HomeMy WebLinkAboutPopulation & Housing ReportM E M O R A N D U M
TO:
FROM:
RE:
Council
Gidley, Director of Planning & Development
ity
Glen
Population and Housing Analysis Report
DATE: January 16, 1995
The accompanying Population and Housing Analysis Report was
prepared by our department in 1994. Planning Commission reviewed
progress on the project at several of their meetings, and
approved the final draft at their December 15 meeting. The
Planning Commission suggested that a joint study session be
scheduled with City Council in order to present and discuss the
Report's findings and broad implications of those findings. The
Planning Commission also desires feedback from the Council
regarding the intent of Council relative to updating the
Comprehensive Plan.
The Planning Commission would like to schedule a public hearing
to adopt this report as an amendment to the Comprehensive Plan,
Section III. Please advise me of your decision regarding
Planning Commission's request so that we may schedule a joint
study session with Planning Commission, or advise the Commission
otherwise.
GEG:slw
attachment
W HE gT, QO
i
m Population and Housing Report
c �c0Rao o
City of Wheat Ridge
Department of Planning and Development
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
ABSTRACT
TITLE: Population and Housing Analysis
AUTHOR: Wheat Ridge Department of Planning and Development
SUBJECT: Demographic information on population and housing for
Wheat Ridge and other areas in the region.
DATE: January 1995
SOURCE OF COPIES: City of Wheat Ridge
Department of Planning and Development
7500 West 29th Avenue
Wheat Ridge, Colorado 80215
(303) 235 -2846
NUMBER OF PAGES: 30
ABSTRACT: This report presents Wheat Ridge population and housing
information from the 1990 census with more recent data
applied where possible. Identification of past and current
demographic trends is presented and the potential impacts
of such trends summarized. The comparison of Wheat
Ridge demographics to the Denver metropolitan region
occurs in various sections.
FOR MORE Planning and Development Economic Development
INFORMATION: (303) 235 -2846 (303) 235 -2803
POPULATION AND HOUSING ANALYSIS
CITY OF WHEAT RIDGE, COLORADO
TABLE OF CONTENTS
LIST OF TABLES .................. ..............................i
LIST OF FIGURES .................. .............................ii
EXECUTIVE SUMMARY ........... ............................... iii
I. POPULATION ................... ..............................1
A. POPULATION AND GROWTH TRENDS ......................... 1
B. POPULATION PROJECTIONS . ............................... 5
C. AGE CHARACTERISTICS ..... ..............................8
D. RACIAL CHARACTERISTICS ............................... 13
E. ECONOMIC CHARACTERISTICS ............................ 14
11. HOUSING ...................... .............................18
A. EXISTING HOUSING SITUATION ............................ 18
B. HOUSING PROJECTIONS ... ............................... 20
C. HOUSING DIVERSITY ..... ............................... 22
D. HOUSING CHARACTERISTICS .............................. 24
E. HOUSING AGE ........... ............................... 25
F. AFFORDABLE HOUSING ..... .............................27
G. SPECIALIZED HOUSING ... ............................... 29
LIST OF TABLES
Table 1
Comparison of Population and Trends Between Wheat Ridge, Jefferson
Page 1
County, Metro Denver and Colorado for 1970, 1980, 1990, 1994
Table 2
Population Projections for Wheat Ridge, Jefferson County and Metro
Page 5
Denver for the Years 2000 and 2015
Table 3
Metro Denver Cities by Median Age, 1990
Page 9
Table 4
Comparison of Population Age Distribution Between Wheat Ridge,
Page 11
Jefferson County and Metro Denver for 1970, 1980, 1990
Table 5
Wheat Ridge Population by Race and Spanish Origin, 1970, 1980, 1990
Page 13
Table 6
Wheat Ridge Housing Statistics, 1970, 1980, 1990
Page 18
Table 7
Comparison of Owner Occupied and Renter Occupied Housing Units
Page 19
Between Wheat Ridge, Arvada, Lakewood, Jefferson County and Metro
Denver, 1990
Table 8
Wheat Ridge Housing Projections for Undeveloped Residential Land
Page 20
Table 9
Wheat Ridge Housing Units by Bedroom Size, Tenure and Occupancy
Page 24
Status, 1990
Table 10
Wheat Ridge Housing. Structure Age
Page 25
Table 11
Wheat Ridge Housing Unit Values for 1970, 1980, 1990
Page 27
Table 12
Characteristics of Predominantly Elderly Housing Complexes in Wheat
Page 29
Ridge, 1994
Table 13
Wheat Ridge Nursing Homes, 1994
Page 30
LIST OF FIGURES
Figure
1
Total Population Per Census Tract
Page 3
Figure
2
Population Density Per Block Group
Page 4
Figure
3
West Area Expansion Study
Page 7
Figure
4
Median Age Comparisons for Wheat Ridge
Page 8
Figure
5
Median Age Per Census Tract
Page 10
Figure
6
Income Comparisons for Wheat Ridge
Page 14
Figure
7
Median Household Income Per Census Tract
Page 16
Figure
8
HUD Low and Moderate Income Households Per Block Group, 1993
Page 17
Figure
9
Wheat Ridge Dwelling Unit Construction
Page 22
Figure
10
Housing Unit Diversity in Wheat Ridge
Page 23
Figure
11
Median Year Housing Unit Built by Block Group, 1990
Page 26
EXECUTIVE SUMMARY
POPULATION
Over the last twenty -five years, Wheat Ridge has maintained a steady population
of around 30,000 persons. As of January 1, 1994, the Denver Regional Council of
Governments (DRCOG) estimated Wheat Ridge's population at 30,033. This is an
increase of 614 persons in the City from the 1990 U.S. Census figure of 29,419. The
estimated increase in population from 1990 to 1994 represents the highest growth rate
for Wheat Ridge in the past thirty -five years.
Although the total population has remained relatively stable, the characteristics
of the population have changed substantially from 1970. Aging of the City's population
is one of the more prominent demographic changes. In 1970, residents over the age of
65 comprised 8.9 percent of the City's total population. By 1990, 19.4 percent of the
population was represented by this age group, over double from the 1970 figure.
In 1990, Wheat Ridge had the highest median age of any other Metropolitan
Denver community at 37.3 years of age. This statistic is a function of the City's trend
toward an older population from 1970 to 1990 and is consistent with the aging of
population across the Denver metropolitan region.
