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Denver City Council changes rules to future development along East Colfax Avenue

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Denver City Council changes rules to future development along East Colfax Avenue


Hundreds of properties along a 5-mile stretch of East Colfax Avenue will have to include active, ground-floor commercial space in any redevelopment plans after the Denver City Council on Monday approved new design guidelines for buildings clumped along the city’s most famous street.

The council unanimously supported applying the pack of new rules, collectively known by the active centers and corridors design overlay, to a stretch of Colfax that by 2027 is slated to be home to Denver’s first bus rapid transit line.

That transportation system is designed to use dedicated bus lanes and high-frequency, quick-boarding buses to transform the way people move along East Colfax. The design rules stand to change what the street offers to people walking and rolling along its sidewalks.

The rules will apply to all new buildings within 2 blocks of a planned bus rapid transit, or BRT, station between Sherman and Yosemite streets. Not only will projects in those areas be required to feature an active, non-residential use on at least a portion of the ground floors, they will also have to be set back at least two feet farther from the street to widen sidewalks.

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“This overlay is not just as a zoning change, this really signals the beginning of an investment in the future of our city and the Colfax corridor,” Councilwoman Amanda Sawyer, one of the measure’s co-sponsors of the zoning change, said. “It really underscores our commitment to creating a vibrant and walkable neighborhood that is unique to the city of Denver.”

Sawyer represents east Denver’s District 5, one of four council districts that will have properties impacted by this change. The rules were now applied to every property along the 5 miles in order to allow for some larger housing developments to pop up, she said. Residential density will be needed to feed the new businesses city leaders hope will populate the new ground floor spaces.

Denver resident Robin Rothman was among a trio of Denver residents who spoke against the design overlay Monday, saying it did not go far enough because fast food drive-thru restaurants could still develop along portions of Colfax. She noted a Jack in the Box restaurant is being planned for the corner of Colfax and Williams Street, a property not covered by the rules changes.

“Businesses like fast food operators, banks and gas stations have overcome far more onerous requirements than what (the zoning overlay) asks for and the result has health consequences,” she said, pointing to unhealthy food choices and air pollution for idling cars.

Councilman Chris Hinds, the measure’s other co-sponsor, said that while he favors regulations that tip the scale more toward pedestrians and road users other than cars, he felt the design overlay stuck a balance.

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Twelve projects already in the planning stages are exempt from the rules, senior city planner Libbie Glick said Monday, but the rest of the properties in the ordinance are now subject to the requirements.

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Denver, CO

PFF named Quinn Meinerz the Broncos’ most underrated player

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PFF named Quinn Meinerz the Broncos’ most underrated player


Pro Football Focus went about finding every team’s most underrated player and with the Denver Broncos they went with guard Quinn Meinerz. I’m not sure how underrated he is outside of Denver, but he is surely rated very highly among us Broncos fans.

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Pro Football Focus

He was already called the Broncos ‘secret superstar’ back in January by this same PFF outlet, so he certainly hasn’t been underrated by them. In their offensive linemen grades, Meinerz came in fifth overall and third among the guard position.

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5. RG QUINN MEINERZ, DENVER BRONCOS: 83.7

Meinerz’s movement ability and strength at the point of attack are incredible assets on the interior of Sean Payton’s offensive line. The Broncos guard proved to be a wrecking ball on the move, amassing the league’s best interior run-blocking grade when pulling (88.3). While he was limited to just 17 pull blocks this past season, his incredible 41.2% impact block rate ranked first among interior linemen with 10 or more.

That 83.7 is one of the better overall grades we’ve seen from an offensive lineman in Denver over the last decade and his 88.7 overall run blocking grade is just insane. He is just the type of guard that fits Sean Payton’s run-heavy scheme, so he is definitely one of the better draft picks in recent years.

In fact, I like the Broncos offensive line heading into a season for once. It seems like they have found a good mix of players there, but we’ll have to wait and see how they go about filling the hole left by Lloyd Cushenberry’s departure. Either way, I’m liking what Payton has done so far with the offensive line.

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Ex-Husky McDaniels Comes up Big Again as Minnesota Ousts Denver

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Ex-Husky McDaniels Comes up Big Again as Minnesota Ousts Denver


Making it extremely hard on themselves, the Minnesota Timberwolves fell behind by 20 points in Game 7 of their playoff series against the NBA defending champion Denver Nuggets on the road, but all was not lost.

On Sunday night, former Husky forward Jaden McDaniels and his teammates regrouped in shocking fashion and rescued an improbable 98-90 victory to eliminate Denver from the postseason.

