>^ * -•y. i**'‘r»^ji S6 a; :*^J 4r-; .; •>'>: -V . C ■». ' - % f :.J^ W^:\' ■ ■:.’.y »‘‘^r v>/-^.wi ■ t*V . Hi-- ] ' ’ t*’ ii«*' r'JJ- 'V .■.Vv>/^.^-;. -■/>■ ■ '• ’h- ,V,j' 'vV >. >'V''’- •.-^v.''t . ♦ I'Vv. '^3 .-' -y '■Sfit lA' .' ■I---' f if r'.0 '^mmm . ' • '■ : "X .' . • r'^ . ' . i j-j .‘:j^,v. >i« .-JIMfi i'^f ► > h • ' ■ A >•.■-• ■ •■ -yZ' . * hWi^\ '•'!'A>-.'‘tv ■ .> J>.. 5^ ,-i t :■.»;. 'i-xj; ifeeaKv.;?. J:'‘- u3fc^C .,' .r’-2>J Digitized by the Internet Archive in 2016 https://archive.org/details/cityresidentiall00yeom_0 s.:' • • f i‘-^./B«r;; ' ■ J.r ;?'Tf . ^ .•, .. p *'- *'■*?:• z’ ' ■ ^ '■• r'>,Tp •'*' ‘ 7 /.’ * V ' ■/ .. L'-'' - f ^ V >. ^ ... > « ■' . ‘ A- sA' .,Wi. ' ’Y-C h "V t. V/ ; Xk. * i>’ '• V »««V* K A- * ‘ [I—*' *1 . . 'SF :. -v^- ■ : * ‘■'A* / . ^ M >. :Ki I '■ iii'i Crx:- ■0tT % :A . -. • r»>,v,“A ; |> * ' .i |j»i..iA : A • ■:t.V ' ■’ . .. ; ■ . . • I - r "•“I ■. : , »1 *> f -'■sJ ‘ j • ■ fc. • V *r ’ , j ♦ . > Publications of the City Club of Chicago MrXK'IPAL REVEXPES OE ( IIICACO. By Professor Charles E. Merriani. 1(>1 pp. $1,00, ])oslage extra. (Out of ))riiit.) VOC ATIONAL TRAINING IX (TIICAGO AND OTHER ('ITIES. Report by a Sub-C’omniittee of the C'ity (’hib ('omiuittee on Public Education; George II. Mead, (’hairuiau, William J. Bogan and Ernest A. Wreidt. SI.) j)p. $1.00, postage extra. (Out of j)rint.) THE SHORT BALLOT IX ILLINOIS. Report by the Short Ballot Coininittee of the C'ity Club; Edwin II. C’assels, Chairman. iVZ j)}). 10c, j)Osti)aid. THE RAILWAY TERMINAL PROBLEM OE C HICAGO. -V series of illustrated addres.ses before the C'ity (’lub dealing with the j)rohlem of reorganizing C'hicago’s railway terminals. (Quarto, OS pj)., .‘P2 plates, eight of these in color. OOc net, postage extra. THROrCHI ROPTES EOR C HIC AGO'S STE.VM RAIL- ROADS. THE BEST .MEANS EOR ATTAIXIXG POPPLAR VXD C’OMEORTABLE TRAVEL EOR C’HIC’AGO. By George E. Hooker, C'ivic Secretary, C'ity C'luh. (Quarto. SJ) })j). , 88 })lates, including .54 ma])s, ^l of these in colors. $1.00 net, postage extra. The lIxivERSiTV of Chica(;o Press CHICAGO, ILLINOIS CITY RESIDENTIAL LAND DEVELOPMENT * » .. -J S' \ T H J ^• ■ 'm- ■ -r » , r,4 -- ■‘f ■ ;»■ - V t< ’"i4- ’V-'^. c... * /-;- 4 ' ' I.’ - * ■ . * ' ■ i 'X- ' :-t V .. . :V':>>'sjP < '' < ,s^- .^.-i. ' > V. '. -r-:' ’- - V • ' - .-t r-:/ .s-.-i.. PUBLICATIONS OF THE CITY CLUB OF CHICAGO CITY RESIDENTIAL LAND DE VEIPPMENT STUDIES IN PLANNING COMPETITIVE PLANS FOR SUBDIVIDING A TYPICAL QUARTER SECTION OF LAND IN THE OUTSKIRTS OF CHICAGO EDITED BY Alfred B. Yeomans LANDSCAPE ARCHITECT CITY CLUB rsg' I ss k 1 i £3 0 Dl o ! Dl THE UNIVERSITY OF CHICAGO PRESS CHICAGO. ILLINOIS 4 « Copyright 1916 by THE CITY CLUB OK CHICAGO Published December 1916 I M \ PHEFAC'E T he environs of onr large eilies eonstilnte one of the most promising fields for the work of the eity planner. Within the hiiilt-np ])ortion of the eity ehanges in the street i)lan and the ereation of open sj)aees are enormously expensive and difficnlt. On the other hand, every large eity inelndes within its limits large areas of unimproved or only ])artially im- proved land where the eity planner, real estate oj)era- tor, and others may work i)raetieally unhampered by the ideas or lack of ideas of their j)r('deeessors. There is increasing evidence of a tendency in this country to take advantage of these opportunities to intelligently direct and control the growth of cities. The purely mechanical extension of existing street systems is giving way to scientific methods of land development based on a earefnl study of the probable economic, social, and esthetic needs of the prospective inhabitants. The present volume, consisting mainly of plans submitted in a competition held by the C ity (dub of (diieago in 191.‘b is issued in the hoi)c that it may help to stimulate interest in the more intelligent j)lamiing of the outlying portions of large cities. The Editor. *• ' > - ^ ■ ‘ >--^i -f^.--.! *-• ■■'. ^ *' '><• s t * ■ ♦-_ T '-'■ *7. «r‘ ft I >• " . p ,» .- 't ) s 'k ’i. . ■■ . • ■>■ ■ a< .V* ■*■"'■ ' - }r* V*‘- • » ' 4 ^4 '' «Nl *4 : #. *7 ,. •- *.*JS * ■ < * LP * ^ ,K _^H|vW ■ ■ 'is-'”''' - . .> ■ ■> < -fli; -l^.' J V '7-’ '*■. '-4- 7 'i <'• 7,;--‘ \ifi -r,'. -*•; ('OXTEXTS PiiKO I. Pko(;ram of tub: ('ompetition .... 1 II. Report of tub: -Ibry III. C’ompetitivb: Rl.\xs with Di.scussioxs by THE De.SIONERS IW XoN-COMPETITIVE 1 ’lAN BY ErANK ElOYI) ^VRIOHT V. Reviews of the Plans '‘.V .- %' 'y„ fw _ ^ r ■ •'. '"** Vt W#' -•-■ • - > ■ . s ^ - Vi. , .- -- -'•■ "4-! -c* -.r "3 ■ l 5 ?W ‘ ^ .• f*. •* ~ ^ . . . ■ ■i'Vl T •!. - •* *■ m -m • -y r_ - / ^ . I, 1, --^ . ■■’ f ‘h • i.-n-‘ 2 i 4 ^ mm-' -1 - ^ ^ - %A .- ^ r^' ^ -‘iff!,. ■ ■^' ,r,v INDEX TO ( ONTRIHUTORS Anderson, II. A., 79 West Monroe Street, Chicago .... Ahonovici, I)k. ('.\rol, 4''2.5 S. loth St., Philadelphia, Pennsjdvania . Hernh.vud, Wilhelm, Architect, (54 W. Randolph St., ('hicago, Illinois . Roynton, Louis \\., Architect, lOO'-Z Cornwell Place, Ann Arbor, Michigan Rk.\zer & Rohb, Architects, Broadway, New York C’ity .... Co.MEY, Arthur C., Landscape Designer, Harvard Scpiare, Cambridge, Ma.s.sa cluLsetts Cone, (L C., Landscape Architect, 914 Crain Street, Evanston, Illinois Dru.mmond, Willl\m, Architect, 1!) S. LaSalle St., Chicago, Illinois . F.wille, WiLLi.x.M B., Architect, Balboa Building, San Francisco, California Fixmer, II. J., Engineer, Board of Local Improvements, Chicago, Illinois (iRiFFiN, Walter B., Architect, 104 South Michigan Avenue, Chicago, Illinoi (iROVER, Ed.mund, East Walpole, Ma.ssachu.setts Hartigan, W. B., Architect, 2.5.S(J Flournoy Street, Chicago, Illinois . Hudson, Herbert E., Engineer, 207 City Hall, Chicago, Illinois . Kelsey’, Albert, Architect, ('hestnut Street, Philatlelphia .... Kingery’, Robert, 1725 Wil.son Avenue, ('hicago, Illinois .... L.wvrence, Edgar II. , Architect, 104 South Michigan Avenue, ('hicago Illinois Lilienberg, Albert, Town Planner, Gothenburg, Sweden Lilienberg, Mrs. Ingrid, Gothcnlnirg, Sweden Mead, Marcia, of Schenck & Mead, Architects, 105 W. 40th St. New York City Morell & N1CHOL.S, Landscape Architects, Palace Building, Minneajiolis Minne.sota Pond, Irving K., Architect, Steinway Hall, ('hicago, Illinois Pope, Robert A., Landscape Architect, 10 E. O.Srd St., New ^ ork City (>(!, Ram.sdell, Cii.YRLEs W., Landscape Architect, New \ork Life Building, Minne- apolis, Minne.sota Reecer, Yictor, Engineer, 2712 North Ked/.ie Avenue, ('hicago, Illinois Riddle & Riddle, Engineers, 1957 Peoples Gas Building, Chicago, Illinois ScHUCH.YRDT, WiLLi.YM H., Architect, 428 Jefferson Street, Milwaukee, Wis- consin Sti rr, Albert, 781 Ellicott Square, Buffalo, New ^ork Tenney, Dr. A. ('., 122 South Michigan Avenue, (diicago, Illinois Tirrell, Charles A., Landscape Architect, 815 Steinwaj’ Hall, ('hicago. 111 inois I’iif-e 22 117 10 24 28 10 .‘52 :57 105 45 50 48 50 52 108 54 50 20 20 01 04 114 12.‘5 7.‘5 22 75 78 81 81 87 Wright, Fr.\nk Lloyd, Architect, 220 South Michigan Avenue, ('hicago, Illinois Wy’.m.yn, Phelps, Landscape Architect, 344 McKnight Building, Minneapolis, Minnesota 90 Yeomans, Alfred B., Landscape Architect, 343 South Dearborn Street, Chicago, Illinois I.IST OF .ADDITIONAL C0.MFI<:TIT0RS In addition to those who.sc plans appear in the hook, the following submitted plans in the eoinpetition. Booth. .\., Calumet High Sehool, Chicago Mayo, ( harles, ‘2.5 lA . Kinzie St., Chicago Dorr, .John I., THO Langley Ave., Chicago Norton. KdgarW., 421) Slater Hlflg.,AVorcester, Ma.ss. .Jillson, Byron H., Chicago Roewadc, .Alfred .J., Hollywood, 111. .Johnstone, Percy T., 3.5i5 Wilton -Ave., Chicago Snyder, Henry I., 212 W. 1st St., Didiith, Minn. Keeher.C. Hamilton, 2:J2!)Ridegway Ave., Chicago Strelka, la-o, 1800 Railway Kxchangc, Chicago Lynch, .J. Hal Co., (525 Locust St, St. Louis, Mo. « ' ! r; -..:* 1 Sr » 1 ^. ' ■’ T* , -j* * <*» • -• ^<-im •■ - ■ - i '«3 * -j - “ *• *k » ^ •-I jV '■ if . -.r ■ >.: ■ ^. 1 ^. v^ - ' -.^'.’1 f^ 3 P- M •: •- *. ■vV ‘ /-.V’ V ^ >«M» • _- "’^ "■ ,*- .'■•■ ■ ' • "■*!? 'l ' ‘•.-- • - .. ,• '^. '^* .'■ '■ V ’•^- ''V- '-'ii? y ” ' ’’ ' * ».. * . ■.-■! “ . * - .•‘.' 'I - -• Os < ’ ' ~'-i f ’V ■■.'•* 't> O' ' ‘ V - «’ ■> * ‘rJ y. ■■ ■'■’■-'0 . ’V - 0 |,. ■*> O ‘ --• W '-'-'- r : ■ " '. • ■^ . ir V-. ■' ”- * • r- .-r. *.' ' . • - V, .V . ‘ - ■> VI o » ' • ^ < V - * ■ -i ;,■ ' ■^ 'r ■ ' ■ ’ ^ J-C V * < ■ , 'i* '- '' '■ -• - ”*■ ^ ■ -'. U 1 , ^ «• A - ‘ . — — « - ' - •• • , ^ % ‘-yi . 1 "■■'* ■ • ■’ ■ ^ < M 'ir " -cl I. Till', I’HOC.K.VM OK Till', ('OMI’KTITIOX Pro(Jkam of a CoMPF/nnoN with Cash Prizes for the procuring of a Scheme of Development for a Quarter- Section of Land within the Limits of the City of Chicago, Illinois The Problem The City Club of Chicago is preparing to hold a Housing Exhibition to open at the club building March 7, 1913. As a stimulating and constructive feature of that exhibition it is desired to have displayed plans showing the possibilities, according to the best practice of the present day, for laying out and improving, for revsidence purposes, areas in Chicago now unoccupied. The City Club has, therefore, asked the Illinois Chapter of the American Institute of Architects to draw up a program, addressed particularly to building and landscape architects, engineers and sociologists, for a compe- tition for plans for laying out, as a residence district, a typical area in the outskirts of the city. The Chapter has drawn up such a program, and Mr. Alfred L. Baker, President of the City Club, has offered $600 for prizes for such plans. The program is as follow's: Program A tentative city plan has been proposed for Greater Chicago. It deals especially with the broad structural features of the city framework and contemplates a long period of time for its execution. Meanwhile the un- occupied land in the outskirts of the city is being rapidly built up with homes without that intelligent direction which is necessary for the good of the city and its population. Recreation centers and parks are not being located until population has made them absolutely necessary, and then at large cost for the requisite land. Nor are the essentials for good housing and for neighborhood institutions being recognized. The object of this competition is to extend information and awaken in- creased interest concerning the matter of laying out, for residential purposes, unbuilt areas in the City of Chicago in an improved manner, showing the e.ssentials of good housing in its broadest sense, the best methods of .sub- division of residential land, the best disposition of space for parks and recrea- tion centers, the most practical width and arrangement of roads, the most convenient location of stores and of public or semi -public grounds and build- Object of Competition 1 2 C 1 r V RE S 1 1) E X T I J L L A X D I) E V E L 0 P M E X T Site Trans- portation Drawings ings, the most desirable provisions for house yards and gardens and the proper density of population to be provided for. It is also hoped that some of the plans proposed in this competition may actually be adopted as the basis for developing some of the vacant quarter- sections in the outskirts of the city. For good reasons it has been determined that the area for the laying out of which plans are to be submitted in this competition shall be, not a precise- ly located, but an imaginary or an assumed site, as follows; The site comprises a quarter-section of land assumed to be located on the level prairie about 8 miles distant from the business district of the City of Chicago. The tract is without trees or buildings and is not subdivided. The surrounding property is subdivided in the prevailing gridiron fashion as indicated by plat on opposite page. It is assumed that within a mile of the site are to be found numerous scattered instances and several groups of ordinary frame and brick houses such as prevail on the southwest, the west and the northwest outlying sections. Many of the larger industrial plants that are located or are being located west and southwest of the city are distant from mile to 4 miles from the site. Many of these plants can be reached from the site on foot or by car lines, with or without tran.sfer, within twenty minutes. The site is served by street car lines on two sides, and there is a possibility of street car lines on the other two sides. The site as shown on the plat is assumed to lie in the southwest quadrant of the city, and is served by street car lines on the east side and the north side. A passenger from the site may, by starting north on one of these lines or east on the other, reach the loop district, by transfer if necessary, in about 45 minutes. Any competitor may, if he chooses, assume the site to lie in the north- west quadrant, in which case he would modify the plat by showing the two existing street car lines as on the south and east instead of the north and east sides of the site; and a passenger would then reach the loop district from the site in like time by starting south on one of these lines or east on the other and transferring, if necessary. Each competitor will submit two drawings: First a plan, drawn to a scale of 80 feet to the inch, showing the streets as proposed to be laid out in respect to direction, width, grass plots, fore-gardens or plantation of trees along them; the size and arrangement of lots; the location of dwellings upon them; the proper provision of gardens; the provision of public open spaces other than streets; the designation of spaces for the business, recreational, educational, religious, administrative and other social requirements of the Irrespective inhabitants, and any other features belonging to a proper development of the site as a residential quarter according to the best prac- ticable standards for the location. Second — Each competitor will submit a bird’s-eye perspective of the T II E P R 0 a R A M 0 F T II E C 0 M P ET I T I 0 S 3 Flax of a Tvpicai. Qi artek Section in the Outskirts of Chicago i CITY RESIDESriAL LAXI) DEVELOPMEyr Density of Population Ordinances Discussion by (Competitor To Whom the Competition is Open Prizes Jury Date of Submission of Drawings Judgment Drawings to be Exhibited area, or some portion of it, in its proposed developed condition, which shall not exceed 20 inches by 36 inches inside the border lines, or an equivalent area. Both drawings are to be rendered in pen and ink, or pen and ink with monotone wash. They are to be made suitable for half-tone reproduction. Plans are not to provide for a population greater than 1,280 families for the quarter-section. Competitors wall assume that all present city ordinances affecting build- ing within the fire limits will prevail in this quarter-section. Each competitor will submit with the drawings a typewTitten statement giving the following data concerning his plans, namely: (1) The number and sizes, in street frontage and superficial area in square feet, of lots for dw^ellings. (2) The number of families to be accommodated. (3) The numljer of feet of public sewers proposed. (4) The number of square yards of street pavement proposed. (5) The number of square yards of sidewalk proposed. (6) Percentage of total site in streets. (7) Percentage of total site in other public spaces. Each competitor is also invited to explain and discuss, as fully as he may choose, the general purposes, policies or features represented in his solution of the problem. Any person or group of persons may submit drawings and statement in this competition. Three prizes wall be aw^arded, the first of S300, the second of $200 and the third of $100, for the best, second best and third best sets of plans sub- mitted, and honorable mentions wall be made as shall be determined by the jury. Judgment is to be rendered by a jury of five chosen by a joint committee of the City Club and the Illinois Chapter of the American Institute of Architects. The drawings are to be delivered to the office of the City Club, 315 Plymouth Court, Chicago, at or before noon of March 3, 1913, addressed to “Housing Competition, City Club, Chicago.” To each set of drawings there must be attached a plain opaque sealed envelope containing a card bearing the name of the author or authors. The award will be announced on or before March 10, 1913. It is intended that the drawings submitted shall be showm in the Housing Exhibition mentioned. Persons or groups of persons desiring to enter the competition w'ill please send notice as early as may be to the address below'. A meeting, to wffiich persons sending such notice will be invited, will be held about Janu- ary 4, to talk over the competition and any questions which may arise re- specting it among those intending to participate. T II E P R 0 a R A M OF T II E C 0 M PET I T I 0 N 5 Literature As a convenience and aid to those who shall take part in this study, the City Club will endeavor to have, on or about December 26, for sale to en- trants, at prices indicated, plus postage and duties where necessary, a lim- ited number of sets of the following books and pamphlets, describing the progress of the garden city and garden suburb movement, especially in Great Britain and Germany, namely: 1. “Nothing Gained by Overcrowding,” by Raymond Unwin. Published by Garden Cities and Town Planning Association, London, 1912. 6c. 2. “Forest Hills Gardens.” Published by the Russell Sage Foundation, New York City, 1911. 3. “Housing and Town Improvement.” Published by the Housing and Town Plan- ning Association of Ireland, Dublin, 1912. 25c. 4. “The Boumville Village Trust.” Published by the Bournville (England) Village Trust, 1911. 5. “Typical Plans of the Bournville Village Trust.” Published by the Bournville Village Trust, 1911. 25c. 6. “Garden Suburbs, Villages and Homes.” Published by the Co-partnership Pub- lishers, Ltd., London, 1912. 12c. 7. “The Pioneer Co-partnership Suburb.” Published by the Co-partnership Pub- lishers, Ltd., 1912. 6c. 8. “Co-partnership in Housing.” Published by the Co-partnership Publishers, Ltd., 191 1. 9. “Garden Suburbs, Town Planning and Modem Architecture.” Published by T. Fisher Unwin, London, 1910. 25c. 10. “The Garden City — Port Sunlight,” by M. Georges Benoit-Levy. Translated from the French, 1904. 11. “The Buildings Erected at Port Sunlight and Thornton Hough.” Published by Lever Bros., Ltd., Port Sunlight, Liverpool, 1905. 12. “The Cheap Cottage and the Small House,” by J. Gordon Allen. Published by Garden City Press, Ltd., Letchworth, England, 1912. 36c. 13. “Die Deutsche Gartenstadt-Bewegung.” Published by the German Garden City Society, Berlin-Schlachtensce, 1911. 40c. 14. “Die Deutsche Gartenstadt Muenchcn-Perlach,” by Bcrlepsch-Valendas and Hansen, 1910. 15. “Bodenpolitik und Gemeindliche Wohmmgsfiirsorge der Stadt Ulm,” by Ber- lepsch-Valendas. Published by E. Reinhardt, Munich, 1911. Price, 50c. 16. “Can the Present-Day Evils of the Living Conditions in Great Cities Be Rem- edied?” by Albert Weiss. Published in German by Carl Heymanns, Berlin, 1912. Inquiries Inquiries for further information should be addressed in writing to ^'Housing Competition," City Club, 315 Plymouth Court, Chicago. The answers will be in writing and will be forwarded, with the questions, to all known competitors December 21, 1912. GEORGE E. HOOKER, Civic Secretary. CITY RESIDENTIAL LAND DEVELOPMENT II. THE REPORT OF THE JI RY Noth: The following gentlemen eonstituted the jury: Messrs. John C. Kennedy, Housing Expert; John W. .\lvord. Engineer; Jens Jen.sen, Land.seapc Arehitcet; George W. Maher and .A. W. Wolter.sdorf, .Arehiteets. Mr. Edward H. liouton. Director of the Roland Park ('ompany, Baltimore, aeted as eonsultant. — The Editor. B efore di.scu.ssiiig the merits of the various plans submitted iu this competition we wish to state briefly the method followed iu arri\'iiig at our eoiielusions. We observed jit the outset that the .‘If) .sets of plans eould be tirranged aeeordin^ to type in Jibont five different »rouj)s. First, there were tho.se ba.sed uj)on the so-ealled gridiron pattern; .second, a u:rouj) not followin<>‘ any fixed design, but rather heterogeneous in their make-uj); third, a number which were Aery systematically organized, with freciuent rep(‘titions of a charaeteristie unit or block; fourth, plans of the beaux arts type, pre.senting fine vistas, boulevards, si)aeious parks, and sites for imposing buildings; fifth, a class of ])lans showing unity and system in composition, yet not falling in class three with the n*j)eated unit, or class four with its rather magnificent scale of develoj)inent. IlaA'ing arranged the plans in groups for purposes of eomj)arison, we began a j)roeess of elimination on the basis of the following considerations: (a) d'he economy and j)racticability of the plan for a (inarter-.section in northwest or southwest ('hicago. (h) Idle provision for health and sanitation. (c) Reality, including general comjiosition, architecture, originality. {(I) (’omfort and convenience of residents. {(’) Provision for social activities, including education, recreation, business, etc. Each ])lan was gi\'en individual consideration by all the members of the jury and none was eliminated without uuanimous agreement. When the jury had studied all the jilans and decided tentatividy upon the prize-winners, the merits of the plans were di.scus.s(‘d with Mr. Edward II. Bouton, Director of the Roland Park ('onijiany, Baltimore, who had been invited to .serve as consulting member of the jury. Iu the .selection of the jirize-winuers the judgment of Mr. Bouton coincided with that of the jury. A few j)laus were rejected at the out.set becau.se they did not comply with the essential conditions of the competition. Without attemjiting to di.scuss the merits and defects of each plan individually, excepting the jirize winners, we may summarize the jirinciiad rea.sons for eliminating those which were not awarded prizes as follows: («) Several were not adapti'd to such a district as the one to be proA’ided for accord- ing to the terms of the competition. The most eommon defect in the.se jilans Avas an over-elaborate .system of parks, bouleA’ards, or public buildings which could not be main- tained by Avorking people Avith only moderate means. (/;) .Vside from the matter of expense some plans Avere deemed inapprojiriate for such a district because they Avere on a too monumental .scale. The Avidth of the streets and the arrangement and tyjie of buildings Avere better suited to a Avhole city than to a (|uarter-section. (c) Some })lans Avent to the opposite extreme. '^Fhey shoAved little originality, and made inadeipiate jiroA’ision for parks and playgrounds, puldic buildings and social centers. T II E R E r 0 R T 0 E T II E ./ V R 1' {( 1 ) ^Vllile few plans were rejected because of any single tlefect, yet those which provided for the business of tiie district in tlie central part away from both car lines were considered unsatisfactory to that extent. (c) Idans which providetl for large athletic fields next to residences, libraries, or other buildings where (piietness would be desirable, were considered defective in that respect . (/) There was a wide difference in the merits of the street systems of the various plans, and this factor was always considered important. The jury was not committed to any ])articular scheme of streets, curved or straight, but favored those plans which ])rovided for easy access to all j>arts of the district, while at the same time insuring a rea- sonable degree of privacy, and freedom from through traffic. We also recognized the merits of those plans which in the arrangement of streets broke up the long interminable views now so characteristic of Chicago, and guarded against the clouds of street dust which are likely to sweej) through straight unbroken thoroughfares. ((/) The jury considered plans that generally arranged the houses in closed courts, or in a sort of cul-de-sac as defective from the standpoint of ventilation. Of course it goes without saying that most if not all of the plans submitted had meritorious features. In some respects ])lans which were not awarded prizes were supe- rior to those which were premiated. On the other hand, none of the i)lans, including the premiated ])lans, were considered ideal in every respect. Our ])roblem was not to find a perfect })lan, but simj)ly to select the three which on the whole seemed to offer the most satisfactory solution of the problem. We considered the plan awarded the first j)rize to be well ada})ted to the Northwest side of the city. It i)rovides for 1,^280 families, 152 of which were to be housed in flats, the rest in single dwellings. Provision is made for considerable variety in the type of dwellings, both attached and detaclied. Some might think at the outset that the 484. twenty-foot lots are too narrow, esi)ecially in view of the fact that 25 feet is now practically the minimuni in Chicago, and that thirty and thirty-three foot lots are very common. It must not be forgotten, however, that two or more families are generally housed on each of these lots, .so that the amount of land allowed on the minimum size lots per family is really considerably more than the amount occupied per family at pre.sent. By the u.se of attached houses the objection to building on such small lots is obviated. The plan shows marked originality in many respects. The arrangement of the streets is in our opinion excellent, j)roviding for ea.sy access, and at the same time en- hancing the beauty of the entire section. As stated before, while the jury is not committed to the endorsement of any special street arrangement, we cannot agree with those who maintain that curved streets must always be considered as undesirable on a level prairie site. We have already given the reasons for our views on this matter. One of the best features of the plan is the ])rovision for park, playground, or garden spaces in the interior of most of the residence blocks. Thus the expenses for parking are reducetl to a minimum, since there are no extra costs for j)aving, etc. Moreover, the.se j)rivate j)arks — private in the sense that they are restricted in their use to the iamilies living in the surrounding residences — afford safe playgrounds for the children and encourage a neighborly spirit among the families in the block. 8 CITY RESIDEyriAL LAyi) DEVELOPMEyr '^riie j)lan shows striking architectural composition which j>;ivcs unity to the whole design. There may be a ditt'erence of opinion as to the ])rol)al)le success of a market ])iazza, but we believe the exi)eriment would be well worth trying. ddie plan which was awarded the second prize provides for families, in single dwellings and 110 in hats. In this plan, as in the one just discussed, i)rovision is made for considerable variety in the types of houses. Space is reserved in the rear of each lot for ])arks, |)laygronnds, or gardens. One of the distinguishing features of the plan is the diagonal street. It is {jnestionable whether this would beccmie the main thoroughfare for which it is designed, unless the street were continued in the same direction beyond the confines of the (piarter-section. On the whole, the jury considered the i)lan one of the best balanced in all respects that was submitted, and one that is well adapted to the conditions j)revailing in either the Northwest or Southwest sections of the city. The ])lan receiving the third j>rize was .selected becan.se, of all tho.se having a eentral social center, this seemed to be worked out most sncce.ssfnlly. The street .system was also well arranged. Adequate provision is made for ])arks, and the dwellings, while mostly of the attached type, are so designed and arranged as to assure plenty of light and air to each familv. III. THE COMPETITIVE IH.AXS WITH Discrssioxs hy the deskjxehs Arranged in alphabetical order irith the exception of the preiniated plans 10 CITY RESIDEyriAL LAyi) D E V E L 0 P M E y T COMPETITIVE PLAN BY WILHELM BEUXHARD* AWAUDKI) I'lHST 1‘UIZK G KADI ALLY hut slowly we have eoine to realize that town-i)lanninji[, like any other eivie advaneenieiit, is not only a eivie neeessity hiit also a thoroughly rational and praetieal business proposition. Wherever town-planning has been jjroperly handled, it has developed a healthy and sound eoinniunity life, has proved to be i)rofitable, and has shown in dollars and eents that it has fostered the growth of eoniinereial and industrial prosperity. Idle advantages of such jilanning are beeoniing reeognized, and to-day there is jiraetieally not one residential or housing enterprise of noted iinportanee undertaken without first bringing its jiroposed develoi)inent under one eoinprehensive plan unifying and eo-ordinating the whole. The results obtained from this foresight have more than justified the eomparatively small expense eonnected with the j)re])aring of necessary j)lans. We all know that town-{)lanning means more than a mere beautification of existing conditions, or such imi)rovements as the creation of parks and eommunity centers. Town-^ planning involves a jiroper and orderly co-ordination of all of the features of a city’s present and future development. Suece.ssful jilanning will always find for each jiroblem its own individual solution, best suited to the jiartieular needs of the ea.se. The resources which nature offers us will be individually utilized, the topograjihy of the land clo.sely followed, and every feature forced to .serve to the utmost advantage. The aeeom])anying plan for laying out a (luarter-.seetion of land was eoneeived for a ])artieular site j)resenting conditions actually existing in the outskirts of (’hieago. It is by no means to be regarded as a typical model to be multiplied indefinitely. 'Phe introduction of one ty])ieal .solntion with the idea of repeating it indefinitely means the .same old monotonv, that deadlv monotonv which has result(‘d from obstinate adherence to the gridiron ])lan and has begun to wear on the nerves of every eommunity genuinely interested in its own welfare. Moreover, the method of repeating a single unit cannot be ])ractically ap|)li('d within a complicated organism such as an already partly develoj)cd c*ity, not even under such physical conditions as obtain in the j>rairie regions and in most ])arts of ('hieago and its adjacent territory. Briefly stated the endeavor in this layout has been: 1. To create a community center as an architectural emphasis and as a center for business and civic life. '■ 2 . To .separate distinctly the business streets and s(iuares from the residential part of the communitv. t. 3. To eliminate as much as j)ossible from the developed tract the through-runuing traffic from ('hieago |)roj)cr. 4. To emj)hasize the domestic character in the business as well as in the residential districts of the community. *N’()TK: Conipetitor.s siihniitted only a plan and hird's-eye view in the eonipclilion. .\n opportunity to supplement tlie.,e with additional drawings or photographs for puhlieation was later extended to eaeh contrilmtor. — T he Kditor. • INDEX CONTINUED- T II K C 0 M P E T HIVE P LA S S 11 5C>CN^ DP DEVELOPMENT FDP. A DLiARTER-SECTlDN DF LAfC *N THE NDPJH-Vv'E5T PORTIDN DF n-llCAGD ■ INDEX ■ TMC VII^UARe SCaijARE SJ--THC M .'. “ AZZA C-* CMIL.D«Crsl 1 * POOL - a ^ “i • c • • CfMLoneMS PUfat.L snc-jNr • - MCCae A * - ON; 0- - IK^ - c • • nLAv " f -jA-.i tt-.-'i-A. .-.r-i'-'Nr; --Af'* — j. ■ C3i _ r: i3Ai‘»^' --. — — — I . . ..%. r^ . . . M' K • • -- ^ j r :^Ai;- — — M**MUfsJlCiOAL BUJtOiNQE-- *i • •-'n', ?>MOPf}.^ATa .r OfARCADC ^0« S*-tO»S- — •’AiiNS OA2ZA * r»A^Der<- ji tB«A«vA#rt cu-jB-Mouae • *Cl.UBRGCM5i.SH0<^ i-iELOw- a . .-Tvo a»-ocAS or/tjrtD shod^ r. - CLE vated static^ - — u- NiCKtu TMeA-ren &uJ-£»«t5 if. • GARASe AVffl LN'tflV STAQtf W • •CCN’^RAL HEATING C^ANT A. • • varn£t auiLa«r4B r_ATa y • 'n^DRASE a^AGE anops i*'CHURCH BUU_D:nGS — U--KLJBUIC SCHOOL au rtNaS r- - 1HIL.DRCNS WCR.K5HC03 C. • 'K-rJOtHbAATCN/ .♦MNA BiuM *v- -'^Ci-^STUReS - - i. ••S"RE6T FaiJfN**'A N w-rJ /. • -SWIMN^ING PDD’^-- I# * " u f ' S i«n i *1 11 9v|f i»; I r I •II ^.ul ***** • It M«IM« 1 ' Ml i’ll- yi » ^ w % hP 1 irttMij First Prize Plan by Wilhelm Hernhari) For statistical data relating to this plan see tables pp. 134-1.