8315 EAST COLFAX
PROJECT PARTNERS CITY OF DENVER : DENVER HOUSING STABILITY
8315 EAST COLFAX
Department of Housing Stability selected Mercy Housing as a development partner for 8315 E. Colfax and the adjacent parcel at 1500 Valentia Street. The city owns both parcels and will plan to help offset Mercy Housing’s development cost via land donation and other soft funding.
MERCY HOUSING Mercy Housing is one of the nation’s largest affordable housing organizations. Organization is focused on participating in the development, preservation, management and/or financing of affordable, program-enriched housing across the country.
RADIAN Mercy Housing’s partner for community engagement, Radian has been deeply involved with the East Colfax neighborhood .Radian is a nonprofit architecture and urban design group that serves community advocates through a people-centered approach in the pursuit of social equity.
MILE HIGH EARLY LEARNING
Mile High Early Learning is Denver’s oldest and largest provider of subsidized quality early childhood care and education – serving thousands of Denver’s most under-resourced children and families since 1970.
OV E RV IE W Affordable housing and high-quality childcare are becoming more and more difficult to access for families in Denver. These two essential community resources offer families the opportunity to break the cycle of poverty and have agency over their lives. Mercy Housing is proud to collaborate with the City of Denver, Mile High Early Learning, Van Meter Willams Pollack and Radian, on an affordable, mixed-use development at 8315 East Colfax Ave. (Valentia & Colfax). The 8315 East Colfax project is designed to fully support individuals and families by offering affordable housing and quality childcare and early education that includes:
• VAN METER WILLIAMS POLLACK
Van Meter Williams Pollack Is Architecture And Urban Design Company In San Fransisco Denver And Minniapolis. For Last 30 Years Van Meter Williams Pollack Is Partnering With Mercy Housing To Design And Implement Affordable Housing In Communities.
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81 affordable apartments with eligibility income ranges at 30-70% area median income (AMI) for individuals and families. 5,400 sq. ft. of ground-floor space dedicated for an early childhood center with an additional 2,000 sq. ft. for an outdoor play area. Structured parking spaces on the ground floor provided free-of-charge on a first-come, first-serve basis. On-site resident services programming provided by Mercy Housing including financial literacy, vocational training and job readiness, youth programming, and health navigation services. Easy access to public transportation. Walking distance to more than 200 community-serving businesses.
KEY LEARNINGS
METHODOLOGY XXX
8315 Commun ity E n gage me n t A ppro a ch
The primary purpose of the 8315 East Colfax engagement project was two-fold: • To inform the community about the 8315 East Colfax project • To learn from the community about their concerns, needs, and desires as it relates to CHILDCARE.
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Lessons learned from this first round of engagement will be used to inform programmatic recommendations for the ECE center.
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The following engagement activities were held between February and August 2020: In-depth interviews with local community partners • GIS mapping, demographic data analysis, and ECE needs overview • 8315 East Colfax website (with FAQs and other helpful information) • Public meeting (Zoom) • Focus group (Zoom) • Non-scientific survey (in-person and online) In total, nearly 60 community members and stakeholders were engaged, representing seven languages spoken. Translation, interpretation, and technical assistance was available for every activity to promote language and cultural inclusion, ever more important during COVID-19.
• • • • • •
Affordability is by far the biggest barrier for a family’s ability to utilize CHILDCARE services. Due to rising, unaffordable CHILDCARE costs, many parents and guardians who desire to work, are unable to, as it is more cost effective to say home with their children. Safety and quality care are of top priority for families. It is very important for parents and guardians that their children are being treated well by the providers and that the physical environment in and around the center is secure. Security cameras and certified workers are few recommendations shared. Lack of quality CHILDCARE options in the community was a consistent concern across all income brackets. A range of resources, that are culturally and linguistically inclusive, for both the child and the parents and guardians are seen as an essential component to quality care. In-house workforce and skill development, including ECE training of local residents to become staff members at the new center, is highly desired. After school programming for older siblings is important to the community. Flexible drop-in and drop-offs to accommodate work schedules and errands are requested by the community. There is an appetite in the community to embrace diversity and learn from each other’s cultures and customs. Cooking and language classes were a few examples of desired programs expressed.
