DENVER | Main Development Thread #7

[AHS1983]

Will Republic Plaza ever be dethroned as Denver’s tallest building?

[TakeFive]

It's gotten crazy with all the construction shenanigans

AI Overview -- Credit BusinessDen/Justin Wingerter

Developer Amacon is suing 8G Solutions, a window contractor, alleging a "deliberate and sustained scheme" to conceal structural failures in windows installed at the 38-story Upton Residences in Denver. The lawsuit alleges 8G Solutions hid failed mock-up tests and installed unsafe windows, requiring costly removal and replacement.

• The Scheme: Amacon claims, based on internal emails and depositions, that 8G Solutions was in over its head and hid repeated window failures to avoid being fired.
• Defective Work: The windows installed at the Upton Residences were deemed, in the lawsuit, to be capable of failing in a windstorm.

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Originally Posted by COtoOC

My employer forced us to come in to the office 4 days per week starting this year vs. 3 days per week the past 3 years or so. I know I'm enjoying the extra day of traffic

Do you still have a son at Kent Denver?

[COtoOC]

Originally Posted by TakeFive

It's gotten crazy with all the construction shenanigans

AI Overview -- Credit BusinessDen/Justin Wingerter

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Do you still have a son at Kent Denver?

Yes, 2 who will graduate in June.

[COtoOC]

Originally Posted by AHS1983

Will Republic Plaza ever be dethroned as Denver’s tallest building?

Not in this economy. I remember that 1K foot (or so) proposal a few years ago would have really looked nice.

[TakeFive]

Thomas Gounley/BusinessDen announced that CHFA is selling this building:

1981 Blake Street


Courtesy CHFA

And leasing the 17th floor of 1900 Lawrence Street for 13 years. So good news for 1900 Lawrence.

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Originally Posted by TakeFive

It's gotten crazy with all the construction shenanigans

Denver Zoo sues over $19 million sea lion habitat construction, alleging ‘errors, omissions, and deficiencies’
Apr 09, 2026 By: John Wenzel | The Denver Post via Denver7 News

Get a load of this mess:

DENVER — A $19 million sea lion habitat that opened less than a year ago is already rusting, leaking, and breaking down mechanically, the Denver Zoo Conservation Alliance said in a lawsuit filed against the attraction’s design firm and contractor.

The habitat, called Schlessman Shores, was supposed to be a state-of-the-art facility for the zoo’s California sea lions when it debuted in June 2025.

However, zoo officials are now citing dozens of problems with the completed habitat, which is already dangerous, unsightly, and a waste of resources, according to the lawsuit, which was filed on March 17 in Denver District Court. They’re seeking unspecified damages from Colorado companies Vertix Builders and Barker Rinker Seacast Architecture (BRS).

[TakeFive]

Oops.. I just noticed this was a double-post, so...

Taft Expands Lease at Block 162 in Downtown Denver, Supporting Rapid Colorado Growth
4/01/2026 By Lyle A. Wallace -- Taft

Taft, one of the nation’s fastest-growing law firms, has signed its third lease at Block 162, a 30-story, 596,295-square-foot Class A speculative office building developed by Patrinely in the heart of Denver’s central business district. The firm is expanding its footprint from approximately 72,000 square feet to include an additional 29,181 square feet – a move that reflects the firm’s continued growth and long-term investment in the Denver market.

At least one company is growing and growing.

Taft first moved into Block 162 in December 2021 as Sherman & Howard (S&H), prior to its Jan. 1, 2025, merger with Taft. The firm was the office tower’s first tenant, occupying the 23rd and 24th floors. As the Denver team grew, S&H signed a second lease in March 2023, adding 12,049 square feet on a portion of the 22nd floor. Since joining Taft, the Denver office has continued to build on that foundation, expanding its platform and attracting new talent across multiple practices.

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Denver’s real estate divide: Downtown office buildings struggle as Wash Park homes soar
Apr 1, 2026 By Hanna Powers -- KDVR

DENVER (KDVR) — Denver’s real estate market is telling two very different stories.

While some downtown office buildings are sitting vacant and selling at steep discounts, home prices in neighborhoods like Wash Park, Bonnie Brae and Cherry Creek continue to climb — in some cases rivaling or exceeding the price of commercial properties.

Experts say the divide reflects a broader shift in how and where people want to live and work following the COVID-19 pandemic.

