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Archive of posts filed under the Infill category.

The Confluence: Project Update

The underutilized corner at 15th and Little Raven next to Confluence Park is one of Downtown Denver’s choicest development sites, with an interesting history of proposals dating back over a decade. Today, let’s review some of that history and take a look at what the future holds for the property. First, here’s the site in question (from Bing Maps):

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Back in the 1990s when the area was mostly rail yards and warehouses, the Confluence property was zoned PRV (for Platte River Valley). The PRV zone was intended to be a placeholder zone for the valley until new developments would trigger rezonings on a site-by-site basis. In 2001, the property was rezoned to R-MU-30. At that time, development in the CPV was just taking off and residential in the area was still rather untested; plus, an Xcel Energy electrical substation occupied the adjacent parcel at the confluence of the creek and river. So, it was felt that the new R-MU-30 zone, which required a boxy LoDo-style building envelope was the best solution for the site. The resulting structure would have been 90 feet tall, stepping down to 60 feet, and covering the entire site from property line to property line, with facades the length of a football field facing Little Raven in the “front” and facing the electrical substation in the “back”. No project, however, materialized.

In 2007, developer Ray Suppa (who built the Palace Lofts in LoDo and the Waterside Lofts at Wewatta and Cherry Creek) started the process with the city to rezone the site. By 2007, conditions had changed in the Central Platte Valley. Residential development was booming and projects such as the Glass House reflected a trend for taller buildings and higher densities, and the Xcel Energy substation had been replaced with the new Confluence Park Plaza. That rezoning would have allowed a building up to 140 feet in height for a portion of the site. But before the rezoning ever made it to City Council for final consideration, the request was pulled. Mr. Suppa and others felt it was best to step back and take a fresh look at what would be best for the site.

In 2008, Mr. Suppa, Councilwoman Judy Montero, and the Community Planning & Development department decided to ask the Urban Land Institute for its opinion. The ULI convened a Technical Assistance Panel, which I had the honor to chair, to study the Confluence site. Our panel consisted of prominent architects, planners, and developers from both the Denver area as well as from out of state. After much research and interviews with dozens of stakeholders and other urban design experts, the panel concluded that the R-MU-30 zoning was no longer appropriate for the site and recommended that the site’s density be reconfigured into a point tower at Little Raven and the creek, with a shorter structure at the corner of 15th and Little Raven. By shifting the density upward, it also would allow for a good percentage of the site to become open space integrated with Confluence Park Plaza.

In August 2009, after a year of extensive outreach by Mr. Suppa to the CPV neighborhood and the broader Downtown community, the Denver City Council approved a rezoning of the site to PUD (Planned Unit Development). The new PUD zoning reflects the panel’s recommendations and provides for a high-rise up to 350 feet in height at Little Raven and Cherry Creek, and a mid-rise structure (maximum height of 65 feet) at the 15th & Little Raven corner with a form that creates a strong urban edge and identity to the site and connections with the adjacent parks. Brownstone-style residences along Little Raven connect the two buildings. Parking would be accommodated on three underground levels. The mid-rise at the corner would include ground-floor retail and five floors of residential and/or office uses above.  The high-rise would have 32 or 33 floors of residential uses. Overall, the project would contain approximately 385,000 gross square feet. The project will also seek LEED certification.

Courtesy of OZ Architecture, here are a few images. Please note: the buildings have not yet been designed. These images reflect only the form, scale, and orientation of the project under its new PUD zoning. The actual architectural design of the project is yet to come.

Conceptual site plan (left) and conceptual rendering (right):

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Two more images from OZ showing different tower concepts from vantage points nearby:

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In May 2010, the city approved the Design Standards and Guidelines for the project, which articulate to a level of detail not found in the PUD zoning various aspects of the project including building form and orientation, landscaping, ground-floor treatment, etc.

Finally, some of you have no doubt noticed that the existing buildings at the site are being demolished. Actually, not all of the site will be razed at this time. The existing buildings consist of a two-story structure right at the corner of 15th and Little Raven, and a one-story structure closer to the Confluence Park Plaza that stretches all the way back to Cherry Creek.  A portion of the one-story building near Cherry Creek will be retained and made available as two art studio type rental units. This is an interim situation, until such time as the full project moves forward. Which brings me to the question many are probably wondering: when will the tower project get underway? Like everything else these days, the answer is basically: “it depends on the market”.   However, given Mr. Suppa’s track record with successfully building major projects in the Downtown Denver area and the high-profile and attractive nature of the site, I would say that this project is likely to be one we will see happen before too long.

