The Concern:
A relentless pattern of environmentally wasteful demolitions of historic houses, and of affordable smaller houses, is underway in Newton, with attendant tree-cutting, and replacement of the smaller houses with very expensive, out-of-scale and hastily-constructed "McMansions" or high-density "luxury" condos. This accelerating trend is displacing currently affordable housing stock, impinging on neighbors' quality of life, destroying the character of traditional neighborhoods, removing parts of Newton's history, and contributing to density, increased shadows and loss of green space in Newton's residential areas.
What You Can Do:
Sign up to receive email updates from the Newton Villages Alliance. Pay attention to the Newton Historical Commission's monthly agenda to see the list of houses for which demolition requests have been submitted. Pay attention to how your city councilors are voting on Special Permits that affect the scale of what is built and character of our villages and neighborhoods. Write letters to the Boston Globe and Fig City News. Tell your Newton friends and neighbors why it's important to preserve the character and scale of Newton's villages and neighborhoods. Write and let City Council and the City Clerk know that you want Special Permits to be granted in a much more conservative way. Contact info for all of these decision makers is here.
A relentless pattern of environmentally wasteful demolitions of historic houses, and of affordable smaller houses, is underway in Newton, with attendant tree-cutting, and replacement of the smaller houses with very expensive, out-of-scale and hastily-constructed "McMansions" or high-density "luxury" condos. This accelerating trend is displacing currently affordable housing stock, impinging on neighbors' quality of life, destroying the character of traditional neighborhoods, removing parts of Newton's history, and contributing to density, increased shadows and loss of green space in Newton's residential areas.
What You Can Do:
Sign up to receive email updates from the Newton Villages Alliance. Pay attention to the Newton Historical Commission's monthly agenda to see the list of houses for which demolition requests have been submitted. Pay attention to how your city councilors are voting on Special Permits that affect the scale of what is built and character of our villages and neighborhoods. Write letters to the Boston Globe and Fig City News. Tell your Newton friends and neighbors why it's important to preserve the character and scale of Newton's villages and neighborhoods. Write and let City Council and the City Clerk know that you want Special Permits to be granted in a much more conservative way. Contact info for all of these decision makers is here.
Concerns... Neighborhoods, not Demolitions
The Concern:
A relentless pattern of environmentally wasteful demolitions of historic houses, and of affordable smaller houses, is underway in Newton, with attendant tree-cutting, and replacement of the smaller houses with very expensive, out-of-scale and hastily-constructed "McMansions" or high-density "luxury" condos. This accelerating trend is displacing currently affordable housing stock, impinging on neighbors' quality of life, destroying the character of traditional neighborhoods, removing parts of Newton's history, and contributing to density, increased shadows and loss of green space in Newton's residential areas.
What You Can Do:
Sign up to receive email updates from the Newton Villages Alliance. Pay attention to the Newton Historical Commission's monthly agenda to see the list of houses for which demolition requests have been submitted. Pay attention to how your city councilors are voting on Special Permits that affect the scale of what is built and character of our villages and neighborhoods. Write letters to the Boston Globe and Fig City News. Tell your Newton friends and neighbors why it's important to preserve the character and scale of Newton's villages and neighborhoods. Write and let City Council and the City Clerk know that you want Special Permits to be granted in a much more conservative way. Contact info for all of these decision makers is here.
A relentless pattern of environmentally wasteful demolitions of historic houses, and of affordable smaller houses, is underway in Newton, with attendant tree-cutting, and replacement of the smaller houses with very expensive, out-of-scale and hastily-constructed "McMansions" or high-density "luxury" condos. This accelerating trend is displacing currently affordable housing stock, impinging on neighbors' quality of life, destroying the character of traditional neighborhoods, removing parts of Newton's history, and contributing to density, increased shadows and loss of green space in Newton's residential areas.
What You Can Do:
Sign up to receive email updates from the Newton Villages Alliance. Pay attention to the Newton Historical Commission's monthly agenda to see the list of houses for which demolition requests have been submitted. Pay attention to how your city councilors are voting on Special Permits that affect the scale of what is built and character of our villages and neighborhoods. Write letters to the Boston Globe and Fig City News. Tell your Newton friends and neighbors why it's important to preserve the character and scale of Newton's villages and neighborhoods. Write and let City Council and the City Clerk know that you want Special Permits to be granted in a much more conservative way. Contact info for all of these decision makers is here.
