Cooper Tower? Downtown? Sprawl? Growth? (Denver, Colorado Springs: appointed, sales, 2009)

[iknowftbll]

Hey, all. I'm a displaced Coloradoan currently living in San Diego. I was visiting family up and down the front range for Christmas and New Year and was surprised (and dare I say, disappointed) that there didn't seem to be any noticeable progress on the Cooper Tower. As I understand, this 20-24 story tower was supposed to be complete this spring, and I expected to see something taking shape. Is the tower still going to be built, or has the project been abandoned?

[lalahartma]

It's dead.

Colorado Springs Independent
Strange Brew, part two : Updates on businessmen, bohemians and one bar regular help wrap up '08 and ring in '09 : Local News : Local News : Colorado Springs Independent : Colorado Springs

Developers waiting it out
"Have a (new) heart," cover story, Feb. 21;
"Sympathy for the developer," cover story, May 29
Given the sudden, violent turn of the economy, it's not remarkable that most local developers are sitting on their hands these days. Until people and businesses start looking for new homes, developers say they'll hold off on building many large-scale projects.

That includes Nor'wood Development Group's Pikes Peak Place, a skyscraper planned for downtown, and Dan Robertson's The Bijou, a mix of lofts and commercial space nearby. Griffis/Blessing is planning its huge CityGate development downtown, but it won't get built until businesses want the space. Similarly, Chuck Murphy says he'll continue to try and acquire the last property needed to build his planned downtown arts district, but he'll need to see a little sun on the horizon first.
"We're committed to the project, there's no question about that," he says. "It's just a question of when."

Waiting, however, is a luxury not everyone can afford. Ray O'Sullivan's Cooper Tower would have been downtown's tallest building. But the plan was scrapped when O'Sullivan found himself buried in debt in a down economy.

Surprisingly, there are few true success stories in the local development world. The most obvious is LandCo, which will finish the new United States Olympic Committee headquarters in September. The new home of the member sports' national governing bodies is scheduled to be done in February. LandCo is also committed to expanding the Olympic Training Center and, in a separate project, is building new apartments and office space downtown.

Meanwhile, the new Lowell neighborhood in southern downtown is expanding. Spokesman Michael DeGrant says construction will start on 120 new condos in the spring. Six new townhomes will also begin sprouting up early next year. The second phase of Wyndam apartments was finished in fall, offering 48 new apartments to low-income seniors; it filled up quickly.

On the west side, the Gold Hill Mesa development has seen a rush of homebuyers. Nine houses sold in September alone. With the first phase of development nearly complete, developer Bob Willard just signed a contract with Challenger Homes to build a second phase of single-family homes.
"We can't keep up with demand," says spokeswoman Stephanie Edwards.

Progress is also being made at the long-anticipated Palmer Village, located around America the Beautiful Park. Chris Jenkins, of Nor'wood, says John Q. Hammons is still pursuing a plan to put an Embassy Suites in the area. The plan has been set back by environmental issues caused by old utilities activity in the area, which left it contaminated with coal tar. But a plan has been worked out with Urban Renewal Authority to clean up the area, and is awaiting approval by the Colorado Department of Public Health and Environment.

Jenkins is hopeful construction could begin within the next 12 months. And with the hotel in place, Nor'wood would consider phasing in residential developments if the market is ready. — JAS

[iknowftbll]

Ah. Well I guess that's not too big a surprise. Hopefully the economy swings around and something else surfaces in the near future.

[Josseppie]

I would be willing to bet that Pueblo gets a 20 plus story high rise before the Springs does.....

[iknowftbll]

That would be interesting, but I don't think it will happen. But then, maybe you know something I don't...?

[Josseppie]

Its a combination of things, there is much more going on in Pueblo's downtown then the Springs has going on in their downtown as Pueblo has put more emphasis in our downtown. There is talk of a corporation moving it's headquarters to Pueblo and that would be a 23 and 16 story building, I am told there is about a 70% chance of that happening in 2009.

Look what CU economic out look said about it:

"Downtown Pueblo has seen a flurry of new construction activity within the past several years. Several large commercial projects were completed within the Historic Arkansas Riverwalk Project (HARP) in 2008, including several new upscale commercial and residential developments."


In fact Pueblo's downtown remains the second largest in the state. Look at this quote from another site:

"Colorado's southernmost large city, Pueblo more closely resembles a Midwestern industrial town than a mountain-tech city like Boulder or Fort Collins. Blue-collar in character, Pueblo is replete with heavy industry and "grit", its steel mill being the dominant feature on the skyline. At one time Pueblo was the largest city in Colorado, and even today its downtown covers a larger land area than any Colorado city besides Denver."

[iknowftbll]

I'm aware that Pueblo's downtown is a little more spread out than Colorado Springs', but that's in terms of footprint as opposed to office space.
One thing that Pueblo has done downtown that I really like is the River Walk Park. That has really spruced up the area. Colorado Springs has a nice tail along the river as well, near America the Beautiful Park, but it is not developed into the attraction it could be. Anyways it wasn't last time I actually got to walk it.
The bottom line is that I like both cities, and I hope that what you are saying is right about Pueblo because I like to hear of Colorado cities prospering.

[Josseppie]

What I would like to see is a kind of friendly competition start between the Springs and Pueblo as to who has the tallest high rise. Then even the loser would be a winner as they would have a nice downtown.

Also, I think Pueblo has more office space then the Springs in our downtown's because we have so many office buildings, but I could be wrong.

Demographics

• Over 1,000 businesses in central business district with 13,000+ employees.
• These businesses generated over $1.5 billion in sales and revenue in 2006.
• Over 15,000 vehicles per day on Santa Fe Avenue & 52,000 vehicles on I-25.

[iknowftbll]

I don't know the demographic stats for Colorado Springs, but I can wrap my arms around an "arms race" so to speak between the two cities.

On another note, what can you tell me about the Pueblo Springs Ranch Development? Is that something that will become a reality, or has it fallen temporary victim to the slow economy?

[Josseppie]

It is moving along, not sure when the final annexation will take place but it should be before the summer.

This was in the Chieftain:

"Pueblo West state Rep. Liane "Buffie" McFadyen will be representing a Nevada company in Pueblo as it continues its efforts to have more than 24,000 acres north of the city annexed."

The link:

The Pueblo Chieftain Online :: McFadyen to consult for Nevada land company

Plus a new devlopment I just read about:

The Serento annexation north of Pueblo.

The Link:

http://www.davidjerb.com/

1,100-acre mixed use development straddling I-25 on the north side of Pueblo. Development plans call for a new interchange on I-25, which would become the terminus of Pueblo Blvd, extending Pueblo Blvd. to a full loop by-pass of I-25. The commercial area surrounding the new interchange will feature the best new life-style retail center site along the Colorado front range. Other commercial sites will be available for neighborhood shopping, office parks, and research and development facilities. The residential areas will feature covenant controlled communities with thematic architecture and a full amenity package, including finished parks with ponds and water features, a community pool, a club house, a K-8 school site, and extensive trails with links to the Fountain Creek Open Space.