OVERLAND NEIGHBORHOOD ASSESSMENT · 2015. 6. 22. · OVERLAND NEIGHBORHOOD ASSESSMENT D. OVERVIEW...

●O V E R L A N DN E I G H B O R H O O D A S S E S S M E N T

●

M A Y , 2 0 0 5

◗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. Existing Plans and Studies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5F. Notable Trends. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6G. Significant Indicators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7H. Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7I. Recommendations for Next Steps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

II. Demographics and PopulationA. Population Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10B. Educational Levels and Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

III. Land Use and ZoningA. Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15B. Existing Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15C. Blueprint Denver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

IV. Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20

V. Urban Design and LegaciesA. Existing Urban Form. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24B. Historic Structures and Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25C.View Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

VI. Parks, Recreation, and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20

VII. Environmental SustainabilityA. Floodplains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33B.Areas of Environmental Concern. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34

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

ii

O V E R L A N D N E I G H B O R H O O D A S S E S S M E N T

VIII. MobilityA. Street System/Overall Pattern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37B.Transportation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37C.Transit Routes and Frequencies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38

IX. Economic ActivityA. Existing conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40B. Employment By Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40C. Economic and Employment Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44D. Income and Poverty Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

X. Community FacilitiesA. Registered Neighborhood Organizations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48B. Community Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

XI. Public Safety

XII. AppendicesA. Summary of SWOT Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53B. Neighborhood Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62C.Acknowledgements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66

iii

List of TablesPopulation Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10Population by Ethnicity and Race . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10Change in Ethnic and Racial Composition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11Birth by Race and Ethnic Origin . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11Education Levels and Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12Educational Attainment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13Land Use Classification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15Blueprint Denver Land Use Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18Housing Characteristics and Change Over Time-Number of Units. . . . . . . . . . . . . . . 21Inventory of Housing by Type, 2000 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21Residents Paying More Than 35% of Income on Housing . . . . . . . . . . . . . . . . . . . . . 22Changes in Housing Costs, 1980-2000. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22Housing by Year of Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26Employment by Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41Data About Existing Retail Businesses-SIC Codes . . . . . . . . . . . . . . . . . . . . . . . . . 41-44Economic and Employment Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45Jobs in Overland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45Income and Poverty Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46Denver Public School Students Getting Free Lunch . . . . . . . . . . . . . . . . . . . . . . . . . 46Percent Change in Mean Household Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47Persons on Public Assistance, 1995 and 1998 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47Female-Headed Households, 1990 and 2000 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47Overland Crime Statistics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

List of MapsOverland Statistical Neighborhood Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2View Plane Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27Parks and Open Space in the Overland Vicinity . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30Map of Areas of Storm Run-off Flooding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33Areas of Environmental Concern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34South Platte River Environmental Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35Transit and Bicycle Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38

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

iv


1

●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 INTENTThis assessment documents the current conditions in the Overland statistical neighborhood in the termsproscribed by Denver’s Comprehensive Plan 2000 and Blueprint Denver: An Integrated Land Useand Transportation Plan. These two guiding documents have placed a priority on housing, mobility,land use, environmental sustainability, neighborhoods and protection of Denver’s historic legacies.Theintent of this assessment is to provide an overview of the statistical neighborhood and the datasummarized here should be used to inform the neighborhood and surrounding area planning processesand to assist City Agencies and others in making decisions regarding the neighborhood.

◗B. PROCESS AND PUBLIC INVOLVEMENTThe Assessment includes both quantitative and qualitative data. The charts and graphs are based oninformation from the United States Census, City and County of Denver, and Denver Regional Council ofGovernments. Planners, geographers and supervisors from the Denver Department of CommunityPlanning and Development developed the analysis of strengths, weaknesses, opportunities and threatsbased on the SWOT statistical data, field work and professional judgment. The Overland NeighborhoodAssociation held a community meeting for the purpose compiling information through a SWOT Analysis.The summary analysis is included in the appendix and the issues identified by the public are incorporatedthroughout the document.

◗C. NE IGHBORHOOD LOCATIONOverland is located in south Denver, between South Broadway and the South Platte River, bounded by W.Mississippi Avenue on the north and the City limits on the south. The neighborhood is identified by the2000 U.S. Census as Census Tract 14.03.

2

SANT

A FE

DR.

YALE AVE.ARAPAHOE COUNTY

MISSISSIPPI AVE.

EVANS AVE.

LOUISIANA AVE.

IOWA AVE.

SOUT

H PL

ATTE

RIVE

R DR

IVE W

EST

SOUT

H PL

ATTE

RIV

ER D

RIVE

EAST ILIFF AVE.

WARREN AVE.

VASSAR AVE.

HARVARD AVE.

WESLEY AVE.

ARKANSAS AVE.

ARIZONA AVE.

FLORIDA AVE.

MEXICO AVE.

COLORADO AVE.

JEWELL AVE.

ASBURY AVE.

SANT

A FE

DR.

CHER

OKEE

ST. BA

NNOC

K ST

.

ELAT

I ST.

FOX

ST.

GALA

PAGO

ST.

HURO

N ST

.

BROA

DWAY

BANN

OCK

ST.

CHER

OKEE

ST.

DELE

WARE

ST.

ACOM

A ST

.


◗D. OVERVIEW AND HISTORY◗ The BeginningsIn 1857, a group led by John Easter, from Lawrence, Kansas, attempted to settle along the east bank ofthe South Platte River at a place they called Montana City. The location was bounded by what are nowEvans, Iliff, Delaware and the South Platte River. The site was abandoned and residents moved to thetown of Auraria in 1859. Grant-Frontier Park commemorates that attempted settlement.When the courseof the South Platte River was changed by the Army Corps of Engineers in the 1890s, most of what wasMontana City was lost to the river.

◗ Contributions to the Growth and Development of DenverIn 1859, Rufus H. (Potato) Clark homesteaded the area now known as the Overland Golf Course, andoperated his farm from 1863 to 1873. Jim Beckwith homesteaded just south. In 1883, the promoters ofDenver Circle Railroad bought the farms and built a race track, which they named Jewell Park after aformer Connecticut Governor, Charles A. Jewell, who was also a stockholder in the racing park and therailroad. In 1887, the park was sold to a group looking for a site for a country club. The racing park wasrenamed Overland Park. Henry Wolcott bought out the other members and took over the park. Heintroduced the game of golf to Denver, and developed a nine-hole course circling the race track. Wolcottalso rented the tracks, the links, and the clubhouse out to various organizations. In 1901 the OverlandCountry Club was incorporated into the Denver Country Club and the following year relocated to thebanks of the Cherry Creek. In 1919, the City and County of Denver began purchasing land for a park. Itrented the race track and made a camp for motorists. In 1930 the nine-hole Overland Golf Course wasopened, and was expanded to eighteen holes in 1957.

General William J. Palmer, who also founded Colorado Springs, constructed the first railroad tracks alongthe South Platte River in 1870. His company, the Denver and Rio Grande Railroad, introduced coalburning locomotives and doubled the speed of trains from 15 to 30 miles per hour over wood burninglocomotives. His railroad brought manufacturing and business into what is the now Denver’s industrialcrescent, which brought employment to the area.

Thomas Skerrit cleared a “broad way” in 1871 from Hampden Avenue to Jewell Avenue to provide a roadto haul produce from his orchard north to markets in Denver. The “Broad Way”was 100 feet wide andpeople immediately began planting trees along the side of the road. When the Arapahoe County

3

O v e r l a n d G o l f C o u r s e

R e c r e a t i o n o f M o n t a n a C i t y


Commissioners improved Broadway, Santa Fe, the original route south, became the “old county road.”Broadway became a state highway and major connection. Housing and businesses developed along thecorridor, as well as John Collins Methodist Church.

In 1886 areas north of Jewell Avenue in Overland Neighborhood became part of the town of SouthDenver. In 1894, South Denver became part of the City of Denver. As Denver annexed parts of ArapahoeCounty, the remainder of the neighborhood became part of the City of Denver.

Judge Ernest Colburn built a stable and barns at Broadway and Florida Avenue to house the horses heraced at the Overland Race Track. He later built the Cosmopolitan Hotel in downtown Denver in 1926.The stable and barns are now antique stores.

Jesse Shwayder founded the Shwayder Trunk Manufacturing Company in 1924 and built its factory justnorth of the intersection of Broadway and W. Mississippi Avenue. By 1927, it was the fourth largestluggage factory in the world. The company produced foot lockers and other related goods during WWII,changed its name to the Samsonite Corporation, and relocated to Montbello in the 1960s.

Burkhardt & Sons Steel & Iron Works factory was also located just north of Broadway and W. MississippiAvenue. It became the “Shipyard of the Rockies”during WWII when it fabricated parts for destroyers,such as bulkheads and towers. It was awarded the Army-Navy E for Excellence for its contribution to thewar effort.

◗ Gates Rubber CompanyCharles Gates, Sr. purchased the Colorado Tire and Leather Company in 1911, and by 1919 there werethree buildings on the Gates site on the northwest corner of South Broadway and Mississippi Avenue.The Gates Company site is Denver’s largest industrial plant. In 1912 the company persuaded Buffalo BillCody to try its leather horse halters, and soon after the company became the largest producer of horsehalters. The Research and Development arm of the company led the industry in developing Gate’sCompany’s first product — the “Durable Tread” tire, a steel studded leather tire. Other inventionsincluded the V-Belt fan belt, the first totally synthetic rubber and the first completely sealed lead-acidrechargeable battery. In 1974 tire production was phased out, and by 1991, Gates Rubber Company hadmoved all manufacturing and distribution operations to plants throughout both the United States and theworld. Gates Rubber was sold to and became a division of Tompkins Company, but the campus at I-25and Broadway continued as the office and corporate headquarters until 2000, when Tompkins Companysold 50 acres west of Broadway to the Cherokee Denver Company for redevelopment. Gates Rubber

4


(Tompkins) recently moved the headquarters to downtown Denver providing an additional 30 acres onthe northeast corner of South Broadway and Mississippi Avenue as another redevelopment site.

5


◗ PLANS APPLICABLE TO OVERLAND NEIGHBORHOODPreviously adopted plans are supplements to the Denver Comprehensive Plan 2000, and the following arerelevant to the Overland Neighborhood planning area:

❚ Overland Neighborhood Plan, 2003 — Comprehensive look at the neighborhood thatincludes implementation recommendations for land use, zoning, transportation, parks and trails,and environmental issues.

❚ Blueprint Denver: A Citywide Integrated Land Use and Transportation Plan, 2002

❚ South Broadway Urban Design and Transportation Study, 2001 — Implementation ofOverland Neighborhood Plan. Provides direction for streetscape and transportationimprovement along South Broadway.

❚ Shattuck District Plan, 2003

❚ The South Platte River Long Range Management Framework, 2000 — Provides a guidefor Parks Planning along the South Platte River, a large portion of which are in Overland.

❚ Denver Parks Game Plan, 2003 — Provides comprehensive planning for parks, trails andrecreation for the City of Denver. Will guide future Parks programming implementation activitiesfor neighborhoods.

◗F. NOTABLE TRENDS◗ DemographicsAfter several decades of losing residents, population losses in the last decade have leveled off, and slightlyincreased.

◗ EducationEducational attainment in Overland is on par with the remainder of the City through High School, butdrops below Citywide attainment at college level and above.

