‘What’s behind the wall’ beside Jefferson Street restaurants?

July 27, 2014

140722Apiary

This rendering shows what the Apiary will look like when finished this fall. The catering company and event space is in the Jefferson Street restaurant district on the site of a special-effects company’s building that burned in July 2008. Photo: EOP Architects. 

 

Nobody paid much attention to the old industrial building on Jefferson Street until July 17, 2008, when a spectacular two-alarm fire gutted Star Light & Magic, a theatrical special effects company.

Jefferson Street is a much busier place now, having blossomed into a popular restaurant district, so a lot of people are watching and wondering about the construction going on there behind an elegant wall of brick, stone and wrought iron.

For nearly two years, the first phase of the project has been a commercial kitchen for Apiary Fine Catering & Events. When finished in October, the facility also will include The Apiary, an event space designed for an urban infill setting.

The Apiary is owned by Cooper Vaughan, 39, a graduate of Transylvania University and Le Cordon Bleu cooking school in London. Before moving back to his hometown in 2006, Vaughan was a chef at Blackberry Farm, the luxury resort in Tennessee.

140710Apiary0010

Cooper Vaughan

Working in partnership with his parents, Neal and Derek Vaughan of Lexington’s G.F. Vaughan Tobacco Co., he hopes to create a unique 15,500-square-foot food and beverage destination. And, as the name implies, Vaughan said he also wants it to be a hive of activity, a gathering place for people interested in food, wine and cooking.

“We want to be a place other chefs can use when they don’t have the facilities,” he said. “That’s the sort of energy we want around here.”

The Vaughans’ vision for the Apiary included special architecture and landscaping, a place with modern lines but a warm, timeless feel. To achieve that, they hired three top-notch local professionals: architect Brent Bruner, garden designer Jon Carloftis and interior designer Matthew Carter.

The Apiary’s biggest venue will be the 2,000 square-foot Orangery room, which has a 10-foot by 30-foot skylight and 18-foot-tall windows designed to match antique French shutters. When finished, the room will contain orange, lemon and pear trees. There also will be a 1,000-square-foot Winter Room, an intimate tasting room beside the kitchen and a French limestone terrace that can accommodate a big tent.

Salvage materials are a big part of the design. Reclaimed brick, wood flooring and beams came from old tobacco warehouses. Stone was salvaged from a farm that belongs to Vaughan’s uncle. Pavers were once part of a barn at Hamburg Place horse farm. Massive pine doors came from Argentina, and two antique stone fountains in the courtyard are from Europe.

The brick and stone courtyard walls are accented with custom wrought iron created by artists Matthew and Karine Maynard of Maynard Studios in Lawrenceburg.

“They wanted it to have a substantial feel that at the same time is modern and fits into an urban setting,” said Bruner, a principal at EOP Architects. “The level of craftsmanship they wanted is not what you see a lot these days.”

Good planning allowed Carloftis to get a head start on the landscaping so it wouldn’t look new when the Apiary opens. It includes a “green” wall of plantings in the courtyard and a well-established pear tree cultivated espalier-style.

140710Apiary0015

Brent Bruner of EOP Architects

Since the kitchen opened, Vaughan has given rent-free office space to Seedleaf, a Lexington nonprofit. Seedleaf works to increase the supply of affordable, nutritious and sustainably produced local food for people at risk of hunger in Central Kentucky. It sponsors community gardens, restaurant composting programs and classes that teach cooking and food-preservation skills.

The outdoor event spaces will include raised-bed vegetable and herb gardens designed by Carloftis and cared for by Seedleaf. Ryan Koch, Seedleaf’s founder and director, said they will both supply Apiary with food and subtly educate guests.

“It will be a unique opportunity to show how beautiful perennial herbs and some vegetables can be and how important local food is,” Koch said. “If we can help Apiary buy less food off the truck and get more out of their yard, I think people enjoying the space will appreciate that.”

The Seedleaf gardens and other landscaping will be irrigated with rainwater collected in a 12,000-gallon underground storage tank.

Vaughan declined to say how much his family is investing in the Apiary.

The designers’ goal with the building and grounds is to create indoor and outdoor spaces that gradually reveal themselves to visitors as they walk through. Vaughan hopes guests will notice something new each time they come.

“One thing we’ve been able to achieve is that not any one element screams,” he said. “A great event always has these elements of surprise. What’s behind the wall?”

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Book chronicles Lexington’s early ‘contemporary’ homebuilder

July 13, 2014

140709Isenhour0001This house,built on Breckenwood Drive in 1958, shows characteristics of Richard Isenhour’s contemporary homes: native Kentucky stone, lots of glass, cathedral ceilings, exposed post-and-beam construction and an effort to integrate indoor and outdoor spaces.

 

Richard Isenhour was a chemical engineer at Dupont in the late 1940s when he questioned his career choice in a letter to the Lexington woman who he would marry.

“The kind of job I’d like would be one that’s creative and always changing, where I can see what I’m accomplishing,” he wrote Lenora Henry. “I’d like to work on things I can improve.”

The Isenhours moved to Lexington in 1952, and he took up the occupation of his father-in-law, homebuilder A.R. Henry. Before long, Isenhour began looking for ways to improve his houses with modern styles and materials, as well as new ideas about how a house should function.

Richard Isenhour

Richard Isenhour

Isenhour went on to earn an architecture degree at the University of Kentucky and design and build nearly 100 unique homes in Lexington between the mid-1950s and the late 1970s. Now locally famous, these “Isenhour houses” were some of the first contemporary-style homes built in Lexington.

Larry Isenhour, a retired architect and one of the Isenhours’ four children, has just written a handsome, well-illustrated book documenting his father’s work: The Houses of Richard B. Isenhour: Mid-Century Modern in Kentucky(Butler Books, $45) He will sign copies at 2 p.m., July 19, at The Morris Book Shop. Information about other book events: Greenschemedesign.com.

Inspired by Frank Lloyd Wright and later Modernist architects, as well as by contemporary homes he saw in magazines and on family vacations, Isenhour experimented. This was at a time when people from all over the country were moving to Lexington to work at IBM and UK’s new College of Medicine.

His first bold design was for his own family’s 1956 home on Blueberry Lane. It helped Isenhour find clients who wanted something different than a traditional brick box with shutters.

140709Isenhour0008Isenhour’s designs featured post-and-beam construction and open floor plans. They had exposed wooden beams, cathedral ceilings and walls of glass and local limestone. On building lots, he preserved as many trees as possible. His houses seem more spacious than their modest sizes, and they are as much about utility as style.

“Isenhour’s best work is full of light, creating an inspirational sense of the blending of outdoors and indoors,” Lexington architect Graham Pohl writes in the book’s forward.

Jan and Phyllis Hasbrouck, a physician and nurse, came to Lexington in 1962 for his internship. They had grown up in Ithaca, N.Y., admiring contemporary architecture, so when they were ready to build a home, they asked Isenhour to design it.

“I’ve loved every bit of it — the glass, the stone, the openness,” said Phyllis Hasbrouck, who has lived there since 1967. “I feel closed in when I’m in a regular home now where the ceilings are low.”

Larry Isenhour

Larry Isenhour

But Isenhour houses were not for everyone. The book reproduces a 1968 letter a Lexington bank officer sent to one Isenhour client, declining his loan application. “We have difficulty in making the maximum loan on contemporary style homes because they are usually custom designed for a limited market,” the letter said.

Larry Isenhour, who lives in a contemporary home of his own design, began working on the book soon after his father’s death in 2006, collecting old drawings, photos and documents. His goal was to create a chronological catalog of his father’s best work to show how it evolved.

“I worked in almost all of them, either as a kid picking up wood or drawing the plans,” he said. But he never interviewed his father about the thought processes behind his designs — and wishes now that he had. Isenhour also had never written a book. Fortunately, his got help from his wife, Jan, a writer and retired director of the Carnegie Center for Literacy and Learning.

Only one of the 98 Isenhour houses has been demolished. Most have been well cared for, expanded and updated as tastes and technologies changed. They have been especially sought-after in recent years with the renewed popularity of Mid-Century Modern style.

At least four of the houses are now owned by architects. One is Tom Fielder, who got to know Isenhour and his work when he was an architecture student at UK.

When Fielder moved back to Lexington in 1990, he wanted his three children to attend Glendover Elementary School. So he drove around that neighborhood, which has the largest concentration of Isenhour houses, until he found one for sale. Then he called his real estate agent and asked her to put in a contract on it.

“She said, ‘I can’t do a contract on a house when you haven’t even seen the inside,’” he recalled. “I knew that Dick had designed the house and it was next to Glendover school. That’s all the information I needed to know.”

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Scholars, curators get close look at early Kentucky art history

July 12, 2014

140709MESDA0279Robert Leath, chief curator at the Museum of Early Southern Decorative Arts in Winston-Salem, N.C., held a drawer from an early Kentucky chest so he and students in MESDA’s Summer Institute could see the interior construction. The chest is part of an exhibit of early Frankfort-made furniture now on display at the Governor’s Mansion. Photos by Tom Eblen

 

FRANKFORT — Most people think early Kentucky was only a place of log cabins and coonskin caps. They don’t imagine that Kentuckians two centuries ago were producing great paintings, fine silverware and inlaid furniture as elegant as anything coming out of Philadelphia or New York.

Last week, 10 up-and-coming scholars and museum curators got a traveling lesson in Kentucky’s rich history of visual art and craftsmanship.

The Museum of Early Southern Decorative Arts in Winston-Salem, N.C., brought its prestigious Summer Institute to Kentucky for the first time. Students, faculty and guests got an intensive five-day tour of Central Kentucky landmarks and some of the state’s most valuable public and private collections.

“These are going to be the museum and institution leaders of the near future, and they have the potential to bring a lot of attention to Kentucky,” said Mack Cox of Madison County, a leading collector and scholar of early Kentucky furniture, paintings and long rifles. “We’re way behind (other states) in understanding and rediscovering our decorative arts past.”

