A Preservation Battle in "The Woods"
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- Written by Joanne Wallenstein
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A renewed attempt to win approval to take down a treasured home at 27 Woods Lane in Scarsdale was met with a concerted effort by neighbors to save it at an appeals hearing of the Village Board on Tuesday February 6, 2024.
The home was built between 1924 and 1926 and was one of the first in the development called “The Woods,” that featured larger lots than the earlier subdivisions in Edgewood. The home is a centerpiece of the neighborhood of 66 homes and is graciously set back on a .69 acre lot on a curve on the lane, backed by large canopy trees.
The applicants hired attorneys from Cuddy and Feder to appeal to the Scarsdale Village Board to overturn a unanimous decision by the Committee for Historic Preservation to spare the house. The rationale for the decision by the CHP was outlined in a five page memo written by Adam Lindenbaum, Chair of the Committee for Historic Preservation (CHP).
The CHP found that the home meets conditions outlined in the preamble to the Village’s preservation code in that it “contributes to the most important issue in the history and development of Scarsdale, the major suburbanization of the village which large occurred in the second and third decades of the twentieth century.”
In addition, the home maintains integrity of its location, design and setting in a neighborhood where none of the original homes have been razed. A memo from Andrew Dolkart, an architectural historian who spoke at the appeal hearing said, “The original land plat of The Woods was used to define a cohesive neighborhood of architectural significance with distinct boundaries.”
The memo further states that the home “embodies the distinctive characteristics of a type, period or method of construction that possess high artistic value and that it is “associated with events that have made a significant contribution to the board patterns of Village history.”
The memo refutes the notion that only grand or expensive homes warrant preservation saying, “different types of properties can offer diverse historical narratives. Modest homes for instance can provide valuable insights into the lives of ordinary people, working class family and marginalized communities, contributing to a more comprehensive understanding of history.”
In testimony to the Village Board, attorney Maximillian Mahalek questioned many of the assumptions underlying the CHP decision.
Specifically he noted:
-The house is not listed on a national, state or county registry of historic properties
- The CHP voted without deliberating.
-The decision to deny the application severely denies the property owner’s rights and there must be substantial evidence to support the decision. He said, “Any ambiguity in Village code must be supported by significant probative evidence and must be construed in the applicant’s favor. He cited a ruling by the trustees concerning the demolition of 53 Carman Road as precedent.
-He stated that the historic importance of the home is overly broad and vague.
-He argued that the house did not embody broad patterns of history or have high artistic value.
Dr. Emily Cooperman, who was retained by the applicants backed up Mahalek’s claims.
Speaking via Zoom she said, “Does it have high artistic value? Is it a really good design by a craftsman or a known architect OR crafted o exceptionally fine materials? High has to be exceptionally high? It certainly manifests period characteristics. It started out as a modest vernacular cottage but none of it rises to the level of high artistic values. It is relatively modest.” About the two additions on either side she said the building had acquired “accretions.”
She then turned to a discussion of the two small windows above the portico and explained that they are asymmetrical because were moved to accommodate two bathrooms. She then compared the house to 50 Woods Lane saying, “It’s a more intentional design with a careful choice of materials, stone – front and slate roof.”
She also added another criteria, saying, “It must be unique and stand out.” However Dolkart later explained that uniqueness was not in the Village code.
The appellants questioned the claim that the home reflected a pattern of suburbanization saying that suburbanization continues today… and that “historic preservation should not be simply because something is of an era.”
Professor Dolkart, who is an architectural historian retained by the Village of Scarsdale, also attended via Zoom. He was the primary author of the Cultural Reconnaissance Survey of Scarsdale and answered some of Cooperman’s statements.
He said:
-Whether or not a building is in the survey is irrelevant.
-There is nothing in the criteria that says a building has to be unique.
-We need to separate the suburbanization of Scarsdale from the general term suburbanization.
He then explained, “The preamble to our law asks you to consider things – not rate or judge. It is a series of things to consider including integrity of design, workmanship and location.
About the preservation of 27 Woods Lane he said, “Criteria 1 is most significant here – it is the broad pattern of history that I think is the most important. This is one of the first 4 houses in the Woods. It was built by the family that developed that developed the Woods and it sets the pattern for this subdivision that reflects these broad patterns of history. It is a Colonial Revival home, setback behind a deep lawn. It is significant within the pattern that created the Woods in Scarsdale.”