◗ Land Use and ZoningIn the employment/industrial areas of the neighborhood discrepancies between Blueprint Denver landuses and the existing zoning exist. Over time, this will change beginning with the rezoning of a parcel

6

S h a t t u c k D i s t r i c t P l a n


along W. Evans to C-MU-10.This area is adjacent to an area projected by Blueprint Denver to be urbanresidential.

◗ HousingIn the second half of the twentieth century Overland lost 28% of its housing stock, due to the wideningof South Santa Fe Drive and businesses encroaching into residentail areas north of Evans Avenue. Of theremaining housing, 56% is owner-occupied, and 44 % is renter-occupied.While the housing stock inOverland is older than the City as a whole, the rate of growth of neighborhood housing prices hasexceeded Citywide rates of growth from 1990 to 2000.

◗ Economic ActivityAverage household income of neighborhood residents doubled between 1990 and 2000 and those livingin poverty decreased. Citywide incomes increased at a slower rate (62%), as did poverty rates. In bothcases, however, for children under the age of 18, poverty rates remained steady at about 20%. Sales anduse tax generation remains relatively steady.

◗ SafetyBetween 1990 and 2002, crime vs. persons decreased, but crimes against property showed an increase,especially for auto theft.

◗G. SIGNIF ICANT INDICATORSThis summary of significant findings is based on quantifiable data that has been tracked to show trendsfor certain selected indicators.

◗H. F INDINGS◗ i. Land Use and ZoningOverland has unrealized potential that will be more obvious as rezoning from industrial use to mixed useoccurs. Underutilized areas along the river have resulted from lack of investment due to the conflictbetween existing industrial zoning and the vision of Blueprint Denver as mixed use with urbanresidential. Large parcels/holdings with the right zoning and realistic pricing could provide key stimulusfor redevelopment.

7


◗ ii. Economic ActivityIn the last decade, average household income in the neighborhood has doubled and the number ofpersons in poverty has dropped. Poverty rates for children, however, remain at about 20% both inOverland and the City as a whole.

◗ iii. SafetyWhen rated by 1000 per population measures, the neighborhood appears to be crime filled, however,when comparisons of frequency are made, the neighborhood does not appear to be a bad place to liveand work.

◗I . RECOMMENDATIONS FOR NEXT STEPSThe most significant issues facing Overland are:

❚ The potential impacts from the current R-2 zoning around the John Collins Church, an area ofstability that could become less so if parcels are redeveloped into multi-family uses;

❚ Rezoning and redevelopment of the Shattuck District;

❚ Redevelopment along the river, including rezoning from industrial to a limited mixed use zone district;

❚ Construction of safe pedestrian connections accross South Santa Fe;

❚ Reconfiguration and reconstruction of main streets and arterials;

❚ Significant redevelopment of the Cherokee/Gates and Gates East campuses could affect traffic inOverland. Planning efforts should concentrate on appropriate solutions that do not adverselyaffect previous Overland planning and that do not negatively impact the neighborhood.

8

T h e E v a n s O v e r p a s s


9

●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

●

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

◗A. POPULATION CHARACTERISTICS◗ Population

The population of Overland dropped during the second half of the twentieth century, but has risenslightly since 1990.

◗ Population by Ethnicity and Race

The population of Overland is higher in Anglo residents than the City as a whole, and lower in Hispanic residents.

10

19901980197019601950 20000

5001,0001,5002,0002,5003,0003,5004,0004,500

Overland

Angl

o

Hisp

anic

Blac

k

Othe

r

Denver

0%

10%

20%

30%

40%

50%

60%

70%


◗ Change in Ethnic and Racial Composition: 1990-2000

Between 1990 and 2000 the white population has dipped slightly while the black and Hispanicpopulation of Overland has increased slightly.

◗ Birth by Race and Ethnic Origin

Anglo births in Overland (64.3%) are more than double such births in Denver (31.52%), while Hispanicbirths in the City as a whole (52%) exceed the Overland level (29.6%).

11

Overland

Angl

o

Hisp

anic

Blac

k

Othe

r

Denver

0%

10%

20%

30%

40%

50%

Other

1990

Hispanic

Black

White

20%

10%

0%

40%

30%

60%

50%

80%

70%

100%

90%

2000

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

◗B. EDUCATION LEVELS AND SCHOOLS◗ Educational Attainment

Educational attainment in Overland is on par with the remainder of the City through High School, butdrops below Citywide levels of attainment at college level and above.

12

Overland

No Diploma Diplomaor Higher

College Grad or Higher

Master’s or Higher

Denver

0%

10%

20%

30%

40%

50%

60%

70%

80%


◗ Educational Attainment

The Overland Denver Public Schools enrollment for African American students was non-existent in 1995,but by 2000 had risen to 5%. While Hispanic student enrollment remained constant at 56-58%.Enrollment of White students dropped slightly from 41% t 35%. And other ethnic groups stayedconstant at 3%.

13

Other Race

1999199819961995 2000

WhiteHispanicAfrican-American

0%

100%90%

80%70%60%

50%40%

30%20%

10%

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

14

●I I I . L A N D U S EA N D Z O N I N G

●


◗A. LAND USE CLASSIF ICATION

◗B. EXISTING ZONING◗ Residential

❚ R-1 Single-Unit Detached Dwellings, Low Density. Many home occupations and room renting toone or two persons are allowed upon application and issuance of a permit. Minimum of 6,000square feet of land required for each dwelling unit. Density = 7.3 dwelling units/acre.

❚ R-2 Multi-Unit Dwellings, Low Density. Typically duplexes and triplexes. Home occupations areallowed by permit. Minimum of 6,000 square feet of land required for each duplex structurewith an additional 3,000 square feet required for every unit over 2. Density = 14.5 dwellingunits/acre.

15

PercentAcresLand Use Classification

Vacant 12.700 2.33

Parks and Recreation 162.920 29.93

Single Family Residential 101.237 18.60

Multi-Family Residential 11.372 2.09

Commercial 20.546 3.77

Services (Office) 6.748 1.24

Industry 118.351 21.74

TCU 86.596 15.91

Public/Quasi-Public and ROW 23.816 4.38

Total 544.29 100

T y p i c a l n e i g h b o r h o o d h o u s i n g s t o c k


◗ Commercial❚ B-4 General Business District. This district is intended to provide for and encourage appropriate

commercial uses adjacent to arterial streets, which are normally transit routes. Uses include awide variety of consumer and business services and retail establishments that serve otherbusiness activities and local transit-dependent residents within the district as well as residentsthroughout the city. The regulations generally allow a moderate intensity of use andconcentration for the purpose of achieving compatibility between the wide variety of usespermitted in the district. Building height is not controlled by bulk standards unless there is aproperty line to property line abutment with a residential use. Building floor area cannot exceedtwice the site area.

❚ B-2 Neighborhood Business District. This district provides for the retailing of commoditiesclassed as "convenience goods," and the furnishing of certain personal services, to satisfy thedaily and weekly household or personal needs of the residents of surrounding residentialneighborhoods. This district is located on collector streets, characteristically is small in size,usually is entirely surrounded by residential districts and is located at a convenient walkingdistance from the residential districts it is designed to serve. The district regulations establishstandards comparable to those of low-density residential districts, resulting in similar standards.Building floor area cannot exceed site area.

❚ PUD Planned Unit Development: This zone district is characterized by a unified site design andinvolves site plan review. Site plan review includes considerable input from city agencies andneighborhood residents. All PUDs are specific zone districts for a specific area with preciseregulations written by the applicant, approved by City Council, and enforced by the City. Itallows maximum flexibility in planning the use of the district and maximum assurance that whatis proposed will be what is developed.

❚ P-1 Off-Street Parking District. Allows parking lots and structures. This district is intended toprovide needed business parking without the expansion of the business zone. Requires visualbarriers adjacent to residential uses.

◗ Open Space/Parks❚ O-1 Open Use District. Allows airport, recreational, parks, cemeteries, reservoirs uses, and

including some public and semi-public activities housed in on site buildings. Setback

16


requirements apply to location of buildings.

◗ Industrial❚ I-O Light Industrial District. This district is intended to be an employment area containing

offices, business and light industrial uses, which are generally compatible with residential uses.This zone district is established to serve as a land use buffer between residential areas and moreintensive industrial areas. All uses conducted in this district shall be enclosed within a structureunless specifically allowed to operate out of doors. Building height is controlled by bulk planestandards and setback requirements. Floor area cannot exceed 50% of the site area. No newresidential uses are allowed.

❚ I-1 General Industrial District. This district is intended to be an employment area containingindustrial uses, which are generally more intensive than those permitted in the I-O zone. Alarger number of business and commercial uses, including limited retail and services, arepermitted in this district as compared with the I-O zone, yet the overall purpose of the district isto promote industrial development and economic activity. There are generally no setbackrequirements; building floor area cannot exceed 2 times the site area. No new residential usesare allowed.

❚ I-2 Heavy Industrial District. Allows all manufacturing, warehousing, wholesaling and mineralextraction activities. This district is intended to be an employment area. A similar number ofbusiness and commercial uses are allowed in this zone as are allowed in the I-1 zone district.There is no limitation on the size or location of buildings. No new residential uses are allowed.

◗C. BLUEPRINT DENVER◗ Blueprint Denver: An Integrated Land Use and Transportation PlanThe Overland neighborhood has areas of change and stability. These areas include, are surrounded byand adjacent to commercial, residential and industrial uses and open space.

◗ Areas of ChangeAreas of change are defined by the need for beneficial redevelopment of underutilized areas. Increasing

17

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


economic activity and enhancing neighborhood employment and residential areas are main componentsof planning for areas of change. The guiding principles from Blueprint Denver as applied for thisneighborhood for areas of change are:

❚ Contribute to economic vision of the area with a mix of uses and economic opportunity throughselective rezoning;

❚ Respect the valued employment attributes of the area including existing older sections andhistoric buildings;

❚ Increase use of adjacent parks and parkways, and;

❚ Expand and improve the multi-modal aspects of the neighborhood through increased pedestrianand bicycle connections and mitigation of noise and vibration along the existing arterials.

Redevelopment AreasShattuck District, the area surrounding the Shattuck site, is now being cleaned up. The spine of thisdistrict is Jewell Avenue, from Broadway to the site on Bannock. It is expected the site will be rezoned as C-MU-30 at the conclusion of the clean-up process. Developers and landowners within the district areencouraged to rezone land for mixed use.

Gates Rubber campus at I-25 and Broadway is positioned for extensive redevelopment. The companysold the 50 acres west of Broadway to Cherokee Denver LLC, which plans about 7 million square feet oftransit-oriented development focused on the Broadway Light Rail station.Among the challenges isreinforcing the Broadway commercial corridor, including the urban design components of the SouthBroadway Urban Design and Traffic Study.

Reinvestment AreasAntique Row and South Broadway demonstrate a critical mass of similar businesses that attract antique shoppers from throughout the region. These independent businesses create a uniqueenvironment that should be fostered and enhanced through traffic improvements, enhancedpedestrian-amenities, and consistent marketing and maintenance. Presently, the area businesses haveorganized Broadway ReDevelopment, or BARD, to implement the South Broadway Urban Designand Transportation Study.

South Huron Street/South Platte River Drive is located in a small area of change on the west side of the

18

Areas of Change

S. S

HE

RM

AN

ST

.

S. G

RA

NT

ST

.

S. F

OX

ST

.