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More About This:
Demolitions, McMansions and Deforestation in Newton Since 2013, permits issued for demolitions of houses in Newton have been issued at about 100 per year, up from 70 in 2012 and 82 in 2011, and more than double the 46 demolitions in 2005, which is how far back the computer records go. Why such a big increase? Because developers can make the biggest profit margin by building the largest possible house that zoning allows on even a small lot, demolition is more appealing to them than renovation. It is partly a matter of the high cost of land in Newton, but even more, a matter of overly-generous zoning dimensional controls (setbacks, house size and height, etc.). See the list of Newton demolition permits here. |
Upper Falls' historic Wetherell House, demolished in June 2014 . Photo, NVA.
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The table below shows the distribution of the 547 new-house permits issued in Newton from the start of 2007 through 2014, by ward and precinct. While a few of the houses were built on vacant lots, most were preceded by demolitions. Ward 8, with 193 permits, accounts for 35% of all the new-house permits issued. Ward 5, with 83 permits (15%) is second. Both areas have many SR2 and SR3 lots with modest homes, a combination that is very attractive to developers seeking candidates for demolition. Oak Hill Park (Ward 8, Precinct 4) has seen many demolitions, but there have also been 79
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permits in Ward 8, Precinct 2 (Oak Hill proper, plus bits of southern Newton Centre and Chestnut Hill. Some of those homes were erected in the previously unbuilt Kessler Woods, but most involved teardowns.
These figures suggest that people who live in a neighborhood where there have been few demolitions may well be unaware of how acute the problem is in other areas. Some of the demolished houses were charming, some had few redeeming architectural qualities except that they were part of a neighborhood of similar style and scale. Other demolition permits were for historic houses, like the Wetherell House (photo above), that are an important part of Newton's heritage. They are replaced by structures that tower over the abutters, casting longer shadows over their yards and gardens. The new structures often extend closer to the street, instead of maintaining the front setback alignment of existing houses on the street. |
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Is It a Teardown?
Modest houses are the preferred target of many developers. These are houses that might be affordable to a young professional, a young family, or to downsizing seniors looking for single-floor living and access to a little green space. Real estate agents can send mixed messages to potential buyers (see the house description in the listing at right). Developers sometimes outbid other buyers. Other times developers are able to offer cash and a speedy sale to get the property. This type of affordable housing is fast disappearing in Newton. |
A 2014 Real Estate Listing.
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McMansions
The Floor Area Ratio (FAR = square footage of the house divided by square footage of the lot) can jump from the low teens for existing houses to at least .30 for what is constructed after the demolition; square footage can jump from 1,500-2,000 square feet in the old house to 4,000-8,000 square feet in the new structure. The result is that the neighborhood now has a McMansion in its midst. The new, much larger, house looks out of place, and the neighborhood's character is diminished.
The Floor Area Ratio (FAR = square footage of the house divided by square footage of the lot) can jump from the low teens for existing houses to at least .30 for what is constructed after the demolition; square footage can jump from 1,500-2,000 square feet in the old house to 4,000-8,000 square feet in the new structure. The result is that the neighborhood now has a McMansion in its midst. The new, much larger, house looks out of place, and the neighborhood's character is diminished.
This Newton Highlands house was demolished. Photo, NVA.
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The house at left was replaced with this house. Photo, NVA.
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Cutting Trees Before Demolition
In addition, mature trees are being lost as part of the demolition process. This is important because people have chosen to live in Newton, in part, because of the canopy of trees and green space. In February 2014, the decision was made to allow the demolition of a 1959 house surrounded by more than 60 trees. The site plan of the new house shows 12 trees at a loss of at least 50 trees. Until the recent tightening of Newton's Tree Preservation Ordinance, developers were increasingly requesting sellers to let trees be cut down before closing, to circumvent tree replacement requirements. One house, with such a tree-cutting contingency attached to its sale, had six 80-year-old trees cut down in one day. Even with the tightened ordinance, trees will continue to be lost to development; as house footprints increase, and because developers may prefer to pay for replacement caliper inches rather than work around existing trees.
