elyria/swansea neighborhood assessment · elyria/swansea neighborhood assessment - draft...

●E L Y R I A / S W A N S E AN E I G H B O R H O O D A S S E S S M E N T

●

N O V E M B E R 7 , 2 0 0 3

◗T A B L E O F C O N T E N T S

I. IntroductionA. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2B. Process and Public Involvement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2C. Neighborhood Location. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2D. Overview and History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3E. Neighborhood Vision, Plans, and Studies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5F. Notable Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7G. Significant Indicators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8H. Preliminary Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

1. Land Use and Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102. Mobility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 113. Housing and Economic Activity. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 114. Legacies, Preservation and Urban Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115. Community Facilities and Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 126. Social and Cultural Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 127. Environmental Sustainability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 128. Public Safety and Health . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

I. Recommendations for Next Steps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

II. DemographicsA. Demographic Conditions and Indicators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15B. Educational Level . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19C. Significant Demographic Trends and Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

III. Land Use and ZoningA. Existing Land Use,Trends, and Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21B. Existing Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26C. Planned and Current Development Projects and Trends . . . . . . . . . . . . . . . . . . . 27D. Recent Plans and Studies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27E. Preliminary Land Use and Zoning Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . 29

IV. HousingA. Housing Conditions and Indicators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

1. Housing Unit Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 332. Inventory of Housing Types. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 333. Homeownership and Tenancy Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

T A B L E O F C O N T E N T S

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4. Housing Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33B. Preliminary Housing Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34

V. Urban Design and LegaciesA. Existing Urban Form . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36B. Historic Structures and Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

1. Local Designation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 362. Designation Eligible. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

C. View Protection Status . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36D. Preliminary Urban Design and Legacies Conclusions. . . . . . . . . . . . . . . . . . . . . . 37

VI. Environmental SustainabilityA. Existing Floodplains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39B. Existing Landfill Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39C. Existing Areas of Environmental Concern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40D. Preliminary Environmental Sustainability Conclusions. . . . . . . . . . . . . . . . . . . . . 42

VII. MobilityA. Street System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44

1. Street Classification and Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 442. Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

B. Existing Transit Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46C. Existing Bicycle Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47D. Neighborhood Infrastructure: Streets,Alleys, and Sidewalks . . . . . . . . . . . . . . . . . 47E. Planned and Current Transportation Projects and Issues . . . . . . . . . . . . . . . . . . . 47F. Preliminary Mobility Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

VIII. Economic ActivityA. Employment and Income Conditions and Indicators . . . . . . . . . . . . . . . . . . . . . . 51

1. 2000 Employment Within Neighborhood, by Major Industrial Sectors. . . . . . . 512. Existing Businesses, by 4 Digit SIC Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . 523. 1999 Economic Assessment Study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 544. Average Household Income. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 555. Income and Poverty Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

B. Economic Development Trends and Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57C. Preliminary Economic Activity Conclusions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

IX. Parks and Open SpaceA. Existing Parks and Open Space,Trends and Issues . . . . . . . . . . . . . . . . . . . . . . . . 61B. Preliminary Parks and Open Space Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . 61

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T A B L E O F C O N T E N T S

X. Community Facilities and AssetsA. Neighborhood Organizations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63B. Public and Quasi-Public Facilities and Services. . . . . . . . . . . . . . . . . . . . . . . . . . . 64

1. Library. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 642. Schools and Educational Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 653. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65

C. Preliminary Community Facilities and Assets Conclusions . . . . . . . . . . . . . . . . . 66

XI. Public Safety and HealthA. Crime Indicators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68B. Police Station . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69C. Fire Stations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69D. Health Indicators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69E. Public Health Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71F. Preliminary Public Safety and Health Conclusions . . . . . . . . . . . . . . . . . . . . . . . . 71

XII. AppendicesI. Elyria-Swansea Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 II. Elyria-Swansea Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76III. Summary of Neighborhood SWOT Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79IV. Data Sources and Bibliography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87V. National Western Stock Show Master Plan Summary . . . . . . . . . . . . . . . . . . . . . . 88VI. Acknowledgements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90

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●I . I N T R O D U C T I O N●

I N T R O D U C T I O N

◗A. PURPOSE AND INTENT

This assessment documents the current conditions in the Elyria/Swansea statistical neighborhood in theterms proscribed by Denver’s Comprehensive Plan 2000 and Blueprint Denver: An IntegratedLand Use and Transportation Plan. These two guiding documents have placed a priority on housing,mobility, land use, environmental sustainability, and protection of Denver’s historical legacies. Thisdocument is not intended to be a plan, but is intended to provide a foundation of data and informationfor planning to be done in Elyria/Swansea. The intent is to provide an overview of the neighborhoodfrom data that was readily available.This data will be available and helpful to those involved in planningand development projects within the Elyria/Swansea neighborhood and to assist Denver city agencies inmaking planning and public investment decisions that affect this neighborhood.

◗B. PROCESS AND PUBLIC INVOLVEMENT

This Elyria/Swansea Neighborhood Assessment includes both quantitative data and qualitativeobservations and analysis. The charts and graphs are based on information from the United States Census,City and County of Denver, and Denver Regional Council of Governments. This published research datawas supplemented by a reality check and assessment of the neighborhood’s strengths, weaknesses,opportunities, and threats as perceived by the citizens of the neighborhood. This SWOT analysis wasconducted by the staff of the Department of Community Planning and Development (CPD). A summaryof the Elyria/Swansea neighborhood SWOT analysis is presented in the Appendix and the issues identifiedby the public are incorporated throughout this assessment.

◗C. NE IGHBORHOOD LOCATION

As noted on the Elyria/Swansea Location Map, Elyria/Swansea is located in north Denver and is boundedby 52nd Avenue, Brighton Boulevard, and 54th Avenue on the north, by the South Platte River on thewest, by 38th Street and 40th Avenue on the south, and by Colorado Boulevard on the east. York Street isthe common boundary between Elyria and Swansea. Federal 2000 U.S. Census data is collected jointly for

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51ST AVE.

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BEEKMAN PL.

50TH AVE.

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44TH AVE.

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42ND AVE.

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Elyria/Swansea as together they comprise Census Tract 35.

◗D. OVERVIEW AND HISTORY

Elyria and Swansea have their own unique history yet both neighborhoods share common historicalfeatures. In the mid-19th century, Denver was a miners’ town and therefore settlements began to formaround it. The Elyria/Swansea area was the site of two of these early settlements.

The two neighborhoods were favored due to their proximity to the South Platte River and their flatterrain. Such natural resources and topography, while unappealing to some, were highly valued byindustry and commerce. Among those attracted by the expanding economic opportunities were theSlavic immigrants who settled in Swansea and Elyria in the mid-19th century when the twoneighborhoods were part of Arapahoe County.

Research indicates that the Swansea neighborhood was apparently named by early settlers after themining seaport town of Swansea in Wales. Swansea was established around 1870, after the KansasPacific and Union Pacific Railroads were completed. At that time, a demand for smelter facilities arose.Methods for extracting gold from ore had previously been perfected at the smelter in Black Hawk,Colorado. To satisfy demand, a company was organized and a sizeable parcel of land in the area nowcalled Swansea was acquired at the junction of the two railroads. Apparently, due to the mismanagementand misapplication of the Black Hawk smelter process, the Swansea smelting process works was shutdown and abandoned. About 1875, the Village granted H. G. Bonds, Mein Fisher, and Charles Ruter aright-of-way for a “steam railroad” in Swansea. However, the proposed railroad was never built and theright-of-way grant was repealed by the Swansea Town Council in 1881. Although the annexations of thisarea are complicated, the area generally identified in this assessment as Swansea was annexed to Denverin 1883 and 1902.

Elyria demonstrated a substantial amount of political savvy in addressing the issues of the day. Leadersand residents debated the enforcement of gambling ordinances as opposed to the taxing of earnings. Infact, five of the taverns frequented by Denverites were annexed into Elyria’s boundaries between 1898and 1900. The Elyria Town Hall was also a cultural center, where both nationally known and local artistsperformed. In February of 1940 the former Town Hall was demolished, after it was no longer needed asa fire station.

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Elyria was platted on March 29, 1881 by A.C. Fisk and C. F. Liner, President and Treasurer of the DenverLand and Improvement Company. Elyria was named by Mr. Fisk after his hometown of Elyria, Ohio. TheElyria residents voted in favor of incorporation as a village on August 2, 1890. Elyria’s focal point was theTown Hall, built in 1894 at the corner of East 47th Street and Brighton Boulevard. Elyria was annexed toDenver in 1902.

Elyria demonstrated a substantial amount of political savvy in addressing the issues of the day. Leadersand residents debated the enforcement of gambling ordinances as opposed to the taxing of earnings. Infact, five of the taverns frequented by Denverites were annexed into Elyria’s boundaries between 1898and 1900. The Elyria Town Hall was also a cultural center, where both nationally known and local artistsperformed. In February of 1940 the former Town Hall was demolished, after it was no longer needed as afire station.

Prior to the turn of the 20th century, 23% of the residential blocks in the Elyria/Swansea area were atleast half developed. However, most of this early growth was established in Elyria. By 1901 Elyria had1,881 residents. Frank Hall, in his History of Colorado (1901) praised the village as being “one of thefine suburbs of Denver…quite populous, well-built, and progressive.” By 1929, most of Elyria’s housingunits had already been developed.

Aside from its large amount of industrial and commercial development, the greatest influence on theElyria/Swansea area environment has been Interstate 70, which was constructed directly through bothneighborhoods in the early 1960s despite the concerns and warnings of area residents and businessowners. The viaduct was opposed based on the contention that it would be a significant visualdetraction and would decrease neighborhood property values.

Despite Interstate 70’s construction and its major impact upon Elyria and Swansea, the physical characterof both Swansea and Elyria has remained basically stable since the end of World War II. Small sections ofwell maintained single family homes have been interspersed with larger areas of commercial andindustrial development.

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◗E . NE IGHBORHOOD VISION, PLANS, AND STUDIES

The Swansea/Elyria Neighborhood Plan was adopted in February of 1983 and remains the onlyneighborhood plan completed for both neighborhoods. The River North Plan, adopted in July of2003, includes a sizeable area of Elyria west of York, between 40th Avenue and I-70. This part of Elyriaincludes the Union Pacific Multi-Modal Railroad Yards and is the site of the Regional TransportationDistrict’s proposed rail transfer station in the vicinity of 40th Street/40th Avenue.

Swansea/Elyria’s planning challenge is significant given the historical built-in tensions and industrial-residential land use conflicts that remain. The Swansea/Elyria Neighborhood Plan identified keygoals for the area to include maintaining a stable living and working environment, improving thephysical environment, rehabilitating, protecting and expanding the housing stock, discouraging theexpansion of industrial and commercial uses into existing residentially zoned and used areas except toimprove the residential desirability of the area, encouraging the industrial development of vacantindustrially zoned land, providing convenient access to and from the neighborhood while minimizingadverse impacts, and providing community facilities and services to the neighborhood. TheSwansea/Elyria Neighborhood Plan contained a number of useful recommendations to address theissues and goals it identified. Some of the Plan’s recommendations have been fully or partiallyimplemented, some have not been implemented but remain valid, while some recommendations need tobe rethought within a broader context and in view of changing conditions and opportunities. ThePlan’s vision and goals were clear for its residential areas but needed to be clarified for the long rangereuse and redevelopment of its large industrial, institutional, and other non-residential areas.

In the fall of 1989 the Denver Planning and Community Development Agency issued itsSwansea/Elyria Charrette Report. It summarized the charrette community meetings it held at theNational Western Stock Show on June 22-24, 1989 that addressed various neighborhood issues withcommunity leaders. The issues it addressed were similar to those identified in the 1983Swansea/Elyria Neighborhood Plan and included circulation and transportation, land use andzoning, city services, housing and economic development, and communications and neighborhoodorganization. It also addressed some new issues, such as urban design and environmental health. Thevision and recommendations presented was similar to that contained in the neighborhood plan in that itenvisioned a future that included stable residential areas, upgraded non-residential areas, nearby

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T h e 1 9 8 3 E l y r i a / S w a n s e a

N e i g h b o r h o o d P l a n


employment for residents, green spaces, and an attractive public environment. It addressed possibleprojects and opportunities including the National Western Stock Show/Coliseum expansion, the I-70Brighton Boulevard ramps, marketing of vacant industrial land and buildings and an RTD light rail link.While the Swansea/Elyria Charrette Report updated the neighborhood plan in some neededrespects such as its urban design analysis, the planning initiative did not result in a vision of necessarydepth and breadth of analysis, nor develop the ongoing planning consensus and implementation tools,nor sustain the commitment of resources that Swansea/Elyria needed and continues to need.

Like many lower and moderate income neighborhoods, Elyria/Swansea have not benefited from strongorganized leadership from its residential and business communities until the past half decade or so.Consequently, they have been at a competitive disadvantage in asserting their needs and issues and inseeking and receiving City resources commensurate with the needs and opportunities form the City andother funding sources. However, in the late 1990’s the neighborhoods began to get better organized,started advocating for itself more effectively, and started putting together planning and developmentprojects to improve the area. A study completed in January, 1999, Economic Assessment of theElyria/Swansea Neighborhoods of Denver, Colorado, was prepared by the Colorado Center forCommunity Development at the University of Colorado at Denver. This report made a partial butsignificant contribution in filling the information gap in the area’s economic development condition andprospects and provided information useful to the broader planning and development challenges facingElyria and Swansea.

