DENVER | Main Development Thread #6

[wong21fr]

Originally Posted by COtoOC

I can't believe they're filling up that location with suburban apartments. I would have expected something 10 - 20 stories.

Why? The northern portion of the Tech Center is dead. It's difficult to get to and has no amenities, it's a terrible location. Which really describes the northern half of SE corridor and it's not like anyone is going to try and refit that space, that's the Class C and worst space of the future while the shiny new shit goes south in the developments that Bunt is working TIF deals for.

[Octavian]

Originally Posted by bunt_q

Agreed, cannibalizing Skyline Park to activate this space would be a drastic failure, in my mind. We've been assured this will be Denver's premier public space - well, let's see it stand on its own.

Besides, separating the Christmas Market from the ice skating rink would be foolish. Unless you want to suggest moving the rink out of Skyline Park too...?

EDIT: That all said, if they wanted to move Okteoberfest, I could possibly get on board with that. For a couple reasons - One, Oktoberfest has been kind of stupid since they moved it out of Larimer Square proper. And two, I think it'd be nice to have an off-street location where you could keep some of the tables set up a little longer, outside of just the Lodo-D-bag-drinking-hours.

I agree with the general idea of not cannibalizing.

But this



would be wonderful here:

[EngiNerd]

Originally Posted by wong21fr

Why? The northern portion of the Tech Center is dead. It's difficult to get to and has no amenities, it's a terrible location. Which really describes the northern half of SE corridor and it's not like anyone is going to try and refit that space, that's the Class C and worst space of the future while the shiny new shit goes south in the developments that Bunt is working TIF deals for.

100% agree, its really no different than the 3500 Rockmont development near downtown. They are both in areas that really aren't prime for development. And this is the DTC, why should this surprise anyone...though that lot is actually one of the better lots for accessibility to the Belleview light rail station.

[bcp]

^ it's quite different from 3500 Rockmont...a location that is nowhere near as far off the beaten path as people seem to think (if you believe that, than my god what do you think of Taxi?) - the problem with 3500 project is gross under-utilization of the land (on a park, access to trail, bus turnaround, 10 minute walk to DT). what they need is something much more intense in use and height so that it has it's own critical mass. maybe in 20 years...

[Cirrus]

Originally Posted by RyanD

These are for you, Dan

+1 for fountains.

[EngiNerd]

Originally Posted by bcp

^ it's quite different from 3500 Rockmont...a location that is nowhere near as far off the beaten path as people seem to think (if you believe that, than my god what do you think of Taxi?) - the problem with 3500 project is gross under-utilization of the land (on a park, access to trail, bus turnaround, 10 minute walk to DT). what they need is something much more intense in use and height so that it has it's own critical mass. maybe in 20 years...

Is Taxi really that different in density than the 3500 Rockmont development? Yes its a neat development and has some mixed use to it, but in the end its just a couple buildings surrounded by parking lots. In my mind they cannot all be Denargo Market or Prospect style developments, at least not without some serious commitment on the developers part...and as we have seen from Denargo, sometimes they take forever to get going, which probably scares developers from wanting to try to do it again and so they take the easy way out and develop this relatively low density development that is cheap to build and easy to rent.

If we were really serious about it, why was it zoned to let them build to this density? Really that's what we should be more upset with, no?

[bcp]

well, 3500 is zoned to allow a LOT more...CRX-12.....problem is that developers chose to do less (their right!) but the location on it's own is pretty stellar I think.

[rds70]

High resolution rendering of Eviva Cherokee, courtesy of Integral Group:

[bcp]

i like it....i can't quite tell, does this extend to the corner? if so, where is dozen's gonna relocate to?

[BG918]

What an improvement that will be for Cherokee St which has a pretty decent urban residential streetscape between 10th and 12th before becoming a parking lot wasteland before 13th. EnV at 10th is already making a big impact on the street wall. I do wonder if Eviva will have any retail space and where Dozens will move if the building fronts 13th.

[denconyny]

Originally Posted by rds70

High resolution rendering of Eviva Cherokee, courtesy of Integral Group:

Wasn't something like Ox2ygen of some name like that once scheduled for that some lot, at about 18 stories or so as well? It's late and I'm to lazy to look it up right now.

Originally Posted by BG918

What an improvement that will be for Cherokee St which has a pretty decent urban residential streetscape between 10th and 12th before becoming a parking lot wasteland before 13th. EnV at 10th is already making a big impact on the street wall. I do wonder if Eviva will have any retail space and where Dozens will move if the building fronts 13th.

Yes, I agree, it will look excellent! And a lot of these type of different 16-18 story apartment buildings (or heaven help us one day condos were again being built this high) are what the DT and vicinity need a lot more of, albeit I think that we have enough luxury buildings and are in beg of a lot of inexpensive high-rises rentals that can attract those other than the 2-income doctor/lawyer couple types (although there's nothing wrong with 2-income doctor/lawyer types, it's just not everybody out there who wants to live DT or vicinity is one). And please let the next luxury tower that goes up be the Bell Tower. Maybe there's enough billionaires out there that would like a swank place in DT Denver?

Anyways, these 3-4-5 story stick frames may be okay for filling up difficult DT spaces and the burbs (although at this point there doesn't really seem to be any difficult DT spaces), but maybe the powers of city/state need to do a lot more legislatively to get a lot more inexpensive density DT and vicinity.......

[comoneymaker]

Originally Posted by COtoOC

I can't believe they're filling up that location with suburban apartments. I would have expected something 10 - 20 stories.

Exactly. The last bit of land in the densest part of the DTC. Oh well guess they will have to build downtown now ? lol

[DownhomeDenver]

Originally Posted by BG918

What an improvement that will be for Cherokee St which has a pretty decent urban residential streetscape between 10th and 12th before becoming a parking lot wasteland before 13th. EnV at 10th is already making a big impact on the street wall. I do wonder if Eviva will have any retail space and where Dozens will move if the building fronts 13th.

I dont believe Dozens is affected by this building.

[bunt_q]

Oh look, another big overpriced rental project. #whocares #notme

[Riverfrontbrewer]

Originally Posted by RyanD

^
Sarcasm in text can ruin friendships man. I apologize for taking you seriously. IIRC, 1750 Little Raven is zoned a little bit strange. Part of the site is 7-stories, the other 3-stories. It'll be interesting to see what happens there, if anything. Regardless, it shouldn't get too much flak from Glass House since their podium is around that height.

I know Cadence is around the halfway leased mark, last time I heard,0nNot sure about Verve. It'll be interesting to see how quickly The Platform is leased up since it's in a higher price tier, according to rumor.

I believe it is 85ish feet on the Bassett/GH side and 55 on the Little Raven side. I don't know much about architecture, but it would seem you could do something pretty cool with that.....but this is Amli, so probably as simple and cheap as possible. And I do think something will happen there sooner rather than later as soil samples are going on and there have been other activities. As far as the neighbors complaining, I am sure a few of those folks on floors 3-7 and maybe even 8 on the western facing side of the GH will cause a fuss!

[wong21fr]

Originally Posted by bunt_q

Oh look, another big overpriced rental project. #whocares #notme

Get with the program- home ownership is sooooooo over unless you make over $150K per year.

[mhays]

I bet the average building full of $1,700 one-bedrooms (for example) is full of people making $60,000-90,000. In San Francisco people routinely pay absurd percentages of their takehome toward rent, like 65%. That's much of the difference between cheap cities and expensive ones....incomes play a role, but mostly people pay higher percentages of their incomes, while also reducing square footage. So maybe in Denver a lot of people pay 40%, and the ones without cars often pay 50%.

I'll repeat another point I've been making back home: New construction will always be expensive because it costs a lot to build. But buildings age, and that's where you get cheap units. Today's cheap housing is often what was built in the 1970s, or even 1990s to a degree. It's cheap because it's been supplanted by newer housing that pushes it down the chain, in contrast to SF/Man which don't have enough new supply to do that.

Of course the other method of being cheap is to reduce...back to the parking thing, micros, and so on. Plus, at Denver's land prices, doing woodframe at moderate density is often the best way to hit a price point.

[navyweaxguy]

Denver could use this

http://architizer.com/projects/six50-king/

[RyanD]

Holy effing crap.

Toronto's building on up
via Toronto Sun

There are 154 building cranes in the air right now in Toronto. That translates to 46,362 units being developed, mainly in highrises, and 89% of those units are sold, according to BILD.

[FrancoRey]

Originally Posted by navyweaxguy

Denver could use this

http://architizer.com/projects/six50-king/

Mmmm...yummy stacked-block style tower....

Architizer is awesome.