S. G

ALA

PA

GO

ST

.

S. H

UR

ON

ST

.

S. I

NC

A S

T.

S. J

AS

ON

ST

.

S. K

ALA

MA

TH

ST

.

S. J

AS

ON

ST

.

S. K

ALA

MA

TH

ST

.

S. L

IPA

N S

T.

S. L

IPA

N S

T.

S. M

AR

IPO

SA

ST

.

S. N

AV

AJO

ST

.

S. L

OG

AN

ST

.

S. L

INC

OLN

ST

.

S. D

ELA

WA

RE

ST

.

S. C

HE

RO

KE

E S

T.

S. B

AN

NO

CK

ST

.

S. C

HE

RO

KE

E S

T.

S. B

AN

NO

CK

ST

.S

. BA

NN

OC

K S

T.

S. A

CO

MA

ST

.

S. B

RO

AD

WA

Y

S. P

LAT

TE

RIV

ER

DR

.

W. JEWELL AVE.

MEXICO AVE.

COLORADO AVE.

JEWELL AVE.

IOWA AVE.

ASBURY AVE.

W. EVANS AVE.W. EVANS AVE.

W. ILIFF AVE.

W. WESLEY AVE.

W. ILIFF AVE.

WESLEY AVE.

HARVARD AVE.

W. WARREN AVE.

VASSAR AVE.

ARKANSAS AVE.

LOUISIANA AVE.

ARIZONA AVE.

MISSISSIPPI AVE.W. MISSISSIPPI AVE.

FLORIDA AVE.

W. ARKANSAS AVE.

W. FLORIDA AVE.

S. E

LAT

I ST

.

S. F

OX

ST

.

S. G

ALA

PA

GO

ST

.

S. H

UR

ON

ST

.

B l u e p r i n t D e n v e r L a n d U s e M a p


19

neighborhood intersecting with Evans Avenue. In the past, this area was home to neighborhood serviceretail and it needs to be redeveloped accordingly along with higher density housing.

◗ Areas of StabilityThe areas of stability are characterized by single family residences and open space and parks. Theguiding principles from Blueprint Denver as applied for this neighborhood for areas of stability arerespect the valued existing development patterns of the residential neighborhood and the alignment ofhouses along the street, the parks and open space, and mature landscaping, and minimize traffic impactson the neighborhood streets.

Stable Areas

Residential Areas throughout the neighborhood are essentially stable. The residential areas west ofSouth Santa Fe Drive are single family units zoned R1. The residential area east of South Santa Fe Driveand south of Evans Avenue, surrounding the John Collins Church, was rezoned to R-2 in anticipationof increased density of development. An overlay zone district or other rezoning may be needed topreserve the older, possibly historic structures. The loss of these older existing structures would alterthe character of the community in Overland.

J o h n C o l l i n s C h u r c h

H O U S I N G

20

●I V . H O U S I N G●


◗ Housing Characteristics and Change Over Time — Number of Units

◗ Inventory of Housing by Type, 2000

◗ Homeownership and tenancy trends Fifty-one percent of residents lived in the same home from 1995 to 2000, compared to almost 43% of allresidents in Denver.While 48% of all Denver housing was renter occupied, 52% of housing in Overlandwas renter occupied.

◗ Housing Costs and TypesOwnership costs are lower in Overland than Denver as a whole.The housing stock is older than the cityas a whole, with 57.4% of the houses built before 1940, compared to 24.5% for Denver.. In 1999, publiclysubsidized housing accounted for 0.6% of the area’s housing, while citywide the figure was 6.6%.

21

Neighborhood 1950 1960 1970 1980 1990 2000

Overland 1,255 1,340 1,393 1,009 931 905

Denver 133,886 174,987 193,765 228,417 239,636 251,435

Neighborhood TotalSingle Family(up to 2 units)

Multi-Family(3 or more units)

Other (mobilehome, RV)

Overland 915 7.98% 0.00%

Denver 251,433

92.02%

58.14% 41.59% 0.27%

T y p i c a l h o u s i n g s t o c k

H O U S I N G

◗ Residents Paying More Than 35% of Income on Housing

◗ Changes in Housing Costs, 1980-2000

22

Overland

Renters Owners

Denver

0%

10%

20%

30%

40%

Neighborhood 1990 Price1980 Price 2000 Price% Change,1980-2000

% Changecomparedto Denver

(Denver=1)

Overland $47,400 $44,613 $141,105 210.1% 1.40

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

% Change,1990-2000

208.8%

149.6% 1.00

% Changecomparedto Denver

(Denver=1)

0.96

1.00

T y p i c a l h o u s i n g s t o c k


23

●V . U R B A N D E S I G NA 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◗ Antique RowLocated in the 1200-1600 blocks of South Broadway,“Antique Row” is a grouping of antique shops knownthroughout the region. Many of the stores are cooperatives and approximately 400 dealers share space inthe buildings along this part of South Broadway. Many of the antique store owners have renovated theirshops and the area is more attractive and features more pedestrian activity than along other sections ofthe street. Some business owners on South Broadway are unable or unwilling to invest in renovation oftheir structures, so renovated shops and restaurants are mixed in with some unattractive stores and a fewused car lots.

◗ South BroadwayThe street south of the antique shop area is a mix of furniture, piano and music, restaurants, repair andparts stores, used auto sales, storage facilities, motels/apartments, and specialty shops that are generallydestination businesses. The lack of residential concentrations, and associated household incomes, isevident in the “low-overhead” types of commercial businesses. Most properties are not neighborhoodserving businesses, although some have membership in the Overland Neighborhood Association. As inthe “Antique Row” section, there is an unevenness in the corridor’s appearance, with some businessesexhibiting very good street presence and others presenting a run down and tired appearance.

◗ Shattuck District AreaThe Shattuck Superfund Site is 6.9 acres, encompassing a 5.9-acre parcel plus public right-of-ways andother associated hot spots. It is the core of the Shattuck District. Existing uses with in the ShattuckDistrict area are primarily small scale industrial buildings and scattered residences, many now convertedto commercial uses. Construction predominantly dates to the mid-20th century. There is a concentratedresidential district extending one block along Acoma Street from Evans Avenue to Asbury Avenue.Prevalent neighborhood conditions are aging properties in various states of repair and many empty lots.The EPA encapsulated hazardous materials on site and capped the Shattuck Superfund site in 1992/3,topping it off with a 14-foot mound of rip-rap (large rocks), commonly referred to as the “Monolith.” InJune 2000, the EPA made a decision to clean the site to allow for unrestricted use, which entails theremoval of the Shattuck Monolith and related soils to an off-site disposal facility.

24

A n t i q u e R o w


◗B. HISTORIC STRUCTURES/AREASBuilding surveys of the neighborhood have shown that only one section of the neighborhood and someindividual buildings along Broadway may be historically significant. One of the oldest structures islocated on the Northwest corner of Evans and Acoma, but probably does not qualify for local or nationalhistoric district designation. The area with the most historic integrity is around the John Collins Churchat Iliff and Bannock, with the church itself a historic structure.

◗ Overland Historic BuildingsAt this time, the Overland neighborhood does not have any historic districts or designated structures.ABroadway corridor study was conducted by URS/BRW. URS hired the Leland Consulting Group toconduct an informal survey along the Broadway corridor to identify those buildings that might be ofhistorical value either because they are historically significant or because they contribute to the historicfeel of a block. Perhaps the greatest potential for historic revitalization from both a preservation andcritical mass point of view is the Gates Rubber Company property between I-25 and Arizona Avenue.Most of the other historic buildings are located between I-25 and Iowa Avenue. Many of these buildingsare restored, although some are neglected. The restored historic buildings contribute to the character ofBroadway, particularly at Antique Row. Some of the historic buildings are covered with siding orotherwise disguised.

Restoring the historical buildings could not only make them more individually valuable, but would alsocontribute to the quality of the street. These building owners may be able to take advantage of taxcredits if they rehabilitate their properties. Tax credits for rehabilitation are available for designatedhistorical structures or contributing structures within a historic district. Structures considered fordesignation must meet at least one criteria in at least two of the following categories: history,architecture, and geography.

To have historical importance, the structure shall be more than 30 years old or have extraordinaryimportance to the architectural or historical development of Denver, and shall have direct association withthe historical development of the city, state, or nation; or be the site of a significant historic event; or havedirect and substantial association with a person or group of persons who had influence on society.

To have architectural importance, the structure or district shall have design quality and integrity, andshall embody distinguishing characteristics of an architectural style or type; or be of a significant

25

T h e o l d e s t h o u s e i n O v e r l a n d

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

example of the work of a recognized architect or master builder, or contain elements of architecturaldesign, engineering materials, craftsmanship, or artistic merit which represent a significant or influentialinnovation; or portray the environment of a group of people or physical development of an area in an eraof history characterized by a distinctive architectural style.

To have geographical importance, the structure shall have a prominent location or be an established,familiar, and orienting visual feature of the contemporary city; or promote understanding andappreciation of the urban environment by means of distinctive physical characteristics or rarity; or makea special contribution to Denver’s distinctive character.

An overview of the neighborhood shows that approximately 2% of the structures were built in the1880s, 4% in the 1890s, 9% between 1900-1909, 9% between 1910-1919, 15% in the 1920’s, 5% in the1930s and 56% were built after 1939. (see graph below).

◗ Housing by Year of Construction

26

Numb

er o

f Str

uctu

res

0%

10%

20%

1880-1889

30%

40%

50%

60%

1890-1899

1900-1909

1910-1919

1920-1929

1930-1939

After1939

A n h i s t o r i c b u i l d i n g o n S o u t h B r o a d w a y


◗C. V IEW PROTECTIONA portion of the State Home and Washington Park view planes control the height of buildings for theneighborhood.

27

ALAMEDA AVE.

FE

DE

RA

L B

LVD

.F

ED

ER

AL

BLV

D.

FE

DE

RA

L B

LVD

.

SA

NT

A F

E D

R.

UN

IVE

RS

ITY

BLV

D.

UN

IVE

RS

ITY

BLV

D.

EVANS AVE.

YALE AVE.U

NIV

ER

SIT

Y B

LVD

.U

NIV

ER

SIT

Y S

T.

WALS

H

PL.

ALAMEDA AVE.

DO

WN

ING

ST

.

WA

SH

ING

TO

N S

T.

BR

OA

DW

AY

LOG

AN

ST

.

EM

ER

SO

N S

T.

MISSISSIPPI AVE.

FLORIDA AVE.

JEWELL AVE.

DO

WN

ING

ST

.EVANS AVE.

YALE AVE.

EVANS AVE.

EXPOSITION AVE.

BONNIE

BLV

D.

BUCHTEL BLVD.

MEXICO AVE.

FLORIDA AVE.

BRAE

ST

. PA

UL

ST

.DARTMOUTH

VIRGINIA AVE.

LOUISIANA AVE.

IOWA AVE.

JAS

ON

ST

.

SO

UT

H P

LAT

TE

RIV

ER

DR

IVE

WE

ST

WE

ST

LOUISIANA AVE.

ILIFF AVE.

DR

IVE

RIV

ER

DR

IVE

EA

ST

PLATTE

SOUTH

SO

UT

H

PLATTE

RIV

ER

EXPOSITION AVE.

ST

.T

EJO

N S

T.

IRV

ING

ST

.

AVE.