‘}7, Plan No. 1. # H CITY RESIDEyriAL L A X I) 1) E V E L O P M E X T The ^■ILL.u;E Square Looking East toward Community ('enter .5. To "ive to the ardiitecture an individual character as an outer ex})ression of the inner life of the coni- nuinity. The ])lan provi(h‘s for an or- f^anically worked out community (•elder, an idea which only some ten years ago was considered a heantifnl hut iinjiracticahle dream, hut is to-(lav known to he in inaiiv • % instanc('s a practical necessity. Tlie idea in itself is comparatively new hut has proved a success in many rapidly growing and prosperous communities in this country. The center of the community will he the village s(inare, surrounded hy hnildings for civic, public, and husincss life. A 34-foot wide archway will serve as a main, archit('cturally accentuated eidrauce to the s(|uare. On the east side is a group of municipal hnildings, on the north side hnildings for mercantile purposes with an open arcade, and on the west side a cluhhouse and library facing the main park and recreation places. The south jiart of the s(juare will contain an open garden, with a monument in the center, ('lose to the s(|uare and with easy connections to it will he the market piazza, as a center for food supplies. In the near neighborhood will he located two blocks entirely devoted to shop ])uri)oses, with a])artnients above, a lodge-lndl, a fire-station, theater, garage, and livery stable, two school- hous(\s and churches. Thus the community ceidcr serves as mart or exchange for the suburb’s ci\'ic and business life, a distinct sej)aration be- tween residential and Inisiness parts is made, and and the domestic character which ought to be one of the most notable characteristics of an n])-to-date development for residential purposes is obtained. .Vnother essential in maiidaiiung a true domestic character is the avoidance of un- necessary traffic, '^riie monotonously endless business thoroughfares running in straight lines from ('hicago proper out through its suburbs, with their never-ceasing noise of street cars and heavy wagons, and their tein])lation to autonujbiles for speeding, are making im})ossible the (|uiet, clean, healthy em ironnient the name suburb suggests. The value of straight thoroughfares on which the suburban j)assenger traffic must be located is obvious. Those thoroughfares should be ])laimed tangential to resideidial subdivisions, running between them and serving as feeders to them, and should not go through the Pi Hi.ic School, 1.ooking East Klevated Station Children’s Playcroi nd from West CnuiK.'H AT Terminus of Residential Street 14 CITY RE S 1 1) K y T I A L L A X I) DECK L 0 P M E X T heart of the resident eenters. Residential streets, however, witliin the snhdivision shonld he ])lanned informally. They will add to the attraetiveness of the whole district, and at the same time diseonrage throngh-traffic. Tims, in giving a cnrv<‘d line to the chief streets of the layout, the purpose has been to discourage their use as through streets, and, from an esthetic viewjioint, to avoid the mo- notony of straight street lines so jiredominating in this country. The two main thorough- fares will have a width of (50 feet, slightly curving when ap])roaching the commnnity c(Miter, with ample .set-hack of hnildings. Streets le.ss important for traffic will he 40 feet wide and le.ss. The additional sjiace thus given to the lots will decrea.se the jinhlic cost for pavement rej)airs and will increa.se the size of the lots, permitting ample sj)ace for front gardens as well as hack yards. The sidewalks will all have a width of .5 feet, except in front of stores, where they have heen given an additional .5 feet. On the street side of sidewalks there will hethronghont the entire layout a grass covered space (I feet wide for trees and shriihhery. The grouping of houses in larger and smaller units, of which .some are .set hack, some hronght forward, will avoid the monotony which the street with a straight line of single houses offers, and at the same time will decrea.se the hnilding costs. Wherever j)o.ssihle there has heen j)rovision made for a j)i*ivate park in every block. This space will serve not only as amj)le s])ace for raising vegetables but also as an ideal play- ground for small children. The lots facing the honndary streets, located near the surface car lines, are sn})j)osed to he occnj)ied by citizens of moderate means. The lots on the inside of the tract facing the public park will have a street frontage of from 40 feet np to SO feet and will naturally he selected by j)eoj)le in more favorable circnmstances. ddie idea of providing lots suitable for citizens of differ- ent means has been adopted inmost of the modern real estate developments and garden cities, both abroad and in this country, and it has proved very j)rofitable. d'he organically developed suburb, strongly marked by an architecture of its own, able to imj)res.s its individuality on the district, will awaken in its citizens the love for beantifnl snrronndings, and will express definitely through its individuality the individual life of its citizens. The plan of a snl)nrban development near Lima, Ohio, shown on the oj)posite page and now being carried out may be interesting as a realization in fact of the idenc« 5»c ® Main Thoroughfare. WITH cars 66 — Bldg ‘I Lin»»e.er acre, wholesale operations, limited dividend, and jiarticijiation by the residents — have been combined to meet the needs of the workman earning $U2 to jx'r week. The j)lan shows the type of development along advanced garden suburb lines, with an average of five families per gross acre. Sites for community buildings, jilaygrounds, and allotments are jirovided, and the arrangement of roads and houses is carefully de- termiiu'd to secure the maximum practical and lesthetic values. The very attractive river front is dedicated to the town’s park system, and a large grove of pines in the south- west section has been preserved to a great degree by the careful location of street and lot lines. In one section (A) houses are being sold outright; another portion (B) will be turned over to a (’o-partnership Society for Development by that method; in a third section ((’) houses for rent will be built; and in the fourth (1)) the Company will erect special buildings for shops, improved boarding houses, lodgings, etc. I i r II /•: c o M p KT I r I V E p l a s s 11 ) I -20 CITY R E S 1 1) K .V T I J L LA .V I) I) K I ' K L 0 R M E X T rOMPETITlVE PLAN BY ALBERT LIL1EXBER(; AM) -MRS. IX(;R1I) LILIEXBERd AWAHDKl) THIKI) PHIZK A TOWX planning' schonie is one of the most important tllin<^s we can leave to ])osterity. On the (piality thereof (lei)ends to a ^reat extent if the generation to eome will grow np to he healthy and strong eitizens, and if they will he comfortahle in their town; it deeides if the town will eontinne to engender the diseonraging feelings that it does now, or it it will help to raise the character and the sense of heanty of its iidiahitants. This (inarter-section of land the competitor has tried hy the sim])lest of means to make a site for real homes. The streets have not been made too long, and at the end of them one's eyes will always meet a pleasant view. Streets without any green and .streets with grass, trees and fore-gardens alternate with one other. Here and there open spaces are lett lor small ])arks and playgrounds. To the schools have heen given sunny and free locations, and other public hnildings have heen j)laced on the most monumental sites of the sec-tion. The directions and dimensions given to the streets have not heen fixed with regard to through traflic, hnt are designed for local use and to provide access to the street car lines. Both for economical reasons and for esthetic effect the hy-streets have heen made as narrow as possible while proper distances between the houses have heen secured hy means of f(n*e-gardens. BlRtfe EYE PERSPECTIVE OF SCHEME OF DEVELOPMENT FOR A QUARTER- SECTION OF THE CITY OF CHICAGO, ILUNCHS. MOTTO: HOMES AND BEAUTY. T II E ( ' n M P E T I T I V E P LA .V S 21 fc« • auARrm-SECTiioN or tke cstt cmcA.Go,mr. MoiTO; 'if/amcs ANij Tiiiiii) PmzK I’lan hv Albert Lilienbeko and Mrs. Incrid I-ilienbero KKY TO I’LAX KieId-hou.sc, rooni for Sclu)ol, Hospital or other K. (liureh. I . I ennis CA)urts. lectures, festivities, etc. public buildings. X. .Athletic Field. (T Mading I’ool. If. School. 1). Restaurant. O. Playground. H. Swinmiing Pool. For statistical data relating to this plan, see tables, pp. i;5i-l.‘57. Plan Xo. 3. C I T }' R E S 1 1) E X T I A L L A X 1) I) E f ' E L 0 P M E X T QO COMPETITIVE PLAN BY II. A. ANDERSON AND VICTOR REECER T he accompanying .scheme is submitted as a city layout which will fit in any por- tion of the present gridiron scheme occujjied by the congested j)ortions of Chicago. It satisfies the conditions impo.sed by the existing street system. The.se conditions are that the streets connect with the stubs of the adjoining proj)erty, that the blocks be easily numbered, and that reasonably direct transit across the .section be possible. It is so arranged that should it be desirable the scheme could be rej)eated. The streets are made wide with the idea of obtaining a })ictures(pie effect, and no decided curves which would impede the circulation are used. The j)resent population of such a section of C hicago is about 1,500 families, and we have accommodated 1,034 families, or one family to one lot, ])ractically condemning the building of flats and apartments except at the four corners of the section. The hou.ses re])re.sent ({uite a (lej)arture from general building practice in this country, but lend themselves most admirably to a scheme of this kind. Instead of placing individ- ual houses upon each lot, we have combined the houses into groups of two, three, and up to eight in numl)er, renting the portion occupying each lot to one family. The recreation and public areas have been combined and located in one section, con- venient to all parts and so designed as to form a pleasing composition for the l)enefit of all living within the cpiarter-.section. In one section of the i)ark we have provided an athletic field and a gymnasium for the })roj)er recreation of the people and the healthy de- velojiment of sport. COMPUlTioN W A QUABTEli 'SECTION • wmiiN T«i iwnj or mt city CHICAOO. ILL, Hikd's-eye View, Looking Southwest THE COMPETITIVE P/. .l.V.S 23 The refuse is taken eare of by a system of alleys, sliown upon the plan, whieh are of the ininininm width of l(i feet recpiired hy the ordinanees of the ('ily of (’hicago. Where the block is large enough to permit of extra sj)ace in the center, this is to become city property and is to be used as a recreation ground by the tenants oeenj)ying the adjoining lots. I’l.vx by H. a. Andkrso.n and Victor Reecer, Chicago, III. KEY TO I’l-AN \. Club House. 1). Fublic Rath. G. Hospitals. H. .Assembly Hall. E. Folice and Fire Station. H. (’hurches. C. (iyinnasium. F. Schools. .1. Stores and Rusiness Ruildings. X. Rand .Stand. For .statistical data relating to this plan, .see tables, pp. Flan Xo. 1£. O. Tennis Court. F. .\thletic Field, p. Flayground. I ^24 V I TY R E S 1 1) E A' T / A L L J A’ D DEV E L 0 P M E X T ('OMTETITIVE PLAN BY LOUIS II. BOYNTON I N ])laiiiiing a (levflo})nieiit fora (luarter-section in a city likeCliicago the first considera- tion is to adoj)t an arrangement of streets which will j)rovi() houses which would be attached on either side and the greater ])art of the rest of the houses are semi-attached either by being built in groups of two or by being built on the ends of the longer blocks. T II E C 0 M P ET I T I V E P LA A’ S -11 As to the widtli of the streets; the parked avenues are SO feet wide from lot line to lot line with two 18-foot roads and a '■2 1-foot parkway. The streets on the inserihed stpiare are OO feet wide with a '2S-foot roadway. The winding roads are 10 feet wide with a 1(5- foot roadway with oeeasional turn-outs. The widths of the sidewalks have been eoin- pnted on the basis of five feet for the more important streets and four feet for the narrower roads. In almost every ease the width between building lines is ISO feet. ^28 CITY RESIDES T I AL LASD DEVELOVMEST COMPETITIVE PLAN HY BHAZER & ROBB F irst we must recall that the j>rograni stated that the site was on a level prairie without trees, huildiuj^s, or siihdi visions, but that “the surrouudiug’ property is subdivided in the |)revailiii^ ^ridirou fashion as indicated by the j)lat.” These conditions controlled our solution of the ])robleni. Knowing that any such subdivision before it could be executed must be officially approved from a j)ractical standpoint as to its arrangement of streets, all of the surrounding streets are carried either directly or indirectly into and through the property, thereby not seriously impeding the through traffic of fire engines, ambulances, etc., which city regulations usually reciuire. The main business arteries are very direct, so as to attract the majority of the through traffic, and it will be noticed that the residential streets are more or less curved and reduced in width so as to make them unattractive for direct traffic communication. This arrangement allows the continuation of surrounding street names through the projicrty, simj)lifying the house numbering system, etc. In order to esthetically harmonize this development with the surrounding gridiron j)lan so as not to make the adopted garden suburb treatment so j)ronounced as to deteri- KYL VI>V4» ( t\:\Kir.K >ft IK >N (HUACi»» ll.UViHS Hiri/s-eye View of the Quarter-Section T II K V 0 M P K T I T IV K P L A X S 29 Flax by Hkazer & Robb KKY TO FLAX A. Social Center Huilding. H. Schools (Hoys’ and Girls’ Grammar and High). C. Churches. D. Dwellings. K. I/ecture Hall. F. Field Houses. FH. Fire House, Civic and Folice. G. Garage. H. Hotel. I. Y. M. C. A. .1. Theatre. L. Library. LH. Lodge Building. M. Stores and Dwellings. X. Water Fools. O. Gardens. F. Flay Grounds. For statistical data relating to this plan, see tables, pp. 134-137, Flan Xo. 18. 30 CITY RK S IDE X T / A L L A .V D D E V E L 0 P M E X T orate surrounding j)rojx‘rty, we have kept tlie transition from the surrounding gridiron into this pro])erty gradual and harmonious. For this reason also we adoi)ted a geonietri- eal, formal pattern with only a snffieient anionnt of eurved streets to give interest and variety, hut there is great variety of direetion and also of short length streets. The property is thus subdivided into building lots having right angles attractive from the real estate man’s j)oint of view. Through communication is i)rovided on the diagonals, which have been ])urj)osely curved. J?y keeping the width of the paving of residential streets as narrow as ])ossible, the first cost of the development is reduced as well as the cost of maintenance. Such streets would also j)robably retain their residential character indefinitely, as trade follows wide, direct streets. All of the residences are served by rear alleys, thereby removing all .service from the streets. These alleys would not be sheet paved and all sewer, water, telephone ])ipes, etc., wonld be laid therein, so that in ea.se of necessary excavation for rc{)airs they could be cheaply and readily broken into and j)atehed without s})oiling the more exj)ensive paving of the main streets. It will be noticed that, as we have assumed this properly to lie in the northwest (inadrant, practically all of the residential streets run more or less north and south, thereby insuring in both morning and afternoon the maximum amount of sunlight to each dwell- ing. The residences have been kei)t in the more retired and (piiet locations, although easily accessible to the ])ublic and semi-j)nblie life of the develo])ment, as well as to the surrounding trolley lines, which undoubtedly woidd in the future traverse all the wide bordering streets. Additional trolley lines may be chartered on both the north and south, and east and west axes as well, without taking the clatter and danger directly through the residential streets. The residences have all been arranged on the English garden ])rineij)le; that is, in the center of each l)loek a large garden space is re.served which could be allotted, as the residents of that block might decide, either for gardens or for j)laygrounds which could be used for tennis, bowling greens, or for play space for very young children where they may be watched by their mothers from the dwelling windows. If this development were managed by a wise corporation, these garden s})aces could be ke])t entirely open as such, until the fnll develo])ment of the pro])erty as shown on the j)lan had been reached. If this land then became so valuable that the garden sj)aces must be occupied, u])on vote of the residents or the corporation a street could be cut directly through this garden proj)erty, giving residence lots eciual in area to tho.se facing the street snrronnding the block. This would, of course, be done only in a ea.se of emergency, but it would be much preferable to have these garden sj)ace.s occupied by residences than to n.se any of the residential ])ortion of the property for mercantile j)ur])oses on account of the increased value of the land, as is nnfortunately the usual practice. The.se garden spaces contribute to the beauty of the scheme and are most desirable for the sake of snffieient light and air, as well as for fresh vegetables or j)layground sj)ace. All dwellings on residential streets either face directly u|)on a j)ark, public ground, or playground, or else such space is located at the end of a short block. Sneli an arrangement should ])rove most attractive in giving open and well-landseaped vistas from each resi- dence. As seen in the perspective view, the residences are designed in an attractive T // K C 0 M P E r I T I V E P L A .V S 31 suhurhan style and arrangt'd in groups more or less eonneeted in proportion to their value, the elieapi'r ones being all eonneeted in order to save great expense of finished side walls and the eeonoinie toss of heat. By projeeting some of the houses and retiring others, arehiteetnral variety and attraetive front and rear yards ar(‘ obtained, eaeh with its own flower garden, d'he eheaper and eonneetc'd dwellings for the workingman have been })laeed where they wonld be most aeeessible to the surrounding trolley lines, as this class of the j)opnlation rather enjoys the bustle of a busy street, d'heir children can, however, safely play in the gardens at the rear. The most expensive dwellings are plaeed nearer to the soeial and public buildings and have been designed with a fewer nnnd)er of dwellings to the gronj), giving a higher class aspect and one which would harmonize better with the pnblie buildings ])laced in parked areas. A few stores (twelve), with flats above lor the storekee])ers, have been ])laeed at each corner of the property near the cross trolley lines, where such stores usually locate. One hundred and twelve are located on the main axis running directly through the property. For convenience and esthetic reasons, all of the buildings of a public or .semi-i)ublic character have been j)laced in the center of the property. d'he social asj)ect of this development has been considered secondary only to the general arrangement of streets. A large soeial center building, containing rooms tor various public meetings and entertainments, is plaeed directly in the center of the projx'rty and etjually accessible to all the residents. Six playgrounds have been arranged, ecpially distributed throughout the development, and subdivided to encourage their use by children of different ages and sexes. The sites for public buildings include six churehes, boys’ and girls’ elementary school and high school, library, theater, opera house, lodge building, \. ]\1. (’. A. building, civic building for police and fire aj)paratns, hotel with garage, etc. Most ot these buildings have been ])laeed so as to clo.se a vista from an approaching street, and the field-houses for the i)laygrounds are also similarly located. I 3^2 C I r V R E S I J) E .V T I A L L A X 1) I) E T E L 0 P M E X T competitivp: plan by g. c. cone W ITH the larger aspects of city planning we consider that we are not concerned in this investigation. The tract to betreated is not destined to have a conininnity consciousness aj)art from that belonging to the city as a whole. We therefore believe that town anatomy, involving the study of a com])lete organic unit, is not our subject. Rather we regard the study as one of detail, immensely important, forming a part indeed of the larger subject, but not town planning as such. The factors involved are so largely social that our best help comes from a study of the habits of Chicago j)cople. True, both precept and ])ractice along housing and town-planning lines are farther ad- vanced in Phigland and Germany than with us, but the investigations and study upon which these are based are first-hand with them and introspective. Ours must be this, too. must be mindful lest we suit our housing and general home arrangements to their needs rather than to those of our own people. The ]>lan herewith submitted retains in large measure the rectangular method of subdivision, and can claim most of the well-known advantages of that method; i. e., favorably shaped lots, economy of si)ace otherwise lost in bad street and alley intersections, and simplicity in the matter of street names, and in the numbering of houses. Moreover, and this is most imj)ortant, it partakes with the rectangular method of the advantage of harmonizing with the structure of the city as thus far laid out. The j)revailing street scheme of Chicago has become so universal and far spread that it has in a way come to be authoritative. It has in its favor the real advantages that it is orderly, readily under- stood, and capable of being extended indefinitely without confusion. We have retained therefore the general lines of the gridiron system but have modified it to suit our needs. A skeleton ma]) of the design showing the main roads drawn to the scale of the city ma]), and laid down uj)on any of the numerous half-mile scpiares so characteristic of the city ])lat, will show that a harmonious relationship has been ])reserved even though some streets have been devoted to new uses. Our endeavor has been to design a (juarter section, which, if repeated over and over again, would rather simjjlify than confuse the city plan. The city’s fabric should be not so much a network as an organic structure with streets of graduated importance and special use. In our residence streets, as hereafter described, and in the broadened through thoroughfares, we have attemi)ted to organize rather than to destroy the gridiron system. Of course we have a community center. The recreative and educational features there shown are indispensable in any j)opulous {luarter-section of the city. The tendency of trade to congregate about prominent street intersections, especially those where street car lines cross, is so strong that we can not control it if we would. It is expected that, as time goes on, business will more and more surround the tract, facing out upon the present and proposed street car lines as provided in the outer tier of lots seen on the map. Back of the outer tier of lots to the east and west is a 45-foot ])ublic strip of land ((^) intended to segregate the barns, garages, and outhouses of the tract as nearly as may be. This strij) would l)e under city ownership, or |)rivate ownershij) with city rules governing it, and the owner of each abutting lot would have the right to build under lease such out- building as he might recpiire, or, if he waived this right, the land might be leased to another r II K C 0 M P E T I r IV E P LA A’ S 38 family for a similar purpose. Such reservations might, at the option of the lessees, he devoted to playgrounds or gardens. This i)rovision of s])aee for onthnildings hack of the ])rospective hnsiness blocks, and serving also some 100 of the residence lots of the tract, it is believed will tend to cause prospective barn-owners to buy here, and will thus tend to segregate the outbuilding nni.sance, and to keep residence lots free. Involved with the question of barn room is that of lot length, which introduces one of the es.sential features of our plan — the short, wide lot. Having ob.served the habits of families rather than the traditions of real estate subdivision, we are led to believe that for many, if not most households, a deep rear lot is not as desirable as more room in front, and that, in many ca.ses, it is really undesirable. Ideally used, it is all that tradition paints it, but the little garden, the croquet lawn, the grape arbor, and the happy privacy investing it all, form a charming picture of what does not exist in the city back yard. So j)rimitive and wholesome a thing as the impulse to garden, which all men feel for a little time in the spring, no matter what their occupation or where they live, finds oidy abortive exj)ression in the average back yard. City soil and city atmosphere are against it. Moreover, the Chicago man is not a gardener by instinct or tradition. His im])ulses are not pastoral, they are urban. The result is inevitable — the average garden on the average back lot is not successful. Again, arguing counter to theory but in accordance with experience and observation, we do not believe that back yards in the city make the best playgrounds. The proximity of the backyard to the alley, its tendency to be in disorder and dirty, and its very removed- ness from the ])leasures of the street where people come and go and things happen, makes it alike undesirable to mothers and children. [Meanness and wrongdoing flourish in back vards. The mother feels safe about the child “out in front.” The respectal)ility C / T V R K S I J) E \ T 1 A L L A X I) 1) E V E L 0 P M E X T of the suiToundiiigs comes to lier aid mightily, and exccjit for the actual j)hysical dangers of the traffic street, the child needs less watching in the front yard than in the hack. ddiis brings us to the consideration of two types of residence streets as exemplified Plan uy (J. C. Cone, Chicago KKV TO I'l.AX I). Streets with narrow Pave- ments on either side and I’arkway in middle. For statistical data relating to this plan, st*e tables, pp. ItU-lST, Plan Xo. 9. H. Two-story Cottage. L. Central Heating Plant. M. Business Buildings. X. I,arge Kesidenee laits. O. Reereation ('enter. P. “Streets” without Pavements. (T Barn Segregation Strips. H. Public School. S. Semi-public Buildings. T II E C 0 M P K T I r IV E P L A S S 8.5 on the plan, one in which tlie pavement is omitted entirely (P), its i)lace being- taken by a ])nblie gretMisward or playground, and a second (I)), or modification of the first in which narrow semi-private drives skirt the grass area on either side. The essential thing in the design of the first type is the grass space between the fronts of the houses, nsnally oec-npi(‘d by the street. At either side of this lawn strij) rims the usual sidewalk, but the street proper or ])avement is altogether lacking. The reasoning which leads to this comparative innovation is very simjile. Each house is reaehed by a jiaved alley as described later, 'riiis takes care of all merchandise wagons, as it would in any case. The houses on this street are not on the whole those that will have many carriages call at their doors, and, in the event that it is desired to reach a vehicle, a walk of half a block in any case will reach a public way. For emergency purposes, such as ambulance or fire deiiartment calls, the alley is always at hand. In short, the need for a drive to onr very door, unless we use a vehicle as a matter of common habit, is more traditional than real. For those who own or use vehicles daily we have other provision as has been explained. For those who prefer safe play space for their children, ample setting of parklike area for their houses, and (jiiiet freedom from dnst and noise, this type of street is offered. The sidewalk and the greensward with its trees, like the ordinary street, are ])iiblic spaces jniblicly created and maintained. The expense slionld be considerably less to the abutting property than that of the usual street. With this form of street, the lots fronting on it would be short at both ends, so to speak; that is, the back yard, for reasons heretofore explained, we believe in making only deep enough to afford a small clothes lawn, say, *^0 feet from front to back. The front yard, moreover, because of the ornamental lawn and Jilay space provid(‘d in front in j)lace of pavement, does not need to exceed, say, feet in depth. If the house is .SO feet from front to back, the lot must then needs be 70 feet in depth over all. We gain much in light and appearance for the premises by taking the ground gained from the far back end of the ordinary lot and making both the lot and the house wider to the front. Espe- cially is this true where street improvements are inexpensive as here contemplated. We have in such a street arrangement the fashionable “place” of some of our cities adajited to the needs of cottagers. I’eojile like to make a brave showing in the matter of their domicile. A house wide to the .street, and with room on either side, not only is .saved from too clo.se contact with neighbors, but looks its value. The usual deep lot behind is not mi.s.sed, and the 40 or .50 foot park .space in front gives the house an added di.stinc- tion. The comparatively small area of yard for the householder to take care of is a feature which would temjit many families from flats and tenements, e.specially in view of the fact that it is proposed to heat all the buildings of the tract by central heat as de.scribed elsewhere. A .second modification of the above “street” contemplates a narrow drive on one side, and only a walk on the other. There are besides these streets, one ordinary street with a narrow single drive and any extra space gained added to the length of the lots. This is for the benefit of those who do wish to garden or otherwi.se u.se the usual deep lot. Then there is in the north portion of the plat, a cross street without parkways, and with only one ,5-foot walk on one side; in all, but '■2,4 feet. This is a local accommodation short cut in the mid.st of an otherwi.se long block and a recognition of our right to have 36 CITY RESIDEyriAL L A y D DEVELOPMEyT such an irregular thing if it suits our convenience, even with the gridiron plan. At (H), on the ])lan, is provision for those who really desire the advantages of cottage “apart- ments” with liberal eoininon grounds surrounding the two-story buildings. Double houses are here and there introduced to break the monotony of single fronts and to retain a certain flexibility of design. Two further features which ins])ection alone of the ])lan will not disclose are the })rovision of paved alleys, practically all lots being thus served, and the central heating j)lant, which in this enterj)rise should be peculiarly successful, saving much expense both in construction and in service later, and making for cleanliness and for economy of the householder’s time. The subjoined sketc*h from a recent design by (). C. Simonds & Co., shows an ap})lica- tion in actual i)ractice of the fundamental innovation suggested in the foregoing article. The Beloit iNIodel Homes (’o., of Beloit, Wis., is using this tyj)e of street in the construc- tion of a portion of their new subdivision near the Fairbanks Morse Co. plant in that city. The area usually occupied by the street will be grassed over and somewhat depr(\ssed in grade with a view to flooding in winter if desired. The traffic which conies to the homes is largely alley traffic and is taken care of by eighteen-foot paved alleys back of the houses. Sidewalks ajijiroach the front as with the usual street, but at either end of the block the opening is narrowed to avoid using valuable frontage on the liordering streets and to give a suggestion of park-like seclusion to the enclosed area. The houses, by following somewhat the lines of the curving sidewalks, gain outlook over the enclosed ])ark, and each in itself presents a more individual ajipearance. The plan has been accepted and recorded and thus constitutes an interesting exjieriment in actual subdivision work. THE COMPETITIVE PLASS 37 IM.AX BY WILLIAM DHl MMOXI) DEVKLOPEl) FROM A SKETCH SCHMI ITEl) IN ( OM PETITION C AX^ the siil)urhan extensions to tlie j?reat city of to-day he made to l)ring al)ont the realization of a more ideal residential neighborhood than we now have? This is really the most important of eivie cpiestions, since its siiceessfnl working out means so inneli in its every bearing on citv life. ^^'e are troubled with the indiscriminate spread of industrial activities which seem to advance upon j)erfectly heli)less and old established eommimities. We suffer from an undesirable springing up of ajjartment buildings here and there in neighborhood develop- ments which violate every sense of the appropriate and the harmonious. ^Ve suffer from the fact that street, harbor, and rail transportation facilities are so inefficiently disposed in onr city that the broadest benefits to be derived from these fundamental retpiirements of city life are not ])ossible of realization to many of the less favored ])arts of the city. The (lermans and the English have i)rodnced examples of garden cities or garden suburbs which embody many very progressive measures, each example differing somewhat in its plan and operation from the others. They have found that it does not j)ay to over- po|)ulate; that rents, health, beauty of environment and economy of im])rovements all suffer therefrom. They have indisputably proven that it does j)ay to carefully j)lan the whole neighborhood development through the employment of the most skillful architects. They have i)iit into operation in some degree many of the measures that have since been ])roposed for public consideration in this country and have thus triumphantly proven the correctness of many contentions heretofore held as theory. Hut in this country, onr laws and onr land-holding system seem not to lend themselves to such desirable ends. In fact, they are antagonistic. Bird’s-eye View of Two .Adjoinixo Exits Sliowing in the “.Nucleus” a portion of the area developed with a formal arrangement of certain buildings and grounds, the blocks adjoining being for individual residence. .S8 (ITY R E .S / 1) K .V T I A L L A .V D 1) E V E L 0 P M E .V T MAIN LINE R.R MAINLINE ^ mat CIEVATLPLPCAL-A' 3TTJEET.5 A?LA>TDl?PAPk' A> IP RECREATION L «5CALE P cA^ ^}Lf_ T It P 1 i J" J i 1 j z' ■ 1 1 A City Area Developed o\ the “XEiGunoRiiooD I’xit” Plan (I’sing the Quarter-section as the Ap|)roximate I'nit Area) Here, at the main line railway junetion are iinporlani features, a main line passenger station, a freight depot, storage huihlings. a inunieipal market, postal and eivie departmental offices, ete„ forming a civic sul)-eenter. A belt line connects a series of such civic sub-centers, and running into and out from the city over streets about Yi to ^ miles apart are the elevated lines, while "cross town” street car lines occur every half mile. This method, creating boundary lines out of certain streets having transit facilities, results in marking off the unit neighborhood areas (“checkered” in tint). Kach unit thus e(jui|)ped offers specially convenient home lo<‘at ions for the local workman as well as for those who by riding can work el.sewhere. The large parks, .separating the great arms of the city offer ample opportunity for recreational diversion for all, close to the home environment. The ladt, offering the best of shipping facilities, wouhl tend to limit industrial areas. THE COMPETITIVE PLAyS 3 !) From the start it would seem almost hopeless to strive for a working test of anything like a comprehensive land development scheme unless a definite policy was to he adoi)ted which contemplated a consummation of local community ownership and control instead of individual ownershij). This ])olicy is a proven fundamental as seen in the develop- ment of the English garden city, where the co-partnershi]) ])lan has been a great success. While we are securing funds for an initial (inarter-section development scheme and while we are working for a law which will enable commnnities to guarantee the bonds of local companies or otherwise provide the funds which must be forthcoming to syste- matically support the work, we should also be endeavoring to find out Avhat gcmeral type of ])lan can be relied upon to cope most successfully with the situation in hand. What shall be done with the ai)artment hou.se (always the most economical habitation), the low cost single dwelling (always in the greatest demand, but .seldom to be had in attractive shape), the vacant lot, the alley, the back yard, and the business street? The individual dwelling will take care of it.self if the.se usually menacing factors are handled in the working out of the problem in an artistic and at the same time a practical manner. (diicago is to-day con.sciously .seeking the widest possible spread of .social, recreational, educational, and industrial opportunities. Working to this end, the parks, ])laygrounds, and .social .settlements have taken a long lead ahead of tho.se in other cities. So, in working out .schemes for suburban development that may luLsten a better day, it should be remem- bered that most to be desired is such constructive planning as will lead to wide improve- ment throughout the older j)arts of the city where arrested development and abnormal development ])revails. If ])re.sent-day faults are corrected or can be corrected in the new venture, then the measures emj)loyed cannot l)ut be of profound influence in the reforma- tion of the older i)arts. On the other hand, if half-way or superficial measures oidy are to be tried, nt) general improvement need be looked for. In contrast to the simplicity, the directness, the power for good, inherent in a possible well-organized community i)lan, we .see in the origination and execution ol civic ]>rojects to-day the most a.stoni.shing di.scord and complexity, and therefore the most indirect and untraccable influences at work in the sinister machinations of exploiters. AMiere order should exist we have chaos. The XEiGiinoKiioon Unit Pl.