University & 1st Ave. Traffic Is A Signal For Changes At Cherry Creek West Project

by Valley Gadfly | Feb 19, 2024 | Main Articles

District’s First Ever Data Driven Study Of BID’s Growth Exposes Rising Congestion, Slowing Business, And Declining Quality Of Life

by Glen Richardson

Creek Car Congestion: District’s growth has had biggest impact at 1st Ave. & University. New Cherry Creek West project will worsen traffic problem, BID’s data analysis forewarns. Photo by Kevin J. Beaty/Denverite

One of the most dynamic business and residential areas in the Mile High City, development in Cherry Creek North has exceeded the 10-year forecast. The attraction of businesses and their office space needs, moreover, is accelerating the desire of certain businesses to relocate to the district from other areas of the city.

With the impressive growth has come traf­fic congestion, parking, and transporta­tion problems. The first ever data driven analysis of the Business Improvement District’s (BID) actual growth and development since 2012 has just been released. Study is being distributed to various RNO’s, neighborhood organizations, plus city agencies. Those with comments and concerns should contact their city councilman.

The analysis is the mastermind of retired longtime Cherry Creek resident volunteers David Steel, former President of Western Development Group; and Wayne New, former Denver District 10 City Councilman. The pair piloted the study because they care about the community and want to maintain the quality of life and success that all businesses and residents now enjoy. Furthermore, the business-residential leaders have more than 40 years of real estate experience in the U.S., Canada, and Europe.

Creek Data Analysis

Cherry Creek North’s growth has had the greatest traffic effect on 1st Ave., University, and surrounding neighborhood streets. The

Steel-New data analysis of the district emphasizes that fact and is key to recommendations they are making. Bottom line: The more difficult it becomes to move around the district, the less appealing it will become.

Albeit the pending Cherry Creek West development is planned on Cherry Creek Shopping Center property, it will have a significant impact on 1st Ave. traffic and its efficient movement through Cherry Creek.

The proposed 1,918,170-sq.-ft. develop­ment will create the highest grouping of high-rise buildings in the Cherry Creek area. More important to 1st Ave., the seven-building development will create 1,922 vehicle trips during the evening (PM) peak hour. That’s at an intersection that has already reached its maximum vehicle capacity according to traffic standards.

Building Toward Gridlock

West End Traffic Trap: Despite being on Cherry Creek Shopping Center property, massive Cherry Creek West project will add to gridlock at the 1st Ave. & University intersection.

Cherry Creek West development vehicle trips will only add to the present 1st Ave. traffic movement problems. In addition, the East West Partner’s Large Development framework document estimates that 3,000 new jobs will be added, increasing the vehicle trip counts.

Using the 2013 national standard ratios to calculate Cherry Creek West vehicle trips per evening (PM) peak hour, the number of vehicle trips was determined to be 1,922 trips for all three building uses.

Three of the seven proposed buildings will be devoted to residential use and will be required to abide by the City’s affordable housing requirements, which would reserve 10% of the units for low to moderate income households. The framework description lists the residential buildings as having 598 units.

Project Cutback Proposed

To reduce the traffic impact from Cherry Creek West, the study recommends the following changes to the development plans:

Reduce the building heights from the pro­posed 12-13-stories to 8-stories, which would be consistent with Cherry Creek BID Zoning. Change the numbers of proposed office buildings from four to three, and change the number of proposed residential buildings from three to four.

Since community residential space is need­ed more due to the number of existing and new office space developments, new mixed-use development should emphasize residential use. Increasing the residential square-footage will have a dramatic reduction in traffic volumes generated by the project. The vehicle trip standard for office use is approximately three-times the standard for residential use, and the standard for retail use is five-times the level of residential traffic trips. An estimated 713 traffic trips per evening (PM) peak hour should assist in lessening the traffic impact on 1st Ave. and University.

Parking-Valet Service

Additionally, the study urges the continued support of Cherry Creek North’s BID Zoning. The pair say the 2014 rezoning process was a productive, cooperative process that greatly enhanced the previous BID zoning to allow and promote greater development within its boundaries. They emphasize, however, that it is important to recognize the rezoning requirement be maintained in order to minimize future growth and mobility problems.

