Memphis Orion’s steamy vision of Denver includes state-of-the-art saunas and cold plunges, salt scrubs, solariums, and towel-whipping “aufgussing” rituals.

For now, however, the amenities for his new business are limited to a steel-frame trailer behind a gutted industrial building. His custom-built, solar-powered mobile sauna, or Cobacita, fits a little over a dozen people on its wooden benches. That’s a far cry from from the hundreds Orion envisions inside his $27 million Coba Bathhouse project just a few feet away.

“I’m a connoisseur of the world of bathhouses, and I love the different technologies emerging around the world for it,” said Orion, the CEO of Coba. “The modern bathhouse is taking these traditional (forms) and updating them and bringing them to together for people who are moving away from bars and alcohol being the center of social life.”

Consisting of three buildings connected by gardens and outdoor seating areas, Coba — a combination of Colorado and bathhouse — is a concept of extreme, immersive proportions backed by veterans of the art and entertainment worlds. When it’s finished in 2027, it will sit across from the Auraria Campus on West Colfax Avenue in Denver, just south of Domo Japanese restaurant in the La Alma neighborhood.

Orion sees it employing 90 to 100 people and fitting about 400 guests at any one time. If all goes well, its founders believe it will draw roughly 300,000 people per year.

Day passes will cost $50 to $75, with $220 monthly memberships, although prices are preliminary. It’s about the cost of a casual dinner out, chief strategy officer Adam Lerner said, and arguably a value for a theme park’s-worth of wellness attractions. Lush urban gardens, tea ceremonies, wood-burning firepits, steam rituals like aufgussing (a towel-whipping, dancing group experience) and group-soaking pools are on the menu.

Coba’s buildings, including a former asphalt factory that lacks electricity or running water, are, for now, a staging area and proving ground still in need of permits, excavators and carpenters before they can match the elaborate renderings Orion and his partners have been floating to investors.

The project is slated to cost about $27 million, Orion said, with $3.5 million of that going toward the land purchase. He received a $526,200 state tax credit, since the project will include a thermal energy network, with an 800-foot-deep geothermal well planned for underneath the parking lot. The technology will use the consistent temperature deep underground to draw and disperse heat and cold as part of Coba’s electricity-hungry infrastructure.

Orion’s confident the “landmark” bathhouse will draw Denverites who are hungry for new experiences. In this case, that’s an upscale version of downregulation, a.k.a. chilling and steaming one’s way to relaxation, happiness and social well-being.

Orion, an industrial engineering and renovation expert, is surrounded by a pool of expertise. His co-founder in Coba, and the company’s chief commercial officer, is Jon Medina, a designer and producer who has worked with Meow Wolf, AEG Presents and Outside Magazine. Also from Meow Wolf: Coba’s chief financial officer Carl Christensen, the former co-CEO and chief financial officer of Meow Wolf. That immersive-entertainment company just happens to have an outpost about a mile away from Coba.

Chief strategy officer Lerner formerly led the Museum of Contemporary Art Denver. Meow Wolf co-founder Vince Kadlubek, architect Paul Andersen and others continue to advise on the project. The balance of art and culture veterans should ensure that Coba has a strong cultural appeal, its founders believe, with an emphasis on memorable experiences.

“We wanted to take the mundane and make it more adventurous,” Medina said, citing the “rain room,” where water follows people as they walk through it (a nicer version, perhaps, of the cartoon raincloud that follows around someone in a bad mood).

Coba’s layout is designed to circulate guests through the environments until they find their comfort zone(s). There’s a giant cold plunge pool that fits about 30 people — and one with even colder temps that fits 6 to 10. There’s the 60-seater room called the Ritual Sauna, water massages, a dark and silent sauna meant for solo introversion, floating pools, a rooftop garden and rentable “thermal suites.”

Renderings of the finished Coba look like a psychedelic hall of justice, albeit with Art Deco arches replaced by wavy roof lines. They conceal not just internal wellness features but also a café, space for musical performances and workshops, and lockers and common areas.

“Here the idea is to create something that maybe draws from history, but is not a direct reference to it,” architect Andersen said. “This is something very different, even otherworldly.”

Coba’s success may turn on how transported its guests feel, since it’s being pitched as a respite from stress and an excuse to put down your phone and bond with neighbors.