Denver’s Community Planning and Development Department prepared a small area plan during 2002-2003 called the River North Plan. The study area covered in the River North Plan is generallylocated north and east of downtown between Park Avenue West and Interstate 70. It excludes portionsof Elyria and Swansea that are primarily residential and the portion of the neighborhood north of I-70.Most of the area within the River North area is designated an Area of Change in Blueprint Denver: AnIntegrated Land Use and Transportation Plan, adopted in 2002. Areas of Change are areas that canaccommodate growth because of the opportunity to create mixed-use development in conjunction withexceptional transportation facilities. Thus the primary purpose of the River North Plan is to promotethe area, identify appropriate locations for growth, establish a multi-modal transportation system andprovide for a regulatory environment that makes mixed-use development possible.

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E c o n o m i c A s s e s s m e n t o f t h e

E l y r i a / S w a n s e a N e i g h b o r h o o d s o f

D e n v e r , C o l o r a d o


The River North Plan makes recommendations regarding the proposed 40th Street/40th Avenuetransit transfer station and the opportunities for transit oriented development in the vicinity of thestation. The opportunities primarily exist within Elyria and to some extent Swansea. The River NorthPlan also makes recommendations to reconstruct and improve Brighton Boulevard including thesegment between 38th Street and I-70 which borders the southern edge of Elyria. The Plan also calls formaking Brighton Boulevard a more appealing gateway to north Denver and to promote mixed-usedevelopment.

◗F. NOTABLE TRENDS

◗ DemographicsA major trend is the 33% increase in population between 1990 and 2000 primarily due to a majorincrease in the average household size between 1990 and 2000.

◗ EducationThere was a 21% increase in students not English proficient between 1995-2000. There was a 53%decline in DPS dropouts between 1995-2000.

◗ HousingThere was a 2% decline between 1990-2000 in total housing units as various non-residential usesexpanded. The neighborhood’s owner occupancy rate continued to exceed Denver’s by 61% to 49%.The huge increase in average housing prices between 1980-2000 was about 248% but Elyria/Swansea’saverage home sales prices remain about half of Denver’s average housing prices.

◗ Economic ActivityTotal employment within the neighborhood increased from 8046 in 1993 to 11,750 in 2001. Povertymeasures increased relative to Denver in recent years: the percentage of children on Medicaid and TANFwas slightly more than Denver but DPS students receiving free lunch increased at a much faster rate inElyria-Swansea.

◗ Public SafetyCrime increased between 2001 and 2002 returning to its level in 1991.

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◗G. SIGNIF ICANT INDICATORS

The following charts and tables summarize information about Elyria/Swansea.

◗ Neighborhood DPS Students by Ethnicity

◗ Neighborhood Births and Population by Ethnicity, 1990 and 2000

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Other Race

2000199819961995

WhiteHispanicAfrican-American

20%

0%

40%

60%

80%

100%

Elyria-SwanseaPopulation

White1990

White2000

Hispanic1990

Hispanic2000

Black1990

Black2000

Other1990

Other2000

Elyria-SwanseaBirths

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%


◗ Change in Home Prices

◗ Change in Persons in Poverty

◗ Change in Owner-Occupancy Levels

◗ Areas of Change

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Neighborhood 1980 Price 1990 Price 2000 Price% Change,1980-2000 1990-2000

Changecomparedto Denver,1=Denver

Changecomparedto Denver,1=Denver

Elyria-Swansea $33,000 $36,703 $114,695 247.6% 1.02 212.5% 1.33

Denver $63,400 $83,507 $217,016 242.3% 1.00 159.9% 1.00

Persons inPoverty 1990

Neighborhood2000


% Change,1990-2000

Index,Denver=1

Elyria-Swansea 29.6% -3.4% 1.20

Denver 17.1%

26.2%

14.3% -2.8% 1.00

1996UnitsNeighborhood

% Change ofTotal, 1990-2000

Elyria-Swansea -7 2.67%

Denver 3,146

1997Units

-2

3,211

1998Units

9

7,560

1999Units

20

3,137

2000Units

10

3,719

2001Units

12

6,483

2002Units

8

4,687

Total Numberof All Units

1,872

366,266 8.72%

Index,Denver=1

-0.02

1.00

NeighborhoodAcres in

Areas of ChangeSize of

NeighborhoodPercentage of Neighborhood

in Area of Change

Elyria-Swansea 1,660.32 48.6%

Denver

806.54

18,104 71,952.52 25.2%


◗ Change in Housing by Type

◗H. PREL IMINARY F INDINGS

◗ 1. Land Use and ZoningElyria-Swansea is a neighborhood of contrasts, with both significant opportunities and challenges. It hasmany advantages and benefits for redevelopment, including a comparatively close in location attractive tomany employers and residents, good access to I-70 and I-25, and is located in the path of planned majorrail transit facilities (40th Street and 40th Avenue transfer station). The area contains large and significantamounts of land designated Areas of Change in Blueprint Denver. It is also home to the NationalWestern Stock Show which has major plans for far-reaching buildings and capital improvements. Foryears, Elyria-Swansea has been home to many employers and has given employment opportunities tomany residents of Elyria-Swansea and surrounding neighborhoods.

Despite these and related opportunities, Elyria-Swansea has various challenges that must be overcomebefore its potential can be achieved. The neighborhood contains many salvage yards and landfills that arenot only economically unproductive but make the area unattractive to prospective employers anddevelopers. Given the area’s long history of heavy industrial uses, environmental contamination is areality that must be addressed. Infrastructure needs include unpaved and discontinuous streets, and bothresidential and non-residential areas cut up by railroads. The residential enclaves in the neighborhoodcontinue to be threatened by surrounding industrial uses. There are many instances where are noadequate buffers between residential and non-residential uses.

Zoning is another issue that will need attention once the future land use direction of the neighborhood isbetter defined.

10

%Detached,

Single1990

%Single

Attachedor Duplex,

1990

%3 orMoreUnits,1990

%3 orMoreUnits,2000

%Single

Attachedor Duplex,

2000

%Detached,

Single2000

%Change

%Change

%ChangeNeighborhood

Elyria-Swansea 77.6% 5.6%

Denver 48.8%

70.9%

47.5%

-.67%

-1.3%

11.2%

10.1%

20.1%

10.6%

8.9%

0.5%

6.1%

40.0% 4.16%

-0.4%

1.6%


◗ 2. MobilityElyria-Swansea has a variety of significant transportation projects on its horizon. The RegionalTransportation District’s FasTracks vision includes the rail transit transfer station at 40th Street/40thAvenue that will significantly expand the transit access to and from Elyria-Swansea. The I-70 EastCorridor Environmental Impact Statement has recently being started by the Colorado Department ofTransportation. This study will evaluate alternatives for highway and transit within the corridor. Theneighborhood contains a variety of infrastructure needs including street and alley paving, curbs andgutters and sidewalks.

◗ 3. Housing and Economic ActivityAlthough Elyria-Swansea is home to a large employment base that generates income for employees, salesincome and revenues for companies, and tax revenues for the City, the neighborhood is not close toreaching its economic productivity potential. The neighborhood has extensive amounts of underutilizedand marginal land uses and business operations. However, the barriers to achieving improvements to itseconomic base are substantial and should be addressed both on an incremental site-by-site basis as wellas on a comprehensive planning basis.

Elyria-Swansea has an affordable housing stock that needs to be preserved and expanded as much aspossible. There is a long-standing threat to its residential enclaves stemming from its precarious positionrelative to the surrounding industrial and institutional uses. Efforts that would weaken and de-stabilizethe residential enclaves should be resisted. Buffering from intrusive non-residential uses should bedeveloped where possible. In-fill and redevelopment housing sites should continue to be developed.

◗ 4. Legacies, Preservation and Urban DesignThe neighborhood contains few legacies that qualify for official designation. However, several notablebuildings are eligible for designation as landmark structures and that effort should receive attention inthe near future. Future planning should include identifying appropriate urban design connectionsbetween the National Western Stock Show and the surrounding neighborhoods. In addition, urbandesign principles should be incorporated into future small area planning work, such as exploring thepossibility of extending the existing residential grid to surrounding areas as appropriate. Buffering theresidential and non-residential areas is a critical need that should receive attention.

11

U n i o n P a c i f i c I n t e r - m o d a l f a c i l i t y

o c c u p i e s o v e r 4 0 a c r e s .


◗ 5. Community Facilities and AssetsElyria-Swansea’s neighborhood organizations cover business, family, and some community issues but theneighborhood does not benefit from having a general-purpose neighborhood association. Theneighborhood has good access to a neighborhood library and schools, and recently became home to theBruce Randolph Middle School located in the Clayton neighborhood immediately adjacent to Swansea.However, in terms of educational attainment, the students in the neighborhood are below the City’saverage test scores and in the level of educational achieved by its residents.

◗ 6. Social and Cultural IssuesThe neighborhood has achieved substantial gains in average household income and in average home salesprices. However, on a comparative basis with other Denver neighborhoods, Elyria-Swansea remains in thelower socio-economic range as are its surrounding neighborhoods. The substantial increase in theHispanic population in recent decades raises a number of cultural issues, including language,employment, education, etc.

◗ 7. Environmental SustainabilityGiven the significant environmental concerns in Elyria-Swansea, recent efforts to secure funds for, and to undertake environmental assessment and clean up, should be continued. However, the environmentalwork should be closely coordinated with comprehensive and small area planning efforts and objectives.Protection for and improvements to the South Platte River at the neighborhood’s western edge shouldcontinue.

◗ 8. Public Safety and HealthElyria-Swansea’s quality of life is diminished by its standing on public safety and health indicatorscompared to the average of all Denver neighborhoods. It has a higher overall crime rate than the cityaverage, particularly in such violent crime categories as murder, sexual assault, and aggravated assault androbbery. In terms of its public health standing as revealed by indirect and direct data, the neighborhoodhas a lower average age of death and a higher percentage of women giving birth to low-weight babiescompared to the city.

12


◗I . RECOMMENDATIONS FOR NEXT STEPS

Elyria-Swansea would benefit from a new neighborhood plan that would update and replace the 1983Swansea/Elyria Neighborhood Plan. Although there are some elements of the 1983 plan thatshould be retained, there have been many changing conditions, needs, and opportunities that easilyjustify preparing a new plan for the neighborhood. Such a planning effort would clarify theneighborhood vision and goals, incorporate (and refine as appropriate) the River North Plan’srecommendations where it affects Elyria-Swansea, and address the long-range future and reuse of itsindustrial, institutional, and other non-residential areas. There is a particular need to address the currentconditions and future reuse of the many underutilized, unproductive (and under-productive), andmarginal industrial uses (i.e. salvage yards, abandoned and environmentally contaminated sites, truckingfirms, etc.). A new neighborhood plan should also, if possible, analyze and incorporate as appropriate theongoing planning and expansion opportunities of the National Western Stock Show. The residential areasneed to be stabilized and buffering established next to non-residential (especially industrial) uses. Otheropportunities for new residential and non-residential uses should be identified. Infrastructure needsshould also be defined. Blueprint Denver has identified this area as a major Area of Change and itdeserves attention when resources become available. There are several planning approaches that shouldbe considered in addressing these issues in the most appropriate manner.

Follow up also needs to occur in a variety of areas including monitoring and becoming actively involvedin the recently started I-70 East Corridor Environmental Impact Study headed by the ColoradoDepartment of Transportation and the Regional Transportation District. The anticipated FasTracks votein November of 2004 should be followed closely with appropriate follow up, including undertakingre-zonings in the 40th/40th transit development area when and as appropriate.

13

D E M O G R A P H I C S A N D P O P U L A T I O N

14

●I I . D E M O G R A P H I C S A N DP O P U L A T I O N

●


◗A. DEMOGRAPHIC CONDIT IONS AND INDICATORS

◗ Population

The population of Elyria-Swansea in 2000 finally returned to 1960 levels, due to the increase in theaverage household size from 3.12 in 1990 to 3.85 in 2000—dramatically higher than Denver’s averagehousehold size in 2000 of 2.31.

◗ Age Distribution

Compared to Denver, Elyria-Swansea has a larger percentage of its population under age 17 and a smallerpercentage of people 18 and older.

15

19901980197019601950 20000

1,0002,0003,0004,0005,0006,0007,0008,000

Elyria-Swansea

Under 5 5-17 18-64 65+

DenverFigures arefrom 2000

0%

10%

20%

30%

40%

50%

60%

70%

80%


◗ Births to Teen Mothers

Elyria-Swansea has a much higher percentage than Denver as a whole of births to teen mothers.

◗ Births to Unwed Mothers

Births to unwed mothers has remained steady, generally at around 40% of all births, slightly higher thanthe citywide average.

16

Denver

2001

2000199

9199

8199

7199

6199

5199

4199

3199

2199

1199

0

Elyria-Swansea

Fewer than3 births notreported

0%

2%

4%

6%

8%

10%

12%

14%

16%

18%

Denver

2001

2000199

9199

8199

7199

6199

5199

4199

3199

2199

1199

0

Elyria-Swansea


0%

10%

20%

30%

40%

50%

60%

70%


◗ Births to Mothers Without a High School Diploma

Since 1990, about two-thirds of births were to mothers without a high school diploma—much higherthan the citywide average.

◗ Change in Ethnic and Racial Composition, 1990-2000

Although long dominated by Hispanics, Elyria-Swansea’s white population declined by another 10%between 19990-2000 and the Hispanic population increased by about that percentage.

17

Denver

2001

2000199

9199

8199

7199

6199

5199

4199

3199

2199

1199

0

Elyria/Swansea


0%

10%

20%

30%

40%

50%

60%

70%

80%

Other

1990

Hispanic

Black

White

20%

10%

0%

40%

30%

60%

50%

80%

70%

100%

90%

2000


◗ Ethnicity and Race by Birth: 1991, 1996 and 2001

The overwhelming majority of births were to Hispanic residents.

18

Elyria-SwanseaPopulation

White1990

White2000

Hispanic1990

Hispanic2000

Black1990

Black2000

Other1990

Other2000

Elyria-SwanseaBirths

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%


◗B. EDUCATION LEVEL

Elyria-Swansea has a much lower level of educational attainment at all levels of education than doDenver residents as a whole.

