Communit1959 1 27.28 11.84 Once,<space>the<space>land<space>seemed<space>inexhaustible,<space>the<space>whole<space>vast<space>sweep<space>of<space>the<space>American<space>continent,<space>3<space>million<space>square<space>miles<space>of<space>the<space>richest<space>land<space>on<space>earth.
Communit1959 1 39.44 6.96 A<space>land<space>of<space>quiet<space>main<space>streets,<space>rolling<space>farm<space>lands,<space>plains,<space>forests<space>and<space>mountains.
Communit1959 1 46.96 8.80 A<space>land<space>with<space>elbow<space>room,<space>with<space>unlimited<space>space<space>for<space>our<space>towns,<space>our<space>cities<space>and<space>our<space>people<space>to<space>grow.
Communit1959 1 56.08 7.20 But<space>within<space>a<space>single<space>generation,<space>we<space>have<space>learned<space>a<space>hard<space>lesson,<space>that<space>the<space>land<space>is<space>a<space>limited<space>resource.
Communit1959 1 63.52 8.56 Just<space>as<space>the<space>air<space>can<space>be<space>polluted,<space>water<space>supplies<space>wasted,<space>so<space>our<space>land<space>can<space>be<space>dissipated<space>and<space>despoiled.
Communit1959 1 72.56 16.08 Today,<space>the<space>land<space>surrounding<space>our<space>metropolitan<space>areas<space>is<space>being<space>swallowed<space>up<space>at<space>the<space>rate<space>of<space>1<space>million<space>acres<space>a<space>year<space>by<space>factories,<space>shopping<space>centers,<space>highways,<space>housing<space>developments,<space>and<space>more<space>housing<space>developments.
Communit1959 1 89.28 3.44 How<space>did<space>it<space>happen<space>in<space>the<space>span<space>of<space>a<space>single<space>generation?
Communit1959 1 93.04 5.04 What<space>can<space>be<space>done<space>to<space>reverse<space>the<space>tide<space>and<space>preserve<space>the<space>land?
Communit1959 1 99.36 2.64 How<space>did<space>it<space>happen?
Communit1959 1 103.04 6.32 Let's<space>examine<space>the<space>typical<space>metropolitan<space>area<space>of<space>the<space>1920s,<space>just<space>a<space>generation<space>ago.
Communit1959 1 110.00 8.00 Here<space>at<space>the<space>heart<space>of<space>the<space>city,<space>a<space>concentration<space>of<space>shops,<space>business<space>offices,<space>hotels,<space>apartments,<space>factories.
Communit1959 1 118.56 4.00 Farther<space>out,<space>pleasant,<space>middle<space>income,<space>residential<space>areas.
Communit1959 1 122.96 5.36 Rapid<space>transit<space>lines<space>fanning<space>out<space>in<space>a<space>half<space>dozen<space>directions<space>to<space>the<space>city<space>limits.
Communit1959 1 129.12 9.04 A<space>few<space>miles<space>beyond,<space>a<space>ring<space>of<space>sleepy<space>little<space>towns<space>that<space>housed<space>local<space>tradespeople<space>and<space>upper-income<space>businessmen<space>from<space>the<space>city.
Communit1959 1 138.96 5.04 Each<space>suburban<space>town<space>had<space>its<space>own<space>government,<space>its<space>own<space>community<space>services.
Communit1959 1 144.32 3.52 There<space>was<space>no<space>overall<space>planning<space>agency<space>for<space>the<space>area.
Communit1959 1 148.24 3.76 No<space>one<space>foresaw<space>the<space>need<space>for<space>such<space>an<space>agency.
Communit1959 1 154.24 15.20 Neither<space>the<space>city<space>nor<space>its<space>satellites<space>prepared<space>for<space>change<space>because<space>none<space>of<space>them<space>expected<space>change,<space>not<space>even<space>when<space>the<space>family<space>car<space>arrived<space>on<space>the<space>American<space>scene<space>in<space>a<space>big<space>way,<space>bringing<space>new<space>homes,<space>new<space>families<space>to<space>the<space>suburban<space>fringe.
