My Built Environment: Good, Bad, and Really Ugly

As is common knowledge by now, Fort Collins, as with most local governments, has had a serious reduction in tax revenue during this economic downturn. As a result, the city is having to make some pretty serious cuts to the budget. This is something that is undisputed, and is understood. However, this is one cut being proposed that I, and a lot of other people, are against. There is a current proposal out to cut 1 full time employee from the Historic Preservation office. To many, cutting one person does not sound like much, but in the case of historic preservation, that is over 50% of the staff, as this office only has 1.8 full time positions in the first place. I don’t know of any other departments getting cut by over 50%. This office is involved in working directly with homeowners and business owners on helping them to get there properties designated as landmark properties, they help with grant writing, they help people understand the financial resources that are available to them for renovation and preservation projects on private properties. These are investments that people make in there own homes and businesses to improve these homes and businesses. These are also involved with meetings with new development to ensure that new construction is compatible with existing historical structures. These are two busy people! It is these preservation and improvement efforts that have made downtown and the general old area as popular as it is. Also note, the square foot value of real estate in Old Town is among the highest in the city, since even in down times, these properties are still in demand.

People do ask, what are the benefits of historic preservation? They are many. Historic Preservation is an economic driver. Fort Collins historic preservation efforts are nationally re known. We have among the largest collections of buildings of sandstone construction in the country. When you see pictures of Fort Collins in the national media, you don’t see pictures of the mall, you don’t see Front Range Village, you don’t see Walmart, you see one of our beautiful downtown buildings. During the last 10-15 years, we have seen private owners take on the rehabilitation of many of the buildings in downtown, to make it the success it is today. Downtown is a destination unto itself. How many communities can say that there downtown is more popular and is doing better than the mall? Not many. It is something to be proud of.

Recently I came across this photograph at Ulrichs, located at 111 S. Meldrum It was taken in the 1920-30’s sometime and showcased some beautiful homes. Sometime in the late 1960’s to 1970’s these homes were torn down in the name of Urban Renewal, as was done across the country during the time. This was done in the name of progress, and for rebuilding of downtowns.

So what was built here?

A parking lot.

Is this really progress? Not in my mind. This was done before Preservation became important to the City of Fort Collins. I have also attached a photo of what the same corner looks like today. This is what historic preservation has done for Fort Collins, it has prevented things like this from happening again.

Of course, preservation does not mean keeping it all as is, and not moving forward. Fort Collins has some fabulous examples of new construction and infill development that fits right in with the neighboring historical properties.

Imagine what downtown Fort Collins would be like today if we had lost most of those buildings and we had newer Key Bank style buildings? It would be like almost anywhere else USA.

So I encourage those of you who think this is important, make your views known to City Council members as they wrestle with the budget. I don’t envy their position, and they will have to make some hard choices, as we all have had to do. This is one though, that could be a million dollar mistake in the years to come.

A recent article in New Urban News points to  A study of Orenco Station, a large traditional neighborhood development in Hillsboro, Oregon, backs claims that new urban design fosters physical activity and adds to the richness of community life. The article talks about how studies are now being done that support the claim that traditional neighborhood design actually does work to reduce vehicle miles traveled, promotes neighborhood interaction, and encourages the use of mass transit over typical suburban development. Of course, those of us that support traditional neighborhood design have long supported this claim. Many opponents of traditional neighborhood design have downplayed these claims, saying they are unfounded. Now that studies are being done that support this claim, we will have more ammunition in our pockets. An interesting fact of this study, is that it is not only based on current data (2007), it compares that to similar questions asked in 2002, and tracks the trends. A few excerpts from the article:

• Fifty-eight percent of those surveyed report that people are friendlier in Orenco Station than in the places where they previously lived. In the Beaverton suburb, only 47 percent said people are friendlier there, and 45 percent and 42 percent said this about the two Portland neighborhoods.

• Fifty-nine percent of Orenco Station residents engage in group activities, compared to only 30 percent in the Beaverton suburb and 31 percent and 30 percent in the two Portland neighborhoods. The quality of group activities in Orenco Station appears to be higher than the other neighborhoods. Orenco Station residents most commonly cite group dinners, book clubs, and other informal neighborhood activities. The only common group activities in the other neighborhoods were neighborhood watch and homeowners association meetings. The study notes that in Orenco Station residents meet primarily for social reasons, while in the other neighborhoods they meet mostly to address safety and property issues.

• Social activity rose substantially in Orenco Station in the 5-year period between the two surveys. In 2007, 59 percent reported participating in group activities, up from 40 percent in 2002. In 2007, 50 percent reported interacting with their neighbors in new ways — up from 8 percent in 2002.

• Walking also rose substantially from 2002 to 2007 in Orenco Station, according to the study. In 2002, only 11 percent of Orenco Station residents reported walking to a local store five or more times a week. Part of this can probably be attributed to the completion of the town center.

