Neighborhoods with determination aways turn around: A case study: Cottage Home

These brightly painted cottages are a signature of cottage home

The one key thing I observe about my Knox Hill community is the desire to turn it around. Even in the face if indifference and adversity, neighborhood turnaround occurs because of the will of a group of residents to take their own destiny under control and not accept the "status quo" that others believe it should be.  Examples of this determination are not hard to find elsewhere. One such case is  the Cottage Home neighborhood in Indianapolis which I recently walked.

Once workers doubles, today they are quality housing

Where is was: This area was largely an area of dilapidated workers cottages and shotgun houses lived in by low wage workers who worked at warehouses nearby. It was a poor neighborhood with a largely uneducated population and it was essentially in danger of being wiped out by warehouse and industrial expansion after highway construction of I70-65 downtown interchange wiped out a large swath of warehouses just west of it. In fact had the freeway gone just a few blocks further east it would have wiped the neighborhood from oblivion.

This grand mansion in cottage home is hardly a cottage

but just one example of why this neighborhood is important

The early face of the preservation movement was in Lockerbie a neighborhood just the other side of the freeway and most (including city leaders) assumed the area would be destined for warehouse expansion as far east until it reached Arsenal Tech which would be a natural buffer to Woodruff and other residential neighborhoods.  Cottage homes was essentially "written off".

Walkable livable neighborhood, close to downtown

 are keys to turnaround

But as Lockerbie , and many other downtown neighborhoods prospered and prices escalated, some saw Cottage Home for what it was; minutes to the downtown core, great historic architecture and  most importantly, still affordable. It was that early group of preservationists, artisans and a few older residents who did not want to see their neighborhood wiped away that engineered the slow turnaround of that community.

Elimination of a through street fostered new development.

 

Connectivity of a different kind: Sometimes less is more and the reduction of cut through traffic was addressed most skillfully by this neighborhood by eliminating through traffic on one of its streets and the replacement with roadway with a footbridge and the creation of a cul de sac street area which has fostered new development. A novel solution to the elimination of through traffic which also helped reduce crime and drug dealing

High end housing replaces vacant underused lots.

These new construction townhomes and now single family homes are repurposing once vacant lots and providing quality housing in that area where before there was little interest in redevelopment.

These unique prefab modular designed New Urbanist

homes are writing a new chapter on former warehouse land

 

The restoration of the historic housing stock has provided new opportunities for architectural diversity on a stretch along 10 th street brings high end New Urbanist development on another former industrial site.

Today no one would suggest that Cottage home be bulldozed for warehouses. In fact, it is the warehouses that are being demolished to provide new housing opportunities. Cottage Home is rapidly becoming a great emerging community and former vacant lots and warehouse land is seeing high end housing being constructed. It is an example of how a small group  with a love of saving the ordinary cottage fostered the rebirth of an entire neighborhood and are writing new chapters in its history.

Prep your old house for Winter

With the Midwest in the midst of "Indian summer' like weather its hard to believe that we could have snow on the  ground. Cold weather is coming and now is the time to get your house ready for the winter months , and all your inside restoration projects.

Your first priority should be outside yard work. Clean up leaves and consider composting. Now is an excellent time to power-wash sidewalks and decks. Make sure that grills are covered or brought into the garage for winter. You should inspect the outside of all windows and check the glazing. if it is cracked or missing time to reglaze those windows and put in storms. TIP: Put your screen in plastic bags (after you clean them) and they will be ready to use when warm weather arrives.

Inspect the outside of your home for any openings near the junction of the walls and foundation and caulk as appropriate. Check any locations where sidewalks may be next to foundations and check for cracks. If they are there use a caulk made for concrete and caulk them. This will prevent water from seeping into the foundation wall and freezing causing damage. Clean gutters and make sure downspouts are well attached. Check around water spigots for air leaks and caulk. If you do not have an "anti freeze' design spigot be sure to put a cover over the spigot for the winter. Check doors and make sure they have proper insulation and weather stripping.

