DENVER | Main Development Thread #7

[laniroj]

Originally Posted by wong21fr

Drought, climate change, and invasive species are all a bitch.

Seriously, the hatred to a native tree like the cottonwood by the city sucks. It's a fast-growing tree that thrives in the climate and could quickly bolster the canopy... brittle nature of the boughs be damned...

Cottonwoods consume an ungodly amount of groundwater, that's the real issue. A mature tree is AT LEAST 200 gallons a day during summer, that's 3-4 times pretty much any other tree that grows in Colorado.

[Sierra Obscura]

Originally Posted by mr1138

You're not wrong - but we should also give credit where it is due. The Downtown Denver Partnership's Urban Forest Initiative Grant Program would seem to demonstrate at least some understanding that trees need more to survive than a 5'X5' box in the sidewalk that never gets any water.

While I don't have a photo immediately available for reference, I would bet that those tree-lined streets had continuous tree-lawns like in Cap Hill and other residential neighborhoods. A 5'X5' box in the concrete jungle of downtown may work for cities that get more rain, but here the roots need more dirt to expand out into so they don't dry out quite so fast in a summer heat spell. I guess only time will tell if the larger 5'X15' planter boxes will be enough to restore the tree canopy downtown, but at least this effort demonstrates some recognition by landscape architects and the business district that we need to do more to keep trees healthy in Denver. As wong21fr pointed out, a major, professional landscape architecture firm should know how to get this right. The trees in Union Station plaza really do look pretty decent today, and they have replaced the trees that have failed.

https://www.denvergov.org/content/dam/de...reet/16th-st-EA-meeting-presentation.pdf

^ Page 15 onward confirms this will be an improved Silva Cell system underground, plus a tree selection process more aligned with our climate. Curious to see what those species will end up being...

I love the mix of deciduous and evergreen trees on the Pearl Street Mall - would like to see something similar on 16th.

[mr1138]

Originally Posted by Sierra Obscura

https://www.denvergov.org/content/dam/de...reet/16th-st-EA-meeting-presentation.pdf

^ Page 15 onward confirms this will be an improved Silva Cell system underground, plus a tree selection process more aligned with our climate. Curious to see what those species will end up being...

I love the mix of deciduous and evergreen trees on the Pearl Street Mall - would like to see something similar on 16th.

Cool! And also a positive step not to go with a monoculture of honey locust trees. And don't get me wrong - I love honey locust trees and think they make great urban street trees. But if we've learned anything from the Emerald Ash Borer epidemic, it should be that it is NEVER a good idea to do an entire landscaping project with just one species of tree.

Also, and to my original point, check out the size of most of those planters on the Pearl Street Mall.

[TakeFive]

My Goodness

https://www.bizjournals.com/denver/news/2023/04/20/zoom-comcast-sublease-denver.html

The amount of office space available for sublease is at a record-breaking 6.6 million square feet this year.

This is a metro figure and the good news is presumably the rent is still being paid for this space. But good luck leasing existing available space - except in very desirable buildings.

----------------------

Almost 23,000 Denver metro area apartments are vacant as eviction filings climb
April 20, 2023 By Kyle Harris - Denverite

Interesting overview of apartments for the 7-county greater metro area.

• Apartments built before 1970 have the lowest vacancy
• Apartments between 50 and 99 units have the lowest vacancy

Reportedly, over 3,500 new units were added during the 1st quarter and over 10,000 new units will be added during 2023. Over 40,000 units are under construction.

Note: The last time I tried to fact check this stuff I found apartments supposedly headed to completion that hadn't even broken ground yet. Still it's probably as good of a guestimate as one could find.

[SirLucasTheGreat]

One area that could really benefit from some updated streetscaping is 13th Ave in the Golden Triangle area. That area feels like Brighton Blvd before the most recent infrastructure project.

[TakeFive]

What It Takes to Be Middle Class in America’s Largest Cities – 2023 Study
APR 14, 2023 By Patrick Villanova, CEPF - SmartAsset

To find the true pulse of today’s middle class, SmartAsset calculated the bounds on middle class earnings in 100 of the largest U.S. cities, as well as all 50 states.

Denver is 21st.

[CPVLIVE]

Originally Posted by TakeFive

Denver's 16th Street Mall has the landscaping appeal but instead of adding good retailers they've lost good retailers.

