South Lincoln Redevelopment Masterplan

Site Analysis Report

May 1, 2009
 ACKNOWLEDGEMENTS
DENVER HOUSING AUTHORITY Ismael Guerrero, Executive Director
CORE TEAM Chris Parr, Development Director
Kimball Crangle, Project Manager
Ryan Tobin, Development Team
Lynne Picard, Resident Community Services
(RCS) Department
Tina Segura, Director Resident Community
Services (RCS)

SOUTH LINCOLN REDEVELOPMENT LRC /SOUTH LINCOLN RESIDENTS CITY OF DENVER

STEERING COMMITTEE 1. Tom Reed – LRC Board
2. Matt Brady – LRC Board
3. Juanita Vigil – South Lincoln Resident
4. Kathy Ewing – South Lincoln Resident
5. Julie Moore – South Lincoln Resident
6. Kelly Lovato – South Lincoln Resident
7. Dave Stauffer – South Lincoln Resident
8. Victor Jackson – South Lincoln Resident
1. Kristin Krasnove – Community Planning
Department
2. Karen Good – Public Works
3. Theresa St. Peter – Councilwoman
Montero’s Office
4. Councilwoman Judy Montero
5. Office of Economic Development

DHA
COMMUNITY MEMBERS 1. Kimball Crangle
1. Dennis Weber – La Alma Recreation 2. Chris Parr
Center 3. Lynne Picard
2. Blake Pendergrass – FRESC 4. Tina Segura
3. Molly Gallegos – FRESC
4. Meritt Smith – Bridge Program Director
5. David Griggs – La Alma Neighborhood
Group
6. Larry Martinez - Denver Inner City Parish
7. Jason Torrez – Denver Inner City Parish
8. Peg Vinyard
9. Kelly Lovato

OTHER CONTRIBUTORS Thanks to all of the South Lincoln residents, South Lincoln/La Alma neighborhood residents,
students, and business owners who participated in interviews, outreach, and the CulturalAuditTM.
Your voices, experiences, and ideas are key in shaping the vision of the South Lincoln
Redevelopment plan.

DESIGN AND MITHUN PERSPECTIVE-3 ENVIROHEALTH CONSULTING

CONSULTANT TEAM Tammie Schacher Renee Martinez-Stone Karen Roof
Stephen Antupit NELSON NYGAARD
Jeff Benesi Jeremy Nelson CATHERINE COX BLAIR
Laura Curry
Erin Christensen
Bruce Kinnan ME ENGINEERS
Austin Simmons

WENK AND ASSOCIATES

Bill Wenk HEARTLAND
Greg Dorolek Matt Anderson
Chris Fiori

VISION LAND
Jim Godwin URBAN VENTURES
Susan Powers
Dick Taft

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 EXECUTIVE SUMMARY
Denver Housing Authority (DHA) is planning to redevelop South Lincoln Homes, currently functionally obsolete and sustaining unacceptable levels of
concentrated poverty, above-average crime, and missed opportunities for youth. The redevelopment will enhance opportunities for Public Housing
residents by creating a mixed-income community, enhanced links between the neighborhood and site, and increased likelihood for self-sufficiency.

South Lincoln Homes is owned and managed by DHA and contains 270 Public Housing units on 15.1 acres in the La Alma/ Lincoln Park
neighborhood of Denver. DHA plans to redevelop the site to include a mix of housing products and target a range of income levels. New economic
opportunities will foster a sustainable Transit Oriented Development and cater to a broad resident base. This Master Plan will be accomplished in a
handful of months and redevelopment activity is expected to begin within 12-18 months.

The goal for the South Lincoln Redevelopment is to create an energized transit-oriented community where people choose to live to experience a
neighborhood that is environmental sustainable, cultural diverse, close to downtown, and offers a spectrum of housing options. The South Lincoln
redevelopment will integrate planning, design, and operations to promote economic, environmental, and social vitality. Our planning effort will be
rigorous yet holistic, ensuring the delivery of cultural, economic, environmental and health benefits from the South Lincoln Redevelopment.

DHA’s goal is to achieve a one-for-one (1:1) replacement of the existing housing while offering new mixed-income residences and commercial
space on the site. In addition, DHA has the goal of developing a comprehensive community services program, including the creation of economic
opportunities. The real focus of this plan will be the people who reside in and around South Lincoln Homes.

This Site Analysis Report is a compilation of the team’s observations, professional analysis, and on-the-ground interviews (conducted through the
CulturalAuditTM process), as well as a summary of the Steering Committee Workshop #1 and Community Open House held April 21st, 2009.

