CREJ

Page 22 — Multifamily Properties Quarterly — August 2019 www.crej.com Design Heavy Civil Contractor Earthwork | Overlot Grading | Site Utilities | Structural Excavation | Trucking Demolition | Environmental Services | Civil Construction Management Construction Down to the Ground and from the Ground Down New Corporate Office 80 E 62nd Avenue Suite 101 Denver, CO 80216 Operations/Maintenance Transportation 730 W 62nd Avenue Denver, CO 80216 (303) 429-8893 www.fioreandsons.com T his summer we had the pleasure to attend another affordable housing project grand opening that will provide 180 new affordable apartment units in Stapleton. It’s a great addition for the commu- nity and will provide neighborhood housing for individuals and families of all income levels. As many digni- taries spoke about the significance of the project and its impact to the neighborhood, it reminded me how quickly the project progressed and how fast tracking it became a top priority for not only financial reasons, but also to deliver units to people in need. It also made me step back and question the price we are paying for quick-delivery schedules and the long-term impact it will have on the communities. Are we creating the same build- ings, open spaces and places for people that are repeated in every community because we tend to utilize formulas for apartment proj- ects regardless of where they are located? As developers and designers are drawn into expediting projects, teams have been shortening design timeframes and coordination with city planners and neighborhoods. Designers are being asked to com- moditize projects with typical units and exterior designs that are then copied in many markets with mini- mal changes to address existing site conditions for the sake of a timely development process. In addition to having little consideration for a neighborhood’s unique feel, city review periods are decreasing for both entitlement and permitting tracks to help expedite the pro- cess. I understand the necessity for speed in cases such as reducing financial burdens and interest on loans that ulti- mately impact the bottom line of projects, but is it worth creating a harmonized community for the people who live here? We have seen an emergence of Denver neighborhoods trying to individualize themselves. The city has evolved from an overall “Denver” to neighborhoods striv- ing for distinct identities such as RiNo and LoHi. These communities are attempting to create a distinc- tive brand to attract homeowners, developers and restaurants, but we also continue to develop buildings that could be built anywhere. New projects are starting in many areas that do not relate to the neighbor- hood’s unique aesthetic in which they reside and can be located any- where in Colorado – or other states. While it’s difficult to address spe- cific locations and define the look and feel of certain areas, we need to be mindful of designing buildings that reflect the individuality of the neighborhood and bring a differen- tiator as to why the building is in that specific location. While we talk as a collective group of developers and designers about “placemak- ing” and the importance of creating spaces for people, are we just repli- cating previous projects and hope it works? Denver’s unique neighborhoods and communities can all be well served with an attention to how new buildings interact with each other and how they exist within the public realm, including side- walk areas and open spaces such as parks. Our buildings should address their surroundings in a way that old brick buildings on a street align windows, retail frontages and cornices. Older buildings have a capacity to carry their own char- acter and create an environment that is entirely their own, such as Larimer Square. And not only build- ings, but areas that are open to the public realm – from stoops and pocket parks to paseos and alleys. It’s not a new concept, but we have lost this attention to character- ize projects in our quest for more units, retail square footage, office spaces, etc. Let’s start with an urban design approach and let it be the design concept for a project in lieu of copying projects around the area that do not address the location or community. Let’s not allow speed dictate design, but rather have the communities shape our projects and create collaboration within the community. As expedited schedules continue to be the mantra of new projects, it benefits us to slow down and reflect on how the buildings impact com- munities and create neighborhoods Design: Speed to market – market to place Erik Okland, AIA Principal, Cuningham Group Architecture Cuningham Group’s SWAY multifamily project in Santa Monica, California Please see Okland, Page 35