\n: Order is the keynote of our ])lan. It provides that the whole city be divided into areas ajiproximately such as the (luarter-section. Each of these areas is regarded as a unit in the .social and political structure of the city. A (luarter-.section may prove to be too large or too small, but the unit is intended to com])i’i.se an area which will permanently exist as a neighborhood or primary social circle. Each unit has its intellectual, recreational, and civic reciuirements featured in the institute which is located approximately at its center and its local busine.ss recpiirements featured at its corners. In a .series of units there would then be an alternate disposition of centers of activity which would remove as far as possible the ojieration of one function from that of the other. As to building development, our ])lan provides that the apartment building and the low co.st single dwelling, together with the institute and business centers, be employed in 40 C 1 rr R E S 1 1) E X T I AL L A X I) D EVE L 0 P M E X T the formation of such an architectural arrangement as might he called a nucleus or frame in the articulation of the plan. This would provide in a definite manner for the best development of those areas which on account of many uncertainties usually remain unused for building, or are built on for expediency without regard for the best interests of the neighborhood. The remaining areas in the unit are then well fitted to the uses of those able to build and keep up the better class of residences, being here retired from noise and traffic and so apjjointed as to remain permanently desirable as home sites. The building of the “nucleus” offers an interesting and more or less complete initial stage of development. It answers the (luestion, What shall we do first It can be composed at first of either apartments or single dwellings, or both, for a choice is o])en and j)rogressive stages of development can thus easily be arranged, the tenij)orarily vacant land being available for agricultural uses until outside pressure exerts its influenee in bring- ing about a more and more complete development of the unit. Instead of retaining the illogical ward .system, each of the great arms of the city, existing on the great railroad radii, is considered as being a borough or general division, reaching from the center to the furthest suburban limits. In Chicago there would be six or seven boroughs. The ])lan on p. illustrates roughly a more or less ideal development for such an area as might be located in (’hicago with its center at Western Avenue where the St. Paul and North Western railways cross and run parallel into the central district, d'he drawing is intended to illustrate in ])lan the eharaeteristies of such a subeenter of the city as is indicated at this ])oint in our j)ro])osal for the rearrangement of the railway and harbor facilities of Chicago. This proposal is published in the City (Mub’s booklet. The Railwaij Terminal Problem of Chieago. Streets : (diicago, having no changes of level, enjoys no elevated public viewpoints, as many cities do. Her greatest eliarin to the eye must reside in long sweeping distances every- where evident in the j)assing view. This suggests the use of broad and interesting vistas so disposed as to emphasize the freedom of movement and the breadth of space which are chief eharaeteristies of the great western i)rairie on which the city lies. Long usage proves that a system of stpiares or rectangles develops a more economical local street system than is otherwise possil)le, but the right-angled street and alley plan is chiefly objectionable because of the impossibility of variety in asj)ect, since all streets alike disappear into uninteresting distance, and since rigid adherence to such a plan makes impossible the desirable feeling for individuality in one’s environment. So it would seem Stkket View Court View T II E C 0 M P E n T IV E P L A X S 41 Plan of Pair that some local streets sliould l)e emphasized, heiii^ hroad and stately, others minimized in importance, hein^ modestly retired, and a iinmher broken where })ossil)le so as to close the vista and create preferential sites for churches or (piasi- pnblic buildings. Our plan places the business centers at the extreme corners of the unit and thus imposes the greatest amount of traffic on the boundary streets and relieves the interior streets of business traffic and consequent noise and danger. The interior roadways can, therefore, be much narrower than present municipal requirements demand. The fhTY Hlock: The usual city block is of an economical shape and size, for while it is a minimum area consistent with the necessary re(}uirements of light, air, and domestic separation, still it can be made very attractive if carefully laid out so as to develop its advantages to the utmost. This can be done in the building of either multiple or single dwellings. Individ- ual yards jilaced in j)airs, between pairs of dwellings, the latter either separated or attached, allow the block interior to become a garden or lawn for the common use. This idea is illustrated in the various rough sketches which appear on pp. 40 and 41, and also in the bird’s-eye views. The arrangement j)rovides for either double or single street entrances or driveways and garages, and develops for each house a maximum j)rospect and exposure to sunlight. This .scheme may ai)pear to .some to favor a too intensive space u.se, but it must be remembered that it still remains to be demonstrated just what the maximum number of families for one block should be. This has a bearing on the limitation of the unit neighborhood poj)ulation, but many external influences would modify any tendency to approach it as an average for the whole unit. We cannot foretell what size of block or what kind of dwellings the economy of a future day will favor, but it would seem that the city block should not be so large as to make cumber.some the gathering together which is to be expec-ted for ])urpo.ses of di.scussion, on the one hand, or on the other, the co-opera- tion of the residents in the ii.se of possible common dining- rooms, children’s play space, allotment of garden space, etc. Alievs, usuallv an unneces- sary and unsightly adjunct causing the waste of much valuable area, should be done away with when the awakened neighborhood s{)irit commends the beauty of orderliness. It will tlien be seen that, by co- operative agreement and studied care in the u.se of premi.ses, wider opportunities for u.se and The Ordin.ary City Block, Even with .\ttached Dwellings for Fifty or Sixty F.vmilies, Can Have a Beautiful Interior Garden Court i-l C I TV R E S I D E y T / .1 L L A X 1) 1) E V E L 0 P M E X T The Small Attached Dwelling enjoyment aeerue to the individual tlian in tlie old way. Then, also, in the old ]>art of the city the usual block iiderior will be transformed into a eleared-out garden green. The Bu.sixess (’enter: A maximum of actual use by the iidiabitaids of the total area of the unit able. In the new unit neighborhood the architect’s work will be thoroughly accredited, will ])rove itself indis])ensable to the creation of living accommodations for all which will be both better and more economical than those to be had at present where each man is his own boss. iNIany new projects will recinire the services of able men and will throw re.s])onsi- l)ility on each in his own neighborhood, for the individual architect should be employed on a unit project. XoTE. — Photographic views of l)uildings near Chicago, designed and erected by the author in the style suggested in tlic foregoing sketches, are reproduced below — the kindergarten, built near a brook and in the midst of great natural beauty, seeks to be a fairyland castle, housing many activities in idealistic manner. The club with auditorium and dining facilities has realized a fine neighborhood ideal, too. Amove: The Hhookfield Kin'deu(:.\kte.v School Helow: The .Author’s Home — River Fore.st .\bove: The River Forest Wom.w’s Cluh Relow: The .M.vywood M. K. Chlrch THE COMPEriTIVE PL ASS 45 (OMPETITIVE PLAN BY II. J. EIXMEK T HIS design is a radical and original modification of the gridiron type of snb- division. It purports to be an engineering rather than an arehiteetiiral solution of the housing problem. The design proper seeks to give the dweller his own individual jilot of ground, which becomes j)art of a harmonious eommnnal development of the fore-garden, and to provide for a fnller eommnnal life by providing ])laces for the exercise of neighborhood activities. It is sought to make the design practical rather than esthetic. The average skilled worker desires an individual home, with open spaces for flowers, garden, and recreation. The layout of a tract slionld fnlfill certain i)ractical conditions; viz., economy, con- venience, utility, sanitation, beauty, social needs, and traffic. Straight streets give (inickest access to all ])oints, eliminate danger at curves, and are easy to maintain. Stores and ai)artments are located on the car lines or exterior streets; the school, park, and social center near the center of j)opnlation. The “community” lots can be sold at a moderate ])rice and will always be used for home ])iirposes. This j)lan is superior to any other plan in its sanitary possibilities. There is room, because of the wide lots and o])en spaces, for plenty of air, sunlight, and vegetation. There are no iinpaved, disease-breeding places. There is no vehicle traffic in front of the homes, with its attendant dirt, dust, and danger. All sewage, gas, and other conduits run from the rear of the houses; and all garbage and material are handled from the street in the rear of the houses. Eor the worker of small means 'there are few plans realizing the measure of simple beauty which this ])lan does. The interior blocks, it will l)e observed, are “commnnity units. Instead of facing the dwellings on a public street, the street is j)laced at the rear of the lots, absorbing the customary alley with its various fimetions, and yet preserving its use as a public street or vehicle traffic way. The hoiKses, not nearer than sixty feet apart, front on a continnons garden tract. Along the center of this tract rims a brick or cement walk, not more than ten teet wide. This walk is bordered and shaded by magnificent trees, around which spreads a velv(‘ty lawn interspersed with shrubbery and flowers, each resident co-operating in a general effort to make the homes blend into and become a jiart of the general garden. Along the east and west streets a brick or stucco wall is built, with a neat column entrance where the middle walk intersects. This entrance wonld be snrmonnted by a flowering va.se and light globe, while the wall in time wonld be covered by climbing vines. The foot traffic is thus .sejiarated from the vehicle traffic, and the charm of quietness, cleanliness, and exclusiveness without loss of demoeratic character, is sinqily and eco- nomically achieved. The nature and layout of the commnnity units jiromote .sociability and neighbor- liness, since each home enjoys the fore-garden with its common use, care, and ornamenta- tion. In addition, an ample ]>ark, a social center with its characteristic meeting places. 4() CITY R E S 1 1) K .V T I A L LA .V 1) DEV E L 0 P M E X T wm L Sm Isrn M***"**^»^^- p: ,• Si* B ^ r::: m ■ ,v - *^^w* *, f ' . , ■**o 1 •** *c* IP* *■ •» 1 *• * ■*• j 1 * Pi * L .. -JiU* . 1 Vi V»’S.* - / • **/ > 4 - • :ani - ~ ^ 4 > ■ . It ** /m •m 4 • • ■ * 9 ♦. «t* •Ml Ml * i: 1 .*• ■ ' •* B«»« ■ -“••I i !■ *•* «,lay in j)eace and safety in front of their home, having use of a private garden sixty feet wide by six hundred feet long. It is but a short walk to the car, the school, the churches, park or other neighborhood activity. With such surroundings, conveniences, and attractions, real home life can be fostered and realized and children brought up as American children should be brought up — })hysi- cally, morally, spiritually, socially, and intellectually healthy. A home once established here is permanent, for the property cannot be used satisfactorily for any other purpose. This ])lan, while not an ultimate or ideal solution of the nrl)an housing problem, sug- gests a step toward that end, a step that is simple and easy to realize. 48 C I TV R E S 1 1 ) E y T 1 A L L A N 1) DEV E LOP M E A’ T COMPETITIVE PLAN BY EDMUND GROVER I N this design the author has endeavored to otter a practical combination of the rec- tangular, the diagonal, and the concentric methods of street i)lanning upon a basis of symmetry and sim])licity. The design i)resents a large ijcreentage of park, j)arkway, and street area, the cost of construction for which would be, of course, somewhat larger than that of the usual gridiron ])lan without o])en sj)aces, and the advantages, ])crhaps, from an economic point of view, not so ap])arent nor so immediately to be realized; but since the deliberate purpose of the ])lan is to offset the tendency to congestion, to provide variety in the place of monotony, to aid in the uplift of a community through its environment, and to set the stage for a more satisfactory social performance, the utmost economy in these areas for l)ublic enjoyment has not been attempted. The ho])e would be to create a country-like oasis in the tiresome city desert, a sort of residence j)ark suitable for peo])le who were neither very rich nor very poor, and attractive to people of good taste who could afford to build for themselves houses costing, say, from $,‘},()()0.()() to $10, ()()(). 00, and who would prefer to have a little land for gardens and lawns — in fact, a semi-rural community of well-to-do, intelligent, and self-respecting people. The central feature is a large single structure, or a group of semi-detached buildings, to be used as a recreation center with provision for a large water basin, gymnasia, music courts, courts for handball and other games, and surrounded by a formal j)ark of about six acres. This, in turn, is surrounded by a “ringstrasse” of eighty feet in width. Directly north and south of the center are two districts where stores and offices would be .segre- gated. The.se business districts would be served by another eighty-foot “ringstrasse” upon which is shown a circuit of street railway. The intersections of this latter ring and the two })rineipal streets running diagonally through the quarter-.section afford suitable sites for statuary or fountains. The four marginal blocks lying east and west from the center consist of one tier of hou.se lots enclosing parks of six acres or more. In these, schools could be located as shown, or, i)erhaps better, the high .school and trade school would be combined and two or three grade-school sites be afforded. Eight other smaller neighborhood parks are provided for. Es.sential to this j)lan is a satisfactory result in street tree-planting, and the ini- j)ortance is here enii)hasized of having planting spaces of ample width, extra fine specimens of trees .set far enough apart and large supplies of tree nourishment. After all, a good deal of the desired result dei)ends on how the j)lan is lived uj) to, on the social conditions, and on the opi)orlnnity to .secure the j)roj)er architectural treat- ment. Such treatment would recpiire a long and spi'cial study by competent architects, and the social conditions involve many difficult ])roblems. Is not the attempt to maintain opj)orl unities for a high percentage of iiu’ome on the value of fifteen hundred dollars per acre inconsistent with the very puri)o.se of this study.^ And is it not the proper and legitimate function of the city to help to re.scue some of its ])oor exploited i)eoj)le from the toils, and awaken in them an ambition for a life of more leisure and more opportunity for .self-development? And, finally, who shall say that it would not pay? T1JE COMPETiriVE 7’ .1 .V S 49 Plan' bv Edmund (iRovEU KEY TO PLAN A. Stores, Warehouses and other Husiness B. Detached Houses for one I). Hotels, and Garages Houses with first flat above used as or two families. for Stores, if needed, offices and residence fliits, second C. Locations for the more K. School Building. flat above for residences. desirable Residences or N. Neighborhood Parks. for Churches. S. School Parks. STATISTICAL Averade fronlage of dwellinc house lots, 62 3/10 feet. Average superficial area of dwelling house lots, 6400 square feet. Number of families to be accommodated, 800. Number of feet of public sewers proposed, 27,2(X). Number of square yards of street pavement, 103,800. Number of square yards of sidewalk, 49,150. Percentage of total site in streets and alleys, 27J/$. Percentage of total site in other public space.s, 14. 50 CITY R E S 1 1) E X T I A L L A X I) I) EVE L O P M E X T C'OMPETITIV?: 1>LAX BY W. B. IIARTIGAX T he section was treated primarily as a residence pr<)])ositi()n. All features were subordinated to the wants of the family dwelling? within its confines. It was suj)- j)osed (hat a ratio of one block for business to five of residence was a good })ropor- tion, but the scheme is sufficiently elastic to ])ermit more dwellings. All living within the .section can find transportation, business, and .social opj)ort uni ties close to their doors, ('hildnm and women can find recreation parks or buildings elo.se at hand and reach them without danger of being killed by reckless auto or vehicle drivers. The author feels that the sunken street idea may be somewhat ahead of the times and its cost might not be justified, but at the rate population is increasing the time will come when human lives will be considered more important than the cost of such eonstruetion; therefore why not make a start now? Tnder ])revailing building methods an enormous loss is oeeasioned by individual cost of party walls, extra foundations and division walls, .sej)arate ])ipe lines, etc., etc. It is very evident that considerable saving of time, material, and labor is effected by gather- ing individual busine.ss enteri)ri.ses under one roof. The loss of building area taken for boulevards, streets depres.sed, etc., would l)c offset by increase in height of buildings towards the center. Eor instance, building A can be devoted to offices and can be made to lot) feet. Elat buildings are a ])aying investment and as now constructed satisfy a large ])ro])ortion of the American peoj)le. d'hese buildings can be carried to a height of J)() or 100 feet. Business buildings can be built to a height of .50 or (>0 feet. Bird’s-eye View ok the Qi'ahteu-Section r II E C 0 M P E T I r I V E P L A S S 51 Plan by W. H. Hartigan KKY TO PLAN Large letters indicate whole blocks; small letters, single buildings. Blocks ■\. Public or Semi-public. B. Apartments. C. Public Buildings or Business. I), E. F, IL Dwellings. G 1, G i, G 3, Public Recreation Space, Buildings, etc. Buildings, etc. A. .\rcade. B. Church or Y. M. C. .\. c. Coliseum. I). Dwellings. F. Flat Buildings. G. (iymnasitim. H. Hotel. L. Livery Stable. M. Market. s. Synagogue or School. X. Dcpre.ssed Traffic Street Y. Dc])ressed Boulevard. 52 CITY RESIDENTIAL LAND DEVELOPMENT rOMI’ETITIVE PLAN BY HERBERT E. III DSOX I X the vicinity of Chicago tliere are broad expanses of prairie lands. A large portion, geographically sitnat(‘d to meet the recinireinents of this competition, is now awaiting the hand of the snhdivider. A comnumity bnilded upon this prairie shonld express in its composition something of the j)rairie nj)on which it has been founded and in which it gets its setting. The prairie, with its rolling grandeur, has only been brought into touch with mankind as the hand of civilized man has reached forth and taken from its soil something of use to him. As man and his existence have broadened beneath the influences of civilization, so has the j)rairie grown beneath the cultivation of man. It is not therefore, such a great step from the waving fields of grass, growing at will ni)on the prairies, to the waving fields of grain growing in ordered lines at the will of man. In no place can we find a truer interj)retation of the j)rairie in all its splendor than in the crop harvested nj)on its surface. This re])resents the condensed exj)ression of its resources, the ])rodnct of its latent possi- bilities. Even as the grouped dwellings and habitations of mankind rej)resent the acciimn- lated ideas of “harvested civilization,” so does the sheaf of wheat represent its native prairie. A garnered sheaf of wheat, set nj)on an expanding prairie, with a rising snn pouring down light and sunshine, its renewing forces, has been chosen as the ideal of this theme. A residential comnumity is arranged with the home as its center. Erom this point of view we look out over onr section. The strength of the community is in its homes and as the strength of the sheaf is in its base, let ns {)lace the base of the sheaf in the lower southwest corner and the home districts of our section will fall into place. The radiating streets will then form the shajie of our sheaf. Just as the lines of transportation and travel are the ])nlling forces of civilization, so are the rays of the snn tyj)ified in the streets radiat- ing from the northeast corner. The crest of the sheaf is its fruited tips, and in our plan, at the tyi)ified crest, we find the crystallized expression of civilization, civic control, and protection — the municipal building, etc. In the solar park at the northeast we will place shelter houses, comfort stations, and .some large grass-covered mounds topped with monuments which shall be tyi)ical of the j)rairie. This central, solar park shall be reflected in nnmei\)us smaller sun-kis.sed j)arks, scattered throughout the tract, each typical, in its touch of color, of the ti])s of the sheaf. The binding force of onr civilization is to be found in its .schools and neighborhood associations, and so at thebinding point of the sheaf we find the location of the school with its libraries, athletic stadium, neighborhood center, etc. The design j)rovides access to the lines of transportation without allowing heavy traffic within the district. A stndv of the lavont will show that the .secondarv lines of 1 « travel on the cpiarter mile streets have been somewhat pre.served. The line of travel running northeast and .southwest is given a width of (id feet. With a ,‘E2-foot roadway this leaves about 10 feet for the i)lanting of trees. Other streets in the scheme have been given widths of oO feet. These will have ‘^'-i-foot roadways, leaving 14 feet for tree and sidewalk .s])ace. T II E C 0 M PET I T IV E P L .1 .V S 53 J *CALC. ^ 1’lax by Herbert K. Hudson’ KKY I A. School House and I). Civic, Police, Fire. ronimunity Center. E. Fraternal — Lodge Halls. H. Park Houses — F. Family Hotels — Neifthhorhood Assembly. Residential Apartments. C. Churches. (i. Theatre. H. One-Family Homes. STATIST 1. Average lot frontage, 40 ft. 2. Average lot area, 5,200 square feet. 3. Number of families, 1,120. 4. Lineal feet of public sewers, 19,S90. ro PLAN I. Multiple Family Houses. P. .\thletic Space. (Stadium .1. Stores and Husiness. at Community Center.) K (’oml)ined Family and Q Park. Hiisine.ss Quarters. R. Rest Houses ami Sub- M. Y. M. ('. A. Surfaee ('omfort Stations. X. Prairie Circle. S. Monumental. AL DATA 5. Square yards of pavement, 5G,2S0. 0. Square yards of sidewalk, 27,S40. 7. Percentage in streets, 14.62^. 8. Percentage in other public places, 11.3%. 54 CITY RESIDENTIAL LAND DEVELOPMENT COMPETITIVE PLAN 15Y ROBERT KL\(.ERY U NDER the conditions of the competition, the quarter-section to he improved lies eight miles southwest of the central business district, forty minutes from the down-town offices. The daily occii])ations of the men will he largely in the city proi)er, and direct routes through the ])lot })rovide convenient access to the surface cars which run only on the honndary streets. The surface of the tract being level, any arrange- ment of streets is physically ])ossihle. The soil is light and the cost of the small amount of grading rc(|nired by the i)lan would therefore be inconsiderable. The general direction of the streets is determiiu'd by the bnlk of the traffic which wonld be toward the city. By the diagonal system an apj)reciable distance is saved the business man, the delivery man — in fact, every one. Erom the direction of the city toward the little park there is a broad formal “mall” 100 feet wide, with a '^4-foot center parkway, a '■20-foot street way on either side, P2 feet being given to each ])arking, and 0 feet to each sidewalk. Facing this and the similar “mall” at the farther end of the tract are larger lots for the more j)retentions residences. Sj)ace is reserved for a j)ark near the center of the i)lot, and its irregnlar shape adds to its attractiveness. To the northeast is the l)reathing sj)ace, with opcm meadow, flower- ing trees and shrubs, and a small lake. The lake is shallow at the east end for wading, and tleej) at the other end for swimming, the two parts being divided by roj)es for safety. The material excavated from the lake site wonld be used to build the viaduct which divides the park from the ])laygroimd. The viaduct, an elevated street, is really a building for dressing-rooms, lockers, showers, and similar comforts, separate parts being set aside for men and women. The j)laygronnd is ecpiipped with a cpiarter-mile cinder running-track, baseball diamonds, and outdoor gymnasinm ai)j)aratns. The streets are 80 feet wide in the residence districts, giving a 20-foot traffic space, 24 feet of ])arking area on either side and O-foot sidewalks. The parking area is pnblic property, affords the effect of a well-kej)t front to each house, and gives the children a roomy |)laygronnd on the home side of the street. No alleys serve the residence. ^Modern civilization is taking a stej) in advance in getting away from these unsightly thoroughfares, and is finding that deliverv from the front bv a service walk is as convenient as deliverv bv alley. Pnblic and semi-])iiblic buildings such as theater, school, library, Y. ^I. C. A., churches, etc., are centrally located. Sj)ace is reserved for shoj)s and stores near the center of the plot and at the corner nearest the city are reserved two business blocks for trade. .Vs more area is needed for shops and stores the expansion shonld be restricted by ordinance to the border streets. .V strict housing ])olic*y has not been adopted. The apartment house is distinctly a growth of the .Vmerican city and is j)ccnliarly adapted to conditions in ('hicago. It is good in idea and may be delightfnlly good in construction. The citizen of to-day is com- ing to live ont-of-doors. The home is a place to come back tt) — -not a place to stay cooped np in away from fresh air. For this reason the streets and park spaces are in a special degree a part of the housing scheme. Houses and apartments may be built sub- T II E C 0 M PET I T IV E P L A X S Oi) ject to only the huildinj^-line restriction, feet from the street line. Most of the building lots are 3S by l'-2.5 feet, and allow j)lenty of space for back-yard gardening and clothes drying. Since there are no alleys, all lot lines might be disregarded, and the residents of a block might combine in making the interior of the block one large {)ark or j)laygronnd. Plan by Robert Kingery KEY TO PLAN A. Stores and Shoi)s. C. Y. W. C. A. and Y. M. C. A. E. Municipal Puildings. B. Cliurches. 1). Schools and Library. E. Dwellings. For statistical data relating to this plan, see tables, pp. 134-137, Plan No. C. O. Building Lots. P. Parks. 5 () CITY RESIDEyriAL L A S 1) J) E V E L 0 P M E \ T COMPETITIVE PLAN BY EDGAR II. LAWRENCE AV. \i. GKIFFIX, ADVISORY W ITH the level land and other conditions so characteristic of the central western portion of the United States we can, in a typical coinniunity scheme, deal very generally with the structural elements of develoi)inent. The method of this project follows a primary distinction between suitable site re- qnirenients for individual or specialized occupancy , and those of social or general com- munication, in which twofold aspect the multifarious factors are analyzed before for- mulating into a synthetic design. SYNOPSIS 1 . OCCUPATION 1.226 I'wo-Family Units 1 . 