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  #7641  
Old Posted Mar 22, 2016, 5:29 AM
mhays mhays is offline
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Originally Posted by corey View Post
Having lived in SF for 15+ years (way too long) and Seattle for 6+ years the main reason you don't see Dallas Donuts is that there are hardly any outdoor swimming pools in either city. Plus there are fewer large lots available to accommodate them. There are plenty of stick built apartment buildings in both cities, which is what most people on here complain about for some reason. I personally don't care as long as the exterior materials are of higher quality such as brick, etc. Practically all of the 100 year old brick and stone buildings that are now treasured, and are lamented they were unsentimentally torn down in previous decades, are wood frame construction. There are PLENTY of Dallas Donuts with swimming pools in the South Bay and other parts of the Bay Area that don't have the crappy summers.
In Seattle's case above-grade parking is severely restricted by zoning. I don't know the rules for lowrises.

Also economics are huge. Dallas Doughnuts don't use land efficiently. When land is cheap that doesn't matter. Otherwise, it's much better to squeeze in more housing units, by putting the parking below-grade and also building less of it.

A third issue is that basically all projects maximize the allowable massing allowed by the zoning.

A fourth reason is that ground conditions are generally suitable for below-grade parking.

Pools are a side issue.
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  #7642  
Old Posted Mar 22, 2016, 3:19 PM
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Bunt, but did federal law fully intend to preempt the field? And could Colorado actually uphold both state and federal law? It's been a bit since I read the DOJ's amicus brief, but I seem to recall even they were staying that there wasn't field preemption, that congress did not fully intend to regulate all criminal activity under the barcotics schedule and therefore Colorado could comply with state and federal law , for marijuana purposes.

The federal statute in question expressly provides that it does not intend to pre-empt state marijuana law. It's undisputed that federal law does not require states to make marijuana illegal (and as a constitutional matter, probably cannot). Thus, the only question is whether Colorado's law conflicts with federal law. This may be harder question than it seems, as Colorado law does not purport to override federal law and in practice Colorado officials have openly acknowledged the application of federal law and from time to time, have cooperated with federal authorities to enforce it (witness the limited federal raids on Colorado marijuana shops and production facilities that have occurred).

Does the mere regulation (i.e., restriction of) the cultivation and sale of a substance that is illegal under federal law conflict with federal law? I think the better argument is probably that it does, from a pure legal perspective. However, there's other practical and political considerations that can't help but influence things.

If the federal government were moving to shut down marijuana in Colorado I see no basis for anyone to stop them. (Thus, in Bunt's example, there would be no question of the feds authority to enforce federal gun laws and seize illegal weapons brought in from Wyoming).

However, it is not. So we are left with the question of whether the courts can "force" the feds to enforce federal marijuana law more than they have (they have enforced it selectively).

In theory, the courts could certainly do such a thing, as there is plenty of precedent of courts ordering executive agencies to follow and enforce federal law. However, the practical considerations here are huge. The Solicitor General notes that if the Colorado law is struck down, the use of marijuana becomes entirely legal AND unregulated under Colorado law. Perhaps the same would follow in Washington, Oregon and Alaska. And what about the 20 plus states with medical marijuana? There is no federal exception for medical marijuana. What would the courts order? That the feds raid all of the dispensaries? What if the feds say we don't have nearly enough resources to take on all the "illegal" marijuana out there in the more than 20 states where it at least partially legal. Does the judge become the day-to-day manager of federal law enforcement resources, telling the feds how to deploy their resources, whom to raid and whom not to? What happens when the feds claim that forcing federal law enforcement to focus on marijuana will take resources off of preventing terrorism. What judge wants to own that?

Historically, the states and not the federal government have been the front line enforcers of anti-marijuana statutes. Without the states taking this lead, federal resources would be overwhelmed to even begin to take on a tiny portion of "street level" marijuana enforcement.

From the courts' perspective, this situation has arisen because of a sea-change in public opinion, combined with the active participation of 20 + states and the acquiescence of both the federal executive and Congress (I see neither Dems nor Republicans pushing legislation to force a federal crackdown on marijuana). A judge might well conclude all of the other branches of government and many of the states have created this mess with no easy out, including no easy judicial out. Why should the courts step in and, potentially make things worse, when all the other branches are doing nothing? I know law professors would balk at the idea that courts should take such political and practical considerations into account when interpreting the law, but they of course do.

