Multi-Family: Urban Housing
Multi-Family: Urban Housing
Multi-Family: Urban Housing
by
A THESIS
MASTER OF SCIENCE
Department of Architecture
1948
11.
TABLE OF CONTENTS
Page
INTRODUCTION 1
HISTORICAL BACKGROUND 3
HOUSING STANDARDS 18
CONCLUSION 76
ACKNOWLEDGMENT 78
BIBLIOGRAPHY 79
iii
PLATES
Page
I Evolution of New York Tenement Plans 10
subject, but has taken its place among the foremost issues of the
and no single article can hope to cover its many aspects. With-
have held, that the United States should take steps to improve
ment.
small.
Where this building should take place and what type the new
will affect the kinds of cities and communities of the future and
will determine not only their relationship, but also the kinds of
with which to measure that which has been done in relation to the
HISTORICAL BACKGROUND
try, but outside of a few urban centers, their work was either
oneers started new towns in the inland areas, thus preserving the
around the village was thrown off its balance. Many of the young
folks on these farms were attracted to the cities by the higher
lack of hands to work them and sooner or later many farms were
the first urban slum areas in most of our cities of those times
(2).
Next came the extension of the railroads to the west and the
were the planters' most valuable asset and were supplied with
cabins, with a low score for room overcrowding and a high score
for spacious site planning. But the war left the majority of
labor to reclaim the fields. The best the planter could do was
the plantations, to allow each a plot of land for his own sub-
share with him the crops--share and share alike. There was no
with which to repair the old. So over a vast and fertile area of
the country the old slave quarters went from bad to worse and
spread the let down ways of living that always attend bad hous-
ing.
West, even to the Pacific coast. The new territory supplied more
raw materials.
With the native labor all employed and no new supply avail-
to look for workers. Living was cheap in Europe, wages were low;
and American industry sought to import its labor from those coun-
was to compete with Europe for world markets, she would have to
keep her labor costs down, in line with European costs, otherwise
equally run-down and unsanitary. Even the small cities had their
7
shack slums in the outskirts--on the dumps and about the railroad
yards. The new cities of the middle west were growing fast. New
houses were built for those who could afford them, and those they
abandoned were remodelled with more and smaller rooms for those
housing was left to take care of itself. The accepted theory was
that the supply would meet the demand, and after a fashion it
better housing spread from New York over the nation. For the
and becoming the great trading center of the nation, from the
in its worse forms and early became the most extensive in this
size, its history is typical of other cities and for that reason
the reason that, since slums there became acute earlier than in
still being converted from old private houses, occupying the en-
tire width of the lot so that the only windows were in the front
were located back in the interior and had their only light and
ventilation through the front and rear rooms. From the original
Plate I.
ment hotel mirrored in the lake in the park; what the social
worker struggles with is the dark, foul hallway in the slums; but
the main problem of those who are interested in the nation's hous-
needed. Our slums are among the world's worst, and the indict-
Fig. 4. After 1887, all rooms with nominal outside light, but
6 with windows only 4 -8" from windows across the
court.
Fig. 5. One of better type built under the "New Law" of 1901,
which encouraged wider lots.
PLATE I _
25'
BEFORE AFTER
/850 1850
LATER
i-ADD/T/ON-1
BR.
-
B.R.
2 3 4
11
to bail out a river that is constantly swelling through neglect
ing and Home Ownership made the distinction that the slum is
with a disease in its early stages but is concerned that not even
in the park. Any book which takes up the question of "how hous-
ing shall be done" must find out the reason why. Not even the
12
wealthiest of our people are absolutely protected against dis-
covered how the blight, already here, can be cured before it goes
into the slum stage; it must also be discovered how blight may be
which American cities have grown, the greatest cause for surprise
is that any district in them can manage to retain its identity
for any length of time. The most chronic forms of blight, how-
ing less space per unit produced, even within the taller, narrow-
employment" not only of workers but of the land; more and more
land has been "thrown out of work". Hence those large ailing
13
residential areas surrounding the central core, which have been
"waiting for the city to catch up to them", not only have been
Temporary zoning cannot solve the problem, any more than a doctor
shod fashion that made them blighted from the beginning. The
ties; they have been milked dry and abandoned by the real estate
ing not so much because new competing communities are really bet-
neglected.
tation.
problem have been briefly covered. On the one hand are inferior
hand are the blighted areas which could be used for housing, if
large scale.
than it has ever been before, for the number and size of urban
not valid any more, and that present and future methods must be
based entirely on new premises. And these new premises can and
must be found only in and through the existing difficulties.
