by Charles Bonniwell | Oct 18, 2024 | Main Articles
Split Decision After Millions Spent And No Fine
by Charles C. Bonniwell
Another Defeat: Mohammad Ali Kheirkhahi one of the principals of MAK faced another defeat when the IEC declined to fine Mayor Mike Dunafon in the case MAK brought against him a decade ago in the IEC.
After a decade and millions of dollars spent, the Colorado Independent Ethics Commission (the “IEC”) has finally rendered a decision concerning a February 3, 2015, Glendale City Council meeting. The IEC ruled in a split decision that Glendale Mayor, Mike Dunafon, violated Colorado law when he failed to publicly announce at that meeting and two subsequent council meetings that his girlfriend of 15 years, Debbie Matthews, was his girlfriend, notwithstanding the fact everyone in Glendale and at the meeting already knew that fact.
The Council Meeting
Ms. Matthews had presented a development site plan for a marijuana dispensary next to the nightclub Shotgun Willie’s to the Council. She was the majority owner of both businesses. The IEC found that Mr. Dunafon did not have “a personal or financial interest” in Ms. Matthews’ businesses, nor did he “attempt to influence the other members of the Glendale City Council” regarding Ms. Matthews’ businesses.
But the majority of the IEC declared that Dunafon violated C.R.S. Sec.24-18-109(3)(a) in that he had a “personal or private interest” in Ms. Matthews, and therefore her businesses, and had to publicly declare and disclose that his long-term girlfriend Ms. Matthews was, in fact, his girlfriend.
The IEC declared that no fine would be imposed because of the violation.
In a dissent, Commissioner Cole Wist pointed out that there was no definition of “personal or private interest” which could mean virtually anything. He suggested that it had to mean a “pecuniary” interest. He pointed out in a small town like Glendale (pop. 4496) almost any matter will involve people council members know. Explaining in public any or all connections would be a monumental waste of time and always be subject to second-guessing by anyone unhappy with a decision.
The Backstory
One of the first questions asked by observers of the IEC is why this relatively simple, if strange, decision took the IEC a decade to decide and cost millions of dollars in attorney’s fees and costs for the parties to the litigation. The reason is that nothing in the dark and byzantine world of the IEC is what it appears to be.
The IEC was formed as part of constitutional Initiative 41 titled “Ethics in Government. It was the brainchild of multimillionaire, and now Governor, Jared Polis. It was sold to the voters as a way to strictly limit gifts and gratuities to elected officials. The limitations would be lightly overseen by an independent ethics commission composed of citizens appointed by different political bodies and officeholders.
The IEC was to have a very limited staff and very limited powers. But as with many bureaucratic entities, the IEC has over the years endlessly sought to gain ever expanding powers and potential control over a significant portion of the Colorado citizenry.
It has become a boutique place where political insiders can bring to heel their political enemies which have included the Colorado Secretary of State and even a Governor of Colorado.
Being a boutique operation, the IEC does not have to take any case it doesn’t want to. It can dismiss cases because of “lack of jurisdiction” or it being “frivolous” with no explanation for the decision.
The Glendale Case
Winning Resolve: Glendale Mayor Mike Dunafon and the City of Glendale continue to refuse to give into the tactics of the IEC.
The Glendale case in the IEC had its genesis in a political war started by the Iranian owners (MAK Investors) of Authentic Persian and Oriental Rugs at the corner of Colorado Boulevard and Virginia Avenue. MAK wanted to take the 5.4 acres of land it had acquired from its landlord and make a fortune by building huge skyscraper apartment houses and condominiums along Cherry Creek.
The only problem was the land was not zoned for such development and their project was widely opposed by Glendale residents. MAK, used to playing extreme hardball to get what it wanted, commenced a war with the town’s mayor, Mike Dunafon, and the City Council. MAK hired the powerhouse law firm of Ireland Stapleton to bring a myriad of highly expensive lawsuits in state and federal courts against the city. MAK also hired the far right-wing paramilitary group The Oath Keepers to march fully armed through the streets of Glendale to intimidate the citizens and then to march to City Hall to harass the mayor and city council at a council meeting.
The rug merchants also went to the Denver FBI, who were rumored to have informants and agents within The Oath Keepers, to see if it could get the federal government involved to pressure Glendale to grant the rezoning MAK needed for its skyscrapers.
MAK, after years of litigation, lost all of its lawsuits brought by Ireland Stapleton and the city continued to refuse MAK’s rezoning demands. But MAK had one more arrow in its quiver. Bernie Buescher, a lawyer at Ireland Stapleton, had been Acting Secretary of State of Colorado and was reputed to know how to use the IEC to attack political enemies.
MAK poured over the minutes of the meetings of Glendale City Council to try to find anything it could use for a complaint to the IEC. MAK came across the February 3, 2015, minutes and thought they could use it in the MAK battle plan to force a rezoning for its skyscrapers.
MAK brought its complaint to the IEC almost a decade ago.
IEC’s Interest In Glendale Case
The IEC itself had no real interest in MAK’s push to make Glendale rezone its property but took the case, and is believed, to be a political favor to Bernie Buescher. However, the IEC came to see the Glendale case and saw it as a vehicle to expand its power over home rule counties and municipalities in Colorado, which includes almost all larger cities and counties in the State.
