by Mark Smiley | Dec 17, 2018 | General Featured
Revenue, Cost, Liabilities Not Fully Accounted For; City
Pays From Agency Funds Rather Than Workers’ Comp
According to a new audit released in late October by Denver
Auditor Timothy M. O’Brien, CPA, the city is not reporting up to 10% of its
workers’ compensation costs — approximately $3 million during the three-year
audit period — in the proper fund. More: Because the actuaries do not have all
the cost information, some of the liabilities associated with workers’
compensation are not recorded at all.
“The city should account for all workers’ compensation costs
in the designated fund, so we know what the self-insured program is actually
costing the people of Denver,” Auditor O’Brien makes clear.
State law requires employers to provide medical care and
treatment needed at the time of the injury or occupational disease and during
the disability. The city’s workers’ compensation activity is accounted for
primarily in a dedicated fund.
Salary Deemed Benefit
However, the audit found revenues, costs and liabilities are
not fully accounted for in the dedicated fund. Specifically, salary
continuation costs are not paid out of the dedicated fund. Instead, these costs
are paid directly by the agency without recording all related liabilities in
any fund.
Salary continuation is when the city provides paid
disability leave to eligible employees if the employee has a disability due to
an on-the-job injury or disease and is unable to perform the duties of the
position or any other position. Salary continuation begins after an employee
misses three days and files a workers’ compensation claim.
The city considers salary continuation to be a benefit and
pays for it out of individual agency funds rather than the Workers’
Compensation Fund. This matters because it means the city is underreporting the
total cost to the city of workers’ compensation in the city’s Comprehensive
Annual Financial Report. The city has agreed to add disclosure of salary
continuation costs and related liability to the 2018 financial statements.
Lacks Formal Plan
The city also lacks a formal strategic plan process for the
workers’ compensation program. Without comprehensive and targeted measures tied
to well-documented strategy, the city cannot determine if the self-insured
program is cost-effective and achieving strategic goals. More evaluation of
different workers compensation models could help ensure that the city has
identified all available cost savings opportunities.
“While the program’s performance has improved in many
aspects, the city is not fully analyzing the total cost of the workers
compensation program,” Auditor O’Brien said. “Without reviewing performance,
how can the city know it’s getting the best deal? Reducing unwarranted costs is
a primary goal.”
Finally, the balance policy for the city’s workers’ comp
claim fund does not match the actuary’s recommendation. The city uses a
third-party firm to calculate the fund’s liability and to make a recommendation
on how much above that liability the city should be able to pay due to the
uncertainty of claims. The workers’ comp fund has a target funding range $1
million below the actuary’s recommended level.
Puzzling City Decision
Auditor O’Brien questions this decision because the city has
more funds on hand than the recommended levels, but the agency disagrees and
chooses not to consider a policy to require the funds stay at the recommended
level.
“Given that the funding levels have greatly improved, I find
it puzzling for the city to have more money on hand than needed but not
consider making it policy to keep at least the actuarial recommended amount
available,” Auditor O’Brien said.
The audit also found room for improvement in updated polices
and in efficiency and effectiveness of the risk management information system.
City’s Watchful Eye: Denver City Auditor Timothy M. O’Brien,
CPA, is the watchdog keeping Denver business dealings straightforward and
trustworthy. His latest audit just released reveals the city is not reporting
up to 10% of its workers’ compensation costs — approximately $3 million during
the three-year audit period — in the proper fund.
Workers’ Comp Costs: City considers salary continuation to
be a benefit and pays for it out of individual agency funds rather than the
Workers’ Compensation Fund.
Paid Disability Leave: Salary continuation begins after an
employee misses three days and files a workers’ compensation claim.
by Mark Smiley | Nov 19, 2018 | General Featured
Denver Landmark Holds Retirement Sale
Holiday shoppers will find bargains galore at Le Grue’s flower and Christmas store. LeGrue’s has been a must see decorating destination for 40 years at 476 South Broadway in Denver. The expansive store has one of the largest galleries of artificial Christmas trees in the area and has every style of holiday lights and decorations you could imagine.
But the owners are retiring after receiving an offer to purchase the building that was too good to pass up. That’s resulting in a new adventure for them and great deals for shoppers.