Short term, the value of a BID Parking Benefit District should be studied. Such a district would tie the economic benefits of performance parking directly to improving the quality of life in the immediate area. Residents and businesses are more receptive to such a district as the revenues are reinvested in the neighborhood. Additionally, the value of a Parking Benefit District should be considered. They reduce traffic congestion while increasing local sales tax revenue.

With parking difficulties identified in Denver Moves Cherry Creek as a major problem, Steel and New also suggest a centraliz­ed BID area for a paid valet service should be organized and tested. It would provide a convenient one-stop spot for customers and residents using cars to park and shop in Cherry Creek. They also believe the 2013 Development & Traffic Study be maintained on a timely basis to project future growth and needs accurately. Lastly, they urge a professional planner-traffic engineer be engaged by BID to update the study.

Clayton-Sears Site

District Data Duo: First ever data driven analysis of BID’s growth was created by longtime resident volunteers. They are from left, David Steel, former President of Western Development Group, and Wayne New, former Denver District 10 City Coun­cilman.

The Clayton-Sears development — the other Cherry Creek west-end development about to begin construction — is also expected to impact 1st Ave. traffic.

The site will feature 126,000-sq.-ft. of new four-story buildings plus ground floor retail space. An 867,000-sq.-ft. eight-story apartment building with 25 residential condominiums is planned above the existing Clayton parking garage.

Vehicle trip counts and traffic flow for the Clayton-Sears development will also have impact on 1st Ave. traffic flow. The project, moreover, will impact traffic on 2nd Ave., Columbine Street, and Clayton Lane. Fortunately, a large percentage of the project is devoted to residential use which produces fewer vehicle trips than retail uses.

Intersection Gridlock

How busy is the University Blvd. and 1st Ave. intersection? The Denver Regional Council of Governments (DRCOG) says it averages more than 50,000 vehicles every day. Moreover, DRCOG says the stretch of University Blvd. just south of 1st Ave. tallies more than 45,000 cars daily.

Overwhelmed by the traffic, commuters driving through the intersection contacted Denver7 Traffic Expert Jayson Luber in Sept. of 2023. The intersection traffic was “driving them crazy,” they told the reporter who has been with Denver7 since 2006 and reported traffic for KOA Radio prior to that.

The intersection supports cars traveling in multiple directions, Luber was told by the Denver Department of Transportation & Infrastructure (DOTI). Cars going through the intersection are turning in multiple directions and must also provide time for people to safely cross on foot, all in about the span of two minutes. Moreover, they emphasized the two minutes is divvied up between all the different movements at the intersection. The morning light timing, the city told Luber, is designed to allow for more traffic to flow heading into downtown and prevent backups on University Blvd. and Speer Blvd. It is just the opposite in the afternoons, with more time allotted for eastbound traffic out of downtown.

Link Provided To View BID’s First Ever Data Driven Analysis

The Chronicle has provided a link to the full data driven analysis of BID’s actual growth and development since 2012. Titled “Reinvesting in the Future,” it is a progress Report and Analysis on Cherry Creek Growth, Development, Traffic, and Impacts on 1st Ave. View the study at: glendalecherrycreek.com/wp-content/uploads/2024/01/Cherry-Creek-Analy sis-1-8-24.pdf.

New Chapter For Cherry Creek As Construction Commences Colossal Year

by Valley Gadfly | Jan 19, 2024 | Main Articles

Ten New Projects To Convert Cherry Creek’s 16-Blocks Into Colorado’s Top ­Urban Community By The End Of Decade

by Glen Richardson

Changing Cherry Creek: Here’s what architects- ­developers are ­proposing for the ­former Sears store site at 2nd Ave. & ­Adams. Demolition is set to ­begin April 1. ­Completion is ­anticipated as soon as the third quarter of 2025.

The push to build new office, retail, and apartment projects in Cherry Creek North as 2024 gets underway is unlike anything the district has ever seen. Construction is set to experience its best year on record, with developers launching 10 projects as the new year begins.

