Home demolitions — in particular historic home demolitions — have flooded local review authorities in recent months, testing historic commissions, architects and homeowners.
Home demolitions — in particular historic home demolitions — have flooded local review authorities in recent months, testing historic commissions, architects and homeowners as they weigh the importance of character and preservation in a rapidly changing Island real estate market.
Home at Beecher Park in Oak Bluffs slated for replacement.
Home at Beecher Park in Oak Bluffs slated for replacement.
The Martha’s Vineyard Commission, which has authority to review the demolition of historic homes over 100 years old as developments of regional impact, has seen a significant recent uptick in demolition referrals since the pandemic began, often meeting weekly instead of bi-weekly to handle the load.
Island towns have referred 11 historic home demolitions to the MVC since the fall of 2020 when large-scale construction resumed, including the Harman House on the Edgartown harbor, five cottages in Oak Bluffs and a summer cottage on the Edgartown Great Pond. Nine of those have come since April of this year. “There’s been a recent wave,” said commission DRI coordinator Alex Elvin.
The homes have much in common. Nearly all are mid-sized, eclectic summer homes dating to the turn of the 20th century, with unique historical features, peculiar room layouts and little insulation. What they lack in master suites or modern wiring they make up for in colorful wainscoting and window panes. They have few amenities, but are functional and often close to code. While homeowner/applicants range from year-round Islanders to new seasonal residents, nearly every proposed replacement structure has been larger than the original home.
In interviews, commissioners, commission staff, building inspectors and members of town historic commissions pointed to different factors to explain the spike in teardowns — although all hinted that it could be a side effect of the pandemic, which has caused real estate prices to skyrocket and inventory to collapse. In turn, buyers purchased properties planning future teardowns or extensive renovations, particularly as the Vineyard became a popular pandemic refuge.
Historic commissions are faced with an unprecedented backlog, grappling with legitimate desires to winterize old properties as the Island becomes more year-round, and requests to build something quite different in their place.
“The property is worth more than the house,” explained Pam Melrose, who serves as chairman of the Oak Bluffs historic commission. “But you can’t put the house back once it is taken down.”
New owners of Harman house on Katama Bay want to replace it.
New owners of Harman house on Katama Bay want to replace it.
In Edgartown, building inspector Reade Milne said there have been 16 full demolition requests since January of 2020, and already 12 in 2021 — significantly more than the 11 requests in 2018 and eight requests in 2019. Ms. Milne said most, if not all, of the requests were to demolish a smaller home in order to build a larger structure on the same property.
“There has definitely been an uptick in demos,” Ms. Milne wrote to the Gazette in an email. “Anecdotally I have seen a trend towards demolishing smaller homes in typically year-round neighborhoods (Pinehurst and Curtis Lane, for example) to make way for larger houses.”
While Tisbury building inspector Ross Seavey said he had not seen a noticeable increase in historic home demolition referrals in the town, he noted a significant number of meetings with contractors in which they designed alterations to historic homes in order to stay beneath the threshold for commission review.
A much-debated footnote in the commission DRI checklist defines demolition as “any act of pulling down, destroying, removing or razing any building or a portion thereof,” classifying a “portion” as either 50 per cent or more of the floor area of the home, or 25 per cent of the facade.
In Oak Bluffs, a longstanding proposal to demolish the dilapidated but historic Old Variety Store at the head of Circuit avenue was withdrawn from commission review after developers altered their plans, according to Mr. Elvin.
“They actually reduced the square feet to close to one foot below the threshold for the DRI checklist,” Mr. Elvin said. “It was a technicality, so we couldn’t end up taking that one.”
The project, which includes an upstairs apartment and the possibility of a restaurant on the bottom floor, remains under review at the town level.
After the Mill House — an 18th century home on the Vineyard Haven harbor — was razed in 2019 without review, the commission has beefed up its procedures for historic home demolitions, hiring a full-time historic preservation planner and creating a review matrix to analyze historic structures.
