Building Cranes Return To Cherry Creek

by Valley Gadfly | Oct 21, 2022 | Main Articles

A Flood Of New Construction Is Underway In The District Amid A Flock Of New, Renewed Projects Paused In The Pipeline

by Glen Richardson

Cranes O’er Cherry Creek: Cranes are again in the air over Cherry Creek as district building is booming again. This eight-story project is on the southeast corner of 2nd Ave. as Broe Real Estate Group restarts the makeover of the east side of Clayton St.

Onset of the pandemic gave rise to a welcome respite from non-stop redevelopment of Cherry Creek North that began in 2013. Countless major projects were stuck in the pipeline during the long shutdown. As reopenings picked up the pace in 2022, the neighborhood is again undergoing a construction boom with hordes of new and renewed projects started or proceeding at an unprecedented pace.

As construction cranes again fill the neighborhood, citizens express concern that the once serene shopping district of boutiques and eclectic eateries will become a landscape of glass, brick, and steel. Others fear rapid growth will escalate the districts’ surging crime rate. A check by the Chronicle showed — 2022 vs. 2021 —violent crime in Cherry Creek is up 12.5%; property crime is up 23.2%; car thefts are up 51.1%, and robberies are up 200.0%.

Here’s a look at the flood of new construction, big and small, good and not-so-good, currently underway in the district:

200 Clayton

Substantial headway has been made on the corner office building at 2nd Ave. and Clayton St. Both the cores and steel structure have topped out with fireproofing and facade work underway. It will be an eight-story, 76,000-sq.-ft. high-rise on the southeast corner of 2nd Ave. Built by Broe Real Estate Group, it will feature both retail and commercial space.

The firm owns the bulk of the east side of Clayton St. and the corner site is restarting the transformation of this north-south street.

When 200 Clayton is completed, Broe will demolish the two-story parking garage it owns to the north and build yet another seven-story structure. It is projected to have 3,000-sq.-ft. of ground-floor retail space and 31,890-sq.ft. of office space.

255 Fillmore

In 2016 the Cherry Creek Plaza building was demolished to make way for a seven-story office building. However, the project never broke ground and the site stood as a surface parking lot. Now a new rendition of the project has broken ground with excavation underway. Yet another Matt Joblon project, it is a 100,000-sq.-ft. seven-story building that is 95% leased, with Vietnamese-French eatery Le Colonial taking one of the street-level spots.

300 Fillmore

Just a half-block from 255 Fillmore, another new office project has broken ground. Throughout the boom, Cherry Creek North has seen little development on the north side of East 3rd Ave. due to it being zoned for buildings no higher than four stories. Nonetheless, demolition of a two-story structure is underway, with a four-story, 70,814-sq.-ft. building planned that will include 117 surface parking spaces. The 0.43-acre parcel is where Grind Kitchen, Tazu Sushi, women’s boutique Harriet’s, and jewelry store Element79 were located.

300 University

Along Cherry Creek’s western edge, on the north side of East 3rd Ave., a four-story building with 50,000-sq.-ft. of office space and 10,000-sq.-ft of ground floor retail will be built. The project is on a half-acre site where floral-home furnishing store Bloom by Anuschka was located, and includes a parking lot leased to Hillstone Restaurant. The project is a family business of Brent Farber of Elevation Development and his uncle, Rick Sapkin, of Edgemark Development. Sapkin has owned the property for more than 30 years.

180 Madison St.

Modera Cherry Creek is making great progress on an apartment project in Cherry Creek East. The five-story structure is on the southeast corner of 2nd Ave. & Madison St. It has topped out,  a brick-focused facade making its way up the building. First move-ins are expected this fall in the complex, which will feature a mix of studio, one-, two-, and three-bedroom units as large as 2,044-sq.-ft.

Slew Set To Be Built 155 & 165 N. Cook

Mill Creek is planning a second project similar to their Modera Cherry Creek a block away. Plans as recent as May have been filed with the city. However, some individual plans require resubmittal. The site is on the southwest corner of 2nd Ave. and Cook St. The project is replacing a pair of three- and four-story office buildings.

299 Milwaukee

The southwest corner of 3rd Ave. and Milwaukee St. may see a new eight-story residential building. Currently, the parcel is occupied by a plaza and two-story parking structure.

242 Milwaukee

Hip High End Offices: With low inventory and high demand, new office buildings are adding to the district’s building boom. This proposed seven-story project is mid-block on Milwaukee St.

There is a lot of interest in office development in Cherry Creek North. This proposed project is between East 2nd and 3rd Ave., mid-block along Milwaukee St. Plans call for a seven-story office building that would replace a two-story retail structure.

201 Fillmore

An eight-story office building is being planned at the northwest corner of East 2nd Ave. and Fillmore St. The building would replace the single-story retail space that currently houses a Men’s Warehouse plus an adjacent parking lot.

329 Detroit

A small condo project has been proposed for a parcel mid-block on Detroit St. between East 3rd and 4th Ave. The five-story project would replace a single-story building that was the Witold-K Art Studio & Gallery for 40 years. The Denver artist’s work is in museums and galleries worldwide. He participated in the New York Graphic Masters exhibition with Picasso, Chagall, and Miro, and was the first American to have works displayed at Sotheby’s in Amsterdam.

Mall’s West End

As the Chronicle reported in March, East West Partners is planning to build seven structures up to 12 stories tall at the west end of the Cherry Creek Shopping Center. Plans call for the first four buildings to have 780,000-sq.-ft. of office-retail space, plus three condo-apartment homes with 600 units.

