DENVER | Main Development Thread #7

[TakeFive]

Enough affordable housing versus a scarcity of the same

It's not like I haven't managed to learn a few things from Cirrus and one of them came a decade ago.

Denver's urban surge is generally only one decade old. It's like a toddler at best. Cirrus pointed out how many of these new projects would likely evolve into affordable housing once they were three decades in age or older.

Denver has built some "workforce housing" but generally these best fit the poorest who may not speak English (for example) but are willing to work; it's just that there skill level paints them as poor.

In the urban core the growing number of Micro-housing units will likely some day be great alternatives for those needing something very affordable. It helps today but down the road after lots of seasoning some of these will serve the really poor. It just takes time; it will take decades of time. Scott Beyer speaks specifically to this phenomenon.

[TakeFive]

Density versus Sprawl; Desirable versus Undesirable; Affordable versus Unaffordable

Beyer specifically points out that most of the new urban density is built for those who make very good or lots of money.

Beyer also points to Houston as the poster child of success because it has no zoning. My oh my... the criticism on this site over Houston's lack of zoning in the past.

But zoning is NOT the critical issue

As gentrification occurs in some areas then other areas become less desirable than what they once were. Rather it's Houston's sprawl (regardless of specific density) that (like Phoenix) has provided tons of housing for those making less even if they didn't start out as 'undesirable' neighborhoods.

Also, Houston like Phoenix has more of an industrial economy as apposed to Dallas and Denver. With respect to metro Dallas it's Fort Worth with more of an industrial flavor and thereby where more affordable housing exists. In fact, it's also important to understand that historically 'less desirable' areas included areas of housing closest to industrial areas.

Bottom Line:
some metro areas have a much deeper stock of housing resulting in affordable options b/c of a wider range of industry and economic drivers.

[Arapahoe]

Seems like the XD2 site has introduced a new construction method. After completing the first five levels of pouring concrete into forms, they've switched to something new on level 6 where the residential units start.

To me this looks like precast concrete flooring segments on top of steel trusses - Does anyone know?

If they are really switching to precast, I imagine the next 17 residential levels will go up a lot quicker.

[laniroj]

Originally Posted by Arapahoe

Seems like the XD2 site has introduced a new construction method. After completing the first five levels of pouring concrete into forms, they've switched to something new on level 6 where the residential units start.

To me this looks like precast concrete flooring segments on top of steel trusses - Does anyone know?

If they are really switching to precast, I imagine the next 17 residential levels will go up a lot quicker.

Those steel trusses look to be temporary and holding up steel decking. Looks like it is still a cast in place concrete structure, they're just using steel decking to pour. They might be going for an exposed ceiling with a ribbed finish on the underside (like the old buildings)? Hard to tell from the pics...

[Arapahoe]

Originally Posted by laniroj

Those steel trusses look to be temporary and holding up steel decking. Looks like it is still a cast in place concrete structure, they're just using steel decking to pour. They might be going for an exposed ceiling with a ribbed finish on the underside (like the old buildings)? Hard to tell from the pics...

Ah so you're thinking they are going pour into those. I was thinking they were going to unbolt the trusses and leave a precast slab. It is pretty hard to tell at this point. I'll keep watching

[mhays]

Trusses would get in the way of a floor plan. They also look inconvenient to remove if theyre for shoring. I'll await the expert opinions!

[RyanD]

Hm that's interesting. Katerra, before it went belly-up, was all about the pre-cast game. So I wonder if it's still Katerra's technology or if they've had to adapt how this is getting built now that Milender White took over.

[gopokes21]

Originally Posted by The Dirt

In regards to how any of this relates to homelessness, there's an effect called filtering. There are many people living on the street or in their cars and working full time. If we built enough housing, the cheapest housing available today would be cheaper and people at the lowest income levels would be able to afford housing.

If the market was drastically expanded and there was all this filtering, housing in Denver still wouldn't be any more affordable than it is in Adams County right now, where filtering absolutely is functioning. You've skirted an issue but not really addressed it because homelessness is a lot more complicated than most people realize.

Filtering would still not make housing affordable to people on part-time hourly wages or disability SSI income (like $1,000/mo). It also ignores that most people in an experience of homelessness aren't able to work, and especially not FTE.

[TakeFive]

Coming Soon

Not coming soon

Originally Posted by Agent Orange

Drivetrain developer has bought a block in Rino. It's the block just north of Improper City, Blake/Walnut/33rd/34th.

This land assemblage looks to be years away from development but we can look forward to what will soon be For Rent

This is not the correct rendering; it's the wrong architect; it's a site plan visualization but since I really like it I'm gonna post it anyway.


Image courtesy of OZ Architecture

Renderings of DriveTrain courtesy of 4240 Architecture

3299 Brighton Blvd, Denver





DriveTrain has a semi-cool website

We are RiNo raised

This is DriveTrain, a dynamic community that was born of and gives birth to the radical experimentation, spirit of connectedness, and urban grit that transformed River North into RiNo. There is no place closer to the Denver’s beating cultural heart.

Units are (supposedly) to be available for rent end of the year.

[Arapahoe]

Originally Posted by TakeFive

Coming Soon

Renderings of DriveTrain courtesy of 4240 Architecture

3299 Brighton Blvd, Denver





DriveTrain has a semi-cool website

Units are (supposedly) to be available for rent end of the year.

It is truly amazing how fast lots are being bought up in RiNo and developed. This building really fits the neighborhood vibe even if it is kind of bland. I wish A-Square was filling this fast, but A-Square has taller building proposals which probably take a bit longer than the mid-rises.

[TakeFive]

Creating Affordable Housing - First a retrospect

It Takes a Village
DECEMBER 11, 2003 Westword

The saga of the East Village housing project has finally come to an end. Last week, wrecking crews arrived at the 16.5-acre site off Park Avenue West just east of downtown to begin demolishing what had started as planned housing for the 1976 Winter Olympics but soon deteriorated into a deadly mix of gangs and guns.

City lands $20M for East Village redo
Mar 16, 2003 - DBJ

With help from a $20 million federal grant, a long-awaited, affordable-housing project will be developed in downtown Denver.

The competitive grant, given to the Denver Housing Authority by the U.S. Department of Housing and Urban Development, will give the 15-acre, $177 million rehabilitation effort on the northeast edge of downtown Denver the financial leverage it needs to move forward.

This effort had quite the tortured history. The City was offering $6.5 million for the existing project apposing a private party HUD-experienced owner offering $10.5 million. But the city had a much larger vision than rehabbing an existing ghetto with fresh paint and carpet. Denver ended up paying $12.5 million.

"We really can get going now it's not a 'maybe' kind of thing. This is definitely going to happen," said Councilwoman Elbra Wedgeworth...

Located on both sides of Park Avenue West near the intersection of Washington Street and East 20th Avenue, the project will affect three DHA-owned properties Thomas Bean Towers, Arrowhead Apartments and East Village Apartments and the surrounding neighborhood.

As part of the redevelopment plan, East Village and Arrowhead will be demolished, while Bean Towers which serves the elderly and disabled will be completely renovated.

Denver's success in winning a $20 million grant came courtesy of HUD HOPE VI program originally created under Pres. Clinton in 1992.

The $20 million grant will help DHA and its private developer partners leverage funds to retain 449 units of public and affordable housing that exist now while adding more than 400 new homes including-market rate apartments and for-sale homes to the area.

Among all the units there will be varying levels of affordability. The housing types will include townhouses, flats, condominiums and perimeter and courtyard-style apartments. Additional parking will also be added to the area.

The City/HUD went on to redevelop existing housing at La Alma/Lincoln Park using the same strategy. Ken/DenverInfill did a nice job updating 'us' on the progress of various projects as they were built.

White House unveils plan to produce 100,000 affordable homes
09/01/2021 By KATY O'DONNELL - Politico

The White House announced plans Wednesday to make available nearly 100,000 affordable homes over the next three years, in an effort to tackle a housing supply shortage that has contributed to skyrocketing home prices.

While LIHTC's have more recently carried the ball for developing more affordable housing it is insufficient. Something akin to HOPE VI funding would help a lot.

I have no idea with all the crap being proposed by Biden & Co but hopefully something will get passed that addresses affordable housing in a constructive manner.

[Ich]

Looks like this project is moving forward - Evolve Towers


https://www.bizjournals.com/denver/news/...-update-downtown-denver-multifamily.html

[wong21fr]

Originally Posted by Ich

Looks like this project is moving forward - Evolve Towers


https://www.bizjournals.com/denver/news/...-update-downtown-denver-multifamily.html

Well son of a bitch. That's awesome.

[TakeFive]

Quite the fascinating turn of events

Originally Posted by Ich

Looks like this project is moving forward - Evolve Towers
https://www.bizjournals.com/denver/news/...-update-downtown-denver-multifamily.html

When the pandemic struck last spring, Ubuntu was in the middle of negotiating an operating agreement with a co-developer for Evolve Towers, which Christensen said would be needed to complete a project of this size. In April, the co-developer backed out of the deal, leaving the future of Evolve Towers in question.

Christensen and her team continued to work on entitlements for the project, hoping that when investor interest returned, the project could be shovel-ready within a matter of months.

“Today, a year forward, it’s a completely different world,” Christensen said. “We have people literally coming out of the woodwork offering debt financing, up to 95% financing for debt for construction, which is unheard of. I mean, last year we would have been lucky to get 55% debt financing. We're looking anywhere between 75% to, like I said, we had one group approach us with 95% financing. So I think this is a whole different landscape than it was last year.”

So it's now looking likely?

Ubuntu is currently interviewing several groups who are interested in either investing in the project in some way or being joint-venture partners, Christensen said.

“We have had people from all over the country reach out to us,” Christensen said. Realistically, construction could start in the second quarter of 2022, Christensen said.

I'll be curious to see how this ends up but at the least it is fascinating the level of interest out there.

[Arapahoe]

Originally Posted by RyanD

Evolve Towers are also slowly plucking their way through the permitting process. Also, their latest design review last fall was finalized and approved. It would be great to see those as well.



https://denverinfill.com/2021/04/arapahoe-square-roundup-apr-2021.html

WOW - just in from Denver Business Journal. This Evolve Towers project is moving forward - expecting to break ground second quarter of Q2. Affordable CONDOS in Arapahoe Square, super EXCITING!!

[Arapahoe]

guess that was old news by the time I posted it...lol

[Arapahoe]

Originally Posted by Arapahoe

guess that was old news by the time I posted it...lol

and another oops, not likely to be condos -- investors more interested in apartments.

[gopokes21]

Originally Posted by TakeFive

Creating Affordable Housing - First a retrospect

It Takes a Village
DECEMBER 11, 2003 Westword


City lands $20M for East Village redo
Mar 16, 2003 - DBJ

This effort had quite the tortured history. The City was offering $6.5 million for the existing project apposing a private party HUD-experienced owner offering $10.5 million. But the city had a much larger vision than rehabbing an existing ghetto with fresh paint and carpet. Denver ended up paying $12.5 million.

Denver's success in winning a $20 million grant came courtesy of HUD HOPE VI program originally created under Pres. Clinton in 1992.

The City/HUD went on to redevelop existing housing at La Alma/Lincoln Park using the same strategy. Ken/DenverInfill did a nice job updating 'us' on the progress of various projects as they were built.

White House unveils plan to produce 100,000 affordable homes
09/01/2021 By KATY O'DONNELL - Politico


While LIHTC's have more recently carried the ball for developing more affordable housing it is insufficient. Something akin to HOPE VI funding would help a lot.

I have no idea with all the crap being proposed by Biden & Co but hopefully something will get passed that addresses affordable housing in a constructive manner.

So....

By "East Village" you mean Benedict Park Place (the multi-phase HOPE VI redevelopment) and you're citing 20 year old articles. You all know that there's a different affordable housing project in the news every single day, right?