TEJO

NKENTUCKY

ZU

NI S

T.

EXPOSITION AVE.

KENTUCKY AVE.

LOUISIANA AVE.

FLORIDA AVE.

ZU

NI S

T.

YALE AVE.

DARTMOUTH AVE.

AMHERST AVE.

OHM WAY

WA

Y

COVE WAY

FIL

LMO

RE

ST

.

MIL

WA

UK

EE

ST

.

ST

. PA

UL

ST

.

FILL

MO

RE WAY

CLAYT

ON W

AY

IOWA AVE.

ASBURY AVE.

COLORADO AVE.

JEWELL AVE.

ELL

IPS

E

ELI

ZA

BE

TH

ST

.

JOS

EP

HIN

E S

T.

CO

LUM

BIN

E S

T.

HIG

H S

T.

RA

CE

ST

.

VIN

E S

T.

GA

YLO

RD

ST

.

YO

RK

ST

.

CLA

YT

ON

ST

.

MEDEA WAY

ELLIPSE W

AY

MIL

WA

UK

EE

ST

.

FIL

LMO

RE

ST

.

VASSAR AVE.

HARVARD AVE.

WESLEY AVE.

CT.AMHERST

LAN

GLE

Y C

T.

WAY

FILLM

OR

E

CIR

.

ET

RO

IT S

T.

LLM

OR

E S

T.

LWA

UK

EE

ST

.

T. P

AU

L S

T.

MIL

WA

UK

EE

CLA

YT

ON

ST

.

CO

LUM

BIN

E S

T.

JOS

EP

HIN

E S

T.

VIN

E S

T.

VIN

E S

T.

RA

CE

ST

.

YO

RK

ST

.

GA

YLO

RD

ST

.

HIG

H S

T.

ST

.

JOS

EP

HIN

E S

T.

CO

LUM

BIN

E S

T.

CLA

YT

ON

VIN

E S

T.

YO

RK

ST

.

RA

CE

ST

.

GA

YLO

RD

ST

.VIN

E S

T.

DALLAS

BATES AVE.

DETROIT

MA

RIO

N S

T. P

KW

Y.CEDAR AVE.

DAKOTA AVE.

CENTER AVE.

EXPOSITION AVE.

OHIO AVE.

WIL

LIA

MS

ST

.

GIL

PIN

ST

.

MA

RIO

N S

T.

OG

DE

N S

T.

CO

RO

NA

ST

.

LAF

AY

ET

TE

ST

.

HU

MB

OLD

T S

T.

FR

AN

KLI

N S

T.

CLA

RK

SO

N S

T.PE

NN

SY

LVA

NIA

ST

.

PE

AR

L S

T.

ARKANSAS AVE.

ARIZONA AVE.

GR

AN

T S

T.

LIN

CO

LN S

T.

SH

ER

MA

N S

T.

FLORIDA AVE.

MEXICO AVE.

COLORADO AVE.

JEWELL AVE.

ASBURY AVE.

KENTUCKY AVE.

TENNESSEE AVE.

BYERS AVE.

LIP

AN

ST

.

MARIPOSA

AVE.

WAY

BYERS PL.

NEVADA Pl.

PE

CO

S S

T.

ST

.Q

UIV

AS

ST

.

ST

.

ST

.

AV

E.

ALASKA AVE.

ST

.

DAKOTA AVE.

OHIO

CUSTER AVE.

GILL PL.

CENTER AVE.

NA

VA

JO S

T.

SA

NT

A F

E D

R.

CH

ER

OK

EE

ST

.

BA

NN

OC

K S

T.

AC

OM

A S

T.

ELA

TI S

T.

FO

X S

T.

GA

LAP

AG

O S

T.

HU

RO

N S

T.

OS

AG

E

ERB PL.

ADA PL.

TENNESSEE AVE.

PL.

RA

RIT

AN

QU

IVA

S

WA

YP

ET

ER

SO

N

HOYE

PE

CO

S S

T.

NA

VA

JO S

T.

PACIFIC PL.

OS

AG

E S

T.

QU

IVA

S S

T.ATLANTIC PL.

RA

RIT

AN

ST

.

SH

OS

HO

NE

ST

.

QU

IVA

S S

T.

ALYS PL.

WIL

LIA

MS

ST

.

GIL

PIN

ST

.

FR

AN

KLI

N S

T.

HU

MB

OLD

T S

T.

LAF

AY

ET

TE

ST

.

MA

RIO

N S

T.

CO

RO

NA

ST

.

OG

DE

N S

T.

CIR.

DOWNING

CIR

.

AM

HE

RS

T CIR.

MA

RIO

N

LAFAYETTE

CIR

.

MARTINDALEDR

.

EM

ER

SO

N S

T.

SH

ER

MA

N S

T.

LIN

CO

LN S

T.

BR

OA

DW

AY

VASSAR AVE.

HARVARD AVE.

WESLEY AVE.

GR

AN

T S

T.

LOG

AN

ST

.

WARREN AVE.

BA

NN

OC

K S

T.

CH

ER

OK

EE

ST

.

DE

LEW

AR

E S

T.

AC

OM

A S

T.

LIP

AN

ST

.

JAS

ON

ST

.

KA

LAM

AT

H S

T.

YALE AVE.

RA

RIT

AN

ST

.

SH

OS

HO

NE

ST

.

WA

SH

ING

TO

N S

T.

PE

NN

SY

LVA

NIA

ST

.

CLA

RK

SO

N S

T.

PE

AR

L S

T.

BYERS DR.

YU

MA

ST

.

ZU

NI S

T.

VIRGINIA AVE.

CUSTER PL.

ST

.

GILL PL.

ST

.

AVE.

CLA

Y S

T.

CENTER

CA

NO

SA

CT

.

BR

YA

NT

ST

.

ALC

OT

T S

T.

GR

OV

E S

T.

ELI

OT

ST

.

OHIO AVE.

HA

ZE

L C

T.

ADA PL.

DE

CA

TU

R S

T.

HO

OK

ER

ST

.

DA

LE C

T.

ALYSPL.

FORD PL.TENNESSEE

PL.

MOSIER AVE.

PL.

VA

LLE

JO S

T.

VA

LLE

JO S

T.

YU

MA

ST

.

WY

AN

DO

T S

T.

TE

JON

ST

.

UM

AT

ILLA

ST

.

GUNNISON

BR

YA

NT

ST

.

CA

NO

SA

CT

.

CLA

Y S

T.

ALC

OT

TS

T.

BR

YA

NT

ST

.

CA

NO

SA

CT

.

BE

AC

H C

T.

FORD PL.

GR

OV

E S

T.

HO

OK

ER

ST

.

HA

ZE

L C

T.

ALABAMA AVE.

IOWA AVE.

DA

LE C

T.

DE

CA

TU

R S

T.

ELI

OT

ST

.

HO

OK

ER

ST

.

HA

ZE

L C

T.

GR

OV

E

HO

OK

ER

ST

.

IRV

ING

ST

.

ST

.

AVE.

BAILS PL.

COLORADO AVE.

MEXICO AVE.

TENNESSEE AVE.

ARKANSAS AVE.

COLORADO AVE.

ASBURY AVE.

VA

LLE

JO

UM

AT

ILLA

ARKANSAS AVE.

ARIZONA AVE.

OHIO AVE.

WALSH PL.

GILL PL.

CENTER AVE.

CUSTER PL.

VIRGINIA AVE.

ALASKA PL.

DAKOTA AVE.

BALTIC PL.

BAKER AVE.

VASSAR AVE.CLA

Y S

T.

ASPEN CT.

VA

LLE

JO S

T.

TE

JON

ST

.

UM

AT

ILLA

ST

.

WY

AN

DO

T S

T.

VASSAR

ILIFF AVE.

VASSAR AVE.

HILLSIDE AVE.

GR

EE

N C

T.

DE

CA

TU

R S

T.

GR

OV

E S

T.

HA

ZE

L C

T.

HO

OK

ER

ST

.

WARREN AVE.

ILIFF AVE.

YALE AVE.

AMHERST AVE.

WESLEY AVE.

HARVARD AVE.

WATER AVE.

COLLEGE AVE.

BATES AVE.

CORNELL AVE.

ADRIATIC PL.

SH

OS

HO

NE

OHIO AVE.

KENTUCKY AVE.

TENNESSEE AVE.

CENTER

ARAPAHOE COUNTY

Washington Park View Plane

State Home View Plane

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

28

●V I . P A R K S , R E C R E A T I O N ,A N D O P E N S P A C E

●


◗A. PARKS, RECREATION, AND OPEN SPACEOverland is well served by the parks, trails and open space area along the South Platte River: Grant-Frontier Park, Overland Pond Natural Area, Overland Golf Course, Ruby Hill Park, Pasquinel’s Landingpark and playground. Bike trails along Florida and bike lanes connect across South Santa Fe to pointswest and south.

There are, however, no parks, open space, or substantial trail systems to the east of South Santa Fe. Thelargest area of undeveloped space is located at the John Collins Church, and it is legally private openspace. The only trail east of South Santa Fe Drive is along Iowa Avenue, and it is part of the regionaltrail system.

Grant-Frontier Park is thought to be very close to the location of Montana City. The park was extendedto the river with the closure and vacating of South Platte River Drive on the east side of the river, andhas been redeveloped and programmed with funding from the 1998 Neighborhood Bond project. Thenew programming includes a playground, picnic areas, and natural as well as traditionally landscapedareas. With the recent improvements there is good pedestrian access through the park and parking lotsat both ends were added. The bridge across the river was replaced and the regional trail was upgradedto provide better north and south connections.

Pasquinel’s Landing Park is located between Huron Street and the South Platte River. The playgroundwas renovated with 1998 Neighborhood Bond funds. Two picnic tables were also added. Althoughathletic fields have not been officially programmed into the park area, there is adequate space for a pick-up game of softball or soccer.

Although Ruby Hill Park is not within the Overland Neighborhood boundaries, it is the closestregional park. The Ruby Hill Master Plan includes programming that will provide additional activityareas for the school age population of surrounding neighborhoods. The activities that are planned forthe park include skateboarding, roller-skiing, and basket-ball. There will also be some xerescapedemonstration gardens. Park programming will be implemented as funds become available.

The Overland Golf Course is a regional amenity. The golf course is located on area that has been apotato farm, a public camping ground, horse barns and racing course and, for one day, an airport fordemonstration bi-plane flying in the early part of the last century. An unfortunate consequence of the

29

S o u t h P l a t t e R i v e r R e g i o n a l T r a i l i n

O v e r l a n d , a d j a c e n t t o t h e g o l f c o u r s e .

G r a n t - F r o n t i e r P a r k p l a y g r o u n d

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

30

OVERLAND PONDPARK

W. Tennessee Ave. W. Tennessee Ave.

W. Hoyle Pl.W. Mississippi Ave.

W. Louisiana Ave.

W. Florida Ave.

W. Arkansas Ave.

W. Mexico Ave.

W. Jewell Ave.

W. Asbury Ave.

W. Pacific Pl.

W. Warren Ave.

W. Iliff Ave.

W. Wesley Ave.

W. Vassar Ave.

W. Harvard Ave.

W. Yale Ave. Yale Ave.

Amherst Ave.Amherst Ave.

Vassar Ave.

Harvard Ave.

W. Wellesley Ave. Wellesley Ave.

Warren Ave.

Evans Ave.