Communit1959 1 170.16 11.12 Depression<space>halted<space>that<space>first<space>tenant<space>of<space>expansion<space>throughout<space>the<space>1930s<space>and<space>World<space>War<space>Two<space>brought<space>housing<space>construction<space>to<space>a<space>standstill<space>for<space>first<space>half<space>of<space>the<space>1940s.
Communit1959 1 182.08 8.24 Then<space>they<space>came<space>back<space>from<space>the<space>war,<space>15<space>million<space>G.I.s<space>clamoring<space>for<space>new<space>homes<space>and<space>a<space>piece<space>of<space>land<space>in<space>the<space>country.
Communit1959 1 190.72 3.12 Almost<space>overnight,<space>suburbia<space>was<space>born.
Communit1959 1 194.08 4.24 A<space>half<space>million<space>homes<space>sprang<space>up<space>around<space>the<space>country<space>in<space>1946.
Communit1959 1 198.56 2.24 Nearly<space>a<space>million<space>in<space>1947.
Communit1959 1 201.04 1.68 A<space>million<space>in<space>1948.
Communit1959 1 202.88 3.04 Still<space>more<space>in<space>1949,<space>1950.
Communit1959 1 206.16 11.04 The<space>empty<space>farm<space>lands,<space>the<space>quiet<space>towns<space>and<space>villages<space>surrounding<space>the<space>city<space>found<space>themselves<space>in<space>the<space>midst<space>of<space>a<space>roaring<space>housing<space>boom,<space>new<space>developments<space>on<space>every<space>hand.
Communit1959 1 217.52 5.12 Some<space>well-planned,<space>well-designed,<space>blending<space>naturally<space>into<space>the<space>terrain.
Communit1959 1 222.96 9.60 Some<space>seemed<space>to<space>have<space>been<space>thrown<space>together<space>in<space>monotonous<space>rows<space>as<space>the<space>project<space>builders<space>raced<space>to<space>keep<space>up<space>with<space>the<space>demand<space>for<space>more<space>and<space>more<space>homes.
Communit1959 1 233.12 6.64 Where<space>the<space>families<space>moved,<space>the<space>trade<space>and<space>service<space>facilities<space>followed,<space>and<space>the<space>factories<space>moved<space>with<space>them.
Communit1959 1 240.16 2.32 Land<space>costs<space>soared<space>everywhere.
Communit1959 1 242.64 7.28 The<space>old<space>rule<space>of<space>thumb<space>that<space>land<space>represents<space>10%<space>of<space>the<space>cost<space>of<space>house<space>and<space>lot<space>went<space>by<space>the<space>boards.
Communit1959 1 250.08 2.40 The<space>ratio<space>climbed<space>to<space>15%.
Communit1959 1 252.64 19.20 In<space>some<space>places<space>to<space>20%<space>and<space>more<space>squeezing<space>hard<space>on<space>the<space>limited<space>budgets<space>of<space>home<space>buyers<space>and<space>the<space>builders<space>moved<space>farther<space>and<space>farther<space>out<space>in<space>search<space>of<space>good<space>development<space>land,<space>bypassed<space>expensive<space>or<space>difficult<space>terrain<space>leaving<space>undeveloped<space>islands<space>behind<space>them.
Communit1959 1 273.52 7.52 Wherever<space>the<space>new<space>subdivisions<space>went,<space>they<space>created<space>problems<space>for<space>the<space>unprepared<space>communities<space>of<space>the<space>new<space>suburbia.
Communit1959 1 281.36 9.04 More<space>taxes<space>for<space>more<space>and<space>more<space>schools,<space>roads,<space>sewer<space>and<space>water<space>lines,<space>more<space>of<space>everything<space>to<space>service<space>the<space>swelling<space>population.
