The Built Environment: Good, bad, and really ugly

New Blog Location

2009-06-04T06:40:00.004-06:00

To all my valued readers, The Built Environment has a new home. I am switching to a Wordpress based format with its own URL. This will allow me to better market the blog, as well as link to some of my other websites. I have moved all of the posts and comments from this blog, so all the content is still there. However, I am still tweaking the overall format of the blog, and I keep testing different themes to find one that I want to use as a base, and tweak it from there. I had one that I really liked how it looked, but it didn't have any flexibility, so I started over. The one I am currently using is working OK at the moment. However, it doesn't matter how much I tweak the format, the content will remain, and that is the important part, isn't it?

Please check it out and bookmark the new location. You can find me at www.mybuiltenvironment.com. Hope to see you there!

Sad Day in Homebuilding

2009-05-30T07:21:00.002-06:00

It was first reported yesterday in the Boulder Daily Camera That Mcstain Enterprises has filed for bankruptcy protection. This is on the heals of Village Homes filing for bankruptcy last fall. These are two highly respected Colorado home builders, which both made the top 350 list of giant home builders that I noted in my previous post.

While it is not a surprise, it is truly sad to see Mcstain go under. They were one of the pioneers of green building, particularly on a production scale. The company was operated with a huge dosing of respect and integrity, something that is sorely lacking in many companies these days. The reasons they stated for filing is the poor housing market, and more importantly the gridlocked lending we find ourselves in. In my opinion, the gridlocked lending is making a bad situation worse. Without lending, nothing new is getting built or developed, which is now causing massive layoffs in the architecture and engineering fields. The entire industry has been brought to its knees.

Lets just hope that we can work our way out of this sooner than later, before we are all living under a bridge.

Shrinking Builders

2009-05-28T10:21:00.002-06:00

Professional Builder recently issued there 2009 Housing Giants list. Typically they have listed the top 400 builders in the country based on revenue. This list would typically include the large national builders such as DR Horton, Centex, KBhome, Standard Pacific Homes, as well as larger regional builders. With a few exceptions, small volume local builders would not be on the list.

With the residential crash, this years list is the top 350, not the top 400! The smallest builder on the list, only built 50 homes last year. In the not too distant past, a 50 home builder would have been considered a small volume local builder. My how things have changed.

Interesting Historical Dilemma

2009-05-28T08:08:00.005-06:00

Historic Preservation has existed for several decades now nationally, and for a couple of decades locally. The original intent of historic preservation was to help protect and preserve those pristine homes and structures, and in some cases districts of our past architecture that made our communities unique, and/or that had a direction connection to important historical people. Nationally, the guidelines are that any structure (or landscape for that matter) that is at least 50 years old is eligible for designation, assuming it meets other criteria as well, such as being more or less intact, and not substantially altered. This has served us well.

However, now we have an interesting time coming up, and one that will receive much debate. In the past, prior to the 1950's, for the most part, homes and buildings were pretty unique. If builders built more than one of a particular floor plan, there usually wern't more than a dozen or so, and usually far fewer. Now though, the tract homes of the 50's are technically eligble for historical designation. Locally, this hasn't been an issue, because our collection of 50's homes is not huge, and has been consentrated in a few areas, with most of the floor plans fairly unique.

Now though, over the next decade the tract homes of the 1960's will be coming up for eligibility, then the 70's and so on. Now we will have homes eligible that not only do we have hundreds of them locally, but there are thousands nationally as builders built pretty much the exact same floor plan in communities across the country. For example, the brick ranch home pictured here, was built in Fort Collins in a neighborhood called South College Heights where there are dozens of similar homes. The same home was built in Greeley, in Panorama in Grand Junction, and hundreds in the Denver area.

Which brings me to the question of now what? Do we really want to designate and preserve entire tracts of identical homes? Not only locally, but nationally. Do we find a few examples in each community to protect? And if so, how do we figure this out? I don't have the answers as of now, nor have I formed a strong opinion on this yet. However, the Fort Collins Landmark Preservation Commission is starting a project to document the various kinds of home architecture prevalent in Fort Collins, so I volunteered to research and document homes from the 1960's to current. This will be some interesting research, and will share it with my readers.

Web 2.0 arrggghhh!

2009-05-24T08:01:00.002-06:00

Sheese, with the explosion of social media, I feel like we all have to be specialists in full time marketing! And marketing never has been one of my strong points. Now we have LinkedIn, Facebook, Twitter (and those are just the ones I am on), plus Youtube, blogs, websites, you name it. To heck with big brother, we are doing it to ourselves!

Midori Approval

2009-05-20T21:38:00.003-06:00

Tonight we obtained Planning Commission approval for the Midori project I have been working on for awhile. The next step is County Commissioners. This project still continues to generate solid interest in the lots and homes, and stands a good chance of being sold out by ground breaking! Here is the current site plan. For more information on this sustainable project, visit www.midoriliving.com

The Built Environment is moving.

2009-05-13T07:21:00.002-06:00

I have started working on moving this blog over to a Wordpress format with its own domain. However, there is the rub. Both the domains for The Built Environment, and just Built Environment are taken. So I am trying to figure out a good domain name. Any ideas?

Car Free Society?

2009-05-13T06:24:00.003-06:00

Recently, there was an article in the New York Times about a suburb in Vauban, Germany where cars are basically outlawed. Street parking, driveways, and home garages are forbidden within the community. If you do have a car, you have the option of purchasing a garage space on the outskirts of the community to park it in...at a mighty premium. From what I gather, this community is wildly popular among the eco-friendly and executives alike. This community works where it is, because it happens to be located along a tram line with a direct link to downtown Frieberg, and connections to the commuter rail. Compared to the United States, it is widely known that Germany and the rest of Europe have a very comprehensive and successful public transportation system, that makes living car free for entire communities possible.

Can it work here? In my opinion, it can in limited locations across the country. Indeed, you can find people almost anywhere that don't have cars, either because they can't afford one, or choose not to have one, and they get along fairly well. But for an entire community? I say, this won't happen on a large scale in this country until we start thinking about the common good, with a look at the long term, and start putting some real emphasis on creating a viable public transportation system, that actually goes somewhere. I am not talking about just Fort Collins, but the country as a whole. People have to be mobile, and to go without cars, there needs to be a way to get from point A to point B in a relatively short period of time. We are starting to see signs of life on this front, but we have a long way to go. Of course, this will also require more compact development patterns. Indeed, in Vauban, single family homes are not generally permitted. Basically the community is a TOD project, but taken one step further.

To further this goal and concept, I think we also need to get away from the idea that homes must face paved public streets. Why does a street have to have 30-50 feet of asphalt to function as a public street? Why can't homes face "green streets"? Instead of asphalt, why not landscaped courtyards? This would also serve as a place to play for kids that is close to home...and allow for smaller lots and denser developments. I have been pushing this concept for years with some success. A current project that I am working on is attempting to do this. I have blogged about Midori before, with more coming soon. The battles I face in trying to do "green streets" is how do we address the homes without a paved street, how to get utilities to them without a front door, and the real issue of fire access. Of course, people also have to get away from the idea that they have to have a garage attached to the home. There are some communities that have been successful at this, including co-housing communities, and many of the communities built by The Cottage Company Interestingly though, many other builders who try to build off the concept of The Cottage Company include attached garages now.

I would love to find an infill piece of ground to create a car free community in Fort Collins. Anybody want to join me on this?

Computer Frustrations Part 2

2009-05-11T06:51:00.002-06:00

Those of you that know me, know that I am a huge mac fan. I love my MacBook, and will tell anyone that listens that even though Mac's are more expensive upfront, you spend far less time keeping them running, as you do with Windows on PC's. Mac's just work. However, some of the software I use for work, specifically AutoCAD only works on windows. So I am also forced to run windows on my mac as a virtual machine. I won't go into all the details, but for the most part it has worked well. I do use XP, and have stayed away from Vista.

A couple of weeks ago I started having all kinds of issues with XP running extremely slow. I even did the standard Windows thing, and did the equivalent of reformatting the hard drive and reinstalling everything. That has helped somewhat, but there is still a bug in it somewhere.

However, at the same time I learned about Windows newest operating system, Windows 7. Usually I am very suspicious of anything new from Microsoft, but I took the leap and downloaded the free evaluation version of the operating system. One advantage of running thinks virtually, is that I can easily set up more than one operating system. Anyway, long story short, I am very impressed with Windows 7.0. Even though it is still in pre release form, it has worked for me without any issues, and is far faster than XP. So far, it far outshines Vista, and seems to be better than XP. One downfall for windows though, is I hear they will have several versions of the it coming out, as they have done in the past, only to add to the confusion.

Don't get confused, Mac is till the superior operating system, and the fact there is only one version of it is a big plus to boost. But if I have to run Windows too, then, at least for now, Windows 7.0 looks very promising.

Sign of the Times

2009-05-06T06:49:00.002-06:00

As recently reported in the Los Angeles Times, a bank that took over a failed housing development in Victorville, CA has decided it will be cheaper to demolish the unfinished project, rather than finish it and sell the units. Granted, things are no where near this bad here in Colorado, but I still find this story rather wild. Of the 16 homes in the development, 8 were under construction in some fashion, while 4 were finished model homes. All have been torn down. In Victorville, home values are about 50% off from where they were when this project was started.

Fortunately, the on site crews have been selling off a lot of the materials, and are recycling a lot of the rest, so at least it isn't going into the landfill. But this entire exercise is still a waste of resources from building the homes in the first place, to tearing them down. Not to mention all the money spent on this project for building and ultimately demolition, taking the project back to dirt.

Computer Frustrations

2009-04-30T10:53:00.001-06:00

It just frustrates me to no end when I need to tackle a 5 minute task, but it takes an hour and a half or so to solve a computer issue, so I can get to that 5 minute task.

April Fuglie

2009-04-27T08:57:00.003-06:00

Okay, I will admit, this is not fugly, just plain dumb. It also isn't often I give a fugly award to a project that I just gave high accolades too (see previous post). But as part of the Seventh Street reconstruction project, the planners decided to add diaganol parking, that you have to BACK INTO! I can only imagine the fender benders that are going to occur with someone stopping in traffic, starting to back up into the parking spot, only to have the person behind them not notice and running into them. This parking situation has had such an outcry against it, that the planners have decided to never do it again. Don't get me wrong, I think diagonal parking is a great idea, and should be encouraged on more streets, but done the traditional way with pulling in forwards, and then backing out. A lot less dangerous in my opinion.

Grand Junction Downtown

2009-04-27T07:47:00.006-06:00

Recently, Grand Junction, Colorado has been spending a lot of time and money rebuilding its external downtown streets, and generally doing an excellent job. Basically, they are continuing the successful reworking of Main Street that was completed in the early 1960's and was nationally acclaimed. This is also one of the first downtown streetscapes that I have seen that constructed a round-a-bout in an existing downtown intersection, and done very successfully.

Also included with this reconstruction was a lot of attention paid to the pedestrian environment. Sidewalks were widened, outdoor dining areas created, pedestrian scale lighting, and enhanced crosswalks. Low brick walls have also been incorporated to provide additional seating, and to separate pedestrians from street traffic.

The particular project these photos are from is 7th Street. This involved a reconstruction of approximately six blocks of a four lane street. Since then, they have also reconstructed five blocks of Colorado Avenue in a similar fashion.

On both of these, the City of Grand Junction has done a fabulous job, and this will serve as a model for other cities to look to as they rebuild their downtown streets. Downtown Grand Junction also has a lot of land that is begging to be redeveloped. If you know of anyone who would be interested in a long term investment, let me know!

Detroit Followup

2009-04-04T10:21:00.002-06:00

I have done some research into the redevelopment efforts of Detroit. There is a lot going on in the works to redevelop downtown, which is starting to filter into outlying neighborhoods. There have been millions of dollars spent over the last decade redeveloping downtown, and the riverfront district. This includes new corporate headquarters for Quicken Loans, loft projects, and new retail and businesses. This has begun to spill over into other adjacent neighborhoods. Midtown in particular is seeing a renessaince with several new single family and townhome communities being built. What is more, most of it is being done using the existing infrastructure and street networks, which is important. The new buildings and neighborhoods are being incorporated into the existing neighborhoods. ModelD has a wealth of information on what is going on in Detroit. There are also organizations that are working with residents to create urban gardens, becoming somewhat sustainable.

Of course, a lot of this was going on prior to the economic collapse of late 2008, and in particular the auto industry which Detroit is heavily reliant on. And all is not rosy either. There are debates going on about whether abandoned buildings should be razed as noted in the article, Cleaning Detroit up, don't demolish its gems. There are also claims of corruption within city politics, and a government culture of getting in the way and heavy bureaucracy, and the high crime rate.

This is encouraging for Detroit, but the downsizing of the automobile companies is sure to have a profound impact on Detroit, and will likely derail any initiative to redevelop that was going on, particularly with the collapse of real estate prices. On the other hand, cheap real estate might encourage people to move to Detroit. These are people who arn't reliant on a local company for employment. Of course, the same can be said for many communities.

While I haven't had an interest in visiting Detroit in the past, I do now, to satisfy my own curiosity.

