Cincinnati Preservation seeks proposals for Hauck House

From Cincinnati CPA

Cincinnati Preservation Association (CPA) announces the acceptance of proposals for the purchase and utilization of the Hauck House, a Cincinnati landmark. The Hauck House is a stone-fronted Italianate townhouse featuring classically inspired details as fluted pilasters, arched windows and a crowning cornice. The house is located on Dayton Street in Cincinnati, nicknamed “Millionaire’s Row” during the late 19th century. Circumstances unique to the Hauck House compel CPA to manage this process via Request for Proposals (RFP) to assess the feasibility of submitted proposals regarding the property’s future restoration and use. A nominal $30 charge is requested to acquire the Hauck House RFP. Proposals are to be received by October 30, 2009. CPA has established a special Hauck House Proposal Review Committee which will review all proposals

This has to be one of the most important homes in Cincinnati and from an old house junkies perspective a "dream house". The auditors office places a value of 161,900. I would suspect they expect to get more out of it. There is a large house across the street for sale that has been converted to apartments on the market in the 120's and it would need at least 250k to be restored properly. This may be a bargain by comparison. I would suspect CPA is looking for it to be maintained as a museum house but I could see a B&B use. If it could be zoned properly I would love to operate it as a museum house and use the carriage house for our antiques business and design studio. I wonder how much interest there will be. It would make a great personal residence for someone with its proximity to downtown.

The Habs Haer site has some old photos of the Hauck house here are some interior shots from that collection taken in 1970's.

West End Demolitions are a" Wake Up" Call for Preservationists!

As reported today in Building Cincinnati, demolition has taken place on 2 of the 4 Bank street Houses, some of the oldest structures in the West End/Dayton street area. http://www.building-cincinnati.com/2009/05/half-of-bank-street-buildings-down.html

This was not only a loss for the Dayton Street area and West End but a loss for this city as well. These properties are gone and with them part of our History. We now have vacant lots worth less than the properties that stood on them and the city tax base further shrinks. As a taxpayer you should be concerned. You should be outraged that your history is being demolished and your city government doesn't care and allows it to happen.

The mayor does not care, the city council does not care. Were there any council people involved trying to save these structure? NO. Was our "Illustrious Mayor" who claimed to care about the history of this city involved ? NO. I got an email from one of the flunkies in his office re-iterating the 'commitment' of the mayor to our historic city" after I contacted him. Some 'commitment" Mr Mayor.

What little effort there was to try to negotiate to save a part of this cities history was a few local residents and a few preservationists trying to find a buyer willing to work with a city government that does nothing but throw roadblocks up at preservation efforts and whose mantra is Blight=Bulldozer.

In ANY other city these properties would have been saved. The city would have denied demolition permits and would be going to court trying to save these buildings. Attempts would have been made to find grant monies to acquire them. Facade grants would be offered. Tax abatement would have been promised, New sidewalks would have been put in that block. ANYTHING and EVERYTHING would have been done by a city to save these 140 yr old structures.

But not Cincinnati. whose city government is "thrilled" every time they get more CDBG (Community Development Block Grant) monies so they can go bulldoze some more properties on their ever growing list. The council doesn't adequately fund buildings and inspections so they can work with property owners to maintain properties and not let things get in this situation. We don't even have a full time housing court!

No, its is far easier to throw a VBML at it and force the owner to bulldoze it or wait for those CDGB monies and do it with taxpayer money that should be used for things like Facade Grants, paintup/fixup programs, sidewalks and neighborhood improvements.

When Hurricane Hugo hit Charleston SC, I was there, I bought a house and brought it back to life, I watched as everyone around me brought back homes that many thought were to "far gone" to save. I worked with others to see that historic homes in "disadvantaged neighborhood' got their share of funding. I watched a city 'restore' itself, and reinvent itself, and today stands as one of the best examples of what Historic Tourism can do to attract business and create a multi million dollar viable economy largely based on historic tourism.

A few years ago when Katrina Hit New Orleans, I was sending back recommendations and specs for homeowners who were rebuilding from "fragments' of historic homes left after the region was decimated. I watched buildings and homes that were barely standing, carefully restored. There was no suggestion that we just bulldoze them and start over. The people of New Orleans understood that those old houses and buildings were part of what made New Orleans what it is and NOBODY was tearing their history down. They saved not only the Grand mansions, but the simple worker cottage shotguns, why? Because it was thier history and it was important!

