Shingle Style Architecture: Coastal Elegance

The Newport Casino, Newport, Rhode Island. Designed by McKim, Mead & White.

In the rich tapestry of American architectural history, few styles evoke the same sense of understated elegance and coastal charm as the Shingle Style. Emerging in the late 19th century, this architectural movement captivated the imaginations of designers and homeowners alike with its seamless blend of natural materials, asymmetrical forms, and timeless appeal.

Shingle Style

Architectural features of Shingle Style

Features of Shingle Style Architecture:

1. Dominance of Shingle Cladding:

   Central to the Shingle Style aesthetic is the prominent use of shingle cladding, which envelops the exterior walls in a continuous, unbroken surface. This approach creates a sense of unity and harmony with the surrounding landscape. Occasionally, the first floor would be of brick while the top floors were surfaced in shingles.

2. Asymmetrical Silhouettes:

   Shingle Style homes often feature asymmetrical facades, with irregular rooflines, projecting gables, and varying volumes that contribute to a dynamic and visually engaging composition.

3. Wide, Sweeping porches:

   Generous porches are a defining feature of shingle style architecture, providing ample space for outdoor living and entertaining. These expansive verandas invite residents to relax and enjoy the coastal breezes or scenic vistas.

4. Integration with Nature:

   Embracing the principles of the Arts and Crafts movement, Shingle Style homes are designed to harmonize with their natural surroundings. Large windows, open floor plans, and connections to outdoor spaces blur the boundaries between interior and exterior environments.

5. Tactile Textures and Rustic Materials:

   Shingle Style architecture celebrates the beauty of natural materials, with an emphasis on tactile textures and rustic finishes. Cedar shingles, stone foundations, and exposed wooden beams evoke a sense of craftsmanship and authenticity.

Examples of Shingle Style Architecture in the United States

1. Kragsyde-Manchester-by-the-Sea, Massachusetts:

   Built in 1885, Kragsyde is often regarded as the epitome of Shingle Style architecture. Designed by architect Peabody and Stearns, this seaside retreat features sweeping curves, expansive verandas, and panoramic views of the Atlantic Ocean.

2. The Cox House - Dayton, Ohio:

   Built in 1905, this was the home of Governor and presidential candidate, James M. Cox. This Queen Anne, Shingle Style home is similar to many home styles in the Hamptons and Newport. The first floor is stone, while the upper floors are shingle covered. At the top of the tower tower is an observation deck, which allows for views of the historic neighborhood and the city just across the river.

The Cox House in Dayton View Historic District (Currently under restoration)

Shingle Style architecture represents a timeless expression of American design, blending rustic charm with coastal sophistication. As we explore the distinctive features and iconic examples of this architectural style across the United States, we are reminded of its enduring appeal and ability to evoke a sense of nostalgia and tranquility. Whether perched along the rugged coastline or nestled within verdant landscapes, Shingle Style homes continue to enchant admirers with their understated elegance and timeless allure.

Queen of the Gilded Age Part 2: Extravagance and Exclusivity

In the glittering tapestry of New York's Gilded Age, few events shone as brightly as Mrs. Astor's legendary balls. Renowned for her impeccable taste and social finesse, Mrs. Astor's soirées were the epitome of opulence, capturing the essence of an era marked by excess and ostentation. No other socialite or party had ever or would ever compare.

The setting for Mrs. Astor's balls was as crucial as the events themselves. Her opulent mansions, particularly the famed Astor Mansion on Fifth Avenue, known as the double palace, served as the backdrop for these lavish affairs. The grandeur of the ballrooms, adorned with crystal chandeliers, gilded decor, and thousands of American Beauty Roses in ornate vases, transported attendees into a world of unparalleled luxury.

An Astor ball is always a very handsome entertainment, and the one given last night in no way differed from its predecessors in lavishness of decoration and appointment.