◗C. SIGNIF ICANT DEMOGRAPHIC TRENDS

Key demographic trends from the 2000 U.S. Census include the increase in population, the sharpincrease in average household size, the continuing increase of the Hispanic population, and thecontinuing increases in the lower age groups.

19

Elyria-Swansea

No Diploma Diplomaor Higher

College Grador Higher

Master’sor Higher

Denver

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

L A N D U S E A N D Z O N I N G

●I I I . L A N D U S E A N DZ O N I N G

●

20


◗A. EXISTING LAND USE, TRENDS AND ISSUES

Elyria/Swansea have many similar land use and zoning characteristics, yet there are some notabledifferences. The major difference is that Swansea includes significant areas of single family detachedhousing units with a variety of industrial uses taking second place whereas Elyria is dominated byindustrial uses that surround one primary single family residential area and two smaller pockets of mixedresidential/industrial uses.

Although a very large neighborhood of 1310 acres, Elyria-Swansea has only about 222 acres used forresidential land use, or just 17 % of the total land area.

According to neighborhood activists, land use and zoning issues have long ranked among their topconcerns. The specific complaints they cite are code enforcement issues (illegal land uses such as abootlegging shop, overcrowding in houses, etc.), the encroachment of industrial uses, and the need toeliminate certain uses permitted in the I-2 zone district (companies handling hazardous waste materials,

21

Land Use Classification Acres Percent

Vacant 110.94 8.47

Parks and Recreation

Single Family

Multi Family

Retail

Services (Office)

Industrial

Transportation/Communications/Utilities

Public/Quasi-Public and ROW

TOTAL

29.17

197.56

24.75

47.11

8.66

472.36

330.078

89.21

1,309.85

2.23

15.08

1.89

3.60

0.66

36.06

25.2

6.81

100.00


trucking firms, and other uses to be determined through special study).

Land use is really a composite of an extensive variety of topics that come together including issuesrelating to the neighborhood environment, community facilities, urban design, historic preservation,economic and housing development, and related topics. The following land use issues need attention:

◗ the perceived or actual environmental contamination of sites which make them difficult andexpensive to develop and that also have a negative impact on surrounding sites, blocks, and areas

◗ land uses and sites, which are marginal, underutilized, and economically unproductive, comparedto their potential if problems were turned into opportunities and appropriate investments andredevelopment was undertaken

◗ the many cases of soft edges where residential and non-residential areas (often heavy industrial)area located adjacent to each other without appropriate edge, buffers, or transitions.

One of the long-standing land use problems in Elyria-Swansea is the presence of a large number ofjunkyards. These junkyards are auto parts recycling businesses that may be environmentally polluted,employ few people at low wages, generate minimal income and tax revenues, and are blighting theneighborhood. These sites are an unattractive neighbor to existing and prospective businesses,residences, and other uses, and their continued presence is a negative influence on the neighborhood.The attached map identifies 23 salvage sites, illustrating the concentration of salvage yards in the area. Amore detailed land use survey needs to be undertaken to identify all such underutilized and marginalsites. The Denver Zoning Ordinance only allows junkyards in the I-2 zone district (as a conditional use)and prohibits them within 1000’ of a residential or business zone district. According to the Zoning Office(part of CPD) in late 2000, Section 59-416 in the Revised Municipal Code stated that junkyards were to beterminated over a five-year period from the date of the ordinance revision (January 11, 1991).As of late2000 it was the opinion of the Zoning Office staff that this amortization program needed to becompleted to remove the remaining junkyards in Elyria-Swansea (as well as Globeville and otherneighborhoods) in accordance with the city ordinance. However, this language was removed from theZoning Ordinance in 2003 during CPD’s reorganization of the Zoning Ordinance. According to the CityAttorney’s Office, junkyards are illegal non-conforming uses that may be given a cease and desist order bythe Neighborhood Inspection Services of CPD. This situation needs appropriate attention, including fieldchecks to ensure that existing operations are legal. The planning and policy issue is what are theappropriate reuses for the salvage yards? It would be inconceivable to argue that they are compatible

22


with the neighborhood vision, with the previous planning studies, with Denver Comprehensive Plan2000, with the recently adopted Blueprint Denver: An Integrated Land Use and TransportationPlan, and with any new neighborhood plan for and with the Elyria and Swansea property owners. Ifthese areas are to be redeveloped for more appropriate and productive uses, how might their planningand redevelopment be integrated with existing uses that should remain and phased to allow for anorderly transition? In addition to supply side analysis, there also needs to be an in-depth analysis of thedemand side of the market. What is the current and prospective market demand for the reuse of theunderutilized and marginal sites and areas, including the salvage yards?

23

40TH AVE.

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DR

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LOG

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ADAMS COUNTY

56

12

202116

17

23 1819

1415

12

13

7

8 34

910 11

N

22

1 5385 Jackson, St. Boothill Auto2 54th & Garfield3 5370 Monroe, ADG4 5301 Monroe, Boneyard5 3536 E. 52nd, SK & J Auto Salvage6 3400 E. 52nd Ave. Denver Ford Parts7 5220 Cook St., H & R Auto and Truck8 5340 Cook St.9 5397 Adams, Knight Transmission10 5393 Adams St.11 5350 Adams, Chihuahua12 4120 York St.13 4342 Gaylord St.14 4340 Vine St.15 4343 Vine St.16 4312 Vine St.17 5200 Steele St.18 4238 Clayton St.19 4242 Columbine St.20 4215 Columbine St.21 4235 Columbine St.22 5100 Columbine St.23 4200 Gaylord St.


The National Western Stock Show has been for many years and remains a major institutional use andeconomic generator in the neighborhood. The National Western Stock Show occupies about 80 acres,most of it in Elyria-Swansea. It employs about 40 full time employees and an average of about 750 parttime/temporary employees. Many of these employees live in the neighborhood. The National WesternStock Show puts on various events that appeal to the residents. In 1998 the Denver Metro Chamber ofCommerce issued a study that estimated a $75,000,000 economic impact every January from the National Western Stock Show. In January of 2000, it was estimated that 630,000 people attended theNational Western Stock Show. It is estimated that each year about 100 shows or events are held at the National Western Stock Show facilities, although no attendance estimates are available for an entireyear of events.

In 1992 the City and County of Denver (which was being asked by the National Western Stock Show toprovide extensive public infrastructure improvements in the area) required that a master planningprocess for the long-range development of the National Western Stock Show be undertaken. Participantsin the planning process included the National Western Stock Show, the City and County of Denver, andconsultants Gensler and Associates Architects and EDAW, Inc. Unfortunately, this planning processproduced no master plan to guide future development of the National Western Stock Show, the Coliseum,and impacted areas in the neighborhood.The National Western Stock Show and City and County ofDenver signed a 50 year agreement (which ends in 2040) which specifies that the City is obligated torent the Coliseum, which opened in 1953, each January to the National Western Stock Show for as long asit stands.

In recent years, the National Western Stock Show has engaged a private consulting firm to prepare a long-range master plan. Based on its studies, the National Western has identified the following needs and all ofthese are components of its master plan:

◗ an improved rodeo facility

◗ new equestrian area and additional stalling space

◗ new consumer show space

◗ additional surface parking

◗ community improvements and better integration with the neighborhood,including improved aesthetics

24

T h e D e n v e r C o l i s e u m , h o m e o f t h e

N a t i o n a l W e s t e r n S t o c k S h o w


The Appendix presents more details of the NWSS Master Plan. The NWSS Master Plan provides one long-range vision of what the stockyard area could become. The planning for the stockyard area needs to beintegrated into the broader planning needs of the surrounding community. The City will need to closelystudy the NWSS Master Plan and any funding requests as well as the proposed changes to streets, trails,land uses, zoning and other matters before concurring with the Master Plan elements. Surroundingproperty owners will also need to be given an opportunity to have input on the Master Plan. Despitethese caveats, the significant economic development opportunities for Elyria/Swansea and Denvershould be actively explored.

25


◗B. EXISTING ZONING

As shown on the Existing Zoning map, Elyria-Swansea’s zoning is predominately industrial, with 81% of its1310 acres zoned industrial. Although there is a fairly close relationship between existing land use andexisting zoning, there are some areas of incompatibility between zoning and land use. For example,about 20 acres of single family and multi-family residential land use is actually zoned industrial, lendingsubstantial uncertainty to those sites for sustainable and continued residential use. In recent years, therehas been an observable trend whereby some property owners with single family residential uses locatedin industrial zoned areas in such neighborhoods as Elyria-Swansea, Globeville, and Lincoln Park havemade inquiries, and in some cases filed applications, to rezone their industrial properties back to a

26

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ADAMS COUNTYR i g h t : E l y r i a - S w a n s e a E x i s t i n g Z o n i n g

R-1

R-2

B-2

PUD

I-0

I-1

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residential zone district or to mixed use zone district that permits residential uses.

◗C. PLANNED AND CURRENT DEVELOPMENT PROJECTS AND TRENDS

Elyria/Swansea is experiencing scattered in-fill development but no major development projects at this time.

◗D. RECENT PLANS AND STUDIES

◗ 1. Blueprint Denver: An Integrated Land Use and Transportation PlanBlueprint Denver: An Integrated Land Use and Transportation Plan was adopted in 2002 andidentified future land use recommendations for Elyria-Swansea that are identified on the map. In general,Blueprint Denver recommended that the established single family residential areas be preserved, thatmost of the industrial areas be retained (albeit in an upgraded manner), and that the currententertainment and cultural uses be maintained (again in an upgraded manner). The major planningchange introduced was in response to the anticipated introduction of rail transit into the area at theplanned 40th Street/40th Avenue transit transfer station. It is at this general location that the RegionalTransportation District’s long range plan calls for the extension of light rail from the current terminus at30th Avenue and Welton along Downing to intersect with the train planned to go from the redevelopedUnion Station to Denver International Airport. Based on RTD’s plan and a citizens workshop held in theneighborhood as part of the Blueprint Denver planning process, Blueprint Denver recommendedthat the long standing industrial zoning and land uses north of 40th Avenue and east of York bedesignated for mixed use to include a broad range of compatible residential, retail, office, civic and otheremployment uses. The area immediately surrounding the 40th Avenue/40th Street transfer station, wasdesignated for “transit oriented development”, a term denoting intense development of mixed uses ofpedestrian friendly design located adjacent to significant transportation facilities. Blueprint Denveralso designated the area north and west of 40th and Colorado Boulevard to be a town center.

Blueprint Denver also designated Areas of Change for the largest part of Elyria/Swansea, suggesting thatthe neighborhood was ripe for redevelopment for a change of use and/or a more intense development

27

B l u e p r i n t D e n v e r : A n I n t e g r a t e d L a n d

U s e a n d T r a n s p o r t a t i o n P l a n


character. The specific land uses recommended for the Areas of Change are noted on the Areas ofChange map.

◗ 2. River North PlanDenver’s Department of Community Planning and Development prepared a small area plan, called theRiver North Plan during 2002-2003. The plan was adopted in 2003 into Denver’s ComprehensivePlan. The study area covered in the River North Plan is generally located north and east of downtownbetween Park Avenue West and Interstate 70. It excludes portions of Elyria and Swansea that areprimarily residential and the portion of the neighborhood north of I-70. Most of the River North area isdesignated an Area of Change in Blueprint Denver: An Integrated Land Use and TransportationPlan, as adopted in 2002. Areas of Change are areas that can accommodate growth because of theopportunity to create mixed-use development in conjunction with exceptional transportation facilities.Thus the primary purpose of the River North Plan is to promote the area, identify appropriatelocations for growth, establish a multi-modal transportation system and provide for a regulatoryenvironment that makes mixed-use development possible. The plan framework consists of two north-south corridors, Brighton Boulevard from Broadway to just north of I-70 and the South Platte River, andone east-west corridor, 38th Street connecting 40th Avenue via Walnut Street. There are two primarydistricts: the 40th and 40th Transit Oriented Development area where a rapid transit station is proposedand the Denargo Market area.

◗ 3. 40th Avenue Corridor Infrastructure Improvement StudyThe 40th Avenue Corridor Infrastructure Improvement Study makes recommendations related totraffic, transportation and storm water drainage between 40th Street and Colorado Boulevard. The goal ofthe report was to develop short and long term infrastructure improvement recommendations and topresent the findings and recommendations in a single report. The transportation consultant looked atexisting corridor conditions as they relate to land use, access, parking, lighting, sidewalk condition, curband gutter condition, roadway geometry, traffic volume and vehicle mix, pedestrian accommodations,pavement condition, and intersection control. The storm water consultant assessed the most appropriateand cost effective drainage improvements from both a planning and implementation standpoint, whichinvolves comparing drainage detention versus additional pipe capacity. Planning level cost estimates forthe recommendations are included for both the transportation and storm water improvements.

28

T h e R i v e r N o r t h P l a n


◗E . PREL IMINARY LAND USE AND ZONING CONCLUSIONS

Elyria-Swansea is a neighborhood for which the proverbial condition of significant challenge andopportunity rings true. It has many advantages and benefits for redevelopment, including acomparatively close in location attractive to many employers and residents, good access to I-70 and I-25,and is located in the path of planned major rail transit facilities (40th Street/40th Avenue transfer stationfor the extended Downing Street light rail transit line and the transit line connecting Union Station withDIA, another light rail line extending to the northern suburbs from Union Station, etc.). The areacontains large and significant amounts of land designated Areas of Change in Blueprint Denver. It alsois home to the National Western Stock Show which has major plans for significant building and capitalimprovements. For years, Elyria-Swansea has been home to many employers and has given employmentopportunities to many residents of Elyria-Swansea and surrounding neighborhoods.

