James Real Estate Services - Cherry Creek Perspective
 

 

Kenney Architechts

 

 

 

Newmark, Knight and Frank - Frederick Ross

Fidelity National Title Company
 
SKLD

Home Builder's Research

Colorado Comps
Fidelity National Title 

 
Katchen Company 

 

 

Black Lable Real Estate 
 


Cherry Creek North

Cherry Creek Chamber of Commerce

Cherry Creek Rotary Club

Glendale Chamber of Commerce

Cherry Creek Steering Comittee

Transportation Solutions
University of Denver - Daniels College of Business
Appraisal institute - Colorado Chapter

Cherry Creek Arts Festival

CCIM Colorado Wyoming Chapter
 
  
 
  
 
 
December 2016

 
Transportation
 
As we look forward to the disruption of transportation that will result from mobility on demand using vehicles without operators, take a look at the last disruption of transportation when Henry Ford introduced car manufacturing in the good old days, no power tools, no robots, no hard hats (though lots of soft caps) no safety glasses ... just a lot of jobs.
 
 
Earlier this month, RTD Board Chairman Tom Tobisassen announced that the G Line from Union Station through Arvada and Wheat Ridge, and the R Line through Aurora between I-225 and Parker Road to I-70 and Peoria, will not open this year as scheduled. Due to continuing software problems that control crossing gates, the Federal Railroad Administration said it would not allow testing to continue on the G Line until the issue is corrected on the University of Colorado A and B lines.
 
Tobisassen said RTD still needs to conduct 45 days of testing and approvals on the University of Colorado A and B Lines, which pushed the opening timetable into 2017. Meanwhile, due to a faulty computer circuit board on the R Line's electronic system, crews were waiting on a replacement from Switzerland before it can be installed and tested. In October, the Federal Railroad Administration (FRA) granted the Regional Transportation District (RTD) and its contract builder and operator Denver Transit Partners (DTP) a 90-day extension of their waiver, which allows the University of Colorado A and B lines to continue operations. The waiver is valid through Feb. 4, 2017.
 
Since the University of Colorado A Line opened April 22, grade-crossing gate times for motorists and pedestrians have not yet reached a level of acceptable consistency. Under the waiver, DTP has paid for flaggers at each crossing to ensure that motorists and pedestrians can safely cross the tracks at train crossings.
 
RTD General Manager and CEO Dave Genova said, "We greatly appreciate the FRA granting the waiver extension, which is the direct result of the excellent working relationship between FRA, RTD and DTP. The University of Colorado A Line and the B Line trains have and will continue to operate safely while the remaining crossing issues are being addressed. We also appreciate that our passengers have continued to embrace our commuter rail service, as we are already exceeding our ridership projections for the end of the first year of operation for both lines."
 
Under the waiver extension, FRA noted that DTP must implement the items contained in the plan that was presented to FRA staff Oct. 28 in Washington, D.C. As a result, RTD and DTP are holding twice weekly progress meetings with the FRA Region 6 staff and will schedule monthly progress meetings with the FRA in Washington, DC.  FRA Region 6 is headquartered in Kansas City, MO and governs Colorado, Iowa, Kansas, Missouri, Nebraska, Southeast Wyoming and Southern Illinois.
 
The University of Colorado A Line operates commuter rail service between Union Station and Denver International Airport. Ridership on the line is averaging 18,800 passengers per weekday, which has exceeded first-year-end projections of 18,600 passengers. The B Line also offers commuter rail service between Union Station and Westminster. This line carries 1,480 passengers daily, well ahead of the first-year-end projection of 800 passengers.
 
Genova said the daily average on-time performance is 87.3 percent. "That is not good enough. We want to be at a minimum of 90 percent or better."
 
In addition, the University of Colorado A Line is operating a "positive train control" (PTC) system-a safety system mandated by Congress to be installed on all commuter rail systems by 2018. RTD is the first transit agency to install PTC on a new commuter rail line from the ground up.
 
While light rail trains are generally quiet-running, they are sounding horns at more than a dozen gated crossings in the newly constructed 10.5-mile stretch of the RTD R-Line rail that runs from Nine Mile Station to Peoria Station through Aurora and Denver.
 
