Pendleton Heights

[cityboy]

As far as downtown neighborhoods go....Pendleton Heights is great!  This neighborhood is vibrant and progressive unlike most other neighborhoods.  And, the upper east side offers walking access to the locally owned grocery store, schools and parks.  Speaking of parks...Pendleton Heights has acres of park on the north side where there is a super frisbee golf set-up.  In fact, it will be part of a tournament this summer.  I can't say enough about it....it just feels good to be here.  We made our choice to purchase here nearly 5 years ago when things weren't quite as pretty.  We chose Pendleton Heights instead of Brookside, The West Side, Valentine, and the downtown condo market....it just made sense.  Location, architecture, and the people all make it work. If you like urban living then you'll like P.H.

[chrizow]

cool post.  welcome to the forum.  you might want to check out the existing Pendleton Heights thread and contribute to the discussion there!  http://www.kcskyscrapers.com/newforum/i ... pic=6033.0

[staubio]

There is another thread here extolling the virtues of this neighborhood that has similar sentiments.  Thanks for sharing your story.

If I were in the market for a house, I'd go right for the neighborhood.  I'm sold.  I love the feel when I visit.  I just can't give up the convenience that a condo will give me, however.

Being seen as the "city guy" at my office, people ask me about things like this.  I've been recommending this neighborhood to people a lot lately.  It probably has more character than Brookside and could overtake it as the hip single family urban neighborhood of the future.

[beautyfromashes]

It probably has more character than Brookside and could overtake it as the hip single family urban neighborhood of the future.

Wow, what a stretch!  Not saying there aren't some nice streets in PH but most of it is horrendous.  Even if you get rid of the drunks, prostitutes, drug dealers and toothless drifters you still have so many houses and apartments built in the 70's that there is no cohesive feel.  This neighborhood is moving up but has a long way to go.  Seems a daunting task to me.  And where are all the destitute people going to go, anyway?  Brookside was never filled with all the problems this neighborhood has.  It didn't have to pull itself out of the gutter.  All I have to say is, "Good luck, park your car in the garage (if you have one), and buy a security system.

[chrizow]

yeah, as upcoming as PH is, it seems like up and coming areas like Troostwood and Volker are well on their way to becoming the "next hip single-family 'hood" in KC.  also Westside, 49/63, etc.  PH seems like it is still in the very early "pioneer" days, and like BFA says, the 'hood is far from cohesive in terms of architecture.

[tat2kc]

Sorry, Beautyformashes, but I've had nothing but good things happen since we decided to move to PH. I haven't seen any drug dealers or destitute people, nor have I seen the hordes of prostitutes.  I've walked to the local grocery store on Independence, and got several smiles and hellos as I walked.  I've been sitting on my front porch at midnight chatting with friends, and its been very very quiet.  My next door neighbor has lived on the street for over 20 years, and had his car broken into once.  None of my other neighbors I've talked with (over a dozen so far) has ever had any crime issues.  We walked the area many times before we chose to buy, and had absolutely no issues. 

Sure there are some parts that are more run down than others, but hell, its an urban neighborhood. I feel just as safe here as I did in the crossroads. But then again, my suburban friends continously told me how very dangerous that neighborhood was.  And they were wrong then. 

[KC0KEK]

Some PH history on pages 6-7: www.kcmo.org/planning/pdf/Pendleton%20Heights.pdf

[beautyfromashes]

Yeah, it's kind of funny that on page 11 of that report the kids are all flashing gang signs.  Nice for a community development sheet.

Listen, I'm all for hyping your neighborhood and being proud of it, but to pimp it to people on here as the sunshine of KC is irresponsible.  If you live in PH you will be exposed to difficult people and circumstances.  It's great that that doesn't scare you and you care about the city enough to try to make a difference.  That's noble.  There are so many people who are in need and a lot of people just escape to the suburbs and bury their heads.  Just don't paint a rosy picture of flowers and kittens and not be honest about what the area is like.