So where is the outrage Cincinnati? I have challenged this city council to explain time an time again why we are using urban renewal models that have FAILED miserably everywhere they were used and the vast majority of Urban Planners have abandoned. Has ANYONE on the council got back to me on several open letters challenging them to explain this policy? NO. I have offered this blog space, read by a national monthly audience of 80,000 plus old house owners and preservation minded people to ANY MEMBER of the council or the MAYOR to defend and justify their "bulldoze mentality". I will again offer, Any takers out there? Any of you up for re-election care to tackle a REAL issue and take an actual STAND on something?

Elections are a great way to begin "Urban Renewal" maybe the way we "Renew" our city is to start with a new council? If the council doesn't care about the history of this city then lets make them history, because as I see it they have NO CLUE what they are doing. Urban Renewal with a bulldozer is a FAILURE, as is this council and this mayor!

Dayton Street: More restorations

Last week we took our friends from FT Worth to Dayton Street in the West End. This was the first time I had been over there since last fall.

The area is steadily improving. Many had "written off" Dayton Street, but for those of you who haven't been over in a while you really should take a second look. The Hatch House restoration appears to be going nicely on the window work.

The other thing I noticed is that more and more homes that were converted to multi family years ago, seem to be going back to single family. This is definitely a positive move for the area.

For those of you unfamiliar with the area. Dayton Street was "Millionaires Row" back in the 1860-1880's, some of the finest Italianate mansions were built there for the most wealthy. Not every house on Dayton is a mansion however. You will find comfortable sized homes as well built by local prominent businessmen of the day. As you get closer to the "freeway" end of Dayton the homes become somewhat smaller but no less detailed in their ornamentation.


One of my favorite Houses on Dayton Street is this rather Eclectic Second Empire Townhome. Not the "grandest" home on the street and not the most desired block. This home was probably subject to an architect designed "update" probably in the late 1880's as evidenced by the balcony added to the front and the arched almost Romanesque detailing on the upper gable. Frankly when I say this a year ago, I was concerned if someone didn't save it, it could be lost.

I was very pleased to see ladders up and a rather careful Restoration and painting was in progress. I think this will be a great looking house when complete and a real asset to that block.

Another pleasant surprise was this fine Italianate home with a new fresh, crisp looking, paint job and I briefly spoke with the owner who was out painting her fence that morning, and she shared a little bit of infor about what appears to be an extensive restoration on this home. There is a great pride of ownership throughout the neighborhood and the days of blocks of rundown tenements seems to be on its way out.

There still are some rentals but they appear to be much better maintained than in the past. There are now restorations underway on each block of the 5 blocks that make up the area and I noticed a great deal of 'routine maintenance' and people updating landscaping in the area as well. It seems like many more people have "discoverd" Dayton Street as a viable upscale neighborhood close to downtown. IF work continues at this pace the area could be completely turned around In just a few more years. It is obvious that prices are continuing to rise in the area.


I was surprised to see the restoration in the area was branching out and we saw restoration work on Baymiller, Freeman and Colerain. This particular home is undergoing a scrape and prime of its detail and a general restoration and it appears that the house next door has been stabilized and appears to have work going on as well. As restoration braches out it further stabilizes the area.

We also noticed that some formerly debris strewn lots were now cleaned up and fenced with wrought iron. Despite what you may have heard, we walked the area and everyone was very friendly. If you love architecture Dayton street is a must visit!

Preservationists Unite ! Save Bank Street !!!!

Thanks to "Building Cincinnati" Blog for this information! Four Historic Homes at 833-839 Bank street will be torn down unless something can be done. I have been by these homes and they all are restorable and have intact exterior detailing that should be preserved. These four homes sit directly behind historic Dayton Street which is home to some of the grandest ( and most expensive) downtown residential real estate in the city.

The economics of restoration clearly make sense. The question is who does the city have a system where four homes will be needlessly torn down because of nuisance complaints? Additionally why can't the city work with the property owner to reach a compromise where these four homes could be sold or donated to a preservation group who could stabilize them and then resell them, with protective historic covenants, to individuals who would restore them? At the very least allow the property owner to put them on the market to see if they can be sold. A protective conditional covenant can be put on the sale requiring the new owner to pull permits within 90 days. Clearly some "compromise" can be found.