You will be able to find high quality artificial Christmas trees and decorations as well as silk flowers and plants. Le Grue’s also offers antiques and unique gifts. And everything in the store is for sale at huge discounts, as much as 50% off or more. “Everything must go,” the owners explain. They expect it will go fast and suggest people stop by and check it out sooner rather than later.
LeGrue’s owners say their customers and business neighbors have become their friends over the years and they say a special “Thank You” for all the support and great memories. “Le Grue’s has been an amazing journey,” they say. “And we are looking forward to new possibilities, adventures and beginnings.”
Le Grue’s is centrally located at 476 S. Broadway in Denver. The retirement sale is underway and will run through the beginning of the New Year.
Denver Landmark Closing: Le Grue’s, a shopper’s destination for 40 years on South Broadway, is closing its doors and holding a retirement sale.
by Mark Smiley | Oct 24, 2018 | General Featured
Despite Colorado Center’s Classy Transit Connection New Adjacent Development Is Creating Corridor Sprawl
by Glen Richardson
“Ride the Rail to reduce traffic, air pollution and lower your stress.”
Washed Up: This self-service carwash site has sold for $767,000 and is the location of a proposed second apartment complex on Colorado Blvd. Construction is expected to start early next year with completion in 18 months.
Traffic Trouble: The Millennium Colorado Station apartment complex under construction at Colorado Blvd. south of Evans is already creating traffic gridlock.
Millennial Map: Millennium Colorado Station’s massive development stretches along Colorado Blvd. to Warren Ave. and extends east from Colorado Blvd. to Ash St.
It is at the Colorado Center more than anywhere else that Denver seemed to be getting transit right. The 13-acre office, retail and entertainment complex features a Light Rail Station, FasTracks, CarShare and an $8 million bike-pedestrian bridge across I-25. As a transit-oriented development (TOD), the venture east of Colorado Blvd. and north of Evans Ave. initially seemed to be the Valley’s perfect transit project.
Wrong: TOD’s “evil brother,” transit-adjacent development (TAD) is literally taking over the adjoining neighborhood with a gargantuan development somewhat close to the Center’s transit, but not oriented to transit. Unfortunately in a city/county where developers have the final say, far more TADs than TODs are popping up along the Valley’s transit line. At nearly every station on any given line, you’ll find, at the least, clumps of new-fangled apartments and more often than not, fresh fast food chains and novel businesses.
Developer Deal
Being promoted as Millennium Colorado Station the new development is a colossal 580,000-sq.-ft., 350-unit apartment complex under construction a block south of Evans Ave. That’s in spite of the fact Colorado Station’s “General Development Plan” approved by the Denver Planning Board in 2006 clearly stated: “Development is to be concentrated closest to the station with a decrease in intensity in adjoining nearby neighborhoods.”
Exploding on the east side of the heavily traveled traffic thoroughfare, the project stretches south along Colorado Blvd. to Warren Ave. A moneymaking way for the developers to leverage the potential of transit-oriented developments without any of the costs, the sprawling project extends east from Colorado Blvd. to Ash St. Furthermore, the apartment complex is likely to charge a premium rate claiming it is along transit routes.
Houston-based The Dinerstein Companies ac
Colorado Center Class: The Master Planned transit-oriented Colorado Center will have this retail “Main Street” section plus a residential tower with 189 apartments, 80 lofts.
quired the old Criterion Shopping Center that later housed the Amish Furniture Gallery at 2154 S. Colorado Blvd. in the summer of 2017. The firm also purchased two adjacent homes on Ash St. where they began construction a year-ago September. Los Angeles real estate investment firm CityView is a partner in the project. South Broadway-based the Cuningham Group Architecture, who is designing the monster structure, describes it as, “a clean, modern design with a diverse mix of materials, including stucco, wood and metal.” Amenities will include a pool, wet deck, cabanas and outdoor kitchen. There will also be a fitness center, game room, bike room and pet spa. Completion of the project is anticipated for the second quarter of 2019.
About The Area
The median real estate price in the E. Evans and South Colorado Blvd. area is $1,264,045, which is more expensive than 99% of the neighborhoods in Colorado. The average monthly rental price is currently $1,925, based on NeighborhoodScout’s exclusive analysis. That’s higher rent than in 68.5% of the state’s neighborhoods.