“We wanted to create a place that has this combination of feeling connected to nature but also modern life,” Lerner said. “Because this is not a retreat. This is actually a place that is integrated into your weekly routine. The kind of place you go to four times a month. Which is why a bathhouse differentiates itself from, say, a spa, which is a luxury indulgence.”

Lerner first met Orion at the ritualistic, art-driven Burning Man Festival in Nevada, and has maintained a friendship that dovetailed into the one-acre Coba project. Their connections are coming in handy as they hold small sessions and continue to raise funds for construction. They even recruited Denver Mayor Mike Johnston and Zach Neumeyer, the chairman of Sage Hospitality, to make remarks on their Jan. 22 “civic preview.”

Coba has the potential to outlast fads in biohacking and contrast therapy meant to tame and train the body, said Denver journalist and author Scott Carney. He’s written extensively on how the body can be conditioned to extreme environments, and his Jan. 22 visit to Coba convinced him of its pure intentions.

“There are a few other contrast therapy spots that have popped up around Denver, from mobile saunas and river jumps at the Golden library, to the sauna/plunge combos at Nurture and Archipelago, as well as SWTHZ on Tennyson,” he wrote via email. “But they are all smaller and … more specifically health-oriented. People go there for their quick hot and cold fix and then move on.”

Coba may endure because it’s social, he said, instead of just service-oriented.

Or as Coba’s founders write in their 27-page investor pitch: “Bring a swimsuit if you’d like to participate. Dress is casual. The person next to you may be in swimwear.”

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Affordable housing production is trending upward across the United States, and Seattle is leading the way. A new report from RentCafe found the Seattle metropolitan area has produced 14,290 affordable apartments over the previous five years, more than any other metro region.

Seattle’s total narrowly edged out New York City, which produced 14,240 affordable apartments in the same time period from 2020 to 2024, and Austin, Texas, which produced 13,342. Minnesota’s Twin Cities metro came in fourth with 10,722 apartments produced, followed by Atlanta, Denver, Los Angeles, and the “Bay Area.”

Note: San Francisco (along with the North Bay) was broken out a separate category from the East and South Bay Area in this study. Combined, the two Bay Area listings accounted for 16,301 affordable apartments, a total which would have led the list.

RentCafe’s analysis included only apartments in 100% affordable buildings, which does leave out a small subset of the data from mixed-income buildings. The study only counted apartments, not affordable homeownership projects, which also represents a small fraction of overall production.

With the growth in production, affordable apartments are a growing share of overall apartment production. “Affordable housing for renters accounted for one-quarter of the [Seattle] metro’s total of 59,000 new apartment buildings during this time,” RentCafe’s Florin Petrut noted.

Affordable housing composed 31.7% of overall apartments in New York over the past five years, since the region produced fewer apartments than Seattle. New York’s share trailed only San Francisco, where over a third of apartments were affordable since 2020. San Francisco produced fewer total apartment units than any other top 20 city, while Seattle outpaced the vastly larger New York market by nearly one-third.

Affordable housing production is on the rise in many metro regions across the U.S., according to data from Yardi. (RentCafe)

For some regions the uptick in affordable housing was dramatic, but less so for Seattle, where the five-year time period was up nearly 40% over the previous five years — one of the smallest increases in the dataset. That means Seattle’s affordable housing sector was also the leader over the entire decade, not just the last five years. Metro Seattle produced more than 24,000 affordable apartments over the decade.

Most metros have momentum in affordable sector

On the other hand, if trendlines continue for fast-building metros, Seattle could get its title stolen in the decade ahead. For example, San Antonio’s affordable housing production was up 222%, Phoenix’s was up 206%, and New York City was up 185%. Although, in Phoenix’s case, that still amounted to just 4,626 affordable apartments, which shows how anemic affordable construction had been previously.

A construction project in the heart of Tacoma’s Lincoln District will provide 78 affordable senior living apartments. (Kevin Le)

“Notably, affordable housing is starting to make up a larger portion of all new apartment construction,” Petrut noted. “In 2024, nearly 14% of all new apartments were income-restricted — up from just under 9% ten years earlier — indicating a growing emphasis on affordability in new development.”

A few regions bucked that trend, and continue to emphasize market-rate apartment development to a large degree. For example, just 5% of the more than 107,000 apartments produced in the Dallas metro from 2020 to 2024 were income-restricted affordable units. The Chicagoland area also produced just over 107,000 apartments, and just 6.6% were affordable. Houston did not even crack the top 20, despite being the sixth-most populous metro in the country.