But at recent commission meetings, the historic home trigger has prompted fraught debate among commissioners, as an effort to broaden the demolition definition to include a stricter limit on alterations, lowering the required square footage, has stalled. Fred Hancock, who has headed a committee charged with updating the DRI checklist, said changes remained on the table, including a mechanism to handle historic demolitions that seek to convert summer cottages to larger, winterized residences.
New foundation on Dukes County avenue in Oak Bluffs where historic cottage was razed.
New foundation on Dukes County avenue in Oak Bluffs where historic cottage was razed.
“We are going to see way more of that, I fear,” Mr. Hancock said in an interview. “It’s one of the paradoxes of life, for people to come to the Island and then try to make it look like the place they came from.”
But the question of reviewing structures proposed in place of demolished buildings has also become a touchy subject at commission meetings. Although the commission can weigh proposed replacement buildings as part of their demolition review, applicants are not required to submit the proposal, leading to gray areas.
“That’s where we’re really being instructed to be careful, because . . . you don’t mind the demo. You mind what’s coming. And that’s not what we’re doing here,” commissioner Ted Rosbeck said during a recent deliberation over a historic demolition proposal in Edgartown, which would replace an existing, 2,000-square-foot summer cottage on the Great Pond with a 7,000-square-foot home, including a tennis court and pool.
The commission voted not to review the demolition, arguing it would have had no control over the project if the existing structure wasn’t historic. But other commissioners felt the proposed home represented a changing Island character issue, falling directly under the commission’s purview.
“It’s unfortunate that it seems like we’re moving towards not looking at the replacement as a part of the review of demolitions of historic structures,” commissioner Ben Robinson said at the meeting. “There is definitely a regional impact to that type of structure being built on our coastal ponds and on the Island . . . and that’s important to weigh, as we think of the values of materials assembled in a place, with labor, that functions as a home, versus demolishing it, dumpstering it, and removing it. And with it, the history goes as well.”
On Thursday night, the commission was scheduled to decide on two historic home demolitions in Oak Bluffs. One, located at 19 Mill Square Road on East Chop, is a gabled house overlooking East Chop Drive in the Oak Bluffs Highlands. A second, at 112 Dukes County avenue — is being retroactively reviewed after it was torn down this spring.
“It’s always a huge decision,” Ms. Melrose said.
Comments
“As the island becomes more
Jessica Burnham Edgartown“As the island becomes more year round….” How many of the historic homes slated to be demolished will actually be lived in year round? They’ll be renovated, insulated but lived in year round? I tend to doubt it.
Jessica, why does it matter
Jen OBJessica, why does it matter if someone is going to live in they're house year round or not? Just curious that's all..
Why does it matter if someone
Thomas Hodgson wtWhy does it matter if someone's house stays empty? Perhaps empty houses make empty communities?
Perhaps these houses are
Michael ChilmarkPerhaps these houses are already empty. Perhaps current owners cannot afford maintenance and upkeep.Perhaps a replacement home would be better than allowing an older “historic” property decay.Seems to me that allowing a review of the proposed replacement makes sense, if preserving the character of the neighborhood is the main objective.And if an “empty community” is the concern, seems we should look closer at the more populated year-round neighborhoods on island, rather than some of these waterside hamlets.
Mill House looks beautiful1
William ExPBA CHILMARKMill House looks beautiful1 Congratulation!! There is a good humored joke my high school friend told me recently. We were both born here! How many islanders does it take to change a light bulb on the island?...... CHANGE, :( eekkk Think about it!
Thanks for the joke! I
Trey WilliamsThanks for the joke! I laughed out loud :)
Last year, I sold Quawk
Toby Condliffe Calgary AlbertaLast year, I sold Quawk Cottage on Hines Point on Lagoon Pond in Vineyard Haven which had been my summer home since 1952. I was sad but even sadder when I heard that just this summer, the new owners had demolished it. It had been the last remaining house built by Mr. Hine after whom the Point is named.
Hi Toby, It's sad to hear
Lucy Childs Martinez, CAHi Toby, It's sad to hear about your Hines Point house being now gone. I thought many times about renting it, seeing your ad in the Harvard Review. On its interior walls were some old Vineyard Haven Yacht Club mementoes from the late 50s/60s when I was a kid spending time there. Often you would zoom off in the Dee and the other -- what was its name? boat to rescue novice Beetle boat sailors or others in distress. Seeing your house and its lovely location brought back lots of good memories. Tearing these houses down removes some of the magic of the island, which can't be replaced.