DPS Skews Denver Schools Into Sorry Spaces For School Kids

by Valley Gadfly | Sep 30, 2022 | Main Articles

Student-Teacher Ratio, Salaries, School Board Squabbles

Drop Denver District’s Learning To The Lowest Level Ever

by Glen Richardson

Brimful Classes, Bickering Board: Crammed classrooms and squabbling schoolboard has plummeted Denver schools to the lowest level of academic learning ever.

Parent Protest: Parents are confused and angry as DPS teachers and principals leave or are replaced at schools. Principals at 46 of the district’s 134 non-charter schools were new to their position, their school, or both this year.

With Denver’s new school year now in full-swing, the turbulent return for students has been a rollercoaster of feelings, from worry and uncertainty to apathy. Despite reuniting with friends and peers bringing joy, the process of reentry is jarring and chaotic due to the short supply of classroom teachers coping with larger class sizes, fewer aids, a lack of supplies, and a dysfunctional school board. Comprised of nearly 200 schools — including traditional, magnet, charter, and pathways — the Denver Public School System has an enrollment of more than 92,000 students.

A total of 440 teaching positions were unfilled statewide as the 2022-23 classes started. Sorrier yet, another 1,128 or 20% were filled by hiring long-term substitutes, retired educators, alternative licensure program candidates, and “emergency authorization” candidates. The previous year (2021-22) 235 teaching vacancies remained unfilled for the entire school year and another 13% were filled by shortage mechanisms.

Board Bad Boy: School Board’s Tay Anderson continues to create chaos and erode community support. He is shown here refusing to stand during the Pledge of Allegiance. Photo: Kevin J. Beaty, Denverite

When it comes to public education, Colorado is at the bottom of the barrel: The state has the eighth lowest average teachers’ pay of all states. Furthermore, it has the 11th highest student-to-teacher ratio in the nation at 31 students per teacher. The Outcome: Colorado’s high school graduation rate is the sixth lowest in the nation at 79.1%.

On The Ropes

Schools in Denver and statewide are at a critical point: Teachers are stressed, overworked, and exhausted. After the tremendous pressures of the past two years, many have reached the end of their rope, tied a knot, and are barely hanging on.

Meanwhile, second graders need to learn kindergarten and first grade academic and social skills while sixth graders are grappling with fourth and fifth grade concepts. Even if classes weren’t huge, teachers feel triple the workload within each child.

A survey by the Colorado Education Association found that 40% of licensed teachers statewide are considering leaving the profession. For those teaching this year, pandemic burnout, low pay, and rising housing costs are the driving factors as they contemplate leaving the classroom. The kids are the only thing that makes that decision hard.

Learning Plummets

Academic learning in Denver has plummeted relative to other school districts in the state. In 2021, Denver Public Schools recorded the lowest level of academic learning ever, performing worse than all other large Colorado districts. Heretofore, Denver’s growth scores were beyond 50 every year for over a decade, outperforming nearly every school district in the state.

Among worrisome Denver scores were 22nd percentile growth for sixth-grade math, and 40th percentile growth for fifth-grade literacy. Denver’s fourth-grade students math achievement in 2021 was 7% proficient. In 2019, fourth-grade students were at 18% proficiency. Another troubling trend: For at least the past five years, the percentage of kindergarten-through-third-grade students who scored “significantly below grade level” on fall reading tests has hovered around 22%.

On the whole, Denver’s CMAS scores rebounded from last year, though not back to pre-pandemic levels. The one positive exception was third-grade reading, where the percentage of students meeting expectations — 39.9% — was slightly higher than in 2019. On the PSAT and SAT, however, Denver’s scores were lower than in 2019 or 2021. Students struggled the most in math. Just 29% of 11th graders met expectations on the math SAT. It’s long overdue for Denver’s district leadership to drop the magical thinking and honestly address the challenge of educating more than 92,000 students, submits Van Schoales, a Senior Policy Director at the Keystone Policy Center and former President of A+ Colorado.

Unproven Principals

Denver Public Schools opened its doors this year to more new principals than it has in at least six years. Principals at 46 of the district’s 134 non-charter schools — or 34% — were new to their position, their school, or both this year, according to district information. Sixteen of the new principals moved into the position from that of assistant principal.

If the 11 principals who simply moved laterally — jumping from the leadership of one Denver school to another — are not counted in the total, DPS still has 35 new principals. More: Twelve of the principals are external hires, new to DPS.

Henry Roman, president of the Denver Classroom Teachers Association, believes the district should focus on encouraging experienced teachers to enter its principal pipelines because he believes candidates with a strong background in instruction and curriculum development are needed. He’s also concerned that the DPS Ritchie Program for School Leaders at DU draws too much from a young, inexperienced pool of prospects.

School Board Squabbles

Even if DPS wasn’t already boiling over with troubles, the current Denver School Board may be the most counterproductive and contemptuous ever. Creating chaos, confusion, and uncertainty, members have eroded community support while sidetracking student and teacher problems and concerns.

Responsible for setting policy for Denver Public Schools, members in work sessions disagree on matters as small as whether to call each other by their first names and as big as how to gather feedback from the community. The board spent much of this winter-spring debating a single policy related to school autonomy and teachers’ rights. That, according to critics, left little time to talk about important issues such as helping students learn to read and improving their mental health.

At a meeting to fill a vacant board seat, it took nine rounds of voting and several heated and emotional exchanges for a majority of members to agree. A consultant specializing in conflict resolution was asked to attend a mid-June retreat. She reported the group’s energy was filled with “mistrust, fear, and hesitation.”