DENVER | Main Development Thread #6

[corey]

Great photos Ryan! I'm thrilled to see the Empire Staples site on Platte St. redeveloped! The design by Tryba looks pretty cool. I'm kind of surprised it's an office building and not apartments, but I think that it probably makes the street a more interesting mix of uses. I hope some one saves the 1950-60's era Empire Staples sign. I'm a sign geek and I love the font of this sign. At the least an architectural salvage company could even sell the letters of individually.

[EngiNerd]

Originally Posted by bcp

is there some reason that they cannot build that platte building on the existing parking lot behind Vitamin cottage?

I wonder if with the site now being zoned C-MX-5 if they wouldn't be allowed to develop just the lot and keep the Vitamin Cottage building?

Originally Posted by corey

Great photos Ryan! I'm thrilled to see the Empire Staples site on Platte St. redeveloped! The design by Tryba looks pretty cool. I'm kind of surprised it's an office building and not apartments, but I think that it probably makes the street a more interesting mix of uses. I hope some one saves the 1950-60's era Empire Staples sign. I'm a sign geek and I love the font of this sign. At the least an architectural salvage company could even sell the letters of individually.

They aren't closing up shop, just vacating that location and moving to another Denver at the site of the old Asarco smelter in Globeville, so I bet they take their sign with them.

[PLANSIT]

Another 15th St. parking lot bites the dust:

Site Address and Description
2016PM0000069 - Block 173 Redevelopment

[DenverInfill]

Originally Posted by PLANSIT

Another 15th St. parking lot bites the dust:

In case you're wondering where Block 173 is...

http://www.denverinfill.com/block_pages/upper_downtown/block_173.htm

[TheNightfly]

Originally Posted by DenverInfill

In case you're wondering where Block 173 is...

http://www.denverinfill.com/block_pages/upper_downtown/block_173.htm

That's weird. Brookfield has a very vague description on the development opportunity for this property. http://brookfieldofficeproperties.com/us/denver/block173

Is it possible they're moving 1501 Tremont to this site?
http://brookfieldofficeproperties.com/us/denver/1501tremontplace

[The Dirt]

Is it an office tower or could it be a hotel or apartment?

[enjo13]

Originally Posted by DenverInfill

In case you're wondering where Block 173 is...

http://www.denverinfill.com/block_pages/upper_downtown/block_173.htm

Hmmmm...there was a proposal a few years ago on this site right? It was an office tower on top of an extension to the retail footprint of the pavillions. It'd be awesome if they kept that extension, it'd be a shame to lose additional retail on that spot.

[RyanD]

Ah! I thought I had an old something for Block 173. Guaranteed it has drastically changed:

[corey]

And they still can't seem to get T2 out of the ground. At this point why don't they just build another hotel on that site. Does Westin have other brands with which they could have a sister hotel?

[CherryCreek]

Originally Posted by corey

And they still can't seem to get T2 out of the ground. At this point why don't they just build another hotel on that site. Does Westin have other brands with which they could have a sister hotel?

The lack of progress on T2 is surprising, given the other office projects springing up. With the center of gravity moving to the Union Station end of downtown, T2 would seem to have so many advantages over other competitive locations (in addition to the existing infrastructure).

[bunt_q]

Originally Posted by CherryCreek

The lack of progress on T2 is surprising, given the other office projects springing up. With the center of gravity moving to the Union Station end of downtown, T2 would seem to have so many advantages over other competitive locations (in addition to the existing infrastructure).

I know this is blasphemy to say, but my guess is they do not feel they have enough parking to successfully lease that much space. And it's not a site that really allows for adding a bunch more.

Let's not forget that Hines feels it is necessary to include something like FOURTEEN LEVELS of parking at 1144, which is all of two blocks away.

[wong21fr]

Originally Posted by bunt_q

I know this is blasphemy to say, but my guess is they do not feel they have enough parking to successfully lease that much space. And it's not a site that really allows for adding a bunch more.

Let's not forget that Hines feels it is necessary to include something like FOURTEEN LEVELS of parking at 1144, which is all of two blocks away.

Could be, but the Tabor Center has nearly 1800 U/G parking spaces for ~600K square feet of office space and a retail component that really doesn't need it anymore (since it's not longer a destination shopping center as originally envisioned). 1144 has parking 858 spaces for 660K square feet. You could put damn near an 800K square foot tower and still have the same parking ratio as 1144 for both Tabor towers.

Seems like parking wouldn't be an issue unless a large chunk of the existing parking is dedicated to other buildings around the Tabor Center.

[Denver]

Originally Posted by bunt_q

I know this is blasphemy to say, but my guess is they do not feel they have enough parking to successfully lease that much space. And it's not a site that really allows for adding a bunch more.

Let's not forget that Hines feels it is necessary to include something like FOURTEEN LEVELS of parking at 1144, which is all of two blocks away.

If 1144 can do 14 levels of above group parking, there is not reason T2 could not do some above ground parking as well if that is what the company is worried about. I just do not think that Callahan is as interested in developing as they are in managing and expanding their current portfolio. I doubt they will pull the trigger unless they are approached with a pre-leasing offer. If you look at the company's portfolio, it does not look like they have developed anything recently.


http://www.callahancp.com/portfolio/

[The Dirt]

I snapped this on my way back to work from the parade.

[bunt_q]

Originally Posted by Denver

If 1144 can do 14 levels of above group parking, there is not reason T2 could not do some above ground parking as well if that is what the company is worried about.

The footprint (and probably the existing foundation) is the reason. It's just not big enough probably.

Wong might be right about the existing spaces, but that assumes they're not being used today, which of course they are. So you'd have to pry 800 of them and make them available for the new building, which probably isn't easy to do.

[Denver]

Originally Posted by bunt_q

The footprint (and probably the existing foundation) is the reason. It's just not big enough probably.

Wong might be right about the existing spaces, but that assumes they're not being used today, which of course they are. So you'd have to pry 800 of them and make them available for the new building, which probably isn't easy to do.

That could very well be true. I just have troubling believing that they would market a 30 story tower if they didn't believe it would be possible to build given parking constraints.

[navyweaxguy]

Let's not forget that the footings and everything for T2 are 30 years old. To bring it up to modern standards is probably going to cost quite a bit. I would think that most developers would rather have a blank slate to start from than have to work around an old preset base.

[Fritzdude]

So... over on Cityscape - there is a new large apartment complex for 12th and Grant, which will likely cause a few buildings to be demolished. I know this isn't SimCity, but it would have been nice to have this development on 10th and Grant and replace that ugly parking lot.

[RyanD]

Originally Posted by Fritzdude

So... over on Cityscape - there is a new large apartment complex for 12th and Grant, which will likely cause a few buildings to be demolished. I know this isn't SimCity, but it would have been nice to have this development on 10th and Grant and replace that ugly parking lot.

Agreed! On that lot there is (from 13th to 12th): single story retail, 4-story old apartment building, historic mansion(!!), surface parking lot, 3-story office building.

It doesn't look like a full block long in the rendering so maybe they're going for the surface lot and office building, which would actually be pretty good!

[jhwk]

Originally Posted by RyanD

Agreed! On that lot there is (from 13th to 12th): single story retail, 4-story old apartment building, historic mansion(!!), surface parking lot, 3-story office building.

It doesn't look like a full block long in the rendering so maybe they're going for the surface lot and office building, which would actually be pretty good!

The historic house is the Creswell Mansion and is on the NRHP, so it's not going anywhere (without a fight, hopefully):

http://www.historycolorado.org/sites/default/files/files/OAHP/NRSR/5DV184.pdf

http://mosaicdenver.com/properties/creswell-mansion/