Denver Development Etceteras Thread #5

[bunt_q]

I don't see anything after Phase 1 in the plan review system yet.

[BG918]

Originally Posted by bunt_q

I don't see anything after Phase 1 in the plan review system yet.

Can you post a link to the plan review website? I also know there is a website for approved permits but haven't been able to find it..

[DownhomeDenver]

Originally Posted by bunt_q

I don't see anything after Phase 1 in the plan review system yet.

Damn that sucks

[TakeFive]

bunt_q et al...

So over the weekend I found the EIS for I-70 East. Any thoughts on which way the lean or preference is:
Is the "new" alignment preferred?
Are express lanes preferred?

Like T-REX, this really has become a critical need and I'm thinking that the Governor and many others are looking to find a fix and since sooner has already passed, now's a good time.
Not wishing for the boat load of dollars that's spent on roads down here (Phoenix Metro), but it sure does make getting around easier for the millions that use them.

My initial reaction was that realignment seemed a no-brainer for a number of reasons including ease of construction and ability to build new segment while using existing segment without hassle.

[bunt_q]

The consensus seems to be to keep I-70 in its current alignment, with the slight shift to the north (for construction purposes). Requires building a new school for DPS first. That was the community's agreement, so I think it's pretty much a done deal. Even the dog food plant agreed to some odor mitigation (to keep the community on their side - the south shift would've meant demolishing their plant).

It's not really an urgent need anymore, though. CDOT put ~$21m into rehab of the viaduct expansion joins a couple years ago. Was supposed to extend the life of the bridges by a decade or more. With a $1 billion+ price tag, it'll take us that long to find a funding source, so it was a smart move.

[wong21fr]

^I'm betting that the I-70 viaduct replacement will be one of the main points of this rumored combined transit/road sales tax proposal that may be on the ballot this fall.

[bunt_q]

Originally Posted by wong21fr

^I'm betting that the I-70 viaduct replacement will be one of the main points of this rumored combined transit/road sales tax proposal that may be on the ballot this fall.

What, you don't think we'll get a $2 billion US 36 package to go along with our $2 billion transit package up there? That was first on the list, I thought, for major highway projects (plus I-25-and-HOV north - another TIGER reject). You think somebody else in the state not named Boulder might want some money too?

[TakeFive]

^^^ Ha, figured you'd know the "on the ground" issues.

By the time this is started and finished, likely a decade will have passed.
A billion is chump change now a days, though maybe not in "these times." But this is a critical piece of primary interstate that carries freight etc. not just another suburban commuter freeway.

^^ Yep. With voter approval for .25% each for metro roads and transit next election, two years for final planning & approvals, six years to build...
Down here they've had a .5% sales tax for 25 years now for MAG or Maricopa County same as DRCOG or the RTD/metro area to fund the needs of the metro area.
"We" have wider lanes, longer merge lanes... guess you could call it the Californification of the desert. The rest of the state is probably less well served than Colorado.

This combo approach could presumably also bring relief assistance to C-470 and 36 which would give it wide appeal and brighten the mood for additional transit as well.

[bunt_q]

I'd certainly be all for funding an I-70 rebuild. Although no sooner than necessary, I suppose. Clock starts ticking on the next bridge as soon as this one comes down.

I've always found driving in Phoenix to be quite pleasant. Long distances, but nice all the same. Speaking of which, I'm really hoping to come down for a couple days this year to see the Rockies new Spring Training digs. I hear good things. [Other than the occassional scare-mongering about how I'll be leaving the U.S. for games, and if I'm not careful I'll end up living out my years in a Pima/Maricopa tribal dungeon without trial for a speeding ticket (chuckle).]

[EngiNerd]

http://insiderealestatenews.com/2012...ls/#more-15997

WHNA voting on RedPeak parcels
.....
In 2010, the three parcels in question on Moncrieff Place, Meade Street and Lowell Boulevard, just north of West 32nd Avenue, were rezoned to U-MS-5, allowing five-story buildings. The previous zoning, R-4, allowed slightly taller apartment buildings, with a limited amount of retail, such as banking facilities.

...

The motion suggest that the Moncrieff Place parcel be rezoned to a low-density residential zoning such as U-RH-2, U-TU-B, or U-SU-A.

It calls for the Meade Street and Sechler Electric building parcel to be rezoned to an urban, mixed-use zoning that would allow a maximum of two-story buildings. It notes that is the zoning for a vacant lot at the southwest corner of irving Street and West 32nd Avenue, as well as the vacant Sabor Latino site at West 35th Avenue and Tennyson Street.

The motion also calls for the main church parcel on Lowell to be rezoned to Urban Row House, or U-RH-2, which would allow a maximum height of two stories. RedPeak has the parcels under contract from an investment group headed by Tom Wootten. Wootten has said he will oppose any downzoning.

It also calls for much of West 32nd Avenue, which was rezoned to U-MS-3, which allows three-story buildings, to be changed to U-MS-2, allowing a maximum of two stories.

....

Wow, so I thought the West Highlands group were first advocating just the Church parcel being downzoned from MS-5 to MS-3, and now it seems they are going for the the full gamut of downzoning to MS-2 along with most of 32nd avenue in that area (which is currently MS-3).

So now are they not only trying to extend their reach from just the MS-5 parcel, but also trying to get all the MS-3 parcels rezoned to MS-2. So now is a 3 story building also considered a high rise to this group? This will set a terrible precedent for all of the new zoning code if this is allowed to happen.