Here are a couple of demolition photos taken Friday by my friend Matt:

2010-06-20_confluence6 2010-06-20_confluence7

Let’s hope the economy continues its recovery so we can see the Confluence project move forward soon. This is going to be an exciting addition to the Central Platte Valley and Downtown Denver.

Union Station Update #20

As you may have seen in Jeffery Leib’s article in Monday’s Denver Post, work on the bus box has been suspended while a beefier dewatering filtration system is installed and approved by the state.  The green tanks in the photo below contain the original charcoal filters that have been prone to clogging due to high levels of iron.  The new blue and yellow filtration units are intended to remedy the situation.

In the meantime,  ground water is seeping into the bus box hole such that nearly the entire floor is now under water, as you can see in the photo below.

Once the ground water situation is resolved, work can begin on the concrete floor called a mud slab, and digging inside the three sheet pile holes will begin.  Those holes are for plumbing vaults which will be ten feet deeper than the current floor of the bus box hole.  A pit for the bus terminal elevator will be dug in the same vicinity but will be only four feet deep and will not require sheet pile.

The stone roadway seen on the right in the photo above is the pathway for the crane that is pictured in Update #17.  The crane will move along the road as it sets in place the structural parts of the bus box.  The structural material staging area is up and to the right of the stone roadway.

There is also progress on the light rail system.  Work has begun on foundations for the overhead catenary system (the power delivery system for the light rail) along the future light rail tracks beside the consolidated main line tracks.  Also, workers have started backfilling between the two new light rail retaining walls.  Eventually, the surface will be raised to the top of the retaining walls before the new tracks can be installed.  The relocated light rail station is expected to be completed and in service by the spring or summer of 2011.

There is also  progress to report at the temporary Amtrak terminal at Wewatta and 21st streets.  Interior walls are being framed and electrical work is underway.  Part of the interior concrete floor had to be removed for placement of new utilities.  That work has been completed.  An insulated water line will be built over 20th Street to supply water to the area near the temporary Amtrak platform.  The water is needed to clean the trains and replenish potable water in passenger cars.  The need for water at the platform is yet another item that falls into the category of, “I never would have thought of that.”

In Update #18, I mentioned the application of a coating on the two mountains of dirt.  It has proved to be very effective.  There is no evidence  of erosion after last weekend’s rain.

I uploaded 12 new photos to our Denver Union Station page at JobSiteVistor.com including the the two photos in this post.

Thank you to Hunter Syndor of Kiewit for providing the information in today’s blog.

Remember the first walking tour is this Thursday.

Union Station Update #19

Walking tours of the Union Station project are about to become a reality. At 4:30pm on the third Thursday of June, July, August and September, you can participate in the tour by showing up at the front of Union Station on Wynkoop Street. The first tour (June 17) will start with a presentation by Union Station Neighborhood Company before moving to the Millennium Bridge for an overview of the project by Hunter Sydnor of Kiewit Corporation. This is a perfect opportunity to learn about the project directly from the experts and to ask those unanswered questions.

Union Station Update #18

(Note: I will be traveling for much of June so my updates will be based on my presence rather than Union Station construction activity.)

If you take a close look at the photo below, you can see several interesting things:

  • Workers atop the dirt pile are coating it with a material that will prevent erosion over the next many months while that dirt sits exposed to the elements.
  • The current phase of excavating the bus box hole appears to be getting very close to completion.
  • A stone roadway has been built into the bus box.  Heavy traffic must be expected soon.
  • The crane boom was hoisted this afternoon for the first time.  As you try to gauge the height of it, be aware that I took the photo from about 90 feet off the ground.

Underground utility work has been underway constantly in various parts of the project.  For once, I was able to get a good shot of conduit being placed near the intersection of 18th Street and the Consolidated Main Line tracks.

One more thing.  Is this crane actually trying to lift the Qwest building?

I’ve uploaded 17 more photos, including two that I took late last week, to our Denver Union Station page at JobSiteVistor.com.