Clearly four restored homes that would range in value once restored from 150-300,000 each would be a better contributor to the city tax base than 4 vacant lots. In fact restoration of these homes might spur new infill townhouses on the vacant lots east of the properties.

As for myself I am willing to donate my time to develop a comprehensive restoration plan to anyone either individual or developer, who will buy and save these properties.

I have sent a "Preservation 911" alert to the National Trust for Historic Preservation as clearly the senseless demolition of these homes will impact the historic fabric of the neighborhood. I encourage everyone to contact your city council members and the mayors office to ask the question, Why can't a compromise be reached and why is the city tearing down important historic structures?

Why is the system broken that allows this to happen and what will the city do to correct the problem?

If enough of us 'raise a stink" perhaps pressure can be put on the city to SAVE rather than DESTROY its architectural heritage!

Cincinnati Side street Tour

We were in Cincinnati yesterday doing the inspection on our house on Dayton Street and took a quick walking tour around the neighborhood. to anyone who thinks that Dayton St Historic or West End is a bad neighborhood, you really need to take a second look. This photo tour is of the 1900 block of Colerain. In Indy these homes would all be 250K up to a mil. People in Cincinnati dont realize what a housing bargain they have!

Fourth of July and other News

First of all a note , I will not likely be blogging on the Fourth due to the holiday. As usual, and funny I just realized it's the last time, after we spend the evening on our deck with the obligatory cookout, we will stroll down to Highland Park, the second highest point in Indianapolis, to watch the fireworks. Then retreat back to the house to watch 20,000 people drive by.

Saturday we have tons of people coming by as we put alot of 'stuff" on Craigslist that we quite frankly dont want to move.

Sunday, is Cincinnati! We must go down to conduct the inspection on the house. One step closer! Just a side note I am debating whether or not readers of the blog would like for me to set up a seperate "restoration blog or website" to cover just the restoration since this blog tends to be more about preservation and urban planning?

See everyone on Monday and have a great weekend!

DeUrbanization-The Bulldoze Effect- Part 2 Solutions

In the first part of the series we identified the “issues’ regarding de-urbanization caused by needless demolition of properties that should have been saved. The issue becomes how to address the “gaps” left by demolition. We will talk about new infill construction in an upcoming part of the series but today Id like to talk about the town square approach or “thumbnail” park. This approach would work well in areas like Dayton Street Historic.

In densely populated urban areas green space is highly desired, a courtyard at the front of a home or a side yard, for example. Vacant lots especially if they are adjacent can be an excellent opportunity for a “thumbnail” park. These Urban parks provide an opportunity to create common spaces. Often these “local parks” may be under the administered by a neighborhood group or non-profit set up. Typically the city would donate the land and local residents would be responsible for fundraising efforts to obtain funding for items, say a fountain or park benches. The city may contribute to the project by providing key infrastructure say Park lighting for example. Residents largely are responsible for the park. While the establishment of a thumbnail park may seen daunting, the reality is most locally based corporations can be tapped for small to mid-sized donations. Sometime a corporation will sponsor the creation of a park.
Often there is an argument that these spaces might foster criminal activity when in fact the opposite is true, Neighbors who helped create the park tend to “police’ it as part of a crime watch program. It affords an opportunity for local police to outreach the community say by parking near the park to do paperwork between runs and meeting the community. These parks also add considerable value to the area through increased perception that a neighborhood is now “safe” and property values will rise, ultimately of benefit to the city due to increased tax revenues and marginal homes being restored.

Photo: #1 Park in the Lockerbie neighborhood built on 2 lots of a infill condo development and dedicated as green space as part of the development plan. Photo 2: A private/public corner thumbnail park in the Old Northside. Photo 3: Fountain in the Oak Commons Park in Old northside built on the site of several homes that were bulldozed in 70 urban renewal.

De-Urbanization-The Bulldoze Effect-A Series

We all talk about the need to save the rainforest. we have been educated and we understand the cause and effect of why we need to save it.