The major impediment to the expansion of IEC power was the express provision in Section 7 of the enabling provision which states:
“Any county or municipality may adopt ordinances or charter provisions with respect to ethics matters that are more stringent than any of the provisions contained in this article. The requirements of this article shall not apply to home rule counties or home rule municipalities that have adopted charters, ordinances, or resolutions that address the matters covered by this article.”
To get around this limitation to its powers the IEC came up with a strategy to accept cases against elected officials from small municipalities and counties that had their own ethics codes, since these entities do not have millions of dollars to fight off a claim of IEC jurisdiction over them.
Infamously the IEC went after County Commissioner Julie Cozad from a home rule county. To receive a plea deal, the IEC got her to concede the IEC had jurisdiction over the county.
The IEC then decided to accept a case concerning Dunafon as a mayor of a small home rule city assuming a small town like Glendale (pop. 4,496) would not have the resources to protect its own mayor on the jurisdiction question. But the IEC was badly mistaken as Glendale has an extremely large tax base for a small city and a history of fighting off governmental bullies like the IEC. Now, 10 years and millions of dollars spent, Glendale forced the IEC to make a ruling. Some IEC observers wondered why the IEC imposed no penalty against Mayor Dunafon even though it found a violation. Was the IEC trying to be magnanimous? The IEC was most likely anxious to penalize Dunafon to the maximum amount possible. But if it imposed a fine, no matter how small, its actions could be subject to review by the courts.
The IEC Wants To
Avoid The Courts At All Costs
The IEC has asserted that as the IEC was created by an amendment to the State Constitution, state laws and the state legislature have no power to constrain the IEC. The IEC asserts that no ethics rules apply, including the Colorado Open Record Act and Colorado Open Meetings Act. Thus, it believes only the Colorado judiciary could possibly limit its power grab and thus the courts must be avoided at all costs.
With a decision made in the Glendale case it would normally be subject to judicial review. But the IEC came up with an ingenious legal argument that the court could review decisions only in cases that the IEC imposes a penalty. In the Glendale case the IEC has argued that since it imposed no fine on Mayor Dunafon no court could review the Glendale case.
Ever More Litigation
Glendale does not intend to give in to such legal sophistry and now has brought an action under Section 106 of the Colorado Rules of Civil Procedure to a Colorado District Court on whether the IEC has jurisdiction over home rule cities.
Whatever the District Court rules, the decision will be appealed to the Colorado Court of Appeals and then eventually to the Colorado Supreme Court. Is decades of litigation and millions in attorney fees and costs what the Colorado voters envisioned when it approved the “Ethics in Government Act” in 2006?
Probably not, but as Lord Acton noted, power corrupts and absolute power corrupts absolutely. The IEC in seeking a form of absolute power is revealing how corrupt the IEC has become.
by Valley Gadfly | Oct 18, 2024 | Main Articles
Top-Notch Schools In Denver Don’t Come Cut-Rate; Nov. 5 School Bond On Ballot Seen As Passport To The Future
by Glen Richardson
Board Backs Bond: Denver’s School Board unanimously approved the $975 million DPS bond package on Aug. 15, 2024.
With temperatures hovering between 84°F and 87°F as Denver schools started in mid-August, the $975 million DPS school bond on the November ballot includes $240 to install air conditioning at 29 schools.
The proposal — which would not raise taxes — has $124 million budgeted for new school construction and new school buses. There is another $100 million allocated for upgrades to existing school buildings.
Civic organizations — including those previously critical of DPS at times — have endorsed the bond measure. Nonprofit Denver Families for Public Schools — their board is made up of charter school leaders — gave endorsement after discussions with DPS educators, graduates, and community members. Educate Denver — an alliance of local civic leaders — also added their backing.
Cooling Challenge
Voters should realize that the average Denver Public School building was constructed 56 years ago, a time when central air conditioning was uncommon. The age of many K-12 buildings make adding AC a difficult feat. Building plans for many aren’t available or are inaccurate. Moving equipment into school spaces that can’t be demolished are challenging. Furthermore, crews are often required to work night shifts during school years.
Construction work during the summer when schools are closed — called “summer slammers” are fast-paced, usually requiring 60-hour work weeks to complete before students return for the school year.
As Denver’s temperatures continue to warm-up, hot classrooms increase concerns about the safety and well-being of students and staff. The U.S. Department of Education says that temperatures above 79 degrees can pose health risks and adversely affect test performance and knowledge retention. Hot classrooms in Denver have forced DPS to declare “heat days,” causing them to cancel school during hot spells.
Safety Upgrades
Cool Cory Kids: Air conditioning would be added at Cory Elementary School on S. Steele St. in the Cory-Merrill neighborhood if the bond issue is approved.
As hate crimes and mass casualty events continue to endure in schools, parents and families will be pleased to know that the school bond includes $28 million for safety upgrades to Denver school facilities.
The proposed funding would allow DPS to purchase weapons detection and crisis communication systems for area schools. Moreover, secure vestibules would be added to 17 schools. Vestibules will feature controlled entryways, with a desk and a transaction window. School staff members manning the window will screen visitors before allowing them into the primary sections of the school.
Safety and security of students is one of the foremost needs, and most important provisions in the bond package, parents and grandparents tell school officials. Ensuring that students and staff can learn and work in a secure environment is simply a must. “It’s essential and imperative,” they assert and proclaim.