I caught up with the group Wednesday morning at the Governor’s Mansion, where Cox was giving MESDA students and faculty an animated tour of an exhibit of pieces made by Frankfort artists between 1790 and 1820. They ranged from the sophisticated cabinetmaker William Lowry to convicts at the old state penitentiary, who made simple but elegant chairs.

“What you’re seeing, Kentuckians largely don’t know about,” Cox told the group, noting that such utilitarian objects as long rifles and powder horns were sometimes turned into beautiful works of art with elaborate engraving and metalwork.

The exhibit, part of the mansion’s 100th anniversary celebration, includes pieces from the Kentucky Historical Society, the Speed Museum in Louisville and the private collections of Cox, Mel Hankla of Jamestown and Tom Meng and Clifton Anderson of Lexington.

(The exhibit is free and open to the public during mansion tour hours through Aug. 26. For more information about the mansion and centennial events, such as a cocktail reception July 25, go to: governorsmansion.ky.gov.)

As Cox described each piece and the research that went into figuring out who made it and when, the students took photos and used little flashlights to examine details.

140709MESDA0137From Frankfort, the group traveled to Lexington for a tour of African Cemetery No. 2 on East Seventh Street, which has been restored in recent years. Its 5,000 graves include those of black Civil War soldiers and famous jockeys and trainers.

The group visited the Blue Grass Trust for Historic Preservation’s Hunt-Morgan House and Pope Villa, two of Lexington’s most significant early 1800s mansions, and then went to Madison County to see White Hall, home of the fiery emancipationist Cassius M. Clay.

Other stops during the week included the William Whitley House in Stanford; the Old Capitol and Liberty Hall in Frankfort; Shaker Village at Pleasant Hill in Mercer County; the National Underground Railroad Museum in Maysville; Hopewell Museum and Cane Ridge Meeting House in Bourbon County and the Filson Historical Society and Locus Grove mansion in Louisville.

Before their trip, the students spent two weeks attending classes. When they return to North Carolina, they must finish Kentucky-related research projects and papers. Graduate-level course credit is awarded through the University of Virginia.

In his talk to the group, Cox pointed out stylistic traits of several significant Kentucky portrait painters of the early 1800s, including William Edward West. Because some of their paintings have been misattributed over the years to Matthew Jouett, the state’s best-known early portraitist, many Kentuckians don’t know how much talent was working here at the time, he said.

Catherine Carlisle, an art history graduate student at the University of North Carolina at Chapel Hill, hopes her summer project will shed new light on one of those little-known Kentucky artists, Alexander Bradford.

“I’m thrilled to be able to see so many examples of the beautiful, beautiful portraits that were coming out of Kentucky, and so early,” she said.

While some of the students had never been to Kentucky, and knew little about its artistic heritage, it was a homecoming for Grant Quertermous, the assistant curator at James Madison’s Montpelier estate near Orange, Va. He is from Paducah.

“I really wanted to do this one,” he said. “It has been great to give everyone exposure to Kentucky.”

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Yes, I wrote this column while sitting on my porch

July 8, 2014

When I traveled the upper South for The Atlanta Journal-Constitution years ago, I noticed a lot of statues of Confederate soldiers on courthouse lawns. I always thought Willis H. Carrier would have been a better choice to memorialize.

After all, the inventor of air conditioning helped make the region comfortable and prosperous, turning the Sleepy South into the Sun Belt. But Carrier’s invention had a drawback, too. Southerners started building houses without porches.

I have lived most of my life in houses built since 1950. One had a patio. Another had a breezeway between the house and garage. Another had a “decorative” front porch too narrow to be of any use.

A couple of my houses had decks. The large deck I built on the back of my 1950s Atlanta home was especially nice. But decks are inferior to porches. There is no roof, and deck railings are rarely as elegant as porch columns and balusters.

porchMy current house was built in 1907. It has a long, wide front porch and a large screened-in back porch, both equipped with ceiling fans. For most of three seasons each year, they are my favorite places to sit and relax. And on cool, low-humidity weekends like this past one, they can be little corners of heaven.

Front porches and back porches are very different places.

My front porch is a public extension of the living room. There is a spring-cushioned swing and two antique rocking chairs I bought cheap from people who thought, as my wife did when I brought them home, that they were worn out.

Both came with caned bottoms and seats that had seen better days. One was re-caned for me by a friend who is an excellent craftsman, in addition to being a retired physician and Air Force general. The other chair may be beyond hope, as the wooden frame looks as bad as the splintered seat and back. It is reserved for skinny visitors.

Old porch rockers have a design feature that makes them superior to those now sold at places such as Home Depot and Cracker Barrel: the back rails are steam-bent just above the seat. As President John F. Kennedy famously discovered, this bend tilts the back to the optimum angle for comfort, whether you are trying to run the world or simply watch it go by.

Front porches are all about watching the world. They are places for getting to know those who live around you, as well as for keeping the neighborhood safe and secure by providing what the urban analyst Jane Jacobs called “eyes on the street”.

I have a tradition with a fellow journalist who lives at the end of my street. About once a week, around 6 p.m., one or the other of us will hear the familiar “ding” of an iPhone text message. “Beer on porch?”

On either my porch or his, we discuss life and solve the world’s problems. An award-winning poet recently moved in around the corner, and I have invited him to join us. That should elevate the conversation a notch or two.

Rather than a living room, my back porch is more like an outdoor den, shielded from neighbors and screened from mosquitoes. Becky and I each have a pillowed wicker chair, and there is a dining table barely big enough for two. It is where we go to escape the world rather than to engage or watch it.

We read the newspaper on the back porch most mornings and have dinner there many evenings. It is a great place to relax, if we can ignore the fact that the back yard needs weeding, pruning or watering. Chores should never be visible from a porch.

My porches are cozy places to watch a rain shower, if the wind isn’t blowing too hard. They are ideal for listening to birds and tree frogs — and enjoying the aroma of roasting peanuts from the nearby Jif peanut butter factory.

During this past winter-from-hell, I got a surprise one morning when I looked out at the back porch. The wind had been so strong overnight that an inch of fine snow had been sifted through the screens, covering wicker chairs and all.

So, after I shoveled my sidewalk and front steps, I shoveled my screened-in porch, thinking how funny that would seem come July.


Knoxville had a plan for revitalizing its historic downtown

July 7, 2014

knox1Knoxville’s Market Square, which dates to the 1850s, has been restored as a restaurant and entertainment district with plenty of nearby parking. Photos by Tom Eblen

 

I hadn’t spent any time in Knoxville, Tenn., since 1988, when I moved away after living there for seven years. I went back recently, and I was impressed with downtown’s transformation.

Knoxville was never a place I associated with good urban design. Planning and zoning always seemed haphazard, at best. Suburbia sprawled out for decades, mostly westward along traffic-choked Kingston Pike.

Like Lexington, two major Interstate highways converge in Knoxville. But instead of going around the city, as was thankfully done in Lexington, I-40 and I-75 went through the middle of Knoxville.

The infamous “Malfunction Junction” was improved while I was living there in the early 1980s, but it still left Knoxville cut up by expressways, on-ramps, off-ramps, bridges and a maze of one-way streets. It was a confusing place to drive, and a difficult place to walk or bike.

Many of those problems remain, but downtown is a different story.

knox2Long a conservative city with divisive politics, Knoxville leaders finally came together to organize the 1982 World’s Fair, which rehabilitated a former downtown railroad yard. That began a transformation that has made Knoxville’s city center the kind of happening place downtown Lexington aspires to be.

I spent a week in Knoxville recently, biking with friends in the nearby Great Smoky Mountains and dining each night at restaurants along Market Square and Gay Street, the main downtown thoroughfare.

When I worked in downtown Knoxville as The Associated Press correspondent, some of its old buildings were vacant and many were in need of repair. When office workers went home each evening, the city center became a ghost town.

“You and I can remember when tumbleweed blew down the streets in the evenings,” joked Alan Carmichael, an old friend who owns a downtown public relations firm, Moxley Carmichael, with his wife, Cynthia Moxley. “Now people pour in from the ‘burbs” for restaurants, bars, outdoor concerts and frequent festivals.

One big factor in downtown Knoxville’s revitalization has been historic preservation and adaptive reuse of old buildings, such as the old JFG Coffee plant and Sterchi furniture company, which are now loft apartments.

It began with the World’s Fair, which restored the old L&N Railroad depot. But the big efforts came in the past decade with restoration of the Tennessee and Bijou theaters on Gay Street and the shops along Market Square, which date to the 1850s.

“We have very few old buildings downtown that haven’t been restored,” said Rick Emmett, the city’s downtown coordinator. “Now we’re spreading that to some of the historic commercial areas beyond downtown.”

Downtown’s restored charm and activity has attracted the chain retailers Mast General Store and Urban Outfitters. Regal Riviera, a new eight-screen movie theater complex, was tastefully integrated into Gay Street.

What made most of that possible was city government’s investment in infrastructure, combined with creative city partnerships with business to finance development.

Perhaps the biggest city investment has been in parking garages a block or two from major pedestrian areas. Parking is free on weekends and after 6 p.m. on weeknights.

The city owns and operates six of 12 major downtown garages. Another garage is under construction. The city donated the land and private interests are building the garage. As part of the deal, evening and weekend parking will be free to the public in perpetuity, Emmett said.

Knoxville’s downtown parking is marketed well, with maps, a smartphone app and a website, Parkdowntownknoxville.com.

“Knoxville has a compact, walkable downtown, but most people have to drive to get there,” Carmichael said. The garages have “made a huge difference in terms of bringing people downtown.”

Another key has been the Central Business Improvement District, funded by an extra tax on downtown property owners. It was controversial when created in 1993 — just as attempts to create one in Lexington have been controversial — but it has been a big success, said Carmichael and Emmett, who both serve on the board.