[macnw]

Might want to keep it in perspective also. Not like its the Bronx or Watts. How will things ever change if you make it out to be a living hell. Any urban neighboorhood is subject to all crazy type of shit  and individuals for that fact. That's part of the city makeup. 8

[trailerkid]

Might want to keep it in perspective also. Not like its the Bronx or Watts. How will things ever change if you make it out to be a living hell. Any urban neighboorhood is subject to all crazy type of shit  and individuals for that fact. That's part of the city makeup. 8

Don't forget all the horrors that go on behind closed doors in suburbia (e.g. child molestation, bad parenting, childhood obesity, child abuse, domestic violence, etc.). Don't let the big highways and rows of garage doors and backyards fool you into thinking life is so much better and comfortable there. Last time I checked things we're so rosy even in the 'burbs. Social problems exist everywhere.

[Beermo]

Sorry, Beautyformashes, but I've had nothing but good things happen since we decided to move to PH. I haven't seen any drug dealers or destitute people, nor have I seen the hordes of prostitutes.  I've walked to the local grocery store on Independence, and got several smiles and hellos as I walked.  I've been sitting on my front porch at midnight chatting with friends, and its been very very quiet.  My next door neighbor has lived on the street for over 20 years, and had his car broken into once.  None of my other neighbors I've talked with (over a dozen so far) has ever had any crime issues.  We walked the area many times before we chose to buy, and had absolutely no issues. 

Sure there are some parts that are more run down than others, but hell, its an urban neighborhood. I feel just as safe here as I did in the crossroads. But then again, my suburban friends continously told me how very dangerous that neighborhood was.  And they were wrong then. 

here's a link to a bunch of pics i took last weekend over in that neighborhood.
http://www.kcskyscrapers.com/newforum/i ... pic=6056.0

[tat2kc]

cool pics beermo.

And I never have tried to sell PH as the "sunshine" of KC. I simply said that I love the area, and every single person I have met has been nice. I have not seen pimps or prostitutes or drug dealers. One of my neighbors has a Range Rover, parked on the street, another has a convertible, another has a new mustang, all street parkers, and all with no problems with those vehicles. 

I like my neighobhood, and I like my neighbors. I feel safe in my home, and outside in the daylight and after dark.  There are hundreds of historic homes in the area, some in great shape, worth many hundreds of thousands, some needing work and available at very reasonable prices.  It certainly does not appear to me to be any more run down or dangerous than midtown or Hyde Park. 

For you to state that residents need to be able to secure their cars inside and have security systems implies that we are all huddled indoors frightened to venture out.  And the kids "all flashing gang signs"?  The purpose of the community development process is to talk about both the positives and the negatives.  If one doesn't confont the problems, then they can't be addressed.  You can find kids flashing gang signs in every single city and county in the metro. Some communities may choose to ignore it, hide it, or pretend it isn't happening in their community, but that doesn't change the fact that it is there. 

This area of KC is probably the most ethnically and economically diverse neighobrhoods around.  It has a long way to go, but it sure as hell isn't the war zone that many people make it out to be.

[chrizow]

^

let's also point out that the kids flashing gang signs (of which i see only one) are from some Don Bosco outreach program or something. 

let's also point out that there are plenty of kids in independence, olathe, overland park, and raytown that flash gang signs. 

let's also point out that an actual, dangerous gang member is unlikely to be posing for a picture at the Don Bosco Center.  at least 95% of kids that flash gang signs are posers.  if he were flashing a peace sign, would that make him a hippie? 

there is no question that the Northeast has its rough spots, and there is no question that there are high crime areas near Pendleton Heights.  but i think tat2kc is right to point out that places like Midtown, Hyde Park, Troostwood, and even South Plaza are near rough neighborhoods.  for some reason, Northeast hasn't become "fashionable" enough or sanitized enough for some people. 

[tat2kc]

I'll know we've reached the accepted "gentrification" level when Starbucks opens a place on Independence Ave.!

[beautyfromashes]

I have friends who live in PH and others who used to live in PH.  I've heard so many stories of breakins, assaults and even one rape of a neighbor.  These people moved to the area with the idea of changing a bad area, making it better, and now some are leaving feeling disillusioned and heartbroken.  I'm glad you've found a nice area.  Perhaps you have an island where the drugs and prostitutes can't reach.  Hopefully, you and your neighbors will make a difference and not leave heartbroken like so many of my friends.

