Denver, CO
Adaptive Reuse Survey IDs 22 Denver Commercial Buildings That Could Become Housing
Denver
Denver is upping its efforts to spur property conversions, which could simultaneously breathe new life into the city’s old office buildings and help residents struggling to find an affordable place to live.
A study by Gensler commissioned by Denver officials identified 22 buildings that are “good candidates” for adaptive reuse. Along with the study, Denver’s Community Planning and Development department launched its “Adaptive Reuse Pilot Program in Upper Downtown.” The program matches property owners who are interested in converting their building to residential units with a dedicated project coordinator to walk the applicant through Denver’s entitlement process.
The moves are Denver’s latest step toward creating more housing out of its underused downtown buildings. Denver has a 21.2% office vacancy rate, one of the highest in the nation, according to data from Avison Young, which means there is unused commercial space that could be converted. Denver’s median home price has also increased significantly since the pandemic began in March 2020. The city’s median home sales price stood at more than $696K in July, a 19% increase over the previous three years, according to the Colorado Association of Realtors.
Denver officials say they are going to use the results of the report and pilot program to inform their next steps. While a wave of conversions could remake Downtown, some building owners say there are communication issues to work out if the strategy is going to pay dividends for the Mile High City.
“Denver has a long history of successful adaptive reuse, and as the survey indicates, there is a lot of potential downtown to provide additional housing to help transition from a Central Business District to a Central Neighborhood District,” Denver Community Planning and Development Executive Director Laura Aldrete said in a press release.
The city’s latest foray into the adaptive reuse space is more consequential than in previous years, Jon Gambrill, co-managing director of Gensler’s Denver office, told Bisnow. Denver’s downtown core was originally designed around office spaces, but now the city is at a point where it needs to create a central downtown neighborhood with retail options, restaurants and entertainment venues to attract people, he said.
Gensler started with a list of 69 properties selected by the city and county and whittled it down to 29 buildings that it found are possible candidates for conversion. Those buildings make up about 4.8M SF of downtown’s overall office footprint of 30.6M SF.
Twenty-two of the buildings — or 76% of the shortlist — were categorized as “good” candidates, which means developers could likely successfully convert them. That total puts Denver ahead of other cities Gensler studied for adaptive reuse where between 20% and 30% of the building stock was identified as a “good” candidate for conversion, Gambrill said. An additional seven buildings were identified as “possible success,” but Gensler said those properties require further study, and compromise would be needed to make those conversions work.
Sixteen buildings out of the 22 were identified as “top candidates” for conversion projects, and Gensler executed individual feasibility reports for those assets. These buildings make up about 4.3M SF and are spread out across the Central Business District and North Capitol Hill neighborhoods.
Though adaptive reuse can sometimes be portrayed as a silver bullet that removes obsolete and empty office space while adding needed housing, many factors can prevent a building from being a good candidate. Gensler studied five categories in determining suitability: site context such as walkability and natural light, how the shape of the building would allow for planning unit layouts, floor plates including window to core distance and number of elevators, envelope factors such as window to wall ratio, and servicing such as parking capability.
Denver would gain a little over 5,000 housing units if all of the 16 top candidate buildings were converted into residential, the survey estimated. Economists at the Common Sense Institute estimate Denver needs to build between 31,000 and 49,000 units to keep up with population growth through 2028.
Adaptive reuse could also help Denver meet its greenhouse gas reduction goals, Gambrill added. The survey estimates that the city could save between 194 million and 268 million kilograms of carbon dioxide by converting the top 29 buildings instead of tearing them down and starting over again. That greenhouse gas reduction is like removing emissions from nearly 20 coal-burning electric plants from Denver’s atmosphere, according to estimates from National Geographic.
Some of the buildings identified for conversion include the LoDo Towers at 1401 17th St. and Trinity Place at 1801 Broadway, which is anchored by Bank of Colorado on the ground floor. Gambrill said Denver was focused on identifying “clusters” of buildings in older areas of town that are near public transit options because they lend themselves to creating a micro-neighborhood that can then expand into other areas of town.
Half of the top candidates for conversion are located along either 17th Street or Broadway, two of Denver’s most historic streets. 17th Street is sometimes referred to as the “Wall Street of the West,” after a crop of new towers built in the 1970s and 1980s became home to financial firms, real estate brokerages and other business services companies. Similarly, Broadway has grown from being Denver’s central streetcar line to one of the city’s busiest thoroughfares.