DEMOGRAPHIC DATA ANALYSIS 23%
E AST CO LFA X I S T H E
M OST DI VERSE NE IGHBORHOOD IN DEN VER W I T H DI V E R S I T Y I N D E X 81 %
Rad ian g ather ed demo grap hic so ci al , an d e conomi cal dat a from US ce n s u s t ra c ts and shif t r esear ch lab to get an ov e r v i ew of t h e p e op l e l i v i n g i n e ast Co lfax community. T his analysis prov i de s a st ron g fou n dat i on to u nde rst an d co m mu nity needs t hat ca n be p ro g ramme d i n t he 8 315 e Colfax p roj e ct . 23 % FAMILIES ARE IN POVERTY
D em og raphic analysis suggest s ea st Colfax i s t h e most di v e rse ne i ghbor h oo d i n D e nv e r with 15 dif f er ent language s s p oke n ot h e r t han En gl i sh . 1/4 t h of t h e p o pul ation is fo r eign bo r n f ro m co u nt r i e s l i ke Mex i co, Et h i op i a, K e nya, Su dan , Bu rm a, Thail and, China, Ko r ea. 65% of t he p op u l at i on i s n on-w hi t e .
THE POVERT Y RATE IN EAST COLFAX IS 4 TIMES TH AN AVERAGE POVERT Y RATE IN DENVER
WHO LIVES IN EAST COLFAX?
26%
11,059
5 1%
1,080
NUMBER OF PEOPLE LIVING IN EAST COLFAX (2017)
4 , 454
2,862
H O U S E H O LD S l iv in g in Ea s t C o l fa x
FAMILIES WITH KIDS
4 ,6 95 48%
TOTAL HOUSING UNITS IN EAST COLFAX
EMPT Y NESTER
TOP COUNTRIES OF ORIGIN 1,009 MEXICO,E THIOPIA, KENYA, SUDAN, BURMA, TH AIL AND, CHINA, KOREA (2011 ACS CENSUS) OTHERS
POPULATION DISTRIBUTION BY AGE 11%
6%
NATIVE AMERICAN
2% 2 OR 5%
MORE RACE
UNDER 5 5-17 18-24 25-34 35-44 45-54 55-64 65 ABOVE 0
5
10
15
20
25
MAJORI TY OF POPUL ATI O N IN EAST COL FAX IS BETWEEN YEARS OF AGE 25 AND 54 YEARS
ETHN I CI TY 35% WHITE
907
TOP NON-ENGLISH LANGUAGES SPOKEN SPANISH, BURMESE, KAREN, NEPALI, ARABIC, AMH ARIC, SOMALI, OROMO, TIGRIGNA,FRENCH, RUNDI, MAAY, SWAHILI, BANGLI, T WI (DPS)
25%
HISPANIC
26% AFRICAN AMERICAN
Northeast Park Hill
Stapleton
Clayton
Average household Income Of East Colfax Skyland
North Park Hill
City Park
South Park Hill
$4 3 ,120 61 %
COMPARING ADULT EDUCATION
East Colfax
LOWRY FIELD Congress Park
Montclair
Hale
Median Household Income
SOUTH PARK HILL
75%
MONTCALIR
75%
2018 Average Household Income (Esri) ≤50705 ≤76619
STAPLETON /CENTRAL PARK
≤113202 Cherry Creek
≤174288
Lowry Field
Hilltop
CITY OF DENVER
≤322580
79%
O F PO PU LAT I O N OV E R 25 Y E A R S O F AGE H AV E N O CO L L EG E D EG R E ES
71%
51%
EAST COLFAX 39%
lyria ansea
Gateway - Green Valley Ranch
Montbello
Belcaro
Washington Virginia Vale
Windsor
Northeast Park Hill
Cory - Merrill Clayton
10%
20%
30%
50%
60%
70%
80%
Ea st Co lfa x h a s low e st a d u lt e d u c atio n rate w h e n co m p a r e d in Ea st D e nve r a r e a .
Stapleton
Virginia Village
South Park Hill
COMPARING RENTAL BURDENS East Colfax
EAST COLFAX CITY OF DENVER
Hale
53%
53 %
46%
Montclair
LOWRY FIELD 45%
EAST CO L FAX IS PR EDOMI N ANT LY RE N T ER OCCUP IE D N EIGH BO R H O O D Hilltop
Belcaro
Washington Virginia Vale
STAPLETON /CENTRAL PARK SOUTH PARK HILL
Lowry Field
ACS Housing Units Occupancy Variables - Boundaries - Tract Owner-Occupied Housing Units Renter-Occupied Housing Units
Virginia Village
OF RENTERS ARE FAC I N G R E N TA L COS T BURDENS
41%
40%
MONTCALIR 38% 10%
20%
30%
40%
50%
Vacant Housing Units
Strength of predominance 0 - 34
Windsor
34 - 82 82 - 100
Cory - Merrill
H O U S E H O LD S E A R N IN G S L ES S THAN DE N VE R ’ S AMI
Gross Rent
City Park
Cherry Creek
65%
$1,000
North Park Hill
Skyland
Congress Park
40%
M o r e th a n h a lf of th e r e nte rs in e a st Co lfa x p ay u n f fo rd a b l e r e nts .
