DENVER | Main Development Thread #7

[The Dirt]

So, apparently someone is proposing that the city require public hearings for all developments, including those that are by-right and don't need a rezoning. How has the city become so incredibly NIMBY is such a short amount of time?

[Sam Hill]

Originally Posted by The Dirt

So, apparently someone is proposing that the city require public hearings for all developments, including those that are by-right and don't need a rezoning. How has the city become so incredibly NIMBY is such a short amount of time?

It seems Colorado in general has always been particularly NIMBY. It’s baked into our culture much like the ol’ passive-aggressive “native” bumper stickers. In times of rapid growth the NIMBYs get loud. I just hope the current wave of environmental/new-urbanism school of thought that is gaining traction here and elsewhere wins out in the end. I also think YIMBY-ism will get louder the worse our housing shortage gets.

I’m guessing you’re talking about the ballot initiative spawned by the Park Hill golf course fiasco? I haven’t read the language of it yet. Honestly, if it gets to the point where there has to be a hearing for every development, each individual objection to development will get lost in a sea of objections as City Council figures out a way to expedite and diminish the whole hearing process so the City can continue to function. I hope.

[The Dirt]

Originally Posted by Sam Hill

It seems Colorado in general has always been particularly NIMBY. It’s baked into our culture much like the ol’ passive-aggressive “native” bumper stickers. In times of rapid growth the NIMBYs get loud. I just hope the current wave of environmental/new-urbanism school of thought that is also gaining traction here and elsewhere wins out in the end. I also think YIMBY-ism will get louder the worse our housing shortage gets.

I’m guessing you’re talking about the ballot initiative spawned by the Park Hill golf course fiasco?

Actually, no. This is a separate proposal from the ballot initiative by the SOS folks (Save Open Space), who are proposing that a defunct golf course remain a golf course for all time. Not to be confused with the ballot initiative that the owners of the golf course, Westside, are running, which proposes to turn the golf course into a park and housing. Not to be confused with SOS (Safe Outdoor Spaces), the group running the tiny home villages for the unhoused, who are currently building a village not too far from the golf course. They are under legal fire from the same people behind SAS (Safe and Sound), the group who is running a ballot initiative to overturn GLAC (the Group Living Amendment change that legalized roommates). This group is bankrolled by the Anschutz and Gorsuch families, yet complain about "dark money" in city politics. Catch all that? Yeah... Denver's a real shit show right now.

[Sam Hill]

Originally Posted by The Dirt

Actually, no. This is a separate proposal from the ballot initiative by the SOS folks (Save Open Space), who are proposing that a defunct golf course remain a golf course for all time. Not to be confused with the ballot initiative that the owners of the golf course, Westside, are running, which proposes to turn the golf course into a park and housing. Not to be confused with SOS (Safe Outdoor Spaces), the group running the tiny home villages for the unhoused, who are currently building a village not too far from the golf course. They are under legal fire from the same people behind SAS (Safe and Sound), the group who is running a ballot initiative to overturn GLAC (the Group Living Amendment change that legalized roommates). This group is bankrolled by the Anschutz and Gorsuch families, yet complain about "dark money" in city politics. Catch all that? Yeah... Denver's a real shit show right now.

Jesus.

[bunt_q]

Originally Posted by wong21fr

Eh. I don't buy that wage disclosure is an overly burdensome requirement for an employer, but it does remove a transparency barrier in the salary negotiation process by giving workers more information on compensation. Which ultimately will likely lead to a general rise in industry salaries as low-ball companies are more easily identified.

Though I can see an impediment to companies if they are offering geographic specific salaries if they cannot provide salary ranges only once the prospective employee is applying.

