demolition delay request
New Canaan Patch
http://newcanaan.patch.com/articles/letter-to-the-editor-request-for-demolition-delay
OPINION
Letter to the Editor: Request for Demolition Delay
The writer shares a letter sent to Chief Building Official Brian Platz, requesting a 90-day delay in the demolition of 64-66 Maple Street.
By Richard Stowe | August 31, 2010
I am writing this letter as a formal request to impose a delay on the demolition of the two family residence located at 64-66 Maple Street, New Canaan, CT 06840. This request is based on unavoidable and unmitigable adverse social, historic and architectural impacts the town would incur if demolition were allowed to proceed without delay.
The 90-day delay will serve as an opportunity for a public discussion between library patrons and board members; town residents and thoughtful analysis in the print media spectrum.
The at risk two family house is situated on one side by the New Canaan Libraryʼs only driveway serving motor vehicle ingress and on the other side at 56 South Avenue, a single family residence, which in architectural circles is referred to as a craftsman house. The back side of the house is abutted by a third residential property located at 48 South Avenue and a New Canaan Library parking lot.
The structural envelope of the two family house is in good shape, the wood siding and paint have held up well; the storm windows have protected the original sash windows.
The architectural design of this two family house is executed in traditional cottage style, with traditional porch overhangs, and covered entryways typical of an earlier time. The two family house is small in footprint, but has enough architectural sensitivity in the play of shapes and setbacks that it presents well, and shows strong character of design.
What is particularly unusual about this two family house is that its style does not appear to have been altered much since its construction. The two family house, constructed in 1926, appears to retain most of its original design details intact. The absence of renovations adds to its charm and rarity. If the interior of this two family cottage style house was restored, it would be as charming inside as it is on its exterior and enhance its historical value.
The wood in the 84 year old structure is likely inherently superior in quality and more locally produced than todayʼs building construction materials.
However, the owner must undertake maintenance and thoughtful improvements to optimize the renovation of this cottage style relic. The first step would be to replace the roof with a non-asphalt material such as metal, or wood shake.
Other things that need to be redone are:
1. Some door replacement
2. Some gutters to be re-hung
3. Replacement of basement windows
4. Lead and possibly asbestos abatement
5. Minor screening replacement under porch.
New things needed to be done:
1. Heavy pruning of existing landscape. Re-landscaping - replacing exotic landscaping with sustainable, indigenous landscaping. The landscape fronting Maple Street should maximize sunlight penetration on south facing portions of the two family structure and highlight the buildingʼs beauty instead of hiding it
2. Replacement of the impervious asphalted driveway and concrete pathways with pervious surfaces such as pervious concrete
3. Replacement of all, or nearly all of property perimeter fencing.
Sited across the driveway is what appears to the laymenʼs eye a notable red maple, which serves as a visual benefit to those who would be within the eastern section of the two family house.
The property is an example of the early type of architecture that surrounded the center of town and served its inhabitants who chose to be close to the center of commercial activity and benefit from easy pedestrian access to the entire downtown.
The preservation of this building will avoid further disintegration of a neighborhood, that at one time was located in between the Library, the Catholic Church and Center School. It is a small, but important piece of architecture that adds invaluable character to downtown New Canaan.
New Canaan is recognized as a treasure trove of architectural diversity, rich in architectural history that in the context of downtown helps preserve the townʼs character as a New England village.
The simplicity and efficiency of the design and the location of this two family house symbolizes the very essence of what we as New Canaan residents cherish and love about New Canaan and wish to protect for generations to come. This two family cottage style home serves to enrich the tapestry of architectural diversity of New Canaan.
Prior to enactment of the demolition delay ordinance, some of New Canaanʼs architectural diversity has been lost forever. Granting a demolition delay will allow a dialogue to take place in which the owners of this property, the New Canaan Library, may reconsider its plans in light of the importance that we, as a town, remain constant to a building process that respects our history and not erase it.
This request for demolition delay does not include a request for protection of the garages in the back of the property as they offer no added architectural value. In fact demolishing the two garages (which are connected) would enhance the value of the property.
In a statement in reference to the New Canaan Libraryʼs application for a demolition permit, Alice Knapp, library director, stated that "we also know parking is a major problem here. What weʼre hoping to do is alleviate the parking in the interim." The removal of these garages would provide the New Canaan Library with space to provide additional parking spaces for visitors and staff.