- The New York Times, January 20, 1900

Central to the success of Mrs. Astor's balls was the meticulously curated guest list. As the arbiter of New York Society, she wielded immense influence in determining who was granted access to these exclusive gatherings. The famous "Four Hundred" list, a social registry devised by Mrs. Astor, dictated the attendance, creating an elite circle that symbolized the pinnacle of social standing.

The meticulous selection of guests not only reflected Mrs. Astor's desire for exclusivity but also reinforced the social hierarchy of the Gilded Age. Attendees included members of established families like the Vanderbilts, Rockefellers, and Morgans, reinforcing the power and prestige associated with these gatherings.

The invitations to Mrs. Astor's balls were works of art in themselves. Elaborately designed and often featuring intricate calligraphy, they set the tone for the extravagance that awaited the fortunate recipients. The dress code for these events was equally rigorous, demanding the height of fashion and sophistication. Guests were expected to adhere to strict guidelines, further emphasizing the exclusivity and refinement associated with Mrs. Astor's balls.

Entertainment and Dancing:

The entertainment at Mrs. Astor's balls was nothing short of spectacular. Renowned orchestras filled the air with melodies, transforming the ballrooms into veritable theaters of enchantment. The waltz, polka, and other intricate dances of the time were performed with grace and precision, adding to the overall splendor of the evening.

Notable Themes and Special Touches:

Mrs. Astor's balls were often themed, with each event surpassing the previous in creativity and extravagance. Themes ranged from masquerade balls to historical recreations, showcasing Mrs. Astor's commitment to providing a unique and unforgettable experience for her guests. Special touches, such as custom-designed menus, monogrammed favors, and thematic decorations, added an extra layer of sophistication to these already extravagant affairs.

Mrs. Caroline Astor's balls stand as timeless symbols of Gilded Age opulence and refinement. In fact, her influence is the reason many historic mansions across the United States were built with ballrooms. Mrs. Astor set the bar for fierce competition amongst America’s elite. Through meticulous planning, an exclusive guest list, and an unwavering commitment to extravagance, Mrs. Astor crafted events that transcended the boundaries of social gatherings, leaving an indelible mark on the history of New York Society. Her balls were not merely soirées; they were grand spectacles that defined an era of excess and luxury.

Queen of the Gilded Age Part 1: How One Woman Changed the Social Fabric of America

Mrs. Astor’s “double palace” on 5th Avenue facing Central Park. Photograph of Mrs. Astor to the left.

In the Gilded Age of the late 19th century, New York Society underwent a remarkable transformation, shaped by the indomitable presence of Mrs. Caroline Astor. Known as the undisputed queen of high society, Mrs. Astor played a pivotal role in molding the social landscape of New York City. Her influence extended beyond her opulent mansions and lavish parties, leaving an enduring legacy that defined an era.

Early Life and Social Ascent:

Born Caroline Webster Schermerhorn in 1830, Mrs. Astor hailed from a prestigious Dutch family with a history deeply intertwined with New York's elite. Her early years were marked by private education and exposure to the intricacies of high society, providing her with a solid foundation for the role she would later play.

In 1853, Caroline married William Backhouse Astor Jr., heir to one of the wealthiest families in the United States. This union catapulted her into the upper echelons of New York Society, setting the stage for her ascent to social prominence. As a woman of sophistication, charm, and impeccable taste, Mrs. Astor quickly became a trendsetter, setting the standard for social etiquette and refinement.

The Four Hundred:

Mrs. Astor's influence reached its zenith with the establishment of the "Four Hundred," a list she purportedly compiled, limiting the number of individuals deemed socially acceptable for her exclusive gatherings. This list became the social bible of the Gilded Age, determining who gained entry into the most prestigious events. Her stringent control over the guest list solidified her position as the gatekeeper of New York Society.

The Calling Card

Nothing was more coveted than an audience with the Mrs. Astor. A calling card from Mrs. Astor was to be given a golden ticket into the upper echelons of society.

