Tuesday, January 30, 2007

A tiny bit of progress

I attended my first Cole Neighborhood Association Meeting last Thursday in almost a year. I had begun boycotting the meetings after my first, when it became clear that the only thing the attendees thought was an issue in the 'hood was gentrification.

Not crime, pollution or gangs, just finding a way to stop all the white people from moving in and driving property values up (by cleaning up the neighborhood, mind you). What trend do you think is more troubling--Violent crime, or raising property values?

I always knew that I should give it another try, and am ashamed it took me this long.

But there I was, at the meeting the other night, not knowing what to expect, but expecting the worst.

The truth? I was pleasantly surprised that rather being in the minority this time, we were in the majority. And by "we" I mean responsible residents that bought a home in this neighborhood as an investment, and as such know that the only way this investment is going to pay off is for the neighborhood to improve.

And by "we" I mean people that know that in order for the neighborhood to improve, there is a definite crime problem that needs to be addressed, and that it takes an aggressive police presence to get that done.

Last meeting, a woman actually stood up and said "This is a great neighborhood, we don't need such a police presence". This time I heard several residents stand up and talk about their own problem houses on their blocks that were perpetuating the history of drugs, violence and theft that this "great neighborhood" had become known for in the past.

I was thrilled as well that several police officers from District 2 in Denver attended the meeting. Both because I appreciate their efforts on our behalf tremendously, and enjoyed the opportunity to shake their hands and say thanks. Also, because I know they stopped coming to the neighborhood association meetings in the past because they grew tired of the perpetual "cop-bashing" sessions the meetings often deteriorated into. This time they were greeted by a majority of attendees that were sincere in their appreciation for their efforts, and that were committed to doing their part to help the police continue to clean up this neighborhood.

After hearing of the problems some residents were having just a few blocks away from our home, I realized this was going to be a long process improving the neighborhood and pushing the problem individuals out. But with cooperation between realistic, reasonable residents like are beginning to get involved, and the police department, I believe we can do it.

Thanks for reading.

4 comments:

Cindy said...

Hi Paul -

What a great find this is to stumble across your blog! My husband and I are planning to relocate to Denver and are considering a house in the Cole Neighborhood. We live in England and have found an agent to work with in Denver. When we asked her if she could recommend any neighborhoods, she said that she is not allowed to "steer" us toward or away from any neighborhoods! So we are left to do the research on our own when choosing a neighborhood.

We much prefer the idea of living in an urban neighborhood to living in the suburbs. But I'm not quite sure how rough of a neighborhood we want to live in. I was wondering if you could possibly refer me to any other websites or people we could ask about Cole?

Thanks again for putting together this great site!

- Cindy and David

ColeMemoirs said...

Thanks for the note and for reading.

Welcome (soon) to Denver!

I don't know of any other websites discussing Cole or the other "up-and-coming" neighborhoods in much detail, but here are a few that you might have already found:

http://www.denvergov.org/AboutDenver/today_neighborhoods.asp

http://www.piton.org/default.asp?nav_id=4&subnav=35

What are you looking for other than proximity to downtown? Is price/value part of the proposition? Are you looking for an area that is already gentrified and appreciated (and thus home prices inflated correspondingly), or are you looking to see the value of your house potentially increase dramatically over the next few years? Do you have children that are or will be of school age in the next few years? What type of architecture and/or residence are you looking for? If you can give me a little more information I can probably suggest some areas, potentially including Cole to consider.

Also, please let me know if for any reason you decide to seek another realtor--We have a fantastic one that we worked with that has been working in the Denver market for 20+ years and went above and beyond the call of duty for us.

Best wishes,

Paul Danek

Cindy said...

Hi Paul -

Thanks for your response. You asked some great questions! I will try to answer them as best I can.

Yes, price/value is very much at the forefront in this consideration of which neighborhood suits us best. I don't think we can yet afford to live in a neighborhood that has already been gentrified, but we love the idea of living in an urban community that cares about the neighborhood and is working together to make improvements.

We love making home improvements and are not intimidated by houses that need lots of work. But for us to be willing to put in that work, the house first has to have a lot of character and potential. We love historic homes and houses with a bit of older charm to them. We're looking for a single family home, not a duplex or condo. Preferably a home built 1930 or earlier.

We don't have children, so schools aren't a consideration for us at the moment. Unless we're thinking of resale value, which other buyers will certainly care about. We definitely want our investment in this home to pay off in the future.

I wish there were somewhere online where we could find pictures of the Cole neighborhoods with more than one house in them. All we've seen of Cole so far are just photos of individual homes in real estate ads. Its difficult to put the whole picture together. Our realtor has graciously offered to go out and take photos of parts of the Cole neighborhood, so we are looking forward to seeing those.

One thing I was also wondering is what the difference is between Cole neighborhood and Ford Addition? Are they different neighborhoods or is one within the other?