Neighborhood real estate is primarily made up of small (studio to two bedroom) or large (four or more bedroom) single-family hom
Beauty & The Beast: Huge complex being crammed into area southeast of Colorado and Evans has replaced some businesses and homes while creating concerns for others.
es and apartment complex — high rise apartments. Many of the residential homes are older having been built between 1940-1969. A number of residences, however, were built from 2000 to the present.
The home and apartment vacancy rates are 10.7% in the area of E. Evans and S. Colorado Blvd. According to the NeighborhoodScout analysis, that rate is lower than 40.9% of the neighborhoods nationwide. The analysis indicates this is approximately near the middle for vacancies nationally.
About Center, Station
Centrally located between downtown and the Denver Technology Center, the premier transit oriented development has long been the home to a Dave & Busters plus Colorado Center Stadium 9 & IMAX.
There are now three Class A Office Buildings on the site. The recently finished 400,000-sq.-ft. Tower III completed the office component of the project. Following Denver-based Tryba Architects Master Plan, there is more than one million square feet of additional development that will include a 205,000-sq.-ft. residential tower that will house 189 apartments and 80 loft-style units plus a fitness center. Also in the plans is a new, 24-hour retail “Main Street” section.
Colorado Station is a side-platform light rail station operating as part of the E, F, and H Lines. Opened in November 2006 it now boasts 5,600 boardings and arrivals each day. Surveys show that 2% bike, 43% walk to transit and the balance drive to the station. There is an RTD Park-n-Ride lot two blocks east of Colorado Blvd. Located at 4401 E. Evans Ave. it holds approximately 400 cars.
What’s Ahead?
As cranes loom over the Colorado Blvd. skyline south of Evans Ave. residents and businesses are asking what will their neighborhoods become? The answer can likely be found surrounding RTD’s Evans Station, a light-rail station further west on Evans Ave. that opened in July 2000.
A TAD Too Much: Projects such as this gigantic complex going up on Colorado Blvd. south of Evans leverage the potential of transit-oriented developments without the costs.
There developers have requested permission to build up to eight floors at 2065 S. Cherokee St. in the Overland neighborhood. The 0.7-acre site is just northeast of the Evans Station, a site that has seen several apartment buildings sprout up. The latest zoning request would allow for a project similar to the Encore Evans Station, a 224-unit apartment complex that recently opened.
Some may see it as gentrification, but intensive development with new apartments crammed in alongside or replacing businesses and historic homes appears to be the future of light-rail in Denver. With the city’s encouragement, neighborhoods can expect more and more “evil brother,” transit-adjacent development (TAD) projects hopping on the “light rail gravy train.”
A TAD More Apartments Coming To Colorado Station
A developer has submitted plans for a second apartment complex adjacent to the massive 350-unit Millennium Colorado Station going up on Colorado Blvd. Developer Austin Schmidt wants to build a five-story apartment building that would be surrounded by the enormous project under construction.
The latest transit-adjacent development (TAD) is at the 0.28-acre site of a self-service carwash that has been on the E. Warren Ave. site for at least a dozen years. Schmidt and silent partners paid $767,000 for the lot.
Schmidt admits proximity to the light-rail station two blocks north is what attracted him to the site. The five-story project would have 52 studio, one and two bedroom units. Parking would be on the floor and basement levels. The developer expects to break ground early next year with construction completed within 18 months.
by Mark Smiley | Oct 2, 2018 | General Featured
Well-Established Retirement Community Brings Contemporary New Look To Southeast Denver
by Julie Hayden
Best Meals In Town: The Dining Room at Springbrooke Retirement Community has a brand new decor but the same great dining experience Springbrooke is known for.
Springbrooke Retirement Community, southeast Denver’s well-established retirement community, that’s who!
The multi-million-dollar renovation speaks volumes, as the community’s local owners, Michael Opatowski and Stephen Elken, believe their residents deserve the very best. In addition to quality health care, restaurant style dining, a full calendar of activities and a magnitude of other amenities that their residents enjoy, they know that re-investing in their building is very important. “We’re always striving to be the leader in the senior housing industry, and when I’m in Springbrooke weekly and talk with our residents and hear how happy they are then I know we have done our job,” says owner Michael Opatowski.