[TakeFive]

Hundreds of Colorado business leaders call for action as nearly 100 companies leave the state
April 9, 2026 By Shaun Boyd -- CBS News Denver

Colorado is losing businesses and jobs at an alarming rate. Now, the ones who've stuck around are calling on state leaders to make changes before things get even worse. The Colorado Chamber of Commerce has been sounding an alarm for years about excessive regulation and, last year, more people moved out of Colorado than into the state.

The chamber says companies are also relocating out-of-state. It released data showing, since 2019, 98 companies have either left the state, expanded elsewhere, or scrapped plans to move here. Since 2022, Colorado has also had a net loss of 34 public company headquarters. Some of the states seeing gains from Colorado's losses included Texas, California and North Carolina.

Alert the Politicos

More than 200 business and civic leaders signed a letter to Gov. Jared Polis, Sen. John Hickenlooper, Denver Mayor Mike Johnston, and Democratic gubernatorial candidates Michael Bennet and Phil Weiser. It warns of dire consequences if Colorado doesn't become a more welcoming place for job creators.

Wait for the Happy Talk from the politicos.

[TakeFive]

DTC office buildings sell for 50% discount
April 10, 2026 By Thomas Gounley -- BusinessDen

Denver Corporate Center II -- 7800 E Union Ave


Courtesy JLL

Denver Corporate Center III -- 7900 E Union Ave


Courtesy LoopNet

AI Overview

Denver Corporate Center I and II in the Denver Tech Center (DTC) sold for $36.15 million, a 50% discount from their 2019 value. The buildings, located at 7800 and 7900 E. Union Ave, highlight continued distress in the Denver office market, driven by high vacancy rates and changing work trends, following other major price drops in the area.

• Property Details: Denver Corporate Center II and III (7800 and 7900 E. Union Ave)
• Sale Price: $36.15 million, finalized on April 8, 2026

7900 E Union is known for its Regus co-working space.


Courtesy LoopNet

Interestingly, a 50% discount means the buildings actually had value. The 7800 E Union Ave building appears to be in nice condition with a bevy of office suites.

The other thing that jumps out is the copious amounts of land with these buildings.

[RiNo Randy]

Originally Posted by TakeFive

I rather like the name "AVE Station House." Also interesting neighbors with upscale One River North across the street from what will be a 'downscale' project. I see where they'll only have 82 parking spaces.

I find this to be an interesting comment as all residential buildings within the 38th & Blake Station area need to include an affordable housing element to take advantage of the 16 story height allowance/incentive, including 1RN. Keep in mind that at 3850 Blake, 40-70% of the units will be designated affordable, with only 107 parking spaces for 310 units.

I did find it interesting that the website is live for AVE Station House: https://www.aveliving.com/locations/denver-co/station-house But I noticed that it is being marketed as "Luxury Residences". Make of that what you will.

The tower crane base at was poured on that site and the crane itself should be erected beginning tomorrow (equipment is on site and being prepped).

It also seems that excavation work for 3875 Walnut has commenced as well.

Site preparation continues at 3300 Blake. Just another quick note here - the zoning for that site is equally split between a max of 8/12 floors.

[TakeFive]

Interesting points

Originally Posted by RiNo Randy

I find this to be an interesting comment as all residential buildings within the 38th & Blake Station area need to include an affordable housing element to take advantage of the 16 story height allowance/incentive, including 1RN. Keep in mind that at 3850 Blake, 40-70% of the units will be designated affordable, with only 107 parking spaces for 310 units.

I did find it interesting that the website is live for AVE Station House: https://www.aveliving.com/locations/denver-co/station-house But I noticed that it is being marketed as "Luxury Residences". Make of that what you will.

The tower crane base at was poured on that site and the crane itself should be erected beginning tomorrow (equipment is on site and being prepped).

It also seems that excavation work for 3875 Walnut has commenced as well.

Site preparation continues at 3300 Blake. Just another quick note here - the zoning for that site is equally split between a max of 8/12 floors.

Formative took the somewhat unique strategy of targeting affordable units.

3850 Blake

3850 Blake is poised to set a new standard for attainable urban living with a thoughtfully crafted, 310-unit community of efficiently designed residences averaging 563 square feet. With nearly 40% of residences priced within reach for those making 70% of the area median income (AMI), and more than 70% attainable for those earning below 100% AMI...

Jll secured the construction loan of $65.5 million which is only 211K per unit plus whatever the development partnership added. The builder, The Weitz Company, is a partner in this project. Especially in today's market place I like the strategy of targeting less expensive units; it's likely to be a wise decision.