Union Station Update #17

On Monday, the truck pictured below arrived with a load of forms for concrete.  I believe the construction industry refers to it as “forming work.”  I’ve waited to discuss it in hopes of seeing exactly where it will be used, but the load remains staged on the edge of the bus box hole.  Perhaps, the forms will be used inside the utility boxes that are still being created with the sheet pile.  (See Update #16).

Here is a closer view of the crane that was delivered on May 20.  The boom that appears to be about 140 feet long has been assembled on the ground and attached to the crane.  But it has not yet been hoisted into the air.

On Wednesday, I uploaded another 14 photos to our Denver Union Station page at JobSiteVistor.com.  Several shots show the huge second dirt pile that is rapidly growing.  The current phase of digging appears to be nearing completion.

Metro State Student Success Building Design

Back in December 2009, I blogged about the new Student Success Building planned by the Metropolitan State College of Denver for the corner of 9th Street and Auraria Parkway on the Auraria Campus. At that time, only a few massing-model type renderings were available. Today I’m happy to publish our first look at the proposed design by architecture firm RNL Design and Saunders Construction. These images came from a schematic design submittal from April, so while they may not represent the building’s final design, they give us a good idea of the general look of the proposed structure.

First, an aerial view looking north. Auraria Parkway is at the top and 9th Street is on the right. The L-shaped building encloses a pedestrian plaza (as always, click to enlarge):

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View from the plaza:

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View from across Auraria Parkway looking east:

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View from across Auraria Parkway looking west:

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View from 9th Street:

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View from plaza entry:

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The Metro Student Success building will be approximately 145,000 square feet in size and will hold the college’s Registrar’s office, Financial Aid, Student Academic Success, New Student Orientation and other critical support services. The $62 million project is being financed through federal stimulus subsidized bonds, backed by a special assessment approved by Metro State students Spring 2009. The project is aiming for LEED Gold certification.

Construction of the Metro State Student Success Building is slated to begin as early as December of this year with a planned opening of April 2012.

Union Station Update #16

There are three recent events to talk about today. First, the conveyor system was shut down last Friday (May 14). Evidently, the space allocated for dirt on the northeast side of the bus box hole reached its capacity. It took several days to reassemble the conveyor at a new location closer to Wewatta Street. On Wednesday, I took this photo of the beginning of another pile of dirt that is rapidly growing on the parking lot at the intersection of Wewatta and 16th streets.

2010-05-20_Relocation_of_Conveyor_System

Second, long angular pieces of  metal (sheet pile) are being driven into the bottom and near the northwest end of the bus box hole.  The following photo shows the sheet pile forming a box that will hold back dirt and ground water from an eventual hole that will house utilities under the floor of the  bus box.

2010-05-20_Sheet_Pile_for_Utilities

Third, a new piece of gear showed up at the project site yesterday afternoon.  It appears to be a crane and is being assembled on site probably because it is too large to be transported on public roads.   I took the following photo showing a couple of workers walking nearby to provide a sense of scale.  I’m looking forward to seeing this new toy in action.

2010-05-20_On_Site_Assembly_of_New_Crane

Also notice the ground under the new crane in the last photo.   Over the past two days, Kiewit resurfaced a most of the northwest side of the project area.  They trucked in what appears to be crushed limestone, smoothed it out with a grader, and packed it with a roller.   I assume it is time for a cleaner, more stable surface on which to work.

I uploaded 16 more photos to JobSiteVistor.com this week.  Please check them out.

Union Station Update #15

I’ve wondered how the Kiewit workers know when to stop digging. And, how to be sure that the bottom of this four acre hole is flat such that one part of the bus box hole isn’t 25 feet deep when another part that looks to be the same depth, but is only 24 feet deep. I wondered about these things until I saw this …

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And this …

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The man in the first photo recently walked around the bottom of the bus box hole for 30 minutes or so, stopped every few feet, planted the Frisbee-topped stick on the ground, and appeared to take a reading of some sort. Then I noticed identical looking Frisbees mounted on each side the bulldozer blade, “Hmm, I think I’m on to something.”

You guessed it. Of course, the Frisbees are GPS units that measure elevation. The bulldozer operator knows at all times how deep the hole is. Now I wonder how they did these things way back in the old days, like ten years ago.

Please see our Denver Union Station page at JobSiteVistor.com for photos that are added multiple times a week.