Key observations and issues include:

• Connectivity needs to be enhanced. Although the neighborhood has much higher transit use and a stronger walking profile than other Denver
neighborhoods, there is a perception of distance to be overcome. Pedestrian amenities, creation of nodes can help to address these issues and
to transform the community into a pedestrian focused place;
• Social and Cultural Connectivity jobs and services: There are many existing resources and services within the South Lincoln Park and greater La
Alma community. How can we connect users to these services, and service providers to each other? How can we support interest in new non-
profits and service providers?
• Creating physical connections with neighborhoods and employers west of the tracks is important. 13th Street links both east and west;
• Accommodating a mix of family sizes, types, and incomes on site is important;
• There is significant opportunity to reduce demand for energy, water, and fossil fuels;
• Activism, empowerment, and education are strong values and desires for the residents and community;
• Get the parking right: create a low-traffic redevelopment that is smart about leveraging land use, density and transit. Leverage connections
between housing and transit, HUD and DOT;
• Railroad noise is a significant issue for the neighborhood and must be addressed if we are to attract market rate buyers to the neighborhood;
• Phasing and the relocation plan will be key to a successful redevelopment.

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 SOUTH LINCOLN REDEVELOPMENT PROJECT GOALS
The project goals were determined through a vetting process with the Steering Committee. As a starting point, the Key Focus Areas (KFAs)
developed in 2007 as part of the outreach associated with the Station Area Planning for 10th & Osage were reviewed with the Committee. These
KFAs were developed through a public process and in conjunction with the Resident Advisory Committee, and established a starting point for the
South Lincoln Redevelopment Goals.

KEY FOCUS AREAS SOUTH LINCOLN REDEVELOPMENT PROJECT GOALS

1. Embrace a Culturally Diverse Community GOAL A: Needs Focused Approach
Neighbors - Recognizing and maintaining strengths of community
Diversity - Background, Income & Interests
Cultural Identity - Maintaining social history GOAL B: Replace Public Housing; Expand Affordable Housing; Attract Market-Rate Housing
Family, Youth, Disabled & Senior Friendly

2. Community Public Safety & Activity GOAL C: Sustainable & Holistic Site, Culture, Economic Self Sufficiency
Activity - Recreation - Playgrounds & Parks
Public Safety - Neighbors - eyes on street & active community response to make change - police
relationships & commitment to community (homeless included)
Safe Gathering Space - Multi-Purpose Community Center - Meeting Rooms, Childcare, Seniors, etc. - GOAL D: Green: Open Space, Design, and Materials
Building provides full access
Pedestrian Safety (lighting, connections & sidewalks)

GOAL E: Mixed-Income Redevelopment

3. What to build where (Land Use) / Economic Opportunity (affordable homes &
businesses)
Affordable options for low to moderate income residents - Small business opportunities, employment
& jobs
GOAL F: Jobs & Training
Residential types - what kinds of housing, rental / ownership, single family, multi family, disabled
Services - what does the community need?

4. Transition and/or Relocation Process

Integrated into next planning steps, as needed:
- Recognize history in community and need to maintain social connections
- Respect & provide for needs of the community - financial & logistical advice
- Create DHA residents Transition &/or Relocation Plan focus on key resident priorities
- Right to Return (acknowledge DHA 1 for 1 commitment)

5. What do the Buildings Look Like & How are they Connected to Transit
Connections (Accessible to all) to Santa Fe (arts, commercial, services, health care & Downtown)
What are the housing types? Townhomes? Apartments?
Pedestrian connections - Accessibility
Building entries - Access & character

6. Environmental Health & Safety

Sustainable Design
Sustainable Materials
Safe Indoor Health (air quality, etc.)
Environmentally Safe site (soils, etc.)
Wastewater Management