Coincidentally, earlier I picked up a guy who works for Avis Security (didn't even know Avis was doing security). In any case the nearby center that they monitor has two stores that suffer the most theft: Target and Famous Footwear.

Here's to hoping that the Downtown Denver Partnership has more success finding new tenants and the whoever is elected Mayor can actually accomplish cleaning up the downtown streets.

The 16th Street Mall's largest problem is that 40% of it looks like this -


Source : Axios Denver via msn.com -https://www.msn.com/en-us/money/companies/16th-street-mall-exemplifies-downtown-denvers-struggles/ar-AA19IvYg

[COtoOC]

Originally Posted by mr1138

Cool! And also a positive step not to go with a monoculture of honey locust trees. And don't get me wrong - I love honey locust trees and think they make great urban street trees. But if we've learned anything from the Emerald Ash Borer epidemic, it should be that it is NEVER a good idea to do an entire landscaping project with just one species of tree.

Also, and to my original point, check out the size of most of those planters on the Pearl Street Mall.

I have a couple of the Locust trees and while they're beautiful, they start dropping leaves everywhere by mid July. Not sure why that is, but they're just messy and I'd never plant another one.

I think some evergreens mixed in (similar to Pearl St.) would be a good idea. I guess all trees are messy at some point.

[mr1138]

Originally Posted by COtoOC

I have a couple of the Locust trees and while they're beautiful, they start dropping leaves everywhere by mid July. Not sure why that is, but they're just messy and I'd never plant another one.

I think some evergreens mixed in (similar to Pearl St.) would be a good idea. I guess all trees are messy at some point.

For a few weeks in July they can be very messy it's true. But they also have a canopy that tends to spread out umbrella-like and form a "rooflike" effect (especially when planted with other honey locusts). They also allow some sunlight to filter in and you can string lights between them easily, which makes them especially good for a place like the 16th St Mall. They're also hardy, drought-tollerant, and okay with growing in compacted or nutrient-poor soil, which all makes them good candidates for urban trees in our climate.

I'd like to see more evergreen trees too - I think Ponderosas could be really interesting. There are some mature ones used as street trees on 18th Ave by Lake Middle School, and they are beautiful. A lot of places explicitly ban evergreens as street trees though (not sure if Denver does).

[TakeFive]

Originally Posted by CPVLIVE

The 16th Street Mall's largest problem is that 40% of it looks like this -

Thanks for the awesome photo!

Nice to know you're still out there taking shots of Denver. One of my favorite all-time photo threads is the "Historic Public School Architecture From The City Beautiful Era" from back in 2012.

Just one example of CPVLIVE's work:



If you'd care to provide an occasional photo update of the Mall's progress that would be great fun.

[dktshb]

Originally Posted by TakeFive

The Atlanta market is huge but I'd tend to compare Buckhead to downtown Denver.

Cherry Creek is more comparable to Kierlands Commons - Scottsdale Quarter across the street from each other in Scottsdale. Both areas are upscale and better known for their retail and entertainment (restaurants etc) than office space - although both areas have some corporate presence. Both areas include hotels and are medium density.

Cherry Creek has a much better pedestrian orientation than Buckhead. Taller buildings are not always better. Cherry Creek definitely would be my choice between the 2 hoods.

[rds70]

Originally Posted by rds70

The Downtown Design Advisory Board will be reviewing the massing of a proposed 23 story building at 11th and Cherokee at their meeting next week.

Here are some of the massing views for the +/-296 unit, 257 foot tall building. The best feature is the preservation of the existing single story retail building fronting 11th:

Here is the latest rendering of the project:

[TakeFive]

Originally Posted by rds70

The best feature is the preservation of the existing single story retail building fronting 11th:

Totally Agree:


Per Google Maps/DP

[TakeFive]

One Thousand 'new' residents in downtown Denver?

https://apnews.com/article/cities-downto...andemic-cc2cd895fd0f186229f69b74a133eddb






Photos courtesy AP - Bebeto Matthews

NEW YORK (AP) — On the 31st floor of what was once a towering office building in downtown Manhattan, construction workers lay down steel bracing for what will soon anchor a host of residential amenities: a catering station, lounge, fire pit and gas grills.

