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James Real Estate Services, Inc.
 
September-October 2015

 
JRES is pleased to announce our new website!
 


 

now includes easier access to our publications and more information about our real estate appraisal, market analysis and consulting services.  The format of the website now provides easy access from hand-held devices.  Shortly our popular publications will be similarly redesigned.
 
  • Real Estate Perspective - a weekly free compendium of news articles about economic and real estate developments and events in metro Denver. The website also includes a searchable database of similar articles posted since 2001.
  • Cherry Creek Perspective - will return to a monthly report of real estate, housing and transportation related developments and events in central and southeast Denver by Bill James who is on the Boards of Directors of the Regional Transportation District, Housing Colorado and Transportation Solutions.
  • Apartment Perspective - a quarterly analysis of apartment market conditions in metro Denver including rents and vacancy, and a comprehensive inventory of projects above  50 units proposed, started, under construction and completed.
Please take a look at our new website and give us your comments and suggestions.
 
Bill James
 


 

 
Events
 
Rutt Bridges: Driverless Car Revolution
November 16, 5:30-7:30pm
Alliance Center - 1536 Wynkoop Street
 
Imagine a future without congestion, car crashes, smog, or road rage.  It's coming sooner than you think. Summoned with an Uber-like smartphone app, driverless cars will revolutionize transportation. Owning a car means car payments, insurance, registration, maintenance, gas prices, smog, tickets, accidents, finding parking and dealing with the stress of traffic. Buying miles instead of metal means you'll save thousands a year. In addition to lowering stress and regaining the use of 5 percent of your waking hours, preventing tens of thousands of annual highway deaths and hundreds of thousands of serious injuries will compel this change.
 
Brought to you by the Jake Jabs Center for Entrepreneurship at CU-Denver, and the Alliance for Sustainable Colorado.
 
 
 
Sustainable Denver Summit
 
You may want to attend the upcoming Sustainable Denver Summit on Thursday, December 3.  The Summit, hosted by Mayor Michael B. Hancock and Denver's Office of Sustainability will bring together leaders from across the city to develop and announce commitments for new and expanded initiatives that will help Denver achieve its 2020 Sustainability Goals.
 
WHEN: 9:00 a.m. - 5:00 p.m., Thursday, December 3, 2015


 

WHERE: University of Denver
AGENDA: 


 

9:00 - 10:00 a.m. - Opening plenary session - Remarks from Majora Carter and Mayor Michael B. Hancock
10:00 a.m. - Breakout Sessions - 


 

*       Energy
*       Water
*       Materials
*       Mobility
 
12:30 - 1:30 p.m. - Luncheon and Sustainability Awards - Awards will be presented to the 2015 Sustainable Denver Award winners


 

1:45 - 3:45 p.m. - Breakout Sessions Reconvene


 

4:00 - 5:00 p.m. - Closing Plenary Session - Report out on commitments
 
 
 
Transportation
 
On Nov. 3, the FasTracks program hosted a celebratory event to kick off construction for the 2.3-mile extension of the Southeast Rail Line. Officials from RTD, the cities of Lone Tree and Parker, Douglas County and the Federal Transit Administration gathered at the Lincoln Avenue light rail station to offer congratulatory remarks.  This $207 million design-and-build project will be managed by Balfour Beatty Infrastructure Inc. The line will be extended south along I-25 from its current terminus at Lincoln Avenue to RidgeGate Parkway in Lone Tree. The extended line is expected to open in 2019.
 
More than 30,000 area residents interacted with RTD board members during live interactive town hall meetings.  Between Sept. 28 and Oct. 22, more than 30,000 residents from RTD's eight-county district participated in the agency's 2015 telephone town hall meetings.  The live, interactive forums allowed residents to pose questions and to submit comments and suggestions to district directors and RTD staff.  Participants expressed a wide variety of interests and asked questions about bus and light rail operations, the new fare system and the new transit lines RTD is opening in 2016. 
 