RTD Design Manager Paul von Fay said, "Train horns will sound at all gated crossings during simulated service, which will take place prior to opening of the line." He explained that the Public Utility Commission (PUC) has jurisdiction over all light rail crossings, whether they are at-grade or grade separated. "Their priority is the safety of the grade crossings."  Out of 29 crossings on the R Line between Nine Mile Station and Peoria Station, 13 are gated. Some intersections have flashing lights and railroad bells on the crossing gates, while crossings intersect with traffic signals do not.
 
The sound horns make on a light rail train are in a "long, long, short, long" pattern. RTD's standard operating procedures require trains to sound horns at all gated crossings. Also, RTD has requested modifications from the PUC in some areas in order to mitigate noise impacts for residents of nearby apartments.  At the East Alameda Avenue and South Sable Boulevard intersection, "wayside horns" will be used instead of the regular train horn. A wayside horn is mounted on a pole and aimed at traffic as a noise mitigation measure.
 
November 17, 2016 marked RTD's tenth anniversary of the Southeast Light Rail that extended light rail from I-25 & Broadway south to Lincoln Station and east to Nine Mile Station. The 19 mile rail line provides service to an estimated 48,000 passengers daily on the E, F, and H lines, and offers more than 7,000 parking spaces at 13 rail stations and Park-n-Rides.
 
The Southeast Light Rail Line, which opened to great fanfare Nov. 17, 2006, is celebrating its 10th anniversary. To date, this is one of RTD's busiest light rail corridors with three lines, E, F and H, which average more than 47,900 passengers weekly.  Today, the southeast corridor continues to thrive as construction of a 2.3-mile extension will expand the system from its current terminus at Lincoln Avenue to RidgeGate Parkway.
 
Planning for the southwest corridor started in 1995 and was later dubbed the Transportation Expansion (T-REX) Project. The project's aim was to improve mobility and relieve traffic congestion in metro Denver.
The T-REX Project was a $1.67 billion highway expansion and light rail project. In addition to widening I-25 and I-225 and building a light rail transit line, T-REX built several bridges and interchanges, improved drainage, enhanced bicycle and pedestrian access, and provided transportation management elements. 
 
The Elati Light Rail Maintenance Facility, in Englewood, was completed in 2004 to serve the corridor with communications, control system, and service for the light rail vehicles.  In May 2016, RTD broke ground on the Southeast Rail Extension that will expand service to RidgeGate Parkway in Lone Tree.  The Southeast Rail Extension is 2.3 miles of new light rail track that will open in 2019 and add three new stations, including a 1,300 space Park-n-Ride facility at RidgeGate. The extension will transport residents and workers from the new RidgeGate Station on the new R Line north through Aurora to Peoria Station and connect to the University of Colorado A Line to Denver International Airport; to Union Station via the E light rail line; and to 18th and California in downtown Denver on the F line.  Southeast Corridor by the numbers: 
  • 19 miles of light rail
  • 13 light rail stations
  • 11 Park-n-Rides
  • 7,000+ parking spaces
  • 20 trains, 68 cars
  • 47,944 weekly ridership 
The award of the Travelport Project of the Year went to RTD's University of Colorado A Line at the Global AirRail Awards held in Helsinki, Finland. According to the Global AirRail website, the award is designed to recognize air-rail integration, vision and longevity of the project, innovation and use of modern technologies, commitment to the environment and sustainability, benefits to the community and business, and financial benefits to the community.
 
The University of Colorado A Line is part of the Eagle P3 project, the nation's first successful public-private partnership for transit. "The new air-rail link shows that a project can still be delivered when public funding is not forthcoming," said one of the judges. "Hopefully this project will be an example to other cities with remote airports."  The University of Colorado A Line was also recognized for benefiting the community by providing well-paying jobs and being the first commuter line in the country to implement Positive Train Control.
 
The Downtown Denver Partnership reports that Denver Public Works, with support from the Downtown Denver Business Improvement District and Downtown Tax Increment Financing Program funds distributed by the Denver Urban Renewal Authority (DURA), has completed the installation of 187 new pedestrian lights on the 16th Street Mall! The new LED lights distribute light more uniformly across the Mall, especially on sidewalks, and create a more inviting, safe space for everyone to enjoy, while also reducing energy cost and usage.
 