The "Downtown New Canaan Strategic Plan"* prepared by Fitzgerald & Halliday, Inc.and released in October of 2007 states that "The downtown has a unique feel that is appealing to residents and welcoming to visitors. Although the mix of buildings is eclectic, architecturally, the blend of sidewalks, street trees, and va ried buildings make for a strong sense of place."
This two family house should also be considered in its larger context. Its strategic importance must not be understated.
Think of the cottage style two family house as a pawn in a chess game. On the face of it the removal of a pawn may not seem terribly important, but that loss can contribute to the further loss of key pieces and decimation of a team.
The loss of the cottage style two family home at 64-66 Maple Street can lead to the demolition, or removal of more significant structures downtown (including houses adjacent to the two family home) and into that vacuum a force can move in that executes changes alien to the sensibilities of the best New Canaan has to offer.
This request for demolition delay at 64-66 Maple Street has been written on behalf of New Canaan's future welfare and preservation of its past.
Editor's Note: Richard Stowe said he wrote this letter "as a library patron, registered voter, resident and former student at Center School."
Wolf Moore Jr
11:30am on Tuesday, August 31, 2010
Richard - all great points...
My vote is to knock EVERYTHING down on the block except the Gulf Station and Library.
This town needs to worry about forward economic and cultural activities more than an an obsolete 2 family house.
The " "Downtown New Canaan Strategic Plan" forgot to mention that the unemployment rate would be near 10%, only chains would be able to afford Elm Street leaving empty stores throughout the town, and that the library is filled to capacity. We need to rejuvenate NC not stagnate.
No one will ever walk in this town. We need parking!
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Jon
11:40pm on Tuesday, August 31, 2010
Completely disagree with the last post. I actually had to read it a few times to see if it was meant as some sort of satirical flourish, since the author agrees that Richard Stowe's ideas about preserving downtown New Canaan are "great points." But after that, who can tell? "We need parking"?! Come on, the New Canaan Library is already surrounded by parking, both its own and that at Center School and at Morse Court, and this plan to knock down a liveable house is no solution. "No one will ever walk in this town"?! Are we even talking about the same place? By its very layout (and the zoning that maintains it), New Canaan is a very walkable town; if you're looking for fields of asphalt, you'd be better served on the Post Road. The Library doesn't exist in a vacuum, it exists because of the millions of dollars New Canaan taxpayers pay to keep it afloat. That's right, the Town pays 80% of the Library's operating budget year after year after year (nearly $5 million total in the past three years); the least the Library could do is listen to viewpoints like Richard Stowe's. Why the rush to demolish? Isn't the Library's plan to move to congested town-owned property behind Town Hall and sell their current acreage to a large lot developer, one who would not even have to abide by town zoning laws? Richard Stowe is right: this house is a pawn, and the stakes are much larger than we may grasp.
Wolf Moore Jr
7:16am on Wednesday, September 1, 2010
Jon-
1. Parking lots are near capacity everywhere - Farmers Market on Saturday is nuts. We are parking out on South Avenue, the Library, Hoyts Funeral Home driveway...
2. The library is in desperate need of a redo - been to Darien or Greenwich lately? People can't find seating, we could make it greener and it is easier to keep it there than move it to ??? Moving it behind town hall is moronic.
3. Town population is aging as is the rest of America - take a look around - no one walks.
4. It's not The Glass House.
My 2 cents
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Jon
1:38pm on Thursday, September 2, 2010
I agree with your second point - the library could use a "redo." And I completely agree that moving the library behind town hall is a very bad idea. It'd be moving to a more congested, smaller piece of property in an already high-traffic area, especially when the trains are coming in and leaving. I am concerned, as are a lot of people I talk with, that if the library somehow took town-owned land behind town hall for a new library, that the existing library lot, which is NOT owned by the town, could be sold to the highest bidder who would seek to develop it to the max, using every loophole available to avoid local zoning laws. It's zoned for apartments. Imagine a huge, multi-story apartment block there instead of the library. Imagine, then, the added stress on local traffic and parking. That's why, for now, I don't trust the Library's sudden urge to tear down a house they bought for $1.5 million. It almost seems like they're trying to clear the entire block, not for parking, but for a future developer's edifice.
Wolf Moore Jr
2:53pm on Thursday, September 2, 2010
I am in favor of clearing the block to have the library rebuild - redo - expand - have more parking.
I agree with you on the future edifice complexes of developers should be curtailed.
I am in favor of ONLY the library be able to do anything on that spot. Lets see some good plans done up by them as well.
I think the library should be able to be built higher than it is now as well.
Great points Jon
posted by Richard Stowe at 9:01 PM
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