Springbrooke Retirement Community is conveniently located in central Denver near Leetsdale and Monaco.
The 142-unit community offers a lifestyle for everyone, including In
Multi-Million Dollar Renovation: Residents and family members at Springbrooke Retirement Community give rave reviews to the all-new look in the main Living Area.
dependent Living, Assisted Living and the newly remodeled Memory Care unit. Springbrooke also offers outpatient Occupational Therapy, Speech Therapy and Physical Therapy onsite.
Residents rave the “facelift” is gorgeous. Each apartment boasts brand new cabinets and lighting and features new granite counter tops and carpet. You notice the new décor as soon as you walk in the door, as the Entry, Living Room and Bistro are also newly remodeled. The Library, Dining Rooms, Fitness Center and Serene Courtyard also have a wonderful new look.
One thing that hasn’t changed is the excellent dining experience. Opatowski and Elken have owned Springbrooke Retirement Community for almost 10 years and their amazing chef, along with other upper level management and staff members have been part of the Springbrooke community from the beginning.
Relaxing And Restful Serene Courtyard: In addition to spectacular mountain views from apartment balconies, Springbrooke Retirement Community offers a beautiful courtyard for all to enjoy.
The delicious meals are just one thing that sets Springbrooke Retirement Community apart.
Residents and family members truly appreciate that Springbrooke is locally owned and operated. The building offers spectacular mountain views and there are balconies off every apartment.
Opatowski adds, “Longevity of our staff is also an anomaly and differentiates us. Our Executive Director, LPN, Activities Director and Culinary Chef have been with us since we opened the doors 10 years ago.”
The owners invite all to stop by Springbrooke Retirement Community. “Sit in on a lecture, have a cup of coffee in our Bistro, enjoy a lunch and spend a quiet moment in our Serene Courtyard. We’re proud of our ‘facelift’ and happy to show it off.”
by Mark Smiley | Aug 24, 2018 | General Featured
(BPT) – Dreaming of an Italian vacation? You can experience the country’s stunning, ancient and romantic regions without even leaving home. The wines of Italy embody the heart and soul of the country itself, being a part of the land, the air and the water of the regions in which they’re grown.
Letting the vineyards be your guide, you’ll travel from the Tuscan coast to the Adriatic’s long, sandy beaches, to the black and rich slopes of an active volcano. You’ll marvel at Sicily’s crystal blue waters and be awed by Campania’s storied past. You can even learn about some dedicated winemakers along the way.
Invite your friends for a backyard wine tasting on a balmy evening, open up these Italian whites, and enjoy their not-commonly-known varieties accompanied by light, Italian fare. Buon viaggio!
Ca’Marcanda Vistamare: The playful name of this wine, which means “sea view,” was inspired by the Tyrrhenian sea breeze, the sun and the cheerful, lighthearted outlook of the Tuscan coast. Coastal innkeepers would use “vistamare” to entice hotel guests, even if their rooms only offered a limited view of the Mediterranean. The vineyards used for Vistamare actually enjoy a panoramic view of the Tuscan horizon, and their grapes are gently touched by the salt air and brilliant colors of the Tuscan sea.
Vistamare is fresh and light on the palate, with notes of bergamot, pear and nectarine. Then it shifts toward a more mineral and spicy character, with notes of flint, rosemary and saffron. The wine gets riper in the finish with hints of mango.
Terlato Vineyards Colli Orientali del Friuli Friulano: Travel to Northern Italy’s Friuli region, where mountains overlook the Adriatic Sea, its coastline dotted with lagoons and long sandy beaches. Friulano is the predominant wine here because of the ideal growing conditions for this indigenous varietal. This Friulano comes from very old vines located on Estate vineyards at 1,050 feet above sea level, with cool nights and warm days, ideal for producing wines with excellent acidity and elegance.
Attention to detail gives the wine floral aromas with distinct pear and almond notes, and a creamy, full-bodied texture.
Anselmi San Vincenzo: Grown in the Monteforte area within the Veneto region of Northern Italy, San Vincenzo vines are planted on 110 acres of volcanic tuff and limestone. Veneto is encircled by Lake Garda, the Dolomite Mountains and the Adriatic Sea. Imagine floating down the Grand Canal in Venice, and seeing Juliet’s balcony in Verona before finding a cafe where you can sip this delicious wine of the region.