17
Since the destruction (5) or rehabilitation of properties
from two to six. Bad as they have been in plan, they have sur-
vived in competition with their popular rivals, the single-family
18
house and the apartment.
There must be something to account for the survival. It
to the flat and has the qualities of the row house and the du-
plex apartment.
HOUSING STANDARDS
type of structure.
standard.
five rooms, including three bedrooms if there were both boys and
chen equipped with stove and water heater, sink, two laundry
tubs, and storage closets. The kitchen, living room, and large
or value of the house not to exceed two and one-half times family
which will promote the realization of life values for any family.
The plan and arrangement of a house and its equipment should
and sciences which make for the enrichment of life and for ef-
nature, and assembled in such a way that they resist wear and de-
combinations; foundations
which will not allow unequal settlement
ing to Vieller (8), stairs should have a rise of not more than 8
inches, and a tread of not less than 10 inches; PWA (9) standards
are seven and three-quarters inches and nine and one-half inches,
respectively.
one and one-half to one; at least one room, not used for sleep-
ing, for the common life of the family; adequate, convenient, and
rooms and 9 feet by 10 feet as the minimum for bedrooms; PWA (9)
rooms.
(6) and Vieller (8). Vieller states that an attic room may be 8
feet high in only half its area, but may not be less than 6 feet
arate beds for each child, and separate rooms for adolescent
for lodgers are preferable; and easy access from room to room, but
a possibility of closing each room off from the others when de-
sired.
unit for each natural family, with its own toilet accommodations,
windows and doors with window glass of a kind that will transmit
of sunlight.
at least half the depth of the room. At least 45 per cent of the
(10).
receiving its sole natural light from windows opening upon cover-
vide adequate light for all parts of the house; well shaded read-
These should be easily accessible from the nursery, and from each
24
through other bedrooms, and should have
bedroom without passing
direct communication with
kitchen or dining room. It is de-
no
of a two-story house have a lavatory and
sirable that each floor
toilet.
A house should have heating appliances of such types and
sizes that will heat all parts of the house adequately and keep
for humidification.
In cold climates there should be no direct entrance to the
particularly for dwellings of more than one story, and for ele-
perts; use of stoves, including oil and gas stoves, only with
sealed so that injurious gases may not enter other parts of the
all moving
mechanical devices shielded; and knobs on inside of
so that they can be opened by children.
all closet doors
Each house should have an adequate running water supply
clean
piped into the house, with adequate volume and pressure,
per cent of the family income; the purchase price, including the
land, should not exceed two and one-half times the assured annual
income.
found that most new houses being built during that year would
sell for below $7,500. The average under-$10,000 house will con-
tain five and two-tenths rooms and bath, provide 930 square feet
of floor area. Houses produced today will sell for 43 per cent
house costs 43 per cent more than a 1941 house of comparable size
its word, the survey indicates that the veteran will not have to
wait long for his house once the cork is pulled from the material
erally supposed. More houses in the United States now have bath-
only 11 per cent of all housing units are now classed as needing
major repairs.
Recommended standards for the surroundings of a house are:
Distance from adjacent building at least as great as the
story.
at least twice its width (8). These dimensions are of great im-
the freedom a
builder enjoys; and conversely, the lower the den-
may consider.
The main consideration in building, up to our time, has been
the exploitation of the land, with little regard for the social
and hygienic needs of the people who must live in the buildings
They have not prevented, and could not prevent, the increase of
tions.
should be across the entire width of the lot, at every point un-
story dwellings, rear yard 20 per cent or more of the total lot
depth; four stories, 25 per cent; five stories, 30 per cent; five
per cent increase for each additional story; if less than three
stories, depth may be decreased five per cent for each story.
29
The height of a dwelling must be no greater than the width
upon which it abuts, as measured from front
of the widest street
lot line. Vieller (8) states that a dwelling
lot line to front
per cent on interior lots from 60 to 105 feet deep; 55 per cent
lots 105 to 205 feet deep; 40 per cent on interior lots longer
than 205 feet (8). Andrews (6) describes the optimum dwelling as
a detached house with sufficient open space for a lawn and garden,
dry land, well drained, well adapted to sewage disposal, and iso-
from the house to carry off surface water; such trees and shrubs
from dust; retaining walls around the lawn where needed; and
neighborhood.
recreational space provide for beauty and for the social and
30
needs of the family, a yard slope not great enough
recreational
games; and preferably have no immediately
to prevent children's
traffic streets.
