Welton Dowing Corridor Vision Plan

Welton-Downing Corridor Vison Plan

Building from the Northeast Denver Neighborhood Plan, Five Points Business District Marketplace Vision Report, and the ULI Technical Advisory Panel

Looking to the Future in Denver’s Most Historic Corridor

University of Colorado Denver: Master of Urban and Regional Planning ProgramSpring 2012 Studio I

22

Credits

WELTON-DOWNING CORRIDOR PLAN

Chris Coble Civil TechnologiesCarlos Hernandez Fehr & PeersChuck Perry Perry-RoseEmily Snyder Denver Public WorksChris Spelke Denver Housing AuthorityTracy Winchester Five Points Business District

Planning Studio Guest Speakers:

References for Neighborhood Information:Denver Zoning Code, 2010Five Points Marketplace Vision Plan, 2011Northeast Downtown Neighborhoods Plan, 2011ULI TOD Marketplace Five Points Plan, 2011US Census Bureau, 2010

References for Best Practices:DC Circulator Transit Development Plan

http://www.dccirculator.com/DRCOG

http://www.drcog.org/Douglas Farr

Sustainable UrbanismF.R. Steiner and Butler Kent

Planning and Urban Design StandardsLEED ND

http://www.usgbc.org/DisplayPage.aspx?CMSPageID=148Partnership for Sustainable Communities

http://www.epa.gov/smartgrowth/partnership/index.htmlZimmerman/Volk Associates

Residential Types

Planning Studio:

Evan CarverFritz Clauson

Dylan Grabowski

Max GibsonMiriam McGilvrayBenjamin Roldan

Cory HoernerMichael SobolPhillip Supino

Housing Group Mobility Group Economics Group

URPL-6630, Spring 2012

Instructor: Jeff Bartosik, Assoc., AIA

All photos and graphics by student group members unless otherwise noted.

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Table of Contents

Call to Action.............................................................................. 4

Priorities of Existing Plans ......................................................... 6

Executive Summary................................................................... 8

Housing

Existing Conditions ............................................................. 10

Analysis .............................................................................. 13

Recommendations.............................................................. 17

Mobility


Proposed Plans and Suggestions: Transit ........................ 26

Reimagining Streetscaping and Intersections .................... 30

Economics


Analysis .............................................................................. 42

Recommendations.............................................................. 47

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A Call to Action


often describes something that has the “capacity to endure.”In the context of urban planning and development,

sustainability refers to the inclusion of sustainable best practices in all components of the project to ensure that it meets the requirements of current and future generations.

The Studio Planning Group hesitated to frame

our study of the Welton-Downing Corridoras a sustainable neighborhood redevelopment

project, if only because the term has become cliché

due to over-use and the effect of green-washing

sustainable development. Rather than eschewing

the term sustainability for its overuse, we

decided to embrace sustainability as a holistic approach to neighborhood development,

without subscribing to any particular brand of

sustainable development.

The Welton-Downing Corridor Plan does not

LEED-ND from the National Green Building Council.

Rather, this plan incorporates proven, implementable strategies and best practices for creating socially,

“Sustainability”

5

economically and environmentally enduring neighborhood fabric and infrastructure borrowed from

several leading sustainability frameworks.

The triple bottom-line of sustainability (environmental, social and

economic) is a useful framework through

program can be created. The end result may be

projects and initiatives that endure and lead to a healthier Five Points Community, which has eluded many of the

neighborhood revitalization attempts to this point.

Our comprehensive approach to sustainable development in the Welton-

Downing Cooridor considers econmic, cultural,

housing, transportation and health issues. The

plan aims to create resilient physical and social goals that will shape the

evolution of Five Points for decades. Recognizing

that there is no universal sustainable development model appropriate for all

neighborhood contexts, our approach ensures

that the end result of revitalization efforts is

an economically and culturally diverse commnuity that meets the needs and aspirations of current and future residents.

6


Priorities of Current Plans

7

8

Executive Summary


Since the 1950’s, the Welton-Downing Corridor has seen economic and population decline despite public investment in neighborhood infrastructure. As a result has become a se-verely under-utilized neighborhood relative to similar mixed-use neighborhoods adjacent to

-dition of many commercial and residential buildings and depressed property values. The

-tion infrastructure. Visitors from around the city and even the country made it one of Den-ver’s most vibrant and economically active urban neighborhoods. In order for the Welton-Downing Corridor to reoccupy its place among the functional and verdant neighborhoods of Denver, substantial public and private investment and effective long-range planning are needed to address the housing, transportation and economic needs of its residents.

The Urban Renewal Authority of the City and County of Denver has completed a blight study of the corridor and is in the process of establishing an Urban Renewal District to include the Five-Points and adjacent Arapahoe Square neighborhoods. This process is essential to sowing the seeds for the revitalization of the Welton-Downing Corridor, as

-

-nancial investment in the area, identifying it as vital to the future of downtown Denver.

Looking north up Welton Stret from Downtown Denver, CO.

