Recently, the $1.2 million sales center for the 51-story 1401 Lawrence condo tower on Downtown Denver’s Block 070 opened. The sales center, which sits at the corner of 14th and Lawrence where the tower will be built, features a fully furnished 2,500 SF model residential unit, a video screen with floorplans and views from every unit, and one very cool model of the high rise. All of this will stay in place until December 2008, when the sales center will be removed and construction will begin on the tower. For some background information, here’s the press release about the sales center opening.And now, some photos of the model:
The tower is essentially all glass. Even the base, which holds the structured parking, will be clad with iridescent glass panels. The 1401 Lawrence tower will have a dramatic impact on Denver’s skyline and will greatly contribute to the densification of Downtown.
Many thanks to Tracy Aiello of JohnstonWells Public Relations and Gary Switzer of Great Gulf Group for the excellent tour and the chance to photograph the model.
stunning, simply stunning.
This is a beautiful building but will the core of the building glow like the model suggests?
It seems like for a residential tower there will be an amazing lack of privacy. I really love the idea of an all glass building but I was curious about this model. Maybe its just a dramatic model and not really so transparent.
It’s not a bad looking building, and I agree that it will definitely have a positive impact on downtown as a whole (unless you just shelled out $1m + for a 4S unit facing it.) But, it just seems that from a design standpoint, all the effort was focused on the interior and not on the exterior. Considering the impact it’ll have on the skyline, couldn’t they come up with something a bit more interesting? Don’t we have enough highrise boxes in Denver as it is?
That is an incredible looking building, but I think the base could use a little work. It's not very inviting from a street-level perspective.
Just so I don't offend anybody, I'll clarify that if I have to take it or leave it, I say take it. I can't, off the top of my head, come up with anything that would look much better than the boxy base of this development and still serve the purpose of containing what I assume is a parking garage. I just wish it would have more of a storefront look, or at least some fake windows. something that doesn't look like it went out of style in the 80s.
so we're looking at 3.. 4 years out?
anon 6:12-
looks like it…
1 year from ground breaking and probabaly another 2.5 to 3 years for construction. don't hold your breath for this one. hopefully they don't run in to the same financing problems as the spire.
They're doing presales, which means they probably won't run into the same problem as the Spire. And it seems they're taking plenty of time to get all the necessary financing in place.
I'm with Matt. The street level view could be made a bit more interesting. Why not add a grocer and/or cafe? I'm sure with a ~50 story building on top there'll be enough demand.
they already have financing. there a well established company.
i'm happy it's not yet another BRICK facade.
A grocer? Do you realize how small that lot is?? LOL. I think this building will start sooner than December 2008.
do you know who the landscape architect is on the project, if there is one?
Anon 4:19 –
The lush rooftop garden will be developed by Janet Rosenberg & Associates (www.jrala.ca). Based out of Canada, Janet Rosenberg is highly regarded for several rooftop terraces, residential gardens, botantical gardens, university campuses, urban parks and historical landscape restorations. 1401 Lawrence will prove to be yet another stunning piece in her portfolio, I'm sure. Denver has seen some dramatic rooftop terraces throughout LoDo and the CPV, such as The Manhattan and Glass House, but this project may top them all. Just by looking at the renderings & models and understanding her vision of creating an urban forest complimented with an infinity edge pool high above 14th Street, it truly is stunning and something Denver should be very excited about. I also believe the City of Denver should consider her for restoring Civic Center Park as well.
>A grocer? Do you realize how small that lot is?? LOL.
Er, I think he meant a small ground-floor convenience mart. The kind that's only a few hundred square feet. More like a 7-11 than a Safeway. Remember we're talking about the city here, not the suburbs.
Anyway, I'm with Matt Pizzuti as well. Architecture: Yawn. Neither offensive nor interesting (I really don’t understand the fascination with glass boxes – there are a million of them). The base sucks, but it’s unfortunately par for the course. Overall the density is good, and good planning trumps mediocre architecture.
I will say this about the architecture: Narrow high-rises FTW. From a massing perspective it’s very good. Hopefully this will become a model for a new generation of narrow towers.
ABSOLUTELY MAGNIFICENT…Will likely be the best looking skyscraper downtown.
Ken – thank you for the post & sharing your model photos. There are excellent comments & debates here. We thought we'd offer the architect's perspective on the design of the podium and glass tower.
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The release of photographs of the scale model of 1401 Lawrence has generated lots of interest in the building — and a few questions.
To respond, we went to the lead architect of 1401 Lawrence, Peter Clewes from architectsAlliance.