Affordable housing production has been trending up across the United States. 2024 production more than tripled 2015. (RentCafe)

Nationwide, 2024 was a banner year, delivering 91,000 affordable units, the highest total in decades. “Nearly 310,000 affordable apartments have been built nationwide since 2020, accounting for 12.6% of all new apartment buildings,” Petrut wrote. “Affordable housing construction rose 73% compared to 2015–2019, outpacing overall apartment building growth.”

Part of the credit for the affordable housing surge goes to the pandemic response strategy engineered under President Joe Biden: “The American Rescue Plan has helped move things forward by directing billions of dollars into housing through State and Local Fiscal Recovery Funds,” Petrut wrote. “On top of that, many states introduced or expanded their own tax credit programs. These efforts helped developers cover rising costs and move projects across the finish line faster while simultaneously keeping rents affordable for the long term.”

How Seattle invests in affordable housing

Seattle goes beyond many other American cities in directly funding affordable housing production. The City of Seattle is spending nearly $350 million per year on affordable housing, which comes from a variety of revenue sources.

Since the 1980s, the Seattle Housing Levy has augmented affordable housing creation. The 2023 renewal tripled the size of the levy to a $970 million seven-year package, and it passed by a wide margin. At its new level, the levy provides $139 million in annual funding.

On November 30, New Hope Community Development Institute and LIHI hosted a groundbreaking ceremony that included newly elected Seattle Mayor Katie Wilson, who made affordability the centerpiece of her campaign. Wilson helped shepherd the JumpStart payroll tax to passage. (Doug Trumm)

In 2020, Seattle also passed the “JumpStart” payroll tax on the largest companies in the city. Initially the revenue stream provided Covid relief, but over the longer-term the tax was intended to focus a majority of investments on affordable housing — at least when mayors and councils aren’t raiding it to plug budget holes and fund pet projects. The payroll tax pulled in $360 million in 2024, but only $142 million of that ended up going to the Office of Housing, a figure which was further cut in 2025.

Seattle’s Mandatory Housing Affordability or MHA program — an inclusionary zoning regime that traded upzones allowing larger apartment buildings for new affordability requirements — also raises affordable housing funds via in-lieu payments from builders who opt out of providing income-restricted homes on-site. As a developer fee, MHA revenue is volatile and varies with the pace of construction activity, which has been slowing recently in Seattle, especially in the office sector. MHA topped out at $74 million in collections in 2021, but has declined since, settling out around $22 million in 2025 and in 2026 projections.

The Seattle Office of Housing’s budget has grown to nearly $350 million, spurred by increase in revenue from the housing levy and the payroll tax. (City of Seattle / BERK)

In 2025, Seattle voters approved another dedicated revenue source, this time focused on social housing. An “excess compensation” tax hitting high earners who make more than $1 million per year is expected to raise more than $50 million annually for the recently launched Seattle Social Housing Developer, which is pursuing a mixed-income model popularized in cities like Vienna.

Other jurisdictions in the region lag far behind Seattle in affordable housing investments, but most are taking strides to boost production. The Washington State Legislature has also steadily grown the size of the state Housing Trusting Fund, setting a new record with $400 million allocated in 2024, which has also helped get more affordable housing projects off the ground.

The Washington State Legislature passed and Governor Bob Ferguson signed a variety of housing measures during the 2025 legislative session, with a focus on both housing supply and stability for existing tenants. (Ryan Packer)

King County has flirted with a billion-dollar bond for workforce housing — although it’s not clear how soon such an initiative could materialize after a study found the County would need to back the bonds with a dedicated funding source or risk its general fund.

The region’s largest employers — including Amazon and Microsoft — have also made large pledges of housing grants and low-interest loans to aid nonprofit builders. Two top executives at Microsoft and Amazon shared a Seattle Times op-ed byline this week arguing the state “must make it easier to build our way out of the housing crisis” — and touting that “together, our two companies have committed $1.6 billion to preserve and build more than 26,000 affordable homes.”

Growth in affordable housing production has also brought its own problems. By 2025, vacancy rates at affordable apartments in King County had climbed above 10%, which is reportedly threatening to bankrupt some buildings and providers and has already led to bailouts. While demand remains high for low income housing, overproduction in the higher income segments (e.g., around 60% of area median income) has emerged an issue, at least in some parts of the region.