Personal Relationships:

Mrs. Astor's personal relationships played a crucial role in shaping her influence. Her alliances with influential figures such as Ward McAllister, the leading arbiter of American society, and her friendship with prominent families like the Vanderbilts and the Morgans, further solidified her standing. These connections not only elevated her social status but also allowed her to exert considerable influence over the city's social elite.

Mansions and Extravagant Affairs:

Mrs. Astor's mansions were emblematic of her opulence and grandeur. Her primary residence, the Astor Mansion on Fifth Avenue, became a symbol of aristocratic splendor. Lavish parties hosted within its walls were legendary, attended by the crème de la crème of society. Mrs. Astor orchestrated these events meticulously, ensuring they became the epitome of refined elegance.

(Left) Mrs. Astor’s side of the double palace. Her son, JJ Astor and his wife, occupied the South side of the mansion. (Right) Mrs. Astor’s new ballroom could accommodate more than 1,200 guests.

Legacy and Conclusion:

Mrs. Caroline Astor's legacy endures as a defining chapter in the history of New York Society. Her unwavering influence, marked by the establishment of the Four Hundred and her opulent gatherings, left an indelible mark on the cultural fabric of the Gilded Age. The queen of high society, Mrs. Astor's impact extended far beyond her lifetime, shaping the trajectory of social dynamics in the heart of the burgeoning metropolis even to this very day.

Elegance Unveiled: Exploring the Queen Anne Victorian Architectural Style

The Elegance of the Queen Anne Style

Left to Right: Heather House: Marine City, MI, Russell Bates House: Dayton, OH, Carson Mansion: Eureka, CA

Nestled within the rich tapestry of architectural history, the Queen Anne style stands as a testament to the opulence and artistic fervor of the late 19th century. Characterized by its intricate detailing, vibrant colors, and asymmetrical design, this architectural style captivates admirers with its romantic charm. Let us embark on a journey through the features, iconic examples, and tratidional interiors that define the Queen Anne Victorian architectural style in the United States.

Featrues of Queen Anne Architecture:

1. Asymmetrical Design:

   Queen Anne homes are renowned for their asymmetrical facades, featuring an eclectic mix of towers, turrets, and projecting gables. This whimsical approach to design creates a sense of visual interest and upredictability.

2. Ornate Details and Textures:

   Elaborate ornamentation is a hallmark of Queen Anne architecture. Intricate spindle work, decorative shingles, and carved wood detailing adorn the exteriors, giving each home a distinct and personalized touch.

3. Steep Pitched Roofs and Towers:

   Queen Anne roofs are often steeply pitched and may include multiple intersecting gables. Towers, whether round or square, are a common feature and contribute to the verticality and grandeur of the overall design.

4. Variety of Materials:

   Queen Anne homes showcase a rich palette of materials, combining brick, stone, wood, and even terra cotta. The varied textures add depth and visual interest to the exteriors.

5. Bay Windows and Wraparound Porches:

   Large bay windows and expansive wraparound porches are characteristic of Queen Anne homes. These features not only enhance the aesthetic appeal but also serve as functional spaces for residents to enjoy the outdoors.

Examples of Queen Anne Architecture in the United States

1. Carson Mansion - Eureka, California:

   Often hailed as one of the most photographed Victorian home in the United States, the Carson Mansion is a quintessential example of Queen Anne architecture. Its elaborate detailing, towers, and vibrant color palette make it a visual masterpiece.

2. Spadena House (The Witch’s House) - Beverly Hills, California:

   Known for its fairy-tale appearance, the Spadena House is a whimsical interpretation of the Queen Anne style. Turrets, steeply pitched roofs, and playful detailing contribute to its enchanting charm.

3. Asa Packer Mansion - Jim Thorpe, Pennsylvania:

   The Asa Packer Mansion is a stately Queen Anne home that showcases the elegance of the style. With its asymmetrical design, bay windows, and ornate woodwork, it stands as a testament to the architectural sophistication of the era.