Upkeep, New Build
The measure includes $301 million for what DPS calls, “critical maintenance” at 154 buildings. The work includes mechanical, electrical, and plumbing upgrades, as well as general renovations.
Another $124 million would go for new school construction, plus new school buses. This would involve building a new elementary school and expanding another new campus by adding middle school grades. More: upgrades to existing school buildings adds $100 million. A new school-based health clinic plus upgrading existing clinics are included. It would also upgrade restrooms, cafeterias, and outdoor classrooms.
Proposed new technology is allocated $55 million. Funding will include classroom sets of Chromebooks for grades K-5, replacing student and teacher devices, and hotspots that allow students access to the internet at home. Specialized career and technical education programs such as aerospace engineering are allotted $51 million.
Tech Ed & STEAM
Safety Step-Up: Security vestibules with controlled entryways, and a transaction window would be added at 17 schools under DPS proposal.
Committed to graduating students that are career, college, and life ready, the bond has $51 million budgeted for technical education and STEAM (science, technology, engineering, art, and math) spaces. Included is $3 million to pay for elementary and middle school equipment across the district.
A major portion of the funding would add regional CTA or Career & Technical Education Centers. The centers will offer students programs that provide Industry Credentials. The new spaces will afford access to approximately 1,500 district students. The centers will focus on high-growth, high-wage careers within the Denver community.
The STEAM and CTE programming at Mile High elementary and middle schools will give students an early exposure to possible high-growth, high-wage careers. Funding will also allow for career and technical ed programs in aerospace, engineering, broadcasting, and plant science.
Theater, Sports
The bond measure also provides funds to upgrade and add new facilities to theater and sports facilities at Denver schools
Middle and high school stage upgrades, plus theater seating is budgeted at $43 million. $18 million of the amount will go to build a new auditorium at one campus.
Another $33 million will go for athletic facilities upgrades at Denver schools. Funds would pay for installing artificial turf, updating high school w
Stellar School: Opened at its present site in 1925, highly rated East High School is one of city’s many older schools that would benefit from the DPS school bond. Notable alumni include the Father of Nano-electronics Robert T. Bate, and singer July Collins.
eight rooms, replacing scoreboards, and adding lighting to athletic fields.
Mergers, Closing
The bond also adds nearly $3 million “to support school program movement, consolidation, closure, and other capacity needs from 2025 through 2028.”
DPS has closed 13 of about 200 schools since 2020 due to shrinking enrollment, driven by falling birth rates and rising housing costs, which continue to push families out of the city. The district. which serves about 88,000 students, has lost 5000 students since 2019.
On the bright side, Denver Public Schools’ graduation rate rose from 76.5% in 2022 to 79% in 2023, the highest rate for the state’s largest district in at least a decade. Its dropout rate remained the same at 3.8%.
by Valley Gadfly | Oct 18, 2024 | Main Articles
As Families, Friends Come Together For Thanksgiving 2024, Denver Rescue Mission, Food Bank, Many Others Need Your Help
by Glen Richardson
Turkey Trot: Wash Park is again hosting the Mile High United Way Turkey Trot on Nov. 28. Registration starts at 7:30 a.m., race begins at 9 a.m.
You gotta love Thanksgiving: Unlike Halloween, there’s nothing scary. Furthermore, unlike Christmas, there are no gifts to be purchased. Thanksgiving, of course is about expressing thanks. It’s a formal occasion to reflect on the year’s blessings and challenges, fostering a sense of gratitude and perspective. It’s a holiday that strengthens bonds and shared experiences among family and friends.
Thanksgiving always falls on the fourth Thursday in November. Arriving as early as Nov. 22, it can arrive as late as this year, Nov. 28. Furthermore, the holiday features fun and often free events, plus plenty of family-friendly activities. For many, it is also a once-a-year event when extended family members come together, bridging distances both geographical and emotional.
While an old-fashioned home cooked Thanksgiving is still common, in 2024, half of Americans are planning to eat out. This year 64% of respondents say they will get part or all of their holiday meal at a restaurant. Why? “It’s just easier.” Moreover, they say professionally cooked food is preferred. Many also believe it’s cheaper than buying all the ingredients to cook at home.
Dining Out Options
When this article went to press, OpenTable — the restaurant platform that helps diners make reservations and restaurants thrive — listed 10 local eateries open for Thanksgiving. Additional restaurants will announce Thanksgiving plans as the holiday draws closer.
Thanksgiving Feast: Local Jones restaurant in Cherry Creek’s Halcyon Hotel is serving Thanksgiving from 7:30 a.m. to 8 p.m.
Capital Grille: The eatery at 1250 Larimer St. is featuring slow-roasted turkey and gravy with Brioche Sage Stuffing. Also serving French Green Beans with Marcona Almonds plus Cranberry-Pear Chutney. Table is also served Sam’s Mashed Potatoes and Pecan-Crusted Sweet Potatoes with Hot Honey. Serving Pumpkin Cheesecake for dessert. Pre-order Oct. 31 to Nov. 7. Information: 303-539-2500.
Del Frisco’s Grille: Restaurant at 100 St. Paul St. in Cherry Creek North had not announced what was being served as this issue went to press. In past years they have served a three-course meal with roasted turkey breast. Information: 303-320-8529.
