Federal Colorado Female-Headed Households and Denver's Development Future 76 70 Vasquez Quebec Pena Sheridan 6 6th Alameda Colorado Colfax Leetsdale Wadsworth Sheridan Santa Fe 25 University Hampden 285 Female Headed Households: Percent of all Households 225 < 5% Havana 6-8% 9-10% 11-15% > 15% "Blueprint Denver"
Mobile Home Parks and Areas Targetted for New Development Mobile Home Park Units 0-50 51-200 201-500 501-766 Targeted Growth Centers New Development Planned Mobile home communities provide affordable housing across the Denver region. Unfortunately, mobile home parks are often seen negatively by officials seeking to catalyze new development, and they often lie along transit corridors, which are now prized for profitable "Transit-Oriented Development." Residents of such Mobile home communities are at risk of gentrification and displacement (e.g., on east or west Colfax, in Loveland, just north of the Boulder Turnpike/I-25 interchange, or along the Santa Fe corridor). 36 25 270 76 In 1995, following the closure of Fitzsimmons Army base near I-225 and Colfax, and seeking to catalyze new development in the area, a New Aurora ordinance increased the minimum distance between trailer homes, requiring elimination of many mobile home units, without exception for financial difficulty. In 1999, as the city sought to attract high-end development to the area, a new zoning ordinance prohibited any new mobile home parks in the area, and declared all existing parks "non-conforming." Aurora city council member Bob Legare lamented that "it's our intention as a city to clear this area out for redevelopment." 6 70 North Mobile Home Parks Fort Collins 285 225 470 Loveland 25 Greeley UV 470 Longmont 76
For builders and lenders, [Smart Growth] represents a tremendous investment opportunity. This market is spurred by a need for low-cost housing and lifestyle options and a population that has grown tired of increasingly long commutes and clogged lanes of traffic. Land Development Today Journal
Make no mistake: Cherokee s bottom-line commitment is to delivering returns to its investors... Darden says his goal is to give his investors an annual return of more than 20 percent actual returns to date have been significantly higher. -- Cherokeefund.com, homepage Cherokee Investment Partners.
Missing the Target? Denver Median Incomes vs. IHO Target Incomes $70,000 $60,000 $50,000 $40,000 $30,000 $20,000 $10,000 $0 Denver Renter Median Income Renter Income Targeted by IHO Denver Median Income For-Sale Income Targeted by IHO Series1 $31,462 $55,900 $43,978 $66,405
30,000 25,000 20,000 15,000 10,000 5,000 0 Number of Rent Burdened Denver Households: 2004 IHO Target Income Range Number of Rental Households Number "Rent Burdened" Less than $10,000 $20,000-$34,999 $35,000-$49,999 $50,000-$74,999 $75,000-$99,999 Over $100,000 Household Income Range $10,000-$19,000
Number of Affordable Denver Rental Units Gained or Lost by AMI level: 1992-2005 4000 3000 2000 1000 0-1000 -2000-3000 -4000-5000 80% AMI 50% AMI 30% AMI
Denver hopes to develop creative tax and financing tools to mitigate [gentrification], but public policy that attempts to regulate market forces does so at its own peril. -- Jennifer Moulton, Former Denver Planning Director, From her Smart Growth White Paper, Ten Steps to a Living Downtown