Asbury Ave.

Jewell Ave.

Colorado Ave.

Mexico Ave.

Iowa Ave.

Florida Ave.

Arkansas Ave.

Louisiana Ave.

Arizona Ave. Arizona Ave.

Mississippi Ave. Mississippi Ave.

Tennessee Ave. Tennessee Ave.

W. Iliff Ave.

W. Warren Ave.

Iliff Ave.

W. Evans Ave.

W. Warren Ave.

W. Wesley Ave.

W. Harvard Ave.W. Hillside Ave.W. Vassar Ave.

W. Water Ave.W. College Ave.

W. Yale Ave.

S. G

rove St.

S. G

rove St.

S. E

liot St.

S. E

liot St.

S. D

ale Ct.

S. D

ecatur St.

S. D

alia St.

S. C

lay St.

S. A

lcott St.

S. A

lcott St.

S. T

ejon St.

S. U

matilla S

t.S

. Vallejo S

t.

S. B

each Ct.

S. F

ox St.

S. H

uron St.

S. C

herokee St.

S. B

annock St.

S. B

anno

ck S

t.

S. Inca S

t.

S. Jason S

t.

S. K

alamath S

t.

S. Lipan S

t.

S. M

ariposa St.

S. N

avajo St.

S. P

ecos St.

S. R

aritan St.

S. S

eneca St.

S. S

hoshone St.

S. W

ayland St.

S. T

ejon St.

S. S

hoshone St.

S. R

aritan St.

S. Z

uni St.

S. O

sage St.

S. N

avajo St.

S. Lipan S

t.

S. H

uron St.

S. G

alapago St.

S. F

ox St.

S. E

lati St.

S. C

herokee St.S

. Delaw

are St.

S. B

annock St.

S. A

coma S

t.

Broadw

ay

S. Lincoln S

t.

S. S

herman S

t.

S. G

rant St.

S. Logan S

t.

S. P

ennsylvania St.

S. P

earl St.

S. W

ashington St.

S. C

larkson St.

S. E

merson S

t.

S. O

gden St.

S. C

larkson St.

S. E

merson S

t.

S. O

gden St.

S. C

orona St.

S. C

orona St.

S. D

owning S

t.

S. M

arion St.

S. Lafayette S

t.

S. H

umboldt S

t.

S. F

ranklin St.

S. G

ilpin St.

S. W

illiams S

t.S

. William

s St.

S. G

ilpin St.

S. F

ranklin St.

S. H

igh St.

S. R

ace St.

S. V

ine St.

S. R

ace St.

S. V

ine St.

S. K

alamath S

t.S

. Jason St.

S. P

latte River D

r. North

S. P

latte River D

r. South

S. B

ryant St.

S. B

ryant St.

S. G

reen Ct.

S. H

azel Ct.

W. Amherst Ave.

W. Bates Ave.

W. Iliff Ave.

San

ta F

e D

r.

RUBY HILLPARK

SANDERSON GULCH

HARVARD GULCHPARK

DENVER CHRISTIANPARK

WASHINGTONPARK

VETERANSPARK

OVERLAND MUNICIPALGOLF COURSE

JAMES H. PLATTPARK

VANDERBILTPARK

P a r k s a n d O p e n S p a c e i n t h e O v e r l a n d v a c i n i t y


popularity of the Overland Golf Course and restaurant is the amount of traffic that moves through theneighborhood accessing the golf course. Drivers do not recognize they are on local residential streets,and speeding is common. The club house/restaurant has served as a gathering place for neighborhoodcommittee meetings.

The Overland Pond Natural Area has existed for many years, and efforts are made from time to time toupgrade the facility. The main users continue to be the homeless, hikers that pass through, and thosewho park to hike or bike trails south along the Platte River.

31

P a n n i n g f o r g o l d i n n t h e S o u t h P l a t t e R i v e r

O v e r l a n d P a r k N a t u r a l A r e a

A r e c r e a t i o n o f M o n t a n a C i t y

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

32

●V I 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

●


◗A. EXISTING FLOODPLAINSMost of the dedicated park land, open space and trails are within the floodplain boundary. Grant-Frontier park is on the east side of the re-routed South Platte River, and is out of the flood plain. Theonly residential area not in a flood plain is up a small hill and directly to the east of the park. Most of theindustrially zoned areas are out of the flood plain.

◗ AREAS OF STORM RUN-OFF FLOODINGEast of South Santa fe Drive, storm drainwater facilities are inadequate or non-existant. The area southof Evans, east of Santa Fe was built on enough of a slope that the storm runoff pools along Delaware.While this benefits the residential area, businesses along Delaware contend with on-site detention inparking areas.

33

BUSINESSAREAS

L e f t : M a p o f A r e a s o f

S t o r m R u n - O f f F l o o d i n g

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

Business areas along South Broadway flood regularly, leaving them with standing water inside theirestablishments. This is caused by the continuous resurfacing of Broadway that has created a “hump”overold trolley tracks in the middle and less distance from flow line to top of curb on the edges, and no placefor the water to go.

The ponds within the Overland Golf Course, Overland Pond, and the river provide detention for stormrunoff flooding, west of Santa Fe Drive.

◗B. AREAS OF ENVIRONMENTAL CONCERN

34

NOT PROP

OPEN

OPEN

CL

CLOS

CL

CLOSED

CLOSED

CLOSED

OPEN

CLOSED

CLOSEDCLOSED

CLOSED

CLOSED

CLOSED

CLOSED

CLOSEDCLOSED

NOT PROPOSED

CLOSED

VOL. CLEANUP APPLICATION

CLOSEDCLOSED

CLOSED

CLOSEDCLOSED

CLOSED CLOSED

CLOSED

CLOSEDOSED

CLOSED

CLOSED

CLOSEDCLOSEDOPEN

OPENVGN

OPEN

CLOSED

NFRAP-N

CLOSEDCLOSED

CLOSED

CLOSEDCLOSED

CLOSED

USTCLOSED

USTCLOSED

CLOSEDCLOSED

CLOSEDCLOSED

CLOSEDCLOSED

CLOSED

CLOSEDCLOSED

CLOSED

CLOSED

CLOSED

CLOSED

CLOSEDCLOSED

CLOSED

CLOSED

CLOSED

CLOSEDCLOSED CLOSED

CLOSED

CLOSED

CLOSEDCLOSEDCLOSED

VOL. CLEANUP APPLICATION

VOL. CLEANUPAPPLICATION

CLOSED

CLOSED

CLOSED

CLOSEDCLOSEDCLOSED

CLOSED

CLOSED

CLOSED

CLOSEDOPEN

CLOSEDCLOSEDCLOSED

CLOSEDCLOSEDCLOSED

CLOSEDCLOSED

OPEN

CLOSED

CLOSEDCLOSED

CLOSED

yi Ave.

Ave.

W. Florida Ave.

W. Arkansas Ave.

W. Mexico Ave.

W. Jewell Ave.

e.

W. Pacific Pl.

W. Warren Ave.

W. Iliff Ave.

W. Wesley Ave.

W. Vassar Ave.

W. Yale Ave. Yale Ave.

Amherst Av

Vassar Ave

Harvard Av

Wellesley

Warren Ave

Evans Ave

Asbury Ave

Jewell Ave.

Colorado Ave.

Mexico Ave.

Iowa Ave.

Florida Ave.

Arkansas Ave.

Louisiana Ave.

Arizona Ave. Arizona

Mississip

W. Warren Ave.

Iliff Ave.

W. Evans Ave.

e.

e.

rvard Ave.side Ave.ssar Ave.

ter Ave.llege Ave.

le Ave.

SC

layS

t

S. A

lcott St.

S. A

lcott St.

S. T

ejon St.

S. U

matilla S

t.S

. Vallejo S

t.

S. B

each Ct.

Fox S

t.

S. C

herokee St.

nnock St.

S. B

anno

ck S

t.

S. Jason S

t.

S. K

alamath S

t.

S. Lipan S

t.S. M

ariposa St.

S. N

avajo St.

S. P

ecos St.

S. R

aritan St.

S. S

eneca St.

S. S

hoshone St.

S. W

ayland St.

S. T

ejon St.

S. S

hoshone St.

S. R

aritan St.

S. Z

uni St.

S. Lipan S

t.

S. H

uron St.

S. G

alapago St.

S. F

ox St.

S. E

lati St.

S. C

herokee St.

S. D

elaware S

t.

S. B

annock St.

S. A

coma S

t.

Broadw

ay

S. Lincoln S

t.

S. S

herman S

t.

S. G

rant St.

S. Logan S

t.

S. P

ennsylvania St.

S. P

earl St.

S. W

ashington St.

S. C

larkson St.

S. E

merson S

t.

S. O

gden St.

Clarkson S

t.

Em

erson St.

Ogden S

t.

S. C

orona St.

S. C

orona St.

S. D

owning S

t.

S. M

arion St.

S. Lafayette S

t.

S. H

umboldt S

t.

S. F

ranklin St.

S. G

ilpin St.

S. W

illiams S

t.S

. William

s St.

S. G

ilpin St.

S. F

ranklin St.

S. H

igh St.

S. K

alamath S

t.S

. Jason St.

S. P

latte

Riv

er D

r. N

orth

S. P

latte

Riv

er D

r. S

outh

S. B

ryant St.

S. B

ryant St.

San

ta F

e D

r.

JAMES H. PLATTPARK

NPL – National Priority List sites – Superfund Sites, e.g., Shattuck Chemical site

UST – Underground Storage Tanks

SPL – State Priority List sites – hazardous/toxins


The industrial properties of the neighborhood have probable environmental contamination, eitherthrough the generation of hazardous materials or through historic practices that pre-date currentenvironmental standards. The Shattuck Superfund site is currently undergoing environmentalremediation under the supervision of the Environmental Protection Agency with an expectedcompletion date by 2006.

Bannock Street adjacent to the Shattuck site is an identified contaminated radium street. The City ofDenver and the EPA have been in negotiations for years on remediation efforts.

◗C. ENVIRONMENTAL CONCLUSIONSThere are several areas of environmental contamination and concern in he industrially zoned areas.Identified contaminated sites are monitored by the Environmental Protection Agency and the DenverDepartment of Environmental Health. Areas retaining industrial uses that are not heavily contaminatedmay be able to redevelop with minimal clean-up of contaminated soils. Upon the resolution of theradium street clean up issue, Bannock Street will be cleaned up to provide access to the cleaned-upShattuck site.

South Broadway will need to be reconstructed north of Evans Avenue, including new, larger storm sewerpipes, in order to alleviate the yearly flooding.

35

Tennessee Ave.

W. Hoyle Pl.

e.

W. Arkansas Ave.

ve.

W. Jewell Ave.

acific Pl.

W. Warren Ave.

W. Iliff Ave.

W. Wesley Ave.

W. Vassar Ave.

W. Yale Ave.

Jewell Ave.

Colorado Ave

Mexico Ave.

Arkansa

Louisian

Arizona Ave.

W. Warren Ave.

.

S. F

ox St.

S. C

herokee St.

S. B

annock St.

S. B

anno

ck S

t.

S. Jason S

t.

S. K

alamath S

t.

S. Lipan S

t.S. M

ariposa St.

S. N

avajo St.

S. P

ecos St.

S. R

aritan St.

S. S

eneca St.

SS

hoshoneS

tS

Tejon

St

S. S

hoshone St.