The latest construction boom, moreover, mostly ignores the $1 billion Cherry Creek West mall project, though it is inching closer to reality along University Blvd. Construc­tion at that site isn’t scheduled to start until at least the third quarter of 2024, with the first building not ready for occupancy until 2027. A gargantuan development, nonetheless, authorities say the project will create 50% of new Cherry Creek Valley jobs and 30% of new households through the year 2040.

This year’s construction ricochet will like­ly push the district into becoming the new epicenter of the Mile High City, as downtown continues to struggle. For several years now, companies have established offices or headquarters in Cherry Creek, increasingly solidifying the district as the Mile High City’s hub.

Mixed Use Move

As businesses add more space along the district’s 16 blocks, this much is clear: Once simply a shopper’s haven, developers are converting the neighborhood into a live, work, and play destination. Moreover, due to crime and homelessness issues downtown, more travelers are choosing to stay in Cherry Creek-Glendale hotels.

While more of a mixed-use district, the area nevertheless has developers once again adding retail space to the latest Cherry Creek projects.

The district’s thriving office market, as ex­­pected, remains one of the nation’s best. The latest construction trend suggests an in­­crease rather than slackening in office demand.

Schnitzer Eight-Story

Swift Schnitzer Start: Expected to be completed by the third quarter of 2025, Schnitzer West, LLC, broke ground at 201 Fillmore on this eight-story building on Nov. 4, 2023.

Schnitzer West, LLC, broke ground back on Nov. 4, 2023, at 201 Fillmore on an eight-story building it expects to complete by the third quarter of next year (2025).

The building’s 130,000-sq.-ft. of office space on seven floors will house one of Colorado’s largest independent oil and gas firms. Antero Resources is currently headquartered near Union Station on Wynkoop St. The 8,600-sq.-ft. of ground floor retail space will feature a restaurant, plus another eatery is tentatively taking the rooftop terrace.

The development will have five levels of below-grade parking, with 250 spaces for office and retail use. There will be secure loading docks for tenant’s use.

Scraping Sears Site

One of the largest and definitely Cherry Creek’s longest anticipated, demolition of the Sears Building at 2nd Ave. & Adams is set to begin April 1. The site will be replaced with a blend of office and retail spaces in a five-story package. Like the 201 Fillmore project, completion is probable by the third quarter of 2025 albeit more likely by year’s end. The 90,000-sq.-ft. site will feature a mix of masonry, steel, and glass.

With the Crate & Barrel building, size of the parcel totals 9.4 acres. According to plans, the Crate & Barrel building will be demolished down to grade level, though the parking garage will remain. It will be re­placed with a new five-story mixed-use res­idential-apartment building. BMC Investments CEO Matt Joblon is working with Crate & Barrel on relocation to a new temporary or permanent space, possibly within the site.

Broe Building Bulge

Broe Buildup: In addition to launching an eight-story office project on Clayton this month, Broe wants to demolish its 10-story 50 S. Steele St. office site and build this 12-story, 378-unit apartment building with ground floor retail.

Broe Real Estate Group — the multi-billion-dollar developer headquarters on Clayton St. in Cherry Creek — is beginning the second phase of its office redevelopment project by launching an eight-story, 175,000-sq.-ft. mixed use office project at 250 Clayton. Completion is anticipated in early 2026. Tenants will have access to floorplates as large as 27,000-sq.-ft. The site will also include retail space. Broe plans to later demolish the parking garage and building at 252 Clayton St., and build another seven-story office building there.

Broe has also asked to demolish the site of its 10-story office building at 50 S. Steele St. They seek to build a 12-story, 478-unit apartment complex with ground floor retail across from the eastern end of the Cherry Creek Shopping Center.

As 2023 closed, Broe purchased the 587-unit Seasons of Cherry Creek apartment complex on E. Ellsworth Ave. One of the largest real estate transactions in Cherry Creek history, Broe paid $225 million. The 480-unit complex is spread across three buildings on 5.2 acres.