April 22, 2016, has been set as the opening date of the commuter rail line between Union Station and Denver International Airport.  The train service is being sponsored by the University of Colorado through a naming rights agreement negotiated by RTD's corporate partnership program. The new service will be known as the University of Colorado A Line. The new 23-mile commuter rail line, the first of its kind in Denver, is part of RTD FasTracks Eagle P3 project, the nation's first full public-private partnership for transit. Along the University of Colorado A Line, commuters will be able to board trains at eight new stations (including Union Station), park at six new Park-n-Rides and take advantage of the addition of more than 4,000 parking spaces. 
 
Testing along the new University of Colorado A Line requires some road crossings to be closed for longer periods of time. As a result, people sometimes get impatient and push the safety envelope.  Since safety is RTD's number one priority, it's important that everyone remember: When railroad crossing arms are down, crossing is not allowed as a train could be coming. If you see an incident, a mechanical malfunction, or a delay at a crossing along the University of Colorado A Line, look for the blue signs and the 1-800-848-8715 number you can call.
 
One of the features of the new commuter rail trains at RTD is positive train control technology, a Federal Railroad Administration (FRA) requirement for all passenger rail systems in the country. RTD is proud to be the first in the U.S. to have PTC built into a commuter rail system "from the ground up," complying with the new federal requirements. "This system is literally life-saving and will prevent the use of unsafe speeds on the rail alignment, train-to-train collisions, trains unsafely crossing rail switches, and unsafe train operations in the vicinity of maintenance workers who are on or near the alignment," according to Gret Straight, Project Manager of the A Line.  PTC prevents these failures through use of a complex GPS-and-communications-based system. GPS verifies the position of the train so that the train "knows" what speed is appropriate to follow on different parts of the alignment.
 
Last week, U.S. Transportation Secretary Anthony Foxx visited RTD to learn about Workforce Initiative Now (WIN), the agency's workforce development program, and toured the LEED Gold-certified commuter rail maintenance facility (CRMF).  Starting next year, workers at the CRMF will service, clean and warehouse the commuter train cars that will run passengers between Union Station and Denver International Airport, as well as the B Line to Westminster and the G Line to Wheat Ridge/Arvada.  The commuter rail trains will also serve the North Metro Rail Line, which will travel through Commerce City, Northglenn and Thornton when that line joins the RTD transit system in 2018.  Partial funding for the CRMF was included in a $1.03 billion Full Funding Grant Agreement the Federal Transit Administration awarded the Eagle P3 project in 2011.
 
Denver Transit Partners is RTD's design-build-operator contractor on the Eagle P3 project, which encompasses construction of the A, G and B commuter rail lines and the CRMF. These three lines account for 36 miles of new commuter rail construction scheduled to open in 2016. Secretary Foxx also learned more about RTD's Workforce Initiative Now (WIN), which is considered by federal transportation officials and peer transit agencies to be an innovative and industry-leading workforce development program. Founded in 2011, WIN recruits, trains and places skilled transportation workers in the job force.  In August, WIN received a federal workforce development grant worth nearly $700,000 to build upon and serve as a model for other U.S. public transit agencies. 
 
Watch a video about RTD at:  


 

 
The American Public Transit Association reports that in a show of overwhelming bipartisan support, the House of Representatives voted 363-64 on Nov. 5 to pass a six-year, nearly $340 billion surface transportation bill.  The House action is an important step toward achieving enactment of the first long-term authorization for public transit and highways since 2005.  Of the more than 100 amendments that were debated, the House approved amendments to increase bus funding through a shift of other FTA funds and to improve funding availability for fixed guideway capital investments.  In addition, the House adopted a proposal by Reps. Randy Neugebauer (R-TX) and Bill Huizenga (R-MI) to replace some revenue provisions of the bill with a drawdown of the Federal Reserve's capital surplus account.  The amendment could provide billions of dollars in additional funding.  Now the House and Senate must reconcile the differences between their respective versions of the bill.  The current short-term authorization expires on Nov. 20, but it is unclear whether a final House-Senate compromise can be completed by that date because the House is in recess next week.  As a result, another short-term extension may need to be passed.
 