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STUDY OBJECTIVES
• The overall goal of the CulturalAudit™ is to measure the perceptions, attitudes, experiences and
aspirations of the South Lincoln/ West Side residents, 9-6 professionals, and occasional visitors to
their community.
• The data will be used to better understand the Community’s perceptions regarding the South
Lincoln Housing Redevelopment.
• Both qualitative and quantitative research techniques are employed to fulfill the study objectives.
• Quantitative research is of sufficient numerical value to be statistically valid.
• Qualitative research reveals factors that drive Community behavior.
METHODOLOGY
• Interviews with West Side / South Lincoln residents, 9-6 professionals, and occasional visitors.
• 2 ½ weekdays: Wednesday April 8 – Friday April 10, and 1 ½ weekend days: Saturday April 11th
and Sunday April 12th.
• Weekend and week days are segmented into morning, afternoon and evening, to document the
existing community conditions during these time frames.
• Interviews include one to one meetings with identified stake holders as well as intercept
opportunities.
• Interview and documented areas include South Lincoln Housing Development as well as
surrounding, adjacent communities. See the map on the following page for interview locations.
• Interviews are recorded using digital audio technology, with additional documentation using
digital photography
• Questions were developed in collaboration with Kimball Crangle, Denver Housing Authority.
• Questions were asked in an open-ended manner and respondents were not forced into multiple
choice responses.
CULTURALAUDIT™ OBJECTIVES AND METHODOLOGY
QUESTION SAMPLES
Note: In the event of a trend, the questions may be adjusted during the process.
InTERCEpT InTERvIEW QuESTIOnS – SOuTH LInCOLn HOuSInG pROjECT, DEnvER CO.
1. Why are you here?
2. What makes this place special?
3. How long have you (lived, worked, etc.) here?
4. What is the best place to hang out, meet people, and why?
5. Is finding affordable housing an issue?
6. Is finding work an issue?
7. Where do you shop? Groceries, farmers-markets? Etc.?
8. What services do you use (or are in) your community – child care, community center, library,
museums, arts +culture, schools, financial institutions, green spaces, others?
9. What, if any amenities do you feel your community needs?
10. Do you feel connected to your neighbors?
11. How do you get around? Car, walk, bike, transit
12. What are your feelings of safety and comfort?
13. Imagine yourself 5 years in the future – what would you like to see remain the same, and/or
what would you like to see change?
14. Would you mind telling me your age? (I will note gender)
STAKEHOLDER ORGAnIzATIOn QuESTIOnS – SOuTH LInCOLn HOuSInG pROjECT,
DENVER CO.
1. What services does your organization provide to the community?
2. How long has your organization been in this community?
3. What is your role in the organization?
4. How does the community interact with your organization and your services?
5. What makes this community special?
6. What issues or concerns are you aware of within this community?
7. What is your perception of safety and comfort within this community?
8. What is your perception of available services within the community: food, childcare, community
center, library, museums, arts and culture, schools, financial institutions, green spaces, others?
9. What, if any amenities do you feel this community needs?
10. How frequently are you in the community and how do you get around?
11. Imagine yourself 5 years in the future – what would you like to see remain the same, and/or
what would you like to see change?

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 CULTURALAUDIT™ INTERVIEW LOCATIONS
LEGEND

Location of CulturalAuditTM Interview

South Lincoln neighborhood

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Student residents at South Lincoln
Mural messaging
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CULTURALAUDIT™ FINDINGS AT THE SOUTH LINCOLN COMMUNITY
Neighborhood skater
Residents at South Lincoln
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Students from Colorado High School Charter School
Opportunity
Stewardship toward self sufficiency
and activism as a means of preserving
and empowering the existing Latino
Culture shall be a central focus at
every phase of redevelopment.
Genuine ownership and engagement
by the residents, will advance a
culture of independence, and a legacy
of success. South Lincoln has the
opportunity to create connections with
EnviroHealth Consulting
adjacent neighborhoods through the
rich heritage in art, culture, lifestyle,
and market life. The residents of
South Lincoln shall be stewarded
and empowered to learn, build and
put into practice a successful, safe
and commercially viable community.
Agency focus will include preserving
Latino residents and Latino Culture
in South Lincoln along side incoming
cultures and influence.
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 Health Impact Assessment
HEALTH IMPACT ASSESSMENT: OBJECTIVES AND METHODOLOGY By: Karen Roof
Scoping: Health Impacts to Consider in HIA

• Physical Activity
• Obesity, cardiovascular disease, diabetes
• Air quality, asthma
• Water quality
• Nutrition, gardens, grocery stores
• Traffic safety
• Accessibility
• Noise
• Mental Health
• Social capital
• Social equity, environmental justice
• Hazardous waste
• Personal safety
• Relocation
Walking past La Alma Recreation Center Soccer at South Lincoln Park