Gambrill pointed to Cherry Creek North as an example of what Denver’s downtown core could look like in the future, if the city converts most of the 22 identified buildings. Cherry Creek North started as a residential neighborhood with restaurants and retail, but has slowly added office space to accommodate increased business travel to the area.
“For a lot of the buildings downtown, it seems like they have a pathway to being converted into another use like multifamily,” Gambrill said. “Others may decide to wait and see how the return-to-office movement plays out to see if converting makes sense.”
Despite the elevated focus on adaptive reuse, some building owners say communication from the city has been lacking. Rob Naiman, who owns the University Building at 901 16th St., told Bisnow the city had not notified him that his building was a prime target for adaptive reuse. The building scored a 91% for adaptive reuse compatibility, which the survey showed was driven by its floor plan and site context. It also has an estimated 51% vacancy rate between its office and retail spaces.
Naiman said he has previously hired architects and consultants to see if the building could be converted into residential spaces. He said he never followed through on any of the findings, but the city’s new adaptive reuse initiative could spur him to action.
“With downtown not being what it used to be, I guess we’ll need to start looking at these things more seriously,” Naiman said.
Denver, CO
Denver charities struggle with rising costs, fewer donations
It’s the season of giving, but for many Denver nonprofits, there’s a tinge of worry.
Some local non-profits are seeing a shift in donations as income inequality grows and costs rise with inflation. Both nonprofit organizations and the people they serve are feeling the squeeze.
“We’re doing everything we can to serve just as many people, if not more,” said Erin Pulling, CEO of Food Bank of The Rockies.
The food bank serves people directly as well as hundreds of partner organizations that distribute food, but Pulling said the need keeps growing.
“At our biggest Thanksgiving distribution (ever) we had a thousand households in line to pick up a couple boxes of food,” she said.
Those in line told food bank volunteers how their struggles have affected them.
“Just story after story of hard-working people making really tough choices,” said Pulling.
Florence Crittenton Services, or FloCrit, is one of the oldest charities in Denver, dating back to the 1890s. Its mission is to educate, prepare, and empower teen mothers and their children. FloCrit Director of Development Theresa Garcia said nonprofits like theirs are in a period of change.
“I think that there is just kind of a shift in the way that people are engaging with non-profits and are engaging with kind of the work in their community,” said Garcia.
FloCrit received donations from many of its large donors on Colorado Gives Day this year, but there were fewer small and entry-level donors.
“Fewer donors are being asked to fill greater needs,” said Garcia.
She said the costs for young mothers are often out of reach. Housing costs have remained high and the price of necessities has continued to grow.
“We buy lots of diapers, lots of wipes, lots of formula. All of the things that we know that everybody struggles with,” said Garcia.
Garcia said the needs of the teenage mothers they serve have also continued to grow, including more mental health care, baby items, supplies, educational needs, and employment help. Many don’t have enough to cover these things.
“There’s a lot of things that our families are dealing with that just make it harder to climb out,” Garcia added.
Organizational costs are a major hurdle. Although 70% of the food at the food bank is donated, Pulling said they purchase about 30% themselves.
Each year the food bank ships out about 17 truckloads of cabbage. Now the pricetag has them searching for ways to keep supporting the community as more people struggle financially.
“For that cabbage, we now spending $31,000 more for the cabbage than we were a year ago,” Pulling said. “Like how do we meet this high need? Higher need than we’ve ever seen before with fewer resources.”
Denver, CO
Alexandar Georgiev reflects on trade, his time with Avalanche: “A lot of positivity”
SAN JOSE — Alexandar Georgiev was traded on a Monday and he was in net for his new team barely more than 72 hours later.
It’s just a blur of logistics and text messages for anyone who gets traded in the middle of an NHL season. So much to figure out in such a short period of time.
Georgiev spent two-plus seasons as the starting goaltender for the Colorado Avalanche. Then, in an instant, he wasn’t. During all of the welcomes, goodbyes and “OK, what do I need to focus on next?” conversations, Georgiev did have some time to reflect on what just happened.
“I thought about it the evening after I got traded,” Georgiev told The Denver Post on Wednesday, a day before his new team, the San Jose Sharks, will face his former club. “The number that stood out for me was probably 95 wins in two years and two months. That’s a lot of good hockey.”
