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  #241  
Old Posted Jun 20, 2014, 9:18 PM
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Originally Posted by TakeFive View Post
rds70... excellent comments and comparison.
This.
     
     
  #242  
Old Posted Jun 20, 2014, 9:53 PM
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You say tomato: I say potato

and Ken would emphatically point out that he'd much prefer a dozen or so new 5 to 12-story buildings than one 40-story tower. And that is what Denver has gotten - in spades.

Of course we shouldn't overlook the contribution of the expanded convention center in remaking 14th street. But from there, and with the coming new transit hub, the development energy moved to the popular LoDo area adding some great mid-rise buildings to the landscape. Also cool were the new buildings for Auraria.

Then it was the dramatic surge in apartment construction... like everywhere. Then the wildly successful development (so far) in the new Union Station Neighborhood.

What has happened over the last decade in changing the urban fabric is.... simply awesome. Denver has become what so many had only dreamed about for decades: A 24/7 vibrant city.
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  #243  
Old Posted Jun 21, 2014, 12:06 AM
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The Spire is having an open house for a few of the higher units. Some of you better get over there and get some pictures!
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  #244  
Old Posted Jun 21, 2014, 1:57 AM
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Originally Posted by Cirrus View Post
I suspect Denver's time in the sun for pot is going to be short-lived.
I have a feeling that because of an inherent malaise of the general population here and as well elected officials avoiding any promotion of this, more than likely this is going to be correct.

Quote:
Originally Posted by Wizened Variations View Post
You are correct about wishing Denver's urban core could build out as 1/4 as fast as Calgary's. To make the comparison even a worse comparison, Calgary's metro is around 1.25 million which would also be Calgary's consolidated metropolitan statistic area using US comparisons.
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Originally Posted by wong21fr View Post
In terms of comparing the metro areas and city centers, Calgary has left Denver in the dust as a far larger percentage of Calgary's office growth has been kept in the city center whereas Denver's has been diluted over the CBD, I-25 corridor, US-36 corridor, etc. Denver's CBD is okay for a metro area of 3M or so, but Calgary's is exceptional for a metro area of 1.2M.

Just imagine if 75% of the commercial growth in the I-25 corridor from 1990-2010 had been downtown instead. That's what Calgary is like.
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Originally Posted by rds70 View Post
One very important concept is missing from this Denver vs. Calgary discussion: land use regulation.

The city of Calgary controls almost all of the urban development taking place in the region. There are no suburbs or unincorporated counties vying for growth.
Denver seems to have limits on the height of buildings almost everywhere around the city because someone will always complain that they are losing their view of the mountains.

I have to wonder, since I see a lot of beautiful mountains in the background of the Calgary area..... how much do they restrict tall building there due to NIMBYs complaining about losing their mountain views?

     
     
  #245  
Old Posted Jun 21, 2014, 2:55 AM
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Building height limits are not unusual in almost every urban setting. In Denver, the only place without height limits are in parts of the CBD. There are dozens of sites within Denver's CBD where skyscrapers of unlimited height (based on the site's FAR) could be built. The fact that dozens of buildings of (virtually) unlimited height are not being built is not due to regulation, but due to the market. Downtown Denver can only absorb so much development at a time unless there's some type of metro-wide consensus that no buildings will be built anywhere but in Downtown (good luck with that!).

It's much easier to build four 10-story buildings than one 40-story building.
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  #246  
Old Posted Jun 21, 2014, 1:47 PM
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I don't really get this comment about Calgary, in what way have they left Denver "in the dust"? Have you been there in person? If anything, it is pretty much our fraternal twin, both have significant construction going on, and while some of the newer stuff is taller in Calgary and in general they do have a taller downtown, I wouldn't say that downtown is any more dense in Calgary vs. Denver. Calgary also doesn't have a bike share program implemented to my knowledge, though one could argue they might have a little better intracity rail and BRT system (haven't used it much, just going off what I have read and word of mouth).
Yes I was in Calgary last year, I agree it doesn't feel significantly more dense than Denver. Far fewer parking lots to traverse though. "In the dust" was more of a reference to the quality and quantity of developments going on. Calgary gets The Bow while Denver gets The Douglas. I do think(hope) that Denver is moving/has moved past the "stick stage" and we will see more developments along the lines of The Confluence and Skyhouse.
     