The information below begins to explain what a Health Impact Assessment (HIA) • Collect data not available
is; a process for assessing health which provides an example of how different Reporting of results to decision-makers Phases in Conducting the Health Impact Assessment
Thedata
below information begins to explain what is a health impact
is brought together to make informed health recommendations. • assessment,
Create report witharecommendations
process
for assessing health and provides an example of how different data are brought together Phase II - Assessment
to make more informed health recommendations.
Overview • Obtain Ethics Board approval for research
• What is an health impact assessment (HIA) Organizations that are Informing HIA with Data • Conduct detailed health literature review
• Phases to conduct the HIA • Identify indicators
•
• Community demographic and socioeconomic informationOverview
Example of health risks to consider at Lincoln Park neighborhood •
•
Piton Foundation
Denver Department of Environmental Health and Public Health
•
•
Conduct key informant interview with community and officials
Conduct survey on health and health care with residents
• Examples of initial health issues and potential data and recommendations • University of Colorado Denver
• Denver Housing Authority
• HIA
What is a health impact assessment (HIA)
Definition • Local South Lincoln Schools Phases in Conducting the Health Impact Assessment
HIA is a tool to examine potential health effects, proposed policies, programs and • Denver Public Works
Phase III - Analysis and Reporting
• projects
phases to conduct the HIA
and the distribution of those effects on the different groups within the
population.
• Denver Police
• Analyze data
Phases in Conducting the Health Impact Assessment • Report final recommendation

• Steps
Examples
in Conducting of Health
health Impactrisks to consider at
Assessment •
•
Write grants and secure other funding
Possible evaluation
Scoping
•Lincoln
Identify whichPark neighborhood
Phase I - Scoping
health impacts should be included • Characterize built environment
• Locate available data • Collect demographic and socioeconomic data
• Community demographic and socioeconomic
Risk assessment • Obtain health data already available
• Identify how many and which people may be affected
•information
• Conduct initial literature review
Assess how they may be affected

8 • Examples of initial health issues and

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 Based off of this data from the community, what type of intervention or how through
changes in the built environment can we improve these health issues. We know that
physical inactivity increases the risks for the above mentioned community health issue

Physical
HEALTH IMPACT ASSESSMENT: SOUTH Inactivity
LINCOLN KEY DEMOGRAPHICS
Based off this data from the community, what type of intervention or how through
– Increases
changes number
in the built environment of improve
can we health risks
these healthfor:
issues. We know
that physical inactivity increase the risks for the above mentioned community
• issues.
health HeartDisease; Diabetes; High Blood
Pressure; Breathing Problems; Depression
and Anxiety.
Physical Inactivity
• Increase the risk of colon (~50%) and
Increases number of health risks for:
•
breast cancer (~25%)
Heart Disease: Diabetes; High Blood Pressure; Breathing Problems;
Depression and Anxiety
•
• premature mortality
Increases the risk of Colon (~50%) and Breast Cancer (~25%)
• Premature mortality

Children’s Choir at Denver Inner City Parish
Drawing after school
Key Demographics of Lincoln Park Neighborhood The following is an example of how we take different types of data to come up
with an appropriate and effective recommendation for a healthier Lincoln Park
Age community. This survey, conducted by the Denver Housing Authority, is still
• Nearly 30% of the 5,993 residents are children under the age of 18 (2005 collecting responses but has a multitude of questions of which one is highlighted
figures) below. Forty percent responded “yes” and then listed what health condition
prevented them from working. There were many responses and many were
Race / Ethnicity
• Slightly more than half of the residents are Latino, while more than one-third mentioned repeatedly such as the examples listed below.
Additionally, we know that the majority of the residents from the South Lincoln Park
Additionally, we know that the majority of the residents from the South Lincoln
community are Hispanic/Latino and they are at higher risk for being physically inactiv
Park communitybelow.
are Hispanic/Latino and they are at higher risk for being
as highlighted
physically inactive as highlighted below.
Physical Inactivity
White 12%, Black 26%, Hispanic 38%
Adults, 18-65, Who Engage in No Leisure-Time
Physical Activity by Gender and Race/Ethnicity,
Denver 2001-2006
Source : CDPHE BRFSS. From : A Report on the Heal th Status of the
Resi dents of Denver, Colorado. De nve r He althy Pe ople 2010.

are non-Latino white

0.4
Income
0.35
• Of total population, approximately 37.3% live in poverty, but more than half of South Lincoln Park Community Survey 0.3

all children are poor. 0.25

0.2 2005-2006
Survey by Denver Housing Authority, N=184 responses
0.15
Key Socioeconomic Data Lincoln Park Schools • Do you have any medical/conditions that would prevent you from working? 0.1
Yes 40% 70 responses 0.05
0
Schools in this area continue to struggle to serve the needs of the children No 60% 105 responses White Black Hispanic Other Male Female