Dolkart added, “High artistic value does not mean it has to be sophisticated. It can be an interesting vernacular work of architecture.”
Quite a few residents of the Woods attended the hearing. Among them were Jim Detmer from 29 Woods Lane, his son Michael and his wife Heather Detmer from 2 Woods Lane and Detmer’s sister-in-law and her husband Eileen and Russel Lynch from Eastwoods Lane. All long time residents of the Woods, they are the modern day equivalent of the White family who built the Woods in the 1920’s. Jim Detmer and the neighbors expressed deep pride in their enclave.
Jordan Copeland and Lisa Copeland who live at 45 Woods Lane said the following:
“I urge the board to deny the appeal and reject the demolition permit under Village Code 182(5)(A)(1) and the preamble that 27 Woods Lane is associated with events that have made a significant contribution to broad patterns of Village history – specifically, Scarsdale’s major suburbanization of the 1920s and 30s.
First, it’s evident from all of the written histories of the village that this suburbanization is what made Scarsdale, Scarsdale. Now you’ve heard the argument tonight that it’s too broad, in that every house built in that era could be seen as associated with suburbanization? That is not correct — 27 Woods Lane is especially intertwined with and played a meaningful role in those events, and here’s how:
27 Woods Lane was built and resided in by the developer’s adult son, Clarence Smith Jr. Per village records, it was one of the very first homes built in the Woods development, maybe third or fourth, in 1924 or ‘25, and Smith chose a prominent double lot in the middle of the development and built a charming home. This showcased 27 Woods Lane as the featured centerpiece of the Woods. He did what a smart developer would do if you wanted to attract residents to the neighborhood and show builders how their homes should look and the quality they should strive for.
And that’s how 27 Woods Lane initiated what has remained an extraordinarily original neighborhood. If you look up the four streets of the Woods in the village’s online property records, you’ll find 66 homes. 59 of them were built between 1923 and 1937. 59 of 66 in the first 14 years. Just two more were built in 1941, two in the fifties, and three in the early 60s. The newest house in the Woods is now 60 years old.
It appears that no original home has ever been torn down and replaced. So what the Smith family developers did worked. 27 Woods Lane can be seen as the lynchpin to creating a neighborhood with an architectural cohesiveness, and it lasted, a unique time capsule of the important early suburban era.
But 27 Woods Lane can also be seen as representing an inflection point in the type of suburban homes built in Edgewood. The Woods was the last significant part of what is now Edgewood to be developed. You can see from the map on page 27 of the appeal materials that the lots in the Woods were planned larger than in the rest of Edgewood. This gave families in Edgewood who wanted a more spacious home but didn’t want to leave the elementary school a way to remain, thereby promoting community cohesiveness in Scarsdale. And as one of the very first homes in the Woods, 27 Woods Lane modeled this transition in Edgewood from smaller, more humble homes to a more aspirational suburb – which is exactly what Scarsdale soon became.
In historic preservation, we can focus narrowly on the architectural design of a home in isolation - who designed it and how it looks. But under the village code, we can also analyze the historic role that a house played and continues to play in the culture of Scarsdale. Because 27 Woods Lane was early, central and conspicuous in the Woods, it has affected far more people who have seen it every day for the last hundred years than a master-built mansion hidden away on an isolated piece of property.
So I urge you to uphold the CHP’s denial of the demolition permit. As you know, Edgewood is a more modest neighborhood than others in Scarsdale, and as such, is less likely to have homes designed by master architects and resided in by famous people. That said, the neighborhood is no less historic than any other, and under the code deserves the same historic protection when special homes like 27 Woods Lane merit it.”
Linda Killian of 1 Forest Lane said, “Scarsdale’s Village Code is focused on preserving historic elements of the Village, including neighborhoods representing accomplishments of our past.
Because of Scarsdale’s mostly agrarian nature until the late 19th century, much of Scarsdale history is as one of the planned suburban railroad developments that cluster around railroad stations throughout metropolitan New York and in a number of communities in the Midwest.
Scarsdale is an exemplar of this type of historic early 20th century development that enabled affluent families to escape the unhealthy environment of cities and bring up children in wholesome residential areas with single-family homes and directly shape their children’s public education.
Any student of American zoning is aware of the importance of these railroad suburbs in our past.”
She added, “What is historical? It does not have to be Monticello to be significant.”
Maura Lee of 19 Woods Lane said she has lived here since 2007 and grew up in Scarsdale. She said, “I believe that the CHP’s unanimous decision was correct. I disagree with the attorney’s readings of the statute and reconstructing it. In the Milstein case the judge found that the statute was NOT unconstitutionally vague. Just because we disagree it does not mean it was vague. The decision was not arbitrary or capricious. It was a well-informed decision.
James Detmer of 29 Woods Lane said, “There is a preponderance of reliable evidence to support the preservation of 27 woods lane. According to Dr. Andrew Dolkart, someone who is without peer, “The house retains integrity, location, design, setting and workmanship – the exact criteria for the Scarsdale code. Dolkart concludes 27 Woods Lane should NOT be demolished.”
Ann Marie Nee said she is a teacher of history at Scarsdale High School who lives in The Woods. She said a study of the area was one of the student’s favorite case studies on suburbanization the 1920’s and that the homes contribute collectively to the history of the area. She said, “I urge you to uphold the decision of the CHP.”
Mayor Justin Arest said the Board of Trustees would issue a decision by February 27, 2024.
Letter to the Editor: Preserve 27 Woods Lane
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- Written by Joanne Wallenstein
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On Tuesday February 6 at 8 pm, the Scarsdale Village Trustees will hear an appeal from the owners of a home on 27 Woods Lane. They applied to raze the home and intend to replace it with two new houses. The Committee for Historic Preservation turned down an application to demolish it at their meeting on October 17, 2023.
A neighbor’s campaign to save the house led to a petition that was a factor in the Board of Trustees decision to impose a six month building moratorium in Scarsdale.
Here is a letter from a neighbor to the Scarsdale Board of Trustees:
Mayor and Scarsdale 10583,
I am writing regarding the demo appeal for 27 Woods Lane. My name is Jared DiPalma, my wife Marie and 2 children Kate and Thomas live at 10 Southwoods Lane. We moved to "The Woods" in 2019 because of its unique character ...unlike any other neighborhood in Edgewood. Over the past 4 years we have come to appreciate the history of "The Woods", a neighborhood untouched from the 1930's when Grace Smith and the village created this unique development. "The Woods" is truly a time capsule and a living museum of the Village's vision for development & suburbanization between the 20's and 30's. Since its development, no home has ever been demolished from that original 1930's plan AND no new development has occurred in "The Woods" since the early '60s. [Note: per the Village of Scarsdale Property inquiry site… the last build in “The Woods” (Woods Lane, Eastwoods Lane and Southwoods Lane) was 30 Woods Lane in 1964 AND per the original development map at the Scarsdale Public Library the development has materially stayed in place since the 1927 document. The neighborhood has not been touched in 60 years!]
Preserving historic neighborhoods is crucial for maintaining a town's unique character and cultural heritage, fostering a sense of community, and ensuring that future generations can connect with the past while enjoying the benefits of a diverse and vibrant modern day village.’
On behalf of “the Woods” Neighborhood, we ask that you preserve the historic significance and aesthetic of "The Woods" neighborhood and vote against the appeal to demolish 27 Woods Lane.
Jared DiPalma
Southwoods Lane, Scarsdale
A House With a Unique Provenance
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An application to raze a mid-century modern home at 46 Lincoln Road spurred an interesting discovery about its provenance.
Members of the Committee for Historic Preservation, who are charged with granting or denying the application, asked architectural historian Andrew Dolkart for his assessment of the house and Dolkart considered some research done by Scarsdale Village Historian Jordan Copeland and Leslie Chang.
The report shows that the house, which was built in 1954-56 by Norman and Edna Schreiber, was one of very few Modern style houses in what was then called Quaker Ridge Park. Edna had grown up at 73 Carthage Road, just a few blocks from the new house. Her father Harold Grossman was the attorney and treasurer for the Grossman Steel Stair Corporation in the Bronx, which was founded by his father. Harold Grossman paid to build the new house for his daughter and son-in-law.
Dolkart’s memo outlines some of the Modern features of the house including rectilinear massing, the use of natural materials and redwood siding and a dominant chimney at the back of the house, which he says is “reminiscent of Frank Lloyd Wright’s Usonian houses.”