1 INDUSTRIAL FUNCTIONS 1 . 227 Family Units 1.11 As P.\RT OF Chicago 2. CO.M MUNI CATION 1.111 F'ocal Industries 2. 1 ] EXTERNAL TRAFFIC I.IH Local Industries 2.11 Roundary Ilighwavs l.lliOl Location 2.2 INTERNAL TRAFFIC 1.1 HOi .\rea 2.20 General 1.1 H03 Unit .Mlotments 2.201 Nomenclature l.lWl Transfer Station 2 . 202 Equipment 1.1 lii Public Service Units 2.2021 A’ehicle Pavements 1 1H3 Street .Assemblage Units 2 . 2022 Pedestrian Pavements 1.1 Retail Vending t’nits 2.2023 Parkings 1.11^5 Trades Units 2.2024 Trees and Shrubbery I.IHC Hulk .Storage and Supply Units 2 . 2025 Illumination l.H As I.NTEGKAL I.VDUSTRIAI, GrOL’I* (Ai.TERNATIVe) 2 . 2026 Conduits l.Hl Manufacturing Site Plant 2.21 Distribution l.i DOMESTIC FUNCTIONS 2.211 Segregation 1.21 .As Part of Chic.ago 2.212 Congregation 1.22 .As Integral Domestic Group 2.2121 Private 1.221 The Community Unit 2.2122 Neighborhood 1.222 Educational Units 2.2123 School 1.223 .A.ssociation Units 2.2124 .Associations 1.224 Dormitory Units 2.2125 Community 1 . 22.5 Neighborhood Units OCCUPATION. — The location at about eight miles southwest of the loop and an exclusively street car accessibility must, according to general tendency in similar j)ortions of Chicago, imply for this site adaptation to a predominantly residential function. Since the site is flat and the problem an economic one, irregular curves and acute intersections may be entirely avoided. 1.1 INDUSTRIAL FUNCTIONS 1.11 As Part of (’hicago. 1.111 Focal Industries. — Chicago is pre-eminently an industrial organism whose focal functions are connected in a gridiron .system of main streets and avenues at half-mile intervals with occasional radial highways, all ecpiipped with steam railroad, surface tram, or overhead raj)id transit .systems. 1.112 Local Industries. 1.11201 Location. — Local industrial functions are found generally distributed along the.se circulating avenues, and therefore on this typical tract will eventually be found along the greater part of the perimeter. 1.11202 .\rea. — Ry compari.son on the basis of po])ulation the frontage of the perimeter is proved ex- ce.ssive for local industries .so that only about five-eighths of that frontage is allotted to busine.ss. Unit Allot.ment. — These lots are all rectangular with alley shijiping frontages as well as street store frontage free from alley crossings, and of 100 feet depth. 1.11203 T II K C 0 M P E T IT I V E P LA A’ S 1 . 11^21 Thanskku Station. — Since the points of greatest traffic will he the most acce.ssil)le ami valnahle sites, tlie most general local industries will naturally start at the existent transfer corner in a special arcade court structure that will he dignified and important as a keynote. Ihiilt full to the street line, with three arcaded sheltered approaches and a fonntained courtyard, there is accorded a window frontage of 148t> lineal feet for the small jiopnlar stores. A two story office tower corner feature may effect a hefitting terminal for each long-internal avenue, while a roof garden cafe can have an attractive outlook toward the central com- munity grouj). l I’rBLic Sp:hvice Units. — The.se should have suhordinate jireference as terminal gateway features to the shorter avenues, and include jio.stal, ])olice, and fire .stations, ward office, water, gas, and electric offices, hank and rental offices. 1 . 1U23 Street Asse.mrl.\oe Units. — (’orner allotment must for safety he given to popular amu.sement estahlishments. 1.1 U24 Retail Vending Units. — Following in order of importance contiguous to the most valuahle corners are the retail stores, wherein vending alone is carried on, comprising display and .sales sjiaces for groceries, drugs, coid'ections, cigars, liiiuors, dry goods, furniture, and fur- nishings. 1 .1U2.5 'I'kades Units. — A different cla.ss of industries naturally to he .set next, and of less continuous demand, are the trade shops, permi.ssihle only in single-story structures on account of light re(|nirements, fire risk, and noi.se. 'riie.se are the bakeries, restaurants, harher shops, milli- nery shops, laundries, paint, iilumhing, and carpenter shops, jihotograph studios, and garage. 1.1 U2() Hulk Storage and Surply Units. — On the least valuahle circulation avenue are jilaced the larger industrial units of wood-yard, fuel and huilding material sujiply depots, and possibly a community heating plant. 1 . 12 As AN Integral Industrial (iroup. 1.121 Manueacturi.ng Site Plant. — To suggest the adaptability of a (luarter-.section develojnnent in connection with its own manufacturing industry, a.ssume the triangular (piadrant of 40 acres lying along a steam railway frontage on the west side of the tract. The acce.ssihility of sw-rtch tracks is evident, and with buildings disiiosed along the eommnnity frontage, the railway operations wouhl he faced off. Hird's-eye \ iew of Qi arter-Sectiox 1.2 1.21 1.22 1.221 DOMKSTK' FUXUTIOXS. As P.\RT OK Ciiic.vGO. — ('onsiderervice I'nits. i. Post Office. ;i. Police and Fire Station. 4. Ward Office. 5. (las, Water, and Klectric Office art of the tract, in which the development will begin, and from which it can progress normally without intervening vacant spaces, as is api)areiit from the geo- metric plan. ()0 CITY R E S 1 1) K .V T I A L LA A' 1) ]) E V E L 0 P M E X T INTERNAL TRAFEK’ 2 w (1p:nekal.— A miiiiiimin width of 00 feel i.s here fixed l)etween frontage.s on coiniminieation way.s .serviiiff as access to l)uildings, giving a snital)le baek.set from actual pnhlie ways, who.se widths are determined hy their transit needs as iid'erred from their length, character of occupancy, and tributary feeders. '^.^201 2.2021 Nomenclati'ke. — A simple system of nomenclature i.s important, and is possible here. Equipment. Vehicle Pave.ment.s. — The.se are to be considered of ample width at 25 feet in the more im- jiortant ways, and at 18 feet in the le.s.ser ways, being sufficient for a vehicle to pa.ss one backed against the edge. 2 2022 I’eue.sthian Pavements. — Sidewalk jiavements are 4 feet for purely residential routes allowing jiromenade two abreast. In the primary routes 0 feet width i.s conceded. The pathways of the playgrounds are 4 feet wide, a minimum amongst shrulibery. 2 . 2023 Pahkin<;s. — A parking of but 2 feet width wilt jiermit jilanting of evergreen creepers for ea.sy maintenance, and can be omitted entirely at road intersections where additional vehicle width is welcome. 2 . 2024 'I'kees and Shruhheky. — -R esidential ways are both natural and digiufied, being short, straight avenues lined with different species of trees and ma.ssed shrubbery, all confined to the abut- ting allotments. 2 . 202.5 I LLU.Mi.NATio.N. — Illumination of narrow ways can be sufficiently diff’u.sed from relatively low standards, possible of execution as ornamental concrete laiderns. 2 . 202() ('oNDurrs. — A pnblic .service conduit in each trafficway i.s here contemplatetl, to be built of concrete in the trench excavated for sewer, furni.shed with stubs and manholes, and ecpiipijetl with all j)ublic .service mains. 2.21 Di.sthiiu tion. — 'I'he functions of internal lines are to reach the homes (piickly and to meet the needs of distribution and collection to and from these homes. Study of this project shows it to be continuous for such .service, without being attractive to thoroughfare usage. 2.211 Se(;ke<:.vti().n. It is important to arrange iidernal lines to seclude the domestic community from industrial circulation. No streets are therefore allowed to pass through without diversion. 2.212 ('onghegation. — This function i.s for jieriodic domestic .social amenities, in contradistinction to the streets of a general city which arc for concentrating and circulating traffic in large numbers and drawing trade. Filtered through the segregating .system, ent off from through traffic, this function i.s only periodically operative, as for the children at certain times of the day and for the adults at evening. 2.2121 Private ('onghegation. — This reassembling of the individuals first takes place within the buildings in the family and chib and inn gronjis. 2.2122 Neighrorhood ( 'o.ngregation. — The garden fronted jiark, play fields, play courts, and gym- nasium courts of various .sorts are supiilementcd by an informal winding .scheme of jiaths with irregular shrub and tree plantations, forming a circulating pedestrian jiarkway suitable for children and for iidants’ go-carts. 2.212.3 School ('o.ngregation.- 'I'he advantageous location of the .schools at the internal ends of the bi.secting centerways makes the shortest po.ssible distances between home and .school, which are thus not more than two blocks ajiart. 2.2124 Associations ('onghegation. — In general the.se features are cro.ss linked for interfellowshiji by the octagonal circuitway with two objectives terminating a vista at each turn. 2.2125 ('o.MMUNiTY ('onghegation. — 'I'he location of this function in the geometric center is estab- lished for reasons of acce.ssibility, i.solation from external iiiHiiences, and to emjihasize its imjiortance to the city as the unified .social ex|)ression of a ()40() community. 'I'he central functions are joined together by a [u-otected jia.s.sageway as a promenade for students and visitors, overlooking the jiublic gardens setting off the pool with its central feature of an ojien pagoda designed as a music jiavilion. T II K V () M r E T I T I V K VIA .V 8 ()1 ('OMPKTITIVE PLAN PY MAIU'IA MEAD T he site lor this scheme of developmeiil chosen in the northwest (inadrant of the city is designed with reference to a diagonal axis tlirongli the intersection of tlie main street ear lines running to the looj) district in the heart of the city. 'riie aim of this scheme is to house a nnml)(‘r of ])eoj)le of somewhat varied cirenm- stanees in sneh a way as to promote a unity of general iiderest. The nnelens of the design is a large central plaza around which are gronj)ed the schools, fire-engine houses, and other semi-j)nl)lie hnildings, and from which the streets radiate in different directions. The social bnihling containing amusement hall, library, elnbrooms, gynmasinm, swimming pool, shower baths, etc., is located at one end of the ])laza overlooking the field for athletic sj)orts or outdoor entertainments. liehind the social building will be found the playgrounds, which are i)rovdded with swings, teeters, wading j)ool, sand piles, various apparatus for gymnasium work, and ample sj)aee for games. In addition to this, each group of houses has its eonimon play space, thus providing for an abundance of outdoor life and recreation. 'Phe intervening sj)aees about the main j)laza between the public buildings are oeeu- j)ied by two or three story tenements, thus furnishing residence for groups of people not desiring single houses and lots. The stores are grouped in the northwest .section on either side of the playgrounds, shielding the residence .sections from the noise of the games. .V.ssnming that many of the larger industrial {)lants are located in the outlying districts in this dir(‘elion, the pt'ople occupying the site are thus affonh'd opportunity to pnreha.se suj)plie.s on the way to and from their work. WiJ, ArticriL or DrvLLCPMLNT rc*c A QyAR ITJi or 1./V10 WITlilH Tir.liMIT.) or OllCAtO'iLLJWH Hird’s-eye \'iew ok the Qi ahter-S?x;tiox 6^2 CITY RESIDENTIAL LAND DEVELOPMENT rii-. !?■«*' .'- nV: ^ '5 \ti, f '' t- <5? 1^ w. ^ ^ I ? ~ cfil 1 4 *^1** ■'•t-'l- JReBESJO FBOJOI *‘k‘X I 5 ^ ^ ^ ^ ^ ' "#4, ■"“ SS * *^kmA Vwfc^ ^-iGil:«b “'Irfl ® , A I |(^« *•>-*■■ ^ .-J ~M »pJ , f tTS SwW r» - ; ft 3 '* f 4 a Q H € - ^:i # *>* \iiiaibCp;3^ mi. * 4- -ifif ca'^ %ateS? »S m»*W.'!>* j»8^if 1. 1 ^'.:.;'*>4ij ;5g5t4J to Jnk?QP-;'5* :a;ii.»apDci Itf- ; <1 s«»i' ' I re- * r r . ' ; -.'it rtn/AL Of DttVLLOmiLN’T “^p)a ^/1D WlTHI/i •JUi^^OU UniT.1 • i. ! t i.-' I’lan by Mahcia Mead KKV ro I’L.W ,\. Social Hall. E. Fa \-i lions. I. Houses. F. B. Schoolhouses. F. Stores. L. Flaygrounds. R C. Churches. (i. Hotels. X. Building Lots. S. I). Fire-Kngine Houses. H. .Apartments. C). Froinenade. For statistical data relating to this plan see tables pp. 13t-l:}7, Flan Xo. IS). T II K C 0 M P KT I r I V E P L A .V .S 68 I'lie streets are carefully planned so as to secure pleasing vistas in every direction and their width is determined hy their relativ'e use and iin{)ortance. Lines of traffic are kept as narrow as ])racticahle, varying rather the width of the grass j)lots where a more open effect is desired. Leading nj) to the plaza and terminated hy a statue and exedra is the j)romenade flanked by trees and parks on either side. The vista is interrni)ted hy an open scpiare surrounded hy trees, forming an admirable setting for a sculptural group or fountain. The entrance to the community is at the junction of the car lines and is emi)hasized l)y an open space with attractive pavilions on either side. (See detail ])lan of the entrance to the development.) Other pavilions are desigiu'd at the terminations of the other two important streets. To further secure the unity of the design, the axes of some of the streets connecting with the outside area are placed to one side, breaking the vista hy a group of trees while not seriously interfering with the traffic. d\) accommodate people of diffenuit circumstances, fhe northern and western j)ortions are divided into small lots and groups of houses, while the southeastern portion is divided into larger lots where single houses may he built. This arrangement accommodates differ- ent classes of peojjle and at the same time forms minor social groups of common interest. Detail Clan of Entrance (' I r Y H E .S I I) E .V T I A L LA .V D 1) E J ' E L 0 E M E X T (ii (’OMrKTITIVE FLAX BY MORELL & XK'IIOLS O rU endeavor has been to ])lan a seetion where not only workmen living near the inannfactnring distriet eonld find sanitary modern housing eonditions among atlraetive snrronndings, hnt also where the more prospt'rons would Feel inelined to hnild their homes. The entire scheme was studied out more or less in conformity with the new civic plans for ('hieago, and the main feature of the plan was determined on the general j)rinci])les governing this civic j)lan. The ])lan aims to arrange the streets in such a way as will afford free traffic eirenlation throiighont the (leveloj)ment and feasible eonneetions with the surrounding established streets. Attention has been directed towards such an arrangement of streets as wonld lead traffic to the imj)ortant foci, wonld avoid the monotony of the gridiron .system, and wonld ])rovide variety in the setting of the public and private buildings. The width of the streets varies in the scheme in accordance with the importance of certain streets to the traffic. The cost of eonstrnetion and maintenance of streets wonld not be much le.ss than if the (leveloj)ment was a regnlar gridiron .system, largely on account of the cost of the wide main parkway. However, sneh an imj)osing j)arkway with double roadway and a center j)arking sj)aee would be a strong attraction to the subdivision and well worth its cost. The le.ss exj)ensive workmen’s hou.ses and the business and ammsement hon.ses, together with the a])artments, were loeat(‘d along streets having or to have street car traffic. The attached typ(‘ of building for this class wonld be most desirable from both economic and esthetic points of view. Towards the central ])oint larger building sites are shown on which detaclu'd homes could be built. In addition to generous building sites, space was Hird's-eye View of the (iu.\KTEn-SECTioN T II /•: (' 0 M r /•: r i r i v /•; p i j .v .s 65 also j)rovi(l(‘(l for attract ive, cheerful surroumliiigs, for small garden tracts, open play courts, and free hrealliing spots and playgrounds other than the j)ul)lic streets. The pnhlic huilding sites are located at the most conspicnons points, where the buildings wonld receive sufficient space for the needed setting and where their attractive architectural features would add general interest to the section. In providing sites for the public buildings the educational, recreational, religious, social, and administrativ(‘ needs of the community were considered and ample provision was made for them. I’l.AN HV MoHEI.L and XiCIIOLS KKV TO PLAN A. ('luireli. F. Library. 1. Fire Station. M. Dwelling Houses, H. School. F. .Administrative. .1. Police Station. N. Public Square. r. Social Hall or (diih. (L Market. K. Hotel. O. Plav (’ourt. 1). Store. n. Hospital. L. .Apartments. P. Park. For statistical data rclatinf; to this plan sec tables i)p. L5+ LJ7. I’laii No. l.i. G(i C I TV R E H 1 1) K y r I A L L .1 A’ D I) E V E L O P M E A’ T ('OMPETITIVE JM.AX BY ROBERT A. POPE T he great cost of city develoj)ineiit to-day is due to the excessive amount of land in streets, and the resultant large charge which their iini)roveinent and maintenance permanently involves. This has been brought about by the engineers, who have accepted the estal)lished |)reeedent of the small uniform city block and city lot as essential to tlie best interests of the city. Eurther, they have assumed that all streets should be through streets and traffic streets, whether the area affect ed is residential or not. In submitting this design, the convenience of the engineer has been taken into account only as a minor consideration, a ])rocedure (|uite contrary to the one in vogue among the street layout de])artments of our large cities. The design submitted has a street area of })l,t)04 s(|uare yards which, when comj)ared with the abutting ("hicago plan for the same area, shows a percentage of It) j)ercent in its favor. Translated into cost of develoi)ment this means a saving of $(),017.7'-2 over the typical (’hicago })lan. '^riiis minimizing of street area has been accomplished by assuming as true two unpre- cedented hyj)otheses: first, the streets within the (luarter-sectiou should not have to accommodate more than a small percentage above the traffic loads of its own eommimity, instead of having all residential streets through thoroughfares, as is largely done in (diicago A (Jnorp OF Houses at Forest Hills, Massachusetts A suburb of Boston planned by the author, slunving the houses facing an open park on a principle similar to that embodied in the Chicago (piarter-section plan. T II E C 0 M r E T I T I V E P L A X S (57 Hini)’s-KYE View ok 1’akt of the Qi AinER-SECTioN VI TV RKSIDEyriAI . /. J.V7) DEVELOPMEXT (;h _JC /\Ut- rok, Tuc- ciTv CLvo ^?r cniCAOd?- •,^VDPIVlMa’> 0\ «?VAH.Tf;R. •^f.CTia'^ POP- R-R^IPnATI Ai. PVliPO/ifiS tVEtV •I.-.Jl A fO-M. Ke— < i. • Ml I ^ I fi I . A* t. ■■' I H I t' .. . ^ ✓ '---s at Plan by Robkkt Anderson I*ope KKV TO PLAN' 1. Cliurcli. i. Athletic Field. 3. (lynina.siuin. 4. School Sites. For statistical data relating to this plan see tables pp. 134-1.37, Plan No. lit) Jfi 5. Stores. T II E C 0 M r E T I T I V E PEA .V S 69 and most oi our large cities; second, better homes can be had witliont too mneh actual street Irontage il service can be provided in the rears oi* houses, with walks From the main highway in front. These two hypotheses make possible the saving of $(),ttl7.17 over the j)resent type of plan, besides making an additional saving in the amount of lineal feet of road in develop- ment. A much larger saving could be made were it not for the excessive unit cost at which the service road has been figured, ddds economy of land makes j)ossible an extraordinary amount oi park and ])laygronnd space. In regard to limiting the traffic, we have brought the tiioroughtares oi this (jiiarter-section into some relation with the adjoining roads, but purpo.sely have linked them np as little as seemed desirable, in order to ])revent through vehicular traffic. The jnalestrian traffic, however, esj)ecially to the car lines, has been greatly facilitated by the n.se of walks across the blocks, and through the parks and ])laygrounds, accomj)lishing at the .same time an economy in land, road, and development cost. A minor economy resulting from these hypotheses is found in the reduced number of street trees necessary to purchase and maintain. \ ehicnlar as well as pedestrian access to the car lines has been made as direct as possible. The breaks in the thoroughfares leading up to the car lines are made to give a little more ])ictures((ne ini[)ression by emphasizing the importance of the central prome- nade, along whic-h, on Sundays and holidays, most of the people in the conmumity would find it attractive to walk. Hf;au View ok a (Uioup of IIousk.s at Fohest IIill.s, Massactilsetts Showing the open area availalile as a playground 70 CITY liESIDEXriAL LAX!) DEVELOPMEXT ^ I Tf^UWw-tn n ,^\r&Ana^ I , aw-Bcon -•»®' • *' J^HAnn^ pA , OlATffirB i ' rcBcii T?3T- Ttoos ~ Plah ■ '^rcoTD’tUwyPUkn- IVPZ'X The longest walk to the car line would he about ten ininutes. The average walk would he nearer four ininutes. City dwellers cannot hope for escape from the monotony of the typical city plan, unless it he {irovided for them in the resi- dential area in which they live. Because of this, it is all the more imperative that the residential districts which we are to add to our cities he freed from this monotonv hv their t. ft. development in a picturescpie manner. It is partly, then, for this reason that we have used the groujis of houses around jiarks. AVe have varied these groups as to the types of houses, and the shajies and sizes of Jilay- groimds. The park and playground border jilanting would diversify these groups still further. The design of the boulevard leading up to the gymnasium and playfield furnishes another dejiarture from the usual city plan. This will he stately rather than jiicturesqne, and will therefore result in another psycho- logical ini))ression in the minds of the dwellers in this community. The great playfield gives an effect of exj)anse and of freedom not to he found within the ordinary city develoj)- ment scheme. The tower of the gymnasium is on the axis of five different streets. In the matter of the social life of the community, it is contended that it is (juite as feasible to predetermine the social life of the community by means of a scientific design as it is to determine the direction which pedestrian and vehicular traffic will take when streets and walks are laid down in given places. The ideal number of families in a group varies with the type of population to he served, and the location of the ])opulation. We believe, however, that it can he scien- tifically determined what is the best number of families to embrace in one group for a given type of land. We have assumed in our design that from six to ten family units form a desirable grouj). AA e believe the gathering of these families around open parks, and abutting on adjoining |)laygronnds, will be material factors in establishing that mutual aid which Prince Kroj)otkin says is one of the greatest ni)lifting influences in urban life. The rela- tion of the houses in surrounding the j)laygronnds, which in turn are to be well hedged in, makes it possible for the housewife, working in the kitchen, to observe the small child at its play, a relief and in many cases an immeasurable economy in the nervous energy of the mother. The l(K*ation of a church, two large schoolhouses, ami a great gymnasium in one groii]) and in a well-defined center, adjacent to the large public j)ark or j)arade ground, tends to bind the community as a whole together with these numerous types of social THE COM PETIT IV E PLAyS 71 activities. Such huihhiigs will furnish places for lectures, for the (Irania, ami for gyiuuastics, drilling and indoor games, while the great playfields will j)rovide for football, baseball, hockey, drilling, track athletics, and I)nblic gatherings. The location for the school houses has V)een chosen adjoining the playfield, so as to give the maxininm use and advantage of this oj)en sjjace to the children beb)re, during, and after school hours. The ininiinnm amount of land needed for household uses and for front gardens has been assigned to each house. The reason for this is that the bur- den of maintenance or purchase, either outright, by lease, or through the co-part nershi]) plan, must be reduced to a minimum, and therefore we have given to most of the houses only enough ground for the service arrange- ments, clothes drying, etc., in the rear, and for a small garden, such as is found in England, in -.irrrD T cnAPiftci ((’ -1 TlD^r-n.OOQ-PVA/1- iCCC/ID- n0C>D- FLAA- Typc'D have either the front. This will provide as much land as the prospective tenant wi ability or inclination to maintain. I'he park and ])laygronnd area must be maintained by the community so as to be kept uniform. This can be done at a relatively small cost in view of the large amount oi land to be taken care of at the same time under one organization. From within, the houses have been so arranged as to secure broad and long outlooks over j)ark and playgrounds, and it can be said of this j)lan that every jaimly has a park ?/< froni of its house, and a playground in the rear. (See illustrations, j)p. (5() and Oh). The outlooks from tJie houses are nearly all through views, because the houses have been ar- ranged so that they look by, rather than into each other. These through views are very long, far longer than they ever are or could be in the tyi)ical city layout. A i)oint might be made that the playgrounds would harbor noise and mischief, but this is simply a matter of limiting the use of them to children of a certain age, at certain hours, and j)referably under tutelage. They are primarily intended for the smaller children. The older boys could play their games in the large i>ark under observation of a 7^2 CITY R E H 1 1) E X T I A L L A X 1) 1) E V EL O P M E X T welfare worker or the poliee. We have arbitrarily assumed a oiie-family house unit to be ‘■2.5 X 2() feet, whieh makes j)ossible any oue of the aeeompauyiiig types, A, H, or (’. Ill eaeh iiistaiiee the family house unit dimeiisious are 2.5 x 2(5. lu eaeh case the (liiiiug-room, liviug-room, hall, ami kitchen are providi'd ou the first floor, with bath and three or four bedrooms ujistairs. Any long party wall houses are so oriented as to have no north bedrooms. ^^ hereas these houses cost from .$2,200 to .$,‘1,000, they are semi-fireproof, and could probably be reduced in cost to from $1,700 to $2, (>00. Here again, however, the actual house unit that would be best for the purjioses of this community can only be actually determined by a housing survey of some similar, but built-uji, area. This survey should give us an iurposes among this class of population. THE COMPETITIVE PL ASS 7.‘5 COMPETITIVE PLAN BY (IIARLES II. HA.MSDELL T he acconipanyiiis’ plan makes ixjssible a reduelion in street length of the gridiron system of 4100 feet, or ahont 19 per eent. This means a radical rednetion of all street utilities, the i)avenients, the sidewalks, the street tree-planting, the length of sewer, gas, and water mains. There would be i)ossible a radical change of character of these utilities. There are more short streets and side streets in this plan than on the gridiron platting, ddiis would reduce pavement widths, size and depths of sewers, water and gas mains. There would be a reduction of sidewalk area because of the j)arked areas. At the same time only two abutting streets are blocked by the new plat. Otherwise, every street co-ordinates with those of the adjoining plats. This means a decided economy of distance in turning the necessary corners and jogs of streets where one would meet an offset of line. An added saving of distance would be found in the diagonal direction of the streets as shown on this ])lan. One could diagonally cross the entire tract as well as cro.ss it directly north and south, east and west. The sej)aration of the different classes of houses, stores, semi-public and public buildings, would make j)ossible the eomj)lete and solid building of the whole tract without the disagreeable feature of undesirable neighboring j)roperty. It is intended that the social activities of the suburb would be cared for in the Social (’enter building on the ('ommon. This building would hold all ])ublic meetings and be head(iuarters for clubs, gymnasium classes, etc. ( )n the other end of the common would be placed the largest school — of im])osing size and character — to terminate the most attractive street vistas to it. The church locations would be for sale subject to restric- tion as to use, but the common ought to be held for all the residents of the suburb. Three classes of playgrounds are ])rovided, ^)iie for school children, one tor classes out of school hours and during the vacations, and lastly, a field playground for the larger sports — baseball, football, field games, etc. Small neighborhood j)arks would prove valuable breathing spots and c|uiet recreation grounds for the residents. They would be city park squares rather than parks of the naturalesfiue ty])c. The poj)nlar love of flowers and gardens could be ])rovided for in some of the small ])arks shown. The street system as laid out is intended to provide its own interesting vistas and attractive views. The curvilinear .system is adoj)ted to give the attractive winding roadways, ('ertain streets are straight and wide enough to give imposing i)erspective views while others are of considerable length to provide interesting circuit drives. The homes of similar character would be grouped; the larger .set well back from the street, the snudler near(*r the street. The demand tor small lots would be met by a combination of 25-foot group hou.ses and lots, but hukjJc hou.ses have each a 50-foot lot at least. Interesting treatment along the alleys would be po.ssible by locating gardens along their length. Then, too, consistent street treatment in the way of planting of trees and shrubbery, hedges, or walls would be most attractive along the winding streets. As a whole, this plan was worked up not as a .solution for the problem of housing the dense populations of lMirop(‘ or the East, but rather for tin* more oj)en subui’b of the West, where land is not sold by the s(iuare foot. 74 VITY RKSlDEyTIAL LAND 1) E V E L 0 P M E X 7' THE CITY CLUB Or CHICAGO AN IDEAL SUBDIVISION OF A RESIDENCE SUBURB STALE I JNCn .. 60 Ff CT i ,s -V I® . ml' ■ ^Br- ^ mft j s » ' ^ . li^'' m • i*-* L ;. m^' >^^7 Ai:' . k ■» S ■^- i '■• ' ■I 35 ^ > iamr " k V'-* » V 4 *> -- 3w «TM*^ ^ IJ* i • ■'■ * 5 , . 4 ^ • ‘;fl » ■ J 9 •/ t / i t’* i i t t t i’t • 't *54 ;,T' - ■ \ . Fnx BY Cll.\UI-KS II. R.^m.sdkll KFY TO FIAN .\. Civie ('enter Huikliiif;. F. Library. K. Two-l’amily Houses. <). Fublie Flaygrounds. H. Clinrehes. C. Stores and Office HnihlitiKs. L. .\partment HnildiiiKs. F. S<-hool Flaygrounds. C. Hisli S<'liool. II. l.arf;<‘ Residences. M. T\venty-five-f(M)t (Iroup Q. Farks and (’ity Squares. 1). Frimary and (irade Schools. 1 . Medium Sized Homes. Hou.ses. R. .\llotment (iardens. K. Fire and Folij'e Stations. . 1 . Small Moines. X. Hnilding Lots. S. (iardens along .Alley Lines, For statistifal data ri-latinf,' to tliis plan see tables ]>p. 134-137, Flan No. Hi. T II E C O M P E T I T I E P L A .V .S ('OMPKTITIVE PLAN BY RIDDLE AND RIDDLE T he ])laiis for the development of (’hiea^i,() ])repared during the years PMKJ-PtOS under the direction of the (’onnnereial Clul), generally known as the Burnham {)lans, proj)ose the extension of existing diagonal streets into areas now unimproved. It is the intersection of two such diagonals in the future southwest section of the city that the authors of this memoir and the accomj)anying drawings have made the object of their study. They have l)een guided in this choice by the belief that the Burnham plans are ej)och making, and that new stej)s in the working out of the city streets should be governed by the general lines laid down in this great work. The design they pre.sent is, then, an attemi)t to modify in the most direct and ])ractical manner the ])resent gridiron-like arrangement of our streets so as to be accei)table to ])revailing ideas and yet give a grateful relief from the interminable vistas and monotonous re])etitions of rectangular j)lans. The governing motive of this study, as will be seen from an inspection of the drawings, is the local civic center, subordinate to, but recalling the great municii)al center established in the Burnham j)lan. The position for such a center would be at the intersection of the great diagonal arteries of traffic which would bring the life necessary to create commercial vigor and an animated meeting place for trade, ])ublic meetings, and fetes of various kinds. Around this center have been j)laced, therefore, the shops, markets, and office buildings necessarv for the service of a community of the kind. Back of these shops are courts Biku’s-f.ye View of the Civic Center 7f) CITY R /•: .S I I) E -V T ! A L LA A’ D DEV E L 0 R M E X T which delivery wagons would use to avoid the ohstruetioii to eireulatiou caused by the use of the sidewalks as loae used on the broadest edneational lines. Ih'tweeii these buildings is j)laeed a inonnniental eoliunn. A fountain is in the center of the sc|iiar(‘, and the whole composition is closed in by a ])arkway 100 feet wide. ddie j)lan follows, as has been said, the reetangnlar arrangement of streets prevailing in Chicago. In addition to the diagonals the authors have carried through the ])lan a north and a south street intersecting in the scpiare. All other streets they have inter- rui)ted, not only for the additional charm thus obtained, but also to prevent the encroach- ment of t rathe and business on avenues devoted to homes. 