The Avalanche acquired Georgiev shortly after winning the Stanley Cup in 2022. Colorado has an established pattern of not expending a lot of salary cap space on its goaltenders, so after Darcy Kuemper helped the club to a championship and earned a big contract, it was with someone else.
The Avs signed Georgiev to a three-year contract. For the first two seasons, he provided a strong return on investment. Great first season, up-and-down second year, but a strong finish during the 2024 Stanley Cup Playoffs.
Then, in his contract year, things went off the rails. Georgiev started poorly, improved his play and then had more stumbles. His last two starts for the Avs were a snapshot of this season — pulled in the first period in Buffalo, then lights-out great in Detroit.
Colorado overhauled the positions in 10 days, first trading backup Justus Annunen for Scott Wedgewood, then flipping Georgiev, Nikolai Kovalenko and a second-round pick to San Jose for Mackenzie Blackwood and Givani Smith.
“Yeah, honestly not too much emotions, I would say,” Georgiev said. “It just happened. Management just made decisions. You do your job. They do theirs. You have to accept it.
“Obviously I was planning to keep going, to help get us in a playoff spot and fight for the (Stanley) Cup. But this is how it developed and I’m excited for a new chapter here.”
When the Avs made the second trade, Georgiev was ranked 79th out of 80 goaltenders in goals saved above expected, according to Money Puck. He has shown the ability to snap back from a deep funk before — just refer to the end of last season and Game 1 of the playoffs in Winnipeg, followed by his work the rest of that postseason. But Colorado’s decision-makers decided it was time to move on.
Georgiev has made two starts for the Sharks — a win in St. Louis three days after the trade, and a last-minute loss Tuesday night to Winnipeg.
“(Georgiev) has been good,” Sharks coach Ryan Warsofsky said. “He competes in there. He’s quick. I think he made some big saves when we needed them (Tuesday night). They had some really good chances before the tying goal and they could have easily gone up earlier than that. I thought he gave us a chance to win.”
This will be a new challenge for Georgiev. The Sharks have rebounded from a horrible start and appear to have a young, fun team on the rise. But that rise isn’t really expected to kick into high gear for another year or two. There are probably going to be some long nights and a lot of shots to face.
They also have a clear-cut goalie of the future. Yaroslav Askarov, just up from the AHL, was sitting about 15 feet to Georgiev’s left in the Sharks’ locker room after practice. Also in the room was Evgeni Nabokov, one of the greatest Russian goalies ever and part of San Jose’s front office.
Just like Blackwood, the future is very uncertain for Georgiev. Both goalies can be unrestricted free agents after this season. Georgiev should have a chance to rebuild his value with the Sharks, and getting to work with both Nabokov and Askarov could help determine if his future can be in San Jose.
The future is what’s most important now. There will be more time to reflect on the past once the future is settled.
“A lot of positivity,” Georgiev said of how he’d sum up his time in Denver. “It was a great group of guys. That was so awesome. The expectations were so high. That’s what I loved about it. It felt like we were fighting for something special. It’s all about the final goal, the Cup there. That was a lot of fun. I learned a ton.
“Winning is so much fun. Being in a position with a really, really good team and having that opportunity every night is just incredible. I’m happy I got to experience that, and I will experience that on another team again.”
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Denver, CO
Bo Nix talking Super Bowl as the Denver Broncos try to earn a playoff berth
The Denver Broncos are one win away from earning a playoff berth. The Broncos (9-5) can clinch their first playoff berth since the 2015 season with a win Thursday against the Los Angeles Chargers.
Peyton Manning was the quarterback the last time the Broncos reached the playoffs.
Denver quarterback Bo Nix knows what’s a stake in the game against the Chargers (8-6), but he doesn’t want his teammates to view the game as a one-and-done in terms of earning a playoff berth. The rookie is thinking big.
“We’ve got three games to win three and go into the playoffs and win a Super Bowl,” Nix told reporters on Tuesday.
The Broncos have won four consecutive games, their longest winning streak since the 2023 season, when they won five consecutive games. Nix wants the Broncos to win their final three games of the regular season and enter the playoffs riding a seven-game winning streak.
However, if the Broncos want to extend their current streak and earn a playoff berth, they must defeat the Chargers.
“We’ve talked about it all year, ‘The next game is the most important game. Right now, this is what’s important to us. It’s the most important,” Nix told reporters on Tuesday. I think this next one would put us on track for where we want to go. So, we have a lot of work to do. The job’s not finished, so that’s what we’re going to do.”
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