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Central Downtown: 1144 Fifteenth Update #3

Another surface parking lot has been successfully eradicated from Downtown Denver!


Thank you, Hines, for the photo (and the project).

Lower Highland: Lumina Final Update

Staying in the Lower Highland neighborhood, we are going to take a final look at Lumina; a quirky yet refreshing design for what could have been a typical apartment project. Our coverage for Lumina was fairly limited but here are our previous posts:

New Lower Highland Project: Lumina

Lower Highland: Lumina Update #1 

There is a lot going on with the design of Lumina between the jagged, or rounded, sides of the building, the metal screen, different sized terraces, and the large solar array. One very interesting thing to note is the integration of the old Pagliacci’s neon sign on the facade; a tribute for what was once on this site.

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Here is a detailed look at the metal screen that wraps around the entire building.

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Rising 5-stories, with ground floor retail, Lumina provides the Lower Highlands neighborhood with 61 botique style units.  For pricing and floorplans, head on over to their website.

Lower Highland: Studio LoHi Final Update

Over the next week or so, I will be wrapping up a bunch of projects that we’ve had in the works here on DenverInfill. Some of these projects have been complete for a while, with others just wrapping up. Today, we are going to start with Studio LoHi, formally known as LoHi City View.

Here is what we covered in the past for Stuido LoHi:

New Lower Highland Project: LoHi City View Apartments

Lower Highland: LoHi City View Apartments Update #1

Lower Highland: LoHi City View Apartments Update #2

Time for some pictures of the completed project. With B-Street LoHi as its next door neighbor, Studio LoHi continues to add density along Boulder Street in the Lower Highlands neighborhood. Between 17th and 18th Street, along Boulder, there are now 173 new apartment units (Studio LoHi containing 100-units) which translates to around 250 new residents in this neighborhood.

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Back in May, I took this aerial photo from Hirshorn Park. Here you can clearly see the densification of Lower Highlands, especially along Boulder Street, with Studio LoHi is in the bottom left of the picture. Make sure you click the image to embiggen!


Lower Highland from Hirshorn Park

Stay tuned for more residential updates throughout the week!

Downtown Denver Residential Projects: June 2015 Update

It has been eleven months since we last tallied the number of new multifamily residential units in the Downtown Denver area, so let’s do an update on that today.

A total of 6,273 multifamily residential units have been completed within a 1.5 mile radius of the iconic D&F Tower since January 2010. The historic tower’s location at 16th and Arapahoe serves as a good geographic central point to Downtown Denver.


Another 4,556 units are currently under construction.

Assuming most of the units under construction are completed within the next year and a half, 10,829 residential units will have been added to the Downtown residential market from 2010-2016, with the vast majority of those (10,609) from 2012-2016. This represents an average of approximately 1,550 units per year (2010-2016) or 2,121 units per year (2012-2016). About 96% of the total are rental units.

There are 1,507 proposed units if you count only those proposed developments that we have already profiled here on DenverInfill. However, there are many additional developments “in the pipeline” that we have not yet profiled. These projects range from those that stand a good chance of happening (but, for various reasons, we haven’t yet covered on the blog) to those that are at the rumor stage and/or are very early in the development process—and everything in between. Based on our assessment, these “in the pipeline” projects total approximately 4,000 units.

Click on the image below to view in full size our June 2015 Downtown Denver Multifamily Residential Projects map and table. Use this link to view/download a high-resolution PDF version (6 MB) formatted for printing at 11″ x 17″.


People ask me all the time if I think we are overbuilding housing in the Downtown area. Let’s crunch a few numbers to think about that question.

The Colorado State Demographer’s forecast for Denver’s 2015 population is 676,282, or an increase of about 72,000 people since 2010. The State Demographer’s data also show that 64% of Denver’s recent population growth has been as a result of net migration (36% from natural increases), and that the people migrating here are overwhelmingly in the 20-34 age range. Applying the 64% net migration rate to the 72,000 total 2010-2015 population increase means that about 46,000 additional people moved to the city of Denver (presumably needing housing) during roughly the same time period covered in our Multifamily Residential Projects exhibit above. What percentage of those 46,000 newcomers want to (or can afford to) live in the Downtown area?