S. R

aritan St. S

. Lipan St.

S. H

uron St.

S. G

alapago St.

S. F

ox St.

S. E

lati St.

S. C

herokee St.

S. D

elaware S

t.

S. B

annock St.

S. A

coma S

t.

Broadw

ay

S. Lincoln S

t.

S. S

herman S

t.

S. G

rant St.

S. Logan S

t.

y

S. K

alamath S

t.S

. Jason St.

S. P

latte

Riv

er D

r. N

orth

S. P

latte

Riv

er D

r. S

outh

San

ta F

e D

r.

JAMES H. PLPARK

S o u t h P l a t t e R i v e r E n v i r o n m e n t a l C o n d i t i o n s

South Platte River Outfalls

Historic Landfills

M O B I L I T Y

36

●V I I I . M O B I L I T Y●

E v ans S t a t i o n o n t h e Sou t hwes t L i g h t Ra i l L i n e


◗A. STREET SYSTEM/OVERALL PATTERNOverland is an older neighborhood that, with the exception of the open space areas, has been laid outon a grid. It subdivided at a time when the blocks oriented north/south with the longer sides on theeast and west.

The streets in Overland have been classified according to Blueprint Denver streetfunction/classification definition criteria:

❚ Arterials in Overland: South Broadway (a historic route with 100 right-of-way), Evans Avenue

❚ Collector Streets: Delaware, South Platte River Drive,West Mississippi Avenue

❚ Local Residential Streets: Yale,Vassar, Harvard,Wesley, Iliff,Warren,Asbury and Jewell-west ofSouth Santa Fe, Elati, Fox, Galapago, and Huron Street

❚ Local streets located in Industrial and Commercial Areas: Asbury and Jewell east of South SantaFe, Colorado, Mexico, Iowa, Florida,Arkansas, Louisianna, Arizona and Cherokee, Bannock andAcoma north of Evans.

❚ South Santa Fe Drive is a limited access freeway south of Florida Avenue, but is an arterial northof Florida Avenue.

◗B. TRANSPORTATIONSouth Broadway, which forms the east boundary of the neighborhood, is the subject of possibleTransportation Improvement Project funding for infrastructure improvement. The project willimplement in part the South Broadway Urban Design and Transportation Study featuring reorganizationof vehicle travel lanes, parking and pedestrian access.

Southwest Light Rail Line-Evans Station, has some potential, though small, for transportation orienteddevelopment. Future reconstruction of the Broadway/W. Evans intersection, when funded byTransportation Improvement Funds (TIF), should change some of the traffic patters and provide betterpedestrian connections. The rail station is a bus transfer station and the Overland Neighborhood is

37

L o c a l s t r e e t

L o c a l s t r e e t j u s t o f f B r o a d w a y

M O B I L I T Y

served by buses along Broadway as well as connecting along Evans.

Broadway-Lincoln Couplet is currently part of Denver’s arterial street system north of I-25. Asredevelopment of the Gates Rubber site is contemplated for Transit-Oriented Development, the City isconsidering changes to Broadway to accommodate the additional traffic that will come with theincreased intensity of development. Proposals have ranged from doing nothing and leaving the streetsystem as is, widening Broadway to a 10-lane cross section, or continuing Broadway as one-way south andadding a companion one-way north street. The Overland Neighborhood is already divided by railroads,South Santa Fe and the Evans Bridge interchange. If the Broadway couplet concept is extended from theCherokee development on the west side, the resulting street would be another benefit to those passingthough the neighborhood and another barrier to connectivity in the neighborhood. Such changes wouldalso affect negatively redevelopment possibilities and Shattuck District Plan implementation.

◗C. TRANSIT ROUTES AND FREQUENCIESThe Regional Transportation District (RTD) has deemed the Evans Light Rail Station a bus transfer station.Many east-west bus routes connect at the Evans Station all day and into the night. The station parkingarea is small, less than 90 spaces, and those driving to reach the LRT generally overflow that lot into theresidential neighborhood.

38

◗ Transit and Bicycle Routes

Bicycle Routes

Bus Routes

Bus Stops


39

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

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

◗A. EXISTING CONDIT IONSIn the Overland Neighborhood economic activity surrounds the three residential enclaves. The Broadwaycorridor has always been retail oriented, with some mix of uses including residential and service delivery,and business to business and independent trades contractors.

There are four industrial areas in the neighborhood:

❚ The area around the Shattuck site is in transition from industrial use to a mix of uses thatincludes residential, office, and light industrial.

❚ Along Delaware Street, east of South Santa Fe Drive, businesses are either within a block oradjacent to the residential enclave that contains the majority of the historic structures in theneighborhood, and thus have the greater impact on the neighborhood.

❚ The industrially zoned area north of Iowa Street, is a sometimes forgotten part of theneighborhood.

❚ Industrial areas located west of South Santa Fe Drive and south of Harvard Avenue. There is alsoa small commercial/industrial area along Huron Street on either side of Evans Avenue.

◗ Data about existing retail businesses – SIC Codes

40

D e l a w a r e I n d u s t r i a l / E m p l o y m e n t A r e a

2003 TotalSales & Use TaxesSIC*

2004 TotalSales & Use Taxes

2003 City of DenverSales & Use Taxes

2004 Overland Percent ofCity of Denver Sales & Use Taxes

5200

5300

5400

5500

5600

5700

5800

5900

TOTAL

1,976,313

19,548

Included in 5900

181,392

Included in 5900

2,548,749

351,471

409,472

5,486,981* SIC=Standard Industry Codes. 5002-Contractors, building & construction supply stores & dealers; 5003-Dry goods & general merchandise stores; 5500-Motor vehicle dealers, services,

parts and accessories, fuel; 5700-Home furnishings including furniture, floor & window coverings, & appliances; 5800-Lodging & eating & drinking places; 5900-Miscillaneous: Grocery & clothing & shoe stores (SIC codes 5400 & 5600), antique & collectable stores, supply stores (barber & beauty, surgical, paper & paper products), printing & signs.

1,835,730

30,600

Included in 5900

188,392

Included in 5900

2,894,556

373,999

412,768

5,736,045

40,497,116

16,600,134

9,106,864

74,294,789

11,327,895

59,502,979

65,023,010

104,846,797

381,199,584

4.53%

0.18%

0.00%

0.25%

0.00%

4.86%

0.58%

0.39%

1.50%


Although Broadway is thought to be the main corridor or street for the “front door”of OverlandNeighborhood, there are very viable, successful businesses that are located between South Santa Fe Driveand the railroad, and Mississippi and Evans Avenues. By far the sectors that generate the most sales anduse taxes are the 5200-Contractors, building and construction supply stores and dealers; and 5700-Homefurnishings and appliances. There are many used vehicle sales locations and service, parts, accessoriesand fueling businesses in the neighborhood, especially along Broadway. However, the Motor vehicledealers and etc., SIC 5500, does not generate significant use and sales taxes. Interestingly, the Dry goodsand general merchandise stores, SIC 5300, increase in sales and use taxes resulted in an increase in totalOverland revenues collected from 2003 to 2004. Even so, as compared to the City of Denver as a whole,only 1.5% of the total sales and use taxes are generated within the Overland Neighborhood.

◗B. EMPLOYMENT BY TYPEEmployment in the Overland neighborhood is mainly in the Service, Manufacturing,Wholesale Trade, andConstruction sectors.

41

ConstructionServices FIRE* OtherManufacturingNeighborhood

2000RetailTrade

Trans,Comm & PU

Wholesale Trade

Overland 22.5% 5.8%

Denver

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

36.9%

9.0%

12.8%

10.1%

11.4%

0.0%

7.8%

16.7%

7.0%

14.5%

6.0% 13.4%

21.4%

4.7%

I n d u s t r i a l / B u s i n e s s / E m p l o y m e n t A r e a

s o u t h o f I o w a i n S h a t t u c k D i s t r i c t a n d

a n a r e a w i t h a m i x o f o f f i c e , 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 .


◗ Data about existing retail businesses – SIC CodesDenver Standard Number of Industrial Code Business Establishments

0 Unknown 7

2599 Furniture and Fixtures, not Elsewhere Classified 4

5211 Lumber Dealers 4

5212 Building Materials Dealers 13

5215 General Contractors 12

5221 Heating and Plumbing Equipment Dealers 9

5241 Electrical Supply Stores 11

5251 Hardware Stores 7

5252 Farm Equipment Dealers 1

5260 Structural & Reinforcing Steel, Ornamental Iron 2

5270 Concrete Products 2

5290 Metal Prod. Fabricator Supplies and Related Items 10

5392 Dry Goods and General Merchandise Stores 3

5400 Groceries, Meat, Deli, Fruit,Veg, Health, Creamery/Store 3

5511 Motor Vehicle, Dealers, New & Used Cars, Parts 7

5521 Motor Vehicle, Dealers, Used Cars Only 8

5523 Motor Vehicle, Dealers, New & Used Trucks, Parts 1

5525 Misc.Automotive Dealers 8

5531 Tire, Batteries,Accessory Dealers 12

5541 Gasoline Service Stations and Garages 20

5612 Men and Boys Clothing Stores 1

5613 Men and Boys Furnishing Stores 1

42


Denver Standard Number of Industrial Code Business Establishments

5641 Children’s and Infants Wear Stores 1

5665 Family Shoe Stores 1

5671 Custom Tailors 1

5699 Misc.Apparel and Accessory Stores 1

5712 Furniture and Auction Stores 7

5713 Floor Covering Stores 4

5714 Drapes,Awning, Shade, Curt, Upholy Goods, ETC 5

5719 Misc. Home Furnishing Stores 2

5722 Household Appliances, Radio, and Television 2

5723 Radio and Television Stores 13

5760 Office Furniture and Machines 6

5812 Eating Places 17

5813 Drinking Places 4

5814 Transient Lodging 3

5907 Paper and Paper Products 1

5911 Printing 6

5915 Barber and Beauty Supply Stores 4

5918 Surgical Supplies 1

5926 Barrel, Bottle, Box, Ship-Case, Bag 7 Burlap 2

5928 Signs 5

5932 Antique, Coins and Stamp Supplies 21

5942 Book Stores 2

5943 Stationary Stores, Letter Serv and Banks 2

43


Denver Standard Number of Industrial Code Business Establishments

5944 Jewelry Stores 2

5952 Sporting Goods Stores 9

5965 Janitorial Supply Stores 2

5966 Machinery 8

5967 Leather Goods Stores 1

5969 Farm and Garden Supply Stores 2

5992 Florists 1

5993 Cigar Stores and Stands,Tobacco 2

5995 Music Stores and Record Shops 2

5996 Camera and Photographic Supply Stores 1

5997 Gift, Novelty, Souvenir Toy, Hobby, Ceramics, ETC 12

5999 Misc. Stores 74

9990 Nonclassifiable Establishment 27

44


◗C. ECONOMIC AND EMPLOYMENT CHARACTERISTICSIn 2000 the mean, or average, household income in Overland was $44,649, compared to Denver’s meanof $55,129.

◗ Persons in Poverty 1990 and 2000Poverty levels in Overland fell from 17% to 11% between 1990 and 2000, while in the City as a whole,poverty levels fell from 17% to 14%.

◗ Jobs in OverlandJobs in Overland increased by a little over 9% from 1993 to 2001, which is over 10% less than the almost20% increase in jobs for Denver as a whole.

