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  1. #1
    HHW
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    More where to move questions?

    We have narrowed our search down to two neighborhoods: Arvada near 86th Pkwy and Indiana st. and Genesee. I prefer Genesee and the wife likes Arvada. So what are the positives and negatives for each? Trail access for the mountain bike and road rides.

  2. #2
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    Hmmmmmmmmm - from Genessee you are close to a lot of trails (Evergreen stuff, Clear Creek stuff - which is really nice cuz noone goes there, Golden stuff), and also closer to the mountains if you like to ski/snowboard, hike, ride up there.
    86th and Indiana? Is that 5 Parks? Nice neighborhood, but I would think Genesee would be just as nice (nicer?) with better access to more things and quieter, and just as close to Denver if you need to go downtown.
    86th and Ind. would be close to White Ranch, which would be nice!
    Road rides? Both would have easy access to some good road rides.
    Make my vote Genessee, but remember - BETTER keep the wife happy!!!

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    Where do you work????

    I used to live in Arvada off of 83rd place, just east of where you're looking. It was very convenient. Close to shopping/work/nice dog park etc. with close access to the 70 corridor and easy access to some of the better Jeffco parks. We really liked it, but this was before 5 parks was built (moved in Jan '02) and I couldn't say how that has changed the area.

    The biggest down side to Genessee would be having to deal with the I-70 idiots on your daily commute which is extremely exaggerated by the slightest bit of precipitation during the winter months.

    Bottomline- If I worked from home or had a short commute -Genessee/If I had to commute into the city-Arvada. My experience has always been that the quality of life is enhanced by a short commute as opposed to a more scenic area. Spending a couple of hours a day sitting in traffic would just piss me off to the point where I couldn't enjoy the location.

    Good luck

  4. #4
    HHW
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    Thansk for the info. I would be working out at the Airport, but would only have to do the commute once or twice a week at the most. So the commute isn't too much of an issue.

  5. #5
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    Genessee without a doubt.

  6. #6
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    Genesee vs. Five Parks

    With Genesee you pretty much see what there is going to be. The area is about built-out. The Five Parks area is due for some huge changes in the next decade, especially if they ram the Tollway through there. You might think that would be great for you to get to DIA, but keep in mind it already costs $6.00 each way to go from Broomfield to DIA. Would you be willing to spend $10.00 each way to go from Arvada to DIA? Arvada already has plans to put hundreds of houses further west on CO72 from Five Parks. And there is that new subdivision already being built just to the north of there. If you like densely packed, poorly planned suburban sprawl, go with Arvada - they won't disappoint you.

    I'd go with Genesee. Keep in mind you'll probably need 4WD if you live up there, while you can get away with 2WD in Arvada.

    Have you looked at Golden, Golden Gate Canyon, Coal Creek Canyon?

  7. #7
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    Limon!

  8. #8
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    Quote Originally Posted by nOOby
    Limon!
    Ha thats funny..

  9. #9
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    Quote Originally Posted by HHW
    Thansk for the info. I would be working out at the Airport, but would only have to do the commute once or twice a week at the most. So the commute isn't too much of an issue.
    You would certainly get more house for the money in Arvada, but you should also think about your kids as well (if you have them). Some of the schools in Avada can be "iffy".

    My guess is your wife is like mine. She's use to the suburban jungle and can't picture living somewhere at the top of a mountain. I had the same problem. I wanted a mountain home with no one around me (call me anti-social if you want), but the other half wasn't going for it. We ended up compromising on Golden. And yes, I have kids.

  10. #10
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    Quote Originally Posted by Klein_Christopher
    Ha thats funny..

    I'll be here all night

  11. #11
    HHW
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    Thanks for the info. I think I have the wife convinced. Does any one have any info on the homes in Village at Genesee. How's the home quality? Any soil problems? We would rather be farther away from the freeway and have some southern exposure but I think in our price range we are going to be looking in the village.

  12. #12
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    Arvada isn't a bad place. On the contrary to what was said earlier, Arvada does have good schools, I know several people that have gone to them, and have taught there as well.

    You will have more of a 'hood feel in Arvada. The Neighbors will more likely be open to having block parties, hang out, etc. The trail access could be about the same in access time (Genessee can be deceiving).

    I've lived in evergreen before moving to Golden. There are plus's and minus'. I'll highlight what I observed.