7 H CITY RE S I I) E X r I A L LA X D I) E V E L 0 P M E X T ('OMPETITIVE ELAN BY WILUAM IE SC IIUdlARDT T he autlior of the aecompanyinj? desi r:' - •- J!. ? i HiHd's-EYE \'iEW of the (if.UiTEK-SECTION' T II K C 0 M P K T / 7’ / r E P L A .V H 7!) y Plan by William II. Sciilciiardt KK^ TO I’L.VX \. Standardized Cottages. E. Fire House. I. Church. M. Y. W. C. A It. Public Library. F. Policf. K. Stores. X. Plavground (’. Primary School. G. Theater. L. High School. O. Park. I). Lodge. II. Y. -M. C. A. For statistical data relating to this plan see tables pp. l.‘54-i:57. Flan No. U. H(» C I T }' R E S 1 1) E y T I A A L A X 1) I) E V E LO P M E X T a width of sixteen feet, as re(juired hy law, is needlessly extravagant. (The arguments for the narrow alley are not necessary here.) Exact similarity of lot sizes in any scheme hnt the gridiron is, of course, imjjossihle. d’he author of this design assumes that the area under consideration will he occn])ied hy wage earners or other people of eoni|)aratively small income and has therefore accepted the customary standard size of 'ii) x 150 feet for the majority of lots. There are cheaj)er lots which are about *25 x 100 feet and a large nunih(‘r in the southwestern seetion which are only 17 x 100 feet and are intended for stamlardized cottages to he hiiilt in groups, each house being 17 x ‘■24 feet. In block “A” in the southwestern section the author has shown an arrangement of such eottages with their gardens, suggested hy schemes he has seen in Europe during a recent investigation of housing on the ('ontinent and in England. \\\ other blocks are, however, laid out with greater regard for American ])recedent, except- ing that, in the grouping and j)lacing of houses, European model villages serve as guides. ddie author has recently drawn plans for the ahove-mentioiu'd standard eottages which may he grouj)ed in an infinite variety of ways (as indicated in the bird’s-eye view) and has found that such cottages having six rooms, cellar, and hath can he built in fairly fire- proof units for about $1,375.00 each, under a large contract. The contractors have given assurance that where several hundred such houses may he built at one time, the variety of grouping would not increase the cost. The possibility of beneficent beauty and archi- tectural value in such groups of cottages as against the deadly monotony of the now |)revalent military camj) arrangement needs only suggestion. The author desists from the desire to here eni])hasize the need, in this country, of making much out of little, as is universally done in Europe. In addition to the 1,1 7'2 lots reserved solely for residence j)urposes, there are at the corners of the (jnarter-seetions about 75 proj)erties for business j)urposes. The second and third floors of these business buildings may be devoted to Hats aceomnuxlating perhaps 150 or '200 families. As some families will retpiire mon' than one lot the entire area may be assumed to provide homes for 1,150 to 1,‘200 families. T II E C 0 M r E T I T IV E P L A .V .S 81 (’OMPETITIVE PLAN BY ALHEUT STI RK S TI D^ of site-planning has led to the eonelnsion that practical and artistic consid- erations are interdej)endent and must he worked out together. In the solution here- with offered the motive has been to demonstrate that a slight modification of the gridiron system, which on level land has many j)ractical advantages, will render possible tlie introduction of many of those features of civic art which an* desirable in a residence district. The southeast corner of the site, which is nearest to the city, where street railways intersect and where transj)ortation and business activities will inevitably be most highly concentrat('d, is designated as a business center and maiji entrance. A diagonal boulevard leads to a park and to a plaza upon which are loc*at(‘d various institutions forming a social center, (’hurches face small plazas in the midst of more strictly residential sections. Several court groups provide for those who prefer a more secluded euvirounient and freedom for the frolics of young children. Street views are given a variety of interest by j)arks and open spaces with their embellishments, by the court vistas, and by interrelations in sizes, designs, and positions of houses. A grouping of city homes in orderly relation to one another and to social and business centers, together with ample provision for outdoor recreation, will suggest and encourage mutual dependence and co-operation, the lack of which is so evident in the a])pearance of our cities. Extension through the site of streets leading to it will co-ordinate the section with surronnding territory, j)romote neighborliness, diseonrage exclusiveness, and preserve the value of ])ublic institutions. The fraternal and Y. M. (’. A.- buildings are available for entertainments, clul)S, etc.; both have direct connection with the athletic field, d'he school auditorium will serve as a general meeting hall, rendering a separate building tor this purj)ose unnecessary. Bird’s-eye View of the Qi arter-Sectiox 82 CITY R E S / I) E y T I A L L A S I) 1) E ] ' E L 0 P M E .V T C3Z3 ■ f-it r — *Va v\VTiV* [fl i 1^ fl «<■ o« 5 «i 1 a c V« ® fg *»| fi| l^mmmwmm 9M J. <,►/<.> i Sff i • •:l.V--' 52 ^i':=”-' ’fcp ^'0'^ E n s* - ♦ 1 iJ: ^ K .U* .taft. ta^ 4 ^ ® ^ A ^ ^ OK ma. ^ ^ ^ * — \ — . ^ „ .«f Pf AV T>V AiMXT'IJT' ^'TITniJ ,\. .\thletie Field. F. Fire Station. KE\ TO PL.\N O. Fraternal Orders. T. Park Shelter. H. Savings Bank. G. Playground. P. Park. U. Post Office. C. Church. K. Kindergarten. H. Police Station. X. L'na.ssigned Public Building. I). (irandstand. L. Library. S. Store. V. V. M. C. .\. Building. E. School. For statislk'al data rdatiiig to this plan sec tables pp. 134-137, Plan No. 5. T II E V 0 M P E T I T I V E P L A X S 8.S The ])ark slielter with its minor accommodations may serve the convenience of the residents in general. A pond for wading, boat-sailing, and skating by the children is located in the j>ark near the social center. Uj)on examining a comparison of the j)ractical features of the accomj)anying j)lan aiid statements of (piantities and costs, with those of the gridiron system, we will find that by the j)lan herewith submitted: Fir.st. The amount of original capital investment may be reduced. Second, d'he cost, ])cr lot, of development to the })oint where building o])erations may properly begin is slightly greater. This is a result of liberal reservation of land for j)ark, playground, and athletic field. The saving to the home-builder, however, by means of co-operative management such as is necessary for realization of a develoj)inent of this kind, and the |)roximity of facilities for recreations, not to mention a multitude of other benefits, more than compensate for this. Third. The cost to the general city government for maintenance will not be greater. The reduction of length of streets and area of street paving enables corresponding reduc- tions in the cost of lighting, cleaning, and repairing same. Elimination of rear alleys increases cost of garbage collection, but considerably relieves j)olice duties. Fourth, (leneral traffic and fire ai)paratus may move through the section with as much directness and raj)idity as is necessary in a residence .section. C / r V R E S 1 1) E S TIM L A A’ D I) E V E L 0 P M E A’ T Ht ('OMl’ETITIVE PLAN HY A. C. AI. 1). T HIS scheme of development is based upon a study of the physical environment and necessities of mankind in latitude to 43° north (or south). Tamgitnde has no special bearing in onr scheme. The supj)ly of direct sunshine to every “living” room, ample air space and circulation, stability in construction, and a design which will facilitate co-o|)erative endeavor are the leading thoughts. A minimum of two hours’ direct sunshine entering every living or sleeping room is secured. The scientific basis for the plan lies in a knowledge of the earth’s inclination on its axis and the resulting distribution of sunlight at various seasons. Between 4*2° and 43° north ((’hicago’s latitude) we find that on June 23d (the longest day of the year) the sun a})proaches the zenith so that its rays strike the earth at an angle of 71° with the horizontal at noon. In conse(iuence, when the days are longest (March 21st to September 21st) and tlirect sunlight the least es.sential, the sun’s rays strike the earth so nearly ])erj)(*ndic*ular that oidy where buildings are most congested and very tall is the earth, or are those upon it, denied the dir(‘cl sunlight. During the cold winter days, the earth’s inclination on its axis causes the sun’s rays to aj)proach the earth from a point south of the eciuator. The angle of a]){)roach on the shortest day, December 23d, is 2.5° with the horizontal at noon, and all objects j)laced in the path of the sun’s rays cast shadows approximately three-tenths (3 10) greater than their height. It is during this season of the year, when the days are shortest, when the stimulating effect of the sun’s light and heat is most needed, that the improj)er lighting of buildings and homes is most e^'ident. This short-day pt'riod from September 21st to March 21st (with th<‘ shortest on December 23d) must be given special attention in any scientific plan for natural lighting. This .scheme, therefore, leads directly to the details of construction and relative j)osi- tion of the individual buildings, and from that to the larger plan which is a deduction or consequence rather than a “scheme beautiful.” It becomes necessary, therefore, to DIAGRAM 1 DIAGRAM 2 T II E C O M V K T I r I V E P L A X S 85 disregard the usual method of subdividing into lots, of plaeing streets and alleys, and of eonstrneting the apartments themselves. Ill the present plan the buildings are but three stories high (41' 0") and on December '■2,‘hl would east a shadow fifty-nine feet and four inches. It is assumed that they may be A. H. C. 1 ). E. ( 1 ) (2) (3) O) KEY TO PLAN School buildings (containing i)*2 rooms, providing 1.5 sq. ft. of floor space to each child). Church buildings (seating capacity of (iOO each). Children’s playgrounds with day nurseries. Civic center building containing: 1st floor — Dining rooms and kitchen and small day nursery, women's club rooms, committee rooms, auditorium .seating (il.5, postal station, drug store, doctors' offices, and a one- room emergency “hospital," and accommodations for one nurse. •ind floor — Library, men's smoking and billiard rooms, toilet, etc. .‘Ird floor — Dance hall and roof garden. Civic center building containing: basement, community laundry, natatorium, and heating plant. 1st floor — .\dministration offices, and shops for mechanical pursuits. •ind floor — Technical school and technical library. 3rd floor — Indoor gymnasium, Un-ker rooms, and shower baths. F. Dressing rooms and shower in connection with outdoor baths. C. Isolation hosi)ital accommodating ten patients and attendants. II. Tool houses with lockers for “inilividual gardens.” N. .\partment buildings, each with t wenty-.seven (27) apartments. O. .\partment buildings with first story on street side given up to stores and commercial rooms of all varieties. P. Co-operative farms, p. .Allotment gardens. STATISTICAL Average frontage of building lot.s, 300 feet._ (-5) Average superficial area of building lots, 45,000 .sq. ft. The number of families to be accommodated i.s 1232. (0) The number of feet of public sewers proposed is 8f>S0. (7) DATA The number of .square yards of street pavement proposed is 102,333. The number of square yards of sidewalk proposed is 43.093. The percentage of total site in open streets is but 13 5%. The percentage of total site in other public spaces is 14 9%. CITY R E S 1 1) E X T I A L L A X I) 1) EVE L O R M E X 7 ’ 8 () increased to or replaced 1)V five-story structures ((5'-2' 0" iu which case this shadow oil December '■23(1, ninety feet long, would fall at the foundation line of any other buildings north. Thus future tenants are guaranteed against any violation of their rights to direct sunlight unless apartments are constructed more than five stories high, which is not likely. The attached diagram Xo. 1 on ji. 84 is illustrative. To obtain a maximum east, south, and west frontage, a modified “court” jilan of construction is adopted. In the jilans submitted the total east, south, and west exposure in each apartment building is approximately 700 feet with Imt approximately 240 feet north frontage. The laws governing the sun’s distribution of light are used as the basis for determining the projiortions of the courts between the wings extending north and south. Hy consulting diagram X"o. 2 it is readily seen that the shadows cast east and west by a straight north and south wall vary from 20° to (>3° at various times during the year. Averaging nature’s extremes gives us 4(5°, and 45° may be accepted as a jiractical working basis. This is exactly the angle by which an equilateral (piadrangle is bisected through its corners. This establishes the princij)al in practice that the space east and west, between the southwardly extending buildings, must be as great as the length of these buildings. It may be more but should never be less. Space forbids statement of details, but this ])lan insures a minimum of two hours of direct sunlight to any and every room facing east, south, or west, on the shortest day of the year, and adecpiate shade in the hottest season. r II E C 0 M P E T I T I V E P L A X S 87 ('OMPETITIVE PLAN BY CHARLES A. TIHUELL S INC’E the existing ear lines meet at the northeast corner of the j)roperly and this location is nearest to the city, the nneleiis of the bnsiness center would be placed at this ])oint, and allowed to sj)read, as occasion demands, west and south along the street ear lines, thereby making business develo])ment as elastic as possible. It shonld be made imperative that no business be allowed off these boundary streets exeej)t as shown on the ])lan at the northeast corner of the property. The boundary streets should be widened to P20 feet for a (tOO-foot block both south and west, for j)resent business needs, and all buildings along the boundary streets kept back to the limit of a 1 '20-foot street. The buildings in the business center would be of brick, of good design, and not more than two stories in height. Provisions are made here for banks, theaters, jjost office, ])olice and fire station, and an administration bnilding, besides the stores and .shoj)s, offices for doctors, dentists, lawyers, etc. Small stores and shops (delicatessen) that are needed for the immediate wants of the tenants should be allowed on the boundary streets whenever the demand is sufficient to warrant patronage. Within the business center is proposed a market center where all vegetables, fruits, etc., may be sold, thereby keeping them from the front sidewalks where they are usually found to be a nuisance. The market building .should be of pleasing design to present a good fac;ade from the axial streets leading to the scpiare. To meet the .social reciuinmicnts of the inhabitants it is suggested that a j)ark be centrally located where all may be accommodated with athletic sports and other lorms of recreation. At the north end of this i)ark the school buildings have been grouped and, in connection, ami)lc space for chiklren’s playgrounds provided. In these .school buildings there would be located reading-rooms, library, lecture halls, etc. Such an arrangement should tend to bring the children and adults into clo.ser social relations and necessarily greatly benefit the community. Si>accs for three other small i)ublic parks or recreation grounds have been i)rovided for, places where mothers and small children may go and not be annoyed by athletic games and noi.sy children. Provision has been made lor six churches, well s])aced and so located that the^ give })ictures(|uene.ss to the immediate surroundings and greatly enhance the stieet picture. A wide street or boulevard has been carried completely around the ])roperty connect- ing with all the entrance streets, and extending to the park by a paiked loadwaj on tht northeast axis of the school grouj). Ihis street and all entrance streets aie (>() leet \\idt with a ‘24-foot ])avenient; all other streets are 44 feet with an IS-loot j)a\ement. Since all through traffic should be di.scouraged by the street arrangement, the al)ove widths for streets are ample for a scheme of this type. The ])lanting of trees along the streets, boulevard, and parkways should not be too V I T Y R E S 1 1) E A’ T I A L L A X J) J) E \ ' E L 0 P M E X T ), i\ mJ i.- \ !l -i‘ Cl TV CLUB HOUSir^C COW\ PETITION FOR A SC HIT or DEVELOP/AEf'iT CF A OUAETEJ? SECT/DN OF LA14D ’■g - - ■ - i I 1 *i3 '4 *4 J *'* , r ■ ^ J - ■ f '5 ?* "■' Plan in' (’iiahlks A. Tihhell KKY TO I’LAX N. Husincss Hiiilding. I’. C'lubhouso. U. Market Center. (). Sehool. Q. Church. S. Park and Athletic Field. For statistical data relating to this jilan .see tables pj). i:U-l.‘J7, Plan No. 8. THE COMPETITIVE PL A .V S 89 stiff, hut rather irregular, scattered and in groups at good vantage points, to strengtlien street vistas and give settings to the hnildings. It is suggested thal apartments should he placed along the honndary streets occu{)y- ing spaces above the shops, and in all hnilding spaces along honndary streets nj) to such time that the space is needed for hnsiness jjurposes. Aj)artments may also he located on either side of the parked drive leading to the school group. Houses may he detached, semi-detached, and in groups, and should he of plain, honest construction with due regard to local materials and other local conditions. The control of the design for houses and groups should never he relaxed. \o houses should he placed nearer than 20 feet to the front or rear lot lines and ample spaces should he j)rovided for allotment gardens, recreation grounds, tennis courts, children’s playgrounds, etc., in the interior spaces of the hnilding blocks. 90 CITY RESIDEXTIAL L A y 1) DEVELOPMESr competitivp: plan by piielps wymax W ill EE the acconi])anying i)lan is designed as a unit, the land represented is regarded as only a small part of a larger entity. It does not try to create a complete town hilt to construct only a residential section of a much larger city. Places for the labor, trade, and amusement of adults are mostly elsewhere except as they should belong to every residential locality. There is, however, in this j)lan complete provision for chil- dren, both in the way of school and play, and there are local gathering places for their elders such as churches, clubs, political meetings, and jirovision for neighborhood business in stores and offices. Street articulation with the rest of the citv is furnished bv diagonal arteries which lead also to all neighborhood gathering places except stores and offices, which are near the street car lines. The rest of the streets are regular enough to furnish good building lots, irregular enough to be interesting, direct enough to be convenient to all resi- dences facing them, and indirect enough to j)revent them from becoming general city thoroughfares. The inhabitants are considered largely as working people. Pacing the jiark are larger lots and separate houses for jjrofessional and business men, while on the minor streets the lots have ample light and room; but to economize space and to make a more attractive ai)j)earance the houses are grouped into larger units — not, however, by creating ajiartments. Lots are not made unduly deej) that rear tenements and unnecessary sheds may be dis- couraged; but j)rovision for gardens is made in separate interior areas where space may be had or not, according to the will of the adjacent residents. Hikd's-eye View of the Quarter-Section T II E C 0 M P E r I T IV E P L .1 .V S 91 o >*>o •>oor> ■» j">o -> 7 000 ooo “>a ooo orv'ooooo oooooooo ooooooo'") oooooooo o 0ft^>0>0000Otaoeaa>v>0fv>es5ar>Oi00o^f>Ao^»0^-»<^i‘w>oor>oooi»>ooof»<->o.7t-). -.:' tq. ■ ■ . -■.->-> .> .,oo 'o ■^oo»0'0r>or»or>’f>ooo •) 00000>.>0<>0<>a!^<0, >66<>fi0 0 ">0 00<>0 -JO”^ X>00<>00000<‘*0 ooo o '7’>oO;‘vc :''r»<‘>‘X>o<>oo^^oooo5^^o ■7000 ’O . OO OOO -SOOOOOOO >000000 > O O'-'OO OOO >'>0000 00 oo N SL41.r- i rFLT Plan by Phelps IVyman KKY TO A. High School. K. Fire House. H. Grade School. F. ('hurch. C. Social Hall and G. Stores and Offices. Gymnasium. H. Public Garage or Stable. 1). Library. 1. Dwelling House, detached PLAN .1. Dwelling House, attached. P. Bathing Pool. N. Huilding Lot. 0. Strc*et. O. Park and Playgrounds or K. Square. .\llotment Garden. S. Alley. For statistical data relating to this plan sec tables pp. 134-137, Plan No. 10. CITY RESIDEyriAL L A y I) DEVELOPMEyT Because of the intrusion of diagonal streets the street area shown is no more or less than with the better tyj)e of rectangular subdivisions; nevertheless, because the bulk of the traffic is thrown ui)on the diagonal streets, the other j)aveinents can be narrower, and first cost and maintenance be reduced. The chief claim to economy, however, is in the gain in time and convenience to the inhabitants. Along with greater convenience, though secondary to it, is the esthetic aj)pearance of the sidxlivision. A straight street is indicative of grandeur; but to receive its j)rop(*r effect, its buildings must be of like character. The majority of streets in this (|uarter- section are sufficiently curved to give a (juiet effect and continually changing views as one passes along them. Tho.se streets which are straight, and they are introduced because of the preference of some for straight residential streets, have their views always stopped by of)jects at their termini. In city planning there is no monotony like long, continuous, straight streets which have no apparent end. r II K C 0 M PET I TIV E P L .1 A’ .S COMTETITIVE PLAN BY ALEREl) B. YEOMANS I N the aee()inj)aiiyinj? plan I lie seetioii is eoiisidered as an ini regal jiarl of the whole eity. Any ade(|iiate street jilan for the city as a whole innst provide for diagonal arteries radiating from the eentral district. One of these diagonals is assumed to ])ass through the ({narter-seetion under consideration. This diagonal naturally becomes the main business street of the section, and the stores and offices are therefore loeat(*d on it. A direct north and south and an east and west strei'l across the section |)rovide addi- tional means of direct eommnnicalion between adjoining sections. The writer does not believe that any purely reetangnlar system of streets, irrespective of their arehiteetnral embellishment or of the effective gronjiing of buildings along them, can be made as satisfactory esthetically as a .system containing at least some diagonal or curving streets. While the main traffic streets are straight and unobstructed, jiurely residence streets are Iherefon' made irregular or curving, freedom from traffic and more variety in street jiictiires being thus secured. Four groups of buildings serving the common .social needs of the eommnnily are provided. It is believed that by keeping the .social grouj) small and by providing ade(|uale facilities for its activities clo.se at hand, it may develop a greater degree of coherence and hence greater effect iv'ene.ss as a factor in the life of the whole city. Two parks of 4.o acres and 3.S acres respectively are provided and two })laygrounds of 2.7 ami 2.3 acres. The latter are directly connected with a .school building so that they may .serve both as .school and public playgrounds, the .school building being utilized as a fieldhou.se and social center out of .school hours. Bird’s-eye View of the Quarter-Section 91 VI TV R K S 1 1) E i\ T I AL LA X 1) I) E } ' E L 0 P M E X 1 Excei)t for a few ai)artnient buildings only single family dwellings are ])rovided. Dwellings are set not less than l.> feet hack from the street line and 10 feet from side lines. At intervals a group is set farther haek so as to avoid a monotonous row of facades and to provide opportunity for interesting front garden treatment. Houses in hloc*ks have a passage between each })air giving aeeess from the street to the rear yard, the necessity of alleys being thus obviated. imm' QUApitR-ircTion ■ ""'CiTYort hka^o’ .id Plan by Alfked H. Yeomaxs KKV TO I'LAX A. Church. E. .Auditorium. n. Stores and Offitx-s. K. Private Park. H. School. F. Fire House. I. .Apartments. L. Public I’ark. C. lAxige Hall. G. V. M. C. A. J. Houses. M. Playground. I). Public Library. For statistical data relating to this plan see tables pp. Plan No. 17. IV. NOX-COMPETITIVE PLAN BY Frank I.loyd Wright 96 CITY RESIDENTIAL LAND DEVELOPMENT PLAN liY FRANK LLOYD WJDGHT “Fool! The Ideal is within thyself. Thy eondition is but the stuff thou shall u.se to shape that same Ideal out of.” — Carlyle. ACCEPTING the characteristic aggregation of business buildings, hats, apartments, and formal and informal dwellings for well-to-do and poor natural now to every semi-nrban section about Chicago, this design introduces only minor modifica- tions in harmony with the nature of this aggregation. The projiosed site locates the given tract upon the prairie within eight miles of the city’s center, and so makes it an integral feature of Chicago. The established gridiron of (’hicago’s streets therefore has been held as the basis of this subdivision. The desired improvements have been effected by occasiomil widening or narrowing of streets, shifts in the relation of walks to curbs, the provision of an outer border or parkway planted with shrubbery to withdraw the residences somewhat from the noisy, dusty city streets (shelters in which to await c;irs Jtre features of this parkway at street crossings), the arrangement of a small decorative park .system ])lanned to diversify the .section in the simplest and most generally effective manner possible, and, finally, the creation of a new .system of resub- division of the already established blocks of the gridiron. Grouped within the small park .system are recreation features such as groves, open playgrounds, tennis courts, jiools, music pavilion, athletic field, and sheltered walks. The groups are .so jilanned that adults and young people are attracted to the less cpiiet portion of the park near the public buildings, the children and more (|uietly inclined adults to the small park in the ojiposite direction. The inevitable drift of the population toward the business center of the city is recog- nized in the gronjting of the business buildings, more formal dwellings, and apartment buildings, hirge and small, on the streets next to the railway going to the city’s center. A branch bank, post office, temple of worship and .secular chibhou.ses, branch library and exhibition galleries, cinematogra])h and branch of civic theater are also grouped with the business buildings; but all the.se are groujied as features of the small jtark .system. To the rear of the theater and also located on the street railway to town is the central heating j)lant and garbage reduction plant witli smokestacks made into sightly towers. Here also there is a public garage and near the center of this side of the block a public produce market is designed in the form of a large open court, the court ])aved and screened from the park by a simple pergola. The.se various Ituildings are all utilized as “background” buildings and .so are con- tinnonsly banked against the noi.sy city thoroughfare, and the upper stories are carried overhead acro.ss intervening streets to give further ])rotection from dust and noi.se, and to provide, in a jiictiirestpie way, economically roofed .space for the combination business and dwelling establishments that cling naturally to the main arteries of traffic. By thus drawing to one side all the buildings of this nature into the location they would naturally prefer, the greater mass of the subdivision is left quiet and clean for resi- dence purpo.ses. No attempt is made to change the nature of the.se things as they nat- urally come. The commercial buildings, however, are arranged with a system of interior courts which care for all the necessities that are unsightly. Space is thus provided, quietly P L A X n }' F R A X K L L 0 }' 1) If’ RI G II T 1)7 and in order, adapted to all eoininereial re(inirenients, with ^reat economy of expenditure necessary for exterior effect, and without the exposure of un- sipfhtly conditions. The market has been treated as a desirable picturescpie feature of the whole arrangement. The bank and post office are located where they will be passed morning and evening to and from the city as are the various shops. There is but one temple for worship, but there are sectarian clubrooms opening on courts at the sides and rear and in connection with it. The library has top-lighted galleries for loan collections and a cinematograph hall. With this library are grouped sej)arately a bovs’ club, branch of Y. M. C. A., and apartments for men. The school buildings, kindergar- ten, teachers’ departments, and Y. W. C. A. building are grouped on the opposite side of the quarter-section on the axis of the children’s recreation grounds. A shallow boating and swimming pool and a zoological loan col- lection from, say, Lincoln Park are features of the park system on this .side. All building groups have internal green courts for privacy as well as their relation to public plaj^ground, greens- ward, and shrubbery. The space between this park j)ortion of the (juarter-section and the outside city street to the south is devoted to an inexpensive type of detached dwelling, with I Hini)’s-EYE View oe the Quarteh-Section 98 * CITY RE S 1 1) E \ T I A L L A .V I) 1) E V EL 0 P M E S T 9 f^ >5 ;-.^0 ■&e s^o r*i 9* ■>- ;>4 . y ■ '* :*. • V « or': rt v>« ♦ * 9*- -f •->* j * O A « » ♦ 3 , , • • ^ ■. «. . • . <- ’ • # » # V ^ . V • ♦ r • 4' > . > A , - * * • -. ^ ' * » « • ♦« • • • . ©•Oi O* * • - - 3 06 Vii »« 0>t;- Od 1 :;;6 f *0-5 0 6 » 6 •06 06 0 6 #65 ' # 9 % ii06 ♦G’ - 1^71::^ • ' <>i { •C -O' ^ Pl.AN IIY Fhank 1>loyu Wuight KKY TO I’l-AX A. Park for children and adults. Zoiilog- . 1 . Produce market. s. ieal gardens. K. I'niver.sal temple of worship, non- H. Park for young iwople. Bandstand, sectarian. I'. refectory, etc. .\lhletic field. L. .Vpartment building. C. Lagoon for aquatic sports. M. Workmen’s semi-detached dwellings. r. 1). Lagoon for skating and swimming. .\. Four and five room apartments. V. E. Theater. O. Stores with arcade. F. Heating, lighting, and garbage reduc- P. Post Office branch. w tion plant. Fire department. Q. Hank branch. X. G. Stores, ;{ and 4 room apartments over. U. Branch library, art galleries, museum. Y. 11. (iymnasium. and moving jiieture building. Z. 1. Natatorium. STA l’ISriCAI. DA'l'A Two and throe room ajjartmonts for men. Two and throe room apartments for women. Public seliool. Seven and eiglit room houses, la-tter class. Two-flat buildinf^.s. Two-family houses. Workmen’s lumse groups. Domestic science group. Kinder- garten. 304 Seven anil eight room hou.'ies. 120 Two-flat buililings, five and six room.s. IS Four-flat buildings, four and five room.s. fi Fourteen-family workmen’s house groups. 12 Seven-room semi-detached workmen's houses. 