     
  #247  
Old Posted Jun 21, 2014, 2:06 PM
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I don't have any problem with Denver development. What I would like to see, is more of it in the core of the CBD. With the electronic signage popping up throughout the theatre district and the foot traffic, throughout the day, it brings a sense of vibrancy. The urban fabric comes to life.

A few days ago, I heard people talking about all the jumbotrons popping up all over 16th, 15th and 14th street. There was a sense of excitement in their voice.
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  #248  
Old Posted Jun 21, 2014, 2:25 PM
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Originally Posted by pablosan View Post
A few days ago, I heard people talking about all the jumbotrons popping up all over 16th, 15th and 14th street. There was a sense of excitement in their voice.
Oh heck yeah.
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  #249  
Old Posted Jun 21, 2014, 2:56 PM
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Quote:
Originally Posted by DenverInfill View Post
It's much easier to build four 10-story buildings than one 40-story building.
Much cheaper too.



Quote:
Originally Posted by rds70 View Post
One very important concept is missing from this Denver vs. Calgary discussion: land use regulation.

The city of Calgary controls almost all of the urban development taking place in the region. There are no suburbs or unincorporated counties vying for growth.

Calgary made the decision to create a vibrant and centralized downtown and zoned accordingly. Very little suburban office was allowed until recently. That's why downtown Calgary has 40,000,000 sf of office, while the rest of the area has 11,000,000.

Compare that to Denver where the suburbs compete for development and Denver is landlocked. Downtown has 26,000,000 sf of office while the suburban areas have 60,000,000.

I think having downtown as the central hub of rail transit will change Downtown Denver in a very positive development sense, but because of our land use regulations and lack of control of the suburbs, Denver will never be like Calgary.
Very true. The large Canadian cities have boundaries that enclosed much of their suburban development compared to US cities.

This difference, IMO, is partly due to forced busing in the '60s and '70s, where suburban cities sprang up out of unincorporated areas surrounding older core cities in response. This slowed down the area growth of most major US cities. This process has continued long after emphasis on forced busing has decreased in the US. Lakewood, CO, is an example of a US city incorporated, at least in part, due to forced busing in the core city (Denver).

(A unforeseen consequence of this has been to develop a "tradition" where very large suburban projects have often been created in conjunction with new suburban cities where by so doing tap fees, permits, etc., would be less expensive per house and property taxes on these units lower.)

In the big Canadian cities there is far less fear of crime than in much of the US simply because there is a lot less crime. Canada did not go through the cocaine murder wave of the 80s and 90s to the degree experienced in the US, in it's big cities. Consequently, Canadian suburbanites have had another reason not to fear core cities growing in area as much as suburbanites in the US historically have had.

Lastly, much of Canada, for the last 15 years has had a healthier economy in many ways than in the US. While Canada participated in the Gulf Wars, Canada's relative expenses due to the wars has been far lower. While the 2007 and 2008 Wall Street meltdown affected the great Canadian banks, Canadian federal (and provincial) policy severely limited these banks from becoming stock and financial instrument brokers, so the banks were less exposed. In addition, Canada simply has more resources per capita than the US, so has benefited more from China's huge resource demands (as reflected in commodity and resource costs) than in the US. As more than one friend of mine has noted, above all Canada has 11% of the US population. Small democratic countries, flat out, are less corrupt due to more transparency.

All this leads to cities with larger urban cores, both in terms of numbers of residents and percentages of metro area population that work in these urban cores.*

Incidentally, this also extends to the large Australian and Kiwi cities that while very suburban, have extremely vibrant urban centers compared to those in comparably sized US metro areas.