Foothills Fashion Mall- On Deaths Doorstep

2009-03-28T07:35:00.002-06:00

Yesterday, the family made a visit to the local shopping mall, Foothills Fashion Mall, so our daughter could do some birthday shopping. I admit, I do not go to the mall very often, and I knew that some of the big tenants had left such as Mervyns and JC Penney, but I was still surprised to see the shear number of vacancies inside the mall. This mall is a dying mall. I remember seeing the same thing in other malls that used to be around Denver, such as Southglenn, Northglenn, and Cinderella City. All of which have been torn down and redeveloped.

Foothills Mall though continues to hang on. For most of it's life, this mall was owned locally, and they would occasionally put money into fixing the place up. Ironically, they sold it a few years ago to General Growth Properties, because GGP had a reputation of breathing life into malls, and upgrading them. Everyone thought this sounded like a good idea. They even bought up many of the surrounding properties with the intent of including them into a redevelopment plan. Knowing the buildings were going to be torn down, many of the tenants moved out.

Now that GGP is having its own financial issues, redeveloping this mall is nowhere close to being on their radar screen. So now we are left with several vacant buildings around the mall, the mall half empty itself, and what was once the retail economic engine for Northern Colorado, is now adrift in a sea of retail wasteland.

Of course, this is hardly unique to Fort Collins. Malls all over the country have run out of favor with shoppers. What was once a highly popular way to shop, which killed thousands of downtown's, is now falling victim to the latest retail trend - Lifestyle Town Centers. Of course, the big irony here is that these Town Centers are trying to emulate downtown's. Anyway, I recently read an article in New Urban News, where in Denver alone, 7 malls have been torn down in the last decade to be redeveloped (I can only think of 5), and only one new mall has been built, and it has struggled. I think that Town Centers are about to run there course too, and we will be looking at the next trend in retail centers, whatever that may be. In the last 20 years we have had malls, factory outlet stores, power centers, and now Lifestyle Town Centers. Shoppers are a fickle bunch, flocking to the latest in shopping trends, leaving a wasteland of shopping centers behind, always going to the newest and latest place. This is hardly sustainable in my opinion.

Anyway, back to Foothills Mall, we shall see what happens with it. It needs to be redeveloped into a mixed use center. General Growth can't do it. The best thing that could happen is it is sold to another company that can do it. Of course, in the current economic and financing climate, that won't be happening anytime soon.

Detroit Followup

2009-03-19T07:25:00.003-06:00

One of my readers, lostfortcollins.com, directed me to this fabulous video on nature returning to the abandoned neighborhoods of Detroit. Now my curiosity is really piqued, and I will add to my plate doing some further research and reporting on Detroit.

The original video is on Current.com

Google Earth Visits - Detroit

2009-03-12T22:04:00.002-06:00

View Larger Map
I will admit that I have never been to Detroit, nor have I ever had any inkling too, but with all the recent press that Detroit has been getting with regards to the automobile industry, and the state of the housing economy there, I thought I would make a Google visit. As with most of my tours, I start with the downtown area. I immediately became intrigued with Detroit with the overall layout of downtown. All the major streets are broad parkways that are heavily landscaped, and all of these parkways pinwheel out from a central park. Very nice indeed, and a classic layout seen in many great cities. I also like the fact that the ballparks are oriented to the adjacent streets. The whole downtown area is very pedestrian friendly (at least from bird's eye), and extraordinarily well laid out.

Of course, from the air, you also see the downside. There is a tremendous amount of surface parking lots, and a fair amount of empty space between buildings. This provides opportunity for infill, with a good structure already in place. This of course, ignores the current economic climate of Detroit.

View Larger Map

Now one of the things that amazed me even more, was traveling less than a mile and a half outside of downtown, and there are blocks and blocks and blocks of vacant land...street are there, but few structures. I have to ask myself, what happened here? In most cities, you see very dense neighborhoods fairly close to the city core. And this isn't unique to this one area of Detroit, cruising around, this goes on for miles.

But why? Is there environmental pollution? Were these neighborhoods intentionally torn down, was there some kind of great fire? If you go miles out from the city core, you can find all kinds of new home development going on (or at least there was). So why has the city core all but been abandoned?

With all the talk these days about sustainability and redevelopment, this is an area where redevelopment should be strongly encouraged, in and orderly fashion. Why is the development in the suburbs, eating up raw land and having to extend utilities, when there is all this land close in, with all the infrastructure in place to support new development? I realize I am taking a rather simplistic view of this, as there are all kinds of other factors such as crime rates, environmental concerns, economic concerns etc. But these kinds of issues have been overcome in other areas, so why not here? I think as a society, we need to take a hard look at our priorities, and take a harder look at sprawl and urban development.

If anybody has any insight as to what happened in these neighborhoods of Detroit, I would love to here them!

Google Earth Visits

2009-03-12T21:51:00.003-06:00

One of the things I like to do is to visit different locations using Google Earth. I find this to be a fantastic tool to virtually visit areas around the globe that I have never been too. It is rather fascinating to see some of the various development patterns is different cities, towns and countries. With street view, it becomes even more fascinating to actually get on the street and see stuff, do 360 degree views and so on. Doing this for awhile, it finally hit on me, that I should actually blog about my visits, talk about what I see, and share my thoughts. Of course this will be done with very little or no knowledge of local politics, history and what not. I look forward to seeing the comments from my readers as well.

Spring is here..Way to early!

2009-03-05T17:11:00.003-07:00

In our our area, and most of the front range of Colorado, this has been an incredibly warm, dry, and windy winter. It is so warm, we already have Tulips up several inches and crocus blooming. Today I noticed that the Nannyberry's are leafing out, and the blossoms on the Lilacs are turning purple...all a good month early! I am not ready to start watering yet, nor am I ready to clean up the yard yet. Knowing our luck, everything will leaf out, then we will get a massive freeze and snowstorm and wipe it all out.

Guess it is time to get the lawn mower fixed.

2009-02-26T20:16:00.006-07:00

Recently a friend of mine asked me the following question (excerpt):

"I’ve been wondering about somethings, and thought you might have an opinion…..when the economy starts to turn around and we start pulling out of this mess, do you think how we do business as landscape architects and the development business as a whole will be different than it was before? Do you think we as landscape architects will continue to become more of an integral part of projects, team leaders as we were in Colorado? Or is our status shrinking again? Do you see developers developing entire projects for just building the infrastructure and selling paper lots? Or do you see things changing to a completely new way of doing things? Are things still headed toward the muli-discplinary firms?"

The following was my reply:

"Good questions. I do think we are going to be seeing a huge consolidation of firms, and more multi-disciplinary firms. I also see things going far more in the direction of design-build... particularly public projects. We are seeing Fort Collins going that way for all public buildings, and I bet it will head more in that direction for other public facilities as well. I don't think that is a bad thing, and I have enjoyed the ones I have worked on. I see a big disconnect between us design types, and the way things get built in the field. I have never been convinced that architect/designers/engineers know all about construction when it comes to designing things. On the other hand, as we both know, contractors don't always have an eye towards design. Of course I am generalizing. There are certainly some craftsman contractors out there with a strong eye for design, and vice verse. I like the idea of being able to get solid budget numbers as we design projects. I think LA's in particular, do tend to over design projects and add unnecessary costs. But then most civil engineers who think they are designers tend to under design... costs drives design.

I think the best projects is where all team members respect each others discipline and work towards the same goal. I have always tried to do that, and found the projects that are most enjoyable are where that has occurred.

As for the state of development, unfortunately what you are witnessing where engineers and architects rule the world is more the norm than not. What you saw in CA and Denver with the big builders dominating the market is not the rule. In fact, I think that the days of big builders are numbered, at least as large as they have been. I forsee a rise of the smaller builders again, at least for several years. Eventually the big builders will take over again. I do see that builders, esp. big ones, will quit developing their own land and buy finished lots from developers. That has been shifting for several years.

As for what developments will look like I am not really certain. For the short term, I see smaller 10-20 lot developments getting done, as they will be easier to get financed and absorbed by the market, and ones that fill particular niches. On the other hand, economies of scale are hard on these small projects, something I know first hand. Over time larger projects will again come to roost. I do kind of like the model that Lowry and Stapleton have formed, where builders only buy a block of lots here, and a block of lots there, so it is truly mixed."

While this is kind of long and rambling, I would be interested in knowing what you all think.

Curiosities of Life

2009-02-08T21:21:00.002-07:00

Recently I was staying at a nice hotel during a conference in Denver. A curious thing happened at this hotel, and it follows the pattern of various hotels I have stayed at over the years. Why is it, at so-called low cost hotels, such as Holiday Inn Express, with the price of the room, you get free wireless internet, usually a free breakfast, and occasionally a free drink thrown in at the bar. When you stay at the so-called luxury hotels, not only do you pay more for the room, but you have to pay for wireless, breakfast, etc! So then, why do we stay at luxury hotels? To be honest, the only luxury ones I have stayed at are either ones where we got fabulous weekend deals, or someone else has payed for it. This has always been a curiosity to me.

HIstoric Remodel Part 2

2009-02-02T17:30:00.003-07:00

This time I have attached a picture of the exterior of the home. It is pretty intact from the original construction 105 years ago, other than I can see where a porch roof used to attach to the home. Hopefully, this week or next I will get time to go down to the assessors office to explore the history of this home, and maybe even find some photographs of when it was built.

There are some things on the interior that are greatly amusing me. I have heard about some of things before, but have not witnessed them myself, not having been involved with a home this old before. First of all, there are many different styles of doors, and many different door heights! There is one door that goes between the bedrooms that I don't think is even 6 foot tall. I do have to duck through many of the doors. I wonder if we built a new today with mismatched doors, and varying sizes if it would even get through building inspections, much less be able to sell it. Oh well, the charm of older homes.

Historic Remodel

2009-01-27T19:16:00.005-07:00

One of my business associates has a rental home he bought a year ago. Last month the tenants unexpectedly moved out, leaving quite a mess. After we got the got the junk cleared out of the house, we decided to fix it up, and rent it out again. This home is part of a larger piece of ground he is looking to develop, and the plan was to demolish this home. Now we are looking to keep it, and rent it out again for awhile, and possibly convert it to a commercial use.

In the interim, my wife has put a tremendous amount of time into cleaning it. We don't think it was cleaned once in the 10 years or so the tenant was there. Structurally the house is in good condition, but it needs some TLC. The owner tore out the old kitchen floor, and I took on the painting.

In the spirit of sustainability and being green, we are going to attempt a green remodel, on a tight budget. Part of the picture is of course, saving the structure in the first place. For the paint, I selected Olympic paint since it is a low VOC environmentally friendly paint. The floor was purchased off of Craig's list as a left over piece of sheet flooring.

Over time we will have to replace the wiring, rebuild the back lean too addition that house the kitchen and bath, replace the roofing (structure is fine), replace the heating system, etc. I will keep you posted on the progress. For now, enjoy the picures of us actually working on the place!

Change is in the Air

2009-01-25T20:50:00.002-07:00

As seems to be the theme this year all over the place, 2009 has brought a lot of changes to mine and my families life. With the tanking of the construction and development community (largely due to the collapse of the financial industry), I have been forced to make major changes in my business and restructure it. The sad side of all this, is having to significantly downsize our staff. I know I am not alone in this, as a lot of my clients have had to do the same thing. This economic downturn has been devastating to my professional community, and it is hard to affect the livelihood of people. However, it was either them or me, and since it is all in my name, I had to make the hard choices.

Of course, in the long term, this will allow me greater flexibility and the opportunity to explore new career directions. I am not sure if I will, but at least the flexibility is there now. Of course, I do love what I do, but I don't always enjoy the small business owner side.

The other significant change we are looking at this year is selling our home. Like a lot of other people, we wish to downsize and simplify. That we have yet to do. Change is never easy, but it can be exciting at the same time. Not to mention emotionally exhausting.

Oh well, Life goes on.

Note to Self

2009-01-05T21:37:00.002-07:00

Ok, this past summer I built my daughter a beautiful Futon out of Knotty Alder. After the second major frame piece has cracked, I need to remind myself NOT to use Knotty Alder if something needs structural strength! OOPS!

Water Conservation

2008-12-31T17:56:00.003-07:00

Well we did it! As we discussed in some of my June posts, we have been working hard this year to conserve water, both indoors, and more importantly in the yard. On our final water bill for the year, we came in 21,000 gallons below our allotment, or almost 9% below. While this is good, what is even more remarkable is that last year we were almost 40,000 gallons over our allotment, so in total we have cut our water usage by almost 22% Not bad if I say so myself!

We have also been cutting down on our electric useage, mostly on air conditioning. We only largely ran it for one month this summer, rather than the four months that we normally run it. I don't have the numbers in front of me, but our electric bills have certainly been lower. Now to create some goals for next year!

Happy New Year

2008-12-31T17:54:00.001-07:00

To all my faithful readers, I hope you have a great new years eve, and lets all have a prosperous New Year!

Fugly December '08

2008-12-25T14:58:00.003-07:00

I ran across this project awhile back in Grand Junction, and I was simply floored by it. In this day, with all the design professionals, stringent planning departments, and all, why do we continue to build such fugly housing? I understand the need to build homes that are affordable, but why on earth do we need to build multi-family housing straight as a Kansas Highway?

This particular building has 5 units in it, with the street facade dominated by garages, and hard to find front doors. Why not add on some bumpouts to break up the second floor, add a little ornamentation to the roof line, etc? There are simple things that can be done that adds dramatically to the character, without adding much cost.

