DENVER | Main Development Thread #6 - Page 398

The Dirt · #**7941** Posted **Apr 16, 2016, 6:03 PM**

What I don't get is why we keep building 2 story townhouses a mile from downtown on lots zones for something much denser. Same goes for all of those 5 story apartment buildings but at least I kind of get why, since they can save on material costs by building with wood frames.

wong21fr · #**7942** Posted **Apr 16, 2016, 6:38 PM**

^If you want to build multi family for-sale stock that doesn't require an HOA you're stuck with a party wall agreement- which limits you really to townhomes/rowhouses.

Stonemans_rowJ · #**7943** Posted **Apr 16, 2016, 10:29 PM**

Quote:

Originally Posted by The Dirt

What I don't get is why we keep building 2 story townhouses a mile from downtown on lots zones for something much denser. Same goes for all of those 5 story apartment buildings but at least I kind of get why, since they can save on material costs by building with wood frames.

Nearly all of the townhomes I've seen being built are 3 stories, with an attached garage on the ground level, which is at least maximizing the height in the G-MU-3 district like Jefferson Park, Highland, City Park, etc.

On one hand, side-loading them probably yields more units overall and also allows for the 2 car attached garage for everyone, but in my opinion you should not be able to "turn your back" on the sidewalk and street like that. Seems like really poor urban design.

bunt_q · #**7944** Posted **Apr 16, 2016, 11:41 PM**

2 or 3 stories, Wong is right, the key is only having ownership separated horizontally. If you go vertical, you need an association, and you get sued for defects.

Cirrus · #**7945** Posted **Apr 17, 2016, 3:44 AM**

What about double stacked rowhouses? Vertical separation so therefore "condo?"

bunt_q · #**7946** Posted **Apr 17, 2016, 5:39 AM**

I'd say no-go there, but not entirely sure if that couldn't be worked around with creative contracting. For those examples, wherever they are - who owns the ground, any idea? That'd be the hard part.

TakeFive · #**7947** Posted **Apr 18, 2016, 7:47 PM**

Courtesy of DeviantArt

"Grumpy Cat" - a Twitter sensation

"Denver: Home of America's least-happy workers"
Apr 18, 2016 by Ben Miller - Denver Business Journal

Quote:

According to Indeed Hiring Lab's "Job Happiness Index 2016," released last month, Denver workers have the lowest levels of job satisfaction in the country.

"Denver has a higher concentration of disgruntled workers than troubled Detroit or Providence, capital of a state which as recently as 2014 had the country’s worst job market.

Indianapolis ranked No. 2 in unhappy workers and Louisville, Kentucky ranked No. 3.

The city with the happiest workers was Los Angeles, followed by Miami and San Diego.

Maybe it's too much Colotechture?

The Dirt · #**7948** Posted **Apr 18, 2016, 7:55 PM**

Really? I blame the weed.

wong21fr · #**7949** Posted **Apr 18, 2016, 7:57 PM**

Quote:

Originally Posted by Stonemans_rowJ

Nearly all of the townhomes I've seen being built are 3 stories, with an attached garage on the ground level, which is at least maximizing the height in the G-MU-3 district like Jefferson Park, Highland, City Park, etc.

On one hand, side-loading them probably yields more units overall and also allows for the 2 car attached garage for everyone, but in my opinion you should not be able to "turn your back" on the sidewalk and street like that. Seems like really poor urban design.

Sure, but's it's the direct consequence of the current state of for-sale housing. If you can't go up due to not being able to form an HOA and still have a project be economically feasible, then you're going to go back and fit as many units as you goddamn can.

Poor urban design for townhomes = HOA defect litigation avoidance.

trubador · #**7950** Posted **Apr 18, 2016, 8:28 PM**

"Denver: Home of America's least-happy workers"
Apr 18, 2016 by Ben Miller - Denver Business Journal

Maybe it's too much Colotechture?[/QUOTE]

I would wonder if the salary increase has not kept pace with the cost of living in Denver.

Stonemans_rowJ · #**7951** Posted **Apr 18, 2016, 8:33 PM**

Quote:

Originally Posted by wong21fr

Sure, but's it's the direct consequence of the current state of for-sale housing. If you can't go up due to not being able to form an HOA and still have a project be economically feasible, then you're going to go back and fit as many units as you goddamn can.

Poor urban design for townhomes = HOA defect litigation avoidance.

Doesn't the zoning code dictate what gets built as far as type, but also how it uses the lot, such as which way a structure faces on single family parcels, and where its sited, where the garage has to be sited?

Curb appeal:

So much is said of the ugly buildings in Denver from a materiality standpoint, but what about from an urban design standpoint? Take Alta House, epic fail on both accounts.

Riverfront Park · #**7952** Posted **Apr 19, 2016, 2:16 AM**

Thought this was pretty fun: http://www.yimbyforums.com

Robert.hampton · #**7953** Posted **Apr 19, 2016, 5:26 PM**

Quote:

Originally Posted by DenverInfill

Yes, I can confirm.

Do you think there is a good chance the project will move forward or too early to say?

rds70 · #**7954** Posted **Apr 19, 2016, 5:31 PM**

Trammell Crow Residential is looking at developing an Alexan project at 1800 Market where Corum Real Estate planned an 11 story apartment building in the mid 2000's. It would be really nice to see that parking lot/vacant lot disappear.

BG918 · #**7955** Posted **Apr 19, 2016, 6:46 PM**

Quote:

Originally Posted by rds70

Trammell Crow Residential is looking at developing an Alexan project at 1800 Market where Corum Real Estate planned an 11 story apartment building in the mid 2000's. It would be really nice to see that parking lot/vacant lot disappear.

Isn't that site within the Lodo design review boundary? That would obviously affect massing and height.

rds70 · #**7956** Posted **Apr 19, 2016, 6:54 PM**

Quote:

Originally Posted by BG918

Isn't that site within the Lodo design review boundary? That would obviously affect massing and height.

Yes.

This is what was previously approved by the DRB:

TheNightfly · #**7957** Posted **Apr 19, 2016, 7:23 PM**

Quote:

Originally Posted by BG918

Isn't that site within the Lodo design review boundary? That would obviously affect massing and height.

What's the max height on that particular block?

DenverPoke · #**7958** Posted **Apr 19, 2016, 7:41 PM**

Quote:

Originally Posted by rds70

Trammell Crow Residential is looking at developing an Alexan project at 1800 Market where Corum Real Estate planned an 11 story apartment building in the mid 2000's. It would be really nice to see that parking lot/vacant lot disappear.

Good news, that lot is such an eyesore. However I would rather pretty much anyone other than Trammell Crow, their Alexan projects in Denver are very underwhelming to this point. They must be super bullish on Denver though, what is that about 7-8 projects?

TheNightfly · #**7959** Posted **Apr 19, 2016, 8:01 PM**

Quote:

Originally Posted by DenverPoke

Good news, that lot is such an eyesore. However I would rather pretty much anyone other than Trammell Crow, their Alexan projects in Denver are very underwhelming to this point. They must be super bullish on Denver though, what is that about 7-8 projects?

Very Bullish and very underwhelming indeed. But they're filling in lots that stood empty for decades. Whatever it takes baby. I'd appreciate it if they implemented the previous design by Corum.

Urbannizer · #**7960** Posted **Apr 20, 2016, 2:41 AM**

One Orchard

Quote:

5 Tower Masterplan
Over 3 Million SF of Gross Area
9.14 Acre Site
670 Units, 75k Sf of Retail, 800 Sf of Office
40k Sf of Grocer, and 125k Sf Urban Park
Pursuing LEED Platinum Certification