The Washington times., 1913-04-19
REAL ESTATE IDEAS
IN SHARP CONTRAST
Kansas City Expert Describes
His System Of Plotting
Tracts for Residences.

In sharp contrast with the methods
usually employed in laying out and
selling real estate subdivisions is the
advice given b. J. c. Nichols, OF
Kansas City, to the convention of the
National Association of Real Estate
| Exchanges in Louisville. Ky.
Real Estate Subdivisions-The Best
Manner of Handling Them" is Mr..
| Nichols subject, and his paper at
| tracted sufficient attention to warrant
its publication by the American Civic
Association. of which Ricnard B. Wat
rous. of this city is secretary.
| Mr. Nichols has successfully manipl-
lated the celebrated Country Club DIE
trict"> of Kansas City. subdivision OF
| LOCO acres that is unique in the list oi
4 American subdivisions Not only is il
4 Kansas City. but IL has also proved
| the most profitable, and Mr.. Nichols
plans as outlined in his paper seem en-
| tirely practicable. -.,
/ Selection of Tract.
In selecting a tract of ground to be
converted into a subdivision, the writer
insists that 1t be so situated as to guar
| antee to the purchaser that his property
| course of years. be made objectionable
| by the incrowding of business.
THE thought of the great city PLAN
ners of today, he says, seems to be
| centered around the location of civic
buildings. the establ shment of parkways
and boulevards. the creation of traff1c-
| ways for increasing the efficiency Of the
transportation Of the cities-all splenoiu
works; yet these are no more important
to the future Of American cities than
the guarantee to the man who puts 81 900
or SO, COO in his mansion, that his sur
roundings will remain permanently good
and attractive for residence purposes"
Mr.. Nichols advocates the most rigid
building restrictions. I'm the early time, :"
he says, Il was satisfied to suggest
a lot without them. In the early time
was afraid to suggest the rigid estab-
fills: now 1 never sell property until the
streets are completely graded and i'm
proved.
Desires No Alleys.
When We began, everyone insisted on
alleys: now We would not think of al
lowing an alley to be plated in our
property. In the beginning / did not
feel that We could afford to set aside the
low and broken lands for parks and
boulevards: now we are paying enor-
"
ing our customers these parks"
He explains how in some sections Of
the subdivision. the price OF the house
to be erected is restricted. say from
5000 to $4,000. and in another section
the price must range from $4,000 to
$4,000
Among the restrictions which he says
should be made to safeguard the beauty
and permanence of the home-center are
these: The architectural design of the
hnr i0f fvnrr eff yrh tClD
should never be less than fifty feet;
character of the outbuildings and fore
ing the builder to make the outbuildings
correspond in design with the main
house: location of churches and schools;
provision Of Fairgrounds; open centers
for flowers and shrubbery; concealing
of the street car lines in parkways;
placing of neighborhood stores in unob-
jectionable points, and other smaller de-
tails of Improvement.
Attacks Builders Row."
Mr.. Nichols is severe in his arraign-
ment of the conventional builders
row.
I'VE have never sold two lots.'' he
says. adjoining one another unless
We had an agreement that the houses
built upon these lots would not be
in all our out property. and right here
may add that / think every city
should have a law prohibiting builders
rows Such lack of individuality op-
presses and stultifies the citizens. WHO
would attempt to prescribe the same
uniform or dress for every man, wom- |
and. and child in the block?"
He argues further that it pays to sell |
twice as much property for less than
twice as much money. because the addi- !
tional lawn that is thus afforded the |
purchaser will beautify the neigh bor-
hood and enhance the value Of the sec
ton And he insists that money spent |
for Identification is the best money that |
can be spent in planning real estate |
subdivisions.