Central-Southeast Denver Real Estate
 
Many of the following articles and others may be found in the Real Estate Perspective searchable database of news events about real estate and the economy in metro Denver available at:
 
 
Denver Public Schools reports that students, families and team members cut the ribbon to reopen the new and improved Bromwell Elementary School.  Thanks to nearly $3 million in renovations -- made possible through the 2012 voter-approved bond -- the school features new walls to reduce noise, a new gymnasium and increased natural light in the building, among other improvements. Bromwell's improvements are among hundreds of renovations at DPS schools made possible by the DPS bond, approved by voters in 2012.
 
Downtown Denver Partnership reports that Denver Public Works has begun installing parking-protected bike lanes on Arapahoe Streets and Lawrence Streets in Downtown from the Auraria Campus to 24th Street, replacing existing bike lanes along these corridors. These are the first bike lanes in Denver to be protected with a row of parking, which provides an additional buffer between bicycle and vehicle traffic to enhance safety. To make Denver a bicycle city as outlined in the Downtown Area Plan (DAP), the Partnership has been a strong advocate of building a robust bicycle transportation system that includes more protected bicycle facilities in and around Downtown Denver.  The goal is to "provide clear bicycle connections into and through Downtown, and incorporate services and facilities that address the whole trip." Over the past few years, the Downtown Denver Partnership helped secure $155,000 to design protected bicycle lanes in Downtown Denver with the help of the Gates Family Foundation, the Downtown Denver Business Improvement District, the 14th Street General Improvement District, and a crowdfunding campaign.
 


 

Denver Union Station was selected as one of ten real estate development winners of the 2015 Urban Land Institute (ULI) Global Awards for Excellence, widely recognized as one of the land use industry's most prestigious award programs.  This year's winners-five in North America, three in Europe, and two in Asia-were honored at the 2015 ULI Fall Meeting in San Francisco.
 
 
Civic Center Conservancy reports that as part of The Outdoor Downtown planning process, Denver Parks & Recreation and the Downtown Denver Partnership hosted a second public meeting on October 13 to outline the concept, vision and development strategy of Denver's master plan for downtown parks and public spaces. At the public meeting, 120+ participants reviewed the survey results and were polled to provide direction on planning priorities.
 


 

Denver City Council Member Robin Kniech reports that Denver's 2016 budget will include $8 million for affordable housing to fill the gap until permanent funding is adopted, and an expansion of two new composting routes.   Research and planning for expanded public restrooms in central Denver continues.  The Parks department has reopened the restroom in Skyline Park with an attendant, and planning is underway to convert the seasonal restroom in Commons Park into a year-round facility.  The goal is to install a new temporary, pilot restroom somewhere in central Denver before the end of the year, along with funding in the 2016 budget for additional restrooms based on the lessons learned from the pilot. 
 
Council Member Kendra Black reports that the Grand Re-Opening of theSchlessman Family YMCA has been changed from November 14 to Saturday, November 21. This will be a free celebration for all ages, and members and the community are invited to experience all the good things the space has to offer, including fitness classes, youth sports, water activities, senior programs and family-friendly activities. Additionally, all YMCA of Metropolitan Denver's 5 locations are celebrating the milestone by offering one-week free trials and waiving of joining fees for new members between November 21-30.
 
Confluence Denver reports that the City of Denver and the Downtown Denver Partnership are studying the 16th Street Mall in an effort to get more people to stay for longer periods of time in the city's urban core.  The study, "The Mall Experience: The Future of Denver's 16th Street Mall," was led by the city in partnership with the Downtown Denver Partnership with assistance from global consultants Gehl Architects. It's one of three city initiatives designed to activate Denver's urban core. The other projects are "The Next Stage: The Future of Denver's Performing Arts Complex" and "The Outdoor Downtown: The Future of Denver's Parks and Public Spaces."  The guiding principles Gehl has identified for the study are:
 
  • Provide a series of experiences
  • Provide transportation choices
  • Make invitations for people to spend time
  • Encourage lively edges
  • Support a wider network of investment
  • Think beyond the boundaries of 16th Street
  • Create a strong and integrated network
  • Continue to evolve
 
Last summer, the Downtown Denver Partnership diverted the Free Mall Ride shuttles to 15th and 17th streets for five Sundays for "Meet in the Street," an event that filled the Mall with special events, activities, artwork, food and drink. An analysis of the event found that:
  • The number of pedestrians overall increased by 30 percent
  • Positive feelings about the Mall increased by 200 percent
  • The number of children increased by 77 percent, and the number of women increased by 65 percent
  • 88 percent of the activities programmed on the Mall resulted in an overall increase in time spent there 
The study is designed to measure, test and refine ideas to ensure the Mall remains a vibrant place.
 
