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A new high-rise condominium development is planned for 19th Street between Lawrence and Arapahoe in Downtown Denver.
Proposed by Miami developer Renzo Renzi, the project was introduced in anarticle by John Rebchook at the Colorado Real Estate Journal abouta month ago. Since then the development team has been busy clarifying primarydesign issues likefloor-to-ceiling heights and unit sizes. We are pleased to share in this DenverInfill post the latest information on this major downtown development.
First, let’s get you familiar with the project location and the site’s current condition—a surface parking lot—through the Google Earth aerial and street view images below:
Here’s the latest…
Located at 1901 Arapahoe and currently marketed as Paradise Living, the project will include approximately 700 condominium units in two 38-story towers. The exact number of homeswon’t be available until the final mix of unit types and sizes has been determined. The two towers will each rise 400 feet in height, the maximum allowed in this part of downtown per the Denver zoning code.
1901 Arapahoe is being designed by MOA Architecture. Thanks to Jack Mousseau and his team at MOA, we have severalrenderings to share with you. These are high-resolution versions of the renderings available on the Paradise Living website that were prepared early in the process and prior to the latest design clarifications. Therefore, you should view these renderings not for specifics like floor counts, but to get a sense for the overall form, style, and aesthetics of the development. Even though the design will continue to be refined in the coming months, the development team has confirmed that the architectural “look” of the project will remain the same. New renderings will be available later this summer.
First up, a full-color bird’s-eye view looking east toward the corner of 19th and Lawrence, followed by a street-level perspective looking southeast up 19th Street.
The building stacks up like this:
There will be two underground levels for vehicleparking. The ground floor will feature approximately 20,000 square feet of commercial retail/restaurant space along 19th Street with the balance of the ground floor providing various building and resident services. Levels 2-6 will hold the rest of the vehicle parking, and on Level 7 will be the main resident servicesfloor featuring an outdoor pool, an indoor pool and fitness center, and other common-area amenities. Levels 8-38 will contain the 700 or so residential units. In total, the project will have about 900 vehicle parking spaces serving both the residential and retail/restaurant uses, with an approximate 1.20 spaces/unit ratio.
Below aresketch renderings of an overhead view looking east, a street-level view looking up from 19th and Lawrence, and another street-level view from Skyline Park:
In addition to the pool on Level 7, each tower will also feature a rooftop pool and patio. Every unit will include a full-sized balcony.
The developer is aiming for the project to include a mix of lower-priced and higher-priced units. Potentially as many as 100 studio homes (500-600 SF) will be available priced in the $250,000-$350,000 range, with each studio unit having a full 8-foot-deep balcony spanning the width of the unit. About 350 mid-sizedhomes will be priced in the $350,000-$700,000 range, with the remaining larger units occupying the upper floors and priced above $700,000. Some of the penthouse units will go for as much as $1,200/SF. In addition to providing numerous homespriced below $350,000—fairly affordable for Downtown—the project will also be one of the first big condominium projects to pay development-impact fees into the city’s new Affordable Housing Fund.
Once 200 units have been pre-sold, the project will get its financing and will be able to start construction, according to Mr. Renzi, who has the 54,905-square foot property under contract with Paradise Land Company‘s Buzz Geller. Later this summer after pricing and floor plans have been finalized, people will be able to start reserving specific units.
Our thanks to RenzoRenzi and Jack Mousseau for the latest project information! We’ll be back with an update in a few months when new renderings and more details are available.
By Ken Schroeppel|2018-11-11T15:00:36-07:00May 18, 2017|35 Comments
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KyleMMay 19, 2017 at 8:12 am
They must be from Miami if they think palm trees will grow in Denver. Would be a nice addition to downtown if they can actually get built. I saw yesterday they set up a large trailer and big red sign that said paradise land company sales and office. I assume the trailer will be used to bring potential investors/buyers in and showcase a model of the condos and property. Hopefully no one gets sold on having palm tree though.
DanMay 19, 2017 at 8:23 am
Wow, I figured this project had about 0.001% chance of getting off the ground, but if DenverInfill is reporting it maybe it has more legs than I thought.
Ken SchroeppelMay 19, 2017 at 8:58 am
Well, they do have a formal development application in with the city that is working its way through the city’s review process, so that makes it pretty legit. Whether they presell enough condos and get their financing is a separate matter. Development news is development news, so we report it. 🙂
MarkMay 19, 2017 at 12:23 pm
What does a formal development application include?
JasonMay 19, 2017 at 10:43 am
This thing looks pretty awesome. I hope it actually gets built! Density, removal of surface parking lot, and some curves to the buildings to make them look interesting.
Troy VerbruggeMay 19, 2017 at 11:06 am
I like the palm trees, nice touch for Denver!
RonanMay 19, 2017 at 2:46 pm
That’s one of the biggest things I’d change about it. Ditch the palm trees for native vegetation. But this is a great get for the city. More condos, more height, glass instead of earth-toned, less surface parking lots. Love it!
Ken, you mention the 400′ limit that zoning has for this area. While it’s great to see they maxed that out, can you point me towards any information online that helps explain how the city came to that recommended height and/or is there a process that would increase that down the road? Curious how they come to those figures and how permanent those things are. I guess I don’t totally understand that part of the process.
Ken SchroeppelMay 19, 2017 at 3:54 pm
Regarding the zoning, the base zoning (D-C) in downtown has no height limit, only a limit on FAR (Floor Area Ratio) which is the ratio between the total square footage of a building and the square footage of the zone lot. However, there are two special areas in downtown where they do impose a height limit, plus the “sunlight preservation area” along the mall which doesn’t restrict height per se but how much of a building’s shadow covers the mall. It’s complicated. But for the two special areas, there’s the Height Area 1 between 14th and Cherry Creek which is limited to 200 feet and Height Area 2 between 18th and 20th and between Broadway and Lincoln/Sherman which is limited to 400 feet. I believe the primary intent of these two special height restriction areas was to create a “pyramid effect” to the skyline so that the tallest buildings are in the center (between 14th and 18th) and then the buildings step down in height before reaching the outer boundaries of downtown. You can read the entire D-C Zone regulations right here, including a map of the special height areas: https://www.denvergov.org/content/dam/denvergov/Portals/646/documents/Zoning/DZC/Denver_Zoning_Code_Article8_Downtown.pdf
Don’t worry about the palm tree–these are very early renderings.
RonanMay 19, 2017 at 4:11 pm
This is great. Thank you!
Jim NashMay 19, 2017 at 12:38 pm
Thanks Ken for the first really authoritative report on this project. Now that it’s more reasonably hard to sue condo developers, let’s hope this is the first of many similar projects for Denver.
D.C.May 19, 2017 at 4:51 pm
There is a real tropical theme on the company’s website, there is a photo of someone holding a pineapple over their head. A quick fix would be to change the pineapple to a pinecone and the palm tree to a blue spruce.
It will be interesting if this gets built before a downturn. I read somewhere that the developer went bankrupt during the last recession.(Video) What's That?: Construction project near Cherry Creek Trail
dan toddMay 19, 2017 at 8:48 pm
Hey Ken have you done any research on Renzo Renzy? I love your blog and this city and am very exited about growth and downtown development, but I believe this is FAKE news. Googel Renzo and you’ll see what I’m talking about . Several lawsuits and bankruptcy in Florida. Not your fault but B.S. Fox was fooled too…………..
Ken SchroeppelMay 19, 2017 at 9:24 pm
Dan, I’ve spoken to Renzo about the project. I’ve spoken to the prominent local architect he’s hired and paying for designing the project. I’ve spoken to Buzz Geller with whom he is under contract to buy the land. And I’ve spoken with planners at the city who have been processing the dozens of documents that have been filed as part of the project’s formal development application. The project may certainly not happen for a number of reasons… successfully accomplishing high-rise development is very difficult. But so far I’ve not encountered anything about the project that is fake.
dan toddMay 20, 2017 at 8:59 am
Thank you for your clarification Ken. You have way better resources and connections to gather information on potential projects than most of us. Didn’t mean to come across as negative. Huge fan of the site and enjoy the opportunity to stay in the loop on Denver’s future developments. Thank you.
Ken SchroeppelMay 20, 2017 at 9:17 am
It would be nice if this project happens, and 30 more like it! 🙂
dan toddMay 20, 2017 at 12:15 pm
Timothy CrislerMay 20, 2017 at 3:02 pm
I know my question does not directly involve this proposed project, but the thread contains some comments about high-rise heights in downtown Denver. I’ve been watching our skyline grow since the early 70s (even though I follow your site from afar now in Trinidad, Colorado) and I wonder if you’ve given any thought to a much taller building coming to the city center. Specifically, are there even any sites that fit within the boundaries you just described that could even host a building of 70 or 80 stories? Have you heard any discussion of such a building (besides the old proposed Transco Tower, if that’s even the right name)? Do we have a market conducive to something that large? It might be interesting to readers to read your thoughts on the subject. Thanks much.
Buzz GellerMay 20, 2017 at 5:44 pm
Hello all. I hardly ever chime in, but this time I felt it necessary. Renzo is the real deal. Now, he might not presell enough units to break ground, but he has a lot of experience at vertical development. Yes, he had troubles like everyone else but that was then is this is now. I have an option on all the retail and a significant number of condos. I would rather take a chance with someone like Renzo who has completed many vertical developments than someone who has not. So far, Renzo has done everything right with regards to getting things accomplished. He has secured the land, hired a top law firm, commissioned a great architectural firm, dropped a huge sales trailer, brought in a respected sales team, and is in total compliance with the city’s necessary documents. We need twenty thousand people living Downtown if we are going to be the world class city we have always dreamt about. Then and only then will real retail shopping and services come instead of a bunch of 7 Elevens. We need to be cheerleaders for developers like Renzo who will at least take a chance on our downtown. We need to do anything we can to help him and others after him build their dreams and then our own dreams will come to fruition. Thank you
Jorge GonzalezMay 21, 2017 at 9:22 am
James J.May 23, 2017 at 12:06 pm
Totally agree! Good for him, good for Denver! Furthermore, why doesn’t a single taller tower make the grade and aside from regularly anticipated reasoning why would the ratios call for a fatter tower than a more slender one? That never makes design sense to me personally. Absolutely love the curves as it lends to the resident’s vantages as well.
Sean McCarthyMay 25, 2017 at 10:14 am
I think a big key to the success of this project is going to be the ability of young professionals to buy units in the this development. As long as prices holds around 350K for one bedroom units that was mentioned for mid size homes in the article, I think this type of project has a real chance. 200 units is a lot but if they are affordable there lots of young folks that don’t have options right now in this market. There is a lot of pent up demand for starter type homes and condos are a great starting point for young people that want to own but also want to convenience and lifestyle that downtown offers.
RandyMay 20, 2017 at 9:00 pm
I have a question on why the adjacent Greyhound bus terminal wasn’t included as part of the Union Station redevelopment. Seems like it would have been a natural fit to be part of the “regional transportation hub”.
Any inside info that I may have missed in the past?
Ken SchroeppelMay 20, 2017 at 11:07 pm
Early in the Union Station process Greyhound was given the opportunity to relocate to the new transit hub but they declined–word is the price tag was too much for them. However, I believe they lease a gate at DUS and their buses swing through on the way into or out of town. Can anyone confirm that?(Video) New plaza under construction in downtown Denver
TimMay 24, 2017 at 5:05 am
They didn’t relocate because there is no room for loading and unloading of luggage and freight, and also their buses need to idle in place longer and DUS wouldn’t allow that.
Denver2LAMay 21, 2017 at 10:38 am
They do swing buy DUS, for connecting busses. If you just want to get off early at Union Station they try and charge you an extra $17 or something. I tried when I rode down from Vail.
FraserMay 22, 2017 at 12:11 am
JamesMay 22, 2017 at 4:45 pm
I’m not a huge fan of these – they do not seem to fit their surroundings or Denver’s character with their VERY 1960’s/early70’s-esque curvy concrete balconies that look random and sloppy next to the very angular, orderly buildings around them – kind-of like a slightly-less concrete-ey Watergate Complex. In my opinion, Watergate and the Kennedy Center do not look dated or are known to be ugly merely because of the unmaintained concrete or other monolithic material façade, they architecturally stick out and do not compliment, accentuate, or fit the surrounding buildings and lack complimentary angles – they were designed to stick out for their own sake when they were new but now stick out as “old” because neither are timeless. They look old, they smell old when you’re in them, and because they lack character or an enduring unique, cute charm – they stand out in a way that stops being “good” when they stop being new – that is the definition of bad architecture. This curvy crank-shaft style had an afterlife in residential real estate towers in places like San Diego and Miami during the 2000’s and now a couple are going up around LA Live but I personally think it does not fit the very angular skyscrapers around it in Denver.
Denver being poor during the 60’s and 70’s might have been a merciful blessing from an architectural point of view in my opinion – it is the reason Denver has more brick, more exposed steel, glass, and less concrete compared to Seattle and Boston’s business and urban administrative areas built out during that time.
DanMay 23, 2017 at 6:12 am
Understandable… Personally I think as the city continues to grow, we should encourage different designs that sort of break the mold of the 60s / 70s skyscrapers. (though I don’t necessarily dislike that aesthetic or the overall heights of these older buildings the way many readers on Denverinfill seem to…) These towers may stand out now on their own – for better or worse – but as the downtown core lots continue to fill in I think sometimes drastically differing designs will overall make for a better and more diverse/exciting city. Sometimes it works, sometimes it doesn’t, but that’s just how it goes – at the very least it’ll be a quality filler, density building with more condos. (yay!)
