Lortondale

[Steve]

quote:Originally posted by Hometown

Lortondale is without a doubt Tulsa's best real estate value.  But don't mess up and go overboard remodeling.  If you have a mint condition Lortondale home you have something of real value.

Right.  The more original, and well maintained, a Lortondale home is, the more valuable it is today.  People that have a true interest and passion about these homes want original features such as flooring, woodwork, the "boomerang Formica" countertops, the original glass window walls, and the original architecture.  That is what makes our homes unique and historical today.  When Lortondale was originally developed in 1954, it was outside of the Tulsa city limits.  City ordinance brought Lortondale into the city limits on 12-31-54.  Far southeast Tulsa then, right smack in the middle of town now.  IMO, you couldn't ask for a better location today.

[Steve]

Another interesting bit of Lortondale history:

In 1953, before builder Howard Grubb and architect Donald Honn commenced construction of Lortondale proper at 26th & Yale, they built 4 test/model homes on 21st Place & Pittsburgh Ave. in the Mayo Meadow subdivision.  They used these homes to test public opinion of the designs, and make design/feature changes they deemed necessary.  From published accounts, the homes were a huge hit and they were mobbed with lookers for weeks on end.  These model homes were featured in the January 1954 edition of builders magazine "House & Home," along with a full page ad from Chrysler Air Temp touting central air condidioning in Lortondale.  I have a copy of this magazine.  All of these test homes were 1 bath, 1 car garage models.  As a result of public feedback, they offered 1 1/2 and 2 bath models, and 2 car garage models in Lortondale.  They also moved the laundry facilities from the kitchens in the original test homes, to the garage in Lortondale homes at 26th & Yale, which freed up kitchen space and lessened the load on the central A/C units.  The original selling prices for Lortondale homes at 26th & Yale were $13,500 - $16,500 (including lot and a share of ownership in the Lortondale pool), depending upon size and options selected.  In addition to central A/C, all Lortondale homes came with a built-in Hotpoint dishwasher, another rare luxury for 1954!  

These original model homes still stand today on 21st Place and Pittsburgh, directly south of the "golden driller" statue.  They have been modified over the years, but you can still see the original features, and for the most part, they look like the homes built in Lortondale.  I wonder if the owners of these houses know of their historic significance?

[MichaelBates]

This is very interesting stuff. I had wondered about those two Mayo Meadow homes.

The picture on your MySpace page with the toy tractor parked in the driveway looks straight out of The Incredibles.

Telstar is exactly the right tune for your neighborhood.

[Double A]

Does Lortondale qualify for HP zoning?

[AVERAGE JOE]

quote:Originally posted by Double A

Does Lortondale qualify for HP zoning?

Neighborhood has to request that zoning from the city.

[Double A]

Thank you captain obvious, I realize that. It does not answer my question though, does it? You have the makings of a superb government bureaucrat.

[AVERAGE JOE]

quote:Originally posted by Double A

Thank you captain obvious, I realize that. It does not answer my question though, does it? You have the makings of a superb government bureaucrat.

You're welcome, Pvt. Petulance. Sorry I tried to help.

Looking at the Tulsa ordinance on such things, Lortondale is eligible. It's more than 50 years old and would likely meet the criteria if the neighborhood wanted to pursue it.

[Steve]

quote:Originally posted by Double A

Does Lortondale qualify for HP zoning?

Yes, we do, but the way I understand it is inclusion on the National Register of Historic Places is the first step.  This is just an honorary designation and does not stop property modification.  After that, HP zoning can be implemented with a majority approval by the property owners.

I understand the Tulsa Preservation Commission is currently doing an architectural survey of Lortondale to survey each house and record architectural changes over the years.  They expect this survey to be finished by May 2007.  If results are favorable, they intend to apply for National Historic Register status for Lortondale.  They are currently doing the same thing for Ranch Acres.  As a 20 year resident of Lortondale, I think HP zoning will be a tough sell, but is not out of the question.  I sincerely hope we eventually have HP zoning, but due to the current high number of rental properties and residents that don't care, or just "don't get it" regarding the architectural significance, HP zoning is not in the near future IMO.  I can hope, though.

[Steve]

quote:Originally posted by MichaelBates

This is very interesting stuff. I had wondered about those two Mayo Meadow homes.

People that have seen those homes may have wondered about them, because they look so different from the surrounding neighborhood.  That's what they are, the original model homes for Lortondale.  4 houses, from the corner of 21st Place & Pittsburgh Ave. to the east, on the south side of the street.  Only 2 different floor plans, but original roof designs were either N/S pitch or E/W pitch.  Different exterior masonry and windows.  They showed how you could have basically the same home, but they could each look quite unique.

Three have been drastically modified over the years with roof/carport/additions, but the 3rd house east from the corner is basically original.  That was the house featured in the Chrysler Air Temp ad in Jan. 1954 that I have, and it still looks pretty much the same as the big picture in the ad.

[Steve]

Some more Lortondale trivia, some of the awards granted to builder Howard Grubb, architect Donald Honn, and the Lortondale neighborhood in the 1950s:

Homebuilder Howard C. Grubb was recognized as one of the nation's 8 most progressive homebuilders in 1954 by the National Association of Home Builders.  By 1954, Grubb had built over 3,000 homes in the Tulsa area.  He was Tulsa's highest volume home builder in the late 1940s through mid 1950s.  From what I can tell from historical documents, he was still active in Tulsa homebuilding into the 1970s, but switched his focus to custom homes rather than large "tract" or spec. developments.