My wife found this site with several photographs of abandoned buildings in the Detroit area where vegetation has taken over the buildings. It is fascinating look into what nature can do, and a sobering reminder that nature always winds.

I thought I would take this moment to update everyone on what has happened since my last post where we stated that the buyers of our home had walked away, after we moved out. Well, two days after that happened, I got an urgent call from my agent saying that the buyers had changed their minds, and were still willing to close. It came out that they buyers didn’t have any issues with the home, but rather they were having issues with each other (blending two families together), and that we were caught in the middle and we paid the price. For all this, we had to do some contract amendments, of which they had the gall to put in it that we had to mow the lawn and pull the weeds.

We had planned on taking all week originally to get the yard in shape, clean the house, do paint touch ups, etc. But when they pulled out, our emotions were high, so we didn’t do much for a couple of days. So now we had less than 24 hours to do everything we were going to do in a week. Well, to get the deal done, and to prevent these people from changing their minds again, we did it. Of course, when they did the final walk through right before closing, they continued to be arrogant. We were not there, but I had my agent there. She told us the lady was literally on her hands and knees in the basement checking for smells, among many other things she did.

In the end, we did close. They had us in seperate rooms, and we never saw each other. I have done dozens of closings, both personal and business, and I have never seen anything like this before. I have always taken pride in the past, and have walked the buyers through the home showing them all the ins and outs of how it works, what the plants in the yard are, etc. Not this time. I wonder if they figured out I turned off the sprinkler system?

What it comes down to, from talking to real estate agents and attorneys, is that Colorado Real Estate law is written totally around protection of the buyers. Buyers can legally walk at any time, and the only thing sellers can get is the earnest money deposit, and have to fight for that! I am all for buyers being able to walk in certain circumstances, such as the home has to appraise properly, the buyer has to get funding, and they must approve the inspection report – for major issues. But being able to walk, simply because a buyer changes their mind should not be able to happen, and in other states it does not happen. This is a contract, and when you enter a contract, you should be expected to complete that contract. Sellers incur a lot of expense in preparing a home for sale, and usually must move out before the home closes, putting themselves at great financial risk. There needs to be protection that buyers simply cannot walk because they changed their mind.

In the end, it all worked out. But we went through the emotional ringer. Now though, we can look forward to moving forwards, settling into our new place, and hopefully building a new home if financing gets easier again.

A few months ago we put our home up for sale. We realize that this isn’t a great market, but the economic realities are forcing us to sell. I am hardly a novice to the real estate market, I have bought and sold several personal residences, as well as bought and sold many lots and new homes. However, Colorado real estate law has slowly changed to dramatically favor the buyers, with few protections to the seller. We actually did get an offer on our home about 5 weeks ago. With a little haggling, we agreed on a selling price, with the buyers offer having no conditions, other than the standard appraisal, home inspection, and loan approval. Right after the offer was accepted they scheduled a home inspection. Of course, this particular insepector was a little overzealous, and caused panic in the buyers and they almost walked then. However, we worked hard with them, and agreed to fix almost everything on the inspection list, most of which was very minor stuff. We also agreed to provide an allowance to have the carpets replaced. They are nine years old, and need it anyway (we are hard on carpeting). So we got througb that, but we wern’t allowed to talk to the sellers directly and work things through. Instead we had to go through our agent (who has been great BTW), and the buyers agent (who has been less than helpful). Anyway, we go through that, then the buyers leave the country for 3 weeks. The appraisal is done, and comes in $15k higher than the asking price, their loan is approved (they are putting 50% down BTW), and we find a new place to move too. Everything is moving forward. The closing was scheduled for this coming Friday the 31st, so we moved out over this past weekend, which would allow us time to get the house cleaned up and in spic and span condition. Of course, the buyeres wanted a walkthrough over the weekend after they got back from their trip, which we refused since we were moving, and it was organized chaos.  Well on Monday they insisted on doing a walkthrough. We said OK, with the understanding that the house was not clean, we had paint touch-ups to do, etc. I was there working on things, though I largely stayed out of their way. We negotiated some last minute minor things ont he spot, and they seemed to be in good spirits.

Then late yesterday I get a call saying they had changed their mind, they didn’t want to buy a house right now (any house), and even let their agent go. WTF? How can a buyer walk 3 days from closing with no viable reason? Where is the protection for the seller? Not only did we spend quit a some reparing things on the house, we leased a new place, moved, spent money on movers, all with the expectation of closing, and they walk? At this point, they should be forced to close. I am definately talking to my attorney today, but my understaing is Colorado law is written to protect buyers at all costs. If this is the case, this has to be changed, there needs to be some real protection for the seller too.

Now we are saddled with a house payment, and a rent payment. With my livlihood tied to the construction industry, the last two years have been awful. When do we catch a break?