by Mark Smiley | Sep 25, 2015 | Glendale City News
by Marco Cummings
Writer for and on behalf of the City of Glendale
Eagles Practice at Infinity Park Photo by Seth McConnell
Two Glendale Raptors are representing club and country this month during the 2015 Rugby World Cup in England.
Glendale Raptors Zach Fenoglio and Niku Kruger were among the names selected to the 31-man USA World Cup roster. The USA Eagles are competing alongside 20 other nations during the six-week tournament.
“Making the World Cup squad truly is a dream come true. It was something I set my sights on five years ago and it is surreal to see those goals met now,” Fenoglio said of his selection. “When you first start playing rugby you always imagine what it would be like to play on the World Cup stage and now to have this opportunity is something I’ll cherish forever.”
“Zach has been a hard worker since his initial selection onto our A side (lower-level Eagle) three years ago. Despite some disappointing squad omissions, Zach continued to remain positive in his approach, and eventually he became a regular squad member for us,” said USA Eagles head coach Mike Tolkin. “His leadership role with the Raptors has helped him become a confident player with the Eagles.
International play will give Fenoglio, a Denver native and longtime Raptor, time to mesh with Kruger, who will be a new addition to Glendale’s roster.
“I chose Glendale because of the professionalism and culture the club has. I have followed Glendale for a couple of years and really enjoyed the way they played and presented themselves,” Kruger explained. “Then when I spoke to coach Andre [Snyman] and learned of his love and enthusiasm for the game I knew it was the place I wanted to further my rugby career.”
“It has been great getting to work with Niku, he’s a very talented and knowledgeable player of the game,” Fenoglio added. “It’s been great seeing him develop with the Eagles and I know he’ll bring great value and leadership to Glendale next season. Bringing someone with that talent and rugby background will only help grow and better our team.”
Fenoglio and Kruger will look to defend the Raptors’ Pacific Rugby Premiership (PRP) title in 2016, but are playing alongside several other PRP players as teammates for the Eagles.
“It is great to have these players return to their clubs and bring back the international experience they have gained,” said Tolkin. “Their teammates look up to them and they help raise the bar on the field.”
The pair are part of a USA team which features 20 World Cup debutants, but played several international matches in preparation for the Rugby World Cup.
“In terms of Rugby World Cup experience, yes, this is a relatively inexperienced group,” USA Men’s Eagles head coach Tolkin said. “However, while the Rugby World Cup is a whole different kettle of fish, many of these players do have a fair bit of international play under their belts since 2011.”
He added, “[Kruger] was a late selection and has displayed talent as a young scrum-half. While he has not had much playing time this summer, his skill and work ethic promise well for him in the future.”
Drawn in Pool B alongside opposing teams Samoa, Scotland, South Africa and Japan, the Eagles look to qualify for the Knockout Stage, a goal which has been out of reach in several prior World Cups.
“As a team we have really begun to come together and execute our systems effectively,” said Fenoglio. “Our goal for the World Cup is to continue to develop our continuity on both sides of the ball and to make it into the round of 8, getting out of pool play. We have a very talented and committed group of guys and I know we can do it.”
“As a player, I want to ensure that every time I step into that field I represent my country to the best of my ability and hard top quality rugby,” added Kruger. “We want to to make it to the knockout stages of the tournament.”
by Mark Smiley | Sep 25, 2015 | Main Articles
Slowing Metro Economy May Pull Rug From Under City’s Building Binge, Real Estate Firm Warns
by Glen Richardson
Home sweet apartment home! To millennials and older lifestyle renters apartments are not only a place to hang their hat but the linchpin for Denver’s apartment building binge. As apartment projects currently under construction come onto the market, however, weakening in demand could be on the horizon by year-end warns Denver-based James Real Estate Services (JRES).
In an average year there are approximately 4,000 to 5,000 new apartment units built in Denver, but in 2014 alone almost 10,000 units were built with another 20,000 units anticipated for 2015. An additional 20,000 units are in the planning stage for 2016. Thus over three years, over a decade’s worth of apartment houses may be built. Of course Denver is experiencing an influx of millennials because of its booming economy, but any slowdown may leave a glut in the apartment market.
In its latest quarterly analysis of the metro market known as the Apartment Perspective, Eric Karnes — JRES Director of Market Research — writes, “we see a strong possibility for deteriorating market conditions during 2015 and 2016.”
Skewed Numbers?
It is generally considered that if the apartment vacancy rate is below 5% it is an indication of an extremely healthy market for developers. But JRES raises doubts about the claims that the vacancy rate in Denver is actually under 5%. In reality Apartment Perspective says, “We believe that the metro Denver vacancy rate is more accurately in the 6-7% range rather than the estimated 4.9%.”
Stinging Analysis
In Denver the influx of younger residents or “millennials” benefits apartment demand, as does the rising demand for apartments by 
older “lifestyle renters” who no longer desire the responsibilities of property ownership. To some extent the number of college and university students also affects the market. In terms of younger renters, however, JRES says it is important to recognize that many are burdened by student loan debts and may not be making adequate salaries to justify renting some of the apartment units popular among developers.
An article in The Wall Street Journal in May indicated that continued high rent in cities like Denver is a result of the type of apartments being built. The article points out: “ [I]n some places, including Denver, Tampa, Baltimore and Phoenix, virtually all new apartment construction has targeted to high-end renters.” As a practical mat-
ter that means the developers of the high-end apartment complexes may soon be in a bind. The higher rents are necessary to pay the loans taken out to build the units and a downturn in the economy may result in a significant amount of bank foreclosures similar to what happened in Denver when the office building boom crashed in the 1980s.
But studio apartments, also called “efficiencies” by some, are returning as a popular unit type, especially in new upper-rental rate apartment communities. Many of these projects are oriented to younger residents who are attracted to urban locations and amenities, but prefer to live alone and do not need large apartments. Smaller “micro” apartments are popular in expensive cities such as New York, San Francisco and Seattle and are coming to Denver. One such project is Turntable Studios, recently opened in a former hotel near Sports Authority Field. There will be apartments at Turntable under 350 square feet but will cost over $1,000 a month to rent.
Demand Is Key
Overall, since upcoming supply is known, it now all boils down to demand. JRES recommends that buyers, sellers and renters maintain a healthy skepticism and carefully track employment growth. Even if there is a downturn in the apartment market, however, it should not last more than several 
years as long as the economy remains healthy and excessive development is avoided, JRES suggests.
James Real Estate Services, Inc. is a commercial real estate appraisal-advisory firm based in Cherry Creek. The firm offers a wide range of real estate appraisal services and products that help clients effectively analyze commercial and residential real estate assets and markets — as well as manage asset risk to realize asset value in a changing real estate marketplace. Information: 303-388-1100.
A Dozen Denver Apartments Open In 2015’s Second Quarter; Another In Glendale
A dozen new apartment complexes opened in Denver County during the second quarter of 2015 alone. Furthermore, Solana Cherry Creek — a new 341-unit development — just opened in nearby Glendale.
Apartments opening in Denver in recent months are:
Avenue 8 — Offering 163 units at 5805 East 8th Ave. by Rosemark Development Group in the Denver East.
Peregrine Place — A 65 unit complex by Catamount Properties at 4400 East Mississippi Ave. in Denver South.
Platt Park North — This is a 60-unit town home rental complex at 110 East Mississippi Ave. by Pando Holdings.
Steele Creek — The 12-story building at 3222 East 1st Ave. in Cherry Creek East is by BMC Investment.
Studio LoHi — Simpson Housing Group has opened this 114-unit complex at 2559 17th St.
