Evening star., 1932-12-03
O[DAREAS AIDED
BY SLOWER GROWTH
Drop of Population Increase
Rate May Raise Levels of
Cities as Whole.
CONTINUED From First Page.)

SC0n6nuo0 From frSt Page.)
census records shows an even more def
mite slowing down Of the rate Of popu-
try ~ . whole.
During the last census decade, from
1890 to 1890, the population of the Dis
trict increased 1l.3 per cent. Going
back to earlier years it Is found that
the rate OF increase was much greater
than In the past 10 years.
Previous Increase Rapid.
Between 1910 and 1920 there vas an
increase In population within the Dis
trict amounting to 32.2 per cent; be-
tween 1900 and 1910, 1873 per cent; be-
tween 1890 and 1900, 81 per cent; be-
tween 1880 and 1890, 2e.7 per cent; be-
tween 1870 and 1880, $40 per cent; be-
tween 1860 and 1870, 75.4 per cent, and
between 1850 and 1860, 45.3 per cent.
Mr.. hlder discussed this new con-
cept Of the future of the construction
industry this week when he appeared as
. witness for q committee of the Sen
ate which is investigating rental and
housing conditions in the District.
Mr.. Ihlder made the declaration,
while urging the replacement of alley
dwellings and other out-worn resi-
ocAbt6A Dull0lllSo Ile OlOeT S6CGlOuS
Of Washington, that the total popula-
ton Of the United States is beginning
to reveal shrinkage In rate of in
crease, according to the findings of sta
tisticians.
He said this was indicated also in the
smaller size of the American family of
today, as compared with older gener-
ations
Builders, he said. are still prone to
follow the old formula that has proved
successful In past years of adding new
developments to new territories on the
growing suburban areas of cities. In
the future, however, he predicted, they
Will have to come to the practice of
placing more and more importance on
the rebuilding of the older sections OF
cities.
Older Areas Declined.
He pointed out that under past prac-
ttces the values of the older sections of
the city, which have reached a state of
obSolence and bad depreciation, decline
as popular residences are carried far
ther from the ccnters of cities.
This thought applies to Washington,
Mr.. Ihlder said. The centers of Ameri-
can cities. he added, are losing both in
residential property values and popu-
lation and are in need of being re-
built.
Mr.. Ihlder's contention was support
ed by John Nolen, jr., city planner of
the National Capital Park and Plan
ming Commission, who submitted q Sc
rieS OF maps of washington showing
trends Of population. These, he ex-
planned, showed a decrease in the popu-
latlon OF the more central sections of
the District, while the more suburban
areas have benefited from the trend
Mr.. Justement, who also discussed
city development plans before members
OF the Senate District Committee, is
chairman OF committee of the local
chapter of the American Institute of
Architects, which recently completed
a study Of housing developments for
washington. Other members of the
COMMITTEES are Robert F. Bersford, Gill
bert l.. Rodier and Delos H, Smith.
Francis P. Sullivan is president of the
chapter
High Potential Value.
In report of its findings, the COM
r1lttee states, in part:
Tnere are considerable areas which |
contain a large percentage of old, |
dnapidated. obsolete buildings and yet |
whose central location gives them a |
nigh potential value for decent hous-
ing. This potential value can only
DC oeVelopec, however, by large scale
RETAINING and rebuilding Of areas in
volvlng at least several city squafes.
The theory has been that the CEN
tral business area would expand and
that the abandoned central residential
areas would be used for business pur-
poses, or for more intensive residen-
tial use, such as apartment houses.
The trouble with this theory is that
the business area does not expand at
anything like the rate required to uti-
Lie obsolete residential property, and
that the blighted character of most of
the downtown residential area makes
. risk
"Blighted areas are not only a blot
upon the appearance of the city. Values
shrink and with them the income to
the city from taxation. The city has
large Investment in streets and utili-
Ties upon which 1t is receiving dimin-
lsning income, while at the same time
HC rs required to build new streets and
utilities IN outlying sections.
It now seems probable that the
population Of the United States may
soon begin to decrease, rather than in
crease. In the relatively near future,
therefore, 1t seems probable that the
bulk OF building operations will con-
siSt x replacement building. 81
Sooner or later, q method for rebuilding
the older sections Of our cities viii