DENVER | Main Development Thread #7

[Fritzdude]

Originally Posted by RiNo Randy

Not sure on Zeppelin Station, TBH. Obviously the ownership issues over the last few years haven't helped. Oddly, the food hall was mostly full when I moved back here in 2023. Now, being "adapted" for the future.

But certainly the inoperable elevators across the tracks at 35th and Blake don't help the situation. It isn't good for the hotels on that side either. Unfortunately, it seems that there isn't money to fix it and it didn't seem like a big priority to RiNo BID at their stakeholder meeting last week (I felt it was very poorly attended).

However, I think you could look at the Source as a bit of a case study. When it opened (first food hall here at the time, Denver Central Market, Avanti, Milk Market and others followed and really upped the game), it was booming for the first few years. And that was before Brighton was rebuilt. It seems it is starting to regain some of that momentum with El Chingon planning to open there soon.

I imagine the Pepsi facility will be torn down as I doubt that any of the buildings would have much reuse potential. Especially given the $158M price paid. It would be nice if they were able to include a greenway of sorts from Brighton to the park.

Nothing new on the Blue Moon space lately.

Yeah - we need better access across the tracks to connect both sides of RiNo. Getting the elevators to work properly would be a start. But long-term, I believe there is a plan to install a pedestrian bridge at 35th correct? That is sorely needed. And with regard to The Source, I believe Koelbel is planning to build a 12 story apartment tower that will bring over 400 units next to the The Source. I think it would be great if the parking lot fronting Brighton could be turned into a plaza with shading, seating, and water fountains - rather than a depository for a dozen cars. They already have their garage that fits 305 stalls so they could liven up their entryway by activating it as an inviting extension of the building. Otherwise, the massing along Brighton gets to be too much without human scaled areas to break it up.

[RiNo Randy]

Originally Posted by Fritzdude

Yeah - we need better access across the tracks to connect both sides of RiNo. Getting the elevators to work properly would be a start. But long-term, I believe there is a plan to install a pedestrian bridge at 35th correct? That is sorely needed. And with regard to The Source, I believe Koelbel is planning to build a 12 story apartment tower that will bring over 400 units next to the The Source. I think it would be great if the parking lot fronting Brighton could be turned into a plaza with shading, seating, and water fountains - rather than a depository for a dozen cars. They already have their garage that fits 305 stalls so they could liven up their entryway by activating it as an inviting extension of the building. Otherwise, the massing along Brighton gets to be too much without human scaled areas to break it up.

There is a bridge at 35thish. The elevators on both sides have been inop for months.

We need something around 30th, but it is a challenge due to the Rockies massive and underutilized parking lot, the A-Line and the UP tracks.

But it sounds like the next priority for the BID related to big infrastructure is the bridge across the Platte to connect the Taxi development with the rest of the district.

Also, I don't understand some things. 1) how can LoDo have a Design Review Board that approves every project and RiNo doesn't. 2) apparently the city doesn't enforce the sidewalk/streetscape guidelines/rules. Why is that?

[Fritzdude]

Originally Posted by RiNo Randy

There is a bridge at 35thish. The elevators on both sides have been inop for months.

We need something around 30th, but it is a challenge due to the Rockies massive and underutilized parking lot, the A-Line and the UP tracks.

But it sounds like the next priority for the BID related to big infrastructure is the bridge across the Platte to connect the Taxi development with the rest of the district.

Also, I don't understand some things. 1) how can LoDo have a Design Review Board that approves every project and RiNo doesn't. 2) apparently the city doesn't enforce the sidewalk/streetscape guidelines/rules. Why is that?

Yeah, you’re right about that bridge around 36th.. such a poor design to get people to actually use (even if it were working)

[Fritzdude]

For consideration, extend a bridge from blake and 33rd.



Wind it down behind the Source.



Have it exit on Brighton Boulevard and then down to the river.

[TakeFive]

Originally Posted by Fritzdude

Excited for this new one: Señor Tanuki is the highly anticipated new Mexican-Japanese fusion restaurant opening at 3001 Brighton Blvd in RiNo. Señor Tanuki: Described by its chef as an "elevated Asian Chipotle," the menu centers around a "Mexico City meets Osaka" flavor profile.

It is moving into the Fabrica office building at 3001 Brighton Blvd.Timeline: The restaurant is scheduled to open its doors in October 2026.

Asian Mexican fusion can do well if done right and it sounds like this one should be a winner.

Originally Posted by RiNo Randy

Totally agree.

Even Dear Emilia's opening was later than expected and substantially over budget. Read more here: https://www.westword.com/food-drink/what...n-a-restaurant-in-denver-today-40836126/

That was an amazing story and very well written. Since Antony Bruno recently joined the Westword staff it will be fun to read more of his articles.