The tax generates more than $500,000 a year for infrastructure, beautification and grants and loans to help downtown businesses restore historic building façades. Some money also is used to sponsor frequent festivals and events that bring people downtown.

“What that has allowed us to do is fill in the gaps,” Emmett said of the improvement district. “I think it has been huge.”

knox3City-owned parking garages on side streets near popular pedestrian areas has made it easy for visitors and suburbanites to come downtown to dine and shop. 

 


Parents want to restore, not replace, Jacobson Park playground

July 1, 2014

JacobsonThe Jacobson Park playground was built in 1993.  Photo by Mark Cornelison

 

When Rachel Carpenter heard that the huge “creative” playgrounds that more than 2,000 community volunteers built at Jacobson and Shillito parks in 1992 and 1993 are to be torn down and replaced, she was alarmed. So were many of her friends.

The mothers say their toddlers can play for hours on these sprawling wooden structures, with their castle turrets, bridges, slides, chutes and myriad nooks to “hide” in and explore.

But they worry that the replacements will be like most new playgrounds they see: designed to be so safety-conscious and risk-averse that they don’t inspire creativity and are simply not much fun for kids.

Carpenter said she and her husband, Charles, took their 2-year-old daughter, Corabell, to the new metal-and-plastic playground at Masterson Station Park once. “We’re not impressed,” she said. “It’s flashy. But after 25 minutes, she was bored and left to play in the tall grass nearby.”

The recently passed city budget includes up to $300,000 to replace the Jacobson Park playground this year, and Lexington Parks & Recreation hopes to get funding next year to replace the smaller one at Shillito Park.

Carpenter has created a “Save Jacobson Park Playground!” Facebook page and launched an online petition that has attracted more than 300 signatures and the attention of several Urban County Council members.

“I think they underestimate how much people like the park the way it is,” said Carpenter, who would rather see taxpayer money used to refurbish and maintain the existing playgrounds. She cited the example of a similar creative playground in St. Andrews, New Brunswick, Canada, that was built in 1993 and restored last year.

Brad Chambers, the city’s new Parks & Recreation director, said he wasn’t aware of any serious injuries or lawsuits involving the playgrounds. But he said there are safety concerns because the wooden structures have deteriorated with age.

Chambers said the playgrounds do not meet some current safety codes and accessibility rules, and they have become a maintenance challenge because of the wood splintering, warping and rotting.

“It’s like any wood that has been outdoors for 20-plus years,” he said. “Our concern is obviously going to be safety.”

But Chambers said officials have made no decisions about the design or materials for the new Jacobson Park playground. He said the department plans to schedule several public meetings later this summer to hear from citizens about what kind of new playground they want and to present options.

The Jacobson and Shillito park playgrounds were the largest of four built in the early 1990s. Two others, at the Dunbar Community Center and Picadome Elementary School, were torn down in 2008. At that time, city officials said it was more time-consuming to maintain the unique wooden playgrounds than factory-made play equipment.

Funding for the four creative playgrounds was provided by the city, businesses and foundations, and most of the labor came from citizen volunteers. Jacobson Park’s playground was the largest, costing $87,000 and involving 2,500 volunteers. The projects were led by the citizens group Friends of the Parks, then chaired by Sandy Shafer, who later was elected to the Urban County Council.

“I knew there would be this day,” Shafer said. “These playgrounds have a life of 20 or 25 years, because they’re built with treated lumber just like your deck.”

Shafer said the playgrounds have served the community well. But just as valuable, she said, was the community spirit created by the volunteers who built them. She said many volunteers have told her over the years that they took special pride in bringing children, grandchildren and out-of-town visitors to the playgrounds because they helped build them.

“I wish we could do more community-build projects,” she said. “They have a value, like the old-fashioned barn-raisings, because you work with and get to know people you might otherwise not come in contact with.”

Shafer said she was shopping at a home-improvement store Monday when a woman who lives in the old Dunbar-Russell School area of North Lexington recognized her and spoke.

“You’re Sandy Shafer, aren’t you?” she said the woman asked, adding, “You helped build my community by putting a playground over there.”


Developer’s parking idea makes sense for downtown Lexington

June 29, 2014

140623ChurchSt0088This rendering shows an architect’s conception for a two-level parking garage that veteran developer Robert Wagoner proposes building along Church Street to replace a random group of nine surface parking lots. The garage would help encourage redevelopment of gaps between buildings on Short Street, shown as green boxes. Photo provided.

 

Veteran suburban developer Robert Wagoner has spent his past four years of retirement studying urban Lexington, as well as Greenville and Charleston, S.C., which have been much more successful at downtown revitalization.

Yes, he says, historic preservation and high-quality new architecture are important. But Wagoner thinks the real key to urban revitalization is the unglamorous infrastructure that businesses and customers take for granted in suburbia, such as hidden delivery and garbage facilities and easy-to-use parking. Especially parking.

That belief led Wagoner and 17 friends he recruited from the design and construction fields to volunteer their time and talents to develop an ambitious concept for the emerging four-block entertainment district along Short Street between Limestone and Broadway.

Robert Wagoner

Robert Wagoner

Their goal was to create more convenient, attractive, efficient and urban-appropriate parking and service facilities, and to encourage redevelopment of gap lots along Short Street where buildings were demolished decades ago and were replaced with haphazard surface parking.

The main element of this plan would be an attractive, two-level parking structure along Church Street. But Wagoner also proposes replacing most parallel parking along Short Street with easier-to-use angled parking.

In all, Wagoner says, the 370 parking spaces now in that four-square-block area could grow to 450 spaces that would be more accessible and user-friendly. At the same time, it would allow many surface parking lots to be redeveloped with new buildings to house stores, restaurants, offices and apartments.

“We need to have more thought put into our comprehensive land-use process for a parking strategy downtown,” Wagoner said. “All you have to do is look at these other cities and see what they’re doing.”

Wagoner also wants to create service areas to stop noisy delivery trucks from having to idle on the street, clogging traffic and making outdoor dining unpleasant. Centralized, hidden waste areas with trash compactors would be a big improvement over dumpsters, grease pits and Herbies scattered all over within public view.

He is now talking with property and business owners and contacting organizations such as the Downtown Development Authority, the Downtown Lexington Corp. and the Lexington-Fayette County Parking Authority (Lexpark).

“It’s probably the single most important project since the Cheapside Park renovation,” said Bob Estes, owner of Parlay Social and Shorty’s market, and president of the Cheapside Entertainment District Association. “It would really create the infrastructure for the continued development and growth we need.”

Making this plan happen will be a challenge, because the four-block area has 12 parcels with 10 owners. There are nine surface parking lots with 16 entrances. It will need support from property and business owners, the city and private investors, he said.

The plan would require clipping off the rear addition to one Short Street building. Wagoner also would like to demolish a law office building at the southwest corner of Church and Market streets and move the recently renovated Belle’s Bar building over to Short Street.

The key will be getting property owners to work together, trading some of their sites for space in new, infill buildings on Short Street, parking spaces in the garage or a share of parking garage revenues.

“Creative air rights is integral to all of this,” he said.

Executing the plan would be complex, but Wagoner says everyone could come out a winner. Downtown would be more vibrant, business activity would increase, property values would rise and the city would collect more tax revenues.

What I find exciting — even visionary — about this plan is that the same approach could be used for many other small areas of urban Lexington. It could be part of the parking solution needed to help the city redevelop huge, underused surface lots around Rupp Arena.

Wagoner has spent two years refining these ideas with help from other development professionals: Donna Pizzuto, Harvey Helm, Ken Sallade, Jon Cheatham, Steve Graves, Mike Huston, Aaron Bivens, Joe Rasnick, Joe Nolasco, Steve Albert , Rob Wagoner, Shane Lyle, James Piper, Jonathan Rollins, Tony Barrett, Joey Svec and Matt Fleece.

Their volunteer design work includes renderings and a video presentation with three-dimensional modeling. (See below.)

Wagoner said he is open to better ideas from others. His goal in this retirement venture is not to make money, he said, but to make downtown Lexington more successful. And, perhaps, to salve some guilt from having helped create suburban developments decades ago that contributed to downtown’s decline in the first place.

“Ours is a throwaway society that consistently produces urban decay as a byproduct of suburban success,” Wagoner said. “We have no other option (but redeveloping urban areas) if we are to protect what makes us special. No other city is like ours, ringed by such a unique signature” of horse farms and natural beauty.

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Watch this video Robert Wagoner and friends put together about the proposal:

 

 

Click here to read Tom Martin’s Q&A with Robert Wagoner.

 


Time to press ‘pause’ on Rupp Arena and focus on rest of plan

May 31, 2014

 tbcTown Branch Commons would create a linear downtown park along the historic path of Town Branch Creek, which was buried underground a century ago.

 

Almost all of the talk and controversy about Lexington’s ambitious Rupp Arena, Arts & Entertainment District plan has focused on the arena. It reminds me of the old saying about the tail wagging the dog.

Renovating Rupp Arena is the most costly piece of the plan, especially because it would involve rebuilding the adjacent convention center. The total price is estimated at $351 million.

Rupp may seem like the dog, but it’s really just the tail when you look at the big picture. The dog is more than 30 acres of under-utilized parking lots south and west of the arena.

This sea of asphalt is ripe for redevelopment. It is well-located between the central business district and the University of Kentucky campus. These vast tracts of city-owned land, if properly planned and patiently developed, could become a huge economic and civic asset.

Ground leases to developers on the High Street lot could generate millions of dollars for public improvements, such as turning the Cox Street lot into much-needed green space as part of the outstanding Town Branch Commons plan.

That is why Mayor Jim Gray and the Lexington Center board should step back, take a deep breath, and refocus their energy on the dog instead of the tail. They thought they needed to renovate Rupp Arena first to generate excitement for the rest of the plan. That seemed logical, but it hasn’t worked, for many reasons.

First, Louisville’s costly KFC Yum Center hasn’t lived up to financial expectations, making taxpayers and legislators skeptical of another big arena project. The late rollout and changing details of Rupp’s financing plan didn’t help.