 
 
Real Estate
 
Denver residents got an inside look at how city planning works when Denver Community Planning and Development hosted the Citizens' Planning Academy. Hosted in partnership with Inter-Neighborhood Cooperation (INC), the free, three-part Citizens' Planning Academy curriculum gave 30 participants insight into the key aspects of citywide plans, neighborhood plans and zoning.  Thanks to Denver8 TV, now you can view academy classes online, anytime!
 
 
The Denver Zoning Code provides an exemption from off-street parking requirements for lots 6,250 square feet or smaller in mixed-use commercial zoning districts. The intent of the small lot parking exemption is to encourage small lot reinvestment and adaptive reuse of buildings. City Council imposed a moratorium on the use of this exemption until March 31, 2017.  A steering committee of 14 community members and industry professionals convened by Councilman Albus Brooks met in late 2016 in open meetings to develop a code amendment. The current proposal takes into consideration existing buildings and height of new buildings. The final meeting was December 15. Learn more at:
 
 
This fall, Mayor Michael B. Hancock signed a bill creating a dedicated fund to support affordable housing in Denver. It is funded in part by a fee on new development that takes effect Jan. 1, 2017.  The affordable housing fee will range from $0.40 to $1.70 per square foot, depending on the type of development proposed.  It only applies to the construction of new square footage, excluding parking. It does not apply to zoning or trade-specific permits, or small additions to existing single-family/duplex buildings.
 
 
Denver City Council Member Mary Beth Susman reports that operators of short-term rentals in the City and County of Denver have until December 31 to become licensed before hard enforcement begins in January. The STR license is offered exclusively online, saving hosts a trip downtown to the city's business licensing counter. The application is available at:
 
 
The City and County of Denver permits hosts with valid licenses to offer STRs in their primary residences. STRs are rentals of residential property for fewer than 30 days at a time. Operators must obtain a Denver Lodger's Tax ID number and remit lodger's taxes to the city. Fines for operating without a STR license, as well as for violating any requirement of the ordinance, can be up to $999 per incident.
 
Stoltz Purchases LoDo Buildings
Source: Business Denver
Stoltz Real Estate Partners bought two historic buildings in LoDo. The Pennsylvania-based investment company purchased the Wazee Exchange at 1900 Wazee Street and the Blake Street Terrace at 1860 Blake Street. The two buildings, both constructed as warehouses and later converted to office space, contained a total of 151,000 square feet. The seller was MAV Development. Stoltz paid $44.2 million for the properties, or about $292 per square foot.
 
BP to Open Division Headquarters in Denver
Source: Denver Business Journal
British Petroleum plans to open a US divisional headquarters in Denver, creating about 200 jobs. The oil and gas company leased 86,000 square feet in the new Riverview Building, currently under construction at 1700 Platte Street. The office will open in early 2018, with some employees relocating to Denver from Houston.
 
Kroenke Purchases Writer Square
Source: Business Denver
An affiliate of Kronke Sports and Entertainment bought Writer Square, an office and retail complex in downtown Denver. Writer Square contains about 119,000 square feet of office space and 59,000 square feet of retail. The property occupies most of the block bounded by 15th, 16th, Larimer and Lawrence streets. It was acquired from a partnership of Unico Properties and LaSalle Investment Management for $96 million, or about $539 per square foot. CBRE brokers Geoff Baukol, Tim Richey and Mike Winn were listing agents for the seller.
 
Boston Firm Acquires Dominion Towers
Source: Denver Business Journal
Franklin Street Properties Corporation bought Dominion Towers, a 571,468 office property at 600 17th Street in downtown Denver. The buyer, based in suburban Boston, paid Beacon Capital Partners $154 million for the property, which contains 19 and 28 story towers. The purchase price equates to about $269 per square foot. Dominion Towers is the third downtown Denver office property acquired by Franklin Street Properties.
 