Edge Restaurant: Spend Thanksgiving at the steakhouse in the Four Seasons Hotel at 1111 14th St., serving a Thanksgiving buffet from noon to 8 p.m. Appetizers include an apple Waldorf salad and raw bar. Carving station has peppercorn crusted prime rib, bourbon maple glazed ham, and turkey roulade with sage pesto, served with spiced acorn squash and sweet potato casserole. Dessert selections from the Hotel’s pastry chef include pumpkin pie parfait, an apple pie cone, or brown butter sage tart. Information: 303-389-3050.
FIRE: Restaurant in the ART Hotel at 1201 Broadway is featuring a Thanksgiving Buffet Nov. 28, 9 a.m. to 3 p.m. Serving all your favorites including roasted white and dark meat, sourdough stuffing, whipped potatoes with country gravy, and green beans, plus cranberry sauces, pumpkin pie, and desserts. Information: 720-709-4431.
Local Jones: Located in the Halcyon Hotel at 248 Columbine St., restaurant is serving Thanksgiving from 7:30 a.m. to 8 p.m. Chef is doing all the cooking and baking, including two special pies: Butterscotch Pumpkin Pie and Pecan Pie. Information: 720-772-5022.
Banking On Food: Support Food Bank of the Rockies by donating time and funds to the region’s largest hunger-relief organization. Photo by Joel Fischer.
Toro Latin Kitchen: The Pan-Latin eatery with Asian influences in Hotel Clio at 150 Clayton Lane in Cherry Creek is serving Thanksgiving from noon to 4 p.m. From starters to desserts, you’ll enjoy the prix fixe Thanksgiving menu featuring an Achiote-marinated Turkey Breast, accompanied by creamy mashed potatoes and drizzled with a cranberry and port wine demi-glace. Information: 303-253-3000.
Turkey Hamburgers: You don’t have to wait until Thanksgiving to enjoy turkey. The long- running Cherry Cricket at 2641 E. 2nd Ave. in Cherry Creek North serves Turkey Burgers every day. Information: 303-322-7666.
Turkey Sandwiches: Sam’s No. 3 in Glendale at 435 S. Cherry St. serves a triple-decker Turkey Sandwich and an Open Face Hot Turkey Sandwich every day. Information: 303-333-4403.
Ditch The Turkey: Want a change from turkey this Thanksgiving? Ace Eat Serve located on the corner of 17th Ave. and Pennsylvania St. in mid-town, serves Whole Peking Duck on Thanksgiving. Information: 303-800-7705.
Turkey Day Doings
Hip Holiday’s Parade: The 98th Annual Macy’s Thanksgiving Day Parade will again be broadcast by NBC from New York City on Nov. 28.
51st Mile High United Way Turkey Trot: Event is at Washington Park, Nov. 28, registration begins at 7:30 a.m. Opening ceremonies are at 8:45 a.m., followed by the first of four start waves each half hour beginning at 9 a.m. The Lil Gobbler Family Fun Run starts at 10:40 a.m. There is also a Lil Gobbler Family Zone at the Finish Village.
Pumpkin Pie 5K & 10 K: Races are at City Park, on Saturday, Nov. 16, beginning at 9 a.m. Finishers get a slice of pumpkin pie among Thanksgiving goodies.
Gobble, Gobble, Give
Denver Rescue Mission: Expects to serve 290,000 meals this holiday season, 5% more than in 2023. Also anticipates serving more than 3,039 Thanksgiving-Banquet-in-A-Box meals, plus serving another 1,000 meals to guests at the Mission on Thanksgiving Day. Information: 303-297-1815.
Epworth Foundation: Honoring Daddy Bruce Randolph, Foundation will pass out Thanksgiving Baskets on Nov. 17th starting at 9 a.m. More than 5,000 baskets are expected to be passed out to 40,000 individuals. Baskets weigh about 45 lbs. and are designed to feed a small family. Information: 303-296-6287.
Food For Thought: Consider donating time, food, and funds to help the Denver Rescue Mission or other groups feeding the hungry this year.
Food Bank of the Rockies: Providing food to the largest area of the United States, volunteer or give funds. Bank procures and distributes food to more than 800 partners in Colorado-Wyoming. As the largest hunger-relief organization in the region, donations go further through partnerships. Information: 303-371-9250.
Project Angel Heart: Organizing the largest-ever Thanksgiving delivery on Wed., Nov. 27, 400 volunteers are needed. They also need volunteers on Nov. 25 to chop veggies and prepare and pack meals. Also, please donate to cover a special Thanksgiving meal. Information: 303-830-0202.
Samaritan House: Catholic Charities Shelter is hoping to have 15,000 turkeys donated this Thanksgiving. Another 3,000 Thanksgiving Banquet-in-a-Box meals will be distributed. Church supplies turkeys to 140 additional churches, schools, and non-profits. A special Turkey Drive event is being held at Red Rocks Church on Nov. 23, 10 a.m.-1 p.m. Information: 303-294-0241.
by Mark Smiley | Sep 26, 2024 | Main Articles
State And Local Governments Propose Drastically Constricting Auto Traffic On Colorado Boulevard
Two Lanes To Be Removed In Favor Of Buses And Bicycles
by Mark Smiley
CDOT Rep: Ryan Noles, Bus Rapid Transit Program Manager CDOT Region 1 Traffic & Safety, attended the open house on September 12, 2024, and answered questions from attendees.