Then there are legitimate questions about public priorities. Would a fancier Rupp Area be nice to have? Sure. Is it essential? No.

Another issue is the economics of replacing the convention center. The space is oddly configured with no good way to expand. But the Lexington Center Corp. still owes $18 million from the last renovation a decade ago.

This is the big question: Would the convention center generate enough more business to make it worth tearing down the current facility to build a new and bigger one? Many people are skeptical.

But the biggest roadblock to a Rupp renovation has been UK’s lack of interest. President Eli Capilouto has made it abundantly clear that he thinks UK needs new academic buildings, laboratories and residence halls more than a basketball palace.

That’s a big switch from the past. UK officials have grumbled about Rupp’s perceived shortcomings since the late 1990s and have pushed renovation or replacement schemes ever since.

If Capilouto is serious about focusing on academics instead of athletics, I say good for him. That attitude is long overdue at UK. But it means the mayor must take a new approach.

Rather than continuing to push for a Rupp renovation now, Gray should focus the city’s energy on Town Branch Commons, which will make the concrete corridor along Vine Street more inviting to people and businesses. As the 2009 renovation of Cheapside showed, smart investment in public infrastructure attracts economic development.

The mayor should push to fund infrastructure to support the emerging redevelopment of Manchester Street, the future Rupp District’s western gateway. That includes finishing Town Branch Trail and linking it to the Legacy Trail.

Most of all, Gray and the Lexington Center Corp. should quickly flesh out a long-term redevelopment plan for the 22-acre High Street lot and start making deals. A good plan will encourage good development — and prevent bad development.

For example, the High Street lot would make a much better site for LOOK Cinemas’ proposed IMAX theater complex than the historic district across Broadway it wants to build in, which would set a terrible precedent.

Redevelopment also means replacing most of those surface parking spaces with more space-efficient garages, both near Rupp and in other key spots around downtown. Dispersed garages would get more frequent use than dedicated Rupp parking, plus they would give arena audiences more reason to patronize downtown businesses rather than hopping in their cars and driving home after an event.

Rupp and the convention center must be dealt with eventually. But, as all of the controversy has shown, those plans could benefit from more thought, economic analysis and salesmanship.

Waiting a year or two on a Rupp renovation also might make UK a more willing partner. UK’s Rupp lease expires in 2018, but the Wildcats will still need a place to play basketball. Having preached academics-first, Capilouto would lose credibility if he then tried to build a costly on-campus arena.

It’s time to refocus this discussion. The real economic potential of an arena district is the district, not the arena. Transformation will not come from making good facilities better, but from turning more than 30 acres of barren asphalt into a vibrant addition to the city. Lead the dog and the tail will follow.

 


NY photographer explores historic Bluegrass homes in new book

May 24, 2014

140525KyBook0009The walled garden and orchard at Gainesway Farm was added by owner Antony Beck, a longtime friend of photographer Pieter Estersohn.  Beck suggested that Estersohn do the book, Kentucky: Historic Houses and Horse Farms of Bluegrass Country, which has just been published.  Photo by Pieter Estersohn / Courtesy of Monacelli Press

 

Central Kentucky’s grand mansions and horse farms have been fodder for pretty picture books for more than a century, at least since Thomas A. Knight’s Country Estates of the Bluegrass came out in 1904.

Of the many books I have seen, the best has just been published: Pieter Estersohn’s Kentucky: Historic Houses and Horse Farms of Bluegrass Country (Monacelli Press, $60).

The photographs are stunning, as they should be. Estersohn, 53, is one of America’s top “shelter” magazine photographers. He has shot covers for Architectural Digest, Elle Décor, Southern Accents, Metropolitan Home and many other big magazines. This is his 23rd book.

140525KyBook0008What makes this book especially interesting and authentic are the places Estersohn chose to photograph. There are only a few of the usual suspects, too important to omit: Waveland, Shaker Village at Pleasant Hill, and Ashland, the Henry Clay Estate.

Many of the other 15 properties are not well-known, even to many Kentuckians, but they are some of the most precious architectural gems of the Bluegrass. That didn’t happen by accident. Estersohn had inside help.

In a telephone interview, Estersohn said he and Antony Beck, owner of Gainesway Farm, have been best friends since they were 19. The New York-based photographer said he and his son, Elio, 10, have been visiting the farm regularly for years.

“It’s sort of like our home away from home,” he said. “It’s just such a magical environment to be on that farm. Antony’s landscaping is amazing.”

Beck suggested the book, and Estersohn quickly agreed. For more than a year, the photographer made quick trips to Kentucky between other jobs, scouting locations and making pictures. The initial focus was on equine culture, but the emphasis soon shifted to the much-loved examples of historic preservation Estersohn found.

“I wanted to find a balance,” Estersohn said, “between some things that were more humble and some things that were more extravagant and some things that were really over the top.”

Beck opened doors for Estersohn, and his key local contact was antiques dealer Gay Reading, owner of The Greentree Tea Room. Reading, who wrote the book’s well-informed introduction, has a curator’s eye and extensive local connections.

“He wanted a variety of styles and periods, and I chose places I thought were special and different,” Reading said. “Unless you’re a friend, you don’t get to see many of these gems. They are places where people are really living.”

140525KyBook0006Estersohn said he was charmed by the houses he photographed, their owners and the houses’ varied stages of restoration. He was especially impressed by Ward Hall in Georgetown, one of the nation’s largest and finest Greek Revival mansions.

Other highlights were Walnut Hall, where Margaret Jewett has preserved the ornate Victorian decorations her grandfather put there in the 1890s, and Elley Villa, an elegant Gothic Revival mansion near the University of Kentucky campus that was condemned before being lovingly restored by James and Martha Birchfield.

“I loved Mary Lou’s place,” Estersohn said of the 1792 farmhouse restored in the 1960s by horsewoman and socialite Mary Lou Whitney. “It’s sort of like a time piece. It’s a very specific expression of decoration, which I think is amazing.”

Other featured properties include Gainesway Farm; the Simpson Farm in Bourbon County, built in 1785 as a pioneer station; Welcome Hall near Versailles; Clay Lancaster’s Warwick estate in Mercer County; Overbrook Farm; the Alexander Moore and Thomas January houses downtown; and Liberty Hall in Frankfort.

Estersohn photographed Botherum as its new owners, garden designer Jon Carloftis and Dale Fisher, were beginning their restoration. And he was moved by the much- damaged Pope Villa, the most significant house designed by America’s first great architect, Benjamin Latrobe.

“For Pope Villa, I hope we can elicit some financial attention so that it can be further renovated,” Estersohn said. “It is a very, very, very important piece of American architecture.”

Estersohn said he photographed the houses with a large-format digital camera. He used mirrors to even out natural light and illuminate dark corners and cavernous rooms.

Each chapter is accompanied by text that is well-researched and tightly written. Inexplicably, though, there is no text with the final chapter to explain the Iroquois Hunt Club.

“I thought the biggest challenge was going to be enrolling people to have their private residence shot, which is oftentimes the issue shooting for magazines in New York,” Estersohn said. “But I think there was such a regional pride and appreciation. Every single person was enthusiastic and wanted to contribute to the book.”

The photographer said what he enjoyed most about this project was “developing a very intimate experience” with the Bluegrass.

“I really feel like I know the area,” he said. “I can get around there very easily now. I know all the pikes. I know how to say Versailles.”

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CentrePointe evolution shows benefits of design conversation

May 19, 2014

CentrePointeNowDeveloper’s rendering of the current design for CentrePointe, as seen from corner of Vine and Limestone Streets. Below, the original design rendering unveiled in March 2008.

 

As CentrePointe developer Dudley Webb continues blasting and digging the biggest hole in Lexington history, he has unveiled yet another new design for what he plans to build on top of it.

The city’s Court House Area Design Review Board last week approved what was, by my count, the seventh major CentrePointe redesign in six years. The consensus of the board’s two architects and other design professionals I spoke with is that this design, while still lacking in some respects, is far better than the version it replaced.

centrepointe1Unlike the monolithic tower Webb initially proposed, CentrePointe has evolved into a complex of buildings that fits into downtown without overwhelming it. The new design accomplishes the developer’s goals while respecting the city’s existing fabric and enhancing pedestrian activity.

CentrePointe will be a great addition to downtown — if Webb can get it built.

There are a couple of reasons why CentrePointe’s design has continued evolving. One is that the mix of tenants and uses has changed several times as Webb struggled to put together an ambitious, $394 million project in a difficult economic climate.

As currently proposed, CentrePointe would contain a 10-12 story office building, a 205-room Marriott hotel, a 110-unit Marriott extended-stay hotel, 90 apartments, several luxury condos, a Jeff Ruby Steakhouse, a Starbuck’s coffee shop and several retail stores at street level.

Another reason for CentrePointe’s evolution is that Lexingtonians and their elected and appointed leaders have become more sophisticated about the role design plays in downtown revitalization and economic development. Copying ostentatious towers in Atlanta or Austin is no longer good enough.

Like beauty, good architecture is often in the eye of the beholder. But there are generally accepted principles for good and bad architecture and urban design. That is why the review board process has been valuable in improving CentrePointe, and why city officials should keep pushing for “design excellence” guidelines for future downtown construction.

 

 

 


Celebrate 250th birthday of architect who shaped early Kentucky

April 26, 2014

130826PopeVilla0046The main parlor rooms of Pope Villa, which has been owned by the Blue Grass Trust for Historic Preservation since a 1987 fire. Benjamin Latrobe designed the house for U.S. Sen. John Pope. It was finished in 1813 but drastically altered in the years since.  Center, an 1804 of Latrobe by Charles Wilson Peale. Bottom, the Pope Villa exterior.  Photos by Tom Eblen

 

Thursday marks the 250th birthday of Benjamin Henry Latrobe, America’s first professional architect of renown and a man who left a lasting impression on Kentucky.