New York Hotel Firm Buys Former Cathedral School
Source: Business Denver
An affiliate of New York hotel developer GFI Capital Resources Group Inc. bought the former Cathedral High School campus at East 19th Avenue and Grant Street. Rafmo LLC paid a group of investors headed by Grant Barnhill $6,860,000 for the property. The historic school was built in 1921 by the Catholic Archdiocese of Denver and closed in 1982. The buyer did not disclose plans for the property.
 
Broncos May Develop Mixed-Use District
Source: Denver Business Journal
The Denver Broncos football team may develop a mixed-use commercial, retail and residential entertainment district south of Mile High Stadium. A statement accompanying a $30 million US grant for the redevelopment of the Sun Valley neighborhood included a mention of the $351 million project. The district would be located south of West Colfax Avenue between Federal Boulevard and the South Platte River. No details were revealed about the project.
 
Sun Valley Gets US Housing Grant
Source: Denver Business Journal
The US Department of Housing and Urban Development approved a $30 million grant to the City and County of Denver for the redevelopment of the Sun Valley neighborhood. The federal grant will assist with plans to develop about 750 units of mixed-income housing. Sun Valley is one of Denver's poorest neighborhoods. It is generally bounded by West 6th Avenue, Federal Boulevard, West Colfax Avenue and the South Platte River. RTD's West light rail lines serve the neighborhood with a station at Decatur Street.
 
Zuni Capital Acquires Santa Fe Drive Building
Source: Business Denver
Zuni Capital Management LLC bought 574 Santa Fe Drive from Nadine Lange for $4,130,000, or about $258 per square foot. The formerly derelict 16,000 square foot building was renovated and served until recently as the headquarters of Billtrust, which relocated its offices. The two-story building was constructed in 1911. 
 
Denver Art Museum Gets $25 Million Donation
Source: Business Denver
The Denver Art Museum received a $25 million donation from J. Landis and Sharon Martin. The funds will help in the renovation plans for the North building on Civic Center Park at West 14th Avenue and Bannock Street. The building will be renamed in honor of museum chairman J. Landis Martin. The overall cost of the renovation and addition to the original museum building will be about $150 million.
 
Moonstar Plans Golden Triangle Townhouses
Source: Business Denver
Moonstar Investments plans to develop 21 townhouses in the Golden Triangle neighborhood south of downtown. The company will build 15 units at 1010 Acoma Street and six townhouses across West 10th Avenue at 990 Acoma Street. Sale prices are expected to range from about $600,000 to $1.1 million. Construction is scheduled to begin shortly. 
 
BMC Planning Cherry Creek North Building
Source: Business Denver
BMC Investments plans to develop a $37.5 million, eight story office building in the Cherry Creek North neighborhood. The company, in partnership with Bow River Capital, acquired the property at the northwest corner of East 2nd Avenue and Detroit Street. Demolition on the existing small building on the site is scheduled to begin in August of 2017 with completion of the new building in late 2018. The building is planned for 70,000 square feet of office space and 5,000 square feet of ground level retail space.
 
Land Assembled for RiNo Project
Source: Business Denver
Tributary Real Estate is acquiring most of a city block in RiNo for a mixed-use development. The site is generally bounded by 37th, 38th, Wazee and Wynkoop streets, adjacent to the RTD commuter rail station at 38th and Blake streets. The property contains about 4.5 acres. The company's principles, Ryan Arnold and Bill Parkhill, are considering options for what the project will include, but a mix of residential, office and hotel uses is expected.
 
US to Investigate I-70 Construction Plans
Source: Denver Post
The US Department of Transportation accepted the filing of a lawsuit against the reconstruction of I-70 in north Denver. The suit was filed by Earthjustice on behalf of residents in the Elyria and Swansea neighborhoods and the Colorado Latino Forum, alleging that the Colorado Department of Transportation failed to consider options to the reconstruction, including moving I-70 to the existing I-270 and I-76 routes. CDOT plans to continue planning for the $1.2 billion project until a decision is made by the US DOT or the courts. 
 