REMEMBER the weatherization and energy efficiency tax credit end this year so now is the time to insulate!

INSIDE: Change your furnace filters and have a annual inspection and tune up. Inspect your ductwork . Ductwork is a MAJOR source of heat loss. All joints should be taped with foil back tape , not ductape! Insulate your ductwork. This is one of the best low cost ways to improve efficiency. properly insulated ductwork can save hundreds on your heat bill. Consider install dampers in the ductwork if you have an old system and some rooms are colder than others. You may want to ask you HVAC technician if you have adequate cold air returns. A properly balanced system is more efficient. Insulate your water pipes with the foam pipe insulation and make sure you have an insulation cover blanket for your Water heater. If you water heater is several years old it may be time to replace it and take advantage of that energy credit. Check the inside of your basement foundation for air leaks and insulate as necessary. Check to see if your local utility offers a energy audit. If you do not have a programmable thermostat now is time to upgrade!

Appliances: make sure all appliances are in good working order and if they are older and not energy star rated take advantage of that tax credit and buy them now. Now is also a good time to pick up salt for winter and make sure your shovel is ready or if you are lucky enough to own a snowblower , perform the annual checklist.

Attic: Inspect your attic insulation  and  go on line for tables to tell you how much insulation you need for your area. Inspect areas where chimneys enter the house for leaks.

Performing a fall checklist like the above can save you a lot of money on your heating bill, maybe enough enough to buy that wallpaper you've been wanting!

National Night Out Celebration

All across the country neighborhood groups got together for National Night Out.

We were part of the "night out" festivities in the Holy Cross neighborhood where our Indy house is. The 400 Block of Arsenal has been putting on this event for several years and despite the almost 100 degree heat index, about 30 residents braved the heat.

Streets are closed off so the kids can play and local police officers stop by so they can meet the residents. These linkages are important so the local police officers know the people that they serve in the community and local residents know who to call and who patrols their area.

Indy Jazz Artist Gregg Bacon, who used to live on the block, performed for area residents. You can learn more about his music at http://www.greggbacon.com/

One of our newest residents, who is originally from china also serenaded the audience with a traditional Chinese instrument,(which i couldnt even begin to pronounce so I wont try). She and her husband are restoring a classic Craftsman house up the street.

It was a great time and even thought it was very hot, it was great to see all our friends out in one place.

Indianapolis: Arsenal Avenue Arts, Antiques and Yard sale Saturday!

Indianapolis: The 400 block of Arsenal Avenue becomes one big sale as the block club will host an Art, Antiques, and Yard sale Saturday.

The 400 block of Arsenal is between New York and Michigan streets in the Holy Cross neighborhood. Lots of bargains and something for everyone!

Indianapolis Downtown,Midwest Urban Planning that actually works

Over the weekend we attended a home improvement show in Indianapolis at the Convention Center. Our trip downtown allowed me to really "look' at why Indianapolis is the downtown success story that it is and why it thrives while other cities are losing both population and business.

We decided to get to the show early ( about 10:30) because we knew if we got there much later it would be crowded. Even on a day when the temperature was 10 degrees, there is always something going on downtown. We parked just a couple of blocks from the convention center , which is undergoing another MAJOR expansion to handle the city's ever growing convention business. urban planning is a big issue in cold climate cities that compete with "warm weather venues as you have to get people from point A to B in a quick manner.

Indianapolis 'listened' to its business community which is why you find free parking on city streets on Saturday and Sunday. Something Cincinnati needs to do especially on Vine and Findlay Market in OTR and the downtown. Free parking is big incentive to small business's in the downtown area.

Another Planning "plus" is the parking garage system. Many multi level parking garages are underground. Indianapolis began this over 20 years ago. Multi level parking garages are often underground and have either buildings above , like Circle Center mall, or outdoor Plaza/green spaces like the area over by the Weston Hotel. Even existing above ground parking garages are 'connected'.