One River North may have the requisite "attainable units" but it's very obviously a high end project.

AVE Station House sure appears to intend to offer more affordable units including many furnished units but if it's not "subsidized" housing then they all advertise as being "luxury" apartments. BTW "AVE" is actually a 'brand'; there's a "AVE Phoenix Sky" for example.

[TakeFive]

Every once in awhile a project will 'add' to the community

Denver Announces Expanded Vision for East Colfax

April 10, 2026 -- Mile High CRE

Mayor Mike Johnston announced this week an expanded vision for East Colfax that will include retail and workforce housing alongside a rebuilt Denver Police District 6 Station. The development is timed to take advantage of the new East Colfax Bus Rapid Transit (BRT) line, which is expected to wrap construction along that section of Colfax this year.

Denver Police are nearing construction of a state-of-the-art facility on East Colfax and Washington Street that will serve Police District 6 and replace the current, aging facility. That project, approved by voters as part of the Elevate Bond, is expected to seek contract approval from Council and break ground this fall before wrapping by December 2027.

This is the part I like.

The police station will provide more space for officers, address the community’s desire for a greater police presence along the corridor, and feature a fully accessible community room for members of the public to gather.

[TakeFive]

The Other Side -- Challenges of the Landlord

Landlords Are Being Sued More Than Ever, Pushing Liability Insurance Up
April 12, 2026 By Chloe Gallivan, South Florida Bisnow

Setting the drama:

When Aron Sotnikoff got a letter from an attorney seeking a payout for an apartment tenant who slipped and fell in standing water at one of his firm's properties, he immediately checked the security footage to review the incident.

Here is that nasty injury:

Sotnikoff, the director of risk management for development and asset management firm Time Equities, was bewildered watching the tenant walk by a puddle, then walk back up a staircase before returning to walk straight through it.

“This person didn't even have the good sense to actually fall,” said Sotnikoff, who is in charge of acquiring the insurance for the company’s 43M SF of commercial real estate.

“Did I miss something? Is this for real?” he said of his initial reaction to reviewing the tape. “Then there's that second reaction that is like, ‘Oh, here we go again.’”

What's the impact of all this?

Time Equities has fielded more and more of these claims in recent years, resulting in its umbrella and excess insurance premiums quadrupling since 2020, Sotnikoff said.

Commercial property owners across the country are grappling with rapidly rising premiums for and decreasing availability of liability insurance coverage on their properties.

Anybody hear of Morgan & Morgan? They are the official sponsor for the AZ Diamondbacks.

Personal injury law firms are capitalizing on the opportunity by leveraging aggressive marketing tactics to drive more claims.

Morgan & Morgan, the largest personal injury law firm in the country, spends $350M annually on advertisements across hundreds of billboards along highways in major metros and cable TV commercials.

Landlords can't charge tenants for the cost of insurance but there is an indirect cost to GOOD Tenants as upward pressure is put on rents. Unless it's a soft rental market like Denver currently has which could then create the risk of losing money.

[TakeFive]

Take Me Back to the Good Old Days

Cherry Creek Apartments Acquired For $137M
April 08, 2026 By McKenna Harford, Denver Bisnow

A Cherry Creek apartment building sold for around $4M less than its last sale in 2017.

The Dinerstein Cos. acquired Steele Creek, a 218-unit building at 3222 E. First Ave., for $137.3M. The building was last purchased by UDR for $141.5M.

UDR, Inc. is headquartered in Highlands Ranch, Colorado. The company's corporate office is located at 1745 Shea Center Drive....

AI Overview

UDR is actively selling assets and acting as a net seller of apartments, targeting approximately $700 million in community sales in early 2026 to optimize its portfolio. This strategy includes selling diverse, older assets and expanding partnerships, such as a $230 million joint venture expansion with LaSalle Investment Management, where UDR contributed four communities.

Steel Creek Apartments Courtesy T|WP (The Wells Partnership Company)

• Owner: BMC Investments
• Architect: Housing Studio
• Contractor: Haselden Construction

Steele Creek was a trailblazer in the Cherry Creek neighborhood, setting the bar for luxury rental living in Colorado. It was built as the first high-rise rental apartment building to be programmed like a a 5-star hotel. The podium building consists of 218 rental units with over 17,000 square feet of pedestrian-oriented, street-level retail spaces.