4. Bates House - Dayton, Ohio

   Situated in the Dayton View Historic District, this Queen Anne home was built in 1900 for Russell H. Bates, a partner in the DL Bates and Brothers machining and manufacturing company. “The Bates house is a good example of the increasing influence of classical models on Queen Anne houses after 1890. Here elaborate triple Corinthian columns have taken the place of turned porch posts, balusters and spindle work.” - PDI DVHD Walking Tours Guide

Traditional Features of Queen Anne Interiors:

1. Stained Glass Windows:

   Queen Anne interiors often feature stained glass windows, adding a touch of color and elegance to the living spaces. These windows may showcase intricate patterns or depictions of nature.

2. High Ceilings and Ornate Moldings:

   Tall ceilings and elaborate moldings contribute to the grandeur of Queen Anne interiors. Ornate crown moldings and wainscoting are common features that enhance the sense of sophistication.

3. Fireplaces with Decorative Tiles:

   Fireplaces in these homes are often adorned with decorative tiles, showcasing floral motifs or geometric patterns. These tiles add a touch of artistry to the functional elements of the home.

4. Rich, Intricate Woodwork:

   Woodwork plays a pivotal role in they Queen Anne style. Elaborate staircases, bulit-in cabinetry, and carved wood details contribute to the overall craftsmanship of the home.

The Queen Anne Victorian style stands as a living testament to the artistic spirit of an era marked by innovation and flair. As we explore the features and examples of this style in the United States, we witness the enduring charm that continues to captivate homeowners and admirers alike. From the whimsical exteriors to the sophisticated interiors, Queen Anne homes invite us to step into a world where every detail tells a story of opulence and timeless elegance.

Timeless Charm: Exploring the Tudor Architectural Style in the United States

Tudor Architecture in the United States

Drawing Room and Library of Glenridge Hall in Sandy Springs, Georgia (recently demolished by owner)

In the realm of architecture, few styles evoke the same sense of timeless charm and historic elegance as the Tudor architectural style. Originating from the late medieval and early Renaissance periods in England, the Tudor style has left an enduring mark on both European and American landscapes. In this blog post, we embark on a journey through the unique features, designs, and history of Tudor architecture, uncovering its captivating legacy in the United States.

Amherst Terrace in Dayton View Historic District

Glenridge Hall Drawing Room

Features of Tudor Architecture:

1. Half-Timbered Facades: One of the most distinctive features of Tudor architecture is the use of exposed wooden framework, known as half-timbering. These timbered elements often form intricate patterns, creating a striking contrast against the stucco or brick infill.

2. Steeply Pitched Roofs: Tudor-style homes are characterized by their steeply pitched roofs, often featuring multiple gables. The use of steep angles not only adds a sense of drama to the design but also allows for the inclusion of charming dormer windows.

3. Decorative Chimneys: Elaborate and decorative chimneys are a hallmark of Tudor architecture. These chimneys are often tall and slender, adorned with ornate detailing such as brickwork or terracotta.

4. Leaded Glass Windows: Tudor homes boast distinctive windows with leaded glass panes set in metal casements. These windows contribute to the overall picturesque quality of the style and often showcase diamond or rectangular patterns.

5. Quaint Entryways: Entryways in Tudor-style homes are typically adorned with arched doorways and sometimes feature a porch or an overhanging second story. This design element adds a welcoming touch to the façade.

Examples of Tudor Architecture in the United States:

1. Grey Towers Castle - Glenside, Pennsylvania: Completed in 1893, Grey Towers Castle is a prime example of Tudor Revival architecture. This majestic structure, part of Arcadia University, features turrets, leaded glass windows, and an overall fairy-tale charm.

2. The Gamble House - Pasadena, California: Designed by the Greene and Greene architectural firm, the Gamble House is an exquisite Tudor-style masterpiece. Known for its meticulous craftsmanship, exposed timber beams, and beautiful gardens, it stands as a testament to the enduring appeal of Tudor architecture.