In designing 1401 Lawrence, which will be the tallest residential building in Denver, Clewes used a strategy called “point-block tower,” creating a six-story podium at the base of the building with a narrower tower rising for an additional 45 stories.
“Using this type of design has several advantages,” notes Clewes. “It allows us to create parking and street-level retail spaces within the podium, and the height and mass of the podium fits in with the surrounding buildings so it completes the façade of the street. Then with the narrow tower rising from the podium, the building has a beautiful proportion in the Denver skyline.”
Clewes designed a building of similar style for Great Gulf in Toronto. Called 18 Yorkville, the project recently won two Toronto Urban Design Awards of Distinction. 18 Yorkville’s 36-story tower, representative of the point tower at 1401 Lawrence, took the High-Rise Building category, while the seven-story building called the Villas at Yorkville, which is similar to the seven-story base at 1401 Lawrence, won for distinguished building in the Mid-Rise category.
The Toronto Urban Design Awards jury said this about the design at 18 Yorkville: “Respectful of the historic Yonge Street commercial strip without being dogmatic in terms of setbacks and scale, this iconic tower is rooted in a sophisticated site that optimizes pedestrian amenity. The entry is materially integrated to create a seamless transition…”
The smaller residential tower at 1401 Lawrence, with a footprint of about 8,000 square feet (a typical footprint is about 20,000 to 25,000 square-feet), brings advantages to the interiors of the residences as well.
“Because of the smaller footprint, the majority of our residences will wrap around two and sometimes three faces of the building, creating multi-directional views from the units,” Clewes says. “We can create large, generously proportioned homes that take advantage of aspects such as cross-ventilation and the sun as it moves across the sky. We can also create expansive balconies that invite the residents to embrace the outdoor advantages of living in Denver.”
1401 Lawrence will be a decidedly modern building, but it will incorporate cues from buildings in the adjacent LoDo historic district.
“We very deliberately designed a modern building, because we believe that we should do buildings of our time, but have respect and make reference to the historic district,” Clewes explains. “For instance, we use stone pilasters to create retail spaces and rhythm on the street, but we believe strongly as architects that we need to identify buildings of our time and not slavishly copy something from another era.”
18 Yorkville is in a comparable neighborhood in Toronto. The city responded positively to Clewes’ conversion of new and old in Canada, saying, “The mid-rise component of this development stands out as an appropriately scaled, contemporary response to the need for increased density in established neighbourhoods. Front doors and stoops on the ground-floor units respect the Victorian row-house vernacular, while a simply and beautifully detailed façade civilizes the extra density.”
Ultimately, says Clewes, 1401 Lawrence is designed to incorporate its surroundings while making its own mark on the neighborhood. “We wanted to create something that Denver has never seen before, yet still have the project tie into the qualities that make the city so special,” says Clewes.
Wow. Thank you for that ^^^
I do think (looking at images of 18 Yorkville) that the base on that building looks much more appealing. Instead of a large blank wall as with 1401, there seems to be a lot of windows…
modern ROCKS!
Bravo! First for densification! We have to fight the 'Parisonification' of Denver (term coined to obviate that which is Paris–a sprawling city of short buildings that only works because of the intensive subway system we're not likely to ever see suddenly pop up in our fair city that has taken 3 decades to finally approve a regional light rail system)!
Second, we need more builders using small foot prints to build very tall buildings, but we need to encourage some more interesting tops. I agree the building is too boxy. I keep encouraging people to visit Chicago and look at what has been happening there. This is because the Mayor has taken a very active interest in ensuring that Chicago is leading the nation in building designs. This includes more emphasis, actually, on how the building will look lit up at night too–a change in Mayor Daley's opinions on this was brought about by a trip to Hong Kong–certainly the most spectacular cityscape on the face of the earth both at night and during the day for that matter. Anyway, our skyline has but two shapes: the box, and the cash register. My gosh, if we are only going to get two shapes, at least let's have a few more cash registers to balance things out.
Another feature of Denver Buildings that the developers here haven't quite caught onto yet for some reason that is wildly popular in Chicago of late is called a sky house. This is an ingenious way of improving the look of a building. You set your so-called base with shops and parking, and then you construct you beautifully tapered building above, but on the top level of the garage (some 12-13 stories up in Chicago terms) you erect brownstones, around the perimeter with a park in the middle. Yeah, way cool, a sky house.
But, all in all, my praise for this project and the Great Gulf Group is way up there because of verticality! We need more developers with this vision. We need the city council to stop approving the consumption of all the land for short 12-story hotels. There's no law that says two hotels cannot be built into the same building and make one 24-story hotel and save the other block for the future.