It Can’t Be Worse?: Above, an already congested Colorado Boulevard may become much worse if CDOT plans are approved.
The Colorado Department of Transportation (CDOT) is bringing Bus Rapid Transit (BRT) to Colorado Boulevard similar to what Denver residents will soon have to endure on Colfax Avenue and Federal Boulevard. The development could potentially stifle an already congested corridor in the city of Denver. CDOT is attempting to build a coalition with the Regional Transportation District (RTD), the City and County of Denver, Arapahoe County, and the City of Glendale. However, officials in Glendale and many other citizens are skeptical on the viability of the plan.
For the City of Glendale to endorse the project, according to Chuck Line, Glendale City Manager, “They need to show that access to our businesses or to our streets is not negatively impacted from their plan,” said Line. “Also, the congestion this would create would need to be alleviated by an identical amount of people taking public transportation. At this time, they have not demonstrated that.”
Colorado Boulevard touches Glendale as far South as Mississippi Avenue and Alameda to the North. It also has ancillary streets such as Dahlia and Cherry that will be impacted by increased congestion on Colorado Boulevard. CDOT recognizes that Glendale would be a key ally if this project is to succeed. However, the organization with a $1.7B budget is a long way from acquiring acceptance from the village of Glendale. “Glendale has been a participant in the BRT process,” said Josh Bertrand, Deputy City Manager, City of Glendale. “I fully anticipate that local involvement will be needed but we have a long and bumpy ride as the plans meet reality.”
Some residents who live in close proximity to Colorado Boulevard question the need for such rapid transit. Barret O’Brien, who serves on the Greater Glendale Chamber of Commerce Board of Directors and lives two blocks off of Colorado Boulevard, is one such skeptic. “I drive Colorado Boulevard daily and each time I pass a bus, I notice it is basically empty,” said O’Brien. I don’t see how removing a lane will force people to ride the bus.”
Open House: CDOT hosted an open house to promote the Bus Rapid Transit project on Colorado Boulevard. The meeting was held at the Hilton Garden Inn Denver/Cherry Creek in Glendale on September 12 2024.
The project, which is part of CDOT’s 10-Year Plan, will begin as far North as the 40th and Colorado station and run along Colorado Boulevard. The initial phase of the project is determining how far
Glendale Officials: Chuck Line, Glendale City Manager (left), and Josh Bertrand, Glendale Deputy City Manager, both feel there is a long way to go before Glendale can fully support the BRT plan along Colorado Boulevard.
south the line should go along Colorado Boulevard. One option is to go all the way to the Southmoor station at Hampden. “We are going to be working through that process with the community and with our stakeholders to determine what is the right area for the project and where is it needed the most,” said Ryan Noles, Bus Rapid Transit Program Manager, Region 1 for CDOT. “What we’re trying to do is address the congestion by providing a better transportation option through public transportation, through the buses. We’re looking at the 40 route and how we can improve it.”
The trouble, as Line pointed out, is that ridership across the board for RTD is down. In fact, Jennifer Ford Keel, who attended the open house in Glendale on September 12, 2024, rides the 40 bus often. Ford Keel came to the Open House at the Hilton Garden Inn hoping to hear a presentation. She was hoping this project wasn’t already done. “I was hoping they were looking for our input so that we could help them make an informed decision,” said Jennifer Ford Keel, a lifelong Denver resident. Ford Keel could ha
ve given valuable input as she rides the 40 bus on Colorado Boulevard from 23rd Avenue to 37th. “Most of the time that I climb up on that bus, there is nobody else on it. This is something they are trying to push down our throats. I don’t think they have done the research. I think it is an opportunity for them to make money.”
Rae Hunn was also motivated to attend, what ended up being an Open House, because she was miffed. “We don’t need a rapid bus transit down Colorado Boulevard,” said Rae Hunn, a lifelong Denver resident. “Anytime you talk about transit on Colorado Boulevard, that means lane changes and more congestion.”
CDOT argues this project will improve congestion and help Denverites better connect to their destinations. “If you think about the connectivity with the rest of the transit system and all the different destinations on Colorado Boulevard and how it fits into a larger system, it really is an important part of a better overall transit network,” said Noles.
New Plans: The proposed route for Bus Rapid Transit on Colorado Boulevard leaves many residents questioning its efficacy.
Ford Keel doesn’t believe people will ride this bus to make those connections. “People who are in cars going down Colorado Boulevard are making a connection and going someplace else,” said Ford Keel. “It’s not the end of the line for them.” In fact, Ford Keel feels the traffic in the neighborhoods along the corridor will increase dramatically.
Hunn agrees. “People [in cars] are going to go down Ash, Albion, Bellaire, and Jackson,” said Hunn. “They will go down any ancillary street so they can get to a cross street. The traffic on those streets is going to increase” to the detriment of the neighborhoods.
According to CDOT, construction will take two years which will certainly make it miserable for commuters during this time. Construction in the Denver Metro area is all too familiar to those that live and work in the city. “The results are evident each time you see a CDOT construction project,” said Tom Lisi, Denver resident. “Traffic snarled by miles of cones, at times making no sense, while there are small sections of work. This inefficient plan impacts everyone on already overcrowded roads while increasing the idling traffic brown cloud. Terrible management.”