PARENT'S Magazine 1954 Award for Lortondale - Best Homes for Families With Children

LIFE Magazine 1954 Award for Lortondale - Best Builder's House of the Year for Design and Liveability

National Association of Home Builders 1954 Award for Lortondale for Design & Liveability, one of 4 granted that year.

Lortondale in Tulsa, as originally announced in 1953, was to be approximately 540 homes built on 4, 40-acre tracts between 26th St. and 31st St., Yale to Hudson Ave.  Each of the 4 40-acre tracts was to be built around a resident-owned swimming pool recreation facility.  Phase 1 and its swimming pool were completed as planned.  Phase 2, from 26th St to 27th Pl., Darlington to Hudson, was about 2/3 completed with swimming pool at 27th & Hudson.  At that point in late 1956, demand for Lortondale modern homes diminished, and builder Grubb sold off any of his remaining land to other developers.  

Original Lortondale homeowners included architects, engineers, and young professionals, many of which could well afford a more expensive home, but loved the unique progressive architecture and innovations of Lortondale.  The same seems to hold today.  Funny how modern architecture has always been embraced in the U.S. for office and commercial buildings, but residential construction remains a stronghold of past designs, with little vision and ideas of the future.  Tulsa is very lucky to have Lortondale and the unique period of time it embodies.

[rwarn17588]

What's the energy efficiency of the Lortondale homes?

[Steve]

quote:Originally posted by rwarn17588

What's the energy efficiency of the Lortondale homes?

Average by the construction standards of the early 1950s when our homes were built.  As originally constructed, the houses are on slab foundations with in-slab HVAC ducting.  No insulation was put in exterior walls, and the ceilings have 4" of "rock wool" insulation bats.  All original windows were single glazed plate glass.  Barely minimal by today's standards, but normal for 1954, when you could run the A/C or heat 24/7 and still only receive a $30-$40 utility bill.  
My house is about 1900 sq. ft. (with garage converted to living space with its own A/C and gas wall furnace.)  The exterior of my house was resided in the late 1960s and I think some exterior wall insulation was added at that time.  I still have the original ceiling insulation and original single glazed windows.  The highest gas bill I have received this winter was $180.  (For Dec. 2005, I received my highest gas bill ever, $240, when natural gas prices had hit a peak.)  I am on average pay electric, my AMP amount is currently $60.  Not too bad today for 1900 sq. ft.

One thing I have really noticed over the years is the passive solar heating effects I get.  My house is on the south side of the street and the large 26-foot, floor-to-ceiling glass window wall faces south, with a 3-foot roof overhang over this glass wall.  In the summertime, the sun is high and the roof overhang shades the windows and prevents excessive interior heat.  In the winter, the sun is lower in the sky and I get lots of direct sunlight on these south windows and this noticeably helps to heat the interior of my house.  My furnace runs far less on sunny winter days.  

[hoodlum]

i think my energy bills are slightly higher than yours steve, probably because my wall of windows face towards the north and not south. Overall our utility bills are about the same as any other house we have lived in, however the layout and natural light far outweigh any energy inefficiency

-shane

[rwarn17588]

Thanks for the info, Steve.

What do you keep your thermostat in the wintertime? We have a programmable one, which drops the temp down to 63 when we're sleeping at night. Day thermo ranges from 68 to 70. We've never had a gas bill higher than $80 in our 1,000-square-foot home.

But I admit the average $60 electric bill is pretty good.

[Steve]

quote:Originally posted by rwarn17588

Thanks for the info, Steve.

What do you keep your thermostat in the wintertime? We have a programmable one, which drops the temp down to 63 when we're sleeping at night. Day thermo ranges from 68 to 70. We've never had a gas bill higher than $80 in our 1,000-square-foot home.

But I admit the average $60 electric bill is pretty good.

I too have a programmable thermostat in my Lortondale house; I have had one since 1988 (a Honeywell Chronotherm III), before they came into widespread use.  For winter heating, mine is set for 70 degrees from 7:00 AM to 11:00 PM and 65 degrees from 11:00 PM to 7:00 AM.  I can also program a daytime "away and return" function, but since I have been semi-retired for the past 3 years and I am home during most days, I don't use that function.  I have a natural gas central furnace, gas 40-gal. water heater, gas kitchen range, and gas gravity wall furnace in the converted garage (den).  I leave the den furnace on all winter, but turn it down at night or when I am away from home.  I called ONG about 3 weeks ago and asked them what my monthly payment would be if I went on the AMP plan for gas.  They said approximately $75.  I chose not to, to stay pay-as-you-go for gas.  I guess I can stomach paying $60 for a winter PSO bill much more than I could paying $75 for a summer ONG bill!  Must be mysterious psychological factors involved!  

I have a 2.5 "ton" A/C for the central air, and a room A/C unit built into the wall of the den for the 400 sq. ft. in the converted garage.  In summer A/C season, I set the central air at 80 degrees in the day, 76 degrees at night after 11:00 PM.  I can tolerate summer heat much more than winter cold.  As long as the A/C is doing its job to remove humidity, 80 is a comfortable summer setting for me.  I like it a little cooler at night during sleeping hours.  I use the den A/C unit as needed, when I am in that room for extended periods of time.  I always turn off the den A/C when going to bed.

I could significantly lower my utilities if I were to add insulation in the exterior walls, blown-in cellulose or foam type.  I rented a Lortondale home on 27th St. for about a year before I bought mine, and it had blown in foam in the outside walls that worked very well.  I could also install new double glazing for the window glass and that would really help too, but that would be very expensive for me because it would have to be an expensive custom job; I want to preserve the 1950s modern look and large glass areas of my home at all costs.  For now, I choose to just live with the original windows because I value the architecture and modern feel of my home over any additional costs I have to pay the utility companies.