Communit1959 1 291.12 23.44 The<space>hard-pressed<space>communities,<space>finding<space>themselves<space>in<space>a<space>new<space>environment<space>of<space>metropolitanization,<space>looked<space>for<space>a<space>remedy<space>in<space>their<space>only<space>weapon,<space>control<space>of<space>the<space>land<space>through<space>zoning<space>and<space>subdivision<space>ordinances,<space>throwing<space>up,<space>in<space>effect,<space>a<space>Chinese<space>Wall<space>of<space>restrictive<space>regulations<space>to<space>halt<space>or<space>slow<space>down<space>the<space>incoming<space>tide<space>of<space>new<space>housing.
Communit1959 1 314.88 18.64 Zoning<space>laws<space>originally<space>designed<space>to<space>police<space>the<space>use<space>of<space>land<space>were<space>contrived<space>to<space>raise<space>higher<space>and<space>higher<space>the<space>minimum<space>size<space>of<space>lots,<space>to<space>prevent<space>the<space>building<space>of<space>the<space>lower<space>cost<space>homes<space>that<space>were<space>most<space>desperately<space>needed<space>to<space>keep<space>the<space>invaders<space>on<space>the<space>other<space>side<space>of<space>the<space>wall.
Communit1959 1 334.80 21.36 The<space>combination<space>of<space>genuine<space>financial<space>need<space>and<space>the<space>desire<space>to<space>preserve<space>a<space>country-like<space>atmosphere,<space>not<space>to<space>become<space>citified,<space>together<space>with<space>a<space>certain<space>amount<space>of<space>snobbery<space>led<space>to<space>a<space>shifting<space>of<space>payment<space>for<space>many<space>community<space>services<space>from<space>the<space>municipality<space>to<space>the<space>new<space>home<space>buyer,<space>through<space>the<space>subdivision<space>developer.
Communit1959 1 358.16 6.00 Larger<space>lots,<space>wider<space>streets,<space>waste<space>where<space>conservation<space>is<space>needed.
Communit1959 1 364.40 8.40 Up<space>goes<space>to<space>the<space>cost<space>of<space>local<space>government<space>paid<space>by<space>the<space>new<space>home<space>buyer<space>and<space>all<space>taxpayers.
Communit1959 1 374.48 2.16 Where<space>do<space>we<space>go<space>from<space>here?
Communit1959 1 377.04 8.72 Is<space>the<space>extension<space>of<space>the<space>urban<space>sprawl<space>that<space>now<space>besets<space>our<space>metropolitan<space>centers<space>the<space>best,<space>or<space>even<space>the<space>only<space>means<space>of<space>proceeding?
Communit1959 1 386.00 11.12 Or<space>are<space>there<space>more<space>intelligent,<space>more<space>effective<space>means<space>of<space>channeling<space>and<space>guiding<space>the<space>immense<space>new<space>increases<space>in<space>population<space>all<space>forecasts<space>say<space>will<space>surely<space>occur.
Communit1959 1 397.92 17.52 To<space>illustrate<space>the<space>magnitude<space>of<space>the<space>problem,<space>if<space>the<space>New<space>York<space>metropolitan<space>area<space>continues<space>to<space>grow<space>at<space>present<space>rates<space>and<space>under<space>present<space>large<space>lot<space>zoning<space>regulations,<space>by<space>1985,<space>all<space>the<space>land<space>within<space>50<space>miles<space>will<space>be<space>built<space>up.
Communit1959 1 416.64 5.20 The<space>United<space>States<space>population<space>now<space>stands<space>at<space>185<space>million.
Communit1959 1 422.16 3.84 In<space>just<space>five<space>years,<space>it<space>will<space>reach<space>200<space>million.
Communit1959 1 426.40 12.00 Today,<space>more<space>than<space>60%<space>of<space>our<space>people<space>live<space>in<space>urbanized<space>areas<space>and<space>an<space>estimated<space>90%<space>of<space>future<space>growth<space>will<space>take<space>place<space>in<space>those<space>same<space>metropolitan<space>areas.
Communit1959 1 438.72 16.16 So<space>perhaps<space>it<space>is<space>time<space>to<space>pause<space>and<space>take<space>stock,<space>to<space>look<space>ahead<space>to<space>the<space>needs<space>of<space>the<space>future,<space>to<space>consider<space>new<space>approaches<space>to<space>the<space>use<space>of<space>our<space>land,<space>perhaps<space>to<space>re-examine<space>some<space>discarded<space>concepts.