The initial planning on the corridor has uncovered that it is uncomfortable for pedestrians, difficult to access if not driving, and if you are driving, it is congested. Peak rush hour on Colorado Boulevard is challenging for motorists to say the least. “We do hear often that people feel uncomfortable riding the bus and it has come up in our community engagement,” said Noles. “Through the project design, we are looking at improving the bus stops by having well lit stations, emergency call boxes, and security cameras.”
What Hunn learned during the aforementioned open house was that they are going to “screw up traffic on Colorado Boulevard to make a faster bus lane. They don’t have anyone in this room that can tell you how many people ride the bus on Colorado Boulevard,” said Hunn. “I have never seen a bus on Colorado Boulevard that was full.”
When asked if Hunn would ride the bus if it were safer with better lighting, she indicated she was too old and would not. She does not want to walk out of her house to walk a few blocks and stand outside to wait for a bus. That wait according to Noles could be as long as 15 minutes. Many believe even a bus that comes by four times per hour is not enough frequency to make it a convenient option or viable alternative.
Hunn was most upset about the lack of information and how this project would be funded. “When they send out these notices [invite to come learn about the project], it’s already a done deal, they just want to tell people what they’re going to do,” said Hunn. “I’m so tired of these rich people in powerful positions screwing the little taxpayers. Trust me, it’s going to come out of our tax dollars.”
Some attendees remember the disastrous, ineffective, and costly Bee Line that ran down Colorado Boulevard to the Cherry Creek Shopping Center back in 1998. The small van operation lasted less than two years and failed due to lack of ridership.
Stay tuned for more information on this project as it moves through the approval process. In the meantime, share your opinions by taking CDOT’s survey located at www.codot.gov/projects/studies/denvermetrobrt/coloradoblvd/survey.
by Valley Gadfly | Sep 26, 2024 | Main Articles
Units Built This Year Rank Mile High City 10th In Nation; New Units Expected To Jump Vacancy Rate To More Than 9%
by Glen Richardson
Suburban Style: New Edera Apartments on the old Kmart site at S. Monaco Parkway and Evans features open courtyards and gardens.
Denver is experiencing a construction boom for apartments, with the second quarter of the year seeing a record 7,349 new units completed. Metro Denver is expected to deliver 13,000 new units by the end of 2024, ranking the city 10th in the nation. Nationwide, the U.S. surpassed 500,000 units for the first time on record.
The latest city construction is part of a larger trend of 19,000 new units added to the market over the previous 12 months, and 31,235 units in the last two years. This is the strongest multifamily construction surge in the region since the 1970s.
However, the Census Bureau now predicts new housing units in the Mile High City will drop by 18% in 2024, to a
Canyon-Cut Crash Pad: The 16-story, 187-unit One River North features soaring walls enchased in a one-of-its-kind sculptural facade.
total of 17,000 units, down from 20,600 in 2023. The shift is due to a number of factors, including higher interest rates, labor shortages, plus a scarcity of lots.
Vacancies Soar
New units are expected to increase Denver’s vacancy rate to more than 9% by the end of the year, which would be the highest it’s been in over 20 years. The luxury four- and five-star segments make up almost 80% of the units scheduled for completion in 2024, and these properties are expected to be most affected by the
new supply.
Denver’s robust pipeline of around 28,000 units under construction will maintain pressure on occupancy rates, though potential relief may emerge in 2025. The significant decrease in new apartment construction starts, however, could lead to an increase in rent growth.
Denver’s economic outlook for 2024 suggests tempered growth, with a 0.4% job growth rate, supported by sectors like education and health services, but challenged by contractions in financial and professional services.
Rent Growth Slows
The median rent in Denver fell by 0.1% through July, and has now decreased by a total of 1.4% over the last 12 months. The city’s rent growth over the past year is similar to both the state (-0.9%) and the national average (-0.8%).
Denver’s rent growth in 2024 is pacing below last year. Eight months into the year, rents rose by 2.6%. This is a slower rate of growth compared to what the city was experiencing at this point last year: From January to August 2023 rents had increased 3.9%.
Denver rents went down 0.5% in August, compared to the national rate of 0.1%. Among the nation’s 100 largest cities, this ranks Denver 86th. That is similar to the monthly rent growth in Louisville, KY (-0.1%), and Jacksonville, FL (-0.5%).
Rents 26% Higher
The median rent across the nation as a whole is $1,241 for a 1-bedroom, $1,398 for a 2-bedroom, and $1,412 overall. The median rent in Denver is 26.1% higher than the national average, and is closer to the prices in Vir
AMI Apartments: Opening at the old CDOT headquarters on E. Arkansas Ave., limited income Krisana Apartments will have 151-units.
ginia Beach, VA ($1,785), and Long Beach, CA ($1,785).
The rent price in Denver proper is $1,781, or 1.2% lower than the price across the metro as a whole at $1,802.
Of the 18 cities within the Denver metro area, Highlands Ranch is currently the most expensive, with a median of $2,422. Englewood is metro’s most affordable, with a median of $1,547. Metro’s fastest annual rent growth is occurring in Northglenn at 3.1%, while Golden is the slowest at -3.9%.