Still not enough

Leading the nation in affordable housing production is a feather in Seattle’s cap, but local housing advocates would be the first to admit it’s far from enough. In 2018, King County’s Affordable Housing Task Force projected that the county would need to add 244,000 net new affordable homes by 2040.

“According to our estimates, we need 156,000 more affordable homes today and another 88,000 affordable homes by 2040 to ensure that no low-income or working households are cost burdened,” the task force wrote. “That means we need to build, preserve or subsidize a total of 244,000 net new homes by 2040 if we are to ensure that all low-income families in King County have a safe and healthy home that costs less than 30 percent of their income.”

To meet the goal would have required a 11,000 affordable homes per year pace, which the region has not met thus far, even with its nation-leading production. To make up for its slow start out of the gates, King County would need to average 15,000 net new affordable homes annually from 2026 through 2040 to meet its target.

And state leaders are projecting that solving the housing crisis will also take robust market-rate production, setting a target of 1 million additional housing units over the next 20 years, or 50,000 per year. 

More work remains to hit housing targets, and simply outproducing peer cities may not be enough, if Seattle wants to solve its affordability crisis.

Doug Trumm is publisher of The Urbanist. An Urbanist writer since 2015, he dreams of pedestrian streets, bus lanes, and a mass-timber building spree to end our housing crisis. He graduated from the Evans School of Public Policy and Governance at the University of Washington in 2019. He lives in Seattle’s Fremont neighborhood and loves to explore the city by foot and by bike.

A new club at UC San Diego in La Jolla is rooted in Chinese art, language and food, but its primary focus is on bridging the gaps among different cultures.

When second-year UCSD student Lydia Xie moved from Singapore to San Diego, she began to notice a general lack of understanding about Chinese culture, she said. Her interest grew as she read a social media thread of UCSD students discussing international students’ tendency to socialize with people from the same background.

Looking to foster cross-cultural sharing and understanding, Xie decided to form a new campus club, Lotus Bridge @ UC San Diego.

“We do have some Chinese student organizations on campus, but based on my understanding, they’re usually focused on having Chinese international students in those groups,” Xie said.

“[There’s] nothing wrong with that,” she added. “I think that is great for them to be finding community here in a foreign country. But for me … I would love to have a platform where we can share Chinese culture to other people who might not be as familiar with it.”

Lotus Bridge aims to unite diverse cultures, hold activities such as dessert-making and foster teamwork and leadership, Xie said. The group registered as a student organization in September, followed by a promotional push on social media starting Jan. 7 and its first general meeting Jan. 22.

Xie is the group’s founder and president. Other founding members are UCSD students Helena Ren, Qianqian Yang, Anny Ma and Chloe Zhang.

Yang, a fourth-year visual arts student, said she got acquainted with the group through a social media post.

“It kind of just popped up,” she recalled. “I never saw this before on campus, so I really wanted to join.”

Ma said the club offered a meaningful way of getting connected with the university in her freshman year as a sociology student.

Ahead of its first meeting, the club set up a table by the university’s Geisel Library to quiz fellow students on Chinese culture, such as when the Mid-Autumn Festival takes place (this year it’s Sept. 25) and how many tones are in the Mandarin language (four).

People who registered for the meeting were asked to fill out a form, with one of the prompts asking them about their level of familiarity with Chinese culture. On a scale of 1-10, most respondents scored themselves between three and seven, Xie said.

At the event, guests baked Chinese peach blossom pastries at Marshall College’s Umoja Community Kitchen. The pastries are a popular dish year-round, including during the Mid-Autumn Festival.

“[By] learning to make traditional pastries, we can understand the festival and the folk tales behind them,” Ma said. “We hope through baking, we can promote cross-cultural communication and enable people from different backgrounds to experience Chinese culture.”

Xie said she hopes the introductory event and others to follow will create unity among UCSD students.

“I think success for this club is just about boosting people’s understanding of Chinese culture,” she said. “I really want to build a community where everybody can be more empathetic and more understanding of people from different backgrounds.”

According to the Center for Student Involvement, UCSD is home to 692 student organizations for the 2025-26 academic year. See a full list at studentorg.ucsd.edu.

To learn more about Lotus Bridge @ UC San Diego, visit @lotusbridgeatucsandiego on Instagram. ♦