HOUSING
In 1970, there were over 9,937 dwelling units in Wheat Ridge with a vacancy rate
of 3.8 percent. By 1990, the number of dwelling units had increased to 14,130 with a
vacancy rate of just over 10 percent.
Since 1970, Wheat Ridge's housing stock has changed from predominately owner
occupied units to a 1990 composition of nearly equal renter occupied to owner occupied
units. In 1970, around 75 percent of the City was comprised of single family dwelling
units whereas in 1990, that figure has decreased to just over 50 percent.
With Wheat Ridge largely built out of vacant residential land, the City's housing
stock is aging with only a small number of new units being constructed per year. Fifty
percent of the City's housing stock is at least 35 years old, being built prior to 1960.
Approximately 8.9 percent of Wheat Ridge's housing stock has been constructed after
1980.
I. POPULATION
A. POPULATION AND GROWTH TRENDS
Other than the County of Denver, Jefferson County has the largest population in
the Metro Denver area. The 1990 population census for Jefferson County was 438,430
persons. From 1990 to 1994, it is estimated that the County experienced a 8.7 percent
population increase of 38,245 persons for an estimated population of 476,675 (Table 1).
TABLE 1
Comparison of Population and Trends Between Wheat Ridge, Jefferson County, Metro Denver and
Colorado for 1970, 1980, 1990, 1994
......................
.....................
......................
.....................
......................
Percent
1td9$;.;? Change
Jefferson
County
Percent
Change
Metro
Denver
Percent
Change
Colorado
Percent
Change
1970 Census
235,368
--
1,244,364
--
2,209,596
—
1980 census 31}295i:" 1.7
371,753
57.9
1,628,210
30.8
2,889,964
30.8
1990 Census . -2.9
438,430
17.9
1,859,008
14.2
3,294,394
14.0
XX
1994 Estimate' 1:;3C#43 , 2.1
476,675
8.7
2,021,400
8.7
3,565,957
8.2
SOURCE: U.S. Bureau of the Canso., 'Denver Regional Council of Governments
stak�te poptlattot� o around >.30,0{Ht.persorrs The City of Wheat Ridge is currently
ranked as the 16th most populous city in Colorado with an estimated 1994 population
of 30,033. Wheat Ridge accounts for 6.3 percent of Jefferson County's total population
according to 1994 estimates.
From 1970 to 1980, the City's population increased 1.7 percent from 29,795 to
30,293. From 1980 to 1990, the City's population declined from 30,293 to 29,419, a
decrease of 2.9 percent. The 1994 population estimate for Wheat Ridge depicts an
increase in population since 1990 from 29,419 to 30,033, an increase of 2.1 percent.
From 1990 to 1994, Wheat Ridge encountered the highest estimated growth rate than
for any other time period in the past thirty -five years.
Several factors may account for the decrease in Wheat Ridge's population
1
between 1980 and 1990. There has been a steady decline in the average number of
persons per dwelling unit from 2.6 in 1970 to 2.1 in 1990. This decrease in persons per
household, combined with a 1990 vacancy rate for all dwelling units being reported at
10.3 percent provides some insight on why the City's population decreased from 1980
to 1990. However, the accuracy of the 1990 population totals from the U.S. Bureau of
the Census are in question. Wheat Ridge experienced a net increase of 1,074 housing
units between 1980 and 1990. With Wheat Ridge averaging 2.1 persons per household
in 1990, even with the vacancy rate of dwelling units considered, it is difficult to account
for a population decrease of 874 persons within the City.
By looking at Wheat Ridge's population per census tract for 1970, 1980.and 1990,
population growth trends in specific areas of the City can be recognized. Figure 1
displays population per census tract for 1970, 1980 and 1990 respectively. In the
northwest section of the City, census tract 104.02 incurred a 317 percent increase in
population from 1970 to 1990. Census tract 104.03 also experienced population growth
over this time. The most notable decline in population over this time occurred in the
central section of the City where tract 105.02 experienced approximately a 14 percent
decrease in persons. Census tracts in the eastern section of the City experienced slight
decreases in population from 1970 to 1990.
As population in census tracts increase in size, the tracts are split in order to
maintain a constant level of detail. This has occurred primarily in the eastern section of
the City where the number of census tracts has increased from 3 in 1970 to 5 in 1990.
Some of the partial, peripheral census tracts in Wheat Ridge are not reported accurately
or consistently, thus Figure 1 concentrates on the large census tracts within the City.
Figure 2 displays population density per acre across the City of Wheat Ridge.
The southeast section of the City has the highest ratio of persons per acre whereas the
northwest section has the lowest. The north central section of the City depicts high
population density in response to the high number of multi - family dwellings in the area.
In general, the population distribution is in accordance with the Comprehensive
Development Plan with high population density areas in the north central section of the
City correlating to medium and high density residential land use. Even though the
Comprehensive Plan Future Land Use Map classifies the southeast area of the City as
low density residential land use, high population density exists as a result of the historic
planning practice of smaller lots that occurred before the City's incorporation.
6
FIGURE I
Total
Population
Per Gensus
Tract
1970
(75) 104,02
d7 (292) In tat. 70 063
(4 04,03 ,0667 °taA2
(6,818)
1 -70
105,02
(5,895)
W 35th Aw
107.00
(7,033)
CENSUS TRACTS
— STREETS
POPULATION
Or.
CITY OF WHEAT RIDGE
DEPARTMENT OF
PLANNING AND DEVELOPMENT
e us. evux, aR TN= t
memo
1-70
d vd
1 990
(1 35)
980
54)
(72)
(1,218)
nr..r9r.7D 04.06
a
104.02
104.03
(5,046)
-- - --
- —
(793)
w 44th An
-
W 44th Aft
-
- 105102 106.03
Inraret.t. 10 106.01
a
(5,073) (2,725)
109.03
N
m
106,04
W 3B}h Aw
^ - - - -- £
-
(4,947)
(2,434)
W 44th An
107,02
.. —
(_
W 4411, Aw
W 32nd Ave
105,04
CENSUS TRACTS
106.03
105.04
105.02
(2,956)
W 26th A.
W 26th Aw
(5,4
3
1 530)
-(4;330)
Ave W 35M P
W 38th Aw
vwo
_(7,737)
--
W 33d Aw
W 32nd Aw
105.04
CENSUS TRACTS
105.04
" — '
STREETS
(1,270)
(
) POPULATION
--
W 2bth A.
W 2bth An
Y
05 5
1 990
(1 35)
104.02
(72)
(1,218)
nr..r9r.7D 04.06
a
104.03
(5,046)
-- - --
- —
(2,282)
w 44th An
-
W 44th Aft
-
- 105102 106.03
(5,073) (2,725)
N
m
10°3-
' "0220)
W 3B}h Aw
^ - - - -- £
-
W 55th An
lz
107.01
107,02
(_
W 32nd An
W 32nd Ave
105,04
CENSUS TRACTS
105.04
POPLIATION
W 26th A.
W 26th Aw
3
O
r
B. POPULATION PROJECTIONS
By 1998, Jefferson County is projected to become the most populated County in
the state. By the year 2000, the population is estimated to be near 500,000.
TABLE 2
Population Projections for Wheat Ridge, Jefferson County and Metro Denver
for the Years 2000 and 2015
YEAR
.:
X�U #leafxi ................Feioant
r
Jefferson
Percent
Metro
Percent
RtJg '
CtfanQ6
County
Change
Denver
Change
1990
28,418
438,430
1,859,008
2000
3tiS4:3
5 ° �0
501,000
14.3%
2,145,000
15.4%
2015
32,622;:
50 XX
595,400
18.8%
2,594,500
21.0%
SOURCE: Denver Regional Council of Governments. 'City of Wheat Ridge Department of Planning and Development'
Because Wheat Ridge has limited space for boundary expansion and is intensively
developed, future population increases may be closely related to housing density,
housing vacancy rates, and health of the local economy. It is forecast in Table 2 that
the City's population growth rate will be slower than Jefferson County or Metro Denver
as many cities within these regions are rapidly expanding their boundaries.
By the years 2000 and 2015, Jefferson County and Metro Denver are expected
to increase their populations by over three times Wheat Ridge's expected population
increase. As a consequence, Wheat Ridge's population will become an increasingly
smaller proportion of the region's total population.
For Wheat Ridge, the numbers in Table 2 represent a population maximizing the
occupancy of existing and future dwelling units available in the City, thus vacant units
would lower the projected future population. The City's vacancy rate for all dwelling units
in 1990 was around 10 percent. Future vacancy rates should decline from 1990 as the
1 To derive Wheat Ridge's population projections in Table 2, housing projections from Table 8 were multiplied
by 2.1, the 1990 census average persons per household, to obtain an approximate housing and population maximization for the
City. Accounting for the 1994 DRCOG population estimates, a higher population growth rate was applied up to the year 2000
with a moderate growth rate from 2000 to 2015. The growth rates applied will take the population projections no larger than the
approximate population maximization. The increase in household population by households having children will be offset as the
City's population continues to age and the elderly live with their spouses or alone, thus the 2.1 persons per household is
extrapolated into the future for these projections.
5
region's population and housing demand continue to grow.
Figure 3 exhibits a potential expansion area to the west of Wheat Ridge. The
area is approximately 2,375 square acres compared to the approximate 5,760 square
acres currently existing within the City. If all of the land to the west was added to the
City, Wheat Ridge would increase its physical boundaries by 40 percent.
If the west area expansion land was added to Wheat Ridge, the City's
demographics could change dramatically. With the configuration of residential lots to the
west, the current estimate of 500 existing households could add a population to the City
in excess of 1,100 persons. If this potential expansion area was completely built out with
residential land use dominating at the expense of retail, office, and light industrial, the
population added to the City could be 10,000. However, the suggested densities for land
areas will ultimately change depending on individual development plans for the area and
it is unlikely that residential land use would dominate the mixed use land area. The
potential population of this area could easily be 5,000 persons lower than the maximized
estimated of 10,000 (a difference of approximately 2,000 dwelling units). If this land to
the west were added to the City, the Wheat Ridge population projections in Table 2
could be pushed over 40,000.
Wheat Ridge is surrounded by other communities except for Jefferson County to
the west and Crown Hill Cemetery enclave restricting Wheat Ridge's ability to expand
outward. The limited opportunity for Wheat Ridge to expand should not be considered
a limitation because focus is directed toward improving the existing City and maintaining
and enhancing the quality of the established neighborhoods and small business areas.
FIGURE 3
West Area Expansion Study
Land Use for West Area Expansion North of Clear Creek as Defined in The North Plains Community Plan
1. Residential up to 3 dwelling units /acre
2. Office
3. Mixed use area: a balance of office, light industrial, retail, community facilities, and residential
4. Infill Area: retail, office, light industrial, residential up to 15 dwelling units /acre
5. Existing Parks and Recreation Areas, Schools
6. Residential up to 2.5 dwelling units /acre outside existing retail, office and industrial areas
7. Residential up to 3.5 dwelling units /acre
8. Existing parks and recreation areas, schools
9. Infill Area: retail, office, light industrial, residential up to 15 dwelling units /acre
10. Cemetery
11. Infill area: RV parks, retail, office, light industrial, residential up to 15 dwelling units /acre
12. Infill area: retail, office, light industrial, residential up to 15 dwelling units /acre
13. Floodplain / Parks and Open Space
14. Residential up to 15 dwelling units /acre
15. Residential up to 6 dwelling units /acre
16. Residential up to 15 dwelling units /acre
17. Office, light industrial, retail, highway business
SOURCE: The North Plains Community Plan, Jefferson County Planning Department, 1990
SI,`OS�'1
1�gmngn�Terle
_° X1111!11 � per,
•
i'�H
I II l�,f
i I tI
Land Use for West Area Expansion North of Clear Creek as Defined in The North Plains Community Plan
1. Residential up to 3 dwelling units /acre
2. Office
3. Mixed use area: a balance of office, light industrial, retail, community facilities, and residential
4. Infill Area: retail, office, light industrial, residential up to 15 dwelling units /acre
5. Existing Parks and Recreation Areas, Schools
6. Residential up to 2.5 dwelling units /acre outside existing retail, office and industrial areas
7. Residential up to 3.5 dwelling units /acre
8. Existing parks and recreation areas, schools
9. Infill Area: retail, office, light industrial, residential up to 15 dwelling units /acre
10. Cemetery
11. Infill area: RV parks, retail, office, light industrial, residential up to 15 dwelling units /acre
12. Infill area: retail, office, light industrial, residential up to 15 dwelling units /acre
13. Floodplain / Parks and Open Space
14. Residential up to 15 dwelling units /acre
15. Residential up to 6 dwelling units /acre
16. Residential up to 15 dwelling units /acre
17. Office, light industrial, retail, highway business
SOURCE: The North Plains Community Plan, Jefferson County Planning Department, 1990
C. AGE CHARACTERISTICS
In 1970, the median age of Wheat Ridge's population was 30.6 years, compared
with median ages of less than 27 years for both Jefferson County and Metro Denver
(Figure 4). Over the last 20 years, median ages have increased for areas across the
region with the median age gap between Wheat Ridge, Jefferson County, Metro Denver
and the United States remaining relatively constant. In 1990, the median age for Wheat
Ridge residents was 37.3 years, compared to 33.3 years in Jefferson County, 32.5 years
in Metro Denver and 32.9 years for the United States.
FIGURE 4
Median Age Comparisons for Wheat Ridge
A
35
30
25
rn
Q
m 20
N
15
10
5
0
Location
Metro Denver Jefferson County United States Wheat Ridge
SOURCE: U.S. Bureau of the Census
1
1970 1980 1990
Years
region at 28.9 years.
TABLE 3
Metro Denver Cities by Median Age, 1990
1.
Wheat Ridge
37.3
2.
Littleton
34.8
3.
Lakewood
34.2
4.
Denver
33.9
5.
Englewood
33.5
6.
Arvada
33.1
7.
Federal Heights
32.2
8.
Northglenn
32.0
9.
Golden
31.9
10.
Longmont
31.9
11.
Aurora
31.0
12.
Broomfield
30.9
13.
Commerce City
30.5
14.
Westminster
30.1
15.
Boulder
29.0
16.
Thornton
28.9
SOURCE: U.S. Bureau & the Census
Figure 5 depicts how the median age of various areas in Wheat Ridge have
changed from 1980 to 1990. Wheat Ridge experienced median age decreases per
census tract east of Wadsworth Blvd and median age increases per census tract west
of Kipling. The most dramatic increase in median age occurred in tract 105.03 with an
increase from 30.7 to 35.6 years. The most dramatic decline in median age occurred
in census tract 106.03 with a decrease from 40.4 to 36.4 years of age. Although median
age for 1970 census tracts were not attainable, it is likely that the trend from 1980 to
1990 of increasing ages per census tract is similar from 1970 to 1980.
0
FIC-7URE 5
Median Age Per
Census Tract
CITY OF WHEAT RIDGE
DEPARTMENT OF
PLANNING AND DEVELOPMENT
1-'70
104.02
(25.9)
104.05
(26.5)
103.08
105.03
(30.7)
W 3f
105.04
I X60
Interstate 70
_I 105.0:2
M (39.7)
105.041 - CENSUS TRACTS
STREETS
MEDIAN AGE
106.04
(38.2)
• 44th Ave
106.05
(40.4)
• 35th Ave
10
(39.1)
Ave
1-10
5OURCM US. BLAMNU OF THE CeSUS
10
C ) 1 �
(34.5
10 4.02
(28.5)
Interstate 70 104.06
X
104.03
106.04
(2q. 1)
(36.2)
......................... - .......... . .......
...... . ... 1. . t
W 4 4 lh
............ ... .......... ..... .....
W 44th Ave
105.05
106.05
105.02
......... ..........
38th A ve
W 38th Ave
107.01 107.02
X (37.7) 35.5)
. .. ... .... .... ... ... . ... .... .
W 52nd ve
W 32nd Ave
I 04
L(4
CENSUS TRACTS
.
STREETS
MEDIAN AGE
W 26th Ave
W 26th Ave
5OURCM US. BLAMNU OF THE CeSUS
10
TABLE
Comparison ofPopulation Age Distribution Between Wheat Ridge, Jefferson County
and Metro Denver for 197O, 1900. 1890
11
1970
1980
1990
Total
Jefferson
Metro
Jefferson
Metro
Population
County
Denver
County
Denver
County
Denver
TOTAL
100%
t00%
100%
t00%
100%
100%
11
ae a of sat#y fueyvea s rrtrzr ; t�tart d� ubI d. In 1970, the City's population over age sixty -
five was slightly larger than that of Jefferson County and Metro Denver at 8.9 percent.
By 1980, the City's population over sixty -five years had grown to 14.9 percent. By 1990,
19.4 percent of the City's population was sixty -five years and older, more than twice this
age group's 1970 percentage of population. From 1970 to 1990, Jefferson County and
Metro Denver averaged just over a 2 percent increase in their sixty-five and older age
group with this population remaining less than 10 percent of their 1990 total population.
Aiti�ejugi� totalpupula #it?rr his rmatned'relat€t�elys #able bv6r#Yie Ias# tw€�rty years 01-
12
D. RACIAL CHARACTERISTICS
According to census information, from 1980 to 1990 the minority population of
Wheat Ridge increased from 1,897 to 2,868 persons, over a 50 percent increase (Table
5). From 1970 to 1990, the City's Black population increased 331 percent, American
Indian /Eskimo population increased 263 percent and Asian or Pacific Islanders increased
363 percent. The population of persons with Hispanic Origins has increased 54 percent
in population from 1980 to 1990.
1Lt' nt r3f tl a 99 tutaUIP000l4.110- Although the population percentage increases
within the minority groups stated above are large, the initial 1970 population base of
each was low, thus any additional population to the group will result in a high increase
in population percentage.
TABLE 5
Wheat Ridge Population by Race and Spanish Origin, 1970, 1980, 1990
Population Characteristics
1970
% of
Total
1980
% of
Total
1990
% of
Total
Total Population
29,795
100.0%
30,293
100.0%
29,419
100.0%
White
29,599
99.3%
28,396
93.7%
26,551
90.3%
Black
35
0.1%
55
0.2%
151
0.5%
American Indian /Eskimo
40
0.1%
149
0.5%
145
0.5%
Asian or Pacific Islander
91
0.3%
291
1.0%
422
1.4%
Hispanic Origin (any race)
N/A
N / A
1,389
4.6 0 /6
2,135
7.3%
Other
30
0.1%
13
0.04%
15
0.1%
SOURCE U.S, Bureau of the Census
13
E. ECONOMIC CHARACTERISTICS
FIGURE 6
Income Comparisons for Wheat Ridge
a)
E
0
U
C
co
W
W
Income Category
Per Capita Effective Buying Income
M Household Effective Buying Income
SOURCE: Demographics USA, City Edition, 1994
2 Market Statistics, the producer of Demographics U.S.A., defines Effective Buying Income as disposable
personal income: that amount of gross income available after taxes, to purchase goods and services.
14
Wheat Ridge Colorado United States Metro Denver Jefferson County
Area
r
1970
tg3.02
mo4:c�2
w.r
tt
r •.
rr tt
W 44th Avo
W 44th Ave
Y
tC75.C72
r •
W 38th Aw
W Mth Aw
�C�7
( 6 1 0 ,8 0 4)
W
W 32nd Avo
TRACTS
.� SnTMETS
{ t I NOMIE
W 2b4h hw
W 26th Ave
tt73A$
104
/
P / / l y�
a .i «wyy
Into tot* JV
ye_ r4
tVi�i'.01
,µy�
t
4�r✓^T:4✓..ixwy
((t�Mgq�yyf4d +�r�n
W 44th Aw
W 44th Aw
try
105M �y� µ�yyrr+y�
/+.�nV.+�:*i /��ny
4 i yw✓wL4I
u 1
( $22 ,2 1 5 ) -
1-70
tC?,,�r W 38th Avo
_
W 38th Ave
107.00
W 92n4 Avo
W 32nd Avo
tOSD4
TRACTS
5 S
i >
FT-r
W 26th Ave
W 26rth Ave
r
w.r
r •.
r: •
r •
r. •
r
cr
V
I
I
a
PA POM
M
Ul D
< tY
W (D
00
C)
LU
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A. EXISTING HOUSING SITUATION
Wheat Ridge Housing Statistics, 1970, 1980, 1990
I Cx
Im
F M.-I
Total Units
Median Rent
Total Occupied Units
Person's Per Household
Owner Occupied
Vacant for Sale
Renter Occupied
Vacant for Rent
I Cx
Im
respectively, both lower renter percentages than that of Wheat Ridge.
TABLE 7
Comparison of Owner Occupied and Renter Occupied Housing Units Between Wheat Ridge, Arvada,
Lakewood, Jefferson County and Metro Denver, 1990
CITY
Total
Occupied
Owner
% Owner
Renter
% Renter
Units
Units
Occupied
Occupied
Occupied
Occupied
y,4�reatRidj
14,330:!
13,1:30
!!7024
53S ° fu
61;116
4;f5 °fa
Arvada
33,643
31,898
23,085
72.4%
8,813
27.6%
Lakewood
55,678
51,657
31,250
60.5%
20,407
39.5%
Jefferson County
178,611
166,545
116,830
70.1%
49,715
29.9%
Metro Denver
716,150
1 589,404
1 339,963
57.7%
249,441
42.3%
SOURCE: U.S. Bureau of the Census
Renters do not have the same incentive as owners to upkeep and improve the
dwelling unit they occupy. Similarly, owners of rental properties have less incentive to
upkeep and improve the property if they are not living in the unit. This situation
complicates the code enforcement issues within the City as officers frequently encounter
neglected properties.
In addition, renters are often mobile and do not remain in a community long before
moving again. The constant in and out flow of persons within a neighborhood makes it
difficult for the residents to form close relationships and create a sense of community
throughout the population. This lack of community membership can lead to an overall
decline in civic pride and an increase in neighborhood degradation.
19
B. HOUSING PROJECTIONS
The City of Wheat Ridge contains residential zoned property that is undeveloped.
If all the available residential zoned property is built out according to the maximum
housing density allowed through zoning requirements, approximately 1,151 new dwelling
units could be constructed in the City (Table 8). For Residential -One (R -1) zoned
property, a low density figure of 7 maximum units per acre is applied to the available
land. Current undeveloped R -1 zoned land has
TABLE 8
Wheat Ridge Housing Projections for
Undeveloped Residential Land
Residential
Zoning
Number of New
Units Possible
R -1
242
R -1 A
48
R -1 B
0
R -1 C
29
R -2
350
R -2A
0
R -3
444
R -3A
0
Al, A2
38
TOTAL
1151
SOURCE: U.S. Bureau of the Census
4
the potential to support 319 new housing units.
Residential -Two (R -2) zoned land could support
approximately 350 additional dwelling units with a
maximum 14 units per acre medium density
housing. Available Residential -Three (R -3) zoned
land could support 444 new dwelling units at a
maximum high density of 21 units per acre.
Combined with Wheat Ridge's 1990 census
housing figure of 14,130 units and the additional
253 units built between 1990 and 1993, the
potential full development of residential property
within the City could result in more than 15,500
units. The actual density that undeveloped
residential land in the City could compose in the
future will depend on individual development plans
for any given property. It is possible, but unlikely
that all residential property will be developed to
maximum housing density. Another factor
effecting the future number of housing units in the
City is the redevelopment of currently developed
residential land. These units may be replaced or
modified in such a way that would allow additional
or fewer units on a given property.
The housing projections were complied by calculating the total vacant acres of land in each residential zoning
classification and taking the maximum units per acre allowed in each definition.
20
Wheat Ridge is surround by other communities on the north, east and south. The
only large area for potential City expansion is land to the west. Referring back to Figure
3, the number of housing units in the City would increase if this land is added.
Presently, around 650 lots exist with approximately 400 to 500 existing housing units
within the area depicted in Figure 3. If the land west of the City was to be fully
developed, there is potential for over 2,000 single family units and several multi - family
dwellings to exist. Combined with housing projections, physical expansion of the City
could result in a future housing stock of 16,000 to over 17,500 units.
21
C. HOUSING DIVERSITY
During the time of Wheat Ridge's incorporation and continuing a few years after,
the City experienced the largest surge of new homes, duplexes and multi - family
dwellings to this day. In the four years from 1970 through 1973, a total of 324 single
family, 335 duplexes, and 1,737 multi - family units were constructed for a total of 2,396
new dwelling units (Figure 9). During the.eighties, a five year surge of new dwelling unit
construction occurred within the City. From 1981 to 1985, a total of 79 single family, 48
duplexes, and 998 multi - family units were constructed for a total of 1115 dwellings. For
all other years in Wheat Ridge outside of these growth surges, the total dwelling units
constructed were 778; 251 single family, 126 duplexes, and 401 multi - family.
Wheat Ridge Dwelling Unit Construction
FIGURE 9
a
s
N
C
O
U
N
c
m
C
1
Type of Dwelling Unit
-- Single Family — Duplex — — Mult4Family — Total
SOURCE: City of Meat Ridge Department of Planning and Development, Building Division
22
__. ___ ___ .___ .__. .___ .__3
Years
FIGURE 10
Housing Unit Diversity in Wheat Ridge
8,000
7,000
6,000
H 5,000
c4,000
3,000
2,000
1,000
0
Dwelling Unit Type
Single Family Q Multi - Family J
SOURCE: U.S. Bureau of Me Census
23
1970 1980 1980
Years
D. HOUSING CHARACTERISTICS
The composition of Wheat Ridge's 1990 housing stock was 53.3 percent single
family dwellings and 45.7 percent multiple family dwellings. Within each of the single
family and multiple family housing categories, there is much variation within the character
of the dwellings. For the 6,106 renter occupied units in the City, 82.8 percent of units
have 0 to 2 bedrooms, leaving just 17.2 percent of the units containing 3 or more
bedrooms (Table 9).
Housing character for owner occupied units is nearly opposite of renter occupied
units. Of the 7,024 owner occupied units in the City, 26.6 percent of the units have 0
to 2 bedrooms. Owner occupied units with 3 or more bedrooms make up 73.4 percent
of the type of housing stock.
Vacant units for both sale and rent were predominantly 2 bedroom units in 1990.
Vacant 2 bedroom rental units made up 65.3 percent of all available rental units while
2 bedroom units for sale comprised 50 percent of all units for sale. With a minority of
the available units for rent and sale containing 3 or more bedrooms, there may be
shortages of this type of dwelling for large households wishing to move to or relocate
within the Wheat Ridge.
TABLE 9
Wheat Ridge Housing Units by Bedroom Size, Tenure and Occupancy Status, 1990
Year Round Housing Units
0 and 1 Bedrooms
2 Bedrooms
3 or More Bedrooms
Renter Occupied Units
1,904
3,149
1,053
Owner Occupied Units
177
1,693
5,154
Vacant Units for Rent
133
354
54
Vacant Units for Sale
44
109
68
Other Vacant Units
204
562
209
SOURCE: Jefferson County Housing Authonty: Comprehensive Housing Affordability Strategy Charts
24
E. HOUSING AGE
Older communities in Jefferson County such as Wheat Ridge tend to be stable in
population. Housing in these areas is typically much older, with homes built in the
1950's and 1960's. Many home owners remain in their existing homes even as the
children grow up and move out.
TABLE 10
Wheat Ridge Housing Structure Age
YEAR CONSTRUCTED
TOTAL
% OF TOTAL
OF UNITS BUILT TO
GIVEN DATE (Inclusive)
1990 to Present
2,611
1.9%
100.0%
1980 to 1989
959
7.0%
98.1%
1970 to 1979
2,551
18.6%
91.1%
1960 to 1969
3,135
22.9%
72.5%
1950 to 1959
4,672
34.1%
49.6%
1940 to 1949
1,182
8.6%
15.5%
1939 or earlier
946
6.9%
6.9%
SOURCE: Jefferson County Assessors Office. 1994
The age of Wheat 1�td'ga'S Ftotrng stock IS rapidly artcreasing Approximately 50
percent of the City's housing stock was built prior to 1960, the newest of which is nearly
35 years old (Table 10). 72.5 percent of the housing stock in Wheat Ridge is at least
25 years or older, being built no later than 1970 and approximately 91.1 percent of the
City's housing is at least 15 years old. As less and less space is available within the
City for construction of new homes, the trend of an aging housing stock will continue.
An increasing average housing age indicates housing maintenance and neighborhood
preservation are issues the City should address.
Figure 10 represents housing age distribution across Wheat Ridge. Dwelling units
in the east portion of the City have the oldest median age while housing units in the west
half of the City were constructed more recently.
25
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26
F. AFFORDABLE HOUSING
Similar to the trends in both Jefferson County and Metro Denver, in Wheat Ridge
the cost of land and building materials, as well as construction labor, are causing many
moderate income households to be priced out of the County's recent housing market,
increasing the demand for more moderately priced resale homes. Consequently, a
shortage of resale homes is pushing resale home prices upward.
From 1980 to 1990, the median home value in the City has increased by 26
percent from $69,500 to $87,600 (Table 11). In addition, the current availability of
apartments is low, unlike the high vacancy rate of just a few years ago. Thus, there are
fewer apartments to rent for all segments of the population, including the low and
moderate income households.
TABLE 11
Wheat Ridge Housing Unit Values for 1970, 1980, 1990
Specified Owner Occupied Unit Values
1970
1980
1990
Less than $10,000
98
7
0
$10,000 to $19,999
2,440
46
16
$20,000 to $49,999
3,298
914
178
$50,000 to $59,999
120
1,069
337
$60,000 to $79,999
--
2,249
1,837
$80,000 to $99,999
1,160
1,789
$100,000 to $149,999
780
1,570
$150,000 to $199,999
124
330
Greater than $200,000
--
38
142
Median Home Value
$21,800
$69,500
$87,600
SOURCE: U.S. Bureau of the Census
27
Income category. A defined geographic area's median family income serves as the base
figure to classify households into income groups ($48,600 for 1990 Metro Denver).
uery.Icrw iricrme hpaseholdy C tU stand The affordable housing market is
comprised of 40.7 percent 0 to 1 bedroom units, 52 percent 2 bedroom units, and only
7.3 percent of the units contain 3 or more bedrooms. For low income households,
Wheat Ridge had a total of 6,537 rental units that qualify as affordable housing. The
market is comprised of 30.7 percent 0 and 1 bedroom units, 53.5 percent 2 bedroom
units, and 15.8 are units containing 3 or more bedrooms.
The situation in the City for ownership opportunities of affordable housing units
is similar to very low income households and rental units. The market is comprised of
31.3 percent 0 to 1 bedroom units, 56.1 percent 2 bedroom units, and 12.6 percent of
3 or more bedroom units. For low income household ownership opportunities, the
affordable housing market is nearly opposite from that of very low income units. The
market consists of 6.8 percent 0 to 1 bedroom units, 35.5 percent 2 bedroom, and 57.8
percent 3 or more bedroom units.
W
G. SPECIALIZED HOUSING
TABLE 12
Characteristics of Predominantly Elderly Housing Complexes in Wheat Ridge, 1994
NAME
Number of Units
Elderly Composition
Highland South*
117
100%
Highland West
121
100%
Lloyd's Apartments
7
100%
Lloyd's Apartments
15
85%
Luebke Apartments
10
100%
Luebke Apartments
13
100%
Luebke Apartments
134
100%
Morningside
182
100%
Senior Villa
42
60%
Vintage Place
79
100%
Vista Village Retirement Community
41
100%
Wheat Ridge Gardens
33
70%
TOTAL UNITS
794
93%
- Highland South is subsidized and compnsad of 100% elderly and disabled persons
SOURCE: Elderly Housing Choice
29
pvp latiol One reason this population age group may have risen since 1970 is from
an in- migration of elderly persons coming from elsewhere in the Denver Metro area to
Wheat Ridge. Elderly persons may request living in Wheat Ridge due to the proximity
to Lutheran Medical Center, the County's primary health care facility located in the City.
In addition to Wheat Ridge's apartment complexes that cater to elder residents,
several nursing homes provide services within the City (Table 13).
TABLE 13
Wheat Ridge Nursing Homes, 1994
Wheat Ridge Nursing Homes / Care Facilities
Number of
Beds
Christopher House
75
Mountain Vista Nursing Home
160
Nina's Board & Care Home II
14
Sandalwood Manor
120
Temenos House Inc.
8
Willow Brook Care Center
52
SOURCE: Individual Nursing Homes
In addition to elderly housing and nursing homes, specialized housing includes
accommodations for those with disabilities and needs for special services. Wheat Ridge
has several places of accommodation for this segment of the City's population.
For disabled group homes where services are contracted, Martin Luther Homes
operates a facility named Independence which has an overnight capacity of 7 persons
and Orchard Valley, another care facility, also provides accommodation and services.
Both the Orchard Valley and Independence facilities have Jefferson County involvement.
The Johnstone Development Center provides intermediate care for mentally
retarded adults. This facility has 40 beds to contribute to its clientele. The Family Tree
organization provides several housing services for adolescents and victims of domestic
violence. They also provide transitional housing for households working to become
financially independent. Although Family Tree does not have housing facilities within
Wheat Ridge, the organization's main administrative offices are located within the City.
30
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Numbers Game
CB Data is Colorado Business' monthly snapshot of
the state's economy - full of news you can use.
Mixed news on the statistics front.
First, the negative. Personal income
growth in Colorado lagged behind both
national figures and metro Denver price
increases in 1994, according to information
prepared by the national Bureau of Economic
Analysis for the Denver Metro Chamber of
Commerce.
Personal income increased 3.9 percent in
% change % change
Area 1992 1993 '- 1994 1992- 931993 -94
U.S. $20.137 $20.800. $21,809 . 3.3% 4.9%
Colorado 20;585 " 21,498 ':22,333 4.4 3.9%
Adams Cy. 16.649 17.425 NA' 4.7
Arapahoe Cy. 25.025 26,048 NA 4.1;.
Boulder Cy. 23,657 24.612 NA 4.0
Denver Cy.- 24;323 25,408 NA 4.5
Douglas Cy. 26.380 27 NA 34
1993 -94; the national increase was 4.9 per-
cent. And those prices rose 4.4 percent.
But on the plus side, Colorado's per capita
income of $22,333 beats the national figure by
about $500. That should cover a few ski pass-
es and perhaps a humidifier, two distinguish-
ing characteristics of our favorite state.
=Bruce Goldberg
TOP FIVE STATES IN ECONOMIC GROWTH (1994)
r .wm r
Nonfarm employment growth
Personal income growth
Unemployment rate
Nevada 9.7%
Iowa 11.2%
Nebraska
2.8%
Utah 6.3%
Nevada 10.6%
South Dakota
3.0%
Arizona 6.2%
South Dakota 10.3%
Utah
3.6%
Idaho 6.1%
Michigan 8.9%
Iowa
3.6 %"
Mississippi 5.1%
North Dakota 8.9%
Minnesota
3.8%
COLORADO 8th. 4.7%
COLORADO 24th. 6.6%
COLORADO 11th.47%
1.596.9
Jefferson Cy. 22,518 23,377. !NA 3.8 I. Soaroo Colorado Ugislatim Cormal( U. S. Dipar hnml If Commercc US, B...of(aborSmlislio,), Dc NnnryMcCalliq Cl iefBmnom
'Notaoallabk, Soam DinwA&tm Cbambnof Commonx
I�ADO ECON
Q MR INDICATORS (CALENDAR YEARS) -
Forecast
1992
1993
1994
1995
3.369.2
3.462
3.563.3
3,655.6
3,728.8
2.9%
2.6%
sands)
1.545
1.596.9
1.670.7
- 1.749.7
1.803.9
34,Y ;
4.6 %: '
.4:7X
3.1X
5.OX
5.9 %
5.2%
4.2%
4.0%
, :$ 66 529
871288
.$76,611:!
$81.640x..$87,355
7%
7.2%
7.5%
6.6%
7%
�.,..
-39577
$42734 r.?
$45.819:'
$49. :.,.$52.592
6.4%
�'8%
7.2%
7.5%
6.8%
$28 934,' z
$31 304
$34,304 "
838,460 .;.::$40.883.
$
4.7%
8.2%
9.6%
12.1%
6.3%
20 .':.
37.2
31.5
18.3%
66.9%
27.4%
24.5%
-15.3%
$15389 `•
$1,578.2:
>; $1.509.8 ':
$1,473.5 $1
- - 71.4 %'
-4.4%
2.6%
•4.3%
-2.4%
4.2 %'- ..
4.4% -
4.6%
Forecast
1996
3,795.9
1.1.8 %ti
1.845.4
2.3%
4.5%
$93,382 -:
6.9%
$56;116 3
6.7%
78 ♦ COLORADO BUSINESS ♦ OCTOBER 1995
.......... ........ ........ .......... .................................................................. .......................
PLAYERS
Myron Orfield
Man with a
Map
G =7 major city in the East or the Midwest, drive
uits transitional neighborhoods, and once beyond
the city limits you're bound to pass through at least a few
suburban towns that remind you of the city streets you just left.
But suggest to those towns' leaders that their political'future
might lie more with the city than with die richer suburbs farther
out, and you'll be laughed out of their offices.
Which was pretty much the response Myron Orfield got until
he started drawing his maps. Orfield is a 34- year-old Democrat
who represents a chunk of southwest Minneapolis in the Min-
nesota House, and over the past few years he has emerged as
something of a zealot on the matter of suburban decline. Older,
inner suburbs are in trouble, Orfield argues, as are some of die
newer ones farther out that are dotted with cheap subdivisions
and trailer parks. The only answer, he says, is a more equitable
sharing of development, taxes and housing on a regional basis.
Orfield is smart, fast - talking and utterly sure of his convic-
tions, but it wasn't until he started creating town -by -town por-
Metropolitan Minneapolis -St. Paul
\. GOVERN I N G November 1995
traits of suburban distress that he began capturing wider atten-
tion. Using such measures as crime rates, childhood poverty
and households headed by single mothers, he has shown in "5
graphically stark terms that urban decay has reached well
beyond the Twin Cities' borders, and that its impact is quite
unequal, affecting some communities especially along the
cities' northern tier —far more than others.
The problem with this argument, of course, is thatneither the
haves nor the have -nots particularly want to hear it. so building
a coalition in behalf of regionwide fair housing or property- tax
sharing — measures Orfield has pushed in the legislature —
hasn't been easy. Especially since Orfield's no- holds - barred
approach, which includes a distinct taste for rhetorical combat
rubs many of his colleagues the wrong way.
That's where the maps come in. `The first thing that happens
when you approach inner suburbs about this," Orfield says, "is
they tell you to go to hell, since they're not interested in allying
with the central cities. So I give them die maps, they take them
home, put them under their pillow, eventually they get curious
and look at them and then they look some more, and pretty soon
they've got to smell die coffee." Orfield's work is convincing,
and it has paid off: His tax - sharing initiative passed the legisla-
ture this year, although it was vetoed by Republican Governor i
Arne Carlson, whose political base is anchored by the more for-
tunate suburbs; a modest stab at dispersing low- and moderate -
income housing has passed as well, although it was sponsored
by another legislator.
Orfield hasn't been content to limit his work to the Twin
Cities. Underwritten by several foundations interested in
regionalism, he has done maps of the areas around Philadelphia,
Chicago and Portland, Oregon, finding in the case of the first
two that decline has spread through five or more rings beyond
the central city. -Rob Guruntt;
Judy Olousm
FFLUENT
CENTRAL
INNERAING
SWn WEST
CRIES
SUBURBS
SUBURBS
e Per Nffinshold
$1,762
$1,838
$2,749
old hKonle
$25,911
$34,872
$48,589
None Yalu
$74,972
$82,339
5135,339
.
f Job Growth,
L
921
1.0%
185%
61AYa
olds headed
30.8%
19.1%
11.3%
olds of Mauled
switllChldren
16.1%
24.3%
33.9%
n Under Age 5
31.9%
10.6Y.
4AY.
\. GOVERN I N G November 1995
traits of suburban distress that he began capturing wider atten-
tion. Using such measures as crime rates, childhood poverty
and households headed by single mothers, he has shown in "5
graphically stark terms that urban decay has reached well
beyond the Twin Cities' borders, and that its impact is quite
unequal, affecting some communities especially along the
cities' northern tier —far more than others.
The problem with this argument, of course, is thatneither the
haves nor the have -nots particularly want to hear it. so building
a coalition in behalf of regionwide fair housing or property- tax
sharing — measures Orfield has pushed in the legislature —
hasn't been easy. Especially since Orfield's no- holds - barred
approach, which includes a distinct taste for rhetorical combat
rubs many of his colleagues the wrong way.
That's where the maps come in. `The first thing that happens
when you approach inner suburbs about this," Orfield says, "is
they tell you to go to hell, since they're not interested in allying
with the central cities. So I give them die maps, they take them
home, put them under their pillow, eventually they get curious
and look at them and then they look some more, and pretty soon
they've got to smell die coffee." Orfield's work is convincing,
and it has paid off: His tax - sharing initiative passed the legisla-
ture this year, although it was vetoed by Republican Governor i
Arne Carlson, whose political base is anchored by the more for-
tunate suburbs; a modest stab at dispersing low- and moderate -
income housing has passed as well, although it was sponsored
by another legislator.
Orfield hasn't been content to limit his work to the Twin
Cities. Underwritten by several foundations interested in
regionalism, he has done maps of the areas around Philadelphia,
Chicago and Portland, Oregon, finding in the case of the first
two that decline has spread through five or more rings beyond
the central city. -Rob Guruntt;
Judy Olousm
L
facilities in Wheat Rig
Motel
I -70 & K
Wheat R
10 miles
303 -422•
Use I -70
Denver West
10101 I -70 D
Wheat Ridge,
303 - 424 -830(
Use I -70 Exit
CO
A Denver
Holiday Inn Express
Denver West
4700 Kipling
Wheat Ridge, CO 80033
303 - 423 -4000
Use I -70 Exit 267
Interstate 17 Inn
4735 Kipling
Wheat Ridge, CO 80033
303 - 423 -0800
Use I -70 Exit 267
City of Wheat Ridge
Offue of Economic Development
(303) 235 -2803
(updated June 4, 1996)
rte-
LaQuinta Inn
3301 Youngfield Service Rd.
Golden, CO 80401
303 - 279 -5565
I -70 & Youngfield
Marriott Hotels'
1717 Denver West, Marriott Blvd.
Golden, CO 80401
303 - 279-9100
d ae West
103001-70 Frontage Rd. S
Wheat Ridge, CO 80033
303- 467 -3172
Use I -70 Exit 267
Quality Inn West
12100 W. 44th Avenue
Wheat Ridge, CO
303 - 467 -2400
I -70 & Ward Road Exit