Latrobe, who is best known for his work in the nation’s capitol, had eight Kentucky commissions between 1802 and 1817, six of which were in Lexington and five of which were built. His designs influenced many Kentucky architects and builders, including Gideon Shryock and John McMurtry, setting the tone for much of the state’s most iconic architecture.

Only one of Latrobe’s Kentucky buildings survives, but it is among his most significant: Pope Villa in Lexington. The house will be open for free tours Thursday evening as the Blue Grass Trust for Historic Preservation, which is slowly working to restore it, throws a birthday party for Latrobe and marks the beginning of National Preservation Month.

Latrobe was born in England in 1764 to a British father and American mother. He came to America in 1796 and died in New Orleans in 1820 after an illustrious career. Early on, his neo-classical designs caught the attention of Thomas Jefferson. Latrobe’s work in Washington included the U.S. Capitol and White House porticos.

Patrick Snadon, a professor in the University of Cincinnati’s School of Architecture and Interior Design, has studied Latrobe’s Kentucky work, which he detailed in a chapter of the 2012 book, Bluegrass Renaissance: The History and Culture of Central Kentucky, 1792-1852.

Most of Latrobe’s Kentucky projects were the result of his friendships with Rep. Henry Clay and Sen. John Pope. Snadon thinks Latrobe, the nation’s most avant-garde architect of the time, found the Kentuckians willing clients for his ideas.

140501Latrobe0002Latrobe’s first project in the state, in 1803, was the First Kentucky Bank in Lexington, on Main Street just east of Wrenn Alley. It was demolished before the Civil War.

In 1807, Latrobe was asked to design First Presbyterian Church, which then was on Broadway at Second Street, where Broadway Christian Church now stands. But by the time Latrobe’s detailed plans arrived, the church had already been built using a design that may or may not have followed his initial proposal. That building was demolished in 1857.

Latrobe designed three projects for Clay. The first was his Ashland mansion, 1811-1814. It was demolished after Clay’s death in 1852 and rebuilt on the same foundation by Clay’s son, James, and his architect, Thomas Lewinski.

Clay’s influence led to Latrobe being asked in 1812 to design the Transylvania University building in what is now Gratz Park. But his plan was too big and costly, so trustees hired Lexington architect Matthew Kennedy instead. That building burned in 1829 and Transylvania moved north to its current location.

Clay asked Latrobe in 1813 to design several townhouses, shops and tenements for property he owned at the northwest corner of Short and Market Streets. Parlay Social and Dudley’s on Short are now located in late 1800s buildings there that replaced Latrobe’s structures.

140501Latrobe0001Latrobe asked to design Kentucky’s second state capitol when the first one burned in 1813. But when another project kept him from traveling to Kentucky, that job, too, went to Kennedy. Pope asked Latrobe in 1817 to design an armory for Frankfort, but it was never built.

Also in 1817, Latrobe designed a house in Newport for Gen. James Taylor. It was completed in 1819, but burned in 1842.

Pope Villa is perhaps the most significant house Latrobe designed. That is because Pope and his wife, Eliza, gave the architect freedom to express his radical ideas for what a “rational” American house should look like.

“Altogether, the Pope Villa is theoretically and spatially the most sophisticated house designed in federal-period America,” Snadon wrote.

Pope Villa was a perfect square with service rooms on the first floor and main rooms on the second floor, which had a domed center rotunda with a skylight. It had full-length, three-panel windows upstairs that were widely copied in other Greek Revival houses in 1800s Kentucky.

When Pope wasn’t re-elected to the Senate in 1813, he and his wife sold their new house. Later owners did everything they could to obliterate Latrobe’s unique design. The remodeling included addition of a back wing and center hall, two then-common design elements that Latrobe hated.

Pope Villa was divided into apartments in the early 1900s. The Blue Grass Trust acquired the building in 1987 after a fire did considerable damage. Restoration according to Latrobe’s original drawings has been slow, both because of a lack of money and uncertainty about Pope Villa’s future use.

One idea at a brainstorming session last November was to use the reconstruction-in-progress interior as gallery space for contemporary art. An initial installation is planned this fall by the Lexington Art League. Details are still being worked out.

“It’s going to be the first foray into the next step for the Pope Villa.” said Sheila Ferrell, the Trust’s executive director.


Reconsider demolition of UK lab that played role in space race

April 22, 2014

WG1 The Wenner-Gren Research Laboratory opened in 1941 to do aeronautical research. Designed by Ernst Johnson, its front resembles an airplane cockpit.  Photos by Tom Eblen

I have made several trips to the University of Kentucky campus over the past year to take a good look at some of its iconic architecture before administrators demolish it.

The most recent trip was to see Wenner-Gren Research Laboratory. It is unique among the several mid-20th century buildings designed by noted Lexington architect Ernst Johnson that may soon meet a wrecking ball.

Swedish industrialist Alex Wenner-Gren, who got rich selling Electrolux vacuum cleaners, gave UK $150,000 in 1940 to build a laboratory for aeronautical research.

The mission called for a structure about as utilitarian as you could get: thick, strong walls to contain aircraft engine tests and funnel out the exhaust. But Johnson found a way to give his building style.

The long, narrow building resembles an airplane, with tail fins on the back roof and a curved front façade of glass block and fine brick work that reminds you of a cockpit. Form elegantly reflected function.

Wenner-Gren is one of the area’s few remaining examples of Streamline Moderne architecture. The style, which also was used in everything from steam locomotives to toasters, reflected mid-20th century Americans’ hopeful visions of a space-age future.

In the 1950s, the lab’s mission evolved from aircraft to biomedical research. In 1959, the lab got an Air Force contract to train chimpanzees, the first astronauts of the Mercury Space Flight program.

During a recent visit to Lexington, retired Space Shuttle astronaut Story Musgrave recalled doing biomedical research in Wenner-Gren while earning degrees in physiology and biophysics that prepared him for his future NASA missions.

wg2As with many older UK buildings, renovation and updating of Wenner-Gren over the years looks to have been basic and minimal. A water leak in the annex recently damaged a display case chronicling the lab’s significant scientific history.

Eli Capilouto, who became UK’s president in 2011, deserves a lot of credit for moving swiftly to play catch-up to longtime facilities needs, from student housing to academic buildings. But that rush has at times reflected a narrow vision of campus improvement, with little regard for history or architecture.

Architects and preservationists have complained about the planned demolition of several Ernst Johnson dormitories to make way for generic-looking residence halls outsourced to a private contractor.

Dining services also are to be outsourced to a major corporation willing to invest in new facilities. That has drawn criticism from students and others concerned about UK’s commitment to the local food economy and worker wages.

UK also plans to demolish Hamilton House, an 1880 Italianate mansion, to make way for a residence hall. Mathews Garden, a unique plot of diverse plant life managed by the biology department, along with two adjacent early 20th century houses, may be destroyed for a proposed expansion of the law school complex.

UK plans to replace Wenner-Gren with a new science classroom building. The dozen research labs now housed there will be moved to a College of Engineering building when this semester ends.

Critics have urged UK to preserve all or some of Wenner-Gren as part of the new science building. One good idea: Turn it into a cafeteria, café and coffee shop whose architecture and illustrious history could help inspire future scientists.

But UK administrators have shown little interest in investing much imagination or money in such adaptive reuse projects. So far, the architecture of the new buildings is nothing special.

You would think that, in their master-planning process, UK administrators would have involved their in-house experts, the College of Design professors who train most of Kentucky’s architects and historic preservation specialists. Well, no.

“I find it extremely disappointing that UK, as the flagship state university and our state’s keeper of culture, is letting accountants make decisions about what is architecturally and historically significant,” said Robert Kelly, a Lexington architect and longtime UK adjunct professor who has advocated for preservation of Wenner-Gren and other significant Ernst Johnston buildings.

“I find it analogous to asking your hairdresser how to perform cardiac surgery,” he said. “Hmm, that doesn’t look important — you can probably remove it.”


Lexington brothers, classmate win international design contest

April 14, 2014

MTCA rendering of the design for a mobile rural health care clinic for Southeast Asia. The design won Building Trust International’s Moved to Care competition. Below, designers Patrick Morgan, left, Simon Morgan, center, and Jhanéa “Jha D” Williams. Photos provided

 

The email from London looked genuine, but it arrived before dawn on April 1.

“Everybody we told thought it was an April Fool’s joke,” said Patrick Morgan, a young architect from Lexington. “I don’t think Jha D believed me. She just wanted to go back to sleep when I called her at 6:30 in the morning.”

The email was from Building Trust International, a London-based charity that works to improve life in developing countries with good shelter design. It told Morgan that he, his brother, Simon, and his architecture school classmate, Jhanéa “Jha D” Williams, had won the organization’s fifth international design competition, to create a mobile health clinic for use in Southeast Asia.

Their design was chosen from among more than 200 entries by student and professional architects. The best student entry won a small cash prize. “Our prize is that it actually gets built and used,” Simon said.

There were nine professional runners-up in the competition, from India, South Korea, Australia, Italy, Denmark, Ireland and Malaysia.

“It’s still a shock that we won,” Patrick said.

Patrick, 26, has a master’s degree in architecture from the University of Pennsylvania and works for Interface Studio Architects in Philadelphia. Simon, 24, has a master’s in public health from Columbia University and works for a firm in Washington, D.C., analyzing health policy.

The brothers have been interested in design and construction since they were boys, helping their parents, John Morgan and Linda Carroll, restore historic houses in downtown Lexington.

“That was quite a bit of it,” Patrick said with a laugh. “Having a wheelbarrow in my hands at 6 months old.”

For their Eagle Scout service projects, they built a patio and landscaping at St. Paul Catholic Church.

As an architect with the Lexington firm Thought Space, Patrick designed the interior of an early 1800s cottage his parents restored on East Third Street. It is beside the offices of their company, Morgan Worldwide, a consulting firm that specializes in reducing the environmental impact of mining.