In addition, mature trees are being lost as part of the demolition process. This is important because people have chosen to live in Newton, in part, because of the canopy of trees and green space. In February 2014, the decision was made to allow the demolition of a 1959 house surrounded by more than 60 trees. The site plan of the new house shows 12 trees at a loss of at least 50 trees. Until the recent tightening of Newton's Tree Preservation Ordinance, developers were increasingly requesting sellers to let trees be cut down before closing, to circumvent tree replacement requirements. One house, with such a tree-cutting contingency attached to its sale, had six 80-year-old trees cut down in one day. Even with the tightened ordinance, trees will continue to be lost to development; as house footprints increase, and because developers may prefer to pay for replacement caliper inches rather than work around existing trees.
An Auburndale house with trees. Photo, Google.
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The same property at left with its trees cut in preparation for demolition. Photo, NVA.
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Zoning & Demolitions
The City is currently undertaking a zoning reform process. If residents are not vigilant and engaged, this process could result in higher-density development (larger houses that are closer together and closer to the street) and more demolitions. That is not what most residents want Newton to look like, but it is what some elected leaders are encouraging via a policy preference for higher density through too liberal zoning regulations. This is the legacy we could be left with after those elected representatives leave office. Some developers do renovate existing houses instead of demolishing them. They see the value of keeping the handsome lines of a well-built house, and instead add an addition in the back and still make a profit. How can the City encourage more builders to take this approach with the obvious benefit of preserving the neighborhood character that is valued by residents and that makes Newton attractive to new buyers?
How Are Proposed Demolitions Reviewed?
The Newton Historical Commission reviews most demolition requests for houses 50 of age and older. The City's Senior Preservation Planner currently has the power to allow a demoliton of a house without Historical Commission review, though this was not always the case. At a public meeting of the Commission, the members determine whether the house proposed for demolition review will be “Preferably Preserved” or not. The builder or owner presents the rationale, often with the assistance of an architect or contractor. Each Commission member and the public can offer an opinion; then a vote is taken.
1. A vote of "Preferably Preserved" means that a property cannot be demolished for 12 months (18 months for property on the National Historic Register). After four months, the applicant can ask for a waiver of the demolition delay, based on the submission of a design for a replacement structure that has architectural features that theoretically mitigate the loss of the original structure. There is currently a proposal to extend the demolition delay from 12 to 24 months, and from 18 to 30 months for properties on the National Historic Register. Write or call your aldermen and urge them to support this proposal. You can find their contact info here.
2. A vote of "Not Preferably Preserved" means the house can be demolished immediately.
3. The members of the Commission can recommend to the applicant alternatives to the size, materials, siting, mass, design etc. Public input is also sought, and may be considered.
What To Do If There's a Historical Commission Demolition Review Meeting For a Property in Your Neighborhood?
1. Go to see the Senior Preservation Planner (currently Katy Holmes) at her office at the Inspectional Services Department on the second floor of City Hall. Ask for the house file prepared for the appropriate Newton Historical Commission meeting. It will tell you the City planner's assessment of the house's historical importance, and may have additional information about the house.
2. You can also get some information on the property from the City's Assessor's Database here. If you click on the "Property Card" tab, you'll be able to see a photograph of the existing house and a diagram of its floor plan.
3. Get your neighbors involved. Go to the Historical Commission demolition review meeting and be ready with objections to the proposed demolition. These objections can be on the basis of preserving neighborhood character, scale, mass and architectural style. Write emails to City Preservation Planner Katie Holmes. She can be reached at [email protected]
In Newton, there are also four village-focused historical commissions that review design changes to houses in specific historic districts. These are the Auburndale Historic District Commission, the Chestnut Hill Historic District Commission, the Newtonville Historic District Commission, and the Upper Falls Historic District Commission. The NVA believes Newton needs more historic districts to protect the community's neighborhoods and villages.