3. Tudor City - New York City, New York: A unique example of Tudor-style urban planning, Tudor City in Manhattan comprises a collection of apartment buildings designed in the Tudor Revival style. The complex, completed in the 1920s, creates a picturesque enclave amidst the bustling city.

Tudor architecture, with its enchanting blend of medieval aesthetics and Renaissance refinement, continues to capture the hearts of architecture enthusiasts and homeowners alike. As we explore the unique features and iconic examples of Tudor-style buildings in the United States, we witness the enduring legacy of a design philosophy that transcends centuries. Whether nestled in a historic neighborhood or standing as a modern homage to tradition, Tudor-style homes remain a testament to the enduring allure of classic architectural beauty.

The Grandeur of Châteauesque Architecture: A Stroll Through Time and Style

Architectural styles have the power to transport us to different eras, evoking a sense of history and grandeur. One such style that seamlessly blends opulence and elegance is the Châteauesque architectural style. Originating in France during the 19th century, this style has found its way across the Atlantic, leaving an indelible mark on American landscapes. In this blog post, we'll explore the features of Châteauesque architecture and highlight some notable examples, including the lost Traxler Mansion in Dayton, Ohio.

Features of Châteauesque Architecture:

 1.     Inspiration from French Châteaus:

At its core, Châteauesque architecture draws inspiration from the grand French châteaus of the Renaissance and medieval periods. These majestic structures, often surrounded by lush landscapes, served as the muse for architects looking to recreate a sense of aristocratic luxury.

 2.     Steeply Pitched Roofs and Turrets:

One of the defining features of Châteauesque buildings is their steeply pitched roofs with intricate detailing. Turrets, reminiscent of medieval towers, often grace the corners of these structures, adding a fairytale-like quality to the design.

 3.     Masonry Construction:

Châteauesque buildings typically showcase robust masonry construction, featuring a harmonious blend of stone and brick. This choice of materials not only enhances the aesthetic appeal but also contributes to the longevity of these architectural wonders.

 4.     Balconies and Terraces:

Expansive balconies and terraces are common elements in Châteauesque architecture. These outdoor spaces provide inhabitants with panoramic views of their surroundings while adding a touch of refinement to the overall design.

5.     Dormer Windows and Pointed Arches:

Dormer windows punctuate the steep rooflines, bringing natural light into the upper levels. Pointed arches, a nod to Gothic architecture, are frequently incorporated into doorways and windows, adding a sense of verticality and grace.

Examples of Châteauesque Architecture in the United States:        

Biltmore: George Vanderbilt's 250-room castle is America's Largest Home and a top attraction in Asheville, NC.

1.     Biltmore Estate - Asheville, North Carolina:

Arguably the most famous example of Châteauesque architecture in the U.S., the Biltmore Estate is a sprawling mansion built by George Washington Vanderbilt II. Completed in 1895, this magnificent residence boasts all the hallmarks of the style, from its turrets to its meticulously landscaped grounds.

2.     Hearst Castle - San Simeon, California:

Commissioned by newspaper magnate William Randolph Hearst and designed by architect Julia Morgan, Hearst Castle is a prime example of Châteauesque opulence. Perched on a hill overlooking the Pacific Ocean, the estate features a blend of Mediterranean and Châteauesque elements.

3.     Oheka Castle - Huntington, New York:

Built in the early 20th century, Oheka Castle is the second-largest private residence in the United States. Its Châteauesque design includes a grand courtyard, impressive towers, and expansive gardens, all contributing to its regal charm.

The Lost Traxler Mansion in Dayton, Ohio:

 Among the notable examples of Châteauesque architecture in the United States, the Traxler Mansion in Dayton, Ohio, held a special place in the Midwest. Unfortunately, this masterpiece is no longer standing, leaving only historical records and photographs to capture its former glory after a fire swept through the mansion. Built in the early 20th century, the Traxler Mansion showcased the elegance and grandeur of Châteauesque style, contributing to the architectural tapestry of Dayton.