45

A d j a c e n c y o f R e s i d e n t i a l a r e a t o

I n d u s t r i a l / E m p l o y m e n t a r e a

Overland

Persons in Poverty 1990 Persons in Poverty 2000

Denver

0%

5%

10%

15%

20%

25%

Jobs in 1993 Jobs in 2001 Change, 1993-2001Neighborhood

Overland 4,875 5,334 9.4%

Denver 419,332 502,546 19.8%


◗D. INCOME AND POVERTY MEASURES◗ Poverty Measures – 1995 and 2000

Overland has a marked decrease of persons and children living in poverty from 1995 to 2000, and thereare fewer students participating in the free lunch program.

◗ Denver Public School Students Getting Free Lunch

46

Overland

Persons inPoverty 1995

Persons inPoverty 2000

Children inPoverty 1995

Children inPoverty 2000

Denver

0%

5%

10%

15%

20%

25%

30%

Overland

1995 2000

Denver

0%

10%

20%

30%

40%

50%

60%


◗ Percent Change in Mean Household IncomeHousehold incomes have almost doubled in Overland , and persons on public assistance have decreasedby about 2% in the neighborhood. This contrasts with the dramatic increase in the number of femaleheaded households.

◗ Persons on Public Assistance, 1995 and 1998 ◗ Female-Headed Households, 1990 and 2000

47

1990 MeanHousehold Income

2000 MeanHousehold Income Percent ChangeNeighborhood

Overland $22,886 $44,696 95.1%

Denver $33,983 $55,129 62.2%

Overland

1995 1998

Denver

0%

1%

2%

3%

4%

5%

6%

7%Overland

1990 2000

Denver

0%

5%

10%

15%

20%

25%

30%

35%

40%

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

48

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


◗A. REGISTERED NEIGHBORHOOD ORGANIZATIONS❚ Overland Neighborhood Association (ONA)-bounded by Mississippi Avenue, South Broadway, the

City of Denver boundary, the South Platte River.

❚ Broadway Area ReDevelopment (BARD)-I-25 to Yale, face blocks along South Broadway, andincluding the blocks back to the next street east and west of South Broadway.

◗B. COMMUNITY FACIL IT IESIn Overland Neighborhood there are no public buildings such as schools, libraries, recreation centers, orcity service buildings. There is a lot of open space, including the oldest golf course in Denver, and trails,and two new playgrounds, all located along the South Platte River, on the western edge of theneighborhood. There is one church located between Broadway and Delaware, south of Evans Avenue. Itprovides the only quasi-public meeting space in the neighborhood. The nearest public library is theDecker’s Branch located on Logan Street, Platt Park neighborhood. The nearest Senior Center is the PlattPark Center on Grant Street. The closest Recreation Center is the Harvard Gulch Center on Iliff in PlattPark.

◗ Public Schools❚ McKinley-Tatcher Elemantary School, located at 1230 South Grant Street

❚ Grant Middle School, located at 1751 S.Washington Street

❚ South High School, located at 1700 Louisiana Avenue

◗ Fire DistrictThe fire station for the neighborhood is Station 16, located at 1601 S. Ogden Street, which is alsoheadquarters for Fire District #3.

◗ Police DistrictThe Overland neighborhood located within Police District #4, at Evans and Clay.

49

P a s q u i n e l ’ s L a n d i n g

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

◗C. COMMUNITY ’S CONCLUSIONSThere is a need for some kind of recreational facility within the neighborhood that would include activityareas for high school aged residents. The closest Recreation Center is across a freeway and an arterial.

50


51

●X I . P U B L I C S A F E T Y●

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

◗OVERLAND CRIME STATISTICS

52

Rate per 1,000 Persons

Total Offenses

Homicides

161.5

0.0

Rate per 1,000 Persons1995* 2002**

151.2

0.5

Sexual Assaults 1.12.1

Aggavated Assaults 4.34.6

Robberies 1.00.5

Burglaries 64.176.2

Larcenies 51.451.6

Auto Thefts 29.811.7

Arson 4.83.1

All Others(includes GrafittiVandalism)

*Based on 1990 Census Data **Based on 2000 Census Data

42.846.0


◗ Comparisons with other neighborhoods. Some of the rating is misleading when compared to other neighborhoods in Denver. In 2002, Overlandwas rated overall as 6th in total offenses out of 72 neighborhoods when the statistic rate per 1,000persons is applied. However, based on frequency numbers, Overland gets a 50 rank when comparedwith Harvey Park (3), Cheeseman Park (38), and West Highland (26), neighborhoods that have greaterfrequency and that rank closer to the top for incident of overall crime. Additionally, there was greaterfrequency of auto thefts in Hampden (198) and Sloan Lake (103) than in Overland (62), but rated bypopulation Overland appears to have a greater threat of auto theft. Overland was one of 30 statisticalneighborhoods that had no homicides in 2002, and it did better than Berkeley and Athmar Park forrobbery by frequency and by rate per 1000 persons (Berkeley-12,1.3; Athmar Park-32,3.7;Overland-2,1.0).

Crime in Overland increased between 1995 and 2002 by only 40 incidents, but this caused theneighborhood to go from a ranking of 14th highest to 6th highest in a ranking of 72 statisticalneighborhoods in Denver for the neighborhood with the worst crime statistics. The crime incident typemost responsible and with the largest increase is auto thefts, with small frequency increases in arson andlarceny. There is a decrease in incident frequency—how many were actually committed—for homicide,burglary, and sexual assault. Over time, while the auto theft statistic is troublesome, the crimes directlyagainst persons appears to be decreasing.

53

A P P E N D I C E S

54

●X I I . A P P E N D I C E S●


◗A. SUMMARY OF OVERLAND SWOT ANALYSIS◗ Overland Neighborhood SWOT (STRENGTHS, WEAKNESSES, OPPORTUNITIES, and THREAT) Analysis.The SWOT model has historically been used in different ways because there can be differing points ofview from which a STRENGTH or THREAT is recognized. In this initial assessment document the healthyliving criteria was applied. Health in the Overland Neighborhood sense is a holistic concept – physical,psychological, social, cultural, financial. The ultimate measure of success in neighborhood health isassumed to be security – the ability to steer one’s life free from undue survival distractions. A healthyneighbor takes care of “business”– shelter, food, child rearing and education, health care, income,transportation, self-expression, etc. – without a sense of catastrophe or overwhelm. While the shape of aneighborhood can’t guarantee such a circumstance and attitude, the healthy neighborhood conceptprovides a fundamental quality of life goal for improvement planning.

Definitions:

❚ Chronic Traits – Strengths are enduring attributes within Overland that favor evolution toward ahealthy neighborhood

❚ Weaknesses are traits trending away from a healthy neighborhood

❚ Acute Events – Opportunities are immediate possibilities for action to strengthen neighborhoodhealth (opportunities may endure over time and require long term strategy, but they aresomething that can/must be seized today

❚ Threats are trends or tendencies toward measurable reduction in neighborhood health that mayexert immediate effect

55

A P P E N D I C E S

◗PHYSICAL ENVIRONMENTStrengths: With the role played by Shattuck in the decade past, Overland has developed some strongenvironmental advocates, highly conscious of the link between environment and health. This fact, fairlystrong laws and public agency activism (somewhat sporadically applied), and the growing scientificevidence that long term economics depend on a sustainable resource use are strengths we can use asadvocates. Overland also enjoys an exceptional portion of our land being green open space, and we haveample urban forest in residential and riparian areas.

Weaknesses: Traffic collectors and arterials cutting through neighborhood are constant sources of air,water and noise pollution – both from emissions and spills and from sanding of roads and tire wear.Historically, the Arapahoe power plant has been a huge point source of air and noise pollution, and itsavowed suspension of coal burning appears not to be taking place.

Opportunities: Center on making open space appreciated and wisely used, insuring its sustainability;environmental education in use of home and auto chemicals and plantings that oxygenate, providepassive solar climate control, and supply wildlife habitat; using the residual Shattuck notoriety to advocatefor responsible area development (i.e. greening of Broadway and industrial areas); encouragingdevelopment of pedestrian-bike access and walkable daily destinations (groceries, pharmacies, coffeeshops, etc.).

Threats: To sustainability center on the continued dominance of internal combustion, both ondangerous streets (threats to life and limb) and in trucking in industrial areas, since this mixture ofpollution, danger and unpleasantness discourages multiple use while improved access invites fleet use ofindustrial areas, increasing the problem. Industrial accidents, such as the one at Power Engineering, andout of scale industry like the Aggregate Industries traffic, also present possible problems. The other majorthreat is poverty, which excuses deterioration of property and poor safety and health practices witheconomic desperation.

56

O v e r l a n d P o n d N a t u r a l A r e a


◗ Air Quality: S trees and green space

W others dependence on Overland as a thoroughfare

O increased transit use, walkability; responsible development, remediation and mitigation

T industrial accidents and runaway use emphasis on transportation (“car-cinoma”)

◗ Water Quality: S awareness, legal standards and Shattuck leverage

W widespread long term industrial pollution of ground water

O enhance care of Platte due to use as an amenity

T industrial accidents

◗ Pollution Sources: S trend toward multiple use redevelopment of Platte Valley

W perception of Overland as industrial "nowhere," place to put something otherwise intolerable (Shattuck,Air Liquide, etc.)

O planned development of Overland

T poor economics excusing "short term" pollution violations and legal roll-backs

◗ Noise and Confusion:S few, other than planned development

W with little power and in the face of huge commuter demand, Overland lacks leverage to calm traffic

O BARD plan, Evans Overpass/pedestrian renovation (and other reconnector strategies per Bike and Pedestrian Plans), demands for equal protection in terms of traffic and noise barriers (in comparison to equivalent situations)

T car-cinoma metastasis

57

A P P E N D I C E S

◗ Safety: S laws, parental concern, retailer concern

W lack of funding,“Wild West”attitude in Overland, car culture, industrial business concerns

O traffic calming, streetscaping, curb-and-gutter, planned development

T carcinoma metastasis

◗ Urban Ecosystem: S ample open space, Platte River, tree lined residential streets

W entrenched traffic, industry

O planned development with green components

T lack of public funds causing reduced care of assets, climate change

Land Use◗ Broadway Corridor:

S adopted development plan, Council office advocacy, enormous commercial potential in traffic flow, established (though weakened) shopping district (Antique Row); Gates/Cherokee and Englewood redevelopment anchors; some interesting building stock, residential demand for walkable destinations

W lack of funding/ organization, economic downturn, danger and unpleasantness from traffic,inadequate parking, difficult to stop and park, cross street

O BARD plan, community building/interest through area comprehensive plan (Gates/Cherokee,Bard, Shattuck, ONA, General Iron, Englewood)

T revenue collapse, new Administration/Council drops old threads

◗ Santa Fe Corridor: S the artery that most depletes the neighborhood is a good way to get out of it

W Overland has limited ability to affect its interface with Santa Fe

O development plan synergies (Pedestrian and Bike Masterplans, ONAPLAN, C-DOT impact

58


standards), publicity from this plan shopped to elected officials, then to responsible agencies

T C-DOT might upgrade to Class One Expressway, cross-traffic solutions (Iowa, Evans,Dartmouth) may not be pedestrian friendly, exacerbating barrier effect