[LenexatoKCMO]

Personnally I think the West Bottoms have a heck of a lot better chance for success as the next breakthrough neighborhood than the Northeast.  As the central core continues to gentrify the cost of living is going to continue to skyrocket in places like the loop, crossroads, and rivermarket (we are already seeing this).  There is surely huge potential for the development of a more reasonably priced urban neigborhood for the less well off young urbanites, recent college grads, etc.  The obvious choices would be either East or West.  I think the East has way to much going against it - a long ingrained reputation of harsh racial segregation, government housing, poverty, and ugly crime.  That is a heck of a lot to overcome in trying to develop a trendy neighborhood even if some of it may be overblown.  The nicer pockets to the East will face the challenge that they are surrounded by more hopeless areas.  The west bottoms, while largely derelect, comes with a lot less bagage and that is why I think it stands a much better chance for improvement.  Kudos to you for your resolve - I hope your right and I am wrong.  

[beautyfromashes]

Personnally I think the West Bottoms have a heck of a lot better chance for success as the next breakthrough neighborhood than the Northeast.  As the central core continues to gentrify the cost of living is going to continue to skyrocket in places like the loop, crossroads, and rivermarket (we are already seeing this).  There is surely huge potential for the development of a more reasonably priced urban neigborhood for the less well off young urbanites, recent college grads, etc.  The obvious choices would be either East or West.  I think the East has way to much going against it - a long ingrained reputation of harsh racial segregation, government housing, poverty, and ugly crime.  That is a heck of a lot to overcome in trying to develop a trendy neighborhood even if some of it may be overblown.  The nicer pockets to the East will face the challenge that they are surrounded by more hopeless areas.  The west bottoms, while largely derelect, comes with a lot less bagage and that is why I think it stands a much better chance for improvement.  Kudos to you for your resolve - I hope your right and I am wrong.  

I too believe in the West Bottoms.  Those midheight buildings can be amazing and since you don't have much residential development in the area you don't have the social negatives that some of the other areas might have.  I think one major redevelopment of a building down there and you will see others jump on the bandwagon.  I'm also pleasantly surprised at how well the Gillham Row projects have been received.  I could see the neighborhoods around those developments start to pick up.  The city should help by increasing lighting and cutting back some of the overgrown trees.  South of 31st is kind of interesting too but it's too early to tell what will happen there. 

[cityboy]

It's interesting to hear the variety of opinions regarding the urban core neighborhoods.  Nice to hear so many people are aware!  As a whole, KC has many great urban neighborhoods and most are getting better every day.  Does anybody know anything about the planned expansion of the Kansas City Univ. of Biosciences?  Their campus sure looks good and is an asset to the upper east side. 

[chrizow]

the West Bottoms is indeed ripe for redevelopment, but my impression is that most of the buildings are almost beyond the reach of reasonable rehabbing.  also, given the state of many of the buildings down there, i suspect rehabbing them would be so expensive that the developer would have to sell them for upscale prices to recover his expenses.  i really can't see how the West Bottoms could be redeveloped for lower-income folks.  

there is also the fact that the Bottoms are so isolated from the rest of the city.  this hasn't proven to be a problem in industrial/port Brooklyn, but the West Bottoms arent Brooklyn and KC ain't NYC.  

also, aside from the cool old buildings, i am not sure how many people want to live in a railyard next to Kemper Arena.  if it were the only game in town, then maybe, but the South Loop and Westside stuff is so attractive that there is apparently no momentum to go to the Bottoms.

my idea for the bottoms:  totally gut and demolish the worst of the buildings, keeping only the facades.  then new construction, in the bare old warehouse style, could take place behind the facades.  gaps could be filled with 3-7 story brick buildings in a similar style, with retail and services on the bottom floor.  if anything, i see the West Bottoms are more of a "blank slate" than an opportunity for rehab.

[beautyfromashes]

From what I've heard there used to be two railcars that would go in tunnels from the West Bottoms to the middle of downtown.  One is still open and one was filled in with dirt and rock.  I would open both of these up connecting DT to WB.  I could see people who work downtown loving being able to walk out of their West Bottoms loft, grabbing a coffee and riding the furnicular to work.