Betwixt & Between

Plotting to build on every plot, Alpine Investments will erect a mixed-use office- retail building on a 0.57-acre site at 2645 E. 2nd Ave. between the Cherry Cricket and the Clayton Hotel & Members Club.

Development of the site will require the demolition of the one-story rear portion of the Cherry Cricket, where restrooms are located. The front of the restaurant building along E. 2nd Ave. will remain. The office building will include three levels of below-grade parking plus ground-floor retail space.

The two-story portion that currently houses Cherry Creek Tailoring & Alterations and cocktail bar Forget Me Not, however, will be bulldozed.

More From BMC

Major Housings: BMC Investments is building an eight-story major league apart­ment complex at Milwaukee and 3rd Ave. The structure will feature 30,000-sq.-ft. of ground floor retail.

In addition to the Sears building site, MBC Investments is breaking ground on two projects along Milwaukee Street as 2024 begins. One of Cherry Creek’s most active-successful developers, BMC is adding a seven-story mixed-use project at 242 Milwaukee St. It will feature 84,000-sq.-ft. of office space and 10,000-sq.-ft. of retail plus 202 parking spaces.

On the corner of 3rd Ave. and Milwaukee, an eight-story apartment structure is being erected. It will have 156 luxury units plus 30,000-sq.-ft. of ground floor retail. Being designed for those seeking a moderate-sized floorplan, units will average 885-sq.-ft. The site will include studios, junior one-bedrooms, and two-bedroom plus den units.

A rooftop pool, outdoor grilling area, fire pit, and dining area are planned. More: Sauna, co-working areas, meeting rooms, and bike repair shop are included. A resident lounge and parking garage will also be built.

A Pair On 2nd Ave.

Cricket Or Not: Alpine Investments is erecting this office-retail building on an 0.57-acre site between the Cherry Cricket and the Clayton Hotel & Members Club at 2647 E. 2nd Ave.

Residents have come to expect Cherry Creek to be in constant change. However, that hasn’t been the case for a trio of projects a block apart on the south side of 2nd Ave. For at least two — at 2nd and Steele and 2nd and St. Paul — construction is set to break ground. A lot directly east of the Cherry Creek Grill at 2nd and Adams has sat empty for two years. Owned by Bow River Capital’s Blair Richardson, it was first proposed as offices and later a five-story condo site. Construction remains unlikely.

Directly across Steele Street from the Grill, where Patxi’s Pizza closed a year ago and Bloom by Anuschka does business, a five-story, 37 condo development will be built. The $50-million project will have 3,532-sq.-ft. of ground-floor retail and 4,360-sq. ft. of restaurant space. There will also be a 75-space underground garage.

A block further west at 190 St. Paul St. —where Italian restaurant Piatti has sat empty since Christmas of 2021 — a five-story, 272,000-sq.-ft. condo project will be built by luxury brand Waldorf Astoria. The site will have a 5,360-sq.-ft. restaurant and 3,532-sq.-ft. of retail plus a 70-space underground parking garage.

Space On Cook

Dallas-based Mill Creek Residential is breaking ground on a six-story, 110 Apartment complex on the southwest corner of 2nd Ave. and Cook Street (155 & 165 Cook St.). The structure is replacing a pair of three-and-four-story office buildings. Completion is expected in early 2025.

Rough Road Ahead

The impressive growth proposed and promoted with Cherry Creek’s latest developments is certain to create transportation, traffic congestion, and parking problems. Residents living in the neighborhood care about the district’s future, and want to maintain the quality of life and success they now enjoy.

The attraction of businesses and their office space needs has accelerated the desire of certain businesses to move to Cherry Creek from other areas of the city. Actual develop­ment has already exceeded the 10-year forecasts.

Next month the Chronicle will look at Cherry Creek’s first major analysis of BID’s growth and development. The report offers tough recommendations that need to be made before it is too late to make a difference.

Look, Love, Leap: Valentine’s Lineup List

by Valley Gadfly | Jan 19, 2024 | Main Articles

Here’s Your Leap Year Formula For ­Finding Fun, Friendship, And Love In Unexpected Places

 by Glen Richardson

Canine ­Companion: Snoopy, the pet dog of the hapless Peanuts character in the ­Charlie Brown ­comic-strip, is the most beloved ­character in the history of comics.