    Genessee:
    + you can say you live in the mountains
    + you may get snow while the rest of denver doesn't
    + Views (depending on where you live
    + Wildlife, you'll get Elk and Deer grazing in your yard from time to time
    + Houses are a bit unique, along with the lots
    + Loveland Ski Area is only 40 minutes away, Keystone is 50!
    - On I-70. Ensure that you have multiple outs. I-70 is a fast paced 30+ mph over the speed limit race course between Denver and Evergreen. It shuts down often in bad weather. You will want to have 2 4wd's.
    - You'll drive everywhere, all the time Groceries, trails, schools, shopping, etc.
    - People that live in Genessee like to be a bit more private. Not that this is bad, but if you or your wife are social people, Golden or Arvada may be a better spot
    - No mtn town feel, no sense of community
    - Snow hangs around longer, sometimes deeper
    - House prices are high!

    I have several friends that live up there. Its a nice place (as long as you don't have to listen to I-70). I think JasonB from this board lives up there, he'd be a good one to bounce Idea's from.

    Genessee has a few places where you can access the trails (Near Apex or Chimney). Otherwise, you'll drive to White Ranch, Mt. Falcon, Chimney & Apex (If you live on the south side of I-70), Mathews Winters, etc. My Guesses are it will take you slightly less time to access the trails from Genessee, but not much.

    Have you considered area's around Golden or Morrison?

  13. #13
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    BTW, where are you moving from?

  14. #14
    HHW
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    Moving from The San Francisco Bay Area....Too many people from Colorado moved heere and drove the housing prices up, so we have to move We have looked around Golden a little and haven't found any neighborhoods we really like any suggestions?

  15. #15
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    Quote Originally Posted by HHW
    Moving from The San Francisco Bay Area....Too many people from Colorado moved heere and drove the housing prices up, so we have to move We have looked around Golden a little and haven't found any neighborhoods we really like any suggestions?
    If you are looking in Genessee, then you are looking at $500,000+ houses. Correct? There are plenty of places in Golden that will get you that. Have you looked in Mesa Meadows, Eagle Ridge, Mountain Ridge, Mountain View, Tablerock, Canyon Point, or even Applewood? I close on a house in Tablerock (not my first choice or purchase - but c'est la vie), two weeks from now. Great trail access with North Table in the backyard and White Ranch across the street, plus there's a pool you can dive into during the summer when you're all dirty after a ride. There are some good deals to be had if you are persistent, especially in Tablerock. Just make sure you take a good look at the foundation no matter where you choose and some homes don't have AC. What's up with that?

  16. #16
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    Quote Originally Posted by schnauzers
    <snip> some homes don't have AC. What's up with that?
    Ummm........ there are lots of houses in Denver without AC. If you manage your windows correctly AC is often unnecessary.

    That said - my current house has AC and I *do* use it. But I'm lazy like that.

  17. #17
    HHW
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    Ok, we are getting closer to moving and my wife is going to be working in Boulder how is the commute from Genesee to Boulder? Also how often would we need 4wd in Genesee? Any other communities in the 350,00-450,000 price range that we should look at? Thanks for all the info.

  18. #18
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    Quote Originally Posted by HHW
    Also how often would we need 4wd in Genesee?
    Some winters not at all.

    Some winters every day between November and April.

    HTH.


  19. #19
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    Commute

    Quote Originally Posted by HHW
    Ok, we are getting closer to moving and my wife is going to be working in Boulder how is the commute from Genesee to Boulder? Also how often would we need 4wd in Genesee? Any other communities in the 350,00-450,000 price range that we should look at? Thanks for all the info.
    This can be a crappy drive. Usually not an issue in the mornings, but getting home on Friday afternoon can be a problem, especially during ski season or on holiday weekends.

    Highway 93 is very dangerous, and the weather can be a real bear. You know about the wind on Rocky Flats, right? Imagine snow blowing sideways at 50mph and icing over the road anywhere from 0-15 times a year. 4WD for sure, unless your wife's job allows her to call in 15 days a year. CDOT installed gates at Highway 93 and Highway 128, and at Highway 93 and 64th Ave. so that they can close the road more often. And they did close it several times last winter. 35 minutes on a good day, 3.5 hours on a really bad day.

    At $350-450K I would live in Louisville if you have to work in Boulder. Golden would be a little better commute, but you are still at the mercy of 93.

  20. #20
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    Quote Originally Posted by honkinunit
    <snip>
    At $350-450K I would live in Louisville if you have to work in Boulder. Golden would be a little better commute, but you are still at the mercy of 93.
    Golden is the better call. On the days they close 93 you go skiing!