Assuming an average of 1.5 persons per household (typical for Downtown-area neighborhoods from the 2010 Census), the 6,273 multifamily residential units completed in the Downtown area since 2010 represent housing supply for approximately 9,400 people. This 9,400 figure is 20% of the 46,000 number discussed above. Does it seem reasonable that Downtown might capture 20% (1 in 5) of these 46,000 new Denver residents? If yes, then we’re not overbuilding. If no, then maybe we are.

Of course, it’s not really that simple. There are dozens of other factors involved and my number crunching above is really just a quick, superficial stab at putting these Downtown housing numbers into perspective from just one angle. But the anecdotal evidence seems to suggest that all these new Downtown housing units are being absorbed at a sufficient pace to not (yet) cause panic among multifamily residential developers and market analysts.

What these new multifamily residential projects are doing is mending the holes in the urban fabric caused by accommodating the private automobile in an inappropriate, thoughtless way. They are improving the pedestrian environment by adding new sidewalks and streetscaping, ground-floor activity, and eyes on the street. They are putting more people within walking and biking distance of transit, work, school, and recreation. They are bringing us closer to having a critical mass of Downtown residents necessary for more and better retail options. They are making Downtown Denver a better place.

1144 Fifteenth Street Has Broken Ground!

Today is a great day for Downtown Denver! 1144 Fifteenth Street has officially broken ground! Here is a photo from this morning. Stay tuned tonight for some more photos from the ceremony.


June 10, 8:30am EDIT:

Here are a few pictures, up close and personal, of the model that was at the ground-breaking ceremony.

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We here at DenverInfill are extremely excited to see this tower rise over the next 31 months. It has already been a great journey for both us and Hines as this project has evolved into something that will change Denver’s skyline forever. Make sure you visit the previous posts of this project for more details and renderings!

Central Downtown: 1144 Fifteenth Update #2

As mentioned in our previous post, Hines will be breaking ground on 1144 Fifteenth Street on Tuesday, June 9. For this post, we’re happy to provide you with a comprehensive description of the tower and its many design elements and amenities, plus a bunch of final design renderings, all courtesy of Hines.

Let’s start with out with a bang: Denver, here’s your newest skyscraper!


1144 Fifteenth will rise 603 feet, putting it about 40 feet taller than the top floor of the Four Seasons but about 35 feet lower than the tip of the Four Seasons’ spire, making it Denver’s fourth or fifth tallest tower, depending on if you want to count the Four Seasons’ spire or not.

The tower will have 40 floors topped by two mechanical levels for a total of 42 floors above grade, and two levels below grade. Here’s a breakdown of how the floors stack up:

Underground levels P2 and P1: Parking
Ground floor: Lobby and two retail spaces
Floor 2: Gym/fitness center with locker rooms (5,500 SF) and a Living Room gathering space (2,500 SF)
Floors 3-13: Parking
Floors 14-40: Office
Floors 41-42: Mechanical

The building will have 657,400 square feet of office space and 5,500 square feet of retail for a total of 662,900 square feet (excluding parking). The average office floor plate size is 24,900 square feet.

Let’s take a closer look at the different building areas and elements:

Ground floor: The lobby will include three elevator banks (high-rise, low-rise, and garage) as well as a grand staircase that leads to the Living Room space and gym/fitness center on Floor 2. The elevators will be of the “destination dispatch” type. The ground floor also includes typical back-of-house functions and three loading dock stalls. The main pedestrian entry will be at the corner of 15th and Arapahoe. The garage entrance will be on Lawrence Street and the garage exit on Arapahoe. The lobby will have Italian marble floors and aspen ceilings and millwork to complement orange architectural glass and stainless steel accents.



Floor 2: The Living Room space on Floor 2 allows for tenants and guests to collaborate and socialize in a living room-style setting with library tables, a fireplace, couches and chairs, TVs, and a great view overlooking Skyline Park.


Parking: There will be a total of 840 vehicle parking spaces, including 10 electric car charging stations, as well as bike racks and 47 lockable bike storage lockers. One of the parking levels will also include a full-service car wash. The 840 parking spaces results in a parking ratio of 1.27 spaces per 1,000 SF of space, which is fairly low. For comparison purposes, the parking ratio of Hines’ other downtown project under development, 1601 Wewatta, is 1.35 spaces per 1,000 SF. A new 16-story office project that broke ground on Tuesday in the Denver Tech Center called One Belleview Station, which bills itself as a “transit-oriented development,” has a parking ratio of 3.50 spaces per 1,000 SF.