Valentine’s Day is the holiday to express your love, whether with your significant other, best friend, your kids, or anyone else. Begin the month preparing to celebrate the most romantic day of the year, February 14th — Valentine’s Day!

In case you hadn’t noticed, 2024 is a leap year. Oh yeah, baby, one extra day on February 29th! Leap Year has a rich history with romance.

Folklore suggests the tradition began in Ireland in the 5th century, with a deal brokered between St. Brigid of Kildare and St. Patrick. Or maybe it was in 13th Century Scotland, when Queen Mary established a law that women could propose to any man they liked during a leap year, with refusal being allowed only if the man was already engaged.

Regardless of its origin, it’s a big deal in Denver nowadays. To fan the feelings of your buddy, beau, sidekick, or soulmate here’s the Chronicle’s V-Day guide to loving things to do:

Love Menagerie

This February the Denver Zoo is going wild, celebrating Valentine’s from February 3 to 14, by offering a limited number of half-off daytime admission tickets and showering the Zoo with love …including exclusive Animal Experiences plus themed Valentine’s Day treats.

Long Lasting Love: Take your love to this year’s Denver Botanic Garden’s Orchid Showcase. A symbol of love, luxury, and beauty, it’s perfect way to celebrate the holiday.

On Valentine’s Day, there’s a Singles’ Safari — the first ever — with yard games and tons of swipe-right snacks. Animal Experiences, a photo station, seasonal craft cocktails, and à la carte eats are featured.

Also offered on the 14th is a four-course dinner in the Komodo Room of Tropical Dis­covery, the Zoo’s indoor rainforest. Attendees will enjoy a prix fixe meal of four chef-crafted courses, including exclusive Wild at Heart Animal Encounters. Information: 720-337-1400.

Grow Your Love

Worth more than a carnation, more elegant than a rose, and symbolic of life, love, and happiness, treat your love to the Denver Botanic Garden’s annual Orchid Showcase now through Feb. 19. Symbolizing romantic feelings and passionate relationships, it is the picture-perfect way to express your love. You’ll see hundreds of exotic blooms, including rare orchids. Open in the Orangery from 9 a.m.-5 p.m., the Showcase is included with admission. More: Supplies of Fantasy O

Perfect Pairing: A little red wine makes the ultimate Valentine’s Day beverage. Try a rose sparkler for added panache, the acidity keeps the mood uplifting and flirty.

rchids will be on sale Feb. 3, 10, and 17, 9 a.m. to 3 p.m.

You can also celebrate the month of love by joining the Botanic Garden’s captivating Love Potions from the Vine Tour, Feb. 11-14. Escape the winter chill in the Boettcher Memorial Tropical Conservatory with this tour of purported aphrodisiacs and learn the secret romantic lives of tropical plants.

Finally, flowers and plants are used year-round to send messages of love, happiness, and joy. Children and families can decorate a Valentine display to share with loved ones this month during the Garden’s Make & Take Garden Valentines. You’ll learn how using a variety of dried natural plant parts and crafting items. Space for children and grownups to create together is provided along with supplies. You and your family pro­vide the ideas and creativity. Information: 720-865-3500.

Lyrics Of Love

Music Magic: Music is an ideal Valentine’s Day option this year. Among the toe-tapping options is Swallow Hill’s annual Dakota Blonde Valentine’s Day Show, Feb. 10. Photo by Sandy Reay

Music doesn’t stimulate lovey-dovey feelings in everyone, but it can sure make you swoon. Every couple has a song. Love and music are two lights of one candle. Music portrays feeling through melodies, rhythms, tunes, and lyrics. Here’s the Chronicle’s playlist of Valentine concerts, shows, singing, comedy, and dances:

For an upbeat, rhythms & blues start to the month, swing to the beat of the Motown Valentine’s Day Concert with the three MoMezzos at Dazzle Feb. 8, 6:30 p.m. The powerhouse trio feature music from Motown and beyond and take guests on a musical journey through favorite love songs. Information: 303-839-5100.