The building, empty since 2021, is being converted to 588 market-rate rental apartments that will house about 1,000 people. “We’re taking a vacant building and pouring life not only into this building, but this entire neighborhood,” said Joey Chilelli, managing director of real estate firm Vanbarton Group, which is doing the conversion.

Can converting empty offices to apartments solve Denver’s housing shortfall?
April 12, 2023 By Aldo Svaldi - The Denver Post

Denver’s mayoral candidates, as well as Mayor Michael Hancock’s administration, have emphasized converting underused office buildings into apartments or condos as an important way to address the city’s housing shortfall and revitalize the downtown area.

The idea represents a “kill two birds with one stone” solution. The pandemic reduced the number of people working in offices, which has caused vacancy rates to soar and mortgage loans to go into default. At the same time, Denver has struggled with some of the biggest home price and rent gains seen in any city outside of California.

A Study would be a good place to start.

Denver is spending $75,000 for a feasibility study to look at reusing up to 30 buildings downtown, primarily underperforming office buildings. The study will look at floor plate sizes, mechanical systems, and proximity to transit, to determine whether a residential conversion is practical or not, she said.

For property owners who have self-identified conversion candidates, the city has created a pilot program to provide them with dedicated one-on-one staff support to get them through the process.

FWIW, the City of Phoenix has incentivized the construction of new high rises downtown over the last decade usually with a property tax abeyance for 20 (?) years or so. Due to state regs there's a gimmick they've used to make it work. Where there's a Will there's a Way.

[rds70]

A new concept plan has been submitted to the City for the other half of Block 176.

Amacon is proposing another two tower development with a mix of residential and hotel uses. Both towers would be 39 stories and include 611 units, per the application. It is not clear whether the hotel rooms are included in the unit count or not.

It looks like the project includes the 7-11 site as well as the surface parking lot.

UPDATE:

There would be 611 residential units and 96 hotel rooms. Additionally, here is a rendering:

[laniroj]

Originally Posted by TakeFive

Can converting empty offices to apartments solve Denver’s housing shortfall?[/SIZE]
April 12, 2023 By Aldo Svaldi - The Denver Post

A Study would be a good place to start.

FWIW, the City of Phoenix has incentivized the construction of new high rises downtown over the last decade usually with a property tax abeyance for 20 (?) years or so. Due to state regs there's a gimmick they've used to make it work. Where there's a Will there's a Way.

Why is a City studying development feasibility a good place to start? Wouldn't that be an analysis better undertaken by the private sector who ACTUALLY has experience doing the conversions? Seems like a waste of money. Ample evidence in peer-cities already exists suggesting this is not only possible, but of great interest to the private sector given the right incentives to "cover the gaps". Look no further than our northern neighbors:

https://www.calgary.ca/development/downtown-incentive.html

Many places do site specific tax abatement for redevelopment, sometimes even through staff/administrative approvals...but not here in CO...

[SirLucasTheGreat]

Super exciting on Block 176. Hopefully it won't take 5 years to go through permitting

[TakeFive]

Image courtesy Mile High Development

Denver's latest affordable housing project breaks ground in Northfield area of Central Park
Apr 24, 2023 By: Russell Haythorn - Denver7 News

The vast amount of developable space in Denver’s Central Park is ground zero for several of the city’s latest affordable housing projects. The latest one? Northfield Flats, located just behind the Shops at Northfield in Central Park, near the new In-and-Out Burger and Raising Canes on Central Park Blvd.

“This is 100% affordable in this really great location with Northfield right there,” said George Thorn, CEO of Mile High Development, the owner of the project. “It provides great access to shopping, and to jobs, and transportation with the Central Park Station."

That's two 'designated' affordable housing projects that have broken ground this month plus a third that leans to the affordable side.

[jhwk]

Is Republic Plaza skinny enough to convert to residential? It looks like it has a smaller floor plate than our other tall buildings. Not sure how you could do the operable window thing, though. If it was it would make a huge improvement in upper downtown.

[rds70]

An interesting Adams County proposal:

A transit supportive development at 60th and Federal that is planned to include over 930 residential units, including apartments condos and townhomes ,as well at a village green and 31,000 square feet of retail. The site is 21 acres and less than 1/4 mile from the Federal G line station. The developer is RP Capital of Utah.

A site plan and rendering: