Bird s Eye. Denver has fared better than most American cities in the recent global economic downturn. Over the past decade, Denver s real

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Elisabeth Ball
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The city enjoys a diverse industrial base, including the booming alternative energy and bioscience sectors.

1 Articulating Everyday Space Denver has fared better than most American cities in the recent global economic downturn. Over the past decade, Denver s real estate market has not expanded as rapidly as in other fast-growing U.S. cities. The city enjoys a diverse industrial base, including the booming alternative energy and bioscience sectors. On the ofﬁce front, Denver s low vacancy rate has changed little in the past year while lease rates have continued to increase marked Denver s biggest year in tourism, adding fuel to an economy which should emerge from the global ﬁnancial crisis poised for continued growth and prosperity. DENVER Context: Geography and Rail Parcels Existing Plat Economic Outlook BIKE ROUTES LVERDE SPEER BAKER RDE AD RO RAIL ALAMEDA STATION HABITAT LIFFORD SPGREN WASHINGTON WEST I-25 & BROADWAY STATION VANDERBILT EX TR E N LI ATHMAR RUBY HILL RUBY Figure/Ground Street Network Transit OVERLAND Neighborhoods and Parks PLATT The site is deﬁned by an aging power center and a threatened local economy of small businesses. Combining the two allows them to enter into a symbiotic relationship. We capitalize on the interaction between dichotomies: old and new, big and small, corporate and independent, and global and local. These symbioses allow the site to approach sustainability in all three ways economic, environmental, and social and they re-energize the site, transforming it from an insular, derelict expanse to an integrative environment. Bird s Eye

S1: 7 FLOORS PHASE 4: 41,996 2-5: ING 6-7: OFFICE T1: PHASE 1: 16,580 T2: 1 FLOOR PHASE 1: 42,935 /STATION 2-6: ING A1: 3 FLOORS PHASE 3: 13,875 1: SERVICE OFFICE A4: 3 FLOORS PHASE 3: 10,401 1:

RESIDENTIAL D1: 4 FLOORS PHASE 1: 8,510 1: RESIDENTIAL 2: ING D3: 4 FLOORS PHASE 1: 7,358 1-2: ING D5: 5 FLOORS PHASE 1: 8,510 2: ING H2: 6 FLOORS PHASE 1: 8,098 2: ING H4: 7 FLOORS PHASE 1: 7,593 2:

D4: 5 FLOORS PHASE 1: 14,400 PHASE 1: 8,146 1-6: ING 2: ING H1: PHASE 1: 15,199 H6: 6 FLOORS PHASE 1: 24,059 1-6: ING D6: 6 FLOORS PHASE 1: 8,016 2: ING H3: 5 FLOORS PHASE 1: 7,656 2: ING K2: 7 FLOOR

PHASE 2: 9,313 C2: 3 FLOORS PHASE 2: 8,139 C3: 1 FLOOR OFFICE MAX E1: 5 FLOORS E2: 4 FLOORS PHASE 2: 7,787 PHASE 2: 8,105 1-2: ING 2: ING E7: 6 FLOORS PHASE 2: 14,400 1-6: ING E4: 6 FLOORS E5: 5

I12: 4 FLOORS PHASE 4: 5,765 2: ING M4: 2 FLOORSN3: 2 FLOORS PHASE 4: 4,872 PHASE 4: 5,460 O1: 2 FLOORS PHASE 4: 17,434 2: SERVICE OFFICE O2: 2 FLOORS PHASE 4: 17,527 2: SERVICE OFFICE O3: 2 FLOORS

SCREENED LOADING DOCK E3: 4 FLOORS PHASE 2: 9,008 1: RESIDENTIAL 2: ING E6: 6 FLOORS PHASE 1: 8,745 2-6: RESIDENTIAL I3: 2 FLOORS PHASE 1: 7,046 I5: 4 FLOORS PHASE 4: 5,765 1-2: ING I7: 4 FLOORS 1-2:

FLOOR THE COLLECTION Q1: 5 FLOORS PHASE 2: 135,370 /LOBBY/ING 2-5: ING 6: MOVIE THEATRES F1: 4 FLOORS PHASE 2: 5,908 F2: 3 FLOORS PHASE 2: 5,896 1-3: ROW HOUSES F3: 4 FLOORS PHASE 1: 5,908 J2: 4