MTCteamPatrick said he saw Building Trust International’s Moved to Care competition advertised on an architecture blog and suggested developing an entry with his brother and Williams, who works for the architecture and planning firm Sasaki Associates in Boston.

“This sounded perfect for what Simon and I wanted to do together,” he said. “We had always been thinking about trying to work together on projects that would combine our skill sets.”

The idea is that health care services and education can be more effectively delivered in rural areas by bringing small clinics to people rather than asking them to travel to clinics for medical treatment, vaccinations and hygiene education.

“We had been talking about doing something like this for two years,” Simon said. “I studied in South Africa as an undergraduate, and I thought something like this was a much better way to deliver care.”

Patrick said several things about their design seemed to impress the judges. It is easily portable, folding out from a standard tractor-trailer bed. It uses a lot of color, which makes the clinic look welcoming and provides visual clues for usage in a region where dozens of languages are spoken. The design also allows outdoor deck space to be customized for each location.

“The idea is they would fold down from the trailer, but then the community could come in to use their knowledge to build the sun shading and the railings,” Patrick said. “So the local community would feel involved with it.”

Patrick and Simon said they hope to stay connected to the project as it is built and put to use in Cambodia in a pilot project late this year.

“We definitely want to get to Cambodia and stay as involved as possible,” Patrick said. “We’ll get to test the ideas we had in the design and see how they work in the real world, and then be able to tweak it for future models. The idea is that this won’t just be one clinic, but over time they will build more and more of them.”

The Morgan brothers hope to do many more projects together, combining aspects of public health and innovative design.

“It’s just really nice that the first time Simon and I worked together, doing something we plan on doing for a long time, that we were able to win,” Patrick said. “It shows that our ideas meld together nicely.”

 


Building movie complex in historic district would set bad precedent

March 1, 2014

House1The theater developer’s plans call for moving the John Lowman House from the West High Street bluff, where it has been since 1808. Photos by Charles Bertram.

 

The good news is that a proposed 10-theater IMAX movie and restaurant complex would be a great addition to downtown Lexington. The bad news is that the developer wants to build it in the wrong place.

Dallas-based Look Cinemas is proposing this huge complex for the southeast corner of West High Street and South Broadway. The site is within one of Lexington’s most significant historic districts, which homeowners have painstakingly restored after decades of demolition, abuse and neglect.

If city officials approve Look’s plan without substantial changes, it could undo a half-century of preservation efforts and undermine legal protections for all 15 Lexington historic districts.

Look has yet to make a formal application to the city, but it has been working on the project for a year. It has met with the South Hill neighborhood and others to try to address concerns and minimize the impact on adjacent homes.

The complex is well-designed, but it is too massive for that location. It fills virtually the entire one-acre site and rises as high as 70 feet above street level. Plans would require moving a 206-year-old house that is one of the last remaining on the High Street bluff.

At an informal design review last Wednesday, the three architects and one engineer who serve on the city’s Board of Architectural Review made it clear that this project, as now envisioned, meets none of the legal guidelines for construction in a Lexington historic district.

Board members all but rejected the developer’s plan to move the 1808 John Lowman House a half-mile away to the Western Suburb historic district. They also expressed skepticism about moving it within South Hill to one of two parking lots across from Dudley Square at Mill and Maxwell streets.

Board members noted that much of the house’s historic significance has to do with its location on High Street. They also expressed concern about the movie complex’s proximity to the 1895 George Lancaster House on South Broadway. Both houses are some of the last examples of the 19th century mansions that once lined both streets in that neighborhood.

Board member Graham Pohl, an architect, said moving the Lowman House off High Street is a “non-starter,” and he warned that this entire plan has serious implications beyond South Hill. “It sets a terrible precedent for every historic district in town,” he said.

Indeed, this would be the first case of moving a house in a historic district since the early 1980s, when legal protections were more lax. A few houses were moved before city historic districts were created, to keep them from being demolished. They include the circa 1784 Adam Rankin House, Lexington’s oldest house, which was moved off High Street to South Mill Street, directly behind where Look Cinemas now wants to build.

“This area has been gnawed on since the ’60s,” said board member Sarah Tate, an architect. “I think there’s a time when you just have to say, ‘Stop. This neighborhood can’t be infringed on anymore.’”

Here’s what Tate was referring to: When Rupp Arena and Lexington Center were built 40 years ago, most of the historic South Hill neighborhood was demolished to create a massive parking that lot city officials now want to redevelop. The fraction of the neighborhood that remained was given city historic district protection.

Most of those old buildings have since been restored into valuable, owner-occupied homes and condos. Many South Hill structures date from the early 1800s and are architecturally significant. If this incursion is allowed, what will be next?

The Board of Architectural Review is unlikely to approve Look’s plan unless the 1808 house stays and the cinema complex gets smaller. But the board could be overruled by the Planning Commission, which is more susceptible to economic and political pressures. That would be a tragedy.

The good news is that there is a much better site for this complex: across South Broadway on the huge city-owned parking lot where the rest of the South Hill neighborhood once stood.

Look Cinemas’ complex is just the kind of private development Mayor Jim Gray wants and needs on that lot to help pay for the proposed $328 million renovation of Rupp Arena and Lexington Center.

Look officials told the board they prefer their site, in part because the Rupp redevelopment process is still in its early stages. They said they can’t wait. Developers always say they can’t wait.

Here is what needs to happen: City officials must quickly figure out how to speed up their process and relocate Look Cinemas to the Rupp lot or some other downtown site. What they cannot do is further damage South Hill and risk setting a precedent that could jeopardize the investments made in all Lexington historic districts.

Yes, downtown needs new development like Look Cinemas. But Lexington will never “save” downtown by continuing to destroy the irreplaceable historic fabric that makes it unique.  

lotDevelopers hope to build an IMAX theater in this block bounded by West High Street at the bottom, South Mill Street on the left, and South Broadway on the right. 


1910 Coal & Feed Co. building redone as corporate headquarters

February 24, 2014

140218BCWood0016Brian C. Wood, founder and CEO of BC Wood Properties, stands in the lobby of the company’s headquarters as Jeannette Crank works behind the front desk and a meeting is conducted in a second-floor conference room. Wood said the renovated circa 1910 Elmendorf Coal & Feed Co. building has been a perfect space for the business. Photos by Tom Eblen 

 

A couple of years ago, Brian Wood, the founder and CEO of BC Wood Properties, took the company’s president, King Offutt, down West Fourth Street to show him where Transylvania University, his alma mater, was building new athletic fields.

That part of town was beginning to see dramatic change, including conversion of the huge Eastern State Hospital property into a new campus for Bluegrass Community and Technical College.

While driving around, they turned down Henry Street, a byway that connects to West Third Street. It runs along railroad tracks and old grain elevators near Newtown Pike.

Then they saw it: a hulk of a brick building. It had been built in 1910 by the legendary millionaire horseman James Ben Ali Haggin to house his Elmendorf Coal & Feed Co. Since then, though, it had suffered at least two fires and years of vacancy.

“We had been looking for a building for a couple of years” to house the growing company’s headquarters, Offutt said. “We wanted a building with character.”

140218BCWood0032At the time, the company worked out of Eastland Shopping Center, one of more than 30 retail properties with 5.5 million square feet of space that BC Wood Properties now owns and manages in eight states.

“It was love at first sight,” Wood said of the three-story building. “A diamond in the rough.”

After they looked around the outside and in a few windows, Offutt reached for his cellphone and called the owner. “We want to buy your building,” he said.

Considerable work and a couple of million dollars later, BC Wood Properties has one of the coolest office spaces in Lexington: foot-thick, exposed brick walls; warm wood everywhere, including massive hewn posts and beams; big windows that fill the space with natural light.

The company’s in-house construction experts did most of the renovation. Local craftsmen made long trestle tables for shared conference space between offices and custom metal signs.

140218BCWood0025A huge wooden sliding door was preserved on one wall. Casual seating around the building includes old wooden pews bought on eBay from a Wisconsin church. The façade along Henry Street preserves the painted sign for another long-ago tenant, Central Kentucky Blue Grass Seed Co.

“It works really well,” Offutt said of the building. “It’s certainly improved morale among our employees. They love the building and coming to work in it.”

The building had a modern metal addition on the back, which Wood turned into an employee gym and basketball court. The company pays for a fitness trainer to come in three times a week to work with employees, and the benefit has proven popular, he said.

Preserving the building’s industrial character was their approach to the renovation, Wood said.

“We wanted to keep the essential historical nature, and not try to turn it into something it’s not,” Wood said, noting that is a key principle of the company itself.

Wood started BC Wood Properties 20 years ago and has focused on a specific niche: modest shopping centers in high-traffic locations where middle-class people shop regularly for things they need to live. He said the strategy has worked well: its properties remained more than 90 percent leased throughout the economic slump.

It also helps that the company handles all management, construction and maintenance in-house, rather than outsourcing it, to ensure that properties stay in good shape. That requires a strong team, Wood said, which includes a full-time staff of 18 in Lexington and another 14 employees elsewhere.

Last year, the company raised a $43 million private equity fund for acquisitions, about one-third of it from local investors. That allowed it to purchase 11 shopping centers in five states last year, Wood said.

Wood and Offutt are both 41-year-old Lexington natives, and they said they enjoy being part of the revitalization of Lexington’s northwest end.

“This building reflects who we are,” Wood said. “We didn’t want a high-rise presence. We enjoy being on Henry Street beside grain bins and Blue Stallion Brewery. This is us.”

Added Offutt: “This area is going to change so much in the next five years, it’s going to be fun to watch.”

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Freed slave left his mark on Lexington; his son went even further

February 15, 2014

140212Tandys0002Henry Tandy and Albert Byrd, two black bricklayers in Lexington during the late 1800s and early 1900s, formed a partnership that did the brick work on many notable local buildings. Tandy & Byrd’s biggest job was the Fayette County Courthouse. Photos by Tom Eblen

 

 

Henry A. Tandy was one of many newly freed slaves who moved to Lexington at the end of the Civil War. He would leave marks on this city that are still visible, and his son would do the same in New York.

