>>>>>Ocean Grove and Neptune NJ's Online News Resource Since 2004

 

 

Above - 134 Franklin Avenue: A rare tear down in the Grove. Scroll down below for more pictures.
Preservation in Ocean Grove

Everything you ever wanted to know about the Historic Preservation Commission*

*But were afraid to ask

Taming Teardowns

Dear Miss Victoria Anna,

As much as we love the location, our Ocean Grove home does not meet our family’s needs. We are considering demolishing our home and building a house that will fit our lifestyle more effectively. Do you think this is a good plan? - Joy & Will Newhouse

Dear Joy and Will,

You are not alone in thinking about such an undertaking. Nationally there is a growing teardown trend. Homeowners are razing their existing dwellings and building new ones more suited to their tastes and needs. Almost always, these new homes are larger and fill more of the existing lot. They tend to be oriented to more private inner spaces. Large front porches become expendable while large garages are added. This severely damages the feeling of openness and community fostered by historic architecture. Because of the desire for easy maintenance, exteriors are simplified and constructed of modern manufactured materials rather than wood or cedar shakes, etc.

While this trend may make sense in many locations, it is discouraged in the strongest possible terms for Ocean Grove, a National Historic District. It is contrary to almost every tenet of historic preservation. The Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings and state and local guidelines all have a hierarchy of preferable work. Maintenance and repair are the most preferable. It is followed, in order of decreasing acceptability, by restoration, replication and renovation. Demolition and rebuilding are only options in exceptional cases. The loss of an original or early home or even a significant portion of such a home’s façade diminishes the character and “streetscape” of the whole historic district.

By ordinance, the process to obtain a demolition permit for a building in Ocean Grove is quite rigorous. The Historic Preservation Commission must hold a special hearing and gather information regarding the historic significance, ownership, use, uniqueness, and condition of the building. Local and state historical agencies and associations as well as neighbors must be notified of the proposed demolition. Only after a 3 to 4 month waiting period will the resultant “Findings of Facts” be used by the Commission to make a determination on whether to issue a “Certificate of Appropriateness. Owners of key or contributing structures in Ocean Grove which retain most of their historic character and significance must make a very compelling case concerning the building’s condition and inability to be rehabilitated in order to receive such a Certificate. Owners of “modern”, mid to late 20th century buildings which do not add significantly to the historic district are subject to the same process but may face a lesser challenge in meeting demolition standards.

If a demolition “Certificate of Appropriateness” is issued and a building razed, a homeowner still must apply for a “Certificate of Appropriateness” for any new construction. The size, style, materials, ornamentation, and orientation on the lo† are all subject †o HPC review. The new construction is subject to current building code and zoning requirements. Features such as garages that were grandfathered in as part of the original building will not be allowed in new construction. Not only will the new building have to meet approved design guidelines in itself, it also has to meet guidelines for it’s visual relationship with it’s neighbors. It must be harmonious to the “streetscape”.

Therefore homeowner would have to do serious research and thinking about undertaking an Ocean Grove teardown and new build. The demolition process is rigorous. The code requirements and design guidelines most likely would limit any significant gain in size or mass while mandating specific elements to be incorporated into the new building. For example, the design guidelines specify a full front porch. The irreparable historic loss to the community has to be part of a homeowner’s calculation of costs when contemplating a teardown. While demolition is not forbidden, it is contrary to the efforts of the HPC and citizens dedicated to historic preservation to “Recapture the Spirit of Ocean Grove.” It would be more acceptable to give strong consideration to finding interior redesign solutions to your family’s space requirements.

-Posted 7/20/05

A tear down in Ocean Grove is rare. Recently, the home at 134 Franklin Avenue, above, after getting the proper permits, was OK'd for demolition however. The property will now be divided into three buildable lots, which are for sale through Oliver Brothers Realtors. Click here to see the listing.

Contacting Miss Victoria Anna:


Victoria will answer any questions or clarify any answers about the Historic Preservation Commission that you may have. Send her your questions by e-mailing RHavey@NeptuneTownship.org, or through the post at Victoria Anna, c/o HPC Office, PO Box 1125, Neptune NJ 07753.


 
WXPort
 
   
   
LINKS OF INTEREST:
NEPTUNE TOWNSHIP
MIDTOWN ADVOCACY PARTNERSHIP
NEPTUNE PUBLIC LIBRARY
NENA PRODUCTIONS
OG HISTORICAL SOCIETY
UNEXCELLEDFIRE.COM
SHARK RIVER CLEANUP COALITION
PRESERVATION IN OG
ASBURY PARK PRESS
NEW YORK TIMES
   
ABOUT OG RECORD
ADVERTISING INFO
E-MAIL US

 © 2005 OceanGroveRecord.com