[TakeFive]

Originally Posted by Fritzdude

And with regard to The Source, I believe Koelbel is planning to build a 12 story apartment tower that will bring over 400 units next to the The Source.

I think Keolbel has had that property for a long time. The apartments were an early idea but I think they would rather sell that site at this point.

Originally Posted by RiNo Randy

Also, I don't understand some things. 1) how can LoDo have a Design Review Board that approves every project and RiNo doesn't.

The idea of making developers jump through more hoops is not a good one. It adds too many costs to any projects.

LoDo is the rare exception where having a "design review board" is okay due to the uniqueness of LoDo.

[TakeFive]

RiNo was the star for new apartment projects in the 1st half of the year

But if's feeling more and more likely to stagnate going forward.

The only thing moving forward that I'm aware of is EDEN's retail project.

Denver council OKs Edens’ dialed-back redevelopment of RiNo block
September 16, 2025 By Thomas Gounley | BusinessDen / The Denver Post

Edens has nixed the apartments, plans to develop just 60,000 square feet of retail space with surface parking

The Denver City Council has signed off on helping finance a RiNo landlord’s slimmed down plans to redevelop the block across from Denver Central Market.

AI Overview

Project Details

• Developer: EDENS
• Location: 2550 Larimer Street (Northwest corner of 26th and Larimer)
• New Structure: 14,550-square-foot, one-story commercial building
• Tenant Spaces: Designed for four future retail or restaurant users
• Site Updates: Surface parking, new sidewalks, utility upgrades, and fresh landscaping

[Fritzdude]

Originally Posted by TakeFive

RiNo was the star for new apartment projects in the 1st half of the year

But if's feeling more and more likely to stagnate going forward.

The only thing moving forward that I'm aware of is EDEN's retail project.

Denver council OKs Edens’ dialed-back redevelopment of RiNo block
September 16, 2025 By Thomas Gounley | BusinessDen / The Denver Post


AI Overview

I was hoping that Edens would also proceed with the redevelopment of the entire block across from The Market. Looking forward to that grocer on Lawrence between 26th and 27th. That would be a huge win for the neighborhood.

[RiNo Randy]

Originally Posted by TakeFive

The idea of making developers jump through more hoops is not a good one. It adds too many costs to any projects.

LoDo is the rare exception where having a "design review board" is okay due to the uniqueness of LoDo.

You don't think that Five Points and the larger RiNo Art District should have a say in what their historic neighborhoods should look like moving forward? I'll note that my building probably wouldn't be built here today, given the design guidelines that RAD already has. And to that point, the guidelines are already there...just a matter of enforcement.

Beyond that, I don't understand why businesses down here don't want to create and stitch together an actual neighborhood. Seems silly to me that F1 Arcade (as an example) spent $5.25M on a building, another $15M on renovations, but did nothing to change the streetscape. Baffling. Doubles Club (32nd and Larimer) is only planning to follow the streetscaping for the newly rezoned portion of their lot (what??).

I would much rather have some variation of a review committee (which shouldn't be too difficult to staff as there are at least three prominent architecture firms located within the boundaries) than have the EDs of the two organizations that are supposed to be leading basically say, "we have no control here"... https://denverite.com/2026/04/01/rino-art-district-development/

And on that note, another ten year business in the Art District announced it's closure today: "RiNo’s The Block Distilling Co. to close after 10 years". Article here behind a paywall...https://businessden.com/rinos-the-block-distilling-co-to-close-after-10-years/

[RiNo Randy]

Originally Posted by Fritzdude

I was hoping that Edens would also proceed with the redevelopment of the entire block across from The Market. Looking forward to that grocer on Lawrence between 26th and 27th. That would be a huge win for the neighborhood.

Agreed. If they had kept their proposal at 3 stories, I think it would have been fine, although with setbacks, 5 or 6 would have been fine there.

As far as the VOA building, I think the door is open for future development.

However, their development at their 26th & Larimer site is only going to be a single story with a surface parking lot covering approximately 1/2 the lot. First, exceptionally poor use of land in a downtown environment. Secondly, recovering the price of that lot will mean hefty rents at those storefronts...

[RiNo Randy]

Originally Posted by TakeFive

RiNo was the star for new apartment projects in the 1st half of the year

But if's feeling more and more likely to stagnate going forward.

The only thing moving forward that I'm aware of is EDEN's retail project.

Denver council OKs Edens’ dialed-back redevelopment of RiNo block
September 16, 2025 By Thomas Gounley | BusinessDen / The Denver Post


AI Overview

There are currently four 300+ unit apartment projects under construction as we speak. There are three more lots with proposals, I believe. And then there is Denver Rock Drill, Wynkoop North, shovel ready Denargo Market, Pepsi Bottling redevelopment, etc.