FLOORS PHASE 2: 12,980 2-3: SERVICE OFFICE J1: PHASE 1: 15,802 P1: 1 FLOOR THE COLLECTION P4: 1-2 FLOORS THE COLLECTION F4: 4 FLOORS PHASE 2: 19,883 2-4: ING F5: 3 FLOORS : 11,828 1-3: RETAIL J5: 2

13,301 1-2: SERVICE OFFICE N9: 2 FLOORS PHASE 3: 14,430 N10: 1 FLOORS : 17,346 N11: 2 FLOORS PHASE 4: 4,246 P3: 2 FLOORS PHASE 4: 20,962 R1: 2 FLOORS PHASE 4: 13,948 R2: 1 FLOOR : 14,489 R3: 2 FLOORS

2 S1: 7 FLOORS PHASE 4: 41, : ING 6-7: OFFICE T1: PHASE 1: 16,580 T2: 1 FLOOR PHASE 1: 42,935 /STATION 2-6: ING A1: 3 FLOORS PHASE 3: 13,875 1: SERVICE OFFICE A4: 3 FLOORS PHASE 3: 10,401 1: KMART LOADING A3: 1 FLOOR K-MART G2: 8 FLOORS PHASE 1: 30,510 /LOBBY 2-5: ING 6-10: OFFICE G1: PHASE 1: 15,841 A2: 3 FLOORS PHASE 3: 14,863 1: SERVICE OFFICE A5: 3 FLOORS PHASE 3: 8,673 G3: 1 FLOOR : 16,506 ACE HARDWARE ETC. B1: 4 FLOORS B2: 3 FLOORS PHASE 2: 9,096 PHASE 2: 7, : RESIDENTIAL 1-3: RESIDENTIAL B7: 5 FLOORS PHASE 2: 14, : ING B4: 3 FLOORS B5:4 FLOORS PHASE 2: 8,539 PHASE 2: 8,313 1: ING 2-3: RESIDENTIAL D1: 4 FLOORS PHASE 1: 8,510 1: RESIDENTIAL 2: ING D3: 4 FLOORS PHASE 1: 7, : ING D5: 5 FLOORS PHASE 1: 8,510 2: ING H2: 6 FLOORS PHASE 1: 8,098 2: ING H4: 7 FLOORS PHASE 1: 7,593 2: ING 3-7: RESIDENTIAL K1: 9 FLOORS PHASE 3: 31,152 /LOBBY 2-5: ING 6-9: OFFICE B3: 4 FLOORS PHASE 2: 8,348 B6: 5 FLOORS PHASE 2: 9, : RESIDENTIAL D2: 6 FLOORS PHASE 1: 7,864 2: ING D7: 6 FLOORS D4: 5 FLOORS PHASE 1: 14,400 PHASE 1: 8, : ING 2: ING H1: PHASE 1: 15,199 H6: 6 FLOORS PHASE 1: 24, : ING D6: 6 FLOORS PHASE 1: 8,016 2: ING H3: 5 FLOORS PHASE 1: 7,656 2: ING K2: 7 FLOOR PHASE 3: 31,152 /LOBBY 2-4: ING 5-7: HOTEL M1: 2 FLOORS DENVER DESIGN DISTRICT M2: 2 FLOORS PHASE 4: 2,624 H5: 6 FLOOR PHASE 1: 7,625 2: ING 3-6 RESIDENTIAL M3: 2 FLOORS PHASE 4: 3,250 C1: 3 FLOORS PHASE 2: 9,313 C2: 3 FLOORS PHASE 2: 8,139 C3: 1 FLOOR OFFICE MAX E1: 5 FLOORS E2: 4 FLOORS PHASE 2: 7,787 PHASE 2: 8, : ING 2: ING E7: 6 FLOORS PHASE 2: 14, : ING E4: 6 FLOORS E5: 5 FLOORS PHASE 1: 7,497 PHASE 1: 7, : RESIDENTIAL2-5: RESIDENTIAL I2: 2 FLOORS PHASE 1: 7,046 I4: 5 FLOORS PHASE 4: 5, : ING I6: 6 FLOORS 2: ING I8: 6 FLOORS 2: ING I10: 5 FLOORS 2: ING I12: 4 FLOORS PHASE 4: 5,765 2: ING M4: 2 FLOORSN3: 2 FLOORS PHASE 4: 4,872 PHASE 4: 5,460 O1: 2 FLOORS PHASE 4: 17,434 2: SERVICE OFFICE O2: 2 FLOORS PHASE 4: 17,527 2: SERVICE OFFICE O3: 2 FLOORS PHASE 4: 9,405 2: SERVICE OFFICE I1: PHASE 1: 15,346 I14: 6 FLOORS PHASE 4: 55, : ING I15: 3 FLOORS PHASE 4: 11, : ING 3: COURTYARD N4: 2 FLOORS PHASE 4: 9,405 OFFICE MAX AND ALBERTSONS SCREENED LOADING DOCK E3: 4 FLOORS PHASE 2: 9,008 1: RESIDENTIAL 2: ING E6: 6 