9

Executive Summary

The Welton-Downing Corridor Revitalization Plan addresses the long-term improvement of the corridor in three areas: Housing, Transportation and Economics. Within each of these categories, the plan makes a handful short to long-term recommendations intended to guide the revitalization of the neighborhood. While not subscribing to any particular ‘brand’ of sustainable planning, the planning group incorporated sustainable neighborhood plan-ning principles from a variety of sources into each of the recommendations. All of the rec-ommendations are made with the triple bottom line of environmental, economic and social concerns in mind. The result will be an improved neighborhood that meets the needs of current residents while attracting new residential and commercial residents to the corridor.

The Welton-Downing Corridor Study Area(Inset: Metro Denver area.)

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Key Points:Vacant/Unattractive parcelNew Zoning CodeHistorically low density

Takeaways:

Increased densityMarket

Increase Mixed Use

Housing


N

Housing and residential density are two of the most pressing issues in the Welton-Downing Corridor

residential properties, the neighborhood is peppered with dilapidated, vacant and uninhabitable properties. These conditions not only suppress property values for adjacent properties, they exacerbate the perception of residents and visitors that the Five-Points is a run-down, unattractive neighborhood.

Any attempt to revitalize and repopulate the area must include policies and programs to address the poor

density and intensity along Welton and Downing Streets, as well as permitting duplex and multi-family

seek to improve residential conditions for current residents and provide diverse, attainable housing options for future residents.

redevelopment consistent with the City’s vision for the neighborhood and to achieve the populations density needed to support local transportation and commercial infrastructure. The result of a healthy and vibrant residential fabric will be a sustainable neighborhood and high quality of life for its residents and visitors.

Corridor feature ground

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Current Zoning

LegendCurrent Zoning

Single Unit

Multi-Unit

Residential Mixed Use

Main Street

Mixed Use

Arapahoe Square District

Industrial-Commercial

Industrial General

Industrial Mixed Used

Open Space

PUDS

N

12

LegendVacant ParcelsRTD Parking Lots

Vacant Parcels


parcels of derelict land that undermine the architectural and community fabric of the neighborhood. Vacant parcels attract unregulated activities and have a negative impact on adjacent property values. Developing

commercial health of the Corridor.

Total Vacnt ParcelArea Within Corriodor = 15.5 Acres

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Current Land Use

Residential Only

Park and Open Space

Community Facility

Commercial and/or Mixed-Use

LEGEND:

Affordable Housing

The map above shows the current use of land throughout the corridor. In order to improve residential density and

following the City of Denver updated zoning regulations.

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Affordable Housing

Mixed-Income Housing (HOPE VI)

Other Denver Housing Authority Property

Affordable Housing

LEGEND:

19%

City of Denver

37%

Welton-Downing Corridor

Low

-Inco

me

Pro

perti

es

Hou

seho

ld In

com

es B

elow

$25

,000

Source: US CensusSource: Denver Housing Authority

“Five Points doesn’t need any more affordable housing.”Chuck Perry, Urban Land Institute, Co-author ULI TAP Plan & Manager Parter, Perry Rose LLC

Beginning in the 1940’s, Five Points was targeted as a good candidate for subsidized housing, which has since become a central component of the housing mix in the neighborhood. The Welton-Downing Corridor contains one of the highest proportions of publicly subsidized housing in the City of Denver. There are 15 low-income and subsidized housing developments in the corridor involving HUD, the Denver Housing Authority, Colorado Housing Finance Authority and other public and private entities.

These developments provide affordable housing to a large number of Five Points residents, many of whom earn below the federal poverty threshold of $25,000 annually. However, the dilapidated condition of some units, low density and associated public perceptions of traditional, modernist public housing have contributed to the stagnation of the neighborhood. The goal of the Housing recommendations section of the Welton-Downing Corridor Plan is to encourage the development of a wide-range of housing types and price ranges to encourage the repopulation and revitalization of the neighborhood.

This should be done without pricing-out current residents of subsidized and free-market housing in the area. To that end, the plan seeks to maintain the current quantity of subsidized housing while improving the condition of existing units and quality of life for residents. The plan also seeks to improve the over-all neighborhood character by encouraging the development of market-rate housing along side the existing subsidized housing. This bifurcated approach will ensure that Five Points maintains its mixed-income character while increasing density and providing more diverse housing options for current and future residents.

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Families

Singles/ Young Couples

Empty Nesters

44%

41%15%

34%

35%

31%62%

12%

26%47% 36%

17%

market sectors to ensure an appropriate mix of housing types and an economically diverse neighborhood.