Châteauesque architecture continues to captivate enthusiasts and architectural historians alike with its blend of medieval charm and Renaissance splendor. As we explore these grand structures, we're reminded of an era where architects sought to bring a touch of European nobility to the American landscape. Though the Traxler Mansion may be lost to time, the enduring legacy of Châteauesque architecture lives on in the majestic structures that dot the United States, inviting us to step into a world of timeless elegance.

A Haunting in Dayton View

The Lady in the Mirror

“I never believed in ghosts before…”

In a gripping episode of the Dark Histories podcast last December, a Dayton View resident bravely shared a haunting tale that unfolded within the walls of his historic home. Having recently moved into a charming but mysterious house in the heart of the Dayton View historic district, he and his parents soon found themselves entangled in a web of unexplained occurrences. As he vividly recounted on the podcast, strange knocking echoed through the hallways, and cold spots seemed to carry the weight of unseen presences. The family's belongings shifted inexplicably, and mysterious shadows appeared in what they refer to as, the ghost mirror, leaving the family to grapple with the unsettling reality that their new/old abode held secrets far beyond the grasp of the living.

The podcast episode stands as a chilling testament to the enduring mysteries concealed within the quaint façades of Dayton View's historic residences.

This podcast covers a few personal haunting stories, but the story of the Ohio house begins around 43:30 into the podcast.

Preserving the Past: The Importance of Restoring and Caring for Historic Architecture

Introduction:

Historic architecture serves as a tangible link to our past, telling stories of bygone eras and reflecting the cultural, social, and architectural values of the time. In this blog, we'll explore the significance of restoring and caring for historic architecture, delving into the cultural, economic, and environmental importance of preserving these architectural treasures.

Cultural Heritage:

Historic architecture is a living testament to our cultural heritage. Each building holds a unique narrative, showcasing the craftsmanship, materials, and design aesthetics of its era. By preserving these structures, we ensure that future generations can connect with and appreciate the rich tapestry of history that has shaped our communities.

Architectural Diversity:

Historic buildings contribute to the diversity of our architectural landscape. From Victorian mansions to Art Deco masterpieces, each style represents a chapter in the evolution of design and construction. The loss of historic structures diminishes this diversity, erasing the visual richness that comes from a blend of architectural styles.

Community Identity:

Historic buildings often become iconic symbols of their communities, playing a crucial role in defining local identity. The preservation of these structures fosters a sense of continuity and pride, anchoring communities in their history and providing a sense of place.

Economic Benefits:

Investing in the restoration and care of historic architecture can have significant economic benefits. Preservation projects generate jobs, boost local economies, and attract tourism. Furthermore, rehabilitated historic buildings can be repurposed for modern use, revitalizing neighborhoods and creating vibrant cultural hubs.

Environmental Sustainability:

Preserving historic buildings aligns with the principles of environmental sustainability. Retrofitting and restoring existing structures often require fewer resources than new construction. Additionally, the embodied energy in historic materials and the character of older buildings contribute to a more sustainable approach to urban development.

Educational Opportunities:

Historic architecture serves as a valuable educational resource. Museums, historic sites, and interpretive centers provide opportunities for learning about architectural techniques, social history, and the evolution of building technologies. By preserving these structures, we create living classrooms that inspire curiosity and a deeper understanding of our shared heritage.

Conclusion:

Restoring and caring for historic architecture is a responsibility that extends beyond individual structures; it is a commitment to preserving the collective memory of our societies. As stewards of our cultural legacy, we have the power to ensure that future generations inherit a built environment that honors the past while providing a foundation for a sustainable and culturally rich future. By recognizing the importance of these architectural treasures, we contribute to a legacy that transcends time, connecting us to the roots of our communities and fostering a sense of pride in our shared history.