FLOORS PHASE 1: 8, : RESIDENTIAL I3: 2 FLOORS PHASE 1: 7,046 I5: 4 FLOORS PHASE 4: 5, : ING I7: 4 FLOORS 1-2: ING I9: 4 FLOORS 1-2: ING I11: 5 FLOORS 1-2: ING I13: 4 FLOORS PHASE 4: 5,765 2: ING N1: 1 FLOOR SAM'S CLUB N2: 2 FLOORS DENVER DESIGN CENTER C4: 1 FLOOR ALBERTSONS N5: 2 FLOORS PHASE 4: 10,661 P2: 1 FLOOR THE COLLECTION Q1: 5 FLOORS PHASE 2: 135,370 /LOBBY/ING 2-5: ING 6: MOVIE THEATRES F1: 4 FLOORS PHASE 2: 5,908 F2: 3 FLOORS PHASE 2: 5, : ROW HOUSES F3: 4 FLOORS PHASE 1: 5,908 J2: 4 FLOORS PHASE 1: 5,463 J3: 3 FLOORS PHASE 4: 24, : ROW HOUSES J4: 4 FLOORS PHASE 4: 5,463 N6: 2 FLOORS PHASE 4: 17,861 C5: 4 FLOORS PHASE 2: 14, : SERVICE OFFICE C7: 1 FLOOR : 3,629 C6: 3 FLOORS PHASE 2: 12, : SERVICE OFFICE J1: PHASE 1: 15,802 P1: 1 FLOOR THE COLLECTION P4: 1-2 FLOORS THE COLLECTION F4: 4 FLOORS PHASE 2: 19, : ING F5: 3 FLOORS : 11, : RETAIL J5: 2 FLOORS PHASE 1: 9,130 J6: 2 FLOORS PHASE 3: 14,200 2-: SERVICE OFFICE J7: 2 FLOORS PHASE 3: 11,604 J8: 2 FLOORS : 17,702 J9: 2 FLOORS PHASE 3: 8,647 N7: 2 FLOORS PHASE 3: 13,876 N8: 2 FLOORS PHASE 3: 13, : SERVICE OFFICE N9: 2 FLOORS PHASE 3: 14,430 N10: 1 FLOORS : 17,346 N11: 2 FLOORS PHASE 4: 4,246 P3: 2 FLOORS PHASE 4: 20,962 R1: 2 FLOORS PHASE 4: 13,948 R2: 1 FLOOR : 14,489 R3: 2 FLOORS PHASE 4: 7, : SERVICE OFFICE R4: 1 FLOOR : 14,877 R5: 2 FLOORS : 6,888 R6: 1 FLOOR : 19,416 R7: 2 FLOORS PHASE 4: 14,877 2: SERVICE OFFICE Developing Incrementally Old Network Ideal Network Existing Streets Sewer Easements Existing Buildings Demolition Plan 2019 Streets 2050 Streets 2009 Streetscape 2015 Streetscape Developing incrementally, even when building in large chunks, allows for diversity, adaptability, and slow change over time. To condition a site for incremental growth, we subdivide using a framework which allows necessary and desirable change to happen in a responsive manner. Adapting the historic subdivision of Denver to the specific conditions of our site allows us to establish the structure that will allow for both the stable development of an urban fabric and the suprises that create a place. Green Parking Decks Ice Skating on the Esplanade Entering the Design District Live/Work Units and Office Max Green Walls on the Power Station Business in Bayer Park Movies on the Green Subdivision Plan 1 =500 Transit Station

Adapting for Economic Sustainability Phase 1 Summary Phase 2 Summary Phase 3 Summary Phase 4 Summary Phase 1 Phase 2 Phase 3 Phase 4 In this state of economic recession, we

Using a mix of infill, skinny liner buildings, and new buildings, we first activate the retail corridor along Dakota Avenue.

