145 20 10383 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/2de2609c41f14558fb18e6e3e4c128b1.pdf 71fe28e6d6b617373b53a834adc196f0 Scripto Transcription A written representation of a document. May .Z3, 1967 MEMORANDUM TO: Colonel M~lcolm Jone FROM: Mayor lvan Allen, Jr . . The attached reply from the Housing Authority h the information requeated by the Housing Rea011rce Committee.' Sincerely yours, Iv n Allen, Jr. Mayor 1AJ'r/br Encloaur � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document May 23, 1967 MEMORANDUM TO: Colonel Malcolm Jones FROM: Mayor Ivan Allen, Jr. The attached reply from the Housing Authority is the information requested by the Housing Resources Committee. NK Sincerely yours, Ivan Allen, Jr. Mayor 1ASr/br Enclosure  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 30 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/9ea4b35141d6b7675707fef483a16b56.pdf c59d3bfb3406e6b6b41316ea1bf840c5 Scripto Transcription A written representation of a document. HOUSING RESOURCES COMMITTEE Room 1204 City Hall Tel, 522-4463, Ext, 430 May 4, 1967 V' ,ii ,,,,,,I,'I ,1; The Executive Group of the Housing Resources Committee, recently established ,j 'I by Mayor Allen to promote and facilitate construction of low and medium cost housing in Atlanta, held its regular monthly meeting today in the City Hall, Cecil A, Alexander, Chairman, Dr. Sanford Atwood, President of Emory Univer>sity . and Dr, Benjamin E. Mays, President of Morehouse College, Co-Chairmen of the Committee, were unable to attend, The Executive Group (consisting of the Chairmen of the nine working panels into which the overall Committee is organized) studied a recently prepared Committee report on the status of the current housing progr>am, submitted by various developers, It is summarized as follows: No. Units 1967 Firm 3556 (1312) Probable 3553 Category ',7109 In Sight Total Being Considered 4569 Doubtful 3088 Total Proposed The report contained 71 proposals (1312) Estimate When Available 1968 1969 1970 1971 (1928) (316) (1681) (672) (500) (700) (3609) (988) (500) (700) 14,766 of which 6504 units (1243 listed in the· Firm category, 3409 in the Being Considered category and 1852 now included in the Doubtful category) previously considered likely, are currently in serious difficulty of materializing due primarily to objections from various sources as to proposed locations, ', Includes 1140 uni ts of Public Housing, plus 144 existing uni ts leased for Public Housing. In addition, 1782 units have been rehabilitated since October under the Housing Code. The goals established by the City for the program are 16,800 units by the end of 1971 , consisting of 9800 units during 1967 and 1968 and 2333 units during each of the succeeding three years. The principal difficulties currently confronting the Committee in developing the program are the following: (a) General objection by single family home owners to multi-family units being built anywhere near them, even though the multi-family construction may be a v~ry high type of cooperative sales housing for purchase and occupancy by family units and presold before construction begins, l - - - -- - ---------------:----- - - - - - - - -------. �.. - . ' -2- (b) Difficulty in getting sufficient suitable tracts appropriately zoned, because of objections from residents of the areasinvolved. (c) Persistent efforts by certain groups to effect the spreading of low and medium income housing throughout all sectors of the City, even though suitable tracts of land may not be available in some areas to developers at prices which make construction of such housing economically feasible. (d) Recently announced policy by HUD discouraging the location of public housing in areas of racial concentration. (e) Conservatism by FHA on approving projects in certain areas, to insure against the possibility of over-building the market in any portions of the City. (f) Discouragement on the part of promoters and developers faced with the above indicated problems. The combination of these problems is slowing down the program substantially and, if continued, will make the goals very difficult to attain. ·,I .'i. ,, .,1· . ,, I I' ( .' � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document HOUSING RESOURCES COMMITTEE Room 1204 City Hall Tel, 522-4463, Ext. 430 May 4, 1967 The Executive Group of the Housing Resources Committee, recently established by Mayor Allen to promote and facilitate construction of low and medium cost housing in Atlanta, held its regular monthly meeting today in the City Hall. Cecil A. Alexander, Chairman, Dr. Sanford Atwood, President of Emory University and Dr. Benjamin E. Mays, President of Morehouse College, Co=Chairmen of the Committee, were unable to attend. The Executive Group (consisting of the Chairmen of the nine working panels into which the overall Committee is organized) studied a recently prepared Committee report on the status of the current housing program. The report contained 71 proposals submitted by various developers. It is summarized as follows: Estimate When Available Category No. Units 1967 1968 1969 1970 1971 Firm 3556 (1312) (1928) (316) - - Probable 3553 - (1681) (672) (500) (700) Total *7109 In Sight (1312) (3609) (988) (500) (700) Being Considered 4569 Doubtful 3088 Total Proposed 14,766 of which 6504 units (1243 listed in the Firm category, 3409 in the Being Considered category and 1852 now included in the Doubtful category) previously considered likely, are currently in serious difficulty of materializing due primarily to objections from various sources as to proposed locations. *Includes 1140 units of Public Housing, plus 144 existing units leased for Public Housing. In addition, 1782 units have been rehabilitated since October under the Housing Code. The goals established by the City for the program are 16,800 units by the end of 1971, consisting of 9800 units during 1967 and 1968 and 2333 units during each of the succeeding three years. The principal difficulties currently confronting the Committee in developing the program are the following: (a) General objection by single family home owners to multi-family units being built anywhere near them, even though the multi-family construction may be a very high type of cooperative sales housing for purchase and occupancy by family units and presold before construction begins.  ati (b) Difficulty in getting sufficient suitable tracts appropriately zoned, because of objections from residents of the areaSinvolved. (c) Persistent efforts by certain groups to effect the spreading of low and medium income housing throughout all sectors of the City, even though suitable tracts of land may not be available in some areas to developers at prices which make construction of such housing economically feasible. (d) Recently announced policy by HUD discouraging the location of public housing in areas of racial concentration. (e) Conservatism by FHA on approving projects in certain areas, to insure against the possibility of over-building the market in any portions of the City. (f) Discouragement on the part of promoters and developers faced with the above indicated problems, The combination of these problems is slowing down the program substantially and, if continued, will make the goals very difficult to attain. —  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 29 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/d14ada257346d95ec815982fc1fd773c.pdf bcc49502dcee8abea79bea546d906997 Scripto Transcription A written representation of a document. r ~ ~ - MINUTES HOUSING RESOURCES EXECUTIVE COMMITTEE MEETING MAY 4 , ·1967 Members of the Housing Resources Committee Executive Group met on Thursd a y, May 4, 1967, at 10:00 a. m. i_n City Hall. The following members were present: Mr. Dale Clark, Public Info rmat ion Panel Dean William S. Jackson, Social Problems Panel Mr. J. E. Land, Lan d Acquisition Panel Mr. Archer D. Smith, III, Le g al Panel Mr. Edwin L. Sterne , Public Housing Panel Mr. Hall Ware, Finance and Non-Profit Funds Panel Mr. John C. Wilson, Finance and Non-Profit Fund s Panel Mr. Robert Winn, Construction and Design Panel The Business Participation Panel was not represented at the meeting. Col. Malcolm Jones presided in the Chairman's absence. Col. Jones explai ned that this was the second in a series of monthly meetings designed to bring the Committee members up to date on the progress of the program. H e then asked each of the panel representatives to make a rep ort on the a ction taken by their r espe ctiv e panels. Finance and Non-Profit Funds Panel - Mr . Wilson and Mr. Ware explained that the Committee is actively engage d i n developing a local funding group to provide II seed" money t o promote low co st h ousing. Preliminary dis cuss ions have been held and material from other such organi zation s is being reviewed. Social Problems Panel - Dean Jackson reported that this panel has met to organize their group and has discussed some of the broad areas to be encompassed by the panel. Two main decisions came out of this meeting: 1. The panel should have representatio n from the community it self and, therefore, two new members have been added. They are: D r. Charles F. Schwab, President, Protestant Welfare and Social Services, Inc., and Mr. Erwin Stevens, Chairman, Citiz en s Central Advisory Committee, Economic Opportunity Atlanta, Inc. 2. The panel felt it would be helpful to develop some guidelines as to what is anticipated as goals for adequate living. �Page Two Dean Jackson added that one of his cl as ses is presently conducting a surve y of the attitudes of families living in the vicinity of the B e dford-Pine ar ea to be completed by the end of this month. If anything helpful comes out of the study it will be shared with the Conunittee. Land Acquisition Panel - Mr. Land reported that this panel is still in the process of thoroughly organizing. However, as a result of the first meeting it was decided that two or three real estate men would be added to the group and this is in process at present. Meetings are planned with the Atlanta Housing Authority and the Federal Housing Administration. Construction and Design Panel - Mr. Winn reported t:q.at three archi tec ts have been obtained to work with the panel in carrying out its functions. The panel members have organized and have scheduled regular monthly meetings and are beginning to plan their program. Legal Panel - Mr. Smith, representing Mr. Weltner, stated that two attorne y s have been added to assis t in the work of the panel. They are: Mr. Archer D. Smith, III , Attorney, Harmon & Thackston, and Mr. Norman L. Underwood , Attorney, San ders, H ester & Holley. The panel members are working in thre e areas at the present time: 1. 2. 3. Research and examination of the laws dealing with FHA housin g, particul arly the requisites for obtaining FHA grants and loans; Study of complaints and problems concerning the enforcement of the Housing Code; and Res earch into the pa rt of t h e law particularly co n cerne d with the Grant and Loan Program (fo r re habilitation o f sub-standard housi ng) being restricted to U r ban Renewal and Code Enforcement areas. Public Hrusing Panel - Mr. Sterne reported that this panel has met once and at that meeting the members were generally acquainte d with what is going on in public housing. Mr. Stern e told the group of many of the program.s the Housing Authority is presently engaged in. Public Information Panel - Mr. Clark reported that th e pane l members have met and that he also met with Col. Jones and Mr. Alexander for a bri efing on the overall program. He stated that his concept of this panel's ftmction is: one of informing the general public and to report fully through the news 1nedia what the Committee is doing, and that until some definite action is taken hy the Committee and the function of the Committee is a little better focused, this panel will n ot be able to really move forward on their program. �Page Three Col. Jones then distributed up-to-date copies of the Inventory of the various housing projects which have been proposed and provided members of the pr e ss with a summary of this report. He reviewed the summary with the comm itte e and discussed in detail some of the problems the committee is encountering in getting these projects underway. The major problems include: 1. Attitude of home owners toward apartment units; 2. Zoning; and 3. Determination of the location of housing {HUD prefers that such housin g not be located in areas of racial concentration). The group discussed possible solutions to these problems but no positive decisions were reached. Col. Jones also told the group of a meeting Mr. Alexander has reques t ed for a special meeting of the Board of Aldermen for the purpose of inviting builders and developers to appear before them to discuss their problems from their points of view. He added that it would be helpful to have some members of the Executive Group at this meeting also. Mr. Land of the Land Acquisition Panel said that his panel would definitely be represente d at the meeting. Col. Jones requeste d each of the panels to elect permanent Chairme n an d Vi ce Chairmen as soon as possible, if they have not al~eady done so, and to a d v ise him who has be e n ele cted. Mr . Cl a rk told the E xe cut ive Group members that his panel (Public Infor mati on) is alw ays ope n to committee member s for any sugge stions or r e comme n dati on s a s to h ow th e public infor mati on p r o g ram can help f urth er the goals of the Committee. H e also re commended to Col. Jones t h at the informatio n containe d i n :: t he s u mmary o f t h e proble m areas be made available to the press . Col. Jone s agree d w i t h Mr . Cl ark a n d a dvis e d that h e would t a k e up this matte r w i t h M r . A l e xand er. There being no further bus i ne s s t h e me eting w as adjourn ed at 11 : 30 a. m. R es p e ctf ully s u bmitte d , ,_,__-~:f)t.J!·O.-, /?.?,-Jee _.d Malc olm D . Jo n,~ Supervisor of In s pection Servi c es � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document MINUTES HOUSING ietoreralpienniaes COMMITTEE MEETING : MAY 4, 1967 Members of the Housing Resources Committee Executive Group met on Thursday, May 4, 1967, at 10:00 a.m. in City Hall. The following members were present: Mr. Dale Clark, Public Information Pael Dean William S. Jackson, Social Problems Panel Mr. J. E. Land, Land Acquisition Panel Mr. Archer D. Smith, III, Legal Panel Mr. Edwin L. Sterne, Public Housing Panel Mr. Hall Ware, Finance and Non-Profit Funds Panel Mr. John C. Wilson, Finance and Non-Profit Funds Panel Mr. Robert Winn, Construction and Design Panel The Business Participation Panel was not represented at the meeting. Col. Malcolm Jones presided in the Chairman's absence. Col. Jones explained that this was the second in a series of monthly meetings designed to bring the Committee members up to date on the progress of the program. He then asked each of the panel representatives to make a report on the action taken by their respective panels. Finance and Non-Profit Funds Panel - Mr. Wilson and Mr. Ware explained that the Committee is actively engaged in developing a local funding group to provide ''seed'' money to promote low cost housing. Preliminary discussions have been held and material from other such organizations is being reviewed. Social Problems Panel - Dean Jackson reported that this panel has met to organize their group and has discussed some of the broad areas to be encompassed by the panel. Two main decisions came out of this meeting: 1. The panel should have representation from the community itself and, therefore, two new members have been added. They are: Dr. Charles F. Schwab, President, Protestant Welfare and Social Services, Inc., and Mr. Erwin Stevens, Chairman, Citizens Central Advisory Committee, Economic Opportunity Atlanta, Inc. 2. The panel felt it would be helpful to develop some guidelines as to what is anticipated as goals for adequate living. Page Two Dean Jackson added that one of his classes is presently conducting a survey of the attitudes of families living in the vicinity of the Bedford-Pine area to be completed by the end of this month. If anything helpful comes out of the study it will be shared with the Committee. Land Acquisition Panel - Mr. Land reported that this panel is still in the process of thoroughly organizing. However, as a result of the first meeting it was decided that two or three real estate men would be added to the group and this is in process at present. Meetings are planned with the Atlanta Housing Authority and the Federal Housing Administration. Construction and Design Panel - Mr. Winn reported that three architects have been obtained to work with the panel in carrying out its functions. The panel members have organized and have scheduled regular monthly meetings and are beginning to plan their program. Legal Panel - Mr. Smith, representing Mr. Weltner, stated that two attorneys have been added to assist in the work of the panel. They are: Mr. Archer D. Smith, III, Attorney, Harmon & Thackston, and Mr. Norman L. Underwood, Attorney, Sanders, Hester & Holley. The panel members are working in three areas at the present time: 1. Research and examination of the laws dealing with FHA housing, particularly the requisites for obtaining FHA grants and loans; 2. Study of complaints and problems concerning the enforcement of the Housing Code; and 3. Research into the part of the law particularly concerned with the Grant and Loan Program (for rehabilitation of sub-standard housing) being restricted to Urban Renewal and Code Enforcement areas. Public Housing Panel - Mr. Sterne reported that this panel has met once and at that meeting the members were generally acquainted with what is going on in public housing. Mr. Sterne told the group of many of the programs the Housing Authority is presently engaged in. Public Information Panel - Mr. Clark reported that the panel members have met and that he also met with Col. Jones and Mr. Alexander for a briefing on the overall program. He stated that his concept of this panel's function is one of informing the general public and to report fully through the news media what the Committee is doing, and that until some definite action is taken by the Committee and the function of the Committee is a little better focused, this panel will not be able to really move forward on their program. Page Three Col. Jones then distributed up-to-date copies of the Inventory of the various housing projects which have been proposed and provided members of the press with a summary of this report. He reviewed the summary with the committee and discussed in detail some of the problems the committee is encountering in getting these projects underway. The major problems include; l. Attitude of home owners toward apartment units; 2. Zoning; and 3. Determination of the location of housing (HUD prefers that such housing not be located in areas of racial concentration). The group discussed possible solutions to these problems but no positive decisions were reached, Col. Jones also told the group of a meeting Mr. Alexander has requested for a special meeting of the Board of Aldermen for the purpose of inviting builders and developers to appear before them to discuss their problems from their points of view. He added that it would be helpful to have some members of the Executive Group at this meeting also. Mr. Land of the Land Acquisition Panel said that his panel would definitely be represented at the meeting. Col. Jones requested each of the panels to elect permanent Chairmen and Vice Chairmen as soon as possible, if they have not already done so, and to advise him who has been elected. Mr. Clark told the Executive Group members that his panel (Public Information) is always open to committee members for any suggestions or recommendations as to how the public information program can help further the goals of the Committee. He also recommended to Col. Jones that the information contained in: the summary of the problem areas be made available to the press, Col. Jones agreed with Mr. Clark and advised that he would take up this matter with Mr. Alexander. There being no further business the meeting was adjourned at 11:30 a.m. Respectfully submitted, P Pye CER ZS oF TD cacy Malcolm D. Jones Supervisor of Inspection Services  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 28 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/4f61a6b46a23e6dbc22d696ffdad44c9.pdf a3e249f47dbfb9940b7d5bce48cfc3cf Scripto Transcription A written representation of a document. HOUSI\iG RESOURCES cmG I1.i'TEE 1 Mr Cecil JJ. o P.lex2nder J Ch2 i· · .,an Ho using Resources Comrnitt e Finch., Al exander, Ba!"nes J Rot:1schild and Pascn.a l , 10th Floor Sta~ ard Federa l Bui-d i n~ 44 Br oad Street , No Wo At l a. ta., Georgia O ."'c .itccts Dr . Sanford So Atwo6d, Co-Chairman Housing Resources Co~.~r:1i ttee President ., Emory U iversity At lan t a , Ge orgia 30322 Dro Benjamin Eo Mays, Co-Chair ma n Ho us i ng Res o urc es Committee Pres i dent , ~oreho us e Col _ege Atlanta , Georg i a PANELS LEGAL Mr., Charles 1~ Welt ner , Attorney The ?irs t National Bank !) Suite 2943 2 Peachtr ee Street Atlanta ., Georg i a l.Vlr. Dona l d Holl owell ., Regier.al Direc tor Equa l Emp _oyment Opportunity Commission 1776 Peach tree St reet, N. w. Atlanta, Georgia Honorable Luther Alver son, Judge Fult on County Superior Co urt 136 Pryor Street , So 'WG Atlanta, Georgia ~~. Archer D. Smith III, Attor~ey -.a rmon and Thackston 1944 Nntion3l Bank of Georgia D~ g~ Atlanta, Georgia M.ro Norman Lo Underwood, Attorney S 2nders , Heste:.. · -: :Iolley 1001 Comnerce Bui aing Atla nta., Georgia Ac t ing Cha irma n �i p3ge Two CONSTRUCTION ANlJ DcSIGN Dro Edwin Harri s on, Pres i de t Georgia Inst itute of Technology 225 North Avenue , No Wo Atlanta, Georgia Chairman Mro Her man Jo Russell, Contractor 504 Fair Street., So 1.17 0 At lanta, Georgia 30313 Mro Moreland Smith, Director Urban Planning Project Southern Regional Counc il 5 Forsyth Street ,~ - 1 o Atlanta, Georgia Vic e - Chairman Revo John Ao Midd leton, Presideht ~orr is Brown College 673 Hu~ter Street, No Wo Atlant3 , G,~- . · ~ Mre Her..ry F' o Alexander::, Builder 2439 Fernlea~ Cour t , No Wo Atlanta , Georgia Mro Ja rnes Moore, Preside~t At l anta La bor Council 15 Peach tree Street, No Eo Room 2oe Atlanta, Georgia FINA.JC~ Dean Harding Bo Young Atlanta Univer sity 223 Chestnut Street., S. WG Atlanta, Georgia Mro Lee :Surge., President Retai l Credit Company P o Oo Box 4081 Atlanta , Georgia 30302 rlir o Butler T Henders on Aosistant to Dr. Mays Morehouse Colle3e 223 Chestnut Street, So Wa Atlanta, Georgia g Ch a irman �Page Three FI NANCE (continued) Mr. Mills B o Lane, J ro, President The Citizens and Southern Na tional Bank Po O o Box 4899 Atlanta, Georgia J'vlr. Jo seph Earle Birnie , President The _·ational Bank of'. Georgia Peachtree at Five Points AtlantaJ Georgia 30303 Itra Augu stus H. Sterne, President The Trust Corrpany of Georgia 36 Sdgewocd Avenue , N o Eo Atlanta, Geor 6 ia 30303 !VIro Gordon J one s, President The Fulto:.--. -· ·- -t i onal Banl{ Po O o Box l.;. 387 Atlanta, Georgia 30302 NON-PROFIT FUNDS ( Combined with Fi:_2nce Panel) Mr. A. B. Padgett, Executiv e Direc tor Metropolitan Foundation of At lanta 1423 Candler Building Atla nt a , Georgia 30303 M~ . Hamil ton Doug l as, Jr , Attorney Nationa l Bank of Georgia Building Atlanta, Georgia Rev William Ho l me s Borders, Pas tor Whe2t Street Bapt ist Church ,1c,;:,, · -• ••, Q::::; •l ey D. , _v rive , S ..I. o Vice - Chairm2n l.r VVo Atlanta, Georgia Dr$ Rufus Clement, President Atlanta University 223 Chestnut Street, S W Atlanta, Georgia 0 M.r o John Wi lson, Pre sident Horne Wilson Company 163 Peters Stree t, S o Wo At anta, Georgia 30313 �NON-PROFIT FUNDS (continued ) Mro Albert Love Executive Vice Presidebt The McCa ll Corpora t:on P ,. Oo Box 1000 Doraville, Georgia 300 ~0 vrro Sco tt Houston , Jr o, Executive Direc tor We sley Woods Apa rtments Po Oo Box 15468 . Atlanta, Georgia 30333 PlJ-:SLIC BODS ING Mr ~ Edwin L., Sterne.;, Chairman Housing Author i ty of t he City of Atla nta 639 Trust Company of Georgia Building Atlanta, Georgia 30303 Dro Albert ~anley, President Spe l man College 350 Leonard Street, S o Wo Atlanta , Georgia Mro Leonard Reinch, President Cox Broadcasting Compa ny 1601 Wes t Peachtree Street, N io Atlanta, Georgia Mr o Clarence Da Coler,1an Regiona l Director · Na tional Urban Leag ue 78 Marietta Street , No Wo Atla~ta , Ge orgia · Mr., Charles F o Pal::ner, Pre sident Pa lmer, Inc a, Palmer Building 41 Marietta Street Atlanta , Georgia 30303 Act :L-:g Chairman �P2e;e Five LAND ACQUISITION Mr o ·wallace Lo Lee President At l anta Gas Light Company P., 0 ., Box 4569 · ..,. neo-r> _ g·ia 30302 _,r-,:-....1 an -c-a ~ 3 Mr o Clayton Ro Yates, resident Yat es-Mil ton Store s 228 Auburn Aven ue, N. E o Atlanta, Geo!'.'gia Jim E c Land Chief Engineer for Georgia So ut hern Bell Te l ephone & Te legraph Compa ny 805 Pea chtree Stre e t 3 N. E a At l ant a 3 Georg i a l\1r o Dro Vi vian Henders on , President Clar k Col lef;e 240 Che stnu t Street, S o Wo Atlanta ., Ge org ia Ac t i ng Chairman SOCIAL PROBLE'vIS J\'Ir .. Charles Oo Emmerich Ad .1inistrator Economic Opportunity Atlant a, Inco 101 Mar ietta Street, 11 • W. Atlanta, Georgia 3 Duane Beck, Exec utive Direct or Community Council of the At lanta Area, I nc .. 1000 Glenn Building Atlanta, Georgia 30303 rvri r o Mrs. Sujette era· 1-: , Socia l Director Neighborhood Services , E Oo A., Inc 101 11arietta Street Atlanta, Georgia D~ o Tobe Johnson 3 Professor of Pol itica l Science OCorehouse Coll ege 223 Chestnut Street, s. W Atlanta, Georgia 0 Dean Wi lliams . J a ckson Atlanta Uni versity 223 Chestnut Street, S Atlanta, Georgia Cha irma n w. �Page Six SOCIAL PROBLEi'!iS (continued) Erwin S~even s_; Chairrr:an Ci tizens Cent_ a l Advisory Co~m ittee., E.O. A. 799 Parson s Street, S. W. Atla nta, Ge orgia Mr. Mr. Lewis Cen1{er, Attorr~ey 20 45 Manchester, N. E . Atlanta, Ge org ia BUSINESS PARTI CIPAT I ON ivT, r. Virg il Mi lton 3626 TLxedo Road, N. W. Chairman At la nta., Georgia lf~. Ed wa rd L. Simon:_ udit or V~ce - Chairman Atlanta Life Insuranc e Company 148 Aub urn Avenue., N. E. Atlanta., Ge orgia Mr . Harlee Br anch., President The Sou thern Company 3390 Peachtree Road ~ N. E. Atla nta., Georgia Mr. C. Ar t hur J e nkins Director , Ind us t rial Relations Lockheed Company Marietta , Georgia 30060 Mr . Rol2nd Maxwel l, Pr eside nt Davis on's Department Stor es 180 Pea ch tree Street, N. w. At lant a , Georgia PUBLIC I NFOR~~T ION James L. Townsend ' Townsend and Jwso c iates 10 14 Hea ley Bldg. Atlanta ., Georg ia iVir. �Page Seven PUBLTC Il'~P.0RI,'i_l'/I' I 0N ( cc~'cinued; r.~r D2 l e. c _a r~< Di~e c to~ cf Public Af_a ir s WP.GA - TV , 1551 Bri 9 rcl iff Ro2 d, N. E. Atlanta, Geor 6 i a c· _a i~rnan O i\';r. Ra y Mo ore Nel'l s D:Lrector v!SB - TV ' 1601 West Pea chtr e e Stree t, At l an ta , Georgia 30309 Mr. Jim Wood v -:,__ ce - Ch2,irman r!ews Dire c to~, HA0K 110 Ed gewood Avenu e, ~ . E. Atla nta , Georg ia STAFF ROOM 1204, CIT:i HALL Tel. 522-4463 , Ext, 430 Malcolm D. Jo nes, Dire ctor W. w. Gates , Consult a~t Miss Joyce McKnight, Secretary � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document LEGAL gic oad May 31, 1907 HOUSING RESOURCES COMMITTEE Mr. Cecil A, Alexander, Chairman Housing Resources Committee Finch, Alexander, Barnes, Rothschild and Pascnal, Architects LOth Floor Standard Federal Building 4} Broad Street, N. W. Atlanta, Georgia Dr, Sanford S. Atwood, Co-Chairman Housing Resources Committee President, Emory University Atlanta, Georgia 30322 Dr, Benjamin E. Mays, Co-Chairman Housing Resources Committee President, Morehouse College Atlanta, Georgia PANELS Mr. Charles L, Weltner, Attorney Acting Chairman The First National Bank, Suite 2943 2 Peachtree Street Atlanta, Georgia Mr, Donald Hollowell, Regional Director Equal Employment Opportunity Commission 1776 Peachtree Street, N. W. Atlanta, Georgia Honorable Luther Alverson, Judge Fulton County Superior Court 136 Pryor Street, S. Atlanta, Georgia Mr, Archer D, Smith III, Attorney Harmon and Thackston 1944 National Bank of Georgia Bids. Atlanta, Georgia Me. Norman L, Underwood, Attorney sanders, Hestex ..d Holley 1001 Commerce Building Atlanta, Georgia I CONSTRUCTION AND DESIGN airman ny Dr, Edwin Harrison, Presicent e Georgia Institute of Technology 225 North Avenue, N. Wo tlanta, Georgia Me, Moreland Smith, Director Vice-Chairman Urban Planning Project Southern Regional Council 5 Forsyth Street, ™. W, Atlanta, Georgia © Rev. John A. Middl Morris Brown Co 673 Hunter Stre Atlanta, Ger>.* ddleton, President liege eG, .N» We mn ch fe ly « Henry F. Alexander, Builder 39 Fernlea? Court, N. W. vlanta 5 Georgia Mr, James Moore, President Atlanta Labor Council 15 Peachtree Street, N. E. Room 208 Atlanta, Georgia 30303 FINANCE Dean Harding B, Young Atlanta University 223 Chestnut Street, S. W. Atlanta, Georgia Mr. Lee Burge, President Chairman Retail Credit Company P. O. Box 4081 Atlanta, Georgia 30302 Mr, Butler T, Henderson Assistant to Dr. Mays Morenouse bot les® 223 Chestnut Street, S. W. Atlanta, Georgia 5 The Citizens and Southern Natio ol Bank Atlanta, Georgia 30303 Mr. Joseph Earle Birnie, President The National Bank of Georgia Peachtree at Five Points Atlanta, Georgia 30303 lr, Augustus H., Sterne, Pre Tae Trust Company of Geore 36 Edgewocd Avenue, N. E. Atlanta, Georgia 30303 09 ! Mr. Gordon Jones, President Vice-Chairman The Fulton ...cional Bank P, O. Box 4387 Atlanta, Georgia 30302 NON-PROFIT FUNDS (Combined with Finance Panel) Mr. A. B. Padgett, Executive Director Metropolitan Foundation of Atlanta 1423 Candler Building Atlanta, Georgia 30303 Mr, Hamilton Douglas, Jr., Attorney National Bank of Georgia Building Atlanta, Georgia Rev William Holmes Borders, Pastor Wheat Street Baptist Church 1hec¢ Mogley Drive, S. W. Atlanta, Georgia Dr. Rufus Clement, President Atlanta University 223 Chestnut Street, 8. Atlanta, Georgia Wir, Jonn Wilson, President Forne Wilson Company 163 Peters Street, ¢. W. Atlanta, Georgia 30313 Pase Four NON-PROFIT FUNDS (continued) Mr, Albert Love Executive Vice President The McCall Corporation P, O. Box 1000 Doraville, Georgia 30040 Mr. Scott Houston, Jr., Executive Director Wesley Woods Apartments P. O. Box 15468 Atlanta, Georgia 30333 PUBLIC FROUSING Me. Edwin L. Sterne, Chairman Housing Authority of the City of Atlanta 639 Trust Company of Georgia Building Atlanta, Georgia 30303 Dr, Albert Manley, President Spelman College 350 Leonard Street, S. W. Atlanta, Georgia Mr, Leonard Reinch, President Cox Broadcasting Company 1601 West Peachtree Street, N. E. Atlanta, Georgia My, Clarence D, Coleman Regional Director Acting Chairman ‘National Urban League 78 Marietta Street, N. W. Atlanta, Georgia Mr, Charles I, Palmer, President Palmer, Inc., Paimer Building Kl Marietta Street Atlanta, Georgia 30303 Page Five LAND ACQUISTTION . Wallace L. Lee, President lanta Gas Light Company tlanta, Georgi 30302 in Lt o> kg tre bet Fe Mr, Clayton R. Yates, President Yates-Milton Stores 2°08 Auburn Avenue, N. E. Atlanta, Georgia ' Mer. dim E., Land Chief Engineer for Georgia Southern Bell Telephone & Telegraph Company 805 Peachtree Street, N. E. Atvlanta, Georgia Dr. Vivian Henderson, President Acting Chairman Clark Collese 240 Chestnut Street, S. W. Atlanta, Georgia SOCTAL PROBLEMS Me, Charles O,. Emmerich, Administrator Economic Opportunity Atlanta, Inc. 101 Marietta Street, N. W. Atlanta, Georgia Mr, Duane Beck, Executive Director Community Council of the Atlanta Area, Inc. 1000 Glenn Building Atlanta, Georgia 30303 « Sugjette Crank, Social Director Neighborhood Services, E,.0.A., Inc. 101 Marietta Street Atlanta, Georgia : le o Dz. Tobe Johnson, Professor of Political Science Morehouse College 223 Chestnut Street, S. W. Atlanta, Georgia Dean William S, Jackson Chairman Atlanta University 2e3 Chestnut Street, S. W. Atlanta, Georgia Page Six SOCIAL PROBLEMS (continued) Me, Erwin Stevens, Chairman Citizens Central AGN ISOET Committee, E.O.A. 799 Parsons Stree Ss. W. Atlanta, Georgia BUSINESS PARTICIPATION Me. Virgil Milton Chairman 3626 Tuxedo Road, N. W. Atlanta, Georgia Me. Edward L. Simon, Auditor Vice-Chairman Atlanta Life Insurance Company 148 Auburn Avenue, N. E. Atlanta, Georgia Mr. Hariee Branch, President The Southern Company 3390 Peachtree Road, N. E. Atlanta, Georgia Mir. CC. Arthur Jenkins Director, Industrial Relations Lockheed Company Marietta, Georgia 30060 Mr, Roland Maxwe ii, President Davai son's Department Stores 180 Pegelitres Street, N. W. Atlanta, Georgia PUBLIC INFORMATION Mr, James L. Townsend ' Townsend and Associates 1014 Healey Bldg. Atlanta, Georgia Page Seven mrrTo tTypopvanToen f mtinies PUBLIC INFORMATICN (continued WAGA-TV . 1551 Briarcliff Roed, N. E. Avlanta, Georgia Mr, Ray Moore News Director WSB-TV 1601 West Peachtree Atlanta, Georgia 3 Me. dim Wood Vice-Chairman News Director, WAOK 110 Edgewood Avenue, N. E. Atlanta, Georgia Malcolm D. Jones, Director W. W. Gates, Consultant Miss Joyce McKnight, Secretary  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 27 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/e690a3803a9ead0a1983ab6b06320d34.pdf 80b6728558a3428dd42fed042f17a12e Scripto Transcription A written representation of a document. May 31, _967 nOUSING RESOURCES CO:VIMITTEE Cecil A" 'Alexander, Architect., Chairii1an Dr Sanford So Atwood, President, Emory U~iversity, Co-Chairman Dr Benjamin Eo Mays, Pres ident, Morehouse College, Co - Chairman 0 0 PA1 ELS Leg al c: arles Weltner, Atto~ney Ac ting Chairman Donald Hollowell., Reeional Di~ector, Equal Empl oyment Opportuni ty Commission Honorable Lut~e~ Alver son, J udge, Fulton County Superior Court Mr o Archer Do Smith III., Attorney, Harmon and Thackston Mr o Norman Lo Underwood., Attorney., Sander.s, Hester and Ho ll~y Construc tion a · ~ De sign Dro Edwin Harri son., Presidest, Georgia Institute of Technology, Chairman Herman Russe ll., Contra ctor Moreland Smith, Director of Urban Planning Projec t ., Southern Reeional Council, Vic e-Chairman Rev o John Ao Middleton., President., Morris Brown College Henry Fo Alexander, Bui l der Ja mes Moore, President , Atlanta Labor Council Finance & NJn-Prof it Funds Dean Harding Bo Young, Atla nta University L ee Bur ge ., President, Retai l Credit ChaL·:TJan Butler To Henderson, Assistant to Dro Mays, Morehouse co __ege Mills B Lane , Jro, President, Citizens and Southern ational Bank A~ Ho Sterne, President, The Trust Company of Geor ia Gordon Jones , President, The Fulton National Bank Vice-Cha irman Joseph Earle Birnie, President, The Na tional Bank of Georgia Ao B o Padgett, Execu tive Dir ector, Metropolitan Foundation of Atlanta Eernilton Douglas Attorney Rev . William Holmes Borders, Pastor, Wheat Street Baptist Church Dro Rufus Clement, President, Atlanta University John Wilson, President, Horne Wilson Company Albert Love, Executive Vice President, The McCall Corporation Scott Houston, Jr., Executive Director, Wes l ey Woods Apartments 0 �Public :-Ious ing Edwin L · Sterne, Chairian, Housing Au t horit y of the City of Atlanta D~ . Albert Manle y., Presiden t, Spelman Col l~ge L~v~ard Reinch , President , Cox Broadcast ing Compa ny Clarence Oolem2n., Regi onal Dire c tor ., .C at ional Urban League Acting Chairman ~a rles Ra . Pa l mer ., President, Pal. er, Inco 0 La :-·.,~ Ac~uis i ti on Wo Lo Lee , Pres i dent, Atl a nta Gas Ligh t Comp~ny Co Ro Yates ., President., Yates-Mi l ton S t ores Acting Chair ... an Dr Vivian Henderson 0 President, Clark College Jim E., Land, Cliie f Engineer for Georgia, Southern Bell Telephone & Telegraph Coo 0 Social Prob lems Charles Oo Emmerich, Administrat or., Ec onomic Opport uni ty At _anta, I nca Du a ne Beck, Direct or, Community Council of t he Atlanta A~ea., Inc . Mrso Su jet te Crank, Social Dir ector, Neighborhood Services, EoOoAo _ Dro T o Johns on , Professor of Pol~tical Sc ience, Morehou se College Dean Wil liam J acks on, At _anta Univers ity Chairman Mr ~ Erwin Stevens, Chairman, Citizens Central Advisory Comm ittee, EaO.A ., Mr o Lewis Cenker, Attar ey Business Particination Virg il Milton, Re tired Atlanta Grou p Manager, Sears, Roebuck & Company Chairma n Eo Lo Simon, Auditor., Atlanta Life Insurance Company Vic e-Chairma n Harlee Br anch, President, The Southern Company Co Ao 11 .Art 11 Jenkins, Director of Indu s trial Relations, Lockhe ed Roland Maxwe ll, President , Davis on's Department Stores Publi c I nformation J.ames L. Townsend, Townsend and Assoc iate s �Public I ~forrnat i on ( c ont i nued) Dale Cla rk , Direc t or of Pu bli c Affair s , WAGA - TV Ray Moore, News Di r ec tor, WSB - 'I-V Jim Wood., News Direc t or., 1,·oAK Vice - Chairman STAFF ROOM 1204, CITY HAL~ Tel. 522-4463., Ext. 430 Malcolm D. Jone s , Di r e ctor W, W. Gates, Con su ltant Miss Joyce McKnight, Secretary Cha irman � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document May 31, 1967 HOUSING RESOURCES COMMITTEE Cecil A. Alexander, Architect, Chairman Dr. Sanford S&S, Atwood, President, Emory University, Co-Cnairman Dr, Benjamin E., Mays, President, Morehouse College, Co-Chairman PANELS Legal Cnerles Weltner, Attorney Acting Chairman Donald Holloweil, Regional Director, Equai Employment Opportunity Commission Honorable Luther Alverson, Judge, Fulton County Superior Court Mr, Archer D, Smith III, Attorney, Harmon and Thackston . Mr, Norman L. Underwood, Attorney, Sanders, Hester and Holley Construction and Design Dr. Edwin Harrison, President, Georgia Institute of Technclogy, Chairman Herman Russell, Contractor Moreland Smith, Director of Urban Planning Project, Southern Regional Council, Vice-Chairman Rev, John A. Middieton, President, Morris Brown College Henry F. Alexander, Builder James Moore, President, Atlanta Labor Council Finance & Non-Profit Funds Dean Harding B. Young, Atlanta University Leé Burge, President, Retail Credit Chairman Butler T, Henderson, Assistant to Dr. Mays, Morehouse College Mills B. Lane, Jr., President, Citizens and Southern National Bank A. H. Sterne, President, The Trust Company of Georgia Gordon Jones, President, The Fulton National Banilt Vice-Chairman Joseph Earle Birnie, President, The National Bank of Georsia A. B, Padgett, Executive Director, Metropolitan Foundation of Atlanta Hamilton Douglas Attorney Rev. William Holmes Bordeys, Pastor, Wheat Street Baptist Church Dr. Rufus Clement, President, Atlanta University John Wilson, President, Horne Wilson Company Albert Love, Executive Vice President, The McCall Corporation scott Houston, Jr., Executive Director, Wesley Woods Apartments Public Housing Edwin L.'Sterne, Chairman, Housing Authority of the City of Atlanta Dr.. Albert Manley, President, Spelman College Levnard Reinch, President, Cox Broadcasting Company Clarence Goleman, Regional Director, National Urban League Acting Chairman Charles R. Palmer, President, Palmer, Inc, W. L. Lee, President, Atlanta Gas Light Company C. R, Yates, President, Yates-Milton “Stores Dr. Vivian Henderson, President, Clark College Acting Chairman im E. Land, Ciier Engineer for Georgia, Southern Bell Téiephone Telegraph Co, Social Problems Charles 0. Emmerich, Administrator, Economic Opportunity Atlanta, Inc. Duane Beck, Director, Commun Loy Council of the Atlanta BEER y men Mrs. Sujette Crank, Social Director, Neighborhood Services, E.0.A Dy, LT, Jonnson, Professor of Political Science, Morehouse boi lege Dean Wiliiam Jackson, Atlanta University Chairman Mr. Erwin Stevens, Chairman, Citizens Central Advisory Committee, E.O.A. Mr. Lewis Cenker, Attorney Business Par ation Virgil Milton, Retired Atlanta Group Manager, Sears, Roebuck & Company Chairman E. L. Simon, Auditor, Atlanta Life Insurance Company Vice-Chairman Harlee Brancn, President, The Southern Company C. A. "Art" Jenkins, Director of Industri Relations, Lockheéd Roland Maxwell, President, Davison's Department Stores Public Information James L. Townsend, Townsend and Assoéiates Public Information (continued ) Dale Clark, Director of Pubiic Affairs, WAGA-TV Ray Moore, News Director, WSB-TV Jim Wood, News Director, WOAK Vice-Chairman STAFF ROOM 1204, CITY HALL Tel, 522-4463, Ext. 430 Malcolm D. Jones, Director W. W. Gates, Consultant Miss Joyce McKnight, Secretary  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 26 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/bcce3d03c794bb9d12d27f29008797e9.pdf 9b66cfdd996976fbaaca343b79a1e9a1 Scripto Transcription A written representation of a document. Finch Alexander Barnes Rothschild & Paschal ay So,, 1967 COPY Dv. Alb X't M.Davis, Pl"e id nt National A soei tion or Th .Adv nc 859·1/ 2 Hunter Stti et .w. AtUnt,, Gori&, 30814 ent Of Colored People Ori. D vi: D In~ r th t th bX' kdown of c uu!cation yQU f el exist can be r otif!ed, y I ask if you ould rv on the Land. Acquisition Pan l of th · Housin R oUI'C . C itt ? COPY f cin tb progra: in thi oat v lua.ble rvice to th city Since you ar re ,, I bal in helping I 1001< forw to h arin fro you. Sincer _ly, Cec1l A. Al xand r COPY vb yor Iv n All n / bee: Mr. Malcolm Jones COPY � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document COPY Finch Alexander Barnes Rothschild & Paschal Ze" at 4, May 30, 1967 Dr. Albert M.Davis, President National Association For The Advancement Of Colored People 859-1/2 Hunter Street N.W, Atlanta, Georgia, 30314 Déar Dr. Davis: In order that the breakdown of communication you fee] exists can be rectified, may I ask if you would serve on the Land Acquisition Panel of the Housing Resources Conmittee? Since you are so aware of the problems facing the program in this area, I believe that you ean render most valuable service to the city in helping secure acceptable sites. I look forward to hearing from you. Sincerely, Cecil A, Alexander vb ec: Mayor Ivan Allen 7 bee: Mr. Maleolm Jones  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 25 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/832759dbd38b8da0b41750d9b9e2ed3a.pdf 4cb86f2214db2c39fd4709313b042a6d Scripto Transcription A written representation of a document. HOUSING RESOURCES COMM ITTEE May 31 , 1 96 7 White Paper }1ission : The Hous ing Resources Committee is charged wi th : (a) Promoting low cos t housing and facilitating i ts construction i n l~lanta a~ 2~ accelerated basis . (b) Br ing ing together the vari ous interests needed to produce low cos~ housi ng . (c) Insuring that t e human factors i n housi~g are given ~ull play . (d) Informing the publ ic of the· housing problem in Atlanta . G,'.)21S : The City!s goals in the low cost housing new construction program, base~ on f ~ndinzs of tje recently completed CIP study and as announced by the Mayor i n Housing Confe~e~ca on November 15, 1 966 are : 9,800 units during calendar years 1 96 7 and 1 968 . 2,333 units each year during the nexT succeecing 3 year period . nits tot al by end of 1971 . 16,800 Accomplishments to Date : 72 separat e proje cts have been proposed, totaling 15,391 units in t he follo~ing cat egori es : Firm 4,286 units Probabl e 2,57 8 units Total."- 7 , 264 Under Cons iderat i on 4 , 464 Doubtful 3,663 Total Propos ed unit s In Sight 15 , 391 of which 6 , 149 units, pPe viou::;Jy .;. --· . • are currently in jeopardy due to objections f rom vari ous sources as to .1.o,:,'.Ti. :):,:, . Inc l udes 1 ,140 units of Publ ic Housing + 144 units l eased for ? ublic ~o~si~; . ~la j or ?roblems : (a ) See (b) Also see attached : 11 Problem Ar eas 11 attac hed dated April 20 , 1 967, revi sed . l. Memorandums dated April 25, 1967 and Nay 24, 1S67 p21°tc=-~·. n:~r: ;:; ·'·· ... . . , .. :·,. of land i n the City appropriat ely zo ned for construction of l<:>\•I c,:,;~: h-.:-.::,..:.:·:~: :, and , 2. " Statement of Necess i t y 11 undated, extract ed froi'.1 a -cypi.c...,l proposed zoning application . l ' L1:(' t .tJ·, ,. I I �3. Letter to the Mayor fro1 EUD, dat ed May 5, 1967, attached . 4. Two news clippings dated My 8 and 9 , re spectively . Discuss ion : The above factual data and attached papers cle rly illustrat e wh re th ~ d~fficlie and suggest so e obvious indicat ed solutions . T .e program cannot be s uccessfully carried out , unless these prob lems are resolv~d . ~~ In t he initial Hous ing Conference last November the City called on pri vat e enter~ris2 assist i n a large measure in this program . While initial efforts r,ave : :uc.c2e:.u1 i 1. r.,::··.:, -· ducing the 7, 264 uni ts i n s i ght listed above , t·.. ',, is little re a son -co assu:·~e d n c, ... timistic attitude toward futur e effo rts . At this time combina t i ons of Federal pcl~cias, zo ing pro.o:ems , land costs, code requirements and general uncerta inty per-: · .:.nirJ,'i; to t t.2 ?rogram have severe l y curtailed future prospects . Many developers and bui leers Kho tave attempted to part icipate in the program are confronted with i nsurmounta~le obstacle s 2Ld are withdrawi ng . Several aevelopers are holding up on subQitting zoning pet~tions beca~~ ~f t~e discouragement as to ~avorab_e action . In order for the Housing Resources Cammi ttee to perform its ass.:.g:i.ed :·:!i ~~si.cn , ;::::::~ ~e probl ems should be placed before the elected city officials and the ou~l ~c. (a) ?8r a 143.215.248.55n: e : Zoning throughout the City is now being analyzed to insure that the cu~rant needs of the entire city are be ing met . (b) Citizens should be encouraged to realize and accept the fact that i . a larg e a:1d rap i dly growing city, such as Atlanta , single fami ly houses cannot be :-r,2d,, 2.v2.i.la!:ile for all citize ns and that many must of necessity reside in multi-fami ly housing un ~~s ( e ither rental or co- op . ) (c) In zoning matters , pertaining to an overall community proDlet:, ..'., l.de::.·,;:,er1 ~, h ,::,u~.cl a ct on . eeds of t he City as a whole , as opposed to loca l ne i ghborhood uress·.a 1;,E; . 0 (d ) Provis i ons f or decent and adequate hous ing is the nuo.ber one priority :fo::' th-s City and is a ne c essary prerequi sit e fo r solving many other oroblems . (e ) Compliance wi th HUD I s anr.ounced policy of discourag i ng pu:Olic nou~;i::s; j_n areas of rac i a l concentration has severely limited the availa bility of s~~2s . (:::') Land in adequate quantitit es , and at prices wh ich make lm,, cc: !,t :~ot.,si:::;:; econom ically feas i ble , are apparently not avai l a· le in all seg·7errts o,-- ·:::::,! C::·::,.- . (g ) More local churches a nd civic groups should be encouraged t o ~ss~sc -- program as non- profit sponsors . (h ) An ovcr - 2.ll non-p,'.'ofit hou sing f und si1ould be cPectteci to ::,;:,.:):!:-::it,:i .-1.L ... .. , . of the program . �Recommended Action : (a) Submission by the !:-iRC to t e Mayor a nd Board of P.l dc;_~rr:en a ):c·.J.ci .:,:··:.t,: ,:.,·1 . port on current status of the low cost housin: progr am . (b) The Hous ing Resou~ces Com ittce to act ively support re - zon i~g 0~tit~0n~ wh ich are reasonable and in intere st of f urther ing t he nous i ng program . ( C) Conduct promptly a hard- hitt i ng Publ i c Information c ar:ipa i gn l. r ·"n·r,··1_. per t~:1 (:: pu::.L c .Li._ .L . I ~ ~ le:., of the current di fficult i es encounter~d and offerin~ concrete pos i t i ve suggestic1s fer the i r sol ution . As listeci. � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document HOUSING RESOURCES CO} May Sl, 1967 White Paper Mission: The Housing Resources Committee is charged with: (a) Promoting low cost housing and facilitating its construction in Atlanta on an accelerated basis. | (b) Bringing together the various interests needed to produce low cost housing. (c) Insuring that the human factors in housing are given full play. (d) Informing the public of the housing problem in Atlanta. Goals: The City's goals in the low cost housing new construction program, based on Findings o of the recently completed CIP study and as announced by the Mayor in Housing Conference on November 15, 1966 are: 9,800 units during calendar years 1967 and 1968. 2,333 units each year during the next succeeding 3 year period. 16,800 units total by end of 1971. Accomplishments to Date: 72 separate projects have been proposed, totaling 15,391 units in the following categories: Firm 4,286 units Probable 2,578 units Total* 7,264 units In Sight Under Gansii- “46k eration Doubtful 3,663 Total Proposed 15,391 of which 6,149 units, previously consideres are currently in jeopardy due to objections from various sources as to locations. “Includes 1,140 units of Public Housing + 144 units leased for Public rousing. Major Problems: (a) See "Problem Areas" attached dated April 20, 1967, revised. (b) Also see attached: 1. Memorandums dated April 25, 1967 and May 24, 1567 pertaining vo gnmunt of land in the City appropriately zoned for construction of low cost housing: and, 2. “Statement of Necessity" undated, extracted From proposed zoning application.  3. Letter to the Mayor from RUD, dated May 5, 1967, attached. 4, Two news clippings dated May 8 and 9, respectively. Discussion: The above factual data and attached papers clearly illustrate where the difficu. lie and suggest some obvious indicated solutions. The program cannot be successfully carpied out, unless these problems are resolved. In the initial Housing Conference last November the City called on private enterpriss %c assist in a large measure in this program. While initial efforts have succeeded in ovo- ducing the 7, 264 units in sight listed above, t.. »s is little reason to assume an cp timistic attitude toward future efforts. At this time combinations o ba zoning probDiems, land costs, code requirements and general uncertainty percaining te program have severely curtailed future prospects. Many developers and builders attempted to participate in the program are confronted with insurmountable obstacles and are withdrawing. Several cevelopers are holding up on submitting zoning petitions becaus- o Ph el £ discouragement as to favorable action. Ts a wy = 5 ny He + . atone s08 seta. ote In order for the Housing Resources Committee to perform its assigned mission, there problems should be placed before the elected city officials and the public. For ex (a) Zoning throughout the City is now being analyzed to insure that the current needs of the entire city are being met. (b) Citizens should be encouraged to realize and accept the fact that in a large and rapidly growing =) city, such as Atlanta, single family houses cannot be made available Fh or all citizens and that many must of necessity reside in multi-family housing units (either rental or co-op.) (c) In zoning matters, pertaining to an overall community problem, Aldermen should w act on needs of the City as a whole, as opposed to local neighborhood pressures. (d) Provisions for decent and adequate housing is the number one priority for the City and is a necessary prerequisite for solving many other problems. (e) Compliance with HUD's announced policy of discouraging public housing i ba - areas of racial concentration has severely limited the availability of sites. (f) Land in adequate quantitites, and at prices which make low cost housiny economically feasible, are apparently not available in all segments ef che City. (g) More local churches and civic groups should be encouraged to program as non-profit sponsors. (h) An over-all non-profit housing fund should be created to promote all these: Recommended Action: Fh (a) Submission by the HRC to the Mayor and Board of Aldermen a briebk aweitoen port on current status of the low cost housing program. (b) The Housing Resources Committee to actively support re-zoning netitiens which are reasonable and in interest of furthering the nousing program. (c) Conduct promptly a hard-hitting Public Information campaign inforaing the public of the current difficulties encountered and offering concrete positive suggesticns fer their solution. Brels: As listed  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 24 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/823b64915726c3226c55e945184da7c4.pdf c3c726b0ff51c868ad8816779ec0330c Scripto Transcription A written representation of a document. r:iil\;l.JTES HOUSING RESOURCES EXECUTIVS COMMI TTEE 1iEETING i\iA Y 31 , 1967 Members of the Housing Reso ~rc es Commi ttee Executive Group met on Wednesday , May 31, 1967., a t 10:00 a . m., i n Com~i ~tee Room # 1, City Hall. The -foll owing me~j-rs were pre sent; lf.tr . Cecil A. Alexander, Chairman Dr . Sanford S. At~ood, Co-Chairman Mr . Lee Burge, Chairman, f'ir.anc e & Non-Profit Fund s Panel Mr . John C. Wilson , Finance & Non - Profit Funds Panel lf.tr . Dale Clark , Pub l i c Informa tion Panel Dr . Vivia::1 Hend ers o:ri ., Land Acqu isition Panel Mr . RolanG Maxwell, Represent ing -~ - Virgil Milton, Business Partic ipat ion Pane l !V7ir . rorman Underwood, Representing Mr. Charles L. We ltner, Lega l Panel rvir. Robert Winn., Representing Dr. Harrison , Constru ction and Design Panel ~ . Ma lcolm D. J ones, Director Mr. W.W. Gate s, Consultant The Pub lic Housing Panel and the Soc ia l Problems Pane l were not represented at the meeting . Mr . Cecil A. Alexander, Chairman., presided . Mr. Alexander read the Ho using Resources Cammi ttee I s "White Paper 11 ( copy attached ) and exp l ained the di fferent divisions of this r eport . Ee then e xplained the other do c unents which 1-J'ere attached. He also st~ted that there were severa l difficulties in locating rental housing sites., partially because of the racial problems i~ Atlanta, and gave his interpretation of the May 5, 1967 letter from HUD, pertaining to HUD ' s reluctence to approve Public Housing sites in racially concentrated areas . Dr. Vivian Henderson, Land Acquis i tion Pane l, stated that this did not necessarily hold true in all case s ; that he did not thin~ the announced HUD policy was intended to apply to racially ir.tegrated projects in previo usly all white neighborhoodso Dp. Henderson alsc asked about his Panel's previous request for a list of possible sites for locating low-cost housing . Mr . Jones explained that this has been requested from t~e Planning Department, but not yet prepared; however, that he has been provided ttith a group of Land Lot sheets showing va cant property (with current zoning) in the eastern half of the city; and these locations were being looked into. �Page Two Dr . Henderson suggested t ~a t the need for such a list of avail able sites be reported to t, e Board of 1 ldermen . M~. Al exander reported tha t the Planning Committee initially prepared a l ist of sites comprisi -~ 800 ac r es of land that were considered avai l able for use o_ that cculd be re -zo~~d. He also stated that t he developers !:ad already looked i nto t hese prop erties but that only four tra ct s· had been approve d s o far. Mr . Jones stat e d that he knew of only t wo, or possibly three, of thes e t hat had been actually approved by BUD . Mr. Alexander stated that one of the mai n prob l em s was t hat the land devel opers c ould not always use the sites be c ause ·of locations, costs, and building codes. jV[r. John C. Wilso:-. ...,::. :.a nce and Non -Pro fit Funds Panel, suggested that t ... e cornmitt e ~ ~---- ~P t all the l and possible, because to provide al l the housing required, all available la nd would be needed. ~w . Al exa nder s tat ed that this Commit te e should take action one way or another to get these prob l ems corrected before any further subst an tial deve lopments ca n be made . Mr. Jones stat ed that it was this Commit t ee's policy to cons ider any suitab l e l ocati on that was submitted or prop o sed a nd to tr y to ge t a ct i on based on merits of individua l tra cts. Lee Burge, Finance and Non -Profit Funds ~anel, asked ~f this Committee was over-playing the housing pr oble ms, or if this was just the normal type of thing which resulted fr om trying to get through zoning changes , Housing h.u t hor i ty and/or .- FHA approval of a housing deve lopment. ~~. ~r . Alexander explained that there is a greater low-re ntal need in the city than apparently some members of the FHA underwriting staff feel justified . Mr. Jones said that the problems were not being over-pla yed because there were many prob le ms in trying to locate low-cost housing sites. He explained that this was the p0 r p ose of this meeting; to try to work out some of these problems. Dr. Henderson stated that many of the present problems appeared to be with the Planning Department , and they were not very good reasons. Mr. Alexander stated that the City is striving to get a workable Land Use plan which people feel that they can rely on. Mr. Dale Clark, Public Information Panel, asked if the Pla-nni"ng Department is represented on t his Committee. �Page Three Mro Jones st at ed t hot it is not; but t ha t we are wor king i n clo se contact with each other. i\lr Alexander stated t hat t he genera l fee l i:ie; is that i n some re sidential area s the zoning from single fa~i l y houses to a partments wi ll be a ne cessity o He asked the press not to mention any specif:i..c areas wne r e th i s ma y be poss ible, be cause there are no definite plans to this effect as yet . Mr. Burge asked if it would not be~ - ~pful to create a link between the Housing Resources CornLl ittee and the Planning Department? Mr. Ale1:ander stat e d that it wou ld also be a good i de a . to create such a relationsh ip with t he Board of Aldermen. rvr..r. Burge said., i n r ela tion t o item (d) under ttDist.:cu s s io n in the 11 Wh ite P&per 11 ., that he would l:..ke to k now how t he zor.ing people felt about th i s o Dr o Henders on s aid that i t was e asy to disc uss this problem but tha t it would not a l ways work out in pra c t ice, and that the real iss ue is the diffi c ulty of l ocating in an area that does not 1·rnnt housing deve lopments . Mr o Burge a sked the r eason given by FHA for it s action in connecti on with the s ites near Mag~olia Cemetar y , Ether:d ge Drive , and Gun Cl ub Roado Mr. Alexander referred the q uestion to Mr . Ga t e s for ans wer . Gates stated tha t proximity _,t:) Rockda 2.e Urban Re newa l Project., in which ab out 1)500 units are to be constructed during t he r.ext four years, ~ould be take~ int o consideration in determining the probable market abs orpti on in the general area. Both the Ci ty of Atlanta and the Federal Government have considerable investment in Rockdale. ffir. Mr . Alexander asked Mro Jones to [\ ive a report on possib le loca t~ons :or pre-fabricated 143.215.248.55 ~ ~sin Atlanta. T-'lr. Jones stated that there is some effort to build this type of house in Atlanta., But that there is difficulty because of tht At2.anta Building Code . This code states that the plumbing, electrical, and heating fixtures be installed on site in Atlanta, and that the pre-fabricated houses come with thes e fixtures and electrical circutes already instal led. towever., there are plans being matlc now for so~e sites on which prefabricated houses could be located by des~gina ting special areas �Page Four where t his type of housing could b e installed o He al s o st ated that t_he a mount of land r eqLlired to bu i ld a house on was too gre·at economically in Atlanta for t his t ype of hous e ., nnd that there are also plans under wa y t o corre c t this by permi t ting them to be built on a 50 1 x 100 1 lot, or 60 x 83.33 1 (5,000 sqo feet i nstead of 7,500 sq. feet, ·which is now requ::.redo) Mro Alexander stated that· he thought tha t organizatio~s su ch as Tech sould organize stud ies of t he housing s it uation in Atlanta, which wo uld be mad e availab le to this Committee . He asked Mr. Winn if the Construction and Design Panel were looking into this now? Mro Robert Winn , Construction a nd Design Panel, stated that there will be a!·meeting of his panel a week from next Tuesday to discuss this. Mr. J one s inquired if the pre seut meet ing time 2nd date for this Committee was satisfactory, and the reply was affirmative . He a l so stated th2t he h ad appea red before t he Zoning '.:::,-:-,:..mi ttee on sever2 l occasions a nd felt t hat it would carry more influenc e with them if th~s Committee co uld t2ke definite a ction on some areas before he re-appeared. He stated that there were three sites in partic ular coming up for r e -zoning hear i ngs soon on which he. would l ike for t he Committee as a group to i ndorse and support, i~ 1. 2o 3o Fairburn Ro ad Jonesboro Roa d North of Baker 's Ferry Ro a d Ml~o Alexander sta ted tha t he felt t ha t i t was too soon to t2 ke any defini te action on these sites as ye t. Mr . Burge moved t ha t t h i s Committee a ccept t he pr e sent Paper" as a g uide f or furthe r· a c tion. 11 w:r'li te Th e mot i on was seconded and car r i ed unanimouslyo There being no f urth er b usine s s , the meet ing was ad jo ur ned at ll i35 a .mo Respectfully submitted , ~a:-l~~6,._~;fe\,,~/Q_... Ma lcol m D. J o~i Super visor of---!nspe ct ion Servic es Encl: "White Paper" (without a tta chments ) � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document MINUTES HOUSING RESOURCES EXECUTIVE COMMITTEE MEETING MAY 31, 1967 Members of the Housing Resources Committee Executive Group met on Wednesday, May 31, 1967, at 10:00 a.m., in Committee Room #1, City Hall. The following members were present}; Mr. Cecil A, Alexander, Chairman De. Sanford S. Atwood, Co-Chairman Mr. Lee Burge, Chairman, Fihance & Non-Profit Funds Panel Mr. John C. Wilson, Finance & Non-Profit Funds Panel Mr. Dale Clark, Public Information Panel Dr. Vivian Henderson, Land Acquisition Panel Mr. Roland Maxwell, Representing Mr. Virgil Milton, Business Participation Panel Mr, Norman Underwood, Representing Mr. Charles L. Weltner, Legal Panel Mr. Robert Winn, Representing Dr. Harrison, Construction and : Design Panel Mr. Malcolm D. Jones, Director Mr. W. W. Gates, Consultant The Public Housing Panel and the Social Problems Panel were not represented at the meeting. Mr. Cecil A. Alexander, Chairman, presided. Mr. Alexander read the Housing Resources Committee's "White Paper" (copy attached) and explained the different divisions of this report. He then explained the other documents which were attached. He also stated that there were several difficulties in locating rental housing sites, partially because of the racial problems in Atlanta, and gave his interpretation of the May 5, 1967 letter from HUD, pertaining to HUD's reluctence to approve Public Housing sites in racially concentrated areas. Dr. Vivian Henderson, Land Acquisition Panel, stated that this did not necessarily hold true in all cases; that he did not think the announced HUD policy was intendéd to apply to racially integrated projects in previously all white neighborhoods, Dr. Henderson also asked about his Panel's previous request for a list of possible sites for locating low-cost housing. Me, Jones explained that this has been requested from the Planning Department, but not yet prepared; however, that he has been provided with a group of Land Lot sheets showing vacant property (with current zoning) in the eastern half of the citys; and these locations were being looled into. Page Two Dr. Henderson suggested that se need for such a list of available sites be reported to the Board sr Aldermen. Mr, Alexander reported that the Planning Committee initially prepsred a liist of sites comprising 800 acres of land that were considered available for use or that could be re-zgonéd. He also stated that the developers had already looked into these properties but that only four tracts had been oa come go far. Mr. Jones stated that he knew of only two, or possibly three, of these that had been actually approved by HUD. Mr, Alexander stated that one of the main problems was that the land developers could not always use the sites because ‘of locations, costs, and building codes. Mr. John C. Wilson “inance and Non-Profit Funds Panel, suggested that the Committee ccept all the land possible, because to provide all the housing required, all available land would be needed. Mr, Alexander stated that this Committee should take action one way or another to get these problems corrected before any further substantial developments can be made, Mr, Jones stated that it was this Committee's policy to consider any suitable location that was submitted or proposed and to try to get action based on merits of individual tracts. Mr, Lee Burge, Finance and Non-Profit Funds Panel, asked if this Committee was over-playing the housing problems, or if this was just the normal type of thing which resulted from trying to get through zoning changes, Housiae Authority and for - FHA approval of a housing development. Mr. Alexander explained that there is a greater low-rental need in the city than apparently some members of the FHA underwriting staff feel justified. Mr. Jones said that the problems were not being over-played because there were many problems in trying to locate low-cost housing sites. He explained that this was the purpose of this meeting; to try to work out some of these problems, Dr. Henderson stated that many of the present problems appezured to be with the Planning Department, and they were not very good reasons, Mr. Alexander stated that the City is striving to get a workable Land Use plan which people feel that they can rely on. Mr, Dale Clark, Public Information Panel, asked if the Planning Department is represented on this Committee. Page Three fr, Jones stated that ¥ close contact with each other, Mr, Alexander stated that the general feeling is that in some residential areas the zoning from single family houses to apartments will be @ necessity. He asked the press not to mention any speci Tic areas wnere this ney be possible, because there are no definite plans to this effect as yet. Mr. Burge asked if it would not be neipful to create a link between the Housing Resources Committee and the Planning Department? Mr. Alexander stated that it would also be a good idea.to create such a relationship with the Board of Aldermen. Mr, Burge said, in relation to item (d) under “Disucussion" in the "White Paper", that he would 1ike to know how the zoning people felt about this. Dr. Henderson said that it was easy to discuss this problem but that it would not always work out in practice, and that tne real issue is the difficulty of locating in an area that does motwant housing developments. Mr, Burge asked the reason given by FHA for its action in connection with the sites near Magnolia Cemetary, Etheridge Drive, and Gun Club Road. Mr. Alexander referred the question to Mr. Gates for answer. Mr. Gates stated that proximity;to Rockdale Urban Renewal Project, in which about 1,500 units are to be constructed during the next four years, ould be taken into consideration in determining the probable market absorption in the general area. Both the City of Atlanta and the Federal Government have considerable investment in Rockdale, Mr, Alexander asked Mr. Jones to cive a report on possible locations Tor pre-fabricated houses in Atlanta. Me. Jones stated that there is some effort to build this type of house in Atlanta, but that there is difficulty because of the Atlanta Building Code. This code states that the plumbing, electrical, and heating fixtures be installed on site in Atlanta, and that the pre-fabricated houses come with these fixtures and electrical circutes already installed. However, there are plans being matic now for some sites on which pre- fabricated houses could be located by desiginating special areas Page Four where this type of housing could be installed. He also stated that the amount of land required to build a house on was too great economically in Atlanta for this type of house, and that there are also plans under way to correct this by permitting them to pe built on a 50! x 100! lot, or 60 x 83.33! (5,000 sq. feet instead of 7,500 sa. feet, which is now required.) Mr, Alexander stated that he thought that organizations such as Tech sould organize studies of the housing situation in Atlanta, which would be made available to this Committee. He asked Mr. Winn if the Construction and Design Panel were looking into this now? Me. Robert Winn, Construction and Design Panel, stated that there will be a:meeting of his panel a week from next Tuesday to discuss this, Mr, Jones inquired if the present meeting time and date for this Committee was satisfactory, and the reply was affirmative. He also stated that he had appeared before the Zoning Committee on severel occasions and felt that it would carry more influence with them if thts Committee could take definite action on some areas before he re-appeared. He stated that there were three sites in particular coming up for re-zoning hearings soon on which he would like for the Committee as a group to indorse and support, ie 1. Fairburn Road @. donesboro Road 3. North of Baker's Ferry Road Mr, Alexander stated that he fe lt that it was too soo# to take any definite acvion on these sites as yet. Mr. Burge moved that this Comm ittee accept the present “White Paper" as a guide for further act e ion. The motion was seconded and carried unanimously. There being no further business, the meeting was adjourned at 11:35 AeMo Respectfully submitted, Vat a 4 CP A DiL etOhincK JOWOOQ Malcolm D,. ee Supervisor of'“Inspection Services Enel: "White Paper" (without attachments)  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 23 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/add60be6bf1c2b982b258e9ca9b694a5.pdf 2674c7cd3264fa3174c4453c17939ec8 Scripto Transcription A written representation of a document. {~ r ~ 1 ~hJ4 ~ · ' HOUSING RESOlrn.CES cor-r-iIIT'l'EE C ITY HALL ATLA:r-;TA, G A. 30303 Tel. 522-4463 Area Code 404 Room 1204, City Hall IVAN ALLEN, J R., MAYOR May 23, 1967 R. EARL LANDERS, Administrative Assistant MRS. ANN M. MOSES, Executive Secretary DANE. SWEAT, JR. , Director of Gove rnmental Liaison Dear Committee Member: The next mont hl y meetine; of the Executive Group of the Housine Resources Committee · (which would normally be held on June 1) will be held at 10 : 00 A. M., Wednesday, May 31, in Commi tte e Room t/1 , Second Floor, City Hall. We especially hope that )rou can attend this meeting . The l ow cost housing program i s currently runni ng into some major difficulties which I need to discuss serious ly with you, with vi ew to adopting a policy posit i on of the Committee as a whole and pl anning a cour se of act i on t o pursue . We wi ll have at the meeting basic f actual data on which to base our conclusions and I hope al s o a list of land tracts in the City by size and location which are appropri ately zoned f or construct ion of mul ti- ffu~ily housing . We still have not been informe d as to the foll owing : Legal Panel - Chairman and Vice - Chairman Public Housing Panel - Chairman and Vice - Chairman Land Acquisition Panel - Chairman and Vi ce - Chai r man Social Problems Panel - Vice -Chairman Please be prepar ed to provide us at the mee ting with appropri ate information on the above. Also_pl ease l et us know on the enclose d r et urn address postal card if you pl an to attend the meeting or, i n the event you cannot att end, t he name of some other member of your panel who will represent you at t he meeting. Si nc erely, ---~~-~ 16:33, 29 December 2017 (EST)~ Cecil A. Alexander Chairman • Encl : Return address postal c ard. � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document he, (Pattnareg hen , Csreel xy af bran sth, | 6 hts eS | ff Ld Sf ee Oe ees 74 12 wht | _ ft CHrEY OF ALAN IA = HOUSING RESOURCES COMMITTEE CITY HALL ATLANTA, GA. 30308 Tel. 522-4463 Area Code 404 Room 120), City Hall IVAN ALLEN, JR., MAYOR ig r 3 May 235 1967 R. EARL LANDERS, Administrative Assistant MRS, ANN M. MOSES, Executive Secretary DAN E. SWEAT, JR., Director of Governmental Liaison Dear Committee Member: The next monthly meeting of the Executive Group of the Housing Resources Conmittee ‘(which would normally be held on June 1) will be held at 10:00 A.M., Wednesday, May 31, in Committee Room #1, Second Floor, City Hall. We especially hope that you can attend this meeting. The low cost housing program is currently running into some major difficulties which I need to discuss seriously with you, with view to adopting a policy position of the Committee as a whole and planning a course Of action to pursue. We will have at the meeting basic factual data on which to base our conclusions and I hope also a list of land tracts in the City by size and location which are appropriately zoned for construction of multi-family housing. We still have not been informed as to the following: Legal Panel - Chairman and Vice-Chairman Public Housing Panel - Chairman and Vice-Chairman Land Acquisition Panel - Chairman and Vice-Chairman Social Problems Panel - Vice-Chairman Please be prepared to provide us at the meeting with appropriate information on the above, Also please let us know on the enclosed return address postal card if you plan to attend the meeting or, in the event you cannot attend, the name of some other member of your panel who will represent you at the meeting. Sincerely, Catced OV Cestode~ Gecil A, Alexander Chairman ° Enel: Return address postal card.  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 22 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/047863d83378559d6c72b3550eecd819.pdf 07d0ef224293f86d2ecad2b342bdda45 Scripto Transcription A written representation of a document. C T T OF .ATLANT~ CITY HALL ATLANTA, GA. 30303 Tel. 522-4463 Area Code 404 June 7, 1967 IVAN ALLEN, JR., MAYOR R. EARL LANDERS, Administrative Assistant MRS. ANN M. MOSES, Execu tive Secretary DAN E. SWEAT, JR., Director of Governmental Liaison The Honorable John J. Spark.man The Honorable Wright Patman The Honorable William A. Barrett Gentlemen: This letter is to call to your attention my serious concern with a problem facing the enforcement of housing codes in Atlanta and I am certain to all the nation's cities. In accordance with the emphasis placed on housing code enforcement sought by Secretary Weaver and our own desires, we have moved ahead vigorously with the housing code provisions in Atlanta. As you know, in those areas where an urban renewal project or a code enforcement concentration area exists, home owners in need may qualify for grants and low interest loans. However, there are many areas of Atlanta _where we seek to prevent further deterioration by code enforcement that are as yet not covered by either of the above programs. Home owners in these areas are without recourse and are in the unhappy situation of having their homes condemned unless they can produce the necessary funds. It seems to me that these persons are entitled to relief. In effect they are in an area covered by U. S. Government action since the required workable program covers the entire city. They should not be unduly penalized. To continue to do so creates an unfair situation which will undermine the entire effort of cities to enforce their codes. I, therefore, suggest that ~ .c tion be take n 'to alleviate this situation. suggest two possible courses . We 1. As a minimum approach the F. H. A. should ease up on their requirements under 203K and make loans under this program easily available for_financially deprived p ers ons who are s ubj ected to code enforcem e nt exp e nditures. 2. Much more could b e accomplished if the b e nefits of the $1500 grants and the 3% loan were ex tended to all persons without resources who �June 7, 1967 Page 2 - The Honorable John J. Sparkman The Honorable Wright Patman The Honorable William A. Barrett are faced with rehabilitation requirements under code enforcement. As stated above the Workable Program is, in effect, a Federal requirement for the entire city. It seems possible that the law allowing grants and loans could be e x tended to cover all citizens under a workable program. I would appreciate your giving this problem your most earnest consideration. Sincerely, Ivan Allen, Jr. Mayor cc: The Honorable Richard J. Daley, Mayor Chicago, Illinois The Honorable Jerome P. Cavanaugh, Mayor Detroit, Michigan The Honorable John V. Lindsay, Mayor N e w York, N e w York The Honorable John B. Collins, Mayor Boston, Massachusetts Mr. John Gunther, Exe cutive Director U. S. Conference of Mayors Mr. Patrick H e aley, Executive Director National Leag u e of Cit i e s _;;,._ � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document CITy OF ATLANTA CITY HALL ATLANTA, GA.30303 Tel. 522-4463 Area Code 404 June 7, 1967 IVAN ALLEN, JR., MAYOR R. EARL LANDERS, Administrative Assistant MRS. ANN M. MOSES, Executive Secretary DAN E. SWEAT, JR., Director of Governmental Liaison The Honorable John J. Sparkman The Honorable Wright Patman The Honorable William A. Barrett Gentlemen: This letter is to call to your attention my serious concern with a problem facing the enforcement of housing codes in Atlanta and I am certain to all the nation's cities. In accordance with the emphasis placed on housing code enforcement sought by Secretary Weaver and our own desires, we have moved ahead vigorously with the housing code provisions in Atlanta, As you know, in those areas where an urban renewal project or a code enforcement con- centration area exists, home owners in need may qualify for grants and low interest loans, However, there are many areas of Atlanta where we seek to prevent further deterioration by code enforcement that are as yet not covered by either of the above programs. Home owners in these areas are with- out recourse and are in the unhappy situation of having their homes condemned unless they can produce the necessary funds. It seems to me that these persons are entitled to relief. In effect they are in an area covered by U. S. Government action since the required workable program covers the entire city. They should not be unduly penalized. To continue to do so creates an unfair situation which will undermine the entire effort of cities to enforce their codes. I, therefore, suggest that action be taken'to alleviate this situation. We suggest two possible courses, 1. As a minimum approach the F.H.A. should ease up on their requirements under 203K and make loans under this program easily available for financially deprived persons who are subjected to code enforcement expenditures. 2. Much more could be accomplished if the benefits of the $1500 grants and the 3% loan were extended to all persons without resources who June 7, 1967 - Page 2 - The Honorable John J. Sparkman The Honorable Wright Patman The Honorable William A. Barrett are faced with rehabilitation requirements under code enforcement. As stated above the Workable Program is, in effect, a Federal requirement for the entire city. It seems possible that the law allowing grants and loans could be extended to cover all citizens under a workable program. I would appreciate your giving this problem your most earnest consider- ation. Sincerely, Ivan Allen, Jr. Mayor cc: The Honorable Richard J. Daley, Mayor Chicago, Illinois The Honorable Jerome P. Cavanaugh, Mayor Detroit, Michigan The Honorable John V. Lindsay, Mayor New York, New York The Honorable John B. Collins, Mayor Boston, Massachusetts Mr. John Gunther, Executive Director U. S. Conference of Mayors Mr. Patrick Healey, Executive Director National League of Cities  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 21 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/d71fb6e4f3e670e587ed5915d3278da2.pdf 45a53dff1e46a18ac7201ac79f7fda2f Scripto Transcription A written representation of a document. DRAFT June 6 , 1967 The Honorable J ohn J. Sparkman The Honorable Wrigh t Patman The Honorable William A. Barrett Ge ntlemen : This letter is to call to your attention my serious concern with a problem facing the enforcement of housing codes in Atlanta and I am certain in all the nation's cities. In accordance wit h the emphasis placed on housing code enforcement sought by Secretary Weaver and our own desires, we have moved ahead vigorously with the housing code provisions in At l a nta. As you know, in those areas where an urban renewal project or a code enforcement concentration area exists, home owners in need may qualify for grants and low int erest l oans . However, t here are many areas of Atlanta wh ere we seek to prevent further deter i oration by code e nfo rcement that are as yet not covered by e i ther of the above programs . Home owners i n these areas are with out recourse and are in the unhappy situation of having their homes condemned unless they can produce the necessary funds . It seems to me that these persons are entitled to relief. In effect they are in an area covered by U. S. Government action since the re quired workab l e program covers the entire city. They should not be unduly penalized . To continue to do so creates an unfair situation which will undermine the entire e ffort of c ities to e nforce their codes. I therefore s uggest that action be taken to all eviate this situati on . We s uggest two possible courses . 1. As a minimum approach the F.H.A. shoul d ease up on their requirements unde r 203K and make loans under this program easily avail abl e for financially deprived persons who are sub jec ted to code enforcement expenditures . 2. Much more coul d be accomp l ished if the benefits of th e $1500 grants and the 3% l oan were extended t o all persons wi thout resources who are faced with rehabilitation requirements under code enforcement. As stated above the Workable Program is, in effect, a Federal require - �June 6, 1967 Page 2 - The Honorable John J. Sparkman The Honorable Wright Patman The Honorable William A. Barrett ment, for the entire city. It seems possible that the law allowing grants and loans could be extended to cover all citizens under a workable / ~ this problem your most earnest consideratio~ Sincerely , Ivan Allen, Jr. Mayor cc: The Honorable Richard J. Daley, Mayor Chicago, Illinois The Honorable Jerome P. Cavanaugh, Mayor Detroit, Michigan The Honorable John Lindsay, Mayzjr New :Jork,New York The Honorable John B. Collins, Mayor Boston, Mass . Mr. John Gunther, Executive Director U. S. Conference of Mayors Mr. Patrick Healey, Executive Director National League of Cities v: � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document DRAFT June 6, 1967 The Honorable John J. Sparkman The Honorable Wright Patman The Honorable William A. Barrett Gentlemen: This letter is to call to your attention my serious concern with a problem facing the enforcement of housing codes in Atlanta and I am certain in all the nation's cities. In accordance with the emphasis placed on housing code enforcement sought by Secretary Weaver and our own desires, we have moved ahead vigorously with the housing code provisions in Atlanta. As you know, in those areas where an urban renewal project or a code enforcement concentra- tion area exists, home owners in need may qualify for grants and low interest loans. However, there are many areas of Atlanta where we seek to prevent further deterioration by code enforcement that are as yet not covered by either of the above programs. Home owners in these areas are with- out recourse and are in the unhappy situation of having their homes condemned unless they can produce the necessary funds. It seems to me that these persons are entitled to relief. In effect they are in an area covered by U. S. Government action since the re- quired workable program covers the entire city. They should not be unduly penalized. To continue to do so creates an unfair situation which will undermine the entire effort of cities to enforce their codes. I therefore suggest that action be taken to alleviate this situation. We suggest two possible courses. 1. As a minimum approach the F.H.A. should ease up on their re- quirements under 203K and make loans under this program easily avail- able for financially deprived persons who are subjected to code en- forcement expenditures. 2. Much more could be accomplished if the benefits of the $1500 grants and the 3% loan were extended to all persons without resources who are faced with rehabilitation requirements under code enforcement. As stated above the Workable Program is, in effect, a Federal require- June 6, 1967 Page 2 - The Honorable John J. Sparkman The Honorable Wright Patman The Honorable William A. Barrett ment, for the entire city. It seems possible that the law allowing grants and loans could be extended to cover all citizens under a workable program. 2 aa ae fay hatesyor e this problem your most earnest considerationf Sincerely, Ivan Allen, Jr. Mayor cc: The Honorable Richard J. Daley, Mayor Chicago, Illinois The Honorable Jerome P. Cavanaugh, Mayor Detroit, Michigan | The Honorable John V. Lindsay, Mayor Neéw :York, New York The Honorable John B. Collins, Mayor Boston, Mass. Mr. John Gunther, Executive Director U. S. Conference of Mayors Mr. Patrick Healey, Executive Director National League of Cities  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 20 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/fe869726864eb1ed992bb767382c0dd4.pdf fe1f5748dc62721aa12e1a8677798f18 Scripto Transcription A written representation of a document. Finch Alexander Barnes Rothschild & Paschal June 6, 1967 The Honorable Ivan Allen, Jr., Mayor City of Atlanta Atlanta, Georgia Dear Ivan: Enclosed is treletter that Bill Slayton suggested you write to Senator Sparkman, etc. He has reviewed the letter and finds it in order and is enthusiastic about your undertaking this. Sincerely, /) I // ~ Cecil A. Alexander J3 vb encl: JamesH. Rnch, F.A.I.A. Cecil A. Alexander, f.A,I.A, Miller D.Barnes, A.I.A. Bernard B. Rothschild, f.A.1.A. f.C.S.!. Caraker D. Paschal, A.I.A. ASSOCIATES Robert D. Ah/strand, R.A. Sidney S. Daniell, R.A. Ira 6rayboff Thomas 6. Joyce, A.I.A. H. King McCain. N.S.P.E. John J. McDinough, P.E. Architects Engineers Interior Designers WIiiiam l. Pulgram, A.I.A. 44 Broad Street N.W. Atlanta, Georgia 30303 Phone 688-3313 John Steinichen. A.I.A. Terry-Hutchens Bldg., Huntsville, Ala. 35801 Phone 539-9648 � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document James H. Finch, FAA, Cecil A, Alexander, FAALA, Miller D. Barnes, A.A, Bernard B. Rothschild, LALLA. FCS. Garaker D. Paschal, AJA. ASSOCIATES Robart 0, Ahistrand, R.A, Sidney $. Daniell, AA, Ira Grayboff Thomas 6. Joyea, A.A. 1. King McCain, W.S.P.E. Jobn J. McDonough, P.E William |. Polgram, A.LA, John Steinichen, A.A, June 6, 1967 Finch Alexander Barnes Rothschild & Paschal The Honorable Ivan Allen, Jr., Mayor City of Atlanta Atlanta, Georgia Dear Ivan: Enclosed is theletter that Bill Slayton suggested you write to Senator Sparkman, etc. He has reviewed the letter and finds it in order and is enthusiastic about your undertaking this. Sincerely, Seazd Cecil A. Alexander vb encl: Architects Engineers Interior Designers 44 Broad Street N.W. Atlanta, Georgia 30303 Phone 688-3313 Terry-Hutchens Bldg., Huntsville, Ala. 35801 Phone 539-9648  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 19 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/12634a3dfbb3146c1447ba0b2ae2e61f.pdf 6d65d54c76aae711e6aea14afcfee097 Scripto Transcription A written representation of a document. June 7, 1967 The Honorable J obn J . Sparkman The Honorable Wright Patman The Honorable William A . Barrett Gentlem n : Thi lett· r is to call to your attention my seriou cone rn with problem facin the enforc ment of ho in codes in Atlanta and I m certain in all th nation' cities . In ccordance with the ought by Secretary W vigoro ly with th bou tho e re s where an c ntration rea ists, low intere t loan . mpha is pl ced on housing cod enforcement r nd our own de ir , w ve moved ahead ing code provision in Atlanta. As you know. in b n ren wal project or code nforcement con .. hom owners inn d m y q Ufy for gr nts nd with- r they ca to me t t th •• r one ar entitl d to r 1 • In effect they i, a co rod by U. S. Gov rnm nt acti s · c · th r qub d p:rosram cover• thee ir city. They ehoul ot be unduly • To contln lo do ao ere t a n unfair st tlon which will th ntir ff :rt of citl to nforc it. 1. th r fore, 8U eat two ug st that action b 8ibl COUl'See. taken to 11 vi.at tbl Uuatio . W th lr ns •r thb rived peraon who are • I tea • rcea �June 7, 1967 Pag 2 - The Honor ble John J . Spa.rlanan The Honorable Wtight Patman The Honorabl William A . Barrett are faced with r habilitation requirements under cod nforc ment. As tated bove the Workable Progr m is. in effect, F d r l requireme11t for the -ntir city. It ems possible that the law allowing grants and loan could b stend d to cov r all citizens und r wor ble program. 1 would appr ciat your giving this problem your mo t ation. Sincerely, I n All n, Jr . Mayor cc: The Honor bl Richard J . D ley, M yor Chic go, 11,. uuu-,.a The Honor ble .r l'O!Xl P . C vanaugh, M yor D troit, Michl The Hcm.orabl J hn V . Linds y. M yor N York, N w Yo~k Th Honor bl John B . Collins, M yor Bo1ton, M achu tt Mr. John Gun er, E_zecutive Director U. s. Conf rpe of M yor Mr. Patrick a aley, Ex cutive Dir ctor N donal . of Cltl s rnest c on ider- � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document Sune 7, 1967 The Honorable John J. Sparkman The Honorable Wright Patman The Honorable William A. Barrett Gentlemen: This letter ia to call to your attention my serious concern with a problem facing the enforcement of housing codes in Atlanta and I am certain in all the nation's cities. In accordance with the emphasis placed on housing code enforcement sought by Secretary Weaver and our own desires, we have moved ahead vigorously with the housing code provisions in Atlanta. As you know, in those areas where an urban renewal project or a code enforcement con- centration area exists, home owners in need may qualify for grants and low interest loans. However, there are many areas of Atlanta where we seek to prevent further deterioration by code enforcement that are as yet not covered by either of the above programs. Home owners in these areas are with- out recourse and are in the unhappy situation of having their homes condemned unless they can produce the necessary funds. It seems to me that these persons are entitled to relief. In effect they are in an area covered by U. S. Government action since the required workable program covers the entire city. They should not be unduly penalized. To continue to do so creates an unfair situation which will dndermine the entire effort of cities to enforce their codes. I, therefore, suggest that action be taken to alleviate this situation. We suggest two possible courses. 1. As &@ minimum approach the F.H. A. should ease up on their requirements under 203K and make loans under this program easily available for financially deprived persons who are subjected to code en- forcement expenditures. 2. Much more could be accomplished if the benefits of the $1500 grants and the 3% loan were extended to all persons without resources whe June 7, 1967 Page 2 + The Honorable John J. Sparkman The Honorable Wright Patman The Honorable William A. Barrett are faced with rehabilitation requirements under code enforcement. As stated above the Workable Program is, in effect, a Federal requirement for the entire city. It seems possible that the law allowing grants and loans could be extended to cover all citizens under a workable program. I would appreciate your giving this problem your most earnest consider- ation. i i | i ' ' Sincerely, Ivan Allen, Jr. | Mayor ec: The Honorable Richard J. Daley, Mayor | Chicago, Illinois The Honorable Jerome P. Cavanaugh, Mayor Detroit, Michigan The Honorable John V. Lindsay, Mayor New York, New York The Honorable John B. Collins, Mayor Boston, Massachusetts Mr. John Gunther, Executive Director U. S. Conference of Mayors _ Mr. Patrick Healey, Executive Director National Léague of Cities  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 18 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/c67841de56c51d5aea9c667988706eb4.pdf 76101dda016819e5226e535ee3c0271c Scripto Transcription A written representation of a document. CITY OF .A'I LANT.A HOUSING RESOURCES COMMITTEE CITY HALL Room 1204, City Hall June 23, 1967 ATLANTA, GA. 30303 Tel. 522 -44 63 Area Code 404 IVAN ALLEN, JR ., MAYOR R. EARL LANDERS, Admini strative Assistant MRS. ANN M. MOSES, Executive Secretary DAN E. SWEAT, JR. , Director of Governmental Liaison Dear Committee Member: The next monthly meeting of the Executive Group of the Housing Resources Committee will be held at 10:00, Thursday, July 6, in Committee Room #2, Second Floor, City Hall. We hope you can attend this meeting. The low and medium income housing program is still confronted with major obstacles, which have recently been emphasized by the local news media. The "White Paper 11 prepared by this Committee and used at the last meeting, highlighted the problems and has been very well received. However, Mr. Alexander desires to discuss several of the items further with you and will look to you for suggestions as to action this Committee should take. Also we would like to have a brief report on the activities of each Panel. The Housing Inventory Report is being brought up to date, and should be available for our July 6 meeting. It should provide a clear picture of the current status of the program. We still do not have information on the following: Ee gal Panel--Chairman & Vice-Chairman Public Housing~-Vice-Chairman Land Acquisition Panel--Chairman & Vice-Chairman Social Problems Panel--Vice-Chairman Please be prepared to provide us at the next meeting with names of those elected to the above positions. Also please let us know on the enclosed return address postal card if you plan to attend the meeting or, in the event you cannot attend the meeting, the name of some other member of your panel who will represent you at the meeting . - Sincerely, ~ ~ e c&~ 2 - < . < 2 - - Malcolm D. Jones Supervisor of In · MDJ/pjm Encl: Return Address Postal Card tion Services � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document CITY OF ATLANTA HOUSING RESOURCES COMMITTEE , CITY HALL ATLANTA, GA. 30303 Room 1204, City Hall Tel. 522-4463 Area Code 404 June 23, 1967 IVAN ALLEN, JR., MAYOR R. EARL LANDERS, Administrative Assistant MRS. ANN M. MOSES, Executive Secretary DAN E. SWEAT, JR., Director of Governmental Liaison Dear Committee Member: The next monthly meeting of the Executive Group of the Housing Resources Committee will be held at 10:00, Thursday, July 6, in Committee Room #2, Second Floor, City Hall. We hope you can attend this meeting. The low and medium income housing program is still confronted with major obstacles, which have recently been emphasized oy the local news media. The "White Paper" prepared by this Committee and used at the last meeting, highlighted the problems and has been very well received. However, Mr. Alexander desires to discuss several of the items further with you and will look to you for suggestions as to action this Committee should take. Also we would like to have a brief report on the activities of each Panel. The Housing Inventory Report is being brought up to date, and should be available for our July 6 meeting. It should provide a clear picture of the current status of the program. We still do not have information on the following: Legal Panel--Chairman & Vice-Chairman Public Housing--Vice-Chairman Land Acquisition Panel--Chairman & Vice-Chairman Social Problems Panel--Vice-Chairman Please be prepared to provide us at the next meeting with names of those elected to the above positions. Also please let us know on the enclosed return address postal card if you plan to attend the meeting or, in the event you cannot attend the meeting, the name of some other member of your panel who will represent you at the meeting. Sincerely, > 7] y A yeklcel sc, Miwa. Malcolm D. Jones Supervisor of In f tion Services MDJ/pjm Enelg Return Address Postal Card  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 17 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/12520034474212d188a937da1bee7665.pdf a6eb823c2afa3da4af758e3bf52ef925 Scripto Transcription A written representation of a document. HOUSING, PUBLIC GEORGs~ l.t t\: S T il l u·-I:" IL. OF TEC: iN OLOGY ARCHITECTU RE LIBRARY 17 11 , THE SOCIAL IMPLICATIONS jll OF ,,.. I' - I I t PUBLIC HOUSING IN METROPOLITAN TORONTO !I 1· I· The Metropolitan Toronto Housing Authority I· August 1963 ~ 4 I 4 • t If i , [j i i i �CPJ.\. PTER VIII - SUHMf,RY AND CONCLUSIONS , 'I 1. Basic Premise The conclusions of this study which d eal with tha ?.ttitudes towfl.rds · ublic housin? of families who h;:ive moved out fire a ff 8cted by t}-,e move-out ·rate which exists in the pro,iects under the administrA.tion of the l"ietropolit;m Toronto Housinf Authority. If i t 1s considered that these move-out rates are greater than might ordinarily exist in the priv;:\tc rentel TTlA.rket, then the c~ta t akes on more sipnificance. Conversely, if t!rn move-out r?.tes are consid - ,·ed to be less than the normal priv~te experience, then the data tak0s o~ sirnific2.nce. sscr It should be clc<'-rly ur10P.rstood that the fir1dings o f ·,his study are based essentially on interviews held with tliose families t :'.10 he ve left -public housin3 communities in Hetropolitan Toronto. 2. Physi cal AccommodAtion and Environment It would appe?.r, b;,sed on the evidence supplied by former kn;,nt s, t hat th e public housing co mmuniti es are es s entially satisfc=;ctory plcices to L .ve , .cit l east as for a s the majority of tenMt families Are concerned. It ,.,,ould also appe..ir that the housing pro,jects provide a r eason~bly satisfactory environrnent '•I for the majority of the families. The major satisfaction which t ends to k e ep the fAmily in the public housing project centres around the ph~rsic;:,l ac corrn:ioc1r1tion. ! ' I I .- As fPrnilies Are g iven housing to meet their renuirements physical overcrowding s eldom occurs. The .l larger units provide accommodation which literally c an not b e found "'nywhere I. I else in the 1-I etropolitan Toronto area. The housing u.I1it, particulcir l y t he hous e type , provides t!1e families with their greatest singl e satis .:.:.--.:::tion . I I �89 - 3. Faciliti e s for Ch;idr cn at Proi e cts · This s-t udy indicates little dissatisfaction with the faciliti es pro'J: children in the housing pro,iects. 2d for What was indic;,ted, however, WP.S t :a pro- jects which are densely child populcited produce an irritcition with th e children in the project. the children. The tenant app:irently feels th8t he is unP.ble to f<:: t -:r,ray from This probably accounts for the action tPken on th e p,r t of the Temints' Associ;:ition in coth pro,"jects to get community centres with c i'1ild oriented programme::;. This l!.'1CO:'.'.ti c-:_ous r.,,;c+-.ion t0 thA J.E.r ge number of children s eems R cl(;?.r ir.- .i .l ! nu:n1·x~rs if larrc w1i ts in one site as in South Regent P.:1rk. A J...-i.rrcr pro- iJOr:.ion of houses to ap2.rtmcnts seems nccess;:,ry. 4~ !1.ttitud e Tow&rds I-ianagemen t Pe rhaps it will te surprising, at least to thos e who administer publ·: · h c,u.;ir.: , that there is a very positive f eeling to 1~rards the public housi !1f: exp,- ri e:--c e of thos e f amilies who h? ve moved out. Only a ve ry sm::i ll percentage of ttis group felt trJ<!lt no housing should be supplied for other fc1.nilies in simi.j_ci."' circumstanc e s. More tha n 9Cf/o of the families int erviewed felt thet s ome ~rr,- - gramme of public housing is nccessciry. The ma.jori ty of f amili es fel t th<Jt, they had b een helped, ;:i.t le;:,st firnrnci2lly, by their public housin~ cxr-,,3ri e1.c;3 The Housing Authority has for a long time felt thRt perhRps it interferec too much in the lives of its ternmts. This study do es not bear out, t hi s f e eling at all, in fact, there was little expressed diss"1tisf,, ,ction with t he control v:=,~---5.-,.,......., • f . r...,,~.,.q,,.-...., �. i_ 90 .- exerted by the Housing Authority. -- . On the contr;:iry, these frimi.lies indicat ed ~that t .here was too little control exercised over other fprrd.lies in th ) com- i-.1 ' Ml · .,i.. ';~ f ~•. ,;r , . _. ·1 .' i munity •. This group felt thPt the beh8viour of the neighbours should 8e ~ore strictly supervised. In this lPtter reaction, however; the expression w::,s by a minority of former residents. - 5•. Mobility of Public Hou sine: F-".milic s The annual move-out rc1te for proxii'E.tely J.L%. i. f amily in pro,i c cts under administr ,itj_c 1 is a u- ~,ud', .rc.te~ a;.·c fom 1d to bi::: l ess thrin th[lt which obi tins tn:i:Lz~ . S!-.hL~:.- ,~J-.id: w,-mt o.s high :ts J.8% in 195i~. 'vih:i.J. e ::oa::.j sf.q ction with public housing livirlg is possibly -;:,he nt"-~or r e1., s o1, w'::y [amili6s stay, it is n.lso likely that the mobility is some,-1h::it ~-esti'ict.eJ b:r th e la1,;k of a n Rltern.stive choice. · The private housing rrarket ha s hE-:~:-, ·,1:·1P-.J•. -:: to provide this alternative. - In order to assess the importance of ,~r: i ~ ~; ,,;re of an Al t erna tive , th e satisfactions and dissA.tisf e. ctions of f;:i;nili ~s 1·t:m:-.:,n:.r. ::,. in public housing might b e studied to determine why th 8:' .:.' 8n,a.i.n ir. pu'..:.i_i (: housing. Thj_s might possibly be the next study carried out b:,r t: ie :'1et rop.~li:.[l.-:-l Toronto Housing Authority. 6. SociPtl We lf::i re Considercitions One rather disconc a rtj_ng fflct ,qppen.rs in this stud y whi ch s eems to St1 ,'f8 s ·l f urther a ct ion b y the Housing Aut!1ori ty. This is the f,qct t h?.. t the z · i c t ,.~d fa milies are substs1ntially the kind of fe.milies ·who should b e he '...p,::d !_ y t i10 public housinc program.r;e. · They are l Rrgc f;,.r.ri.lies with low inco:nes c ont a l u i -,g --=~..,,,,,......,,.,.,.........,="""""=-,:-.,-=,..,...."""""""'"'""""==..,.,.=...,......,.,""""m""'"'"'l'll',_.""""'_,,='r!!"I'""""'."'·1!'.,11" ". .. ~"l'"":"1'f.11~ ' " ' ' ' [ "... '1"'~; ;~· 't ! ~ •; 1 . .' .. .: • i' �' 't 91 both par ents. For some re;,son they h;:. ve no t b een Pble to .cid,iust to J_iving in their n ew environment. 11 Becc1.use these fc=irnili es Are prob c1 bly probl em11 fPmilics, Although they r epr esent A- 11 tro uhl e " or v ery sm;i ll perc ent-"EC /' the public housing populPtion, it is possible thAt th ey r eauire more ti m and a ttention thc1 n has b een given to them up to the pr es ent. It would als o suggest th?.t greater efforts to reh~bilitat e these families are necess~ry. Co-opera tion with a ll essential Wclf;:,re Ag(mcies should b e established so thc>t gr r0?.t er sup- -Ii ' '·I • t'I i' . fL I ti I ' I port A.nd assist;:,.nce c ."':1 be provided. 7 .. R.s,ta.\ 3·>-, __ -... -·· - ··-··- ... - ·- 8 s 01-1rc,2; 01' sat~_s.fc1.cti..m. come ·"' S The fact thf't the monthly r ent fits the fr:mi.-!..y I s in- thJ. t ii,co:ne fluctu?tes h2.s bE:: en thought by rnany ex:ps:rts to r:- ovid8 thG .fnrnilies with an excellent for m of soci2l ;:,..nd economic s e curity •,1:1ich :)·vho :· far;ri.lies do not have. satisf;iction. In the o~J, therefore, this should b e r1. In pr;i.ctic e this expe ct-".tion is not realiz ed . r.tP..,ior sct:r ~c r,.i. Ger.er.;.11~.- ::: ;,,2 , }d:.-. f I ' there wn.s dissat isfac ti on expressed on the pc>rt of t he move-out f;:i :nili c s _. ·ii;;, the rental scale. This might hAve been expect ed in th e upper incon --: r An--: -=-.:=: where t he nenalty r ent char ved in public housing ;:ippli eso nc¼"ever, li es with very low i nco mes felt that the r ents wer e too hiFh~ ., ... . 1;i.;r,_ y f3 .1li- This fePll!cS ::.s brought a bout largely from the est r1bl.ishment of mi nimum rm1ts, whic ·. c f.a ~,~ thAt many famili es are paying too high a proportion of the ir inco me: in r 8n"t. , The rec1.l dissr1tisf.<>cti on with th e r e nt.:i l s cr1le shows up in thos e f;i mili e s refus ed public housinr. not low rentn.l. 1,vt10 They felt th;:it .the rents P.sked by the Authorit y 1,.er e In fact, when th e other :nove-in c!l.;"trges were A.ddec:: to t he first month's :rent rn£.ny families could not afford to move into r;t.i Le housine,~ ' l �! '-l ,i 1, !: { 111• 1·1 Ii This stated dissr1tisfnction on the rnrt of move-out f-?.milics and rofus ?.l f : :>. rd lie s indic;:i tcs thc'..t tho rental scf'lc do e s not wholly pcrfor:n its function certni.r.ly "S it ,,ffocts the fc:mili es on WT? low incomes. lndicP..tions are t h:i.t the cst;iblishmcnt of a new sc;-i.le, upd~tcd to f.<1.mily cxpendi turcs of th e pre s ent time, is an absolute necessity. Such a scale if devised should be h~s ed uJX)n a dynamic situ?. tion c1nd chanred on review periodic;:illy r ather than h?.p:--,"vrdly. 8_ High-Ris e Build~_p.g s This study does net :i::~ (,dL,·~-& rl.n,n:=tgi ng 1;vld e nce a ra inst high--risc :9.p.c> r t r::e:1t s 1 .s., ~()1 .nt cc; f or by t ho f ::i ct thr1 t 1 and 2- b edroom f ;:i_mili e s :i.n La·.,rre!1c: e Hc-::. .= :r-t s -!:ind it ea si er tu mov'3 out thc1 n the 3-bedroom fr mlie s in So"Jth Re,e-:er.t ..\J.thot1g11 h i g!1-ris c buildings s e em to provide g r e~ t e r ri12..I1rtger!1ent and 0 .?.:::·!: . L ·~-· . . .,~.e1.~2 "1~._ costs ,:,o t:·: e r, dministr.,., tion, t h e exc ell ent phy s ic;'l.l l ;iym1t of t h e 2.ctu, -.:·.r, :._ . J. r:. ........ .. l ing ur1it appea rs to outweigh .s.ll proble:ns in th e '.'lines of t he t em.n t s , should b e not ed th.-i t t h is e vide nce is b " s cd on f a ~lic s ,·rho h-"'vo ::iovoc 0·:,.t a.nd not .families who c~nt inu 8 to l i ve in tht'.: pr'ojccts o 9- SociP.l 3ti gm.:. In gen eral, whil e t h e r e w is some dis s<iti s fac t ion expr e ss ed with ,:1, ·,,, ~· 1• .J ,. l . •'• s ocial fac t or s t h e se d i d not s eem i'l.s grea t as might be expr e ss ed by f;, : .ll?; S who vol unt a rily moved out of public housing . tc affect t h e move-out rat e to t he same d erree shoppi ng ;ind transport a t ion fa c ili ti e s. The sociRl f a c tors do no:. BS t he r ent ~nd l <i ck o f S -3Vii, , d 201.~Fl."~.s Althoug h the r e w?. s a slight f, ~li~g I r 1•!1 ~! , f; ., '-· I" �of stigma c<1ttAched to pu'r.lic housing it did not seem to m1nifest i tself in m~ny fc>:milies . IH fAct, it is prob"'ble thrit the sociel re~ctions expres sf':d by these fnmilie.s ;,re no grePter than those thc9t mipht aoply in nn:v n ~ighbourhood. 10. Rect~ons for Reftisal In descending of importance famlies in eppPrent need of housing r ef\ . ed for the following reasons:- ~ -i! 'f.1 (4) '!:tong type of dw0lling i.e. n.p..~rtm-3nt instec>.d oi house (5) ~ulcs nnd regulntions (6) Personal and far.ri.ly rea sons (?) Condition of unit offEre d It is interesting to note that the first two reasons were f?.r and most important a ccounting for nearly 60% of all reasons givenu 2i~-;f-,.;/ tnc � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document HOUSING, PUBLIC GEORGIA INSTITUTE OF TECHNOLOGY ARCHITECTURE LIBRARY THE SOCIAL IMPLICATIONS OF PUBLIC HOUSING IN METROPOLITAN TORONTO The Metropolitan Toronto Housing Authority August 1963 - 8s - CHAPTER VIII — SUMMARY AND CONCLUSIONS 1. Basic Premise The conclusions of this study which deal with the attitudes towards ublic housing of families who have moved out are affected by the move-out rate which exists in the projects under the administration of the Metropolitan Toronto Housing Authority. If it is considered that these move-out rates are greater than might ordinarily exist in the private rental market, then the cata takes on more significance, Conversely, if the move-out rates are consid: :ed to be less than the normal privete experience, then the data takes on sser Significance, It should be clearly understood that the findings of this study are based essentially on interviews held with those families who have left-public housing communities in Netropolitan Toronto. Physical Accommodation and Environment It would appear, based on the evidence supplied by former tenants, that the public housing communities are essentially satisfactory places to live, at least as far as the majority of tenant families are concerned, It would also appear that the housing projects provide a reason=bly satisfactory environment for the majority of the families, The major satisfection which tends to keep the family in the public housing project centres around the physical accommocation, As femilies are given housing to meet their renuirements physical overcrowding seldom occurs. The larger units provide accommodation which literally cannot be found snywhere else in the Hetropolitan Toronto area, The housing unit, particulerly the house type, provides the families with their greatest single satis‘ction. eT 7 SST Es, rrr eee es aa TTT Tr i ‘wie TNT speeder ras ch aterm oo Merent tS SN panes odes Sle teens ae ae ner 1h eeernenemer = pa 36 Facilities for Children at Projects This study indicates little dissatisfaction with the facilities prov: :d for children in the housing projects, What was indicated, however, wes 1.2 pro- jects which are densely child populated produce an irritation with the children in the project, The tenant apparently feels that he is unable to get way from the children, This probably accounts for the action taken on the prt of the Tenants' Association in both projects to get oe centres with cnild oriented programmes. This wiconsetcas reaction to the large number of children seems a clear in- aicetion sha mojeets in tae future should not attempt to congregate large numbers of large units in one site as in South Regmt Park, aA larger pro- portion of houses to apartments seems necessary, Attitude Towards Hanagement Perhaps it will be surprising, at least to those who administer public housirz, that there is a very positive fecling towards the public housing expcrierce of those families who have moved out. Only a very sm3ll percentage cf this group felt that no housing should be supplied for other fanilies in simila- circumstances. More than 90% of the families interviewed felt thet some pre-- gramme of public housing is necessary, The majority of families fel» thet they had been helped, at least financially, by their public housing expericice The Housing Authority has for a long time felt that perhaps it interfered too much in the lives of its tenants, This study does not bear out this feeling at all, in fact, there was little expressed dissatisfaction with the control Sse a ae exerted by the Housing Authority. On the contrary, these families indicated “that there was too little control exercised over other femilies in th: com munity. This group felt that the behaviour of the neighbours should be more strictly supervised. In this latter reaction, however, the expression was by a minority of former residents. Mobility of Public Housing Families tC m The annual move-out rete for a family in projects under administratic 1 is proximtely 14%. Sush rates are fouid to be less than that which obt:ins generally in the maivets rmtalL marvct in Canada. iecre sipnificantly probably is that suca raies ars iess toen the nove-tus rates in poblic housizg in the United States which went as high ns 28% in 195i. While satisfaction with public housing living is possibly the major rezsou why tamilies stay, it is also likely that the mobility is somewhat restricted oy the lack of an alternative choice. The private housing market has besn unro.s to provide this alternative.- In order to assess the importance of “hic i ox of an alternative, the satisfactions and dissatisfections of families reme:nir, in public housing might be studied to determine why they senain in puclis housing. This might possibly be the next study carried out by the Metropslivtan Toronto Housing Authority. Social Welfare Considerations One rather disconcorting fact appears in this study which seems to surfest further action bv the Housing Authority. This is the fact that the «-ictad families are substantially the kind of families who should be helped Ly the public housing programme, They are large families with low incomes containing i # Re ee J | i i i i ty i i 7 ae ae both parents. For some reason they have not been able to adjust to living in their new environment. Because these families are probably "troubl«:" or "problem" families, although they represent a very small percent>es * the public housing populétion, it is possible that they require more tim and at- tention than has been given to them up to the present. It would also suggest that greater efforts to reh=bilitate these families are necessary. Co-operation with all essential Welfare Agencies should be established so thet greater sup~ port and assistance can he provided, Rertal 3c¢_e et os a6 =<" oe In theory the frcu that rent is geared to ability to vay should provide a source of satisfaction. The fact thet the monthly rent fits the family's in- come *s that income fluctustes has been thought by many experts to provide tne families with an excellent form of social and economic security which ovhe:- families do not have, In theory, therefore, this should be a major scoursze ci satisfaction. In practice this expectation is not realized, Generally eneskineg there was dissatisfaction expressed on the prt of the move-out families with the rental scale. This might have been expected in the upper incom rances wnere the nenalty rent charged in public housing applies, However, many fami- lies with very low incomes felt that the rents were too high. This feeiing is brought about largely from the establishment of minimum rents, whic. means that many families are paying too high a proportion of their income in rent. The real dissatisfection with the rental scale shows up in those families who refused public housinr. They felt thet the rents asked by the Authority were not low rental. In fact, when the other move-in charges were addec to the first month's rent many families could not afford to move into :' ic housing. ae perenne 9. ws Qe This stated dissatisfaction on the mrt of move-out familics and refusal fami- lies indicrtes that the rental sesle does not wholly perform its function cer- tainly °s it affocts the familics on very low incomes. indications are that the establishment of a new scale, updated to family expenditures of the present time, is an absolute necessity. Such a scaic if devised should be based upon a dynemic situation and changed on review periodically rather than hephozardly. High-Rise Buildings This study does not peoducs damaging evidence against high-rise amrtments ce) within tiself “gf ae’, Ghesstiefaction with living in elevate; builainss is not esDresscd to any Heesu extent. The -nove-out rate from the walle-vp apart- ments in uswrence Heights ij8 greater than in Seuth Regent Park. “This cn be L — acco mted for by the fact that 1 and 2-bedroom families in Lawrence Heishts Dn waste find it easier to move out then the 3-bedroom families in South Regent Cari. A) at + Although hign-rise buildings seem to provide greater management and mr ote. costs to the sdministrstion, the excellent physical layout of the actus. t-«L- ling unit appears to outweigh all problems in the minds of the tenants, iI should be noted that this evidence is bescd on families who heave moved out and not families who continue to live in the projects. Social Stigma In general, while there was some dissatisfaction expressed with a veri yu Cc 3 social factors these did not seem as great as might be expressed by fr: lies who voluntarily moved out of public housing. The social factors do now seri te affect the move-out rate to the same degree as the rent and lack of adenvate shopping and transportation fecilities. Although there was a slight ?. «ling eee a eG lagRpeee Sree 10. a 935 = of stigma attached to public housing it did not seem to minifest itself in many families. Inu fact, it is prob>ble that the social rezctions expressed by these families ere no grester than those that might apply in any nzighbdour= hood, Reasons for Refusal In descending of importance families in apparent need of housing refi. ed for the following reasons:= (3) Rent. toc aigh ie tack of trenspcrtetion 2nd other facilities (33 Fec.ing of social stigma. (1) “rong type of dwelling i.e. apartment instead of house (5) Rules and regulations (6) Personal anc family reasons (7) Condition of unit offered t+ is interesting to note that the first two reasons were fer and away tac most important accounting for nearly 60% of all reasons given. Msi umed bene: tren. Aedes ee SS ie a NL ee FEE eye ee te aren en ee ee rien ree  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 16 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/d05c5df780f689bb6ec6d122b5ebd784.pdf 318fa1377edd0ef2f5ea07d1aa2c32fe Scripto Transcription A written representation of a document. JFOI' ~l'L' OU-ti. bfJ tire !P:e b lic Il ouasiuag ~· i8m .iuo ist11·adi'o n [ Today :m increasing number of families are, or even tually will be, liYing in hig h -rise :ipartment bui ldings. Our exper ience clea rly i11dic:ites that such an enYi ronmcnt sometimes . brings for th unusual family and m anagemen t problems which thus far have not been adequately delineated and analyzed. This repo rt is a compilation a nd eva luation of the responses of local housing authorities, experienced in high-ri,:e design and m a nagement, to questionnaires and inter views. It is neither a statement of Public H ousing Administration policy nor a set of standards. Nevertheless, I believe it wi ll prom helpful not only to local housing authorities, their architects and managers, but to all who may be c onsidering the use of high-rise structures fo r fam ily living. J DB@ifiJ (}]) B" rJ; ® [Ji], 0 ll!atu1llGfJJl!rfJ IL alJ)llB @ ulla f!Ilarg; Ila AlD_JJ (l[J,[10 d, Vfl{],@ [Jl];(/, !JJJ-aw.iJJ,aJlftJa~ ~ f l .t.l. t: . Elisabei'h Coit Miss Elisabeth Co it's extensirn professional experience makes her em inently qualified to do th is provocati 1·e study. She was Principal Project Planner o f the New York City Housing Authority for many years and is a fellow of the American Institute of Architects. FAIA As Publ ic Housing Commissioner, l am deeply concerned with the proper resolution of the problems of high-rise housing a nd believe sincerely we can clo much more than we have in the past to orient ou r design to famil y needs and management r ealities. While this paper docs no t g ive fin al solutions, it d oes identify many of the perplexing situations relating to livability and opnations in h igh-rise housing and offers s uggestions for further explora~ion. )ak< c.1ta/L PUBLIC HOUSING ADMINISTRATION MAnIE C. McGUIRE Commissioner Public Housing Administration HOUSING AND HO ME FINANCE AGENCY Ma y 1965 A ~ @crc) �l U ~ ~ n I , / I 1/-'l'"':c--"r--- I ~ rban living is more and more the pattern of modern life all over the world. The tall el evator-serviced apartment house rises up in tiny Italian towns, in new cities of India, in P aris suburbs, and not the least in the United States, author of the skyscraper. H ousing authorities faced with high land costs are of necessi ty providing elevator buildings at least for part of their inventor y. T hey are p ersuaded that not all design techniques used successfully in rowh ouse and walkup. a partment buildings are appropriate fo r high structures. The accompanying report contains suggestions, in large part provided by these ingenious _a uthorities, that make for case and econ omy in long-term management practice and in family satisfaction and cooperation. It is not to be taken as a final word. Authorities look for a new approach in the design of urban structures and tu rn to the architect _for imagination and invention, tempered by a practical knowledge of problems inherent in densely occupied bui lding groups. Public housing developments are not in their nature "institutions" and need not look or feel as if they were. They arc built for people. Their design must call forth people's interest, acceptance and understand ing, must stimulat e their iuiti ative, and meet their social r equirements. Nadi ne Gordimer, South African author, has said in another context, "An utterly impossible job-to improve th e liYing cond itions and morals of people while at the same time stifling their opinions and taking away from them any responsibility for their own destiny" . Authorities are concerned with techniques that will result in a "possible" job. This report offers suggestions toward that end. Its purpose is to supply a fo undation of exp erience upon -ivhich the a rchitect will build h is own New Jerusalem in a " green and pleasant land'"O �'r 'lf'i he image of a l!C'.V city ha~ been a~C<'ptcd by cit izens and is being Ji implemented with the :11 d of [, ctleral a nd local government. Schemes a rc proposed :mcl undertaken to break 11·ith old traditions and to provide a new, liYcly mclropolitan co mplex. Public housing is pa rt of this cornpl<'x. Its tk\'clopm cnts must be dcsi crned in keepin(T with the invi 0crora ted ci t)' so il1ai lh C)' 11ill be a satisfa ction and a pride to all cit izens. ~ ~ ElcYator-ser\'iced buildings, 16, 20 stories, and eYen higher, are becoming a necessary part of the supply of "decent, safe and sanitary" housing within the framework of community de,·clopment. Renewal schemes in rundown city areas and new high ways slicing thro ugh the outskirts result in masses of families turned loose, many of whom must be accommodated in public housing developments. Also the impact of in-migration from the countryside, and the notable increase of individual family size are as well kno wn to architects as to sociologists. This r eport will acquaint architects with some difficulties encountered in tall b uildings popula ted by fa milies many of ,rhom lived formerly in decrepit city slums a nd by others unused to urban living. All la rge-scale housing developments have complex problems, but there are certain ones that characterize h igh-rise buildings and require special thought for solution. Chief among these are: 1. Separation from the ground. Babies and small children need sunny play space close to their mothers; p arents and older children want the equivalent of a nea rby porch _for informal gatherings, relaxation, and for making the acquaintance of new friends. 2. Loss of identity, as well as a sense of pressure in the multiplefa mily floor of a ma ny-familied structure. Ranks of pigeonhole dwellings close together make difficulties boLh for the gregarious and fo r those who cherish privacy. The first type misses opportu nity for self-expression in the impersonal trafficways of narrow corridors and c rowded elevators; the second is oppressed by the closeness of his many neighbors. Different, and someti mes conflicting, solutions are here offered to the a rchitect fo r his di scri minati ng evaluation. The report also contains notes of experiments now being discussed by authorities to further increase orderly managemen t of the property, resulting in tena nt sati sfa d ion an d consequent accicp lancc of rcsponsil1il ity for th e fabric of the b uildings. The a rc hitect will need to visit exi sting developme n ts, both with authority personnel and by himself, fo r firstha nd obs;erva tion. He will rel'icw ho using puhlicati o11s and guides. He will S'lud y the results of experimental schemes ancl demo nstration buildings as they develop, such as parki ng troughs al Flemingdon P a rk, To1i<1rnto, or the forthcoming Pratt Institute (l3rooklyn ) stud y of·constrUiction methods that is sponsored by the HHFA. He will not scorn 311)7 scrap of practical in formation. Architects and authority staff must work closely tog;,ether from the first sketches to the "As-l3ui lt" drawings. The authori'ti.J ' supplies detailed man agement experience, knowledge of the market, a nd iLs own official relaLions with city departments and ,community o.rganizations. The a rchitect should aid in developing the program a-n d offer a physical translatio;1 of it. · He provides experience with 1t1ew materials and construction methods, and an inventive attack on ]Problems p osed by the authority. He will stress the importan ce of goo d workm anship as well as approp riate materials. Both architect a nd a uthority sliould make use of tfu.e social scientists' contributi on. For one example, a French study o.f workers' families showed that people with less than 8-10 s1.1uare moeters of space per person had twice as many · social and physical diisor ders than those with 10-14, meters.1 Both must have clearly in min<l the encl client, the: t enant famil y. No development is better than its 1Y1anagcrnent but, eq mially, no good management is possible without tenant cooperation iill the techniques of apaTtment living. One authority has a slogan, "Oenr,onstrate to tenants that management cares : tenants will care." Public housing has its own traditions, properly Jbased on the need for rigid economy, both in capital costs and maimtenance expenses. But, as M. Roland of the P aris Opera said rccent~y , " How agreeable it is and how necessary to break intelligently w ith tradition and routine". 1 From address lo the American I nstitute of Architects' 'Convent ion, 1963, by Dr. Ed ward T. Hall. S 10 1ut e of !l G. W. Cnr.:ver . . . A m ~nd olo , S cu l p t or �::.::,~ ~~ - ~iii:;.·a;....-,J-Lc;;a,;.:;;;;111"" = -~='~!:!'.~-,...,.,.,s....,--,...,.._,,.,,,,==143.215.248.55- - - ~-,,......,~......-...--.,,.ft,__,.,.__,,.~- - -- - X ~WWW k ==--:: - ™ cw:., - -- ----· ·. ... . ..-___ _ INTRODUCTIO ~ l; ' The first view off ,a housin g developm ent gi ves tenant and visitor alike a strong impression, whether or not it is a conscious one. This is particularly true of groups of tall buildin gs where greenery cannot disguise a11d sofu.cn building sh apes and positions. The high masses dominate the scene. A simple pattenn of well-spaced structures comfortably set in landscaped grounds, ,m ay be allaincd in many different ways. A study model with movmble buildings ca n be advantageous to architect and authority during the first phases of design. Some architects think themselves fort =a te if a combin ation of hi gh and low buildings is contemplated, w, ether attached or separated, as it gives th em scope in the overall design. This, of course, mu st be justified by land cost and subsoil conditioms and by the benefit gained by housing large families near the groun d!.. On e-story extens:iions or separate low buildin gs for managementmaintenance offic es, community spa ces, for a row of shops, even for a school ( the aull:lh ority will no doubt explore th at J)Ossibility with the local board of ed!:ucalion) , all th ese break up vertical masses an d provid e eye-level atecents. Among the 12 '"A spects of Quality" listed by Hobert Katz, the 2 th at he thi nks most neglected arc " bl endin g into the neighb orh oo d" and "individu ality. " Mr. Katz also heli cvcs that a livabl e design should be, so far as is p ossible, based on a specific program with allowa nce for future adapt a tion .1 'Int ensity of D<:;'clop mcnt nnd L iva bility of M ulti-Fam ily Ho usin g Projects. Robert D. Katz. I• HA Techni cal Studi es Progra m, No. 509. 1963. l· & i ,,_ ( ,... - .J" • I .,,,.,. I "I , ', . . \ l--..- . :2 ~'.l ...,, i i "-~ ... ~ •' , I~ .~ ~ ~ I ..;- 'lJ ! i_ ·. I • , , ·-:---:~-. .··-·t...r. __. ...... ·' - '"!'!-1'-~ - ~--.,,4-~ .....----..·- Hi bh and Low B uil dings . . . Harold F. K ellogg; T homa.s Worcester , Arc hitects SITE DESIG N Architects stud yin g occupied developmen ts will do well to make some visits on rainy days. A pool here or a p uddle there wit nesses insufficient study of drainage requirements and of the ground settlement to be expected. Th ey may also fin d, in any weather, tenant- made or even staff-made walks no t in th e original desig n, or an uninYiting amount of expensiYe chain-li nk fe ncing. Publi c streets within the site are unh and y for easy tenant circulation and arc un sa fe in deYcl opments tccm iug with children. Private streets protec ted hr movable stanchi ons will take ca re of maint enance trucks, moving rnns, or emergen cy vehicles for bu il dings within the site. Auth oriti es prefe r, if possib le, to have bu il ding entrances nea r public streets. Di fficu lties Encountere d ~ I i , I '~~: ~ \ : .I l S tu dy Mo drl \ ~ . .. ) <.:...._,- ..._, ! I' a. Lawn s crossed by unpla nned p:iths or caged m by high metal fencing. b. T rnfli c snarls al h11ildi 11g entran ces . c. Co rn er c11 tti ng .,t wa lk i11tcrst'ctions. d. f> rc:ll"y aspect of 11 ninlerrupted asph:ilt surfa ces Ill walks and re.c reat ion areas. e. Erosion . f. Dama ge to pl an t ma ter ial. ,( �Suggestions a. Walks planned \l'here people need and \\·::int to go; e.g., direct access from buildings to public sln ·ets, tr:rnsporla li on stops, school~, shops, as \l'cll ::is conn:11ie11L patlnrnys to playgrounds and to all entrances wi thin the site. Lawns rai~ctl 18 inches or so aLo YC rnrroumling g r::iclc, sometimes higher to form a ,rinclbrcak for benches set ::igainst the r etaining wal l. b. Entr::inces planned to ::tYoid cross-tr::inic concentration. · Walks from entrances designed as a "horn of plenty" to accomrnod::ite the outrush of .children. c. Walks curYed a t intcrsectio.ns. Radii designed for snow-removal machinery in cold climates. NOTE: A heating tunnel under main. walk1rnys is said to pay for itself in. ease of repairing lines and in l01veri11 g snow removal cost.s. cl. Concrete w::ilks as well as asphalt, each defi ning certain uses. Colored concrete patterns in nrnlls and play spaces to provide play material and interest. Walks edged with cobbles or bricks set in cement. Curbs designed to avoid trimming grass by hand. e. Tllrf or gr oun d coyer on steep slopes. Drain basins ·with top masonry courses that can be raised or lowered easily if unexpected settlement or heaving occurs. Raised lawn areas. f. . fassed shrub beds have built-in protection. Thorny bushes are more effective th an "Keep OfI" signs. The budget for trees is better spent on reasonably well-g rown ones than on a larger number of small trees. Ex isti ng trees stand up best of all when site design can incorporate them. Vines on building walls add to the supply of greener y at little expense and keep children fr om marking walls. Flower beds to be used in competitions between old and young tenants or residents of different buildings stimulate r espect for a ll plant material. Garden plots for vegetables are successful in some areas. St.inchions . . . l nvin Glavan, Architect 'i!.I~--. ,, _-. :, .. '<, .. . ·1 _::_ _ .l ' ·:- . ,-·! ·---~ . .... '_ / '. '!. I •• ....rr.:::-·-· -. . 'r . ! ' ' ~: , ·,·. ·;:"··.,. . " '.• .: ~:. --~·\.; .../~· ·:,· . PARKING Open µarki ng lots demand close a ttention during site design if they arc not to clraw too much a ttention in the fini shed development. They should be near public streets to avoid expensive heavy-duty access roads. They should be away from buildings to keep noise and fumes from dwellings. Decision between scattered lots and fewer larger ones r Low P.o.rking Lc,·el . . . Th oma.s f. M c Donough, Architect Existing Tree .. ·::.-4.··,, ... . ...--:· .. �- _ .._... _,.,_ ~ - - ~ - - -~ !:?.'::-,:~~:;::.;!'2!:'".r'!;;;.~ ;;;;;;i:Z!J!)Jle'r.;IZ?FJ= - -- ..... --·-- =:-=ICiEa:o,i;,::=-=====--143.215.248.55 16:32, 29 December 2017 (EST)--=c-- - - - - -- ·- -·· - - ------ ·--·- -·.-· --· ··- depends partly on site characteristics; but small lots are usually considered preferable in that Lhcy arc less conspicuous and can be closer to the owner's ho11<11c. P a rking lots that penetrate deeply into the site interrupt nalural ,circulation and cut off buildings from each other. A sea of p arking Jots along the site's perimeter, on th e other hand, makes an island of the building group. Diffi culties Enco ntered - a. b. c. d. Parking lots overcrowding open space. Danger to playing children. Annoyance from noise and fumes. Space appropriated by nontenants. Sugg e stions a. Study of amount of open space fo r tenant needs unencumbered by cars before parking lots are laid out. . Waivers from citywide r egulations for the ratio of cars to families, if less need is demonstrable. Parking under buildings, or in troughs covered by walks and play spaces, :lo economize on land use and to separate cars from people, both for safety and a ppearancc. Carports with playgrounds on the roofs, for the same r easons. NOTE: Bnilding entrances near public streets diminish the need for visitors' parking space. b . Fencing to k-cep children from pelting through the parking lot. c. Thick shrub planting and bushy trees surrounding parking lots to hide ,cars from view and t o counteract fu mes. H ardy vines o n fences in northern climates to prolong protection. Parking lots s lightly lower tha n surrounding grade level, whether by taking advantage of natural terrain or by short ramps, to diminish noj se. d. Signs warning outsiders that Lheir cars will be towed away. T ags issued to residents. List of tenants' license plates fo r staff use, or that of a tenant committee. Numbered, assigned places plus violation stickers. Kcy-opcrat cha in or gale. Elcclrically opera ted gale. - ·- - - ---c~· These play spaces should he near entrances, but not so near as to interfere with normal traffic. They afford also gay accents througi1 br ig htly colored benches and play equipmen t. Architects should insist on proYiding the color scheme for playground equipment so that it will complement and enhance overall design. A large playground for older children and their parer.ts is planned if a city park or playground is not nearby. Sometimes it is designed according to park department standards, built by the a utho rity, and run by the park department. If not, an open area largP. enough for softball games and equipped with basketball standa rds, parallel ba rs, shuffie board markings, etc., will be needed. A running track of four laps to the mile could border the space for many such acth·ities and will itself be a popular attraction. The large playground can be a useful counter to mischief resulting fr om teenage energy. Chief Justice Clark has r emarked that, "Most boys would 1:ather steal secon d base than steal a bicycle." Paths for bicycle ridi ng and roller skating are needed away from pedestrian ways, to avoid noise and accidents. It has been observed th at a sign, "No Bicycle Riding," is appar ently illegible to a boy who has no other track than the pedestrian way in which to show off his speed and daring. Existing rock outcrops that lend themselves to play add an economical b onus. Spray pools are welcomed in warm weather. Integral or a pplied color, e.g., swimming pool blue, in the concrete dish adds cheerfulness. The pool can be used as a skating rink in winter. Childre n's Piny Arca ••• Kc.hn an d Jacobs , Architects -, -. _.. -. [d' :::J . 1....., , f.., I - ~ --. i' .:-J t . ·. " · • . ... r .,; ! . ~ ~ ... .., - - -~ ~ . I ' '. ,. ~" . I 1· l r, • t .~ I ,: l RECREATION AREAS r Small playspots for liLLlc children and for mothers sunni ng the babycarriage trade arc conlrihutions to city living always o/Tcrccl in pu blic hou sing development s. One may sa y that in this coun tr y, at lens!, · private developers now ,copy public l1ousing d c~ig n in this r espect. _ __ , �I ~--- Difficulties Encountered a. Piny spaces unused by sma ll children and theiir mothers. b. Lawn areas used for play and digging. c. Play equ ipment marke<l up. cl. Broken benches. e. Small playspots overrun with "6 to 12s". f. Large playgrounds li ttle used. Su ggestions a. Sturdy, varied play equ ipment. NOTE: Small children soon tire of crawling .a nd want to climb, tire of climbing and want to jwnp. Shady spots to make play spaces usable on hoii: days and to attract children away from entrances and lawns shacied by buildings. Comfortable benches, a few with high metal mnbrellas to protect against sun and short summer showers. Plywood chips under equipment desig ned for small children. b. Small grass plots within or close to the plo.y space, labeled "For Benches . . . Ar.die:& ]. Thomas ; Simeon /l e /lcr, Archittcts . :~ 'J -. t i i r~- ' -,.. .·::_ ' j - . - ....-: ~..!..'-~i.~ rlasebal I 7 Metal Umhrdlns . .!. .. . . ·,. }.i..- .. -. ·-rl~~- . l .·-_ ·1~-~ ·., ,; ~ .,,,.~t ;: ,:,.~.... _..;:__ .. t- .. .. •- • _,.JlJ,,u _,;,i . Brotun & Ctun th u , Arc hit ect.J ; Albert Mayer,. Arch i tect for rep lanned open space �------ ·----- __....__ ..... &~----·--- --~- --- - . ·-- ,. --·· - - - - - - - · - 0•0 - - - 1 l Junior E xcavators," to furnish an auth orized pl ace for little children wlro want to--p crh aps mu st -di g. C aution : Sa nd pi ts as usua lly designed may be unsanitary a nd d angerous unless under consta nt supervision. R aised sand containers, some combin ing san d a nd water pl ay, a re now ob ta inable. c. Bright, du d ble paint tha t can \;>e cleaned easil y and that adds gaiety to the scene. b. Benches of p ip e rail with ,voo d slats, or of concrete with heavy plastic slats.. Slats so fa stened that they can b e replaced, if broken, without injury to the frame. e. Separate p!ay spaces designed fo r " 6 to 12s," with equi pment such as exercise units, checker tables, removable shower, chalk games. NOTE: Pavem ent marlcing for Hop S cotch and Tic-Tac-Toe, however, if p rovided also in the small pla yspots, will ke ep the older child .sent out to watch his you ng brother or sister fr om becoming bored and drifting away. -H- f. The large playground as cl ose as possible to the bui ldings, considering the noise invoh·ed, and in a ny case with easy access to it from all parts of the site. High fencin g to keep b alls insid e. Benches for occasion al spectators, dou bli ng as a place to leave coats. Hose bib for "water b oy" if a drink ing foun tain is not feasible. It is also needed for cleaning, an d can be used to tran sform a curbed runnin g track into a winter skating ri nk . Night lighting for info rmal dances or for dra ma tics. Comfort station with stora ge space, open u nder supervision at definite h ours. NOTE: S wings, slides, and other fast-movin g equipment are usually considered dangeroiis in playgrounds lacking supervision. NEIG HBO RHOO D COM MONS "Neigh borh oo d Commons," a progr am invented an d ·put into practice by P rof. Karl Linn, Landscape Arch itect, completed its fir st dem onBuildin g n Nc if:hborh ood Common, . . . Kar l [,inn . Landsccpe Archirccl Park Dcparl r:1 c nl Playc roa::, d . . . Emery R oth & S01u , A rcltit ec lJ }· ....... -- 1.:. ._ f . ( r ---~ . . ...... Ii' .--, I '1 ., fi ' l'l ..u ~ .• .: .:..: _. • '~~,,' -: -, ,- ~: ~? , \. LI! l '. r . _. / ,. ....... L ~~-·/··:>· \ ~- . ' "' ~:~:: .\::.=·~ . ~.('.,1 ..... j '- . ' ' J - V, ' •• '.L , ....... . . ~ .,., .._.¥_~--··- : -...:.:_ it:· ~ ..__ t - --.' ~- ~ :, 11 �strat ion at l\Ielon P a rk, Philadelphia, in 1%2. The movement has spread to a number of other c ities. . In essence it consbts of trans forming a city-o wned, vacant, rubbi shy lot into a park-playgro und th roug h the labo r of Yo lunt cc r worke rs and you th "ro ups under Yoluntcer profc~;;ional and tcd1nical g uid :111ce. D ona ti~ns of new an d secondh and makria l from co11 tractor::-:, g ifts o f trees fr om the city's par · departmen t :1ml fn1m pri \'atc nurse ri es, etc., are incor porated to m ake "a place of mee tin g wh ere youn g am! o ld may g ather toge ther to e ngage in d1~- ::-JH)n t,1nco 11 s cckbrali o n of public life." 1 Builders and users are the sa me people : adolescen ts o fTcr their young m uscles in con struction jobs; their elde rs pro\·idc ski lled kno wledge; little children dig away with bi g shovels or cover retaining walls with mosaic patterns; and moth ers bring refreshments, an important ingred ient of volunteer work. The resulting oas es g ive local pride and sa ti sfaction because of the n eig hborhood's invclve:;ient fr0m the outse t. This involvement, like th a t of tenant-mainta i:: 8d flo werb eds m e ntioned above, could increase pleasure in and r espect for outdoor living sp ace in housing d evelopments. NOTE: The Nation al Capital Housing Autlw rity, cooperating with the 1 Ex erp t from the Neighbo rhood Commo ns Charter. Dcpnrtmcnt of llealth, Edu cation, an d W el/arc, Jws slartcd such a self-help ten ant grounds impro vem ent program in a Washin gton develop111 cnt, com plete 1l'ith indoo r m eeting room, u;orrlr.shop, and storage space. Auth oritiP.s and architects wanting lo kn o w m ore about the techniqu es and results sh ou ld conscdt Karl Li1111, N ciglcb orlcood Comm ons, 8-10 N ccu /Jr11nps hire A venne, JVaslcington, !J .C. LI GHTIN G N ig l1t illu minntion o f t!ic ll" h olc ~itc pays in r cd uc · i on o f cily o r staff patrol th roug h the g ro unds. Th ere arc tenants u nfamili a r wi th urban living in hig h building developments, there arc o ft en undesirable, so metim es j eal ous people li ving near ·the s ite, the.re may be teenage gangs or wandering crim inals who find opportun i ty for di sturbance and violence in dimly lit opr,n spaces away fro m public streets. Lights on building corners a re less ex pensive than s l anda rcls. Usually, h owever, some s ta nd a rds w ill be needed for ,rnlks,, m a lls, and parking lots. T enants can m eet each other a ft er a workin g <lay in well-li ghted sitting areas as many o f them were accustomed to m eet n p orches an d steps of the ir fom1 er d wellings. Neighborly groups o n b ei1ches r emoved from buildin gs will n ot dis turb other tenants, and! th eir presence will discourage prowlers or obs treperous youn gsters. f Di ,1cu_lrie s En,ou nl e re d Ten ant Doys a t \l;'ork a. Insufficient genera l illumination. b. Dark po ckets in malls, tree clumps, and b tF.:i.l cling angles. c. Smashed lamps. Suggest ions ,.rt- ..... '- \J a . Li ghts at entrances a nd building corne rs pla<c..ed to g ive maximum illumination to adjoining grounds. Lighting coordinated with present or p ro•poscd public street lighting. L ayo uts tak ing accoun t o f tree growth as well.I as tree location to in sure noninterference with tree roots and with the futu re height of gro wing trees. b. Light sources a t different heights lo illumin al e pockets under tree pl antations as well as to provide genera li lighting over open stretches. c. Mer cury vapor lamps in plastic cases. Light fi x tures designed for qui ck relampin g,;. •..: -. . ,,. " ~ ,i,'· .> , _ _:~·> .?~"- )r.~~=.; '·.• -~~;/c..;~~.:'-'·. . , . ,: . . . : . -'. . J. . . "1 D 7 63----860 0-<15--2 NOTE : Em erge ncy call boxes may be insta.lDed on lightin g standards f or convenience of communication 1t'ii th the office. Nigh t U ghts . .. H olabird & Roo c & Burga , Archiucu �?(' If . ~ / / ·I I ~£: M 4 .. .f / 4 1 / ' ·, ~;;. , ~ 1i:1 / ~ ~ f ~~ ,,;l 1 l;1 . l i-1: ' ,., 1 . i:_, •1 ,... A • ,i t,... ~1 j i~ j •< ,I < i:. l 1l ' ~~ ·-· .~ -~ ~ n !- INTRODUCTION A lively, welcoming entrance encourages good manners from tenants as much as it delights a visitor. The simplest design for easy, safe access, fortun a tely, provides esthetic possibilities that architects will take advantage of. E asy approach to a well-defined and well-lighted door way prevents accidents; a canopy protects from weather and fr om fa lling objects ; smooth panels framing the entrance can be cleaned easily, house numbers must be legible from the strert, and so m ust directional signs for buildings that do not face the street. NOTE : Architects should be consulted on the design of all major signs used in the development, including any found necessary after the buildings a.re occup ied, for example, a community building title or a parking lot warning, to preserve unity of color and lettering. Thus rational design provides the ingredients for an impressive and pleasant gateway: a wide, canopi ed entrance that oilers a horizon tal contrast to the vertical structure ; color and texture different from the overall facing material; and attractive accents in house labels and light fix tures. Architects often ad opt some variation in entrance treatment for a group of buildings to add sparkle to the picture. Nonetheless, an entrance is only a passageway. Benches or p arapets at the entrance platform will turn it into a bottlen eck. If steps are necessar y, a baby carriage ramp will speed traffic and save wear and tear on vehicle and the mother's feelings. Sitting areas a bit removed will draw away people who come out to take the air, or tired shoppers who want to relax for a few moments outdoors before attacking their housekeeping. Diffi culties Encounte red 11 a . Entrn11ce planting damaged. b. \Valls near entrance marked up. e. Sash i11 door and sidelights broken. d. Doors marred. .l i Su gestion s I . F.ntrancc Cnnopy . . . EtgtrJ & lliggills, A ,cliitccts , . , a. Raised plan ti ng beds along the walls, ~ta rting at the point where glazed ·tile or other eas ily clr arn:·d fini,-h st ops. Plants will prevent children fro m marking on thr walls brhind. b. Gbzccl tilr, ccr:1111ic tilr, marble, or other imprn·ious material fra111i11g the rntrnnce. c. Acrylic pl ast ic or trmpered glas;; p:rnes in door panels and sidelights, sized for easy replacement. Lower p:mcls of stainless steel or enamclrd metal. y" �NOTE: Acrylic plastic is scratchable, but scratches can be ru bbed out in sh eets of good q uality. On e airlin e, at least, uses acrylic plastic sheds zcith a fr ee-form prescratclz ed deco ration on -th em, th us anticipat in g 1l;o11 ld -b e decorators . r ' Il d. Doors ,ric1c enough to take bulky furnitur e. P atterned stainlc.;:~ -stccl or heavy-gage aluminum protec ti on plates hi gh enough to protect again st baby ca rriages, ll!arkc t carts, kicks, and sc ratches : Pu sh-and -pull ha ndles. Sealants between fram e and sash covered ll" ith metal stripping so that chi ldren cannot pull out the calking. I I rr \·.I I: I I . I •• I; THE LOBBY The lobby is ~ con co urse, a waiting place, a nd several tim es a day it will°harbo r a traffi c jam. I mpatient children, tired parents, carc~free messenger boys all belo ng here. All ,r ill leave their mark, \\"hcther made by mu<ldy boots or lipsti ck decorations. And an unguard ed lo bby may attract prowlers. l\fo st authorities decide on one or another type of patrol system for tha t r eason. It has been suggested tha t a closed-circui t TV in stallation from lobby to m anagement office would be useful. Some authorities think the idea has a "Big Brother is Watching You" .conno tation. Others beli eve it would g ive tenants a feeling of safety. Inst allation cc,sts "-o uld be high and cou ld onl y be determined by a study of bui ld ing location and layo ut, length of cable being an important facto r in costs. Strong illumination is r equired to project the i mage. It seems doubtful th at the scheme would be practicable for more than at most two buildings for one viewer, even if econom ical to install and opera te. P erha ps the "Human Use of Hum an Beings" on a face-to-face level works better than a remote g uard watching a little box. Difficult ies Encountered a. b. c. d. e. f. g. i l ! . Entrance Pl:t n1in g . . . John S. Bof/cJ, .1. rchitcc t --~ !; -~----·--- ---.. ---.;:"":',· --··~·---r . l - t . .. .... r ·. ~; . ! ~. I 'r - ----· - -- ·--,· - / I ~ Suggestion s II . ) Wa lls marked an d scratched · sta ined floors. Lamps stolen or sma shed. ' Lobby attractive to hoboes. Mai lb ox covers and frames damaged. Burn ing matches pushed through m ailb ox cover slits. Nam eplates in ma ilboxes and <lirectories removed. Ma il pi lfered. · a. Wa ll an d fl oo r fini sh of easily cleaned ma terial; e.g., walls of g lazed stru ctu ral tile, ceramic tile, cement-enamel bl o.ck. Floo rs of terrazzo, quarry tile, ceramic tile. -. -j . t , , -•. -! Lobby Mllra l .. . S. Van Yun , Desiiner I �l I I Mud-catching mat fo r stormy days. b. Fluoresccnlt ligh t in plastic cases. Incandesce:mt light bulbs paired in caged fixtures or recessed in ceiling, wi\~h protective covers. c. Lobby desr-6 11 avoiding offsets or alcoves. Entranced, ors locked at night with lock keyed to apartment keys, or provisiom for emergency opening by night patrol, city police, ·or maintcnmnce guar d. Buzzer-anmunciator system to each apartment, with doors locked at all t imes . d. Stainlcss-sCIDel mailbox frame and door. e. Slits protected by acr ylic plastic shields, or slits so narrow th at matches cr.c:n not be inserted, if acceptable to the U .S. Post Office Departmen'.t .1 f. Nameplates crimped at edges. Protective p lastic cover on directo ry. g. Mailbpxes iin locked mailroom off lobby, opened by tenant key plus keys f@~ mailm a n and staIT, with wire glass panel in door and dir~ctory osn inside of door panel. Mailroom :flor mailman a nd staff ouly, with mail feel from back into " pige mhole" horizontal boxes with tarnperproof bronze doors on fo bby side. Package r Olom in management office. ' Principal Requ£rements of th e Post Office Department. Architectural Record, September 1963, p. :204. Jl oriwn10. l M;iilLoxc-s r ·. [ _- L .i PUBLIC TOILET A small public restroom ofI the lobby is considered desirable for children in neighboring play spaces and for those waiting for an elevator during rush hours. Diffi culties Encounte red a. T oilets misused to the point that most of those provided have been locked up. h. Damage to fixtures. Sug g estions a. A new design , not yet perfected, rather like the European urinoir," requiring little formal supervision, easily cleanable, and with minimal fi xtures. Local codes must be satisfied. b. Super vision during times most needed and otherwise locked. Openable only hy staff or tenant key. FURNI SHINGS The practice of providing a lobby unheated and bare of furnish ings will discourage, especially in northern cities, its use as a night shelter for drifters. It may also discourage tenant ·p ride in the lobby, and lack of interest in and resp onsibility for its appearance. An increasing policy of locking entrance doors al night makes comfortable waiting space more feasible than if doors are open or removed altogether. Some authorities prefer small lobbies to discourage "loitering" among ten ants and the attendant disturb ance to occupants of nearby dwellings. Recent designs, however, often avoid dwellings near entrance lobbie:;, using that space for laundr_ies, mail box rooms, a custodian's r.partment, Cle. --:--- 1:--:-: • i • . ; I' < ""-i ,· t . ,.,. ' .,. ! t: - ·r- -.. a " · ':::"'--I-,~, sf!-":t-.. i· .. · ...~ ·- .. . -.. - -- .. -::.:,,,. ~ --:._, ~-' . ·--r; .J '-·· pQ Other authorities believe a large lobby decreases traffic problems and will consider space for game tables in some b uildings. The appearance of lobbies in privately managed developments is considered of particular importance. It sets the tone of the building. No doubt, pride in one's home i enjoyed also by tenants of public housing where thought has ·been given lo provide a cheery, attracti\·c pace. Architcc-ts can suggest st urd y furniture or orn amental objects to be installed as an experiment. A bench for m others wait ing for an elevator is hardly a luxury. Neither is a wcll-de~in-ned hulk-t in board for tenant- or staff-supplied notices of cnt ntain mc11ts, PTA meeting·, etc. P adlocked ashtrays, a masonry f1 owcrbox, a candy vendi ng machine, or other inexpensive attractions ,could be installed and later remon·d · 12 �_,,____ if people took no interest in or care for them. Caution: Vending m achines need cage protection, perhaps best set into wall niches with padlocked gra tin g when no supervi sor is at hand. And perhaps music could be broad c:ist in lobbies at ce rtain hou rs. In any case, gay colors and patterns ca n be provid ed on wa ll s. The Londo n County Council initi ated a success fu l prog ram Ly in viting young artists to c ollabo rate with arc hi tects aml c p 11tracto rs in the de,·elopment of new deco rat ive ,rn ll trea tm ents. The methods used had to be practicable within limits of what contractors ,,ere geared to accompli sh and at costs (side fr om a fee to the arti sts) within those of the normal fac ing materia l replaced. Gl ass mosaic tiles introduced into tiled wall s, preshaped wo od forms provided for the concrete contractor, polyc~tcr r esin incised on chipb oard panels, photosta ti c m urals sprayed wit h plastic, wa ste wood and b roke n t iles from the site debri s fi xed in polyester r esin, and many other unusual, cheap and lastin g surfaces were inventcd. 1 Similar methods ham now been adopted in other British cities. N"e1ghb oring comm unity h ouses might be happy to have their ceramic classes design decorations to be built into lobby wa lls under the architect's super vision. 1 Decorative Tr eatment on New Buildings. London Coun ty Council, 1959. ~ . . ·-- -__., ~ . ,.,., ' ,' .. /_j • I • ' f .. I ,)~-, __ ...._ .... _.,( . -r t--1' . .I ~ ,:- I ..:::_ : re L "., ·----:<.. ;- ___ .J_ __ - - ~ - ~ ,~. •. 1 ,; . .. , '. C ' Prc!'s and Info rma tion Division, ·--..-·-~ ·"'; Small Lobby . . . Jln r/J (: san 1/ou gli LY,:inr. ston & L arson, ArchitcctJ f l .l t.- ·- .- - . - -- • .:. ~ E-- .. . ... ~ ... - .. : -.. .- ~- /; :.JI Childrc n 1 s Wo rk Reproduced in Tile I ,, , ! • ' 13 t ·,I_, , I ,,. ,, >·- - 1 ·- -· :: -- ..... -.. ~ 4- c~)t\~~i-;143.215.248.55 16:32, 29 December 2017 (EST)'~): , ~I I. ~ -~~ . -~. ~ .= ·'---.. .- ' . - .,_ ... ,,f \ \, ' \. l r-:....-~ ~ . ·• ,J;'. -: ..l . I ' �l INTRODU CTION The elevator i:s apparently the most fascinating bit of play equipment that an indulgent authority ca n provid e fo r its children. Self-service elevators, moreover, can be a source of trouble and danger on occasion. No doubt the eleva tor is the chief reason for authoriti es' relucta nce to proceed from ro,~house a nd walkup structures to tall apartm ent types. Some managers report that children's curiosity in the workings of an elevator wanes after several mon th s. One cannot count on this relief in a high building bulging with children. Peakloads at school lunchtime or at the en d of a school day, will fill the lobby with hungry, excitable children . Staff or tenant committee control is commonly adopted to prevent overcrowding and misuse. Design to ease the need for control is also helpful. Difficulties Encountered a. Crowded elevators with exasperating waiting time. b. Hatchway doors and bucks defaced; cab walls scratched; do or shoes damaged. c. Call buttons pull ed ofI ; flo or num erals scratched out. d. Children ridin g on top of cab. e. Urin ating on cab fl oor. £. Confrontation with dangerou s strangers. Su ggestions a. Two eleva to rs side by side (for economy in controls and for conveni ence) stopping a t all fl oors in build ings over six stories high. Elevators speed determined by calculating acceptable waiting time in th e local community. Provision of relay for rush hours so that the car's down travel can be stopped onl y by a call button fr om the publi c corridor. Sliding doors, to arnid accidents and to spL:ed service. Attend ant opera tion for emergency use. Car progress signals. On e regular and one service elevator. One elevator manned at rush hours. A third elevator for rush hours and for bulky furniture. b. Stainless-steel hatchwa y doors and bucks. ·steel fini shed with heayy plastic paint. Metal shoes for leading door edges. Patterned stainless-steel cab walls. Vinyl tile fl oors, to resist urine stain. Epoxy-cement flo oring. c. Steel or heavy aluminum call buttons. Floor numerals etched into car control panels. d. Ceiling escape hatch openable from t op only if local codes allow. Alarm bell to ring if hatch is opened. e. See discussion of publi c toilet off the lobLy and of su ggestions to interest ch ildren waiting for the thi rd or fourth appearance of the elevator, on page 12. f. Two p rotected lights in each cab ceiling. Alarm bell designed so th at a hand must be pressed on the button continu ously if it is to be silenced. Automatic alarm that rin gs whenever a car stops between fl oors. Gl ass or pla stic small windows in cab and hatchway door;;. Intercom in ele\·a tor, conn ected to man agement office . T ra nsp arent materi al for cab and ha tchway doors, where local codes permit. �. INTRODUCTION Dift1 culti e s Encount e re d The stretch of walkway fr om elevato r landing to :1 par t111ent d oor is a "side1rnlk in the sk y," whether designecl as an open ga llery or an in teri or corridor. T he open g a ller y is p referred hy some a11thorities. T hey pra ise ease of s uper \'ision. They g iYc credit to th roug h dra ft in dmJ lings and to the ach·a11 tagcs o f 11r igl1bnrly po rch li fe. They poi nt out the lack of cooking od or s. T hey like the appeara nce 0 11 the b uilding facade. T he " porc h"' sp;1ce on galleries is best enj oyed by tenant s if there is a fin or elongated column between each family's space. It p rovides a place fo r chair or crib out of nor mal circulation a nd also defines each fa m ily's a rea of r esponsibility. One adva ntage inherent in gallery access design is that tenants ca n observe sources of no ise and litter fr om their dwellings and can size up a neighbor wit hout contact, much as if the apar tment wer e on a street. Auth or ities, however, who prefer d ouble-loaded interior corridors speak of plan economy, ease of all-weather cleaning, less traffic d isturbance, and better privacy within the dwelling. T hey note that local codes in northern cities may r equire h eat in gallery Jloor slabs. S ep1ratin, Fins . . . Oskar Stonorou, Archi!t!Ct i I ~; ·l I I ' ' 11 I L I' i ,. r ,jt I ,f ! I I t ··I ·l '·' 15 , 1. . Gnllc rics a. Danger of accidents lo d 1il<lren. b. Danger th at objecl.s fa ll fro m or ar c th ro wn from g alleries ; fea r o f some rc;;idcnls a ll() ul hig h places. c. i\ !arking 0 11 ,,-,'.il ls ; ch ild ren's toys left aho11t ; w heel Luy a,id roller skating a 11noya nce. cl . Lack o f pr iv,tcy ; possible pilfering thro ugh ,·.-i ndows. e. Cold dra fts in d well ings. f. Snow removal in nor thern cities. rt!!a({! JJDu. "{b"fl,n,~ (l@u~rrfj,qJl,@ll" Sugg e stions a. ,\u thorities uml"illi ng to cha nce accidents p ro vide completely caged-in galler ies. Others consider barriers 5 to 6 feet high quite sa fe. b. Curb at galler y edge. Canop y at entrance under galler y. Screening comb ined with solid panels to give· ~ sense o f security. c. Tenant responsibility fo r keep ing wall and flltoor a dj acent to his Call e r)' Pro tec ti on . . . l~ illiam F. R . Bal/cu d , Arch itect l [ S oli d Pan els und S crccninr; . .. OJk ar Stonorov , Arch itect r �...!'" .... ! i I t r r l dwelling cle..-.n a nd uncluttered. Glazed brick ,or other easily cleaned wall finish. Slop sink cf=et with h ose hib nearby. Ridges on fki>or to discourage roller skating and the use of wheel toys. b. Screens and' venetian blinds on gallery windows to combine privacy with wentilation. Bedrooms am<l living rooms away from gallery side. e. Foyer with e xterior ·and interior doors. J alousie p anels in one door for warm weather ventilation . £. Floors pitche d for quick drainage to adequate drains. _Technique mif having tenants sweep snow to curb, followed by staff r emova l. Galleries planme<l on lee side of building. Diffic ul ties Enco ..n 1tered Tenant comm ittee r esponsible for bulb ·replacement. N OTE : The provision of left-hand bulbs, useless in apartments, u.sually results in their being smashed with apparently extra vigor. f. Interviewers in apartment doors. One-way vision panel from apartment to corri dor where local codes permit. Fluorescent Lisht! -- ·- ~ ,- . ..__ _ _ _ .J, _ J · -...- - .... - ... 'I' --------· i ... ---r~ - l I f - -· B . Hn terior Q:;oll!"ridors l a. b. c. d. e. Dreary aspoct. Litter; trash. spilled in front of incinerator hopper. Markin g on walls. Cooking odo,rs. Light bulbs smash ed or stolen. £. No observatfom of corridor activity from apartment. i. i- i. .,t ( I '1 , I, . -l j ! ', Suggestions a. Bright, light-reflecting colors on walls. Plastic paint ,on entrance d oors. Variety in do-or colors on the corridor side. Asphalt or \.'].n yl ~ilc flo or finish in b old patterns. b. T ena11t r espo nsibility for cleaning corridors. Slop sink clo:set with power outlet on each flo or. Corridor wide enough for fl oor polisher. Incinerator h opper in sh allow alcoYc open to corridor. Heavy h opper <loo~ fr ames anch ored to resist b anging. Hopper not ,too close to elevato r land in g, h ut insulated from d welling paFtition s. Portable sled con tainer p aclloc.;kcd below h opper, to catch debris. c. Walls of glazed strud 11 ral ti le, ena mel hlock, or plastic paint. Col ored cl1 ar1dloarJ panels lo g ive practical, localizecl enc.;ouragcmcnt for the 11m ivcrs:il chi ldi !>h need to scr iliblc. d. Forced vcnfiiluti on. Corr idor wiu dows. Comn1011 hakon ics openi ng fro m corrid or. c. f luorescent lights in pl astic covers. Protected in€:anclcscenl b~lb~ in pa irs. SPECIAL FACILlTIES Autho rities sometimes provide balcony play space off corridor or gallery for rainy days, fo r airing babies, and for inform:il gather ings. This arrangement g iyes welcome light aud Yentilation to interior corridors and dirnrts chil dren's play from ga llery walkways. A b it of play material will attract children ; a small bar e sp:icc, whether in the air or at. gra<lc lcYrl, i:=: little 11:=:r d . It lws hr cn suggcstc<l th:it a comm on r oom or an open wiu<lowe<l a lcl1Ye off an inter ior Cl)!Ticlor would he more useful tha11 a balcon · in northern cities. The d ividing part ition m ight he fo rme<l hy low lockers \\·here chil<lrm could . l ure push-p ull top :, oYcr;shoc:=:, and the like-an aid to ncatnc::.s in the d welling tha t hou;scwiYc::' ,rnuld appreciate. If lockers are not fea sible, the room st ill can serve as n transition between outdoors and indoors as n porch docs in a r owhousc dwelling. 16 �The room should, in any case, be visib le f rcim corridor or gallery, whether by half-partition, visio n pa nels, ur othcnl"i se. It is not necessarily provided on eYcry fl oo r, and should be des ig ned 11"ith ease of tena nt care ::r nd supervis ion in mind _ One autho rity r ecords proYi sio n of a s pecial ruom, supervi ~cd by r eti red teacher volun teers, where ch il,lr,' n may do their lt o111 c work away fr um tl:e Ji :3tr::,ctio11s of the fom ily d welling. Th e chi ldre n who use this room h aYe been recommended by their teachers as th ose who would benefit from the program . A competi tion to g i,·e people a ch:rnce to exp ress individu a lity for their apartments has been suggested . The enterprise would all ow tenants to decora te the outside of thei r apa rtment do o rs with washable poster paint. The winnin g doo r deco ra tio n could be preserved for a li mited time, a t least long enou gh to be ph o tographed for the tena nt newspa per, if no t for the local press. ., , •, _,· ,,~· \ ' . \' {/ ., , - Pl:iy Spa ce on B.ilcony . . . l h!lmu.rh , Ob ata & Kc.s Jabau m, Architects .·i:--· ----,.-r --:-11· I- 1 •• 1 . - .. . t f-.,i .; ) ,·- ~ -~-~~-Comm on Balcony . . . K (IL'=.J 1flai,man , Blumcnk ran: , Stein & Webe r, Architect, l I \ ( I } .•I ·-r-'1 ·\_j f ..,. ., . ,,~----- r1 J~. \ C .• ., \ .i '/; 'l - ~--,_.,ll.aJi...,_~ 17 763,-8li() 0 - 6 $ - 3 ~..,...., _ -~.. • ·• I « ' I 7~ > I y - c·f}-\, '. .' K'• ---::::·. . �Suggestions INTRODUCTION The No. 2 enemy to calm living in an elevator apartment building is the fire exit stair~..-a y : a convenient shelter for hoboes; a trystii1g spot for r omantic adol escents; a perfect setting for smokcwriting, wall cartoons, bonfires~ damage to lights and to firehose, etc. Difficulties Enco tn.nfered a. Need for con.slan t supervision. b. Defacement ,of walls and stair soffils. c. Light bulbs smashed or stolen; windows broken: d. Firehose slashed and nozzles stolen; flood ing from valves turned on by mischiefmakers. e. Standpipes in windowed stai r ways fro zen in cold weather. f. H andrails needing frequent repainting. ~ ·.,_1-. . ,~ .-zr--~---::--... \ ' \, /"(.}; ~ ' •· I ". -· . . '.'J I '\.-:- . \,-,)~ .i l a. An open stairway, visible from grou nrls, if local codes and fire regulations allow. Stainrnys planned on either side of t he elevator la ndi ngs with windows so arranged that there is a good view of both stairways from the public area on every fl oor. Locked roof door;:, if code$ permit. Glazed panels in doors. Stairs ending at entrance floor, or a locked door at that leYel if stairway must go to the basement. Door hardware that all ows exit from each floor but no r eentry except on the lowest two fl oors. · b. Walls and stair soffits finished with easily cleaned material ; for example, plastic paint. H ose bib for flushing down stair way. Caution : The bib must be placed where only the staff can get at it, possibly in a nearby slop sink cl oset. Floor drai ns, of course, will be needed. c. Fluorescent lighting in plastic covers. Incandescent bulbs protected by wire g uards. ~crylic piastic sash instead of glass panes. d. Hose cabi net in public hall, for easier supervision. Agreement with the local fire department that since it use.;,. its own hose, the requirement for a b uilding-stored hose is un necessary if not r idicul ous and should be canceled. Arrangement by which fi remen bring their own valves, if local codes permit. e. F ire standpipe placed on the inside of an enclosing stairway partition, if the stai rway has wind o,1·.s. T he valve is exposed on the stairway si de of the partiti on. Sta ndpipe ins ulated in corner of stairway. f. Vinyl handrails, to save r epainti ng. NOTE ON GLASS BLOCK WALLS Open Exit Snairwny . . . Noonan & Thomp:Son & A'rockcr & Mnrm ori & Mok , Arcliitc1cu Gl ass block exterior ,rnlls or panels will light stairways e:fiectiYely without danger of freezing the standpipe. Caution : A pa1iicularly ingen ious for m of cl :111iage, ho,1·cn·r, has occurrerl. A small hole is punched th ro ugh the surface. a 1l'ick di pped in benzine or other \'Olatikflui rl is pu~hccl int0 the ho ll ow spncf' 1l'ithin th e block, th<-' wick is lighted, nn d hang! Stnin,ar:. Fl:.111king El e nitor Londini;-. . . . llnrbr,nr1 /l o:zih 1. irin&ston ,.t· l orJo n, A rch itt·ctJ Hl �INTRODUC TION Difficul ties Encount ered l\fany large de,·clopmcn1s re nt laundry !'p:1cc to co ncess iona ires who run the faci lity with or with out full -ti me superv ision . The need for common bundries r a rics in clifTe rcn t ci ti es . A conces::: iona ire wi ll refu se to renew a contract if other methods o f lau nd eri ng m:1kc hi s bu :;in c$S unprofitable. La undries, ,,hcther large or small , ca n be s unny and gay . Any laundry 1wt close '. o t!::: c.-..:dling nee ds roo m fo r baby carriages an cl fo r you ng children',; p! a y, as ,, ell as comfo rt able benches. Entrance Aoor laund ries may oYe rl ook a play space nea rby to advan tage. L aundries wi ll foster a neighborly at titp de among tenants if they are attractive. It is st ri ctly a matter of safety to ·encourage mothers to bring their small chil dren along rat her than to leave them alone in their apartmen t; bu t bored ch ildren preclude a cheerfu l, sociab le a tmosphere. Commercial " laundryettes" usually install candy vending machines as well as th ose for soap and bleach. A la undry supervised by ren ter or tenant committee might ,,·ell consid er installing a " space rocket" or other am usement. Although mechanical dri ers are commonly found in large laundry rooms, several authori ties ask for clothesline drying spaces, one of them noting tha t "outside drying areas a re the only proper and healthy means of drying." A.• Common Laundry ·1 ,r,,.,,,.., on If,nu:, ,lries a. Laundri es without at lemlance sub ject lo d isonler. b. Money s lok 11 from cashh oxes. c. Clothes darn:igcd or slolcn fro m a ir-drying c:iges. cl. Abu se of laundry toilet. c. Doors d anwged. f. Wct fl oors. e. Co11d e11sation . Suggest ion s i. Laundri es on entrance fl oors rather than :i n b:isements to take advantage of more li ght, venti lat ion, and ii.11formal supervision. Laundry doors keyed to apa rtme nt keys. Gla ze d panels ( clea r wire glass or ac rylic _plastic ) in door and corridor partitions. b. T okens to activate machines sold at th e m,rnagement office. Window guards. NOTE: Window gua.rcls for l.au.ndries on. entrance floors are preferably not of prison like design. c. Dryin g cages of me tal, large enough so t.I'. t drying lines can be well away from the enclosure. Drying machines where clients are willing r use th em. Caution : Place ven ts from dryers where rl ischarge ,..-ill not be blown into apartment windows above. d. T oi let designed, if poss ible, as a package dleal to serve laundry, lobby, and nearby pl ay areas. See "Pub,l ie Toilet," page 12. e. Steel protection plates for laundry door. f. Floor pitched away from front of machine_ g. Glazed tile walls, terrazzo fl oors, or oth er m aterials to resist the effects of condensation. Di ffi culties, Encountere d ll . lilome Lm, ndri es -'1. , . f I ;, . .... IU ,) ~ .J )he· ,, . ,I _,,,; f I --- .. ::;;?:_ a. Condensation fr om we t li ne n h angin g up to dliry all over the apartment. b. Detergent backup from . au toma tic mach io es a ttached to waste lin es. Suggestions a. Sma ll, tenant-controlled lau ndries on eadn :floor with washtubs an d drying cages, plus a couple o f au tonna tic machi nes in a locked room on th e entrance fl oo r. A key trn that room is sold by d, il!, @ ll, (!JUJ[Jllil,(!0ll°T!fj �1 management for a small fee. Laundry tu ri in Lathroom, as in Swedish practice, with enough drying lines- it herc for a normal wash. NOTE: U1w1,t tached m achines can be used in either of the cases above. b. Prohibition ,of machines attached to plumbing lines within apartm ents. Bypass on p lumbing lines at lower floors. ROOF LAUN DR -,f f fI j Some authorities •express interest in the idea of providing roof laundries. Examples found in pri vately m anaged buildings and in some British "estates" bave been much enj oyed. At Carl Mackley Houses, Philadelphi a, for example, where washing machines were later installed on entrance floors , most of the r esidents still prefer to use th e roof. Many women insist that open-air drying is desirable and take advant age of it wher e prnssiblc; witness not only r owhouse dryi ng yards but also tenement hous e backyards gaily hung with clean clothi ng, as well as P aris balconies simil a rly adorned in spite of large "Dcfendu" signs. It is hard to under sta nd the horror some people have of this in nocent manisfcstati on of m ban life. It might be considered as colorful and appropriate as an lllmLrella on a beach. The use of ro ofs for laundering, on the other hand, is looked at unfavorably by othe r authorities. Heavy-duty roof construction and · protective harriers arc costly. Elevator traffic will in cr ease if a laundry is not provided om every rooftop. Plumbing system requirements are expensive sh ould a utomatic m ach ines be installed. Supervision of an unattended la und'r y is more diffic ult on a roof than on an entrance floor. There are some answers to these obj ections. New types of roofin g arc bringing down costs. Most cities r eq uire some roof-edge protection wheth er or not tenants arc allowed on the r oof, and maintenance men need it on high u ilclings even if it is not r equi red by code. Protection would, of course, have to he increased in height from that usuall y supplied. P ro tective ha rr iers arc not so costly as solid construction on the e ntra nce fl oor, ,d 1crc space could be phnned for la rge famili es with their own ent rances instead of for laundries. Use of a roof laundry could he confined to the Luilding tenants hy mPans of apa rtmenl.-ma~[,ercd keys. Tenant des ire for open-air dr yin g and for clea n, brighr. surro undings would facili tate tenant -orga nized control. Roo£ Lnundr)· . . . K a.Jtn er, Stonorov , Dc,iincn; W . Pope B arn ey, Archilcc, , ll ,. I .r ' ??_..; ·;_;:-tr~..?:_ ~ I .,,., ·\ ~,· .; . ~-- . " '~ ....... . 1./""~ --~J . 1 ,. - ~-- I T cnnn t- Controll c d Lnunllq• 20 �. . . . necessary r oofto p structu res such as elevator madhinc rooms, incinerator slacks, clc., obscured instead of stan<l ing 01~i:l: against the sky in the usual bleak huddle. There will need to Le prov ision also for locking troo f play or loun ge area, for rcf11 ge . pace open to the roo f exit door if local fire regula tions requ ire it, a nd an ala rm bell on the door <:H ga te of the playgroun d area. . Ha lfway between tead1er-supervisccl roof pla ygro1:in d and the sumleck watchetl uvc.; r by a willin g dde 1ly tenant, this type u I roof facility needs a group ready to keep order and schedule events. Authorities with successful experience with local c mm unity organizations and tenant commi ttees will k now \\here to fi nd such a group. Competi tion a mong caretakers of cli!Ieren t roofs ;w ill maintain initial enthusiasm. Architects can suggest roof construction and roug~ing for mechanic al lines to make f uture r oof use possible if an auLuor ity is not will ing to exper iment at the start or wants to Lry out one:: roof. INTRODUCTION Happy is the manager in a city where the code allows roof access doors to be locked against tenan t or prowler. The urge to investigate roo fs is so strong that one find s a locked cage in front of a lo.eked door to prevent damage. Diffic ulties Encountere d a. R oof t re:;pass lead ing to damage of roof fabric, venti lating fans, TV a nten nas, and to the danger of children falling or objects thro11 n from roof. b . Obj ects stufTed into plu mbing vents. c. Danger to children and to equipment if childr~n climb incinerator stacks or break into elevato r machine roon1s. Suggestion s a. Locked roof door, where codes allow. Alarm bell at roof doo r. TV antennae, if needed, out of r each. b . Vent stack above children's r each with wire guard protection. c. Interior locked access from top floor to machine room. Access to incinerator stack fro m scuttle in roof of machine room structure, separated by partition or cage from m achine room proper. t!Ja~ l!R@@ fi ROO F USE A few autho rities a re considering the nettle-grasping response to t enants' desire to invade the roof by providing some form of activity there. · A roo f laundry h as been mentioned on page 20, and some objections to roof use arc there discussed. Roof playgrounds are found in city schools, and imndecks in private apartment buildings, even in some priva tely subsidized low-rent structures. Roof lounges for adults h ave been successful in subsidized buildings for elderly occupants. High buildings are largely the result of high land costs. R ecent products designed to give heavy-duty performance on roofs may lower considerably the cost of a usable fin ish, an d might even show a saving by economy in land area needed for the development. Roof spaces, mo reover, are not overrun with a utomobiles or permeated with gas exhaust. Play equipment ca n be spot welded to heavy metal plates grou ted to the deck finish to avoid piercing it. Vents have been ra ised above normal height a nd g iven metal sunshade umbrellas sleeved to the f'haft. A combin ation of wi nd-scr een walls, open-mesh fencing, a bad-weather lounge or laundry ( or both) wo uld present a h appy diversity, with 21 . r--. ~ ~ Hoo f Loun1,.~· . . . George Fred K eck , William K eck, Architec t.I -- i l- ----- ' f r. ,- 1 I· I ""' r: ,'. ) ~<"",·. . . -. ,;J ~ " ./ ,. .Ju - f.1 f,1 ~-'-·~--- '\ Rao£ Plarnroxund . . . Playgrotm d Corp . of America , Designer. �1 f j 1 lI 1 1 ~~"i •. I. Authorities a ftetn p rov ide som e stora ge sp ace outside of the dwelling for tena nt-owm, d bul ky a r ticles. A room for b ab j' carri ages and wh eel toys is usually provided, prefer· ably a t ent rance !level. Th is ro om h as become empty a nd ab a ndoned or h as b een pu t fto an other use in ma ny developm ents. Who really ex prx ts a moth er with a b ab y carria ge full of 5 p ound s of potatoes, four rrn ilk bottl es, three loaves of bread , t wo chi ckens, and a baby to unl oad ;and m a rshal this a rra y th ro ugh the lob by a nd up an elevator lo th e TI. 8 th fl oo r? Also, onl y a ver y trusting boy will padlock his bicycle "in a stora ge room with out worryin g. Diffi culties Enco un te red fj -:-:~·iv~..#~:- : ~ ~ INTRODUCTIO N! .A. §tor fl (IC • I ·~ El<rB OIU a. T ena nt-con.itro lled cages subj ect to theft. b. Disorder im cages a nd acc umulation of wo rthless ob jects. ,_ '· ·' f il ,,·I !I lj b. Time li mit con stored articles. Prohibiti o11 of stulied furn itur e. Difficult ies En ca;u ntere cl ,l j 111! ~1 J 1' l ll. llla b r, Carr i:.a !fC Roo m a . Carr iages d'.;am agc cl , dirtied, burnt. Carriage arn d bicycle wheels stok n. b. Vehi cles pill.ed on t op o f each oth er. Sug g estion s a. Conven ien t ffi pacc for b aby ca rr iages within 1he d welli ng. Bicycle lock!c rs a t p a rk ing lots. b. T ena nt-con oiled. storage space on each fl our off pub lic corricl or or galle ry. Sec " the P mblic Co r rid or," page 15. ALL TEN AN T STiORA G E WITH IN THE DW ELLI NG Crne ral stora ge, ii f tl1crc is none 011t s idc the d 1..-cll i11 3, is usua ll y pl:rn · ncd a ll in <,n c pl\ 1cc i11 or ,wa r the ki 1cl1e11 , a ltli ou1-'.h tl1 e Pllt\ a$k,:. o nl y for 0111 :-fift h.., a l least, nf ge ne ra l sto rage in th a t locat ion. A rr hi - J • ~l . , . Suggesti o ns a . L ocke d stoirage room accessible onl y to tena nt accom p ani ed by stafI emplo»'cc. . .J n ~' ' ... .~ I J Ga ll e r)' St orni;c tects wh o obsen ·e a b i.cycle h alf in, h alf out of a kitch en cl oset may wonder h ow t he fl our bin, pa ckaged cereals, and supergian t b oxes of washing po ,rdcr s fa re b ehind it. Di ffi cultie s En co un tere d a . L ack of opp ortu n it y to organ ize st orage of a rt icles d ilicrin g in ch arac ter , size, a11 d use, r esultin g in disor der a nd d irt · p ockets. Sug gesti o ns a . An open a lc~Ye 11 ea r e nt rance fo r b ab y ca rri a ge, m a rket cart, stroller, etc., ,,·ith shch ·ing ab oYc fo r bu lk y toys, card table, h ob b y equip ment. {A11 alco ,·e la rge enough for a h icycle " ill take oth er Yl'h icl cs as well. ) Ki tche n cl ose! sh l" h in g a t rnr iou,.; h eights fo r ;-Lor ing la rge car to ns, h oll ies, ll() u~,·li ,1 lcl a icl s, a nd also for sma ll package,] an d ca nn ed fno cl s not 11 et' d i11 g refri gc ra t i,,11 . NO T E : A / c1c ad j11 stahlc shelt·cs arc h l' l la th an 111 a11y fi xed ones. 22__ �INTRODUCTI ON The dwellin cr is the h ea rt of the building. The h ousing bw requiremen ts for '\iccent :md '\,anita ry" !iring co nd iti on:; " ·ithi11 the d1rcllin g: it$Clf mu st be upheld more by it s occ uj' .t nl $ than hy the best prncti L~'S o f a nian::igcrial ,:tafL D1,·elling design and eq uipment, th crcfvrc, ~lw nld p romo te dece nt dwellin gs by an ord erly and co mfor t::ib le arrangnn cnt, allll sa nitary dwellings by conrenicnce for the housekeepe r. 1Iorc than th::it, ::i convenient, s::ife, and orderly h ome crea tes the climate for fami ly sa ti5faction and pride. Tenant co mfort overflows fr om the dwelling i11to public spaces, albeit sornclimes aided by a management sympa thetic toward famili es un::icquainled with urban living techniques. Desiirn of a wo rk a ble apartmen t within stringent cost limitations for this ; epetitious pl::i n el ern ent (not one en trance door to a b1~ilding, say 160 - not one small toilet, but 160 bathrooms, etc.) r eqmres an architect's devo tion and most cunning contrivance. Space organ izati on is not easy to come by, g iven curr ent room areas and relationships. One wise a rchitect has sai d that apartment areas should be, room for room, larger than those in rowhouses. F or one th ine:. the fr ont and b ack doors of a ro11·h ousc na turally route traffic in an ~~rdcrly wa y; for another, porch and backyard give an extra dimension lacking in an ap artment. Dut a bedro om plann ed to an swer the desi re, th e: ncc·cJ , rather, to be al one or lo be ah le to ta lk qui etly (o r noisil y) \'i ith fri end s of one's own age al\'ay from th e tense, com pditive cit y atmos phere is not co nfined lo 01·e rpri vil ('gc d" pcrscJ11 s. Pri vac y 11\' itltin th e dwelling is the fir ;< l rcquirc111 c11l for "quiet enjo yment uf the premises". St::i 11d a rd public ho11 "in g C(,n~ tru d ion fo r tall b UJ ildin gs o!Tcrs m ore pri1·acy th a n ,;n mc " 111 :rnr y" spec ul a ti ve Luildings, 1l1i s brgdy becau se of materials usccl th at arc :su it a ble for long -term amortization, ::ind the need to hold dow n ma int enance expense amd to gel favorable fire ins urance rates . But unlike mo st European co untri es, th e United l::i tcs has at present co de provi sion s for so und co ntrol in apartmen t :b uilclings,1 although a sta rt in that direction h::is been made. Stand ai rd construction for multifamily buildings rnay s u/Ter from li ght wcigh!!: di vid ing p::irlitions and ca reless pi ercing of partiti ons or fl oo r slabs. Vibrating electrical gadgets acid th eir share Lo th e con sequent din. 110 Concrete slab fl oo rs resist impact noise fairly wd l. Partitions between apartmen ts of cind er block,. gyps um block, or solid plaster are accept a bly so und dea dening. P lli!'titions of staggered s tud design are preferred, if the budget permits. 1 The 0 1uner's Viewpoint in Residcnlial Acouslical Co,n lrol. Acou stica l Society of Ameri ca. Frederick P. Rose. 19631 Li ving Room in UH Various ways to approxima te that dimension on a comm un al basis have been noted in earlier chapters. Private balconies do provide occupan t-controlled outdo or space, an d are though t by some authorities to be worth thei r cost in high buildings. The usefuln ess of a dwelling layout is tested by early furniture studies. Draftsmen sometimes minimize furniture dimensions a bit, and are apt to place large items where heating risers or convectors will appear in fully developed plans. Bureaus shown pa rtly against columns are not unknown in such stu dies that, if so pl aced, would create dirt p ockets. · Six i nches along a bedside does not give room to make up a bed . A crib with its head again st a h eat riser and its foot o\'crlapping a window is probably as goo d a way to g ive the baby sn iffies as any other. A hi gh win dow in a two-windowed b edroom provides wall space below for a dresser if a convector is n ot p laced under it. It can be cons id ered ext ravaga nt to design a space useful for only one function within the small a rea allotted to each family. One usual example, howeve r, is perhaps undesira ble ; th at of combin ing meal service with clothes washin g, parti cularly for families with young child ren. Dinn ers and Ji apers are not compatible. 23 Address to The f. - I ,. . , ,[\~,..~ - ( -~,·' --,-· r -, r ...~( ! ~ .. ( r I I \ 1 .., t_ -- . \ �, I 1 J" -, - r .--J .it' . ·i ,., , --~ ..,,., 1 Li\'in 1; lt o om in Use ~-J H eavy co ncrete teross walls used m b ox construct ion a re, of course, even better bctKeen apa r tm ents. Tall buildin gs ~ ·jth only four dwellin gs to a flo or have b een built within public lrnrns in g budget limita tions and provide the amenity of few close neig h bors as well as th at of a sm all, easily kept public space. COMF OR T Difficu lti es Enco untered r a. b. c. d. c. f. A wa ren ess of ncigl1b ors. Outs ide world irru p ting into li ving ro om . N o chan ce It o withd raw temporaril y fr om r est of family . L ack of sc1, .ara ti on of d ifferent h om e fun cti ons. Jn ackqual c 1Ja th fa eiliti e.,; for large fa mili es. P ull ch a in !'> co nsla11tl y brea ki ng, with the result th at light s a rc left CJ ll d ay an J ni ght. D ini ng S pac e in Ki1 c1u n Wall -mounted m edicine cabin ets. Lead b ends from b a throo m above con ta ined m fl oor slab or boxed in . Windows of adj acent apart ments in an interi or corn er of a Tor H-sha ped buildi ng well separa ted, o r, better , o ne apa rtm ent wra pped aro und th at in teri or angle so tha t wind o\1·s nearest the corner are in the same d\1·elli ng. b. Sm all foy er g ivin g sepa rate access to li ving ro om, b edro oms, and kitch en. Coa t closet ofT foy e r to keep m ud a nd out,;ide dir t from r est of dwelling. Door b uc ks well anr hored against win d action in h igh build ings. c. Bed room wall $p:i ce a rra ngL·d lo all o w for dc_k or ta ble in add iti o n to urn:i l Ji ,,d rlio m f urn iturc. S pace for s,·11 in g 111:1r h in c or oth er taLlc in pa rent s' bed room. d. D i11in g: !<p:ic-,'. in a l,·on ' Ll'l \1t·r11 li\·ing room a nd k ill'h cn. Di ning ,;pace for la r ·e fami lies in kit chrn, to pro ,·iclc ea:;c in sr rvi11g mea l;:. a nd , in effer t, ofTe rin g tw , li \·in g spa r ;:. for cl iffr rr nt U S C'$ . K it che n equip me nt o ut L'f !- ight o f living roo m. e. La rnt o ry ( 1rn tnc-l osc·t and was h Las in) for brgc fa mili es in ad d ition to the ba th ro om. 13a th room wall mat er ia l .clcs ig nccl for fu turr shO\\' ~r if 11.ot co ntemplated at fir st. 0 Su ggest ions a . A des ig n plac ing ro oms of li ke f unct ion aga ins1 pa r titi o ns th a t di vide ap a rtme nts. Closets set z.gain st di vid in g pa rt iti ons. - Hea ling ri e rs prov idcll ·w ith csrn tcheons ·a nd th e fl our sla h. o pen in g pa,clcd with in sula ti on ( use ful also fo r ve rmin co nt ro l) �NOTE : A shower uses normally aboi1t half as much water as a tub bath and takes less time and tu.b cleaning. f. No electric pull cha ins in dwellings. SAFETY H ome accidents have been well documl'nted an d publ il' izrJ. Some, luckily, such as those from stairs-uni ·:as the build ing k1s t w0-story fiats-do not concern us here. 13ut kitchens :ind bath rooms are still dangerou:::. AcciJ cnts from things foilin g from high shch·cs, or people falling while trying to reach t hem, from collision ,vith fu rnit ure, ranges, and heating risers and, worst of all, fo iling out of windows must be faced. Difficulties Encountered a. Children and obj ects falling out of windows ; windows difficult or frighten ing to clean. b. Kitchen ranges placed a t the end of a row of fixtures where children can knock against pot handles. Gas ranges near blowing curtains or having storage cupboards over them. e. Slipper y bathroom floors. Tubs lacking safely grip handles. Sturdy grab ba r a t tub. cl. Electric outlets and pull chai ns (i f i)llll chai ns there must b,e) at a sa-fc distan<:e from tu b, basin , and sink. NO'/'E : The dan gers to children who push hairpins into clect1,ic outlets, bu mp against heat risers, all/l swallow poisons are perhaps only lo be countered by their mothers. The tenant " ll--.elco111ing" bouklet, cfcurly ilf:1stra /1·tl by the rtrchitccl, can icn:rn tenants. Authorities who provide radiant healing in floor s have solved part of the prolJ!e11t, ar/ll consider the system ec o. no111ical in first c;ost and upkeep. ORDE RLIN ESS P lanning for privacy, as noted above, in itself promotes orderlincess by ·cparating activities. Most clutter results from poor organization, anJ dirt re!3ults fr mn clutter. Easily d eaned fini shes in dwellings are stancla rll; attracti ve pas-'l:el colors wi ll get more tender, lov ing care than will J rab, neutral ton.c s. Asphalt tile patterns in micltones show fo otmarks le$s than very ligl1t or dark unpatterened ones, and are less likely to be covered with tlb.in li noleum carpets that do no good to the underlying tile a nd may harbor vermin. / ~--... \ d. Electric outlets near water supply. Sugges!ion s Fa mily P articipa l ioa a. Heavy-duty screens on all sash ope!lable more than 4 inches. / · .• l _ Locking device on windows without screens to limit opening to 4 inches, except when window is being cleaned or children are being watched. "·) , Windows, of whatever type, of glass size and design so that window clean ing is possible with no more than an elbow outside. NOTE : Removable sliding sash are obviously the easiest to d ean, and also a broken sash can quickly be replaced by a tenant's trip to the maintenance office. Casement sash close to grade or on galleries or balconies are hazardous. Awning windows that swing out beyond the building wall run the risk of being shattered by an object failing or being thrown from above. b. Ranges placed between worktops or other barriers. Ra nges at least two fee t from windows. No cabinets over ranges. c. Nonslip bathroom floors. 25 - . _, ... r·,·~ - ~--o ) r ' \ "J •' ~ . . -~ l ., -- ·- .... \' \ ,t_, ... '"' r, ~ ' ? -- 1,..,- ,. •_ .... _.- ... ( t; . _;;, \ .- -~ ;r _•.,. l .~ ' ~ - II-- - - ~, . . ~ t ·' . J ~ t i" . .J j ·' ' , ...•,1 1 ,.- · ~ ' I, .:.·~ 1. ~~: '-' t.: - In ta 1/ ' •' I .> -, . ·r ........ '~"' :·) _; ,i , .. ·-LI,. - J... .. .-1 ,~ ·.·, "1 ~- .,: (\ . .~" ·; _, I/ < Clo!cl Cu rt.iin I .,. ! ,- �! i f l NOTE: L inoleum is now obtainable in square tiles, thns ov ercoming one reason for the preference for asphalt and vinyl tiles. j 1 .,I -. .( · l1 II r .. - ·, \/. i N _/ lJ Di ffi cul ties En co untered a. Condensation within the dwelling. b. Wall space interrupted by scattered columns, doors, windO\vs. c. Storage spaces inadequate, particularly in the kitchen. Large Rcfrit;cralor r ..... ~--~-t ! A kitchen planned for more than one worker lightens the moth er's load and encourages fa mil y participation in housework . Opin ion varies as to the need for closet doo rs. Authorities who agree with voca l tenants and shocked critics have provided them on all closets. Others are content to put them on fo yer and p assageway closets only, and on living room closets if, by an unhappy chance, precious wall surface is used fo r a closet there. Authorities who look fo r good housekeeping standards may well consider providing doors on all closets, since tenant-provided curtains are apt to be flimsy and neglected. Even when clean and well hung, they give a s1ipshod appearance to the d welling and do not protect clothing from dust. Open shelves over convector runout pipes take the place of toy storage boxes at slight expense. They also protect the pipes from children and the children from pipes. Su gge stion s ~ ""/ a . Dwelling d rsign to provide some posit ive air leakage even at the risk of slight heat loss on the coldest days. No laundering within the apart ment. See "the Laundry," page i 19. - ,. <. ' - r 1 Tile or other impervious fi nish arou nd tub. P ositive ,·cntilation for kitchen range. b. Some uninterrupted wall spnce for la rge pieces of furniture in each r oom. Furni ture lnyouts carefully studi ed, preferably showing more tha n one possible arrangement. c. Flush door;;, cabinets, and bnsebonrds. Convector lou,·crs on Ycrtical surfnccs, not on the top. Tile behi nd rnn gt:. Ch nir r nil t0 protect wnll if dinin g table is in kitchen . llsc of pla~tie pnin t to lengthrn repainting cycle. T enant rcpai11! i11g. l\'01'f: l'nint rollers 1Citl1 pallcrncd surfaces l:a1·c been used on corridor 1rnlls. They migl,t be lcnr to people ca/:',er fo·r individuality in th eir d !l'ellings. 1 r ami ly Tnwd Htt 1.: k~ 1 Psychiatries or Paperhangers? E dit ori:il in " Housing :ind P l:inning New::." Citizens' H ousin g and Plann ing Counc il of New York. October 1%3. · 20 �d. Kitchen shelving planned for both large and small articles. Kitchen cupboards with backs, for vermin control. Utensil drawers. Range and refrigerato r sized for t11e family's needs. H igh and low ha uging poles in ch ildren's clo~ds. DaJo stri ps in ba throoms at 3 and 5 fee t fr om ri uor, fo r fa mily to,rnl racks. Space in bathroom fo r clot11es hamper. · ( ~ ", ... NOTE : Orr;anization of general tenant storage space 1s d iscussed on page 22. "\ !. REDESIGN / --· ., ' ·- \ \_. Some a uthorities show interest in a proposal to redesign the standard ap artmen t layout by planniug a small living room off the foyer and a large kitchen-dining-play ( or study) room. This arrangement justifies the prevalent housewifely habit of "keeping the kids ou t of the living room." It alluws a busy mother to keep an eye on infants 11 , ...-~ ..J .~ ~ ... . ·; ·- - ~f odcl .'\ p:irtmcn t r. Pri \'ntc 8 :?lcon ics . . . /Jarbc.son llouglt Livingston & l arrnn, A rch it eccr:s r ,) ,:.- packed apartment, and it gives the house-prou>d ( a nd latent houseproud) homemaker a chance to show friends amd the priest or rabbi, or the Fuller Brushman, a neat reception roorm. A bedroom so planned that it later can be dividecil into two small rooms will provide flexibility for a family with growiing gi rl and boy. A sliding partition would allow daytime use of the entire space. I_ MOD EL APARTMENT •_ _. .,. .__=n~,--..J while doing kitchen chores ; it is a place for TV, plastic-covered furniture, games and homework, children's and adults' gatherings. It d ivides living space into noisy and quiet a reas within a tightly A model apa rtment has been fo und usefu l to suggest inexpensive, space-saving furnitu re ra ther than old-fashioned{Jrnge piaces. Chairs, sofas and dressers based on Scandinavia n desitgns, and knockdown packaged furniture can be fo und in city shops or obtained through mail-order houses. Reconditioned pieces, suclln as arc sold by the Goodwill Ind ustries, for instance, are at bargaim prices. Bunk beds 27 -- - -- -- ----~~==--=-=-~ - ~-nc=o=·-=-..c==--=====-::.=:::-:··- -· ____ _ ! �---,=""! l I I ' j I ·· --=d A NOTE O N W INDOW SHA DES Window shad es are standa rd equ ipment for publi c hou sin g developments, so much so that th ey often serve to distingui sh p ublic fr om private apartmen t buildings. They arc chec1p, th ey do their work well. But that th ey are far fr om attractiYe is iiot disputed. So far no equally trustworth y a nd economical m ethod has been found to d a rken bedrooms, to set the stage for TV entertainments, to shu t away the outside world . · Possibly a window casing detail for cu1-tain rod s at the outside and sh ades in side would be acceptable to au thorities who enj oy the "happening" made by different famili es' differently colored curtains. 1 Possibly new side-h ung fabrics will be pri ced one d ay to compete with shades. In th at case ten an t curtains will not be needed and the color pattern can be built in . 1 1 T wo-S to ry Flat . . . 1/ o:l!':rd R. Mey er , Archittcc. ' arrangement offers each la rge family privacy and easy access to outdoors, even to an outdoor family playspot, and also relieves pressure on elevators. Certainly th e architect who devises a sturdy, in expensive, attractive substitute for the wind ow shade will find a mon umen t to his ingen uity lifted high aga in st the sky. are not unknown ! o or scorned by former tenement house dwell ers. If the mod el apartment is to Le left in a fully occupied build ing to be used for homem -ing classes, its locati on and exits should refl ect that use. BA LCONIES Pri vate balconi es ib ave been n oted earlier in this ch apter as proYiding a porch for tenants who li ve fa r fr om th e ground . Babi es a nd yo un g children can pla y out of doors with out leavin g tl1eir qu arters, all(] adults ca n cool off in slippered case duri ng hot evenin gs. Costs and local cus toms weight the decision about incl11ding them, as well as the d esire a nd <1bili ty of tenants to p ay for th e advantages of a bakony of th eir own. Architects will be ha ppy with th e cfTcc l of balcon ies on an oth er wi se shee r fn cadr. if th e need for them is clemon slrn bl P. A solid para pet fo r tli c fi rst few fcr.t o f ba rri er g ives a frdin g o f protcclio11 and l1id cs l he arra y of chi ldren's toys or household m ops an d pa il s pu t oul to sun . TWO-STORY FL A TS Ap a rt ment s for lar-gc fa mi li es have hcc n desig ned ra ther li ke two- story row lwu ses on the e ntrance an d second fl oo r of tall buildi ngs . This "\Vhat we need is a brnnd new idrn thnt has bc-c-n thoroughly tested." Al ~"JS:D rl in~arnr o courtesy , S11t urdn, _R evi;w U S. GOVERNMENT PRINTING OHICE ; 1965 0-76J - !150 2U � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document JFOI' ~l'L' OU-ti. bfJ tire !P:e b lic Il ouasiuag ~· i8m .iuo ist11·adi'o n [ Today :m increasing number of families are, or even tually will be, liYing in hig h -rise :ipartment bui ldings. Our exper ience clea rly i11dic:ites that such an enYi ronmcnt sometimes . brings for th unusual family and m anagemen t problems which thus far have not been adequately delineated and analyzed. This repo rt is a compilation a nd eva luation of the responses of local housing authorities, experienced in high-ri,:e design and m a nagement, to questionnaires and inter views. It is neither a statement of Public H ousing Administration policy nor a set of standards. Nevertheless, I believe it wi ll prom helpful not only to local housing authorities, their architects and managers, but to all who may be c onsidering the use of high-rise structures fo r fam ily living. J DB@ifiJ (}]) B" rJ; ® [Ji], 0 ll!atu1llGfJJl!rfJ IL alJ)llB @ ulla f!Ilarg; Ila AlD_JJ (l[J,[10 d, Vfl{],@ [Jl];(/, !JJJ-aw.iJJ,aJlftJa~ ~ f l .t.l. t: . Elisabei'h Coit Miss Elisabeth Co it's extensirn professional experience makes her em inently qualified to do th is provocati 1·e study. She was Principal Project Planner o f the New York City Housing Authority for many years and is a fellow of the American Institute of Architects. FAIA As Publ ic Housing Commissioner, l am deeply concerned with the proper resolution of the problems of high-rise housing a nd believe sincerely we can clo much more than we have in the past to orient ou r design to famil y needs and management r ealities. While this paper docs no t g ive fin al solutions, it d oes identify many of the perplexing situations relating to livability and opnations in h igh-rise housing and offers s uggestions for further explora~ion. )ak< c.1ta/L PUBLIC HOUSING ADMINISTRATION MAnIE C. McGUIRE Commissioner Public Housing Administration HOUSING AND HO ME FINANCE AGENCY Ma y 1965 A ~ @crc) �l U ~ ~ n I , / I 1/-'l'"':c--"r--- I ~ rban living is more and more the pattern of modern life all over the world. The tall el evator-serviced apartment house rises up in tiny Italian towns, in new cities of India, in P aris suburbs, and not the least in the United States, author of the skyscraper. H ousing authorities faced with high land costs are of necessi ty providing elevator buildings at least for part of their inventor y. T hey are p ersuaded that not all design techniques used successfully in rowh ouse and walkup. a partment buildings are appropriate fo r high structures. The accompanying report contains suggestions, in large part provided by these ingenious _a uthorities, that make for case and econ omy in long-term management practice and in family satisfaction and cooperation. It is not to be taken as a final word. Authorities look for a new approach in the design of urban structures and tu rn to the architect _for imagination and invention, tempered by a practical knowledge of problems inherent in densely occupied bui lding groups. Public housing developments are not in their nature "institutions" and need not look or feel as if they were. They arc built for people. Their design must call forth people's interest, acceptance and understand ing, must stimulat e their iuiti ative, and meet their social r equirements. Nadi ne Gordimer, South African author, has said in another context, "An utterly impossible job-to improve th e liYing cond itions and morals of people while at the same time stifling their opinions and taking away from them any responsibility for their own destiny" . Authorities are concerned with techniques that will result in a "possible" job. This report offers suggestions toward that end. Its purpose is to supply a fo undation of exp erience upon -ivhich the a rchitect will build h is own New Jerusalem in a " green and pleasant land'"O �'r 'lf'i he image of a l!C'.V city ha~ been a~C<'ptcd by cit izens and is being Ji implemented with the :11 d of [, ctleral a nd local government. Schemes a rc proposed :mcl undertaken to break 11·ith old traditions and to provide a new, liYcly mclropolitan co mplex. Public housing is pa rt of this cornpl<'x. Its tk\'clopm cnts must be dcsi crned in keepin(T with the invi 0crora ted ci t)' so il1ai lh C)' 11ill be a satisfa ction and a pride to all cit izens. ~ ~ ElcYator-ser\'iced buildings, 16, 20 stories, and eYen higher, are becoming a necessary part of the supply of "decent, safe and sanitary" housing within the framework of community de,·clopment. Renewal schemes in rundown city areas and new high ways slicing thro ugh the outskirts result in masses of families turned loose, many of whom must be accommodated in public housing developments. Also the impact of in-migration from the countryside, and the notable increase of individual family size are as well kno wn to architects as to sociologists. This r eport will acquaint architects with some difficulties encountered in tall b uildings popula ted by fa milies many of ,rhom lived formerly in decrepit city slums a nd by others unused to urban living. All la rge-scale housing developments have complex problems, but there are certain ones that characterize h igh-rise buildings and require special thought for solution. Chief among these are: 1. Separation from the ground. Babies and small children need sunny play space close to their mothers; p arents and older children want the equivalent of a nea rby porch _for informal gatherings, relaxation, and for making the acquaintance of new friends. 2. Loss of identity, as well as a sense of pressure in the multiplefa mily floor of a ma ny-familied structure. Ranks of pigeonhole dwellings close together make difficulties boLh for the gregarious and fo r those who cherish privacy. The first type misses opportu nity for self-expression in the impersonal trafficways of narrow corridors and c rowded elevators; the second is oppressed by the closeness of his many neighbors. Different, and someti mes conflicting, solutions are here offered to the a rchitect fo r his di scri minati ng evaluation. The report also contains notes of experiments now being discussed by authorities to further increase orderly managemen t of the property, resulting in tena nt sati sfa d ion an d consequent accicp lancc of rcsponsil1il ity for th e fabric of the b uildings. The a rc hitect will need to visit exi sting developme n ts, both with authority personnel and by himself, fo r firstha nd obs;erva tion. He will rel'icw ho using puhlicati o11s and guides. He will S'lud y the results of experimental schemes ancl demo nstration buildings as they develop, such as parki ng troughs al Flemingdon P a rk, To1i<1rnto, or the forthcoming Pratt Institute (l3rooklyn ) stud y of·constrUiction methods that is sponsored by the HHFA. He will not scorn 311)7 scrap of practical in formation. Architects and authority staff must work closely tog;,ether from the first sketches to the "As-l3ui lt" drawings. The authori'ti.J ' supplies detailed man agement experience, knowledge of the market, a nd iLs own official relaLions with city departments and ,community o.rganizations. The a rchitect should aid in developing the program a-n d offer a physical translatio;1 of it. · He provides experience with 1t1ew materials and construction methods, and an inventive attack on ]Problems p osed by the authority. He will stress the importan ce of goo d workm anship as well as approp riate materials. Both architect a nd a uthority sliould make use of tfu.e social scientists' contributi on. For one example, a French study o.f workers' families showed that people with less than 8-10 s1.1uare moeters of space per person had twice as many · social and physical diisor ders than those with 10-14, meters.1 Both must have clearly in min<l the encl client, the: t enant famil y. No development is better than its 1Y1anagcrnent but, eq mially, no good management is possible without tenant cooperation iill the techniques of apaTtment living. One authority has a slogan, "Oenr,onstrate to tenants that management cares : tenants will care." Public housing has its own traditions, properly Jbased on the need for rigid economy, both in capital costs and maimtenance expenses. But, as M. Roland of the P aris Opera said rccent~y , " How agreeable it is and how necessary to break intelligently w ith tradition and routine". 1 From address lo the American I nstitute of Architects' 'Convent ion, 1963, by Dr. Ed ward T. Hall. S 10 1ut e of !l G. W. Cnr.:ver . . . A m ~nd olo , S cu l p t or �::.::,~ ~~ - ~iii:;.·a;....-,J-Lc;;a,;.:;;;;111"" = -~='~!:!'.~-,...,.,.,s....,--,...,.._,,.,,,,==143.215.248.55- - - ~-,,......,~......-...--.,,.ft,__,.,.__,,.~- - -- - X ~WWW k ==--:: - ™ cw:., - -- ----· ·. ... . ..-___ _ INTRODUCTIO ~ l; ' The first view off ,a housin g developm ent gi ves tenant and visitor alike a strong impression, whether or not it is a conscious one. This is particularly true of groups of tall buildin gs where greenery cannot disguise a11d sofu.cn building sh apes and positions. The high masses dominate the scene. A simple pattenn of well-spaced structures comfortably set in landscaped grounds, ,m ay be allaincd in many different ways. A study model with movmble buildings ca n be advantageous to architect and authority during the first phases of design. Some architects think themselves fort =a te if a combin ation of hi gh and low buildings is contemplated, w, ether attached or separated, as it gives th em scope in the overall design. This, of course, mu st be justified by land cost and subsoil conditioms and by the benefit gained by housing large families near the groun d!.. On e-story extens:iions or separate low buildin gs for managementmaintenance offic es, community spa ces, for a row of shops, even for a school ( the aull:lh ority will no doubt explore th at J)Ossibility with the local board of ed!:ucalion) , all th ese break up vertical masses an d provid e eye-level atecents. Among the 12 '"A spects of Quality" listed by Hobert Katz, the 2 th at he thi nks most neglected arc " bl endin g into the neighb orh oo d" and "individu ality. " Mr. Katz also heli cvcs that a livabl e design should be, so far as is p ossible, based on a specific program with allowa nce for future adapt a tion .1 'Int ensity of D<:;'clop mcnt nnd L iva bility of M ulti-Fam ily Ho usin g Projects. Robert D. Katz. I• HA Techni cal Studi es Progra m, No. 509. 1963. l· & i ,,_ ( ,... - .J" • I .,,,.,. I "I , ', . . \ l--..- . :2 ~'.l ...,, i i "-~ ... ~ •' , I~ .~ ~ ~ I ..;- 'lJ ! i_ ·. I • , , ·-:---:~-. .··-·t...r. __. ...... ·' - '"!'!-1'-~ - ~--.,,4-~ .....----..·- Hi bh and Low B uil dings . . . Harold F. K ellogg; T homa.s Worcester , Arc hitects SITE DESIG N Architects stud yin g occupied developmen ts will do well to make some visits on rainy days. A pool here or a p uddle there wit nesses insufficient study of drainage requirements and of the ground settlement to be expected. Th ey may also fin d, in any weather, tenant- made or even staff-made walks no t in th e original desig n, or an uninYiting amount of expensiYe chain-li nk fe ncing. Publi c streets within the site are unh and y for easy tenant circulation and arc un sa fe in deYcl opments tccm iug with children. Private streets protec ted hr movable stanchi ons will take ca re of maint enance trucks, moving rnns, or emergen cy vehicles for bu il dings within the site. Auth oriti es prefe r, if possib le, to have bu il ding entrances nea r public streets. Di fficu lties Encountere d ~ I i , I '~~: ~ \ : .I l S tu dy Mo drl \ ~ . .. ) <.:...._,- ..._, ! I' a. Lawn s crossed by unpla nned p:iths or caged m by high metal fencing. b. T rnfli c snarls al h11ildi 11g entran ces . c. Co rn er c11 tti ng .,t wa lk i11tcrst'ctions. d. f> rc:ll"y aspect of 11 ninlerrupted asph:ilt surfa ces Ill walks and re.c reat ion areas. e. Erosion . f. Dama ge to pl an t ma ter ial. ,( �Suggestions a. Walks planned \l'here people need and \\·::int to go; e.g., direct access from buildings to public sln ·ets, tr:rnsporla li on stops, school~, shops, as \l'cll ::is conn:11ie11L patlnrnys to playgrounds and to all entrances wi thin the site. Lawns rai~ctl 18 inches or so aLo YC rnrroumling g r::iclc, sometimes higher to form a ,rinclbrcak for benches set ::igainst the r etaining wal l. b. Entr::inces planned to ::tYoid cross-tr::inic concentration. · Walks from entrances designed as a "horn of plenty" to accomrnod::ite the outrush of .children. c. Walks curYed a t intcrsectio.ns. Radii designed for snow-removal machinery in cold climates. NOTE: A heating tunnel under main. walk1rnys is said to pay for itself in. ease of repairing lines and in l01veri11 g snow removal cost.s. cl. Concrete w::ilks as well as asphalt, each defi ning certain uses. Colored concrete patterns in nrnlls and play spaces to provide play material and interest. Walks edged with cobbles or bricks set in cement. Curbs designed to avoid trimming grass by hand. e. Tllrf or gr oun d coyer on steep slopes. Drain basins ·with top masonry courses that can be raised or lowered easily if unexpected settlement or heaving occurs. Raised lawn areas. f. . fassed shrub beds have built-in protection. Thorny bushes are more effective th an "Keep OfI" signs. The budget for trees is better spent on reasonably well-g rown ones than on a larger number of small trees. Ex isti ng trees stand up best of all when site design can incorporate them. Vines on building walls add to the supply of greener y at little expense and keep children fr om marking walls. Flower beds to be used in competitions between old and young tenants or residents of different buildings stimulate r espect for a ll plant material. Garden plots for vegetables are successful in some areas. St.inchions . . . l nvin Glavan, Architect 'i!.I~--. ,, _-. :, .. '<, .. . ·1 _::_ _ .l ' ·:- . ,-·! ·---~ . .... '_ / '. '!. I •• ....rr.:::-·-· -. . 'r . ! ' ' ~: , ·,·. ·;:"··.,. . " '.• .: ~:. --~·\.; .../~· ·:,· . PARKING Open µarki ng lots demand close a ttention during site design if they arc not to clraw too much a ttention in the fini shed development. They should be near public streets to avoid expensive heavy-duty access roads. They should be away from buildings to keep noise and fumes from dwellings. Decision between scattered lots and fewer larger ones r Low P.o.rking Lc,·el . . . Th oma.s f. M c Donough, Architect Existing Tree .. ·::.-4.··,, ... . ...--:· .. �- _ .._... _,.,_ ~ - - ~ - - -~ !:?.'::-,:~~:;::.;!'2!:'".r'!;;;.~ ;;;;;;i:Z!J!)Jle'r.;IZ?FJ= - -- ..... --·-- =:-=ICiEa:o,i;,::=-=====--143.215.248.55 16:32, 29 December 2017 (EST)--=c-- - - - - -- ·- -·· - - ------ ·--·- -·.-· --· ··- depends partly on site characteristics; but small lots are usually considered preferable in that Lhcy arc less conspicuous and can be closer to the owner's ho11<11c. P a rking lots that penetrate deeply into the site interrupt nalural ,circulation and cut off buildings from each other. A sea of p arking Jots along the site's perimeter, on th e other hand, makes an island of the building group. Diffi culties Enco ntered - a. b. c. d. Parking lots overcrowding open space. Danger to playing children. Annoyance from noise and fumes. Space appropriated by nontenants. Sugg e stions a. Study of amount of open space fo r tenant needs unencumbered by cars before parking lots are laid out. . Waivers from citywide r egulations for the ratio of cars to families, if less need is demonstrable. Parking under buildings, or in troughs covered by walks and play spaces, :lo economize on land use and to separate cars from people, both for safety and a ppearancc. Carports with playgrounds on the roofs, for the same r easons. NOTE: Bnilding entrances near public streets diminish the need for visitors' parking space. b . Fencing to k-cep children from pelting through the parking lot. c. Thick shrub planting and bushy trees surrounding parking lots to hide ,cars from view and t o counteract fu mes. H ardy vines o n fences in northern climates to prolong protection. Parking lots s lightly lower tha n surrounding grade level, whether by taking advantage of natural terrain or by short ramps, to diminish noj se. d. Signs warning outsiders that Lheir cars will be towed away. T ags issued to residents. List of tenants' license plates fo r staff use, or that of a tenant committee. Numbered, assigned places plus violation stickers. Kcy-opcrat cha in or gale. Elcclrically opera ted gale. - ·- - - ---c~· These play spaces should he near entrances, but not so near as to interfere with normal traffic. They afford also gay accents througi1 br ig htly colored benches and play equipmen t. Architects should insist on proYiding the color scheme for playground equipment so that it will complement and enhance overall design. A large playground for older children and their parer.ts is planned if a city park or playground is not nearby. Sometimes it is designed according to park department standards, built by the a utho rity, and run by the park department. If not, an open area largP. enough for softball games and equipped with basketball standa rds, parallel ba rs, shuffie board markings, etc., will be needed. A running track of four laps to the mile could border the space for many such acth·ities and will itself be a popular attraction. The large playground can be a useful counter to mischief resulting fr om teenage energy. Chief Justice Clark has r emarked that, "Most boys would 1:ather steal secon d base than steal a bicycle." Paths for bicycle ridi ng and roller skating are needed away from pedestrian ways, to avoid noise and accidents. It has been observed th at a sign, "No Bicycle Riding," is appar ently illegible to a boy who has no other track than the pedestrian way in which to show off his speed and daring. Existing rock outcrops that lend themselves to play add an economical b onus. Spray pools are welcomed in warm weather. Integral or a pplied color, e.g., swimming pool blue, in the concrete dish adds cheerfulness. The pool can be used as a skating rink in winter. Childre n's Piny Arca ••• Kc.hn an d Jacobs , Architects -, -. _.. -. [d' :::J . 1....., , f.., I - ~ --. i' .:-J t . ·. " · • . ... r .,; ! . ~ ~ ... .., - - -~ ~ . I ' '. ,. ~" . I 1· l r, • t .~ I ,: l RECREATION AREAS r Small playspots for liLLlc children and for mothers sunni ng the babycarriage trade arc conlrihutions to city living always o/Tcrccl in pu blic hou sing development s. One may sa y that in this coun tr y, at lens!, · private developers now ,copy public l1ousing d c~ig n in this r espect. _ __ , �I ~--- Difficulties Encountered a. Piny spaces unused by sma ll children and theiir mothers. b. Lawn areas used for play and digging. c. Play equ ipment marke<l up. cl. Broken benches. e. Small playspots overrun with "6 to 12s". f. Large playgrounds li ttle used. Su ggestions a. Sturdy, varied play equ ipment. NOTE: Small children soon tire of crawling .a nd want to climb, tire of climbing and want to jwnp. Shady spots to make play spaces usable on hoii: days and to attract children away from entrances and lawns shacied by buildings. Comfortable benches, a few with high metal mnbrellas to protect against sun and short summer showers. Plywood chips under equipment desig ned for small children. b. Small grass plots within or close to the plo.y space, labeled "For Benches . . . Ar.die:& ]. Thomas ; Simeon /l e /lcr, Archittcts . :~ 'J -. t i i r~- ' -,.. .·::_ ' j - . - ....-: ~..!..'-~i.~ rlasebal I 7 Metal Umhrdlns . .!. .. . . ·,. }.i..- .. -. ·-rl~~- . l .·-_ ·1~-~ ·., ,; ~ .,,,.~t ;: ,:,.~.... _..;:__ .. t- .. .. •- • _,.JlJ,,u _,;,i . Brotun & Ctun th u , Arc hit ect.J ; Albert Mayer,. Arch i tect for rep lanned open space �------ ·----- __....__ ..... &~----·--- --~- --- - . ·-- ,. --·· - - - - - - - · - 0•0 - - - 1 l Junior E xcavators," to furnish an auth orized pl ace for little children wlro want to--p crh aps mu st -di g. C aution : Sa nd pi ts as usua lly designed may be unsanitary a nd d angerous unless under consta nt supervision. R aised sand containers, some combin ing san d a nd water pl ay, a re now ob ta inable. c. Bright, du d ble paint tha t can \;>e cleaned easil y and that adds gaiety to the scene. b. Benches of p ip e rail with ,voo d slats, or of concrete with heavy plastic slats.. Slats so fa stened that they can b e replaced, if broken, without injury to the frame. e. Separate p!ay spaces designed fo r " 6 to 12s," with equi pment such as exercise units, checker tables, removable shower, chalk games. NOTE: Pavem ent marlcing for Hop S cotch and Tic-Tac-Toe, however, if p rovided also in the small pla yspots, will ke ep the older child .sent out to watch his you ng brother or sister fr om becoming bored and drifting away. -H- f. The large playground as cl ose as possible to the bui ldings, considering the noise invoh·ed, and in a ny case with easy access to it from all parts of the site. High fencin g to keep b alls insid e. Benches for occasion al spectators, dou bli ng as a place to leave coats. Hose bib for "water b oy" if a drink ing foun tain is not feasible. It is also needed for cleaning, an d can be used to tran sform a curbed runnin g track into a winter skating ri nk . Night lighting for info rmal dances or for dra ma tics. Comfort station with stora ge space, open u nder supervision at definite h ours. NOTE: S wings, slides, and other fast-movin g equipment are usually considered dangeroiis in playgrounds lacking supervision. NEIG HBO RHOO D COM MONS "Neigh borh oo d Commons," a progr am invented an d ·put into practice by P rof. Karl Linn, Landscape Arch itect, completed its fir st dem onBuildin g n Nc if:hborh ood Common, . . . Kar l [,inn . Landsccpe Archirccl Park Dcparl r:1 c nl Playc roa::, d . . . Emery R oth & S01u , A rcltit ec lJ }· ....... -- 1.:. ._ f . ( r ---~ . . ...... Ii' .--, I '1 ., fi ' l'l ..u ~ .• .: .:..: _. • '~~,,' -: -, ,- ~: ~? , \. LI! l '. r . _. / ,. ....... L ~~-·/··:>· \ ~- . ' "' ~:~:: .\::.=·~ . ~.('.,1 ..... j '- . ' ' J - V, ' •• '.L , ....... . . ~ .,., .._.¥_~--··- : -...:.:_ it:· ~ ..__ t - --.' ~- ~ :, 11 �strat ion at l\Ielon P a rk, Philadelphia, in 1%2. The movement has spread to a number of other c ities. . In essence it consbts of trans forming a city-o wned, vacant, rubbi shy lot into a park-playgro und th roug h the labo r of Yo lunt cc r worke rs and you th "ro ups under Yoluntcer profc~;;ional and tcd1nical g uid :111ce. D ona ti~ns of new an d secondh and makria l from co11 tractor::-:, g ifts o f trees fr om the city's par · departmen t :1ml fn1m pri \'atc nurse ri es, etc., are incor porated to m ake "a place of mee tin g wh ere youn g am! o ld may g ather toge ther to e ngage in d1~- ::-JH)n t,1nco 11 s cckbrali o n of public life." 1 Builders and users are the sa me people : adolescen ts o fTcr their young m uscles in con struction jobs; their elde rs pro\·idc ski lled kno wledge; little children dig away with bi g shovels or cover retaining walls with mosaic patterns; and moth ers bring refreshments, an important ingred ient of volunteer work. The resulting oas es g ive local pride and sa ti sfaction because of the n eig hborhood's invclve:;ient fr0m the outse t. This involvement, like th a t of tenant-mainta i:: 8d flo werb eds m e ntioned above, could increase pleasure in and r espect for outdoor living sp ace in housing d evelopments. NOTE: The Nation al Capital Housing Autlw rity, cooperating with the 1 Ex erp t from the Neighbo rhood Commo ns Charter. Dcpnrtmcnt of llealth, Edu cation, an d W el/arc, Jws slartcd such a self-help ten ant grounds impro vem ent program in a Washin gton develop111 cnt, com plete 1l'ith indoo r m eeting room, u;orrlr.shop, and storage space. Auth oritiP.s and architects wanting lo kn o w m ore about the techniqu es and results sh ou ld conscdt Karl Li1111, N ciglcb orlcood Comm ons, 8-10 N ccu /Jr11nps hire A venne, JVaslcington, !J .C. LI GHTIN G N ig l1t illu minntion o f t!ic ll" h olc ~itc pays in r cd uc · i on o f cily o r staff patrol th roug h the g ro unds. Th ere arc tenants u nfamili a r wi th urban living in hig h building developments, there arc o ft en undesirable, so metim es j eal ous people li ving near ·the s ite, the.re may be teenage gangs or wandering crim inals who find opportun i ty for di sturbance and violence in dimly lit opr,n spaces away fro m public streets. Lights on building corners a re less ex pensive than s l anda rcls. Usually, h owever, some s ta nd a rds w ill be needed for ,rnlks,, m a lls, and parking lots. T enants can m eet each other a ft er a workin g <lay in well-li ghted sitting areas as many o f them were accustomed to m eet n p orches an d steps of the ir fom1 er d wellings. Neighborly groups o n b ei1ches r emoved from buildin gs will n ot dis turb other tenants, and! th eir presence will discourage prowlers or obs treperous youn gsters. f Di ,1cu_lrie s En,ou nl e re d Ten ant Doys a t \l;'ork a. Insufficient genera l illumination. b. Dark po ckets in malls, tree clumps, and b tF.:i.l cling angles. c. Smashed lamps. Suggest ions ,.rt- ..... '- \J a . Li ghts at entrances a nd building corne rs pla<c..ed to g ive maximum illumination to adjoining grounds. Lighting coordinated with present or p ro•poscd public street lighting. L ayo uts tak ing accoun t o f tree growth as well.I as tree location to in sure noninterference with tree roots and with the futu re height of gro wing trees. b. Light sources a t different heights lo illumin al e pockets under tree pl antations as well as to provide genera li lighting over open stretches. c. Mer cury vapor lamps in plastic cases. Light fi x tures designed for qui ck relampin g,;. •..: -. . ,,. " ~ ,i,'· .> , _ _:~·> .?~"- )r.~~=.; '·.• -~~;/c..;~~.:'-'·. . , . ,: . . . : . -'. . J. . . "1 D 7 63----860 0-<15--2 NOTE : Em erge ncy call boxes may be insta.lDed on lightin g standards f or convenience of communication 1t'ii th the office. Nigh t U ghts . .. H olabird & Roo c & Burga , Archiucu �?(' If . ~ / / ·I I ~£: M 4 .. .f / 4 1 / ' ·, ~;;. , ~ 1i:1 / ~ ~ f ~~ ,,;l 1 l;1 . l i-1: ' ,., 1 . i:_, •1 ,... A • ,i t,... ~1 j i~ j •< ,I < i:. l 1l ' ~~ ·-· .~ -~ ~ n !- INTRODUCTION A lively, welcoming entrance encourages good manners from tenants as much as it delights a visitor. The simplest design for easy, safe access, fortun a tely, provides esthetic possibilities that architects will take advantage of. E asy approach to a well-defined and well-lighted door way prevents accidents; a canopy protects from weather and fr om fa lling objects ; smooth panels framing the entrance can be cleaned easily, house numbers must be legible from the strert, and so m ust directional signs for buildings that do not face the street. NOTE : Architects should be consulted on the design of all major signs used in the development, including any found necessary after the buildings a.re occup ied, for example, a community building title or a parking lot warning, to preserve unity of color and lettering. Thus rational design provides the ingredients for an impressive and pleasant gateway: a wide, canopi ed entrance that oilers a horizon tal contrast to the vertical structure ; color and texture different from the overall facing material; and attractive accents in house labels and light fix tures. Architects often ad opt some variation in entrance treatment for a group of buildings to add sparkle to the picture. Nonetheless, an entrance is only a passageway. Benches or p arapets at the entrance platform will turn it into a bottlen eck. If steps are necessar y, a baby carriage ramp will speed traffic and save wear and tear on vehicle and the mother's feelings. Sitting areas a bit removed will draw away people who come out to take the air, or tired shoppers who want to relax for a few moments outdoors before attacking their housekeeping. Diffi culties Encounte red 11 a . Entrn11ce planting damaged. b. \Valls near entrance marked up. e. Sash i11 door and sidelights broken. d. Doors marred. .l i Su gestion s I . F.ntrancc Cnnopy . . . EtgtrJ & lliggills, A ,cliitccts , . , a. Raised plan ti ng beds along the walls, ~ta rting at the point where glazed ·tile or other eas ily clr arn:·d fini,-h st ops. Plants will prevent children fro m marking on thr walls brhind. b. Gbzccl tilr, ccr:1111ic tilr, marble, or other imprn·ious material fra111i11g the rntrnnce. c. Acrylic pl ast ic or trmpered glas;; p:rnes in door panels and sidelights, sized for easy replacement. Lower p:mcls of stainless steel or enamclrd metal. y" �NOTE: Acrylic plastic is scratchable, but scratches can be ru bbed out in sh eets of good q uality. On e airlin e, at least, uses acrylic plastic sheds zcith a fr ee-form prescratclz ed deco ration on -th em, th us anticipat in g 1l;o11 ld -b e decorators . r ' Il d. Doors ,ric1c enough to take bulky furnitur e. P atterned stainlc.;:~ -stccl or heavy-gage aluminum protec ti on plates hi gh enough to protect again st baby ca rriages, ll!arkc t carts, kicks, and sc ratches : Pu sh-and -pull ha ndles. Sealants between fram e and sash covered ll" ith metal stripping so that chi ldren cannot pull out the calking. I I rr \·.I I: I I . I •• I; THE LOBBY The lobby is ~ con co urse, a waiting place, a nd several tim es a day it will°harbo r a traffi c jam. I mpatient children, tired parents, carc~free messenger boys all belo ng here. All ,r ill leave their mark, \\"hcther made by mu<ldy boots or lipsti ck decorations. And an unguard ed lo bby may attract prowlers. l\fo st authorities decide on one or another type of patrol system for tha t r eason. It has been suggested tha t a closed-circui t TV in stallation from lobby to m anagement office would be useful. Some authorities think the idea has a "Big Brother is Watching You" .conno tation. Others beli eve it would g ive tenants a feeling of safety. Inst allation cc,sts "-o uld be high and cou ld onl y be determined by a study of bui ld ing location and layo ut, length of cable being an important facto r in costs. Strong illumination is r equired to project the i mage. It seems doubtful th at the scheme would be practicable for more than at most two buildings for one viewer, even if econom ical to install and opera te. P erha ps the "Human Use of Hum an Beings" on a face-to-face level works better than a remote g uard watching a little box. Difficult ies Encountered a. b. c. d. e. f. g. i l ! . Entrance Pl:t n1in g . . . John S. Bof/cJ, .1. rchitcc t --~ !; -~----·--- ---.. ---.;:"":',· --··~·---r . l - t . .. .... r ·. ~; . ! ~. I 'r - ----· - -- ·--,· - / I ~ Suggestion s II . ) Wa lls marked an d scratched · sta ined floors. Lamps stolen or sma shed. ' Lobby attractive to hoboes. Mai lb ox covers and frames damaged. Burn ing matches pushed through m ailb ox cover slits. Nam eplates in ma ilboxes and <lirectories removed. Ma il pi lfered. · a. Wa ll an d fl oo r fini sh of easily cleaned ma terial; e.g., walls of g lazed stru ctu ral tile, ceramic tile, cement-enamel bl o.ck. Floo rs of terrazzo, quarry tile, ceramic tile. -. -j . t , , -•. -! Lobby Mllra l .. . S. Van Yun , Desiiner I �l I I Mud-catching mat fo r stormy days. b. Fluoresccnlt ligh t in plastic cases. Incandesce:mt light bulbs paired in caged fixtures or recessed in ceiling, wi\~h protective covers. c. Lobby desr-6 11 avoiding offsets or alcoves. Entranced, ors locked at night with lock keyed to apartment keys, or provisiom for emergency opening by night patrol, city police, ·or maintcnmnce guar d. Buzzer-anmunciator system to each apartment, with doors locked at all t imes . d. Stainlcss-sCIDel mailbox frame and door. e. Slits protected by acr ylic plastic shields, or slits so narrow th at matches cr.c:n not be inserted, if acceptable to the U .S. Post Office Departmen'.t .1 f. Nameplates crimped at edges. Protective p lastic cover on directo ry. g. Mailbpxes iin locked mailroom off lobby, opened by tenant key plus keys f@~ mailm a n and staIT, with wire glass panel in door and dir~ctory osn inside of door panel. Mailroom :flor mailman a nd staff ouly, with mail feel from back into " pige mhole" horizontal boxes with tarnperproof bronze doors on fo bby side. Package r Olom in management office. ' Principal Requ£rements of th e Post Office Department. Architectural Record, September 1963, p. :204. Jl oriwn10. l M;iilLoxc-s r ·. [ _- L .i PUBLIC TOILET A small public restroom ofI the lobby is considered desirable for children in neighboring play spaces and for those waiting for an elevator during rush hours. Diffi culties Encounte red a. T oilets misused to the point that most of those provided have been locked up. h. Damage to fixtures. Sug g estions a. A new design , not yet perfected, rather like the European urinoir," requiring little formal supervision, easily cleanable, and with minimal fi xtures. Local codes must be satisfied. b. Super vision during times most needed and otherwise locked. Openable only hy staff or tenant key. FURNI SHINGS The practice of providing a lobby unheated and bare of furnish ings will discourage, especially in northern cities, its use as a night shelter for drifters. It may also discourage tenant ·p ride in the lobby, and lack of interest in and resp onsibility for its appearance. An increasing policy of locking entrance doors al night makes comfortable waiting space more feasible than if doors are open or removed altogether. Some authorities prefer small lobbies to discourage "loitering" among ten ants and the attendant disturb ance to occupants of nearby dwellings. Recent designs, however, often avoid dwellings near entrance lobbie:;, using that space for laundr_ies, mail box rooms, a custodian's r.partment, Cle. --:--- 1:--:-: • i • . ; I' < ""-i ,· t . ,.,. ' .,. ! t: - ·r- -.. a " · ':::"'--I-,~, sf!-":t-.. i· .. · ...~ ·- .. . -.. - -- .. -::.:,,,. ~ --:._, ~-' . ·--r; .J '-·· pQ Other authorities believe a large lobby decreases traffic problems and will consider space for game tables in some b uildings. The appearance of lobbies in privately managed developments is considered of particular importance. It sets the tone of the building. No doubt, pride in one's home i enjoyed also by tenants of public housing where thought has ·been given lo provide a cheery, attracti\·c pace. Architcc-ts can suggest st urd y furniture or orn amental objects to be installed as an experiment. A bench for m others wait ing for an elevator is hardly a luxury. Neither is a wcll-de~in-ned hulk-t in board for tenant- or staff-supplied notices of cnt ntain mc11ts, PTA meeting·, etc. P adlocked ashtrays, a masonry f1 owcrbox, a candy vendi ng machine, or other inexpensive attractions ,could be installed and later remon·d · 12 �_,,____ if people took no interest in or care for them. Caution: Vending m achines need cage protection, perhaps best set into wall niches with padlocked gra tin g when no supervi sor is at hand. And perhaps music could be broad c:ist in lobbies at ce rtain hou rs. In any case, gay colors and patterns ca n be provid ed on wa ll s. The Londo n County Council initi ated a success fu l prog ram Ly in viting young artists to c ollabo rate with arc hi tects aml c p 11tracto rs in the de,·elopment of new deco rat ive ,rn ll trea tm ents. The methods used had to be practicable within limits of what contractors ,,ere geared to accompli sh and at costs (side fr om a fee to the arti sts) within those of the normal fac ing materia l replaced. Gl ass mosaic tiles introduced into tiled wall s, preshaped wo od forms provided for the concrete contractor, polyc~tcr r esin incised on chipb oard panels, photosta ti c m urals sprayed wit h plastic, wa ste wood and b roke n t iles from the site debri s fi xed in polyester r esin, and many other unusual, cheap and lastin g surfaces were inventcd. 1 Similar methods ham now been adopted in other British cities. N"e1ghb oring comm unity h ouses might be happy to have their ceramic classes design decorations to be built into lobby wa lls under the architect's super vision. 1 Decorative Tr eatment on New Buildings. London Coun ty Council, 1959. ~ . . ·-- -__., ~ . ,.,., ' ,' .. /_j • I • ' f .. I ,)~-, __ ...._ .... _.,( . -r t--1' . .I ~ ,:- I ..:::_ : re L "., ·----:<.. ;- ___ .J_ __ - - ~ - ~ ,~. •. 1 ,; . .. , '. C ' Prc!'s and Info rma tion Division, ·--..-·-~ ·"'; Small Lobby . . . Jln r/J (: san 1/ou gli LY,:inr. ston & L arson, ArchitcctJ f l .l t.- ·- .- - . - -- • .:. ~ E-- .. . ... ~ ... - .. : -.. .- ~- /; :.JI Childrc n 1 s Wo rk Reproduced in Tile I ,, , ! • ' 13 t ·,I_, , I ,,. ,, >·- - 1 ·- -· :: -- ..... -.. ~ 4- c~)t\~~i-;143.215.248.55 16:32, 29 December 2017 (EST)'~): , ~I I. ~ -~~ . -~. ~ .= ·'---.. .- ' . - .,_ ... ,,f \ \, ' \. l r-:....-~ ~ . ·• ,J;'. -: ..l . I ' �l INTRODU CTION The elevator i:s apparently the most fascinating bit of play equipment that an indulgent authority ca n provid e fo r its children. Self-service elevators, moreover, can be a source of trouble and danger on occasion. No doubt the eleva tor is the chief reason for authoriti es' relucta nce to proceed from ro,~house a nd walkup structures to tall apartm ent types. Some managers report that children's curiosity in the workings of an elevator wanes after several mon th s. One cannot count on this relief in a high building bulging with children. Peakloads at school lunchtime or at the en d of a school day, will fill the lobby with hungry, excitable children . Staff or tenant committee control is commonly adopted to prevent overcrowding and misuse. Design to ease the need for control is also helpful. Difficulties Encountered a. Crowded elevators with exasperating waiting time. b. Hatchway doors and bucks defaced; cab walls scratched; do or shoes damaged. c. Call buttons pull ed ofI ; flo or num erals scratched out. d. Children ridin g on top of cab. e. Urin ating on cab fl oor. £. Confrontation with dangerou s strangers. Su ggestions a. Two eleva to rs side by side (for economy in controls and for conveni ence) stopping a t all fl oors in build ings over six stories high. Elevators speed determined by calculating acceptable waiting time in th e local community. Provision of relay for rush hours so that the car's down travel can be stopped onl y by a call button fr om the publi c corridor. Sliding doors, to arnid accidents and to spL:ed service. Attend ant opera tion for emergency use. Car progress signals. On e regular and one service elevator. One elevator manned at rush hours. A third elevator for rush hours and for bulky furniture. b. Stainless-steel hatchwa y doors and bucks. ·steel fini shed with heayy plastic paint. Metal shoes for leading door edges. Patterned stainless-steel cab walls. Vinyl tile fl oors, to resist urine stain. Epoxy-cement flo oring. c. Steel or heavy aluminum call buttons. Floor numerals etched into car control panels. d. Ceiling escape hatch openable from t op only if local codes allow. Alarm bell to ring if hatch is opened. e. See discussion of publi c toilet off the lobLy and of su ggestions to interest ch ildren waiting for the thi rd or fourth appearance of the elevator, on page 12. f. Two p rotected lights in each cab ceiling. Alarm bell designed so th at a hand must be pressed on the button continu ously if it is to be silenced. Automatic alarm that rin gs whenever a car stops between fl oors. Gl ass or pla stic small windows in cab and hatchway door;;. Intercom in ele\·a tor, conn ected to man agement office . T ra nsp arent materi al for cab and ha tchway doors, where local codes permit. �. INTRODUCTION Dift1 culti e s Encount e re d The stretch of walkway fr om elevato r landing to :1 par t111ent d oor is a "side1rnlk in the sk y," whether designecl as an open ga llery or an in teri or corridor. T he open g a ller y is p referred hy some a11thorities. T hey pra ise ease of s uper \'ision. They g iYc credit to th roug h dra ft in dmJ lings and to the ach·a11 tagcs o f 11r igl1bnrly po rch li fe. They poi nt out the lack of cooking od or s. T hey like the appeara nce 0 11 the b uilding facade. T he " porc h"' sp;1ce on galleries is best enj oyed by tenant s if there is a fin or elongated column between each family's space. It p rovides a place fo r chair or crib out of nor mal circulation a nd also defines each fa m ily's a rea of r esponsibility. One adva ntage inherent in gallery access design is that tenants ca n observe sources of no ise and litter fr om their dwellings and can size up a neighbor wit hout contact, much as if the apar tment wer e on a street. Auth or ities, however, who prefer d ouble-loaded interior corridors speak of plan economy, ease of all-weather cleaning, less traffic d isturbance, and better privacy within the dwelling. T hey note that local codes in northern cities may r equire h eat in gallery Jloor slabs. S ep1ratin, Fins . . . Oskar Stonorou, Archi!t!Ct i I ~; ·l I I ' ' 11 I L I' i ,. r ,jt I ,f ! I I t ··I ·l '·' 15 , 1. . Gnllc rics a. Danger of accidents lo d 1il<lren. b. Danger th at objecl.s fa ll fro m or ar c th ro wn from g alleries ; fea r o f some rc;;idcnls a ll() ul hig h places. c. i\ !arking 0 11 ,,-,'.il ls ; ch ild ren's toys left aho11t ; w heel Luy a,id roller skating a 11noya nce. cl . Lack o f pr iv,tcy ; possible pilfering thro ugh ,·.-i ndows. e. Cold dra fts in d well ings. f. Snow removal in nor thern cities. rt!!a({! JJDu. "{b"fl,n,~ (l@u~rrfj,qJl,@ll" Sugg e stions a. ,\u thorities uml"illi ng to cha nce accidents p ro vide completely caged-in galler ies. Others consider barriers 5 to 6 feet high quite sa fe. b. Curb at galler y edge. Canop y at entrance under galler y. Screening comb ined with solid panels to give· ~ sense o f security. c. Tenant responsibility fo r keep ing wall and flltoor a dj acent to his Call e r)' Pro tec ti on . . . l~ illiam F. R . Bal/cu d , Arch itect l [ S oli d Pan els und S crccninr; . .. OJk ar Stonorov , Arch itect r �...!'" .... ! i I t r r l dwelling cle..-.n a nd uncluttered. Glazed brick ,or other easily cleaned wall finish. Slop sink cf=et with h ose hib nearby. Ridges on fki>or to discourage roller skating and the use of wheel toys. b. Screens and' venetian blinds on gallery windows to combine privacy with wentilation. Bedrooms am<l living rooms away from gallery side. e. Foyer with e xterior ·and interior doors. J alousie p anels in one door for warm weather ventilation . £. Floors pitche d for quick drainage to adequate drains. _Technique mif having tenants sweep snow to curb, followed by staff r emova l. Galleries planme<l on lee side of building. Diffic ul ties Enco ..n 1tered Tenant comm ittee r esponsible for bulb ·replacement. N OTE : The provision of left-hand bulbs, useless in apartments, u.sually results in their being smashed with apparently extra vigor. f. Interviewers in apartment doors. One-way vision panel from apartment to corri dor where local codes permit. Fluorescent Lisht! -- ·- ~ ,- . ..__ _ _ _ .J, _ J · -...- - .... - ... 'I' --------· i ... ---r~ - l I f - -· B . Hn terior Q:;oll!"ridors l a. b. c. d. e. Dreary aspoct. Litter; trash. spilled in front of incinerator hopper. Markin g on walls. Cooking odo,rs. Light bulbs smash ed or stolen. £. No observatfom of corridor activity from apartment. i. i- i. .,t ( I '1 , I, . -l j ! ', Suggestions a. Bright, light-reflecting colors on walls. Plastic paint ,on entrance d oors. Variety in do-or colors on the corridor side. Asphalt or \.'].n yl ~ilc flo or finish in b old patterns. b. T ena11t r espo nsibility for cleaning corridors. Slop sink clo:set with power outlet on each flo or. Corridor wide enough for fl oor polisher. Incinerator h opper in sh allow alcoYc open to corridor. Heavy h opper <loo~ fr ames anch ored to resist b anging. Hopper not ,too close to elevato r land in g, h ut insulated from d welling paFtition s. Portable sled con tainer p aclloc.;kcd below h opper, to catch debris. c. Walls of glazed strud 11 ral ti le, ena mel hlock, or plastic paint. Col ored cl1 ar1dloarJ panels lo g ive practical, localizecl enc.;ouragcmcnt for the 11m ivcrs:il chi ldi !>h need to scr iliblc. d. Forced vcnfiiluti on. Corr idor wiu dows. Comn1011 hakon ics openi ng fro m corrid or. c. f luorescent lights in pl astic covers. Protected in€:anclcscenl b~lb~ in pa irs. SPECIAL FACILlTIES Autho rities sometimes provide balcony play space off corridor or gallery for rainy days, fo r airing babies, and for inform:il gather ings. This arrangement g iyes welcome light aud Yentilation to interior corridors and dirnrts chil dren's play from ga llery walkways. A b it of play material will attract children ; a small bar e sp:icc, whether in the air or at. gra<lc lcYrl, i:=: little 11:=:r d . It lws hr cn suggcstc<l th:it a comm on r oom or an open wiu<lowe<l a lcl1Ye off an inter ior Cl)!Ticlor would he more useful tha11 a balcon · in northern cities. The d ividing part ition m ight he fo rme<l hy low lockers \\·here chil<lrm could . l ure push-p ull top :, oYcr;shoc:=:, and the like-an aid to ncatnc::.s in the d welling tha t hou;scwiYc::' ,rnuld appreciate. If lockers are not fea sible, the room st ill can serve as n transition between outdoors and indoors as n porch docs in a r owhousc dwelling. 16 �The room should, in any case, be visib le f rcim corridor or gallery, whether by half-partition, visio n pa nels, ur othcnl"i se. It is not necessarily provided on eYcry fl oo r, and should be des ig ned 11"ith ease of tena nt care ::r nd supervis ion in mind _ One autho rity r ecords proYi sio n of a s pecial ruom, supervi ~cd by r eti red teacher volun teers, where ch il,lr,' n may do their lt o111 c work away fr um tl:e Ji :3tr::,ctio11s of the fom ily d welling. Th e chi ldre n who use this room h aYe been recommended by their teachers as th ose who would benefit from the program . A competi tion to g i,·e people a ch:rnce to exp ress individu a lity for their apartments has been suggested . The enterprise would all ow tenants to decora te the outside of thei r apa rtment do o rs with washable poster paint. The winnin g doo r deco ra tio n could be preserved for a li mited time, a t least long enou gh to be ph o tographed for the tena nt newspa per, if no t for the local press. ., , •, _,· ,,~· \ ' . \' {/ ., , - Pl:iy Spa ce on B.ilcony . . . l h!lmu.rh , Ob ata & Kc.s Jabau m, Architects .·i:--· ----,.-r --:-11· I- 1 •• 1 . - .. . t f-.,i .; ) ,·- ~ -~-~~-Comm on Balcony . . . K (IL'=.J 1flai,man , Blumcnk ran: , Stein & Webe r, Architect, l I \ ( I } .•I ·-r-'1 ·\_j f ..,. ., . ,,~----- r1 J~. \ C .• ., \ .i '/; 'l - ~--,_.,ll.aJi...,_~ 17 763,-8li() 0 - 6 $ - 3 ~..,...., _ -~.. • ·• I « ' I 7~ > I y - c·f}-\, '. .' K'• ---::::·. . �Suggestions INTRODUCTION The No. 2 enemy to calm living in an elevator apartment building is the fire exit stair~..-a y : a convenient shelter for hoboes; a trystii1g spot for r omantic adol escents; a perfect setting for smokcwriting, wall cartoons, bonfires~ damage to lights and to firehose, etc. Difficulties Enco tn.nfered a. Need for con.slan t supervision. b. Defacement ,of walls and stair soffils. c. Light bulbs smashed or stolen; windows broken: d. Firehose slashed and nozzles stolen; flood ing from valves turned on by mischiefmakers. e. Standpipes in windowed stai r ways fro zen in cold weather. f. H andrails needing frequent repainting. ~ ·.,_1-. . ,~ .-zr--~---::--... \ ' \, /"(.}; ~ ' •· I ". -· . . '.'J I '\.-:- . \,-,)~ .i l a. An open stairway, visible from grou nrls, if local codes and fire regulations allow. Stainrnys planned on either side of t he elevator la ndi ngs with windows so arranged that there is a good view of both stairways from the public area on every fl oor. Locked roof door;:, if code$ permit. Glazed panels in doors. Stairs ending at entrance floor, or a locked door at that leYel if stairway must go to the basement. Door hardware that all ows exit from each floor but no r eentry except on the lowest two fl oors. · b. Walls and stair soffits finished with easily cleaned material ; for example, plastic paint. H ose bib for flushing down stair way. Caution : The bib must be placed where only the staff can get at it, possibly in a nearby slop sink cl oset. Floor drai ns, of course, will be needed. c. Fluorescent lighting in plastic covers. Incandescent bulbs protected by wire g uards. ~crylic piastic sash instead of glass panes. d. Hose cabi net in public hall, for easier supervision. Agreement with the local fire department that since it use.;,. its own hose, the requirement for a b uilding-stored hose is un necessary if not r idicul ous and should be canceled. Arrangement by which fi remen bring their own valves, if local codes permit. e. F ire standpipe placed on the inside of an enclosing stairway partition, if the stai rway has wind o,1·.s. T he valve is exposed on the stairway si de of the partiti on. Sta ndpipe ins ulated in corner of stairway. f. Vinyl handrails, to save r epainti ng. NOTE ON GLASS BLOCK WALLS Open Exit Snairwny . . . Noonan & Thomp:Son & A'rockcr & Mnrm ori & Mok , Arcliitc1cu Gl ass block exterior ,rnlls or panels will light stairways e:fiectiYely without danger of freezing the standpipe. Caution : A pa1iicularly ingen ious for m of cl :111iage, ho,1·cn·r, has occurrerl. A small hole is punched th ro ugh the surface. a 1l'ick di pped in benzine or other \'Olatikflui rl is pu~hccl int0 the ho ll ow spncf' 1l'ithin th e block, th<-' wick is lighted, nn d hang! Stnin,ar:. Fl:.111king El e nitor Londini;-. . . . llnrbr,nr1 /l o:zih 1. irin&ston ,.t· l orJo n, A rch itt·ctJ Hl �INTRODUC TION Difficul ties Encount ered l\fany large de,·clopmcn1s re nt laundry !'p:1cc to co ncess iona ires who run the faci lity with or with out full -ti me superv ision . The need for common bundries r a rics in clifTe rcn t ci ti es . A conces::: iona ire wi ll refu se to renew a contract if other methods o f lau nd eri ng m:1kc hi s bu :;in c$S unprofitable. La undries, ,,hcther large or small , ca n be s unny and gay . Any laundry 1wt close '. o t!::: c.-..:dling nee ds roo m fo r baby carriages an cl fo r you ng children',; p! a y, as ,, ell as comfo rt able benches. Entrance Aoor laund ries may oYe rl ook a play space nea rby to advan tage. L aundries wi ll foster a neighborly at titp de among tenants if they are attractive. It is st ri ctly a matter of safety to ·encourage mothers to bring their small chil dren along rat her than to leave them alone in their apartmen t; bu t bored ch ildren preclude a cheerfu l, sociab le a tmosphere. Commercial " laundryettes" usually install candy vending machines as well as th ose for soap and bleach. A la undry supervised by ren ter or tenant committee might ,,·ell consid er installing a " space rocket" or other am usement. Although mechanical dri ers are commonly found in large laundry rooms, several authori ties ask for clothesline drying spaces, one of them noting tha t "outside drying areas a re the only proper and healthy means of drying." A.• Common Laundry ·1 ,r,,.,,,.., on If,nu:, ,lries a. Laundri es without at lemlance sub ject lo d isonler. b. Money s lok 11 from cashh oxes. c. Clothes darn:igcd or slolcn fro m a ir-drying c:iges. cl. Abu se of laundry toilet. c. Doors d anwged. f. Wct fl oors. e. Co11d e11sation . Suggest ion s i. Laundri es on entrance fl oors rather than :i n b:isements to take advantage of more li ght, venti lat ion, and ii.11formal supervision. Laundry doors keyed to apa rtme nt keys. Gla ze d panels ( clea r wire glass or ac rylic _plastic ) in door and corridor partitions. b. T okens to activate machines sold at th e m,rnagement office. Window guards. NOTE: Window gua.rcls for l.au.ndries on. entrance floors are preferably not of prison like design. c. Dryin g cages of me tal, large enough so t.I'. t drying lines can be well away from the enclosure. Drying machines where clients are willing r use th em. Caution : Place ven ts from dryers where rl ischarge ,..-ill not be blown into apartment windows above. d. T oi let designed, if poss ible, as a package dleal to serve laundry, lobby, and nearby pl ay areas. See "Pub,l ie Toilet," page 12. e. Steel protection plates for laundry door. f. Floor pitched away from front of machine_ g. Glazed tile walls, terrazzo fl oors, or oth er m aterials to resist the effects of condensation. Di ffi culties, Encountere d ll . lilome Lm, ndri es -'1. , . f I ;, . .... IU ,) ~ .J )he· ,, . ,I _,,,; f I --- .. ::;;?:_ a. Condensation fr om we t li ne n h angin g up to dliry all over the apartment. b. Detergent backup from . au toma tic mach io es a ttached to waste lin es. Suggestions a. Sma ll, tenant-controlled lau ndries on eadn :floor with washtubs an d drying cages, plus a couple o f au tonna tic machi nes in a locked room on th e entrance fl oo r. A key trn that room is sold by d, il!, @ ll, (!JUJ[Jllil,(!0ll°T!fj �1 management for a small fee. Laundry tu ri in Lathroom, as in Swedish practice, with enough drying lines- it herc for a normal wash. NOTE: U1w1,t tached m achines can be used in either of the cases above. b. Prohibition ,of machines attached to plumbing lines within apartm ents. Bypass on p lumbing lines at lower floors. ROOF LAUN DR -,f f fI j Some authorities •express interest in the idea of providing roof laundries. Examples found in pri vately m anaged buildings and in some British "estates" bave been much enj oyed. At Carl Mackley Houses, Philadelphi a, for example, where washing machines were later installed on entrance floors , most of the r esidents still prefer to use th e roof. Many women insist that open-air drying is desirable and take advant age of it wher e prnssiblc; witness not only r owhouse dryi ng yards but also tenement hous e backyards gaily hung with clean clothi ng, as well as P aris balconies simil a rly adorned in spite of large "Dcfendu" signs. It is hard to under sta nd the horror some people have of this in nocent manisfcstati on of m ban life. It might be considered as colorful and appropriate as an lllmLrella on a beach. The use of ro ofs for laundering, on the other hand, is looked at unfavorably by othe r authorities. Heavy-duty roof construction and · protective harriers arc costly. Elevator traffic will in cr ease if a laundry is not provided om every rooftop. Plumbing system requirements are expensive sh ould a utomatic m ach ines be installed. Supervision of an unattended la und'r y is more diffic ult on a roof than on an entrance floor. There are some answers to these obj ections. New types of roofin g arc bringing down costs. Most cities r eq uire some roof-edge protection wheth er or not tenants arc allowed on the r oof, and maintenance men need it on high u ilclings even if it is not r equi red by code. Protection would, of course, have to he increased in height from that usuall y supplied. P ro tective ha rr iers arc not so costly as solid construction on the e ntra nce fl oor, ,d 1crc space could be phnned for la rge famili es with their own ent rances instead of for laundries. Use of a roof laundry could he confined to the Luilding tenants hy mPans of apa rtmenl.-ma~[,ercd keys. Tenant des ire for open-air dr yin g and for clea n, brighr. surro undings would facili tate tenant -orga nized control. Roo£ Lnundr)· . . . K a.Jtn er, Stonorov , Dc,iincn; W . Pope B arn ey, Archilcc, , ll ,. I .r ' ??_..; ·;_;:-tr~..?:_ ~ I .,,., ·\ ~,· .; . ~-- . " '~ ....... . 1./""~ --~J . 1 ,. - ~-- I T cnnn t- Controll c d Lnunllq• 20 �. . . . necessary r oofto p structu res such as elevator madhinc rooms, incinerator slacks, clc., obscured instead of stan<l ing 01~i:l: against the sky in the usual bleak huddle. There will need to Le prov ision also for locking troo f play or loun ge area, for rcf11 ge . pace open to the roo f exit door if local fire regula tions requ ire it, a nd an ala rm bell on the door <:H ga te of the playgroun d area. . Ha lfway between tead1er-supervisccl roof pla ygro1:in d and the sumleck watchetl uvc.; r by a willin g dde 1ly tenant, this type u I roof facility needs a group ready to keep order and schedule events. Authorities with successful experience with local c mm unity organizations and tenant commi ttees will k now \\here to fi nd such a group. Competi tion a mong caretakers of cli!Ieren t roofs ;w ill maintain initial enthusiasm. Architects can suggest roof construction and roug~ing for mechanic al lines to make f uture r oof use possible if an auLuor ity is not will ing to exper iment at the start or wants to Lry out one:: roof. INTRODUCTION Happy is the manager in a city where the code allows roof access doors to be locked against tenan t or prowler. The urge to investigate roo fs is so strong that one find s a locked cage in front of a lo.eked door to prevent damage. Diffic ulties Encountere d a. R oof t re:;pass lead ing to damage of roof fabric, venti lating fans, TV a nten nas, and to the danger of children falling or objects thro11 n from roof. b . Obj ects stufTed into plu mbing vents. c. Danger to children and to equipment if childr~n climb incinerator stacks or break into elevato r machine roon1s. Suggestion s a. Locked roof door, where codes allow. Alarm bell at roof doo r. TV antennae, if needed, out of r each. b . Vent stack above children's r each with wire guard protection. c. Interior locked access from top floor to machine room. Access to incinerator stack fro m scuttle in roof of machine room structure, separated by partition or cage from m achine room proper. t!Ja~ l!R@@ fi ROO F USE A few autho rities a re considering the nettle-grasping response to t enants' desire to invade the roof by providing some form of activity there. · A roo f laundry h as been mentioned on page 20, and some objections to roof use arc there discussed. Roof playgrounds are found in city schools, and imndecks in private apartment buildings, even in some priva tely subsidized low-rent structures. Roof lounges for adults h ave been successful in subsidized buildings for elderly occupants. High buildings are largely the result of high land costs. R ecent products designed to give heavy-duty performance on roofs may lower considerably the cost of a usable fin ish, an d might even show a saving by economy in land area needed for the development. Roof spaces, mo reover, are not overrun with a utomobiles or permeated with gas exhaust. Play equipment ca n be spot welded to heavy metal plates grou ted to the deck finish to avoid piercing it. Vents have been ra ised above normal height a nd g iven metal sunshade umbrellas sleeved to the f'haft. A combin ation of wi nd-scr een walls, open-mesh fencing, a bad-weather lounge or laundry ( or both) wo uld present a h appy diversity, with 21 . r--. ~ ~ Hoo f Loun1,.~· . . . George Fred K eck , William K eck, Architec t.I -- i l- ----- ' f r. ,- 1 I· I ""' r: ,'. ) ~<"",·. . . -. ,;J ~ " ./ ,. .Ju - f.1 f,1 ~-'-·~--- '\ Rao£ Plarnroxund . . . Playgrotm d Corp . of America , Designer. �1 f j 1 lI 1 1 ~~"i •. I. Authorities a ftetn p rov ide som e stora ge sp ace outside of the dwelling for tena nt-owm, d bul ky a r ticles. A room for b ab j' carri ages and wh eel toys is usually provided, prefer· ably a t ent rance !level. Th is ro om h as become empty a nd ab a ndoned or h as b een pu t fto an other use in ma ny developm ents. Who really ex prx ts a moth er with a b ab y carria ge full of 5 p ound s of potatoes, four rrn ilk bottl es, three loaves of bread , t wo chi ckens, and a baby to unl oad ;and m a rshal this a rra y th ro ugh the lob by a nd up an elevator lo th e TI. 8 th fl oo r? Also, onl y a ver y trusting boy will padlock his bicycle "in a stora ge room with out worryin g. Diffi culties Enco un te red fj -:-:~·iv~..#~:- : ~ ~ INTRODUCTIO N! .A. §tor fl (IC • I ·~ El<rB OIU a. T ena nt-con.itro lled cages subj ect to theft. b. Disorder im cages a nd acc umulation of wo rthless ob jects. ,_ '· ·' f il ,,·I !I lj b. Time li mit con stored articles. Prohibiti o11 of stulied furn itur e. Difficult ies En ca;u ntere cl ,l j 111! ~1 J 1' l ll. llla b r, Carr i:.a !fC Roo m a . Carr iages d'.;am agc cl , dirtied, burnt. Carriage arn d bicycle wheels stok n. b. Vehi cles pill.ed on t op o f each oth er. Sug g estion s a. Conven ien t ffi pacc for b aby ca rr iages within 1he d welli ng. Bicycle lock!c rs a t p a rk ing lots. b. T ena nt-con oiled. storage space on each fl our off pub lic corricl or or galle ry. Sec " the P mblic Co r rid or," page 15. ALL TEN AN T STiORA G E WITH IN THE DW ELLI NG Crne ral stora ge, ii f tl1crc is none 011t s idc the d 1..-cll i11 3, is usua ll y pl:rn · ncd a ll in <,n c pl\ 1cc i11 or ,wa r the ki 1cl1e11 , a ltli ou1-'.h tl1 e Pllt\ a$k,:. o nl y for 0111 :-fift h.., a l least, nf ge ne ra l sto rage in th a t locat ion. A rr hi - J • ~l . , . Suggesti o ns a . L ocke d stoirage room accessible onl y to tena nt accom p ani ed by stafI emplo»'cc. . .J n ~' ' ... .~ I J Ga ll e r)' St orni;c tects wh o obsen ·e a b i.cycle h alf in, h alf out of a kitch en cl oset may wonder h ow t he fl our bin, pa ckaged cereals, and supergian t b oxes of washing po ,rdcr s fa re b ehind it. Di ffi cultie s En co un tere d a . L ack of opp ortu n it y to organ ize st orage of a rt icles d ilicrin g in ch arac ter , size, a11 d use, r esultin g in disor der a nd d irt · p ockets. Sug gesti o ns a . An open a lc~Ye 11 ea r e nt rance fo r b ab y ca rri a ge, m a rket cart, stroller, etc., ,,·ith shch ·ing ab oYc fo r bu lk y toys, card table, h ob b y equip ment. {A11 alco ,·e la rge enough for a h icycle " ill take oth er Yl'h icl cs as well. ) Ki tche n cl ose! sh l" h in g a t rnr iou,.; h eights fo r ;-Lor ing la rge car to ns, h oll ies, ll() u~,·li ,1 lcl a icl s, a nd also for sma ll package,] an d ca nn ed fno cl s not 11 et' d i11 g refri gc ra t i,,11 . NO T E : A / c1c ad j11 stahlc shelt·cs arc h l' l la th an 111 a11y fi xed ones. 22__ �INTRODUCTI ON The dwellin cr is the h ea rt of the building. The h ousing bw requiremen ts for '\iccent :md '\,anita ry" !iring co nd iti on:; " ·ithi11 the d1rcllin g: it$Clf mu st be upheld more by it s occ uj' .t nl $ than hy the best prncti L~'S o f a nian::igcrial ,:tafL D1,·elling design and eq uipment, th crcfvrc, ~lw nld p romo te dece nt dwellin gs by an ord erly and co mfor t::ib le arrangnn cnt, allll sa nitary dwellings by conrenicnce for the housekeepe r. 1Iorc than th::it, ::i convenient, s::ife, and orderly h ome crea tes the climate for fami ly sa ti5faction and pride. Tenant co mfort overflows fr om the dwelling i11to public spaces, albeit sornclimes aided by a management sympa thetic toward famili es un::icquainled with urban living techniques. Desiirn of a wo rk a ble apartmen t within stringent cost limitations for this ; epetitious pl::i n el ern ent (not one en trance door to a b1~ilding, say 160 - not one small toilet, but 160 bathrooms, etc.) r eqmres an architect's devo tion and most cunning contrivance. Space organ izati on is not easy to come by, g iven curr ent room areas and relationships. One wise a rchitect has sai d that apartment areas should be, room for room, larger than those in rowhouses. F or one th ine:. the fr ont and b ack doors of a ro11·h ousc na turally route traffic in an ~~rdcrly wa y; for another, porch and backyard give an extra dimension lacking in an ap artment. Dut a bedro om plann ed to an swer the desi re, th e: ncc·cJ , rather, to be al one or lo be ah le to ta lk qui etly (o r noisil y) \'i ith fri end s of one's own age al\'ay from th e tense, com pditive cit y atmos phere is not co nfined lo 01·e rpri vil ('gc d" pcrscJ11 s. Pri vac y 11\' itltin th e dwelling is the fir ;< l rcquirc111 c11l for "quiet enjo yment uf the premises". St::i 11d a rd public ho11 "in g C(,n~ tru d ion fo r tall b UJ ildin gs o!Tcrs m ore pri1·acy th a n ,;n mc " 111 :rnr y" spec ul a ti ve Luildings, 1l1i s brgdy becau se of materials usccl th at arc :su it a ble for long -term amortization, ::ind the need to hold dow n ma int enance expense amd to gel favorable fire ins urance rates . But unlike mo st European co untri es, th e United l::i tcs has at present co de provi sion s for so und co ntrol in apartmen t :b uilclings,1 although a sta rt in that direction h::is been made. Stand ai rd construction for multifamily buildings rnay s u/Ter from li ght wcigh!!: di vid ing p::irlitions and ca reless pi ercing of partiti ons or fl oo r slabs. Vibrating electrical gadgets acid th eir share Lo th e con sequent din. 110 Concrete slab fl oo rs resist impact noise fairly wd l. Partitions between apartmen ts of cind er block,. gyps um block, or solid plaster are accept a bly so und dea dening. P lli!'titions of staggered s tud design are preferred, if the budget permits. 1 The 0 1uner's Viewpoint in Residcnlial Acouslical Co,n lrol. Acou stica l Society of Ameri ca. Frederick P. Rose. 19631 Li ving Room in UH Various ways to approxima te that dimension on a comm un al basis have been noted in earlier chapters. Private balconies do provide occupan t-controlled outdo or space, an d are though t by some authorities to be worth thei r cost in high buildings. The usefuln ess of a dwelling layout is tested by early furniture studies. Draftsmen sometimes minimize furniture dimensions a bit, and are apt to place large items where heating risers or convectors will appear in fully developed plans. Bureaus shown pa rtly against columns are not unknown in such stu dies that, if so pl aced, would create dirt p ockets. · Six i nches along a bedside does not give room to make up a bed . A crib with its head again st a h eat riser and its foot o\'crlapping a window is probably as goo d a way to g ive the baby sn iffies as any other. A hi gh win dow in a two-windowed b edroom provides wall space below for a dresser if a convector is n ot p laced under it. It can be cons id ered ext ravaga nt to design a space useful for only one function within the small a rea allotted to each family. One usual example, howeve r, is perhaps undesira ble ; th at of combin ing meal service with clothes washin g, parti cularly for families with young child ren. Dinn ers and Ji apers are not compatible. 23 Address to The f. - I ,. . , ,[\~,..~ - ( -~,·' --,-· r -, r ...~( ! ~ .. ( r I I \ 1 .., t_ -- . \ �, I 1 J" -, - r .--J .it' . ·i ,., , --~ ..,,., 1 Li\'in 1; lt o om in Use ~-J H eavy co ncrete teross walls used m b ox construct ion a re, of course, even better bctKeen apa r tm ents. Tall buildin gs ~ ·jth only four dwellin gs to a flo or have b een built within public lrnrns in g budget limita tions and provide the amenity of few close neig h bors as well as th at of a sm all, easily kept public space. COMF OR T Difficu lti es Enco untered r a. b. c. d. c. f. A wa ren ess of ncigl1b ors. Outs ide world irru p ting into li ving ro om . N o chan ce It o withd raw temporaril y fr om r est of family . L ack of sc1, .ara ti on of d ifferent h om e fun cti ons. Jn ackqual c 1Ja th fa eiliti e.,; for large fa mili es. P ull ch a in !'> co nsla11tl y brea ki ng, with the result th at light s a rc left CJ ll d ay an J ni ght. D ini ng S pac e in Ki1 c1u n Wall -mounted m edicine cabin ets. Lead b ends from b a throo m above con ta ined m fl oor slab or boxed in . Windows of adj acent apart ments in an interi or corn er of a Tor H-sha ped buildi ng well separa ted, o r, better , o ne apa rtm ent wra pped aro und th at in teri or angle so tha t wind o\1·s nearest the corner are in the same d\1·elli ng. b. Sm all foy er g ivin g sepa rate access to li ving ro om, b edro oms, and kitch en. Coa t closet ofT foy e r to keep m ud a nd out,;ide dir t from r est of dwelling. Door b uc ks well anr hored against win d action in h igh build ings. c. Bed room wall $p:i ce a rra ngL·d lo all o w for dc_k or ta ble in add iti o n to urn:i l Ji ,,d rlio m f urn iturc. S pace for s,·11 in g 111:1r h in c or oth er taLlc in pa rent s' bed room. d. D i11in g: !<p:ic-,'. in a l,·on ' Ll'l \1t·r11 li\·ing room a nd k ill'h cn. Di ning ,;pace for la r ·e fami lies in kit chrn, to pro ,·iclc ea:;c in sr rvi11g mea l;:. a nd , in effer t, ofTe rin g tw , li \·in g spa r ;:. for cl iffr rr nt U S C'$ . K it che n equip me nt o ut L'f !- ight o f living roo m. e. La rnt o ry ( 1rn tnc-l osc·t and was h Las in) for brgc fa mili es in ad d ition to the ba th ro om. 13a th room wall mat er ia l .clcs ig nccl for fu turr shO\\' ~r if 11.ot co ntemplated at fir st. 0 Su ggest ions a . A des ig n plac ing ro oms of li ke f unct ion aga ins1 pa r titi o ns th a t di vide ap a rtme nts. Closets set z.gain st di vid in g pa rt iti ons. - Hea ling ri e rs prov idcll ·w ith csrn tcheons ·a nd th e fl our sla h. o pen in g pa,clcd with in sula ti on ( use ful also fo r ve rmin co nt ro l) �NOTE : A shower uses normally aboi1t half as much water as a tub bath and takes less time and tu.b cleaning. f. No electric pull cha ins in dwellings. SAFETY H ome accidents have been well documl'nted an d publ il' izrJ. Some, luckily, such as those from stairs-uni ·:as the build ing k1s t w0-story fiats-do not concern us here. 13ut kitchens :ind bath rooms are still dangerou:::. AcciJ cnts from things foilin g from high shch·cs, or people falling while trying to reach t hem, from collision ,vith fu rnit ure, ranges, and heating risers and, worst of all, fo iling out of windows must be faced. Difficulties Encountered a. Children and obj ects falling out of windows ; windows difficult or frighten ing to clean. b. Kitchen ranges placed a t the end of a row of fixtures where children can knock against pot handles. Gas ranges near blowing curtains or having storage cupboards over them. e. Slipper y bathroom floors. Tubs lacking safely grip handles. Sturdy grab ba r a t tub. cl. Electric outlets and pull chai ns (i f i)llll chai ns there must b,e) at a sa-fc distan<:e from tu b, basin , and sink. NO'/'E : The dan gers to children who push hairpins into clect1,ic outlets, bu mp against heat risers, all/l swallow poisons are perhaps only lo be countered by their mothers. The tenant " ll--.elco111ing" bouklet, cfcurly ilf:1stra /1·tl by the rtrchitccl, can icn:rn tenants. Authorities who provide radiant healing in floor s have solved part of the prolJ!e11t, ar/ll consider the system ec o. no111ical in first c;ost and upkeep. ORDE RLIN ESS P lanning for privacy, as noted above, in itself promotes orderlincess by ·cparating activities. Most clutter results from poor organization, anJ dirt re!3ults fr mn clutter. Easily d eaned fini shes in dwellings are stancla rll; attracti ve pas-'l:el colors wi ll get more tender, lov ing care than will J rab, neutral ton.c s. Asphalt tile patterns in micltones show fo otmarks le$s than very ligl1t or dark unpatterened ones, and are less likely to be covered with tlb.in li noleum carpets that do no good to the underlying tile a nd may harbor vermin. / ~--... \ d. Electric outlets near water supply. Sugges!ion s Fa mily P articipa l ioa a. Heavy-duty screens on all sash ope!lable more than 4 inches. / · .• l _ Locking device on windows without screens to limit opening to 4 inches, except when window is being cleaned or children are being watched. "·) , Windows, of whatever type, of glass size and design so that window clean ing is possible with no more than an elbow outside. NOTE : Removable sliding sash are obviously the easiest to d ean, and also a broken sash can quickly be replaced by a tenant's trip to the maintenance office. Casement sash close to grade or on galleries or balconies are hazardous. Awning windows that swing out beyond the building wall run the risk of being shattered by an object failing or being thrown from above. b. Ranges placed between worktops or other barriers. Ra nges at least two fee t from windows. No cabinets over ranges. c. Nonslip bathroom floors. 25 - . _, ... r·,·~ - ~--o ) r ' \ "J •' ~ . . -~ l ., -- ·- .... \' \ ,t_, ... '"' r, ~ ' ? -- 1,..,- ,. •_ .... _.- ... ( t; . _;;, \ .- -~ ;r _•.,. l .~ ' ~ - II-- - - ~, . . ~ t ·' . J ~ t i" . .J j ·' ' , ...•,1 1 ,.- · ~ ' I, .:.·~ 1. ~~: '-' t.: - In ta 1/ ' •' I .> -, . ·r ........ '~"' :·) _; ,i , .. ·-LI,. - J... .. .-1 ,~ ·.·, "1 ~- .,: (\ . .~" ·; _, I/ < Clo!cl Cu rt.iin I .,. ! ,- �! i f l NOTE: L inoleum is now obtainable in square tiles, thns ov ercoming one reason for the preference for asphalt and vinyl tiles. j 1 .,I -. .( · l1 II r .. - ·, \/. i N _/ lJ Di ffi cul ties En co untered a. Condensation within the dwelling. b. Wall space interrupted by scattered columns, doors, windO\vs. c. Storage spaces inadequate, particularly in the kitchen. Large Rcfrit;cralor r ..... ~--~-t ! A kitchen planned for more than one worker lightens the moth er's load and encourages fa mil y participation in housework . Opin ion varies as to the need for closet doo rs. Authorities who agree with voca l tenants and shocked critics have provided them on all closets. Others are content to put them on fo yer and p assageway closets only, and on living room closets if, by an unhappy chance, precious wall surface is used fo r a closet there. Authorities who look fo r good housekeeping standards may well consider providing doors on all closets, since tenant-provided curtains are apt to be flimsy and neglected. Even when clean and well hung, they give a s1ipshod appearance to the d welling and do not protect clothing from dust. Open shelves over convector runout pipes take the place of toy storage boxes at slight expense. They also protect the pipes from children and the children from pipes. Su gge stion s ~ ""/ a . Dwelling d rsign to provide some posit ive air leakage even at the risk of slight heat loss on the coldest days. No laundering within the apart ment. See "the Laundry," page i 19. - ,. <. ' - r 1 Tile or other impervious fi nish arou nd tub. P ositive ,·cntilation for kitchen range. b. Some uninterrupted wall spnce for la rge pieces of furniture in each r oom. Furni ture lnyouts carefully studi ed, preferably showing more tha n one possible arrangement. c. Flush door;;, cabinets, and bnsebonrds. Convector lou,·crs on Ycrtical surfnccs, not on the top. Tile behi nd rnn gt:. Ch nir r nil t0 protect wnll if dinin g table is in kitchen . llsc of pla~tie pnin t to lengthrn repainting cycle. T enant rcpai11! i11g. l\'01'f: l'nint rollers 1Citl1 pallcrncd surfaces l:a1·c been used on corridor 1rnlls. They migl,t be lcnr to people ca/:',er fo·r individuality in th eir d !l'ellings. 1 r ami ly Tnwd Htt 1.: k~ 1 Psychiatries or Paperhangers? E dit ori:il in " Housing :ind P l:inning New::." Citizens' H ousin g and Plann ing Counc il of New York. October 1%3. · 20 �d. Kitchen shelving planned for both large and small articles. Kitchen cupboards with backs, for vermin control. Utensil drawers. Range and refrigerato r sized for t11e family's needs. H igh and low ha uging poles in ch ildren's clo~ds. DaJo stri ps in ba throoms at 3 and 5 fee t fr om ri uor, fo r fa mily to,rnl racks. Space in bathroom fo r clot11es hamper. · ( ~ ", ... NOTE : Orr;anization of general tenant storage space 1s d iscussed on page 22. "\ !. REDESIGN / --· ., ' ·- \ \_. Some a uthorities show interest in a proposal to redesign the standard ap artmen t layout by planniug a small living room off the foyer and a large kitchen-dining-play ( or study) room. This arrangement justifies the prevalent housewifely habit of "keeping the kids ou t of the living room." It alluws a busy mother to keep an eye on infants 11 , ...-~ ..J .~ ~ ... . ·; ·- - ~f odcl .'\ p:irtmcn t r. Pri \'ntc 8 :?lcon ics . . . /Jarbc.son llouglt Livingston & l arrnn, A rch it eccr:s r ,) ,:.- packed apartment, and it gives the house-prou>d ( a nd latent houseproud) homemaker a chance to show friends amd the priest or rabbi, or the Fuller Brushman, a neat reception roorm. A bedroom so planned that it later can be dividecil into two small rooms will provide flexibility for a family with growiing gi rl and boy. A sliding partition would allow daytime use of the entire space. I_ MOD EL APARTMENT •_ _. .,. .__=n~,--..J while doing kitchen chores ; it is a place for TV, plastic-covered furniture, games and homework, children's and adults' gatherings. It d ivides living space into noisy and quiet a reas within a tightly A model apa rtment has been fo und usefu l to suggest inexpensive, space-saving furnitu re ra ther than old-fashioned{Jrnge piaces. Chairs, sofas and dressers based on Scandinavia n desitgns, and knockdown packaged furniture can be fo und in city shops or obtained through mail-order houses. Reconditioned pieces, suclln as arc sold by the Goodwill Ind ustries, for instance, are at bargaim prices. Bunk beds 27 -- - -- -- ----~~==--=-=-~ - ~-nc=o=·-=-..c==--=====-::.=:::-:··- -· ____ _ ! �---,=""! l I I ' j I ·· --=d A NOTE O N W INDOW SHA DES Window shad es are standa rd equ ipment for publi c hou sin g developments, so much so that th ey often serve to distingui sh p ublic fr om private apartmen t buildings. They arc chec1p, th ey do their work well. But that th ey are far fr om attractiYe is iiot disputed. So far no equally trustworth y a nd economical m ethod has been found to d a rken bedrooms, to set the stage for TV entertainments, to shu t away the outside world . · Possibly a window casing detail for cu1-tain rod s at the outside and sh ades in side would be acceptable to au thorities who enj oy the "happening" made by different famili es' differently colored curtains. 1 Possibly new side-h ung fabrics will be pri ced one d ay to compete with shades. In th at case ten an t curtains will not be needed and the color pattern can be built in . 1 1 T wo-S to ry Flat . . . 1/ o:l!':rd R. Mey er , Archittcc. ' arrangement offers each la rge family privacy and easy access to outdoors, even to an outdoor family playspot, and also relieves pressure on elevators. Certainly th e architect who devises a sturdy, in expensive, attractive substitute for the wind ow shade will find a mon umen t to his ingen uity lifted high aga in st the sky. are not unknown ! o or scorned by former tenement house dwell ers. If the mod el apartment is to Le left in a fully occupied build ing to be used for homem -ing classes, its locati on and exits should refl ect that use. BA LCONIES Pri vate balconi es ib ave been n oted earlier in this ch apter as proYiding a porch for tenants who li ve fa r fr om th e ground . Babi es a nd yo un g children can pla y out of doors with out leavin g tl1eir qu arters, all(] adults ca n cool off in slippered case duri ng hot evenin gs. Costs and local cus toms weight the decision about incl11ding them, as well as the d esire a nd <1bili ty of tenants to p ay for th e advantages of a bakony of th eir own. Architects will be ha ppy with th e cfTcc l of balcon ies on an oth er wi se shee r fn cadr. if th e need for them is clemon slrn bl P. A solid para pet fo r tli c fi rst few fcr.t o f ba rri er g ives a frdin g o f protcclio11 and l1id cs l he arra y of chi ldren's toys or household m ops an d pa il s pu t oul to sun . TWO-STORY FL A TS Ap a rt ment s for lar-gc fa mi li es have hcc n desig ned ra ther li ke two- story row lwu ses on the e ntrance an d second fl oo r of tall buildi ngs . This "\Vhat we need is a brnnd new idrn thnt has bc-c-n thoroughly tested." Al ~"JS:D rl in~arnr o courtesy , S11t urdn, _R evi;w U S. GOVERNMENT PRINTING OHICE ; 1965 0-76J - !150 2U � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 15 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/edbc7a8d4cfff5d3078933aeda5d6563.pdf b33ee825a7231159a2534b86daf1ebc9 Scripto Transcription A written representation of a document. The three plan studies which follow are taken from Methods of Reducing the Cost of Public Housing. ' I Research Report of the School of Architecture Pratt Institute Brooklyn, New York Sponsored by the New York State Division of Housing New York, N. Y. I . I �- - .:..-;-:."":;"-::-·--, -· . =--·-·· .... JOV/1'.:!1 SC HEN\E f his is the nwne gi'l (;I) lo p lan !/ pc 'll hi::h i~ r.1p pro,: i:·:j5 r!'. ~;-r.: "; ! ,-::--:. ·;,..rf ,;J J 1.: n 11·.c:-d f oi }( ..: id r: s of ( 1 c.i::n tr(I I <J;f·i i:: 2 r.or" ': . if ;,,.,~ Li ~ suu cssful ly for mid dl c -i n<:fJri,c ho u~: 1,~j in rfo·u Ynrk u nd Chi caso si nce the !Gk ] ? ,W's. ;\s fo r OS c0 uld be uscc rloincd, th e tow e r sch ,-,me hu s not ye t b ee n used fo r low-incom e housing, p robobl y fo r the rr:ason di scusse d below. r::.-..: ~-.. 1y -/;: j .-; ;.;, U ··,:~h !h r"\ ,·,> 1 The tower ·scheme hos a nu mb er o f o d van to g c s and o ne serious c!isod vc111!age. It is readily app c i-c nl tho t the compc1cl p la n resu lts in a minimu m o f peri meter construction crnd th e short e st p o ssible uti!ity r uns, with a Henclon t eco no mies. Eve n mo re significa nt is th e reduction in the a mou nt of exp ensive p ub lic corridor spo ce; in the _tower sch e me the area o f public co rridor per construction room is about hol f tha t in the inte riorcorrido r sche me, ond p ublic corrido r space is rela tively ex p e nsive a s w ill be shown in Chop te r Four_ In most cases, the tower p lan provide s cross-ven tilation and tw o exposures for each apar tme nt, o very desirable arrangemen t a s far a s livability is concerned. The tower scheme a lso offers a d vo nk1 9 e s in site-pla nni ng. The s9 uare plan is e asy to d ispose, even on an irregu la r site, a nd when used in la rge pro jects, it res ul ts in a g re ate r feelin g of cp cnne·ss o n the site than occu rs wh e n long narrow building s a re used. A seri o us eco no !nic ha nd ica p to the lo we r sch eme is the high cost o f elevators. Providing only fo ur to six a partments p er floo r, a s co mpared to !en to twelve o portm e nts p e r floo r in th e interior-corridor scheme, the cost o f clevotors p e r dwell ing unit is thu s two to two r.in d one-half tim e s higher in the to·se r sche 111 e. For this high e r cost, g reat ly improved livob ility is provid e d. This sclwme is p resented here in the bc!ief tho t the econo mi c s no ted in the parngrap hs above w ill offse t th e hig he r cost of the se rvice core, thu s affording imp ro ve d liv a bility a t no in crease in cost. .. �. · ·--·· .- -- - . - --- -·-· ... ··-. ··-= . -- ..... - .~- ...• ....... ii -I .Pc r-sr, cctivc of Towe r ~uildings . �:· -... . ... -, -:. ;· - -·-;;--- -- - --- , ·<!•·•--· --.. ln th is type o f bu il d ing o il o f !he rJ[)(l rf mr,n ts <:re rrx:c h c cl b y mcons o f o ulJ oo r corrid o rs o r " .-+ ,·,c:t,, d sid e wc:lks, 11 as th e:y o re ~orncl imes co il ed. The ch o rr · 1- 7 . I ' ': ~ 0. f r !lth Cl b11 i!, !i nc, is IA':': ..   i~i:1. The ,.:,F -.:: cor~ id o r :;chemc ha~ b ee n U$e d f~. !., .. , ind mi ckl k -i,~com e ho1Js ing in mon y pbccs, b o th in this count 1'y an d a bro c1d . . - -- .... . . . . ..· . ~ lmjJ rovccJ liva bility is the o ut slancl in:J o<l·1antaae of this sche me. Eve ry apar tme nt has through- ·, e:n ti !a ti o n and tw o exposur es, a nd eve ry apo rt rnen t can have th e mos t fovorab le· orie nta tion . A ll · roo ms, inclu ding b o throo ms, . h ave outs ide li g ht an d venti latio n. The inte rior corrido r, w hi ch . in p rc:cticc is ofte n c: n unp lea sa nt sp a ce - na rro w , d c rk, . crnd smel ly ._ is e limina te d e ntire ly. Th ese go in s a re par ti c1 ily o ff set by so me loss o f p rivacy for th e roo ms tho t ope n on the corridor. Th e o p e n-co rri do r sch e me e l!:n in cle s the cc~ t of mecha ni ca l ve nt ilatio n fo r the b a throoms r;n d !he cost of th e int e ri o r corrido r w ith it s expensive fin ishe s. But the op e n-cor rid o r, b e ing " si11 g le- loode d," must b e at leas t l ½ ti me s as long C1S the in te ri o r co rri d o r. Since co d e s limit th e max imum di sta nce fr om on apa rtm e nt to a stair, the o pen -c'o rrid o r building must e ith 0_r be conte nt w ith few a p a rt me nts p e r fl oor or, a s in th e ex ampl e sho w n h e re·, it mus t se p a ra te the two required stairs. Th e o p e n-co rrid o r, o f co ur se , ne e d not b e l1 eo te d but ·so me p rovisio n mu st b e mode fo r sn o w rem o val; in N e w Yo rk th e Bui ld ing Departmen t re .. q uir e s th e in sta ll a tio n o f ele ctri c h ea ti ng cab le in the fl ~o rs of a ll o p e n co rrid o rs. Si nce o il apm tme nt d oo rs op e n to th e o utside , th es e doors mus t be o f the e x te rio r · type an d mus t b e weathers tripp e d . The lon g, thin bu il d ing shape , w ith its hig h pr o p o rtion o f pe rime te r to e nc los e d a rea , is no t b as ic o ily eco nom ica l, no r, in a hig h -r ise b1Jilding , is it bosi co ll y stab le ; ex tra ·cos t for wi nd- braci ng mu st be as sumed . In ·view o f o il th e it e ms noted in the pre vio us pora grop h, it ' mig ht be conclud e d tha t th e ec onomic positio n o f the ope n-cor rido r sc hem e is unfovo rob le . Bu t thi s is no t th e co se. Rece nt cos t studies fo r o ,~ cw !y de sig ned pub li c housing project in N ew Yo rk indicut~ ve ry, su bs to ntio l cos t sovi11gs rewlti no fr om the! use o f th e ope n- cor ri do r scheme. �·-· ' · - ·.· -~~-:=--: - . ···--~-- ..::·~ ~.:.._.. _:;.- -:-: : - :,. ··_: ,, ' . ·- · :_...... I".~ • . -- .. •••• - . · · . ' . ... . - . -~- ·--- ~ In the cxo111pl0 presented h ere and on the following p o9 e s, the ope n-co rridor sch eme has b ee n combined wi th sk ip -sto p e !cvcitors. In this arrang e me nt th e eleva tors sto p only ot e ve ry third fl o o r; tena nts o n the infcr:~1edio lc flo o rs ha ve to wolk up or d own one fl oor. Th e op e n corridor occurs only at e levator- slop .-4 1 1 ,. : ' ~ : : - 21 20 19 !:~~ , .. , .. :"" ;·,:--:, r ~ th e c0rrid cH·; stoirs are \\·i! ~i in t:!c ~po r tn~c:·:ts \,:! !d o r12 nh., ;nt oi11 e d by the t::·· ~:;, t_ Thi s sc he nw hc,s u ~c :1 usc cl in a no te d uppe rinco:~1c pro ject in Cu n.bridg e , Ma ssachu se tts, an d in 0 --·· ELEVATOR sro ;, 1-L()(_;;; (; 17 pro p ose d low- income proje ct in New York. (OP EN COR RIDOR) 16 15 INTERMEDIATE STOP FLOOR Th e sk:? -slop sch e me save s the cost of fwo out of three corr ic o : s cind e le vator d oo rs and co ntrols. Against this ;c v i ri g mus! b e bolanced the cost of the private stai rs ard th e fir e e scape bcilconie s in two out of three of the oportme nts. A significant advantage of this scheme is lhe eli mina tion of most of th e privacy problem . By pl a cing the larg e r a po rlments on the interme dia te f1 o o rs, it was possibl e lo orrunge the plan so h.. : .10 bed roo m op e ns 0:1 a corridor. 14 ll (NO CO RR IDOR) 12 II INTERM EDIATE STOP FLOOR A 10 INTERMEDIATE STOP FLOOR B. 9 ., ti T~c s!ruc!urcl syste m employs re gulor!y spc1ce d reinfor cE: d co nc re te columns, two p e r bay, with the floor sk: b, con!ilcvered 4 fe e l b e yond the columns on each sid e. Thi s fra ming syste m is cfocussed in d e tail in Cha pte r Two. Stair an d e leva tor towe rs ha ve b e en p 1o ccd o utside the b uildi ng proper, and d esigned to svp? ly -.vindb racing for the to ll, narrow building. . 7. 6 !I 4 INTERMEDIATE STOP FLOOR 3 ELEVATOR STOP FLOOR R-:: q uir,:!d di ;t ri b utio n o f opC.1 rt rn c nl type s is p ro vide:d in on,: bui lding. The t wo b m ic fl0 o r p la 11 s ore d e tail e d o n the foll owing p ag e s along wi1 h alt ernat e fl oor p ion; re qu ired fo r co rnpk l0 cktri6 u!i o n. This distrib utio n is explu inecl in ch ar t form on th e fo llo w ing poge. 2 •._.......,.,,~. <~-.-.~.::.._ •- . • • •"•' . • ~ -••--,,. ' ' ,L• -- - ••,- 1 Cross-sc cfi o n th rough Open-Corrido r SEE PLM ~ l'-I EXT PAGE SECTION S-8 0 iru: 5 10 I~ 20 25 =--=r·:· ·r , :~:-.,1 SC.Il l[ Ff. / - - .. �.,- ·. ,·.· . .. ~·,-. --~ ···. . • w• • "t°°?) ~-:c-. V INTE!7.l0ll-CORRIDOR SCHEME Tl1c inf,, ,-i 0 r-r: 0 aidor ~cliNne is now in co 1n 1no n u-;c fr,r 10°.'/ (ind midd lc-i 1ic 0 1nr:! ho 1J sin9. I! is a ~i 111 p l1; rin d econornir:cd sch ,~mc , permit ting te n to twe l'lc c,p cir!;· . , _ ·1 · , l! , !q ,~5 P (J}, b,::,,·,•n;v0.r .. ;···( · · 1 · - 1 ( f r:, <. <,~ ·1r:11lik,:, .,,1 c x r: r; p t fo r th e fo ur r:ornc r o pod:::;:;;1~. !n New Y,:, ,-k City public housing, the re quir e men t of • cross-~r: nti lat io n for e ll apcrr!m c, n! s hav ing nw rc than one b ed ro o m hm pr od 1;cc d a var iat io n c f th.is sc h e me · in which ihr: se rvic ~ core forms a " pi nche d wa ist" · w hich p e rmi ts th e four adj occ nt ap e1 rtrn enls to meet the techni ca l re quirem ei1ts for cross-v e ntilation. Since in practic e the irnprov e.rncnt in the ventilat io n •)f these fou r aportrnen!s is slight, if an y, and th e cos! of p roviding it is con sid erob lc, this reci uir e me11 t lw s b ee n _ignored in the exa mple pr ese nt e d _in the following pages. It is b e li eved ·1hot if c ross-venti lation is lo be con sid e re d a primary ·va lue, ih e n the op e n-co rridor or th e towe r scheme shou ld be use d rat he r tha·n the int erior-corrid o r sche r'n e. Like th e oth e r exampl e s 111 this Chapt e r the inte ri o rcorridor scheme is shown with 110 ba seme nt, wi th re gulcrr column spa cing, a nd with th e full distribution of apartment types in a single building. In common with the open-corridor sch e me, it em ploys a _ twocolumn bay w ith cantilev e re d floor slci bs, a stiUc!ural sys tem w hich is discusse d fu r th e r in Chapter Two. Th e gro und floor plan of tl'. e building is shown at the right. Since there is no b ase me nt, th e faciliti e s usually found th e re have b een loca te d obove ground. The re!_noinde r of the ground fl oo r has b ee n le ft ope n to provide useful covered spo ce and pl eason t vista s thro ugh the building. · Th e mo in purpo se o f th e int e ri o r-c or rid o r sch e me a s p re sen te d h e re is Jo study th e sugg es tion tha t the li ving room might b e us e d a lso for slee ping. The recrso ns fo r co nsid e ring this id ea ore discu ssed in the fo ll owi ng pag es , a lo ng w it h tlw sugg es te d plcinning so lutions for putting it into c fT c ct. If this idea shou ld be co nsid ere d fea sibl e · fro m th e po int o f vi.:,w o f li va bility, the co st sa vin gs wou lJ b e ve ry app re ci a ble, si nce o ne b e droom wou ld be c li111in ate d from e ac h opcrr trn e nt. Th e re ductio n in area is show n grophic a lly a t the right. - �-- - .. ·~· : .. . I I - - - - - - - - - - - - -- - - - - - ___ _ _ __ _____ ...J -I G!-:O Ui·JD FLO O f!. PLAI\J, LOBBY CUILDl1'-!G BLOC K B i (As pe, this s t u d y ) l; 19 0'- o " I r ~J:.1 ·-· .L CU llJJt !-!C 8LOCIC A S:·unc Cl r<.ls ) 2 3 7' - o· --·····-:-- --- . --- - -- ~ -" •• • 7- . The lower b lock shows !he size o f !he b uildi ng c!cs:0:~c d a ccor di ng lo usu,il housing sta nclmcl s. Th e uppc-: r block shov.,s, cit !h e sci111e sccile, th e size o f th e b uil ding cl es i9 11C'd fo r this study . Tho re cluctio n in 1011 91 '1 is tt 7 fee l cind the sc1vi11g in floo r mcci is 1927 sci ucirc fee t, or C1pproxi11wt c lr 20%. The recluction in cost wo uld b e som e what less than 20%, since plu 111bi ng , ki!ch c n eciu ip111ent, a nd e le VC1 tors ore no t o/Tcc tc d, but !he sa ving sho uld a111 ou 11I lo n1_o re . th 0 n. l _?'lo _of t)1 e .cq~t of. t.l!e b~1i !ding, ..· . . • .. . .- .. ..... .._ ..... _----- · ·- - - - ,.. ____ ft,. ... � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document The three plan studies which follow are taken from Methods of Reducing the Cost of Public Housing. Research Report of the School of Architecture Pratt Institute Brooklyn, New York Sponsored by the New York State Division of Housing New York, N. Y.  i | TOWER SCHEME this is the name given to a plan type which is approai- mately ccninra, vith the ecois dheecel sree all four eidag of a central service core, Thos trun used successfully for middle-income housing in Mew York and Chicago since the lala 1940's. As far as could be ascertained, the tower scheme has not yet been used for low-income housing, prebably for the reason discussed below. The tower-scheme has a number of advantages and one serious disadvantage. It is readily apparent that the compact plan results in a minimum of perimeter construction and the shortest possible utilify runs, with attendant economies. Even more significant is the reduction in the amount of expensive putlic corridor space; in the tower scheme the area of public corridor per construction room is about half that in the interior- corridor scheme, and public corridor space is rela- tively expensive as will be shown in Chapter Four. In most cases, the tower plan provides cross-ventila- tion and two exposures for each apartment, a very desirable arrangement as far as livability is con- cerned, The tower scheme also offers advantages in sife-planning. The square plan is easy to dispose, even on an irregular site, and when used in large projects, it results in a greater feeling of cpenness on the site than occurs when long narrow buildings are used, A serious economic handicap to the tower scheme is the high cost of elevators, Providing only four to six apartments per floor, as compared to fen to bwelve apartments per floor in the interior-corridor scheme, ihe cost of elevators per dwelling unit is thus hwo to hwo pnd one-half times higher in the tower scheme. For this higher cost, greally improved livability is pro- vided, This scheme is presented here in the belief that the economies noted in the paragraphs above will offset the higher cost of the service core, thus affording improved livability at no increase in cost.  Perspective of Tower Buildings . a a ke Me fy f e Ons. < af sie . ae Sent - = “ah : ME Maaapoastes hai cues eS Ge tt Se spas Bet ae eth Pee ary ee AS ( ——— oo i ee rin Et porter ° a, ‘4 Peg a ay Posteo isin . cee ue m AE). ie =i —{ i {[ bi. witli 4 ¢ “ eebha, pete a TOT INTE 7 WRIGIRVE UE gp gt Cp pre ac en Nie ats the fy Uf... neath aetieenanysM Myf ‘ = “ ¥ ~ 4 a C,i a : . Wee's ao veuaer eee aa » ine ea . ‘a! phen Sart WW otha inv etg Seen, ated ALA, aa ie =" Pies oe en Fee a le  @) . (2, OPEN-CORRIDOR SCHEME In this type of building all of the anartments cre reached by means of ouldoor corridors or “slevetied sidewalks,” as they are sometimes called, The char. oye at an af cuch a building is lect thin, corridor scheme has been used for haw vind middle-income housing in many places, both in this couniry and abroad, rect The opcs Improved livability is the outstanding advantage of - this scheme, Every apartment has through-ventilation and two exposures, and every apartment can have the most favorable orientation, All rooms, including bathrooms,- have outside light and ventilation. The interior corridor, which in practice is aften cn un- pleasant space — narrow, dark, and smelly — is eliminated entirely, These gains are partially offset by some loss of privacy for the rooms that open on ithe corridor, The open-corridor scheme climinctes the cost of me- chanical ventilation for the bathrooms and the cost of the interior corridor with its expensive finishes, But the open-corridor, being “single-loaded,” must be at least 1¥% times as long as the interior corridor, Since codes limit the maximum distance from an apartment to a stair, the open-corridor building must either be content with few apartments per floor or, as in the example shown here, it must separate the two re- quired stairs. The open-corridor, of course, need not be heated but’some provision must be made for snow removal; in New York the Building Department re- quires the installation of electric heating cable in the floors of all open corridors. Since all apartment doors open to the outside, these doors must be of the ex- terior type and must be weatherstripped. The long, thin building shape, with its high proportion of per- imeter to enclosed area, is not basically economical, nor, in a high-rise building, is it basically stable; extra cost for wind-bracing must be assumed, In view of all the items noted in the previous para- graph, it might be concluded that the ecenomic posi- tion of the open-corridor scheme is unfavorable, But this is not the case, Recent cost studies for a newly designed public housing project in New York indicate very substantial cost savings resulting from the use of the open-corridor scheme,  In the example presented here and on the following sto bch ds po) pages, the open-corridor scheme has been combined l] bn with skip-stop elevators. In this arrangement the ele- ‘oo — 21 vators stop only at every third Moor; tenants on the ; intermediate floors have to walk up or down one “| — 20 floor. The open cerridor occurs only at elevator-stop (7313 ‘3 I A" aparimonts apen of the cerridar; stairs are “i. = within the apartmesis and are maintained by the sey sae tenant, This scheiie has been used in a noted spa ELEMNIOR STOP TOO 7 | 7 = - income project in Cambridge, Massachusetts, and in . Me ody ‘ig a propesed low-income project in New York, 2 (OPEN CORRIDOR) ER i NY 23 —_16 or ‘ Be be = ERROR * ee : i ; i INTERMEDIATE STOP FLOOR = | &SeSeoseS 3 j 14 The skip-stop scheme saves the cost of two out of three RENO. i corriders and elevator doors and controls. Against ee oe 2 ro Ka this seving must be balanced the cost of the private. rare (NO CORRIDOR) OES HN Bee Ses ia ay i t ia | stairs and the fire escape balconies in two out of three a. mes _ of the apartments. A significant advantage of this : SEES ae | scheme is the elimination of most of the privacy prob- ae SE Fc 4 a lem. By placing the larger apariments on the inter- : ‘ INTERMEDIATE STOP FLOOR A eS RS | | | mediate floors, it was possible fo arrange the plan so SON Tod — 10 that no bedroom opens on a corridor, INTERMEDIATE STOP FLOOR B’ ROIS | {" tL _ ? vroneceel | basa ~— 9 — 6 : a =7 Tho structural system employs regularly spaced rein- t forced concrete columns, two per bay, with the floor abicked — 6 slubs cantilevered 4 feet beyond the columns on each side, This framing system is discussed in detail in = § Chapter Two. Stair and elevator towers have been ploced outside the building proper, and designed to ae = 9 supply windbracing for the tall, narrow building, INTERMEDIATE STOP FLOOR | = « Saae 9 LEE NY ssatoe locas — 3 ELEVATOR STOP FLOOR eee > SS niciies id st Required disiribution of apartment types is provided ante pA Bren fe, SS s Pop tn in one building. The two busic floor plans ure detailed sense ETAT a ee eee Sse Sma es the following pages along with alfernate floor Cross-secfion through Open-Corridor | plans required for complete distribution, This distri- pution is explained in chart form on the following “ 9510 13 20 95 SECTION B-B Oo soe poge. SEE PLAN NEXT PAGE Sate ee APRA AP PI RAD CQeliress  INTERTOR-CORRIDOR SCHEME - The interior-corridor scheme is now in common use for low and middle-income housing. It is a simple and economical scheme, permitting ten to twelve apart- ‘ a * rite r (tt lanes not heweayer. cre + ress 24 4 - aVGE, LPig8S yontilaten except for the four corner aparincints. In New York City public housing, the requirement of cross-ventilation for cll apartments having more than one bedroom has produced a variation of this scheme in which the service core forms a “pinched waist” * which permits the four adjacent apartments to meet the technical requirements for cross-ventilation, Since in practice the improvement in the ventilation of these four apartments is slight, if any, and the cost of pro- viding it is considerable, this requirement has been ignored in the example presented in the following pages. It is believed that if cross-ventilation is to be considered a primary ‘value, then the open-corridor or the tower scheme should be used rather than the interior-corridor scheme, Like the other examples in this Chapter the interior- corridor scheme is shown with no basement, with regular column spacing, and with the full distribution of apartment types in a single building. In common with the open-corridor scheme, it employs a two- column bay with cantilevered floor slabs, a structural system which is discussed further in Chapter Two. The ground floor plan of the building is shown at the right. Since there is no basement, the facilities usually . found there have been located above ground. The remainder of the ground floor has been left open to provide useful covered space and pleasant vistas through the building. The main purpose of the interior-corridor scheme as presented here is to study the suggestion that the living room might be used also for sleeping. The reasons for considering this idea are discussed in the following pages, along with the suggested planning solutions for putting it into effect. If this idea should be considered feasible from the point of view of livability, the cost savings would be very appreciable, since one bedroom would be eliminated from each apartment. The reduction in area is shown graphic- ally at the right.  I | “6 pence tageue sree med eee 1 Geers F Peo | +f i = es | 4 i | | I ‘ 1 4 I GAS TENANT STORAGE j owe SST, we fannie! i ! i | Lee ee eee GROUND FLOOR PLAN, LOBBY BUILDING BLOCK B (As per this study) [ TES pet conca Taso ven Pog) TANK TR ‘ oi, PUMP Re ots Lo. é " : | ‘ r 14 2 My Eg | sd woe NS HAS inc.” (a h ENTRY INCINERATOR a fe etd Fee Ge Why tl <=_-—- —- PERAMBULATOR ROOM The lower block shows the size of the building designed according to usual housing standards, The upper block shows, at the same scale, the size of the building designed for this study, The reduction in length is 47 feet and the saving in floor area is 1927 square feet, or approximately 20%, The reduction in cost would be somewhat less than 20% since plumbing, kitchen equipment, and ele- vators are not affected, but the saving should amount to more than, 15% of the cost of, the building,. .. . (== frawees | be eee -  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 14 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/b59824284cceddc523cdcf6023078d2f.pdf 50dcc8302d9e21015b73cd175c11373f Scripto Transcription A written representation of a document. APPENDIX I - � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document APPENDIX  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 13 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/19b600cf068595a542a933732fbb359b.pdf dd0c3e1a60fa80b99771813fecdcf7dd Scripto Transcription A written representation of a document. LOW - INCOME HOUSING SITES legend PROPOSED SITES .••. a I,, SCALE N ..._ES . , � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document LOW - INCOME HOUSING SITES legend PROPOSED SITES....&  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 12 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967 https://ivanallen.iac.gatech.edu/mayoral-records/traditional/files/original/c09958fc61bd3d858e036e86cd9d2b26.pdf fb9f6cdd3a1abc930122b8751e06236a Scripto Transcription A written representation of a document. November 15, 1966 TABLE I Housing Resources on Privately Owned Vacant Land Proposed Sites 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. . 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40. Note: Acres Anniston and Woodbine Avenues - East Atlanta-------------------------- - -----4 N. side of East Expressway east side of Grant Street------------------------2 E. side of Stadium (over) parking lot--------------------------------------17 Various sites within Summerhill area--------------------------------------Rich's property at E. Expressway and Chester Avenue------------------------20 McDonough Blvd. in area of Chosewood Park----------------------------------12 Custer Avenue east of Chosewood Park---------------------------------------12 Southwest corner of Cleveland and Hapeville Road---------------------------14 Jonesboro Road (east side) south of Hutchens Road--------------------------10 North of intersection of Jonesboro Road and Circumferential Expressway-----63 Gilbert Road north of Flynn Road-------------------------------------------10 Poole Creek Road (s. side) east of Crown Cork and Seal Co.-----------------42 Various vacant sites east of South Expressway between Ashwood Avenue and Reynolds Drive------------------------------------------------- --- ---West of South Expressway at Manford Road----------------------~------------24 Salvation Army College on Stewart Avenue------------------------------ - -----6 Various vacant sites in Cooper-Glen Area----------------------------------Carter Street and Electric Avenue--------------------------------------------2 North Avenue at Elm and Vine Streets---------------------------------- ·-----11 Westview Drive at Holderness Street-----------------------------------------7 Oakland Drive (w. side) south of Richland Road------------------------------5 Plaza Avenue (s. side) east of Greenwood----------------------------------1.5 Bridges Avenue (n. side) west of Dovers Alley:----------------------------1.5 Arlington Avenue at Selwin--------------------------------------------------2 Simpson Road (s. side) west of Lincoln Memorial Park Cemetery---------------8 Hightower Road (e. side) north of Simpson Road-----------------------------14 Cushman Circle area--------------------------------------------------- - ----20 Campbellton Road, east of Stanton Street and west of Ft. McPherson---- - ----27 Southwest side of Gordon Road at City Limits-------------------------- - ----21 Boulder Park Drive (s. side) west of Brownlee Road--- 0 ---------------------13 Railroad Avenue, North side between Valley Road and Lakeside Drive----------5 Grove Park (e. side) south of Rockdale Park Area---------------------------60 Gun Club Road and Alvin Drive----------------------------------------------60 Brook Avenue between Hollywood and Lotus Avenue----------------------- - ----10 North Grand Avenue north of Center Hill Park---------------------------- -- -13 James Jackson Parkway west of Magnolia Cemetery--------------------- - - - - - --35 James Jackson Parkway north of Etheridge Drive-----------------------------44 Proctor Drive (unimproved) (s. side) west of James Jackson Parkway---------41 Watts Road (e. side) north of Bankhead Highway------------------------~----24 Watts Road (w. side) north of Bankhead Hwy. to Northwest Drive------------112 Skipper Drive and Harwell Road·--------------------------------------------36 . TOTAL 809 Only vacant properties have been listed. only one structure have not been located Many large lots or tracts with • �November 15, 1966 TABLE II Relocation Needs Project Georgia Tech #2 Estimated Families To Be Displaced No, Dwelling Units Proposed Net Loss of Housing Supply 358 0 358 Bedford Pine 1190 671 519 East Atlanta 1072 780 292 Vine City 2324 990 1334 Cooper-Glenn 1983 ? ? 98 0 98 7025 2441 2601 Plunket town TOTALS �TABLE III LOW-INCOME HOUSING SCHEDULE AVAILA.BLE PROJECT 1967 1968 248 140 402 350 1969 1970 TOTAL 1970--J;, "( Public Housing Perry Homes Addition Rawson-Washington · Thomasville Urban Renewal Projects in PlanningBedford-Pine, Cooper-Glenn, East Atlanta, Vine City 140 650 350 1200 Not scheduled 221 {<lH3l 150 Rockdale Wheat Street Gardens Rawson-Washington University Center 150 149 122 234 TOTAL 248 0 1041 1500 149 122 234 300 Not scheduled Low Rent Leasing ij 506 150 4645 ..! � Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Text Any textual data included in the document 10. 11. 12. 13. 14. 15% 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40, Note: November 15, 1966 TABLE I Housing Resources on Privately Owned Vacant Land Proposed Sites Acres Anniston and Woodbine Avenues - East Atlanta--------------------------+----- 4 N. side of East Expressway east side of Grant Street~----------------------- 2 E. side of Stadium (over) parking lot-~------------------------------------ 17 Various sites within Summerhill area--------------------------------------- Rich's property at E. Expressway and Chester Avenue------------------------ 20 McDonough Blvd. in area of Chosewood Park---------------------------------- 12 Custer Avenue east of Chosewood Park----------------------------+----------+ 12 Southwest corner of Cleveland and Hapeville Road--------------------------- 14 Jonesboro Road (east side) south of Hutchens Road-------------------------- 10 North of intersection of Jonesboro Road and Circumferential Expressway----- 63 Gilbert Road north of Flynn Road------------------------------------------- 10 Poole Creek Road (s. side) east of Crown Cork and Seal Co.----------------- 42 Various vacant sites east of South Expressway between Ashwood Avenue and Reynolds Drive----------------------------- 2-22-0202 2-2-2222 e eee nen West of South Expressway at Manford Road----------------------------------- 24 Salvation Army College on Stewart Avenue------------------------------------ 6 Various vacant sites in Cooper-Glen Area+----------=#---------------<-------- Carter Street and Electric Avenue-------------- 9-990 nnn nn ener nee 2 North Avenue at Elm and Vine Streets----------------0-----------------= weeee 11 Westview Drive at Holderness Street-------------<--2-- 2200-2 ene nner en nen nn 7 Oakland Drive (w. side) south of Richland Road------------------------------ 5 Plaza Avenue (s. side) east of Greenwood---~------------------------------- 1.5 Bridges Avenue (n. side) west of Dovers Alley----------------------------- 1.5 Arlington Avenue at Selwin-------------------------------------2------------ 2 Simpson Road (s. side) west of Lincoln Memorial Park Cemetery--------------- 8 Hightower Road (e. side) north of Simpson Road---~----------- ween een nnn ene 14 Cushman Circle areaq----------- 2-2-2 nnn nn nn nnn nnn 20 Campbellton Road, east of Stanton Street and west of Ft. McPherson--------- 27 Southwest side of Gordon Road at City Limits------------------------------- 21 Boulder Park Drive (s. side) west of Brownlee Road---,;--------------------- 13 Railroad Avenue, North side between Valley Road and Lakeside Drive---------- 5 Grove Park (e. side) south of Rockdale Park Area---------------------=<----- 60 Gun Club Road and Alvin Drive---------------------------------e-eee een --- 60 Brook Avenue between Hollywood and Lotus Avenue---------------------------- 10 North Grand Avenue north of Center Hill Park------------------------------- 13 James Jackson Parkway west of Magnolia Cemetery-------------------------~--> 35 James Jackson Parkway north of Etheridge Drive------------9-e-------"------ ae Proctor Drive (unimproved) (s. side) west of James Jackson Parkway--------- 41 Watts Road (e. side) north of Bankhead Highway----------------------------- 24 Watts Road (w. side) north of Bankhead Hwy. to Northwest Drive------------ 112 Skipper Drive and Harwell Roade---------------- n-ne nnn enn n nnn nnn nnn nnn nnn 36 TOTAL 809 Only vacant properties have been listed. Many large lots or tracts with only one structure have not been located  November 15, 1966 TABLE II Relocation Needs Estimated Families No. Dwelling Units Net Loss of Project To Be Displaced Proposed Housing Supply Georgia Tech #2 358 0 : 358 Bedford Pine 1190 671 519 East Atlanta 1072 780 292 Vine City 2324 990 1334 Cooper-Glenn 1983 r ? Plunkettown 98 0 98 TOTALS 7025 2441 2601  TABLE III LOW-INCOME HOUSING SCHEDULE PROJECT AVAILABLE TOTAL 1967 1968 1969 1970 1970-» ( Public Housing Perry Homes Addition 140 140 Rawson-Washington - 248 402 ; 650 Thomasville 350 350 Urban Renewal Projects in Planning- Bedford-Pine, Cooper-Glenn, East Atlanta, Vine City Not scheduled 1200 221(d) (3) Rockdale 150 150 1500 Wheat Street Gardens 149 149 Rawson-Washington 122 122 University Center 234 234 Low Rent Leasing Not scheduled 300 TOTAL 248 — 1041 506 150 4645  Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Box 18, Folder 11, Document 11 Box 18 Box 18 Folder 11 Folder topic: Housing Resources Committee | 1966-1967