Tag Archives: historic preservation

Reasons for saving “Modern homes” in New Canaan, Connecticut

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Teardowns often raise a furor in a community when they result in the razing of significant older homes. Regulations developed by a New England preservationist group have helped protect Modern houses built by Marcel Breuer, the rationale for saving the New Canaan homes is interesting:

New Canaan became a center for Modern houses when the Hungarian-born Breuer — a product of the Bauhaus school of design in pre-Nazi Germany — and four other architects moved to the town in the 1940s and used it as a canvas for their creations. Breuer adapted new designs to American architecture, such as a flat or nearly flat roof and cantilever construction.

Other Modern characteristics include muted colors, the lack of ornamentation and the emphasis on structural systems. The homes have since become a New Canaan tourist attraction. The town’s zoning rules do not forbid razing the homes but require 90-day notice for tear-downs.

“People come from as far away as Japan on a routine basis,” First Selectman Jeb Walker said.

Modern homes also serve as models for today’s new energy-efficient houses. Their modest size, overhangs that provide shade and features that take advantage of sunlight for solar power are old features suddenly new again.

The article suggests several possible reasons for saving these homes:

1. One involved person said “the preservation effort is “a way for America to keep its architectural memory.””

2. The homes are older and older homes deserve some recognition. Too many new homes at one time can radically alter the character of a community.

3. The homes were designed by an important architect and were part of an important style (Modernism).

4. The houses draw visitors which adds up to tourist dollars. This also helps make New Canaan distinct from other communities.

5. The Modern homes were the opening wave of environmentally-friendly homes.

Of course, there could be counterarguments to these five arguments. But this particular community has decided that these Modern homes are worth saving. Interestingly, another community (the article hints at a case in Westport, Connecticut) might choose otherwise. I suspect Reason #4 above, the fact that New Canaan is known for these homes, goes a long way in protecting these homes. The Wikipedia entry for the community says about 80 modern homes were built after World War II, something few suburbs could boast of.

When you don’t like a teardown home, call it a McMansion

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A local official in the Philadelphia suburbs writes about a Lower Merion site where a notable older home was torn down and now a home home is being constructed. What is interesting here is how the official describes how preservationists are using the term “McMansion” as part of their criticism of the new house:

Those who criticize the Kestenbaum residence built in La Ronda’s place are trying to deflect blame for their own failure over many years. Their use of terms such as “McMansion,” “McMonstrosity,” and “cookie cutter” demonstrates ignorance of what Kestenbaum is actually building.

I have toured the construction site and can report that Kestenbaum is building a home befitting the historic traditions of craftsmanship and old-world elegance that are hallmarks of the Main Line estates of yesteryear. The home is made of hand-chiseled stone, with extensive masonry work and important architectural details throughout.

The home bears no resemblance to the cookie-cutter McMansions found in expensive tract housing elsewhere in the Philadelphia region. To so characterize the Kestenbaum residence is insulting, incendiary, and ignorant.

I have met the neighbors of the new Kestenbaum home. I have spoken to property owners with a real interest in what happens in their community and their neighborhood. Their reaction to the new construction is consistent with what I have reported. The responses of so-called neighbors described recently in The Inquirer are in fact those of a few preservationists who are continuing to pursue their one-sided agenda, regardless of whom they hurt in the process or what falsehoods they promote.

It seems that the use of the term “McMansion” is quite effective here, hence the response from this local official. The term suggests that the new home is a “cookie-cutter” home lacking in appropriate architecture. Compared to the older home that was on the site (and you can read a bit more about it here), preservationists see the new home as a travesty (see an example here). Overall, this new home is likely quite different than the suburban McMansions that one might expect to find not too far away. But by using this pejorative term in a teardown situation (an older home replaced with a newer home), preservationists have tied this new home, however nice it may be, to negative images of the exurbs.

This story also provides an example of questions that pop up in communities throughout the United States: what exactly should be done with older homes, particularly well-designed estates?

Historic Bethlehem, PA has character – but what about McMansions and big box stores?

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The neighborhood of Historic Bethlehem, Pennsylvania was recently recognized for preserving the community’s more historic buildings. And the mayor drew a contrast between this historic preservation and the (negative) construction of McMansions and big box stores:

Recently chosen by This Old House magazine as a Best Old-House Neighborhood, Bethlehem is one of only 64 communities to receive the honor.

“So much rests on the quality of our neighborhoods,” [Mayor] Callahan said. “We’re incredibly honored to have received this designation.”…

“It’s our character that has been recognized by This Old House magazine which named Historic Bethlehem to its annual list of Best Old House neighborhoods,” he said. “Here in Bethlehem, you’ll find no grids of cookie-cutter McMansions or big box store strip malls. Here…we have character.”

The mayor also took the opportunity to announce that the city’s proposed historic preservation plan has been completed.