Tandy was born in Kentucky, but it isn’t known exactly when or where. He came to Lexington in 1865 at about age 15 and made a name for himself as a craftsman, business executive and entrepreneur.

After two years as a photographer’s assistant, Tandy went to work in 1867 as a laborer for G.D. Wilgus, one of Lexington’s largest building contractors. Within a few years he was a skilled bricklayer and a foreman, according to architectural historian Rebecca Lawin McCarley, who researched his life and wrote about it in 2006 for the journal Kentucky Places & Spaces.

HenryTandy

Henry A. Tandy

Tandy saved money and, after marrying Emma Brice in 1874, bought his first real estate from George Kinkead, an anti-slavery lawyer whose mansion is now the Living Arts & Science Center. Tandy built the only two-story brick house in Kinkeadtown, a black settlement now part of the East End.

By the time their son, Vertner, was born in 1885, the Tandys had sold their home in Kinkeadtown for a profit and moved in with her parents at 642 West Main Street. Tandy is thought to have built the brick house there, and he lived in it for the rest of his life.

In the 1880s, Tandy began buying investment lots around town. He built and rented some of the best houses in Lexington’s “black” neighborhoods at the time.

Among the Wilgus projects that Tandy worked on were the Opera House, St. Paul Catholic Church and First Presbyterian Church. When Wilgus’ health deteriorated in the 1880s, Tandy took over many of his duties. It was then unheard of for a black man to run a white man’s business.

When Wilgus died in 1893, Tandy and another black bricklayer, Albert Byrd, formed their own company, Tandy & Byrd. It became one of Lexington’s largest brick contractors, with as many as 50 workers.

Tandy & Byrd’s biggest project was the old Fayette County Court House. Others that remain standing include the First National Bank building on Short Street, Miller Hall at the University of Kentucky and the Merrick Lodge Building, where The Jax restaurant is now at Short and Limestone streets.

Tandy & Byrd also built the annex for the Protestant Infirmary at East Short Street and Elm Tree Lane. The infirmary was the forerunner of Good Samaritan Hospital. Until recently, the annex housed Hurst Office Furniture.

Tandy & Byrd constructed the Ades Dry Goods building on East Main Street, which now houses Thomas & King’s offices and Portofino restaurant. The partners did a lot of brick work for Combs Lumber Co., which built many turn-of-the-century Lexington homes (including mine).

Tandy was one of 49 people profiled in W.D. Johnson’s 1897 book, Biographical Sketches of Prominent Negro Men and Women of Kentucky.

“Opportunity came to him, and he seized it,” Johnson wrote of Tandy. “Through his indefatigable efforts a large force of Negro laborers have found steady employment, and thereby obtained comfortable homes for their families.”

Tandy was prominent in the black community, with leadership roles in the “colored” YMCA, the A.M.E. Church, black fraternal organizations and the Colored Fair Association, which organized Kentucky’s largest annual exposition for blacks. He was active in the National Negro Business League and spoke at its national convention in 1902.

Byrd died in 1909, and Tandy retired in 1911 after finishing Roark and Sullivan halls at Eastern Kentucky University. But he continued dabbling in real estate and got into the livery and undertaking business. Tandy died in 1918, and he has one of the biggest monuments at Cove Haven Cemetery.

Although Tandy got little formal education, he made sure his son did.

Vertner Woodson Tandy

Vertner Woodson Tandy

Vertner Woodson Tandy studied under Booker T. Washington at Tuskegee Institute in Alabama. He finished his studies at Cornell University in Ithaca, N.Y., where he was one of seven founders of Alpha Phi Alpha, the first black college fraternity. He was the first black to pass the military commissioning exam, and he eventually became a major in the New York National Guard.

Tandy would become New York’s first black registered architect, and the first black member of the American Institute of Architects. Among many buildings he designed was St. Philip’s Episcopal Church in Harlem and two mansions for America’s first black woman millionaire, the hair-care products pioneer Madam C.J. Walker.

The Villa Lewaro mansion Tandy designed for Walker in exclusive Irvington-on-Hudson, N.Y., was restored in the 1990s by Harold Doley, the first black to buy an individual seat on the New York Stock Exchange.

Tandy designed one building in Lexington that still stands: Webster Hall, which housed teachers at Chandler Normal School for blacks on Georgetown Street, which he had attended.

Vertner Tandy died in 1949 at age 64. A state historical marker honoring him stands beside the family home on West Main Street, which is now used for offices.

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UK shouldn’t destroy unique teaching garden with 350 species

February 11, 2014

140210MathewsGarden0009AJames Krupa, a UK biology professor, stands in the dormant, snow-covered Mathews Garden beside the now-vacant Mathews house. The garden contains about 350 species of native plants, including many rare ones. Below, a rare American elm tree stands in the garden near the College of Law building. Photos by Tom Eblen

 

Mathews Garden at the University of Kentucky doesn’t look like much in its winter dormancy, covered with snow.

Dr. James Krupa, a biology professor, says UK administrators have long complained that the garden doesn’t look like much any time of the year. But that’s not the point.

The century-old garden may be the most biologically diverse half-acre in Kentucky, Krupa said, with about 350 species of mostly native plants and trees. The garden provides a unique teaching facility, allowing students to see and compare many unusual plants that rarely grow together.

But like some of its plant species, Mathews Garden is endangered. A proposed renovation of UK’s College of Law building would destroy this unique garden, as well as two adjacent houses, built in 1900 and 1920.

When the $65 million law school renovation was announced in 2012, administrators said the project would claim both houses and the garden. Krupa said he was told recently that the garden is doomed.

But UK spokesman Jay Blanton said no decision about the fate of the garden or houses has been made and won’t be made until after state and private funding are secured for the much-needed renovation. “Those decisions would be part of the design process,” he said.

140210MathewsGarden0004AWhen the Blue Grass Trust for Historic Preservation last month released its annual list of Central Kentucky’s most-endangered historic places, every one was owned by UK. Mathews Garden and the two adjacent houses were on the list for the second straight year. The group also complained that UK had demolished a circa 1800 house at Spindletop Farm without notice or warning.

UK trustees have approved plans to demolish several buildings designed between the 1940s and 1960s by noted architect Ernst Johnson, as well as a circa 1880 Italianate mansion, to make way for new dormitories that will be built and leased by a private contractor.

Architects have complained about the loss of the “architecturally significant” buildings, as well as poor design and construction quality of the new dormitories.

Clarence Mathews, a UK professor of botany and horticulture, created the garden in his back yard after he built a frame house at the edge of campus in 1900. Mathews’ daughter, Ruth, transferred the property to UK in 1968, but continued to live there. She died in 1986.

The Mathews house and the Ligon house next door have been used for UK offices. But the Mathews house is now vacant and showing signs of exterior decay from lack of maintenance.

Krupa said he volunteered to restore the garden in 2000. He said he began by removing 20 truckloads of honeysuckle and other invasive species.

Over the years, Krupa said he has spent countless hours and more than $41,000 in UK funds and his own money improving and maintaining the garden, which he said is used by classes with 1,500 students each year. He has added plants, trails, benches and plant identification markers.

Krupa said the garden is a living botany textbook, with every Kentucky variety of dogwood, azalea, hydrangea and viburnum and other plants. It has dozens of native wildflowers and several rare trees, including roundleaf birch, Georgia oak and striped maple.

The garden has a rare reproducing American elm tree. More than 75 percent of the once-ubiquitous American elms were lost to Dutch elm disease in the mid-20th century. Krupa thinks this may be the last one on campus.

“It’s really amazing that so many species are here in this one place,” Krupa said.

But Blanton said: “The question now is should a facility of dense undergrowth be in the center of campus or more appropriately relocated to a research tract on farms owned by the university?”

Krupa said the garden could not be relocated successfully. “Half of the biological diversity is in the soil,” he said.

Rather than expand sideways and take the garden and old houses, Krupa suggests that the law school expand back, which would displace a parking lot and a small, non-descript 1950s building.

“Administrators have always called this a weed patch,” Krupa said of Mathews Garden. “But it’s only a weed patch if you’re ignorant. I’m up against ignorance, arrogance and a lot of faculty that are afraid to take on the administration.”

For an institution of higher learning that trains many of Kentucky’s architects and historic preservation specialists, UK administrators are showing little regard for either discipline. Let’s hope they don’t flunk botany, too.

 

140210MathewsGarden0026A

The entrance to Mathews Garden. The century-old home and garden were built by Clarence Mathews, a UK botany and horticulture professor.

 


Warwick: historic Kentucky home meets a scholar’s imagination

January 18, 2014

140116Warwick0041

Clay Lancaster lived in the circa 1809 Moses Jones house at his Warwick estate. The small but elegant house was built by a successful merchant along the Kentucky River in Mercer County. Photos by Tom Eblen

 

SALVISA — Warwick, the 205-year-old brick cottage that architectural historian Clay Lancaster restored and embellished with “folly” structures from his rich imagination, will be open Sunday afternoon for a rare public tour.

The open house is being given by the non-profit Warwick Foundation, which Lancaster created before his death in 2000 to care for the property and promote his many interests, which included historic preservation and cross-cultural understanding.

140116Warwick0053In additions to tours of his home, drawings gallery and two “folly” buildings, visitors can buy copies of some of the more than two dozen books Lancaster wrote. They include everything from scholarly tomes to illustrated children’s books on subjects ranging from early Kentucky architecture to Asian philosophy.

The event is the first of several the foundation plans this year to help more people appreciate Warwick and Lancaster’s brilliant legacy as a scholar, writer, artist and Renaissance man.

“He had so many interests,” said Paul Holbrook, the foundation’s president and a friend of Lancaster. “He was driven by his interests.”