AMEN!
what i like about this project is that the firm says in earlier blogs that the project dosn't need presales to get started, the fact that they are gonna get presales on this project, that is gonna start a year from now should let us really know that it is on. You go GREAT gulf group, you go.
I guess I shouldn't be surprised at the enthusiasm towards this project, as people never fail to be impressed by snazzy renderings and models. Personally, I find the design lazy and uninspired. I can sympathize with Great Gulf wanting to maximize their profit, but I think this tower will turn out looking like all the other lackluster boxes in downtown. Albeit this one will be much skinnier. Still, though, as BeyondDC rightfully states, good planning and improved density is more vital than respectable architecture. This is Denver, after all; we'll take what we can get.
Anon 10:34 the building top is actually pretty cool. You just can't see that side on the model picture.
This building is great and just one of many new accomplishments in dt denver, be thankful that we do not have the austin, TX. or the pheonix, AZ, san diego, CA, columbus OH, jacksonville FL, skylines that are much smaller. at least we are on the map for our dt!
Question: What does architecture "of our time" mean?
I mean… I thought I knew what it meant, but we've been building glass boxes for about 50 years now, and apparently they still qualify as contemporary, so my definition must have been incorrect.
I'm just wondering. Thanks in advance.
is it possible for them to add some sort of designed facade to the top of the building a step or spire or antenna? these are prob bad exsamples but something to make it stand out, on the top of the building. Round the building or something.
anon 12:45-
You can't see it from the photo renderings, but if the model holds true, there will be a sort of "lighted box crown" on top of the building. Unless the lighting is exaggerated, it will be a decent way to dress up those top two mechanical levels. Hopefully the model isn't embellishing the top too much. I "lighted box" on top would certainly be better than just a "box". 🙂
BIG concerns about 1401: cost per square foot AND condo fees. Units with poorest views are still $550-$650 a sq ft; units with a good view are $650+. The killer, though, is the condo fees: $7.50 a square foot!!!!! To compare, Glass House runs circa $2.50-$3.00. You're looking at 1/3 of your mortgage tacked on for condo fees… which, btw, go to pay for a bell hop, valet parking, front desk, and chef. BUT… you have to pay extra to use any of those services!! The fee just pays for their salary/overhead/etc.
Combine the $7.50 sq foot condo fees with incredibly high cost for the condo itself ($650+) makes me very leery this project will move forward. Those are NYC prices on Denver salaries!
All this said, 1401 is a brilliant building and incredibly designed from the inside out. To make it viable, I'd suggest they drop the chef (condo fees) and get the cost per square foot down to $450-$550. It worked for the Glass House.
New York prices on Denver salaries. I think the point is to get people who live in New York who have a New York salary to have a second or third condo in Denver.
^^^ Well said, anon 8:39. I can't help but feel this tower, as great as it is, is not intended for the local fare…at least unless you are Carmelo Anthony or John Lynch. The Spire down the street is the only building even close to catering to the average Denverite, and even that is a stretch. Plus, it's not even under construction right now!
That said, I hope the New Yorkers, Europeans, and whoever else buy the units up in droves 'cause I wanna see it go up, whether I can afford it or not.
I thought they didnt need presales??? sounds to me the question isnt "will it go up'? but will it be successfull when it does….
Anon 8:39 & 12:57 –
So you want downtown Denver's residential properties to be purchased by New Yorkers and Europeans who would reside here a few weeks a year? With all due respect, I think that's bizzare.
The entire point of building condos downtown is to create a thriving community that exists beyond 5pm. If the sole driver of development was the increase of tax dollars from property taxes, then your logic stands. But I'm pretty sure most folks would disagree with you.
Downtown needs a mix of medium and and high-end condo units. The current cost per square foot in LoDo/CPV runs from $275 to $600, with the vast majority in the $300-$450 range. This reflects the majority of purchasers who live and work in Denver / Front Range. This price range also lends itself to rents that are within reach for most middle/upper middle class folks.
Indeed, the entire development of the CPV hinges on the movement of Front Range citizens, not facilitating the purchase of a second or third condo by New Yorkers or Europeans. In CPV, the heavy rail will transport folks north and south, while light rail move residents of Denver proper. The essence of the project is to cut commute times, pollution, and sprawl while increasing community and quality of life.
These goals can't be realized if middle and upper middle class Coloradans can't afford to access the new developments. Projects like 1401 Lawrence and the Four Seasons don't fit well into the pocketbooks of most Coloradans. I fear that these types of projects, and the effect they have on prices, will do greater damage to the community's goals than further them.
PS – Ken, I've heard from friends in the real estate biz that a developer (?) got a variance from the city to build a 40+ story building in LoDo, at the parking lot across Cherry Creek near 14th and Market. Any truth to the rumor?
If so, I'm left to wonder how this development will affect the views of the Four Seasons and 1401 Lawrence? It's smack dab in their view corridor, which ostensibly justifies the $600-$1000 per square foot each is charging owners.
We have an example of how it might affect prices: Promenade Lofts and Riverfront Tower. There is a new senior citizens facility going in at Little Raven and 15th. Folks with windows facing South/South West will now be looking into a building rather than the mountains. Prices per square foot have fallen considerably (down to $300-$350).
downtown dweller it sounds like your a realistate agent, but no crime in that. The point is that we have a global world now and there are many millionaires(or wealthy people) all over the world. And denver had no appeal to them at all. We do still have a long way to go but 1401 law. and four seasons are a part of the answer to that problem, as well as 1 lincoln. For exsample if eddie murphy or many other actors, pro athletes, singers, various entertainers or peoples of such wealth, are doing a movie or entertaining, etc. where would they stay? And if they like it here where would they live? Aspen? I think not. Aspen use to be a secret place for entertainers to go. but not in 07. People like the city feel. Imagine if both of these towers where built in 2000 since then we have hosted the mlb allstar game, nba allstar game, final four, afc championship game, now even the dem. national convention. And probably many others that I have left out. The point is to apeal to these people and move them here, as well as our own several sports teams entertainers,etc. But we also need more shopping, restaurants, entertaining things as such. But we are a ways away.
Anon 8:55 – I'm not a real estate agent. If I were, I'd want every development to be high end so I'd maximize my fees! I'm just a concerned citizen already living downtown. Moreover, not sure how/why my job is relevant. What's important is to judge or critique that which I'm saying. (For the record, I'm looking to buy again downtown after owning my current CPV condo, thus the "downtown dweller" name. I've learned and continue to learn a lot from the various real estate agents I do speak with.)
High-end condos are certainly part of the solution to bringing diversity to downtown's real estate market. My point is that they can't be — they shouldn't be — the norm, lest they ($600-$1000 sq foot) become the model for future development. That is incredibly problematic if we are to assume that downtown Denver's residents should be made up of Coloradans. If you don't agree with that assumption and would be content with New Yorkers, Europeans, and high wealth individuals owning downtown, then our disagreement is fundamental.
With all due respect, your argument about Eddie Murphy et al doesn't make sense. You seem to suggest that if 1401 or Four Seasons weren't built, movie stars and high wealth individuals would have no place to stay, as though Denver has no other option beyond sending them to Aspen. Building a Four Seasons *hotel* is one thing; it's an option for Eddie Murphy as he bops in and out of town for a movie. Building a downtown community that prices out middle/upper middle class folks in defiance of the CPV/Downtown development plan (eg – the ultimate aim of the mass transit systems) is foolish.
The City and County of Denver have addressed this issue in a limited fashion thus far. For instance, the developers for the Palace Lofts were required to include a mix of studio and one bedroom condos for working class Coloradans. (The Westword has a good article on this) They also dictated that the units couldn't appreciate more than 4% a year, ensuring that the owner got a respectable return while future buyers of modest means weren't priced out of the market. These "modest means" buyers in the Palace Lofts included a fireman and a teacher. I think this is a sensible approach… to mix in "market controlled" units with "free market" units. Many other cities around the nation — and world — adopt these "mixed income" requirements to ensure a diverse citizenry in critical city neighborhoods.
Upshot: Denver's downtown development should not be dependent upon attracting ultra high wealth folks. Colorado taxpayers are plunking down considerable cash to build mass transit infrastructure (eg – light rail, buses, etc.) to facilitate the movement of Denver/Front Range residents, not Eddie Murphy when he flies in for a two week shoot. I don't mind an occasional high end development, but $8,500 monthly mortgage/HOA/tax payment does NOT define the pocketbooks of the vast majority of Coloradans. (FYI – The $8,500 figure is on a $1M unit. Most units at 1401 and Four Seasons are $1.5M – $3.5M, with penthouse units at circa $10M.)
dd, are you serious? Are you really that concerned about the citizens of colorado or your own occupational goals? You say that your looking to buy another condo dt seems like your just a little envious of the wealthy to me. These condos are not the bar for dt these are just high end residences that do not exist dt, for perhaps the ceo of qwest, or any other wealthy person that may desire to live in the city and not cherry hills village. The goal is not to move the rich in and the poor away nor the new yorker or the european but the wealthy abroad. If you can not afford these condos then move on. But i believe that there are now at this present time more medium priced condo towers dt then anything else, with the spire hopefully on the way, also. Do we need more? I think so.