A demolition permit was filed for the IMAC building.

Utility work has been taking place between 25th and 28th along Lawrence.

The word on the street is that Sprouts will be occupying the former Blue Moon Brewing space. I think it is around 30K sf and was previously a plumbing supply warehouse, so adaptive reuse should be fairly easy.

The other word on the street is that Trader Joe's will be building at 27th & Lawrence.

No official announcements on either of those.

And you've noted recent leasing activity as some of the newer office buildings.

But do go on...

[RiNo Randy]

Broncos Unveil Site Plans for Burnham Yards.

Full story here with renderings.

https://milehighcre.com/breaking-broncos-reveal-latest-burnham-yard-renderings/

[TakeFive]

Originally Posted by RiNo Randy

You don't think that Five Points and the larger RiNo Art District should have a say in what their historic neighborhoods should look like moving forward?

I would much rather have some variation of a review committee (which shouldn't be too difficult to staff as there are at least three prominent architecture firms located within the boundaries) than have the EDs of the two organizations that are supposed to be leading basically say, "we have no control here"... https://denverite.com/2026/04/01/rino-art-district-development/

Originally, RiNo consisted of Brighton Blvd. There was also the Ball Park neighborhood, Curtis Park and Five Points (primarily). It was a bit of marketing genius to extend RiNo to include all of these areas. BTW, the city spent a boatload of money rebuilding Brighton Blvd.

That Denverite article is quite good. It also helps to explain the various complicating factors. I have no clue how you could come up with design and construction standards for this and that in such varied areas with different characteristics. But feel free to try.

Originally Posted by RiNo Randy

There are currently four 300+ unit apartment projects under construction as we speak.

But do go on...

You tend to conflate different issues.

I spoke specifically to NEW construction which you nicely summarize. Going forward what is planned, what is a concept is wholly different from breaking ground. New construction is also NOT how an existing property is used. That's a different topic. New construction of things like office buildings, apartments, hotels etc. are all a separate and distinct activity. Adaptive re-use is nice but again that goes to use although it may involve a lot of construction... perhaps more of a hybrid I guess; this would be more likely than totally new construction.

We'll have to wait to see what actually happens.

[TakeFive]

Originally Posted by RiNo Randy

Broncos Unveil Site Plans for Burnham Yards.

Full story here with renderings.

https://milehighcre.com/breaking-broncos-reveal-latest-burnham-yard-renderings/

Very impressive and exciting.

[RiNo Randy]

Originally Posted by TakeFive

Originally, RiNo consisted of Brighton Blvd. There was also the Ball Park neighborhood, Curtis Park and Five Points (primarily). It was a bit of marketing genius to extend RiNo to include all of these areas. BTW, the city spent a boatload of money rebuilding Brighton Blvd.

That Denverite article is quite good. It also helps to explain the various complicating factors. I have no clue how you could come up with design and construction standards for this and that in such varied areas with different characteristics. But feel free to try.

RiNo Art District was from the start much more than just along Birghton Blvd. You seem to forget the Lawrence to Blake X 24th to 36th section?

Have you even lived in Denver? Been to RiNo?

Good design newer construction (2018): (image of Ramble Hotel that isn't embedding for some reason...)


https://media.cntraveler.com/photos/5bdb...e-Ramble-Hotel_Ramble_HotelExterior2.jpg

Poor design newer construction (2017) my building: (image of Factory Flats at 32nd/Blake)



https://citylightsdenver.com/wp-content/uploads/2022/03/Factory-Flats-3-1800x1145.jpeg

Both were designed and built prior to the design guidelines being implemented. So that proves that good design and execution is possible.

I'd rather have 10 more Rambles in this neighborhood than another building like mine.

Most of the remaining lots on the core side of the district will be smaller infill projects versus the mid-rise towers in the TOD zone.

Originally Posted by TakeFive

You tend to conflate different issues.

I spoke specifically to NEW construction which you nicely summarize. Going forward what is planned, what is a concept is wholly different from breaking ground. New construction is also NOT how an existing property is used. That's a different topic. New construction of things like office buildings, apartments, hotels etc. are all a separate and distinct activity. Adaptive re-use is nice but again that goes to use although it may involve a lot of construction... perhaps more of a hybrid I guess; this would be more likely than totally new construction.

We'll have to wait to see what actually happens.

What you fail to see or sense is what is actually happening here, since you don't live here.

There is quite a bit of other construction activity going on throughout the District. Adaptive re-use and such. More retail is coming, but not necessarily what I, or others feel will bring the energy that used to exist pre-pandemic down here.