Despite these and related opportunities, Elyria-Swansea has various challenges that must be overcomebefore its significant potential can be achieved. The neighborhood is home to many salvage yards andlandfills that are not only economically unproductive but make the area unattractive to prospectiveemployers and developers. Given the area’s long history of heavy industrial uses, environmentalcontamination is a reality that must be addressed. Infrastructure needs include unpaved anddiscontinuous streets, cut up by railroads.

The residential enclaves in the neighborhoods are, as always, threatened by the surrounding industrialuses. There are many instances where there are no adequate buffers between residential and non-residential uses, especially industrial uses. The prospective expansion and improvements to I-70 holdboth promise and concern to the neighborhood—an age old problem that continues as potentialintrusion into the neighborhood, removal of key access points, etc. are fears that must be closelymonitored during the recently started I-70 East Corridor Environmental Impact Statement undertaken bythe Colorado Department of Transportation and RTD.

Zoning is another issue that will need attention. The recently completed River North Plan hasidentified zoning changes that will be needed in and around the Transit Oriented Development area nearthe 40th Street/40th Avenue transit transfer station. Other zoning changes will no doubt be requiredonce the direction of future land use is better defined for the neighborhood.

29


30

R i g h t : E l y r i a - S w a n s e a F u t u r e L a n d U s e

Single Family Residential

Single Family Duplex

Multi-Family Housing

Town Center

Transit-Oriented Development

Mixed Use

Entertainment/Cultural Exhibition

Park

Industrial

Commercial Corridor


31

Left: Elyria-Swansea Areas of Change and Stability

Areas of Stability

Single Family Residential

Single Family Duplex

Multi-Family Housing

Town Center

Transit-Oriented Development

Mixed Use

Entertainment/Cultural Exhibition

Park

Industrial

Commercial Corridor

H O U S I N G

32

●I V . H O U S I N G●


◗A. HOUSING CONDIT IONS AND INDICATORS

◗ 1. Housing Unit Trends

◗ 2. Inventory of Housing Types

◗ 3. Homeownership and Tenancy Types Fifty-four percent of residents lived in the same home from 1995 to 2000, compared to almost 43% of allresidents in Denver.While just over half of all Denver housing was renter occupied, 39% of housing inElyria-Swansea was renter occupied.

◗ 4. Housing Costs

The housing stock is older than the city as a whole, with 32% of the houses built before 1940, comparedto 24.5% for Denver. In April of 2002, 5 houses were boarded up. In 1998, publicly subsidized housingaccounted for 5.4% of the area’s housing, while citywide the figure was 6.6%.

33

1950Neighborhood 1960 1970 1980

Elyria-Swansea 1,907 1,957 1,877

Denver 133,886

2,123

174,987 193,765 228,417

1990

1,849

239,636

2000

1,814

251,435

Neighborhood Total

Elyria-Swansea 1,184

Denver 251,433

Single Family(Up to Two Units)

90.96%

58.14%

Multi Family(Three or More Units)

5.62%

41.59%

Other(Mobile Home, RV)

3.42%

0.27%

H O U S I N G

◗ Residents Paying More Than 35% of Income on Housing in 2000

◗ Average Housing Price 1980-2000

◗B. PREL IMINARY HOUSING CONCLUSIONS

Elyria-Swansea has an affordable housing stock that needs to be preserved and expanded as much aspossible. The long-standing threat to its residential enclaves has been noted in the Land Use and Zoningsection. Efforts need to be resisted that would weaken and de-stabilize these areas. Buffering fromintrusive non-residential uses (especially industrial) uses need attention. Opportunities for in-fill andredevelopment housing sites should be pursued.

34

Neighborhood

Elyria-Swansea

Denver

1980 Price

$33,000

$63,400

1990 Price

$36,703

$83,507

2000 Price

$114,695

$217,016

Renters

Elyria-Swansea Denver

Owners

0%

10%

20%

30%

40%

50%


35

●V . U R B A N D E S I G N A N D L E G A C I E S

●

U R B A N D E S I G N A N D L E G A C I E S

◗A. EXISTING URBAN FORM

Elyria-Swansea is atypical of many of Denver’s older neighborhoods in that it is “sliced and diced”withlarge areas of industrial uses and junkyards, trucking firms, etc. next to residential areas. The area is alsocut up by railroads lines and spurs that interrupt direct street access between major thoroughfares andtheir destinations. The residential enclaves are generally in the interior of the neighborhood and possessthe traditional grid pattern of streets. Some of the residential areas have detached sidewalks but manyhave attached sidewalks. Pedestrians are challenged in this neighborhood, as they must contend withtruck traffic, railroad lines to cross, large parking areas and trucking operations that often separate theresidential enclaves.

◗B. HISTORIC DISTRICTS AND STRUCTURES

◗ 1. Local Designation

Elyria-Swansea contains several historic structures.The only officially designated Denver Landmark in thearea is DLM #257, the old Elyria Elementary School at 4725 High Street built in 1926-27. It is currently inuse by a non-profit Chicano/Latino cultural arts center.

◗ 2. Designation Eligible

Several historic buildings in the old stockyards area appear to be in need of protection and/or are eligiblefor landmark designation. One of these is the 1907 Colorado Packing Company Building (later called theArmour Building) at 5001 National Western Drive and the other is the Denver Union Stockyards Building,located just west of the National Western Stock Show facilities. The original building was constructed in1916, with several additions added later.

◗C. V IEW PROTECTION

The Elyria-Swansea neighborhood is not protected by any view plane ordinance.

36

D L M # 2 7 5 , t h e o l d E l y r i a E l e m e n t a r y S c h o o l


◗D. PREL IMINARY URBAN DESIGN AND LEGACIES CONCLUSIONS

There are comparatively few legacies in Elyria-Swansea. Although no critical mass of buildings exist tocreate a historic district, several notable buildings are eligible for designation as landmark structures andthat effort should receive attention. Future planning should include identifying appropriate urbandesign connections between the National Western Stock Show and the surrounding neighborhoods. Inaddition, urban design principles should be incorporated into future planning work, such as exploringthe possibility of extending the existing residential grid to surrounding areas as appropriate. Bufferingthe residential and non-residential areas is another need that should receive attention.

37

E N V I R O N M E N T A L S U S T A I N A B I L I T Y

38

●V I . E N V I R O N M E N T A LS U S T A I N A B I L I T Y

●


39

◗A. EXISTING FLOODPLAINS

The only floodplain is a thin strip on the western boundary.

◗B. EXISTING LANDFILL AREASL e f t : M a p o f E x i s t i n g L a n d f i l l A r e a s

Landfills


◗C. EXISTING AREAS OF ENVIRONMENTAL CONCERN

The Land Use and Zoning chapter contained a discussion of the neighborhood’s many salvage yards. Thepoint of that discussion was that from a land use and economic development viewpoint, those salvageyards are not the highest, best, and most productive use for the City. In addition, it is likely that thosesalvage yards may be environmentally contaminated.

Elyria-Swansea is a mixed use area with a long history of substantial heavy industry closely intermixedwith residential and commercial uses. There are a large number of businesses regulated under federal,state, and local environmental laws for air quality, waste management, and water quality. Residents have avariety of environmental lead exposures. The housing stock is older so lead paint in the homes is asignificant source of lead exposure to residents, particularly to unwary children. According to the 1985North Denver lead study and recent testing, a larger percentage of neighborhood children are expectedto have elevated blood lead levels, as compared to the rest of Denver and Colorado.

Air pollution is another neighborhood environmental problem. Hazardous air pollutants are substancesput into the air naturally as well as from human activities that might increase the chance of human healthproblems. Hazardous air pollution comes from many different sources in the neighborhoods andadjacent jurisdictions, including:

◗ large businesses, such as animal feed processors, oil refineries, a power plant and a sewagetreatment facility

◗ small businesses, such as gasoline stations, print shops, auto repair shops and manufacturers offurniture and metal products

Mobile source pollution is air pollution from moving things—destination generated cars, buses, anddiesel-powered trucks from the many large and small trucking firms headquartered in the area andthrough traffic. Interstate 70 carries a substantial amount of traffic through the area. Gases coming fromtailpipes contain pollutants, such as carbon monoxide, sulfur oxides and particles. Particles kicked up byvehicle tires and blown into the air off the road are also mobile source pollution.

There are a number of Superfund sites in the area, including the Vasquez Boulevard/I-70 site and theWoodbury Chemical site. Denver’s Brownfields City Committee is engaged in a process to develop a list

40

I n d u s t r i a l a n d r e s i d e n t i a l u s e s , s i d e

b y s i d e


of priority sites needing clean-up and redevelopment for the Enterprise Community and EmpowermentCommunity (including Elyria-Swansea) neighborhoods.

Many residents complain about odors in the area. People smell the odors all times of the day. Due to themany and varied industrial sources from facilities within and outside of Denver, and the large volume oftraffic from the highway and diesel trucking, odors impact the neighborhood frequently. Odors in thearea (including adjacent jurisdictions) come from businesses that make animal feed, sewage treatmentplants, oil refineries, exhaust from diesel vehicles or cars on the highways, and small businesses that useprinting inks or spray paints. Although they can be annoying, the presence of odors does not alwaysindicate that health problems will occur. However, they are a deterrent to attracting desired businessesto the area. Similar to the rest of Colorado, radon levels are generally high in indoor air.

Some residents perceive the neighborhood as an environmental justice area, and believe that residentsare exposed to more environmental pollutants than other, more well-off and less minority areas.According to the neighborhood leadership, zip code 80216 has the most polluted air, land and wateramong all zip codes in Denver. They rank environmental concerns among the top problems in theneighborhood.

The aforementioned Brownfields Program is one major resource to address the environmental problemsin Elyria-Swansea. In recent years, Denver has received several grants for environmental assessment.Denver received a U.S. EPA Site Assessment grant for the North Stapleton Brownfields DemonstrationPilot Project in September of 1997. That project was intended to: 1) help reverse the perception ofenvironmental blighting in northeast Denver; 2) increase assessed property values, and 3) reclaimpotentially valuable property for public and private mixed use development or redevelopment. Denveralso received a Showcase Community designation form U.S. EPA that provided additional resources forBrownfields projects in Elyria-Swansea.

Elyria-Swansea has significant real and perceived environmental contamination. One site within Elyria-Swansea has been identified for site assessment. This is the Northcross site, comprised of several vacantparcels located in the area bounded by 52nd Avenue,Vasquez Boulevard, 54th Avenue, and Cook Street.

41

T h e P u r i n a p l a n t o v e r l o o k s a

r e s i d e n t i a l a r e a


◗D. PREL IMINARY ENVIRONMENTAL SUSTAINABIL ITY CONCLUSIONS

Given the significant environmental concerns in Elyria-Swansea recent efforts to secure funds for, andundertake environmental assessments, must be continued. However, environmental assessments andclean-ups should be coordinated with comprehensive and small area planning efforts and objectives.Protection for and improvements to the South Platte River at the neighborhood’s western edge shouldcontinue.

42


43

●V I I . M O B I L I T Y●

M O B I L I T Y

44

◗A. STREET SYSTEM

◗ 1. Street Classification

The street classification and traffic volumes for segments of Interstate 70 and several arterials aredepicted on the following map.

CO

LOR

AD

O B

LVD

.

FR

AN

KLI

N

WIL

LIA

MS

BR

OA

DW

AY

LIN

CO

LN

CLA

RK

SO

N

8TH AVE.

17TH AVE.

12TH AVE.

26TH AVE.

29TH AVE.

31ST AVE.

48TH AVE.

40TH AVE.

VASQ

UEZ

48TH AVE.

47TH AVE.

51ST AVE.

BRUCE RANDOLPH

MLK BLVD.

23RD AVE.

COLFAXY

UM

A

DE

CAT

UR

KN

OX10TH AVE.

13TH AVE.

17TH AVE.

23RD AVE.

COLFAX

26TH AVE.

29TH AVE.

32ND AVE.

LOW

ELL

TE

NN

YS

ON

IRV

ING

ZU

NI

PE

CO

S

LIPA

N

WA

SH

ING

TON

38T

H S

T.

ST

EE

LE

YO

RK

TE

JON

38TH AVE.

44TH AVE.

46TH AVE.

50TH AVE.

SPEER BLVD. PARK AVE.

WELT

ON

STOUT

CHAMPA

BLAKE

WALN

UT

LARIM

ER

LAW

RENCE

WEW

ATTA

ARKI

NS

CT. BRIG

HTON

AURARIA PKWY.

15TH ST.

20TH ST.

Arterial

Collector

Downtown Access Streets

Controlled Access Highway

Landmark Streets(Olive border denotesLandmark Street; actualfunctional classification is shown by the inner line)

R i g h t : S t r e e t C l a s s i f i c a t i o n s i n

N o r t h w e s t D e n v e r


◗ 2. Traffic Volumes

45

CO

LOR

AD

OB

LVD

.

40TH AVE.

BRIGHTON B

LVD.

BR

IGH

TO

N B

LVD

.

VASQ

UEZ

BLV

D.

SMITH

YO

RK

ST

.Y

OR

K S

T.

38TH ST.

WA

SH

ING

TO

N S

T.

BRIGHTON B

LVD.

48TH AVE.

JOS

EP

HIN

E S

T.

47TH AVE.

CT.

RACE CT.

AVE.

AS

H S

T.

HA

RR

ISO

N S

T.

JAC

KS

ON

ST

.

54TH

AD

AM

S S

T.

CO

OK

ST

.

ST

EE

LE S

T.

ST

.P

AU

LCLA

YT

ON

ST

.

CT

.ST

.

ST

. PA

UL

TH

OM

PS

ON

CT

.

51ST AVE.

49TH AVE.

BEEKMAN PL.

