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All across the United States, a teardown epidemic is changing the face of America. Older homes are being demolished and then replaced with super sized McMansions. These out-of-scale structures are destroying the character of existing neighborhoods. The National Trust for Historic Preservation has been documenting this demolition trend for many years. In 2002, it began raising awareness of “Teardowns in Historic Neighborhoods” by adding these sites to its list of endangered places. In May of 2006, the National Trust identified 300 communities in 33 states experiencing teardowns. The latest data in March 2008 shows that the number has increased to nearly 500 communities in 40 states. The New York metropolitan area is the teardown epicenter, with New Jersey ranking first in the nation in the number of places dealing with the extensive loss of historic homes.
Teardowns ride the tide of the economy and will accelerate during times of growth. Some people view the new construction as progress. And while these large scale buildings increase property values, they also have the negative effect of raising taxes which can force long-time residents living on fixed incomes out of their houses. Teardowns also reduce the supply of affordable starter homes available for new residents that would like to move into these communities.
Another area of concern surrounding teardowns is the fact that this type of development is unsustainable and harmful for the environment. Huge amounts of debris and waste are generated when a house is torn down. This practice does not make use of the embodied resources and energy found in an existing home. Mature trees are often cut down on teardown properties to make way for the mega houses that fill most of the existing lot. The loss of these trees actually raises the temperature in the microclimate of the neighborhood because they no longer provide shade and it also reduces the quality of the air since the trees are no longer producing fresh oxygen.
The town of Wyckoff in Bergen County, New Jersey is a hot spot for teardowns. The tree-lined streets are only 25 miles from New York City. Many residents are concerned that teardowns are destroying the character of their neighborhoods. Increasingly, the land in town has become more valuable than the buildings on it. In fact, the original homes are commonly referred to as “bulldozer bait.” Residents are seeing 6,000 to 10,000 square foot houses being put up where a 1,500 square foot or a 2,000 square foot house once stood.
Concerned neighbors formed their own non-profit organization called the Friends of Wyckoff to actively work for change in their town’s policies. Historic buildings are at the greatest risk of being torn down when there are no preservation laws to protect them. Wyckoff doesn’t have a historic district, preservation ordinance or preservation commission in town.
Along the coast in Wildwood, a different kind of teardown has invaded the shore. At risk is the largest collection of mid-20th century resort architecture in the country. In the 1950s and 60s, Wildwood was a major destination for newly mobile families. The construction of the Garden State Parkway and cars built for cruising made it easy for vacationers to reach this seaside resort. The popular music of the era inspired the name for the eye-catching style of architecture in Wildwood referred to as Doo Wop. Fun, imaginative and surprising, these family owned motels attracted attention with dazzling neon, Miami Beach inspired designs and popular themes of the 50s and 60s.
Many people are surprised to learn that the Doo Wop motels are historic. A great number of these places are more than 50 years old and are examples of the recent past. The fact that so many Doo Wop motels are in Wildwood adds to the significance of the collection. As each one falls, it has a direct impact on those that remain. More than 100 Doo Wop buildings have faced the wrecking ball. The pressure to demolish these vintage places increased when land values escalated. This led to the construction of a vast sea of condominiums where small family-owned motels once stood.
Major studies recognized the significance of Doo Wop architecture. This drew attention to Wildwood from around the world and sparked the development of the Doo Wop Preservation League. The mission of the League is to highlight all things Doo Wop and to encourage motel owners to update and expand their buildings rather than teardown. The owners of places like the Caribbean and the Shalimar have transformed their classic motels into 21st century resorts with a Doo-Wop twist. It is hoped that many more owners will follow their example, so that the Doo Wop song in Wildwood will not come to an end.
Along the Delaware River, the small city of Lambertville has taken a proactive step in the fight against teardowns. Here, historic preservation helps safe guard homes and businesses and is a key ingredient in the town’s successful renaissance. Lambertville has a historic district listed on the National Register of Historic Places. It encompasses the greatest concentration of buildings in the city and 40% of the land.
A preservation ordinance gives this special area protection from teardowns. The ordinance requires that the Historic Preservation Commission review any building being considered for demolition. The Commission uses the Department of Interiors standards to establish the architectural value of each building, and by following these guidelines it can stop teardowns.
As Lambertville’s Mayor Dave DelVecchio said, “The historic nature of the community is one of the selling points. The way the town looks, the way the town feels, and if we allow teardowns all over the place, it wouldn’t have the look or the feel that it does.”
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