DENVER | Main Development Thread #7

[Agent Orange]

Originally Posted by SirLucasTheGreat

What effect, if any, do you guys think that COVID will have on the seas of parking lots in the central business district and Arapahoe Square? Do you think that long term decreases in demand for parking will make it more likely that these lots will turn into residential developments?

Good question. While I expect the CBD/LoDo office market to fare better than suburban locations like the DTC, I think the overall reduction in number of workers commuting into downtown each day has got to reduce demand for those parking lots. I could see many of them selling in the coming decade. And since the city hasn't yet expressed an appetite for meaningful zoning changes in residential neighborhoods while prices skyrocket to new levels of absurdity, condos are going to become more attractive, I imagine.

.

On another note: does anyone have any info on the Johnson & Wales campus in Park Hill? The most recent articles I can find are light on details and from way back in July/August.

[TakeFive]

Thanks for the Great Updates

Originally Posted by Interzen

Building permit issued for 625 Santa Fe Drive. Renderings are pretty blah.

Credit: First Stone Development





I bet the combed concrete and wood paneling will look dated from day 1 and age poorly. Maybe they will at least build out the sidewalk/streetscape to the new extents bound by the traffic bollards and kickstart that transformation.

Maybe they're going for a 'Retro' look?

I do like their setbacks including ground floor. I really like balconies that are "recessed" as they give the feeling of an extended living area and since these are condos that's a definite value-add.

While I don't disagree with your exterior impression, I'd give the project a half-pass based on reading your linked piece which explains the project will include ground floor retail and a number of occupant friendly features.

Originally Posted by Interzen

I really wish the new mixed use on Santa Fe could at least match the street presence of the Villas de Barela development (northwest corner 10th and SF that used to house Interstate restaurant.) Two stories of contextually appropriate brick and glass and good corner treatment on that building totally distract from, and partially make up for, the ultra cheap finish on the top two floors.


Credit: Google Maps

That has to be the nicest "LIHTC" project I can think of and your points are well taken.

Priceless

Originally Posted by SirLucasTheGreat

Thanks for posting the breakdown and those renderings. I hope the three ladies that seem to comprise the entire workforce for El Taco de Mexico are able to hire some help because there is a lot of residential density coming their way.

My favorite pastime has always been to find great local hole in the wall places to eat. Sorry to say this is one place I missed.

A Look Inside James Beard Award Winner El Taco de Mexico
February 28, 2020 By Brandon Johnson - Westword

El Taco de Mexico has served Mexican fare at 714 Santa Fe Drive since 1985.

Hot off a James Beard America's Classics Award win, El Taco de Mexico is taking things in stride at its humble home at 714 Santa Fe Drive. Although food tourists have begun to show up and weekend lines have been long since the award was announced on February 18, the customer base that has kept El Taco going since 1985 remains loyal. Smothered burritos, tacos and tortas are a familiar lunch to many Denver residents, but here's a look inside in case you've never been — and if you haven't, what are you waiting for?

Photos By Brandon Johnson (@BJohnsonxAR)


Speaking of subsidized housing projects

Originally Posted by BG918

This area also has the 9 story CCH Renaissance Lofts now under construction on California between 21st and 22nd. Rendering:

I meant to comment previously how decent this project looks. Thinking back it seems as though most of the 'Renaissance' projects by the Colorado Coalition for the Homeless have very credible exteriors.

[UrbanT]

Speaking of not bad looking... the 129 unit "Greenhous" project by DHA has broken ground in the Sun Valley Neighborhood.

[TakeFive]

Affordable Housing Projects are Popping Up Like Tulips in Spring

Originally Posted by gopokes21

Radian has a few renderings on their website - it's also just topped out in the last month or so. It's not ornate. Very streamlined design so that the lower-income buyers aren't saddled with a lot of maintenance.

https://radianinc.org/portfolio/la-tela/

Totally agree with Interzen:

I really like the materials choice and the design is plenty adequate for that location and use.

I remembered the name "La Tela" but had lost track/forgotten about this project.

Originally Posted by UrbanT

Speaking of not bad looking... the 129 unit "Greenhous" project by DHA has broken ground in the Sun Valley Neighborhood.

When I saw that "Greenhous" is being built by Pinkard Construction, I became disoriented.


Source

Pinkard Completes Preconstruction of Denver Affordable Housing Complex
February 1, 2021 Mile High CRE

Pinkard Construction and Shopworks Architecture have completed preconstruction services on Denver Housing Authority’s (DHA) $42 million Thrive affordable housing complex, a ground-up, 7-story, mixed-income development in Denver’s Sun Valley neighborhood. The development will include a mix of two-story townhomes and 135 multifamily units.

Image courtesy Pinkard Construction/Shopworks Architecture via Mile High CRE

It turns out these ARE TWO SEPARATE projects and Pinkard Construction is building both of them.

[CherryCreek]

Originally Posted by TakeFive

The Travels of Mill Creek Residential Around Denver

Mill Creek was an 'Early-mover' in Denver; both they and Allied Res landed about the same time and place and built comparable projects.

Mill Creek's Denver story starts in 2012 with a project called The Douglas and DenverInfill was all over it with their New Project post when it was still referred to as 2300 Walnut to the Final Update.

The Douglas Apartments - 2300 Walnut St


DenverInfill

The Douglas was sold by Mill Creek in October of 2014. Their next project was The Casey and again DenverInfill has the Final Update.

Note: all images below (unless otherwise noted) are courtesy of Mill Creek via Apartment Finders

The Casey Apartments -2100 Delgany St


Image courtesy Windsor Communities via Apartment Finders

Mill Creek sold The Casey in April 2016. Next up is Post River North which opened in Fall of 2017.

Post River North Apartments - 1859 28th St



At this point:
Mill Creek changed up their strategy. Rather than seeking larger sites to build ~300 units, they shifted to finding niche sites in appealing neighborhoods to fit their "Modera" brand apartments.
Next up is Modera Observatory Park which opened in January, 2018

Modera Observatory Park - 1910 S Josephine St


Next up is the Modera River North Apartments which opened in August, 2018.

Modera River North Apartments - 2850 Blake St



Modera Cap Hill - 1200 Grant St




Modera LoHi - 2555 16th St


The last project currently under construction and opening Summer of 2021...

Image courtesy of Mill Creek via MultifamilyBiz[/SIZE]

Modera Cherry Creek at Second and Madison has broken ground and is well under way.

[CONative]

Speaking of low/affordable income housing. Denver and Aurora seemed to be working on putting in some higher density mid-rise housing on East Colfax. I think Denver may have even bought a few lots on Colfax. I haven't heard of any latest development of progress. Does anyone have any updates?

I REALLY think that area would clean up quite a bit when more folks are living on the Avenue with more eyes and ears on things, and less chance for shady dealings. Over time, I think the area would progress nicely with more people living there and less motels and crap to attract misguided individuals.

[BG918]

Originally Posted by CherryCreek

Modera Cherry Creek at Second and Madison has broken ground and is well under way.

And the long-delayed 8 story, 323 unit Modera Golden Triangle is supposed to start this summer. Ever since RMPBS moved downtown last July it has been an empty eyesore in the neighborhood so it will be nice to see that torn down and the site redeveloped.

[SirLucasTheGreat]

Is there any movement on any of the pending Lennar projects in GT? They have a tower under construction at 10th and Bannock but they have another 3-4 towers in the pipeline.

[laniroj]

Originally Posted by Agent Orange

Good question. While I expect the CBD/LoDo office market to fare better than suburban locations like the DTC, I think the overall reduction in number of workers commuting into downtown each day has got to reduce demand for those parking lots. I could see many of them selling in the coming decade. And since the city hasn't yet expressed an appetite for meaningful zoning changes in residential neighborhoods while prices skyrocket to new levels of absurdity, condos are going to become more attractive, I imagine.

Hopeful as that may be, let us not forget these are the same parking lot families who've held these lots for many decades, including when they were seldom utilized. When you have no basis in an asset, it's very easy to justify holding it (especially if you don't need or want any more money). I wish I was as upbeat as you because this is an exciting prospect indeed.

[jhwk]

Originally Posted by CONative

Speaking of low/affordable income housing. Denver and Aurora seemed to be working on putting in some higher density mid-rise housing on East Colfax. I think Denver may have even bought a few lots on Colfax. I haven't heard of any latest development of progress. Does anyone have any updates?

I REALLY think that area would clean up quite a bit when more folks are living on the Avenue with more eyes and ears on things, and less chance for shady dealings. Over time, I think the area would progress nicely with more people living there and less motels and crap to attract misguided individuals.

There was a city council vote tonight approving one of the East Colfax projects, I think.

Unfortunately the motels provide housing as a last resort. I tend to think this should be provided by the government instead of seedy motels but the reality is that if all the motels closed a lot more people would be in tents, including families.

[BG918]

Originally Posted by SirLucasTheGreat

Is there any movement on any of the pending Lennar projects in GT? They have a tower under construction at 10th and Bannock but they have another 3-4 towers in the pipeline.

The one at 11th & Bannock (caddy-corner to Modera) should be starting this summer as well. Going to be a busy couple of years on that block. I believe there is some extensive sewer work (upsizing the main) that has to be done in Bannock so the street will be all torn up for a period of time as well.

[SirLucasTheGreat]

The shoeshine guy on the 16th Street Mall died. Not development related I suppose but big loss for Denver. Loved that dude even though he talked mad shit about my shoes.

[TakeFive]

Source

Originally Posted by CherryCreek

Modera Cherry Creek at Second and Madison has broken ground and is well under way.

Source

Dang, I had pretty much given up hope... figured you were a COVID casualty. Yup, I had you pegged as a goner. You can imagine my reaction when I saw you had posted in real life... in real time. Sooo exciting.

THANKS for the add-on update. I did happen to see where Mill Creek had purchased the site/land back in September of 2019 but couldn't find where anything else had been done. But there's nothing better than the eyes and ears of the 'man on the street.'

Srsly, I hope you're doing well and an Urban Welcome Back.


Speaking of Modera Updates:

Originally Posted by rds70

Modera Golden Triangle - 323 units, 8 stories, construction start 3rd quarter 2021:

When first I saw this I thought it looked rather ordinary but after a couple of (sleepless) nights I fell in love. It has a nice 'refined' look don't you think?

Obviously economics came into play in Mill Creek reverting to their standard 7/8-story design. While the balconies aren't 'recessed' they have the illusion of being so from the setback. On the ends it's real close. Again more of a cost saving or actually a more efficient space utilization design - but I can like it.

[TakeFive]

Ascendant News Site, Axios, has gone local
with Denver being a featured city and being handled by Alayna Alvarez and John Frank.


Photo courtesy Denver Convention Center

The Colorado Convention Center had a rough year but could fuel local revitalization
March 1. 2021 By John Frank, Alayna Alvarez - Axios

Keeping the Colorado Convention Center closed for most of 2020 cost "far more than expected," Richard Scharf, the president and CEO of Visit Denver, told Axios.

By the numbers: The economic impact of lost convention center business and related hotel bookings last year topped a whopping $720 million.

Why it matters: Denver's largest meeting space serves as a major economic driver for the downtown district, hosting hundreds of events each year for thousands of people who put their pennies into hotels, shops and restaurants.

What about the long delayed CCC expansion?

The years-delayed $233 million expansion — which includes another 80,000 square feet in meeting space and a new rooftop terrace — remained on track during the pandemic.

Officials are now boasting "definite plans" to break ground in June and open in late 2023.

As I have previously asserted, doubling the original convention center's size was a key catalyst in downtown's growth by really putting Denver on the Convention Map. That's why all those hotels nearby have been built. This expansion & enhancements should keep all those visitors coming back, hopefully strong in 2022.

Originally Posted by SirLucasTheGreat

The shoeshine guy on the 16th Street Mall died. Not development related I suppose but big loss for Denver. Loved that dude even though he talked mad shit about my shoes.

That is both funny and sad.

[CherryCreek]

Originally Posted by TakeFive

Source

Source

Dang, I had pretty much given up hope... figured you were a COVID casualty. Yup, I had you pegged as a goner. You can imagine my reaction when I saw you had posted in real life... in real time. Sooo exciting.

THANKS for the add-on update. I did happen to see where Mill Creek had purchased the site/land back in September of 2019 but couldn't find where anything else had been done. But there's nothing better than the eyes and ears of the 'man on the street.'

Srsly, I hope you're doing well and an Urban Welcome Back.


Speaking of Modera Updates:

When first I saw this I thought it looked rather ordinary but after a couple of (sleepless) nights I fell in love. It has a nice 'refined' look don't you think?

Obviously economics came into play in Mill Creek reverting to their standard 7/8-story design. While the balconies aren't 'recessed' they have the illusion of being so from the setback. On the ends it's real close. Again more of a cost saving or actually a more efficient space utilization design - but I can like it.

Thanks for the WB! For all the bickering, Skyscraper is mostly an optimistic, forward facing website. The past year has not fit that description and like many I felt more like hunkering down. But the clouds are lifting now. It feels like a real mile marker in time, and not sure what it all means. But I am hopeful that for my hometown the news is good.

[TakeFive]

Who knew what was brand new right in Denver's back yard?



Logo image courtesy Wazee Partners

7333 W 38th Ave, Wheat Ridge, CO 80033


Image courtesy of Wazee Partners via Apartments.com


Image courtesy of Wazee Partners via Apartment Finders

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Above images courtesy Wazee Partners via RENTCafe

https://www.bizjournals.com/denver/n...-treeline.html

West 38, a 165-unit multifamily community in Wheat Ridge, sold recently for $64.42 million, according to Jefferson County property records.

The Class A+ property, which includes 7,243 square feet of ground-floor retail, is located at 7333 W. 38th Ave. The recently completed project went from 0% occupancy to 95% occupancy in the span of eight months in 2020, one of the fastest lease-ups of a large-scale multifamily property in the Denver metro, according to Newmark Research.

A Newmark team represented the seller and developer of the project, Wazee Partners.

[Robert.hampton]

8 Story, 77 unit apartment building with approx. 1000 sq ft of ground floor commercial space and 60 parking spaces.

Site development plan recently submitted for 1616 N Pearl, across the street from Bespoke Uptown. Submitted by some sketchy millenial-bro developer from London called Noel & Partners

[TakeFive]

Originally Posted by Robert.hampton

Site development plan recently submitted for 1616 N Pearl, across the street from Bespoke Uptown. Submitted by some sketchy millenial-bro developer from London called Noel & Partners

I assume you knew this site was 'for sale' since August 2019 by RE/MAX NORTHWEST for $3.3 million and is now UNDER CONTRACT.


Source

Sounds like Condos? (Here's to sketchy millennial bros)

[twister244]

So, was anyone here in Denver for the 2003 blizzard? The models coming out today are leaning hard into Denver getting potentially over 2 feet of snow this weekend.......

I bring this up as I have been in Denver since 2015 and know how historic that storm was.

[Denver]

Looks like Demo work is underway for the Denver Health office to residential conversion at 655 Broadway. Anyone know if they changed the scope since they announced this project?