• Graduation rate is about 12%

• About 86.6% of students receive free and reduced lunches Please Specify:

• 7th grade (for example) majority unsatisfactory or only partially proficient in • Asthma • Diabetic

math and reading at K-8 level • High Blood pressure • Mental Disorder
• Heart problems • Cancer

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 HEALTH IMPACT ASSESSMENT: SOUTH LINCOLN ISSUES AND OPPORTUNITIES
There are numerous data sets that could be used such as, vehicle/pedestrian Pedestrian /Vehicle Accidents
accidents. For this example, the identified barrier is higher number of bike Pedestrian/Vehicle Accidents
There are numerous data sets that could be used such as, vehicle/pedestrian accidents. For
this accidents.
example, the identified barrier is higher number of bike accidents.

Physical Activity
Physical Activity - Bicycle Accidents
- Bicycle Accidents

Mariposa Street
We also know from the Longmont study that the wider the road the less safe it is. So
bike lanes along with cars parked along a wide road such as Mariposa are important to
narrow
We alsotheknow
view from
so it the
canLongmont
be safe forstudy
all users whether
that the wider in
thea road
wheelthechair,
less bicycling
safe it or
taking
is. Soa bike
jog. lanes along with cars parked along a wide road such as Mariposa are
important to narrow that view so it can be safe for all users whether in a wheel

th th
There are many accidents along 13 street, 9 and Mariposa. Take Mariposa as an
Pedestrian Safety
chair, bicycling, or taking a jog.

example, it is greater than 50 feet wide which is wide for a community street. A good
There are many
recommendation is toaccidents along
have bicycle theto13th
lanes street,
provide 9th and Mariposa.
an environment that not only
• narrower streets are slower and safer
Pedestrian Safety
encourages physical activity but is safer. Bike lanes not only provide safer and
encouraging environments for bicycling but adding bike lanes narrow streets to slow – Longmont, CO study of 20,000 accidents
Take Mariposa as an example,
importantit to
is greater thandown
50 feet widewe which is that
widewith
for a
traffic down. It is extremely slow traffic because know • Found
Narrower streets streetand
are slower width
saferhad the greatest
the below information,
community street. the difference
A good between 40 and
recommendation is to20have
mph bicycle
is clearly the difference
lanes to provide an
between life and death.
• relationship
Longmont, to injury
Co study of 20,000 accidents
accidents found street width had the greatest
environment that not only encourages physical activity but is safer. Bike lanes
relationship to injury accidents
not only provide safer and encouraging environments for bicycling, but adding
•
– Accidents/mile/year were higher on wider
Accidents / mile / year were higher on wider streets
bike lanes narrows streets to slow traffic down. streets
•
• 40-foot wide street
40-foot wide street: 2.23 a/m/y
2.23 a/m/y
36-foot• wide
36-foot
street:wide street 1.21 a/m/y
It is extremely important to slow traffic down because we know that with the
• 1.21 a/m/y
below information, the difference between 40 and 20 mph is clearly the difference
• 24-foot• wide
24-foot
street:wide street 0.32 a/m/y 0.32 a/m/y
between life and death. Source:
Source: “Residential
“Residential Street
Street Typology
Typology and
and Injury
Injury Accident
Accident Frequency,”
Frequency,”
Swift
Swift and
and Associates,
Associates, Longmont,
Longmont, CO,
CO, 1997
1997
Source:
Source: “Residential
“Residential Street
Street Typology
Typology and
and Injury
Injury Accident
Accident Frequency,”
Frequency,”
Swift
Swift and
and Associates,
Associates, Longmont,
Longmont, CO,
CO, 1997
1997