Lancaster was born in Lexington in 1917 and grew up in the Bell Court neighborhood, where his father built two homes. They sparked Lancaster’s interest in bungalow architecture, which led to his book The American Bungalow (1985).

He studied at the University of Kentucky before moving to New York, where he taught at Columbia University, Vassar College and the Metropolitan Museum of Art. He also was curator of Brooklyn’s Prospect Park.

140116Warwick0083Lancaster wrote about architecture in Brooklyn and on Massachusetts’ Nantucket Island, where he restored an 1829 house and lived for several years. He became an influential advocate for historic preservation, both in the Northeast and in Kentucky.

The New York Times said his book, Old Brooklyn Heights: New York’s First Suburb, “provided the historical and intellectual ammunition for the successful argument in 1965 that Brooklyn Heights should become the city’s first historic district.”

Lancaster is best known in Kentucky for his photographs and research documenting antebellum homes. His meticulous scholarship added immeasurably to public knowledge of and efforts to preserve Kentucky’s outstanding early architecture. His books on the subject are the authoritative reference works: Ante Bellum Houses of the Bluegrass (1961), Vestiges of the Venerable City(1978) and Antebellum Architecture of Kentucky (1991).

When a friend, architectural historian and retired Herald-Leader reporter Bettye Lee Mastin, notified Lancaster in 1978 that the Warwick property he had long admired was for sale, he bought it and moved back to Kentucky.

The property along the Kentucky River in Mercer County includes a brick cottage of superb craftsmanship built by Moses Jones, a pioneer entrepreneur, between 1809-1811. The house’s elaborately carved woodwork includes basket-weave patterns on the mantels that were inspired by Jones’ 9-year captivity as a child among the Chickasaw tribe in Tennessee.

Lancaster meticulously restored the Moses Jones house and added a wing for his bedroom, kitchen and library. He furnished it with Kentucky antiques, as well as art and furniture from Asia, a place he never visited but studied and wrote about in such books as The Japanese Influence in America (1983) and The Breadth and Depth of East and West (1995).

Lancaster was a vegan, a yoga enthusiast and a convert to Buddhism who, nevertheless, delighted his many friends each year with whimsical Christmas cards he illustrated.

Thanks to a windfall from the sale of farmland inherited from his father, Lancaster built two architectural “follies,” fanciful structures he had delighted in drawing since childhood. The first was Warwick Pavilion, a small, elegant Georgian tea room connected to a stockroom for books he wrote and published.

The second folly is a three-story, octagonal guest house, modeled after the 1st Century BC Tower of Winds in Athens, Greece. No more than 25 feet at its widest point, the tower is a masterpiece of compact design with three bedrooms, two baths, a kitchen, studio, winding staircase and elegant, elliptical parlor.

The guest house, meticulously built by Calvin Shewmaker and other local craftsmen, is now used for visiting scholars, including UK’s annual Clay Lancaster Scholar.

“It’s such an interesting collection of buildings and a lovely setting,” Holbrook said. “We’re trying to figure out how to get more people there to see it.”

If you go

Warwick Foundation open house and book sale

When: Noon — 4 p.m. Jan. 19.
Where: Warwick is on Oregon Road about six miles off U.S. 127 near Salvisa.
More information: (859) 494-2852, Warwickfoundation.org

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Clay Lancaster’s Warwick open Sunday for a rare tour

January 14, 2014

Warwick1Clay Lancaster’s Warwick estate. Photo by Helm Roberts/Warwick Foundation.

 

There is a special place in Central Kentucky that I have wanted to visit for years. I will finally get a chance Sunday, and so can you.

Warwick, on Oregon Road in Mercer County, is an estate near the Kentucky River where Moses Jones built a brick house in 1809. In more recent years, it was the home of Lexington native Clay Lancaster, a noted architectural historian, prolific author and all-around Renaissance man.

Lancaster (1917-2000) spent much of his career in New York City, but he moved back to Kentucky in 1978 when a friend, former Herald-Leader reporter Bettye Lee Mastin, let him know that Warwick was for sale.

Lancaster had always loved Warwick, and he bought it, restored it and moved there.

Lancaster

Clay Lancaster at Warwick’s Guest House.

Warwick has Lancaster’s library, as well as two “follies” he built: the Tea Pavilion, which has 18th-century architectural features and a large banquet table, and the Guest House, a three-story octagonal structure modeled after the first-century B.C. Tower of Winds in Athens, Greece.

Lancaster wrote more than 20 books and 150 articles, from scholarly tomes to children’s books. His books include, Old Brooklyn Heights: New York’s First Suburb, which the New York Times said “provided the historical and intellectual ammunition for the successful argument in 1965 that Brooklyn Heights should become the city’s first historic district.”

Lancaster is best known in Kentucky for his photographs and research documenting antebellum homes in the Bluegrass. His scholarship added immeasurably to public knowledge and efforts to preserve Central Kentucky’s pre-Civil War architecture.

I never got to meet Lancaster, but I have read several of his books. I use them frequently as reference, especially these three: Ante Bellum Houses of the Bluegrass (1961), Vestiges of the Venerable City (1978) and Antebellum Architecture of Kentucky (1991)

Lancaster grew up in Lexington’s Bell Court neighborhood, where his father built two homes. They helped spark Lancaster’s interest in that era of residential architecture, which led to his book The American Bungalow (1985).

In 2007, James Birchfield at the University of Kentucky put together Clay Lancaster’s Kentucky, a book of Lancaster’s photos of historic Kentucky homes, many of which are no longer standing.

Lancaster’s wide-ranging scholarship included 19th- and 20th-century architecture in Kentucky, New York and Massachusetts. His other enthusiasm was art and ideas from the Far East. His 1983 book, The Japanese Influence in America, remains a classic. He taught about art and architecture at the Metropolitan Museum of Art, Columbia University, Vassar College, UK, the University of Louisville and Transylvania University.

After Lancaster’s death, the Warwick Foundation was formed to manage Warwick and perpetuate his legacy of education, cross-cultural understanding and advocacy for historic preservation.

The foundation will open Warwick for a free open house, tour and book sale from noon until 4 p.m. Sunday. Warwick has rarely been open to the public in recent years, but foundation members hope to change that with several events in 2014.

Warwick is on Oregon Road, about six miles off U.S. 127 near Salvisa. For more information about Sunday’s event, email jkl@qx.net or call (859) 494-2852. For more information about Warwick, go to Warwickfoundation.org.

 

 


Author’s talks will focus on making cities more walkable

January 13, 2014

Urban planners, who in the decades after World War II helped redesign America’s cities and towns around the automobile, have been trying to warn people ever since then that they really screwed up.

Finally, most people are beginning to agree, says Jeff Speck, a veteran city planner and author of the 2012 book Walkable City: How Downtown Can Save America One Step at a Time.

Health professionals cite car culture as a big reason an epidemic in obesity and related physical problems. Economists note that suburban sprawl has become costly to taxpayers because all of the new infrastructure rarely pays for itself. Plus, a lack of public transportation in many areas has put costly burdens of car ownership and maintenance on the working poor.

bookcoverThe environmental movement has had an anti-urban bent since the days of Thomas Jefferson and Henry David Thoreau. But that has changed dramatically.

“And all of a sudden environmentalists discovered that if you live in a city your footprint is much lighter than if you live in sprawl,” Speck said. “In fact, cities are a solution to our environmental crises, both locally and globally.”

Most of all, Speck says, average citizens, from young adults to their empty-nester parents, have embraced cities again. Across the country, home values in walkable, urban neighborhoods are rising much faster than those in the kinds of car-dependent suburbs that have dominated American development since the 1950s.

“Walkable cities actually save us money, make us money and are poised to thrive in the next couple of decades while unwalkable places aren’t,” Speck said in a telephone interview last week from his home in Washington, D.C.

Speck will be talking about these trends — and giving advice to community leaders about how to make their towns more walkable — at a lecture and workshop this week in Frankfort.

Speck will give a lecture at 7 p.m. Thursday at the Grand Theatre on St. Clair Mall, with a book signing to follow. Tickets are $10. On Friday, he will lead a two-hour workshop, beginning at 9 a.m., at the Kentucky Transportation Cabinet Auditorium, 200 Mero St. Admission is $25.

His visit is part of a conference sponsored by the Kentucky Heritage Council in conjunction with the annual winter meeting of the Kentucky Main Street Program, which works to improve life in the historic centers of the state’s towns and cities. Conference registration, including both of Speck’s sessions, is $100. More information: Heritage.ky.gov.

Most people don’t need convincing about the importance of walkability, he said, but they do need help with strategies for making it happen.

speckSpeck’s book notes that many communities made walking more difficult because they were being designed for other considerations. For example, many streets and intersections are oversized to accommodate the largest-possible emergency vehicles. Fewer but bigger schools and parks have been built because they are easier for officials to maintain and show off than the alternative, which often would be easier for citizens to get to and use.

“The twin gods of smooth traffic and ample parking” took the life out of many once-thriving downtowns, Speck writes, turning them into places that are “easy to get to but not worth arriving at.”

Speck writes that there are four criteria for successful pedestrian areas: walking must be safe, comfortable, interesting and useful. By useful, he means that necessities of daily life — shopping, restaurants and workplaces — must be close and arranged so they can be easily accessed by walking.

Speck’s book outlines 10 steps for city walkability. Those include mixed-use neighborhoods, good mass transit, well-designed and affordable parking facilities, ample trees and bicycle-friendly streets.

The biggest challenge many American cities and towns will face in coming years will be retrofitting mid- and late-20th century suburbs to make them more accessible for aging Baby Boomers and the working poor.

“We’ve laid the groundwork for a major social crisis,” he said.

The best hope is often restoring traditional downtowns and making new developments better for walking, biking and mass transit. That will require changing many ingrained rules and attitudes about traffic and street design.

“Most traffic engineers are really nice people,” Speck said. “But they will wreck your city.”  

Watch Jeff Speck’s TED Talk on walkable cities: