DENVER | Main Development Thread #7

[SirLucasTheGreat]

Sprouts would be great. I would also love Trader Joe's but that might be too close to the one at 7th and Logan.

[Arapahoe]

Kenect's foundation construction permit got updated to pending recently. Prior to this, the last update was back in 2019, wow.

[SirLucasTheGreat]

Out of curiosity, is there a time limit on when developers must break ground when a construction permit is issued? I thought it was two months but I might be wrong.

[wong21fr]

Originally Posted by bulldurhamer

this comes off as if you're the most entitled pos that ever lived.
you own a house in park hill, an easy bike ride to coors field, and you're complaining about not getting enough? so you have a $600,000 give or take property in the middle of the city and the world is too mean for you?

park hill is full of sidewalks, crosswalks, stop signs, and calm traffic patterns, but it's still not good enough for you so you tout the suburbs? is anybody else listening to this? what more are you looking for in terms of walkability? honestly, how can you come here talking about park hill being unsatisfactory when it's one of the few neighborhoods in the city located for great access to everywhere you need to go, isn't overrun by traffic, has sidewalks, and has bigger lots than just about everywhere in the city. did i mention that park hill actually has groceries in the neighborhood as well as excellent schools?

this is bullshit. go slurp your cul de sac, but don't act like park hill isn't city enough to be worth our while. or conversely stop complaining that park hill is too suburban-like for your tastes only to promote suburban life. this makes no sense at all, and i bet the folks living in shitty apartment towers are really feeling your pain.

You are reading way too much into Agent Orange's post and misrepresenting what he's saying.

What you've just said is one of the most insanely idiotic things I have ever heard. At no point in your rambling, incoherent response were you even close to anything that could be considered a rational thought. Everyone on this board is now dumber for having listened to it. I award you no points, and may God have mercy on your soul.*

*Paraphrased from Happy Gilmore

[wong21fr]

Originally Posted by SirLucasTheGreat

Sprouts would be great. I would also love Trader Joe's but that might be too close to the one at 7th and Logan.

I agree that Trader Joe's is too close, and Natural Grocers down on Broadway feels too close as well, but Sprouts would make sense. It would be a great addition to the Golden Triangle, really loving how the neighborhood is coming together.

[Arapahoe]

Originally Posted by SirLucasTheGreat

Out of curiosity, is there a time limit on when developers must break ground when a construction permit is issued? I thought it was two months but I might be wrong.

The permit was never issued for Kenect, it was the application for the permit that got updated recently. But yes, construction must start within 2 months of the issue date, however, the permit holder can request an extension if some situation delays the start.

[Denver]

Originally Posted by wong21fr

You are reading way too much into Agent Orange's post and misrepresenting what he's saying.

What you've just said is one of the most insanely idiotic things I have ever heard. At no point in your rambling, incoherent response were you even close to anything that could be considered a rational thought. Everyone on this board is now dumber for having listened to it. I award you no points, and may God have mercy on your soul.*

*Paraphrased from Happy Gilmore

Paraphrased from Billy Madison*!

[wong21fr]

Originally Posted by Arapahoe

The permit was never issued for Kenect, it was the application for the permit that got updated recently. But yes, construction must start within 2 months of the issue date, however, the permit holder can request an extension if some situation delays the start.

Interesting. I also noticed that Amacon had a change of contractor permit issued last week for their condo tower project. Any idea what that means?

[wong21fr]

Originally Posted by Denver

Paraphrased from Billy Madison*!

Whoops. You are right on that. My mistake!

[TakeFive]

The grocery industry is highly competitive and an evolving business

Originally Posted by wong21fr

....but Sprouts would make sense. It would be a great addition to the Golden Triangle, really loving how the neighborhood is coming together.

I'm skeptical that Sprouts would be interested in an urban location. They have, however, done well in established neighborhoods that I would call eclectic or bohemian. Their East Colfax store would be an example although I don't know how well that store does.

Interestingly, Spouts HQ is along High Street in Desert Ridge at the other end of the block from the Blue Martini Lounge, a hot night spot with busy rideshare business.

Aside from the uniqueness of DUS with two grocery stores, when it comes to urban formats I have to be impressed with Denver's own Choice Markets.

Aldi has tried an urban format in London but not sure how that has done. Interestingly, there's a new Aldi's with their 16,400 Sq Ft footprint close to opening across a (major) street from where my son lives. Next door (across a side street) is a Fry's Food Marketplace (ie Kroger store) that's one of their newer 'trial' 120,000 Sq Ft stores that sells clothing and and all sorts of stuff.

[TakeFive]

There's not many people willing to take on the challenge that you have

Originally Posted by Agent Orange

Do you know anything about my current family, future family, disabilities, or the need to take care of an aging parent?

My son's mom moved in with her parents partly as an economic move but more so she could care for her aging parents. Eventually she gave up a well-paying federal job as her parents started needing 24/7 care.

It' one thing to disagree (vigorously) with ideology or opinions but there are the few that can't discern the difference between that and being personal. It happens infrequently but every once in awhile somebody like that pops up on Sports blogs. There are the few that literally can't see the difference.

[Ich]

Originally Posted by wong21fr

I agree that Trader Joe's is too close, and Natural Grocers down on Broadway feels too close as well, but Sprouts would make sense. It would be a great addition to the Golden Triangle, really loving how the neighborhood is coming together.

Could also be a Clarks or Amazon Fresh. Both would be new to the area

[mhays]

Originally Posted by wong21fr

Interesting. I also noticed that Amacon had a change of contractor permit issued last week for their condo tower project. Any idea what that means?

No idea, but...

The most common reason is the original contractor wouldn't agree to a guaranteed price the developer would accept. Or this could be any part of the deal, like certain business terms, trade partner philosophy, whatever. So maybe the developer asked a few other GCs for estimates and business terms, and one seemed substantially better.

Contractor capacity is another big one. Developers string contractors along for months and years, and contractors have to bet on which to keep waiting for. If 75% of the potential work starts, great, but if 95% starts it might be a problem. Same with bonding capacity.

A new contractor can hopefully get it running with a few months of transition.

[wong21fr]

Originally Posted by Ich

Could also be a Clarks or Amazon Fresh. Both would be new to the area

Good call on Clark's, but isn't Amazon Fresh going in in Capitol Hill where the old Whole Foods was?

[Arapahoe]

Originally Posted by wong21fr

Interesting. I also noticed that Amacon had a change of contractor permit issued last week for their condo tower project. Any idea what that means?

The construction permit had a bogus contractor name on it. Maybe it was a clerical error. Now Amacon is requesting the change to reflect that Amacon Development LLC is the actual contractor. Possibly this little administrative amendment to the permit has caused a snag given how slow the bureaucracy can be when encountering an unusual issue. (just speculating)

[Agent Orange]

Originally Posted by Ich

Could also be a Clarks or Amazon Fresh. Both would be new to the area

I was unaware both of these were already entering the Denver market. That's cool. I don't see it being Natural Grocers because besides the S Broadway location there's also the Cap Hill one by Argonaut.

Even with these new entrants I still feel like something's missing in the Colorado grocery scene. Would love a Publix or Wegmans, or something similar. Alas.

And the old Whole Foods on Ogden has already reopened as an "Ideal Market".

[laniroj]

[QUOTE=mhays;9515226] ...Developers string contractors along for months and years, and contractors have to bet on which to keep waiting for. If 75% of the potential work starts, great, but if 95% starts it might be a problem... /QUOTE]

True but this didn't used to be such a big issue because we used to have a competitive bid construction industry wherein the developers would do the entitlement and plans and then contractors would come in after that and competitive bid against other contractors for the work. That world is long gone and contractors, especially for large projects, typically require a pre-con agreement nowadays and won't competitive bid. Some pre-con deals they get paid others they don't. So while I can appreciate that contractors get strung along, because they do, it's of their own choosing because they all refuse to hard bid projects anymore. Contractors can avoid at risk bids now because there is more work than contractors to perform it. Hope they enjoy it while it lasts.

[laniroj]

Originally Posted by mhays

...Developers string contractors along for months and years, and contractors have to bet on which to keep waiting for. If 75% of the potential work starts, great, but if 95% starts it might be a problem. Same with bonding capacity.

True but this didn't used to be such a big issue because we used to have a competitive bid construction industry wherein the developers would do the entitlement and plans and then contractors would come in after that and competitive bid against other contractors for the work. That world is long gone and contractors, especially for large projects, typically require a pre-con agreement nowadays and won't competitive bid. Some pre-con deals they get paid others they don't. So while I can appreciate that contractors get strung along, because they do, it's of their own choosing because they all refuse to hard bid projects anymore. Contractors can avoid at risk bids now because there is more work than contractors to perform it. Hope they enjoy it while it lasts.

[Arapahoe]

Originally Posted by mhays

No idea, but...

The most common reason is the original contractor wouldn't agree to a guaranteed price the developer would accept. Or this could be any part of the deal, like certain business terms, trade partner philosophy, whatever. So maybe the developer asked a few other GCs for estimates and business terms, and one seemed substantially better.

Contractor capacity is another big one. Developers string contractors along for months and years, and contractors have to bet on which to keep waiting for. If 75% of the potential work starts, great, but if 95% starts it might be a problem. Same with bonding capacity.

A new contractor can hopefully get it running with a few months of transition.

Amacon is both the developer and the contractor, i.e. they are their own construction company so I don't think any of that was at play in this case.

If you look at the original permit, its said "RIETCH CONSTRUCTION LLC" which doesn't correspond to a real firm, and certainly not one capable of constructing a 38 story tower. This appears to be an error.

Since the permittee of a construction permit is the contractor listed on the permit, this had to be fixed. The new permit says "AMACON DEVELOPMENT LLC".

More than likely, somebody fat-fingered this application and the error is now corrected.

[TakeFive]

Originally Posted by Ich

Could also be a Clarks or Amazon Fresh. Both would be new to the area

Can't believe I wasn't aware of Clarks given I lived in Aspen around the time he was there.

The Clark's Market that opened in Lowry is stated as being 25,000 Sq Ft so that's a nice size.

My understanding with Amazon Fresh is that you need to be a Prime member or become one - which might not be a problem I guess.