CURRENT ISSUES

Larimer Square Gets a New Owner

In December 2020, Larimer & Associates sold Larimer Square to Asana Partners of North Carolina, following a three-year period of uncertainty for the block. Asana, which owns historic structures in other cities, including Dallas, Los Angeles, and Alexandria, Virginia, has indicated its commitment to restoring the block.

Why It Matters

Larimer Square is our city’s first locally protected historic district, designated in 1971 after a determined Dana Crawford saved the block. Its preservation story is nationally recognized as a watershed moment in modern preservation. It is the place where our city first affirmed a commitment to our heritage after the devastation of urban renewal, and its historic designation was the first in Denver that recognized not only individual historic buildings but a collection of related buildings and their context. Larimer Square was the economic spark that fueled downtown’s renaissance, is significant to generations of Denver residents, and is the model for historic districts and landmarks across Denver. It has been a vibrant hub of activity for Denverites and visitors alike since its preservation.

Historic Denver’s Role

During a period of uncertainty for Larimer Square, Historic Denver was a vocal advocate for the integrity of the district, partnering with other organizations and individuals, including Dana Crawford, to ensure that the values that have protected Larimer Square, its buildings and its context for more than 50 years remain the guiding force for the district.

Historic Denver and our preservation partners emphasized that Larimer Square can continue to evolve with new uses and spaces that meet the community’s current needs and desires, while respecting the essential qualities and integrity of the block as outlined in the legal protections established nearly 50 years ago. The protections are not designed to prevent change and evolution, or to encase the historic districts “in amber,” but to guide them thoughtfully and carefully so that the historic buildings and context remain intact long into the future.

We also worked to highlight the preservation incentives available for the rehabilitation of the structures, and the opportunities to have both evolution and preservation in the district without upending the protections. We are hopeful, based on our conversation with Asana, that this is also their goal.

Background

In early 2018, then-owner Jeff Hermanson of Larimer & Associates and his partners at Urban Villages floated a plan to seek amendments to the historic district protections in order to exceed the existing height limits to build two tall buildings, one as many as 40 stories, and partially demolish several historic buildings to make room. The announcement led to Larimer Square being listed on the National Trust for Historic Preservation’s 11 Most Endangered Places list — a first for any Denver site.

Amending the legal protections for Larimer Square or the adjacent Lower Downtown Historic District, which would have been necessary to build tall buildings in either district as proposed, would not only forever alter the authenticity, scale and context of this irreplaceable historic asset, but also would have far-reaching and dangerous policy consequences for historic buildings and districts citywide.

Ultimately, the proposal did not progress. In December 2020, news broke that Larimer & Associates had sold the block to Asana Partners. Historic Denver’s representatives met with Asana prior to the close of the sale and expressed the local and national significance of the historic district as our city’s crown jewel and as a watershed moment in preservation history. Our representatives also discussed the numerous preservation incentives available to support the rehabilitation of the structures. Asana expressed their interest in those programs, and the high value they place on historic buildings. Brian Purcell, managing director at Asana, was quoted in the Denver Post, saying, “We plan to invest the necessary capital to both restore and preserve the historic nature of these buildings within their existing footprint and improve the spaces to meet the expectations of today’s retail and creative office tenants.”

In addition to the full Larimer Square Historic District, which includes 22 buildings, the purchase also included buildings on Market Street just west of the block, including the Larimer Square parking structure. These buildings are located in the Lower Downtown Historic District and protected by that specific ordinance, first adopted in 1988.

To learn more about the block, its protections, and the issues at hand, see the Larimer Square FAQ below.

Frequently Asked Questions About the Future of Larimer Square 

Q: Why is everyone talking about Larimer Square these days?

In 2018 the long-time owner of Larimer Square proposed ideas to redevelop the historic district.  The first plan called for adding two new towers on Larimer Square, one as high as 40 stories and a second up to 10 stories.  That plan was later shelved, but Larimer Square’s owner and development partners continued to pursue redevelopment concepts, and there was significant uncertainty about what might happen. In December 2020 new owners purchased the block and have thus far signaled their intent to continue the legacy of rehabilitation and preservation.

Q: How did Larimer Square become a historic district?

Larimer Square is Denver’s oldest block of commercial buildings, some dating back to the 1870s.  The buildings and the block were saved from demolition in the late 1960s by historic preservation pioneer, Dana Crawford, who transformed the block into a shopping and entertainment district. Larimer Square was designated as a historic district—Denver’s first—in 1971 by Denver City Council.

