Denver’s growth dilemma: More housing, less breathing room

Neil Wolkodoff | Guest Commentary, Rocky Mountain Voice

In the past, residents enjoyed Denver for a positive lifestyle and outdoor recreational activities. That was the past; is the push to control housing changing that for the worse?

Regrettably, the answer is yes.

Let’s start with the overzealous and yet misplaced idea that affordable housing, which increases density, is positive. You are correct: large, four-story apartment complexes now occupy nearly every large, vacant lot or former grocery store.

The first issue is that adding density to a climate with limited airflow because of being in a basin is bad for health. More people, increased density and personal greenhouse gases, heat and waste increase. Has this made a difference?

The health issue is that air quality affects health. Denver’s air quality has doubled the number of “poor” overall quality ratings over the last five years. By my count, this used to be 20-30 days per year, and is now over 100 days per year. And to the point where ozone, particulate, and nitrogen dioxide levels are well above standard safe limits. One reason to suspend the affordable apartment and accessory dwelling unit craze.

Denver is in a basin, and when air gets to these pollutant levels, it settles in the basin. More people, more pollution.

Even in 2022, the American Lung Association gave Denver an “F” rating. That is something that Denver has worked hard to achieve.

Many of the sites for these large complexes could have been open space or a park.

This loss of green space affects mental health, a current topic of health discussion after Covid. Europe overall has stringent building codes in cities that require green space to be increased. This is the EU’s Nature Restoration Law. In addition, countries in Europe balance green space with housing and development much more so than the U.S.

Drive through a European city and see parks and open green interspersed between housing and other developments.

How does this affect your mental health? 22 percent of adults in the U.S. report a mental health issue. In France, that number is under 9 percent!

Over the last 10 years, researchers have conducted more studies to support green space and green space breaks for improved mental health. The psychiatric community recognizes green space as a social determinant of mental health. One Danish study showed that children who had less green space exposure were 55 percent more likely to develop mental health issues as adults.

That is an argument for recess in a large, grassy area compared to a concrete playground.

Denver’s stated goal is more green space, but paved areas are growing. In 2018, paved areas accounted for 48 percent of the space. Analysts project that paved areas will increase to 63 percent by 2033.

This is an issue with local weather change, as concrete and asphalt surfaces keep heat compared to natural surfaces, like grass. The typical apartment mega-complex has man-made walls, roofing, and concrete around the building. Compared to open space or a park, that is a heat island.

In the summer it stays hotter for longer. The building and area need more energy for cooling. In winter, the heat island becomes a refrigerator and stays cold longer. Hot becomes hotter longer, and cold just stays cold. Quite amazing when you think about it for a city that wants to mitigate climate change.

Packing the apartment sardine can with a slew of remote workers is taking another toll. Your router is not faulty; internet and mobile network speeds are down. In past national rankings, Denver’s speeds are at the bottom, especially at peak times. Another un-thought through result of the city going nuts with apartments and ADUs.

Just wait, one more density calamity of city making is about to come to roost, lack of utilities. Xcel is already warning about more brownouts and selective shut-downs as summer heat looms. That will increase with data centers and all those welcomed to work here from home on their computers. Only so much juice to go around.

Water is the hippopotamus in the room. The city keeps building apartments, and each resident uses water. The rough estimate is that each dweller uses about 50 gallons per day.

Denver had a conservation goal of 40 gallons per day.

This increases consumption by 25 percent for each resident. A 175-unit apartment complex, just for personal use, will be 8,750 gallons per day. In a place where water was always in short supply, and now shorter this year, is that wise?

The moms and dads of Denver are out of touch with this one. You will pay the price with severe water restrictions.

The city has policies that favor the apartment boom. The Downtown Development Authority has allocated $31.5 million in funding for changing historic office buildings into housing. One push is to put retail space on the ground floor.

Note to DDA: retail is dwindling; look at all the empty spaces.

Why are developers going for this? General tax credits and incentives!

Neil Wolkodoff PhD, is a Denver exercise physiologist. His focus is on lifestyle applications to improve performance, health and retard aging. He is the author of five books and numerous research studies.

Editor’s note: Opinions expressed in commentary pieces are those of the author and do not necessarily reflect the opinions of the management of the Rocky Mountain Voice, but even so we support the constitutional right of the author to express those opinions.