Communit1959 1 456.32 2.56 The<space>picture<space>is<space>not<space>entirely<space>black.
Communit1959 1 459.12 9.44 There<space>are<space>stirrings<space>of<space>hope<space>in<space>many<space>areas<space>where<space>thoughtful<space>planners,<space>architects,<space>builders,<space>developers,<space>are<space>at<space>work<space>on<space>the<space>problems<space>of<space>the<space>land.
Communit1959 1 468.88 5.60 Cooperation<space>is<space>growing<space>among<space>the<space>varied<space>elements<space>of<space>our<space>metropolitan<space>areas.
Communit1959 1 475.44 23.44 The<space>National<space>Association<space>of<space>Home<space>Builders<space>and<space>the<space>Urban<space>Land<space>Institute<space>have<space>joined<space>forces<space>to<space>study<space>land<space>planning<space>concepts<space>and<space>new<space>ideas<space>that<space>could<space>be<space>applied<space>to<space>residential<space>use<space>of<space>land<space>to<space>see<space>what<space>can<space>be<space>done<space>to<space>preserve<space>the<space>values<space>of<space>a<space>country-like<space>atmosphere<space>while<space>accommodating<space>necessary<space>growth<space>in<space>an<space>effective<space>development<space>pattern.
Communit1959 1 499.36 5.12 Government<space>and<space>private<space>groups<space>concerned<space>with<space>the<space>problem<space>have<space>lent<space>their<space>support.
Communit1959 1 505.44 19.76 The<space>study<space>has<space>produced<space>scores<space>of<space>ideas,<space>but<space>no<space>final<space>answers<space>except<space>to<space>demonstrate<space>the<space>need<space>for<space>more<space>and<space>more<space>research,<space>but<space>already<space>it<space>has<space>spotlighted<space>major<space>areas<space>that<space>show<space>promise<space>for<space>the<space>future,<space>that<space>merit<space>further<space>exploration.
Communit1959 1 526.96 11.12 One<space>such<space>area<space>is<space>the<space>large-scale<space>planned<space>unit<space>development<space>where<space>the<space>basic<space>planning<space>unit<space>is<space>the<space>integrated<space>community<space>instead<space>of<space>the<space>individual<space>lot.
Communit1959 1 538.56 6.96 Here,<space>the<space>development<space>of<space>a<space>given<space>area<space>is<space>planned<space>from<space>the<space>very<space>beginning<space>as<space>a<space>balanced<space>community.
Communit1959 1 546.08 12.88 Detached<space>homes,<space>townhouses,<space>high-rise<space>apartments,<space>shopping<space>centers,<space>schools,<space>parks,<space>and<space>play<space>areas.
Communit1959 1 559.60 11.28 The<space>planned<space>unit<space>development<space>provides<space>for<space>variety<space>in<space>design,<space>in<space>building<space>densities,<space>in<space>family<space>income<space>levels,<space>in<space>family<space>sizes.
Communit1959 1 571.20 2.88 It<space>meets<space>overall<space>zoning<space>requirements.
Communit1959 1 574.48 5.44 Individual<space>lots<space>are<space>not<space>straitjacketed<space>into<space>rigid<space>sizes.
Communit1959 1 581.36 2.40 Another<space>is<space>the<space>cluster<space>method.
Communit1959 1 584.00 7.60 Here,<space>the<space>homes<space>are<space>grouped<space>close<space>together<space>around<space>access<space>courts,<space>leaving<space>the<space>remainder<space>of<space>the<space>tract<space>in<space>its<space>natural<space>state.
Communit1959 1 591.92 6.88 Here<space>again,<space>the<space>developer<space>and<space>planner<space>are<space>concerned<space>with<space>overall<space>density<space>rather<space>than<space>individual<space>lot<space>sizes.