  21. #21
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    Genesse to Boulder would not be a fun commute, even worse in the winter and 93 does close often because of wind more than snow.

  22. #22
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    yep, once, on my way to the mountains I was truckin' along 93 at a decent clip and drove straight into a dust storm(that hadn't been there a second before), zero visibility, by the time I slowed down I ended up in the ditch(luckily no damage). Twenty feet further and I would have been down a large hillside and probably rolled over.
    Last edited by nOOby; 10-02-2007 at 09:29 AM.

  23. #23
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    I laugh at everyone slamming hwy 93. Sure, it closes every now and then. Once last year, once the year prior. How many times has I-70 closed? Many. And I-25? A true parking lot 95% of the year. Hwy 36 is not better alternative. If you really need to get in to work regardless of any conditions, live right beside it (work).

    Hwy 93 moves quickly and is more reliable than other highways. When we get high wind warnings, you have a few outs (Indiana, Wadsworth, etc) for those few days. As Skaredshtlss said, go skiing those days.

    The north portion of Golden to south Boulder is around 18 minutes. Genessee can add significant time to your route (up lookout, hwy 40, or I-70). I-70 going into and out of the mountains can close quickly due to one moron in the winter. You have two outs, one of which will be a traffic jam up hwy 40 (which parallels it). So, where ever you're looking, my guess is that you'll add 15 to 30 minutes on top of the Golden/Boulder commute.

    Arvada would put you in a better location for options commuting to Boulder. Golden has around the same time as more arvadans, but your options are limited until you get north of North Table.

    I've commuted 93 for 9 years. I've witnesseed horrible winds, blackout/blizzard conditions only because I wanted too. There are only a handful of days this is the case, and usually weather related. There are ways to get around it.

  24. #24
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    actually my situation was caused by a grass fire the previous summer that left the soil exposed. 93 isn't that bad, just wanted to shared my experience with the interwebs.

  25. #25
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    Quote Originally Posted by IndecentExposure
    I laugh at everyone slamming hwy 93. Sure, it closes every now and then. Once last year, once the year prior. How many times has I-70 closed? Many. And I-25? A true parking lot 95% of the year. Hwy 36 is not better alternative. If you really need to get in to work regardless of any conditions, live right beside it (work).

    Hwy 93 moves quickly and is more reliable than other highways. When we get high wind warnings, you have a few outs (Indiana, Wadsworth, etc) for those few days. As Skaredshtlss said, go skiing those days.

    The north portion of Golden to south Boulder is around 18 minutes. Genessee can add significant time to your route (up lookout, hwy 40, or I-70). I-70 going into and out of the mountains can close quickly due to one moron in the winter. You have two outs, one of which will be a traffic jam up hwy 40 (which parallels it). So, where ever you're looking, my guess is that you'll add 15 to 30 minutes on top of the Golden/Boulder commute.

    Arvada would put you in a better location for options commuting to Boulder. Golden has around the same time as more arvadans, but your options are limited until you get north of North Table.

    I've commuted 93 for 9 years. I've witnesseed horrible winds, blackout/blizzard conditions only because I wanted too. There are only a handful of days this is the case, and usually weather related. There are ways to get around it.
    93 is a great road and never crowded. Let's hope they never complete 470 and screw it up.

    I commute from North Table to Westminister (36 and 104th). It takes me 14 minutes in the morning and 22 minutes in the evening (only because i take 72 out to 93 instead of Indiana to 64th to avoid traffic and lights).

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    93 never crowded? I guess you've never tried to get into Golden on a Friday afternoon. I've seen cars backed up from the light at US 6 all the way to the dump.

    93 is in dire need of shoulder work. it carries 18-20,000 cars a day on a road rated for 8000 max. There have been two very serious head ons the past two weekends resulting in two fatalities and four critical injuries. There have been at least two other fatal crashes and dozens of injury crashes this year. It is the bastard stepchild of the state highway system due to being split between two highway districts, and the effin' tollway/parkway indecision.

    Something has to be done. I've been driving it since 1988, and I'm tired of the CDOT incompetence/negligence.

  27. #27
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    Quote Originally Posted by IndecentExposure
    I laugh at everyone slamming hwy 93. Sure, it closes every now and then. Once last year, once the year prior. How many times has I-70 closed? Many. And I-25? A true parking lot 95% of the year. Hwy 36 is not better alternative. If you really need to get in to work regardless of any conditions, live right beside it (work).