Cincinnati is engaged in "De-Urbanization" of many historic downtown areas and in the process destroying neighborhoods. You can see by the photo, this is Baymiller St in The Dayton Street Historic Distict. The areas in red illustrate once urban populated land with historic 1860-1890 era homes and businesses on them that are gone. The thing that makes a neighborhood, particularly a historic urban one, is it's structures, its streetscape, are being systematically destroyed, making the neighborhood less viable as both a historic district and a place where people want to invest and live.

The solution? First, declare a moratorium on demolition in Dayton Street Histroic District until study can take place, not all of this demolition is city related, some were owner demolitions.

Landscape requirements: Consideration should be given to creating a landscape requirement for vacant lots that would require a 10-15 foot landscape strip at front with some open type fencing behind (to secure the area yet provide police with visability to prevent crime). Review of zoning, to dezone any property that was zoned commercial down to residential or mixed use residential. Consider Urban thumnail parks on corners.

Adjacient lot incentives. The city should offer any vacant lot next to an owner ocupied restored or under restoration property for $1.00 with the stipulation that the property owner submit a landscape garden plan.

Infrastucture: The city should engage in street scaping, improved lighting and historic markers in the neighborhood. A comprehensive infill plan with development incentives, to encourage historically appropriate new infill.

Input: meeting should be held with existing owners to get a sense of direction on the way they want to take the neighborhood.

There is no reason to write off a neighborhood . With what we know about 'Urban renewal" of the 1960's and 70's. across the country , no Enlightened city takes this approach. Homes on Dayton Street routinely are priced in the 100-400K range, use that to market and expansion of that redevelopment effort south.

Cincinnati: STOP Bulldozing Historic properties!

As a regular reader of Building Cincinnati http://www.building-cincinnati.com/ I have been appalled to learn that 2 properies on Baymailler have been bulldozed recently. These properties are within a historic district and should not have been bulldozed as both were salvageable. Both of these properties were restorable. It's time for the city to take a different approach. rather than tear down properties (1960's Urban renewal) once a property has been condemmed by the city, the city obviously has a enforceable lien interest. At this point the property owner should be given the option by the court to give the property to the city, in lieu of the fine, or the city should begin eminent domain proceedings. The city should then have a city run website called "Save Historic Cincinnati" this website could be run by volunteers. Properties would be placed up for sale, for say a nominal fee of 1000.00. The properties come with a protective covenant that they must be restored to preservation standards and in addition to the owner providing proof of funds and/or a finance committment, permits must be pulled and work must begin within 30 days of close and the project must be completed within 18 month. Any and all stabilization deemed essential by the city must occur in the first 90 days.

Historic Landmarks of Indianapolis has a similar program, called FLIP http://www.historiclandmarks.org/ForSale/Pages/default.aspx

and it has been sucessful in saving numerous properties and works closely with the city. St Joseph, Mo has a website, run by its historic preservation officer that markets endangered properties.

Monies generated by the sale of these properties could be put into stabilization efforts on other city owned properties or to offset the costs of enforcement, or for adjacient neighborhood projects.

As for Baymiller and the Dayton Street Historic: These properties were in a historic district. there are restored properties in the area priced between 100-400,000, so the "economics" of historic restoration clearly work. It is time for the city to take a different approach and not take a 1960's Urban renewal approach which we know does not work, does not help preservation efforts and destroys the historic integrity of the district. I urge the council to study a new approach and I challenge those in the preservation community to stand up for preservation.

Why can't Cincinnati be a "distinctive destination?"

Each year , the National Trust for Historic Preservation has selects 12 vacation destinations across the US that offer an authentic visitor experience by combining dynamic downtowns, cultural diversity, attractive architecture, cultural landscapes and a strong commitment to historic preservation and revitalization.

Why not Cincinnati? It has the architecture, it already has some attractions? So how do we get there? Cincinnati's strongest suit is its wealth of Architecture. Few midwestern cities have the scale of historic buildings near the downtown area. It has key attractions Fountain Square, Findlay Market and Dayton Street Historic yet the city has not developed a plan to create corridors to get from A to B to C. Part of the sucess of historic and cultural tourism in other cities, is that those visiting need to feel safe. No I should point out that Ive been to New Orleans and I was well aware of where I was at, what areas were safe and not so safe, but causal "historic toursists" may not know this. The city needs to create corridors of redvelopment off say, Central Parkway to these areas.

