Sloan Lake Area- nice views? is the lake good for anything? (Denver: coupons, amusement park)
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One of the most charming areas of Denver is that around Sloan's Lake - at least what I've experienced around the eastern & northern parts of the lake. So long as you're not tied to the idea of living right close and personal with the active parts of the city (ie, LoDo, Wash Park, etc), and prefer instead to be in picturesque neighborhoods, yet still have a quick drive into the heart of the city, then you'll love it. It's just so lovely to drive around the neighborhoods and see lovely yards and homes in comfortably quiet neighborhoods that are not asleep, but not rowdy or "progressively modern". Truly, "charming" just keeps coming to mind when I think of that area.
Location: Governor's Park/Capitol Hill, Denver, CO
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The park is great for jogging, bike rides, and boating/water skiing. All parks close at 11:00 pm and all have park issues with the possibility of car break in's and folks possibly drinking a wee bit too much. But Sloan's Lake Park isn't a haven for gang or drug deals by any means. I went to Lake Junior High School and for my biology class experiments, we use to walk over to the lake for samples. We put the water samples under a microscope and found scores of different types of amoebas, bacterial growth and parasites. The lake is not immune from collecting germs from the water fowl and street run off, but was pretty cool to check out as a kid!
Last edited by Mike from back east; 08-25-2010 at 11:19 AM..
What is the story of the newer (mid 90's) neighborhood around 19th/20th & Lowell/King, across from Lake MS. It seems nice and looks a lot like Stapleton but is surrounded by the older Sloan's Lake neighborhood. I've found some homes in there that are both newer and affordable which interests me.
I'm also interested in what is planned for the redevelopment of the old St. Anthony hospital on 17th which recently moved to Lakewood. Will they tear it down and build houses/apartments, and what is their timeline? That could have a big effect on the neighborhood. Also the light rail line going in to the south should boost property values in that area, which is pretty rough south of Colfax..
Just curious for more info about this section of Denver.
What is the story of the newer (mid 90's) neighborhood around 19th/20th & Lowell/King, across from Lake MS. It seems nice and looks a lot like Stapleton but is surrounded by the older Sloan's Lake neighborhood. I've found some homes in there that are both newer and affordable which interests me.
I'm also interested in what is planned for the redevelopment of the old St. Anthony hospital on 17th which recently moved to Lakewood. Will they tear it down and build houses/apartments, and what is their timeline? That could have a big effect on the neighborhood. Also the light rail line going in to the south should boost property values in that area, which is pretty rough south of Colfax..
Just curious for more info about this section of Denver.
I have just read this article, last week, in The North Denver Tribune about the Redevelopment of the St. Anthony St. Anthony This is the most recent news. We should soon see public meetings for the local Stake Holders that will present the development plans.
I remember the housing project across from Lake Middle School when it was first built. It was designed as an infield development of new homes but melding with the old with the characteristics of the back alleys. I cannot remember what was there before this development. If I was going to seek housing in this development I would look into any issues of Lake Middle School because children are the reflection of their parents; it will give more indications of the problems with the nearby neighborhood.
This whole area will undergo a great deal of transformation with that St. Anthony Redevelopment and the impact of the new rail line. I have also thought the area was an interesting mix of expensive homes bordering distressed areas as you approach Federal and that Football Stadium.
It is interesting to note that a Ballpark in Central Denver has stimulated much improvement in that very challenged area but the building of the Football Stadium has added no improvement to that area, close to Sloan's Lake; it is just as dangerous and deteriorated as it was over 30 years ago, in my memory, of the old stadium and that Arena that sat on the site. Being around West 17th on these game days is not such a pleasant experience with the traffic to/from the Stadium.
Livecontent
Last edited by livecontent; 07-16-2012 at 10:52 PM..
This whole area will undergo a great deal of transformation with that St. Anthony Redevelopment and the impact of the new rail line. I have also thought the area was an interesting mix of expensive homes bordering distressed areas as you approach Federal and that Football Stadium.