Santa Fe Monaco Peoria Carr Knox Osage Fox Monaco Quebec Havana Sable Uvalda Subsidizing Development Along Denver's Urban Frontier 58th Jewell Ralston 52nd 20th 58th County Hwy 58 52nd Yale 64th Lowell 44th Highlands Garden Village County Hwy 180 County Hwy 181 County Hwy 34 Webster Marshall 13th Mississippi Jewell Jefferson Harlan Jewell Comparative Housing Values 6 Bear Valley Shopping Ctr Lowest Values (Base) 166% of Base 233% of Base 300% of Base 32nd 26th Morrison Florida Dartmouth Lowell Knox Regis Irving Irving Irving Ramp Amherst Exit 3 Zuni 23rd Ramp 38th Pecos Speer Auraria Tejon Dartmouth Exit 4 15th Fox 14th Inca Kalamath 44th Florida 22nd 19th Lincoln Broadway Evans 6th Iowa Washington 45th Logan Brighton 19th Speer Downing Park Marion 58th 76 70 350% of Base Knox Speer 400% of Base 450% of Base 20th LoDo Projects Broadway Mktplace 285 530% of Base 600% of Base Ramp Post Gates High York 8th Buchtel 58th 26th 1st 1st University University York York 45th The Point City Park South Josephine Steele Yale Steele Evans 48th Ramp 46th Dahlia Square Martin Luther King 17th Ave Hale 8th Frontage U Hills Shopping Ctr 270 Yale Stapleton 6th Avenue Exit 202 Univ. Hills Shopping Ctr Subsidized Urban Redevelopment Projects Evans 64th 56th Montview Monaco Monaco Quebec Quebec Quebec 5th 6th Lowry Tamarac 29th Uinta Lowry Stapleton Iliff Yosemite Yosemite 11th 6th Del Mar 6th 51st 47th Havana 47th Moline Del Mar Alameda Exposition Iliff Bethany 56th Tulsa Exit 281 Peoria Peoria Jewell Peoria 51st Baranmor Del Mar 13th Alameda Crown Albrook Potomac Mississippi Exit 4 Maxwell Exit 8 Abilene Yale 225 Ramp 51st Ramp Cimarron Iliff Smith Sable Sable Jewell Bolling 46th 53rd Chambers Hampden Yale In the last decade, Denver officials have spent millions subsidizing upscale new urban renewal developments, strategically located along Denver's property values frontier line. The developments are meant to penetrate Denver's poorer communities, raise property values and introduce a new "creative class" demographic into previously low-income areas. Too often these subsidized redevelopment projects include little to no lowerincome housing, so that the predictable result of the success of these projects has been to catalyze the gentrification of surrounding communities, with lower-income uses and residents displaced in favor of the high end and the more affluent. "Many low income residents were displaced by condo conversion, redevelopment of affordable properties into luxury high rises and the demolition and redevelopment of some deeply subsidized affordable rental housing projects. Since 1974, Denver has lost almost 3,000 single room occupancy (SRO) units to redevelopment." -- The Denver Commission to End Homeless, describing downtown development history
MARSTON Bleached Barrios and Gentrified Ghettos: Growing White Population Correlated with TIF Investment REGIS BERKELEY CHAFFEE SUNNYSIDE GLOBEVILLE ELYRIA SWANSEA STAPLETON WEST HIGHLAND HIGHLAND FIVE POINTS COLE WHITTIER CLAYTON SKYLAND NORTHEAST HILL NORTH HILL SLOAN LAKE WEST COLFAX VILLA BARNUM WEST BARNUM SUN VALLEY LODO LA ALMA/ LINCOLN PK VALVERDE BAKER CAPITOL HILL SPEER CITY WEST CHEES- MAN CTRY CLUB CITY CONGRESS CHERRY CREEK SOUTH HILL HALE HILLTOP MONTCLAIR EAST COLFAX LOWRY FIELD WESTWOOD MAR LEE HARVEY ATHMAR RUBY HILL COLLEGE VIEW OVERLAND WASHINGTON WASHINGTON BELCARO CORY- MERRILL PLATTE CHEESMAN UNIVERSITY UNIVERSITY ROSE- DALE UNIVERSITY VIRGINIA VALE VIRGINIA VILLAGE WINDSOR MARSTON HARVEY SOUTH WELLSHIRE UNIVERSITY HILLS HAMPDEN FORT LOGAN HAMPDEN SOUTH KENNEDY TIF Investment: 1990-2000 $200,000 - $4,700,000 $4,700,001 - $9,000,000 $9,000,001 - $16,740,000 $16,740,001 - $53,199,000 $53,199,001 - $85,944,000 Change in White % of Pop 15% -73% Decline 5% -14% Decline 0% - 4% Decline 1-5 % Growth 6% -26% Growth Tax Increment Financing (TIF) is a development subsidy tool that allows Denver to divert tax dollars to subsidize desired development projects. TIF subsidized developments include the Pavilions, LoDo lofts and hotels, Stapleton and Lowry.
MARSTON Bleached Barrios and Gentrified Ghettos: Shrinking Affordable Housing Stock Correlated with TIF Investment REGIS BERKELEY CHAFFEE SUNNYSIDE GLOBEVILLE ELYRIA SWANSEA STAPLETON WEST HIGHLAND HIGHLAND FIVE POINTS COLE WHITTIER CLAYTON SKYLAND NORTHEAST HILL NORTH HILL SLOAN LAKE WEST COLFAX VILLA BARNUM WEST BARNUM SUN VALLEY LODO LA ALMA/ LINCOLN PK VALVERDE BAKER CAPITOL HILL SPEER CITY WEST CHEES- MAN CTRY CLUB CITY CONGRESS CHERRY CREEK SOUTH HILL HALE HILLTOP MONTCLAIR EAST COLFAX LOWRY FIELD WESTWOOD MAR LEE HARVEY ATHMAR RUBY HILL COLLEGE VIEW OVERLAND WASHINGTON WASHINGTON BELCARO CORY- MERRILL PLATTE CHEESMAN UNIVERSITY UNIVERSITY ROSE- DALE UNIVERSITY VIRGINIA VALE VIRGINIA VILLAGE WINDSOR MARSTON HARVEY SOUTH WELLSHIRE UNIVERSITY HILLS HAMPDEN SOUTH HAMPDEN KENNEDY FORT LOGAN 1990-2000 TIF Investment 30% AMI Rental Unit Loss $200,000 - $4,700,000 < 100 units,or Gain $4,700,001 - $9,000,000 101-200 units $9,000,001 - $16,740,000 201-400 units $16,740,001 - $53,199,000 401-830 units Tax Increment Financing (TIF) is a development subsidy tool that allows Denver to divert tax dollars to subsidize desired development projects. TIF subsidized developments include the Pavilions, LoDo lofts and hotels, Stapleton and Lowry. $53,199,001 - $85,944,000
MARSTON Bleached Barrios and Gentrified Ghettos: Rising Property Values Correlated with TIF Investment REGIS BERKELEY CHAFFEE SUNNYSIDE GLOBEVILLE ELYRIA SWANSEA STAPLETON WEST HIGHLAND HIGHLAND FIVE POINTS COLE WHITTIER CLAYTON SKYLAND NORTHEAST HILL NORTH HILL SLOAN LAKE WEST COLFAX VILLA BARNUM WEST BARNUM SUN VALLEY LODO LA ALMA/ LINCOLN PK VALVERDE BAKER CAPITOL HILL SPEER CITY WEST CHEES- MAN CTRY CLUB CITY CONGRESS CHERRY CREEK SOUTH HILL HALE HILLTOP MONTCLAIR EAST COLFAX LOWRY FIELD WESTWOOD MAR LEE HARVEY ATHMAR RUBY HILL COLLEGE VIEW OVERLAND WASHINGTON WASHINGTON BELCARO CORY- MERRILL PLATTE CHEESMAN UNIVERSITY UNIVERSITY ROSE- DALE UNIVERSITY VIRGINIA VALE VIRGINIA VILLAGE WINDSOR MARSTON HARVEY SOUTH WELLSHIRE UNIVERSITY HILLS HAMPDEN SOUTH HAMPDEN KENNEDY FORT LOGAN 1990-2000 (Denver) TIF Investment Property Value Growth $200,000 - $4,700,000 32% - 200% $4,700,001 - $9,000,000 201% - 250% $9,000,001 - $16,740,000 251% - 300% $16,740,001 - $53,199,000 301% - 819% $53,199,001 - $85,944,000 Tax Increment Financing (TIF) is a development subsidy tool that allows Denver to divert tax dollars to subsidize desired development projects. TIF subsidized developments include the Pavilions, LoDo lofts and hotels, Stapleton and Lowry.
Imbalanced Housing at Stapleton: Current Plan 90% 80% 70% 60% 50% % of All Denver Households 40% 30% % of Units Affordable to these Households 20% 10% 0% Below $55,000 income Below $40,000 income Below $30,000 income Above $55,000 income Stapleton s publicly subsidized housing units will be affordable to only a small minority of Denver s residents. Stapleton s housing plan reflect an attempt to bring thousands of new, wealthy residents into Denver, thereby redesigning Denver s demographic base by driving up the median income.