What makes this even worse, is that these buildings are lined up barack style, and covered with a drab coloraed vynil siding material. Talk about going from bad to worse. I would have thought we would have learned lessons from all the 60's housing projects that are now being torn down. I guess not.

Where's My Bailout?

2008-12-04T09:38:00.003-07:00

As a small business owner of Vignette Studios, I am amazed at all the money being thrown into the financial systems, banks, markets, and possibly the auto industry now. All this is supposedly to keep a huge meltdown of the system from happening, with the original theory of helping out main street. Well guess what? The meltdown happened anyway. But I often ask myself, where is my bailout? I have tried hard to keep my debt down, have refused to mortgage my house to the hilt, have always managed to pay my bills even in tight times, and have tried hard to keep people employed. In spite of all this, my industry, which has been slowing down for the past few years, has collapsed the last six months. I am worried that everything I have worked hard for, might all be lost. So why isn't the feds coming to my aid? Instead of handing out billions upon billions to a few key companies, where I will never see any of that money, and they are still shedding thousands of jobs anyway, which makes the economy worse, and we just continue to spiral down, why not send each small business owner a hundred grand or so? That would keep millions of people employed, keep small business doors open, and keep us from defaulting. I think the feds, if they want to throw out money, need to truly help Main Street.

That being said, I am optimistic that we are closer to the end of this mess than the beginning. My business is directly tied to the residential market, and the residential market will come back first and help to lead the country out of the mess. All markets are local, and many will come back before the national market will. Our market, in Northern Colorado, did not get the massive buildup and runup in prices that California, Nevada, and other places did, therefor we did not fall as bad. All the indicators are out there that we have reached bottom, and will start climbing our way out. All we need is some confidence.

Now back to our regularly scheduled programming.

Sustainable and Development

2008-11-23T09:39:00.004-07:00

I have been working on a small 10 unit development, where our goal has been to create a sustainable community from the ground up. This development called Midori (see the sustainable development post below) has only 10 homes on 5 acres. While this is not an aggressive density by any means, it is all that is allowed per the zoning code. One of the big goals was to reduce our impacts on stormwater management. We were able to do this somewhat, by reducing our amount of hardscaping, and having plenty of open space. However, some of my other ideas were shot down by the reviewing jurisdiction. One of my thoughts was to use permeable pavement in our private driveways. I would be allowed to do it, but would not receive any stormwater credit because of fears that it could become clogged, or that the homeowners may choose to pave over it in the future. These are reasonable concerns, but this line of thinking does not allow any kind of creativity, especially in light of todays views of trying to leave a light footprint on the planet. To add insult to injury, in turns out that when the adjacent roadway was rebuilt a couple of years ago, an outfall pipe for the property was not installed, so now we have to account for double detention on our property. As a result we have gone from a barely noticeable detention area of only a foot or two deep, to a hole in the ground that is 6 feet deep.

At least I was able to achieve one of my goals and minimized the amount of piping, with most of the stormwater being carried in open swales. Oh well, maybe we can still make up for it in the landscaping and the homebuilding.

Grand Opening

2008-10-14T21:41:00.006-06:00

Recently Standard Pacific Homes of Colorado opened a new project in the heart of Lowry, within the City of Denver. We worked with Standard Pacific for almost 18 months on this project, from initial conception, to project approvals and finally construction documents. We were responsible for the entire site design, streetscape renderings, and landscape design. At only 20 homes, this community is sure to be a quick sellout. Indeed it opened to strong reviews.

This is a project of small homes on small lots, designed for low maintenance living. The lots are approximately 36 feet wide by 85 feet deep. The lots can be small for this front, since they are accross the street from a community park. A driving design feature, was the desire to create outdoor living spaces. We incorporated use easements, where one homeowner gets the use of the side yard of the adjacent home. Careful attention was paid to the design of the homes themselves to ensure that windows do not face onto adjacent courtyards. We are proud of this design, and look forward to repeating it in other infill developments.

Sustainable Community

2008-09-19T11:28:00.006-06:00

We have been working with Ecosphere Investments on a sustainably driven residential development. This development is featuring 10 homes that will all be built to meet or exceed built-green and/or energy star standards. To complement this, the site plan has been designed to foster community, reduce hard scape, and to be environmentally focused. We are incorporating things such as bio-swales, native plant materials, community, and very limited turf grass. Each home will be carefully sited to provide private outdoor living space in a tightly packed development. The developers are also exploring a community wide geothermal heating and cooling system, Photovoltaic power, and many other ideas. We created some graphics for them to use in the sustainable living fair where they are giving there first marketing exposure to the community. This is indeed, an exciting community that we believe will be the future of development.

Silver Lining

2008-09-19T11:28:00.002-06:00

My daughter and I took a trip through Windsor last weekend to see how the progress was coming from the Tornado that wiped out the east side of town last May. I was pleased to see how much progress has been made in the last couple of months. It also occured to me, that even though this tragedy is awful for the homeowners and businesses that were damaged or destroyed, it is also providing much needed jobs for the construction industry right now. From carpenters, to drywallers, to painters to roofers, all are able to make some money and put food on there own tables in a time period that has not been kind to construction personal.

My hats off to Windsor for rising to the occasion and recovering from this storm!

Rain and more Rain

2008-08-16T09:17:00.003-06:00

Don't know if this is global warming or not, but we have had a very dry spring and summer, with only about half of our normal moisture for the year. Until Thursday. It started with a bang Thursday afternoon with a major hail storm that flattened our garden and a good 1/2 inch of rain. Since then it has rained almost non-stop. So far, our own rain gauge has a total of 3 inches in it. That follows pretty closely to the nearest official rain gauge. Feast or Famine, at least I won't be having to water the yard for some time!

Thoughts on Las Vegas

2008-08-12T08:05:00.000-06:00

I recently spent some time in Las Vegas for a conference. I have been there several times over the years, and have even done some work there, though it was about 15 years ago. It is fun though to go see those projects and see how well they hold up over the years. As everyone knows, Las Vegas is a study of contrasts. There is the mega resort strip, and then Las Vegas for everyone else. Of course, wherever I go, I like to stray away from the touristy areas and see how the real people live.
Thoughts On The Strip
The strip just simply boggles my mind. Each resort is basically a city unto itself complete with its own shopping mall! Each one must be able to support around 15,000 people. I can only imagine the infrastructure that it takes to support this! Can you imagine the size of the water lines and sewer mains? Not to mention the power that is required. To top that off, they are constantly rebuilding there. If a structure is about 10 years old, it is prime to be redeveloped. Currently they are building the City Centre project. This is one where a massive project has gone from conception to construction in only a few short years. Mind Boggling.

Thoughts on Las Vegas Suburbs
Most of the residential areas in Las Vegas are boring. There is no real design. Even the master planned communities are not all that exciting. They are all car centered, with no real pedestrian connections, or any real thought given to creating a sense of place. There are exceptions of course, and one in particular I will be writing about in a separate post. And then there is a lack of landscaping along most arterials. Las Vegans love walls, every yard has a masonry wall around it. Therefore, all the main streets are lined with walls right behind the walks. Pretty sterile.

Water Conservation
On the plus side, Las Vegas is getting serious about water conservation. In all of the new developments I visited, there was very little turf grass, and what little there was, was located where it would actually be used. They are even giving existing homes and residents substantial cash incentives to take out their lawns. This is something that we should all be learning from. The landscaping they are putting in is very drought tolerant, and for the most part pretty attractive. One nice thing I noticed was the lack of weeds like we get here, such as bind weed and thistle! Nice Job!

Mesquite Trees
One thing I am jealous of in Las Vegas is they get to use Mesquite Trees. I absoloutely love these trees. They are light and airy, have interesting texture and forms, and also provide some good shade to boot. I wish we could grow them here!

The Press - The Best Spin Doctors!

2008-08-01T08:09:00.002-06:00

During these rough economic times, I am continually amazed at how the press can spin news. I have a link on my main home page (Igoogle) I use that shows the major headlines. One headline will say that a companies profits fell by 40%...and doomsday is near. Yet another one will say that profits did not fall as much as expected, and so the sky is not falling. Reading the articles, one is very glass half empty, while the other is a glass half full. It is this seesaw attitude that is helping to drive the housing crunch further down. The press (and media in general) has a very big influeynce on how people percieve things. They read about prices falling 20% in California, panic, and decide not to buy locally, where prices may have actually risen.

I fall into this trap myself. I read all the national stories and fear that we will all go out of business. Of course, I then talk to local people, and they see housing getting better locally. Of course, when things do turn around, the press will be all over the rebound, which will encourage people to get out and buy, thereby spurring it on even more. You have to love it and hate it at the same time.

If I had it 'My Way'

2008-07-14T23:22:00.002-06:00

Over the years, I have formed my own theories on how planning should occur. Imagine if you will, we were just now pioneers in this area with a totally clean slate. The water was pure, wildlife was abundant, the air was clean....yet settlers were ready to move in. What should we do differently? This is just my opinion of course, and is based solely on environmental and social concerns, my top 10 list if you will, not in any particular order.

1) River corridors should be given a mile wide corridor. The only development allowed would be recreational such as trails and parks, the occasional street crossings, and some public infrastructure, such as water and sewer plans. I propose this to protect our wetlands, floodplain mitigation, and to allow the rivers to naturally meander.

2) Stream and creek corridors are given a half mile wide corridor. Again, for the same reasons as above.

3) Land Ownership and political boundaries would follow physio graphic features. I understand that our grid system of land ownership made sense...in some areas. That is why we have arterial streets on section lines that are more like roller coasters going up and down hills. Roads should follow the lay of the land. Or, I know of one parcel and the neighboring parcel that both have a creek running across them. They both end up with unusable parcels on the opposite sides of the creek...the property line should follow the creek. Of course following the creek violates my rule above, but you get the point. This also is important in watershed management, wildlife management, resource management, and a myriad of other things.

4) Comprehensive planning, and mixed use would be the norm.

5) Communities would be smaller, around 2 mile radius, everything would be walkable, with all the shopping and most of the jobs easily accessible, reducing the need for private vehicles. There would be more communities at 5-10 mile spacings, with the areas in between for agriculture, recreation, etc. These communities would be connected by mass transit.

6) High emphasis would be placed on architecture, sustainability, and usability.

7) Placemaking would be the starting point...not an afterthought.

8) Designing for the pedestrian environment and socialization would be a priority over designing for vehicular circulation.

9) There would very limited development with a half mile of highway corridors, such as interstates. This is to keep them as a pleasant driving experience. The only development allowed would be occasional service centers. Also, no residential development within a mile of interstates.

10) There would be no urban sprawl. Period. End of Story.

Water Conservation

2008-06-26T09:29:00.002-06:00

One of the things that I vowed to due this year was to cut down on my outdoor water use. We have a xeriscaped yard, so I decided it was high time that it actually perform that way. Of course, one of our big water users was our corn garden. In years past we watered it with a rotary sprinkler hooked on the hose. Problem is, I would turn it on in the evening, then forget about it. In the morning I would find it still on watering away! Our annual water allotment for our lot size is 240,000 gallons. The last few years we have zoomed past that by early August...and of course have paid dearly.

This spring I reworked the irrigation system in the regular garden, and installed one in the corn garden, so no more overhead sprinklers. In the corn garden, I have hooked it up to the irrigation system, but havn't actually put it on the clock. I have discovered that all I need to is to turn it on for about 15 minutes every few days, and with the soaker hoses, that is all I need to do. I use that time to week the garden and do pruning, so I don't forget it. I have also put washers in all the hose bibs and hose connections, dramatically cutting back on the leaks. I have also cut back on the overall watering.

So far it is working. Yesterday we recieved our water bill. Last year we used 41,000 gallons in June, this year, only 14,000 gallons. I think, our running total for the year is about 100,000 gallons. I think we will have a good summer for water use!

Oh, we also made it all the way to June 25th before we turned on the A/C!

Gas Prices and Development

2008-06-24T15:51:00.002-06:00

Well, it has finally happened. As we all know, gas prices have shot through the roof, and it is hitting us all in the pocket book. In my opinion, we have been living on borrowed time for a long time with relatively low gas prices, and it is finally time to pay the bill. People have been asking me a lot lately what this will mean for the development industry that is already down and out for the most part. To me, it basically means that most of the things I have been predicting for the last decade are finally going to come true, and we will have a paradigm shift in the way people live their lives. We are finally going to have to recognize resource conservation, and not just gasoline. Anyway, here are a few of my thoughts.

DOWNSIZING
No, I am not just talking about the empty nester's who don't need all that room now that the kids are gone. People are going to start realizing that they don't need the McMansion's on the hill, 5-6,000 square feet with 1 acre and more lots. Not only is this a lot of house to heat, cool, and maintain, but that is a lot of ground to maintain, water, fertilize. People are going to look for smaller homes, I say in the 1,800 to 3,000 square foot range on smaller lots. They might even become adjusted to raising families in townhomes, condos, or other high density living areas. The "Not so Big House" phenomena will become the norm, not just the latest fad.

But even more importantly, people are going to downsize there neighborhoods. They are going to want to live, work, and shop in relatively small geographical areas. People are going to become increasingly more willing to live in New Urbanism style developments with mixed income, mixed product, and mixed lifestyles all wrapped together. The one size fits all mega-burbs with the look-alike homes are going to be a thing of the past. People really want a sense of community and belonging. And the with cost of transportation, they won't want to drive 5 blocks to the pool, or 5 miles to the grocery store. They will walk or ride there bike.