Re-Envisioning the Denver Coliseum

DenverInfill had the privilege to partner this year with NAIOP-Colorado to promote the Rocky Mountain Real Estate Challenge, the annual high-profile competition between the real estate programs at the University of Colorado and the University of Denver. This year’s challenge, as discussed in my post of April 20, involved a re-envisioning of the Denver Coliseum property near I-70 and Brighton Boulevard in the Elyria-Swansea neighborhood.

The challenge focused on a 46-acre site that included the Coliseum and its parking lots to the southwest toward Globeville Landing Park. The site sits at the crossroads of the redeveloping area north of Downtown that features nearby the RiNo arts district, future FasTracks transit stations, South Platte River amenities, and excellent highway access. One of the competition’s main assumptions was that the Coliseum had to remain the property of the city and continue as an entertainment venue. For all of the program’s rules and requirements, review the document included with the April 20 post.

Last night, over 600 people packed the ballroom at the Downtown Marriott to hear the two teams’ presentations and the selection of the winner. The result: the University of Colorado was victorious and snapped a four-year DU winning streak. Congratulations CU!  Both teams, however, put forth excellent presentations that offered innovative, yet different potential futures for the Coliseum area. I’m happy that DenverInfill is able to present both teams’ proposals from last night.

CU envisioned the site as the Denver Center for Creating Art, with the Coliseum reconfigured as a performance and rehearsal venue and new development providing space for the Art Institute of Colorado and other arts-related businesses. Below is CU’s proposed site plan and here are links to PDFs of CU’s executive summary (1.6 MB) and full presentation (14.7 MB).

2010 RMREC - CU Team Site Plan

DU, on the other hand, envisioned the site as the Frontier Center at the Denver Coliseum, a complex focused on “agri-tech” and alternative energy education and business development, with a conference center and incubator space for entrepreneurial businesses focused on these evolving industries. A site plan from the DU presentation is below, and here are links to PDFs of DU’s executive summary (0.6 MB) and full presentation (6.1 MB).

2010 RMREC - DU Team Site Plan

While both plans represent academic exercises only and do not necessarily reflect what will eventually be planned for the Coliseum, the potential for the site as described by both teams is exciting and gives Denver citizens and its leaders plenty to consider as the Coliseum area transforms into a vibrant extension of our urban core. Congratulations to the students from both schools, and many thanks to everyone at NAIOP and the City involved in organizing this year’s Rocky Mountain Real Estate Challenge and for their efforts to enhance the quality of both universities’ real estate programs and to promote excellence in Denver’s urban environment.

Union Station Update #14

Hunter Sydnor of Kiewit was kind enough to give me a tour around the area that will become Amtrak’s temporary terminal at Wewatta and 21st streets. This blog will provide new information about that part of the Union Station project and correct an error in Update #11.

Kiewit will build a new 700 foot passenger platform along a new set of tracks across Wewatta Street from the temporary terminal.  They will also move part of the existing overhead structure from behind Union Station to the new platform.  The photo below was taken from Park Avenue looking toward Union Station.  It shows foundation work in preparation for the new passenger platform.  The elevated street on the right is Wewatta.

2010-05-04_Temporary_Amtrak_Platform

Renovation of the temporary terminal building, a photo of which is in Update #11, is already underway by DRG Construction, a Disadvantaged Business Enterprise.  The terminal will be divided approximately 50/50 between a passenger waiting area and Amtrak offices.  New facilities will be installed including restrooms, waiting area, tickets counter, etc.  A passenger parking lot will be built between the Metro apartment building and 20th Street, under the elevated HOA ramp.

I’ll try to give a sense for how it all fits together.  Amtrak passengers will drive to the temporary terminal by turning onto Chestnut Street from 20th Street and enter the parking lot from either Chestnut Street or Delgany Street. They will enter the building from 21st Street, under another section of the relocated overhead structure from behind Union Station, and through what is now an overhead door.  The door will be sliding glass, and the existing loading dock will be removed.  When it’s time to board the train, passengers will exit through the same door to the intersection of 21st and Wewatta where they will cross Wewatta to the new platform.  A new pedestrian traffic light will be installed where passengers will cross at grade level, as opposed to an overhead walkway that I mentioned in Update #11.  Amtrak employees will move passenger baggage across 21st Street and under the elevated portion of Wewatta to the train.

The temporary Amtrak terminal and platform are expected to be operational in the fall of this year.

Since posting the blog on Monday, I have added 20 more photos to our Denver Union Station page at JobSiteVistor.com.