Gems At Year’s End
With the pipeline of new apartments at a record high, there are a variety of locations, styles, and types of units coming onto the market as 2024 ends. Here’s a look at some of the top projects nearing or just completed in city neighborhoods.
One such gem nearing completion is the Akin Golden Triangle on Bannock St. The 12-story building with 98 multi-family units, honors the Golden Triangle Arts District design guidelines, while taking a fresh approach to the built forms within. The result is a project that enhances the environment and elevates Denver’s urban apartment living experience. Dissimilar, but also unique is One River North, a 16-story, 187-unit Highrise in the RiNo arts district. It features private, open-air terraces and soaring walls enchased in a first-of-its-kind sculptural facade.
For renters seeking a more suburban lifestyle, there is the newly opened Edera Apartments featuring open courtyards and gardens. Built on the site of the old Kmart at S. Monaco Parkway and Evans Ave., there are a total of 287 units, ranging from studios to three-bedroom units. Also less urban is Avanti Residential in the Sloan’s Lake Neighborhood at West 29th Ave. & Xavier St. It also has studios to three bedrooms, allowing renters to enjoy walks and scenic bike rides. For those with limited incomes (60% of the Area Median Income or AMI), Krisana Apartments — a 151-unit, four-story apartment complex — is about to open on the site of the old CDOT headquarters at 4242 E. Arkansas Ave. Project features 21 studios, 71 one-bedrooms, and 59 two-bedroom units. A King Soopers Market will open next to Krisana on the west in 2025.
Bannock Buildout: Following Golden Triangle Art District guidelines, the 12-story, 97-unit Akin Golden Triangle is expected to open by year’s end.
Construction Stalling
The apartment building frenzy of the past two years won’t continue through 2028. Metro Denver is projected to lose its 2019-2023 pace by 7.8%, Thus, about 46,629 new units are expected to open in the following five years.
Compared to the previous five-year period, the Mile High City will see a 17.3% decrease in new units, with 23,421 expected between 2024-2028.
In contrast, Aurora is expected to add 95.6% new units, doubling the number of apartments added in the last five years (from 4,611 to approximately 9,018 units).
by Valley Gadfly | Sep 26, 2024 | Main Articles
When Witches Go Riding, And Black Cats Are Seen, The Moon Laughs And Whispers, It’s Halloween In Denver
by Glen Richardson
Chilling Halloweentown: Kids, families decorate houses-yards in colorful characters, skeletons, and pumpkins, giving neighborhoods a unique holiday atmosphere.
Creaky attics, eerie stairwells, dark, and shadowed corners. Eek, it’s Halloween
Twilight Zone Party: Coloween is a 50,000-sq.-ft. jungle-themed Halloween party with massive stages in the National Western complex Oct. 26.
and Mommy’s Little Pumpkins are carving out a terror-ific ghostly month of treat streets and haunted houses for kids. Dad, mom, and the neighbors, meanwhile are venturing into spooky, suspenseful ghoulish grown-up parties and pub crawls.
You’re not going batty! Denver is known for its haunted days and nights of fright during Halloween month. It’s the boo-tiful time of year: There are many tales of ghosts and demons in Denver — especially in certain city parks — but it is the paranormal at local cemeteries that spook people most. On occasion locals claim to hear footsteps. And voices! “Is this hell?” the voice asks. Such reports are why the Mile High City merits a spot among America’s great Halloween towns.
From Fright Fest Weekend at Elitch Gardens to the Halloween Spooktacular at Boettcher Concert Hall, there are many amazing Halloween festivities for families to cherry-pick. Here’s the Chronicle’s monster month guide to bewitching places to go and things to
Monster Movies: See vintage monster movies from the 1890s-1920s at the Sie FilmCenter’s Monsters of Early Cinema Oct. 20, 7 p.m.
do for “fang-tastic” fun:
Fright Fest Weekend at Elitch Gardens, Sept. 30-Nov. 5; Kiddieland closes at 6 p.m. and fright by night begins. Guests can enjoy their favorite rides after dark, but be on alert as Fright Fest comes alive. Creatures lurk around every thrilling corner. Each area of the park has its specific haunted attractions. Information: 303-595-4386.
Ghosts In The Garden is an Open Air Scare Oct 4; Oct 12-13, & Oct. 17-20, Denver Botanic Gardens. The gardens dare you to join them after dark for spine-tingling stories of their haunted history, 5:30-10:30 p.m. Information: 720-865-3500.
Rocky Horror is showing in Denver’s original 1896 movie theater, Oct. 11. The historic Elitch Theatre is showing the cult classic “Rocky Horror Picture Show.” Theater will have a spectacle of the live cast performing alongside the movie. Information: 720-593-9395.
Nightmare, Oct. 11-13. Denver Dance is back at the Clocktower Cabaret with a show full of tricks that’s sure to be a treat, 7 p.m.. Information: 303-293-0075.
Pumpkin Harvest Festival, Oct. 12-13 — Pick out your perfect pumpkin, enjoy live music, and stage performances at Four Mile Historic Park, 9 a.m.-5 p.m. Information: 720-865-0800.