3 Adapting for Economic Sustainability Phase 1 Summary Phase 2 Summary Phase 3 Summary Phase 4 Summary Phase 1 Phase 2 Phase 3 Phase 4 In this state of economic recession, we find wisdom in conserving what is successful. Instead of clearing thriving businesses, we rely on them to support the rest of our development. Using a mix of infill, skinny liner buildings, and new buildings, we first activate the retail corridor along Dakota Avenue. Then we develop the rest of the retail district in the site s northern half. We fill in Broadway to strengthen its urban character before we improve the Denver Design District, cementing its character and form as a cultural center. Dakota Avenue Esplanade in Winter

4 Framing Environmental Sustainability The Public Realm: Bayer Park The Private Realm: Rooftop Gardens on Big Box Stores Redeveloping 75 acres of impervious surfaces provides an opportunity to showcase green building as a standard rather than an exception. Dynamic park spaces not only provide for gather places but allow for stormwater retention tanks. Big box centers get retrofitted with rooftop gardens for new lofts in liner buildings, and we utilize pervious materials in sidewalks, on-street parking spaces, and tree planters. Car-dependency is discouraged, while shared parking reduces the automobile s impact on the development. Mutlimodal Transit Grasscrete Parking Strips Pervious Paving Solar Panels Stormwater Collection blandit niat dolorpe ratetuer sequis ad Greenroofs and Rooftop Gardens Xeriscaping Environmental Diagram 1 =500 Retrofitting Existing Structures

Shaping the Public Realm for Social Sustainability Block Development Section 1 Looking South Section 1 Looking East We preserve retail and cultural centers at Broadway Market and the Denver Design

5 Shaping the Public Realm for Social Sustainability Block Development Section 1 Looking South Section 1 Looking East We preserve retail and cultural centers at Broadway Market and the Denver Design District, and rehabilitate existing retail buildings on South Broadway to encourage the local culture that has thrived several blocks north in Historic Baker. We emphasize not only the connection with the Baker neighborhood but also the east-west connection with Washington Park. Finally, by allocating 50% of all the housing units for low-income residents, we ensure that no one is excluded from the Denver Design District. Entering the Site at Alameda from Broadway

2019: Finding a Contemporary Urbanism Existing Buildings Infill Buildings Liner Buildings New Blocks New Blocks 1 New Blocks 2 Wrapped Parking Converts to Condos Liners Wrap Big Box Theater With

During the summer people will dine outside on the Dakota esplanade and watch movies across from the Bayer park.

6 2019: Finding a Contemporary Urbanism Existing Buildings Infill Buildings Liner Buildings New Blocks New Blocks 1 New Blocks 2 Wrapped Parking Converts to Condos Liners Wrap Big Box Theater With Parking Building Typologies When the Denver Design District redevelopment is complete, the site will encompass two distinct yet connected cultural centers. During the summer people will dine outside on the Dakota esplanade and watch movies across from the Bayer park. The mix of land uses and tenants will draw visitors around the clock in a community which respects and bolsters its neighbors. The redevelopment unifies the disparate land uses on the site to energize a dynamic cultural center for everyday people, one that will adapt to their changing needs over time. Illustrative Plan 1 =500