50TH AVE.

MO

NR

OE

ST

.

MA

DIS

ON

ST

.

GA

RF

IELD

ST

.45TH AVE.

44TH AVE.

41ST AVE.

42ND AVE.

43RD AVE.

39TH AVE.

FIL

LMO

RE

ST

.

MIL

WA

UK

EE

ST

.ST

.

YORK

LN. C

T.

GA

YLO

RD

ST

.

CLA

UD

E C

T.

ALICE PL.

STEAVENSON PL.

TH

OM

PS

ON

CT

.

PL.

ELI

ZA

BE

TH

CO

LUM

BIN

E S

T.

WIL

LIA

MS

ST

.

HIG

H S

T.

RA

CE

ST

.

VIN

E S

T.

STEAVENSON47TH AVE.

TH

OM

PS

ON

52ND AVE.

53RD AVE.

ST

EE

LE S

T.

36TH AVE.

37TH AVE.

38TH AVE.

DR

IVE

WES

TERN

PL.

NA

TIO

NA

L

EM

ER

SO

N S

T.

PLATTE R

IVER D

R. WEST

DR.44TH ST.

40TH ST.39TH ST.

ARKINS C

T.

MCFARLAND

HU

MB

OLD

T S

T.

FR

AN

KLI

N S

T.

BA

LDW

IN C

T.

ELK PL.

ELGIN

AVE.

8TH AVE.

9TH AVE.

DELGANY S

T.

46TH AVE.

45TH AVE.

44TH AVE.

PE

NN

SY

LVA

NIA

ST

.

PE

AR

L S

T.

CHESTNUT ST.

WYNKOOP S

T.

CLA

RK

SO

N S

T.

35TH ST.

36TH ST.

MA

RIO

N S

T.

WAZEE S

T.

BY C

T.

ADAMS COUNTY

125,000

134,000

11,30018,500

23,800

22,800

Interstates

Arterials

Collectors

1999 Traffic Volumes134,000

L e f t : S t r e e t C l a s s i f i c a t i o n s a n d

T r a f f i c V o l u m e s i n E l y r i a - S w a n s e a

M O B I L I T Y

◗B. EXISTING TRANSIT ROUTES

The transit routes are noted on the following map. Neighborhood leaders would like to see enhancedbus service for bus Route 48 which primarily runs along 48th and 47th Avenues and Steele Street.

46

R i g h t : M a p o f E x i s t i n g B i c y c l e a n d

B u s R o u t e s

Bike Routes

Bus Routes

Bus Stops


47

A n u n s a f e a n d p o o r l y l i t b i k e

c o n n e c t i o n a l o n g 4 6 t h A v e n u e

3 8 t h S t . s h o w i n g l a c k o f s i d e w a l k t o

p e d e s t r i a n a c c e s s

◗C. EXISTING BIKE ROUTES

Existing bike routes are identified on the map at left.

◗D. NE IGHBORHOOD INFRASTRUCTURE PROJECTS: STREETS, ALLEYS, AND SIDEWALKS

According to neighborhood leaders, there are sizeable areas (48th Avenue from York to Brighton Blvd.,Cook Street from 48th to 52nd, and on 52nd from Vasquez Blvd. to Milwaukee) where no sidewalks,curbs, and gutters exist. The leaders state that the heavy truck traffic has led to a number of streets(Cook, Steele, St. Paul, Clayton, and Milwaukee) needing to be repaved.

The Department of Public Works has identified a number of unimproved streets as illustrated on theattached map.They estimate the unimproved streets constitute about 30% of the streets in theneighborhood. The Department of Public Works has identified unimproved alleys on the same map andestimate that these constitute about 40% of the alleys in Elyria-Swansea.

A common problem in many older neighborhoods, including Elyria-Swansea, is a lack of a connectorstrip between detached sidewalks and the curb at bus stops. It is important to have a connector strip toenable people, especially those in wheelchairs, to board busses. Another barrier to pedestrians are themissing and discontinuous sidewalks and curbs. With Denver’s Pedestrian Master Plan nearingadoption, it is very important to improve the pedestrian experience through improved sidewalkconnections throughout the neighborhood.

◗E. PLANNED AND CURRENT TRANSPORTATION PROJECTS AND ISSUES

Mention was made in the Land Use and Zoning chapter about the Regional Transportation District’s(RTD) FasTracks vision including the transit transfer station generally in the vicinity of 40th Avenue/40thStreet in Elyria. In addition, RTD has recently completed its North Metro Transportation Study with localcommunities to identify and plan for anticipated transportation improvements to the year 2020 in the

M O B I L I T Y

study area, which included Elyria and Swansea. The Study’s recommendations included a proposed lightrail station at 49th Avenue and Columbine at the southwest corner of Swansea Park. This is intended tobe a walk-up station with no parking provided. The light rail line would connect with the east corridorline going south into Denver Union Station downtown and north into the northern suburbs.

According to neighborhood leaders, transportation issues include the decades long encroachment of I-70into the neighborhood. Lack of sufficient buffers mean that there is insufficient protection from theincreasing traffic and noise for homes and businesses. Other issues are inadequate access to theneighborhood due to changes to I-70, closures near the National Western Stock Show preventing moreconvenient access between Elyria and Globeville, and the lack of enforcement of traffic violations(truckers over 7000 lbs, stop sign violators, and speeders). The Colorado Department of Transportationand RTD are just starting a I-70 East Corridor Environmental Impact Statement at which time these andrelated issues need to be adequately addressed.

◗F. PREL IMINARY MOBIL ITY CONCLUSIONS

Elyria-Swansea has a particular mobility challenge given that its street system is interrupted by manyimpediments including railroad tracks and large land uses that block continuous travel by vehicles. Thismakes it very difficult for residents, especially the large number of children to safely get to school, therecreation center, the library, and athletic and other after school activities. The elderly also have a specialmobility challenge. Elyria-Swansea has a variety of significant transportation projects on its horizon. TheRegional Transportation District’s long range master plan, including its financing component is calledFasTracks includes the aforementioned transit transfer station at 40th Street/40th Avenue that willsignificantly expand the transit access to and from Elyria-Swansea. Another transit line is proposedbetween Union Station and the northern suburbs with a transit stop near 49th and Columbine. Relatedimprovements to 40th Avenue and 38th Street are part of the long range planning for the area. The I-70East Corridor EIS, recently started by the Colorado Department of Transportation and RTD, is animportant study that impact the mobility of Elyria-Swansea and needs close attention. The neighborhoodcontains a variety of infrastructure needs including street and alley paving, curbs and gutters, andsidewalks.

48

4 0 t h S t . & 4 0 t h A v e . i s a p o t e n t i a l

r a p i d t r a n s i t s t a t i o n l o c a t i o n

R e n d e r i n g o f 4 0 t h & 4 0 t h p o t e n t i a l

E l y r i a S c h o o l p l a y g r o u n d n e a r I - 7 0


49

Unimproved Streets

Unimproved Alleys

L e f t : E l y r i a - S w a n s e a ’ s U n i m p r o v e d

S t r e e t s a n d A l l e y s

40TH AVE.

BRIGHTON B

LVD.

BR

IGH

TO

N B

LVD

.

VASQ

UEZ

BLV

D.

CO

LOR

AD

O B

LVD

.

YO

RK

ST

.Y

OR

K S

T.

38TH ST.

WA

SH

ING

TO

N S

T.

BRIGHTON B

LVD.

48TH AVE.

JOS

EP

HIN

E S

T.

47TH AVE.

46TH AVE.

ST AVE.

ARKI

NS

CT.

RACE CT.

AVE.

HA

RR

ISO

N S

T.

JAC

KS

ON

ST

.

54TH

AD

AM

S S

T.

CO

OK

ST

.

ST

EE

LE S

T.

ST

.P

AU

LCLA

YT

ON

ST

.

CT

.ST

.

ST

. PA

UL

TH

OM

PS

ON

CT

.

51ST AVE.

49TH AVE.

BEEKMAN PL.

50TH AVE.

MO

NR

OE

ST

.

MA

DIS

ON

ST

.

GA

RF

IELD

ST

.45TH AVE.

44TH AVE.

41ST AVE.

42ND AVE.

43RD AVE.

39TH AVE.

FIL

LMO

RE

ST

.

MIL

WA

UK

EE

ST

.ST

.

YORK

LN. C

T.

GA

YLO

RD

ST

.

CLA

UD

E C

T.

ALICE PL.

STEAVENSON PL.

TH

OM

PS

ON

CT

.

PL.

ELI

ZA

BE

TH

CO

LUM

BIN

E S

T.

WIL

LIA

MS

ST

.

HIG

H S

T.

RA

CE

ST

.

VIN

E S

T.

STEAVENSON47TH AVE.

TH

OM

PS

ON

52ND AVE.

53RD AVE.

ST

EE

LE S

T.

36TH AVE.

37TH AVE.

38TH AVE.

DR

IVE

WES

TERN

PL.

NA

TIO

NA

L

EM

ER

SO

N S

T.

PLATTE R

IVER D

R. WEST

DR.44TH ST.

40TH ST.39TH ST.

ARKINS C

T.

MCFARLAND

HU

MB

OLD

T S

T.

FR

AN

KLI

N S

T.

BA

LDW

IN C

T.

ELK PL.

ELGIN

2ND AVE.

48TH AVE.

TH AVE.

DELGANY S

T.

5TH AVE.

4TH AVE.

LOG

AN

ST

.

PE

NN

SY

LVA

NIA

ST

.

PE

AR

L S

T.

CHESTNUT ST.

WYNKOOP S

T.

CLA

RK

SO

N S

T.

35TH ST.

36TH ST.

WAZEE S

T.

RIN

GSB

Y C

T.ADAMS COUNTY

E C O N O M I C A C T I V I T Y

50

●V I I I . E C O N O M I C A C T I V I T Y●


51

T h e P u r i n a p l a n t i s a m a j o r a r e a

e m p l o y e r

◗A. EMPLOYMENT AND INCOME CONDIT IONS AND INDICATORS

◗ 1. 2002 Employment in Elyria/Swansea by Major Industrial Sectors

◗ Elyria-Swansea Change in Total Jobs - 1993 and 2001

ServicesNeighborhood

Elyria-Swansea 15.6%

Denver

Note: FIRE stands for Finance, Insurance and Real Estate; Other includes Agriculture, Mining, Governmentand other professions. Source: DRCOG

36.9%

Construction

12.0%

4.7%

Other

8.1%

13.4%

Manufacturing

27.7%

7.0%

RetailTrade

4.2%

12.8%

WholesaleTrade

21.7%

6.0%

Trans,Comm, & PU

10.3%

11.4%

FIRE

0.4%

7.8%

Neighborhood

Elyria-Swansea

Denver

Jobs in 1993

8,046

419,332

Jobs in 2001

11,750

502,546

Change fom 1993-2001

46.0%

19.8%


◗ 2. Existing Business, by 4 Digit Standard Industrial Classification (SIC) Codes

52

Denver StandardIndustrial Code

Number ofEstablishmentsBusiness

Furniture and Fixtures, not Elsewhere Classified2599 1

Unknown0 15

Products of Petroleum and Coal, not Elsewhere Classified2999 1

Building Materials Dealers5212 25

General Contractors5215 17

Heating and Plumbing Equipment Dealers5221 3

Paint, Glass and Wallpaper Stores5230 1

Hardware Stores5251 5

Structural and Reinforcing Steel, Ornamental Iron5260 3

Concrete Products5270 1

Metal Prod. Fabricator Supplies and Related Items5290 10

Variety Stores5331 1

Dry Goods and General Merchandise Stores5392 1

Groceries, Meat, Deli, Fruit, Veg., Health, Creamery/Store5400 15

Motor Vehicle, Dealers, New & Used Cars, Parts5511 5

Motor Vehicle, Dealers, Used Cars Only5521 2

Motor Vehicle, Dealers, New & Used Trucks, Parts5523 7

Misc. Automotive Dealers5525 15

Tires, Batteries, Accessory Dealers5531 17

Gasoline Service Stations and Garages5541 38

Family Clothing Stores5651 1

Misc. Apparel and Accessory Stores5699 2

Lumber Dealers5211 3


53



Floor Covering Stores5713 2

Furniture and Auction Stores5712 4

Drapes, Awning, Shade, Curt, Uphol. Goods, etc.5714 4

Radio and Television Stores5723 6

Used Merchandise Stores5730 1

Office Furniture and Machines5760 9

Eating Places5812 23

Drinking Places5813 8

Transient Lodging5814 4

Liquor Stores5815 3

Amusement Devices5901 1

Junk Yards5903 6

Plastics5909 1

Printing5911 6

Barber and Beauty Supply Stores5915 2

Surgical Supplies5918 1

Chemicals5919 2

Railroad, Airline and Truck Transportation5923 1

Barrel, Bottle, Box, Ship-Case, Bag 7 Burlap5926 8

Antiques, Coins and Stamp Supplies5932 2

Book Stores5942 4

Janitorial Supply Stores5965 5

Sporting Goods Stores5952 1

Household Appliances, Radio, and Television5722 3


◗ 3. 1999 Economic Assessment Study

After years of neglect to the area’s industrial areas, the creation of the Cross Community Coalition, theElyria/Swansea Community Development Corporation, and the Elyria/Swansea Business Associationwithin the past five years have led to much greater and long overdue attention being given to the area’seconomic base and its commercial and industrial areas. The Cross Community Coalition and the ElyriaSwansea Community Economic Development Corporation commissioned the report, EconomicAssessment of Elyria and Swansea Neighborhoods of Denver, Colorado. It was prepared by theColorado Center for Community Development at the University of Colorado of Denver. The study, whichresulted in the report being issued on January 13, 1999, conducted research and special surveys toidentify residential/household characteristics and business/employer characteristics. Sixty-five of the 350businesses were surveyed. All the respondents to the survey expressed a need to purchase paper andoffice supplies, however, only 13% currently make these purchases in the neighborhood. Purchases suchas office furniture (95%), food products (88%), and cleaning products (85%) were additional items thebusinesses would consider buying in the neighborhood. Respondents expressed strong interest inpurchasing selected services from other neighborhood businesses if they were available. The mostcommonly desired services were: machine/equipment rental (89%), copying services (88%), temporaryservices (78%), and janitorial services (66%).

