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  #14381  
Old Posted May 23, 2023, 3:25 AM
laniroj laniroj is offline
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Originally Posted by mr1138 View Post
... I guess I don't see what is so terrifying. I never said anything about this being done behind closed doors - a connections plan can be an open process that involves the community. By looking at an entire neighborhood as a single composition, it should be possible to come up with a design that is more efficient, wastes less space, and is more aesthetically attractive. Based on what I have seen, the double-alley example IS the norm and most cities' current approach tends to continue giving crappy results like this block near Sloan's Lake...
The issue is property rights. To be able to do what you want, Cities would need to use eminent domain in complete excess. That's not ever going to happen in this country. I am terrified at the prospect of government bureaucrats deciding how best to use my private property (or my neighbor's). It's bad enough how they determine land use currently. Also - you see all those darn roads because of 1) parking requirements and 2) fire department requirements.

My guess is MANY would-be and small scale developers would build quite a bit of product if given the opportunity to do so. It's also apples and moon dust you're comparing. That area of Boulder is some of the nicest development in Colorado and is incredibly expensive.
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  #14382  
Old Posted May 23, 2023, 5:06 AM
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Your new apartment is ready, now

NOVEL RiNo by Crescent Communities - 1350 40th St






Images courtesy NOVEL RiNO by Crescent Communities

Quote:
ON THE EDGE OF UNEXPECTED

With joyous abandon of labels and a gut for all things original, we are NOVEL RiNo. We are redefining apartment living on the north end of the eclectic RiNo neighborhood with studio, one- and two-bedroom apartment homes with unique finishes and features.

We are an uncategorized soundtrack, an indispensable style and a mark that can’t be removed. We are around the corner, just down the street and a little bit thataways. We are coloring outside the lines and flourishing on the fringes with an open welcome mat.
The project includes 483 apartment units.
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  #14383  
Old Posted May 23, 2023, 5:29 AM
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Originally Posted by rds70 View Post
A little development news:

3300 Blake - a 7 and 12 story project with 484 units and 6,000 square feet of retail. 140 feet in height. The developer is Carmel Partners and the architect is the Davis Partnership. Construction should begin in late summer.

I wonder if Carmel Partners might move this project ahead of their site on Brighton Blvd in priority?

Side Topic

PODCAST: Carmel Partners CEO Ron Zeff ... Talk First Republic Fallout
May 7, 2023 Miriam Hall, New York City
Quote:
“There's just a lot of uncertainty out there, and this doesn't help at all,” Ron Zeff, the CEO of Carmel Partners, said on the show.

Zeff said while Carmel didn't have any loans with First Republic Bank, he did have personal deposits at the institution, which he reduced before its failure to below $250K.
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  #14384  
Old Posted May 25, 2023, 1:12 AM
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Gents-

The ADU topic I have strong feelings on since I think it's a non-starter unless you have FU money, a MIL in the basement etc.

Major fail on Denver by not upzoning under the last try. Does Ken still post on here? Glad to see bunt still here. And TakeFive. Like your takes no matter how much I disagree, or they aren't current. A forum is for dialogue.

Laniroj. I would love to meet up. I have a lot and several more "available."

When's the next meetup?
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  #14385  
Old Posted May 26, 2023, 6:11 PM
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Why Jared Polis’ land-use bill imploded on the final day of Colorado’s legislative session
May 24, 2023 By Andrew Kenney - CPR

Note: Andrew Kenney continues to be my favorite Denver writer. He embodies the concept of "professional Journalist," something that is hard to find these days. This piece is also quite interesting.

It all came down to growing opposition (even among Dems) to State "preemption" of local control. There didn't seem to be any opposition to the value of adding more affordable housing; the issues were 'what to do' and 'how to do it.'

Quote:
Kevin Bommer, the executive director of the Colorado Municipal League, said he was open to a “collaborative discussion,” especially about affordable housing — but warned that including preemption among the proposals would start the war all over again.

“What I saw this session was the most significant grassroots municipal and county response to any legislation in my nearly 24 years of working at the Colorado Municipal League,” he said. Any assumption that there would be less resistance to local preemption next year would be “unfortunate,” he added.
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  #14386  
Old Posted May 26, 2023, 6:32 PM
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Alliance Construction Solutions Completes Construction of Stanley House Apartments
May 25, 2023 - CRE






Images courtesy of Alliance Construction Solutions

Quote:
Stanley Housing Apartments, located at 9501 E 23rd Ave in Aurora, is a collaboration between Westfield Company, Shears Adkins Rockmore, and Alliance Construction Solutions. This 5-story, 168-unit, 148,000-square-foot, podium plus amenity space, is adjacent to Stanley Marketplace and is a great addition to the community of Aurora.

This property offers studio, one- and two-bedroom apartments.
If you're into walking this should be a great place to live -- unless you already live in the area, then you know how walkable it is.
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  #14387  
Old Posted May 26, 2023, 7:35 PM
mhays mhays is online now
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What's a "studio bedroom apartment"?

So many English majors out there, unused.
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  #14388  
Old Posted May 26, 2023, 8:36 PM
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Best of Luck You Guys

I've waited over four decades for the Nuggets to get their shot at the Larry O'Brien NBA Championship Trophy.

Nikola Jokić and Jamal Murray


A spray-painted mural of the Denver Nuggets' Nikola Jokić and Jamal Murray by artist Thomas "Detour"
Evans, located near Colfax Avenue and Race Street. Photo: Alayna Alvarez/Axios

Last edited by TakeFive; May 31, 2023 at 5:56 AM.
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  #14389  
Old Posted Jun 1, 2023, 12:30 AM
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Latest Photo Threads: Los Angeles | New Orleans | Denver: 2014 Megathread | Denver Time-Lapse Project For more photos check out: My Website and My Flickr Photostream
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  #14390  
Old Posted Jun 1, 2023, 1:54 AM
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Quote:
Originally Posted by TakeFive View Post
WMATA rail ridership is currently stuck at 50 percent of pre-pandemic levels...

To this point, COVID-era federal funds have masked the financial implications of collapsing ridership. ... But now that money is running out. In 2024, D.C.’s WMATA is staring down a $738 million shortfall.

The proposed answer for these problems is always to find more money from taxpayers, from the state and/or Federal governments.

Any insights from a NoVA perspective?
This is an unusual problem because the cities it's most affecting are the ones that pre-covid had the most successful fare recovery. Basically, financially speaking, it doesn't matter how many people ride (say) Colorado Springs buses, because there are so few buses and a high percentage of their operations are subsidized anyway.

But DC, SF, NY... these cities had great fare recovery pre-covid. Tons of service, with much more of it paid by fares than typical US cities. Exactly what you'd call "successful" if you wanted maximum efficiency for minimum subsidy.

But then covid teleworking cratered the downtown transit commute. It's recovering ("stuck" is not really an accurate way to describe it), but at a pace that's slower than the rest of the economy.

So are we really going to punish the cities that had been doing it right by relying on fares, by permanently wiping out their infrastructure, for what is in all likelihood a temporary problem? That would be extremely stupid. Even if you don't care about transit (which would also be stupid, but I digress), the costs of replacing these transit systems with new infrastructure to serve these cities would be astronomically higher than the cost of bailing them out for a couple more years.

And yes, that's how it would work. It's not a matter of "well fewer people are riding today, and we don't need replacement infrastructure, so why not just provide less service and lock in today's status quo?" That doesn't work, because if you provide less service, the people who are still riding will stop. And there's still a hundred thousand commuters per day coming into downtown on the Metro, even with this lower ridership. That's people, not trips. If we make the Metro unusable, they're either not coming anymore, or we're going to have to bulldoze a lot of buildings and replace them with parking lots.

A lot of buildings. Like 100 square blocks worth.

Oh you were hoping for an economic recovery? Sorry about that. Going to bulldoze literally half of downtown instead, for the parking that's now required because we didn't want to bail out the Metro.

So that's where we are. And San Francisco, and a few other cities. The bailout is the cheapest option, actually.

PS: None of this is to say transit doesn't need to adjust. Off-peak is still doing better than peak, and probably will for a long time. Downtown is going to evolve to be more residential. Last mile trips are still falling off the bus and being replaced by other modes. A lot of evolution is happening and accelerating. But the question of "should we bailout transit operations in the big cities later this year?" is actually pretty straightforward.
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  #14391  
Old Posted Jun 1, 2023, 4:51 AM
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Originally Posted by Cirrus View Post
So are we really going to punish the cities that had been doing it right by relying on fares, by permanently wiping out their infrastructure, for what is in all likelihood a temporary problem? That would be extremely stupid. Even if you don't care about transit (which would also be stupid, but I digress), the costs of replacing these transit systems with new infrastructure to serve these cities would be astronomically higher than the cost of bailing them out for a couple more years.
The Good News is that Biden protected the already committed but unspent transit funding from the COVID Stimulus money in the 'debt' Bill.

Today's Infrastructure Costs

In 2020 Austin voters approved $7.1 billion for a visionary transit and light rail plan. I knew it was pie-in-the-sky. Fast forward past COVID inflation and over a year ago they went back to the drawing board. They came up with 5 potential routes which were whittled down to two and they just chose one of the two to move forward on. It's entirely on-street, 9.8 miles (15 stations) and will cost just under $5 billion. That's an eye-popping (close to) $500 million per mile. For comparison RTD's FasTracks cost $70 million per mile and IIRC WMATA spent roughly $300 million per mile on the Silver Line.

I also read that the 3 transit agencies that serve Chicagoland formed a commission to reimagine transit and come up with a funding recommendation that can be voted on next year. They didn't leave themselves much time but Chicago voters seem to accept ever higher taxes.

D.C. is likely to get some preferential treatment but after next year's election I would anticipate transit funding going back to the traditional allocations.

Agencies may just have to adjust service levels in the short term depending on their budgets. Fortunately for RTD they never received much over 20% fare recapture rate and although it's even less now they moved quickly to create efficiencies and still offer credible transit service.
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  #14392  
Old Posted Jun 1, 2023, 5:51 AM
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That's looking Good
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Originally Posted by RyanD View Post
New glass on 1900 Lawrence:


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

Finally, a K-mart Groundbreaking

EDERA Apartments - Monaco and Evans





Being built by Forum Real Estate Group there will be 287 units in a nice location only 10 minutes SE from Cherry Creek SC.
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  #14393  
Old Posted Jun 1, 2023, 10:41 PM
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Quote:
Originally Posted by TakeFive View Post
The Good News is that Biden protected the already committed but unspent transit funding from the COVID Stimulus money in the 'debt' Bill.

Today's Infrastructure Costs

In 2020 Austin voters approved $7.1 billion for a visionary transit and light rail plan. I knew it was pie-in-the-sky. Fast forward past COVID inflation and over a year ago they went back to the drawing board. They came up with 5 potential routes which were whittled down to two and they just chose one of the two to move forward on. It's entirely on-street, 9.8 miles (15 stations) and will cost just under $5 billion. That's an eye-popping (close to) $500 million per mile. For comparison RTD's FasTracks cost $70 million per mile and IIRC WMATA spent roughly $300 million per mile on the Silver Line.

I also read that the 3 transit agencies that serve Chicagoland formed a commission to reimagine transit and come up with a funding recommendation that can be voted on next year. They didn't leave themselves much time but Chicago voters seem to accept ever higher taxes.

D.C. is likely to get some preferential treatment but after next year's election I would anticipate transit funding going back to the traditional allocations.

Agencies may just have to adjust service levels in the short term depending on their budgets. Fortunately for RTD they never received much over 20% fare recapture rate and although it's even less now they moved quickly to create efficiencies and still offer credible transit service.
Just a cautionary note when comparing per mile costs - Austin's number include a small fortune to be spent on right-of-way. That is not just hard construction costs. Not sure about the other cities/projects you cite.
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  #14394  
Old Posted Jun 4, 2023, 2:02 AM
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Originally Posted by bunt_q View Post
Just a cautionary note when comparing per mile costs - Austin's number include a small fortune to be spent on right-of-way. That is not just hard construction costs. Not sure about the other cities/projects you cite.
I know that was a noted problem but the original problem is that the original numbers were seriously (outdated) under-estimated. Land costs had escalated a lot though. Just a guess that Pandemic inflation seems to have nearly doubled costs for this type of investment starting from scratch.

Oddly, the selected route is entirely on-street so would they even have any right-of-way acquisition costs? Don't know how that works? They would need to acquire land for maintenance facilities etc.
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  #14395  
Old Posted Jun 4, 2023, 3:11 AM
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Of course Denver and RTD aren't unique in dealing with problems

There are better choices that can be made though. Seattle's Sound Transit is on the right path.

PROBLEM:

https://www.governing.com/community/nowhere-to-go-but-up-for-seattles-downtown-sound-transit
Quote:
Thousands of passengers who enter the Downtown Seattle Transit Tunnel learned a while ago to sidestep broken escalators marked by yellow barricades, avoid the fentanyl smokers huddled outside certain entrances and take shallow breaths inside fetid elevators.

They've endured service shutdowns, like the electrical flaw in the emergency ventilation fans Feb. 14 that closed all four downtown stations all day.
SOLUTIONS:

https://www.capitolhillseattle.com/2023/...mises-improved-rider-experience-in-2023/
Quote:
At the top of Sound Transit’s list will be an increase and changes with the security teams that patrol the system...

Sound Transit has also changed how it hires its security staff with newly approved agreements with four security contractors to provide civilian security officers at Sound Transit stations and on board its trains... “The benefit of having multiple vendors is that a single provider is not on the hook to provide the more than 300 security officers needed to be fully staffed 24 hours a day, 7 days a week,” Timm writes.
There's even more, much more.
Quote:
As part of the immediate new efforts, Sound Transit is also spending more to maintain and clean its stations and trains:
  • Partnering with King County Community Health Services to have crisis response teams on trains and checking downtown stations to help those who need to connect with resources.
Note:

I suspect it's hard to appreciate the money that Sound Transit has; they generate over $3 billion in revenue every year or over 3X as much as RTD. RTD has close to $1 billion in annual revenue.

It's also worth noting that while Seattle is building a fancier rail transit system this is substantially out of necessity due to geographic challenges like lakes, etc.

What's important for RTD to do

The Transit Bones are built and it's now imperative for RTD to allocate necessary funding to provide passengers with a quality ride (clean, safe, comfortable). That's more important to their success than any notion of frequency or route coverage. Whatever the service levels make sure you have the funding to do it well. Common Sense.
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  #14396  
Old Posted Jun 6, 2023, 4:34 AM
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Another project in the Cherry Creek area, technically Alameda Triangle. It has been in the works for a few years, but building permits were recently submitted.

3865 Cherry Creek Drive North - 12 stories, 181 units, Kephart Architects, Post Properties.

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  #14397  
Old Posted Jun 6, 2023, 4:41 AM
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A significant mixed-use project is planned adjacent to the Park Meadows Shopping Center. It is proposed to be located on the east side of the property between the light rail station and the mall.

It involves replacing surface parking with two parking structures, 454 units in five to seven story buildings, and 35,500 square feet of retail.

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  #14398  
Old Posted Jun 6, 2023, 4:54 AM
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Now Open and Leasing

MAKE YOUR HOME IN THE ARTS DISTRICT

Quin Apartments - 1010 Santa Fe







....
Images courtesy Holland/Quin Apartments

Quote:
Move-in Special
6 Week Rent Credit if Moved in by 6/30/23 or 4 Week Rent Credit if Moved in 7/1 & After!
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  #14399  
Old Posted Jun 6, 2023, 5:26 AM
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Paradigm River North Celebrates Topping Out
May 31, 2023 - CRE




Photos courtesy of Saunders Construction as they complete the final concrete pour

Quote:
Today, joint venture partners Jordon Perlmutter & Co and Rockefeller Group announced the topping out of Paradigm River North, a new environmentally sustainable office development located at 3400 Walnut St. in Denver’s RiNo. The building, one of the few new office developments underway in Denver, is already 40 percent pre-leased to the law firm David Graham & Stubbs LLP (DGS).

The eight-story, LEED-Gold-designed facility broke ground in April 2022 and is expected to be completed at the end of this year. Saunders Construction is the general contractor and the project is designed by Tryba Architects.
IIRC, Rockefeller announced their arrival in Denver via a partnership with Golub & Co for the projects at the old Greyhound site. Apparently while they were poking around they ended up joining Jordie Perlmutter's namesake company on this project which allowed it to quickly move into construction. Pretty cool how this worked out as this is one very nice project.

Paradigm River North


Image courtesy Paradigm River North
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  #14400  
Old Posted Jun 6, 2023, 6:05 AM
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Nice project
Quote:
Originally Posted by rds70 View Post
Another project in the Cherry Creek area, technically Alameda Triangle. It has been in the works for a few years, but building permits were recently submitted.

3865 Cherry Creek Drive North - 12 stories, 181 units, Kephart Architects, Post Properties.
Post Properties rang a bell so I googled it. They were acquired by Mid-America Apartment Communities end of 2015 (also a REIT); doesn't mean the name Post Properties isn't used for projects though.

That rang another bell so I googled Mid-America Apartment Communities

https://www.bizjournals.com/denver/news/2020/11/17/mid-america-apartments-central-park-denver.html
Nov 17, 2020
Quote:
Roughly 1,000 multifamily units could be in store for a 27-acre tract of land in the Central Park neighborhood, according to plans submitted to the City of Denver.

The vacant site is located at the southeast corner of Central Park Boulevard and Northfield Boulevard, in a part of the city formerly known as Stapleton. Mid-America Apartment Communities Inc. (NYSE: MAA), a Germantown, Tennessee-based real estate investment trust that invests in and acquires multifamily properties, purchased the site for $39 million earlier this month, according to property records.
Who knows where these plans lie?

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

Nice Urban-suburban development

Quote:
Originally Posted by rds70 View Post
A significant mixed-use project is planned adjacent to the Park Meadows Shopping Center. It is proposed to be located on the east side of the property between the light rail station and the mall.

It involves replacing surface parking with two parking structures, 454 units in five to seven story buildings, and 35,500 square feet of retail.
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