Communit1959 1 599.04 10.64 The<space>cluster<space>offers<space>relief<space>from<space>the<space>familiar<space>monotony<space>of<space>the<space>standard<space>tract<space>development,<space>makes<space>possible<space>economies<space>through<space>concentration<space>of<space>utilities<space>and<space>street<space>improvements.
Communit1959 1 610.00 6.40 The<space>cluster<space>permits<space>the<space>use<space>of<space>rough,<space>wooded<space>terrain<space>that<space>often<space>could<space>not<space>be<space>developed<space>conventionally.
Communit1959 1 616.64 5.44 Wooded<space>and<space>park<space>areas<space>are<space>preserved<space>for<space>community<space>use.
Communit1959 1 623.36 4.56 Still<space>another<space>approach<space>to<space>better<space>land<space>use<space>might<space>be<space>found<space>in<space>the<space>townhouse.
Communit1959 1 628.16 1.60 Nothing<space>really<space>new<space>here.
Communit1959 1 629.84 17.60 It's<space>the<space>old<space>row<space>house<space>that<space>fell<space>into<space>disfavor<space>years<space>ago<space>because<space>poor<space>designed,<space>ill-planned<space>grouping<space>made<space>it<space>a<space>monotonous<space>eyesore<space>on<space>our<space>city<space>streets<space>but<space>ingenuity,<space>imagination<space>and<space>skilled<space>design<space>can<space>restore<space>dignity<space>and<space>attractiveness<space>to<space>the<space>townhouse.
Communit1959 1 647.76 8.96 Service<space>features<space>on<space>the<space>street<space>side,<space>living<space>areas<space>and<space>terraces<space>opening<space>on<space>a<space>fenced<space>yard<space>or<space>garden<space>or<space>a<space>common<space>open<space>space<space>in<space>the<space>rear.
Communit1959 1 657.04 3.60 Economical,<space>effective<space>use<space>of<space>the<space>land.
Communit1959 1 661.84 4.08 There<space>are<space>many<space>ways<space>to<space>use<space>the<space>land<space>in<space>better<space>fashion<space>than<space>we<space>have.
Communit1959 1 666.24 4.88 Better<space>uses<space>of<space>the<space>cul-de-sac<space>to<space>break<space>up<space>the<space>rigid<space>subdivision<space>pattern.
Communit1959 1 671.60 3.76 Separate<space>pedestrian<space>and<space>auto<space>traffic.
Communit1959 1 677.04 7.04 Loop<space>streets<space>and<space>circular<space>streets.
Communit1959 1 684.80 4.56 But<space>the<space>Chinese<space>Wall<space>remains.
Communit1959 1 689.76 7.36 The<space>new<space>concepts<space>and<space>innovations<space>demand<space>for<space>their<space>success<space>a<space>new<space>kind<space>of<space>thinking<space>in<space>our<space>zoning<space>boards.
Communit1959 1 697.36 5.76 Greater<space>flexibility,<space>a<space>recognition<space>of<space>the<space>need<space>for<space>diversified<space>communities.
Communit1959 1 703.52 15.68 They<space>demand<space>vastly<space>improved<space>subdivision<space>regulations<space>that<space>will<space>meet<space>the<space>actual<space>needs<space>of<space>the<space>land<space>and<space>the<space>people,<space>that<space>will<space>relate<space>the<space>kind<space>cost<space>of<space>land<space>improvements<space>to<space>the<space>building<space>sites<space>and<space>their<space>intended<space>use.
Communit1959 1 720.08 6.72 New<space>methods<space>of<space>land<space>usage<space>may<space>be<space>more<space>attractive<space>than<space>the<space>old<space>practices<space>that<space>have<space>wasted<space>so<space>much<space>of<space>our<space>land.
Communit1959 1 727.04 4.48 In<space>the<space>planner's<space>eye,<space>they<space>may<space>be<space>essential,<space>but<space>what<space>of<space>the<space>costs?
Communit1959 1 731.84 2.00 Are<space>they<space>within<space>our<space>reach?