San Vincenzo is medium bodied and fruit forward, with a clean, dry finish and scents of minerals, lemon, lime and melon.
Alta Mora Etna Bianco: Travel south to Sicily, the largest island in the Mediterranean Sea, where these grapes are grown and harvested on the slopes of the active volcano, Mount Etna. The soil is black, fertile and dynamic, and the name Alta Mora translates to “tall, black,” representing the great heights of the vineyards on the mountain and the dark, black volcanic soil.
This wine is a slight nod to Sauvignon Blanc in style. It’s fresh and fruity, with great minerality, and a classic match for seafood dishes. It’s easy to imagine sipping it while gazing out onto the Mediterranean’s crystal blue waters.
Feudi di San Gregorio Falanghina: This vineyard is in Sorbo Serpico, a tiny village in Campania’s Irpinia region, near Mount Vesuvius. The area, with its numerous castles and fortresses, has ancient roots, and has been a transit land between the Tyrrhenian and Adriatic seas. Named after the method of vine cultivation in Sannio at the end of the Roman Era called Falangs (“poles”), this Falanghina is ideal as an aperitif. It can also accompany various types of appetizers, plates of simple fish and vegetables as well as fresh cheeses.
Floral notes like white blossoms and delicate apple and pear float through the air as you sip this medium intensity wine, which is crisp with hints of spice, light almond and a slightly bitter orange peel character.
Let these wines bring the beauty of Italy to your table tonight. Cincin!
by Mark Smiley | Jul 20, 2018 | General Featured
New Condominium Development Enjoying Strong Interest, Scheduled For November/December Completion
by Julie Hayden
Monaco 155 At Crestmoor Heights: Forty-one low maintenance condominiums include great views of Crestmoor Park, upgraded interior finishes, expansive floor to ceiling windows and underground parking.
Monaco 155 at Crestmoor Heights is one of the newest additions to Denver’s Crestmoor neighborhood and is announcing pre-sales of 41 low maintenance condominiums with starting prices as low as $340,000. The development is located at 155 South Monaco Parkway near Crestmoor Park. The new condominiums are the latest addition to the Crestmoor Heights development, which Community Manager Christine Sheldon says has enjoyed “tremendous success.” The project includes the construction of Cedar Avenue, 25 townhomes. These townhomes were priced from $600,000 t0 $750,000 and sold out within 11 months of their launch.
“There are many people who want to own a condominium in Denver, but prices in the new developments are skyrocketing and not attainable for most,” says Peter Kudla of Monaco 155. “Our condominiums are more reasonably priced and provide a boutique style of living in a great location.” He adds, “Monaco 155 is the perfect option for people who want a comfortable place to live in a community setting, without a lot of unnecessary added amenities and expenses.”
The condos at Monaco 155 are priced from $340,000 to $550,000 and include one- and two-bedroom residences. They range in size from 700 square feet to 1334 square feet. Some of the design features include great views of Crestmoor Park; expansive floor to ceiling windows, underground parking, elevator access, Kitchen Aid appliances and upgraded interior finishes.
“These are the perfect condominium homes for people who want to be connected to family, friends and traditions while living in a quiet, established Denver neighborhood, with easy access to life’s conveniences,” says Sheldon.
New Condos: Monaco 155 at Crestmoor Heights delivers comfortably priced condominiums alongside Crestmoor Park.
The project, which is in the former Mount Gilead Church parcel, was challenged by neighborhood groups objecting to the City’s zoning change that allowed the development. Neighbors were concerned about density and traffic issues, but the City Council voted to allow the development and a follow up lawsuit was unsuccessful. [See Chronicle p. 1, March, July and August 2015.] Crestmoor residents now say they want the project to be the best it can be.
Delivery at Monaco 155 is expected in November and December and Sheldon says, “We’re actively selling residences right now and this is the perfect time to purchase as we are offering pre-sale pricing and up to $8,000 in builder incentives.” She encourages people, “Call us to schedule your personal hard hat tour today!”
The Crestmoor Heights sales center is located at 185 South Monaco Parkway. You can get more information by calling 720- 840-0484 or www.crestmoorheights.com.