Which leads me to my next point. I think we are going to see the rise once again of the corner grocery store...in the 10-30,000 square foot range. This supports the concept of sustainability and not having to drive for miles to pick up a gallon of milk. Of course, only denser development can support this kind of store.

This is happening now. As proof I offer up Stapleton, Lowry, and a host of other New Urbanism projects. In a down housing cycle, these projects are still selling well, and at a premium also. Stapleton is now about 1/2 built out, in only 6 years.

SUSTAINABILITY
Of course, this is hardly new, as being "green" is what it is all about. But there are multiple levels of sustainability. One level is building homes and commercial buildings that are energy efficient. This has been happening for some time now, and it keeps getting better. Of course, when I started building homes back in 2000, I was focusing on energy efficiency. Back then though, nobody wanted to pay the premium for that. I am always ahead of my time it seems.

However, another level of sustainability involves land conservation, redevelopment, higher density development, reduced sprawl, water conservation, etc. I think we will see community gardens become more popular. Maybe we will see edible landscapes. People are going to have to get used to more native and wild landscaping...and not the manicured lawns with lollipop shrubs.

We are already seeing recycling becoming a way of life...now people are getting into composting. All of this keeps stuff out of the landfill. I think we are starting to see a paradigm shift of quality versus quantity. People will buy things that will last for years, and not look at products as being disposable. If it breaks I will just get a new one. I know I have been guilty of that myself.

Anyway, I had some other thoughts, but at the moment they escape me. Of course, none of this will come about overnight, but I do believe that with the cost of transportation now, it will happen faster than it would have otherwise.

Woodworking

2008-06-21T08:41:00.005-06:00

As some of you know, I thoroughly enjoy woodworking. Now I am getting into building furniture more and more. My current project that I just started yesterday is building my daughter a Futon for her room. Last fall, I built side tables for our bedroom (see the picture). I have also built a craftsman style columns and covered the beam that runs the 60 foot length of our house. So far I have only built stuff for ourselves, but would like to start building things for other people. If you know of anyone that wants something built, let me know!

New Computer

2008-06-09T23:19:00.003-06:00

Have I mentioned how awesome the Mac's are? I am so impressed to be using a machine and operating system that actually works! Everything works together, and it is fast! Only a minute to boot up versus going out for a cup of coffee while windows boots up. Of course, I still have windows in order to run CAD....but even it is integrated!

Mac OSx...the only way to go.

June 2008 Fugglies

2008-06-09T22:42:00.003-06:00

OK, this belong more in the WTF category than ugly. I found this playground in a New Urbanism community. Not just any community, but a very celebrated one that prides itself on its high end and well regulated architecture. So why on earth would they fence in a playground....much less with a chain link fence? I haven't seen chain link fences anywhere else in the community, so I didn't think they were even allowed.

Now I can understand wanting to keep kids out of the street...but there are far better ways of doing it...wrought iron fence comes to mind, with some openings to actually get into the playground. I don't know, all I do is shake my head.

New Spring Time Pictures

2008-06-09T22:27:00.001-06:00

I have added more springtime pictures to my album that I listed in the previous post.

Spring Garden 2008

2008-06-07T19:28:00.003-06:00

Spring has finally sprung, and with all the recent rains, everything is really green and beginning to bloom! With the dry winter, the Iris have been simply fabulous this year! Our Hawthorne tree actually bloomed this year. All the color, makes our red house really stand out! I actually built our compost bins this year, 4 bins total measuring 4 feet x 4 feet square, by 3 feet tall. One of the bins is for table scraps and I have planted red worms in that one. As the worms multiply, I will add some to the other bins to aid in the composting.

Unfortunately, the dry winters have also cost us a lot of die back, and even some lost plants. The most notable one is our green grape. This weekend I am going to try to take it out and plant a new one. All of the red grapes survived, but we will miss the green grapes. Those were great to eat! See the link below for some pictures from our yard.

Spring Garden 2008

What I Have Been Up To

2008-05-16T21:10:00.004-06:00

Sorry to everyone for being out of it for awhile. We have been pretty busy lately with a lot of submittals, and I have been having to write a lot of design guidelines, zoning codes and such, so I havn't been inspired to write in my blog too!

Tomorrow I leave for Vegas for the International Council of Shopping Centers conference. I am going primarily for one of my clients. It should be an interesting experience. I am also looking forward to getting lots of fodder for my Fugly awards, and checking out the local development scene. I know that they are really hurting right now...but they have had an excellent ride for a couple of decades now. There are some really good projects going on there though that I want to check out. I will keep you all updated.

New Computer

2008-05-16T21:07:00.003-06:00

Well, I finally did it. After thinking about it for a couple of years, I finally broke down and got a Macbook. I love it! The Mac OS is far superior to Windows, it runs faster, is easier to work with...and it all works together! Fantastic! Of course, I do have to use windows programs, such as CAD, so I have set this system up for a dual boot, with virtual machine software. In other words, I can run both the Mac and Windows at the same time, more or less seamlessly. There are some nuances I am still getting used to, but it is pretty smooth.

Rigden Farm Cottages

2008-03-16T17:09:00.006-06:00

For the past 6 months or so, we have been hard at work developing a new concept for Habitat for Humanity here in Fort Collins. They had purchased a few adjoining multi-family lots that allowed a total of 8 units. However, with there experience at building the last multi-family building (see previous blogs), they did not wish to build any more. So working together we came up with an innovative concept that clusters 8 single family cottage homes on the 3 multi-family lots. Three of the units face a street, but the others are clustered around a central greenbelt.

In all, we developed three plans for Habitat. Plan C, the ranch plan, is designed for ADA accessibility, has a 2 car attached garage. The other two plans, A & B are story and half designs with a main floor bedroom and two bedrooms and a bath upstairs. All plans are designed for an optional basement that would could accommodate additional bedrooms if family size dictates. These two plans have a detached one-car garage that is accessed from an alley type private drive.

We are hoping that this concept will become a new model for higher density construction that provides some of the economies of scale as a town home design, but with being single family construction allows flexibility in family selection, funding, and sponsor assignment.

Fugglies March 2008

2008-03-16T16:58:00.002-06:00

I found this during one of my wandering adventures the other day. Now I admit this isn't particularly ugly, but just plain stupid. In this development I found several blocks of homes that had an alley running behind them. That is all fine and good. Trouble is, most of the homes were built with front load garages, and not alley load garages. In this particular development, this is a waste of resources since the front load homes require a fairly substantial setback. This leaves the homes with a very small backyard. The few rear load homes that were built, had shorter front setbacks, and bigger backyards. The second problem is, this was just a waste of land and resources to build the alley, that won't get used for its intended purpose. Sometimes, I wonder what developers/builders and homebuyers are thinking.

LEED for New Development

2008-02-05T21:50:00.000-07:00

Here we go! We now have a residential project where the client wants to follow the LEED ND checklist as much as possible in the hopes that the development may become LEED certified when the LEED ND checklist comes online in 2009. We are just starting the project, so I am not certain yet what all we will be doing. It is a smaller development, only 28 homes, but that size should be good for testing this. Over the next few days we will develop concept plans and review the LEED ND checklist in more detail and see what we can and cannot do. As part of this process, we will also be evaluating the market feasibility of LEED ND.

Another component of this that we will be studying is which green home building tool that will be implemented along with the development. This might be following the built green program, energy star, and LEED for New Homes. Whether a specific program will be implemented, or wheaher that gets left up to each builder will be decided at a later date.

Real Estate Forcast 2008

2008-02-04T21:41:00.000-07:00

Tonight I attended the Group Inc's real estate forecast presentation for 2008. For those of you not in Northern Colorado, The Group is the largest real estate firm in Northern Colorado. The main thing I got out of it, which is what I have been thinking, and have been hearing from many people, is that our local market has "bottomed out" for lack of a better term. Things are going to start improving. It won't be booming by any means, but it will be more balanced. The latter half of the year looks to be better than the first half, and that will carry over into 2009. For the next year, they are predicting that sales will be slightly over 2007, which was down a little from 2006, which in turn really dropped from 2005. That points to a bottom of the market. It is funny though how things are in perspective. For Fort Collins, they are predicting about 3,700 home sales. For everyone concerned that is a down market for around here. Interestingly, that is only 300 sales less than the peak back in 2004, and is similar to the sales pace in 1998. I remember 1998 being a pretty good year. It is amazing how it is all relative.

They also stated that in some neighborhoods, price points, etc. there is actually a shortage of homes available, which can happen in any market, good or bad.

Now for what I wish they would have done. I wish they would have spent some time talking about the various market segments, where is the activity? I wish they would have spent some time talking about what buyers are looking for, where they are coming from...what product is selling. Is the only thing selling homes Granite Kitchen counter tops, or are buyers looking for something else.

Now, for my predictions. Overall, I feel the market will continue to improve, though at a sustainable pace, not a torrid pace. I think the markets will be there for infill product, niche product, and amenity based communities. I think people are going to demand more from good design and architecture. They will want their homes to be unique and individual, a reflection of who they are...even from production builders. The street scape will become more important, with a variety of architectural styles, colors and materials. The look alike homes of the past decade will become a thing of the past. I predict buyers will become more interested in mixed use and mixed income neighborhoods...intermixing products within blocks, and not so segregated as they have been in the past. Buyers are going to continue to look for homes and neighborhoods that are designed within the context of the green movement, and that are energy efficient.

Well, that is all for now. I would be interested to hear what your thoughts are!

Computer Woes Part 2

2008-02-02T10:22:00.000-07:00

You would not believe it, but on Thursday, my back up laptop went down for the count. At first I thought it was the power cord as I have had issues in the past. But it turns out it was the internal power system. I am seeing if that is fixable, or even worth fixing.

So I went and bought a new hard drive for my main laptop, got it all setup again, only to find that I was having the exact same problem with the same program as I had before. Arrgghhh. I did some online research, and discovered that it was a software problem, and there was a fix available. So I was able to get it fixed, and moved on with life. Now the question is, why did it quit working in the first place? I had been using the same settings and hardware configurations for some time. Why would it work one night, and not the next morning?

Technology...you love it and hate it at the same time. On the bright side, during all the rebuild I discovered that my laptop has bluetooth capability. Now if only I can get my Blackberry connected by bluetooth, life will be good.

Licensure

2008-01-30T20:47:00.000-07:00

Today I finally received notice that my licensure application was approved. I am now Landscape Architect #290 in the State of Colorado. This is a follow up to my earlier ranting about the State government misplacing my application!

Computer Woes

2008-01-30T20:36:00.000-07:00

It must be Murphy's law, the best laid plans of mice and men. Yesterday I had a big deadline trying to get 3 home plans out the door to structural engineers. I had my whole day planned out, with no meetings scheduled. The day started at 5:30 am when my daughter came in crying with an ear infection. Since my wife was a teach parent at the preschool with my son that day, I was the one who had to take our daughter to the doctor. So I got on my computer to work on my deadline, and I couldn't get into CAD. After trying several times, I came to the conclusion that my hard drive was failing. I realized this, because this has happened to everyone one of our laptops. So instead of working on my deadline, I spent the day backing everything up (which I do anyway), and getting my back up computer up and running again. Fortunately, I didn't lose anything, and I did manage to get everything out, though a few hours late!

Home Building Green vs LEED

2008-01-02T20:19:00.001-07:00

Recently a friend of mine and I were discussing what I was going to do with my LEED accreditation and discussing LEED in general. I actually have thought about this, and what I would like to do is specialize in LEED for New Developments, as well as New Home Construction. This will be in addition to what we do for commercial projects, but I want to specialize in the residential end.

With new development, particularly residential neighborhoods, there are very few standards for green development, other than doing what is right to minimize the impacts of development and creating them to be more sustainable than the current development patterns. In this respect, I think LEED-ND will be very beneficial and I want to be in the forefront of this. Convincing developers to go this route will not be easy, and it will also require municipalities, utility providers, and contractors to all think differently. One of the first projects I want to test with this will be own development. Right now, LEED-ND is in the pilot process, and will not be brought online until early 2009, so we will follow the pilot guidelines and hopefully become certified as we go to construction.

LEED for homes is an entirely different matter. There are many green building standards for residential construction. Locally, we have the Built Green program administered by the Metro Denver HBA, Energystar, the upcoming ANSI national standards, and some others. All are good programs with varying degrees of market acceptance. When I was building several years ago, I followed the Built Green program, and even listed some of the homes. At the time, that program was unknown in Fort Collins and it had little market viability.

Both the Built Green and Energy Star programs focus more on the building, mostly favoring energy and water consumption. I think where LEED might be different is that it looks at a more comprehensive picture from site development all the way through indoor air quality. It is also designed to dovetail with LEED-ND. With our development, we will also require the builders to follow some kind of green standard. Whether we want to dictate which standard, or allow flexibility we will have to decide. Of the measures that we will have to evaluate will be market acceptance of the various standards, and the cost of implementing those standards. LEED in particular can be quite expensive. Just the fees paid to USGBC and to have a third party rater involved can run from $3-7,000 per home depending upon the level of certification (taken from Green Builder magazine, July 2007). This is pretty steep for the typical home where every dollar counts for affordability and buyers compare prices per square foot more than features. That being said, there could be some economy of scale achieved if a builder has stock plans that are repeated several times, or uses the same materials and specs from home to home. This would in theory reduce the paperwork that is incurred. I don't know if this is possible, but will look into it further. If USGBC wants LEED to be a viable standard for home building, they will have to address the cost issues.