Communit1959 1 734.88 11.92 Detailed<space>research<space>is<space>needed<space>into<space>the<space>comparative<space>costs<space>of<space>new<space>and<space>conventional<space>methods<space>in<space>terms<space>of<space>street<space>frontage,<space>water<space>and<space>sewer<space>lines,<space>maintenance<space>of<space>municipal<space>services.
Communit1959 1 747.28 4.08 And<space>what<space>of<space>the<space>legal<space>problems<space>that<space>inevitably<space>accompany<space>change?
Communit1959 1 751.84 8.00 The<space>innovator<space>who<space>seeks<space>a<space>new<space>use<space>for<space>the<space>land<space>is<space>often<space>caught<space>in<space>a<space>maze<space>of<space>local<space>complexities<space>that<space>can<space>frustrate<space>his<space>every<space>move.
Communit1959 1 760.24 16.64 Overall<space>reform<space>of<space>our<space>land<space>use<space>practices<space>demands<space>a<space>thorough<space>legal<space>analysis<space>to<space>determine<space>the<space>best<space>procedures<space>for<space>resolving<space>such<space>questions<space>as<space>the<space>use<space>of<space>easements,<space>maintenance<space>of<space>common<space>areas,<space>frontage<space>on<space>non-dedicated<space>streets<space>and<space>many,<space>many<space>others.
Communit1959 1 777.52 5.60 Finally,<space>there<space>must<space>be<space>public<space>acceptance<space>of<space>new<space>ideas<space>in<space>the<space>marketplace.
Communit1959 1 783.52 5.60 The<space>planner's<space>brightest<space>dream<space>must<space>come<space>to<space>nothing<space>if<space>it<space>meets<space>with<space>public<space>rejection.
Communit1959 1 789.84 12.48 Broad<space>market<space>research<space>is<space>essential<space>to<space>measure<space>the<space>degree<space>of<space>acceptance<space>for<space>variations<space>from<space>the<space>traditional<space>pattern<space>of<space>community<space>development,<space>to<space>determine<space>local<space>and<space>regional<space>preferences.
Communit1959 1 803.36 9.68 Planning<space>alone<space>is<space>not<space>the<space>final<space>answer<space>to<space>the<space>crisis<space>of<space>our<space>land<space>but<space>without<space>wise<space>and<space>far-sighted<space>planning,<space>there<space>can<space>be<space>no<space>answers.
Communit1959 1 814.08 13.12 How<space>wisely<space>or<space>wastefully<space>we<space>use<space>the<space>heritage<space>of<space>our<space>land<space>is<space>not<space>solely<space>the<space>responsibility<space>of<space>the<space>planner,<space>the<space>developer,<space>the<space>builder,<space>the<space>community<space>official.
Communit1959 1 827.52 6.16 It<space>is<space>a<space>responsibility<space>of<space>all<space>of<space>us<space>who<space>are<space>the<space>American<space>community.
Communit1959 1 834.24 16.00 In<space>many<space>places<space>across<space>the<space>country,<space>individual<space>builders,<space>architects,<space>planners<space>are<space>putting<space>the<space>new<space>ideas<space>to<space>work<space>pioneering<space>better<space>uses<space>of<space>the<space>land<space>but<space>we<space>have<space>made<space>only<space>a<space>beginning.
Communit1959 1 850.64 3.20 Our<space>research<space>must<space>be<space>broadened<space>and<space>deepened.
Communit1959 1 854.08 3.84 It<space>must<space>reach<space>into<space>new<space>and<space>untried<space>areas.
Communit1959 1 858.40 10.56 The<space>effort<space>will<space>be<space>costly<space>and<space>it<space>will<space>require<space>the<space>active<space>and<space>continuing<space>participation<space>of<space>all<space>elements<space>of<space>the<space>community.
Communit1959 1 869.68 3.60 But<space>in<space>the<space>end,<space>all<space>will<space>benefit.
Communit1959 1 873.68 87.76 In<space>better<space>homes,<space>better<space>communities,<space>a<space>better<space>America<space>as<space>our<space>heritage<space>to<space>the<space>future.