*Compiled from 30 market studies conducted between 2000 and 2006. Cities range in size from 3,400 to 900,000 people. Source: Zimmerman/Volk Associates

CurrentDemographicConditions for the Study Area

For Rent & SaleApartments/Lofts

For Sale Single Unit Residential

For Sale Multi Unit Residential

Market Potential by Housing and Demographic Type

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Two of the biggest challenges currently facing the Welton-Downing Corridor are the relatively low residential density and the high number of vacant properties. As a result, one of our most important recommendations is to develop additional residences on these vacant properties, most of which should be constructed to the upper end of the building height limit provided by the zoning code. Although maximum build-out for vacant properties may not be suitable in all instances, this general policy could have a dramatic effect on the Corridor’s residential density, creating other opportunities for revitalization. The map at right illustrates the possible density that the neighborhood could achieve if only the vacant properties are targeted for maximum build-out according to the zoning code. Comparing this map to the existing density map clearly shows the opportunity for increased density in

In addition to addressing the vacant parcels in the Welton-Downing Corridor, this study proposes that several underutilized properties along the Corridor itself be rehabilitated to permit for additional density. In particular, several properties along Welton Street especially currently hold single family homes or one-story commercial buildings, even though the zoning code allows for multi-story mixed use buildings. Although this study does not propose to eliminate buildings with historic qualities, several of the existing buildings do not support the neighborhood vision. Through careful analysis of which buildings on Welton and Downing Streets could better serve the Corridor as mixed-use properties supporting higher residential density, the neighborhood could come much closer to reaching its goal of being a regional community center and transit corridor. As such, the map also depicts areas where increased attention to which buildings may be targeted for redevelopment would be best placed.

Increase Residential Density By Developing Vacant and

5.9Dwelling Units

Per Acre

18.2Dwelling Units

Per Acre

PROPOSED INFILL PROJECTS

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Note: Densities Based on Residential Units Only

(Sufficient for Light Rail Transit)Greater Than 22 Dwelling Units Per Acre

Less Than 7 Dwelling Units Per Acre

7-15 Dwelling Units Per Acre


(Sufficient for Bus Transit)

(Personal Transit Needed)

(Sufficient for Streetcar Transit)

LEGEND:


Numerous different metrics exist for determining the appropriate residential density of a neighborhood, as it relates to walkability, land use mix, transportation, and other inputs. Because the Welton Corridor already supports a light rail transit system, we chose to base our residential density calculations upon transit, using Douglas Farr’s Sustainable Urbanism for Guidence. As shown by the map at left, the overall residential density in the Welton-Downing Corridor

bus transit, and only four blocks contain the residential density needed to support light rail transit. Much of the very low residential density occurs on blocks consisting almost entirely of single family homes, with a few blocks low density caused by the abundance of vacant properties throughout the neighborhood.The majority of higher density blocks occur on properties that hold either affordable housing projects or mixed-income developments.The prevalence

of low density single family homes does not support the Welton-DowningCorridor’s vision as a transit-servedcommunitycenter.

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Note: Densities Based on Residential Units Only

(Sufficient for Light Rail Transit)Greater Than 22 Dwelling Units Per Acre

Less Than 7 Dwelling Units Per Acre



(Sufficient for Bus Transit)

(Personal Transit Needed)

(Sufficient for Streetcar Transit)

LEGEND:

Surface ParkingDowning St. & 30th Ave.

Underutilized Welton Corridor Frontage2800 Block of Welton Street

Projected Density Based On Filling Vacant Properties to Upper Limit of Zoning

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360’

The above graphic represents a total height build-out within the study area according to Denver’s new zoning code.

of the Welton-Downing Corridor.

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Develop vacant and delapidated properties for

Vacant and delapidated properties contribute to blight and decrease property and aesthetic value for adjacent property owners. Owners should be encouraged to utilize Denver Urban Renewal Authority funding in addition to private capital to develop zoning appropriate residential units. (See Partnerships section for funding information.)

Single-family homes account

dwelling units in the Welton-Downing Cooridor, and over 36% of dwelling units in the cooridor are owner-occupied. Over 80% of the single-family homes in the cooridor were built between 1880 and 1920, qualifying them for historic status in the City of Denver and enhancing the cultural and archtectural character of the neighborhood.Improving the quality and resilience of single-family homes will improve the quality of life for residents, increase equity for home-owners, increase the rents paid to local owners and promote a greater sense of pride for all residents of the neighborhood.

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Provides access to tax incrament

within urban renewal area and as-sistance for developers to assem-ble properties to rehabilitate or redevelop residential proeprties.Finances low to no-cost construction and mortgage loans to rehabilitate existing single-family homes.Programs include a single family home rehab loan program and an emergency home repair program.

Services include: Reduced Interest Rate, Second Mortgages,Down Payment Assistance,Closing Costs Assistance,Matching Savings Account, Family

Escrow Account

Provides low cost to no cost loans to homeowners and developers to improve existing properties.

Finances affordable single and multi-family housing projects to encourage the development of mixed-income neighborhoods.

Home Ownership Program provides

or are purchasing a market rate home.

Offers low to no-cost

packages to single-family home ownersProvides loan gaurantees to homeowners unable to secure

the purposes of improving their property.

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century, it grew around the streetcar lines that ran along Larimer,

and the direct transit connections downtown made it a

Over the years, however, demographics changed and when the last of the streetcar lines were removed after World War II, the neighborhood was isolated and left to decline.

Some of Five Points’ modest rejuvenation over the last several years coincides with the RTD’s building of the light rail line, but the neighborhood’s Main Street, Welton, runs one-way leaving

that the neighborhood is still poorly connected to the rest of the city. Within the neighborhood, awkward intersections combined

through the neighborhood is essential to economic revitalization and healthier living.