It also needs to push the streetcar, It needs to start attracting "Historic tourism " businesses like carriages, horsecart tours and bike rentals. The areas around Fountain Square, Findlay and Dayton Street Historic need comprehensive plans to attract a good mix of businesses to the areas around them like galleries, antique dealers and restaurants. Fountain square has been more sucessful at this , its time for Findlay and Dayton St to do the same. The city must be prepared to argue that bringing in toursim actually helps the economy by providing entry level jobs, as the "save the poor" crowd will yell gentrification. It can happen that Cincinnati could be a Charleston SC. It will just take some planning and hard work.

Day trip to Cincinnati

Saturday was a great daytrip to Cincinnati. We looked at several houses and shop buildings for sale. Unfortunately the one we liked best, we found out already had an offer on it. We did a tour of Dayton Street and took many photos which can be viewed at my flickr site. http://www.flickr.com/photos/victorian_antiquities_design/

Dayton street in my opinion has some of the finest examples of Italianate Architecture in the country!

Cincinnati Saturday

Just a short blog post today as I am getting things put together for our trip to Cincinnati Tommorrow. Eight properties to look at PLUS, touring a neighborhood, stoping by Findlay for some fresh veggies AND a little antiques shopping for good measure. Good thing I am organized!

We will be exploring eth Dayton Street Historic District and I will take Tons of pictures

I will probably post pictures of our trip Sunday so STAY TUNED!

Millionair's Row : Dayton Street History

First of all I want to credit the photos used in this piece to the National Parks Service HABS (Historic American Buildings Survey) http://www.nps.gov/history/hdp/. This in an invaluable tool for scholars of historic architecture.

Architecturally everyone of these homes is an 'Over the top' example of the architects craft. these home were built by the elite at a cost many times that of the average home of its day. These photos were taken in the 1970's. The area was not yet in total decline. In doing some reseach many of these homes stayed in the same family all the way up into the late 1970-early 1980's. Fortuantely the remaining homes are on their way back.

Millionairs Row : A look back Interiors

First of all I want to credit the photos used in this piece to the National Parks Service HABS (Historic American Buildings Survey) http://www.nps.gov/history/hdp/. This in an invaluable tool for scholars of historic architecture.

I was doing some historical research on the west end and came across these photos taken in the 1970's as part of the Historic Buildings Inventory. These buildings represent the best Italianate architecture that would rival many other better known cities. The interiors are resplendent in their attention to detail. Interiors like this are what every presrvationists lives for and strives to recreate when doing a historic restoration.

Can the Dayton Street Historic District get a fair shake?

Can Millionairs Row in the Dayton Street Historic district get a fair shake? The neighborhood once the most prestigeous is now viewed as one of the least desirable as a place to live. I don't feel thats fair to the Urban Pioneers who are taking the risks to turn the neighborhood back. There really are two "West Ends". The west end of "City West" a huge development intended to merge people of different socio-economic background into a new community and the Dayton Street Historic District which seems to suffer the stigma of being a high crime dumping ground for the poor and disenfranchised.

Architecturally the area has a lot going for it. Home to the historic Hauck Mansion and other high end homes, admittedly some on hard times after conversion to multi family yet the area "Seems Right" for a turnaround. This possiblility is at direct odds with those "well meaning" groups who want to foster "affordable home ownership opportunities" in the area. The problem with this is that Restoring a property is totally differnt than a "rehab" of a property. In my view these groups, while well meaning, may fix a house up and resell it to a low to moderate income family who under most circumstances can barely afford the payment, let alone the maintenance. A few years down the road when work done "on the cheap" with unskilled or volunteer labor begins to fall apart the home owner cannot afford to make repairs, the property goes in decline and the neighborhood suffers.

The sucess and eventual turnaround of this area is dependent on three things. 1.) The Dayton St Historic District needs to "re-brand" itself so as to not be under the stigma of West End. 2.) The neighborhood needs to encourage more historic restoration. 3.) The city of Cincinnati needs to take a more comprehensive redevelopment look at the area that would include demolition of non-contributing structures to make way for high end historic style infill homes and garden spaces for existing homes.

"Millionairs Row" can make a comeback, it just takes some imagination and hard work!