6 Apartment buildings, aeeommodating 220 families in all. 4 Two and three room apartment buildings for women, accom- modating 2.")0 to 300. Total, 1032 families and 15.10 individuals (minimum). P L A y li }' F R A y K L L 0 Y J) lY R I G II T 9!) closed interior courts. Facing the outside city street are modest, grouped cottages 1‘or working men and women, Tlie division of the small ]>ark systems into two groups draws the children going and coming from school, kindergarten, and playground in the direction opposite to the business (piarter. The remainder, the larger proportion of the (luarter-section, has been left intact as a residence park, develoj)ed according to the ])rincij)le of the “(piadni{)le block plan,” This remaining area has been kept as large and nnbroken as possible, as it is from the sale of this property that the profit would come that would make the park system ])ossible. In this real l)ody of the subdivision an entirely new arrangement of the resubdivision of property is shown, dispensing with alleys, and wherein the simple expedient of an established building line proteets every individual householder from every other one and insures maximum community benefits for all. At the same time it is possible to put as many houses in all necessary variety ui)on the ground (several schemes of arrangement are shown), and still maintain these benefits, as is possible now under the wasteful, absurd, and demoralizing practice which universally obtains, wherein the unsightly conditions of city life are all exposed to the street, and either a dirty alley is open to the sides of the l)locks or useless rear courts are left with all outhouses abutting upon them, rendering the prospect of the entire neighborhood un- sightly to every one and making impossible any real privacy for any one. Fnder the present system of subdivision, all attempts at beautifying the premises may j)rove futilities, as any man turned loose upon his own lot may render himself obnoxious to his neighbors. The “(juadruple block plan” will prove immune from the jmssibilities of such abuse. Each householder is automatically })rotected from every other householder. He is the only individual u])on the entire side of his block. His utilities are grouped to the rear with his neighbors’ utilities, and his yard, front or rear, is j)rivately his own. His windows all look upon open vistas and up»)n no one’s unsightly necessities. His building is in unconscious but necessary grouping with three of his neighbors’, looking ont upon har- monious groups of other neighbors, no two of which would present to him the same eleva- tion even were they all cast in one mould. A suecession of buildings of any given length V)y this arrangement presents the aspect of well-grouped buildings in a j)ark, of (freatcr picturesque variety than is possible ivliere fagade foUou's fagade. Architectural features of the various buildings in the general public group recognize and emphasize in an interesting way the street vistas, and nowhere is symmetry obvious or monotonous. The aim has been to make all vistas ecpially picturesque and attractive and the whole cpiietly harmonious. The virtue of this plan lies in the j)rinciple of subdivision underlying its features the practical, economic, and artistic creation of an intelligent system of subdivision, insur- ing greater privacy together with all the advantages of co-operation realized in central heating, shorter sewers, well-ordered recreation areas, the al)olition of all alleys, fewer and shorter cement walks and driveways, and airiness of arrangement in general with attractive open vistas everywhere. Always there is the maximum of buildings upon a given ground area, dignity and privacy for all. 100 CITY RESIDENTIAL LA N D DEVELOP M E N T •cf P L A \ n Y F R A S K L L 0 V I) IV RIGHT 101 EXPLANATION OF ALTERNATIVE BLOCK ARRANGEMENTS A. Quadruple re-suhdivisioii of city block by means of single cross street and parterres into four sub-blocks. Four houses grouped at center of each .sub-block about an interior court enclosed by low walls — *1'^ enclosure available to each of the four hou.ses. One entrance to one house only on each side of each sub- block. No alleys — houses revolving in plan so that living- rooms and verandas face outward and kitchens inward to courts. .\ single plan used tlms is always presented at a different angle in harmonious groups of four. B. Same. Single cross street — no parterres. Houses grouping across the streets increasing interior court gardens and giving direct acce.ss from street to all houses without parterres. C. Same. Each of the four houses moved to exterior angles of the four lots of the sub-block — grouping uniformly in fours equally distant from each other both ways, garages at center. Each group connected by low walls about eight feet back from public walks. Major area of each lot suited for private u.se as a garden. Schemes might l)c rhythmically interchanged in .some well- balanced arrangements. There is an idea in this ])lan of snl)division which I believe to be valuable to the city {ind ininiediately available wherever sevenil blocks remain without substantial improve- ment, because it may be put into practice without concession to the cupidity of the tiverage real estate man, since he gets as many lots to sell under this system as he does in the one now in use. [Moreover, the (luadruple arrangement insures to the purchaser greater free- dom and jirivacy with no decrease of any privileges he now enjoys. It is as valuable for low cost cottages as for luxurious dwellings. Artistically this ])rinciple is suscejitible of infinite variety of treatment without sac- rificing the economic advantages which the hou.seholder gains through commercial repeti- tion and to which he is entitled. The individual unit may vary harmoniously and effect- ively with its neighbors, without showing as under present conditions veritable monotony in the attempt to be different. In skilled hands the.se various treatments could rise to great beauty, but, even if neglected, the nature of the jdan would di.scipline the average impulse of the ordinary builder in a manner to insure more harmonious results. Other rhythms in grouping than those suggested here are easily imagined, .so that all the charm of variety found in the Gothic colleges of Oxford could easily find its way into the various workings of the underlying scheme. [Much has been written, said, and done recently in relation to civic planning all over the world. For the most part, what has haiipened with ns in this connection is what has happened to us in individual building: we are obses.sed by the old world thing in the old world wav with the result that, in this grim workshop, our finer po.ssibilities are usually CITY RESIDES T I AL LASD DEVELOPMEST 10 -> lianded over to fashion and sham. Confusing art with manners and aristocracy, we ape the academic Gaston or steal from “My Lord” his aflmirable traditions when onr own j)roblems need, not fashioning from without, but development from unthin. Frank Lloyd \Vkk;ht. V. REVIEWS OF THE PLANS 4> i. - • .. .-^1^.5:-:^*^ ii •*> *>.^ N« '• 9 • ■•». <^ .^' S: \ V ■ *T V >- . . n/ ^ •• • &JS '« <■* ; .*v * ^ '■ ' . . ' » A WlK* .4k V " ■■*. .-f liEVIFU'S OF rilF PLAXS 105 /ESTHETIC REVIEW OF THE PLANS By William B. Faville, F. A. I. A. T he major portion of tliis review is confined to an analysis of the [)lan placed first, for this plan most clearly illustrated the points discussed in the review; hut the analysis holds ecpially in reference to the other plans in so far as the points discussed are embodied in or omitted from them. Most of the ])lans are lacking in emotional expression — they fail to realize that the temperamental nervousness which characterizes ns as a people must find an outlet in variety and not in monotony; that this slionld be expressed by the foiling of sweej)- ing roads against dignified ajiproaches; of playfulness and charm against severity; of pictnresciiie effects against formal vistas. They fail in the endeavor to create in i)lan an expression of the varying emotions of which life is fnll, and to portray the ideals for which onr civilization is striving, all of which it is possible to denote within the limitations jirescribed by good taste in architectural and aesthetic experiences. Many of the j)lans fail because of the even tone or density of population over the entire area and because they introduce only slight variations from the American type of city plan, which is that of streets crossing at right angles with occasional diagonals thrown in for good measurement, a type of i)lan resulting from defective planning principles. The geometrical type based on a unit capable of endless repetition, as suggested by several of the ])lans and distinct from the gridiron type, has been carefully developed by theorists in the past, but not often followed in construction. The rigidity and monotony of this type of solution has not met with the api)roval of the city builders and happily has been left behind. Many of the solutions have i)rovided adecpiately for the physical and social development of the prospective inhabitants l)y parks, playgrounds, and centers of amusements, while the development of {esthetic .sensibility is fostered by sweeping boulevards, isolated dwellings, ample space for private parking, effective j)lanting and reasonable vistas with dignified j)osilions for imporfant buildings, the busine.ss portions being locaitetl coinlorf{d)ly {uljiicent to the tninsporttition Licilities. The arrangement of the individual hou.ses upon their res])ective lots as suggested by the i)lan on page 98 is worthy of note as fundamentally different from that indicated by the plans on ])ages 11, 17, and 'il. It is i)leasant to refer to the plan placed first, for its composition is happy and jus- tified by {inalysis. The author shows thoughtful and keen appreciation of {esthetic Vtdues {ind holds chtirm cind trcinciuillity to be as v{ihud)le assets {is the succe.ssful {irningement of the more domimint jairts of the composition. The nuissing of the population on the outer portion of the plan, leaving the heart or the most {iccessible jiortion for the p{irks, for recre{ition, {ind for points of gatheiing is a measure of practical wisdom. The solution is happily free from cul-de-sacs, which block air circulation as thoroughly {is they do that of traffic and which are defecfi\e in legaid to policing. 10(5 CITY REHID EX TIAL LAXD J)E VETO EM EXT fire, Iiaiidlin^' of mohs, etc. It is also free from endless straight streets with their (‘ddying drafts. The arrangement of the “ Plaee A” is most hai)])v with its simple and imexpeeted naive ((iiality— formal hnt not too impressive, free from the colossal stiii)idity of the many civic centers which are being foisted njxni American cities — lacking in imagi- nation and fnll of monotony, d'he “Place A” of the pre.sent plan has in it the joy that abounds in the plaza at Venice and is cai)able of a diversified development. Its latent charms could be easily realized under favorable conditions. There .seems no reason whv an added charm should not have been included bv developing some of the short roadways by turns or sweeps of intimate character instead of nearly always adhering to the straight road, although the well defined sweeping boulevard might .seem sufficient. One could wish that some definite focal |)oint of interest had been added to the composition, for it .seems to lack this accent of building or monument, sui)ported by adeciuate surroundings, and providing an element of formal dignity. This ])lan includes many of the ideals which make for efficiency and shows the ])o.ssibility of creating a .section in which the development of the “Young American” may go forward under favorable conditions, due at least in j>art to the restraint which a.ssociation with objects of fine sentiment exerci.ses and the refining influence which comes from .seeing the eommon things of life made beautiful, d'he.se oj)portunities are at hand, for architecture in America is c(iual to that lu'ing cnaited in any other eountry and the {esthetic (jiudity of the American home is e(jnal to that of homes in other hinds. The lack of unity and the general ugliness of the tyjiicad American urbiin or sub- urban residence district is largely due to the lack of a single or composite controlling intelligence. The principle .seems established that an area to be imjiroved for residence jmrpo.ses develojis best when all building operations are controlled by an individmd, corporation, or board. Better scientific, lesthetic and economic results are thus pro- duced than when the building ojierations are handled by individual owners, (’heap- ness and ea.se of construction are also thus .secured by eliminating the middle man, his |)rofits, and his discordant views; and by grouping the units erected upon small lots, effects are obtained tluit otherwi.se would be impossible. In analyzing a phin for a single (luarter-section such as that jiresented it is difhcult not to consider its relations to the whole city of which it forms an integral jiart and the effect which would result if this unit were to be repeated as ;i successful .solution. The nece.ssity of main arteries connecting the .section with the heart of the city is apjiarent, but the jilanning of the.se is not involved in this problem. It must be contes.sed that one views these solutions, charming as they nuiy be, with some ajiprehension, when confronted with the difficulty of protecting a community with such regulations that the original charm of the plan nuiy not be lost sight of or be destroyed in the years to come by the individual who wishes to express .Vmericaii freedom of individual action by altering his own juirticuhir holding, thereby marring the effect as a whole. In revii'wing the colleeteil jilans one feels that the (’ity (’Inb of ('hicjigo is to be REVIEWS OF THE PLANS 107 congratulated u])on securing so many from whicli to draw eomiiarisous by which prog- ress in the (leveloj)iueut of the idea is made possible. It is also to be congratulated on its endeavor to place before the public in intelligible form this data uj)on a subject of such vital importance to our rapidly developing country. 108 CITY RESIDENTIAL LAND DEVELOPMENT /KSTHETK’ HEVIEW OF THE PLANS By Albert Keusey, F. A. I. A. ChicJ of the Diriinon of Municipal Improvements, Ij>nisiana Purchase Exposition I N c()ini)lying’ with the re(iue.st that 1 .should review, from an aestlietie i)oint of view, the valuable and interesting .set of drawings submitted in the competition for the planning of a (piarter-.seetion, instituted by the ('ity ('Inb of (diieago, I take pleasure, first of all, in endorsing the findings of the jury. It .seems to me that the consideration which should control the laying out of this tract must be architectural — architectural not only with regard to buildings, but architectural with regard to the arrangement of streets and s(jnares, and the character and arrangement of the i)lanting as well. The elements of the problem are circulation, hygiene, and beauty. ('ircnhition, that is, the arterial .system with its parkings, .sewers, pipes, wires, street -fixtures, etc., is of first importance — hygiene, or the general salubrity of the tract comes next. Beauty, or the ])leasnrable ajipearance of the tract comes last, but not least, in that it re])resent.s the harmonions blending of tho.se features which rise from the j)lan with the plan it.self. Tims the j)lan and its developments are one and in.sej)- arable, and moreover in an intensive j)roblem of this kind where housing is the main consideration, the design is manifestly an architectural problem from start to finish; though the architect, I gladly admit, re(inires the invaluable collaboration of an engineer and a landsca])e architect just as he requires the invaluable collaboration of a mechanical engineer and a heating expert in the designing of an office building. The designs as a group .seem to indicate that the competitors understand that long, narrow lots form an undesirable and wasteful distribution of prop(‘rty; that instead of long, monotonous, wind-swept arteries, curving streets arranged to di.sconrage heavy, direct, through traffic are the (piiete.st and most home-like; and lastly, that certain free o])en spaces are es.sential for recreation, ventilation and artistic effect. 1 have been comj)elled, in the interests of fairness, to dwell upon the central idea conveyed by each ])lan almost to the exclusion of supplemental drawings, believing that the plan indicates j)ossibilities far better than merely embryonic pictures. In the first jjrize design, by Mr. Bernhard, it is interesting to note that he, like many of the com])etitors, has felt that each side of the (inarter-.section shoidd be tied in in- timately with the adjoining arterial system and should not be treated like a detached and i.solaled unit nor like a complete and self-sufficient city. Examining his j)lan in detail I find that he has linked many of his streets to adjoining city thoroughfares with sim- })licity and directne.ss, while his monumental approach is not intemh'd to j)rodnce a stn- ])endons effect, though it gives ample emphasis to the tract, which to b(‘ sim* is but one of many units entering into the composition of a great city. The one looj), circling through and bi.secling les.ser thoroughfares, is (jiiite sufficient to give ea.sy acce.ss to all (inarters, to individualize the district, and to create pleasant, ever-changing ptM’spectives. The manner in which he has compacti'd j)opnlation at the strategic point, adjacent to the intersection of the looj) and his monumental approach, thus providing for the maximum R K V / E If' S 0 F r II E r L A .V S 109 nuinher of families witliout si)readiiig over too miieh ground, shows imaf^iiiatioii and a desire to create sometliinj? big', interesting, and |)ictnres(|ne. Likewise the manner in wliieli he has i)rovi(U‘d for ever increasing ()j)enness and (inietness in the center of the model (|narter-section is good l)eyond ])raise. Considered only from an {esthetic point of view, this openness in conjnnction with the densely built np (jiiarter must provide an agreeable contnist, not unlike the one actually executed at Forest Hills (iarden, Long Island, where those residing in lofty Hats enjoy a view of thecottjige g{irden arrangement near by {ind, conversely, those living in cottages with gardens may delight their eyes gazing at the totally diH'erenl, lofty {ind ])ictiires((ne sky-line opposite. In general, there is a hap])y suggestion of Iniving tried to provide a me{ins of friendly, social, neighborly intercourse which is distinctly American and therefore, to my mind, in agree{d)le contrast to the suggestions of restr{dnt presented by that official type of academic st{ige-setting which is so })opnhir in continent{d Fnirope, where {i j)atermdistic formality so often dominates the character and development of :i neighborhood. He has b('en governed by local conditions. Unfortunately his general ])erspective as well as his det idled illnstnitions do not adefiuately represent the ])ossibilities of his most excellent ])lan. Also, as in all the other snbmissions, his does not make the most of the possibilities of tree jHanting, which is the more noticea])le iifter having jwovided so well for varied and attractive tyi)es of housing. Blit as a whole, the layout shows such knowledge as to the unifying and individualizing of the architecture, massing and grouping of buildings, and the sejiarat- ing and placing of diH'erent tyjies of construction, as to .sugge.st that with further study and careful execution only a most charming .settlement could result. The locating of public and -semi-j)ublic buildings is good, while the idea of i|uiet, restricted j)arks in the center of many 'of his re.sidential blocks would undoubtedly jirove exceedingly iiojiular. Although he does not recommend the indehnite multijilication of his .scheme, I have a feeling that it might nevertheless be alternated with one or two other .schemes, to the general jihy.sical, arti.stic, Jind social betterment of more than one growing district in more than one greiit city. The second jirize design, by Mr. (’omey, is simple {ind .sensible. It luis one {ulv{in- t{ige over the first prize design in its {ipj)lic{ition to officially jirojected gridiron jilans; {ind that is, that it provides for the diagonal circulation (if only in one direction) onr cities so iienerallv neetl. The scheme is economical and conijiaid. I he social center is dis- tinctly good. But his division of jirivate jiarcels of property into tairly long, narrow lots, abutting upon other fairly long and narrow lots is jioor, as it jirovides many un- inviting back-yard vistas. The diagram showing .sections of diHerent types of street subdivisions is interesting though neither imaginative nor comjilete. Of this I shall have something to siiy in my summing uj). .Esthetically the .socijil or civic center oHers Hue possibilities, but as a whole the scheme is monotonous S 0 F r II E PL A X S 111 widening out as it aj^proaelies tlie point of greatest interest and importance. Unfor- tunately the indication of his plan is far inferior to his perspective, indicating a funda- mental weakness in design in that they do not agree. The diagonal groni)ing of l)iiildings is wastefnl hiit might he made very ])leasing. Indeed it might j)rove a good way to trap the maximum amount of sunshine for each home and fnlly justify it.self thereby. There is something distinctly arehiteetnral, j)ositive, aiul strong about Mr. Seluieliardt's i)lan making it capable of attractive develoi)ment. d'hongh rather fantastic it is yet compact and businesslike. There is notliing rnral or artificially countrified about it. Mr. Tireir.s design, while a little involved and weak in its indication of grouping the ])rincii)al buildings, conld easily be changed to j)rodnce a series of most attractive pictures. Mr. Yeomans’ scheme apjx'ars to me to be a little too rnral in arrangement and not (piite simple enough; in other words, most of his streets are not architectural, though his diagonal thoroughfare with its stores and offices in the center conld be made very in- teresting architecturally. A row of trees down the middle of this shopping slreet wonld add verdure to the commercial center, without ob.scnring commercial signs or interfering with the circidation in front of the .stores — a point which apj)cals strongly to the practical slioj)-kcc])cr. The rectangnlar scheme snbmitted hors concoins without unsightly alleys, but holding somewhat to the established gridiron j)lan ol ( hicago with its small units, and especially with its strong eni])hasis laid on the flatness of the region in which it is snj)- posed to be executed, aj)i)eals to me mightily in spite of the inconvenient arrangement of its arterial .system, which is distinctly bad. But jnst as the lofty building is com- pelling, yearly, smaller and smaller svdxlivisions of city property in order that a single building may receive j)roper light and ventilation from all sides, so in semi-snbnrban residential districts, as suggested by this design, it .seems to me that shorter and wider private lots, in smaller and smaller gronj)s, offer many advantages. .Mso, as it is no longer thought exi)edient to })lace a hon.se in the center of a j)roperty, becan.se greater openness can be had by building semi-detaclu'd hon.ses, spanning every other party line, or by building detached hon.ses only a lew feet from every other j>arty line, .so it .seems to me that the author of this “(iiiadrnple bhx’k plan ’ design has brought out many jx)ints worthy of close study. The decorative effect obtained l)y the u.se ol connecting walls, arched streets, and the general striving for harmony displayed throughout, make me feel that it executed the work woidd not only be individual and artistic* t)ut distinctly a])proj)riate if the arterial .system were somewhat modified. I he accomj)anying persjx'ctives illustrate his intentions far better than those submitted by any other contril)ntor, while the descriptive text comes from a thonghttnl mind thoroughly familiar with the splendid effort bountiful ( hicago is making, with such signal success, to better her jihysical and s(X‘ial conditions. If I may make a suggestion or two in closing, which I venture to do, realizing full well that 1 .shall exceed my jirerogative as a reviewer by supiilying ideas of my own, I wish to try to show that formal tree planting as an organic branch of cit\ -making is architectural and somewhat of a science — something more than the mere dotting of cnib 112 CITY RESIDEyriAL LAND DEVELOPMENT lines with shade trees. It must take into eonsideration tliose rules which insure niaxi- niuin eft'eets of scale, ])roi)ortion, and i)erspeetive; and it has therefore seemed to me that, especially in an uninterestingly flat city and its snhnrhs, the tree arrangement as well as the kinds of trees to he planted under differing conditions and in different ((uarters to make a (luarter-seetion somewhat pieturesfpie, or stately, or interesting as the case may he, is a matter that might well he dwelt upon at length. To make my point clear I also eontrihute a single diagram illustrating what I am about to deserihe, which shows what an effect of width can he given to a narrow street, without widening the road-hed or increasing the width of the j)nhliely owned area. Also attention is called to other advantages gained hy planting shade trees on the inside of the sidewalk over the customary alignment on the outside of the sidewalk. Some of these are: First (and to recapitulate so as to make the summary complete), the street perspective is vastly imj)roved. Second, the trees themselves have a better chanee for their root system to breathe and spread. Third, the lighting fixtures, fire plugs, etc., stand free and therefore j)erform their functions better; and Fourth, hy leaving the road lawn free and unobstructed there is thus i)rovided an accessible space for underground construction — pipes, wire ducts, etc., — an arrange- ment calculated to minimize the amount of necessary and costly cutting through the road-bed when new underground .systems are installed or when repairs to them have' to be made, thus leaving vehicular traffic at such times virtually uninterrupted. It is evident this arrangement does not adaj)t itself to streets bordered with shallow yards, but it is only intended for the better neighl)orhoods; and thus, automatically, variety in street foliage, perspective and scale takes place. In short, the designer slioidd not be content merely to vary his plan by laying out streets and spaces of differing widths and differing subdi- visions, but he should so space his trees, and so .select them for height and spread and character, as to sup])lement and heighten every variation in the ])lan itself. Indeed, the trees should be considered as an im])ortant and in- tegral part of the plan; and, unfortu- nately, in this eomj)etition they have not been given that thoughtful and .serious eonsideration which their ini- nien.se jiotentiality in redeeming a level tract of land demands. In my diagram I have suggested an- other thought, and that is to u.se the cellar diggings from hou.ses on both sides of the street to form terraced, ‘"inrvrt Both ahe the Same Width. Which is the Better.’ R KV I EiV S 0 F T II E P L A X S 113 walled gardens, insuring some degree of j)rivaey to their owners, while breaking np the dead level monotony of the neighborhood. But this, like other thoughts, sueh as a general color scheme, the systematic arrangement of shrubbery and flowers, the archi- tectural character of every unit from sidewalks to lighting standards and from a mere shelter to a monumental building, and especially the necessity for many protective re- strictions, would far exceed the space at my disposal. 114 CITY R E S / 1) E y T I A L LA .V I) I) E I ' E L 0 P M E X T .ESTHETIC REVIEW OE THE PLANS Hy Ihving K. Pond I MMEDIATELY upon iiiulertakin^ to review siieli a j)roposition as is ])resented in various of its phases I>y the eontrihntors to this volnine, and indeed, upon reading tlie program, one is eonseions of two distinet as|)eets of llie ])rol)lein. In presenting these different aspeets this particular prohlein is not nni(|ne among many or all of the other problems which confront one. Everywhere the earnest student of life is presented with the ideal — that which is possible of achievement or accomplishment only in an exalted state of being and environment, and the existing fact which has grown up out of mate- rial conditions, influenced and directed in many cases, ])ossibly, by an ideal. It is almost safe to assume that all outcome of human effort which now exists as fact has at some time been influenced by an idealism on the jiart of its projectors or constructors; otherwise one can hold no faith in mankind nor hope in the destiny of the race. I sp(*ak of the idealism of i)rojectors and constructors; but in viewing a sequence of related facts or material accomplishments one is struck with the part which habit has play('d in the ultimate develoj)ment ami conservation. Habit operating without knowledge or under- standing of the underlying motive for action or mains])ring of acconi])lishment is one of the greatest forces against which the idealist, or for that matter the realist, has to con- tend. Rut when one would depart from the line of existing tendencies one should be sure that one has full understanding of the source of those tendencies and a knowledge of the direction in which the stream is flowing. This broad generalization has its specific applications to the problem in hand. Were the ])roblem purely abstract, that is, one divorced from certain given and fixed surroundings, an ideal solution woidd be highly desirable as giving future workers in the field inspiration and aid not only in develo])ing a given territory but iii sha])ing the surrounding conditions to the end of a consistent and unified whole. Hut the program calls for suggestions for the development of a ({uarter-section of land located at a i)oint within easy access of the “loop district” in the city of ('hicago. This for once and all removes the general problem from the realm of the purely ideal and almost from any idealistic treatment whatsoever; for the district to be developed is bordered at j)resent on two sides by surface lines of transportation giving a j)oint of intersection and transfer, with the probability that soon the other two sides will be similarly bordered, giving transfer points — with their conse((uent noise, bustle and confusion at the four corners of the district. Besides this there exists in the surrounding territory a system of streets to which the thoroughfares within the (piarter-section must “tie up” logically and reasonably that the development shall not be a misfit but shall be integrally a j)art of the whole. An ideal city will function perfectly in its ])lan and arrangement, and a com- munity or locality to a])proach the ideal must assist in this functioning. A local devel- opment cannot be a thing apart and wholly unto itself and be morally or beautifully or functionally part of a larger organism, and unless it be all this it has no place in a modern city. What follows.