DENVER | Main Development Thread #6

[seventwenty]

I wanna read the journal article linked, but I'm not paying $50. KENNNNNNNNNNN!!!!!!! MAKE YOUR COLLEAGUE GIVE US HIS ARTICLE IN EXCHANGE FOR BEER MONEY!

[wong21fr]

Originally Posted by The Dirt

This analysis is right on the money.

The other flaw in Stapleton is summed perfectly in the picture the study's author put up:



The sheer amount of open space in Stapleton, while wonderful in some ways, contributes to the lack of urban connections and the overall less-urban feeling of the area. The N/S grid throughout Stapleton is weak, especially north of MLK, and the park corridors are partly to blame for this. This decreases walkability, connectivity, and exacerbates the issue with the wider-than-needed roads.

I'm less critical about the location of the town centers. While it's not there now; the Eastbridge Town Center, the TOD at Central Park Station, and the mixed-use along Central Park Boulevard will improve walkability. But, since retail does need a lot of households to support it, the sheer amount of parks does contribute negatively to this as well. If the parks in Stapleton were decreased by 30% and instead had additional housing, you'd see more local retail. Look at the NE co-op's attempts to find a suitable site as an example of the retail struggle.

[JR_xox]

Originally Posted by UrbanBrandon

Lastly, while in line at the gas station at 10th and Broadway, I overheard a customer explaining to the clerk that a employee at Arby's (11th and Broadway) said they would be closing soon and a residential development is in the works. Anyone aware of this? While I can appreciate fast-food at times, I would gladly welcome an urban fabric repair job at this corner.

Sorry, no repair job is in the works for this spot. Merely a facelift. Arby's is closing, but another fast(ish) food place is going in - Torchy's Tacos. Which is apparently huge in Texas.

[DenverInfill]

Originally Posted by seventwenty

I wanna read the journal article linked, but I'm not paying $50. KENNNNNNNNNNN!!!!!!! MAKE YOUR COLLEAGUE GIVE US HIS ARTICLE IN EXCHANGE FOR BEER MONEY!

Sorry. You know how little the state actually funds higher education these days...

[Scottk]

So Stapleton isn't urban or walkable at all, yet everyone on this forum is moving there?

Seems a little hypocritical

[Brainpathology]

It has a commuter train going through it so it's more urban than Boulder at least.

[comoneymaker]

So the fence changed and dirt has been moved finally at Hampden and Clarkson last week. Drove by today and there are several trucks with crane sections! Weird though cause there isn't anything dug yet to stick it in. So maybe the crane is for another spot near by?

[wong21fr]

Originally Posted by Scottk

So Stapleton isn't urban or walkable at all, yet everyone on this forum is moving there?

Seems a little hypocritical

Nah, just not quite urban as it could be. Thinner streets and more connections would have done a good bit. It's the one neighborhood in Denver that's still a bit like the streetcar neighborhoods, has great schools, and doesn't cost $600K to buy a house in. So us family types get steered towards there as we're priced out of a number of the other 'hoods.

The 15 walking score is an abnormality for Stapleton (and it's probably near the Eastbridge Town Center). My guess is that Stapleton will eventually end up being Wash Park-style walkable with a walk-score in the high 50's. When the Central Park Station opens and the transit lines are reconfigured it will be interesting to see what happens to the transit score.

[Stonemans_rowJ]

Originally Posted by wong21fr

Nah, just not quite urban as it could be. Thinner streets and more connections would have done a good bit. It's the one neighborhood in Denver that's still a bit like the streetcar neighborhoods, has great schools, and doesn't cost $600K to buy a house in. So us family types get steered towards there as we're priced out of a number of the other 'hoods.

The 15 walking score is an abnormality for Stapleton (and it's probably near the Eastbridge Town Center). My guess is that Stapleton will eventually end up being Wash Park-style walkable with a walk-score in the high 50's. When the Central Park Station opens and the transit lines are reconfigured it will be interesting to see what happens to the transit score.

Yes, the 15 was on MLK near the Eastbridge Town Center. Part of walkability that even the walk score doesn't measure is the pleasantness of the walk, the "feel," and frankly a lot of it isn't very pleasant.

It's pleasant to walk your dog like all suburbs, but not to have to cross major arterials to get to the pool with kids in tow or to get groceries, coffee, or a dinner out. The "leisure walk" score is off the charts, but the "transportation walk" score is pretty bad.

