Page 20 - Denver, CO Adaptive Reuse Program

CHAPTER 4: THE ADAPTIVE REUSE CLIMATE
What are some of the factors that make up the adaptive reuse
environment in Denver? What are the challenges that applicants
encounter? What types of properties are typically involved and
what is the typical profile of an adaptive reuse applicant? These
questions are addressed in this Section.

Challenges with Adaptive Reuse
While there are many benefits of an adaptive reuse program,
there are also a number of challenges. The following section iden-
tifies some of these challenges, which are then explored later in
this paper with subsequent recommendations.

Complying fully with existing codes can be difficult
In many cases, complying with the International Existing Building
A project to convert a former Meinke Code (IEBC) requirements can be difficult in an adaptive reuse
auto shop to a restaurant at 4839 E project. Business and property owners hoping to quickly adapt a
Colfax encountered many challenges
over a two year period due to regu- building to a new use often encounter code requirements that are
lations, required easement donations difficult to comply with. This can lead to requests for variances,
and sewer issues as seen in the first which add time and money to the process. Others may walk away
photo above. As of the publishing of from a project because compliance appears to be so difficult.
this paper, this project is on hold due
to these challenges and the financial The process can be confusing
investment that came with it.
The current permitting processes can be cumbersome for ap-
plicants. A project may require review by multiple departments,
which can be confusing, especially for inexperienced, first-time
applicants. In some departments, there are procedures for coordi-
nating reviews, but they may not be targeted at the adaptive reuse
segment related to smaller, older buildings. An example is in the
Department of Community Planning and Development (CPD) re-
view tracks. While one review track – Commercial Zoning – is de-
signed for smaller project review, the larger projects live within the
Site Development Plan process. It is often unclear which review
track should be used, and despite being used for smaller projects
such as adaptive reuse projects, the Commercial Zoning track does
not always assist project applicants through the process.

Initial expenses can be costly
While a small, older building may be more affordable for a start-
up, if modifications are needed to meet codes, these costs can be
a strain for the owner. This may involve installing new equipment
and altering spaces to meet code requirements. Architectural and
engineering fees as well as development permit costs also add to
these expenses.

16 City of Denver, CO