10th & Osage RTD station

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Nutrition: Access to Healthy Food, Farmers Markets, Community
Gardens
• Good nutrition can help lower the risk of many chronic diseases
• Land of access to healthy foods and easy access to unhealthy foods are
contributing factors to poor diet.
Nutrition: Access to Healthy Food, Farmers Markets, Community
Gardens
• Provide opportunities for Farmers Markets and Community Gardens in South
Lincoln master plan
• Currently there are two very small gardens in South Lincoln:
- Greenlee K-8
- South Lincoln property near 10th and Navajo
• Also 1 larger garden on Elati near West High School
HEALTH IMPACT ASSESSMENT: SOUTH LINCOLN ISSUES AND OPPORTUNITIES
Other environmental public health issues that are priorities based on initial data
Hazardous Waste Sites and Solid
Hazardous Waster Sites and Solid Waste Landfills
are shown below that will be a focus of further investigation and data collection Waste Landfills
Other environmental public health issues that are priorities based on initial data are
shown below that will be a focus of further investigation and data collection (along with
(along with other identified health issues) because of higher than average rates
other identified health issues) because of higher than average rates for asthma and crim
for asthma and crime and observed hazardous waste sites in close proximity to
and observed hazardous waste sites in close proximity to the South Lincoln community
the South Lincoln community.
Air Quality, asthma, other respiratory diseases
• Denver: From 1993-2001, hospital discharge rate for asthma was Air quality, asthma, other
20.3/100,000
respiratory diseases
• in 2001, an estimated 14.7% of adult population had asthma
• Significantly more than the state and national averages of 10.9% and 11.0%
• Denver: From 1993-2001, hospital discharge rate for
• In Colorado, 2004, 12.5% children ages 1-14 were diagnosed at some time
asthma was 20.3/100,000
with asthma
• In 2001, an estimated 14.7% of adult population had
Source: Colorado Asthma Program, Colorado Surveillance report 2004 asthma
• Significantly more than the state and national
averages of 10.9% and 11.0%
• In Colorado, 2004, 12.5% children ages 1-14 were
diagnosed at some time with asthma

Colorado Asthma Program, Colorado Asthma Surveillance report 2004

Crime Statistics Crime

South Lincoln garden Entrance to King Sooper grocery store

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 NEIGHBORHOOD CONTEXT
Santa Fe Drive - Night Life
Denver Inner City parish, Administrative Offices
Greenlee Elementary School
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The following is a brief overview of the La Alma/Lincoln Park neighborhood context.
The brief narrative and accompanying diagram is gleaned from the Lincoln Park Neighborhood
Assessment -June 2006, on-site observations and resident interviews.
The La Alma/Lincoln Park Neighborhood is a distinctive and vibrant mixed use community.
Lincoln Park is one of Denver’s oldest neighborhoods, characterized by a diversity of housing
types, many of historical significance.
The neighborhood is landlocked by major transportation routes. It is bounded by Colfax
Avenue to the north; 6th Avenue to the south; Speer Boulevard along the east edge; and
contained to the west by the railroad tracks and Burnham Yard.
The neighborhood is in close proximity to the Central Business District and the Auraria
West High School Higher Education Center located to the north. The 10th and Osage RTD station is an important
asset and benefit to the neighborhood. Lincoln park also benefits from a number of parks, open
space (Sunken Gardens, Lincoln Park) and recreational facilities. These include the Sunken
Gardens, Lincoln Park, (a major park which is larger in area than the Denver Civic Center Park)
and The La Alma Recreation Center located at the south end of the Park. There are also a number
of open spaces that are associated with schools in the neighborhood. The Cherry Creek and
Platte River bike paths also provide recreational opportunities.
Other public facilities include Byers Library, West High School, Greenlee Elementary
School, Colorado Charter High School and Denver Health Medical Center and Hospital.
Additionally, there are a number of cultural facilities in the area such as the Denver Civic Theater
and Museo de las Americas. Denver Inner City Parish, on Mariposa across from Lincoln Park,
is a community service provider for low-income residents, and has been providing basic human
Commercial and Industrial Buildings, west of Lincoln Park and educational needs since 1961. DICp also runs La Academia, a private, non-profit school
grades six to twelve, as well as a Night Adult Education program in their facility on Galapago
Street.
The Santa Fe Drive Arts District is a major contributor to the dynamic character of the
neighborhood. The district is a city wide/regional visitor draw. It is a commercial/retail corridor
comprised many art galleries; restaurants retail stores, cultural events and nightlife.
Kalamath Street and Santa Fe Drive, a one-way couplet, is the major north/south traffic
corridor through the neighborhood. Mariposa Street is a wide north/ south corridor within the
neighborhood. Coflax, 13th, 8th and 6th Avenues are the major east/west corridors. Although,
walking distances within the neighborhood are not great, the perception is that distances are far.
La Alma Recreation, Lincoln Park
SOUTH LINCOLN REDEVELOPMENT MASTERPLAN © Mithun 2009
O F H O U S I N G .
EnviroHealth Consulting 1 May 2009 Site Analysis Report Pier 56 1201 Alaskan Way Seattle WA 98101
206.623.3344 mithun.com
 MM