7 Proforma 2009 ULI Hines Student Urban Design Competition Team Summary Board 1. Summary Pro Forma Year 0 Phase I Phase II Phase III Phase IV Net Operating Income Rental Apt and Loft $ $ 199,698 $ 1,265,743 $ 1,885,322 $ 2,219,289 $ 2,329,004 $ 2,942,404 $ 3,200,003 $ 3,296,003 $ 3,394,883 $ 3,496,730 For Sale Res and L/W $ $ $ $ 10,604,579 $ 17,693,397 $ $ $ 13,454,205 $ 20,169,333 $ $ Rental Apt and Loft $ $ 42,642 $ 584,475 $ 787,790 $ 990,360 $ 1,063,316 $ 1,447,852 $ 1,601,145 $ 1,649,179 $ 1,698,654 $ 1,749,614 For Sale Res and L/W $ $ $ $ $ 20,811,719 $ $ $ $ 24,747,029 $ $ Office/Commercial $ $ 75,000 $ 1,752,515 $ 2,496,511 $ 3,252,849 $ 3,737,568 $ 6,247,278 $ 7,258,476 $ 10,145,829 $ 11,836,732 $ 12,189,766 New Retail $ $ 791,634 $ 2,862,151 $ 3,276,536 $ 4,496,847 $ 5,317,324 $ 9,991,881 $ 11,174,411 $ 15,482,164 $ 16,890,823 $ 17,340,296 Existing Retail $ 11,104,311 $ 11,425,732 $ 11,756,795 $ 12,097,790 $ 12,449,015 $ 12,810,776 $ 13,183,391 $ 13,567,184 $ 13,962,490 $ 14,369,656 $ 14,789,037 Hotel $ $ $ $ $ $ $ 2,796,840 $ 2,880,746 $ 2,967,168 $ 3,056,183 $ 3,147,868 Structured Parking $ 2,250 $ 61,329 $ 415,673 $ 559,582 $ 1,067,551 $ 1,169,744 $ 1,271,899 $ 1,344,858 $ 1,677,347 $ 1,733,751 $ 1,734,921 Surface Parking $ $ 2,427,700 $ 2,500,531 $ 2,575,547 $ 2,652,813 $ 4,090,763 $ 4,213,485 $ 4,339,890 $ 4,470,087 $ 4,604,189 $ 4,742,315 Total Net Operating Income $ 11,106,561 $ 15,023,734 $ 21,137,882 $ 34,283,658 $ 65,633,838 $ 30,518,495 $ 42,095,032 $ 58,820,917 $ 98,566,629 $ 57,584,872 $ 59,190,548 Development Costs Rental Apt and Loft $ 7,589,138 $ 20,496,926 $ 10,555,917 $ 2,377,428 $ 1,224,376 $ 4,200,921 $ 2,163,474 $ $ $ $ For Sale Res and L/W $ 7,156,347 $ $ $ 14,961,897 $ 7,705,377 $ $ $ 17,791,058 $ 9,162,395 $ $ Rental Apt and Loft $ 7,589,138 $ 19,265,026 $ 9,632,513 $ 2,451,917 $ 1,225,958 $ 394,641 $ $ $ $ $ For Sale Res and L/W $ 7,156,347 $ $ $ 14,213,802 $ 7,320,108 $ $ $ 16,901,505 $ 8,704,275 $ $ Office/Commercial $ 15,960,403 $ 15,411,491 $ 7,936,918 $ 6,315,301 $ 3,252,380 $ 20,997,451 $ 10,813,687 $ 25,942,924 $ 13,360,606 $ $ New Retail $ 26,055,816 $ 24,700,022 $ 8,118,805 $ 9,545,013 $ 4,915,681 $ 38,326,799 $ 13,030,713 $ 32,225,341 $ 16,596,051 $ $ Existing Retail $ 66,176,850 $ $ $ $ $ $ $ $ $ $ Hotel $ 2,315,959 $ $ $ $ $ 12,323,802 $ 6,346,758 $ $ $ $ Structured Parking $ $ 23,583,946 $ 12,145,732 $ 35,814,679 $ 18,444,560 $ 7,583,878 $ 3,905,697 $ 26,274,767 $ 13,531,505 $ $ Surface Parking see infrastructure costs Infrastructure Streets $ $ 20,183,573 $ $ $ $ 10,248,236 $ $ $ $ $ Greenspace/Hardscape $ $ 3,583,125 $ $ $ $ 5,513,373 $ $ $ $ $ Stormwater/Retention $ $ 2,625,000 $ $ $ $ 2,625,000 $ $ $ $ $ Total Development Costs $ 140,000,000 $ 129,849,108 $ 48,389,884 $ 85,680,037 $ 44,088,440 $ 102,214,102 $ 36,260,330 $ 119,135,594 $ 61,354,831 $ $ Annual Cash Flow Net Operating Income $ 11,106,561 $ 15,023,734 $ 21,137,882 $ 34,283,658 $ 65,633,838 $ 30,518,495 $ 42,095,032 $ 58,820,917 $ 98,566,629 $ 57,584,872 $ 59,190,548 Total Property Taxes Total Asset Value Total Costs of Sale $ 3,923,539 $ 3,976,382 $ 4,801,973 $ 5,165,883 $ 6,378,393 $ 6,790,853 $ 10,771,042 $ 11,634,332 $ 13,951,851 $ 16,259,438 $ 17,475,474 $ 766,057,491 $ 38,302,875 Total Development Costs $ 140,000,000 $ 129,849,108 $ 48,389,884 $ 85,680,037 $ 44,088,440 $ 102,214,102 $ 36,260,330 $ 119,135,594 $ 61,354,831 $ $ NMTC $ $ 10,189,303 $ 10,189,303 $ 10,189,303 $ 11,887,521 $ 11,887,521 $ 11,887,521 $ 11,887,521 $ $ $ LIHTC $ $ 2,576,642 $ 2,576,642 $ 2,576,642 $ 2,576,642 $ 2,576,642 $ 2,576,642 $ 2,576,642 $ 2,576,642 $ 2,576,642 $ 2,576,642 Net Cash Flow $ (132,816,978) $ (106,035,809) $ (19,288,029) $ (43,796,316) $ 29,631,168 $ (64,022,297) $ 9,527,823 $ (57,484,847) $ 25,836,590 $ 43,902,076 $ 772,046,333 Unleveraged IRR 10.27% Net Present Value 10% $ 6,032,336 Leveraged IRR Before Taxes 16.52% 2. Multiyear Development Program Project Absorption by Development Units Cumulative Construction by Year Total Buildout Rental Housing For Sale Housing For Sale Live Work Rental Lofts Rental Housing For Sale Housing For Sale Live Work Rental Lofts Office/Commercial Class A 403, , , , , , , , , ,146 Service Office 240,905 47,057 68, , , , , ,905 Jr. Anchor 514,633 (9,139) 25,924 41,924 96, , , , , , ,633 Retail Small shop 255,236 5,000 50,654 59,205 82,407 90, , , , , ,236 Theater 60,000 15,000 60,000 60,000 60,000 60,000 60,000 Renovated Broadway 100,000 50, , , , , , , , , ,000 Hotel Structured Parking 6, ,636 2,204 4,210 4,611 5,012 5,297 6,605 6,823 6,823 Surface Parking Project Buildout by Square Footage Cumulative Construction by Year Total Buildout Rental Housing 215, , , , , , , , , , ,615 For Sale Housing 217,783 79, , , , , , , ,783 For Sale Live Work 45,377 5,896 8,844 8,844 8,844 33,199 45,377 45,377 45,377 Rental Lofts 65,264 11,635 17,452 49,327 65,264 65,264 65,264 65,264 65,264 Rental Housing 215, , , , , , , , , , ,615 For Sale Housing 217,783 79, , , , , , , ,783 For Sale Live Work 45,377 5,896 8,844 8,844 8,844 33,199 45,377 45,377 45,377 Rental Lofts 20,276 11,635 17,452 20,276 20,276 20,276 20,276 20,276 20,276 Office/Commercial Class A 403, , , , , , , , , , ,146 Service Office 240,905 45,485 68, , , , , , ,905 Jr. Anchor 595,551 84, , , , , , , , , ,551 Retail Small shop 255,236 36,137 54,205 74,829 85, , , , , , ,236 Theater 60,000 60,000 60,000 60,000 60,000 60,000 60,000 Renovated Broadway 140, , , , , , , , , , ,645 Hotel 93,456 62,304 93,456 93,456 93,456 93,456 93,456 Structured Parking 2,387, , ,201 1,278,496 1,590,644 1,715,252 1,777,556 2,184,485 2,387,950 2,387,950 2,387,950 Surface Parking (see infrastructure costs) Total 5,219, ,074,606 1,541,586 2,485,817 2,957,933 3,540,749 3,800,745 4,746,899 5,219,975 5,219,975 5,219,975 Project Buildout by Development Units Cumulative Construction by Year Total Buildout Rental Housing For Sale Housing For Sale Live Work Rental Lofts Rental Housing For Sale Housing For Sale Live Work Rental Lofts Office/Commercial Class A 474, , , , , , , , , , ,146 Service Office 283,418 45,485 68, , , , , , ,905 Jr. Anchor 553,369 84, , , , , , , , , ,551 Retail Small shop 274,447 36,137 54,205 74,829 85, , , , , , ,236 Theater 60,000 60,000 60,000 60,000 60,000 60,000 60,000 Renovated Broadway 107, , , , , , , , , , ,645 Hotel 93, Structured Parking 6,823 