^ It follows that any plan based on anything like an ideal premise will be capal)le of duplication or would fit in with any other scheme or schemes similarly REVIEWS OE THE PLAXS 115 conceived. Aj^ply this test to the tliree prize designs in this competition. Tlie three realized in conjunction wonld form an im])ossible combination for a unified city. From the first it is not possible to form a consistent double unit, — the second and third more nearly meet the conditions, but both fail in fundamental particnlars. Xnmber two creates a diagonal thoroughfare which should be basic in the greater city j)lan but which is an undesirable local feature. It wonld tend to confuse, as number three by another arrangement puriK)sely does confuse, zones of activity with zones of n'pose, arteries of business with points of social intercoiir.se. The distinction between fields of activity or of force and zones of (piiet or of re])o.se should be clearly marked and rigorously adhered to. This is fundamental to the fnne- tion and l)eauty of i)lan as well as of design. Night and day, sleeping a!ul waking, action and repose are ordained by nature and cannot be ignored in art. Along arteries of trans- j)ortation and main traveled thoroughfares, places for business, the marts, the shows, fields for noisy sports, and accommodations for all the restless activities of the com- munity should be disposed. In the (jiiiet zones should be the churches, .schools, chil- dren’s idaygrounds, the clubs, libraries, the galleries, the re.sidences, the centers of .social interconr.se. The tenement should be upon the ]>ark and not upon the noi.sy street. In a really civilized environment there will be no noi.sy street.s — l)iit for a considerable j)eriod of time they will have to be reckoned with. Definite contrasts, as between night and day, zones of activity and of repose, are demanded in other pha.ses of the exi)ression of nature as well as of human nature. Our cities generally have grown np on the rectangular or gridiron plan regardless of whether they were located upon the hillside or on the j)lain. Both hill and ])lain re])udiate the gridiron; the hill because of its impracticability and its brutality if it is made jjrac- ticable; the ])lain becan.se of the monotony of the uninterrupted vistas echoing in a way the es.sential nature of the plain. Nature craves variety, not monotony or continued reiteration. The tree in the plain is a welcome object; it interrupts the sweej) of the vi.sion. A building at the head of a .street or at an off.set in the street wonld do the same; hence short diagonals for convenience and variety and ofksets to close vi.stas are craved by the plain and sensitive dwellers thereon. The curved street as n.sed in a number of tile plans in this competition suggests contours; that is, that the curved street.s are wind- ing up around a hill to secure ea.sy gradients. This feature not only is appropriate to but is demanded by the hill, but used as a dominant motive or a jirominent featiiK* it is ina])])ropriate to the plain. The meandering walks and driveways of the paiks will echo sufficiently the meandering streams of the prairie. It is unnecessary to magnif\ them into city dimensions. In the first and .second jirize designs the curve has been n.sed in commendable moderation. Diagonals furnish the needed variety and gi^e chaiactti and strength to the third jirize design. For convenience in transportation and orienting oneself the gridiron plan with main diagonal arteries traversing it is most efftcti\c in level districts. The pattern made by .some of the plans submitted, especially when the unit is multiplied, wonld possibly be very attractive to some leisurely sk;^-tia\eki, but would result in confusing the i)edestrian not altogether at home with their intricacies. A plan dominated by curved streets will produce the effect of monotoiu as suieK as will a gridiron, aiul will engender a distinct spirit of re.stlessne.ss. A plan which func- 116 CITY RESIDES T I AL LASD DEVELOPMEST lions i)erfec‘tly for use and convenience will admit of, but nnfortnnately will not eoinpel, a heantifnl expression in elevation and j)ers])(‘etive. It is not altogether the fanlt of various of the i)lans snhniitted that one finds no expression in elevation which is in any manner above the eommon place. Outside of the first j)rize design, there is none which strikes a note of distinction, and this design fails mainly in its suggested heaviness which is of an alien type and not adaj)ted to an American domestic community. This compe- tition shonld have brought out a richer expression of the sesthetie jiha.se, a more poetical interplay of vertical motives and curves to atone for the level monotony of the plain. At least three of the i)lans contributed represent the thought of the .self-styled American school. The sociological error underlying the.se designs inheres in the idea that it is possible to compass the great, varied, j)nlsing American sjjirit within the bounds, and the extremely narrow bounds, of a purely local and individual expression. The fundamental p.sychological error nnderlying lhe.se ])lans lies not so much in the n.se of the gridiron plan as in the ex|)re.ssion of this jdan in a gridiron of three dimensions. The ])lain and the sensitive dwellers thereon repudiate this mnlti])liealion of irrecon- cilable monotony and call for the note of aspiration here and there, the dominant vertical line, and the poetical and contrasting curve. It were nngracions, even were it moral, to force the free American sj)irit to dwell in a de])ressed and dej)re.ssing cnbiform environment. The ])lanting of trees along thoroughfares and in public spaces might have received closer attention than it has in any of the .schemes pre.sented. Where tenements and residence.s are made to border lines of transportation the conditions might well be ameliorated by wide ]>arkings and jdantings. The.se natural forms are needl'd for variety and contrast just as much as are curves, and zones of quiet among straight lines, and fields of activitv. The cnr.se of onr American cities has been the narrow street with its necessary elimination of i)arkings and ])lantings — the growing living elemeiit —and an absolute domination by the artificial and dead forms of a lifeless art. This condition is to exist, however, till the sap of life begins to surge through ns; till the knowledge and desire for functional beauty, the keen (piest of vital culture, the outpouring of the indi- vidual and the community in rich, bountiful altruism, and the will and ])ower to express the s])irit in terms of living form are in.separable and fundamental factors in onr American idealism. n KV I E ir H OF THE PL A S S 117 SOnoUKJKWL REVIEW OE THE PLANS Hi/ Carol Aronovici, Director Bureau for Social Research of Philadelphia and Lecturer on Housing and Toirn Planning at the Unirersitg of Pennsyh'ania T he j)lans contaiiK'd in this voluino represent a mass of sneli varied and eontro- versial sociological ideas and ideals that it is impossible, quite as nmcli as it is unnecessary, to deal with them in detail within the limits of this discussion. All we can hojie to do is to present a more or less personal point of view of the soeial recpiire- nients of the ])lans, and indicate in what manner and to what extent this point of view found expression in the plans submitted. The i)aramoimt (piestion from the sociological point of view in the j)lanning of a specific section within the precincts of a developed commnnity, is the relation that such a development should bear to the siirronnding territory as expressed in the street layout, the civic and commnnity centers, the business buildings and the relation of the business centers to the distribution of the homes, the j)arkways and other similar town planning j)rol)lems. In the.se respects we have endeavored to analyze the ])lans before ns, rememberiTig that social and economic problems are constantly overlapj)ing and that a clear line of cleavage between these two clas.ses of ])roblenis is difficnlt to draw. RELATION OE DEVELOPMENT TO THE CITY The street layout, the location of jmblic bnildings, jiarks, jilaygronnds and all other public and semi-jinblic structures and spaces in the development of a specific area in an inten.sely urbanized commnnity must be determined by the relationshij) that this area is intended to bear to the whole. In other words, the dominant factor in deter- mining the fundamental principles o£ the jilan will depend upon the (luestion as to whether the development of the area should be carried out as an independent entity connected with the surrounding territory only where necessity demands, or whether the entire .section is to fit into the plan of the city and must be differentiated from it only in the better character of the bnildings, the more extensive provision for open and play spaces, and a more general recognition of the social needs of the peojile. In the pre.sent competition both points of view have found ample expression. A few of the jilans have compromi.sed on certain needs for individuality and isolation, while making ample provision for easy access and through traffic while the jirivacy of residential and social section of the development have been respected. The advantage of i.solating the major portion of .such a commnnity from the rush, noise, and dirt of the average city conditions cannot be denied. The providing of direct and through streets at one or two important points, however, must be recognized as an economic and .social nece.ssity in a large city. Whether this main thoroughfare is to be directly connected with an existing thoroughfare in the adjoining sections or whether it is to be jilaced at points which would make access to trolley lines and marketing cen- ters most convenient, is a matter of expediency that should be determined by actual study of surrounding projicrty. The winners of the first and third jirizes met the exi- gencies of the local condition by two distinct methods. I he former employed a more or less informal method while the latter used the diagonal system which may, in some 118 CITY R E N 1 I) E X r I A L L A X I) DEI' E L 0 P M E X T respects have the advantage over the otlier in j)oint of service, hnt devotes too large a street length to this purpose when we consider the fact that contact with the outside section, while desirable, shoidd be limited to the lowest point consistent with efficient services. In several of the plans the atteni])t to coin|)romise between a direct thoroughfare and the exclusion of as much traffic as ]jossible has residted in a street development that woidd tend to muddle rather than to direct traffic. SOCIAL ASPECTS OF A STHEPIT LAYOUT Realizing that the street system is the skeleton upon which the efficiency of the whole develoimient depends, it is necessary to base a considerable portion of our discussion u])on this main feature. An examination of the jilans shows that the gridiron system was almost invariably abandoned for other methods of street treatment. That the effect uj)on the people resulting from the monotony of the straight streets lined with houses without archi- tectural character is a social problem worth consideration is easily realized by anyone familiar with American communities. The reaction against the gridiron .system was es])e- cially emphasized by one of the comjietitors who went so far as to recommend “narrow curved streets so that the owner may enjoy the charm of apparently meandering streets.” What the social effect of this artificial and radical dejiarture will be in the future, only ex- perience can teach us. LOCATION OF PUBLIC AND SEMI-PUBLIC BUILDINGS The confusion that existed in the minds of some of the competitors regarding the social functions of main thoroughfares was amjily evidenced by the difference in treat- ment among the competitors. The prevalence of the idea regarding the use of the main thoroughfares as the logical centers for the concentration of soeial and business activities was especially striking. Whether there is any justification for centering all or a large share of the jiublic buildings about a main thoroughfare and concentrating all the cir- culation of the jieojile about a limited area is still an ojien (luestion. Whatever our oj)in- ion in this respect, however, it is (piite certain that if the public buildings devoted to the local business, government and recreation are to be concentrated, it is undoubtedly better to have them centered about a space that is not exjiosed to the indi.scriminate traffie of the outside — a condition which woidd tend to create congestion at this jioint and bring in outside elements that may not be desirable for the best interests of the community. If concentration of [lublie and senii-pnblic Iniildings and sjiaces is to be effected, they should be located at a point that would, in so far as this is possible, keep outsiders away from the main jiortion of the section. If, on the other hand, use by outsiders is contemplated, the boundary streets should be imule available for this pnr- j)ose. Such an arrangement would also furnish imposing entrance points, which would give a foreground and setting to the rest of the .section. In some instanees the location of jiublic and semi-public buildings on the boundary streets presents a social advantage that should not be overlooked. The isolation of a community in which certain desiralile conditions exist is conducive to a social exclusiveness and a minimizing of the relationshijis between the residents of diversified sections. It leads to a social snobbishness that is not desirable and hardly carries the R EV I E R 0 E T II E P L A X .S 119 lesson of iinilation of living conditions which a more intensive contact with the neigh- boring sections would ])roduce. In the case of the buildings and recreational facilities for the smaller children, however, it might be necessary to locate and plan them so as to render their use inac(‘essible to outside elements, thereby avoiding the danger from the conditions existing in the adjoining sections. As I understand it, the i)uri)ose of such a develoi)inent is not merely the local and individual value that the residents would derive, but the lesson that the practical ap- plication of advanced city j)lanning ])rinciples would teach as to the possibilities within our cities for infinitely better conditions under existing economic standards. On the whole, however, the writer is oj)posed to an indiscriminate and imsiieeial- iz(‘d concentration of public and semi-public buildings whether they be devoted to recreation, government, education or busiiu'ss. In the center of a great city or the j)laza of a community as a unit, it may be found convenient to concentrate many struc- tures at a ])oint where they would be most easily found and where they would give expres- sion to the civic j)ride of the peoj)le. In a small section, however, such as was involved in the comj)etition, concentration of the civic structures and spaces is not necessary, but detrimental to the wholesome community life of the people. The mob sj)irit in amusement centers is an enemy of the home and of society. The concentration of recreational facilities at a single i)oint intensifies the use or abuse of amusement facilities and the commercial values of such concentration are so great as to .stimulate an undue effort on the part of tho.se financially interested to detract from the home life and fo.ster the street habit. If the homes are attractive and the .sj)acing between the homes as well as their orientation is such as to make them comfortable both iji summer and winter, the effort shonhb be in the direction of increa.sing the home .staying habit of both children and adults. (’ivic centers may be encouraged in small .sectional developments, but their char- acter niu.st be (piite different from the more im])osing civic centers of the eommnnity as a whole. An open vi.sta with one important public or semi-public building, monu- ment, band stand or any other ornamental structim' located at a j)oint where it would afford the best view and lend empha.sis to the adjoining structures or open space is much more a])propriate for a re.sidential .section than a concentration of large buildings wholly out of proportion to the home atmosj)here which it is especially desirable to convey to such a development. The.se minor centers also assist in the distribution (d* the j)eople and encourage definiteness of purj)ose among tho.se seeking recreation in the ]>ublic and semi-public buildings. This distribution of amusement and recreational facilities makes necessary a definite choice in the minds of the visitors and does not encourage the dilatory j)leasure .seeking which is so characteristic of the concentration of anuasement centers. The problem of acce.ss to the.se various smaller centers is a minor one, .since the distances under the most unfavorable conditions are hardly worth considering as a factor. THE STREET IX KEL.\TIOX TO THE HOME The classification of street widths is more or less the comjM'titors have made elaborate alley provisions, as a minor street its value could not be (jiiestioned, as general in the plans and some of If the alley is to be considered long as distances between building CITY RESIDENTIAL LAND DEVELOPMENT b>0 lines are maintained in accordance with the needs of liealth, safety and comfort. When, liowever, comp(‘titors develop alley systems as secondary service streets, they are wast- ing valuable land and are creating conditions which may become a menace to the health and social safety of the ])eople. In the case of aj)artment houses the increased traffic and the congestion of population may warrant secondary or service streets, but they should be used with discretion as they are bound to become a social menace without costly lighting and police suj)ervision. In a number of instances interior courts were provided and in at least one instance the interior court was made the architectural center of the block while the street was designed mainly as a means of access. Such a development rej)resents a method of plan- ning that is consistent with the apartment house or the individual dwelling which is under common management and care. It would not be suitable for individual ownership with divided responsibility, especially because of the isolation from the public view and common use. The street is a valuable stimulant in the maintenance of high stan- dards in the outward appearance of the home and its surroundings. Only one of the competitors used the oj)en c*ourt method of grouping houses about a small plaza at the end of a street. Xo doubt the evils of the blind alley have had con- siderable to do with the hesitancy among competitors to use this method of street development. It must be conceded, however, that from the point of view of economy in land use and street maintenance and under normal social conditions this method is quite desirable, as it reduces outside traffic to a minimum and gives the largest amount of j)i*ivacy. (’enter street j)arking was used by competitors upon streets which were not intended to accomnKxlate trolley lines. The main function of center street parking on a residence street is the deadening of noises and the proper orientation of traffic. Where this is not re(|uired, it is best to increase the spaces between the homes and the street curbing in order to confine the street traffic to the farthest possible point from the house. The problems of street orientation for light and ventilation was considered by a number of comj)etitors, but only in one instance has this consideration taken a scientific form. 'Fhe relation between the heights of the buildings, the amount of vegetation and the character of vegetation to be |)lanted on the streets in order to obtain the best and (piickest results seemed to have been generally overlooked. LOCATION OF HUSIXESH CENTER From the economic ])oint of view of the residents the problems of locating the stores, especially those that deal in the necessities of life, was variously dealt with in the plans, but the discussion was mainly one of planning expediently rather than of social economy. The location of stores in the center of a develojinient such as the one proposed by the competition should be considered in the light of the jirices that generally jirevail under such conditions of exclusive trade. Hy locating the stores at a jioint where they wonld have to meet the comj)etition of stores in the adjoining territory a balance of prices could be maintained. Co-operative stores and co-operative j)urchasing wonld, of course. REVIEWfi OF rilE PLAXS 121 meet this contingency, but the probabilities for such methods of balancing prices of commodities are not sufficient to determine the location of the stores within the territory planned. The litter, dnst and noise of the business street is hardly a necessity in a com- munity which endeavors to provide ideal home conditions, and the enhancement of land values which wonld be produced by the presence of such business structures would hardly be helpful in maintaining a normal home community with ample spaces and low rental values. UECREATIONAL FACILITIES One social fact seems to have become generally accepted by all the competitors; namely, the necessity for adecpiate recreational and play facilities. In some instances a limited number of large playgrounds and a great variety of social buildings are jiro- vided, while in other cases the reverse is true. There is no plan, however, which provides for a play and recreational system consistent with the needs of the population to be accommodated on the area assigned for the competition on a basis that could be expressed in definite statistical terms. In one plan, for example, we find six large play- grounds with extensive provisions for interior gardens intended to be used in common by anumlierof families, but no mention is made of the probable number of children who might use these playgrounds. In other cases a large number of interior court i)lay grounds are provided without designating the poiiulation of an age suitable for the use of these small jn-ivate areas. If one were to select the weakest aspect of the entire mass of plans submitted in the competition, that of adequacy or inadequacy of the recreational facilities would stand out as the most apparent failure. This is due to the fact that the competitors did not have available accurate data upon which to judge of the needs of such a poi)ula- tion as they proposed to house, although they were greatly impressed with the idea of the need for such facilities. If the population in the section planned is to be determined by a fixed type of house with iiresumably a more or less limited capacity the calculation of the needed recreational spaces and buildings should not be a difficult prol)lem. It is a well-known fact that there is almost as much danger in providing recreational facilities beyond the needs of a com- munity as there is in failure to make adequate jirovisions. Playgrounds without ade- (juate e(iuii)ment and supervision have a low social value, and an excess of permanent provisions might prove financially burdensome to the community. A surprising failure to co-ordinate playground needs with jdayground provisions is to be found in the fact that some competitors idaced interior jilay siiaces in the blocks designated for small dwellings, and in the general failure to make such provision in the blocks allotted to apartment buildings and where the need for l)lay space is greatest. The private playgrountl lor small groups of homes has an alluring (piality that has had its effect upon a number of the competitors. When, however, we consider the fact that dangerous and unnecessary traffic is to be excluded from the community and that proper play supervision is to be made available, the need for such pri\ate play- grounds does not seem so great. The common use with the divided lesponsibility in the case of such play spaces and the practical impossibility of providing ade(iuate super- vision for such a large number of play spaces as this system creates, makes them impiacti- CITY RESIDENTIAL LAND DEVELOPMENT V2‘i cable for a (lcvcl()])nicnl in which pco])lc of moderate means are to make their homes. An examination of some of the plans in whieh interior i)laygTonnds are ])rovi(led shows some of these spaces to be of shaj)es and sizes that render them ])raetieally useless for the ])urj)oses for whieh they are intended. The location of ])lay sj)aces in central and eonspicnons .sections of the development characterizes a number of the ])lans. In the cases where the playj>Tounds form the back- ground or the foreground of social centers or other })nblic l)uildings and where the archi- tectural value of the.se structures warrant disj)lay, their central location is not ol)jec- tionable. The ])layground in it.self, however, is not a desirable objective point for a main thoroughfare. This is especially true of the smaller areas which should be afforded the greatest amount of privacy and protection against exj)osnre to heavy traffic .streets. vS])ontaniety is a valuable asset in efficient ]>lay. Self-con.sciousness destroys s])ontaniety. Exposure to the public gaze in })laygronnds located in traffic centers is bound to foster .self-consciousness and desire for display. ALLOTMENT CAKDEN.S The English idea of the allotment garden .seems to have impres.sed .several of the com {)eti tors. In a highly urbanized commnnity with greatly diversified needs, .social make-nj), and high land values, the allotment garden has no place. The distribution of these sj>ace.s inside the building blocks would rai.se problems of use and care that are inconsistent with the practices j)revailing in our cities. If gardens are to be pro- vided they should l)e placed in one locality and their use adapted to the demands for gartlening, but not without the possibility of using the land for play or park purposes if necessity should demand it. The whole cpiestion of “shut-in sjjaces,” whether they be j)arks, j)laygronnds or allotment gardens, is one that should be carefully weighed. The line of cleavage be- tween j)ublic and ])rivate ownership, between j)ublic and jirivate maintenance, should be sharply drawn. While I am heartily in favor of extending the bounds of public owner- ship, I am o])po.sed to common ownership that is not coupled with public responsibility; it is bound to endanger its efficiency in .serving the best interests of the people. A general consideration of the plans contained in the pre.sent volume reveals the striking fact that all tho.se who took part in the comj)etitions were con.scious of the .social significance of the development. While boulevards, greatly out of ])roportion to the area considered, and monumental buildings too costly for the j)opulation involved were suggested, practically all the .schemes submitted were fundamentally based u])on human princi])les of j)rivacy, comfort, and sanitation. The fundamental error in most of the ])lans is to be found, not in the failure of the competitors to make sufficiently varied provisions for the social life of the peoj)le, but in a failure to gauge the size and location of these provisions. Perhaps this was due to the manner in which the announcement of the competition was made, but efficient community planning re(|uires a certain amount of social mathe- matics without which costly and lasting errors are bound to occur. R EV I E\y S 0 r T II E P L A X S 123 IX'OXOMK’ REVIEW OE THE PLANS SoMK Economic Tksts and tiieik Application to the (’ompetitive Plans* Ih / HOHEirr ANDHHSON H)PE I N a (lesion for a residential suhurh sueli as tlie (’ity ('liih j)rovi(le(I for in the program of its eoinjietition, tlie eeonomie value is the jiriniary and vital test of jiractieal worth; for, unless a design is eeonoinieally feasil)le, it ean never he successfully executed on the basis of its own merits. We must conclude, therefore, that in determining the relative merits of the plans submitted the “economic yardstick” must be the first standard of measurement apjilied. All other standards as to social and lesthetic advantages (ajiart from their economic ])ha.ses) must be apiilied secondarily. There are three jirincipal factors that go to the making np of the economic value of a design for a residential area such as the quarter-section in (piestion. These are: 1. Intensity of land development. ■■i. Distribution of comnnmity objectives. ,‘b Street system. 1. Intensity of Land Development By this we mean the number of lots or house sites that have been jirovided for in a plan. The maximum economic return does not necessarily result from the maximum or from the minimum uumber of sites into which the area may be divided, but rather from the maximum -number that can be economically provided with the greatest possible community and individual advantages. Thus intensity of develojnnent I'nay be obtained in jiart by the use of a very large percentage of land in street area, which in a residential area is an economic di.sadvan- tage on account of the large extra cost in the development and maintenance, for which no commensurate return is .secured. '2. Distuibution of (’ommunity Eacilities F^very residential community should, wherever pos.sible, be provided with the following facilities: (’ommercial (shops, markets, etc.). Eilucational (.schools, libraries, etc.). Recreation (playgrounds, parks, theaters, gymnasium, etc.). Social (churches, public halls, etc.). Proper location of such facilities will materially increa.se the value of the neigh- boring properties; but, since there is a definite limit to such possible increa.se of value, especially in a residential area, concentration of these community facilities in a limited space would fail to produce the maximum land value for the entire communit^ . Therefore, the problem is to determine what distribution will jiroduce the greatest <‘Conomic benefit for the community as a whole. *I'or tal)iiliite:li traffic. (c) (’onvenience of internal coniinnnication. id) Street .section e en- tirely ba.sed upon the results determined by the measurement of the.se traffic* n(‘eds. In this way and onlit in this way will it be ])ossible to determine the most c'conomic stiret .sections. Any other proc*c'dure is certain to resnlt in either the usually adojitc'd waste- fully excessive amount of improvcal road surfac-e (a rc'snlt which is always sc'cured at the ex|)(*n.se either of the possible jilanting arc'a, or of the size of the site's of the individual plots), or in an uneconomic deficiency in the amount of imjirovc'd road surface which means of c-our.se a resulting mu'conomic c’ongc'stion of traffic. It is evident after a study of the competitive plans that not more than three, jirobably only two competitors have taken any account of this vitally imjiortant as|)cct of the jiroblem. It might be R E VIEW S 0 E T II E P L A A' R 1*25 said in their behalf, liowever, that the time whieli the eoinpetitors eoiild afford to give to the work of the eoin])etition may a(‘eoimt for the ignoring of this phase of the j)roblem. Since, liowever, the street section j)rol)lem has been so generally disregarded by the eoinpetitors, I have omitted the specific discussion of the jilaiis from this standpoint. It should be noted here that, in considering the eomjintations as to the cost of the various comjietitive designs, it must be borne in mind that the greatest eeonomie value is not necessarily resultant from the greatest or from the least exjienditnre, but rather from expenditure which will produce the most permanent value for the least financial outlay. For tliis reason, and because of the imjiossibility of briefly comparing jilans which differ so widely in the emjihasis they jihiee uj)on the various fimetions of a residential eommnnity, we have only partially used cost eomjiarisons in this review. Complete cost data, however, have been furnished in the appended tables for those who care to study more closely the relative costs of the designs. (See pj). bS4-l,S8.) The application of the foregoing economical tests in measuring the probable hypo- thetical values created by each of the competing designs brings ns to the following conclusions: Plan No. 1 , by Wilhelm Heknhahd This plan has secured 1'2()7 sites of an average individual dimension of '28 x KK), without any very serious sacrifice of other essential advantages, although part of this intensity of development is due to long rows of attached houses, together with many houses not attached hut undesiraldy close to one another, restricting their outlook to front and rear. This perhaps could have been avoided had a lesser area been assigned to iiublic use, and to jirivate “interior parks." .V glance at |)lan No 1 immeiliately disclo.ses the fact that the community objectives are located largely in the lower central portion of the (juarter-section, thus creating a high degree of concentration of interest — considerably at the expense of the upper portion of the design. While it is true that a certain degree of concentration of the.se units makes for efficiency and interest, a wi.ser distribution of them than is .shown in this design would probably mean a greater economic value to the community as a whole. Were these facilities more centrally located, even if as concentrated as shown, greater land value would have been created in this plan. .\s a minor consideration, it perhaps should be noted that the amount of land a.ssigned to the.se com- munity objectives, especially to the buildings, seems disproportionate to the needs, and particularly to th.e financial ability of a community of this type and size. It would .seem, therefore, that the assigning of less area for pidilic space and more tor the individual houses (the provision of which is, after all, the [irimary object in a resitlential community) would have better proportioned the units of the development. In the problem given, we must assume that the two car lines are of eijual importance; therefore, the natural tendency of the population would be to travel in the shortest line possible towartls the intersection of the.se car lines. Plan No. 1 doe.s not permit thi.s. ( onseipiently, it seems to be artificially thwarting the natural economic tendency. One feels that the well-conceived arterial looped thoroughfare or avenue would have better .served the community by having its ends rest upon the two car lines. For the most part the plan is especially effective in permitting direct acce.ss to the two car lines. The street system is somewhat disadvantageous because of the through traffic invited by two ti attic .streets in one direction and by three in another. Plan No. ' i , by .\kthuk ('. ('omey ■Applying first the economic test of the intensity of land development w'e find that plan No. '2 has 1155 hou.se sites, with a dimension of :17 x 100, which is approximately the average of all the designs submitted. C I T Y R E S 1 1) E X T I A L L A X D DEV E L 0 P M E X T This in itself may l>e considered as a partial justification of the intensity of the .