*As in almost all ways, NYC is the anomaly.
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Last edited by Wizened Variations; Jun 21, 2014 at 3:10 PM.
     
     
  #250  
Old Posted Jun 21, 2014, 4:13 PM
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Quote:
Originally Posted by DenverInfill View Post
In Denver, the only place without height limits are in parts of the CBD.
Never forget...

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  #251  
Old Posted Jun 22, 2014, 1:41 AM
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I visited your city! I'd like to compliment you guys on a beautiful city and ill basically post where i went and post my transit comments in the transit dev thread.
I took a train from dry creek to union station (which is awesome! i love the canopy even though it isnt done and it feels very significant to LoDo) and then headed up the 16th street mall (which is very vibrant and cool, i think its a good model for other cities although SLC's street size and block pattern as well as existing development would make a transit mall here very hard to achieve) to the state capitol (restoration is nice!) and then back down 16th to catch a 20 bus out to the science and nature museum (kids...) and then back to 16th and then to union. It did feel like the skyline was spread out but i do like denvers skyline as it isnt as linear as SLC's (all high rises here are within roughly a 2500 foot wide corridor by 5000 although otherwise almost all the high rises are within roughly 1500 feet of eachother wide instead of 2500) and it was beautiful from city park. I do have something that i know wont sit well with you guys... the denver skyline doesnt have the beautiful mountain backdrop that SLC's skyline does. Our mountains are roughly a 10 minute drive on local streets or a 3 minute drive on I-80 to their bases and residents here are much closer to the mountains. The oquirrhs in the west salt lake valley look as big as denvers rocky mountains from their respective CBD's. The thing you guys benefit from that is that your air isnt shit filled in the winter and you dont have geographical constrains meaning that your front range isnt roughly 18 miles by 90 miles.

Otherwise, you have a beautiful city and i will look forward to visiting again! P.S. modmarket is good
     
     
  #252  
Old Posted Jun 22, 2014, 10:02 PM
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OT but not worth its own thread. I am trying to remember what that event is with fireworks and live bands at some park near Cherry Creek Reservoir shortly after 4th of July. Any body know where and when it is this year?
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  #253  
Old Posted Jun 23, 2014, 2:13 PM
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Quote:
Originally Posted by Wizened Variations View Post
Canadian cities have boundaries that enclosed much of their suburban development compared to US cities... This difference, IMO, is partly due to forced busing in the '60s and '70s...

there is far less fear of crime than in much of the US simply because there is a lot less crime. Canada did not go through the cocaine murder wave of the 80s and 90s...

Canada, for the last 15 years has had a healthier economy in many ways than in the US.
Those differences matter, but they're not the only ones. Throughout the entire 2nd half of the 20th Century, Canada and the other 1st world anglosphere countries did far less damage to their central cities than the US:
  • They built highways, but not as many. So their urban neighborhoods were never as chopped up and cut-off from one another as many of ours. At the extreme ends, US cities like Dallas and Kansas City have downtown-surrounding loops that completely cut off their cores from their neighborhoods, while cities like Vancouver have no highways anywhere near the central city at all.
  • There was less racial tension (and no mass migration of rural southern blacks into northern cities), which reduced fear-based white flight relative to the US, and made redlining less common.
  • Urban renewal never went as far, destroying fewer and smaller central city areas.
  • Was there a national-level program underwriting mortgages for suburban houses in other countries? I'm not sure.
  • Fewer gigantic military bases driving growth outside traditional urban centers. (I wonder what Colorado Springs would have ever become, if the US Air Force had not jump-started its economy.)
I'm sure the list could go on if anybody put serious thought into it.

But that's all historical. US cities are now generally healthy and happy again. It's looking like our biggest problem over the next generation is going to affordability. Our zoning system has made it impossible for the supply of development in cities to keep up with demand. Canada has zoning and NIMBYs too, but clearly something is different there that renders them less effective at strangling new development. Toronto's amazing boom isn't so surprising on its own terms, it's only surprising because no US city is duplicating it, even though plenty of US cities have enough economic energy and demand to do so.