Key Points:Constrainedpedestrian realmGood bones:walkable, bikeable structure andneighborhoods with great potential

Takeaways: Improve pedestrian experience: new crosswalks, signals, and placesCreate bikeconnections within and between neighborghoodsConvert Welton Street to two way

Long-Term: Replace current light rail with streetcar in mixed

Enhancing the Corridor: Improvingmobility and connections within the corridor, and enhancing connections to the city and region for all users


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Pedestrian Improvementsfully implement crosswalks and

signalized intersections

Bike Improvements:create bike boulevards along

Marion and California streets, and lanes along 27th and 31st Streets.

Welton Corridor convert Welton Street to two-

and creating a better business environment

StreetcarLong-term replacement of current

light rail by streetcar service, running from Downtown to 38th &

Blake Station

BicyclePedestrianCarTransit

As suggested in the Northeast Denver Neighborhood Plan, we recommend replacing the light rail with a streetcar running from downtown along the entire corridor up to the future East Corridor Commuter Rail (DIA) station at 38th and Blake. We suggest a circulator bus to connect destinations in Five Points with ones in River North and Lower Downtown.

Commensurate with the Five Points Welton Street Marketplace Vision Plan, the Five Points intersection will be redesigned to include a larger public plaza and to

improved with a bicycle boulevard on Marion, to which we recommend adding a path on Welton and a bicycle boulevard on California.

Throughout the rest of the corridor, when the light rail is removed, sidewalks will be widened and landscaping improved. This will create a more comfortable

walk dining, another one of the Marketplace Vision Plan’s key goals.

Taken together, these improvements to mobility along the Welton/Downing corridor will invite visitors, encourage healthier living among residents, and invigorate reinvestment, all while restoring much of the neighborhood’s historic character.

Legend

27th St

28th St

29th St

30st St

26th St

25th St

Californ

ia St

Mar

ion

St

Dow

ning

St

Welton St

31st St

E 26th Ave

E 33rd Ave

Recommended Improvements:

Introduction

24

are a neighborhood trademark, but they contribute to travel and

very close to downtown, but it also somewhat disconnected and has a quiet neighborhood feel. The challenge is to increase the overall connectivity while maintaining the qualities that make Five Points one of Denver’s iconic neighborhoods.


Existing Conditions: Constraints and Challenges

One Way A

uto

CentralBusinessDistrict16th St Mall

Coors Field

Convention& Arts Center

Colfax Ave

Welt

on St

Dow

ning

StPark Ave WestUnion

Station

30 & DowningLRT Station

Civic CenterStation

Activity Nodes Transit Nodes CBD Node

Light Rail:The terminus of the current D Line is located in the middle of the Five Points Neighborhood at 30th Ave and Downing St, creating the effect of a ‘rail to nowhere’.

Bus:Routes #44, #38, #43, #12 and the AF run through the neighborhood, connecting East Denver, West Denver,DIA, and the Central Business District.

Circulator:16th St mall services a Free MallRide which circulatespassengers through both ends of the mall.

Bicycle:There are several painted bike lanes and severalsharrowed streets, but network infrastructure doesn’t completely connect neighborhood to surrounding areas or comprehensive network.

Auto:Many streets in the area are one-way corridors,including the primary corridor, Welton Street. These impede access and create unfriendly business and pedestrian environments.

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Existing Condtions

27th and Welton: In front of the Rossonian, despite its being one of the most used spots in the corridor, there is very little space for pedestrians between the light rail stop and the street wall.

30th and Downing: At 30th and Downing, the existing landscaping renders half the side walk all but unusable. Because it is aesthetically unattractive, pedestrians are not encouraged to make the turn from Welton and continue up the corridor.

33rd and Downing: There is all of activity on the west side ofDowning at 33rd, with peoplegoing to the supermarket, buying tacos, or waiting for the bus. However, the sidewalk area

forces people to use the curb.

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Proposed Plans and Suggestions:


ULI Marketplace Vision Plan

Five

Poi

nts

Wel

ton

Stre

et M

arke

tpla

ce V

isio

n P

lan

Two W

ay A

uto


Short-Term Vision

16th St Free MallRide


Coors Field

Civic CenterStation

UnionStation

30 & DowningLRT Station

Colfax Ave

Welt

on St

Park Ave West

Bicycle:Bicycle network infrasructure will be improved upon, increas-ing north-south connectivity within neighborhood and better connecting neighborhood to the comprehensive network.

Auto:A suggestion might include converting Welton St from

Commuter Rail:The east line will run from Union Station to DIA, including a stop at 38th and Blake, and will be fully operational by 2016.

Downtown Circulator:Service will begin with the completion of RTD’s west light rail line. Circulator service will begin, running from downtown to the Denver Art Museum.

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Proposed Plans and Suggestions

Medium-Term Vision

Activity Nodes Transit Nodes CBD Node Colfax Ave

Dow

ning

St

Park Ave West

Welt

on St16th St Free MallRide


UnionStation

Coors Field

Civic CenterStation

Downtown Circulator

Larim

er St C

orrid

orFiv

e Poin

ts C

orrid

or

East L

ine

38 & Blake Station Light Rail:

Light rail line will extend service to 38th and Blake St station, connecting with the East line. The extension of this line is projected to enhance economic vitality, creating larger activity nodes.

Street Car:Suggested switch from light rail vehicle to street car vehicle. Current light rail line would allow for switch using the Skoda 10-T type vehicle.

Bicycle:Switching to street car technology will reclaim an additional 19 feet of space along Welton St. A possible suggestion would include adding a class 1 bicycle path running parallel with the sidewalk.

Pedestrian: With additional space, pedestrian infrastructure can be enhanced via addition of tree coverage, benches, and store front usage.

Feasibilit

y Study Area

Long-Term Vision


38 & Blake Station

UnionStation

East L

ine

Downtown Circulator


Coors Field

Civic CenterStation

Larim

er St C

orrid

orFiv

e Poin

ts C

orrid

or

16th St Free MallRide

Street Car:New street car service will run east-west on E Colfax Ave, poten-tially connecting to proposed Welton-Downing street car service.

Activity Nodes:Activity is projected to increase along Larimer Street and Welton Street, bringing more residents, shoppers, and tourists to the area.

Proposed Circulator Feasibility Study Area:Suggestions would include using Washington DC’s circulator system as a model for implementation of a neighborhood/cross-neighborhood circulator. The circulator could provide ease of access and connections between neighborhoods and nodes of activity for all users of and visitors to the area.

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Current and Proposed TechnologyOne of the primary features of the Welton-Downing corridor is the light rail line running through it.

RTD currently uses the Siemens SD-100 as their primary light rail vehicle.

transport people into, around, and out of the city at present ridership levels.

A bus can stop every 1/8 mile

A street car can stop every 1/2 mile

Light rail can stop every mile

1 mile

The p

ed sh

ed is

1/2 m

ileTh

e ped

shed

is1/4

mile

P E D E S T R I A N S H E D S

Looking ahead to the addition of commuter rail, the city could implement circulator and street car services in order to transport people shorter distances in a more context-sensitive manner.

reduce the tunnel effect pedestirans feel along Welton, and encourage walking by making it more comfortable. Other cities have seen success with streetcar implementation (Portland, OR), as well as neighborhood circulator bus service (Washington DC).

Light Rail Vehicle: Siemens SD-100Seating Capacity - 64 SeatsStanding Capacity - 256 PersonsDimensionsLength - 81.37 ftHeight - 12.5 ftWidth - 8.71 ft

Streetcar: Skoda 10TSeating Capacity - 30 SeatsStanding Capacity - 127 PersonsDimensions:Length - 66.08 ftHeight - 11.25 ftWidth - 8.08 ft

The Skoda 10 T street car takes up less space than a light rail vehicle, and has low

and allow for easy loading and unloading.

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Transit Technology

An example of how streetcars and pedestrains can co-exist in a harmonious manner. This picture was taken on Portland State University’s campus. As a smaller vehicle, streetcars have a smaller impact on the neighborhoods which they serve.

DC CirculatorTransit Development Plan

Final ReportMarch 2011

j

Circulator Case Study: Washington DC- Examined existing transit plans, and consolodated them.- Connects activity centers and growth corridors Washington DC is investing in.- Corridors were selected based on demographic growth, economic development, and anticipated transit needs.- Originally conceived as “a simple, inexpensive, and easily navigable surface transit system that complements the [DC]

Using Washington DC as a model, Denver can implement a system in which neighborhood, downtown, and commuter rail users could move around the NE Neighborhood Area quickly and with ease. The fare is typically low, with frequent service and stops primarily at main activity

piece of the puzzle that ties together the neighborhood and the various transit services in and around it.

Circulator Bus (Van Hool A330)Seating Capacity - 37 seatsStanding Capacity - 70 PersonsDimensions:Length - 39.9 ftHeight - 11.25 ftWidth - 8.5 ft

The Van Hool A330 circulator bus is inexpensive, provides a spacious

boarding, can be hybrid/fuel cell powered, and manuevers well in tight spaces.

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Five Points: The heart of the corridor


Reimagining Streetscapes: Enhancing Place

Deep Rock Rossonian Hotel

10ft 9ft9 ft 10ft 9ft9 ft 10ft 9ft10ft

Deep Rock Rossonian Hotel

10ft 9ft9 ft 10ft 9ft6 ft 13ft 9ft10ft

Amesterdam: patio dining, bikes, and trams coexist in harmony

Future: The epicenter of the neighborhood needs to be a distinctive place not only to walk, but also to meet and stay for a coffee or meal. Replacing the light rail with the

Some of this reclaimed right-of-way will be given to a raised bike lane, which will be separated from the rest of the sidewalk by landscaping, bike racks, or bollards. The remaining space will have room for patio

the Rossonian. The sidewalk itself will have improved texture, ideally with brick or colored, textured concrete, to echo the facades of the Rossonian and Deep Rock. The textured sidewalk will also improve drainage and help with the summertime heat island effect.

Present:west side of the track is a wasted space, and it compels people to jaywalk. The sidewalk on the west side is exposed and, given some long, unbroken facades, a forbidding place to walk.