The contrast could not be more stark: the community is recognized for preserving homes rather than giving in to sprawl. This Old House quotes a local realtor saying, “You can traverse centuries in eight blocks.” This sounds like a traditional American community where neighborhood character has won out.

But I was intrigued by this particular statement that Bethlehem has no big box stores. Could this really be possible in a decent-sized city (2009 Census estimate population of 73,088)? Bethlehem’s page on Wikipedia (I know, a source fraught with difficulties) suggests this is not the case:

Adjacent to W. Broad Street is the Bethlehem Plaza Mall, a 90,000 square feet (8,400 m2) enclosed shopping mall.

Outside of Downtown there are several other shopping centers.

  • Westgate Mall is an enclosed mall with anchors The Bon-Ton and Weis Markets.
  • Lehigh Center Shopping Center has Marshalls/HomeGoods, Staples, Giant, and Big Lots.
  • Martin Court Shopping Center has Lowe’s and PriceRite.
  • Stefko Boulevard Shopping Center has Valley Farm Market, Dollar Tree, and Radio Shack.

In Bethlehem Township

  • Bethlehem Square is a shopping center with Giant, TJMaxx, Wal-Mart, The Home Depot, and Sears Essentials.

The city’s own website emphasizes the local downtown (and nearby) shops. A quick search of Google Maps (“shopping near bethlehem, pa”) quickly turns up some of the nearby shopping malls and big box stores. The most emblematic big box store, Walmart of Bethlehem, is part of the Greater Lehigh Valley Chamber of Commerce (with a link to the Chamber from the Bethlehem website).

Reading the mayor’s statement, I think he is referring to Historic Bethlehem when talking about the lack of McMansions and big box stores. Many communities are interested in preserving older neighborhoods, both commercial and residential, while facing the threat of sprawl. The mayor was likely not referring to Bethlehem, the full city of over 70,000, when saying the community has no big box stores: like many other American communities, Bethlehem has these. And perhaps like other communities, these big box stores are both disliked for their appearance and impact on local businesses and historic neighborhoods while also prized for helping to provide revenue for the city through sales and property taxes.

(Disclaimer: I have never been to Bethlehem. My primary interest here was to think about whether a sizable community could have no big box stores or McMansions. As for McMansions, I suppose one would have to search real estate sites or spend some time with Google Streetview to assess this claim.)

Will future historic preservation districts include McMansions?

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From the concluding portion of a recent column, it appears columnist James Lileks does not like McMansions. But, he also brings up an idea I recently described in discussing how a 1920s suburban home could now be considered authentic and worth preserving:

Everything is historic. Doesn’t mean it’s good; doesn’t mean everything must be preserved ,without exception. But what’s contemporary to you is history to your kids, and hence boring — and a relic of a golden past to the generation after that. Ah, to live long enough to see them fight for the preservation of a ghastly overscale McMansion. It’s the only example of substandard poisonous Chinese drywall we have left!

Just how long might it before McMansions are considered historic homes that are worth saving? And if they are not worth saving, what else might be done with them?

City locations straddling the fine line between acceptable and edgy

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Certain urban neighborhoods draw attention because they are “edgy” and offer something different than mainstream American locations. What happens when these “edgy” areas start to disappear or start to become established, mainstream places? Here is a look at this process in New York City:

Around countless corners, the weird, unexpected, edgy, grimy New York — the town that so many looked to for so long as a relief from cookie-cutter America — has evolved into something else entirely: tamed, prepackaged, even predictable.

“What draws people to New York is its uniqueness. So when something goes, people feel sad about it,” says Suzanne Wasserman, director of the Gotham Center for New York City History at the City University of New York…

If there’s one thing that doesn’t change in New York City, it’s nostalgia. Consider Mayor Fiorello La Guardia. After his election in 1934, he worked to remove the pushcart peddlers clogging the streets of the Lower East Side, viewed by many as a problem.

Once they were gone, people missed them.

A couple of thoughts about this article:

1. Cities thrive on these edgy or odd locations. The whole city doesn’t have to be different but young people (and perhaps even the Creative Class) tend to like these edgier locations. When it becomes too mainstream, people move on to the next novelty. But the character of a city is expected to be more unique and odd than a typical suburban setting.

2. The article highlights how people generally don’t like change, even if it is dealing with issues they once thought were problems.

3. I wonder how much money this has been worth to New York City. For example, what kind of taxes did the seedy Times Square bring in compared to the sanitized and Disneyfied version of Times Square? Certainly, some of these areas are now more palatable to suburban residents and families, broadening the group of people who might visit a location.

4. This is a reminder that what is now “edgy” or “cool” likely won’t stay that way for long. Cities, in particular, change fairly rapidly as new residents and businesses move in and out. I’m sure more edgy places will pop up in New York City.

4a. Could a city develop a “historical preservation district” (or something like it) to protect an edgy establishment or block? By making it official, does the site automatically lose some of its edgy status?