adjacent heavy
found which resembles the flat. This type has been developed to
ground for children, and provides the privacy necessary for re-
bedrooms, one master bedroom and two others for the children so
that there are separate sleeping quarters for boys and girls. It
which go on within the house, and the size of the rooms must be
aids the physician in his judgments and the surgeon in his tech-
results.
under two headings, the site, and the buildings. But neither can
of its flexibility.
tion will improve any house without adding to its cost. Plate III
ed B have been elongated along this axis. These eight plan vari-
in its best possible location with respect to winter sun and sum-
enough, they
seem to remember well the value of insulation when
rental unit. Anderson and Simonds (16) have listed four money
interest is the fact that the bathroom has been planned large
The plan is for a two story unit with four families using the
cost be kept low. For instance, no dining area has been planned
other than that provided for in the kitchen; and this, it is be-
kitchen.
In a plan for unit housing set up by the New York City Hous-
functions which the rooms were meant to serve. With this es-
and the roof. The concrete stair is cantilevered from the party
paint applied directly to the concrete walls and the underside of.
the lawn and garden. On the second floor, where the owner lives,
flagstone terrace for the ground floor and an open deck for the
the garage structure and is accessible from the deck. The house
The sash are of steel and of both fixed and casement type. The
each home, where things can be left when families are not at
the canted garage roof, which contains rubbish boxes and garbage
cans and keeps them out of sight. In each of the bathrooms there
quite noticeable.
been made to solve the housing problem; but a study and solution
Plate VIII shows the first floor plan of the row house which
On the first floor each unit has been given a private en-
rear of the garage near the drying yard. If the utility functions
were taken care of within the kitchen, provision must be made for
access to the drying yard from the kitchen. As the plan is pre-
rooms. The entire area measures 122 feet by 29 feet. The dining
area is located in one end of the area with access to the kit-
chen. Living has been planned for the opposite end of the room.
table against the wall. Large rear windows opening upon the
recreation area and the terrace give not only the advantage of
an excellent view of the garden but also give the housewife work-
play.
Ample closet space has been provided in the living room for
Stairways to both the second floor and the basement are with-
Plate IX shows the second floor plan of the row house which
the large glass areas to the rear. Doors from the bedrooms to
the balcony are through one of the glass areas in each room.
on the second floor and the clothes chute is available from the
central hall.
cludes provision for the heating unit, extra storage space, and,
left out of the building plan and heating could be taken care of
purpose.
(20) says that any heating system which uses a minimum of iron
and steel is the system for today's house. Pressed sheet steel
story house. Reduced pipe length and absence of valves out labor
sheet metal ducts collect cold air from grills located near out-
quired to deliver the forced warm air to registers which are near
hall and bath. A furnace fan draws air from the living room
through the kitchen and utility room whose doors are equipped
with full length louvers. The bedroom doors are solid and serve
section shows how the ceiling height has been planned at seven
feet six inches so that the generous rooms may be had without in-
creasing the cost. The section is cut through the kitchen and
dining area of the first floor and is cut through the bathroom,
Plates XII and XIII show studies of possible facades for the
ed roof while the other study shows the possibility of using the
using the flat roof construction which shows the large areas of
The proposed facade for the row house is shown on Plate XV.
of the pitched roof and the combination of two materials for the
Preliminary Study
Front Elevation
(Ki. - .:.
.. -Y1d
-.:\W4
'
EXPLANATION OF PLATE XIII
Preliminary Study
Front Elevation
EXPLANATION OF PLATE XIV
Preliminary Study
Rear Elevation
,--72EL /MINA R Y - REAR g.L.E VAT I
3c4LE - 79"- .1"0"
EXPLANATION OF PLATE XV
Plate XVI shows the proposed rear elevation for the row
roof with its overhanging eaves serves as a sun shade for part
has been given before. Most of the changes would result from the
not been mentioned and which has merit, is the small apartment
ing the use of only one floor. If this were done, the space
CONCLUSION
home is nothing but walls with storage space on the one hand,
building homes. Indeed the walls and chairs and tables are the
this (21).
depend upon the level of the local and national culture and the
design.
ing to its needs, its values and its ability. In this long
stage of housing, has the interest and takes the initial steps
to correct housing faults of the past and plans homes for the
ACKNOWLEDGMENT
the thesis.
79
BIBLIOGRAPHY
(11) A nationwide look at the under- $10,000 house and the mood
of those who build it. The Architectural Forum.
84: 103-109.
80
(12) Housing is getting better. The Architectural Forum.
84: 16. June, 1946.