MM DICP: La Academia

© Mithun 2009 SOUTH LINCOLN REDEVELOPMENT MASTERPLAN

Pier 56 1201 Alaskan Way Seattle WA 98101
206.623.3344 mithun.com 1 May 2009 Site Analysis Report EnviroHealth Consulting DENVERHOUSINGAUTHORITY
T H E B U S I N E S S O F H O U S I N G .
13
 NEIGHBORHOOD CONTEXT
The width and traffic on Kalamath, Mariposa and Santa Fe tend to inhibit pedestrian
connections in the east/west directions. Although there are sidewalks on the majority of the
streets, they lack a sense of pedestrian character conducive to safe and pleasant walks within the
neighborhood.

The Neighborhood Context diagram also indicates landmark/ historic and potentially
historic buildings and residential areas. The diagram shows existing bus and bike routes, major
focal points, and views.

The historic, cultural aspects and diversity of La Alma/Lincoln Park provide the opportunity
to redevelop South Lincoln Park (DHA site) respectful and sensitive to the existing
framework of the neighborhood.
Pedestrian connection from 10th & Osage Station to South Lincoln & 10th Avenue Colorado Charter High School, west of Lincoln Park

10th & Osage Light Rail Station Santa Fe Drive South Lincoln Homes

Community Garden 1000 block of Navajo, looking north to the La Alma Recreation center

SOUTH LINCOLN REDEVELOPMENT MASTERPLAN © Mithun 2009

14 DENVERHOUSINGAUTHORITY
T H E B U S I N E S S O F H O U S I N G .
EnviroHealth Consulting 1 May 2009 Site Analysis Report Pier 56 1201 Alaskan Way Seattle WA 98101
206.623.3344 mithun.com
 NEIGHBORHOOD CONTEXT

Restored historic commercial space, west of Lincoln Park Denver Health

Denver Inner City Parish & La Academia Facility

Housing, Santa Fe and 10th Avenue Museo De Las Americas

Parkway Block Aztlan Theatre Parkway Block Byers Library

© Mithun 2009 SOUTH LINCOLN REDEVELOPMENT MASTERPLAN

Pier 56 1201 Alaskan Way Seattle WA 98101
206.623.3344 mithun.com 1 May 2009 Site Analysis Report EnviroHealth Consulting DENVERHOUSINGAUTHORITY
T H E B U S I N E S S O F H O U S I N G .
15
 GENERALIZED LAND USE GENERALIZED LAND USE

COLFAX AVENUE MULTI-FAMILY RESIDENTIAL

PRIMARILY SF AND DUPLEX

RESIDENTIAL
OSAGE ST.

North RETAIL
Lincoln Park
13.4
d.u.
COMMERCIAL
per ac
LOW DENSITY

WEST
ST 13TH AVENUE
A ACADEMIC

OPEN SPACE OR PARK

LINCOLN
PARK INDUSTRIAL/WAREHOUSE

12.4
GREENLEE
d.u.
per ac
ELEMENTARY

WEST 11TH AVENUE

South
Lincoln Park
(POOR CONDITION)
& SF RESIDENTIAL
INDUSTRIAL

10TH/OSAGE WEST
STATION HIGH
KALAMATH ST.
MARIPOSA ST.

SANTA FE DRIVE

SCHOOL
LIPAN ST.

11.7
d.u.
per ac
SUNKEN
GARDENS
PARK
WEST 9TH AVENUE

WEST 8TH AVENUE

Neighborhood context land use

SOUTH LINCOLN REDEVELOPMENT MASTERPLAN © Mithun 2009

2
16 DENVERHOUSINGAUTHORITY
T H E B U S I N E S S O F H O U S I N G .
EnviroHealth Consulting Dates
1 May and
2009sub
Site
head
Analysis
info here
Report Pier 56 1201 Alaskan Way Seattle WA 98101
206.623.3344 mithun.com
NEIGHBORHOOD CHARACTER NEIGHBORHOOD CHARACTER ARCHITECTURAL STYLE
ARCHITECTURAL STYLE

The photographed architectural styles

are the most prevalant and are dispersed
throughout the neighborhood. The
occasional Queen Anne or Colonial Revival

can be found, but are not as common .