It is interesting to note that a Ballpark in Central Denver has stimulated much improvement in that very challenged area but the building of the Football Stadium has added no improvement to that area, close to Sloan's Lake; it is just as dangerous and deteriorated as it was over 30 years ago, in my memory, of the old stadium and that Arena that sat on the site. Being around West 17th on these game days is not such a pleasant experience with the traffic to/from the Stadium.
Livecontent
The St Anthony redevelopment offers the best chance at gentrifying the area since the Edgewater development. It is a larger area and the developer can do more with it.
I would not count on Light Rail changing the area as much. The stops are surrounded by lower income single family houses. There are too many landowners to cobble together a piece of land to make redevelopment worthwhile. Transit Oriented development really only takes off around stops that are already commercial, and have sufficient land for larger development (the land can be either vacant like the area around the Belleview Station or it can be a larger tract owned by one entity like the Englewood Station). Developers love blank slates.
In response to your stadium comment, the area was actually more vibrant pre-Sports Authority Field. That's because a football stadium (which is essentially what SA Field is) does not drive enough business in the vicinity because of the scarcity of dates. The SA Field is probably used less than 45 dates a year.
In its heyday, when the area held Mile High Stadium (a multipurpose stadium) and McNichols Arena, the area drew fans in about 200 dates each year (10-12 football games, 7o - 81 baseball games, 41+ basketball games, 41+ hockey games, high school tournaments, concerts, etc). When the area became primarily football oriented, the bars and restaurants migrated with the hockey, basketball, and baseball teams to lower downtown because they could not make money with so few dates and fans.
Moral of the story: Baseball stadiums and arenas bring gentrification, football stadiums are a big waste.
The St Anthony redevelopment offers the best chance at gentrifying the area since the Edgewater development. It is a larger area and the developer can do more with it.
I would not count on Light Rail changing the area as much. The stops are surrounded by lower income single family houses. There are too many landowners to cobble together a piece of land to make redevelopment worthwhile. Transit Oriented development really only takes off around stops that are already commercial, and have sufficient land for larger development (the land can be either vacant like the area around the Belleview Station or it can be a larger tract owned by one entity like the Englewood Station). Developers love blank slates.
In response to your stadium comment, the area was actually more vibrant pre-Sports Authority Field. That's because a football stadium (which is essentially what SA Field is) does not drive enough business in the vicinity because of the scarcity of dates. The SA Field is probably used less than 45 dates a year.
In its heyday, when the area held Mile High Stadium (a multipurpose stadium) and McNichols Arena, the area drew fans in about 200 dates each year (10-12 football games, 7o - 81 baseball games, 41+ basketball games, 41+ hockey games, high school tournaments, concerts, etc). When the area became primarily football oriented, the bars and restaurants migrated with the hockey, basketball, and baseball teams to lower downtown because they could not make money with so few dates and fans.
Moral of the story: Baseball stadiums and arenas bring gentrification, football stadiums are a big waste.
Very good comments. I like when there are good post with information that gives me much thought and I learn.
I do remember when they were going to built this stadium that there was this debate to built it somewhere else and redevelop the whole area. But the sports fanatics wanted it where it was and were too myopic to have another vision. I would have forced the fat cats to put more into redevelopment and perhaps demand that the training camp locate within Denver alongside the stadium. However, many of the rich players live in the South Towns and we would not want them to have to commute far to this naughty area when they could just go down the road on County Line. Maybe the new Stadium should have been built near the training center. These issues were all brought up and slammed down because you cannot argue with the football "gods".
Now with Downtown becoming more of desired area, the neighborhoods in and around the central core have seen significant development as in Highlands. Neigborhoods like Jefferson Park and Sunnyside can also be pulled into redevelopment, as being near Downtown, and would have been better served with a large redevelopment on this stadium property. Ah, now it is what it is and we will live with it.
Much of what you have said about this light rail is true. There is some movement of property owners to bring about significant development around the Fedaral/Decatur station. There is not much that can be done around the station, further west, that are near the gulch because of the residential properties until you get to Sheridan. On Sheridan and West land has already been acquired and there is more open land. I have driven the whole length of this line and you will see that stations, near Sheridan, Wadsworth and Oak are primed for redevelopment. These three stations will also have parking while the others are just more residential stops from Sheridan to Wadsworth. However, properties on Colfax, closer to the stations, will seed development. Federal Center station can only have limited development on the Federal Lands but the St. Anthony Hospital is a big plus with the hospital right near the Station. There can be good development near Red Rocks and near Jeffco Station but a little farther north because the station is in the County Complex.
