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Vews. SEPTEMBER 1999 Z0 AMERICAN I• •, PLANNING ASSOCIATION Torn Over Teardowns: Protect inn Nei hbor%ood _ Character RESIDENTIAL BULK !I REGULATIONS By N. Drew Petterson,AICP � " ANALYSIS Across the nation in older, traditional residential neighborhoods, the phenomenon referred to as"teardowns"is threatening to erode community character.Tn the Chicago's Lakeview neighborhood,housing replacement is transforming the character of the turn-of-the- . r pan century working class housing stock into an exclusive neighborhood.In the older Chicago suburb of Hinsdale, a developers have demolished and s replaced about 750 homes since `� f 1986—more than 15 percent of Traditional-style,homes in modest residential the community's single-family housing 5V neighborhoods are being torn down and stock. The New York Times recently reported replaced with more expensive homes that how teardowns are changing the historic (!1 differ in size and character from the existing landscape of Nantucket Island, housing stock.Such differences include Massachusetts,by replacing vintage cottages attachedgarages and wide lots(top)and with multimillion dollar homes. imposing house heights(center and bottom). There are many reasons why teardowns are a common and controversial housing strategy and why perception vs. Reality they have evolved into a conflict between the property rights Public reaction to teardowns is negative when there is a of homeowners and a desire to serve recognized community perception that a new structure is grossly different in size or needs. Older neighborhoods have become highly desirable character from what was formerly on the property. It is for affluent residents looking for a walkable, pedestrian- therefore necessary for the municipality to document size and friendly environment with mature, tree-lined streets and dimension characteristics of the new and old structures, convenient neighborhood amenities such as schools, parks, including setbacks,height, floor area ratio,building coverage, and shopping. These homebuyers also want a range of and impermeable coverage.A photograph or a sketch will help features frequently associated with suburban sprawl: three-car to illustrate the homes more accurately,serving as a tool for attached garages, large kitchens, master bedroom suites, comparison and providing a visual means of deciphering how basements with adequate ceiling heights for family living, existing or proposed regulations apply to the homes. bigger closets, efficient layouts, and modern heating and cooling systems. Older Homes and Modern Regulations Zoning requirements for home construction prior to World War II Contemporary Housing Demands and were not as demanding as they are today.Modern regulations such Changing Demographics as floor area ratios,impervious surface ratios,and setback Teardowns may be appropriate when older and smaller homes requirements can unfairly penalize the owners of older homes that cannot meet the needs of contemporary homebuyers. become nonconforming.While new residential construction can Traditional homes tend to have smaller rooms,insufficient total meet contemporary regulations,the layout and design of older floor area,and poor layouts.Structural problems are costly to repair homes may not comply,thus creating a possible nonconforming and these homes often lack efficient heating and air conditioning. status and perhaps preventing any renovation efforts or Many older homes have insufficient garage space for cars and modernization of the home.More restrictive regulations might storage and lack the comforts and safety of an attached garage. even cause a homeowner to tear down the existing home and scan These homes may also have negligible character or historic value. over rather than renovate and try to conform to the new