Lower Downtown District, Inc.

How the LoDo Design Review Process Works

Apr 12, 2000

How the LoDo Design Review Process Works-And What Happens When It Doesn't

A building is born. Maybe you love it. Maybe you hate it. Maybe you don't even notice it. But that building-whether it's a new structure or a renovated property-becomes more than a part of its neighborhood. It becomes the neighborhood. As it is joined with other buildings, it
defines what the neighborhood is and what it will be.
As parking lots disappear and old structures become new, Lower Downtown is faced with the challenge of welcoming new business and revitalization to the area-while preserving the fabric of the neighborhood. It's a challenge that must be met and, on that point, everyone involved in the process of developing and preserving agrees. The importance of
historical preservation aside, the LoDo neighborhood-as it is-is the reason, after all, why this new business and revitalization is happening. As developer John Hickenlooper puts it, "Design review is necessary. It enriches Lower Downtown and its value."
But here is where the conflict begins: who decides which buildings should be born-or reborn? Who looks at a plan and determines how it fits-or fails to fit-into an existing neighborhood? Who decides what's tacky-and what's tasteful?
The process in Lower Downtown is fairly straightforward in structure. According to Everett Shigeta of the Denver's Community Planning and Development Agency, an applicant first meets with Shigeta to discuss the project and its intentions. At that initial meeting, Shigeta provides
guidelines used by the Lower Downtown Design and Demolition Review board (LDDDRB). The applicant then asks the LDDDRB for conceptual approval on the site. During this first phase, John Anderson, chair of the LDDDRB says, "The board holds a very frank discussion with the developer about
what we like, what we don't and how we can move forward to another direction, if necessary." Following this meeting, Anderson says, the developer and architect should have all the information they need to present final plans at a second meeting and get the project approved. "At that time," says Anderson, "the developer brings material samples, final drawings and colors to the Board, and if all concerns are met, the project is approved and the developer proceeds to get the permit."
It's a lengthy process-complex projects can span six months-and, seemingly, a successful one. In the 12 years the LDDDRB has been in existence and Anderson in the Chair, only four projects have been appealed-and none have resulted in a lawsuit. Anderson credits this success with the LDDDRB's ability to "form a dialogue with the developers and architects instead of a judicial body that 'rules'."
But what happens when this dialogue fails? "If all parties can't come to an agreement, we make it a point to say on what basis," says Anderson, "and the group can then appeal to the Denver Landmarks Commission." If that appeal fails, the developer can file a lawsuit. Currently, the Titanium project, a mixed-use structure proposed for the
1700 block of Wazee Street, is in this appeals process. After failing to gain approval, there are concerns with parking accessibility as well as the structure's height (nearby buildings are only one and two stories-John Hickenlooper the developer of the project, appealed the
solution. Six months later-and after "tens of thousands of dollars and a great deal of frustration" says Hickenlooper-it appears as if the plan will get approved with modifications. Architect on the project Joe Simmons of Blue Sky Studio believes the LDDDRB's decision t reject the project is a result of "fuzzy guidelines" and says a reconciliation is needed with zoning and design. "Right now,
structures that meet zoning ordinances are being rejected on standards the architect and developer aren't clear on." And, apparently, zoning laws aren't considered in design guidelines. Eleven stories is the legal amount allowed in Lower Downtown; the Titanium project proposed only
seven. But zoning ordinances aside, what are the guidelines are easily found-see www.denvergov.org - but not clearly stated and, John Anderson says that?’s on purpose. "Strict design guidelines limit the Board as well as the developers," says John Anderson who also says firmer
guidelines for LoDo are being proposed in the soon-to-be-completed Neighborhood Plan. "We've set some criteria, but we don't want replications. We want simpler buildings."
But again, who defines "simpler"? The LDDDRB consists of five members: an architect, a resident, a developer, a property owner and a representative of the Denver Landmarks Commission. Each board member serves a five-year term that can be immediately renewed. And that, John Hickenlooper says, may be one of the problems. "Everyone loses
perspective over time," says Hickenlooper. "That's why I feel that a two-year term with a one-year renewal like many boards employ would help keep a fresh perspective."
Does fresh perspective outweigh the importance of the Board's experience? Or does "perspective" share the same space with "personalities" with ultimately are what builds-and maintains-a neighborhood like Lower Downtown? As Joe Simmons says, "It takes a lot of people to create a building and everyone should get a voice, but there needs to be a way to negotiate in an open forum." Maybe the answer
is to keep listening to all of the voices because only through debate is a truly balanced neighborhood born.