LEED Exam

2007-12-21T21:44:00.001-07:00

Hey I passed! The actual test was nothing like all the practice ones I took. I can't say it was easier or harder, just different. Anyway, no more testing for awhile...

Today is the Day

2007-12-21T07:16:00.000-07:00

Today is the day of the big LEED test. I think I am ready, I have been studying and cramming for the last two weeks, and my head is full.

Frustrations with Licensing

2007-12-21T06:43:00.000-07:00

Most of you probably know that Colorado finally passes a licensure law this year for Landscape Architects. Colorado was one of only two states in the nation that did not license Landscape Architects. Anyway, the law was passed this year in June, and it state that everyone had to be licensed by January 1 in order to call themselves Landscape Architects. Problem is, the licensure applications wern't made available until late October. At first I didn't think much about it, but when they became available I thought it would be fun to get license #1, or at lest in the top 10. So I hauled butt, got my application together, got my references, got my transcripts, paid the fee, fedexed it to the state, and had it back into them in 4 days.

Then nothing....for over 6 weeks.

I saw online that several other professionals had become licensed, but nothing on mine.
So this week I started calling people. First I called the phone number on the web page. Of course, that doesn't allow you to talk to a real person. Then I called the director of the whole thing, since I had his card. He had someone else call me back, and who left a message. She gave me the email address of the person to contact. So I emailed her Wednesday morning...and never heard back. Finally, yesterday I was able to get hold of the program director directly, explained everything. I could tell he was not pleased. 5 minutes later I finally get a call back from the person who was handling my application. Since mine was the first one she had gotten, she had questions on it (more from the general process), so she set it aside...then forgot about it.

So it was only because I raised a fuss, that my application is being approved at all. Fortunately, there are no issues with my application, and it will be approved, but why did I bother to rush to get it in, only to be penalized for it. Arrggghhhh.

LEED Exam

2007-12-17T17:14:00.000-07:00

I have been spending all of my spare time the last couple of weeks studying to take the exam to become a LEED accredited professional. For those of you who don't know, LEED stands for Leadership in Energy and Environmental Design. Currently, this is all the rage for public and commercial buildings. In very simplified terms, it is a way to design buildings, and the site around them more sustainibly that traditional practices. All kinds of things are looked at such as energy consumption, daylighting, off-gassing, material selections, landscaping etc. Projects have to earn a certain number of points to achieve various certification levels. Of course, the higher the certification level, the more "green" the building is. This all has positive merits of course, and is the way things should just be done. It should be the standard, rather than an option.

Anyway, this is no easy test to study for. This is a complicated program, and the test itself is not open book. I don't think I have studied so hard since I took my licensing exam way back when. The test is this Friday, so I will let you know how I do. Fortunately, you do get the results right away.

Rendevouz

2007-11-25T21:49:00.000-07:00

I thought I would take a few minutes to update everyone on the progress of my development project. My partner and I have have been spending a lot of time over the course of the last few days looking at layout options, sorting out how much property we are actually purchasing, and looking at performas. The idea we are shooting for is to do something a little different than the norm. We don't want to plop a street through the middle of the property, and place lots lots on both sides, instead we want to create a community. We want to have the homes face outdoor spaces that are created by the homes themselves. We want the garages accessed by alleys, with the fronts of the homes facing greenbelts. Our inspriation are the projects created by The Cottage Company. I have included a picture here from one of their projects.

Last week, before Thanksgiving we had a meeting with the county. This will be an interesting project, as it will be entitled in the county, but since it is within the growth management area, we have to follow city rules. We are also under the guidance of the northwest sub-area plan. In general, I think the county is supportive of our idea, but it will take some variances as the county hasn't seen a project quite like this. I have taken there comments in mind and have continued refining our concept plan to keep the spirit of what we want to do, but make it a little easier to entitle. The biggest comment we had was for the need for a public street access for the project. I wasn't totally surprised by this, but was hoping we could get away without a public street.

I will keep you all informed of the progress.

2007-11-25T21:36:00.000-07:00

It just occurred to me, that I have never shown the final product for the Rigden Farm townhomes. To the left are several pictures taken at the dedication last spring. The landscape was not finished yet, but the units were a hit with everyone in attendance. The carriage units also sold fairly quickly. Next spring or summer I will take pictures of the final product with the landscaping all green!

Award Time!

2007-11-18T09:01:00.000-07:00

On Friday night, at an awards ceremony at the local Marriot Hotel, Fort Collins Habitat for Humanity received two awards for its entry in the parade of homes this past fall. They received Best Floor Plan and Best Exterior Design and Landscaping in the under $300k category. This is a home that was designed by myself at Vignette Studios. This home has 3 bedrooms, 2 bathrooms, a living and dining great room and open kitchen all packed into 1,250 square feet. This home was designed with a 2 car garage, which was required by the nighborhood covenants (pretty common here), as well as stone wainscotting. Because this particular home was on a corner lot, and was in the parade of homes, we did splurge on a wrap around porch, though we do include front porches on all habitat homes.

This is another plan in a long line of homes I have designed for Habitat where I have strived to show that affordable homes don't have to skimp on design or style. Below is a picture of another home I have designed for them, a 1,500 square foot 4 bedroom 2-story home. Since Habitat Homes don't come with Air Conditioning, sometimes homeowners install window sized coolers.

New Project

2007-11-04T20:47:00.000-07:00

Some of you know that my business partner and myself have trying to find a piece of property to develop for the past year. We took a run at a great piece of property earlier this spring that would have been a very ambitious project. Ultimately we didn't get the property, which was probably a good thing. Shortly afterwards, we found a great 5 acre piece of ground in North Fort Collins. It is located within the northwest subarea plan of both the county and the City of Fort Collins.

By zoning, we can only get 9-10 units on this property, including the existing home. I am excited about this project as it will allow us to do some experimentation with a development style this town has not yet seen. We also want to be as green as possible with this development, while still being fiscally responsible. Some of our ideas are a community wide geothermal system, or photoveltic system. We shall see. I will keep the readers abreast of the process as well as some of our ideas.

Public Approval Process

2007-09-20T22:43:00.000-06:00

I have always found the public approval process to be an interesting process. You spend months working with various staff members, other consultants, neighbors, and anyone else involved in a development project. During this time most if not all issues are worked out, clients spend large sums of money, and usually you get staff to support your project, working through the issues, etc. Then you go to a public hearing. Since these public hearings are usually quasi-judicial, the applicant is not allowed to speak or work with either a planning commission member, city council member, or what have you.

You get to the public hearing, and you get 15-30 minutes to make your case after months of hard work and negotiations. There is also public input, some discourse among the ruling body, then they make a decision. In some jurisdictions, this goes totally against the grain of the direction you have gotten from staff, and you get denied. Sometimes it goes the other way, and staff gets overruled.

I have been thinking lately, that this process is a little unfair. Why spend all the time, trouble, and money to work through all the issues for months, only to get derailed in a short hour or two public hearing. Why can't you work with the ruling body throughout the process so they are involved, and truly understand what is going on. This does happen with public projects. There are always workshops with staff and city council (or other body), meetings, etc. But with private developers, there is no such options.

Seems to me this process needs to change.

Campgrounds - September fuglies!

2007-09-12T21:38:00.000-06:00

This past weekend we went camping for our last trip of the season. We happen to have a tent trailer, which we love for camping. I don't know how many of you go camping, but those of you that do know that all campgrounds have one way loops in them. That is fine, but in the vast majority of the sites we camp in, we have to back the trailer into them. Not a big deal, but invariably, the back in spaces are designed in the opposite direction of the one way loop...so you have to go around the loop in the wrong direction to have a prayers chance of getting into the camp site. I find this idiotic, but have resigned myself to it. Now this particular camping site took the cake...it was actually pretty easy to get into it, but after I backed in, I realized the whole campsite was totally backwards! RV's are universally designed to have the doors on the right side (when you are facing to the front of the trailer) with hookups and such on the left side. This campsite was backwards. The picnic table area was on the left side of the trailer, with the hookups on the right! This was the first time I had run into this. Of course, I had to borrow an extension cord to hookup. Walking around the campground, I notice a considerable number of campsites that were backwards. I am ashamed to admit that it is largely people in my profession that design campgrounds...and obviously, the ones who design them, don't camp! Guess I need to figure out how to get some of these projects.

Biking into work

2007-07-29T22:32:00.000-06:00

Week of July 23rd. Man was it hot this week! I only made it in once, but made that one count. With meetings and such, made it about 15 miles that day.

Biking into work

2007-07-16T11:33:00.000-06:00

A quick update on my trips into work.

Week of June 25th: (bike to work week) I managed to ride in twice that week.
Week of July 1: None, a lot of meetings and the holiday
Week of July 9: Made it in two days in a row! Course, that was all she wrote that week, though I did squeeze in a 15 mile ride up in Aspen.
Weed of July 16th: I made it twice this week.

Bike to Work week

2007-06-24T20:15:00.000-06:00

My friend Amy and I have been having a friendly discussion going about commuters who ride there bike. Currently, she is carless, lives in Boulder, and works from home, so she has an advantage. Myself, my commute is not that long by most people, about 5 miles each way. However, with my job I do end up driving quite a bit to meetings and such. For the past few years, I have riden my bike to work probably a dozen times or so over the course of the summer. A week ago, I finally broke down and bought a new bike. I wanted something that was an around town bike, but I do traverse hills. I ended up getting a Giant Cypress bike that is a combination cruiser style bike and mountain bike. It is great because you ride upright, and it has 21 gears for hill climbing. My challenge from Amy is to keep track of how many times I commute on my bike. For the week of June 18th I rode to work 1 time. This is bike to work week, so I will shoot for more times! For the record though, so far this season I have bike commuted about a dozen times already.

Fuglies June 2007

2007-06-07T22:49:00.001-06:00

I found this "lovely" home in a new community today...and I couldn't believe it! What builder, in there right mind, would build a home where the street front was all garage door and driveway! Could you imagine coming home to this...with this being the first thing you saw? What amazes me even more...this home is already sold! It must be spetacular inside! Nahhh...

Spring Break 2007 Part 7

2007-03-18T08:20:00.000-06:00

Friday started out pretty warm, but again I didn’t get started until about 9. Mom, Lalie and the kids decided to go shopping for Hannah’s birthday, which left me to my own devices for awhile. Today was strictly assembly day. The next fence section had to have rails cut to length for it, but I decided to skip that one for now, as it provided convenient access. So I worked on a few other sections. Finally, it came to the point where I had to re-dig a post hole, moving it a couple of feet. I also worked on removing one of the existing posts. After that was done, I had no choice, but to start cutting rails I worked on that for a bit, then headed off to Lowe’s, partly for a break, and partly to get more bags of concrete. I got back around 2, and finished cutting the rails that I had to cut. After that, assembly went pretty quick. I wrapped up the garden area about 4. Since we still had supplies and posts, I worked on a few sections along the driveway, leaving out the sections right around the gates. We are going to have one of the fence companies build and install the gates for us. I wrapped this up about 6:30, and was very tired and sore. I also had to get ready for company coming over for an early birthday party for Hannah.

Saturday was scheduled for some mopping up, attaching the wire to the fence, and then heading home. All in all, it was a fun trip, with a lot of hard work. My muscles are sore!

Spring Break 2007 Part 6

2007-03-18T08:19:00.002-06:00

Thursday started out a little chilly from the mini-storm that went through the night before, so I didn’t get started until around 9 a.m. I decided to just start drilling post holes and get as many done as we could before we had to return the machine. Of course this wasn’t all that easy, since I had to work around the grape vines and other obstacles. Lalie and Mom worked hard at tearing out as much of the existing fence as they could. The digging was surprisingly easy, hitting mostly sand. I was expecting a lot more in the way of rocks. The hardest part was actually getting the post digger into position which for being a one man post hole digger, it wasn’t all that maneuverable. All in all, it went faster than I was expecting. We stopped for lunch around 1:30. I only had to do a couple more holes around the garden, which was my goal to get finished. But since we still had time on the meter, I dug as many I could along the side of the back driveway. Finally at about 3, I was finished. We hitched it back up to the car, and returned it. Of course we were all pretty sore and tired by then. Mom and I picked up some KFC for dinner. After we got back, I worked on assembling the first few sections of fence, and cementing in the first posts.

Spring Break 2007 Part 5

2007-03-18T08:19:00.001-06:00

The day started out a little cooler, with a bit of an overcast sky. This was our last morning at the condo. Mid morning, the kids and I went to a bakery downtown for some coffee and breakfast, and I could get some decent internet. Nice relaxing morning. Afterwards, we rode the bike trail again to the park, letting Ben play for a bit. Finally, we returned, and dropped off the bike trailer at the rental shop, before heading back to the condo. We packed up, and left around 1 pm. We came back the same way we went, stopping at the Castle Creek Winery to pick up some pretty good wine. We arrived back in Grand Junction around 3 pm. On the way back, we listened to another tape of our Desperation book. It is getting weirder and weirder.