For the second consecutive game, the 6-foot-9 McDaniels came up big, scoring 23 points this time to share team scoring honors with 7-foot center Karl-Anthony Towns and propel Minnesota into the Western Conference finals against the Dallas Mavericks, beginning on Wednesday night in Minneapolis.

In 40 minutes of play in Game 7, McDaniels connected on 7 of 10 shots, including 3 of 4 from 3-point range, grabbed 6 rebounds, stole the ball twice, handed out an assist and blocked a shot.

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“I wouldn’t call myself the MVP,” he said. “I was just doing whatever I can to help this team win.”

After scoring a collective 35 points in the first five games of the series, McDaniels provided 21- and 23-point outings to help pull the Timberwolves out of a 3-2 series deficit. He was good on a combined 15 of 20 from the field in the past two outings, including 6 of 9 treys.

Jaden McDaniels and Timberwolves guard Anthony Edwards share a playoff moment.

Jaden McDaniels and Timberwolves guard Anthony Edwards share a playoff moment. / Brad Rempel-USA TODAY Sports

“Coach just said to have an even keel and that’s what we do,” McDaniels said, referring to Timberwolves leader Chris Finch. “We stayed together through the adversity and got back into the game.”

The Timberwolves trailed 53-38 at halftime and the deficit grew to 58-38 in the third quarter before they the comeback began. Entering the fourth quarter, they still trailed 67-66. With 9:26 left to play, Minnesota went in front for good at 75-72 on Mike Conley’s deep 3-pointer.

“It ain’t the championship, but it’s good to beat the defending champs,” McDaniels said, “and show how good we can be.”

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Here’s Why Garett Bolles’ Days as a Bronco Could be Numbered

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Here’s Why Garett Bolles’ Days as a Bronco Could be Numbered


The Denver Broncos have a few players with expiring contracts after the 2024 season. While the Broncos should be in a better position as far as the salary cap goes, they won’t be able to keep everyone.

In the coming weeks, I’m going to examine some of the Broncos players who are in the final year of their contracts and might be under consideration for a new deal. While not everyone I will discuss will get extended, they’re the team’s top candidates for a multi-year deal.

For each player, I will look at the arguments for and against extending the player, then consider what may matter the most to the Broncos when it comes to an extension.

We’ll continue this series with left tackle Garett Bolles.

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Bolles, a 2017 first-round pick, has become the most consistent performer on the Broncos’ offensive line since 2019. Though his first two seasons were rough, mainly because of penalties, he reduced those flags over time and improved as a pass protector, while remaining consistent as a quality run blocker.

Bolles suffered a broken leg in 2022 but came back with a quality season in 2023. While there had been rumors that he might be traded, it never came to pass and Bolles demonstrated he could still play well.

We have seen other cases of offensive tackle who have been able to play for many years, proving they’re deserving of a third contract. One need only look at somebody like Andrew Whitworth, who played at a high level, even getting Pro Bowl selections and All-Pro awards, well into his mid-30s.

While it’s true that somebody like Quinn Meinerz is younger, it’s not difficult to find offensive guards in the draft. But when you have a quality offensive tackle, he can be difficult to replace. It would be better to commit money to Bolles than to Meinerz.

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There is no guarantee that Bolles will continue to play well beyond 2024. While there are examples of offensive tackles who have played for multiple seasons at a high level, others have declined markedly once they hit their mid-30s.

Bolles may be a good offensive tackle but he’s not an elite player. There may be an argument for keeping an elite offensive tackle around but if said tackle is good but not elite, it won’t be as difficult to replace him.

Meinerz may not play a premium position but he is a younger player with more upside. It’s better to pay the younger player with upside than to play the older player who may be good, but whose decline could come at any moment.

Finally, there is no guarantee that the Broncos will be able to keep Bolles at a reasonable cost. The top offensive tackles average at least $20 million per year. Is that the amount the Broncos should pay to a player who will be 33 years old in 2025?

What leads to an extension likely depends on two factors: How many years the Broncos believe Bolles has left in the tank before his play declines and how much money he wants in a new contract.

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Bolles could be in line to seek an extension similar to what Dion Dawkins got from the Buffalo Bills, who gave him a three-year, $60.02M deal through 2029. Though Dawkins had three years left on his previous contract, the amount committed may represent what Bolles would get in an extension.

With that said, the Broncos also have to ask themselves about an extension for Bolles compared to other players, particularly Meinerz. It’s possible the Broncos could keep both, of course, but for now, fans should operate under the assumption that one of Meinerz or Bolles could be extended while the other will be allowed to leave after 2024, and later replaced through the draft.

There’s only so much cash and cap space to go around, after all.

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