[TakeFive]

I also read *somewhere* over the weekend that the Mayor of Broomfield, Pat Quinn, has transportation near the top of concerns. All road improvement issues.
In reference to the NW Fastracks route even he suggested that with the higher estimate that more thinking needs to go into this (or something to that effect).
His realism would seem to be a key to not having a food fight, especially if he thinks more road money is part of the package.

Speaking of which, I'm really hoping to come down for a couple days this year to see the Rockies new Spring Training digs.

Never got around to that last year myself. Intended/wanted to take my kid but then he got an afternoon/eve. job and I was busy, etc.
From a map it's not that far from me but then nothing is ever close it seems. Read all the local publicity which was thick since they share it with the D-Backs.

[KidKonza]

The last concept plan submitted for Greenhouse was in late 2010 and was not approved. It would be nice to get rid of that empty lot.

[rds70]

Originally Posted by KidKonza

The last concept plan submitted for Greenhouse was in late 2010 and was not approved. It would be nice to get rid of that empty lot.

It looks like something is happening:

http://www.multifamilybiz.com/PR/948...ltifamily_Land

[TakeFive]

Thanks RDS for the great info as usual (We'll anticipate your renderings when they become available).

This is interesting. I had previously droned on about Alliance Res. Here's the edited version.

Originally Posted by TakeFive;

Apparently Alliance is happy with "2101." This is a pretty cool presentation. ... http://www.twentyone01.com/
Not sure if Alliance had done much "urban" stuff before this. They have several in the area under their Broadstone moniker.

I should do some more checking as it's a big country but I'm not aware of Alliance Res. doing "urban" apartments before tackling 2101 Market, maybe back east somewhere.
DownHomeDenver was kind enough to remind me that you had previously given info on 2120 Blake Street.

This Cherry Creek site is as close as close can be to a site they're moving into design/approval phase in Phoenix right on Camelback Road @ 26th Street which is two blocks from
the well know Biltmore intersection of 24th and Camelback.

Guessing that Alliance will do a more pedestrian project than Zeppelin but that's OK.

[bunt_q]

Makes sense. New landowners, means new lawyers, means new fence.

BTW, somebody asked. The city has a lot of development review stuff online, although some things are easier to review than others. www.denvergov.org/developmentservices

[blm3034L!fe]

So since it's a new year and the Denver area seems to be having some what of a come back as far as local economy goes, I was thinking to myself, we have had two new towers that exceed 500ft and make somewhat of an impact on the skyline, well I guess only Four Seasons at 600+ Feet is the only tower that makes an impact on the skyline.

However I was wondering if anyone on here thinks we might have a decent chance of another 500/600+ foot tower going up in 2012? I don't see a new tallest taking place any time soon. However I think with everything going on @ Union Station and the housing taking place in and around the immediate downtown area. I feel we could possibly see another decent sized tower go up this year!

Anyone have any thoughts? Or secret insider information related they feel like sharing concerning the possibility?

[Okayyou]

The two main towers you mention are not close to being full. I think the Spire is over half sold and the 4S is around 35%. So, probably nothing new in 2012. Rental demand appears to be filled by the multitude of low and mid rise projects that are planned or underway.

Lots of info on the state of downtown can be found here:

http://www.downtowndenver.com/LinkCl...A%3d&tabid=566

[TakeFive]

We should see the north wing office building to Union Station and hopefully the south wing building as well.

After some recent reading there exists sketchy demand for any significant office space downtown or anywhere save maybe near Boulder.
I'm assuming CenturyLink is planning on staying downtown since they've already put up their name on the building.

For the near term so much is dependent on the national and local economy. Much is dependent on defense cuts which amounts to whose ox gets gored.
I think Colorado's Aero-defense companies are in better shape than other states but until the ink is dry...

I'm also curious to see how Brookfield positions their two properties, the now Century Link building and Republic Plaza.

As always, who knows, maybe a Prudential or some other company will decide to relocate to the Mile High City. That would make a difference.

[wong21fr]

^The only hope for additional office construction DT will be for tenant specific projects such as IMA Financial's new HQ or DaVita's HQ. Absorption of the existing space is steady, but the large amount of space from CenturyLink's draw down is going to push any speculative projects further down the road.

Blm, there's no way in hell a 500-ft building goes up in Denver for at least another five to ten years (barring Prudential, Wells Fargo, or another F500 company relocating here).

CO is pretty secure in terms of the aerospace industries. The systems that are developed here are the ones that are being spared from the defense draw down, ISR systems (both spaced-based and flying platforms), and will likely see increased business as the US tries to compensate for less projection power with increased situational awareness. Fort Carson, on the other hand, could see some reductions as the Army gets neutered since all future situations will be handled with air and sea power and won't require any ground forces asides for limited special operations elements. It's 1995 all over again.

[Brainpathology]

Downtown is still "top-heavy" in terms of height I think. . especially from living on the edge of Arapaho Square/Balpark/Lodo or whatever official neighborhood Solera is in (it's Ballpark I think actually). 3-5 stories on 95% of empty blocks downtown and then I'll start bracing myself for taller. Downtown is in better shape now because of what's happening in Riverfront Park, Ballpark and Arapaho square way more than because of 4S and Spire. Though the pleasant visceral reaction to having the skyline change can't be denied.