Confluence Denver reports that the Urban Land Conservancy is leading an effort to connect the Park Hill neighborhood to the A Line through an art-themed trail. 303 ArtWay will feature art commissioned by the community and provide a platform for activities such as parades and group bicycle events. It also will lead people to many of the small businesses in the neighborhood.  The first phase of 303 ArtWay will start at the commuter rail station at 40th and Colorado and will end at Holly Square at 33rd and Holly. The second phase will continue from Holly Square through North Park Hill to South Park Hill. The third phase will include destinations such as the Denver Zoo and the Denver Museum of Nature and Science.  "You typically don't see trails like this in a working-class neighborhood," says Aaron Miripol, ULC's executive director. "It is providing this connection to the station and the rest of Park Hill."
 
 
Shea Properties plans to start construction in December on 1776 Curtis, a 29-story mixed-use development in downtown Denver. The project, originally called 999 17th Street, will contain 359 apartment units, 108,000 square feet of office space and about 17,000 square feet of ground floor retail space. The $110 million development is scheduled for completion in early 2018.
 
 
More details were revealed for The Coloradan, a 19-story condominium building planned in downtown Denver by East West Partners and Amstar Advisers. The project was initially announced in late 2014. The $200 million building will be located at 1750 Wewatta Street adjacent to Denver Union Station and will contain 342 units. Sale prices are expected to range from $250,000 to $3 million, although 10% of the units will be income-restricted and sold at below-market prices under the City and County of Denver's affordable housing requirements. The Coloradan will be the largest condominium project constructed in metro Denver in about five years. 
 
 
Continuum Partners announced plans for the redevelopment of theformer RTD Market Street bus station at 16th and Blake streets. The project will contain 197 multi-family units, 89,500 square feet of office space and 88,000 square feet of retail and restaurant space. It will occupy the block bounded by 16th, 17th, Blake and Market streets including the RTD office building which will remain as the agency's headquarters.
 
 
Riverpoint Investments LLC bought 2300 15th Street. The 49,212 square foot building was acquired from Garvin Partners for $21,380,000, or approximately $434 per square foot. The buyer is an affiliate of Golf Capital Partners. The four-story building was constructed in 1901 and overlooks the South Platte River.
 
East West Partners and Starwood Capital Group plan to develop 16 Chestnut, a 19-story office building near Denver Union Station. The 420,000 square foot building will be constructed on Chestnut Place between 16th and 17th streets. The initial tenant announced for the building is Davita, the healthcare company whose headquarters are nearby. Construction on the $190 million building is expected to begin in mid-2016. 
 
 
Health care company Davita will expand its Denver headquarters, taking 265,000 square feet in 16 Chestnut, a new office building planned by East West Partners and Starwood Capital Group near Denver Union Station. Davita will retain its existing headquarters at 2001 16th Street. The company currently employs about 1,700 people in Denver and the expansion will allow Davita to house another 1,200 workers. Completion is expected in October of 2018. Davita moved its headquarters from California to Denver in 2010.
 
 
Antero Resources is expanding its Denver headquarters, leasing 37,000 square feet in the office component of A Block, a mixed-used development underway at 16th and Wewatta streets adjacent to Denver Union Station. The expansion is adjacent to Antero's headquarters at 1615 Wynkoop Street. A Block is being developed by Continuum Partners and will contain 51,000 square feet of office space and a 200 room Kimpton Hotel.
 
 
The City and County of Denver will begin work shortly on improvingpedestrian crosswalks on Speer Boulevard. The crosswalks at the intersections with Wewatta, Larimer and Lawrence streets will be will be widened and reconstructed with patterned pavement. In addition, new bicycle lanes will be installed on Arapahoe and Lawrence streets between Speer Boulevard and 24th Street. The Speer Boulevard crosswalks are heavily used by students at the Auraria colleges. 
 