Connectivity is a huge plus in Indy. From an urban planning standpoint I am NOT a big fan of skybridges as I feel they tend to impede street level business. However that's not a problem in Indy as careful planing has resulted in business's located in the Circle Center Mall a 4 level Indoor Mall that, at a time when other downtown malls are dead, continues to stay full, or businesses are located in the Hotel complexes which are connected to adjacent office buildings via tunnels which means that local office workers can quickly get to lunch during the week. Even street level "non connected ' businesses like some restaurants or retail are less than a block from a tunnel, or skywalk and many have interior entrances to those interior pedestrian passage ways. In fact you can travel from the state office government center to the mall (over a mile) without braving the elements. The vast majority of the Hotels are part of that connectivity network and the city can move tens of thousands of people after major events via this system of skybridges, tunnels and wide city streets.

A great example of the connectivity is the Arts garden a glass and steel structure built literally above an intersection that connects Circle Center Mall, The Claypool Hotel complex, and the 5 star Conrad Hotel and luxury condominiums. This venue has full schedule of arts and music events and you will find downtown office workers on their breaks enjoying a variety of entertainment.
Adaptability has been a key component. Urban Planners have looked at preserving historic streetfronts while adaptively reusing the space in new buildings behind them. Circle Center Mall for example preserved many historic building fronts and complete historic buildings as part of its mall project while reusing them in new combination of Office/retail use. Many former office buildings downtown are now luxury condos and some have had completely new building built behind them that house say parking garages with 1st floor retail. The restaurant accross the street in this photo occupies level 1 while housing a multi level parking garage above it . All behind a 1920 historic building facade that was saved as part of the new construction that took place behind it.

That adaptability allows the city to host multiple events where up to 150,000 people may be able to attend a variety of events. Given the city's compact downtown it is the only city I know capable of handling a football game, a basketball game and concerts and conventions at the same time.

While other cities struggle with deciding what they "want to be", Indianapolis leads the midwest with competent urban planing that listened and combines retail, convention, office and residential housing in a thought full manner. Other cities need to look at that sucess rather than trying to 'reinvent' the wheel.

Victorian Garden Tips: Fall is Bulb Planting Time

Fall is here, even if I hate to admit it, and it is time to start thinking about planting those bulbs for spring of next year, so I thought I'd pass along some tips and reminders.

Most of our bulb species prefer a well drained , not soggy , soil, and the location should have at least six hours of sun a day from spring through summer. You need to plan ahead and look at what your light levels will be in summer when the trees have leafed out. You want to make sure the bulbs will not be in the shade when the leaves still need the sun to make energy for next year's flowers.

I find that digging up the whole bed makes the bulb spacing, layering and soil amending easier. The depth of your holes should equal three to four times the bulb height, but pay attention to the bulb supplier's recommendations.

Set your bulbs in the planting bed or in separate planting holes with their roots or basal plate downward. If it's not sure which way is up, lay the bulb on its side. Fill the planting hole with soil and tamp it gently.

You want to plant a variety of bulbs to extend your flowering season. I like daffodils and Tulips, and you should include some early-flowering bulbs - such as grape hyacinths, crocuses, snowdrops and scilla - to herald the start of spring. Late-flowering alliums will continue to show into early summer.

Now, we are planting on our bulbs being on our front hillside, therefore we want to leave space so we can plant our groundcovers in the spring. Our goal is to have an attractive front yet keep it as low maintenance as possible as the rest of the garden areas are more 'designed' and require more maintenance.

Victorian design: Fabrics and stencils. A dining room

I had a post a week or so ago on stencilling. http://victorianantiquitiesanddesign.blogspot.com/2009/08/restoration-stencils-in-victorian-era.html .Several of you emailed me and asked about this ceiling.

This is hand painted and stencilled ceiling I did for a home we owned a few years back. So today I thought I'd talk about how we put this look together and how you do things on a serious 'shoestring". That was definitely the case with this project, a formal dining room. We had just finished doing all the boring 'hidden stuff" furnaces, wiring and plumbing and we decided to do what else in an unfinished house? Have a Christmas party.