Also, are there any shops within walking distance to any parts of the Cole neighborhood? Is it set up where there are any little corner markets you can walk to if you need a loaf of bread or a TV dinner, etc?

Sorry to bombard you with all these questions! We are giving Cole a lot of consideration and very much value any info!

Thanks again!

Cindy

ColeMemoirs said...

Cindy,

I'll try my best to respond to your questions as accurately as possible. If you also send me an email at pauldanek@comcast.net with your email address, I'll gladly take and send you some photos of our neighborhood.

Here goes:

Many of the Denver neighborhoods have already been improved or gentrified, and their housing costs skyrocketed. Highlands Neighborhood, for example, where we used to live, in four years went from a little rough around the edges to rapid redevelopment including coffee shops, new lofts, retail spaces, etc.

We chose Cole because it was one of the few neighborhoods near downtown that hadn't yet been improved, as we wanted to be part of the process this time around, rather than watching from the outside as renters. I honestly don't know of any downtown-area neighbhorhoods, other than the nearby Whittier and Five Points (which are all right next to Cole) that haven't already been developed. Curtis Park still has some opportunity but even there many of the homes with potential have already been "flipped" and the prices already significantly higher than Cole and the neighboring neighborhoods I mention above.

As my posts on this site likely show, Cole has a way to go, but it is happening fast. In the year we've been here, four houses have been fixed up and "flipped" on our block. A fantastic new restaurant has opened, and it seems like every week I see another younger couple like us working in the yard of one of the many cool old homes here, meaning people continue to move to the neighborhood to buy and fix up an old home. Two blocks away from our house they're renovating warehouses into high-priced premium lofts, which I think is very encouraging. We're also likely going to benefit from a continued investment by the city in public transportation; namely connecting the downtown area to the airport via a transportation "hub" that will be in our neighborhood. Like many neighborhoods in Denver, however, the neighborhood is very "pocketed", meaning you will find a nice block, then a rougher one, then another nice one. Or, a block with a mix of older homes needing attention sitting next to newer, beautifully restored ones. This is even still the case up in Highlands, where to purchase the home we did we would have spent about $50,000 more.

Cole is the second-oldest remaining neighborhood in Denver as I understand it. There are many cool old, pre-1900 homes in this neighborhood. We purchased a smaller, Queen-Anne style Victorian ourselves because we similarly appreciate the character and craftsmanship of older homes. For example, on one side of us is a non-descript, brown-siding clad house that could use some work. On the other side of us is a beautiful Victorian mansion three times the size of ours. On our block, I think about 40% of the homes have been renovated at this point.

As you go South from Cole towards downtown, you enter what I call Loft City. If you head east from Cole you near City Park and some nice neighborhoods, but most of those homes are far more expensive and/or are 1930's or newer vintage. So we're right on the cusp of the downtown's vigor and expense, yet still where you can have an actual house, in fact, a historic one, with a yard, and where as of yet at least, the costs are still (relatively, at least for Denver) affordable.

Where the neighborhood currently falls short, but also has the most opportunity for progress, is in schools and local businesses. As a historically depressed neighborhood, quality businesses have struggled to get traction in this area. Also, some once-proud schools nearby (like Manual High School) have atrophied over the years to the point where several of them are shut down or in transitional phases. Except for taco stands and liquor stores, there isn't much within walking distance from our home. (We are, however, less than a mile from several quality establishments that are popping up around the downtown area).

However, that is changing. The city is supposedly working now on a plan to turn Manual High into some sort of college-prep academy that could become a centerpiece for the neighborhood's revitalization. Also, there are new businesses coming in every day that improve the commerce options we have available (like Kiva Restaurant). We are a block away from a commercial center that only houses a liquor store, Mexican boot shop, a scary Chinese restaurant and a mediocre supermarket. I have no doubt that within the next few years that location will be purchased by developers or a commercial company to redevelop it, at which point we'll have something right in our back yard.

In my opinion, all this neighborhood needs is more people like us (and by us I mean you, your husband, my wife and I) that see an opportunity in these older neighborhoods but also are committed to seeing the process through. My wife, for example, has been in contact with the department of commerce to try to put together a quality proposal to some businesses (think markets, coffee shops, restaurants) to show them the viability and upside of investing in the neighborhood. Our neighborhood association, I think, is enjoying a regenesis of sorts and is finally heading in the direction of progress instead of simply maintaining the status quo.

So, in summary, Cole could potentially be a fit for you given your interest in an urban location, historic homes, and helping change a neighborhood. What you would need to decide is whether you could do without some of the conveniences (coffee shops, a quality corner store, etc.) short term, in order to give the neighborhood time to develop. Or, if you're ready to put up with some of the more colorful urban experiences (see my other posts at the site) as the area continues to transform itself. Because I'm 100% sure that day is coming.