Rediscovering American Foursquare Architecture: A Timeless Legacy

Photo by Kevin L. Myers of Dayton Ohio Photos

Introduction:

American Foursquare architecture, also known as the Prairie Box or the American Basic Box, emerged during the late 19th and early 20th centuries as a response to the changing social and architectural landscape in the United States. This distinctive style holds a unique place in American architectural history, combining practicality with aesthetic charm. In this blog, we'll delve into the rich history, unique style, and key elements that define American Foursquare architecture.

History:

The American Foursquare style gained popularity between the 1890s and 1930s, a period marked by significant societal and technological changes. The rise of the middle class, coupled with advancements in construction techniques, paved the way for a new architectural trend that sought to maximize space efficiently.

The design was influenced by the Prairie School movement, emphasizing horizontal lines and a connection to nature. Architect Frank Lloyd Wright's principles played a role in shaping the Foursquare's simplicity, functionality, and integration with the surrounding environment.

Style:

American Foursquare houses are easily recognizable by their square shape and simple yet elegant design. Typically two-and-a-half stories tall, these homes boast a hipped roof with a central dormer, allowing for additional natural light. The exterior is characterized by a balanced facade, with a central entrance flanked by symmetrical windows on each side.

While the exterior may appear unassuming, the interior of Foursquare homes is designed for maximum efficiency. The layout often features a central staircase, leading to four equally proportioned rooms on each floor. This design not only maximizes space but also allows for optimal cross-ventilation and natural lighting.

Rich, moody interiors of a Dayton View American Foursquare. Photos by Kevin L. Myers of Dayton Ohio Photos

Elements:

1. Square Footprint: The defining characteristic of American Foursquare homes is their square or nearly square shape. This design maximizes usable space and contributes to the balanced aesthetic.

2. Hipped Roof: The hipped roof is a key element, often featuring a central dormer. This architectural choice not only adds visual interest but also allows for additional headroom and ventilation in the upper floors.

3. Symmetry: Foursquare houses are known for their balanced and symmetrical facades. This design principle creates a sense of harmony and simplicity.

4. Functional Layout: The interior layout is practical and efficient, featuring four rooms on each floor. The central staircase is a focal point, providing easy access to different areas of the house.

Conclusion:

American Foursquare architecture remains a testament to the ingenuity of architects during a transformative period in American history. Its enduring appeal lies in its blend of functionality and aesthetic appeal. Whether nestled in urban neighborhoods or standing proudly in suburban landscapes, these homes continue to capture the essence of a bygone era while offering timeless comfort and charm to those fortunate enough to call them home.

The Gentrification of West and Northwest Dayton

Should we have a discussion on the gentrification of west and northwest Dayton or a meaningful plan to reintroduce income and ethnic diversity back into all Dayton neighborhoods?

By Fred Holley

I hope the Salem Avenue Peace Corridor (SAPC) Town Hall presentation on June 7, 2020 delivered the message that we are focused on a new vision for the Salem Avenue Peace Corridor and surrounding neighborhoods, including a focus on mixed income and mixed use redevelopment. That means a fair and reasonable distribution of all income levels and retail, service, recreation and access to healthcare. 

Fred Holley, President of DVHD

Dayton has placed over 70% of the lower/subsidized housing west of the river. We have all become “West Dayton.” This may have been by design or perhaps just by happenstance. In any case, we currently have a “Lock” on the subsidized housing market and it would take decades to level the playing field and address a more balanced approach to income diversity across the entire city/region. It is not the intent of the SAPC to exclude any opportunity to revitalize the Salem Avenue Peace Corridor but, for me, that means something that better matches all of the characteristics of our neighborhoods. A redevelopment concept that is both meaningful and sustainable for all of us. Some would choose to call it gentrification. I call it rebalancing the approach we take to sharing responsibility for all citizens in the region.