◗ Industrial Areas: S underutilized and distressed industrial areas may be redeveloped with more human-scale,

mixed-use focus (per ONAPLAN), denser smaller scale use could increase job production, less restricted industrial areas open to appropriate community facility, multiple family or entertainment uses, Gates/Cherokee model could be infectious, Delaware may see TOD influence

W diminished economy affects appropriate start-ups, measurable improvement may be years off because of piecemeal turnover and lack of large scale development, initial desirable change-over of use are deterred by existing conditions

O the Shattuck property and Plan may create a beachhead, northern properties under development pressure from Cherokee could relocate further south, ONA PLAN and Shattuck Plan circulated to developers and industrial property owners may catalyze infill, BARD progress could make Acoma “Off-Broadway,” reconnector initiatives would open cross-influence between Greenway and Platt Park, etc., under-utilized industrial space near the Platte may be redirected toward a neighborhood center focused on the river, rezoning to CMU near residential concentrations could spur community-focused service businesses that also serve workers

T diminished economy may reduce property upkeep and business closures may lead to less desirable uses, industrial pollution and accidents may discourage multiple use, development elsewhere could cause displaced industrial operations to re-site in Overland, slowing transition to residence-friendly multiple use appropriate to a city-center neighborhood

◗ Residential Areas:S the housing market makes the modest affordable properties in Overland desirable, spurring

more ownership and stopping the trend toward income properties, the three main residential areas are tree lined and have potential for improvement, the west areas benefit from the golf course, Greenway and parks and the east area has walking access to some useful Broadway destinations, income figures show a healthy mix of incomes (though pockets of poverty are a painful influence)

59

A P P E N D I C E S

W all three areas are exposed to pollution, noise and confusion (as well as spin-off commute traffic) from the arteries and are walled from one another by dangerous traffic, down economic times excuse property deterioration, multiple unit developments have nearly all deteriorated and become sources of disruption, attrition is taking responsible older home owners and remaining seniors are losing their ability to maintain their properties and live independently, the neighborhood institutional memory is thus fading and newer residents are not as connected, crime is an issue, as are crowded illegal living arrangements and sanitation infractions, homeless people find refuge in the anonymity of our industrial and riparian areas and exert some nuisance impact

O stabilizing the R-2 southeast residential area by up-zoning is a possibility, rezoning industrial transition areas to ease interface with residential could be positive, pursuing traffic calming and noise barrier improvements can help interface with arteries, Neighborhood Watch or similar cooperative conservation measures may be more possible if conditions seem to be deteriorating, City-driven “self-help” initiatives spurred by falling revenues may help sense-of-place and community organization, ONAPLAN roll-outs can acquaint neighbors and give sense of shared stake in area

T crime and property distress may increase if Overland remains a relatively obscure “backwater”and one of Denver’s few affordable areas, pressure for affordable housing may spur City initiatives for inappropriate multiple unit housing, traffic barriers may eradicate any sense of a contiguous neighborhood, development elsewhere could cause displaced industrial operations to re-site in Overland

◗ Open Space, Parks and Green Areas: S open space is stable in Overland, the golf course may be the third most used course in the

state, wide use base insures continuation for parks, Greenway, etc., Platte River is better regulated and managed, attracting wildlife and interface improvements, parks are under-utilized, implying opportunities for establishing greater value and attracting open-space anchored development

W all Overland parks abut the river, leaving the greatest population center unserved within the neighborhood due to traffic barriers, other than the somewhat specialized golfing use open space does not have focal community-building facilities (basket ball, tennis courts, rec center,etc.), lack of use allows mischief and homeless camping, perceived (and real) lack of security

60


discourages unsupervised use by pre-teens (who instead are allowed to play in streets)

O rare open space may be developed and promoted with multiple benefits (attracting new residents, creating community image, attracting recreation focused business like coffee shops or restaurants, sports equipment rental, spurring riverside multiple use, increased nature-based program use, etc.)

T lack of use may make area parks early objects of maintenance cuts, while dumping, mischief,drug use and dangerous litter from excessively nihilistic alcohol parties cause maintenance headaches and devalue the spaces

◗ Area Development Initiatives: S Overland is surrounded by and spotted with development plans – indicating both

opportunity (underdeveloped areas) and demand (if not here, then where in central Denver should develop? – one key ONAPLAN purpose is to connect these dots into a coherent,unified future direction), linking ONAPLAN intentions to these initiatives can help us find our role in south Denver and leverage change with a unified front

W with the exception of development already enjoying public-private backing (Gates/Cherokee,Englewood General Ironworks) area plans suffer from the general lack of resources and revenues, as well as grassroots commitment

O City adoption of and grassroots spread of ONAPLAN to residents and owners and the development community can prime profiteers with a readymade and appropriate vision,matching ONAPLAN issues to interested advocates (recreation, education, walkability, artists’spaces, etc. could keep broad pressure for change alive)

T scarcity-based acrimony between advocacy groups for adjacent planning areas could hurt everyone’s chances, continued downturn or further emergencies like Shattuck (or 9-11) could distract focus leading to spotty attention to the Plan (as happened with the last Plan)

61

A P P E N D I C E S

MobilityS bus and light rail, good bike trails on west side, sidewalks through out most of neighborhood

W pedestrian and bike access

O pedestrian and bike connection improvement on Iowa and across S. Santa Fe per Bicycle Master Plan, mitigation of barriers

T Evans overpass barrier to safe pedestrian and vehicular traffic

Overland’s LegaciesS Platte River and Greenway, open space and recreation

W building stock is older, not a lot of extensive reinvestment

O building stock, reinvestment and style, historic buildings identification

T location along arterials that are more important than residences

◗HUMAN ELEMENT

Housing and Neighborhood DevelopmentS single family areas, neighborhood character, neighborliness, trust, participation

W multiple family developments next to older single family, or conversions, image and identity

O maintain and improve existing residential areas, flexibility, self-image and identity

T rezonings that would change residential character

62


Economic ActivityS Broadway and Antique Row retail, destination specialty, job in industry and manufacturing,

dining and entertainment

W no large-scale developer or development to date

O possible synergy in Shattuck District, incubators and outlets

T digital and other divides

Education and CommunicationO Child Care and Early Development, Continuing Education, Second Languages

Human ServicesO Intervention Support, improved availability of services

T ongoing to Health

Arts and CultureS cultural heritage,Arts economy, arts education

63

A P P E N D I C E S

◗B. NE IGHBORHOOD PROFILEIndicatorsDemographic Overland Denver Year

Total Population 2,081.00 560,663.00 2001

# Children <18 470 129,457.00 2001

# Elderly 65+ 148 59,262.00 2001

Total Births 33 10,371.00 2001

% Births African-American -- 10.4 2001

% Births Latino 48.5 51.3 2001

% Births non-Latino White 51.5 33.9 2001

Teen (15-19) birth rate 42.5 87.7 2001

% Births to unwed mothers 24.2 32.3 2001

% Children Living with Single Parents 27.1 28 2000

% Population African American 2.1 10.8 2000

% Population Native American 1 0.7 2000

% Population Asian/Pacific Islander 1.5 2.8 2000

% Population Latino 29.6 31.7 2000

% Population Non-Latino White 64.3 51.9 2000

Households 874 241,928.00 2001

64


HousingDemographic Overland Denver Year

# Housing units 897 259,021.00 2000

% Households living at current address < 1 year 24.5 28.7 2000

% Housing units built before 1940 57.4 24.5 2000

% Housing Owner-Occupied 54.5 49.9 2000

% Renters paying more than 30% of income on Housing 35.6 38.6 2000

Average home sale price 141,105.00 216,741.00 2000

% Housing publicly subsidize 2.3 6.6 1999

EconomicDemographic Overland Denver Year

# Licensed child care slots -- 21,962.00 2001

% Children < 12 in subsidized child care 11.3 10.1 2001

% DPS Children receiving free school lunch 51.5 56.6 2000

% Children (< 18) in poverty 22.1 20.8 2000

% Persons in poverty 11.1 14.3 2000

% Service jobs 22.5 37 2000

Total jobs 5,126.00 491,240.00 2000

Average annual wage 32,902.90 37,406.80 2000

Average household income 43,600.90 55,087.20 2000

65

A P P E N D I C E S

EducationDemographic Overland Denver Year

Denver Public School enrollment (Grades 1 - 12) 202 62,304.00 2000(vs. 470 children under 18)

% DPS African-American Students 5 20.8 2000

% DPS Latino Students 57.9 52.2 2000

% DPS non-Latino White Students 34.7 22.4 2000

% Births to women w/ < 12th grade education 27.3 38.1 2001

% Persons age 25 w/ < 12th grade education 23.8 21 2000

% Persons age 25 w/high school only education 29.7 20.2 2000

% Persons age 25 w/college degree (Assoc. or higher) 26 39.9 2000

% Students not English proficient 10.9 20.6 2000

% Students reading in lowest quartile on ITBS (score < 25) 38.3 37.5 2000

% 9-12 graders who graduated 23.3 15.8 2000

Drop outs as % 9-12 graders -- 8.4 2000

CSAP 4th Grade Reading Test - 47 31 2000% Unsatisfactory Tested in English



CSAP 4th Grade Reading Test - 41 36 2000% Proficient and Advanced Tested in English

CSAP 7th Grade Reading Test - 23 36 2000% Proficient and Advanced Tested in English

66


EducationDemographic Overland Denver Year

CSAP 9th Grade Reading Test - -- 34 2000% Proficient and Advanced Tested in English

Public School Suspension and 55.3 58.3 2000Expulsion Violent Offense Rate

HealthDemographic Overland Denver Year

% Births to women entering prenatal care in 1st trimester 69.7 68.4 2001

% Children (< 18) on Medicaid 17.3 14.3 1999

Low birthweight rate 18.2 9 2001

Premature Births rate -- 9.7 2001

HealthDemographic Overland Denver Year

Crime rate per 1,000 Persons 171.1 80.8 2001

Burglary crime rate per 1,000 households 62.9 23 2001

Violent crime rate per 1,000 Persons 6.7 5.3 2001

Confirmed child abuse & neglect rate 26.9 6.9 2000

3-Year Cumulative Confirmed Child Physical Abuse Rate -- 6.1 2000

3-Year Cumulative Confirmed Child Neglect Rate 53.9 12.3 2000

DATA SOURCES: Platte Park Assessment, Overland Neighborhood Plan of 1993, Broadway CorridorTransportation and Urban Design Study, Denver Public Library Western History Section, DenverComprehensive Plan 2000 and Blueprint Denver, Denver Zoning Code

67

A P P E N D I C E S

◗C. ACKNOWLEDGEMENTSJanell Flaig, Senior City Planner, CPDAssessment Author

Theresa Lucero, Senior City Planner, CPDDemographics, Trends and Indicators

Carolyn Erickson, CPDHistoric Structures and Areas

Jim Ottenstein, Graphic Designer, CPDGraphic Design

Eric McClelland, GIS Analyst, CPDMapping

Dennis Swain, Program Manager, CPDConsultant

68

OVERLAND NEIGHBORHOOD ASSESSMENT · 2015. 6. 22. · OVERLAND NEIGHBORHOOD ASSESSMENT D. OVERVIEW...

Documents

Transcript of OVERLAND NEIGHBORHOOD ASSESSMENT · 2015. 6. 22. · OVERLAND NEIGHBORHOOD ASSESSMENT D. OVERVIEW...