1,246 1,869 3,653 4,545 4,901 5,079 6,241 6,823 6,823 6,823 Surface Parking (see infrastructure costs) 3. Unit Development and Infrastructure Costs 4. Equity and Financing Sources Development Costs Base Unit Cost Unit Cost + 7% Unit Cost + 10% Total Costs Amount % Rental Housing $ 110,000 $ 115,500 $ 144,375 $ 32,464,915 Equity Sources (total) land contribution by DDD $ 140,000, % For Sale Housing $ 120,000 $ 128,400 $ 160,500 $ 40,770,694 $ 185,000, % Private Development Partner $ 45,000, % For Sale Live Work $ 225,882 $ 241,694 $ 302,118 $ 8,850,032 Financing Sources (total) LIHTC $ 25,766, % Rental Lofts $ 155,294 $ 166,165 $ 207,706 $ 8,554,127 $ 416,205, % NMTC $ 66,230, % Rental Housing $ 104,500 $ 111,815 $ 139,769 $ 30,136,169 Traditional Construction Debt $ 349,975, % For Sale Housing $ 114,000 $ 121,980 $ 152,475 $ 38,732,159 For Sale Live Work $ 214,588 $ 229,609 $ 287,012 $ 8,407,531 Rental Lofts $ 147,529 $ 157,856 $ 197,321 $ 2,833,885 Parking Ratios Office/Commercial Class A $ 110 $ 118 $ 147 $ 67,838,746 Rental Housing 1.3 spaces / bedroom * Service Office $ 95 $ 102 $ 127 $ 36,192,012 For Sale Housing1.3 spaces / bedroom Jr. Anchor $ 95 $ 102 $ 87,849,039 Class A Office 3 spaces / 1,000 s.f. Retail Small shop $ 95 $ 102 $ 100,368 $ 37,649,588 Service Office 2 spaces / 1,000 s.f. Theater $ 140 $ 150 $ 18,375 $ 13,024,444 Retail 3 spaces / 1,000 s.f. * Renovated Broadway $ 48 $ 51 $ 8,935,353 Hotel 1 space / room Hotel $ 76,471 $ 80,294 $ 100,368 $ 18,670,560 Structured Parking $ 14,000 $ 14,700 $ 18,375 $ 141,284,765 * 23% of rental housing parking shared with Infrastructure Public Private office Streets $ $ 30,431,809 * 1,500 spaces shared between DDD/Collection Greenspace/Hardscape $ $ 9,096,498 and Movie Theater Stormwater/Retention $ $ 5,250,000 Total $ $ 626,972,326

2050: Developing Within a Framework Label Label Label Label Crossing the Interstate to Connect to the South Platte River Sustainable urban design must plan for a changing

We envision a site that expands west, bridging the highway and connecting Washington Park with the South Platte River.

8 2050: Developing Within a Framework Label Label Label Label Crossing the Interstate to Connect to the South Platte River Sustainable urban design must plan for a changing American culture. We have laid the groundwork for Denver to reconnect their cultural resources. We envision a site that expands west, bridging the highway and connecting Washington Park with the South Platte River. As residents will drive less, our parking decks have been designed for easy conversion into residential units. Finally, tenants such as KMart will have adopted more sustainable business models, allowing future property developers to continue reconnecting the street grid. Illustrative Plan 1 =500

City of Garland. Fee List (2015) Zoning Change or Specific Use Provision Applications

City of Garland. Fee List (2015) Zoning Change or Specific Use Provision Applications Planning Department Collects the following fees: City of Garland Fee List (2015) Zoning Change or Specific Use Provision Applications Type of Application Fee Planned Development (PD) Zoning (New or revised