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Streetscaping

Near And Long-Term Changes:

E 26th Ave

Was

hing

ton

St

Welt

on S

t

27th St

Present conditins and Near Term Improvements: Conversion of Welton Street and 27th Street to two-way

included are new crosswalks and signals covering all pedestrian crossings.

Long Term: Replacement of the current light rail line by streetcars running in

right-of-way, which will be given back to the pedestrian realm as sidewalks, patio dining, and possible separated

in to the current sidewalks to create a large pedestrian plaza and potential park.

Columbia Heights Plaza, Washington DC

CK

I & A

ssoc

iate

s

Patio cafe and dining opportunities

New plaza/park at Five Points

New sidewalk treatments and street trees

Welton

St

E 26th Ave

Bulb-out Streetcar platforms

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30th & Downing: From dead end to destination


Downing Street Station Condos/Davita Center

RTD Terminus

10ft 25ft 10ft 10ft 10ft 25ft15ft

open space for pop-up retials, farmers market

Downing Street Station Condos/Davita Center

10ft 10ft 10ft 25ft15ft

30th and Downing: Plazas or even unused parking lots, if they are pleasant and easy to walk to, can be the sites of dynamic commercial activity and socializing. This food cart gathering is near Santa Monica, California.

Future: Removal of the lightrail terminus would leave room for a park-like space that would be inviting for lingerers and be a potential location for pop-up retail, a farmer’s market, or food carts. On the east side, we propose and adding pedestrian-scale lampposts with hanging baskets.This will encourage patio dining or at least a coffee shop in the retail space in the Downing Station Condos. A friendlier streetscape at this major intersection will also encourage pedestrian travel through the corridor, that is, making the turn from Welton onto Downing.

Present: The current lightrail terminus takes up a lot of space. The east side of the street

east side could also be more inviting.

popu

pcity

.net

33

Streetscaping


Near Term: new intersection and signal pattern.

Long Term: Replacement of current light rail with streetcar running

former 30th and Downing station area, which could be reclaimed for development, as well as providing large pedestrian areas, including space for the dedicated bike right of way on the south side of Welton.

30th and Downing Station Area

Dowea

anon

wDre

n o

Welt

on S

t

Dow

ning

St

Dow

ning

St

Welton

St

Dow

ning

D

owni

ng S

t

St

Dow

ning

St

Dow

ntow

ncro

ssin

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have

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m

New Haven: Ample sidewalk space, decorative, human-scale lamps, and landscaping contribute to a vibrant street scene.

34

Present:already some relatively intense micro-commercial use (the taco truck), yet the area is unattractive. It is littered and dominated by concrete and asphalt. The staggered arrangement of the metal tree grates prevents

socializing.


DowningSooper

8’8’ 8’ 9’ 9’ 15’ 20’ 39’ 4”

Residential

4’

DowningSuperResidential

8’8’ 8’ 9’ 9’ 15’ 20’ 39’ 4”4’

Future: Dramatic realignment of the sidewalk features will make this block a green arcade that invites strollers and impromptu picnics.Trees will line both the curbzone and the parking zone, eventually creating a shaded canopy. Benches with trash receptacles will abut the parking zone. In addition to bringing shade to one of the most exposed parts of the corridor, the redesign will formalize an area where people already congregate when waiting for the bus or consuming street food. The textured sidewalk would also improve drainage and help with the summertime heat island effect. If the grocery store’s parking lot is built out, the new streewall would compliment the improved sidewalk space.

33rd and Downing: Future Neighborhood Center

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Streetscaping


Curtis

St

33rd Ave

Dow

ning

St

Curtis

St

33rd Ave

Dow

ning

St

Near Term: Fully stripe and signalize intersections for pedestrian safety, eliminate curb cuts where possible, and encourage as vibrant a streetscape as possible through mobile and pop-up retailing.

Long Term: Introduce streetcar into landscape using either center median or bulb-out stop areas. Reduce transit-car

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In this Michigan town, simple benches and a generous tree canopy combine with store fronts to make a lovely corridor.

36

Five Points’ glory days saw a time between 1920-1950 when the community thrived and propagated a culture of jazz. Since then, the community took an economic and population dive into the 1990s that has been hard to recover from. The many vacant lots

Key Sections:Existing ConditionsLand-Use AnalysisDemographic TrendsRecommendations

Economics

As the Welton-Downing Corridor was built-up historically as a commercial node for the streetcar neighborhood, it is crucial to consider the economic vitality among the revitalization efforts. Working concurrently off new Housing and Mobility initiatives in the area, our recommendations outline a series of priorities that respond to

neighborhood plans.


and abandoned buildings give the neighborhood a feeling of neglect and insecurity, while discouraging new investment in the area. This stereotype is hard to shake even though

in. The area has not seen much recent investment but there are still many historically

ground, how that might affect current and future growth and what other neighborhood plans have already addressed. Subsequently, we assembled a list of recommendations that ideally speak to the local needs of the corridor. For pragmatic purposes, the recommendations address the immediate possibilities and the long-term vision for the corridor.