Steel Creek Apartments -- 3222 E. First Ave






Courtesy BMC

[TakeFive]

Office Stabilizes Despite Setbacks; Industrial Slows but Holds Strong
April 14, 2026 -- Mile High CRE

CBRE has released its Q1 2026 report on Denver’s office and industrial markets. The industrial sector continued to show strong fundamentals, albeit with some modest slowing. Meanwhile, the office market remained on a gradual path toward stabilization...

Call it Treading Water.

Revised Colorado jobs report shows state lost 11K jobs over the last year
Apr 14, 2026 By: Shannon Ogden -- Denver7 News

DENVER — Colorado lost 11,000 nonfarm payroll jobs last year, according to a grim revised jobs report from the Colorado Department of Labor and Employment.

Brian Lewandowski, executive director Business Research Division at the Leeds School of Business at CU Boulder, said it is unusual for Colorado to lose jobs outside of recessionary periods.

I haven't heard a whisper of concern from any of the Politicos.

With respect to the legislature, there's this:

Colorado lawmakers stopped imposing new fees amid voters’ cost-of-living concerns. They’re now making them optional
Apr. 16, 2026 By By Jesse Paul -- The Colorado Sun

With voters’ mounting cost-of-living concerns nixing the conversation at the Colorado Capitol around new fee-funded programs and initiatives, lawmakers this year are pursuing a new strategy to pay for their policies: making surcharges optional (or forcing them onto businesses).

A review of past years.

When Democrats took control of state government in 2019, they began passing bill after bill imposing new fees on Coloradans to pay for everything from transportation projects to waste diversion initiatives.

The Taxpayer’s Bill of Rights requires voter approval for any tax increases. But with a simple majority vote, lawmakers can approve fees as long as they go toward linked programs — like a fee on deliveries paying for road improvements. That’s why Democrats have repeatedly turned to fees to fund their policy goals.

[TakeFive]

CCD Celebrates Project Milestone with Topping Out Ceremony
April 16, 2026 -- Mile High CRE

The Community College of Denver (CCD) marked a significant milestone in the transformation of its Boulder Creek building on the Auraria Campus with a topping out... The ceremony celebrated the placement of the final structural element for a 9,484-square-foot addition as part of a broader 59,900-square-foot renovation of the nearly 50-year-old facility.

The reimagined Boulder Creek building will feature state-of-the-art learning environments, including a nursing simulation hospital for immersive training, modern classrooms, collaborative learning spaces, a teaching kitchen for nutrition and culinary-based health programs, a veterinary teaching hospital with specialized instructional areas, and a dental teaching clinic equipped with advanced simulation technology.

Courtesy Auraria

[TakeFive]

Housing Affordability?

I happen to come across this:

Builders Push for Temporary MHA Fee Break to Spur Housing Starts
April 13, 2026 By Doug Trumm -- The Urbanist (Seattle)

A coalition of builders is seeking reforms to Seattle's Mandatory Housing Affordability program in hopes of aiding a sputtering housing sector, which they portray as at risk of lurching to a halt. The Seattle Housing Roundtable, as the group of nearly 30 developers calls itself, is urging policymakers to pass a deep reduction in housing fees for a duration of three years.

AI Overview

Denver's Expanding Housing Affordability (EHA) policy requires new residential developments of 10 or more units to designate 8% to 12% of units as affordable (or 15% in high-cost areas) for 99 years. Developers must target income levels between 60% and 90% of the area median income (AMI). The policy also mandates linkage fees for commercial developments.

Note -- RiNo Randy mentioned (above) the incentive offered to builders in specific areas that for adding affordable units they can gain additional height for their project. (Normally) Incentives are a good thing. One can take it or leave it but it provides a builder additional density allowances.

The well-intended affordable requirements that Denver City Council passed as too often the case can backfire. Given the current market conditions the city should just get rid of all those requirements - instead of just modifying dates etc. All that Red Tape just adds to the cost and difficulty in a market that is struggling to make any new project pencil. (As often said) it's a great example for "The Law of Unintended Consequences."

Postscript: An additional drawback is that the City of Denver is just helping to stimulate new construction in the suburbs. Go suburbs.

[TakeFive]

I like the 'early' thinking for the Denver Pavilions

‘Close this chapter:’ The future of Denver Pavilions is taking shape
Apr. 17, 2026 By Paolo Zialcita -- Denverite

The parking lots by the Denver Pavilions could become a public plaza that anchors renewed retail and over 1,000 units of housing. That’s the vision proposed for the struggling mall by a panel of experts on Friday, anyway.