Fox Fox Gentrification Pressure Along Downtown Frontier Line Columbus Park 38th Affluent and lowincome neighborhoods are divided in downtown Bryant Webster Denver Elem School along the 20th street "frontier line." Since 2000, upscale developments have begun to creep across 20th street, bringing new investment and attracting affluent new residents to traditional lowincome communities. With developments City Of Cuernavaca Park like East Village, 30thwhich Park will introduce hundreds upscale housing units into a former public Valdez housing Elementary community, School gentrification and displacement Commons Park pressures can be Coors Field expected to grow. 32nd Exit 212b Water Six Flags Elitch Gardens Pepsi Center Ramp I 25 Exit 212a Auraria Us Hwy 40 15th Pecos Osage I 25 Confluence Park Univ Of Colorado - Denver Denver Performing Arts Center Lawrence Speer Auraria 20th Wazee Walnut Univ Of Colorado - Denver Denver Community College 14th I 25 Speer I 25 38th Fox 23rd Skyline Park 1990 23rd State Hwy 33 Gilpin 24th St Elem School 19th 22nd Broadway Lincoln Park Brighton Lawson Park Ebert Elementary School Benedict Fountain Park 19th War Memorial Park Us Hwy 40 Civic Center Park State Capital Bldg Annunciation High School Cole Middle School Morrison Park Curtis Park Gilpin Elementary School 26th Saint Charles Park Manual High School Whittier Elementary School Saint Joseph Hospital Childrens Hospital Park Park Avenue Hospital Development Frontier line One Household Earning Over $100,000 Post-2000 Developments #0Post Properties City Of Cuernavaca Park!> 30th Park East Village Confluence Park Six Flags Elitch Gardens Pepsi Center Columbus Park Bryant #* Webster Lofts or Elem Condos School Valdez Elementary School Ramp Speer Water 32nd I 25 Exit 212a Auraria Us Hwy 40 15th Pecos Osage I 25 20th Commons Park Wewatta Auraria Wazee Walnut 38th Coors Field Skyline Park Univ Of Colorado - Denver Univ Of Colorado - Denver Denver Performing Arts Center Denver Community College 14th 38th I 25 I 25 Fox 2000 23rd 23rd 19th State Hwy 33 #* #* #* #* #* #* Gilpin 24th St Elem School Broadway Brighton Lawson Park Ebert Elementary School!> #0 Benedict Fountain Park Lincoln Park War Memorial Park Civic Center Park State Capital Bldg Saint Charles Park Annunciation High School Cole Middle School Morrison Park Curtis Park Gilpin Elementary School Fuller Park Us Hwy 40 26th Manual High School Whittier Elementary School Saint Joseph Hospital Childrens Hospital Park < Double-click to enter text > F Park Avenue Hospital
Regional Racial Change: White Residents as Percent of Population Eaton Fort Collins Windsor Johnstown--Milliken Greeley Non-Latino Whites as % of Population Percentage Change: 1990-2000 -10 to -24% Although the racial makeup of much of the region changed only slightly between1990 and 2000, there were four areas that experienced dramatic change: (1) central and northeast Denver, which saw non-latino Whites grow rapidly as a percent of the population, and (2) southwest Denver, (3) the North Denver suburbs (e.g., Thornton, Northglenn, Westminster), and the (4) Greeley area, which saw a dramatic reduction of whites as a -5% to -9% Boulder Longmont Lafayette--Louisville 36 25 Dacono Brighton 76-4% to +4% +5% to +20% +21% to +74% A Regional Racial Dividing Line One of the region's most pronounced dividing lines between areas experiencing rapid growth and rapid decline in white population is northeast Denver. This area is starkly divided between the trendy new Stapleton development, which has attracted investment and white residents in surrounding areas, and the Elyria/Swansea, Globeville and Commerce City areas which continue to suffer from disinvestment and are home to growing concentrations of Latinos and African-Americans. 6 270 Denver--Aurora 70 76 270 74th 85 2 Commerce City Rocky Mtn Arsenal Globeville Evergreen 285 UV 470 Roxborough Park Castle Rock 225 470 Clayton Vasquez Colorado Elyria Swansea 70 North Park Hill Stapleton Montbello Colfax Lowry Colfax
Denver Average Wages vs. Wages at TIF Projects (2004) $25.00 $20.00 $20.28 $15.00 $10.00 $5.00 $11.15 $9.95 $9.20 $8.46 $0.00 Denver PMSA Average Hourly Wage Denver PMSA Retail Hourly Wage Broadway MktPlc Quebec Sq Pavilions