As I've repeatedly stated, we need more affordable restaurants, particularly for the lunch crowd.

We NEED the elevators at 36th & Blake over the tracks fixed.

We NEED another pedestrian crossing across the tracks.

We NEED a full service grocery store here.

We NEED a dry cleaner, a pharmacy, lot of other little places where residents (there are 28 large apartment complexes that have been completed in the District over the last 12-15 years) can get on about their lives without having to plan shopping trips elsewhere. So yeah, making this a more livable neighborhood should be a priority to me.

[TakeFive]

You say Potato...

Originally Posted by RiNo Randy

RiNo Art District was from the start much more than just along Birghton Blvd. You seem to forget the Lawrence to Blake X 24th to 36th section?

I'll yield the point; it's not worth the the time. My only point was that in the beginning specific references to Ball Park, Cutis Park and Five Points were more common.

When attending Rockies games I would turn down onto Brighton Blvd which was primarily an area for wholesale produce and other industrial goods. It was an easy place to park (for free) and just walk up the hill. At that time drugs & crime were not an issue there.

AI Overview

Yes, Brighton Boulevard is the main industrial corridor where the RiNo Art District (River North) in Denver was founded and named.

The Birthplace of RiNo

• The Corridor: Brighton Boulevard served as the central artery connecting downtown Denver to Interstate 70 through an old industrial and warehouse zone.
• The Name Origin: In 2005, local artists and neighbors (including founders working along this strip) created the "River North" concept
• Key Landmarks: Iconic early creative spaces and venues like the underground art warehouse Rhinoceropolis (at 3553 Brighton Boulevard) and later The Source (at 3350 Brighton Boulevard) helped anchor the district right along this roadway

[TakeFive]

Denver’s Growing Apartment Inventory is Changing How Investors Compete
July 30, 2026 -- Mie High CRE

Denver’s multifamily market is changing, but rather than slowing down as some expect, it is evolving. Inventory has been rising, cap rates are rising slightly, and there are now many more choices available for buyers than just a couple of months ago.

Bit of a convoluted article but that's the gist of it.

Properties most likely to experience problems are those with high leverage loans that come due.

[mhays]

RiNo is a fascinating case study given its dimensions and separation from the rest of greater Downtown. I'll make some guesses.

Its separation could mean that a grocer, for example, could monopolize market share, BUT it's also a very long and narrow district, and many customers (especially near the ends) would probably drive, which will often mean they go to stores elsewhere. Maybe a couple stores in the the 5,000 to 10,000 sf range would work, with one near each end, along with a few corner groceries for milk, beer, and other basics.

The same acreage in a rounder vs. linear form would be much better for creating a retail core.

It needs better pedestrian connections, like at least two in the Broadway/36th gap, and ideally a nicer pedestrian experience at Broadway too. Another street connection also seems necessary. But even with all of that, it'll be a little distant for most pedestrians both physically and psychologically. How many people in Curtis Park are willing to casually wander over to grab lunch, even if it gets easier?

Also, retail has been getting tougher. I wonder what the net effect might be for the average resident and the average office or industrial worker. The average $18 lunch seems like too much to do constantly. People are buying less due to rising prices and stagnant wages. Labor costs in Denver are pretty high, hitting retailers disproportionately while only raising public purchasing power a tiny amount.

[TakeFive]

Excellent observation

Originally Posted by mhays

Also, retail has been getting tougher. I wonder what the net effect might be for the average resident and the average office or industrial worker. The average $18 lunch seems like too much to do constantly. People are buying less due to rising prices and stagnant wages. Labor costs in Denver are pretty high, hitting retailers disproportionately while only raising public purchasing power a tiny amount.

[RiNo Randy]

Originally Posted by mhays

RiNo is a fascinating case study given its dimensions and separation from the rest of greater Downtown. I'll make some guesses.

Its separation could mean that a grocer, for example, could monopolize market share, BUT it's also a very long and narrow district, and many customers (especially near the ends) would probably drive, which will often mean they go to stores elsewhere. Maybe a couple stores in the the 5,000 to 10,000 sf range would work, with one near each end, along with a few corner groceries for milk, beer, and other basics.

Disagree.

I live at 32nd & Blake. Closest full service grocery to me is either Union Station or the unSafeway at 20th & Park Ave.

But the issue is that if you go NW, North or East of Five Points, the only a grocery stores are a King Soopers to the north at 62nd & Dahlia, another KS at 14th & Krameria and the KS at the 29th Avenue Town Center.

So a grocery or two within the Art District would fill in the food desert gap for a lot of people (many of whom have been historically underrepresented).

If some of those other projects come to fruition/redevelopments build out, the need will continue to rise.