The ten-person panel met over the course of a week and presented its initial findings on Friday at the Denver Post building auditorium.

I feel that contracting the Urban Land Institute to study this sticky wicket was a good idea.

The Urban Land Institute, a national real estate and land use consulting firm, is carrying out the early planning for the project. Members of the panel had one major takeaway.

"Close this chapter and start the next,” said Kristen Morris, the president of Atlanta-based developer Morris & Fellows. The panel recommended that the future of the Pavilions focuses on residences and open space. In the proposal, the parking lots behind the mall on 15th Street would be turned into a public plaza, with the cinema building being retained for retail, restaurants and performance space. The panel recommended demolishing other parts of the mall.

The full report is expected to be published and delivered to the city in the next two months.

[TakeFive]

It appears that this year's legislature is trying to out-do the Trumpster when it comes to 'throwing things against the wall.'

Bill that makes it illegal for drivers to obstruct a bike lane in Colorado headed to Gov. Polis’ desk
Apr 17, 2026 By: Óscar Contreras -- Denver7 News

HB26-1237 not only makes it illegal for drivers to stop, stand or park a vehicle on bike lanes, but it also replaces statutory language related to traffic collisions from “accident” to “crash”

The term 'crash' instead of 'accident' is a 'distinction without a difference' but it is an ideological win for the urban left - at least in their minds.

What could possibly go wrong?

• Will this motivate some municipalities to forbid bike lanes in their jurisdiction.
• Who will enforce this; what if a municipality declines to enforce this new 'law' is the state prepared to hire their own 'enforcers?'
• Will this even pass state 'constitutional' muster?

Lone Tree accuses state of overreach on local land‑use decisions
Apr 20, 2026 By Tyler Melito -- Denver7 News

The City of Lone Tree is prepared to use its Home Rule Charter to overrule state laws that limit local control over zoning, occupancy limits, and land use.

Lone Tree Mayor Marissa Harmon telling Denver7's Tyler Melito recent state laws are eroding the city's Home Rule Charter. The charter, passed by residents in 1998, acts as the city's constitution and gives the city the power to manage its own affairs.

I've never been a fan of NANNY government whether from the left or the right. It's why I really appreciate AZ's Democrat Governor to act as a barrier against the crazy stuff from the right.

[BrIced_Tea]

Don't you live in Arizona? Why do you even care what the Colorado state legislature is up to?

Maybe some of us support their attempts to make alternative forms of transit safer

[TakeFive]

Thanks for reading and your opinion

Originally Posted by BrIced_Tea

Don't you live in Arizona? Why do you even care what the Colorado state legislature is up to?

Maybe some of us support their attempts to make alternative forms of transit safer

AI Overview

Denver's Department of Transportation and Infrastructure (DOTI) is investing in over 500 projects, including nearly $1 billion for traffic calming, pedestrian safety, and transit improvements like Colfax BRT...

• Funding Boost: Denver recently secured a $576,000 USDOT grant Transportation Today for improvements on nine high-injury road corridors.
• Infrastructure Upgrades: Projects include installing medians (e.g., Federal Blvd), enhancing pedestrian signals, and adding protected bike lanes

In addition to DOTI's work, the Denver Regional Council of Governments (DRCOG) and CDOT are implementing "Safer Main Streets" initiatives to improve arterial roads.

I am NOT against safety. If you want to know what safety looks and feels like then spend a week driving around Scottsdale. They're decades ahead of Denver.

My position is that the State likely does not have the authority to pass many of the bills that have been passed. It's worth noting that Trump does the same thing and a lot of the stuff he 'mandates' are subsequently overturned by the courts.

So Like the Trumpster they're throwing stuff against the wall; but let's wait to see if the courts will agree or disagree.

Postscript: With respect specifically to biking:

AI Overview

Scottsdale has maintained its status as a top-tier cycling destination by earning a Gold-Level Bicycle Friendly Community award from the League of American Bicyclists. Recognized for its extensive, safe infrastructure—including miles of bike lanes, paths, and scenic trails—the city remains a "gold standard" for both recreational and serious cyclists.

• Elite Status: Scottsdale is among a select few cities nationwide to achieve Gold status, reflecting its commitment to safe and accessible cycling.
• Cycling Community: The area hosts popular events like the HonorHealth Tour de Scottsdale and initiatives like "Cycle the Arts".