Toby, for two summers I was a
Jenifer West TisburyToby, for two summers I was a Nanny to a young girl at Quawk Cottage after having grown up on Hines Point myself. Many happy memories. I too was saddened to walk up there recently and see it demolished. Only the swing in the big tree remained. It was a beautiful home. Our tiny house remains as was… but for how long ? Cheers.
Remember the Vineyard is an
Brad ChappyRemember the Vineyard is an island…moisture wreaks havoc on these houses and they need to be demolished at some point. But we should rebuild replicas with modern amenities like gyms and wine cellars…
Just because a home is
Jared EdgartownJust because a home is historic, doesn't mean it was the best build house. Many historic homes are plagued with structural problems that are too costly to repair. Please allow for the demolition of these death traps, as long as the new structures appearance is based on the same architectural style of the surrounding homes and structures. Everyone knows early colonial styling is the best look....why did they ever demolish those grass huts...haha.
Thank you for this important
West Chop residentThank you for this important story. In fairness, we must note those who have taken on the considerable challenges of preserving historic Vineyard homes. Just down the harbor from the Mill House, also dating from the 18th century, the old Jewett House is being sensitively and lovingly restored by new owners. They deserve our recognition and thanks.
Most if not all the
Sam EdgartownMost if not all the Historical houses on the Vineyard were poorly built... IMO worked on over 50+
Part of the problem is the
John Aldeborgh EdgartownPart of the problem is the property values are so high only the wealthy can afford to buy and this demographic, in large, want larger homes with master suites, modern bathrooms and up to date kitchens…..often more than this. The only practical way to achieve this is through partial or complete demolition. The Vineyard continues to go “up market”, this trend isn’t about to end anytime soon.
This is a slippery slope, and
JG RIThis is a slippery slope, and as Joni Mitchell said “You don’t know what you’ve got till it’s gone”. What makes people want to come to the Vineyard is the wild natural beauty, and the old houses that give it it’s unique character. As these character defining houses are torn down for larger Disneyland versions, the character is lost. People who want to go to the Jersey shore will go there, the loss will be for people who love the unique character that is the Vineyard. Allowing tear downs sets a horrible precedent. Buy, or build something that you like - don’t buy and destroy history.
I am so saddened to see this
Mary Summer islander 56 yearsI am so saddened to see this happening on a regular basis. I think caution should be exercised in this area. History is important even though current popular culture would say otherwise. Yes, the weather and island conditions may warrant a demolition but it seems it is all about money and bigger and bigger places. The island is becoming elitist and that is not its roots! The island is rapidly changing in the last 20 years and I do not believe it is in the best interests of island history or the true islanders.
I was born on the island in
Sam issokson Vineyard HavenI was born on the island in 1920 im a true islander my family owned the first dry cleaners(Issokson Cleaners opened in 1913) on Main st. Next to the hotel owned by Mr.Woods.
I feel like if your a true islander you should have been born here.
Stop dictating how the island should look
Change is good
Being born on the Island
MarieBeing born on the Island gives you the right to your opinion. Not being born on the Island still gives me the right to my opinion.
You’re asking people to stop
Ben Oak BluffsYou’re asking people to stop dictating how the island should look but only want “true” islanders to be people who were born here…you like change but can’t let people not born here who live here call themselves islanders? This is getting old.
Can you spell no? Let me help
Christopher EdgartownCan you spell no? Let me help: N O.
The focus should be on scale.
Elizabeth EdgartownThe focus should be on scale. When the old houses come down, however they come down, replace them with homes that do not overpower the streetscape, or building lot or neighborhood. You can spend A LOT of money on smaller, charming and well designed. The problem is BIGGER is not always better, new is new.
