Evening star. [volume] (Washington, D.C.) 1854-1972, 1930-03-15
APARTMENT ZONE
CHANGE IS ASKED
Architects and Builders Seek
8-Story Ruling in 5-Story
Area.
tContinued From First Page.)


the largest possible number of nom
fireproof and semt-ffreproof buildings,
dts results could hardly have been worse
in this respect.
7 1.-THE limit of semi-fireproof build
sings Il. e., exterior walls and public
halls and stairs flreproof, balance wood
frame construction) is placed by act
of Congress at four stories. In view of
the greater expense of f1reproof con-
Btruction, this is perhaps not unreason-
table. The greater part Of areas suit
able for apartment houses is in the 60
foot-height district, limited to five sto-
number of apartments in the 60-foot-
height district which are built two,
three and four stories in height is
about three times the number Of those
which are built five stories high. The
reason is obvious: 1t hardly pays to as
sumo the added cost of elevators and
fireproof construction for the sake Of
gaining only one additional story, so
that we have twice as many four-story
as we have five-Story apartment build
ingS, in spite of the fact that every
four-story apartment could have been
built five stories high had the owner
so desired. But the advantage of walk
ing up to the fourth floor has re-
suited in a number of three STORY build
ings. If only three stories are used, the
revenue is so reduced that it hardly
pays to provide the required fire stairs
and halls, and this leads to two-story
buildings in the 60-foot-height area,
because such buildings are built COM
pletely of frame construction with the
exception of the exterior walls. On the
other hand, in practically all cases in
the 90-foot-height limit the buildings
are built to the maximum allowable
height (eight stories) with only a few
six and seven story buildings.
Questions Of Convenience.
'~There can hardly be any comparison
between the comfort of walking up to
the fourth floor or even the third floor
OF q four-Story walk-up, and riding to
the sixth, seventh or eighth in an ele-
vator. The top floor Of a building is
usually hot in Summer, the first floor
Is undesirable because of the dust and
noise from the street. The four and
only two and three floors which are
free and these Objectionable features,
whereas the eight-story building has
six such floors. It seems obvious that
the flve-story height limit was not de-
ViSed with a view to the tenants COM
fort.
1.-THE proposed regulations would re-
suit IN set-backs at the flfth-floor level
which would be utilized as roof gar
dens for the sixth-f1oor apartments. To
families with small children this would
be a convenience which it is practically
impossible to secure, because under
present coming it is not profitable to
build set-backS.
Legally, it is doubtful whether the
question of esthetics may be considered
with reference to coming regulations. If
4 d. 4 e1a r1x1f3 fafil
come under the rather broad heading of
General welfare The proposed regu-
iatton would tend to replace the box
ike structures which now serve as
apartment buildings, with buildings
more varied and interesting In mass,
and therefore more beautiful; see photo
graphs. OF course, really satisfactory
buildings will only be secured when
competent architects are employed by
owners, but as far as a mere regulation
may exert an influence, the influence Of
the proposed regulation, from the es-
thetic point of view, would be bene-
fetal.
Comparison Of Vacancies.
1.-THE report Of the Operative Build
eTs' Association on vacancies Ia WASH
tngton apartments shows that there are
more vacancies In five-story buildings
than IN eight-story buildings, in spite Of
the fact that the average rent per
month per apartment room in the eight
story building is $24.96, as against
SILT for five-story buildings. This
confirms our previous arguments as to
the desirabiltty of the eight-story
building from the tenants point OF
view. The proposed regulation would
result in more eight-story buildings and
reduce the premium which the tenants
are now required to pay for this privi-
Iege. The fact that it may also add to
the general welfare Of owners, architects
and builders by producing more rentable
buildings, should not be held against 1t.
From the point Of view OF the prin-
ciples which should control In coming
regulations, there is every reason for
adopting the proposed amendment. and
we feel very strongly that hearing on
this subject should be granted at the
I,..an ,.anntir,c of the cnY.arnaisSinn y