\N Xo. 4, BY Riddle ,\nd Riddle .\lthough Plan Xo. 4 uses one of the largest lot units, i.e., approximately oOxlOO feet, yet it .secures nearly lOOO lots, but accomplishes this intensity of develo|)inent by means of an extensive and consecpiently ex- pc'nsive amount of street arc*a, also at the ex|)C‘nsc' ot a considc'rable pcTcc'ntage ()1 the possible' amount of light and sunshine, and the c-reation of a large number of unhygienic north exposures. Moreover, it provides an inadecpiate amount of park and playground space as determiiu'd by the maximum economic advantage. The community objectives are well located, becau.se of the ecpial convenience which their sites provide to all parts of the ciuarter-.section. It is po.ssible that the grouping of the shops around the .sciuare would be more of an advantage than would be the ca.se were they located on the car lines, but this is doubt fid, since the car-line location would be using sites less desirable tor residential purposes, ami much more desirable for busine.ss purpo.ses. The street .sy.stem in this plan with respect to the external objectives — the car lines — is convenient for not more than one-half of the {irojierty. Since the part lor which it is inconvenient is the most distant from the two car lines, this street .system is especially disadvantageous economically. In rt'lation to the internal or community objectives, the highways make for almost the maximum pos- sible convenience, but have the disadvantage of inviting a very large amount of through traffic, which is disadvantageous for a residential community. Pi..\x Xo. 5, BY Albert Stuur Plan Xo. j has an average lot unit of approximately 4.5 x 100 feet. This is fairly liberal, and yet O.Vi sites are secured. Considering the size of the unit, this number is a very intensive develojimeut. It is secured 1^28 r/7’}' R E S f I) E X T I A L L A X I) D EVE 10 PM EXT partly by the use of interior courts, which although charming architectural units, are |)rohahly econom- ically unsound, because of being confined to one direction of egress and ingress — an inconvenience not likely to be tolerated by the Americ’an public. The arrangement also is disadvantageous for the reason that it brings the rears of the houses too close together, although it does provide for a charming interior park, which wonld have a large economic value were it not for the inconvenience in the arrangement just mentioned. The distribution of community objectives seems to be conceived in a manner to produce very nearly the maximum economic advantage. 'I'he stores on all corners, with the group of stores at the intersection of the car line, which is a most important external objective point, is certainly a correct principle. The location of the major interior objectives in a central position, equally convenient to all parts, is also well planned, as are the churches in opposite corners of the property. The street .system is especially good, from the standpoint of convenience to the two car lines, and (piite as good with reference to the internal community objectives. From the standpoint, however, of through traffic, the .system is unfortunate, as there are six through thoroughfares cro.ssing the property in two directions — that would be exceedingly disadvantageous to a re.sidential community from the economic standpoint. Xo. (i, UY Robert Kixcery 'I'he intensity of land development in Plan Xo. (5 is .secured through an ex|)en.sive and wasteful street .system, which yields no compen.sating advantages. The commnnity objectives, however, are conveniently located, while the street system provides for comf)aratively little through traffic, and a fair degree of convenience to external objectives. Pl.vn Xo. 7, BY Eix;.\k fl. L.\wrexce 'I'he high degree of intensity of this plan is shown by its l'"2'24 lots, with their average dimensions of x too feet, and is commendable, yet this intensity has been accomplished at the lowest co.st of any of the plans submitted, ft has not .secured this result at the .sacrifice of park and playground s[)aces, which are situated in such a way as to enhance land values very materially. 'I'he arrangement of hou.ses .secures for many the maximum po.ssible exposures. 'I'herefore, the intensity has not been achieved at the expense of smdight and air. 'i'he di.stribution of community objectives along the boundaries of the (|uarter-.section is certainly rle.sirable as far as the commercial units are concerned; but it is iui|)robable that for aii area of this size such a large percentage of community features wonld be economical. 'I'herefore a location of these commercial objectives along the two car lines, instead of on all sides, would .seem to be the better de.sigu. ft is especially good designing from an economic standpoint that the non-commercial community objectives are splendidly distributed to .secure a high economic value. 'I'he street system of this plan, from the standpoint of convenience to the external objectives or car lines, is only about one-third as efficient as the theoretical ideal which would project all blocks ami streets per- pemlicular to the car line, were other considerations not more important. 'I'liis point is the only major economic deficiency of this design. From the .standpoint of the convenience of reaching by this street .system the interior objectives, we find a very high degree of efficiency, and therefore of economic wt>rth. .\gain, this de.sign has accepted the definite hypothesis stated in the introduction, i.e., that the through thoroughfare is economically detrimental to a residential area as this plan has only two streets that would have any tendency to invite cro.ss traffic, and, even if invited, such traffic would be negligible on account of the extent of detour involved by the eentral public space — a detour which would, of course, be saved by the u.se of the thoroughfares flanking this (piarter-section. Pl..\X Xo. 8, BY ('u.\KI.ES A. 'I'lRKELL 'i'he intensity of tlevelopment for Plan Xo. 8 is measured by the 124'"2 lots of an average dimension of .SO X 100 feet. 'I'he co.st unit for this intensity was one of the lowest of any of the designs. .Vn examination of this plan shows that the intensity has not been secured at the economic expense of n Eli E IV S 0 E T II E P L J \ S 1 ^ 2 !) the park and |)lay"r<)uiui space, the distance between lioiises, or an excessive street system. It has, how- ever, t)een in part secured by the nse of the undesirable attached dwellings, and the consecpient lo.ss of a considerable |)erceidage of the possible light and air, and the provision of a large miinber of houses with northern ex|)osnres for half of their bedrooms. The distribution of comnnmity features in this plan is economically very satisfactory. They are dis- tril)uted in a way which certaiidy tends to .secure the maximum community value. The location of the stores at the intersection of the car lines is undoubtedly the most economic arrangement, .since the prospective purchaser will find the site of the.se stores, no matter which car line is used, convenient both going to and coming back from the city. The street system of this plan is economically very fortunate, since it is so designed as to enable residents to reach the car line with almost a maximum degree of convenience, and also to reach all the internal or community objectives with even a greater degree of fa<‘ility. From the standpoint of discourage- ment of through traffic, this is decidedly one of the best |)lans submitted, as it would almost completely aceomidish this end. This plan is al.so ingenious and distinctive for several minor features — especially its |)icture.s(pie, informally designed street .system, which would form a very valuable p.sychological relief to the formal monotony of the city plan, and which would con.secpiently have a considerable economic value. The location of the central park is ideal, and .seems to be very nearly of the .size that would be most advantageous, and at the .same time economically feasible. Had th is plan u.sed a le.ss inten.se develoimient, combined with a more hygienic and jest hetic arrange- ment of hou.ses, it would certainly have been one of the be.st designs, from the economic standpoint. 1*L.\N Xo. !), BY (i. (\)NK This |)lan has an economic degree of intensity, the large cost of which does not |)rovide commensurate advantages. It has recognized the economic advantage of locating busine.ss at the intersections of the car lines. It has also well located centrally its community objectives. .Vlthough its street .system provides for an economic acce.ss to both the external and internal objectives, it does .so at too great an expen.se of the through traffic, which it everywhere facilitates. l’l..\N Xo. 10, BY I’lIKLFS WyM.\X This plan shows its intensity of develo|)inent by its 10(50 lots of an average of x 100 teet. Ibis intensity is accomplished by the u.se of a large [)ercentage of the multiple dwellings, and by the tact that they are placed in almost contimious rows. This is belie\ed to be less economic than the same plan might be with a le.ss inten.se development. It must be noted, however, that the.se rows are in most instances very much relieved by frecpient setbacks, which considerably increase tlie amount of sun, light and air, which is such a large factor iu determining the economic value of a house. It should also be noted that the intensity of development has been accomplished at a relative unit cost which is very high — amounting to almost .>() per cent more than the standard (^liicago (piarter-section. ^^e find here al.so, as in many other |)lans, a large percentage of hou.ses with due north ex[)osures. In the location of the community objectives, the schools’ site and library are economically well cho.sen as are al.so the store conveniences on the four corners. It is probable, however, that the amount ot space a.ssigned to stores is greater than the needs of tliis community, and therefore uneconomic. As a whole, it must be considered that this plan is one of the be.st, from the standpoint of getting the maximum community value from the location of its public buildings and park. The street .system is excei)tionally good, from the standpoint of convenience to objectives of the car lines and their point of intersection, facilitating almost the minimum time radius from all hou.se sites to car lines. Regarding convenience of internal communication to the main community objectives, this plan is again excellently arranged, since all these objectives are conveniently and siinjily reached from any |)oint on the propertie.s. An effort here seem.s to have been made with a considerable degree of .success to pre- 180 C I T }' R E S 1 1) E X T I A L L A X 1) D E V E L 0 V M E X T vent llirough traffic, except for the diagonal thoroughfares — tlie central circular park would not pre- vent the creating of two diagonal thoroughfares, since the length of these avenues from corner to corner would still be materially left as the sum of the two sides of the (piarter-section. Furthermore, a large con- gestion of through traffic would he likely to arise from time to time because of this circle and its intersecting thoroughfares. Such a result, it is .self-evident, would he uneconomic. No. 1'-2, by Axdkh.son .vxd Rkecek The intensity of development of Flan No. 12 is shown, in part, hy the fact that it has 1072 hou.se sites of au average dimension of 40 x 100 feet. A large |>art of the intensity of this plan is due to the use of a multi|)le hou.se. This is very desirable economically, when oriented .so as to avoid one exposure ap|)rox- imately due north, and to create as many exposures as po.ssihle which are due east and west. This broad rather than deep house avoids the use of dark interior rooms, and the .skylight arrangement. This plan has ignored the economic disadvantage of the multiple hou.ses which are placed to give due northern exposures. The intensity of this plan is also gotten at the expen.se of the economic advantages of park and playground spaces, which are decidedly too few. ■V high economic value has also been .secure«l by a well chosen location of community objectives. Here again the .stores and busine.ss buildings are, as in many other designs, placed on the outside corners of the (piarter-section. The .same :onals as through thorouglifares. If this liowever, eouhl not be aeeoniplished, the scheme would be uneconomic from a residential standpoint. The splendid relation which this .system has to the abutting street .system and the (’hicago plan, though highly etlieient from the municipal .standpoint, facilitates all too readily entrance into the property from every direction. As to the convenience of reaching the car-lines from all hou.se sites, the street .system is again most ad- mirably arranged. In a similar way it reaches all of its interior objectives so simply and cpiickly. These advantages are extremely valuable, and tend to materially raise the economic value of the community as a whole. I’lAN No. 14 I5Y \VlLM.\M II. SCUUCH.XKUT The intensity of development of this plan is accom|)lished at a cost of almost 50 per cent more than that of the standard ('hicago (piarter-sections. It sacrifices the park and playground amenities to its house sites, in what seems to be an uneconomic manner. The distribution of its community objective is inade(inate, being too centralized to produce the maximum land value. The store sites at the corners, however, are economically advantageous. .Vlthough the .street system provides a fairly com|)rehensible and simple means of reaching external and internal objectives, it is decidedly economically unfortunate betause of its numerous cro.ss thoroughfares. 1*L.\X Xo. 15, HY MorELL .\XD XlCIlOLS The low intensity of the develo|)ment of this jdan is shown by the fact that it has only 777 house sites, although they average the liberal dimension of 50 x 100 feet. It is doubtful whether such a small num- ber of sites can be economically used for the average ('hicago families, where the cost of land must be con- sidered. Further, in spite of this uninten.se development, the hon.se sites are without anywhere near the amount of playground space which would be economically advantageous, d'hey also have a large number of houses, with a northern exposure'. The distribution of the interior objectives is fairly well calculated to j^roduce a large increase in land value. The .store locations are certainly well chosen, and materially aid in producing a large total land value for the community. The street system, except for the failure to extend one .street to the car line, is almost perfectly arranged to assure the minimum time radius to the.se car lines Irom all house sites. 1 his is one of the features that contribute .so largely to creating the maximum land value. Regarding the convenience of reaching internal objectives, the plan is not quite .so tortunate, although it is very good except for two limited areas. The plan is also fairly good from the standpoint of the di.scouragement of through traffic. Its chief effect lies, however, in having connected the diagonal avenue through the civic center with two bounding streets — this is certain to divert considerable traffic through the community. Flan X'o. 1(>, ry ('hakles II. Ra.msdell Flan No. l(i is almost negligible from an economic standpoint, since it only has 594 house sites; although it must be admitted that the.se are of liberal dimensions. The co.st of land wonld make this development difficult for anywhere near the family of average circumstances in ('hicago. The park area is also uneconomic in its distribution and arrangement. The distribution of the community features is very good, however, and tends to create the maximum land value from this .source. The street system is uneconomic, first, because of its excessive co.st; secondly, becau.se of its lack of simplicity. The external objectives are only conveniently reached by part of the i)roperty, but the internal objec- tives are (piite readily accessible. "^I'lie whole plan would be likely to create a certain amount of thiough traffic, which is especially disadvantageous. CITY R E S 1 1) E S r I AL L A .V 1) 1) E V EL 0 P M E X T Plan No. 17, uy Alfred B. Yeomans Plan No. 17 lia.s a higli degree of inten.sity — 1.S41 lot.s, ‘■Z'i x 100 feet. Althougli this lot unit is small it is probably mneb nearer what is eeonomieally feasible than that provided in nearly all of the other designs. This intensity of develo|)inent is not secured at the e.xpense of the park and playground amenities, which is all the more economie and commendable. Perhaps, however, there is an economic loss through the failure to create a large central park space, which tends to have a welding effect socially — resnlting in the [)rodnction of high land values. The community objectives of this pro|)erty are well located with a view to distributing land value and increasing the total land value, except in the locations of the stores, which wonhl be nndonbtedly more eco- nomic located along the car-line margins of the property, since in their present location they depre.ss values from the residential standpoint. d'he street .system facilitates fairly well the a|)proaching of the car-line objectives, although there .seems to be a need of more streets running to the easterly car lines. The community objectives are very conveniently reached from nearly all house sites, which is a large economic advantage, and materially increases the individual site value. 'Fhe diagonal thoroughfare, and the two other cro.ss thoroughfares are, as we have .shown heretofore, disadvantageous in a residential area. Plan No. 18 , by Brazek and Robb The inten.sity of hou.se site, is surprisingly great, considering the very exce.ssive provision made for community features. It .seems also to be largely accomplished without the use of the multiple dwellings with northerly exposures. It also creates a high economic value through its splendid block treatment, with very liberal interior playgrounds, and with its architectural arrangement of building location. The fact, however, that this design would cost 75 per cent more than the Chicago standard (piarter-section makes it of doubtful economic advantage, as far as the average Chicago family is concerned. If, however, a le.ss liberal treatment of the comminuty objectives was provideil, nearly loOO hon.se sites could be provided in this general .scheme, and .so perhaps be made economically justifiable. The distribution of commnnity objectives, except for the position of the four rows of stores, within the property, would tend to create a high economic advantage from this standpoint. The street .system is highly efficient economically, from the standpoint of conveniently reaching the internal objectives, but is un.satisfactory from the standj)oint of conveniently reaching the external objectives. In so far as it encourages through traffic on the diagonals, and on .some other streets, it is economieallv un.satisfactorv. Plan No. 1!), by Marcia Mead 'I'he inten.sity of land development is .secured at an exc-essive cost and a very high percentage of street area. The design contains !)H(i lot.s, of an average dimension of 88 x 100 feet. It is commendable that this inten.sity is accomidished while, at the .same time, each plot is |)rovided with an interior playground. The distribution of community objectives is economically good, since it tends to create the largest land value at a point most distant from the intersection of car lines, which has the largest nucleus of land values to start with. Probably the amount of space a.ssigned to the.se objectives would be found to be economically exce.s.sive, and a .slightly wider di.stribntion to be more advantageous for increasing the total land value of this area. The u.se of stores at the point most distant from the intersection of the car-line, as well as in a .social center, is decidedly disadvantageous, and, therefore, would cause a very definite lo.ss in jxi.ssible land value. The street system has the economic merit of simplicity, which means convenience and efficieney in get- ting between the different parts, and is eijually convenient from the standpoint of making all hon.se sites very convenient to the social center. R K VIEW S 0 F r II K P L A X S 183 EXPLANATION OF THE TAHLES The tables (pp. 134-137) are worked up and based on the following assumptions: First. -Ml marginal streets are .supposed to have been fully cleveloped so that the figures in the tables do not include any sidewalk, street pavement, curb, parking, lot frontage, or any other item for the marginal streets. Second. .Ml streets where curbing has been .shown have been assumed to have an 18-inch gutter on both sides of the streets or adjacent to atiy curbs shown, so that in order to obtain the full street area within the curb lines the linear feet of curbing .shown in the table must be multiplied by 1}^ feet, reduced to scp yds. and added to the amount or area of street paving .shown in the tables. Third. All park areas listed in the table include the parking or planting strips along the streets, all playgrounds or other open spaces, and the gro.ss area of all lots containing buildings of a public nature; no deductions have been made for the areas of the buildings. Fourth. The item of “sidewalks” includes all .sidewalks along the streets and such walks as deflect from the streets to atford acee.ss to the fronts of houses or lots. The item “high- ways” or “pavement” includes all streets and any roads defleet- ing from them to affonl access to hou.se or lot fronts. Fifth. The item of .service roads includes all walks or drives not .specified in the precelay- grounds. The Service Roads were included for the reason that in most ca.ses they bound the parks or playgrounds and .so can and .should be considered as forming a part of them and in other ca.ses where they do not bound the parks, etc., they separate the houses and lots and so tend to give a greater social value to the property. KEY TO NUMBERS OF PLANS IN THE TABLES S. Chicago .Standard Quarter Section 1. Wilhelm Bernhard 2. .\rthur C. Comey 3. .Mbert Lilienberg and Mrs. Ingrid Lilienberg 4. Riddle ami Riddle 5. .Mbert Sturr (i. Robert Kingery 14. Win. 11. Schuchardl 7. Etlgar II. Lawrence 15. Morrell and Nichols 8. Charles Tirrell If). Charles II. Ramsdell 9. G. C. Cone 17. .\lfred B. Yeomans 10. Phelps \\yman 18. Brazer and Robb 12. .\nder.son and Reecer 19. Marcia Mead 13. Louis II . Boynton 20. Roliert .\nder.son Pope •The actual width of the marginal or boundary streets of the quarter section is 66 ft. The 60 ft. width used by the author does not, however, in any way invalidate his comparative figures. — The Editor. 184 CITY RESIDEyriAL LAND DEVELOPMEST Table I Quantities Plan No. Paving Sq. Yds. Curbs a Lin. Feet id Gutters Stj. Yds. Sidewalks Sq. Yds. Service Roads Sq. Yds. Parks and Play Sq. Yds. Sewers Lin. Feet s 72,639 49,038 8,173 32,456 50,332 18,480 1 81,063 49,930 8,322 29,622 10,618 212,136 20,000 2 54,088 56,220 9,370 34,268 8,462 147,539 23,000 3 70,412 66,006 11,001 49,190 25,570 141,901 29,425 4 82,598 51,230 8,539 26,541 40,196 58,238 23,700 5 52,583 45,754 7,615 26,294 168,161 22,300 6 64,097 63,460 10,577 42,996 1,889 226,267 19,500 7 44,435 47,930 7,988 7,808 4,543 166,543 27,100 8 48,248 41,530 6,922 25,303 236,436 20,000 9 60,436 52,729 8,788 34,648 48,468 135,419 22,610 10 84,942 48,400 8,067 29,800 44,489 161,870 28,490 12 80,241 53,760 8,960 38,555 28,191 117,863 27,000 13 78,634 82,363 13,727 30,707 104,448 34,440 14 106,608 59,796 9,966 41,867 13,278 78,533 22,960 15 87,804 36,991 6,165 19,966 29,090 147,747 20,080 16 80,226 54,622 •9,103 29,571 26,800 154,014 20,900 17 78,859 59,706 9,951 26,963 15,085 273,387 23,200 18 116,604 69,500 11,583 36,959 25,587 300,996 21,640 19 112,082 54,511 9,085 39,235 4,633 215,986 24,615 20 55,928 36,477 6,080 29,896 29,150 271,414 16,184 Table II Gross Costs of Improvements Plan No. Paving $1.77 Sq. Yds. Curb & Gutters $0.75 Lin. Ft. Sidewalks $1.35 Sq. Yd. Service Road $1.25 Sq. Yd. Parks & Plaj' .$0.20 Sq. Yd. Sewers $1..")0 Lin. Ft. 4'otal Cost Rel. Costs s 128,571.03 36,778.50 43,815.60 10,066.40 27,720.00 246,951.-53 1.00 1 143,481.51 37,447.50 39,989.70 13,272.50 42,427.20 30,000.00 306,618.41 1.24 2 95,735.76 42,165.00 46,261.80 10,577.50 29,507.80 34,-500.00 2.58,747.86 1.05 3 124,629.24 49,504.50 66,406.50 31,962..50 28,380.20 44,137..50 345,020.44 1.40 4 146,198.46 38,422.50 35,830.35 50,245.00 11,647.60 35,5.50.00 317,893.91 1.29 5 93,071.91 34,315..50 35,496.90 33,632.20 33,4.50.00 229,966.51 0.93 6 113,451.69 47,595.00 58,044.60 2,361.25 45,2.53.40 29,2.50.00 295,955.94 1.20 7 78,649.95 35,947.50 10,540.80 5,678.75 33,308.60 40,6.50.00 204,775.60 .83 8 85,398.96 31,147.50 34,159.05 47,287.20 30,000.00 227,992.71 .93 9 106,971.72 39,,546.75 46,774.80 60,585.00 27,083.80 33,915.00 314,877.07 1.28 10 150,347.34 36,300.00 40,230.00 55,61 1.25 32,374.00 42,735.00 357,.597..59 1.45 12 142,026.57 40,320.00 52,049.25 35,238.75 23,572.60 40,500.00 3.33,707.17 1.35 13 139,192.18 61,772.25 41,454.45 20,889.60 51,660.00 314,968.48 1.28 14 188,696.16 44,847.00 56,520.45 16,597.50 15,706.60 34,440.00 3.56,767.71 1.45 15 155,413.08 27,743.25 26,954.10 36,362.50 29,-549.40 30,120.00 306,142..33 1.24 16 142,000.02 40,966.50 39,920.85 33,500.00 30,802.80 31,3.50.00 318,-540.17 1.29 17 139,580.43 44,779.50 36,400.05 18,856.25 ,54,677.40 34,800.00 329,093.63 1.33 18 206,389.08 52,125.00 49,744.65 31,983.75 60,199.20 32,460.00 432,901.68 1 .75 19 198,385.14 40,883.25 52,967.25 5,891.25 43,197.20 36,922.-50 378,246.-59 1.53 20 98,992.56 27,357.75 40,359.60 36,437.50 .54,282.80 24,276.00 281,706.21 1.13 R EV I E\V H 0 E r II E R LA X S 135 Table III Percentages Plan No. Pavement Curbs and Glitters Sidewalks Service Roads Parks and Playgrounds Private Lots s 9.822 1.105 4.388 6.805 77.880 1 10.960 1.125 4.005 1.435 28.682 53.793 2 7.313 1.267 4.633 1.144 19.948 65.694 3 9.520 1.487 6.651 3.457 19.186 59.699 4 11.168 1.154 3.589 5.435 7.874 70.780 5 7.110 1.031 3.555 22.737 65.567 6 8.666 1 .430 5.813 .255 30.593 53.243 7 6.008 1 .080 1.055 .614 22.518 68.725 8 6.524 .936 3.421 31.968 57.151 9 8.171 1.188 4.685 6.553 18.309 61.094 10 11.485 1.091 4.029 6.015 21.886 55.494 12 10.849 1.211 5.213 3.812 15.936 62.979 13 10.632 1.856 4.152 14.122 69.238 14 14.414 1.347 5.661 1.795 10.618 66.165 15 11.872 .834 2.700 3.933 19.977 60.684 16 10.847 1.231 3.998 3.624 20.824 59.476 17 10.662 1.345 3.646 2.040 36.964 45.343 18 15.766 1 .566 4.998 3.460 40.697 33.513 19 15.154 1.228 5.305 .626 29.203 48.484 20 7.562 .822 4.042 3.941 36.697 46.936 Table IV Lot Data Plan No. No. Lots Inside No. Lots Marginal No. Lots 4'otal Frontage Inside F rontage Marginal Frontage Total .\v. Front Inside Av. P'ront Total s 1,344 192 1 ,.536 33,600 4,800 38,400 25.00 25.00 1 1,064 203 1,267 33,785 5,160 38,945 31.76 30.73 2 887 268 1,1.55 33,515 9,100 42,615 .37.78 36.90 3 1,086 336 1,422 31,3.55 8,070 39,425 28.87 27.72 4 728 260 988 23,615 8,.580 32,195 .32.43 32..58 5 753 199 952 31,7.50 8,420 40,170 42.16 42.19 6 647 130 777 28,800 4,800 33,600 44.51 43.24 7 992 232 1,224 43,240 9,040 52,280 43..58 42.71 8 943 299 1,242 29,315 9,490 38,805 31.08 31.24 9 842 225 1,067 40,6.55 8,300 48,955 48.27 45.88 10 776 284 1,060 31,420 8,280 39,700 40.49 37.45 12 826 246 1,072 28,790 6,940 35,730 34.85 33.33 13 1,000 384 1,384 43,000 7,920 .50,920 43.00 36.79 14 1,008 230 1,238 28,290 5,940 34,230 28.06 27.65 15 549 228 777 25,774 7,910 33,684 46.95 43.35 16 384 210 594 23,6.55 7,620 31,27.5 61.60 52.65 17 1,056 285 1,341 30,105 5,790 35,895 28.51 26.77 18 736 236 972 23,580 5,740 29,320 32.04 30.16 19 800 186 986 33,.5.50 7,. 520 41,070 41.93 41.65 20 724 1 2.59 983 24,044 7,888 31,932 33.21 32.48 186 C I r }’ R K S 1 1) E y T I A L L A X 1) DEV E L 0 P M E X T Table \’ Distribution of Areas and Costs Plan No. Highwa}' Area Per Lot. Sq. Ft. Park & Play Per Lot. Sq. Ft. Average Lot. Sc]. Ft. AreaChargeable to Eaeh Lot Land Cost Per Lot Impr. Cost Per Lot Total Cost Per Lot s 004 294 3,375 4,333 S248.71 SI 00.71 S409.42 1 921 1,507 2,820 5,254 301.58 242.00 543.58 2 827 1,158 3,778 5,703 330.80 224.02 554.82 3 989 898 2,505 4,392 252.10 242.03 494.73 4 1,438 530 4,708 0,730 380.05 321.75 708.40 o 818 1,589 4,584 0,991 401.28 241.50 042.84 () 1,384 2,021 4,501 8,500 491.09 380.89 872.58 7 470 1,224 3,737 1 312.08 107.30 479.38 8 583 1,713 3,003 5,359 307.01 183.57 491.18 9 1,285 1,142 3,811 0,238 358.00 295.10 053.10 10 1,420 1,374 3,484 0,278 300.30 337.35 097.71 12 1,309 989 3,910 0,208 350.34 311.29 007.03 13 800 079 4,299 5,778 331.00 227.57 559.23 14 847 571 3,557 4,975 285.57 288.18 573.75 15 1,057 1,711 5,199 8,507 491.75 394.00 885.75 10 2,207 2,300 0,707 11,274 047.13 530.20 1183.39 17 878 1,835 2,250 4,903 284.88 245.41 530.29 18 1,700 2,787 2,295 0,848 393.08 445.37 838.45 19 1,500 1,971 3,273 0,750 387.45 383.01 771.00 20 1,108 2,485 3,178 0,771 388.00 280.58 075.24 Table \l Relative Areas and Costs Plan No. Highways Parks and Playground Total Lot Area Land Charge Per Lot Impr. Charge Per Lot Total Charge Per Lot Economic Factor Social Factor S 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1 1.100 4.21 .091 1.212 1..500 1.359 1.047 4.425 2 .785 2.93 .843 1 .330 1.394 1.302 .800 3.101 3 1.007 2.82 .707 1.013 1.509 1.201 1.149 3.327 4 1.127 1.10 .909 1 ..5.54 1 .940 1.532 1.035 1.9.55 5 .744 3.34 .842 1.013 1.503 1..570 .704 3.341 0 .924 4.49 .083 1.970 2.370 2.173 1.035 4..533 7 .049 3.31 .882 1.2.54 1.041 1.148 .530 3.399 8 .083 4.09 .734 1.230 1.142 1.189 .708 4.097 9 .857 2.09 .784 1.439 1.830 1.038 .914 3.0.53 10 1.151 3.22 .712 1.449 2.099 1.774 1.080 4.091 12 1.103 2.34 .809 1.433 1.904 1.009 1.124 2.904 13 1.143 2.07 .889 1.334 1.410 1.375 1 .083 2.075 14 1.442 1 .50 .849 1.148 1 .793 1.471 1 .394 1 .824 15 1.103 2.93 .779 1 .977 2.451 2.214 1 .002 3.513 10 1.105 3.00 .704 2.002 3.337 2.970 1.040 3..502 17 1.099 5.43 ..582 1.145 1.527 1.330 1.018 5.731 18 1 .580 5.98 .430 1..580 2.771 2.170 1 .4.53 0.489 19 1 .499 4.29 .023 1..5.58 2.387 1.973 1.411 4.383 20 1.008 5.39 .002 1 .502 1 .783 1 .049 .810 5.971 REVIE JV S 0 F T II E P L A X S 137 Tablk \'1I Costs per Scjuake Foot of Lot Area Plan No. Hiphwaj's Parks and Playgrounds Service Roads Sewers Private Lots Total Costs Land Improve. Land !inj)rove. Land I inprove. s .0113 .0403 .0050 .0010 .0054 .0574 .1213 1 .0172 .0017 .0300 .0110 .0015 .(M)37 .0084 < ( .1924 2 .0105 .0421 .0174 .0007 .0010 .0024 .0079 U .1454 3 .0170 .0000 .0185 .0071 .0034 .0080 .0111 U .1831 4 .0120 .0408 .0004 .0025 .0044 .0106 .0075 i i .1485 5 .0102 .0373 .0207 .0080 .0080 < ( .1416 () .0172 .0018 .0330 .0128 .0003 .0007 .0083 H .1915 7 .0008 .0273 .0188 .0073 .0005 .0012 .0088 n .1281 8 .0112 .0417 .0320 .0127 .0080 i 1 .1639 5) .0132 .0475 .0172 .0000 .OOOl .0149 .0083 .1712 10 .0172 .0014 .0232 .0088 .0002 .0150 .0116 .2008 12 .0157 .0550 .0145 .0050 .0035 .0084 .0096 u .1706 13 .0138 .0520 .0138 .0045 .0112 u .1533 14 .0134 .0050 .0002 .0035 .0016 .(M)38 .0071 u .1619 lo .0140 .0520 .0180 .0073 .0037 .0090 .0074 u .1703 10 .0155 .0503 .0108 .0078 .0035 .0085 .0079 u .1768 17 .0108 .0731 .0408 .0181 .0026 .0062 .0115 ( < .2355 18 .0382 .1382 .0007 .0270 .0059 .0134 .0146 ( < .3634 10 .0204 .0003 .0350 .0138 .0008 .0019 .0118 n .2440 20 .0152 .0534 .0448 .0173 .0048 .0116 .0078 i i .2123 Table VIII Rental and (’arrying Charges Plan No. Total Cost of Lot Cost of House Total Cost Hou.se and Lot .Annual Charge 10‘>o of Cost Monthly Charge Relative MonthlyCharge Monthly Ch’j;. per .$HKI (trig. Cost of House S 409.42 1800 2209.42 220.94 18.41 1.000 0.833 1 543.58 i i 2343.58 234.36 19.53 1.060 U 2 554.82 U 2354.82 235.48 19.62 1.065 u 3 494.73 U 2294.73 229.47 19.12 1.038 u 4 708.40 “ 2508.40 250.84 20.90 1.135 u 5 642.84 u 2442.84 244.28 20.35 1.105 u 6 872.58 u 2672.58 267.26 22.27 1.209 u 7 479.38 u 2279.38 227.94 18.99 1.031 u 8 491.18 u 2291.18 229.12 19.09 1.037 ii 9 653.16 u 2453.16 245.32 20.44 1.153 u 10 697.71 i < 2497.71 249.77 20.81 1.130 u 12 667.63 u 2467.63 246.76 20.56 1.117 u 13 559.23 u 2359.23 235.92 19.66 1.068 n 14 573.75 u 2373.75 237.38 19.78 1.074 u 15 885.75 i i 2685.75 268.58 22.38 1.215 u 16 1183.39 u 2983.39 298.34 24.86 1.350 u 17 530.29 u 2330.29 233.03 19.42 1.055 u 18 838.45 u 2638.45 263.85 21.99 1.194 u 19 771.06 i < 2571.06 257.11 21.43 1.164 (i 20 675.24 u 2475.24 247.52 20.63 1.120 u 138 CITY RE S I 1) E X T I A L L A X I) 1) E I ' E L 0 P M E X T CH!C/)G0 Sr/:iNDaRD OufJRTLR SlCT/ON /is /or Gompu/af/ons PKINTED BY R. R. DOXNELLEY AN'D SONS COMPANY AT THE LAKESIDE PRESS, CHICAGO, ILL. ' ’•* • • '•? . ■ > • ” y :'i \ 5Y * TTh ^ " ‘f ‘ ^ J. 10 , JE- . ^ > HI:', ' ^ .J-#>^iTO ii'" ' *■'- •,'>>. v' ;.^ -■■ jj V V ■ v-''^ ^ ^ ' O'" ■•*-*'' ' -.V'^xat^' ^ ^ ) t » \ Hi