Floor 14: The fourteenth floor, the first level with office space, includes a conference facility with 15-foot ceilings and a large terrace overlooking Arapahoe Street and the Downtown skyline.


Plaza: The building’s plaza along 15th Street will include a black granite pyramid-shaped art installation that will reflect the building image. The retail space on the Arapahoe side will have an elevated patio.


Floor 40 and building crown: The top office level, Floor 40, will include two small terraces, one facing the city, the other facing the mountains. The crown incorporates multiple angled glass panels that resemble mountain peaks to enclose the two mechanical penthouse floors.


Nighttime illumination: The tower’s nighttime illumination scheme will feature a continuous LED white-light strip located in both corners of the tower’s two notched spines, running vertically from the tower base to the crown. This new-to-Denver lighting system will accentuate the building’s verticality and give the tower a stunning but dignified presence in the evening skyline.

Glass curtain wall: The tower’s glass will be high energy efficient and low reflective with a blueish hue, and 5-inch architectural fins articulating from the building with two strips per floor.


The project has been pre-certified LEED Gold for the core and shell.

Here’s one more view of 1144 Fifteenth in the Denver skyline:


1144 Fifteenth Street is scheduled to open in early 2018.

A big THANK YOU to all the guys at Hines for their assistance and generosity in providing DenverInfill with these great renderings and all the details about their new building!

Central Downtown: 1144 Fifteenth Update #1

It was about a year ago when we reported on a significant new office tower, 1144 Fifteenth, proposed by Hines for 15th Street between Arapahoe and Lawrence streets. Since then, the project has moved through the development review and approval process with the city while Hines and their architect, Pickard Chilton, have been working hard to refine the building’s program and design.

We’re happy to report that the official groundbreaking ceremony for 1144 Fifteenth is scheduled for Tuesday, June 9! DenverInfill will be there to take a few photos that we’ll share with you later that day. As the groundbreaking approaches, Hines is getting the site ready for construction as shown in the photos below.

The parking lot at the site has been closed and barricades and fencing are being installed:


Due to the necessary closure of the curb lane during construction, the protected bike lane and traffic lanes along 15th Street are being realigned to remain open. David at Streetsblog Denver has more on this topic here.


Next door, the side of the Four Seasons’ podium base facing the 1144 Fifteenth site was constructed as a blank wall, since that is where the Four Seasons and a future neighboring building would share a common wall. When the Four Seasons was built in the late 2000s, 1144 Fifteenth wasn’t an active project, so a grid of slightly protruding lines was added to the Four Seasons’ blank wall as a temporary architectural detail to make the blank wall a bit less, well… blank-looking. Now that 1144 Fifteenth is moving forward, those lines are being removed so that 1144 Fifteenth’s wall can adjoin the Four Seasons’ wall, as you can see in this photo I took on Wednesday:


On Monday, June 8, we will have a special 1144 Fifteenth Update #2 post where we will share with you a bunch of interesting facts and figures about the tower, as well as the official final project renderings straight from Hines!

June 5, 7:00 pm EDIT: Update #2 post just got moved up from Monday to tonight!

Central Downtown: 1401 Lawrence Update #7

Work progresses on the 22-story 1401 Lawrence office tower located at the corner of 14th and… you guessed it, Lawrence Street in central Downtown Denver. Our last update (#6) was in early February as the project’s tower crane was being assembled.

As evident in the image below, the base for Floor 6 is now under construction. The ground floor will include the building lobby and about 9,000 SF of restaurant/retail space. Floors 2-8 are parking. The office levels will begin with Floor 9, which includes an outdoor terrace.


The parking levels will be screened with metal panels that allow fresh air to flow through the space while mostly shielding views of the cars from the outside. It looks like the first panel piece was just installed:


The work site is always busy busy! My office at the CU Denver College of Architecture and Planning is right across the street and I can confirm the project is going full speed, usually even during the weekends. Here’s a shot showing dozens of workers doing their thing. By the way, I really admire these construction workers. As I watch them from my office window, everyone seems to know exactly what they should be doing and how to do it. I wouldn’t have a clue what to do. A big THANK YOU to all the construction workers who build the buildings and install the infrastructure that give form and function to our cities!


Let’s conclude this update with a high-resolution version (4 MB) of a rendering from our initial post on this project, courtesy of the Beck Group, the designers and builders of 1401 Lawrence. Enjoy!