This really is analogous to the end of Prohibition. During the last years of Prohibition many states openly declined to cooperate with the federal government and refused to enforce any federal anti-booze laws, leaving the feds hopelessly overwhelmed with free-flowing booze. The writing was on the wall that the law would not stand - and that was despite an express provision in the constitution itself, banning the sale of alcohol. All laws only work as long as there is some minimum level of commitment by the public to obey them and the public officials to enforce them. With Prohibition, by the late 1920s, that commitment was gone in many states and the will to maintain the commitment was gone in enough other states that the Prohibition was soon repealed. Laws remain on the books in many states that are seldom if ever enforced.https://www.legalzoom.com/articles/top-craziest-laws-still-on-the-books

The majority of Americans now support the legalization of marijuana for recreational purposes (http://extract.suntimes.com/news/10/153/17341/poll-52-percent-registered-voters-support-recreational-marijuana-legalization/")

You can argue that the tipping point for marijuana has passed, that for marijuana also, the writing is on the wall, and its only a matter of time before the the laws catch up to reality.

Last edited by CherryCreek; Mar 22, 2016 at 3:57 PM.
     
     
  #7643  
Old Posted Mar 22, 2016, 4:00 PM
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Tower crane is up for the project at 39th and Tennyson. I'm sure my nimby neighbors are up in arms.
     
     
  #7644  
Old Posted Mar 22, 2016, 4:42 PM
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I love the donut conversation!!! I've looked at a few of the projects in the pipeline... and it seems like not enough have ground floor retail.
Thats another big issue that should be solved.
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  #7645  
Old Posted Mar 22, 2016, 6:47 PM
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Outdoor swimming pools are a side issue with Dallas Doughnuts of course. Many new highrise buildings have outdoor pools on top of thecparkunhg podium, etc. From a tenant's perspective it is a nice amenity. SF and Seattle with their cool summers (and wind for SF especially have few hot days that make outdoor pools useful. I don't mind neighborhoods of 5-7 story apartment blocks because they have more of the scale of Paris and other European cities. Taller bulldogs are great as well.
     
     
  #7646  
Old Posted Mar 22, 2016, 10:40 PM
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Ok Sacramento has a handful of Dallas doughnuts but otherwise the since the city is older than Denver there is more historical housing here that limits the size of these projects, plus it seems in many areas near downtown the block sizes seem a bit smaller than Denver which gives some space for maybe a half of doughnut.

Mhays had an interesting observation that I wonder if that is why Denver's Alta House ended up being a 5-6 story stick build doughnut instead of a 23 story tower (which was first proposed) and that being the high water table from the nearby Platte River. The Downtown Railyard Project here in Sacramento has almost the same water table problem that Denver's Central Platte Valley has from the confleuence of both the American and Sacramento Rivers..

Again I still wonder how thses stick build projects overcome strict fire codes??
     
     
  #7647  
Old Posted Mar 22, 2016, 11:10 PM
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Originally Posted by CastleScott View Post

Mhays had an interesting observation that I wonder if that is why Denver's Alta House ended up being a 5-6 story stick build doughnut instead of a 23 story tower (which was first proposed) and that being the high water table from the nearby Platte River. The Downtown Railyard Project here in Sacramento has almost the same water table problem that Denver's Central Platte Valley has from the confleuence of both the American and Sacramento Rivers..

Again I still wonder how thses stick build projects overcome strict fire codes??
City House was originally planned as a condo tower at 23 floors. When the market tanked in 2008, the project was abandoned. It was then built as apartments at the beginning of this cycle. However, Wood Partners was short sighted in not anticipating the demand for a larger project.

The International Building Code that most cities, including Denver, follow allows for stick-built projects up to 5 stories or up to 6 stories with a concrete podium. A few cities have been toying with the idea of allowing stick-built projects up to 10 stories using cross laminated timber techniques.

The IBC and the IFC - fire code - allow the same construction.
     
     
  #7648  
Old Posted Mar 22, 2016, 11:16 PM
mojiferous mojiferous is offline
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Originally Posted by CastleScott View Post
Ok Sacramento has a handful of Dallas doughnuts but otherwise the since the city is older than Denver there is more historical housing here that limits the size of these projects, plus it seems in many areas near downtown the block sizes seem a bit smaller than Denver which gives some space for maybe a half of doughnut.
It's not that much older...
Regardless -- even with smaller block sizes, I think the difference is mostly due to the number of empty lots available here. Lots that were cleared of their historic buildings and assembled into larger developable portions. It's been a while since I have been to Sacramento but I do remember that there wasn't the sea of parking lots or empty lots on every edge of downtown that we have here. I bet assembling a full block, even without the historic housing, would be way too expensive.