60%
EARLY CHILDHOOD EDUCATION ANALYSIS Only one high q uality ear ly ch i ldh ood e d uc ation (ECE) cent er is avai l abl e i n e ast Colfax. East Co lfa x neighbo r h ood h as 9 e ce c e nte rs wit h cap acity of 30 0 s e at s . D e nve r public scho o ls ident if i e s t h i s ne ig hb orho o d is o ne of t he 8 De nv e r ne ig hb orho o ds wit h t he highest rat e s of fre e and r educed lunch (FRL) an d low e st c apac ity fo r q uality ece cent ers .
TOTAL POPUL ATION UNDER AGE 5
760
O NLY O NE H IG H QUAL ITY EC E I N E AST COL FAX W I TH CAPAC I TY OF 60 C H IL DRE N L E VE L 1 L E VE L 2 L E VE L 3 L E VE L 4 N O DATA FOR Q UA L I T Y
TOTAL LICENSED CAPACIT Y FOR CHILDCARE IN EAST COLFAX
300
94 44%
30%
BIRTH BY RACE BIRTHS TO FOREIGN BORN
VULNERABLE BIRTHS
28%
34%
AFRICAN AMERICAN
WHITE
L ACK OF ACCESS TO FRESH FOOD
65%
15%
1%
OTHERS
23%
LATINO
ASIANS AND PACIFIC ISLANDERS
19% 38
BIRTHS TO UNWED MOTHERS
47%
CHILDREN IN POVERTY
22% 44
BIRTHS TO WOMEN WITH LESS THAN 12 TH GRADE EDUCATION
TOWN HALL
FOCUS GROUP
MEETING 1 J U NE 5t h, 2020 | P ub l ic Virt ua l Me et in g
“ I wo u ld love to do a co o k i n g cl a ss , to lea rn a n ew l a n g u ag e. . .
MEETING 2
“I applaud you all for Vac ating the alley. It is expensive and requires a lot of coordination with t h e City and hopefully sets a precedent for other alleys to be vac ated as lot sizes in East Colfax are sm all.”
AUG UST 5th , 2 02 0 I Public Virtual Meetin g
WELCOME! 8315 East Colfax Focus Group እንኳን ደህና መጣህ ¡Bienvenidas! È ƗÒ ƗÑ ƕ ƣ Tee ban a tha khu doh mah
1
I ’m eag e r to lea rn so m et h i n g n ew.”
INTERPRETATION SERVICES AVAILABLE To access the interpretation services, follow the simple two step process below:
-C ommu n ity Par ti cipa nt
DESIGN 1. Sign-in to video Zoom by clicking this link computer or Tablet (such as an iPad).
https://zoom.us/j/97905703525 using a
2. Call this phone number: (720) 902-7700. You will be asked to enter “your meeting ID, followed by the pound or hash sign.” Based on your language preference, enter the Meeting ID listed below and stay on the line.
Amharic: For Amharic interpreting enter Meeting ID: 148 415 0333# No participant ID is required, just stay on the line.
“I Apprec iate T h e ECE Design With All Windows. Wh ere You Can See Out At E Colfax And Vale n cia” -C o mmu n ity Par ti cipant
On Ju ne 4 , 20 20 , mo r e t ha n 4 0 commu n i ty me mbe rs an d st ake h olde rs p ar tic ip ate d in the Zoom p ublic meet ing and had an op p or t u n i ty to s har e t he i r fe e dbac k o n d e sig n concep t s, ask q uest io ns to a p ane l of p roj e ct p ar t n e rs, s i gn -u p for f utu r e e ng ag e me nt a ct ivit ies, a nd p lay an i mp or t ant rol e i n h e l p i n g p roj e ct p ar t n e r ’s l e arn m ore a bo ut ea r ly CH ILDCA R E ne e ds an d de si r e s i n t h e commu ni ty. T h is m e eting wa s o p en to t he p ublic an d was p romot e d mai n ly t h rou gh a netwo r k of m ore than 50 indust r y and co mmu n i ty p ar t ne r or gani z at i on s . Pub l ic m e et ing q uest io ns a r e incor p orat e d i n t he FA Q s and can be fou nd at https://www.8315eastcolfax.org
Burmese: For Burmese interpreting enter Meeting ID: 149 127 3928# No participant ID is required, just stay on the line. Karen: For Karen interpreting enter Meeting ID: 149 689 5811# No participant ID is required, just stay on the line. Spanish: For Spanish interpreting enter Meeting ID: 148 550 1701# No participant ID is required, just stay on the line. If you or someone you know needs additional interpretation services or technical assistance, please reach out to us at 8315EastColfax@gmail.com, and we will work to accomodate your needs to make sure you receive this information and an opportunity to engage in the near future.
El eve n Ea st Co lfa x ( D e nve r) a n d Au ro ra p a r e nts o r g u a rd i an s p a r tic ip ate d in th e 83 1 5 fo c u s g ro u p h e ld o n Au g u st 5. T he p r im a r y p u r p os e of th e fo c u s g ro u p wa s to l iste n to th e p a r tic ip a nts a n d g a in im p o r ta nt l e a r n in g s th at w il l h e l p s h a p e p ro g ra m m atic d e c is io n s fo r th e C H I L D CAR E c e nte r. S p e c if ic a l ly , th e to p ics d is c u s s e d w e r e th r e e -fo ld : 1. To e sta b l is h th e n e e d a n d b ette r u n d e rsta n d b a r r ie rs 2. To l e a r n h ow to ta ilo r p ro g ra m m atic inte r e sts to th e co m m u n ity “I want TVs in every 3. To s u p p o r t r e c r u itm e nt a n d o utr e a c h strate g ie s room, so I know how they I nte r p r etatio n s e r vic e s w e r e ava il a b l e a n d util iz e d in are teaching and treating Am h a r ic , Bu r m e s e , Ka r e n , a n d S p a n is h . T e c h n o lo g y our children .” a s s ista n c e . wa s a l s o p rovid e d . Pa r tic ip a nts e c h o e d th e ove ra r c h in g Key L e a r n in g s w ith s eve ra l b ro a d th e m e s e m e r g in g a ro u n d th e im p o r ta n c e of s af ety , q u a l ity , af fo rd a b il ity , a n d r e s o u r c e s fo r th e e nt ire fa m ily u n it.
-Focus Group Participan t
“ I h ave b een on t h e wait l ist for a lon g t im e. Al s o, I d o n ot kn ow h ow to fin d q u al ity CH I LDCAR E . I d o n ot s p eak E n g l is h wel l an d feel l ike I h ave very l im ited to n o opt ion s .”
COMMUNITY SURVEY AU G U ST 21th, 2020 | Pub l ic Virt ua l Me et in g
On August 17 t hro ugh Au gu st 2 4 , 2 0 2 0 , 2 0 East Colfax (Denver) and City of Au rora r e si de nt s compl eted t he 83 15 Ea st Co lfax : Q u al i ty , Affordabl e Child Car e sur vey. R esp o ndent s , w ho ar e p ar e nt s or g u ard ians, r ep r esent ed seven s e lf-i de nt i fi e d sp oke n l ang u ag es, eight racia l, et hnic , or cu lt u ral grou p s, an d annual ho useho ld inco mes rangi ng from $ 10 , 0 0 0 $14 , 999 up to $14 9,0 0 0 .
“ My w i f e t a ke s c a re of o u r f o u r c h i ldre n . Ou r b u si n e ss h a s b e e n h u r t i n g si n ce COV ID - 19 , b ut sh e i s u n a b le to wo r k du e to ra i si n g o u r c h i ldre n .”
QUALITY CHILDCARE THE SURVEY WAS AVAIL ABLE IN
7
L ANGUAGES
The su rvey was shar ed t hro ugh a combi nat i on of onl ine and gra ssro ot s o ut r ea ch. A n i mp or t ant st rat e gy for d istribut io n was levera gin g commu ni ty p ar t n e rs and the ir netwo r ks, such a s East Colfax Commu n i ty Col l e c tive a nd Auro ra Co mmu ni ty Conn e ct i on. Ov e rwhelmingly , 11 o r 65 p er c e nt , of r e sp on de nt s , who are seeking CH ILDCARE, s har e d t hat t h e i nabi l i ty to afford CHILDCARE is o ne of t he top t h r e e r e as ons why they ar e not using such s e r v i ce s . F i n di n g CHIL D CARE o p t io ns closer to t he i r home and wor k ( 35 % ) and being o n a CH ILDCA R E wai t l i st ( 35 % ) ar e al so commo n co ncer ns.
Affordable THE AVERAGE COST FOR CHILDCARE IN EAST COLFAX IS
$1000
Find
Opportunity To Learn With Other Kids
Flexible Pick Up and Drop Off Timings
Not s u r p r is in g ly , 3 o ut of 4 r e s p o n d e nts state d th at af fo rd a b ility was th e most important a s p e c t th ey a r e lo o k in g fo r in q u a l ity C H I L D CAR E. Fo l low e d by, c los e proximity to work a n d h o m e (60 %) a n d o p p o r tu n itie s fo r c h ild r e n to l e a r n a n d interac t w ith oth er c h ildren ( 3 5%) .
PARENT RESOURCES
Quality Opt ion s CH I L D CA R E Providers
Trust
Uns at isfie d Com m unity
The expr essed p r ef er r ed methods of commu ni cat i n g proje c t up dat es, ar e neighbo rh ood me et i n gs /wordof-mouth (15 r esp o nses o r 75% ) , fol low e d by p hon e ( 11 re sponses o r 55%), a nd email ( 9 r e s p onse s or 4 5 % )
Proximity to Work
Bad experiences
wa it l ist s Spots not available
Affordable
Work Force Training
Mental Health
Babies Ready For Collage Program
Parenting Education
R e s p o n d e nts a r e inte r e ste d in l e a r n in g m o r e a b o ut a va r iety of different res ourc es . T h e to p th r e e b e in g wo r kfo r c e tra in in g , b a s ic n e e d s , a n d m e nta l health s upport. T h e ability to l e a r n n ew l a n g u a g e s a n d a b o ut oth e r c u ltu r e s , b oth fo r th e c h ildren an d th e parent o r g u a rd ia n , wa s a co m m o n ly w r itte n - in r e s p o n s e .
TIMELINE “ M a ny B u rm ese pa re nt s do n’ t s p ea k E n g li s h we ll . A ce nte r t h at c a n h e lp my ch i ld wi t h t h e i r h o m ewo rk i n E n g li s h wo u ld b e so h e lpfu l . I wo u ld b e g rateful .”
Spring / Summer 2020
1
FALL / WINTER 2020
2
SPRING — FALL 2021
3
FALL 2022
4
COMMUNITY ENGAGEMENT
FUNDING
CONSTRUCTION PHASE
LAUNCH
Stakeholder and neighborhood outreach meetings
Residential funding committed
Construction begins
Construction completed and resident move-ins
Residential Financing application to CHFA
ECE Capital Campaign – 50%-80% capital fundraising committed and identified
ECE Capital Campaign in full swing
City of Denver permitting/ ECE operation licensing
ECE Capital Campaign 100% committed
ECE Center opens
“ Th e re s h o uld b e ce r t i f i e d teach e rs a n d we s h o uld t ra i n t h e co m m u n i t y to b e co m e ce r t i f i e d and join the CH I LD CARE tea m .”
“ I fe e l t h at a ra n g e of reso u rces b ot h fo r t h e ch i ld a n d t h e pa re nt s a re esse nt i a l fo r a q u a li t y CH I LD CARE .”
“ I t i s ve r y co m p li c ate d fo r m e… I wo u ld li ke to g o to wo rk , b ut I h ave to stay h o m e. My o n ly o pt i o n wa s $750/ m o nt h . B e c a u se of t h i s , I h ave to stay h o m e to ta ke c a re of t h e m .”
“ I ’d love to s e e a n af te r s c h o o l p r o g ra m , w i t h r e a d i n g l a b s a n d co m p ute r c l a s s e s … a s af e s p a c e f o r yo u n g k i d s a n d t h e i r o l d e r b r ot h e r s a n d s i s te r s to s o c i a l i ze a n d d o t h e i r h o m ewo r k . S o m e o f t h e s e c h i ld r e n d o n ot h ave a ny p e a c e at h o m e a n d t h e C H I LD C A R E c e n te r co u ld b e t h at s p a c e f o r o u r v u l n e ra b l e c h i l d r e n .”
“ S afet y fo r ch i ld re n a n d n ea rby ch i ldc a re a re so i m p o r ta nt to m e, so t h at I do n’ t h ave to wo rr y a b o ut my k i d s a n d so I c a n wo rk fro m 9 a . m . - 5 p. m .”
“ We n e e d to m a ke s u re o u r ch i ld re n fe e l s afe a n d t h e re a re n atu ra l e le m e nt s i n t h e des i g n t h at h e lp wi t h t h at . Al so, we n e e d to wo rk i n co o p e rat i o n wi t h t h e p o li ce. I t c a n b e a ve r y d a n g e ro u s b lo ck .”