Livecontent
Last edited by livecontent; 07-17-2012 at 10:33 AM..
Wish Elitch's had stayed at their old location. It was charming. It being right downtown gives the area a cheesy Atlantic City vibe, but I'm digressing from topic.
Wish Elitch's had stayed at their old location. It was charming. It being right downtown gives the area a cheesy Atlantic City vibe, but I'm digressing from topic.
I know that area well, in the past and now. No, it needed to move as there was no room for expansion and the area was becoming more seedy and dangerous around the park. When the park moved, it stimulated the development of Tennyson Street into a vibrant desired area. It also helped renewal of areas on West 38th and the contiguous residential areas of West Highland and Berkeley by removing that magnet for crime. The redevelopment of the old Elitch property is very good. It is called Highlands Garden Village Highland's Village Garden. I go there often, as I live just a few miles north; the Sunflower Market is one of my favorite groceries for produce.
As an ex New Yorker, who has been to Atlantic City before the Casinos, I can tell you that Atlantic City decayed, badly, from the memories of past glories. However, if you want a little of that vibe, we still have Lakeside Amusement Park http://www.lakesideamusementpark.com/, very near the old Elitch's.
Livecontent
Last edited by livecontent; 07-17-2012 at 10:51 AM..
The St Anthony redevelopment offers the best chance at gentrifying the area since the Edgewater development. It is a larger area and the developer can do more with it.
I would not count on Light Rail changing the area as much. The stops are surrounded by lower income single family houses. There are too many landowners to cobble together a piece of land to make redevelopment worthwhile. Transit Oriented development really only takes off around stops that are already commercial, and have sufficient land for larger development (the land can be either vacant like the area around the Belleview Station or it can be a larger tract owned by one entity like the Englewood Station). Developers love blank slates.
In response to your stadium comment, the area was actually more vibrant pre-Sports Authority Field. That's because a football stadium (which is essentially what SA Field is) does not drive enough business in the vicinity because of the scarcity of dates. The SA Field is probably used less than 45 dates a year.
In its heyday, when the area held Mile High Stadium (a multipurpose stadium) and McNichols Arena, the area drew fans in about 200 dates each year (10-12 football games, 7o - 81 baseball games, 41+ basketball games, 41+ hockey games, high school tournaments, concerts, etc). When the area became primarily football oriented, the bars and restaurants migrated with the hockey, basketball, and baseball teams to lower downtown because they could not make money with so few dates and fans.
Moral of the story: Baseball stadiums and arenas bring gentrification, football stadiums are a big waste.
We lived in Sloan's Lake in the early 80s. The area around Mile High was no more vibrant than it is now, IMO. So McNichols is gone. The Pepsi Center is still there with concerts, the Nuggets and the Avs.
I know that area well, in the past and now. No, it needed to move as there was no room for expansion and the area was becoming more seedy and dangerous around the park. When the park moved, it stimulated the development of Tennyson Street into a vibrant desired area. It also helped renewal of areas on West 38th and the contiguous residential areas of West Highland and Berkeley by removing that magnet for crime. The redevelopment of the old Elitch property is very good. It is called Highlands Garden Village Highland's Village Garden. I go there often, as I live just a few miles north; the Sunflower Market is one of my favorite groceries for produce.
As an ex New Yorker, who has been to Atlantic City before the Casinos, I can tell you that Atlantic City decayed, badly, from the memories of past glories. However, if you want a little of that vibe, we still have Lakeside Amusement Park Lakeside Amusement Park Information, very near the old Elitch's.
Livecontent
We LOVE Lakeside. One of the last family owned amusement parks. Great old time charm, though could use some sprucing up. The Cyclone is one of a very few wooden roller coasters left in the U.S. Long live Lakeside!
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