DENVER | Main Development Thread #7

[wong21fr]

Originally Posted by The Dirt

Welcome! There's about 6 or 7 of us here that line in Stapleton. I'm down to grab a drink!

Just not at the Tap House- since it closed last week.

[LooksLikeForever]

Originally Posted by wong21fr

Just not at the Tap House- since it closed last week.

I wonder why, but then again: why would they locate north of I-70? As a Stapleton resident, I do everything in my power to avoid crossing 70 into Northfield. There are a few things worth visiting up there (Torchy's, Cuba Cuba) but on the whole it's mainly national chain restaurants and places like DSW. I think the Stapleton Tap House would've probably done better had it been located in the Town Center, though I suspect rent would've been too high.

To stay on topic with the thread: it looks like construction at the Stapleton Punch Bowl Social is in full swing. They had a groundbreaking last winter but construction was put on hiatus throughout the Spring, but it looks like they're finally making progress. This is one of the more interesting pieces of redevelopment in Denver (how often does an old ATC tower get repurposed?) and should be pretty cool when it's all done.

[mhays]

Sometimes places succeed by being the only/best of a neighborhood, vs. grouping with their competition. That doesn't work for clothing stores but it can work for restaurants and bars.

[wong21fr]

Originally Posted by LooksLikeForever

I wonder why, but then again: why would they locate north of I-70? As a Stapleton resident, I do everything in my power to avoid crossing 70 into Northfield. There are a few things worth visiting up there (Torchy's, Cuba Cuba) but on the whole it's mainly national chain restaurants and places like DSW. I think the Stapleton Tap House would've probably done better had it been located in the Town Center, though I suspect rent would've been too high.

To stay on topic with the thread: it looks like construction at the Stapleton Punch Bowl Social is in full swing. They had a groundbreaking last winter but construction was put on hiatus throughout the Spring, but it looks like they're finally making progress. This is one of the more interesting pieces of redevelopment in Denver (how often does an old ATC tower get repurposed?) and should be pretty cool when it's all done.

Perhaps because there are now several thousand residents north of I-70 (with thousands more to come) who dislike having to go south of I-70 for anything local? The owners of the Tap House saw a need for something unique up here- but their model didn't permit expansion of the space, the addition of food service, or morphing into the kid-friendly space that is seemingly mandatory in Stapleton. I've talked to a few residents and there is a strong desire for a local bar (or something akin to the Viewhouse or Historian's Ale House with food options), it's just finding the space to make it work.

[LooksLikeForever]

Originally Posted by wong21fr

Perhaps because there are now several thousand residents north of I-70 (with thousands more to come) who dislike having to go south of I-70 for anything local? The owners of the Tap House saw a need for something unique up here- but their model didn't permit expansion of the space, the addition of food service, or morphing into the kid-friendly space that is seemingly mandatory in Stapleton.

You are absolutely right. I often forget that there is a substantial residential component in Northfield since when I moved to the area in 2010, that was not the case. Things have changed a lot in the last few years, and I guess I have a bit of a bias and am not as informed as I should be. I should take a ride up there soon to check out the new development.

Point taken.

[wong21fr]

Originally Posted by LooksLikeForever

You are absolutely right. I often forget that there is a substantial residential component in Northfield since when I moved to the area in 2010, that was not the case. Things have changed a lot in the last few years, and I guess I have a bit of a bias and am not as informed as I should be. I should take a ride up there soon to check out the new development.

Point taken.

I moved to Willow Park East from West Wash Park in 2015 and the change in the last two years has been amazing. There's still large swaths of Central Park Boulevard that are weed-esque fields that makes the area feel cut-off from the southside of Stapleton, but that's slowly changing. However, still feels way too "out there" for me and not integrated enough into the city's urban fabric. Though the south portion of Stapleton also feels like that as well in places- namely along Quebec in relation to Park Hill.