37

Executive Summary

CULTUREThis recommendation category represents the need for more community

and cultural spaces along the corridor. This also includes a new focus on healthy foods and urban gardens. By making the corridor more public-friendly for residents and tourist alike, the community and culture of the neighborhood will come together. Our recommendations include:

parks to encourage community interaction.

ECONOMYbusinesses do not accommodate the needs of the residents. Small and large initiatives should be addressed to spur economic growth:

and transparency.

BRANDINGDowning commercial corridor is key in the revitalization of the area. This will

Our recommendations include:

are unique to the area.

38

The area has been in decline for decades as a shrinking population could no longer support a thriving commercial corri-dor. What was once the eminant streetcar suburb and center of black life in Denver, sank into nearly half a century of economic decline.

Residents and businesses began returning in the 1980’s,

the Welton-Downing corridor today, but many gaps remain.At its core, the area has the streetscape, community re-

sources and building stock necessary for a thriving neighbor-hood and regional center.

Key Points:Blighted by empty lots and buildings

-tional investments

Resident’s Views:

-

-

Marketplace Report, 2012

Existing Conditions:

The Welton-Downing corridor’s is great-ly challenged in its economic circumstances. Residents in the area characterized the area as “underdeveloped, underutilized, run-down, and lacking” in a visioning exercise run by the Five Points Business District (Marketplace Report, 2012).

But this perception ignores many of the strong assets the area possesses. Despite the

-tural and historic resources to be capitalized upon.


39

Existing Conditions

Occupied Parcel

Vacant Lot

Surface ParkingVacant Building

Existing Uses (2012)

Welton Stre

et

Dow

ning Street

The traditional main street design of Wel-ton Street is severely weakened by the deterio-rated nature of the corridor. There are a number of large vacant parcels, bare surface parking lots and empty buildings, revealing the years of disinvestment and neglect the corridor has en-dured. The corridor appears to meet the state’s

structures and sites constitute an economic liability. Along Downing, these issue are com-pounded by the inadequate street and lot layout caused by the clashing street grids.

Colorado Urban Renewal Law (C.R.S. 31-25-101).

40


Despite these issues, the corridor is home to many community resources. There

and local government. This existing investment should encourage and guide redevelopment in the area.

Community Radio Station

41Year of Construction

1873 - 1899

1900 - 1917

1918 - 1945

1946 - 1974

1975 - 2009

HistoricStructure

HistoricDistricts

Existing Conditions

This is all in of one of the most historic and storied neigh-borhoods of Colorado. Many buildings date back to the 1800’s, some are listed on the National Register of Historic Places or the Denver Landmark Registry, and the entire Welton Corridor and surrounding Curtis Park neighborhood are nationally-recognized Landmark Districts.

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W ELTON -D O W NING C ORRI D OR P LAN

Located in the heart of Denver’s Five Points Neighborhood, the Welton corridor holds the potential to spearhead sustainable neighborhood development while also serving as a local and regional destination. The corridor’s characteristics allow for high density and mixed land use which would meet the housing, employement, economic, and civil needs of its residents at walkable distance. Current conditions inhibit such progress due to the lack of planning regarding appropriate cultural and economic considerations as well successful branding.

Condition Analysis

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Chapter Name

Existing parks not utilized for community needs

No Street Benches, safe lighting, or plazas

Un-used vacant lots

Culture

Business

Public Spaces

Condition Analysis

Deep-rooted in art & music

lack of cohesion between buildings detracts customers

lack of establishments providing business and resources

Vacant lots and uninviting storefronts

Art

Diverse, close-knit community

Historic neighborhood with many long-time residents

Condition Analysis

Culture

Art

Retail

Public Spaces

no existing gallery space to show or sell work

No studio space for artists to create and collaborate

No central attraction to draw in outside community

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functions of the urban neighborhood and assessed whether or not the Welton-Downing Corridor provided these functions. This section will piggyback off that idea and go further in dealing with what the area needs in the bigger picture.

Because of its location and relationship with the Central Business District coupled with the existing residential and commercial infrastructure, the Welton-Downing Corridor should operate as an urban neighborhood center for Five Points. Clear development priorities appear when comparing current and ideal land-use ratios. The Current and Future Land-Use graphic shows the percentages of current land-use, zoned land-use and what is considered best practice land-use. This data was taken from City of Denver Parcel Data, Denver’s Zoning Code and Steiner’s Planning and Urban Design Standards. The Best Practices derive from a new urbanism and sustainable approach to support urban neighborhoods.

Demographic Program:

Several growth trends should be considered when evaluating the viability for new development in the area. Especially when it comes to economic capacity, we must address what is on the ground, what should be on the ground and if we have a resident population that can initially support it.


balance of land-uses that can support and revitalize this neighborhood that Five Points

High Density Residential, Mixed Commercial/Residential and Public/Park/Open, should all expect increase growth trends. On the other end of the spectrum, there is an over abundance in Low Density Residential and Vacant land to support a vibrant commercial center. All efforts in new or redevelopment should strive to reach and maintain this balance.