Business owners and managers surveyed did not indicate an overwhelming preference for one particularnew business, as was the case with the residents where 66% wanted to see a grocery store locate in the

54



Farm and Garden Supply Stores5969 7

Machinery5966 13

Fuel and Ice Stores5980 1

Camera and Photographic Supply Stores5996 1

Gift, Novelty, Souvenir, Toy, Hobby, Ceramics, etc.5997 9

Misc. Stores5999 109

Non-Classifiable Establishment9990 28

Music Stores and Record Shops5995 4


neighborhood. The largest single group (29%) indicated that a new restaurant was their first choice forthe business they would most like to see locate in the neighborhood. An office supply store (11%) andgrocery store (10%) were cited next most often as the new business they would most like to have.

Among the businesses surveyed, 67% own and 33% rent the building out of which they operate. About47% have operated at their location for 11 years or more and 39% have been conducting business attheir location between 4-10 years. The two main reasons that influenced businesses to locate in Elyria-Swansea were: affordable rent or purchase cost (83%), and proximity to I-70 (80%). The most significantobstacle reported by businesses was difficulty in finding qualified workers (43%), and road congestion(42%). Twenty-five percent of the businesses reported that they have future plans to expand and 19%reported they plan to relocate. Among those who have plans to relocate, 83% said they planned torelocate out of the neighborhood.

The survey also covered the business owner’s assessment of the neighborhood. Forty-three percent ofthe respondents felt that the local neighborhood economy had improved in the past five years. The mostoften mentioned changes that businesses felt were needed were cleanup—appearance—and graffitiremoval at 29%, with roads (13%) as the second most cited need.

◗ 4. Average Household Income

In 2000 the mean or average household income in Elyria-Swansea was $38,413, compared to Denver’smean household income of $55,129.

55

Neighborhood

Elyria-Swansea

Denver

1990 Mean Household Income

$20,346

$33,983

2000 Mean Household Income

$38,413

$55,129

Percent Change

88.8%

62.2%


◗ 5. Income and Poverty Measures

The number of persons in poverty living in Elyria-Swansea decreased slightly between 1995 and 2000.However, 2000 was the peak of the last business cycle so the likelihood is that conditions since then havedeteriorated during the last recession and “jobless”economic recovery.

56

Elyria-Swansea



Children inPoverty 1995

Children inPoverty 2000

Denver

0%

5%

10%

15%

20%

25%

30%

35%

40%

Elyria-Swansea

1995 2000

Denver

0%

10%

20%

30%

40%

50%

60%

70%

R i g h t : P o v e r t y M e a s u r e s , 1 9 9 5 a n d 2 0 0 0

B e l o w R i g h t : P e r c e n t o f D P S S t u d e n t s

G e t t i n g F r e e L u n c h , 1 9 9 5 a n d 2 0 0 0


Between 1995 and 2000 the number and percentage of Denver Public School students receiving a freelunch increased sharply while the comparable figures for citywide students were stable.

Elyria-Swansea has seen a decline in the percentage of people receiving public housing assistancebetween 1995 and 1998 where the percentage of Denver residents receiving such assistance remainedstable.

While the percentage of Denver’s female-headed households declined between 1990 and 2000, thepercentage of Elyria-Swansea’s female-headed households remained virtually unchanged during the sametime period. The effect of these changes is to narrow significantly the difference in these rates betweenElyria-Swansea and Denver.

◗B. ECONOMIC DEVELOPMENT TRENDS AND ISSUES

Elyria/Swansea is confronted with several major economic development challenges and opportunities.On the one hand, the neighborhood possesses significant acreage of older industrial areas that have ahost of challenges to making them attractive to industrial development or for other employment orresidential uses. This is at a time when manufacturing is slowly disappearing in the United States ascompanies relocate overseas to take advantage of the economic benefits. The proportion of theAmerican work force employed in manufacturing has fallen to 11% from 30% in the mid-1960’s. WhileAmerica’s high-tech advantage may help sustain the nation’s manufacturing base, it is not likely that allthe land presently used for industrial purposes will continue to be used for manufacturing or even lightindustrial uses. The challenge will be to identify the best reuse opportunities for Elyria/Swansea’s olderindustrial areas.

Elyria/Swansea is also home to a major economic generator, the National Western Stock Show.Accordingto the Denver Metro Chamber of Commerce, the National Western Stock Show contributes to Denver:

◗ $76 million-dollar impact each January (without multiplier)

◗ is Denver’s largest convention year after year (at least until the Colorado Convention Centeropens in late 2004)

◗ yearly attendance of over 600,000 in recent years

57

I n d u s t r y f o r l e a s e n e a r 4 0 t h a n d 4 0 t h


◗ voted #1 twice in the past five years by PRCA Rodeo contestants as the “top large indoor rodeo”in North America

◗ National Western International Agribusiness Center hosted guests from 39 countries in 2001

◗ recognized by various groups as a leader in the agriculture industry

The National Western Stock Show has been a leader in the agricultural and rodeo world for nearly 100years. However, the National Western Stock Show is in competition for this market with such cities asTulsa, Louisville, Houston, Fort Worth, San Antonio, and Oklahoma City, all of which have undertakenmajor improvements to their facilities.

Just as the Colorado Convention Center expansion was intended to place Denver in a better competitiveposition with other cities for large conventions, the National Western Stock Show has recently prepared,with the assistance of a consultant, a master plan (see the Appendix for details of the master plan) for itslong range growth that will keep it competitive in its market. The National Western Stock Show, Rodeo &Horse Show goal is to remain the top combination stock show, rodeo, and horse show in the world andto better serve the citizens of Denver and Colorado.

While more focused studies on the area’s economic development market potential are needed, theNational Western Stock Show, in concert with the Coliseum and the nearby Forney TransportationMuseum, may have the potential to evolve into a more substantial exhibition and entertainment complexoffering even more employment, services to the neighborhood and region, and tax revenues. TheWestern theme is well-established in the area and that theme might be developed further and/or otheropportunities may exist to build upon the economic development potential of the complex.

58

T h e F o r n e y M u s e u m , p a r t o f t h e N a t i o n a l

W e s t e r n S t o c k S h o w E v e n t s D i s t r i c t


59

◗C. PREL IMINARY ECONOMIC ACTIV ITY CONCLUSIONS

Although Elyria-Swansea is home to a large employment base and generates income for employees,income and profits for companies, and tax revenues for the City, the neighborhood is nowhere nearreaching its economic productivity potential. As outlined earlier, the neighborhood has extensiveamounts of underutilized and marginal land uses and business operations. However, the barriers toachieving improvements to its economic base are significant and should be addressed both on anincremental site by site basis as well as on a comprehensive planning basis whereby a broad range ofissues which impact the area’s economic activity can be examined.

P A R K S A N D O P E N S P A C E

60

●I X . P A R K S A N D O P E N S P A C E

●


◗A. EXISTING PARKS, RECREATION CENTERS, AND OPEN SPACE, TRENDS, AND ISSUES

The citizens of Elyria-Swansea have a number of parks and recreation centers to access and enjoy.Swansea Park is located at 49th Avenue and Clayton Street. Located within that 11.2 acre park is SwanseaRecreation Center at 2650 E. 49th Avenue. Elyria Park is located at 48th Avenue and High Street. Locatedwithin that 2.6 acre park is Johnson Recreation Center at 4809 Race Street. South of I-70 in Swansea, 3.0acre Dunham Park is located at 44th Avenue and Clayton Street. The Department of Parks and Recreationrecently acquired a two acre site for future park development at 52nd Avenue and Cook Street.

◗B. PREL IMINARY CONCLUSIONS REGARDING PARKS, RECREATION CENTERS, AND OPEN SPACE

Elyria-Swansea have a number of parks and a recreation center to access and enjoy. Like most of the neighborhood, these facilities are sometimes separated from the residential areas by freeways orrailroad lines.

61

S w a n s e a R e c r e a t i o n C e n t e r

P l a t t e R i v e r G r e e n w a y

C O M M U N I T Y F A C I L I T I E S A N D A S S E T S

62

●X . C O M M U N I T Y F A C I L I T I E S A N DA S S E T S

●


◗A. NE IGHBORHOOD ORGANIZATIONS

Elyria and Swansea have had a number of neighborhood organizations that are very important to itsprospects for reaching its goals and making improvements to its quality of life. However, as has been thesituation for decades, not all neighborhood organizations in Elyria-Swansea have taken advantage of theCity’s long standing Registered Neighborhood Organization Program. For example, as of mid-2003, theonly registered neighborhood organization on the City’s official list is the Elyria/Swansea BusinessAssociation.

The Elyria Neighborhood Association was active for a number of years until it ceased to exist in about1987. In 1989 the United Swansea Neighborhood Association was formed and in the early 1990’s itexpanded to include Elyria and was renamed the United Swansea Elyria Neighborhood Association. Theboundaries for this neighborhood organization are the same as for the neighborhood itself. In 1987neighborhood activists created the Cross Community Coalition Family Resource Center, located at 2323E. 46th Avenue. The Cross Community Coalition serves residents in Elyria, Swansea, and Globevilleneighborhoods. Their mission is to bring people together to create a positive social and economicchange by providing opportunities for individual achievement and improving the quality of life for allresidents. They advance this mission, through the Family Resource Center in four ways: 1) by bringingprograms and services offered by local government and other agencies to their communities, 2) byproviding needed programs and services not otherwise available, 3) by offering education and training toresidents, and 4) by organizing residents to work together on issues which be addressed at thecommunity level. The Cross Community Coalition is raising money to build a new family center at 48thand Columbine.

In 1995, the Cross Community Coalition saw the need for an organization to deal with economicdevelopment matters and formed the Elyria/Swansea Community Economic Development Corporation.The mission of the Elyria/Swansea CDC is to facilitate, develop, and promote the economicredevelopment of the Elyria and Swansea communities. In 1998, the Elyria/Swansea CDC formed theElyria/Swansea Business Association. The Elyria/Swansea Business Association has a close connection

63

Registered Neighborhood Organization

Elyria-Swansea Business Association

North

City Limits

South

40th Ave.

East

Colorado Blvd.

West

Platte River


with the Elyria/Swansea CDC but is organized around local businesspeople and works to promote thebusinesses and the area.

According to the neighborhood activists in 2000 (prior to the 2000 U.S. Census), the strengths of theneighborhood are:

◗ 66% of homes are owner occupied

◗ 61% of the homes have 2 parents present (much higher than the City average)

◗ in 47% of the 2 parent families, the mother is a stay at home mom

◗ stability: 40% of the residents have lived in the neighborhood longer than 10 years and 50%longer than 5 years

◗ given the overwhelming percentage of the population being Latino, there is a strong culturalemphasis on family and there are strong ties to the churches (Our Lady of Grace,ApostolicChurch, and Pilgrim Congregational)

◗ there is a strong work ethic, with many people holding several jobs to support families

◗ houses are remarkably well-maintained and clean, especially given their proximity to largeindustrial and institutional uses

◗B. PUBLIC AND QUASI -PUBLIC FACIL IT IES AND SERVICES

◗ 1. Library

After many years of being without a neighborhood library, the Valdez-Perry Branch Library opened in1996 as part of the Denver Public Library service to the neighborhood. It is located at 4690 Vine Street.The library holds about 50,000 titles (books, tapes, videos, etc.) with particularly large collections ofSpanish materials. The staff is bilingual and provides classes and materials for residents to learn English, aswell as after-school and reading programs.

◗ 2. Schools and Educational Levels

Grade school students attend Swansea Elementary School at 4650 Columbine Street, HarringtonElementary School at 2401 E. 37th Avenue, and Garden Place Elementary School at 4425 Lincoln Street.In 2002, a new Bruce Randolph Middle School opened at 40th Avenue and Milwaukee in the immediately

64

T h e V a l d e z - P e r r y B r a n c h L i b r a r y


65

S w a n s e a E l e m e n t a r y S c h o o l

adjacent Clayton neighborhood to serve middle school students. High school students attend ManualHigh School at 1700 E. 28th Street in the Whittier neighborhood.

In terms of educational attainment, 61% of Elyria/Swansea residents did not hold a high school diplomain 1990 compared to only 21% of all Denver residents aged 25 and older. Denver Public Schoolenrollment in 1998 was 1,363 students, of which 7% were African American, 88% were Latino, and 5%were non-Latino White students. The percentage of students not proficient in the English language in1998 was 42% in Elyria/Swansea and 19% in all of Denver. The percentage of Elyria/Swansea studentsreading in the lowest quartile on the Iowa Test of Basic Skills (ITBS) was 57% in 1997 compared to 38%for all Denver students. The Elyria/Swansea dropouts as a percentage of all 9-12 graders were 4.9%,slightly higher than the 4.7% for all Denver students in grades 9-12.

◗ 3. Utilities

The following information was provided by the Department of Public Works.

a. Water Lines

According to the Denver Water Department, water is available from mains in streets and/or alleysthroughout the neighborhood.

b. Sanitary Sewer Facilities

According to the Wastewater Management Division, sanitary sewer lines are available in streets and/oralleys throughout Elyria/Swansea. There is one capital improvement project planned for Elyria/Swanseain the next five years: 51st Avenue and St. Paul in 2005.

c. Storm Drainage Facilities

According to Floodplain Management, there are no areas of local flooding within the neighborhood.Two capital improvement projects have been completed recently, the first at 50th Avenue and ColoradoBoulevard, and the second at 40th Avenue, from York to Clayton.

d. Street Lighting

According to the Department of Public Works, the street lighting in Elyria/Swansea is generally goodalthough there are pockets where additional streetlights could be installed or existing streetlightsupgraded in terms of lamp wattage.