[jbssfelix]

Originally Posted by wong21fr

Perhaps because there are now several thousand residents north of I-70 (with thousands more to come) who dislike having to go south of I-70 for anything local? The owners of the Tap House saw a need for something unique up here- but their model didn't permit expansion of the space, the addition of food service, or morphing into the kid-friendly space that is seemingly mandatory in Stapleton. I've talked to a few residents and there is a strong desire for a local bar (or something akin to the Viewhouse or Historian's Ale House with food options), it's just finding the space to make it work.

Yeah, I'll be in Beeler Park (the last, far-off bastion of residential construction left to go). Definitely would do anything in my power to woo a local pub up that way. Let's not forget there's supposed to be commercial on the NW/NE corner of CPB and 56th, plus the vaporware that is Victory Crossing.

[Denver Dweller]

http://www.businessden.com/2017/07/25/17...b1506f0c-54a7a000b6-147998669#newsletter

[Denver Dweller]

http://www.businessden.com/2017/07/25/11...b1506f0c-54a7a000b6-147998669#newsletter

[wong21fr]

Originally Posted by jbssfelix

Yeah, I'll be in Beeler Park (the last, far-off bastion of residential construction left to go). Definitely would do anything in my power to woo a local pub up that way. Let's not forget there's supposed to be commercial on the NW/NE corner of CPB and 56th, plus the vaporware that is Victory Crossing.

If Victory Crossing every occurs I'll be super happy. The was that Dick's is situated surrounded by nothingness really makes 56th feel like the dividing line between the city and the plains of Kansas.

Beeler Park, eh? We'll be practically neighbors.

[COtoOC]

Originally Posted by wong21fr

I moved to Willow Park East from West Wash Park in 2015 and the change in the last two years has been amazing. There's still large swaths of Central Park Boulevard that are weed-esque fields that makes the area feel cut-off from the southside of Stapleton, but that's slowly changing. However, still feels way too "out there" for me and not integrated enough into the city's urban fabric. Though the south portion of Stapleton also feels like that as well in places- namely along Quebec in relation to Park Hill.

I checked out the houses WAY up north in Stapleton (I live in Eastbridge) and that area practically feels rural. I doubt it's possible to have much of any retail up that far, unless they ever build around the stadium. I thought they were planning some sort of entertainment district. But being on the edge of the arsenal, there will never be more residential nearby.

I've been in my house for 12 years now, and Eastbridge finally feels like a neighborhood. I love walking to Stanley and the town center/King Soopers.

[CONative]

Yeah, well...that's what Eastbridge was like when I moved into it before you did (or anyone did since we were one of the first) in early 2005. Everyone thought it was "way out there" back then. I have owned a house in 3 areas of Stapleton since 2005 and now live in the Northfield area. It feels just like the other hoods did before they matured. It will take time...just like everything does/has.

[jo_ba]

Originally Posted by fleury

Oh, and one more thing. Came across this awesome map provided by the city that shows every site development plan approved or under review since 2010. So - for all you development dorks out there (like me) its a quick way to reference new projects throughout the city!

https://www.denvergov.org/maps/map/sitedevelopmentplans

I like that resource for small projects that don't get covered on infill or elsewhere, like the hybrid storage facility that also has commercial under construction at 2255 champa st.

A couple other Denver maps I like are the neighborhoods reference map: https://www.denvergov.org/maps/map/neighborhoods

and this arapahoe square property owner map: http://www.downtowndenver.com/uncategorized/arapahoe-square-property-owner-map

I've loved the rendering for 2257 Curtis St., which got fenced off on mon/tue this week...and this is the only place I've seen renderings for the offices of Open Studio Architecture who bought the property a year ago

[Fritzdude]

Originally Posted by LooksLikeForever

I wonder why, but then again: why would they locate north of I-70? As a Stapleton resident, I do everything in my power to avoid crossing 70 into Northfield. There are a few things worth visiting up there (Torchy's, Cuba Cuba) but on the whole it's mainly national chain restaurants and places like DSW. I think the Stapleton Tap House would've probably done better had it been located in the Town Center, though I suspect rent would've been too high.