After we got back to moms, we unloaded the Durango, then mom and I headed out to get supplies. First we went to Lowe’s to pick up some concrete and other misc. stuff. Then we headed to the opposite side of town to pick up the post hole digger. Finally we went back to Lowe’s to pick up the wire mesh for the fence that we forgot the first time around. We finally got back around 4:30, and we set to work. By 7:30, we had torn out the first section of fence, and had drilled the first 4 holes. I was pleasantly surprised at how easy the digging was. I figured we would be hitting all kinds of rocks remembering the days I helped landscape this yard in the first place.

I was a little sore in the evening, having used my arm muscles that I haven’t really had to use for awhile. Lalie cooked a wonderful stir fry for us, and then we played Farkel. Finally, we passed out, and I actually slept through the night! The first time in several days.

Spring Break 2007 Part 4

2007-03-15T21:46:00.000-06:00

Today started off as another gorgeous day. I didn’t sleep that well during the night, little Ben came in the middle of the night and pretty much snored away…or it could have been the Tequila keeping me up. Lalie, Robert, and his boys went for there hike at the Fiery Fireplace, leaving about 9, and not planning to be back till around 2. The kids and I hung around the condo for awhile, with me finding one of the internet spots and going through all my email. Finally we decided to go into town for some bike riding. Hannah fixed us a picnic lunch. Of course, I decided to tour around, and skipped taking the highway into town, electing for the back roads.

On this back road, we found a small park, and stopped there for a bit so the kids could play. It was pretty cool, and had a music park where there were some drum type things, and lots of bells the kids could bang on. They had a blast! After this we went downtown, and found a place to rent a bike trailer for Ben, then we hopped on the river trail, and followed it till we got back to the park. Ben played again, and then we all had our picnic lunch. Afterwards we found that the park was actually the end of the trail, and then we headed back. We found a little ice cream store that makes there own, and I even broke down and had an ice cream. We met up with Lalie and the gang there, before heading back to the condo. At the condo, I went for another bike ride up the road from the condo till I hit the end. It wasn’t all that long, maybe ½ mile, but the climb, OMG. Went up about 1,000 feet. There was a 4 wheel drive trail/ bike trail at the end, but it was too sandy to go far.

Later, Lalie and I went for a drive. We wound up getting on some road that took us up to the LaSalle Mountains in short order. Very pretty and still snow up there. When we got back, Robert and the kids were repelling down the rocks behind the condo. Hannah had a blast with that.

For dinner we all went to a little Mexican restaurant in town. Of course, I had another marg. The food was good; I ventured out some and had a steak fajita. Not much excitement for the evening, other than I got back into the hot tub after everyone went to bed so I could soothe my muscles.

Spring Break 2007 Part 3

2007-03-14T10:35:00.000-06:00

The wireless internet we are supposed to have at this place is really sporadic. There are only 3 good places we can get wireless, in the upstairs front bedroom – by the window, in the upstairs bathroom, or on the front porch – but only if there are no cars in the driveway!

Today we started off kind of slow, not getting out of the house till about 11:30 am. But before that, Hannah and I went for a bike ride around the surrounding neighborhoods. That felt good, but I can tell I have lost some conditioning over the winter. Our first stop (and only one of the day) was the Arches National Park. I have only been there in my early days, and don’t remember it worth squat. First we stopped at the visitor center so we could register for one of the hikes to the Fiery Fireplace area. The only available hikes were for the next morning, and not recommended for kids under 5. I elect to stay with Ben and Hannah, so that we could go on a bike ride.

After this, we went into the park, which is an immediate 1,000, some odd foot vertical climb. This part itself was breathtaking, and then we motored through the park for a bit before our first stop. The scenery was amazing, and I was able to get several good photographs while cruising along, including some arches in the distance, and some in the formation stages. Our first stop was at the balanced rock. This in itself was gorgeous, with the rock formations, and the vegetation. Ben and Hannah were quite the troopers just hiking along and enjoying the scenery. After this, we went on a 4-wheel drive road back to a remote arch that we had to hike and climb to for a bit. This was about a 2 mile round trip hike and little Ben made it the entire way, climbing up rocks and everything. We stopped here for our picnic lunch. After this, we went to the Delicate Arch overlook, with another 1.5 mile hike, that also climbed quite a bit. Some more spectacular scenery, with Ben and Hannah making it the entire way!

Finally, we went to the end of the road, and hiked to the Landscape Arch, which is the world’s longest arch. This was the longest of the hikes at a little over 2 miles, with quite a bit of vertical change. The coolest part was at the beginning where the trail went between two huge vertical slabs of rock, each rising several hundred feet. Ben was getting tired by this point, so we started him out in the stroller, but he still walked over half the distance. Of course, wherever there was sand, he stopped to play in the dirt. The Landscape Arch itself was spectacular, gracefully arching through the sky. At its narrowest point, it is only about 6 feet thick. They used to let people under it, and to climb on it, but about 10 years ago, several tons of rock sheared off the bottom of the arch (which happened to be photographed by someone from Fort Collins). Since then they have had it closed off, in case more falls off, or the entire arch collapses. After this, we were pretty tired, so we came back to the condo and chilled out for a bit. We had Pizza for dinner.

In the later evening, Lalie, Robert, and I hung out in the hot tub, drinking margaritas and tequila shots, and just staring at the starts. Here in the dark night desert sky, the stars are absolutely amazing…billions of them. How I wish you could have been there to see those. The hot tub was so relaxing, at around 100 degrees. Finally, we all went to bed to get ready for the next day.

Spring Break 2007 Part 2

2007-03-13T10:23:00.000-06:00

The day started off beautiful! Sun is out, and it is nice and warm. Robert and his boys planned to meet us around noon or so, for the trip to Moab. During the morning, we spent some time outside. Ben played with mom in the garden dirt with his tractor and dump truck. I worked on measuring out the fence, and trying to figure out how to build it. The hardest part will be in the garden area, working around the grapevines, garden steps, irrigation lines etc. That will be phase 1. The second phase will be around the rest of the yard, which will be pretty easy.

The view from mom’s yard is always gorgeous. She looks at the Colorado Monument, which is always gorgeous.

Robert was a little late, calling us at 12:30 to say he had entered the valley. We then left mom’s to meet up with Robert at the McDonalds in Fruita. We also stopped at the car wash so we could both wash our cars and bikes. Everything got a little dirty in all the snow the day before. We finally got on the road around 2 pm. Instead of taking the direct route, we decided to take route 128, which follows the Colorado River, and is the scenic route. Scenic hardly described it! It was absolutely gorgeous! All the red cliffs were amazing. Not unlike the Glenwood Canyon, but the reds in the rocks were out of this world.

We arrived in Moab around 4, and went straight to the condo. The condo itself is very nice, set into red rocks, to create a very private condo. There is a hot tub just off the master bedroom, which is sure to get some good use. From the condo, we can see red rock cliffs that line the valley, with the snow covered LaSalle Peaks in the background.

For dinner we went to the Moab Brewpub. Service was slow, but the beers and food were very good. I had a Chili Verde Pork Burrito. A little spicy, but very good. Puts the Green Chile Burrito to shame. The rest of the evening was uneventful, where we looked forward to touring the next day.

Spring Break 2007 Part 1

2007-03-13T10:20:00.000-06:00

We left the house 1t 9:55 am, 5 min ahead of schedule, a minor miracle for us. We had to make a few stops on the way out of town, the bank – with donuts for the kids, and a coffee shop to get Lalie and me a skinny Latte. So it was about 10:30 before we actually got on the highway.

The trip itself was pretty uneventful. The kids either listened to Hannah’s I pod, or watched a movie on the DVD player. After we got into the mountains, and were out of radio range, Lalie and I listened to a book on tape. This particular one was title Desparation by Stephen King. We got through the first two tapes before we hit Grand Junction. So far, it is about several people who are traveling through the middle of Nowhere in Nevada, and get pulled over by a psycho cop. So far, he has killed two people, but jailed the rest. The cop also seems to have control of the Coyotes, and the Buzzards, calling them at will.

The weather was cloudy, but fairly warm when we left Fort Collins, in the upper 40’s. It stayed that way until we were going up Eisenhower pass, where it began to snow but not heavy enough to cause any major issues. Pretty much the same going up the eastern side of Vail pass, but coming down the western side was a different story. It became blizzard like in a few locations, and I was really thankful we decided to not bring the trailer…for the likelihood of hitting snow in the passes. The uphill side was in worse shape with several jackknifed semis. We found out later that they actually closed the highway shortly thereafter, so we made it through in the nick of time.

We stopped for lunch at the Wendy’s in Edwards, which is pretty much the halfway point. From there, we made it through to GJ with few problems, other than some rain. Once we got there, we sat on the back porch with mom drinking Ice Tea. The weather was partly cloudy, and eventually rained. Mom made a delicious Pork Roast for dinner. Afterwards, we took the kids to Cold Stone for Ice Cream.

All in all a pretty good trip. We did the whole thing in about 5 hours, with only 1 stop. Pretty amazing for us.

Spring has Sprung!

2007-03-09T16:42:00.000-07:00

It seems like a short time between winter and spring this year. Not much more than a week ago we were still having frigid temperatures. The last of the snow finally melted in our yard this week, with most of it gone a week ago.

Now this week, we have tulip bulbs coming up, and crocuses too! Won't be long before I am at it, cutting everything down and getting the yard ready for another showcase summer. Hopefully we will be on more of a normal moisture cycle this year. The past seven years we have been in this house have certainly been eratic from a weather and moisture standpoint. Not much to build or landscape in the garden this year, which is good, cuase this spring we are painting the exterior of the house. That will be a project.

I am also looking for large 20 inch or so hanging baskets for our porch. If anyone knows were to get some, please let me know!

My Current Thoughts and Musings

2007-02-02T21:09:00.000-07:00

It has been awhile since I blogged. I apologize to everyone, but to be honest I havn't really been inspired for awhile, or perhaps I just had a serious case of writers block.

This has been a strange winter around here. The last postings I did were of our pre-Christmas blizzard. Oddly enough, a week after that storm, we had another pretty big one, and it seems a weekly storm of some sort. And it has been VERY COLD this winter! Usually we get an arctic blast for a week or so in the winter, then it is over. And we always have some very warm days during the winter when we can get out and enjoy life, go for a walk, play a round of golf, ride bikes, or even clean up the yard a little bit.

Not this year...we are in week 7 of cold snowy weather. The snow from the blizzard is STILL on the ground! and we have hardly had any days above 40, with most of them in the 20's and 30's, or colder. I am getting cabin fever big time. I have a burning desire to build something, but it is way too cold in the garage to fire up the woodshop. Even though the garage is fully insulated, it would cost a fortune to crank up the space heaters to get the temperature into the mid 40's so I could work without gloves. Fortunately, I did figure out how to completely drain the trailer this year, so hopefully no broken pipes this time! I need a break from this weather...Calgon take me away!

On the bright side, business has picked up dramatically in the last couple of weeks! If this keeps up, it looks like this will be a good year, and my inspiration is starting to make a comeback!

Jan. Fugglies

2007-02-02T20:57:00.000-07:00

OK, so I am a couple of days late posting, but I found this one in January! This wonderful project is a perfect example of what not to do for project planning and streetscape design! This particular apartment project is in Castle Rock, Colorado, next door to one of my projects. They both were designed and approved roughly at the same time, but what a difference in concepts and execution!

The apartment home site was originally a beautifully sloping site vegetated with scrub oak and other native plants. The developers of the apartment homes probably had a standard building plan they wanted to use (usually on flat sites), so in order to get that product to work on this site, they had to construct some incredible retaining walls to pull this off. The picture shows the result of what happened along the public street adjacent to the site. Not only are the walls incredibly tall (around 40 feet at one point), they were designed without any anesthetics in mind. There is no variation in color, no pattern, nothing. Just a huge homogeneous wall. Then, they didn't even bother to screen it plant material, trees, or shrubs. Just a few trees scattered here and there. Ugly.

Watch for my other post of our project coming up shortly.

Christmas Blizzard 2006

2006-12-23T20:03:00.000-07:00

Ok, so it isn't quite Christmas, but close enough. Once again, we find ourselves under a blizzard, with about 2 feet of snow dumped on us. This doesn't quite get up to the March 2003 blizzard when we had over 3 feet of snow, but with this storm, the snow will be with us for quite a while, as the cooler temperatures won't melt it very fast.

It started snowing on us early Wednesday, and by noon at work, we called it a day. I went to fetch my daughter at school, and went home. by then we had about 4-6 inches. I drive a true 4 wheel drive SUV (and right now I am glad I do!), so I didn't have any problems getting around, except for the other drivers on the road. The next morning, the snow had stopped, but the wind hadn't! There were areas that were bone dry, and other places with 3-4 foot drifts! We had to keep our cars outside in the driveway, so we wound up with some major drifts around the cars. Thank goodness for my neighbor, who has a bobcat tractor. He used it to dig out the driveways of his neighbors! Course, I had to shovel out the drifts around the cars. I am also thankful now that we live on a collector that is a designated snow route...we get plowed! The first plow came through at 10 am following the end of the storm. While it was nice to get the street plowed, it did add an additional 2 feet of snow to the end of the driveway! Once again, thank goodness for my neighbor! He did make some major piles of snow in the street, that the kids have had a good time playing on!

Other than having closed the office for a couple of days, this storm has been nice in that it has rather put me in the Christmas spirit with a few days off, shoveling snow, and the like. It is very pretty out, and we are sure to have a white Christmas this year!