But who was the architect? Though the CHP previously knew that Francis Holbrook designed it, they were unable to find anything about his career. It turns out that he was a mechanical engineer rather than an architect and a member of the Black professional elite of his day. He had connections to the family of Lena Horne, he authored several published articles about mechanical engineering and was involved in professional organizations. He was well aware of the challenges that faced Black professionals and even published an article in a Harlem-based magazine called Opportunity about the difficulties of getting jobs or internships for Black engineers.
Though Dolkart cannot say with certainty how Holbrook came to design the house, he raises the possibility at Holbrook was involved in the construction of steel stairs. However, Dolkart does conclude that “Holbrook’s house at 46 Lincoln Road appears to the be the only historic house in Scarsdale designed by an African American.
Furthermore Dolkart says, “46 Lincoln Road is a very good Modern house. The house, which is almost entirely intact to its original design retains integrity of location, design, setting, materials and workmanship. The house represents a style used only infrequently in Scarsdale. It was erected in the early 1950’s, a period when undeveloped section of Scarsdale, such as Quaker Ridge Park, were undergoing significant development, thus it is reflective of a broad trend in the development of the area. Although Francis C. Holbrook cannot be considered a “master,” the fact that a Black engineer designed a very fine Modern house in Scarsdale makes this a special, and probably unique house in the village.
Though the application to take down the house was on the agenda for the January 16 meeting of the Committee for Historic Preservation, it was not considered that night. Since only five of the seven members of the committee were present and the applicant required four votes for approval, the applicants opted to adjourn the application until the next meeting.
BOT Discusses the Loss of the Newspaper, the Tree Canopy and the Building Moratorium at 1-23 Meeting
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The building moratorium, the tree canopy and the search for a new Village Manager were all top of mind at the Village Board meeting on January 23, 2024.
However, before the official agenda was reviewed, Mayor Justin Arest discussed the suspension of the Scarsdale Inquirer and the role of the press in ensuring good governance. He said, “Unfortunately, our print newspaper will not be covering it this week as they have suspended publication. And this leads me to highlight invaluable role that our local print and digital news sources play in our community. These publications are not just sources of information; they are the lifeblood of our civic engagement. They provide residents with crucial insights into local events and issues that might otherwise go unnoticed, ensuring that we are all well-informed about what's happening right here in our own backyard. Print newspapers are vital in maintaining government transparency, diligently covering our village board meetings, local elections, and school board decisions, fostering a culture of accountability and openness. Moreover, they help in knitting our community closer together, celebrating our local achievements in sports and more as well as serving as a platform for public discourse. They contribute significantly to our local economy as well, supporting our businesses through advertising and helping to stimulate economic growth. And let's not forget, these outlets are a living history, chronicling our community's stories and preserving them for future generations. In a world that's rapidly moving online, the enduring presence of our local print newspapers is a testament to their irreplaceable value in our community."
Village Manager
About the open position of Scarsdale Village Manager, he said the Village has engaged SGR to conduct a national search for a new manager and the search will go live this week.
In the interim, Alexandra Marshall has been serving as the Acting Village Manager. The Board later passed a resolution to award her a stipend of $1,000 per week beginning January 23, 2024 for her service.
Tree Canopy
Cynthia Roberts of 15 Autenreith Road said she has focused on Scarsdale’s trees for nearly two and one-half decades and asked the Board to make the tree canopy part of the charge to the consultants who are analyzing the land use code during the moratorium. She asked the Board to post the questions that were asked to the consultants, saying, “Can you please update the community on the directive, or questions, that was provided to the consultants? The questions you ask the consultants will determine the usefulness of the resulting recommendations.
She said, ““Presumably, you are selecting consultants who are experts in building and zoning codes, and also tree codes, since the rationale for the moratorium included our trees as an essential factor contributing to the character of our neighborhoods. As our tree code lays out in great detail, Scarsdale’s Trees impact our health, our environment, and our sense of place. “
She made the following recommendations:
-Please convey to our consultants that an important community goal is preserving and maintaining our 50% tree canopy coverage, as identified by our CAC. The consultants should be tasked with critically reviewing our Tree Code, it’s implementation and enforcement to date, in light of (at minimum) meeting the goal of 50% canopy coverage. For example, perhaps we should consider requiring more robust tree replacement requirements, to help maintain the green infrastructure needed to absorb stormwater, absorb carbon dioxide and mitigate warming temperatures?
-The Tree Code should be considered as important as the other land use codes, and not an afterthought.
-Only by taking trees into account up front can our other building and zoning codes successfully work with the Tree Code to maintain the character and charm of our neighborhoods.