So the important question for today is: Why don't Canadian zoning and NIMBYs strangle development there the way they do in the US? I don't have an answer.
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  #254  
Old Posted Jun 23, 2014, 2:18 PM
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Quote:
Originally Posted by jubguy3 View Post
I visited your city! I'd like to compliment you guys on a beautiful city and ill basically post where i went and post my transit comments in the transit dev thread.
I took a train from dry creek to union station (which is awesome! i love the canopy even though it isnt done and it feels very significant to LoDo) and then headed up the 16th street mall (which is very vibrant and cool, i think its a good model for other cities although SLC's street size and block pattern as well as existing development would make a transit mall here very hard to achieve) to the state capitol (restoration is nice!) and then back down 16th to catch a 20 bus out to the science and nature museum (kids...) and then back to 16th and then to union. It did feel like the skyline was spread out but i do like denvers skyline as it isnt as linear as SLC's (all high rises here are within roughly a 2500 foot wide corridor by 5000 although otherwise almost all the high rises are within roughly 1500 feet of eachother wide instead of 2500) and it was beautiful from city park. I do have something that i know wont sit well with you guys... the denver skyline doesnt have the beautiful mountain backdrop that SLC's skyline does. Our mountains are roughly a 10 minute drive on local streets or a 3 minute drive on I-80 to their bases and residents here are much closer to the mountains. The oquirrhs in the west salt lake valley look as big as denvers rocky mountains from their respective CBD's. The thing you guys benefit from that is that your air isnt shit filled in the winter and you dont have geographical constrains meaning that your front range isnt roughly 18 miles by 90 miles.

Otherwise, you have a beautiful city and i will look forward to visiting again! P.S. modmarket is good
Nice review, however, a skyline is not what makes a city. I'm curious how your 'urban' experience went.

Speaking of urban, I think Verve (15th and Delgany) came out very nice!

Union Station: Verve Final Update

via DenverInfill



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  #255  
Old Posted Jun 23, 2014, 3:02 PM
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Originally Posted by Cirrus View Post
So the important question for today is: Why don't Canadian zoning and NIMBYs strangle development there the way they do in the US? I don't have an answer.
That is a very interesting question that I too need to learn more about. And fundamentally, what is difference about Canadian land use regulation. Clearly, a lot, but I'd like to know the details. (It seems many on here forget that Canada is actually, wait for it, a different country.)
     
     
  #256  
Old Posted Jun 23, 2014, 3:20 PM
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Originally Posted by Cirrus View Post
Those differences matter, but they're not the only ones. Throughout the entire 2nd half of the 20th Century, Canada and the other 1st world anglosphere countries did far less damage to their central cities than the US:
  • They built highways, but not as many. So their urban neighborhoods were never as chopped up and cut-off from one another as many of ours. At the extreme ends, US cities like Dallas and Kansas City have downtown-surrounding loops that completely cut off their cores from their neighborhoods, while cities like Vancouver have no highways anywhere near the central city at all.
  • There was less racial tension (and no mass migration of rural southern blacks into northern cities), which reduced fear-based white flight relative to the US, and made redlining less common.
  • Urban renewal never went as far, destroying fewer and smaller central city areas.
  • Was there a national-level program underwriting mortgages for suburban houses in other countries? I'm not sure.
  • Fewer gigantic military bases driving growth outside traditional urban centers. (I wonder what Colorado Springs would have ever become, if the US Air Force had not jump-started its economy.)
I'm sure the list could go on if anybody put serious thought into it.

But that's all historical. US cities are now generally healthy and happy again. It's looking like our biggest problem over the next generation is going to affordability. Our zoning system has made it impossible for the supply of development in cities to keep up with demand. Canada has zoning and NIMBYs too, but clearly something is different there that renders them less effective at strangling new development. Toronto's amazing boom isn't so surprising on its own terms, it's only surprising because no US city is duplicating it, even though plenty of US cities have enough economic energy and demand to do so.