Haunted Hearts Ball at Grant-Humphreys Mansion, Oct. 13 — All vampires, witches, and dark fairies are invited to the allure of dark romance, 6 p.m. Enjoy savory bites and sweet delights, plus alcoholic beverages available. Information: 303-894-2505.
Gore & Lore, Oct. 18-20 — See the spookiest aerial versions of classic characters from history, folklore, and urban legend at the Clocktower Cabaret, 7 p.m. Information: 303-293-0075.
Broadway Halloween Parade, Oct. 19 — Back for the sixth time, the Broadway Merchants Association parade stretches from 5th to Alameda along
Spirits At Four Mile: Engage in spine-tingling rituals that echo the spiritual practices of the 19th century at Four Mile Park Oct. 26, 6-11 p.m.
Broadway. Parade features spooky floats, bands, marchers, and magicians at 6 p.m. Information: 303-859-0491.
Twisted Techno Dancy Party, Oct. 19 — Join Denver’s underworld at DJ Ajax Studios, 2150 Curtis St., 8 p.m. to 2 a.m. Dance to the relentless beat of techno and other genres of music, where darkness and mystery converge. Information: 720-514-1400.
Haunted History Tour, Central City, Oct. 19 — Starts with cocktails in the haunted Teller House. Following tarot reading, take a haunted walking tour. Night ends with professional medium seance. Information: 303-292-6500.
Harvest Haunt Express, Oct. 19-20 — Colorado Railroad Museum’s Halloween-themed steam-up event. Haunted railcars, a
Broadway Howls: Creepy, spine-chilling Halloween floats, bands, and marchers parade down Broadway from 5th Ave. to Alameda Ave. Oct. 19, 6 p.m.
hay bale maze, plus a coal-burning steam locomotive pulls train of the harvest express. Information: 303-279-4591.
Glow Before Dark, Oct. 19-21 & Oct. 22-27 — Families can take the kids to Denver Botanic Gardens to see vignettes of Glow of the Garden during the day, 9 a.m.-1. p.m. Information: 720-865-3500.
Monsters of Early Cinema, Oct. 20 — Experience the thrills and chills of spooky vintage cinema from classic monsters (Dracula & Frankenstein) to dystopian versions of the future (Metropolis). Wild Beautiful Orchestra performs a live soundtrack to film clips from the 1890s-1920s at the Sie FilmCenter, 7 p.m. Information: 720-381-0813.
Glow at the Gardens, Oct. 22-27 — Enjoy the spooky, silly, and spirited like no other at the Denver Botanic Gardens, 6-9 p.m. Information: 720-865-3500.
Halloween Bar Crawl, Oct. 25, 26, & 31 — Receive a wristband for drinks at multiple locations at One Shot Back, 2134 Curtis St., Ste 101. One night or all-access. Information: 720-524-6353.
BOOlesque Halloween, Oct. 25-31 — The Clocktower Cabaret’s Halloween BOO-lesque is back and hotter than “hellfire.” Expect the unexpected as the Cabaret’s Halloween burlesque and variety show transforms your wildest nightmares and dreams, 7 p.m. Information: 303-293-0075.
Spirits & Spirits, Oct. 26 — Engage in spine-tingling rituals that echo the spiritual practices of the 19th century at Four Mile Historic Park, 6-11 p.m. Learn
about a Victorian Mourning Ceremony and have your own tin-type photo taken. Information: 720-865-0800.
Denver’s Black Cat Ball, Oct. 26 — New location in the old Gart Sports’ building — now known as the Sports Castle — at 1000 Broadway, 7-10 p.m. Live music, dancing, food trucks, and a vampire specialty bar. A benefit for the cats and kittens of The Feline Fix. Information: 303-202-3516.
Halloween Songs & Stories, Oct. 26 — Niki Tredinnick & Barry Osborne do original songs and stories about ghosts, goblins, and devils in Tufts Theatre at Swallow Hill, 8 p.m. They also do old ballads, traditional tunes, plus tell creepy stories from their own lives. Information: 303-777-1003.
Coloween, Halloween Dance Party, Oct. 26 — Dance party in the 50,000-sq.-ft. National Western complex, 8 p.m.-2 a.m. Party again features Fantasy Stage with Amazon Jungle theme, plus costume contest. Information:720-663-1414.
Halloween Spooktacular, Oct. 27 — A music concert for boys and ghouls, featuring songs and compositions from films and television at Boettcher Concert Hall, 2:30 p.m. Information: 303-623-7876.
Harvest Hoot, Oct. 27-29 — A three-day festival and trick-or-treating adventure at the Children’s Museum of Denver at the Marsico Campus, 9 a.m.-4 p.m. Inform
ation: 303-433-7444.
Is Mrs. Brown Still Here? Oct 29 — Meet a ghost in the Historic Molly Brown House Museum. A rare chance to learn about various ghost-hunting methods in the historic home of Margaret Tobin Brown, 6 p.m. Information: 303-832-4092.
Candlelight: A Haunting Halloween Classic, Oct. 30-31 — Hear spooky classics performed by a string quartet as candles flicker at Wings Over the Rockies Air & Space Museum, 6:30 p.m. Information: 303-360-5360.
The Creepy Crawly Garden, Oct. 30-Nov. 1 — Explore plants named after the Denver Botanic Gardens’ friends and plants. Includes stories, nature walk, art projects, and a plant to take home. Information: 720-865-3500.