That cuts both ways. Companies that overpay (particularly for non-professional
positions) because they think that’s market (mostly because idiot recruiters tell them they have to pay that much) are going to learn real quick that analogous postings from other companies are paying significantly less. I think this reduces the sucker factor as well. there may be a talent arms race today, but I don’t think this lasts. I think this is post-COVID, and I also don’t think the casual willingness to quit your job and not work for a while lasts either. Pretty soon people are gonna have things they wanna spend money on again.

also, my understanding is that nothing precludes a company (legally) from posting a position at 31,200 (minimum wage) to 500,000.

[TakeFive]

Sadly, everything has to boil down to Politics

See The Dirt's previous comment for a localized version.

Originally Posted by wong21fr

Eh. I don't buy that wage disclosure is an overly burdensome requirement for an employer...

The Art of Politics
It's no secret that Republicans like to deploy a "Divide and Conquer" strategy along with making (liberal) Dems look scary.

Friend, either you're closing your eyes
To a situation you do not wish to acknowledge
Or you are not aware of the caliber of disaster indicated
Meredith Willson

https://kdvr.com/news/local/cherry-creek...ace-theory-how-history-should-be-taught/

Dozens of parents, former students and community members attended the meeting to weigh in on how history should be taught. The line to get into the meeting stretched down the sidewalk and into the parking lot. The board room and lobby were full of attendees and people watched the live stream on cell phones in the parking lot.

And this is in (generally) liberal Arapahoe County and Cherry Creek School District.

Well, Ya got trouble, my friend, right here in Denver; that's Trouble with a capital "T"

Who knew three months ago, that the Hot Topic issue for the 2022 election would be teaching Critical Race Theory in schools. Republican donors are jacked up to support this issue Big Time. What's more important to parents than their children and what they are taught in schools (indoctrinated)? Forget debating the issue itself (not interested) because in politics "Perception is Reality."

What's this got to do with businesses hiring from Colorado? Partly it's about looking for the tipping point.

[TakeFive]

My Libertarian Heart

Originally Posted by wong21fr

Eh. I don't buy that wage disclosure is an overly burdensome requirement for an employer... Though I can see an impediment to companies if they are offering geographic specific salaries if they cannot provide salary ranges only once the prospective employee is applying.

Originally Posted by bunt_q

That cuts both ways.

There are many reasons why I admired President Obama. For one thing whenever possible he made a point to be business-friendly. Fast forward to today and it's clear that at the Federal and local levels Dems look to Big Business (and the Uber Rich) to fix all their social concerns. That may not be a bad thing; it may not be a good thing. Ultimately the voters get to decide.

Generally, I have a distinct allergic reaction to "Growing Nannyism" which is promoted from both ends. Arizona has reverted to going anal with wanting to dictate what should NOT be taught in schools - for example. But they also just cut income taxes from 4.5% at the top down to (a flat) 2.5% to be phased in over time.

Liberals love to create Red Tape; lots and lots of rules and regs; it's in their DNA. Sometimes companies piss and moan and then adopt and adapt. But when and where is the tipping point? When does it become easier to just do business in a red state like Idaho, Utah, Arizona or Texas? The cost and convenience of doing business is often the determining factor. It may be a seemingly little thing that might send companies over the edge. Luckily, red states are often their own version of Stupid.

[spr8364]

Originally Posted by The Dirt

Actually, no. This is a separate proposal from the ballot initiative by the SOS folks (Save Open Space), who are proposing that a defunct golf course remain a golf course for all time. Not to be confused with the ballot initiative that the owners of the golf course, Westside, are running, which proposes to turn the golf course into a park and housing. Not to be confused with SOS (Safe Outdoor Spaces), the group running the tiny home villages for the unhoused, who are currently building a village not too far from the golf course. They are under legal fire from the same people behind SAS (Safe and Sound), the group who is running a ballot initiative to overturn GLAC (the Group Living Amendment change that legalized roommates). This group is bankrolled by the Anschutz and Gorsuch families, yet complain about "dark money" in city politics. Catch all that? Yeah... Denver's a real shit show right now.