The Percent of Population Growth graphic illustrates the percent change in population

the Northeast Neighborhoods, which include Five Points, Cole and Whittier. While Colorado as a whole has continued to increase in population, both Denver and the Northeast Neighborhoods took a hit between 1970-1990 with severe population loss. This is also illustrated with the Five Points population bar chart. Earlier census data suggests a decline of residents starting in the 1950s. The projected population for Five Points is shown growing at the current rate of 10% per decade. To reach the neighborhood population from the mid-twentieth century, expect an increase of close to 20,000 residents.

Since 1990, Denver and the Northeast Neighborhoods have seen an increase in resident population. Even though these numbers aren’t climbing at the same velocity that they were at the turn of the century, this illustrates a stronger resident base that could support investment in this corridor. Growth of the residential market base corresponds to increased demand for local destinations and

investment is now.

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Demographic Program

0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

Current and Future Land-Uses along Welton-Downing

Pe

rce

nt

of

La

nd

Are

a

10%

0% 0%

Vacant/Underused

10%

14%

47%

Low Density Housing

8%

12%

20%

Public/Park/Open

0%202

34%

30%

14%

Mixed Com/Res

40%

22%

40%

High Density Housing

00%

00%%

0.00%

0.00%

0.00%

0.00%

0.00%

40%

22%

40%

High Dh Density Housing

30%

14%

MixMi ded Com/Res

8%

12%

Public/Park/Open

%10%

0% 0%0%0%0%

Vacant/Underused

110%0%%%

14%%%

4747%47%47%7%%

%

Source: City of Denver Parcel Data 2010 , Denver Zoning Code and “Planning and Urban Design Standards” by Steiner

Current Land Use

Denver Zoning

Best Practice Development direction

30,000

25,000

20,000

15,000

10,000

5,000

0

-20%

-10%

10%

20%

30%

40%

1970 1980 1990 2000 2010

Colorado Population

Denver PopulationNortheast Neighborhoods Population

0%

Pe

rce

nt

of

Po

pu

lati

on

Gro

wth

Population Growth by Decade

Source: US Census, Marketplace Initiative and Piton Foundation

5,029,196 residents

22,192 residents

600,158 residents

Currently in 2010:

1960 2020+

Future Population

PO

PU

LA

TIO

N

An additonal 19,000+residents are needed to get back to the1950/1960’s population

Population of Five Points Neighborhood only

Increasing at the currentpopulation growth rate, Five Points should have 14,000 residents in 2020

46

W ELTON -D O W NING C ORRI D OR P LAN

Recommendations

ECONOMY

Even that there is retail in the corridor this does not accommodate the need of its residents; neither have the aesthe cs and the visual impact to do so.

The building itself should have regular shapes with the other buildings that resemble the unique iden ty of the place; this will make the pedestrian linger and explore all through the corridor making the small business grow. Store fronts good light give a sense of security to the place as well as to make people feel welcome, plus they also help display the merchandise. The windows and doors should be bigand be able to show the inside of the store in the ground level. The Facades should be visually s mula ng, provide a variety of goods and services and pleasant community environments that contribute directly to the livability and economic success

CULTURE

Welton corridor enjoys of public facili es, such as libraries, schools, parks, re sta on, museum and a hospital and other assets that can make the corridor a prime des na on for residents and tourist, but at this moment this is not the case. We believe that this is due to the lack of regional and local exposure, the lack of ac vi es to enjoy such as music, food and the arts and community cohesion.

A Cultural Center that foster ac vi es such as art exhibits, gastronomical gatherings, projec on of videos and documentaries Fes vals are a great way to introduce the place and its culture to people of other regions. Urban gardens are a great way to bene t the physical and psychological health of its residents by integra ng be er nutri on and produce, make individuals relax by spending me outdoors, under take physical ac vi es, and make people interact with other neighbors. Public or semi-public spaces such as plazas and pocket parks are important because they give life, shade, and protec on from the elements to the en re area. They can also be a focal point, bringing people together and crea ng a space of relaxa on and camaraderie.

BRANDING

The ve points name speaks for itself, and this name resembles a strong culture and a sense of iden ty that is unique and a strong characteris c that cannot be found in the metropolitan area. This is an asset to be exploited and used as back ground to export to the di erent places

The use of billboards to promote the new face of the neighborhood The crea on of an icon that can be recognize and resembles its richness of its culture Music, food and art events that bring people to enjoy and be part of this ac vi es that may not be found anywhere in the metropolitan area The Rossonian revalida on to promote culture and the tourism

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Chapter Name

Nurtures community interaction

Creates affordable, healthy food for community

Enhance life and beauty o f neighborhood through community gardens and public parks

Use lighting to create safe & secure environmments for people to gather

Urban Gardens

Retail

Cultural Center

Open Spaces

Recommendations

Unify architecture to enhance street appeal

Bring Tourism

Exhibit Art, Food, Music

Provides space for community interaction and sharing ideas

Improves quality of natural environment while also enhancing visual interest

Neighborhood beautifaction will utilize lighting and landscaping to attract more customers

Recommendations

Culture

Urban Gardens

Art

Retail

Documents

Welton Dowing Corridor Vision Plan