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Originally Posted by CastleScott View Post
Mhays had an interesting observation that I wonder if that is why Denver's Alta House ended up being a 5-6 story stick build doughnut instead of a 23 story tower (which was first proposed) and that being the high water table from the nearby Platte River.
That was definitely cost engineering and not due to the water table, since the Glass House is essentially next door and closer to the river. But maybe the extra cost drove them to go much much cheaper?

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Originally Posted by CastleScott View Post
Again I still wonder how thses stick build projects overcome strict fire codes??
Sprinklers, fire retardant materials, improved electrical... If whatever causes the fire also knocks out the water, even concrete or steel buildings are going to become deathtraps. But in someplace like California where you have more regular earthquakes...
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  #7649  
Old Posted Mar 23, 2016, 1:06 AM
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Yeah I don't understand the fire concern. Clearly the stick-built buildings meet the fire codes for if not, they wouldn't get built. Plus, like 98% of all the buildings in the US are stick-built and yet it's not like we have thousands of homes burning down every day.

Regarding City House... god, what a massive blown opportunity.
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  #7650  
Old Posted Mar 23, 2016, 2:24 PM
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Regarding water table, just look at The Confluence. Building next to the river presents challenges no doubt, but its nothing a little sheet piling and dewatering pumps can't take care of.

Regarding fire code, just think about your house, which is actually the least safe dwelling there is except for old apartment buildings that were built before sprinklers were required....or unless you live in an area that requires sprinklers in your home! Each unit in one of these towers is a wholly self contained unit, with at least 2 hour rated fire walls (made with a UL rated drywall assembly) for the dividing walls between units and hallways. And the stairways are rated for 2-3 hours on their own. And the buildings are fire sprinklered. But fire codes are also the reason stick framing is limited to the 5 story or 7 story over podium construction.

As RDS noted above, there is some ideas being floated of letting buildings go higher with heavy timber/engineered lumber construction, because the theory is like the trunk of a tree, fire can't penetrate to the body of those structural members unless a fire burns for many many hours. I think there has been test buildings done in one or more Scandinavian countries, IIRC.
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  #7651  
Old Posted Mar 23, 2016, 3:04 PM
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Lots of buildings go under the water table....it just costs money. Issues include temporary dewatering, permanent cutoffs, the permanent need to pump out whatever gets in, the migration of contamination, bouyancy (the building being pushed up because it's too light), the effects of your solution on neighboring properties...
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  #7652  
Old Posted Mar 23, 2016, 3:50 PM
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I'm working on a building in Boulder with a below grade parking structure that extends 20' below the water table. Instead of a simple slab-on-grade at the basement level, we have to design the slab and piers to resist massive uplift due to the hydrostatic pressure of being 20' below the water table because ownership doesn't want to install a permanent de-watering system, and the bedrock is too stiff to pound in sheet piling. It's very expensive, but it's also Boulder, so expensive doesn't really mean much in the scheme of things.
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  #7653  
Old Posted Mar 23, 2016, 4:35 PM
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I wouldn't mind Alta City House nearly as much if the parking structure foundation was designed for a high rise to be eventually built, like the parking garage of the DaVita building.
     
     
  #7654  
Old Posted Mar 23, 2016, 5:35 PM
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....they will pay dearly in November. Hillary Clinton will be President, and the Senate and quite possibly the House will be Democratic.
Look out your window!
The prevailing winds are not friendly this year and that prolly includes Colorado but Colorado a little more tricky to predict from all the new voters. Everybody gets a turn. That's how we (the voters) do it. It's never a good bet to go against the prevailing winds. Still, as the old sports saying goes, "That's why they play the game."
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But especially with blocking the Garland SCOTUS confirmation...
In the unlikely event that Hillary is elected then Merrick Garland's approval will sail through the Senate with little resistance during the Lame Duck session. If she loses then probably not but maybe?
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  #7655  
Old Posted Mar 23, 2016, 6:02 PM
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Parking?
A familiar sight in neighborhoods across Denver — including mine. Photo by Patricia Calhoun, Westword.
"As Cranes Rise Over Denver, Neighborhood Tempers Rise, Too"
WEDNESDAY, MARCH 23, 2016 by Patricia Calhoun, editor Westword.
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Late one Friday I returned to my ’hood to find that all the parking on my officially historic, definitely alley-less block was gone, and that the side-street safety valve had been festooned with no-parking signs, too.

