BUCKLEY ANNEX Q&As

Planning Process/General | Housing/Density | Traffic | Homeless Housing | Retail
Open Space/Environmental

Housing/Density

What is the proposed density for Buckley Annex?

The proposed Buckley Annex (70 acres) plan calls for a maximum of 800 residential units with a mix of multi-family, townhomes, and single-family homes. This density is very comparable to what is currently in the Lowry Town Center District. The Lowry Town Center is 10.3 dwelling units per acre with 466,000 square feet of commercial and retail space. The proposed density of Buckley Annex is approximately 11 dwelling units per acre with approximately 200,000 square feet of retail and office space. Like the rest of Lowry, the Buckley Annex encompasses diverse housing types, opportunities to replace lost jobs and includes public spaces and civic destinations.

Originally, the plan called for a range of 1,000 to 1,200 units. Based on community input, the density was decreased to a maximum of 800 units.

How is this density a responsible number when you consider the environmental impact and use of resources?

The density at the Buckley Annex is actually an environmentally friendly density for infill development. Click here for research from the Sierra Club Healthy Growth Calculator. The charts shows that this type of density uses less resources, involves less gas/cars and emits less pollution when compared to a plan that involves all single family homes.

Why is there this type of density on the Buckley Annex?

The LRA is trying to balance the desires of the community, the City of Denver, the Air Force and a future developer in the redevelopment plan. By law, the plan must create value for the Air Force, i.e. “highest and best use of the property.” Developers will be looking at several different things when they consider bidding on this property. The Buckley Annex will not be a desirable project to all developers for several reasons. The developable land is low when compared to similar infill sites. The current proposed plan has only 52 percent developable land due in part to the extension of an arterial road (Lowry Blvd.) and regional storm water detention. This site is unique in that it has several factors with negative cost implications:
• Demolition of four buildings, including the 600,000-square foot DFAS building
• Infrastructure cost of extending Lowry Blvd.
• Demolition of approximately 30 acres of parking lot and paving
• Demolition of an old runway that currently exists under portions of the site
• Provide library parking
• Provide a site for a mixed-income apartment community that includes housing for homeless families

This all results in higher than normal development costs that need to be compensated for by a greater amount of potential development in order to be financially feasible. Click here for a draft development cost summary for the Buckley Annex. Providing the proposed density (800 units maximum) helps a future developer offset these higher costs but still offer excellent amenities and open spaces while also meeting the housing needs of future residents.

Additionally, it was concluded that Lowry and the Buckley Annex should support the city’s need for accommodating growth with density. Blueprint Denver, adopted in 2002, was an effort of the City and County of Denver Planning Department to address the future form of the city. In this document, Lowry was designated as an “area of change,” meaning that Lowry should address the interests of prospective residents by providing housing types and densities that meet the changing needs of the market.

Given the project’s position as an infill property within close proximity to major employment centers, transit, and services, there is a responsibility to allow for a range of housing types that include higher density choices for future residents. Providing higher density housing prevents further sprawl and land consumption while also presenting opportunities to create vibrant community spaces.

To learn more about higher density housing and how it relates to issues such as traffic and property values, click here.

How do we know the market can handle this number?

Economic & Planning Systems (EPS) conducted a thorough market analysis of the region and surrounding neighborhoods. Click here for the market report. The market analysis provides recommendations regarding the residential development mix, including tenure split (ownership vs. rental), product mix (e.g. single family, townhomes, multifamily), and price point. The market analysis recognizes the importance of the site location in a desirable neighborhood that has and will continue to undergo residential and commercial development. These characteristics of the site make it a strong location for additional residential development and a modest amount of commercial development. Based on the strength of the area market, a wide range of housing products was determined to be marketable. The range includes single-family detached, single-family attached, condominiums, and apartments at identified price ranges. A mix of single family and medium density product types was determined to achieve the highest absorption and return by appealing to multiple market segments.

Are there taller buildings on the Buckley Annex plan?

The plan establishes a 65-foot height limit for portions of the mixed use and internal residential areas. Please see the diagram below. Sixty-five feet is the height limit that most efficiently utilizes wood or “stick” construction as confirmed by developers. This configuration utilizes one parking floor on which four floors of stick construction is built. The parking level is then faced with occupied residential or commercial/retail space thereby screening parking from view. By comparison, the current Lowry Design Guidelines state a maximum building height of 4 stories or 60 feet at Lowry. Also of note, the building heights for the other areas of the plan will continue to adhere to two and three story limits as has been illustrated in public meetings.