However we had an obstacle, our formal dining room which did not look very Formal. Plain white walls. We did install a new parquet floor and restored the Windows back to the bay window taken out years ago. But it was basically a plain white box. We were not ready to host 50 people at Christmas. My rule of thumb , Victorian house, you can't go wrong with a red dining room. However we wanted more than just paint we wanted DRAMA.

To create drama you have to add elements in a particular way. We enjoy Formal dinners with all the silver and candles so our goal was a room that "sparked" at night, was rich and luxurious, BUT didn't break the bank. Something mansion like but not at mansion cost.

So we first added crown moulding and we used a stock moulding found at Lowes, Total cost 175.00.

We then added a wallpaper frieze. 4 Rolls bought off Ebay 60.00. The damask red fabric which would have cost a mint if we bought it at a fabric store we actually bought at a discount store. These are Table cloths! The large banquet size. 3 of them 45.00! We bought an extra for the table.

The Walls were first lightly sprayed with a photo mounting adhesive then the fabric was placed on the wall stretched slightly and stapled. the staples were hidden by a hanging rail at the top and the chair rail at the bottom. Below the chair rail we used an embossed look wallpaper purchased at the home improvement store 3 rolls 60.00. We installed this per manufacturers instruction then 3 days later we painted it in the red we used for the crown and base for the ceiling. We purposely bought this red in a gloss as we wanted the room to sparkle at night but we knew we would be putting a matte glaze over parts of it which would tone it down somewhat. Paint 2 gallons 28.00 bucks each. Once the stenciling was dry we then applied the gold stars using a basic stencil we cut out of some stencil stock you can buy at your local hobby shop.

Then we come to the center of the ceiling. We wanted a stormy sky look and we hand painted the clouds At first some what brighter than we wanted in acrylic paint. Once the ceiling was done we then applied several coats of clear acrylic varnish each coat tined slightly with reds and blues until we got that "old world' look we a were after.

The ceiling medallion was a stock home improvement store piece in white 60.00 and we then painted it red and applied several coats of gold acrylic paint making sure not to cover completely the red under-painting. I have found a combination of bright gold and dark gold work best and give it that aged look you want.

The bowl light was the most expensive piece in the entire room at 225.00 purchased from Lowes. the ceiling was trimmed in a stock moulding also gold painted 4 pieces cost 38.00.

If you have been keeping track the total cost of the room makeover about 750.00 and about a week, working evenings. The party was success.

Victorian Society: The elusive green thumb

Victorians loved everything 'green'. The "Fern Craze" of the Victorian era is a good example. Ferns would be on display EVERYWHERE in the parlor. On tables, in elaborate Urns set on the floor, on Fern stands. Elaborate wooden stands with ornate incised carving. Ferns were a "status symbol" in the day and Victorian often coveted the exotic hard to grow varieties. Outside cool shade gardens filed with rocks and ferns provided a restful place on a warm day.

Victorians took their love of plants to another level with the Victorian terrariums. Elaborate "eco systems' in large glass jars or elaborate table top mini conservatories where Victorians not only grew ferns but also exotic plants.

Among the "upper crust of Victorian society, private greenhouses were all the rage. Perhaps the best known is the greenhouse at Biltmore shown in this photo I took a few falls ago. Biltmore was working farm and some plants were sold for market but a huge quantity was grown in order to provide year round fresh flowers for the Mansion.

Today, thanks to mass production it is possible to have your very own Victorian greenhouse in kit form. This very popular model is available through most online garden stores. Prices vary WIDELY for this same greenhouse. Best price I've found for the 8x10 foot model is around 3500 at Sam's club online. They also ofter a much simpler version of this with polycarb panels for around 650.00. I have built some of these for clients over the years and its a good do it yourself for an advanced ability homeowner. Personally I think these are best on a poured foundation. You can attach these to a house for a conservatory effect but you need special heating/cooling and humidity controls to make these work.

The ultimate in Victorian Luxury is the Conservatory which truly brought the outside world in year round. Conservatories were often off a main parlor and were the ultimate status symbol for the Victorian era home.