Sheridan Bd Smart Growth Along Denver's Urban Frontier LoDo projects Post/East Village Hope VI I-70 Elitches Colfax Av 6th Av Federal Bd Alameda Av Colorado Bd Leetsdale Dr Stapleton I-25 Wadsworth Bd Hampden Av Gates Colorado Bd <Double-click here to enter text> Valley Highway Hampden Av. Havana St. Percent Non-White by Census Tract < 20% 20% - 35% 36% - 60% 61% -75% > 75% denhwys denvoutline
The Campaign for Responsible Development A project of FRESC, the Front Range Economic Strategy Center The Campaign for Responsible Development (CRD) is a diverse coalition of unions, community organizations and neighborhood residents. The CRD works to maximize economic opportunities for Denver s families and communities at publicly subsidized redevelopment projects. Redevelopment builds economic opportunity and stronger local communities when it creates jobs that support families through good wages and health care, builds more affordable housing, and promotes neighborhood and environmental safety. To achieve these goals, the CRD has proposed a community benefits agreement that includes commitments in each of these areas for the publicly subsidized Cherokee-Gates redevelopment. For more information about the CRD, visit www.fresc.org, or call us at 303-477-6111x16. The following have joined the Campaign for Responsible Development coalition and are supporting or participating in the CRD s negotiation of a comprehensive community benefits agreement with the Cherokee Corp. on the redevelopment of the Gates Rubber factory site in south-central Denver: 9 to 5, National Association of Working Women Colorado (co-chair) Advocates for a Diverse Denver Agape Christian Church American Federation of State, County, & Municipal Employees (AFSCME), Local 158, Council 76 Association of Community Organizations for Reform Now (ACORN) Colorado Atlantis Community Corporation/Adapt Bayaud Industries Capitol Hill United Ministries Centro Bienestar San José Colorado AFL-CIO Colorado Alliance for Retired Americans Colorado Building & Construction Trades Council (CBCTC) Colorado Catholic Conference (CCC) Colorado Environmental Coalition (CEC) Colorado Federation of Public Employees (CFPE) Colorado Fiscal Policy Institute Colorado People s Environmental and Economic Network (COPEEN) Colorado Progressive Coalition (CPC) Colorado Public Interest Research Group (CoPIRG) Colorado Women s Agenda Communication Workers of America (CWA), Local 7777 Community Outreach Service Center 140 Sheridan Boulevard, Denver, CO 80226 Phone: 303.477.6111 Fax: 303.477.6123 www.fresc.org
Community Resource Center Denver Area Labor Federation (DALF) (co-chair) Denver Area Youth Services Denver Classroom Teachers Association (DCTA) Denver Inner City Parish Denver Reintegration Working Group (Employment Committee) Denver Urban Ministries (DENUM) El Centro Humanitario Eco-Justice Ministries The Empowerment Program Ethical Trade Action Group (E-TAG) Hotel Employees & Restaurant Employees (HERE), Local 14 International Association of Machinists & Aerospace Workers (IAM), Local 1886 International Brotherhood of Electrical Workers (IBEW), Locals 68 and 111 International Union of Operating Engineers (IUOE), Local 9 International Union of Painters and Allied Trades (IUPAT), Local 79 Jobs with Justice Colorado Labor s Community Agency Laborers International Union of North America (LIUNA), Local 720 Metropolitan Organizations for People (MOP) Micro Business Development Corporation Mountain West Regional Council of Carpenters (MWRCC) National Association of Letter Carriers (NALC), Branch 5996 Pipefitters (UA), Local 208 Platt Park Residents Coalition Plumbers (UA), Local 3 Progress Now! Project WISE Renters Education Association for Colorado Tenants (REACT) Save Our Section 8 (SOS 8) Colorado Service Employees International Union (SEIU), Local 105 Sheet Metal Workers International Association (SMWIA), Local 9 St. Francis Employment Center United Food & Commercial Workers (UFCW), Local 7 Washington Park United Church of Christ Westside Ministry Alliance Last Updated January 27, 2006