Denver Obtains Funding for York Street Bridge
Source: James Real Estate Services
The City and County of Denver obtained a $2.5 million grant to help fund the construction of a bridge at York Street and East 47th Avenue. York Street traffic is often blocked by trains, including those making slow switching movements. The railroad tracks also divide the Elyria and Swansea neighborhoods in north Denver. The project, which also includes improved sidewalk and bicycle lane connections, will ultimately cost about $9 to $11 million, including the grant from the Colorado Department of Transportation,
 
Self-Storage Building Planned in Globeville
Source: Business Denver
The William Warren Group is planning to build an 80,000 square foot self-storage warehouse in the Globeville neighborhood of north Denver. The company purchased a site in the southwest quadrant of Washington Street and I-70 on which it plans to construct the StorQuest building, which will contain about 900 individual storage units. Construction is scheduled to begin in early 2017.
 
AMLI Plans Denargo Apartments
Source: Business Denver
AMLI Residential filed plans with the City and County of Denver for AMLI Denargo, a 390-unit apartment project in the RiNo neighborhood of north Denver. The project would be located on a four acre site at the southwest corner of Denargo Street and Arkins Court.
 
Leasing Company Buys Vasquez Boulevard Building
Source: Colorado Real Estate Journal
J and L Leasing Company bought 5164 Vasquez Boulevard, a 44,000 square foot industrial building in north Denver. The company paid $3,950,000 for the property, which was owned by Rush Truck Centers. The buyer was represented by NAI Shames Makovsky brokers Drew Hill, Paul Kahn and Pete Wycoff, while Mitch Zazt of JLL was agent for the seller.
 
ProLogis Plans North Denver Industrial Park
Source: Denver Business Journal
ProLogis, Inc. plans to develop a 60-acre industrial park in north Denver. The company did not reveal how many square feet of building space will be developed on the site at 6030 Washington Street, or the details of the transaction, which was handled by Cushman and Wakefield. ProLogis is one of Denver's most active industrial developers.
 
Greystar Plans East Denver Building
Source: Denver Cityscape
Greystar Development plans to construct Overture 9CO, a 216-unit apartment building at East 9th Avenue and Ash Street in east Denver. The 9-story building will be part of the redevelopment of the former University of Colorado medical center.
 
Bank Sells Locust Street Building
Source: Colorado Real Estate Journal
Cache Bank and Trust sold 2755 South Locust Street in southeast Denver. The 38,793 square foot building was acquired by 2755 S. Locust LLC for $1,760,000, or about $45 per square foot. Eric Gold of Sheldon-Gold Realty was agent for the seller while David Blackwood of Your Castle Real Estate represented the buyer.
 
Denver Starts Construction on Levitt Pavilion
Source: Denver Post
The City and County of Denver began construction on the Levitt Pavilion, a $4.8 million outdoor entertainment and performance venue in southwest Denver. The pavilion is located in Ruby Hill Park at West Florida Avenue and South Platte River Road. It will provide about fifty annual free shows and programs of various types. The pavilion is part of a renovation of the park, which is the largest in southwest Denver.
 
Self Storage Complex Planned on Leetsdale Drive
Source: Business Denver
Focus Development Group submitted plans to the City and County of Denver for a 143,000 square foot self-storage complex at the southwest corner of Leetsdale Drive and South Holly Street in southeast Denver. The Greenbox project would replace the vacant Southern Foods Group plant. Focus Property Group bought the 4.4 acre site last year for $3,950,000, or about $897,000 per acre or $20 per square foot.
 
Bed Bath and Beyond Moving to Glendale
Source: Business Denver
Bed Bath and Beyond is relocating its store in the Cherry Creek shopping center to Glendale. The home good retailer leased 44,000 square feet in the former Sports Authority space at 370 South Colorado Boulevard. The  store's current location is on the west end of the Cherry Creek shopping center near the intersection of East 1st Avenue and University Boulevard. The move will occur in late 2017.
 
Grand Peaks Sells East Denver Apartments
Source: Colorado Real Estate Journal
Grand Peaks sold Glenbrook, a 252 unit apartment community in east Denver. The 31-year old community at 9999 East Yale Avenue was acquired by Griffis/Blessing for $33.4 million, or about $132,000 per unit. The listing agents for Grand Peaks were ARA brokers Doug Andrews, Jeff Hawks, Terrance Hunt and Shane Ozment. 
 
 

 

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.
James Real Estate Services, Inc., 90 Madison St. Suite 403, Denver, CO 80206
Sent by bjames@jres.com in collaboration with