 
An investment entity sponsored by Evan Makovsky bought the former Cottrell's clothing store building at 601 16th Street in downtown Denver. Kin Yon LLC paid $8.7 million for the 20,000 square foot building and an adjacent parking lot from several owners. The site is likely to be redeveloped by Makovsky although no plans were revealed. The sellers were represented in the transaction by CBRE agent Tom Mathews. 
 
Japanese clothing retailer Uniqlo will replace Barnes and Noble as an anchor tenant in the Denver Pavilions shopping center on the 16th Street Mall in downtown Denver. The book store will close at year end and Uniqlo will remodel the two-story space for a fall 2016 occupancy.
 
 
A partnership of City Street Investors, Stars Investments and Urban Renaissance Group bought Market Center, an historic office and retail property at 1350 17th Street in downtown Denver. The property contains 121,000 square feet of space and was acquired for $29 million, or about $239 per square foot. Market Center is a collection of five buildings constructed in the late 1880s and early 1890s. The seller, Jonathan Rose Companies, was represented by HFF.  City Street Investors is based in Denver, Urban Renaissance in Seattle and Stars Investments in Santiago, Chile.
 
 
White Lodging began site work for the construction of a 491-room hotel at 15th and California streets near the Colorado Convention Center. The 20-story building will contain two hotels with separate entrances and lobbies, an AC Hotel by Marriott and a Le Meridien Hotel.Construction is scheduled to be completed in 2017. White Lodging is currently completing work on another dual-branded hotel, combining Hyatt Place and Hyatt House brands, at 14th Street and Glenarm Place. 
 
 
The City and County of Denver began construction on a $6 million renovation and upgrading program for the historic McNichols Buildingin Civic Center. The 105-year old building on West Colfax Avenue at Bannock Street was originally constructed as the central branch of the Denver library system. When the new central branch was built in 1956 the McNichols Building began to be used for municipal offices. The renovation work, funded by a 2007 bond issue approved by Denver voters, will create art gallery and event spaces when completed in about a year.
 
 
Richman Ascension Group plans to develop a 201-unit apartment building in Capitol Hill. The project would replace a surface parking lot on the west side of Grant Street between East 9th and East 10th avenues. Construction on the five story building is scheduled to begin in mid-2016. 
 
 
Simpson Property Group bought The Boulevard, a 290-unit apartment building at 150 West 9th Avenue in the Golden Triangle neighborhood south of downtown. The nine-year old property was acquired from Sentinel Real Estate Corporation for $85 million, or about $293,000 per unit.
 
 
Pending approval of a ballot issue by Denver voters in November, theColorado Convention Center will undergo a major expansion and renovation. Plans call for an addition of 85,000 square feet of meeting and ballroom space, a 50,000 square foot rooftop outdoor terrace and 120,000 square feet of service space. A master plan for the convention center is currently being designed by MIG and Fentress Architecture. The Colorado Convention Center occupies the downtown blocks bounded by Speer Boulevard and 14th, Champa and Welton streets.
 
 
Construction started on the new Kirkland Museum of Fine and Decorative Art in the Golden Triangle section of downtown Denver. The 19,000 square foot building will be located at West 12th Avenue and Bannock Street near the Denver Art Museum and the Clyfford Still Museum. The museum will move from its current location at East 13th Avenue and Pearl Street in 2017.
 
 
A 60 unit apartment building offering small studio units is planned for a site in 2250 Champa Street in the emerging Arapahoe Square neighborhood. The building will be developed by iUnit, which bought the 0.36 acre site for $1,250,000, or about $20,800 per unit. Apartments in the building will be about 350 square feet in size. iUnit currently is building a smaller property at Eliot Street and West 32nd Avenue.
 
 
The Colorado Coalition for the Homeless plans to develop Renaissance Downtown Lofts, a 101-unit apartment building at 2075 Broadway in downtown Denver. The six-story building will provide transitional housing and, pending site plan approval from Denver planners, begin construction in mid-2016. 
 
 
Construction started on 21 York, a ten-unit rowhouse project at the southwest corner of York Street and East 21st Avenue, across from City Park, in east central Denver. The project is being developed by MLA2 LLC. Units are being marketing in a price range of $499,000 to $565,000.
 
 
BMC Investments announced plans for a 165-room hotel in the Cherry Creek North neighborhood of east central Denver. The project, for which a brand has not yet been selected, will be located at 240 Josephine Street. The hotel is described as being a limited service micro-hotel concept.
 
 
Schnitzer West plans to start construction in 2016 on Civica Cherry Creek. The 105,000 square foot building will be located at 230 to 250 Fillmore Street in Cherry Creek North and include five and seven story sections, plus ground floor retail space and underground parking.
 
 
Unico Properties bought four office buildings in Cherry Creek North for an undisclosed sum. The properties are located on a 1.4 acre site on East 2nd Avenue between Columbine and Josephine streets, including2401 and 2415 East 2nd Avenue, 201 Columbine Street and 220 Josephine Street. The properties also contain some ground floor retail space. Unico Properties is based in Seattle and owns a portfolio of about two million  square feet in Denver. 
 
 
Shea Properties submitted plans to Denver planners for a 212-unit apartment building near City Park. The as-yet unnamed project will be located on the west side of York Street between East 17th and East 18th avenues. Plans also call for some retail space to occupy part of the ground floor. 
 
 
Los Angeles-based Urban Commons bought two east Denver hotels. The acquisitions are the Renaissance Denver Hotel with 400 rooms at 3801 Quebec Street and the 300-room Holiday Inn Denver East Stapleton at 3333 Quebec Street. Purchases prices were not announced. Urban Commons bought the Renaissance Denver from Westbrook Partners and the Holiday Inn from Holualoa Companies. Cushman and Wakefield brokers Stephen Michels and James Escarzega represented Westbrook Partners. 
 
Taubman Centers opened the expansion of Cherry Creek shopping center on East 1st Avenue at Fillmore Street. The 70,000 square foot four-story wing replaces a former Saks Fifth Avenue department store that closed in 2011. The major tenant in the expansion is RH, formerly known as Restoration Hardware, which is expanding from smaller quarters in the mall. 
 
 
Tessler Developments began construction on 2450 South University Boulevard, a 252-unit apartment building in the University Park neighborhood in south Denver. The five-story building will contain underground parking and 31,000 square feet of ground floor retail space. New York City-based Tessler expects construction to be completed in the spring of 2017.
 
 
Mill Creek Residential Trust began site work for Modera River North, a 362-unit apartment project at 2840 Broadway in River North. The five-story building will occupy a site that was once part of the Denargo Market wholesaling district north of downtown Denver. Construction is scheduled for completion in the fall of 2017.
 
 
Construction started on The Source, a 100-room boutique hotel at 3300 Brighton Boulevard in RiNo. The hotel is being built by Zeppelin Development adjacent to the retail and dining marketplace of the same name. The eight-story hotel will also connect to a 25,000 square foot expansion of The Source Marketplace and a 300-space parking garage. 
 
 
Lynd Development Partners announced plans for a 205-unit apartment building at East 17th Avenue and Park Avenue West in the uptown neighborhood east of downtown Denver. The San Antonio based-company will construct the eight-story building to include about 8,000 square feet of ground floor retail space. Construction is scheduled to begin by late 2016.
 
 
The Lowry Redevelopment Authority selected Embrey Partners to develop a 350-unit apartment project in the Boulevard One section of Lowry. The San Antonio-based company will construct the apartments at the northwest corner of Lowry Boulevard and South Quebec Street. Boulevard One is under development on the site of a US Air Force financial services complex and will include a mix of residential uses with some service retail space.
 
 
The Denver Housing Authority will develop a 72-unit affordable apartment building in Lowry. The project will be located in the new Boulevard One section of the Lowry redevelopment area at the corner of South Niagara Street and East Archer Place. DHA will partner with the Volunteers of America to build and manage the new facility. Construction is expected to begin in late 2016. 
 


 

 
 

 

 

 


 

 
Sponsorship of Real Estate Perspective and Cherry Creek Perspective by the Colorado Chapter of the Appraisal Institute does not constitute endorsement of James Real Estate Services, Inc. by the Chapter.
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