For toe-tapping, up-tempo entertainment, don’t miss Swallow Hill’s annual Dakota Blonde Valentine’s Day Show in Daniels Hall Feb. 10, 8 p.m. Part bluegrass, part acoustic rock, their musical sound, humor, and stage presence will have you falling in love. Information: 303-777-1003.

Piano-Violin duo perform a Romeo & Juliet candlelight concert at Trinity United Methodist Church on Broadway Feb. 9, 6:30 & 9 p.m. Information: 303-839-1493.

Head Over Heels: A love affair between taste and tradition, the Monaco Inn Restaurant is offering three specials with dessert or glass of Prosecco on Valentine’s Day, 5-9 p.m.

Chicago jazz singer Elaine Dame entertains on Valentine’s Day, Feb. 14, at Dazzle with the Annie Booth Trio, 6 p.m. and 8:30 p.m. Information: 303-839-5100.

To see an unforgettable comedy sing-along, take your love to dinner during the V-Day Dueling Piano Show at Fortissimo Feb. 14, 7 p.m. Information: 720-789-5280.

For a romantic musical show, attend the Feb. 14 Candlelight Concert at Wings Over the Rockies Air & Space Museum, 6:30 & 9:15 p.m. Information: 303-360-5360.

To spice up your life, see the burlesque, aerial acts, singing, and comedy at Clocktower Cabaret’s Feb. 14 Cupid’s Delight, 7:30 p.m. Information: 303-293-0075.

Dance the night away to live music dur­ing the Shroomski Valentine’s event at Ironworks on Larimer St. Feb. 15, 7-11:30 p.m. Information:720-946-7721.

Or, consider sending a singing telegram to your love at home or a Valentine’s dinner. Orange Peel Moses delivers awesome performances. Information: 303-931-8466.

Love Of Food

Flaming Foster: Jimmy’s Jersey Street Café, a cozy Mayfair gem, is an ideal V-Day dining spot. The piece de resistance is the Bananas Foster for two, flamed table side.

To wine and dine your darling this Valentine’s Day, the Mile High City’s best choices remain resolutely local at heart. Slick chain eateries in new developments may bring crowds, but neighborhood restaurants foster a sense of togetherness featuring incredible cuisine in unique and distinctive spaces with cozy character. Tuck into one of the Chronicle’s three top choices:

Jimmy’s Jersey Street Café — a quaint neighborhood eatery in the Mayfair neighborhood at 932 Jersey St., eatery serves tasty Italian fare and seasonal entrees. A little gem of a restaurant with an exceptional menu and beautifully presented food. If you like Italian food, great service, and being treated like you are appreciated, go to Jimmy’s

for Valentine’s Day. The piece de resistance is the Bananas Foster for two, flamed tableside. Information: 720-328-9481.

Monaco Inn Restaurant has been serving in the Monaco Square at 862 S. Monaco St. Parkway in the Washington Virginia Vale neighborhood for more than 30 years. Owned and run by Emmanuel Tsikoudakis and Chef Terry Vaidis, the restaurant of-

fers both Greek & American cuisine. Long known for its holiday service, Valentine Specials are offered Feb. 14 from 5 to 9 p.m. Choices include New York Steak with Deep Fried Shrimp, Lamb Chops with Grilled Shrimp, or Grilled Salmon. Choice of Dessert or Glass of Prosecco included. Regular menu is also available. Information: 303-321-1104.

Shells & Sauce is a jazzy little trattoria serving classic-creative Italian-American fare in the heart of Congress Park. The cozy neighborhood restaurant at 2600 E. 12th Ave. serves a variety of home-made lasagna, meat, and fish, plus other entrees. Boasting an extensive wine list to pair with anything you and your Valentine choose, there are delicious dessert options to top off your special evening. Whether you sit on the rooftop or in the main dining room. the service is great. Information: 303-377-2091.

Runaway-Love

If running is your love language, race to this year’s Valentine’s Day 4 Mile at Washington Park Feb. 11, 9 to 11 a.m. Information: 720-838-6185.