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Archive of posts filed under the Sustainability category.

Rethinking the Broadway-Lincoln Corridor

by Jenny Niemann

At last week’s Denver Moves Broadway public workshop, the City presented a range of options for transforming the Broadway/Lincoln corridor into a safer, more livable place, while improving mobility for all modes. This corridor has been the focus of many City plans. Most recently, the Golden Triangle Neighborhood Plan envisioned Broadway as a “Grand Boulevard.” This workshop sought feedback on alternatives for implementing that neighborhood vision through a redesign of the travel lanes on both roads and placemaking throughout the corridor.


One of three proposed design alternatives presented by the City. Image courtesy of Denver Public Works.

The City offered three different roadway design alternatives that would provide a protected bike facility on the corridor by removing a lane of traffic on either Broadway or Lincoln. Based on current traffic counts and speeds, City planners assert that Broadway could handle losing a travel lane without much increase in congestion. Providing more space for bikes creates the sort of multi-modal environment that is good for pedestrians, too: removing a lane of traffic and narrowing travel lanes will slow down travel speeds and reduce the distance pedestrians must go to cross the street.

Detail of proposed placemaking elements. Image courtesy of Denver Public Works.

Detail of proposed placemaking elements. Image courtesy of Denver Public Works.

The most interesting part of the workshop was the presentation of placemaking concepts for every block of the corridor. Despite the great mix of shops, restaurants and bars along the corridor, the speeding cars and huge space devoted to them don’t contribute to a welcoming place to walk. Proposed placemaking strategies would provide many more amenities for pedestrians and anyone who wants to enjoy the corridor. Enhancements included curb extensions, or bulb-outs, to reduce crossing distances, parklets, landscaping, enhanced crosswalks, and traffic calming. Pedestrians were clearly the focus here: planners envision pedestrian gathering spaces, activation of surface parking lots fronting the road, and a pedestrian-oriented alley.

Example of a curb extensions that shortens crossing distance. Image courtesy of Denver Public Works.

Example of a curb extensions that shortens crossing distance. Image courtesy of Denver Public Works.

I was encouraged to see the workshop recorded videos of residents talking about their experiences in the corridor, and what they hoped to see in the future. The videos will be compiled to communicate the community’s goals for the corridor. We can hope that residents’ videos will end up providing additional support for making Broadway and Lincoln streets that work for everyone.

If you missed the meeting, you can still learn about the project and provide feedback through a website the city created for the project. Go here to learn more about the project’s background and goals, see the information presented at the workshop, and provide feedback. Submit comments about the design alternatives by November 30, 2015.


Jenny Niemann is a WalkDenver Policy Committee member and a MURP/MPH graduate student at the University of Colorado Denver

14th Street Ambassador Corridor Improved by Renovation at 414 14th

Recently I was able to get a peek inside the former Denver Public Schools Administrative Building at the corner of 14th Street and Tremont in the Central Business District.


This gorgeous building, now known as 414 14th Street on the Ambassador, was originally erected in 1923 for the Denver Public School system and housed their offices until the 1970’s. It was added to the City and County of Denver’s list of historic landmark buildings in 1994. Most recently, it served as offices for the Denver Art Museum.

The Downtown Denver Partnership has designated the 14th Street corridor the “Ambassador Street” because of its proximity to sites popular for out-of-towners, such as the Colorado Convention Center and the Performing Arts Complex. The building’s prime central location on the Ambassador Street, along with its historic importance, caught the eye of owners Dunkeld-14-LLC (a partnership that includes principals from Hyder Construction). They closed on 414 14th in 2013 and with the help of DURA financing, they are in the midst of performing an impressive renovation.

Redeveloped on spec, Dunkeld-14 is now seeking tenants through Pinnacle Real Estate Advisors to fill this 43,000 square foot office space. Tenants could potentially lease the entire building, or subdivide the three floors into multiple offices. Though many of the original building’s details are being restored (like the stairwell and hallway pictured below) each lessee will have the rare opportunity to select their own finishes.



Though the owners are not currently seeking LEED certification, the building is being adapted to meet LEED-Silver standards. Negotiations with Xcel Energy have resulted in a brand new electrical system, with a state-of-the-art transformer vault installed at the rear of the building. High speed fiber-optic cable was added, and the interior features a brand new variable refrigerant flow (VRF) HVAC system that offers up to 35% in energy savings because of its ability to allow for zoned thermal control in large spaces.


All of the 150-some original windows were sent out of state to be professionally insulated and glazed, preserving the original character of the building while bringing it up to today’s energy-efficient standards. Lower level bike storage and shower rooms will cater to the cyclists in the city, while 42 dedicated parking spaces at the rear of the building are an undeniable bonus for potential tenants.

