Address
5501 E. 33rd Avenue, Denver, Colorado
5501 Forward
Project Overview
A disciplined redevelopment study for a stronger neighborhood corner.
5501 Forward is advancing a disciplined predevelopment process for 5501 E. 33rd Avenue, focused on diligence, entitlement strategy, design feasibility, and capital readiness.
This page summarizes what is known today, what remains under review, and how the project team is converting early unknowns into clear decisions before any final development commitment is made.
Project Snapshot
Current Phase
Early planning, due diligence, and outreach
Project Type
Potential mixed-use redevelopment
Design Status
Conceptual only — not approved
Community Input
Active listening phase
Diligence Focus
Environmental, entitlement, design, construction, and capital readiness
Why This Site, Why Now
5501 E. 33rd Avenue represents an opportunity to evaluate whether an underutilized site can become a more active, useful, and financially sustainable neighborhood asset.
- Underutilized site condition
- Need for neighborhood-serving ground-floor activity
- Denver housing demand and affordability pressure
- Opportunity for improved street presence
- Potential alignment between private investment and public-sector goals
- Long-term neighborhood reinvestment
Existing Site Conditions
Before any final concept is advanced, the project team is reviewing the site as it exists today, including frontage, access, surrounding uses, pedestrian experience, environmental history, infrastructure, and long-term improvement opportunities.
What We Know
- • The site is being evaluated for redevelopment potential.
- • The current site condition creates an opportunity for reinvestment.
- • Community input is important before final direction is advanced.
- • Environmental, entitlement, design, and capital diligence remain active.
- • A final sealed ALTA/NSPS Land Title Survey has been received and is being integrated into title, access, utility, environmental, concept-design, and entitlement planning.
- • No final design or construction plan has been approved.
What We Are Studying
- • Building scale and neighborhood fit
- • Ground-floor retail and service uses
- • Housing feasibility
- • Parking, access, and circulation
- • Environmental due diligence
- • Entitlement path
- • Public/private financing tools
- • Capital readiness
- • Construction feasibility through GC input
Conceptual Planning Scenarios
The project team is using conceptual images to compare scale, street presence, housing opportunity, feasibility, and neighborhood fit. These images are not final designs.
Conceptual image for discussion purposes only. Final design, height, density, unit count, retail layout, parking configuration, financing, approvals, and construction scope remain subject to due diligence, community input, entitlement review, public process, and project underwriting.
How Confidence Is Built
For a project to advance responsibly, the team must build confidence through diligence, not assumptions.
Site Diligence
Review existing site conditions, access, utilities, environmental history, and physical constraints.
Community Input
Understand what neighbors, nearby businesses, and public stakeholders want this corner to provide.
Design Scenarios
Compare scale, street presence, retail activation, housing potential, and feasibility.
Entitlement Strategy
Evaluate approvals, zoning pathways, public process, and city review requirements.
Capital Readiness
Organize the diligence package, project narrative, cost assumptions, and funding path before advancing.
Decision Gates Before Commitments
The project is being organized around decision gates before any final development commitment is made.
Gate 1
Site and Environmental Review
Site conditions and environmental diligence must indicate a responsible path that can be further studied.
Gate 2
Community and Stakeholder Input
Feedback themes from neighbors and stakeholders must be understood and incorporated into scenario review.
Gate 3
Design Scenario Refinement
Conceptual options must be narrowed based on fit, feasibility, and street-level performance.
Gate 4
Entitlement Path Confirmation
A realistic review and approval pathway must be identified with city process requirements in view.
Gate 5
Capital and Feasibility Validation
Preliminary costs, funding structure, and execution assumptions must support continued evaluation.
Gate 6
Final Scope and Execution Decision
Only after the prior gates are validated can a final go/no-go recommendation be considered.
Potential Public Benefits Being Evaluated
The project team is evaluating whether a future redevelopment could support public-facing benefits while remaining financially and technically feasible.
What Must Be True for the Project to Advance
Project Advisory Group
A multidisciplinary advisory group is being assembled to support due diligence, design feasibility, entitlement strategy, construction planning, and capital-readiness.
Terry Johnson — Owner / Developer
Property ownership and development sponsor through Choice Property Investments LLC.
Lucy Van Dusen, LCVD Architecture — Architect Partner
Architectural planning, design feasibility, massing input, and entitlement-facing design guidance.
Mike Jameson — General Contractor A
Commercial GC review, constructability input, and execution planning.
Klaus Hirtler — General Contractor B
Commercial GC review, alternate constructability perspective, and cost/field input.
Raymond Nelson — General Contractor
GC advisory, site execution input, and construction planning support.