I think they want the golf course to remain as open space. I don't think they want it to be a golf course. I think they were hoping for a large park, since it already has a bunch of old trees. I think that is what it was zoned as, or there is some kind of easement that requires it. But, the City is trying to change it for development purposes.

[Sam Hill]

Originally Posted by spr8364

I think they want the golf course to remain as open space. I don't think they want it to be a golf course. I think they were hoping for a large park, since it already has a bunch of old trees. I think that is what it was zoned as, or there is some kind of easement that requires it. But, the City is trying to change it for development purposes.

As I understand it, the easement specifically requires it remain a golf course.
No matter what happens, the easement must be done away with.

[coolmandan03]

..

[SirLucasTheGreat]

I think the Carmel project at 3900 Brighton is starting. Saw mgroudwork and equipment there yesterday. I've also seen a bunch of utilities and staging near the huge Evans School development in Golden Triangle.

[BG918]

Originally Posted by SirLucasTheGreat

I think the Carmel project at 3900 Brighton is starting. Saw mgroudwork and equipment there yesterday. I've also seen a bunch of utilities and staging near the huge Evans School development in Golden Triangle.

That’s the sanitary sewer upsizing under Bannock that the City is requiring because of the huge increase in residential density in the Golden Triangle. More towers = more, well you know…

[SirLucasTheGreat]

Makes sense. Golden Triangle is going to have a lot of crap to deal with.

[bulldurhamer]

Originally Posted by BG918

Must be The Current. So that’s 2 tower cranes at Novel RiNo at 40th & Walnut, 1 at Hines’ “Residences at RiNo” at 43rd & Brighton, 1 recently up at FoundryLine at 37th & Walnut and now 1 at The Current. So 5 tower cranes currently up in RiNo (not including the self erector at the Vib hotel).

I’m interested to see what happens with these projects:
- World Trade Center 38th & Walnut
- Watershed 35th & Brighton
- T3 36th & Blake
- TRAIN 40th & Blake
- Paradigm 34th & Walnut
- McCaffery 35th & Wynkoop https://www.milenderwhite.com/our-work/35th-wynkoop/

3930 Blake St now has a fence around it.
https://denverpads.com/3930-blake-street/

Address: 3930 Blake Street
Year Built: TBD
Floors: 16
Mixed-Use: Residential, Ground Floor Restaurant & Retail
Residences: 193 homes
Developer: R Cap Blake Street LLC
Architect: Davis Partnership

The Developer filed a Concept Plan with the city planning department on March 10, 2020

https://businessden.com/2019/12/09/site-...s-for-7m-ahead-of-planned-redevelopment/

"R Cap Blake Street LLC purchased the industrial site at 3930 Blake St. — a short walk from the commuter rail stop — for $7.19 million last week, according to public records.

The LLC is associated with Jon Ratner, state records show. Ratner is a former executive with Forest City Realty Trust, and a descendant of the founders of the company, which sold to Brookfield Asset Management in 2018 for $11.4 billion.

Forest City is the firm responsible for master-planning Denver’s Stapleton neighborhood, and Ratner lived in Denver for a time, according to the Colorado Real Estate Journal."

[SirLucasTheGreat]

RiNo is heating up. As I mentioned earlier today, Carmel looks to be starting their 12-story project at 3900 Brighton. New RiNo projects under construction/preparing for construction:

3930 Blake - 16 stories
3900 Brighton - 12 stories
Foundry Line - 16 stories
The Current - 12 stories
Novel RiNo - 12 stories
Residences at RiNo - 12 stories

[seventwentyone]

Originally Posted by bunt_q

also, my understanding is that nothing precludes a company (legally) from posting a position at 31,200 (minimum wage) to 500,000.

You have a good faith requirement for salary ranges under rule making. 7 CCR 1103-13 Rule 4.1.2, https://cdle.colorado.gov/sites/cdle/fil...Equal%20Pay%20Transparency%20Rules_0.pdf

So if you wanna pay your file clerk managing partner pay, shit go for it.