I learned why the next morning: At the stroke of eight, construction crews blocked the street with a giant crane that they were maneuvering into position on 28th, where it would deposit concrete slabs in the deep holes they’d already excavated, shaking the foundations of Stoneman’s Row, a designated historic district both in Denver and nationally, in the process.
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  #7656  
Old Posted Mar 23, 2016, 6:04 PM
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TakeFive maybe you need to leave Arizona for a little bit because the prevailing winds definitely favor Hillary Clinton. The incumbent president's approval rating is at over 50%, the economy is doing well, and even all of the Republicans I know wont vote for Trump, and most wont vote for Cruz. The Republican turnout will be low. You can't win the presidency without the Hispanic and Women's vote and they are solidly for Hillary. Plus record numbers of legal Hispanic immigrants are completing their citizenships so they can vote against the Republicans in November.
     
     
  #7657  
Old Posted Mar 23, 2016, 8:15 PM
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We can revisit things in September/October when things are more meaningful.

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TakeFive maybe you need to leave Arizona for a little bit because the prevailing winds definitely favor Hillary Clinton. .
Polls are mere snapshots in time. At this point they mean nothing.

Via the interwebs, I've been all around the country, especially to the states colored dark green.
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The incumbent president's approval rating is at over 50%
Barack Obama's time in the sun is nearing it's sunset; he will not be on the ballot.
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the economy is doing well....The Republican turnout will be low.
Depends on who you ask. Not sure the millions showing up to vote for Trump would agree.

As to turnout, I can only observe that turnout for Republican primaries has been up 50-100%; for Dems it's been down ~30%. Eight years ago the reverse was true. I know as I made calls all over the country (but not in AZ). It was and will remain the only time I've gotten involved.

Perhaps before your time but Trump has managed to recreate an iteration of the old "Reagan Democrats." Add in a boatload of independents and things start to get interesting. His worst showings have been in "closed primaries." The talk show crowd is in a tizzy. Cruz faithfully (and often prayerfully) checks every social conservative box. The most interesting election I can remember. I'm not a supporter but maybe a cheerleader of Trump. It's his more moderate history, not the crazy things he says that are relevant to me.

Your demographic arguments are good points. I'll assume that North Carolina stays red, Virginia stays blue. I'll assume Illinois and Colorado stay blue. The election will come down to the states of Florida, Pennsylvania, Ohio, Michigan, Wisconsin and Iowa. Not necessarily predictive but you might want to check the governorship's in those states.

Craziest of elections, we can wait til September to double-check the prevailing winds. Still, it was Bob Dylan that said "You don't have to be a weatherman to know which way the wind is blowing."
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  #7658  
Old Posted Mar 23, 2016, 11:36 PM
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FYI, don't google Dallas Donut at midnight if you are hungry.
Lol!!! Yeah and I bet they would reduce a hangover too!!!
     
     
  #7659  
Old Posted Mar 24, 2016, 12:01 AM
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Above all, the economy is always the biggest factor in a presidential election. Even Ronald Reagan won because of sky high inflation during Carter (sadly, he was just too nice to be an effective President). Extremist candidates have always lost at least a few percentage points of their own party. With Obama, Biden, and Bill Clinton all being able to campaign for Hillary because of Obama's high approval rating (which won't be going down) and with Trump or Cruz as the opposition the Democrats will vote in record numbers and will pull in the majority of independents. It will be very effective for the Dems to say if you like the strong economy let's keeping it going with a Democratic administration. Bill Clinton left office with a good economy and Al Gore won the popular vote and only lost in the electoral college because Ralph Nader siphoned of enough of the voters from the Dems to cause them to barely lose in Florida. I'm not worried for Hillary in the least. I'm looking forward to her destroying Trump or Cruz in the debates.

Last edited by corey; Mar 24, 2016 at 12:39 AM.
     
     
  #7660  
Old Posted Mar 24, 2016, 12:55 AM
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Regarding City House... god, what a massive blown opportunity.
I agree, but not because of the height. I've spent the last week or so in Madrid and I'm typing this from Lisbon. Both amazing cities, neither has much over about 6 stories tall. Hell most of the buildings here aren't particularly more architecturally interesting (or built from particularly "better" materials) than the bulk of the stuff we've been building over the last several years.

There is just a LOT of it (miles and miles of it), and a huge chunk of it has useful retail.
     
     
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