To stay on topic with the thread: it looks like construction at the Stapleton Punch Bowl Social is in full swing. They had a groundbreaking last winter but construction was put on hiatus throughout the Spring, but it looks like they're finally making progress. This is one of the more interesting pieces of redevelopment in Denver (how often does an old ATC tower get repurposed?) and should be pretty cool when it's all done.

I think you're right about the rents. I own a retail location and have looked at moving to Stapleton - but I've consistently found rates of $35/sf or higher. And that's before tripleNet. Ouch..

It's much cheaper over in Northfield.

[COtoOC]

Originally Posted by Fritzdude

I think you're right about the rents. I own a retail location and have looked at moving to Stapleton - but I've consistently found rates of $35/sf or higher. And that's before tripleNet. Ouch..

It's much cheaper over in Northfield.

I'm kind of surprised how little has been added to the Northfield shopping area over the years. At this point, with all the housing to the north and now a couple decent hotels, seems like all the restaurants and stores are quite crowded now. I wish they'd build another "main st." to the east of the current one, making it one big shopping block you could go around. H&M going in across from Macy's is probably a good thing. I'm also surprised noting sticks where that Toby Keith restaurant was (which I refused to ever step foot in).

[COtoOC]

Originally Posted by CONative

Yeah, well...that's what Eastbridge was like when I moved into it before you did (or anyone did since we were one of the first) in early 2005. Everyone thought it was "way out there" back then. I have owned a house in 3 areas of Stapleton since 2005 and now live in the Northfield area. It feels just like the other hoods did before they matured. It will take time...just like everything does/has.

Oh, you're one of "those people" in Stapleton lol! I'm too lazy to move, and now I'm liking Eastbridge. So I just had the kitchen updated and floors redone.

[wong21fr]

Originally Posted by COtoOC

I'm kind of surprised how little has been added to the Northfield shopping area over the years. At this point, with all the housing to the north and now a couple decent hotels, seems like all the restaurants and stores are quite crowded now. I wish they'd build another "main st." to the east of the current one, making it one big shopping block you could go around. H&M going in across from Macy's is probably a good thing. I'm also surprised noting sticks where that Toby Keith restaurant was (which I refused to ever step foot in).

Fun fact: Before Toby Keith that was a Border's book store.

I'm hoping that the 2nd phase of the Aster Conservatory Green and the Wonderland Townhomes going along 46th begins the process of enclosing Northfield and making the area feel like a retail district versus an open air mall.

[TakeFive]

Originally Posted by COtoOC

Oh, you're one of "those people" in Stapleton lol! I'm too lazy to move, and now I'm liking Eastbridge. So I just had the kitchen updated and floors redone.

There's been some great publicity about Stanley Marketplace and East Stapleton, etc. In case you missed them, here's two: HERE and HERE

[Fritzdude]

Originally Posted by TakeFive

There's been some great publicity about Stanley Marketplace and East Stapleton, etc. In case you missed them, here's two: HERE and HERE

Stanley is a pretty nice retrofit - but getting there is a bit complicated. And the surrounding neighborhood could use some work. I wish a concept this size could work within the city of Denver. Perhaps the RockDrill place can turn out like this?

[COtoOC]

Originally Posted by wong21fr

Fun fact: Before Toby Keith that was a Border's book store.

I'm hoping that the 2nd phase of the Aster Conservatory Green and the Wonderland Townhomes going along 46th begins the process of enclosing Northfield and making the area feel like a retail district versus an open air mall.

Yeah, I remember Borders and wish it were still there. I guess people just don't read beyond memes on their social media apps anymore

I think one issue with Northfield is that they're trying to cater to 3 divergent groups of shoppers. More rural people who have driven in to Bass Pro, younger urban people who may not have a ton of money, and then middle-aged Stapleton parents. Not that I've never had a reason to go into Bass Pro, but I haven't been in there in at least 3 years. They have good outdoor gear, but I don't hunt/fish/shoot/boat/camp. And I'm not going to step foot in Zumies since I'm not 15 (although with Stapleton kids growing up, that place will probably do well). Harkins is great for all though, as well as some of the restaurants. We tried the Texas Roadhouse once and... never again.