Richmond times-dispatch. [volume] (Richmond, Va.) 1914-current, 1915-05-18
COMMUNITY BUILDING STUPIDITY
tFederick L. Alderman In journal

This statement concerns but two
phases OF the many complex problems
surrounding the building of our cities
windows in the walls upon the party
line and the width OF rear yards.
II is my belief that the consested
condition within our larger cities. the
rapid shifting districts and the re-
sulting uncertainty OF land values. may.
in large degree, be traced directly
TO the fact that We have not properly
considered either OF these profile
nor made any adequate attempt TO
solve them by proper laws and ordi-
nances.
The laws OF New York City on these
two subjects are typical: this argu-
mcnt is. therefore, based upon condi-
lions IN that ely. for IL is there that
the greatest amount OF data and ma
terial exists upon which the facts re-
quired In a demonstration may De cs-
tablished. The argument also pre-
supposes city blocks approXimating the
size in New York City, OF varying
length and about 200 feet in width.
The first proposition is this: the use
Of windows in the wall along the party
line produces congestion. IL the most
important OF all factors tending toward
the creation OF the present inadequate
width OF yards in the rear. and IN the
end reduces the earning power OF
money invested In realty.
| shall assume, in this argument, that
tho majority OF structures OF a COM
mercial nature are built by promoters.
] believe this TO be a fact. Tho mo-
t!ves of the operator are the promo
ton fee and a quick sale. y careful
study OF the trend OF development, both
in districts and blocks. shows us that
the first operations In any given dis
tricts are almost without exception
confined to corners and TO !sola ted
plots within block. In other words.
ii is rare to find one side or even "a
quarter OF block solidly developed
at one time; the tendency is TO Sc
lect alternate plots. The reasons for
this are perfectly obvious; windows
are permitted along the property line
and by building thus upon alternate
pieces Of property, it is poss!ble-for
n time at least-to show an excellent
rent roll. II is, therefore. easy 10 sell.
for there are buyers of gold bricks
stu in the world. Thus also IS ii pos
sible, by the lure OF light offices in
new building, in good ncighborhood.
to nil the building At low rent. I
say low rent; for that statement there
is reason: the promoter has not de-
Quoted from his plot or foor-space any
area for lights for the offices within
the center OF the building, and, of
course. he can use a low unit for his
rental price-h!s neighbor furnishes
light.
What occurs little later when the
adjoining owner, feeling the tax
burden. improves (?) his property?
The tenant with the long-term lease
having been wise enough TO insert "A
clause to the effect that the closing
OF the side windows would vacate his
lease, moves 10 other quarters. The
tenant with the shorttcrm lease either
la
ducton in, rent-and the owner pockets
his loss.
The above is not theoretical ca Sc
One who has watched the changes in
occupancy which occur in building
after building OF the tyne con idcred
and has known the anxiety of the
landlord during the period when his
neiehbor took back his own, does not
ask for further demonstration III
one is in doubt, consider the matter
with landlord of a narrow building
approximately ninety feet deep after
the block has been completely built up.
BY the absolute prohibition of this
vicious pra ctice of allowing windows
in the walls along the party line, or
by providing that such windows he
adjudSed material damage to the
adjacent owner. can we not eliminate
the basic cause of dark offices. in
sufficient yards in the rear, shifting
occupancy and property values. and in
adequate return upon investment? Pro-
moters Will then be forced to provide
an ample plottaGe il they wish to erect
high building; they will be forced
to light all Of their building If they
wish TO rent, and they will adjust the
total volume OF the building to Its ult-
mate and natural earning power-not
TO an earning power based Upon the
possession of light and air which be-
longs to an adjacent owner.
With this DrOhihitiOn-w hich is in
fact. no prohibition at all, but rather
a observation-disclosures will in the end
assume n natural relation to the block
and plot.
The second proposition is this: the
present legal requirements as regards
width of yards at the rear has dcvel-
oped a most uncconomic type of COM
mercial structure.
IT is my belief that the volume of
unoccupied space within block is the
most important of all factors bearing
upon the economic side of building
operations.
or the many elements controlling the
stability of rental Values and, in con-
sequence, the stability OF property
than the proper adjustment between
the volume of the buildings and the
unoccupied space at the rear within
the block.
OF the. many factors which deter
mine the relation of income to invest
ment, there Is none OF greater i'm
portance than the above regulation.
The present revenue from buildings
In highly developed areas even when
buildings are calculated as fully occu-
pied. shows an inadequate return upon