No doubt the transit score will go up, but most people won't be within what Americans would consider a walkable distance to the train station I'm afraid, unless you're in the Central Park West area. Any other locale in Stapleton and you'd probably drive to the park-n-ride. As stated in the article, already 97% of people single car commute. All of those people already have cars, and in the morning will probably jump in the car in the garage and drive to the free parking lot. Since most adults probably have cars in Stapleton, there are few car2go's. So you cannot be guaranteed to have one available.


With all that being said, there are many things about Stapleton I like, although I (probably) would never live there. It's just disappointing about the wide roads and some of the (seemingly) missed opportunities. It's quick to implement poor design, but its hard to reverse it then.

[DownhomeDenver]

Originally Posted by comoneymaker

So the fence changed and dirt has been moved finally at Hampden and Clarkson last week. Drove by today and there are several trucks with crane sections! Weird though cause there isn't anything dug yet to stick it in. So maybe the crane is for another spot near by?

Dude wth are u talking about? U mean out by the hospital? That empty lot that fronts Hampden thats been vacant for years?? What is that supposed to be?

[comoneymaker]

yeap and dont know.

[TakeFive]

There's a very good piece by Cathy Proctor in the DBJ about Weld County, which is in the heart of Colorado oil & gas drilling and how they will deal with the boom and pending bust.

The impacts to Denver/downtown by extension are still unknown. Other than at the margins, from reading the article it would seem that if by this time next year there is little sign of crude oil price recovery that fallout will grow.

First negative impact could appear in May? Will she or won't she break ground? What say you Hines? Interesting comments in a DBJ article dated Jun 13, 2014

Hines is poised to break ground on a “skyline changing” 40-story office tower at 1144 15th St.

That news comes after stops and starts on the project for more than 14 years, spanning two commercial real estate development cycles.

[DownhomeDenver]

Originally Posted by TakeFive

First negative impact could appear in May? Will she or won't she break ground? What say you Hines? Interesting comments in a DBJ article dated Jun 13, 2014

Well.... Here's the current status for permitting for 1144 15th street. The most recent update was on 4/1/15 and 4/3/15. Not sure if it really means anything or not.

Review Type	Status	Status Date	Reviewed By	Number

Architectural	Under Review	03/17/2015	Abel, Alex	2
Electrical	Not Approved	04/03/2015	Carlson, David S.	2
Fire	        Under Review	04/01/2015	Hill, David	2
Mechanical	Approved 	03/31/2015	Boncich, Danny	2
Plumbing	Approved 	03/31/2015	Boncich, Danny	2
Structural	Approved 	02/26/2015	Abel, Alex	1
Transportation	Approved 	03/16/2015	Turner, Jim	1
Waste Water	Required	01/28/2015	WASTEWATER	1
Zoning	        Under Review	01/28/2015	Oliver, Steve	1

[rds70]

Originally Posted by DownhomeDenver

Well.... Here's the current status for permitting for 1144 15th street. The most recent update was on 4/1/15 and 4/3/15. Not sure if it really means anything or not.

Review Type	Status	Status Date	Reviewed By	Number

Architectural	Under Review	03/17/2015	Abel, Alex	2
Electrical	Not Approved	04/03/2015	Carlson, David S.	2
Fire	        Under Review	04/01/2015	Hill, David	2
Mechanical	Approved 	03/31/2015	Boncich, Danny	2
Plumbing	Approved 	03/31/2015	Boncich, Danny	2
Structural	Approved 	02/26/2015	Abel, Alex	1
Transportation	Approved 	03/16/2015	Turner, Jim	1
Waste Water	Required	01/28/2015	WASTEWATER	1
Zoning	        Under Review	01/28/2015	Oliver, Steve	1

Hines is continuing through the review process pretty quickly. They have also already pulled the permit for excavation and shoring.

[DownhomeDenver]

Originally Posted by rds70

Hines is continuing through the review process pretty quickly. They have also already pulled the permit for excavation and shoring.

Thanks RDS, I was hoping you would post something in response to mine. I figured you would have the best insight.

[DenvertoLA]

Originally Posted by rds70

Hines is continuing through the review process pretty quickly. They have also already pulled the permit for excavation and shoring.

Pulled meaning, took back/delayed until further notice ?

[pablosan]

They were surveying the lot this last Friday.

[Cirrus]

Originally Posted by seventwenty

Wow, that would've been a terrible place for the convention center. May as well put it in Aurora, for all the good it would do way over there.

And what are those next to it? Tech Center-style suburban office buildings? No thanks.

[rds70]

Originally Posted by DenvertoLA

Pulled meaning, took back/delayed until further notice ?

Sorry, I should have said the permit has been issued.

[pablosan]

^
I understood you.