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/ BUILDING DIALOGUE / DECEMBER 2015
2005: Reflections on Zoning, Density & Design
R
ecently, while combing through pages of
notes from presentations and lectures
I attended a decade ago, I was struck
by how timeless the material was. The expert
opinions and insights prepared for audiences
then continue to be incredibly relevant a de-
cade later in 2015. Many of you will recognize
the names below, so I’ve captured a few of their
more substantive thoughts gathered in 2005 to
both remind us of our connection to the past, and
contribute to the conversation moving forward. If
past is indeed prologue, then this edition of Col-
orado Pulse surely will add to Colorado’s ongoing
dialogue about development, zoning, density and
design.
Bill Vidal
Former Manager of Public Works, City and County of Denver
From 2000 to 2030, the population will increase
more than 1.3 million, the senior population will
increase from 12 to 23 percent and we will create
900,000 new jobs. This will require major infra-
structure, and the working population will de-
crease, putting greater pressure on them taxwise.
Congestion also will increase by 89 percent over the
next 25 years [2030], a cost increase from $1,162 to
$2,000 per person.
Our Denver Regional Council of Governments’
Metro Vision for the future will focus on: extending
urban development; urban centers; freestanding
communities; open space; preserving river corri-
dors; the environment; water conservation; technol-
ogy; travel behavior; population growth; the aging
population; the labor force; and funding.
Alexander Garvin
Author of “The American City: What Works, What Doesn’t”’ &
“The Planning Game: Lessons From Great Cities”
Zoning is not an end state. Truth is, cities change
all the time. The market is constantly shifting and
changing, and styles are constantly shifting, thus
the cityscape and zoning need to accommodate
that. Politics change constantly. Tastes, times and
preferences change. There has been a sea change
in how we view the environment. We need zoning
that adapts, that’s simple, that has a rapid review
process. There must be a relationship between the
capital plan for a city and the code, and it must
maintain public support at all times.
Peter Park
Former Planning Director, City and County of Denver
We need to think about the kind of places we
want to make, then design our codes to make that
happen. Cities change, but we need to be careful to
not lose the fabric of the city – it should be built
on the urban strength of the site and history of
the place. Zoning needs to match the needs and
support them, not obstruct them. It’s not the end,
but the means.
The purpose of zoning is to do no
harm.
Zoning ought to
follow
planning. Let’s find
out from the neighbors where the neighborhood is
going! Denver takes a very urban perspective – what
is urban in the context of the West? We’re expect-
ing 24 percent growth in Denver by 2030. There are
three ways to balance density and growth: reuse
and redevelopment, new neighborhoods and tran-
sit centers.
Regulations should be simple, flexible and under-
standable. Diagrams vs. legalese. Remove the mys-
tery. The conversation isn’t about “how do you figure
out the code?” but rather “what’s the best design?”
then promote the quality of design. We need pre-
dictability. To promote a culture of design, however,
you can’t legislate good taste or regulate excellence.
Excellence happens because you have enlightened
developers, talented/great architects, and a commu-
nity that appreciates it enough to be willing to pay
for it. Talking about design should be a common
thing – 8th graders should be reading the Chicago
plan! How do we foster a sense of competition? Put
some fire into it!
Will Bruder, FAIA
Architect, Will Bruder Architects
We never sign contracts that say that we’re only
going to produce something with 43 percent or 55
percent creativity. It’s always open to 100 percent.
It’s a balance between poetry and pragmatism. Art
is something that hasn’t happened before. Once it’s
happened, it’s history.
Rick A. Pederson
(currently) Senior Vice President, Global Corporate Services
of Newmark Grubb Knight Frank
The word “sustainability” does not fit. It does not
focus on the future. What’s required is a different
way of measuring quality of life. This is the first year
the urban population will exceed the suburban pop-
ulation. Cities are learning, entertainment, inspiration
centers. Growth is inevitable. It can be quantified and
balanced with the benefits … livable communities can
be maintained if infrastructure keeps up with growth.
Colorado is going to grow. The public is accepting
increased density, even in the suburbs, but only if we
include open space. People lean toward suburban liv-
ing. Over the last three years, 78 percent of those sur-
veyed said they want to move to a small town or rural
setting. This will impact how and what we build. We
expect aesthetics, high self-esteem, safety and comfort.
African American, Hispanic and middle-income will
overtake the Anglo population in terms of impact on
growth. Women also will have a greater impact. We
will measure growth less on square footage than on
its aesthetic impact, livability and community.
In the future, there will be a much greater empha-
sis on public spaces and creating a sense of belong-
ing. Maslow’s scale will be turned on its side; peo-
ple will depend greatly on a sense of place for their
self-esteem. Change in the retail world will be more
Cynthia
Kemper
Principal,
Marketekture
Colorado Pulse