Before & After Images: An Affordable House Demolished & the Expensive House That Replaced It
The City is currently undertaking a zoning reform process. If residents are not vigilant and engaged, this process could result in higher-density development (larger houses that are closer together and closer to the street) and more demolitions. That is not what most residents want Newton to look like, but it is what some elected leaders are encouraging via a policy preference for higher density through too liberal zoning regulations. This is the legacy we could be left with after those elected representatives leave office. Some developers do renovate existing houses instead of demolishing them. They see the value of keeping the handsome lines of a well-built house, and instead add an addition in the back and still make a profit. How can the City encourage more builders to take this approach with the obvious benefit of preserving the neighborhood character that is valued by residents and that makes Newton attractive to new buyers?
How Are Proposed Demolitions Reviewed?
The Newton Historical Commission reviews most demolition requests for houses 50 of age and older. The City's Senior Preservation Planner currently has the power to allow a demoliton of a house without Historical Commission review, though this was not always the case. At a public meeting of the Commission, the members determine whether the house proposed for demolition review will be “Preferably Preserved” or not. The builder or owner presents the rationale, often with the assistance of an architect or contractor. Each Commission member and the public can offer an opinion; then a vote is taken.
1. A vote of "Preferably Preserved" means that a property cannot be demolished for 12 months (18 months for property on the National Historic Register). After four months, the applicant can ask for a waiver of the demolition delay, based on the submission of a design for a replacement structure that has architectural features that theoretically mitigate the loss of the original structure. There is currently a proposal to extend the demolition delay from 12 to 24 months, and from 18 to 30 months for properties on the National Historic Register. Write or call your aldermen and urge them to support this proposal. You can find their contact info here.
2. A vote of "Not Preferably Preserved" means the house can be demolished immediately.
3. The members of the Commission can recommend to the applicant alternatives to the size, materials, siting, mass, design etc. Public input is also sought, and may be considered.
What To Do If There's a Historical Commission Demolition Review Meeting For a Property in Your Neighborhood?
1. Go to see the Senior Preservation Planner (currently Katy Holmes) at her office at the Inspectional Services Department on the second floor of City Hall. Ask for the house file prepared for the appropriate Newton Historical Commission meeting. It will tell you the City planner's assessment of the house's historical importance, and may have additional information about the house.
2. You can also get some information on the property from the City's Assessor's Database here. If you click on the "Property Card" tab, you'll be able to see a photograph of the existing house and a diagram of its floor plan.
3. Get your neighbors involved. Go to the Historical Commission demolition review meeting and be ready with objections to the proposed demolition. These objections can be on the basis of preserving neighborhood character, scale, mass and architectural style. Write emails to City Preservation Planner Katie Holmes. She can be reached at [email protected]
In Newton, there are also four village-focused historical commissions that review design changes to houses in specific historic districts. These are the Auburndale Historic District Commission, the Chestnut Hill Historic District Commission, the Newtonville Historic District Commission, and the Upper Falls Historic District Commission. The NVA believes Newton needs more historic districts to protect the community's neighborhoods and villages.
Before & After Images: An Affordable House Demolished & the Expensive House That Replaced It
This affordable Newton Highlands house that offered single-level living was demolished. Photo, NVA.
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The house that replaced the one at left. Photo, NVA.
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Historic Houses Threatened With Demolition
In all of Newton's villages and neighborhoods, developers are demolishing historic houses. These include charming mill worker cottages, Arts & Crafts bungalows, small and large Victorians, mid-century houses built for returning WWII servicemen, Gothic cottages, handsome Georgians, farmhouses, and stately Shingle Style and Tudor Revival mansions.
Newton's architectural and cultural history is being bulldozed week by week, and even with the historic demolition delay mechanism, little can be done, under present regulations, to stop the bulldozers. |
A Newtonville house (c.1868), demolished to make way for 40B luxury condos. Photo, NVA.
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A Waban house before sale to a developer. Photo, Google.
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Developer waited out the one-year historic house demolition delay. Photo, NVA.
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Historic Newton Corner Tudor Revival house gutted in preparation for demolition. Photo, NVA.
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The house, two-thirds demolished. Photo, NVA.
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