North City Park

PART 3:  COMMUNITY SURVEY

A. Purpose of survey

The purpose of the community survey was threefold:

• Economic Development – To learn how to better support existing businesses, attract new business into the neighborhood, and hear resident ideas for sparking economic growth.
• Youth and Senior Services – To learn about North City Park residents’ opinions regarding the community services available to youth and seniors, in particular, their ideas for the former YMCA located in the neighborhood.
• Demographic Trends – To understand who is currently residing in North City Park to gauge how the community has changed since the 2000 US Census.

B. Survey process

The survey was conducted between March and August of 2008. Surveys were administered in four ways: 1) door-to-door, 2) civic association meetings, 3) online, and 4) community events (alley clean up, Black Arts Festival, City Park Festival of the Arts). The following streets were sampled in order to obtain a balanced representation of community residents.

C. Who we surveyed

• A total of 103 households (7% of total households) completed the economic development and senior/youth services survey.
• A total of 85 households (6% of total households) completed the demographic information survey.1

Gender and Age Group of Survey Participants

Total (%)
Male 49
Female 47

Adults 68
Seniors 31

1 Note: The city sponsored 2002 needs assessment surveyed about 25% of the total households in
Skyland/North City Park.

D. Demographic trends

A majority of survey participants indicated they have no children in their households, reflecting the presence of seniors and young urban professionals living in the neighborhood. 19% indicated they have children less than 5 years of age in their households, which was reported at 7% in 2000.2 Families with children are spatially concentrated in the northeast section of the community, around the former YMCA, and the western section along York Avenue.

The neighborhood appears to be attracting new families from White and/or Latino backgrounds, while the African American population has aged in place. There is also evidence of return migration to the community by African American and Asian American adults to former family homes.

A majority of survey participants indicated they are employed for wages. A few indicated they are retired or self-employed. A rich tapestry of professions are represented in the community, including artists, interior designers, public officials/politicians, educators, homemakers, architects/planners, online/high-tech entrepreneurs, real estate agents,and construction trades and residential remodelers. The neighborhood appears to be attracting young urban professionals, students and artists from other communities of the Denver Metropolitan area and abroad.

The large percentage of retired individuals represents the presence of senior citizens, many of whom have lived in Skyland/North City Park all their lives. Newcomers are attracted to the community because of its proximity to downtown and City Park, relatively inexpensive housing, and the cultural diversity of the neighborhood. Longtime residents are attracted to the community for some of the same reasons, but because of their length of residency in the neighborhood, have formed strong social networks and place attachment to the community where they raised their families.

Longtime residents and newcomers are working together to make the community a better place, but there is some concern about the nature and pace of neighborhood change and how it may impact longtime residents.

There is a wide range of income diversity in the neighborhood. The largest percentage of survey participants indicated they earn $75,000 or more as an annual family income. This may represent a shift or increase in the average household income from 2000, which was reported at $41,136. This increase may reflect the changing demographics of the community, which is attracting young urban professionals and dual-household incomes.

In 2000, 15% of residents in Skyland/North City Park were living in poverty. This percentage may be increasing given 20% of survey respondents have household incomes below $20,000 (the poverty line for a household of 4). Total foreclosure filings in the community rose from 16 in 2000 to 39 in 2007, but the average home sale price rose from $149,225 in 2000 to $193,389 in 2003.

E. YOUTH AND SENIOR SERVICES

A majority of survey respondents stated the closure of the YMCA has a negative impact on the community. Some reasons stated by participants are: 1) a significant reduction of play and organized recreation for youth; 2) a significant reduction in senior services offered in the community; 3) nuisance use of property by youth and others; and 4) long-term under-use of the property leading to its physical deterioration and a subsequent reduction in property values of surrounding residences.

Surveys are currently being conducted in surrounding communities to assess the impact of the closure of the YMCA on their neighborhood. As of September 2008, 78% of respondents from the Clayton neighborhood agree the closure has a negative impact on their community. This finding echoes the results from Skyland/North City Park residents and suggests that surrounding communities will benefit from a revitalized facility.

Previous research in 2006 with 5th grade students at Columbine Elementary School provides further evidence of the need for a community facility such as the former YMCA. There are very few places children reported playing and hanging out in the Skyland/North City Park neighborhood, including: 1) the City Park Golf Course, as part of a structured after school program, 2) Columbine Elementary School’s Learning Landscape playground, 3) their personal residences, and 4) Ben’s Corner Store.

Parents and caretakers would like more opportunities for their children to attend programs in the community, including arts based after school programs, sports and club activities.

Most survey participants indicated they would the like the former YMCA to be developed into a community center for youth and senior programs that keeps the open space. The facility was historically used for young people’s and adult’s recreational programs, primarily basketball and swimming, as well as fitness and other programs (including senior fitness programs in later years). The open space was primarily used as family grounds during swimming season, with some outdoor basketball, softball, and use of the playground. In addition, the open space was available for rental for family reunions.

A wide range of youth services were valued by residents that could be offered at a new community center on the site of the former YMCA. These include educational and organized recreational opportunities for youth after school and during the summer. Survey participants suggested the creation of youth soccer and track club and gifted and talented after school programs that focus on the arts.

A wide range of adult services are valued by residents to be offered at a new community center on the site of the former YMCA. These include community events, organized recreation for adults, and senior services. Participants suggested offering pilates and yoga classes, martial arts and a fitness bar with healthy foods that can be purchased during/after exercising. Community residents also expressed a desire for organized events that let neighbors meet each other, such as more block parties, and art, music and other local festivals that can bring residents together for informal socializing.

G. ECONOMIC DEVELOPMENT

Residents use a wide variety of local businesses and community resources. The top three resources frequented by residents included: City Park, Ben’s Supermarket, and Frank’s Market. Residents also frequent local restaurants, including KFC/Tacobell, Bogies and Cora Fay’s Café.

Most residents do not use community businesses on a frequent basis because they do not offer the products or services residents desire or need. Businesses have not kept up with the demographic change in the neighborhood.

This could be the result of the failure to understand the significance or extent of the demographic changes in the neighborhood due to lag time in census information available to businesses contemplating new outlets and entrepreneurs looking for new business opportunities. It may be related to a failure to effectively market the neighborhood vis-à-vis competing locations and the availability and quality of commercial space. 28th Avenue and Colorado Boulevard are the only two areas zoned for commercial activity.

These areas are currently NOT designated as urban enterprise zones, while all surrounding neighborhood commercial areas are. This could lead businesses to select other neighborhoods over Skyland because of the tax incentives provided in urban enterprise zones. There is also evidence of absentee business owners,who have little or no incentive to develop their property or sell it for economic gain.

Most residents would like a grocery store and new restaurants in their neighborhood. Residents stressed their desire for independent local businesses, rather than chain stores or restaurants, including a coffee shop, pub, Asian and Tex-Mex restaurants, and other places they can socialize with family, friends and
neighbors. While residents value the convenience of Ben’s and Frank’s markets, they desire a wider range of healthy food selections at cheaper prices, something that a grocery store might offer.