The whole issue of gentrification is an on-going discussion that we will continue to have as we progress and we hope to engage you, the community, at large, in future discussions. From my perspective, our plan is not focused on displacing large populations of neighbors. We are doing our best to use what has historically been a commercial/business artery to bring needed goods and services and healthy recreational venues to those who live in our neighborhoods and who represent our “Target Market”, the fortunate, and the not so fortunate. We all have the same basic needs and aspirations.  We want to make sure people understand that. 

We also need to understand that we don’t have to accept the first offer for investment dollars if those investments aren’t in the best interest of all of us who live and work here. For years, the only investment strategies for West and Northwest Dayton have been to grow our base of subsidized housing, using low-income tax credits. That is not sustainable, does not support the current residents, and is, in fact, a double edged sword. 

On the one hand, we have accepted the major portion of subsidized housing investments to the extent we have a hugely disproportionate burden on our neighborhoods. Those investments are short-lived. There is no desire by commercial investors to develop where there isn’t a reasonable base of disposable income, there is no effort on the part of municipalities to augment the basic products/services people need, it drives the average household income down (using census and zip code data that isn’t reflective of specific neighborhoods), drives the value of existing housing down and the desire for new homeowners to invest in market-rate housing or current homeowners to improve their homes. This results in an enormous erosion of the tax base that supports so many of our needed services,(a good School District being a major one).

The declining population, which results, in part, from neighborhood disinvestment, makes it difficult for the city to have the dollars to maintain even basic services. Look at what’s happened to street maintenance, leaf pick up in older neighborhoods (with huge trees), charges for trash pick-up, fees, and surcharges for street lighting for more efficient fixtures (that should save enough money over the life of the fixture to at least pay for themselves).

Our housing inspection/code enforcement staff have been reduced to maybe 30% of what we need to actually stay on top of older neighborhoods and declining and vacant houses. Many of our neighborhoods are being ruined because we’ve not had sufficient code enforcement to catch issues before housing is in such a state of disrepair that tear-down is the only viable option This approach creates gaps in the streetscapes and people are told they can use the lot for community gardens. How does that preserve our neighborhoods or make them attractive to potential buyers?

 Additionally, those of us who live in one of Dayton’s 14+ Historic Districts (four along the Corridor) don’t find tear-downs an option. We are here to preserve our history, the architecture, and the legacy of century-old neighborhoods.

Red light cameras, while touted as a safety measure, often rob the working poor of the few dollars they have to buy gas and groceries. Our police force seems to be reactive, not proactive in our neighborhoods. When asking why we rarely see a police presence, in our specific neighborhood, we are told that we don’t see them in the area because our crime rates are low and officers are assigned to higher crime areas. Does no one realize we need a presence to maintain our low crime rate (that we work so hard to achieve)? Crime moves just like people move when they finally get fed up.  How is all of that sustainable? Does it even make sense? 

We must begin to understand that we are not at risk of gentrification. We are suffering from the results of gentrification that has occurred over the past 30 or 40 years when the poor were driven out of areas like the Oregon District, Saint Ann’s Hill, South Park, McPherson Town, and the areas around Miami Valley Hospital.  Our discussions, going forward, must focus on; “How do we reintroduce a mixed income and diverse population back into those areas?” Those who fear “gentrification” have to realize everyone deserves to have access to quality goods and services, healthcare, and recreational outlets. Yes, put convenient access to those products/services back into each neighborhood and you will likely see property values and the tax base increase but so will the homeowner’s net worth. Is that not to be expected? The alternative seems to be “do nothing” and complain that the poorer areas have seen disinvestment beyond what anyone could have imagined. I’m willing to work to develop a plan that fairly distributes the richness of diversity and shares the burden of lower income housing across the region so as to minimize the impact on any one section of town. 

The city says “a healthy Downtown makes for a healthy city”. I say a healthy Downtown AND healthy neighborhoods make for a healthy city.