The 3-story building was originally shaped like a U, with the open space facing the rear. Dunkeld-14 has added an impressive secondary entry alcove to this space that adds over 6,000 square feet to the original building footprint.


With its unique blend of modern technological improvements and historic 1920’s charm, 414 14th is sure to be snapped up soon. We’ll check back in for an update when the renovation is complete.

Thanks to Jeff Caldwell at Pinnacle Real Estate Advisors for the tour!

Turntable Studios Brings Micro-Apartments to Denver

MARCH 5 UPDATE: JG Johnson Architects has finalized the renderings for Turntable Studios.  The three photos posted below include the final sign design and color scheme for the building.





Denver’s first micro-apartment building is under construction! The project is called Turntable Studios, and its introduction to Denver’s rental housing mix marks an important step toward expanding the affordable housing options for would-be city dwellers.


courtesy of JG Johnson Architects

Micro-apartments (also called micro-units or micro-housing) have been part of the housing mix in dense international cities like Hong Kong and Tokyo for decades, but they are just starting to catch on in the U.S. Though the maximum square footage varies depending on the source, most authorities consider a one-room apartment unit that is between 150-350 square feet to be “micro.”

There is a reason that micro-apartment development is on the rise. According to a 2012 report from the U.S. Census Bureau, the proportion of single-person households in America has increased by 10% from 1970, and presently accounts for more than a quarter of all households. This rise in single-person households coupled with steadily increasing housing prices has created a new real estate market segment that appears quite willing to sacrifice square footage for affordable rents and desirable urban locations.

Though the concept has not yet reached Middle America, fast growing cities like Boston, San Francisco and Seattle have been offering micro apartments for several years now. Their introduction to the rental market has presented a challenge to city planning departments, who have no previous experience guiding policy decisions that speak to the unique housing arrangement that places kitchen components within mere feet of sleeping quarters. Nevertheless, the demand for affordable urban units in the U.S. is undeniable and Denver will soon have its first offering, courtesy of Nichols Partnership.

Probably best known locally for developing the Spire condominium building downtown, Nichols Partnership is in the midst of adapting the former VQ Hotel building next to Sports Authority Stadium at Mile High into 179 apartment units that will range in size from 330 square foot studios, to 820 square foot 2-bedroom units.

Originally erected in 1967, the 94,000 square foot, 13-story cast-in-place concrete structure stands out because of its unique design. It is shaped like a silo, with the elevator bank at its center and 16 hotel rooms per floor spoking out from the circular hallway.  Each of these rooms is being converted to an apartment unit, complete with a kitchen (featuring full-sized refrigerators and built-in microwaves), a full bathroom with a sliding barn door, and living / sleeping area.


Because of the limited square footage, the unit floorplans had to be carefully arranged. Nichols Partnership  tested the design with a real-life mock-up unit, to ensure the spaces were laid out to maximize livability for the future tenants.

turntable studios bed

Courtesy of Nichols Partnership

The windows are being re-glazed and each unit will feature a Juliette balcony, so that tenants can open up their doors and enjoy their remarkable view of downtown Denver.


Turntable Studios will offer a variety of amenities, such as a fitness room, swimming pool, and community room on the first floor, along with additional storage space for tenants.  The hotel’s former top floor restaurant space will be converted into penthouse apartment units and a common area. The development prioritizes access to multi-modal transportation, with plans for 144 covered bike racks, and its proximate location to I-25 and two light rail stops.

Property management company Boutique Apartments is already accepting inquiries for the project, which is scheduled to begin leasing in June, 2015.

Be sure to check back for updates, as we will certainly be keeping an eye on the development of this exciting new addition to Denver’s housing mix! Thanks to Melissa Rummel and Jodi Kopke for the tour!

Gas is suddenly cheap(er), and the reason is bigger than you think

Gas prices have fallen below $3 per gallon in much of the US, and the explanation isn’t the simple seasonal differences that always make gas cheaper in autumn. The bigger reason: US oil shale deposits are turning the global oil market on its head.

Photo by Wil C. Fry on Flickr.

Photo by Wil C. Fry on Flickr.

How did cheap gas happen?

In the simplest terms, supply is up and demand is down.

Travel drops between the summer travel season and the holidays, and cooler fall temperatures actually make gas cheaper to produce. That’s why gas prices always fall in autumn.

But that’s not enough to explain this autumn’s decline, since gas hasn’t dropped this low in years. China is also using less gas than expected, but that’s also only part of the explanation.