◗C. PREL IMINARY COMMUNITY FACIL IT IES AND ASSETS CONCLUSIONS

Elyria-Swansea’s neighborhood organizations cover business issues (Elyria/Swansea BusinessAssociation) and family and some community issues (Cross Community Coalition) but it does notbenefit from having a general-purpose neighborhood association. The neighborhood has good accessto a neighborhood library and schools, and recently became home to the Bruce Randolph MiddleSchool at 40th Avenue and Steele Street. However, in terms of educational attainment, the students inthe neighborhood are below the City’s average test scores—a condition it shares with surroundingneighborhoods.

66

R i g h t : S e w e r a n d T r a n s p o r t a t i o n P r o j e c t s

CO

LOR

AD

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LVD

.

40TH AVE.

BRIGHTON B

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SMITH RD.

YO

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38TH ST.

WA

SH

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448TH AVE.

JOS

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47TH AVE.

RACE CT.

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54TH

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MO

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44TH AVE.

41ST AVE.

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FIL

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ADAMS COUNTY

Storm & Sanitary Sewer Projects

Chip Seal

Curb & Gutter

Signal Reconstruction


67

●X I . P U B L I C H E A L T HA N D S A F E T Y

●

◗A. CRIME INDICATORS

◗ All Crimes in Elyria-Swansea – 2002

◗ Number of Crimes* vs. Persons, 1991-2002

Historically, Elyria/Swansea has endured a higher crime rate than Denver as a whole. In 1999Elyria/Swansea’s crime rate per 1000 persons was 143 while the comparable citywide rate was 79 per1000 persons. The violent crime rate per 1000 persons was 10 compared to 6 per 1000 persons forDenver. Burglary is a comparatively greater problem in Elyria/Swansea as its crime rate per 1000 personswas 66 whereas it was 24 per 1000 persons in Denver. The confirmed child abuse and neglect rate was14 in 1999 compared to 5 in all of Denver. The chart above reveals a variation in crime over the past tenyears but the number of crimes hardly changed from 1991 to 2002.

P U B L I C H E A L T H A N D S A F E T Y

68

Neighborhood Total Homicide Robbery Burglary LarcenySexualAssault

Agg.Assault

AutoTheft

GangActs in2002

All OtherOffenses

Elyria-Swansea 885 393

Denver 47,415

1

51

7

342

40

1,376

17

1,151

97

6,068

278

15,135

172

7,356

7

82 23,100

200220

0120

001999

1998

1997

1996

1995

1994

1993

1992

1991

Murder,Sexual Assault, AggravatedAssault, Robbery

*

0

10

20

30

40

50

60

70

80


69

◗ Denver Crimes* vs. Persons, 1991-2002

◗B. POLICE STATION

Elyria/Swansea is served by Police District Two, headquartered at 3555 Colorado Boulevard.

◗C. F IRE STATIONS

A new Fire Station 9 was constructed at 44th and Brighton Boulevard in Elyria and opened in 2001,replacing the old (built in 1939) Fire Station 9 near I-70 which the State acquired and demolished tomake way for an off-ramp. The neighborhood is also served by a fire station located at 4600 FranklinStreet and 3200 Steele Street.

◗D. HEALTH INDICATORS

Because of the paucity of health data and indicators at the neighborhood, in 1998 Denver Health MedicalCenter established an advisory committee to develop health profiles and indicators for the DenverEnterprise Community’s 11 neighborhoods—Five Points, Globeville, Highland,Auraria/Lincoln Park, SunValley,Valverde, Cole, Clayton,Whittier, Skyland, and Westwood. Elyria/Swansea were part of the federallydesignated Empowerment Community but not the federally designated Enterprise Community. However,

200220

0120

001999

1998

1997

1996

1995

1994

1993

1992

1991

Murder,Sexual Assault, AggravatedAssault, Robbery

*

0

1,000

2,000

3,000

4,000

5,000

6,000

for the purposes of this analysis, it is assumed that many of the findings summarized below are generallyapplicable to the residents of Elyria/Swansea.

Residents from the Enterprise Community neighborhoods have a higher percentage of their deathsoccurring due to certain causes than is true for the rest of Denver. For example, the EC has a higherpercentage of deaths than the remainder of Denver due to homicide (3.1% to 1.2%), infant mortality(2.9% vs. 1.3%), liver disease (1.2% vs. 0.6%), child mortality (0.8% vs. 0.5%), diabetes (2.7% vs. 1.7%),motor vehicle accidents (2.1% vs. 1.6%), and firearms (2.7% vs. 1.9%). Conversely, the EC neighborhoodshave a lower percentage of their total deaths compared to the rest of Denver due to heart disease (20.9%vs. 23.4%), stroke (5.2% vs. 5.9%), suicide (1.4% vs. 2.2%), and HIV (1.9% vs. 3.4%). Between 1993 and1997 residents of the EC neighborhoods had a greater percentage of problem births than did theresidents of the remaining Denver neighborhoods. During this time period, an average of 23% of allbirths in the EC were to teens and 51% to unmarried women compared to 14% to teens and 35% tounmarried women in the rest of Denver. In addition, 12% of the EC babies were low birth-weightcompared to 10% low birth weight babies in the rest of Denver.

Two other measures using birth and death data are good indicators of the health of a community: leadingcauses of death and average age of death. Heart disease, cancer, and stroke are the leading causes ofdeath (greatest frequency) in the EC and the remainder of Denver. The average age of death from allcauses and for the leading causes is younger in the EC than in the rest of Denver. Between 1993-1997the average age of death in the EC from all causes was 64.2 years compared to 70.1 years in theremainder of Denver.

There is very limited health data that applies only to Elyria/Swansea. In 1998, the low birth weight ratewas 5.6 per 100 live births born under 5.5 pounds compared to 9.6 for the entire city. However, thepercentage of births to women entering prenatal care in the first trimester of pregnancy was 67%compared to 76% in all of Denver in 1998. The percentage of children under age 18 on Medicaid was32% compared to 18% in Denver in 1998.

The Mayor received and endorsed the recommendations in the final published report, HealthyCommunities, Healthy Denver, of the Denver Health Benchmarking Project in the summer of 2000.The second phase of the project got underway in October of 2000.

P U B L I C H E A L T H A N D S A F E T Y

70


71

◗E . PUBLIC HEALTH FACIL IT IES

The Globeville Family Health Center at 5075 Lincoln Street served Elyria/Swansea residents until August12, 2003 when it was closed due to budget pressures. Neighborhood residents can choose to attend oneof the following family health centers: La Casa at 4545 Navajo Street, Eastside at 501 28th Street in FivePoints, or Park Hill at 3380 Dahlia Street.

◗F. PREL IMINARY PUBLIC SAFETY AND HEALTH CONCLUSIONS

Elyria-Swansea’s quality of life is diminished by its standing on public safety and health indicatorscompared to the average of all Denver neighborhoods. It has a higher overall crime rate than the cityaverage, particularly in such violent crime categories as murder, sexual assault, and aggravated assault androbbery. In terms of its public health standing as revealed by indirect and direct data, the neighborhoodin comparison with the city has a lower average age of death and higher percentages of women givingbirth to low-weight babies.

A P P E N D I C E S

72

●X I I . A P P E N D I C E S●


◗APPENDIX I : ELYRIA/SWANSEA PROFILE

Neighborhood Elyria/Swansea

1990 Population 5055


Households in 2000 1741

Persons per Household 3.85

Births in 2001 176

Risk Births in 2001 7.95%

Births to Teen Mothers 2001 22.16%

Births to Unwed Mothers 2001 44.32%

Births to Mothers with less than a HS diploma 62.50%

Population under 5 years old 10.49%

Population aged 5 to 18 25.51%

Population aged 19 to 64 56.80%

Population aged 65 and older 7.20%

Number of families 1,389

Families headed by husband and wife 65.2%

Families headed by single female 24.8%

Anglo population 9.9%

Hispanic population 83.0%

Black population 5.3%

Other ethnic groups population 1.8%

Anglo DPS students in 2002 3.2%

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Hispanic DPS students in 2002 89.2%

Black DPS students in 2002 6.6%

Other DPS students in 2002 0.9%

Births in Anglo mothers in 2001 4.00%

Births to Hispanic mothers in 2001 92.00%

Births to Black mothers in 2001 3.40%

Births to other mothers in 2001 0.60%

Residents with no HS diploma 60.36%

Residents with HS diploma 39.64%

Residents with college degrees 5.51%

Jobs located in the neighborhood in 2001 11,750

Unemployment in 2000 12.40%

DPS students enrolled in 2002 1,258

Enrollment rate in 2000 71.80%

2000 Students Enrolled that are in Public Schools 94.69%

DPS dropouts in 2002 6.8%

DPS graduates in 2002 15.3%

Students scoring in bottom 25th percentile on ITBS 57.3%

Students scoring in top 75th percentile on ITBS 4.0%

Students not English proficient in 2000 50.3%

Mean Household Income in 2000 $38,413

Persons in poverty 26.24%

Children in poverty 36.36%

Persons on public assistance in 1998 7.89%


Persons in 2000 on TANF 33

Children in 2000 on TANF 132

Children in 2000 on Medicaid 557

DPS students receiving free lunch in 2000 80.16%

Crimes vs. persons in 2001 51

Burglaries in 2001 92

Gang acts in 2001 2

Nbhd rank in 2001, crimes vs. persons 19

Nbhd rank in 2001, burglaries 24

Nbhd rank in 2001, gang acts 12

Housing units in 2000 1814

Houses demolished in 2001 1

New housing permits in 2001 13

Houses built before 1940 32.3%

2000 Rentals 39.4%

Vacancy rates in 2000 4.00%

Board-Ups in April 2002 5

Percentage of renters paying more than 35% of income on housing 37.63%

Percentage of owners paying more than 35% of income on housing 22.30%

Housing units with more than 1 person per room 31.30%

Persons in the same house more than 5 years 54.4%

Average rent in 2000 $527.00

Average home price in 2000 $114,695

Average price per square foot in 2000 $133.00

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Persons on public housing assistance in 1999 33.30%

Residential Care Facilities in 2000 7

Percentage of residents in care in 2000 0.89%

◗APPENDIX I I : ELYRIA-SWANSEA TRENDS

Neighborhood Elyria Swansea



Percent Growth 1990-2000 32.7%

Population Growth Ratio, Nbhd to City 1.12

Average number of births, 1999-2000 145

Average number of births, 1980-2000 168

Ratio - births from 1999-2000 to 1980-2000 1.16

Average births to teen mothers, 1990-2000 24.8%

Average births to teen mothers, 1999-2000 20.4%

Ratio - births to teen mothers from 1999-2000 to 1980-2000 0.92

Average births to unwed mothers, 1990-2000 61.1%

Average births to unwed mothers, 1999-2000 48.0%

Ratio - births to unwed mothers from 1999-2000 to 1980-2000 0.94

Average births to mothers w/o HS diploma, 1990-2000 58.7%

Average births to mothers w/o HS diploma, 1999-2000 58.2%

Ratio - births to mothers w/o HS diploma from 99-00 to 80-00 0.84

1990 Anglo births 13.5%

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1990 Hispanic births 83.5%

1990 Black births 0.0%

2000 Anglo births 4.0%

2000 Hispanic births 92.0%

2000 Black births 3.4%

Change in Anglo births 1990-2000, Denver vs. nbhd 0.41

Change in Hispanic births 1990-2000, Denver vs. nbhd 0.71

Change in black births 1990-2000, Denver vs. nbhd 0

Percent change 1995-2000, students reading below 25th %ile, ITBS 27.3%

Percent change in nbhd reading level compared to Denver, 1995-2000 -14.91

Percent change 1995-2000, students reading above 75th %ile ITBS -30.0%

Percent change nbhd reading >75 %ile vs. Denver 1995-2000 0.64

Percent change students not English proficient 1995-2000 20.70%

Nbhd students not English proficient vs. Denver 1995-2000 0.55

Students enrolled in 1997 1,280

Students enrolled in 2000 1,434

Percent change nbhd enrollment vs. Denver 1997-2000 1

Percent change dropouts 1995-2000 -53.3%

Percent change nbhd dropouts vs. Denver 1995-2000 0.89

Percent change in graduates 1995-2000 20.0%

Percent change nbhd graduates vs. Denver 1995-2000 1.12

Percent change DPS Students with free lunch 1995-2000 156.9%

Percent change nbhd free lunch vs. Denver 1995-2000 14.78

Percent change children on Medicaid 1995-2000 -21.0%

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Percent change nbhd children on Medicaid vs. Denver 1995-2000 1.1

Percent change people on public assistance 1995-1998 -34.1%

Percent change people on public assistance vs. Denver 1995-1998 1.07

Percent change children on TANF 1995-2000 -67.4%

Percent change nbhd children on TANF vs. Denver 1995-2000 1.01

Percent change crime vs. persons 1990-2000 -18.2%

Nbhd crime vs. persons average vs. Denver average 1990-2000 1.12

Percent change burglaries 1990-2000 -57.2%

Neighborhood burglaries average vs. Denver average, 1990-2000 0.88

Change from 1992-1995 average to 2000 -75.8%

Rank change from 1992-1995 average to 2000 +4

Average 1980 home sales price $33,000



Percent change in housing sales price 1980-2000 247.6%

Change in average nbhd price vs. average Denver price, 1980-2000 1.02

Number of boarded-up houses in 1996 11

Number of boarded up houses in 2002 5

Percent change in housing units 1990-2000 -1.9%

Change in the # of nbhd housing units vs. Denver units 1980-2000 1.02

Percent change in price per square foot, 1994-2000 133.63%

Change in the nbhd price per square foot vs. Denver, 1994-2000 1.93

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◗APPENDIX I I I : SUMMARY OF NE IGHBORHOOD ANALYSIS OF ITS STRENGTHS, WEAKNESSES, OPPORTUNIT IES AND THREATS (SWOT ANALYSIS)

As part of the Blueprint Denver planning process, a public workshop was held on June 5, 2002 at theNational Western Stock Show in Elyria. Approximately, 30 people attended this workshop. On October16, 2002 a neighborhood meeting was held in the offices of the Elyria Swansea Economic DevelopmentCorporation to give a report to the neighborhood. About 15 people attended this meeting.