These are not "sun rooms' that we associate with modern day tract homes, but rooms for the serious garden enthusiast wishing to recreate the grandeur of the Victorian Era, Costs on these elaborate structures can start as low as 25,000 but can quickly exceed 500,000.00. If price is no object then this is the ultimate however for most of us it will be 'just a dream".

Restoration: Stencils in the Victorian era

I have had a couple of inquires recently about stencils and their use in the Victorian era so I thought I might expand on some answers as well as provide some additional info that might help you "do it yourselfers" out there.

Stencilling and mural work was the preferred method of decoration throughout history. Wallpapers were introduced which were essentially stencilled designs on paper. This opened up decorative art to the masses although wallcovering were rather expensive and purchased mostly by the middle and upper classes of Victorian society.

Stenciling was popular at both financial ends of the Victorian spectrum. Those without means used stencils as a way to decorate their walls and ceilings and "keep up with the Joneses". Stencils were sold in some of the local emporiums and by use of tinted milk paints could create attractive designs.

We also saw stencilling at the very "high end" of Victoriana. The wealthy did not want to decorate with 'common wallpaper' and heaven forbid a neighbor down the street would have the same wallpaper. Instead they employed artisans, many of whom travelled the country. Even Tiffany, perhaps best known for stained glass work did stencilling. Perhaps their best known commission was for Sam Clements (Mark Twain) Twain paid the princely sum of 5000.00 to have Tiffany studios stencil and fauxgrain his home in Hartford Connecticut.

Stencils are today a viable option for those that are uncomfortable with hanging wallpaper or whom perhaps had original stencilling and want to recreate a room based on an original design. Stencilling a room is a time consuming task but the job is made easier by today's stencils which are far superior in quality and durability than stencils of old. Stencil Planet has a wide variety of Victorian Stencils such as the design shown here. More designs at their website: http://www.stencilplanet.com/index.aspx

Epoche designs is also another fine stencil manufacturer and they offer some more complex designs including entire room sets. http://www.epochdesigns.com/

I should also mention our own company Victorian Antiquities and Design can create or recreate custom stencils for your project and from time to time hold workshops on stenciling. We will also be releasing anew line of stencils based on historic designs next year. Keep tuned for details. We also do custom mural work and stencil combinations like this ceiling shown here. This room required the addition of a ceiling medallion which we also custom painted and gold leafed wood trimwork between the mural work and the red ceining with its gold starred stencil design. We also did the fabric walls, embossed painted wallaper below the chair rail and installed the wallapaper fiexe at the top of the wall. Feel free to contact us to see what we can do for you.

National Night Out Parties held

Neighborhood organizations , community groups, and block clubs from across the country got together last night for National Night Out Block Parties.

The party brings neighbors out to get to know each other better and to meet members of local law enforcement. These parties are part of community Crime Watch programs.

After really bad weather earlier in the day in Indianapolis, the skies cleared and the 400 block of N Arsenal got together for their annual block party.

The street were closed off, The grill was fired up, and neighbors turned on their front porch lights and partied until well past dark.

Storms, Trees and my neighbors Mercedes

Indianapolis had quite a few storms blow through this morning. In fact I had to cancel a client consult today because of the bad weather.

We had about 1 1/2 inches of rain blow through in less than 15 minutes along with very strong winds. Fortunately for us no huge trees around us and I purposely selected willows around the property because of their flexibility.

So the storm blows through and I walk around checking out the house up here, making sure everything was OK. So I am looking out the second story window and I realize I seem to have better view of my neighbors house across and down the street. It took some time to realize that one of the several trees around the house was not standing but in fact sitting on the roof of my neighbors Mercedes! He hasn't had this one for very long and it replaced an older 500 SEL he had. I can't imagine how he feels right now.

On other news we have received very good feedback on our house up here from our most recent viewing, I hope they come back for a second look. I am so ready to be in Cincinnati full time.