I at least appreciate what the developer is trying to do in terms of uniqueness and I especially appreciate that these buildings aren’t your typical rectangular box; if I had to change anything I would probably consider alternatives to the colorful banner style lighting around the street level, though if there is ample ground floor retail then I probably won’t care too much about that either. That said I do agree with an earlier poster, palm trees would look odd in Colorado and we should probably stick with native vegetation despite the developer’s overall tropical resort theme. (which is fine)
RyanMay 23, 2017 at 9:30 am
I think it’s very aesthetically congruent with the One Lincoln Park on the same side as the skyline. Pretty sure any building with a curve will be jarring to Denver residents. Hasn’t traditionally been our thing.
JamesMay 23, 2017 at 8:49 am
I’m with you on diversity of designs – but there is so much diversity within contemporary design found in East Asia and Europe that architects could look to. I am all for density and infill, but I don’t just get thrilled or am even tolerant about every part of it just because it is infill. Unless the economy tanks, we will reach a point where standards for the new designs with high-er rises will probably go up due to the amount we’ll be getting – the novelty of 5-10 story apartments is gone, so you see standards going up where stuff that has complementary line, shape, space, and angles gets praise – ie: Dairy Block, Denver Rock Drill, etc. These projects fit Denver because they fit the city’s style: brick, glass, and steel with strong lines and high contrast. For high rises, what are the ones people actually like in Denver? Most are boxy and this does come down to taste, but what the Cash Register Building/Wells Fargo Center, 1801 California, Tabor Center, and Spire have in common is their strong contrast of highly repetitive small boxes and rectangles captured within a very drastic, characteristic, or prominent angular square/rectangular shell accentuated by a few orderly curves, cut-backs, and color changes that give the building its “unique” character that separates it from but also compliments the others.
I want more of those – and there is enormous diversity you can find within that framework. We should be looking to Dubai, Singapore, Shanghai, London, and Paris for inspiration as opposed to just Miami, and mid-Americana.
JamesMay 23, 2017 at 11:42 am
Wow! ??? Nice impact piece. Size matters? Looks like D.I. always gets the most response from the community when it comes to size. I’m probably one to be the most opinionated that participates on this site. In all my life I’ve not appreciated how much schematic control that downtown Denver has mustered over the decades. Never liked the process of design review especially Denver’s design review process containing nothing less than Frankenstein chasers with hatchets and torches. Everyone is an expert and should have a say and a good ‘ole chop and in the end the possibility is chopped into nothing worthy of the purpose and fortuity that makes a downtown. Why don’t we just put the whole thing to a city wide vote then? Character as really a sort of sameness? Gasp that there’s not any red brick in the thing! Dowtown should be carved up into a pyramid? Poppycock! As far as I’m concerned Denver’s planning class elite are nothing less than scared of their own shadows. Who cares about the height and the ratios? Build it and they will come. If anything I’ve learned from observation Denver strives to be so undefinably different than anywhere else that it’s shoots it’s own opportunity in it’s foot. Downtowns, great downtowns such as Chicago and New York are visible downtowns and not just from the pedestrian perspective but from the urban park if not more. On the palm trees…ha! I remember a certain night club than stocked it’s outdoor pation with queen anne palms that eventually had to be hauled off to the dump after a number of good Colorado crisp dry winter nights. At this point Denver wont see a new tallest ever again and will be stuck with it’s boxy look forever until generations in the future allows for a measurable difference in civic idea for ‘something’ different. I like the curves and I don’t think there has to be a beach or waterfront to sustain such a design. Look at the missed opportunity of the old Tabor complex with it’s curviness gone sour. Or the original tower planned for the block 162 which ‘was’ a single taller tower with an orb at the top. No these types of curby feminine designs are too off the wall for Denver’s boxy alpha maleness. I think they need to scrap the twiness of the bulk and shoot for a single tower here as well. Besides who would want to buy a condo with their view blocked by a tower on the other side of the lot? Increase each unit’s vantage point instead.
RichardMay 25, 2017 at 10:20 am
It’s right next to the Greyhound bus station. The last time I walked down 19th by the bus station there were people mulling around begging for spare change. The land that the bus station is on must be worth a fortune. I wonder how long it will be there.
joeyJune 12, 2017 at 7:58 am
Curious, did One Lincoln Park ever get to 100% owned? Last I knew the developer was holding on to the units and not letting them go until the price was right.
Will these condos end up on the same track – developer doesn’t get enough for each unit so they hold onto units, which leaves fewer residents who own to pick up the HOA fee slack?(Video) What's That?: New apartments under construction in North Denver
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