◗ Neighborhood Traits and Characteristics

Workshop participants expressed a feeling of neighborhood pride, but saw an opportunity for changesthat could greatly enhance neighborhood services, connectivity and functionality. Participants spoke ofthe value and prevalence of home-ownership and single family homes in the neighborhood. Residentsalso talked about the industrial land uses that surround the residential area. Many residents spoke of thelack of parkland and that there were relatively few retail opportunities in the area.

Regarding architecture, some said that “architectural style has no harmony,”while others said there is“architectural diversity.” Participants noted the supply of affordable housing in the area as a positiveneighborhood trait and that the area has a high “sense of community.”

Below is a complete list of neighborhood traits and characteristics noted by the participants:

◗ Surrounded by industrial, great amount of heavy industry and residential

◗ Surrounded by heavy employment base

◗ High home ownership

◗ Affordable housing

◗ Single family homes predominate

◗ Single family homes mixed condition, some good but some run down

◗ Some single family homes located by railroad tracks

◗ Single family homes, attempt to preserve

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◗ Not many parks (only Elyria, Evans, Durham)

◗ Could put a new park at corner of Race and Franklin

◗ Few retail [shopping?] opportunities in the neighborhood, no grocery or pharmacy

◗ Nurture and enhance businesses in the area

◗ New Cross Community Coalition, neighborhood center

◗ Intersections numerous, used as main entries

◗ Transportation connections, Brighton Blvd., I-25/I-70, Colorado Blvd.,York & Josephine

◗ 46th Avenue will stay open

◗ National Western to Coliseum, underground tunnel

◗ Globeville/Elyria/Evans—look at connecting, somehow

◗ Trees and things green

◗ Space around houses

◗ Bigger lots, bigger houses

◗ Housing, North of Wesley, older houses

◗ Housing, South of Wesley, post war housing, smaller at West and larger at East

◗ Housing, stucco style, newer houses

◗ Housing, brick style for older houses

◗ Housing,Victorian style around park

◗ Housing, with no back yards and no trees in front or back areas

◗ Architectural style has no harmony

◗ Architectural diversity

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◗ Neighborhood Strengths

◗ Existing families

◗ Local businesses

◗ Organizations

◗ Recreation center

◗ Warehouse conversions on Brighton Blvd.

◗ River trails

◗ Museum

◗ Su Teatro, the old library and CDC, old historic buildings

◗ Churches

◗ Affordability

◗ Single family (neighborhoods) with children

◗ Families with stay-at-home moms, approximately 53%

◗ Sense of community spirit is strong

◗ Home ownership 61%

◗ Home ownership 67% for 2-parent families

◗ Homeownership creates pride

◗ Organizations and business involvement work on reduced pollution and other problems

◗ Recreation centers positive influence

◗ Trees are quite old in some locations, well established

◗ Lower (isolation) gangs and violence

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A P P E N D I C E S

◗ Neighborhood Weaknesses

◗ I-70 divides neighborhood

◗ Railroad in bad maintenance

◗ Railroad creates bad pedestrian connections; pedestrian connections are across RR tracks

◗ Railroad tracks cause potholes

◗ Traffic problems

◗ Traffic speed in neighborhoods

◗ Traffic involving trucks are a negative influence

◗ Traffic from some trucks come from Adams County (not local)

◗ Street conditions bad

◗ Albertson’s parking structure should be across Colorado

◗ City should issue for access to Colorado Center

◗ Lack of services such as schools, shopping, and medical services

◗ Lack of gathering spots for community folks to connect and socialize

◗ 47th Avenue at York inadequate connection, has main street potential

◗ No land use buffers

◗ Bad air pollution

◗ Bad communication with City

◗ Industry is heavy

◗ Industrial corridors plentiful, no corridors for family outings or services

◗ Absentee landlords

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◗ Neighborhood Opportunities

Elyria/Swansea workshop participants saw opportunities in the many vacant sites in the area, andunderutilized land that could plausibly be redeveloped. They also noted the high industrial job base thatprovided employment opportunities for the current and possibly increased population. Some notedthat additional housing would help attract more schools and services to the neighborhood. What followsis a complete list of opportunities identified by workshop participants:

◗ Retail, neighborhood serving area around 47th and Brighton needs grocery store

◗ Retail serving 47th and Brighton needs pharmacy and laundry

◗ Redevelopment across NW boundary

◗ Get rid of junkyards

◗ Home rehab

◗ Protect cut-through traffic

◗ Maintain predominate setbacks

◗ Improve neighborhood infrastructure

◗ 40th/40th opportunities

◗ Colorado & North of 40

◗ Colorado,Albertson’s to be redone

◗ High job base

◗ High unemployment

◗ V.O.Tech

◗ 47th small business opportunities (47th must run through)

◗ Brighton business strip improvement, trees, green spaces, sidewalks

◗ Brighton to Vasquez to 52nd, need truck routes

◗ 40th Avenue

◗ York Street

◗ High home ownership

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◗ Need pedestrian connection over road

◗ Housing increase must come, creating schools (to follow)

◗ Housing increase would be difficult, no room for a new school

◗ Housing opportunity needed for home ownership, green space, parks and open space

◗ Housing for seniors needed

◗ Preservation of Old Elyria School, opportunity for preservation

◗ Preservation of building owned by CDC, opportunity for preservation

◗ I-70, more artwork and trees under I-70

◗ I-70, cleaning needs to be done under I-70

◗ I-70, expansion cuts off all access to Elyria, needs to be changed

◗ I-70, cut off improvement would be to change stop sign at 47th and York Street

◗ Brighton Blvd. street improvement by placing trees, green space and sidewalks

◗ Better access to greenbelt

◗ Owner-occupied affordable housing needed

◗ City boundaries, do revision along city boundary

◗ City boundaries need buffer area, jobs and clean up

◗ Expand areas, but 800-4000 too much

◗ Need sidewalks, I-1ff [I-70?] and Warren

◗ Truck routes to Brighton and Vasquez and 52nd, keep trucks off residential roads

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◗ Neighborhood Threats

Neighborhood threats that were expressed ranged from the expansion of I-70, to increased traffic—especially truck traffic. Some participants mentioned the aging Coliseum, and they stated that theNational Western Stock Show has no room to grow. Again, insufficient retail opportunities were noted,such as “no grocery store, pharmacy, laundry, or retail.” A point of discussion during the workshop wasthe danger faced by pedestrians, especially children who must cross railroad tracks to get to school.Finally, the presence of real or potential Brownfields, sites with contaminated or compromised soils wasmentioned as a threat to reinvestment in the neighborhood.

The following is a complete list of threats identified by neighborhood workshop participants:

◗ National Western Stock Show can’t grow, is land locked

◗ I-70 expansion

◗ I-70 closing York Street exit off I-70, more trucks running through the neighborhood

◗ I-70 double-decker

◗ I-70 incompatible land uses, railroads and residential

◗ Rezoning needed from residential to commercial

◗ Increasing traffic in last 10 years, potential for accidents

◗ Buffers needed along railroad tracks

◗ Buffers needed between industry and residential

◗ Coliseum is very old, and maybe needs to be moved, reconstructed or rebuilt

◗ Coliseum parking lot is a suffering site, located on former dump site

◗ Coliseum inability to expand, lack of expansion opportunities

◗ No grocery store, pharmacy, laundry or retail available

◗ Preserve and enhance business activity

◗ Preserving and enhancing employment base

◗ Better working relationship with City

◗ Jail, bad idea

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◗ Rail yards near residential areas

◗ Railroad giving tickets for crossing tracks

◗ Railroad danger, tracks must be crossed in winter by children walking to school

◗ Railroad schedule holds up children walking to school (sometimes 20 minutes)

◗ Hazardous materials storage

◗ Grocery store

◗ Protect historic resources

◗ Adams County land conditions and uses make it difficult to do work, businesses concerned

◗ B-4 zoning

◗ Housing zoning, City allows new housing, we don’t like it because they are rentals

◗ Housing zoning needs improvement, should encourage ownership

◗ Housing newest developments are shabby, 2-story flats, no yards

◗ Housing, newest are scattered sites, 47th to Rose

◗ Housing has 7 or 8 single men living in one unit

◗ Housing in front of library, problems

◗ Trucks involve truck-oriented businesses

◗ Trucks should be kept off residential streets

◗ Trucks incompatible with residential areas, increased traffic

◗ Truck traffic should discontinue turning on 48th and Vasquez

◗ Truck express way around 52nd Avenue

◗ Parking growing threat

◗ Increased traffic negative

◗ Superfund Brownfields

◗ Brownfields plentiful, would like green business

◗ 52nd and Cook, place a nursery, trees, shrubs, flowers, etc.

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◗APPENDIX IV : DATA SOURCES AND BIBL IOGRAPHY

Denver Planning Office, Swansea/Elyria Neighborhood Plan. Denver, Colorado: February 1983.

Denver Planning and Community Development Office. Swansea/Elyria Charrette Report. Denver,Colorado: Fall 1989.

Colorado Center for Community Development at the University of Colorado at Denver. EconomicAssessment of the Elyria and Swansea Neighborhoods of Denver, Colorado. Denver, Colorado:January 13, 1999.

Agency for Toxic Substances and Disease Registry, U.S. Public Health Service. Public HealthAssessment: Vasquez Boulevard and I-70 Site in Denver, Colorado. January 2000.

Denver Community Planning and Development Agency, Blueprint Denver: An Integrated Land Useand Transportation Plan. Denver, Colorado: 2002.

Denver Department of Community Planning and Development. River North Plan. Denver, Colorado:July, 2003.

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◗APPENDIX V : NATIONAL WESTERN STOCK SHOW MASTER PLAN SUMMARY

The following is a summary of the National Western Stock Show’s long-range master plan, includingestimated costs, as received from information provided by the National Western Stock Show.

The National Western Stock Show (NWSS) would like to have an improved rodeo facility. The DenverColiseum, which seats 8110 for the rodeo each January, is now over 50 years old. The National WesternStock Show’s recently prepared master plan proposes to expand to its Events Center by the addition ofbalcony seating and up to 7 rows of pull out bleachers. This addition could increase seating capacity inthe Events Center from its current 4750 to 8370. The cost of an expanded Events Center is estimated at $2,580,000.

With the rodeo moving into the expanded Events Center, a second component of the long range NWSSmaster plan is for a new Equestrian Arena. Additional stalling space in a Stalling Barn and Warm-up Arenawould provide an additional 500 stalls. These facilities would be located north or northeast of the EventsCenter west of Brighton Boulevard. The estimated cost for the Equestrian Arena would be $9,750,000and $3,500,000 for the Stalling Barn and Warm-up Arena.

A third element of the master plan is for a new Exposition Hall to attract consumer trade showsthroughout the year which the NWSS says are at risk of leaving Denver and going to other venues,including the suburbs. According to the National Western Stock Show, a new Exposition Hall willincrease the livestock display area each January by 30%, would allow small animal displays to be movedto a more convenient location, would also increase the area to hold livestock and horse stalling and sales,and would increase commercial and educational space. The cost for a new Exposition Hall is estimated at$22,500,000.

Additional surface parking is a fourth component of the NWSS Master Plan. Additional parking is neededfor both the National Western Stock Show each January a well as for events for the remainder of the year.Property would be purchased at an estimated cost of $6,000,000 to make room for an expanded parkinglot area. Some stockyard pens in “the Stockyards”would be removed for additional parking fromFebruary through September. Current pens in the Stockyards south of the Pepsi Arena would berefurbished and pens to the north would be portable and in place only for the Stock Show in January.

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The NWSS Master Plan also includes building a tunnel under the Burlington Northern Railroadconnecting the parking at the stockyards to the National Western Complex. No cost estimates for thesesurface parking improvements were identified. (In addition, the Master Plan summary stated that theremoval of the Coliseum from its present location would facilitate increased parking south of I-70 andwould cost an estimated $1,750,000.

A final component of the NWSS Master Plan would be improved aesthetics, including asphalt paving andlandscaping and creation of a campus plan that would integrate facilities and make it more “userfriendly.” Gravel areas would receive asphalt paving to control fugitive dust and present a clean and“upscale” look. Centralizing and integrating the campus would require vacating Humboldt Street, East47th Avenue, Baldwin Court, and Franklin Street. The cost for these aesthetic improvements is estimatedat $2,300,000.

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◗APPENDIX V I : ACKNOWLEDGEMENTS

David Becker, Senior City Planner, CPD

Steve Gordon, Development Program Manager, CPD

Ellen Ittleson, Special Projects Manager, CPD

Carolyn Erickson, Inspector, CPD

Mark Williams, Senior City Planner, CPD

Donna Douville, Department of Public Works - Transportation

Nelson Ho, Department of Public Works - Transportation

Jim Ottenstein, Graphic Designer, CPD

Daniel Michael, Graphic Designer, CPD

Eric McClelland, GIS Analyst, CPD

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