The bigger explanation seems to be that supply is also up, in a huge way. North American oil shale is hitting the market like never before, and it’s totally unbalancing the global oil market. Oil shale has become so cheap, and North American shale producers are making such a dent in traditional crude, that some prognosticators are proclaiming that “OPEC is over.”

It’s that serious a shift in the market.

Will this last?

Yes and no.

The annual fall price drop will end by Thanksgiving, just like it always does. Next summer, prices will rise just like they always do. Those dynamics haven’t changed at all.

Likewise, gasoline demand in China and the rest of the developing world will certainly continue to grow. Whether it outpaces or under-performs predictions matters less in the long term than the fact that it will keep rising. That hasn’t changed either.

But the supply issue has definitely changed. Oil shale is here to stay, at least for a while. Oil shale production might keep rising or it might stabilize, but either way OPEC crude is no longer the only game in town.

Of course, oil shale herf=””>isn’t limitless. Eventually shale will hit peak production just like crude did. When that happens it will inevitably become more expensive as we use up the easy to refine reserves and have to fall back on more expensive sources. That’s a mathematical certainty. But it’s not going to happen tomorrow. In the meantime, oil shale isn’t very scarce.

So the bottom line is that demand will go back up in a matter of weeks, and the supply will probably stabilize, but at higher levels than before.

What does this mean?

Here’s what it doesn’t mean: There’s never going to be another 1990s bonanza of $1/gallon fill-ups. Gas will be cheaper than it was in 2013, but the 20th Century gravy train of truly cheap oil is over.

Oil shale costs more to extract and refine than crude oil. Prices have to be high simply to make refining oil shale worth the cost, which is why we’ve only recently started refining it at large scales. Shale wouldn’t be profitable if prices dropped to 1990s levels. In that sense, oil shale is sort of like HOT lanes on a congested highway, which only provide benefits if the main road remains congested.

So shale can only take gas prices down to a little below current levels. And eventually increased demand will inevitably overwhelm the new supply. How long that will take is anybody’s guess.

In the ultimate long term, oil shale doesn’t change most of the big questions surrounding sustainable energy. Prices are still going to rise, except for occasional blips. We still need better sustainable alternatives. Fossil fuels are still wreaking environmental catastrophe, and the fracking process that’s necessary to produce oil shale is particularly bad. It would be foolish in the extreme for our civilization to abandon the progress we’ve made on those fronts, and go back to the SUV culture of the 20th Century.

There will probably be lasting effects on OPEC economies. The geopolitical situation could become more interesting.

In the meantime, enjoy the windfall.

Colorado Leads the Nation in Embracing, Regulating Ride-sharing Services

The controversy over ride-sharing services like Uber and Lyft is well known, with national sites like CityLab reporting that states and cities both nationally and internationally are discouraging or even banning these companies from providing ride-sharing services as a viable transportation alternative in urban areas. 

Meanwhile, Colorado has taken a different approach. Recognizing that ride-sharing can be a smart and sustainable transportation option if properly regulated, Colorado has become the first in the nation to pass a comprehensive set of ride-sharing regulations that allow Uber, Lyft, and similar companies to succeed while providing reasonable safeguards for ride-sharing customers. The legislation, which passed with bipartisan support in the Colorado legislature, was signed by Colorado Governor John Hickenlooper on June 5, 2014.

The difference in attitude on this topic between Colorado and other states is stark, as is evidenced by Governor Hickenlooper’s signing statement on the new legislation: “Today, as we sign into law Colorado’s Transportation Network Company Act, we celebrate and affirm that Colorado is open for business as a place where entrepreneurs and tech-savvy innovators can thrive. We welcome UberX and Lyft and other ride-share companies that will provide Coloradans with an affordable and convenient new transportation option. Colorado once again is in the vanguard in promoting innovation and competition while protecting consumers and public safety.”

(image source:

Uber and Lyft echoed Governor Hickenlooper’s views on Colorado’s leadership in providing transportation options for its citizens. Lyft spokesperson Chelsea Wilson said: “By creating a common-sense regulatory framework for ridesharing that prioritizes public safety and consumer choice, Colorado has stepped up as a leader in welcoming innovative, community-powered transportation options and forging a path for other jurisdictions to follow.” Uber’s Eva Behrend added: “Colorado is on the cutting-edge of innovation and technology. Their leaders understand that laws should not stand in the way of consumer choice, innovation and the natural evolution of the way people travel; instead, they have proactively adopted commonsense rules to allow for technology to create safe, convenient and seamless new transportation options.”

Way to go, Colorado!