Merry Christmas everyone, and have a Happy New Year!

December Fuglies

2006-12-06T21:18:00.000-07:00

The other day I was driving down C-470 in south Denver, when my eye was caught by this housing development. I simply had to get off the interstate and explore this one...and I could not believe my eyes! This has to be one of the worst developments I have seen, particularly for townhomes! The first picture is what you see when you first drive into the development...nothing but a solid row of garage doors! There is no focal point, there is no sense of community, no sense of arrival. Nothing but a series of garage doors. The other side of the buildings isn't much better. This is what visitors see when they come to your home...nothing but lined up porches, with little to break it up, or identify one unit from the next. In the front there isn't even any differentiation in the architecture...talk about boring!

I am blown away by three things...that a developer would build something like this, that a jurisdiction would approve it...and even more surprised that buyers would buy this! Granted, this parcel of land was landlocked between two apartment complexes, and was long and narrow, but I would think that something else could have been done. Something to give this development some sense of arrival, some focal point. Sacrifice a few units to create something special. How about being proud of something that you build?

November Fugly Award!

2006-11-28T19:12:00.000-07:00

The November fugly award goes to a particular streetscape in the Greeley area. In this streetscape, somebody decided to plop down some large boulders as landscape elements. Now we use boulders all the time, but to be properly done, they need to be partially buried to look more or less natural. Not these, they were just plopped on top of the ground! And not just in turf areas, but in the concrete areas of the splitter islands for the round-a-bout. These look hideous. Not only are they out of scale, they aren't buried properly, nor are they grouped to look some kind of setting. Nope...plop one here, one there, totally random.

Too bad, this was a nice project overall.

Consumer Sustainability

2006-11-25T09:23:00.000-07:00

While helping to prepare some of the meal for Thanksgiving, I got out an electric hand mixer that I use a lot for small jobs. Using this hand mixer got me to thinking about a different aspect of sustainability, and that is how we have become a throw away society. These days, most of the everyday products we use are made of plastics or other similar materials, particularly the gears in the motors. These arn't good plastics either, but cheap plastic designed to keep the end product costs low. But what usually happens? These products, particularly household kitchen appliances work well for a few months, maybe even a few years, then they break. Because they are so cheap, it is easier to buy a new one and throw the old one away...contributing to our landfill waste.

What is it that got me thinking about this? The hand mixer I mentioned above, is an old mixer. I got it from my mother when I settled in my own place 20 years ago. Now having a kitchen appliance for 20 years these days is really something, but this hand mixer is older than that. I remember using it as a kid, in fact I remember this particular mixer being around as long as I can remember....so that is pushing 40 years! And it is still going strong. Now it might not be the prettiest thing, it isn't stainless steel, it isn't shiny white, but a faded yellow...and it is made of metal. But in this case, it isn't a beauty contest. It stays in the drawer and only comes out when needed, usually once a week or so.

Imagine what it would be like if common everyday items, be it kitchen appliances, toys, or whatever, where built to last. We wouldn't have to throw everything away. Sure it might be more expensive initially, but it would sure be cheaper in the long run. Imagine having to shell out $100 or so for a good hand mixer that lasted 40+ years, instead of shelling out $30 every few years? Imagine how much less stuff would be trash, how much less resources we have consumed in making and transporting those products...now that is sustainability.

Award Winner!

2006-11-19T09:12:00.001-07:00

On November 15th, I was the proud recepient of the first every Urban Design award given out by the City of Fort Collins. We recieved the award for the Harvest Project that we designed a few years back, and which recently completed construction. The city gave out a total of 12 awards in 6 categories. The Harvest project was the only award given to a single family detached community, that was a greenfield development. It was an honor to recieve such an award.

Harvest was designed based on new urbanism principles. There are over 500 homes in the 105 acre community, with a mix of single family and townhomes. Within that is a broad mix of product types that where interwoven together. There were 4 single family product lines, with a variety of lot size needs. All these lot sizes where woven together within blocks to create a dynamic mix of homes and home prices. Also mixed in, where two townhome products. Again, these where interspersed throughout the community. Also included where 4 small pocket parks, a community recreation center that occupies an entire city block. This site is also surrounded by a public park, and a city natural area. The community was designed to be walkable with detached walks, street trees, and 95% of the garages are accessed by alleys. My client, Writer Homes (subsequently purchased by Standard Pacific Homes) designed an entirely new product line for this community. In addition, they used a variety of color schemes, to really create a vibrant streetscape. This is indeed a neighborhood and community to be proud of.

Back Alley Walkability - Fort Collins Style

2006-11-19T08:52:00.000-07:00

Last month, ASLA's blog, The Dirt, posted a ditty on Back Alley Walkability. I posted a comment that I would write about what Fort Collins has done recently to create walkable alleys, so here it is!

Like Architect David Winslow, Fort Collins downtown alleys are also widely used by pedestrians. In 2004 The City of Fort Collins, in conjunction with the Downtown Development Authority (DDA) embarked on a plan to improve two of the alleys that had been widely used by pedestrians for years as mid-block shortcuts. One of the alleys, Trimble Court, (pictured to the left) was a mid-block shortcut between the main drag of College Avenue and Old Town Square, a pedestrian mall. This alley already had a well established artists studio on it. The other alley, Tenney Court, became a widely used pedestrian shortcut after the construction of the Civic Center Parking Structure.

Both alleys had numerous trash dumpsters, utility boxes, poor lighting, and were generally unattractive. The goals of the city and the DDA was to consolidate trash dumpsters, screen and/or relocate utility boxes, vastly improve lighting and other pedestrian amenities such as providing benches, planters, new paving, and the improve the drainage and more.

As can be seen in the photos, all this has been achieved and more. The picture shown to the left, Tenney Alley, was in terrible shape prior to redevelopment. There were numerous trash dumpsters, graffitti, and a severely sloping pavement to accomodate the drainage. This carried through all the way to the public street. Prior to the year 2000, this alley was mostly a service alley. However, in 2000, the civic center parking structure was completed within this block, and therefor this alley became a pedestrian shortcut between the parking garage and the downtown shopping district. This parking garage also has liner stores and offices (of which our office is located), so a lot of employees also used this alley.

The major issue that was solved with this alley reconstruction, was the drainage. They installed a new drain line, leveled off the alley, and installed new modular pavers that really give the alley life. In addition, new light fixtures and planters were added. The light fixtures dramatically improved the nighttime safety of the alley, while the planters add a lot of summer color.However something else happened after this alley was completed that the DDA hoped would happen...a local businees owner reconstructed the alley facade of there building to create an inviting entrance off Tenney Court. Hopefully this will be the first of many revitalizations of Fort Collins Alleys. Another fun aspect of this particular alley, through the art in public places program, the utility boxes were turned into public art! A local artist has been painstakintly painting these boxes with a bubble motif...Note, that she is doing this by hand!

Both of these alleys recently won an urban design award from the City of Fort Collins, issued to the designers, EDAW and BHA designs.

Straw Bale Home - an update

2006-11-13T22:29:00.000-07:00

Good News, the straw bale home that I blogged about last month has now broken ground! Course at the moment, it is literally a hole in the ground, I am anxious to see how they will build this home, the structural considerations, etc. Especially since this will be a 3 story home.

More to come!!!

Habitat Update

2006-11-13T22:23:00.000-07:00

I know it has been awhile since I blogged about the Habitat project, but they are moving along. Framing is complete, mechanicals are being installed inside, and the siding, doors, and windows are being installed. Now you can really start to see how the units are going to look, and how they fit into the overall community.

Meanwhile, we are busy designing the next eight units to be built across the street.

The 300 Millionth Citizen

2006-10-17T21:42:00.000-06:00

The other day, in my wanderings around the mountains, I was listening to the Jay Marvin radio show, and they were talking about how on that day, the 300 millionth citizen of this country was supposedly born. Of course, this feat has both sides talking. One side has the economic pundits talking about how this will help the economy to grow and thrive, as growth is good for the overall economy. Of course, the other side, largely environmental, was saying that growth isn't necessarily good, as how are we going to have the resources to care for these people? Not only in physical infrastructure, such as roads, schools, etc., but also with water, electricity, heat, and so on.

I think both sides are right. I do believe that growth is good for the overall economy, as non-growth brings about stagnation. At least in our current economic model, and the only one that I am familiar with. I am also talking about slower sustainable growth, not booming economies. Booms always bust, every time.

However, I also understand where the environmentalist and other no or slow growthers are coming from. Our resources are not finite, we do need to be careful in what we use. I do believe that we can accommodate future growth in our population with sound choices that are made now, that look at the future.

For the most part, our current way of life, and our economy is built on instant satisfaction, on how we get the biggest bang for our buck today. This isn't always bad, as we all enjoy getting the lowest price we can on goods and services. However, we need to look at the life cycle costs of what we do. Is paying an extra $1,000 for a super efficient furnace good for the long haul?

We need to look at our development patterns. We need to build mixed use and mixed income communities. We need to build at higher densities. We need to get away from being dependent on the automobile. We also need to build our homes and commercial buildings for the long haul. If we truly look at what it costs to do it right, and amortize it over the life of the structure, the extra cost is minuscule. We need to build homes that don't fall apart in a few years. We need to build homes far more energy efficiently. The technology is there, it can be done, and it doesn't cost a great deal more.

Take for example, my biggest pet peeve, all the turf grass we plant. Do we really need it all? How much of that turf really get used? How much of it is played on, versus how much it gets looked at, whizzing by at 40 mph? This is where developers and the design community need to honestly think about weighing the cheap costs of installing all that turf now, versus the long term maintenance issues of all that turf. Is it really cheaper? I don't think so. Planting shrubs, perennials, or native grasses might cost more now, but it is also more aesthetically pleasing, and costs less to maintain!

These are just a few of the issues. We all make choices everyday that impact the future. We all need to weigh those choices, and think about the long term impacts.

Think about it.

Stapleton

2006-10-17T21:17:00.000-06:00

I have visited this wonderful community several times this summer, with many different friends. For those of you who have not heard of Stapleton, this is one of the largest infill redevelopment projects in the country, right here in Denver. It is on the site of the former Stapleton International Airport, and is based on New Urbanism planning concepts using the Built Green program as a standard for all the homes, and other sustainable measures as well.

This community has several wonderful things about it, but the one I want to focus on today is water conservation, and the effect that has on sustainability. One of the things they have done, is require build to lines for most of the homes within Stapleton. What this does, is require homes to be built close to the street, rather than set way back from the street. Being close to the street has many advantages, among them social interaction, but the best part of it, is that this discourages people from planting front lawns. Most of the homes are set back 8, 10 up to 15 feet from the sidewalk. This dimension is not sufficient to efficiently irrigate turf, so what most people have done is plant it up! The street scape is vibrant with the colorful array of perennials, ornamental grasses, flower pots, and shrubs! It is absolutely gorgeous! The only grass you find here, is in the parkway strips between the street and the sidewalk.

Of course, there are other wonderful water conservation landscape techniques that Stapleton employs, and I will talk about these in future episodes.

Northern Exposure ala "Estes Park"!

2006-10-17T21:08:00.000-06:00

Today I had to visit Estes Park for a business meeting. Today also was the first major snowstorm to hit the front range, but that is beside the point. While in Estes Park this morning, I was just amazed to see Elk wandering down the street! This big one was just staring at me, daring me to move my Durango! After he finally got off the street, I parked my car, and this big guy just looked at me, no more than 10 feet away! Obviously they felt very safe and right at home...reminded me of Northern Exposure.

Built Green Homes - Straw Bale Style!

2006-10-10T21:21:00.000-06:00

Here is a new twist in the green building movement, at least as far as I know. A Boulder based builder is planning to build 12 straw bale homes in a new urbanist project in Fort Collins, called Old Town North.

The first home that Merten Homes is planning on building is a 3,035 square foot 3-story home that is pictured to the left. This will be followed by a 2 story home next door. As of this point in time, I don't know what the asking price is, but I am highly curious to see these homes constructed. As far as I know, this will be the first attempt by a builder in this area to build straw-bale homes in a multi-home setting, and particularly in an urban environment. Talk about the ultimate in sustainability!

As with the habitat homes, I will follow the construction of these homes, and post updates and pictures, and most curiously, about the structure of these units! And of course, I will be very interested in how the market will react to these units! Stayed Tuned!

The plague of planners...my response

2006-10-05T21:31:00.000-06:00

I recently read a Toronto Globe and Mail article that blasted planners, both private and public. Even though, this article was originally posted back in June, I simply have to respond to it. Among many points made in the article, the ones that really rile me is the blame the author places on comprehensive planning for the resulting high density, gridlock, and high housing prices. The author goes on to point out that planning cannot predict and plan for the complexities of the city.

I quote "Urban planning advocates have failed to learn the chief lesson of the 20th century: that comprehensive, centralized government planning does not work. Planning a city or urban area presumes that planners can gather all the data they need, predict the future, and be immune to political pressures...The truth is, no one can ever collect or understand enough data to understand a complex urban area, much less predict the future."

Now I agree with the author that cities are extremely complex places, and changing one thing has a ripple effect through many other things and systems. I also agree that predicting the future is extremely difficult. All we can do is make an educated guess.