Due to the economic challenges already mentioned, the LRA must provide the future developer with some limited flexibility when it comes to height. It’s important to keep in mind that the density requirement of 800 units maximum will not change. If the future developer desires to build higher than 65 feet, the redevelopment plan will require the developer to engage in a community-based public process to justify the need for taller buildings. The locations of any taller buildings would be restricted to the areas that are already defined in the plan. The process for taller buildings will include a PUD, or zoning specifically tailored for that sub area, through the City of Denver, and Councilwoman Johnson’s Buckley Annex Community Advisory Committee that she is currently forming. A future developer will have conducted thorough cost studies, and will therefore be able to communicate specific tradeoffs with the community on the building height. This flexibility will allow the developer to adjust to changing market conditions, and will help ensure a quality development that complements and enhances the surrounding neighborhoods in and around Lowry.

Originally, the plan called for six taller buildings at 12 stories each.

What are the benefits of taller buildings?

Due to the economic challenges of the site mentioned above, the LRA must provide the future developer with some limited flexibility when it comes to height. If the future developer desires to build higher than 65 feet, the redevelopment plan will require the developer to engage in a community-based public process to justify the need for taller buildings.

Some people like living in taller buildings. The benefits of living in tall buildings include great views, a good sense of security, minimal maintenance, increased amenities, and, for all ages, a sense of community and belonging.

The market study for Buckley Annex does not mention taller buildings. Please explain this.

The background market studies were completed by Economic & Planning Systems (EPS), the team economic consultant, in April 2007, which was in advance of any plan alternatives for the site. The market analysis therefore provided general direction on the type and mix of development determined to be feasible and marketable at this general location. It is standard and customary to use the market analysis as a starting point; it is not intended to provide the specific program for the plan. Subsequently, the project team developed a number of plan alternatives that were further evaluated by EPS at varying levels of detail to analyze uses, densities, and development formats not specifically addressed in the baseline market analysis.

Specifically, the market potentials for Building 444 reuse were evaluated in detail as outlined in a memorandum dated June 7, 2007. The retail commercial development potentials were refined to provide direction on the location and size of mixed-use centers and more information on candidate anchor tenants. This additional detail was included in the Final Market Study Report dated May 10, 2007.

At a later date, and in response to the final plan development alternatives, additional consideration was given to the overall number and mix of housing units included in the plan, and to the inclusion of higher density products than were evaluated in the original market study. EPS concluded that given the likely development time period, beginning in 2011 and extending for 7 to 10 years, some amount of additional high rise construction may be feasible if a developer chooses to do so, particularly for specialized housing products such as senior housing. Additional product specific market analysis was deemed not necessary at this point in time. EPS’s specific recommendations were that the plan be created to allow for three and four story multifamily products consistent with the current market at Lowry, but also allow for a limited flexibility of higher density products to be developed if land and market values increase to a point that supports the higher construction cost associated with this product.

If the future developer desires to build higher than 65 feet, the redevelopment plan will require the developer to engage in a community-based public process to justify the need for taller buildings. The locations of any taller buildings would be restricted to the areas that we have already defined in the plan. The process for taller buildings will include a PUD, or zoning specifically tailored for that sub area, through the City of Denver, and Councilwoman Johnson’s Buckley Annex Community Advisory Committee that she is currently forming. A future developer will have conducted thorough cost studies, and will therefore be able to communicate specific tradeoffs with the community on the building height. This flexibility will allow the developer to adjust to changing market conditions.

The redevelopment plan was refined to place the appropriate density and height ranges within the mixed-use development zones on the site. EPS also recommended that the unit mixes within the medium density sub-areas be provided for in a range so that lower density single family detached units could be built instead of townhouses, if market demand indicated this use achieved the highest value and absorption. The inclusion of these market inputs to the final plan will be documented in the final master plan document accordingly.

With the added density, would this area then call for an additional police precinct?

The LRA has been in contact with the City of Denver regarding this redevelopment process, but at this time we do not know if the Denver Police Department is looking to add a precinct.