HOPE VI was replaced by HUD Choice Neighborhoods:
https://www.hud.gov/program_offices/public_indian_housing/programs/ph/cn/grants

[TakeFive]

Not a bad start


Rendering courtesy of KTGY via Mile High CRE

New Multifamily Project to Break Ground in Central Park Neighborhood
August 31, 2021 - Mile High CRE

High Street Residential, the multifamily subsidiary of Trammell Crow Company, in partnership with PGIM, has purchased land for the development of Central Park Station Residences. The first phase of the development is a 301-unit, Class A, four-story wood-frame apartment project on three acres of land over two levels of structured parking.

This marks the first ground-up development for High Street Residential in the Colorado market and will be a noteworthy addition to one of Denver’s most successful master-planned communities, Central Park (formerly Stapleton). The Central Park Station project was designed by KTGY Architects and will be constructed by Martines Palmeiro Construction LLC (MPC). Construction is scheduled to commence immediately.

Whoaa;

Originally Posted by gopokes21

So....

By "East Village" you mean Benedict Park Place (the multi-phase HOPE VI redevelopment) and you're citing 20 year old articles. You all know that there's a different affordable housing project in the news every single day, right?

HOPE VI was replaced by HUD Choice Neighborhoods:
https://www.hud.gov/program_offices/public_indian_housing/programs/ph/cn/grants

Did you forget to kick the dog on your way out? Ahh, I bet the dog ate your lunch?

Partly my post was for the benefit of those unfamiliar, not the know-it-all's. Yes, I knew a new program took the place of HOPE VI (not as robust) but I had forgotten the name so thanks for the reminder.

I do so look forward to your pending 'daily post' of new affordable projects in Denver. Thanks for your contribution in advance.

[TakeFive]

Thank you Mr. President

https://denver.cbslocal.com/2021/09/02/homeless-denver-housing/

DENVER (CBS4)– The City of Denver aims to take 200 people off the streets and out of shelters and get them into housing in the next 100 days. Denver Mayor Michael Hancock and the Department of Housing Stability launched the effort on Thursday. The housing surge will expedite the city’s work with designated partners to connect 100 people from shelters and 100 people living on the streets with housing.

Have I ever mentioned that I'm a fan of Mayor Hancock. Yup, always have been.

“This housing surge – the first of many – will help us make an immediate impact on the lives of these unhoused residents by quickly moving to support their exit out of homelessness,” Hancock said in a statement. “We’re going to continue to deploy every tool available, with a goal of lifting thousands of people out of homelessness over the next two years.

New emergency housing vouchers are available through U.S. Department of Housing and Urban Development (HUD) funds in the American Rescue Plan Act to the Denver Housing Authority.

In the past I have shared your sentiment

Originally Posted by The Dirt

Don't get me wrong, allowing way more sanctioned camping sites is great, but putting homeless people in jail because we just don't want to have to see the problem is dumb. How about we decriminalize drug use (like Portugal did in 2001) and get serious about funding massive rehab programs.

but I've changed my thinking due to a couple of reasons.

Arapahoe had a solid comment and what jumped off the page for me was "rampant vandalism & property theft." It's as though the homeless stop by City Hall to get their License to Steal since there is no fear of retribution. To be fair they aren't the only culprits but this is Big problem and why many people would prefer to live outside of the central city. Not good.

The psychedelic class of drugs isn't that much of an issue. While I wouldn't recommend LSD to just anyone certainly Ken Kesey and friends enjoyed the experience. The party drug Ecstasy is no biggie.

While heroin has been around forever, opioids became a growing epidemic starting in the 2000's. Now cocaine comes laced with fentanyl. Starting with prescription oxycodone etc it becomes cheaper and too tempting to switch to heroin and the like.

An opioid addiction is like a death wish. For those who do manage to get clean, too many relapse which is when overdoses are most likely since they no longer have the tolerance they once had.

Jail could be cheap rehab. If I had my wish it would be to sentence the drug-addicted to work on a farm or an orchard or vineyard on the western slope for a year. Being a productive person for a year might just be the best ticket to a normal life.