The height limits were created primarily through two zoning processes. The parcels along the CML were given their heights when the Commons PUD was created about 15 years ago. That zoning was recently vested for another 20 years and will not change. The zoning around the station was created in a zoning process that was undertaken during the public comment stage around Union Station in the early aughts.

As to what drove those height limits, UrbanZen is right that light was a consideration. So, too, was develop-ability. To some extent, the height is limited to create development. When one can build to the sky, there’s a temptation to wait until that happens, which, as many of the parking lots in the CBD demonstrate, can be a really long time. Flexibility was also a serious consideration. There’s a lot of land to develop here, we want to get it done as quickly as possible, and we’re developing through multiple financial cycles. As such, it was hoped that all developers would have enough flexibility to develop in almost any cycle. That’s generally worked. You can see it best at Riverfront Park where we’ve really been able to vary our product and, as a result, finished 1,500 new units in eight years, through two downturns.

I should mention, too, that I love the varied heights. I know there’s a lack of logic, but it creates a great short view.

As to the ability to move height around, it’s an odd structure. Height limits on parcels are fixed. It cannot change. However, there is only so much commercial density that can built in the Commons PUD. That density is owned by the various land owners and, if they don’t use that density, it can be transferred to other parcels in the PUD. However, generally speaking, each land owner has an amount of density appropriate to their sites.

Chris

Thanks for all the good information…question for you – given that there is a general 240 foot height limit in the CPV, can you do a air rights transfer from Alta to other parcels?

BCP

Now this isn’t an excuse for “planned obsolescence,” but it is an acknowledgement that just because not every building scores a total homerun doesn’t mean that the neighborhood, or the city, is “doing it wrong,” or is even doing it any different from any other city. NYC for example is actually discussing ways to identify obsolete structures and development opportunities around Grand Central Terminal even still today (and they still have plenty), so it is truly a never-ending process. I for one am completely comfortable with this reality and think that it makes for better, more organic cities.

Two of the projects on 17th have already been announced. One is under construction, Cadence by Zocolo. The other, by Holland Partners, is in at the city and will be 240 feet. On the block bordered by 17th, Chestnut, 16th and the Light Rail, we (East West) will be building a 240 foot office tower.

On the parcel opposite that one, between 17th and 18th on the Light Rail, we have 140 and 240 feet of height. Barring a miracle, we’ll use all of that height. Although we don’t yet own the B block adjacent Union Station, we will and our height limit there is 220 feet. We’ll be using all of it.

All of these projects will have substantial retail components.

And you can see a view from on the bridge in this one: http://denverunionstation.org/images/DUSPA_images/renderings/dus_pd_640_320.jpg

Ted, the project doesn’t have retail. There is about 300,000 square feet being built around it, though.