    ...
    Uhm, were you around for all of last winter? I commute on 93, and it was closed quite a few times. I worked from home a couple of times, but got to know Indiana much better than I wanted to. However, I do agree with you that I-25, I-70, and Hwy 36 are all worse.

    Too many cars around here, and too many people who don't know how to drive in the snow.

  28. #28
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    I like 93 for the drag race that starts out from stop light leaving Boulder, up the hill, jocking for position before it turns to one lane, racing to get that one car length in front of that SOB who wants to drive only 5 mph over the speed limit, racing to pass again once it turns back to two lanes... yeah, good times. That's in the good weather too!

    Opps, almost forgot the occasional road rider who forgot that Colorado has many, many miles of roadway that actually have shoulders on which to ride... sweet!
    Gone are the days we stopped to decide,
    Where we should go,
    We just ride...

  29. #29
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    Quote Originally Posted by alaskarider
    Uhm, were you around for all of last winter? I commute on 93, and it was closed quite a few times. I worked from home a couple of times, but got to know Indiana much better than I wanted to. However, I do agree with you that I-25, I-70, and Hwy 36 are all worse.

    Too many cars around here, and too many people who don't know how to drive in the snow.
    Hmmm...perhaps it was.... but then again, I couldn't get out of my neighborhood to even make it to 93 on those days!

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    Quote Originally Posted by IndecentExposure
    Hmmm...perhaps it was.... but then again, I couldn't get out of my neighborhood to even make it to 93 on those days!
    Yes, I had that problem a few times, too! What a winter.

    (Mostly, though, I commute by bus, so I could at least snowshoe to the bus stop on the days when the buses were actually running.)

  31. #31
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    Quote Originally Posted by alaskarider

    Too many cars around here, and too many people who don't know how to drive in the snow.
    I think the snow is only part of it. I had the pleasure of living in san diego for 2.5 years. ( grew up in CO, 6 years Navy, then back to CO) The traffic there is insanly large. Just the sheer volume of it. Its hard to put my finger on why but I always felt more comfortable driving there than in Denver. It was like the people were used to driving really fast in bumper to bumper conditions and where really good at it. They were more confident, and knew what to expect. Here the mentality on the road is so much different. I just have way less confidence in other drivers here and way more stess from driving b/c of it. Part of the problem in my mind is colorado's conservative mentality with taxes not allowing the state to grow its hwy system with the population.

  32. #32
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    Quote Originally Posted by IndecentExposure
    Hmmm...perhaps it was.... but then again, I couldn't get out of my neighborhood to even make it to 93 on those days!
    I went skiing that day!

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    Have you looked at Lyons? Close to Boulder, 1hr commute to the airport, great mountain surroundings, top notch schools. 350 - 450 will get you a decent house.

  34. #34
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    Quote Originally Posted by SkaredShtles
    I went skiing that day!
    Yeah? So did we.... albeit it was on Mt. Galbraith and we had to earn our turns!

  35. #35
    HHW
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    Thanks for all the replies. Seems like the commute from Genesee might be a bit too much. We are going to look at North Golden, West Arvada and Lyons.

  36. #36
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    Quote Originally Posted by HHW
    Thanks for all the replies. Seems like the commute from Genesee might be a bit too much. We are going to look at North Golden, West Arvada and Lyons.

    PM me if you'd like North Golden insight. Lyons is a neat place, Iganjr (SP?) has it wired from a mtb perspective.

  37. #37
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    Lyons

    The only bad I've heard about Lyons is that wells are iffy (if you are looking at a house on a well), and many houses have high radon.

    Ask direct questions to the realtor about these....

    Lyons: Radon. Low well output.

    West Arvada: Ask about bentonite and the construction of the foundation.

    North Golden: The 'beltway' issue is huge. You could end up with a 6 lane highway on top of you. No easy answer for this, since no one knows what will happen.

    No place is perfect. Reading through your thread I think Westwoods off of 64th and Quaker west of Arvada would appeal to your wife and be within riding distance a a lot of trails. There is still the Highway 93 or Indiana drive, but the same in Golden. The drive along 36 from Lyons to Boulder isn't as bad, but it is still not an easy cruise or anything.





    Quote Originally Posted by HHW
    Thanks for all the replies. Seems like the commute from Genesee might be a bit too much. We are going to look at North Golden, West Arvada and Lyons.

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