So the important question for today is: Why don't Canadian zoning and NIMBYs strangle development there the way they do in the US? I don't have an answer.
During my lifetime, the single greatest motivator for NIMBYism has been fear. This fear in the US is very old, and largely relates to race and ethnicity triggered fears, with smaller religious and class components. While people can discuss these issues with venom, with self-righteousness, with "science," and with naivety, discussion does not remove that reality that NIMBYism is largely related to racial and ethnic fears.

A Canadian told me sometime back, that, in his opinion, the major differences between Canada and the US related to how different the history of social violence has been between the two countries.

A) The Canadians never experienced anything like the Civil War (the friction between the Quebecuois and the Anglo in Canada has been very civil). And this is not just in the historical sense, but, in the living, current consequences of that war in terms of the North/South Divide as reflected for example in how the Federal Government is viewed across this divide.

B) The Canadians never owned slaves, en mass. The Canadians have not had to face the multigenerational consequences of integrating a racially defined subculture that are the desendants of slaves.

C) The Canadians have had far less violence with the First Peoples (there are serious social problems between the First Nationals and the rest of Canadian culture, true. Crime rates on Reserves can be at US levels, and, First National concentrations in cities such as Winnipeg have higher than statistical average crime rates.)

D) The Canadians- realizing the threat of migration from the US and disturbed by talk of annexation by brain dead US politicians following the Civil War, have refused to accept in mass legal or illegal migration from their Southern neighbor.* Immigration in Canada, has been and continues to be legal, and, sourced worldwide, consequently there is no single huge immigration component (Toronto is filled with immigrants and their children of all races, ethnicities and religions, with no one immigrant group dominant. Toronto, not NYC or LA, is now the most racially and ethnically diverse city in the world.

E) The Canadians never enshrined the Right to Bear Arms within their Constitutional Framework (the Canadian crime rate, particularly murder, is much lower than in the US. While cites like Toronto do have gun violence, rates are far lower).

**************

You are right on the money concerning the relative lack of freeway construction in part, although the freeway density between Windsor, ON, and Quebec City, QC, is surprisingly intense. Both Toronto and Quebec have freeway grids as dense as 2nd tier US cities, such as the Twin Cities and Seattle.

The difference between the larger cities in Canada and the US with regards to freeway construction is that the big Canadian cities seemed to evolve past the freeway mantra earlier than in the US, and, consequently built huge steel rail systems starting with Toronto, in the late 50s.

You can move this to the Microbrew etc., blog if you wish, Cirrus.

**************
*While BRITAIN and the US fought during the War of 1812, there has been no significant lose of territory by either Canada (when it was British) or US to the other. Canada and the US have no equivalent of the Republic of Texas Wars, or the War of 1848, both of which cause Mexico to loose a lot of territory.
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Last edited by Wizened Variations; Jun 23, 2014 at 3:36 PM.
     
     
  #257  
Old Posted Jun 23, 2014, 4:44 PM
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Speaking of urban, I think Verve (15th and Delgany) came out very nice!
Speaking of nice, I'm really liking how the Cosmopolitan Club is turning out. So much white brick!
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  #258  
Old Posted Jun 23, 2014, 5:27 PM
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Speaking of urban, I think Verve (15th and Delgany) came out very nice!
I love the scale of that project, and it has some elements that are really, really great. The little bit of red tile (or whatever that is) at the entrance is fantastic, and the vertical lines of glassy sections do a great job of lightening up the bulk.

But the pale brick with the horizontal windows looks straight out of the 70s. Can't say I'm a big fan of that.
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  #259  
Old Posted Jun 23, 2014, 5:38 PM
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I love this........ only maybe we could use something a wee bit taller?

     
     
  #260  
Old Posted Jun 23, 2014, 8:08 PM
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Paul Heaston on flickr is cool. Some samples of his work:





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