Q: Does Larimer Square have to stay exactly as it is?

Change and evolution have been key ingredients in Larimer Square’s success.  Shopping and dining attractions have changed over the nearly fifty years since its historic district designation, and new buildings have been added over time and could be expanded in the future. In fact, the block’s design guidelines would allow more than 200,000 square feet of new construction within the height limits set for Larimer Square and the adjacent Lower Downtown Historic District.  Such design changes would need to be reviewed and approved by the Landmark Preservation Commission or the Lower Downtown Design Review Board.

Q: What uses are allowed in the historic district? 

Larimer Square’s historic district status allows for a wide range of building uses, including affordable housing, offices, hospitality, artist spaces, retail and restaurants, or innovations that no one has thought of yet. The building uses are only governed by zoning regulations, so Larimer Square’s owners are free to choose the uses that best meet their needs and community desires. 

Q: Is Larimer Square in LoDo? 

Not technically.  Larimer Square is immediately adjacent to the Lower Downtown Historic District (LoDo), which was enacted by Denver City Council in 1988 as a result of Larimer Square’s success.  The special context and human scale of both districts are valued in the design guidelines that are a part of the historic district designations. 

Q: Is the Larimer Square parking garage on Market Street part of the Larimer Square Historic District?

The Market Street parking garage is owned by Larimer Square’s ownership, but it’s not part of the Larimer Square Historic District.  It is within the Lower Downtown Historic District and was built to meet the height and design guidelines that are specific to LoDo. 

Q: How does the City & County of Denver manage change in historic districts like Larimer Square?

Changes to historically designated buildings and districts are allowed, and there are design review processes in place to accommodate these changes. As buildings change and evolve, the new features sought by building owners—ranging from new additions, signage, to window and door treatments—are reviewed by Denver’s Landmark Preservation Commission or Lower Downtown Design Review Board to ensure they are compatible with the design, scale, architectural features and building size (including height) that make the district distinctive.   

Q: What about proposed changes to the ordinance that established the historic district?

Three years ago the then-owners of Larimer Square presented plans for additional towers on or next to the block that would exceed the height standards for the two adjacent historic districts, and continued to publicly contemplate such changes.  Doing so would require City Council and the Mayor to approve amendments to the district’s legal protections and design guidelines (after review by the Landmark Preservation Commission or Lower Downtown Design Review Board).  Changes to Larimer Square—including new buildings or additions—that do not require amendments and are within the district’s legal guidelines would need approval only by the Landmark Preservation Commission or the Lower Downtown Design Review Board.

Q: Would changes to Larimer Square’s historic district designation and ordinance affect other historic districts and landmarks?

Due to Larimer Square’s status as the city’s first protected historic district, altering its legal protections and design guidelines would open a Pandora’s Box of uncertainty for the city’s 53 historic districts, including the entire Lower Downtown Historic District, and the nearly 350 individually designated landmarks in Denver.   

Q: What is the condition of the historic buildings in Larimer Square? Can they be repaired?

The buildings in Larimer Square do require reinvestment, as all buildings do every generation.  Repairs to the stone, decorative elements, windows and doors, as well as roofs and foundations, are common on historic buildings.  Overhauls to plumbing, electrical and HVAC systems are also needed, and some require structural reinforcement to ensure that the buildings remain strong long into the future.  Many owners have undertaken this work in nearby LoDo and beyond.

Q:  Are there financial tools available to support the repair and stabilization of Larimer Square’s buildings?

Yes.  There are several programs designed to support property owners in maintaining significant buildings, because keeping these buildings healthy and vibrant has extraordinary benefits for the community.  Federal, state and local funding options that can total millions of dollars are available to support renovations and rehabilitation. The amount of public and private funding and financing needed at Larimer Square should be driven by a thorough, independent analysis of the buildings’ conditions to accurately determine the renovation costs.

Q: Did the owners of Larimer Square made a formal application or proposal to redevelop Larimer Square?

No.  In February 2018, Larimer Square’s owners announced redevelopment plans to add two towers to the block.  No formal plan was submitted to the City, and the owners have since said they will not pursue their original concept. A six-month long advisory committee was then formed by the owners to review various options and challenges with Larimer Square, but the committee reached no consensus regarding large-scale redevelopment. At the end of 2020 the owners sold the block to Asana Partners, and they have not indicated any interest in amendments to the historic district protections.

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