Why do people want to come to
Hunter Parsons KatamaWhy do people want to come to this island. Variety of reasons. Some to rub elbows with the rich or famous in a restaurant, some to get away from it all and enjoy salt air. Some to play golf, fish, tennis, you name it. Some to say they went to the “Vineyard” because it has clout back at home and some because that is what they learned from generations of “summering”. Some are allured to lifestyle they can’t afford. In 100 years the current version of the Mill House will be considered historic by today’s definition. Nobody from today will be around in 100 years to lament the tear down that happened. We should reflect more on what historic value means. Not just a building date. If left unattended all buildings fail. If you want to protect historic buildings, then tax home sales, buy them up and maintain them. They won’t be privately owned and you can keep them as you wish. Otherwise, what are you lamenting? Your own nostalgia?
Well said.
Trey WilliamsWell said.
Could not agree more!
Alana OBThank you. Could not agree more!
I love everything you said….
John Aldeborgh KatamaI love everything you said…..except taxing house sales. The “Vineyard Tax”, both direct and indirect is substantial already.
To refer to the warning
Adrienne off islandTo refer to the warning article about Riptides in this issue of the Gazette, a swimmer often does not realize the power and the speed of the forces at play in his situation before it is too late.
The market forces at play in this catastrophe-driven time, however seductive, are wild and potentially dangerous.
Better to stand away and use extreme caution.
Use the advantage of the time you have to consult and review
rather than plunge in and hope for the best.
Set boundaries.
All good and fair points.
Local MVYAll good and fair points. Bottom line: there is difference between an old house and a historic house. The renovation of both are already overseen by many regulatory bodies on the island. People should be allowed to do what they want with their property and within the scope of the permit and oversight process which has worked several times with the recent work stoppage of the house on Lagoon Pond a good example. It’s nobody’s business what someone wants to do with their property as long as within the codes established.
Great comment I'm with you
here we go again edgGreat comment I'm with you 100 percent. With respect to a prior commenter...Those who complain about 'empty houses' don't mind taking property tax dollars from those who do not partake of the essential services such as police except for a few months, and subsidize the schools for the rest of us.
"It’s nobody’s business what
Jan Galkowski Westwood, MA"It’s nobody’s business what someone wants to do with their property as long as within the codes established." I heartily agree. Unfortunately, many times that does not extend to cases when the property owner wants to erect ground mount solar panels or (*gasp*) a personal wind turbine.
As a local, let me take the
Scorched Earth OB but also sometimes Chappy. Am a localAs a local, let me take the liberty to address the elephant in the room. It’s a free market and people can spend their money to do what they want. That’s how it works. We don’t get to live here all year round, have the island to ourselves for 10 months, while having summer residents subsidize us with the taxes they pay and also get to set the rules on what they can and can’t do. Not how capitalism and free markets work. That’s the trade off we make when we decide to live here year round. It’s a pretty good arrangement we have.
Gee Whiz. I have been sorry
Celeste Fossel CambridgeGee Whiz. I have been sorry to see just the camp style places going away. Just as a renter, we prefer the old-fashioned, small, rustic spots. We got one this past summer only to find that it had been gutted with all of the charm of an air bnb.
But…these are mansions. People replacing mansions with mega mansions is so…I can only imagine the character loss. Why not just buy in the Hamptons where new construction is so prevalent? I don’t get it.
Or ocean front home is
Roskind Herb East Chop, Oak BluffsOr ocean front home is estimated to be about 118 years old, our 41st year. The older the better. Some were built by ship makers, using leftovers, drift wood with amazing joinery. They can and should be preserved. They are no replaceable with duplicates.They are our island culture and history. Let's keep them.
Go MVC!!!
Ken Rusczyk OBGo MVC!!!
The Old Variety Store and Tisbury Stop & Shop are of massive historical significance, and need to be preserved. Just say "No!"
Truly historic homes should
John Edwards Brookline, Mass.; summer renter since '96Truly historic homes should be preserved, but merely old ones needn't be. It's no crime to reach a certain station in life and expect certain comforts and amenities while on vacation. Yankee self-abasement? You can keep it; it's not for me. Despite all the traffic and big new houses, the Vineyard does retain the character that attracted so many of us there to begin with. It's not the Hamptons, and I don't think it ever will be. Relax and let people have a nice kitchen, and even a tennis court if their property can accommodate it.
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