-In order to facilitate this, I urge you to explore the value of a Pre-Proposal Conference between a land developer and Village staff. At a pre-proposal conference, elements such as Scarsdale’s mature healthy trees would be flagged for consideration BEFORE an architect submits an initial design to the BAR. Other communities do this as a matter of course.
-Finally, Are the BAR members provided adequate training regarding our Tree Code and Tree protection during construction? Do they have a budget for hiring a consulting arborist?
As you conduct your review during the moratorium, please beware of killing the goose that laid the golden eggs. While families come to look at Scarsdale because of the schools, they fall in love with Scarsdale due to its architecturally diverse and charming homes, sense of community, and because it is a Village in a Park.
Later at the meeting Roberts asked the Board to post the questions they had asked the consultants to address. She said, “I am anxious for the public can see the charge to the consultants. It would be helpful for those to be shared in some way. It would give us confidence in the product knowing that they have been asked insightful questions.”
She also requested that when new homes are built, there is enough frontage available to plant canopy trees in the front yard along the street.
Elaine Weir said the Village’s tree canopy is threatened by invasive vines. She asked the Village to allocate funds to support the Village’s vine cutting efforts which could best be done during the winter when leaves do not block access to the invasive vines.
Building Moratorium
James Detmer asked the Board what is being done about the Building Moratorium. Mayor Arest said the consultants “hit the ground running before the moratorium was passed,” and are addressing “stormwater, aesthetics and bulk,” and “looking at best practices to guide us to find that balance.” He said the board and staff has had many meetings with the consultants and “they are doing their analysis based on the comments…. They are working on their recommendations – and will meet with us and the chairs of the land use committees.” The Mayor encouraged anyone with suggestions about changes to land use laws to email him at [email protected].
27 Woods Lane
An appeal to a decision by the Committee for Historic Preservation to preserve a home at 27 Woods Lane had been scheduled for Monday January 29, 2024. However, Mayor Arest said that the hearing is being postponed and a new date will be set for the appeal.
Resolutions
The Board passed a resolution to purchase a trunk mounted leaf loader for $168,049.
They set a public hearing for February 13, 2024 to authorize a real property tax levy in excess of the NYS Tax Cap in case it is needed. A memo from the Village Treasurer explains, “Adopting the local law to override the tax cap does not preclude the Village Board from adopting a budget in compliance with the property tax cap, it simply allows for the option and protects the Village from any penalties.”
They passed a resolution to allocate the use of $1,832,917 in funds from the American Rescue Plan for the following:
See more here:
Fox Meadow Third Grader Distributes 300 Pizzas for a Smile
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A third grader from Fox Meadow School gave out 300 pizzas on December 19 to those in need. The pizzas were distributed from a truck and given away at Saint Joseph's Medical Center in Yonkers, at Hope, New Rochelle, and at the Church of St. Bernard in White Plains.
The donation, sponsored by the Saint Pio Foundation (aka The People of Hope), a Tuckahoe based not-for-profit organization, is part of the national initiative “Pizza for a Smile,” which aims at providing more than food: it is a way to forge community spirit and generate smiles, enabling the disadvantaged families to receive nourishing food in a family-like spirit of care and support. More than 2,000 pizzas have been donated nationwide since the initiative was launched from Los Angeles, on November 1, 2023.
Besides pizzas, donations included 300 boxes of Italian taralli snacks and mini panettones, in line with the Italian tradition.
Picture above: a bright, contagious smile from a woman receiving her pizza during the distribution at the Saint Joseph's Medical Center, in Yonkers, NY
Eight year-old Sebastian Lamonarca is the local Ambassador-at-Large of the initiative. “By sharing 300 pizzas, and other gifts like the taralli snacks and mini panettone, the Saint Pio Foundation intends to change the way we bring nourishment to those in need," said Founder and CEO Luciano Lamonarca. "We strive to feed not only the body but also the soul of those who are hungry. A pizza provides both nourishment and comfort, and we could not be prouder to borrow from our Italian culture and cuisine to help those that face significant hardships and spiritual challenges."
“Pizza for a Smile” is an initiative that intends to provide pizzas to those who experience the daily alienation so common to living a life of poverty in a materialistic world, and that can result in lives that are changed in meaningful ways that go far beyond the benefits of providing a single meal.
More information can be found at https://pizzaforasmile.org/
