Evening star., 1937-02-20
CITIES COMPETE
AS HOME PLACES
Kansas City Builder Makes
Plea for Order, Beauty
in Building.
Special Dispatch to The Star.

ST. LOUIS, january oU.-SltleS dIc
handmade, and they are in keen
competition not only in their race
for commercial supremacy. but in a
marked rivalry as places where men
can make satisfactory homes for
themselves and their families, j. c.
Nichols, nationally known Kansas
City home builder. stated in an ad-
dress before the South Central Re-
gional Convention of the National
Association Of Real Estate Boards,
which closed here today.
A plea for order and true func-
tional beauty in the city building of
the era now opening was made by
Nichols, regional vice president OF
the national association and men,
ber Of the National Capital Park and
Planning Commission.
Some keen practical observations as
to how this may be achieved, as given
by Nichols from his experience Of ap-
proximately 80 years in developing
the notable Country Club District OF
Kansas City, are given in brief ex-
cerpts below. The Country Club Dis
trict, developed by the J. c. Nichols
Cos, Is a completely planned residen-
tial community, protected by private
restrictions. It embraces more than
1000 acres, in which more than u.s.
600 people now live. The district, as
part of its development plan, con-
tains schools, churches, Fairgrounds,
golf clubs and shopping centers, of
which Country Club Plaza is the
major business property development.
Mr.. Nichols, appointed by both Presi-
dents Hoover and Roosevelt as men,
ber of the National Capital Park and
Planning Commission, is director
of the American Planning and Civic
Association.
Excerpts on Business Subcenters.
Excerpts on development of business
subcenters:
There is an obligation upon build
ers of outlying shopping centers to
give them as much residential ap-
pearance as possible. Even street
trees can be introduced in the side
walk areas; unfriendly solid walls
along the street should be avoided, as
well as unsightly exposed rears OF
stores. In building shops. We should
get away from the old idea Of dedi-
eating only the customary amount OF
land for streets. Doubling the amount
of street area available for parking
helps to meet traffic needs Of today.
Making blocks shorter makes it easier
to shop around the block, gives greater
front exposures and provides relatively
more corner stores. Free parking
stations are advisable, and can be OF
parklike appearance.
The holding of the heights OF
buildings to one or two stories ana
spreading a shopping center hori-
Iontally rather than building it YER
tically has a direct relation to trafhc
congestion.
In these shopping centers project
Ing or roof signs should be prohibited
and all signs on buildings or in dis
play windows controlled.
In developing retail business prop
erty analyze carefully proper shop
widths, depths and ceiling heights.
An immense amount Of money is often
wasted in too great depths Of shops.
Very few shops should be built with
out Easements. 1t is difficult to make
space above two stories pay in out
lying centers. Our records indicate
greater relative income from one-story
buildings.
Buffer Uses Bring Mass Trade.
"Open land between shops and other
property uses gives clear vision and
identity value for the shops and pro-
vides light, sunshine and air. as well
as views for apartment dwellers,
schools and churches. These buffer
ueses may bring mass trade for the
shops.
mo greater challenge confronts the
builders of American cities today than
more scientific study of retail struc-
lures. The question of refrigeration,
modern fronts and improved lighting
offers an immense field Of leadership.
The remodeling of old stores in small
town on new through highway spells
new opportunities.
To-day is certainly a good time to
acquire options on income business
Excerpts as to creation Of apart
ment buildings in the area ahead:
"A new field of opportunity is open
today in the erection and maintenance
of apartment buildings which will
hold their value and prestige through
long periods of time. Apartments
should not be built by men fictitiously
padding the yearly rental income and
them on unsuspecting buy
ers. This field commands the atten-
ton of our best men.
Wise developers of apartment land
will provide more open space for
buildings-more Fairgrounds and gar
den areas. Constant occupancy will
be favorably affected by open spaces.
Perhaps apartment buildings in the
future will be air-cooled; be more
homelike in arrangement and con-
venience Of closets, wall space, room
sizes. ventilation, fireplaces, garden
areas and many other features"
Lessons Of our experience Of the
past 80 years in developing the best
home atmosphere for residential
neighborhoods, as Mr.. Nichols empha-
sized them:
1T is unwise merely to place deed
restrictions on each lot as it is sold.
Restriction covenants should be filed
with the recording Of the plat. binding