But if we don't do comprehensive planning, then what is the alternative? Should we just have a free for all? Should we let anything be built anywhere? Should we ignore the environment? Should we ignore the strain on the infrastructure? Should we just develop in extremely low densities, and gobble up all the farmland? This was basically allowed to happen in Houston until the late 80's. And guess what? They have extreme traffic congestion too! The author doesn't like comprehensive planning, but doesn't offer up any alternatives.

Is comprehensive planning perfect? Heck no, mistakes have been made through history. The author points out the failures of the super blocks of affordable housing. Many of those projects were poorly conceived and planned, but we have learned from them. We have learned that massive blocks of single use planning isn't good for any socio-economic segment, or use. In my mind, the biggest mistake of the last 50 years of development was the invention of single use zoning laws. These are still prevalent in most communities and preclude a mix of incomes and housing types, much less mixing it with commercial and retail.

This is what has caused the gridlock. Single use planning. This forces people to live far from where they shop, far from where they work, far from where they recreate. This has forced people to drive there cars to go shopping, go to work, they even have to drive to the health club to get exercise! This is what makes mixed use zoning so enticing! It allows people to live, work and shop in one area! Heck, you could even have your office downstairs, and live upstairs! This is called New Urbanism, and is something I am a big proponent of.

What would our cities look like today if we hadn't had 50 years of single use zoning? what would have happened if the development patterns of that time prior to the 50's been continued? Would we have had a need for massive superhighways? Would we have a need for supercenters? Would the corner grocery store have survived? Would we have become socially isolated from each other?

People today are looking for that in new communities. A real sense of place and community is almost more important than the home anymore. A connection to your neighbors, feeling safe. I live in megalopolis of Northern Colorado, and the best selling communities by far are new urbanism communities. Communities such as Stapleton and Lowry in Denver are runaway successes. These two communities have managed to create a wide variety of housing with many price points all the way from affordable to multi-million dollar. They have combined merchant housing with custom homes, traditional with modern. They have included the commercial areas, artist studios, work and office space.

I like them because I could live there, have my office, walk to work, and have my bank and grocery store right there! We could get rid of a car!

Imagine that, what if it were possible for every family to reduce itself down to one car....what would happen to gridlock then?

A little more history

2006-10-05T21:07:00.000-06:00

Recently my wife and I passed through Georgetown, Colorado, on our way home from a weekend getaway. Well, I decide to find the house that my mom spent her early years in. This was in the mid-40's to the early-50's. They lived on the edge of the mountain, right next to what was then, the city jail. Next to here, is a picture of the house, and believe it or not, it looks almost identicle to when my mom lived there (or so she says). She also says that she remembers it being much bigger when she lived there! My great grandma also lived in Georgetown, in a smaller house down the street, though I don't remember exactly where is was.

My grandpa owned and operated the local newspaper during his tenure there. I don't know the exact dates, but after a bit, he sold that, and started a printing company in Denver, where he made his fortune. My mom remembers traveling to the big city of Idaho Springs to go to the movies, or a night out on the town. Of course, this was all long before the interestate system, much less a good highway system in the mountains, so a trip to Denver was an all day adventure at best, and wasn't done often. After a few years of my grandpa commuting to Denver, they finally sold both Georgetown houses, and all moved to Denver.

Habitat Update 10-05-06

2006-10-05T20:57:00.000-06:00

Well, I have been a bad boy, as I am a little tardy in my updates of the Habitat project. I was out there a couple of times, and had forgot my camera! Anyway, there has been a lot of progress made since the last update. The second floor and walls are now up on all of the units, the carraige units above the garages are now built, and most importantly, the roof is now being installed! You can really see them taking shape now!

Sustainability in the Landscape

2006-09-10T20:24:00.000-06:00

Recently, my employees and I took a break and went to the Botanic Gardens for a field trip. I can't speak for the rest of them, but I was certainly inspired! It has been awhile since I have been to the botanic gardens, and I was very impressed with the work they have done to create sustainable landscapes, demonstrate water thrifty plants, and make it attractive to boot! Right at the front, by the parking lot is an excellent garden full of water thrifty plants, many of which were blooming away in September!

Within the gardens they have created several gardens that showcase how to recreate natural grass prairies, in several different zones, such as the lower plains, and the foothills, riparian zones, and such. Most of these gardens havn't recieved any supplemental irrigation in several years. The one shown here is representative of an enhanced plains grassland. Just look at the variety of plant material! Blue Grama and Buffalo Grass are used extensively, both native grasses, as well as several others. Shrubs and perennials include Leadplant, Mexican Hat Coneflower, Rabbitbrush, Sages, Sunflowers, and numerous others. These plantings are very much alive, and far more interesting than just turf grass.

The nice things about more natural landscapes, is that they are allowed to evolve, plants reseed readily, and if a plant isn't tough enough to make it, no specials efforts are taken to keep it alive. Of course, these gardens do have the advantage of having full time staff to take of the weeding, something that is important in getting these gardens established.

Another garden that I found particular thrilling was the water smart garden. Here many of the perennials and shrubs are displayed that show homeowners beautiful plants that survive with a minimum of water and care...and they thrive! Just look at the rich textures! The mix of greens, silvers and blues is spectacular, puncuated by the prolific blooming of hyssop plants! Seen in this image are Sages, Creeping Verbeena, Hyssop, California Poppies, Penstemon, and the wonderfal varieties of Yuccas and Century Plants! I now have a new fondness for Yuccas and Century Plants!

So now that I know it can be done, now we have to challenge ourselves to figure out how to do it on a bigger scale, and do it cost effectively! A big challenge indeed, but I feel up to it! We have too, water supplies are finite, and with the ever increasing population, the green turf grass we see everywhere, will soon be a dinosaur.

Habitat Update Week of 9-05-06

2006-09-09T09:54:00.000-06:00

Wow, Habitat got a lot done last weekend! The majority of the first floor walls are now up, and getting ready for the second floor deck. Things are moving along fast now!

A little history...

2006-08-31T22:22:00.000-06:00

Last weekend, my family and I went camping up around Aspen. So on one of the days, I took a trip to Aspen to see what was going on, and of course, I had to drive by my Grandma's (on my fathers side) first house she owned with her husband. A few years ago, the current owners did a major remodel and addition to the home. This isn't unusual for Aspen, as the town is famous for tear downs and McMansions.

Anyway, I was very impressed how the owners preserved the original house, and only added onto the rear of the house. From the street, you can hardly tell they added on. I felt that this showed a lot of restraint and respect for the history of architecture. Now my grandparents only owned this house for a few short years, but my family has a long history in Aspen and Snowmass. Can you believe, that my grandparents originally bought this house in 1935 (or so) including 5 city lots, overlooking a lake, for about $2,000? Of course, in those days, lakes were viewed as dumps.

Back in 1985, I took my grandma to Aspen as part of her 50th wedding anniversary. Unfortunately, my grandfather died a couple of years before. Anyway, we had the good fortune of running into the owner of the property at that time who was a retired lawyer from Chicago, who had owned the home for about 30 years. He was very happy to see us and knew who my grandma was! He showed us all around the property, and I was very fortunate to see the house. This is the same house my father was born in. On that trip, I was able to see the house where my grandma was raised, and the one she was born in! That home was vacant at the time and probably does not exist now.

The resort of Snowmass (the base village), was originally our family ranch. My grandfather was born on that ranch. Of course, the family sold it before it ever became the resort. But on that one, they preserved our original homestead and turned it into the Snowmass arts center! I was able to see the house where my grandpa was born, and the old barn. That facility is now known as the Anderson ranch. It obtained that name when my grandpa and his brother walked off the ranch one day, never to return. The ranch then went to there sister Hildur, who married a gent by the name of Bill Anderson, and the rest, they say, is history.

Habitat for Humanity

2006-08-31T21:59:00.000-06:00

I have been involved with Habitat for Humanity of Fort Collins for over 10 years now. I have worked with them as a volunteer, on comittees, and several years as a board member. I have also worked with Habitat on designing several of the homes they have built. Recently I worked with them on their most ambitious project to date, a multi-family six plex being built in the Rigden Farm Neighborhood. While working with Habitat, we created a concept of four units facing a major street with two additional units above the detached garages facing the alley. This project was a challenge. We not only had to design these units to be functional with 2-4 bedrooms, but we also had to design them to meet ADA and Fair Housing guidelines. All on a sloping site!

Anyway, I have decided I am going to document the construction of these units on this blog.

Here is a picture of framing, the week of August 28th! The exterior walls are up of the first three units.

Another picture of the framing taken from the alley. You can see the foundation of the detached garages and the carraige units.

This is a picture I took a few weeks ago showing the floor framing in process. We had to drop the floor into the foundation to meet accessibility requirements.

And finally, here is a picture of the foundation walls being framed and poured.

August Fuglies!

2006-08-31T21:53:00.001-06:00

Well, I know that I havn't exactly been keeping up with my fugly awards, but this one has been gnawing at me for some time now. This neighborhood is made up mostly of duplexes, all of them brick. Now I am not knocking brick, but more the overall architecture, or lack thereof. These homes have no characater. Most of them, you can't even find the front door! The door is tucked around the side of the home, with the patio door facing the street! Talk about look alike homes! I really don't see how the homeowners can tell one from the other. But, my bigger question is, who buys these homes, and why?

DIA: Why not Green?

2006-08-20T21:02:00.000-06:00

Today, my family and myself traveled to Denver to DIA to pick up my mother-in-law. Generally, I like DIA. I think it is a gorgeous and functional airport, at least as far as airports go. Today though, I started thinking about ways that DIA can become more sustainable...especially in light of the recent Greenprint Denver that Mayor Hickenlooper recently outlined. I do have some ideas, and here they are!

First, for the life of me, I can't figure out why they didn't build light rail out to DIA when they built the place. It just seems to me, that would have been a smart thing to do, and would have saved many miles of travel by car. I do know, that the idea was floated originally, but light rail met a political roadblock, which is why it ends in five points today. Don't get me wrong, I think five points is a great neighborhood, but ending the light rail line there, rather than continuing it on to Stapleton and DIA was a fifty year mistake. Now they are looking at building a train line to DIA. While that is better than nothing, I think light rail makes more sense. It is more flexible, and you can take it into neighborhoods where people live and build stations there.

Second, I would think that DIA uses a tremendous amount of electricity. With all those wide open spaces, why not put up some wind turbines? I think those would look very cool on the drive up to the terminal, right before the DIA sign? I also know, there are plenty of other places they can be put that are out of the flight patterns. Make it a part of the landscape, and put them up front where people can see them! The second option would be to install Photoveltic systems!

Third, where the old toll collectors where, there is still an awful lot of pavement where all the lanes used to be. Rip all this up, save some solar heat gain, and also provide less stormwater runoff!

Fourth and final, at least for now, Are the parking lots and general landscaping. I think it is a shame, that when DIA went over budget, landscaping was the first thing to go. Since then, they have installed some, but overall, the landscaping leaves much to be desired. This is supposed to be a world class facility, so it should look like one on the outside, as well as the inside! I do appreciate how they have designed the landscaping to work with the ecosystem, and it is very sustainable and xeric, but there could be more of it. There also needs to be more shade, particulalry in the outlying lots! And more shade where people walk to and from those lots. I have had to make plenty of flights where I was running late, had to park in the hinterlands, and then make a beeline to the terminal. And was it hot! There needs to be some shade, whether it be from trees, or some other kind of structure.

Anyway, those are my ideas for now, any others?

Sustainable Landscapes

2006-08-09T22:47:00.000-06:00

One of the ideas to come out of Mayor Hickenloopers "Greenprint Denver" initiative is to plant a million new trees within the metro area over the next 20 years. I find that idea plausible, but I do wonder what the paremeters are. Are these trees to be planted in existing areas, or does that include new developments as well? If it includes new developments, then it will be fairly easy to meet that goal. However, if these are planted in existing areas, then this will make a significant difference in the tree cover. This is good. Trees not only provide shade, they help to reduce the heat sink created from urban development, they help in reducing carbon dioxide by converting that gas back to oxygen, and trees beautify streets, parks, yards, and just about any other area.

One area though that I feel is left out of the picture is water conservation, and creating sustainable landscapes. Watering turf grass in particular is a huge drain on our water resoureces. What can we do though? A big part of it is making a paradigm shift in our collective society about what we consider a nice landscape. Most of us still have the New England mentality that a brilliant green grass is the only acceptable ground cover. But does it have to be? First of all, as a whole, we put way to much water on turfgrass. Part of it is due to outdated and inefficient irrigation systems. Part of it is due to the fact that we don't like to see any brown on our lawns.

I think we are going to have to get used to the idea that our lawns can get a little brown during the heat of summer. Another way to change, is to only plant water thirsty lawns where they actually get used. Do we really need to plants of arterial street edges with grass that only gets looked at as we zoom by at 40 miles per hour? I think not. In those places, we need to start planting drought tolerant grasses that are suitable to our climate. I found such an example in the Ridgegate project in Lone Tree. Another option is actually plant more perennials and shrubs. Sure these cost more in the up front installation, but they certainly use less water than turfgrass, and don't cost any more to maintain than the lawn does. But it does take a new way of thinking. Here at Vignette Studios, we have four projects on the boards where we are taking a hard look at the landscaping and looking for ways to conserve water. Three are new projects, and one is a remodel of an existing condominium complex. More to come on this though.

These are just some of my ideas, I would welcome more comments and thoughts from others!