Every great community housing project begins with a clear path forward. ThroughLine exists to create that path with housing that is inclusive and rooted in local identity.
Development in this space is fragmented. Policy, design, and funding happen in silos, which creates confusion, delays and an end-product that doesn’t fit the community. ThroughLine brings coherence and clarity to a complex process. We carry ideas from vision to execution, connecting every stage with discipline and deep community understanding. Our roots are in architecture, so we understand how buildings actually go together. We read drawings, structural scopes and factory schedules the way a builder does, and catch cost, code and constructability issues before they become change orders. That same understanding is why we lead with modular: we know where factory-built housing saves time and money, and how to manage it from design through set. From modular workforce housing pilots to neuroinclusive living models, we integrate strategy, design, financing, and delivery into one continuous and steady presence. This work shapes where and how people live, belong, and stay rooted; it deserves a partner that can ensure every project is not only viable, but built to endure.
ThroughLine Development sees the whole story clearly and carries it through.
The Team
Tim Reinen
Tim Reinen brings experience in housing feasibility, development strategy, and implementation planning focused on affordable and workforce housing. With a background in architecture and community planning, his work centers on helping communities and project partners evaluate development opportunities, assess site and financial feasibility, and identify practical paths to move projects toward execution. His architectural training gives him a working knowledge of how projects are actually built, from design documents and permitting through factory production, site work and modular set, which keeps budgets and schedules grounded in construction reality.
Through ThroughLine’s work supporting statewide housing initiatives, including technical assistance delivered in partnership with CHFA, Tim has worked with communities across Colorado to assess housing needs, evaluate development potential, and align projects with realistic funding and delivery strategies. This work has included site analysis, design conceptualization, pro forma development, funding pathway evaluation, and positioning projects for next-stage development.
Tim brings a strong understanding of affordable housing finance and development structuring, including state and local financing tools commonly used to support workforce housing. His work sits between planning and execution, where the goal is not simply to study housing needs, but to define a clear and actionable path forward.
Joseph Espinosa
Joseph Espinosa brings more than 25 years of experience in housing design, development, finance, and public-sector leadership, with a focus on advancing affordable and workforce housing from early concept through construction.
His architectural, development, and executive background spans a wide range of project types, including LIHTC developments, RAD conversions, USDA-supported housing, and mixed-use and workforce housing initiatives in Colorado and nationally. His experience covers the full development process, including site evaluation, conceptual design, entitlement coordination, financial structuring, funding strategy, and construction implementation. With a background in architecture and project design, he brings a strong ability to evaluate site layout, unit mix, and development concepts in a way that is both practical and responsive to real development constraints.
Joseph also brings valuable public-sector perspective through prior leadership as an Executive Director of a housing authority. That experience provides a grounded understanding of how local governments evaluate risk, allocate resources, and participate in housing development within funding, regulatory, and community constraints. A key strength Joseph brings is the ability to connect design, feasibility, and financing into a workable development strategy.
Mary Coddington
Mary Coddington brings experience in planning, housing strategy, and policy analysis, with a focus on helping communities translate adopted plans and housing goals into practical development direction. Her work supports local governments and organizations in aligning land use policy, housing priorities, and implementation considerations to advance projects that are both context-sensitive and achievable.
Her background includes comprehensive planning, housing needs assessments, zoning and entitlement considerations, and the broader policy frameworks that shape housing development. She has experience evaluating how local regulations, planning priorities, and community goals affect feasibility and influence what types of housing can realistically move forward.
Mary’s work is particularly valuable in bridging planning and implementation. She connects existing planning efforts, including housing needs assessments and comprehensive plans, to site-specific decisions and development strategies, ensuring prior work is used effectively rather than repeated. She also brings experience working with public-sector stakeholders and navigating local decision-making processes, helping ensure recommendations are grounded in community context and aligned with adopted policy.