[mhays]

I'm impressed by RiNo's growth but not by how it's located.

One of the best things about Downtown Denver is its walkability from every direction. But RiNo is the opposite, even with the skybridges.

Some of this will be true forever. But I hope some is being solved piecemeal.

For example, pedestrian crossings from Five Points (?) at maybe 29th, 31st, and 33rd? Maybe an actual street in or or two of those? Is anything like this happening?

[bunt_q]

Originally Posted by seventwentyone

You have a good faith requirement for salary ranges under rule making. 7 CCR 1103-13 Rule 4.1.2, https://cdle.colorado.gov/sites/cdle/fil...Equal%20Pay%20Transparency%20Rules_0.pdf

So if you wanna pay your file clerk managing partner pay, shit go for it.

Boo.

[Agent Orange]

Originally Posted by Sam Hill

In times of rapid growth the NIMBYs get loud. I just hope the current wave of environmental/new-urbanism school of thought that is gaining traction here and elsewhere wins out in the end.

What's interesting is that, despite the popular narrative, the 2010s weren't a period of especial "high growth" for the Denver metro. Based on estimates of 2020 county populations, the MSA grew essentially at the same rate as it did in the aughts (about 18%), but slower than the 90s, 70s, 60s or 50s. Only the 1980s saw a lower growth rate (oil crash).

I'm not totally sure why everyone thinks Denver was just discovered in 2011 and that something new happened this decade. Maybe because so much of the growth was in the urban core and therefore more noticeable and impactful than exurban sprawl? Also, the rise in home prices was significant and people have falsely attributed that to "growth". The state/city did grow in prominence and cultural cachet over the decade, whereas its previous decades of growth maybe flew more under the radar.

Originally Posted by wong21fr

Eh. I don't buy that wage disclosure is an overly burdensome requirement for an employer, but it does remove a transparency barrier in the salary negotiation process by giving workers more information on compensation. Which ultimately will likely lead to a general rise in industry salaries as low-ball companies are more easily identified.

Though I can see an impediment to companies if they are offering geographic specific salaries if they cannot provide salary ranges only once the prospective employee is applying.

As someone looking for jobs in a somewhat niche field, I'm a bit frustrated by the outcome of this law. It may mean fewer opportunities for me as long as I'm a resident of Colorado. I wish this were required at the Federal level because I support its intent, but wonder if it might do some unintended hard for people more in the professional class.

Originally Posted by The Dirt

Denver's a real shit show right now.

Once again, I'm a bit perplexed at Denver. While we have a YIMBY org here, we seem to be moving in the opposite direction of our peer cities like Portland, Seattle and Minneapolis which are moving in a somewhat YIMBY direction, if imperfectly and with far too many strings attached. Denver has a lot in common with those cities, yet we seem to be going in a starkly NIMBY trajectory.

[Agent Orange]

Originally Posted by mhays

I'm impressed by RiNo's growth but not by how it's located.

One of the best things about Downtown Denver is its walkability from every direction. But RiNo is the opposite, even with the skybridges.

Some of this will be true forever. But I hope some is being solved piecemeal.

For example, pedestrian crossings from Five Points (?) at maybe 29th, 31st, and 33rd? Maybe an actual street in or or two of those? Is anything like this happening?

Ha no, we can't afford that. I don't know of any talk of fixing that issue, and I agree it's a detractor for the area. I'd love to see a series of roads and bridges/tunnels that connects Five Points/Curtis Park to Rino/Brighton to Sunnyside/40th & Fox. But that's a daydream.

It's an unfortunate fact that the only areas of town that significant density can be built are former warehouse/low income areas which were located where they were because of railroad proximity, and those railroads are now an impediment to walkability and neighborhood cohesion. Doubt it'll ever change. We can't even afford to fix/expand the 38th tunnel which is one of the only access points to Rino.