Architectural styles Commercial style residential Architectural styles Denver Foursquare

Neighborhood context
Denver Health located at 8th Avenue and Speer Boulevard

Architectural styles Victorian Architectural styles Folk Victorian is a very common architectrual style Architectural styles short block duplex

© Mithun 2009 SOUTH LINCOLN REDEVELOPMENT MASTERPLAN

© Mithun
Pier 2009Alaskan Way Seattle WA 98101
56 1201
Pier 56 1201 Alaskan
206.623.3344 Way Seattle WA 98101
mithun.com
SOUTH LINCOLN REDEVELOPMENT MASTERPLAN
1 May 2009 Site Analysis Report EnviroHealth Consulting DENVERHOUSINGAUTHORITY 17
3
Dates and sub head info here
T H E B U S I N E S S O F H O U S I N G .

206.623.3344 mithun.com
 NEIGHBORHOOD CHARACTER NEIGHBORHOOD CHARACTER

Neighborhood context The neighborhood’s close proximity to downtown adds appeal and convience
Neighborhood character the tower of this Richardsonian Neighborhood character art glass and arched windows
Romanesque style chuch is a visble focal pt in the neighd. are visible throughout the neighd.

Neighborhood context 1000 block of Navajo looking north to the La Alma Recreation center

Neighborhood character south Lincoln Park, mission

style parapet wall

SOUTH LINCOLN REDEVELOPMENT MASTERPLAN © Mithun

© Mithun 2009
2009
4
18 DENVERHOUSINGAUTHORITY
T H E B U S I N E S S O F H O U S I N G .
EnviroHealth Consulting 1Dates
May and
2009sub
Sitehead info here
Analysis Report
Pier 56
Pier 56 1201
1201 Alaskan
Alaskan Way
Way Seattle
206.623.3344 mithun.com
206.623.3344 mithun.com
Seattle WA
WA 98101
98101
 NEIGHBORHOOD
NEIGHBORHOOD CHARACTER
CHARACTER

Neighborhood character the art of creating ‘home’ Vibrant colors and personalization Neighborhood character heart

Buckhorn historical icons

Neighborhood character personal expression Neighborhood character Victorian syle front yard fencing

©©Mithun
Mithun2009 SOUTH
SOUTH LINCOLN
LINCOLN REDEVELOPMENT
REDEVELOPMENT MASTERPLAN
MASTERPLAN
5
2009
Pier
Pier56
56 1201
1201Alaskan
206.623.3344
AlaskanWay
Way Seattle
206.623.3344 mithun.com
mithun.com
SeattleWA
WA 98101
98101
Dates
1 May andSite
2009 subAnalysis
head infoReport
here EnviroHealth Consulting DENVERHOUSINGAUTHORITY
T H E B U S I N E S S O F H O U S I N G .
19
 PATTERN:-CITY
BLOCK PATTERN CITYCONTEXT
CONTEXT
• Typical Denver Block= 300’ X 550’
• There is a breakdown of the block size west of the tracks.
• Shifts in the grid at Colfax and Speer and Auraria Campus.
• Lincoln park neighborhood and site have generous tree lawns 15’ wide.
Typical local streets have an 8’ wide tree lawn.
• Typical streets cross section- Mariposa is classified as a Mixed Use Arterial
street.
• All other named and numbered streets within the within project area are
classified as Local Streets.
• All streets within the project area include on-street parking on both sides of
the street.
• All streets within the project area are two-way streets.
lk

a
W
te
inu
M
alk

10
e W

t
i nu
5M
5’ 18’ 48’ 18’ 5’
Walk Tree Lawn Two Way Street Tree Lawn Walk
With On Street Parking Both Sides

Typical Section Mariposa

5’ 10’ - 15’ 32’ 10’ - 15’ 5’ 400’ 2000’

Walk Tree Lawn Two Way Street Tree Lawn Walk
With On Street Parking Both Sides

Typical Section Navajo St, 9th Ave, 10th Ave, 11th Ave Neighborhood
This Context
image scales Block
to 1:400 Patterns
when enlarged to a 30x42 board.

© Mithun 2009 SOUTH

SOUTH LINCOLN LINCOLN REDEVELOPMENT
REDEVELOPMENT MASTERPLAN MASTERPLAN © Mithun 2009
20 Pier 56 1201 Alaskan Way Seattle WA 98101
DENVERHOUSINGAUTHORITY
206.623.3344 mithun.com
T H E B U S I N E S S O F H O U S I N G .
EnviroHealth Consulting 1 May 2009 Site Analysis Report
Dates and sub head info here
Pier 56 1201 Alaskan Way Seattle WA 98101
206.623.3344 mithun.com
1