Tonight, if the storms finish going through, is our annual National Night Out Block party for our crime watch program. Lots of food and fun, IF, this rain ever stops.

Annual Antique Sale a Sucess

Comfortable 'Non rainy" weather, brought out people to attend the annual Woodruff Place Flea Market and we therefore had a good turnout for our annual antique sale. It was allot of work lugging things in and out for the two day sale (we worked on the Cincinnati house on Sunday) and I could have easily brought out more merchandise. We offered a variety of merchandise antique furniture, art and estate jewelry.

Of course I am looking forward to the day when we can get some shop space and get open in Cincinnati and I need to redouble my efforts to locate the right building for our purposes.

Urban gardening: Spring is coming!!!

It is not far away! We have already experienced that occasional warm day. Now is the time to be planning your spring and summer gardening projects. Urban gardeners face unique challenges from those in the burbs. Gardening space is smaller and you need to get the most bang for the buck. One thing you should do now, in preparation for spring, is look at your gardening tools. Clean shovels, make sure the tires are good on that wheelbarrow. If you have a wrought iron fence or picket fence use those first warm days to scape and paint it. It is much easier before your plants go in and much cooler than the dog days of summer.

Now while we all might like that grand Victorian estate garden like this one at Biltmore, most of us have to deal with a small lot and planning is the key. Urban homes usually have small front yards. Think of your front yard as a "entry way". Long before your guests are at your front door they have really already entered your home. Your front garden should be bright and inviting. If space allows consider an arbor over your front walk. Flower boxes are great for those who have no front yard and you should look for low maintenance plants.

Many homes in an urban setting often are by busy streets, consider using water to create" white noise". Fountains are great and can take the shape of a grand fountain like this Victorian 4 tier or a smaller urn with a bubbler.

Done in phases, most people can achieve low maintenance attractive garden and while you neighbor is out mowing the grass and trimming, you can be relaxing in your garden. Most urban homes have two, sometimes three "outdoor rooms" The front, the back and sometimes a side garden. By treating these as separate projects it is easier to get a sense of satisfaction in a hurry. Gardening is a great "Urban Revitalization" tool. You will find when you fix up your yard the neighbors become a little jealous, gardening is infectious and don't be surprised when that neighbor whom you thought didn't care at all starts keeping their place a little cleaner.

Don't forget that your porch can be an enjoyable outside room, Today there area variety of Victorian era furniture, Wicker is a great option and the new resin based products are very durable to the elements. Consider using an outdoor "rug" on your porch space, especially if you have a concrete floor that you would like to hide. Porch swings are "very victorian" and you can even find them at your local "big box" home depot or Lowes. Hanging baskets add a colorful accent.

Whether its a small "vignette" or a grand garden space. A garden can be a relaxing way to slow down at the end of a busy day. Soon we will begin our series on the Gardens at Knox Hill. We have extensive plans for our double lot that includes ponds, a sunken garden, a side formal courtyard with fountain and an outdoor gazebo space with formal gardens. It should be an exciting summer at Knox Hill.

Winter Wonderland?

Those who know me well know I hate cold weather. There are just so many things I'd rather be doing than stuck inside. So today will consists of more doorknob restoration, maybe take a crack at a Newel Post I plan on using on the Knox Hill project .

We awoke to 10 inches of snow this morning and should have 12-13 inches by noon when this ends here at the Indy house, I read that Cincinnati got ice and snow and is having power outages. Here its just wet snow and lots of it. Schools are closed, most businesses are closed or delayed. Greg wisely decided to wait until after the rush hour to go into work and we first had to shovel the jeep out 2WD not 4WD so at best he will have challenging drive. Traffic is doing "maybe" 25 mph on the interstate system here. Our street is plowed since it is near a school. While parking in the carriage house is nice. the reality is that it is near impossible to get out as the alleys are not plowed so street parking makes more sense.

The good news is this ends around noon followed by sunshine. Maybe this will be the one and only major snowfall of the year? For those of you that enjoy the quiet beauty of winter some photos I took this morning