i
REDEVELOPMENT PLAN 6 REPORT TO MAYOR IMPELUTTERI AND THE BOARD OF ESTIMATE
EFFECT OF REDEVELOPMENT PLAN ON AREA 21
DEMONSTRATION OF SLUM CONDITIONS 33
APPENDICES 47 BY THE COMMITTEE ON SLUM CLEARANCE PLANS
This Committee was appointed on December 17, the total. Obviously, private capital under a new JANUARY 1951 l 1948 to study and expedite specific slum clearance Federal law must be brought into the picture on a projects by private capital under anticipated Fed large scale if we hope to escape a tremendously eral law, later known as Title I of the National enlarged public housing program with all the im Housing Act of 1949. Our Committee made a pre plications which go with it. 1 liminary report on July 14, 1949 and was instructed Following is a review of the law and procedure to continue its studies and prepare a definite pro and of progress made since the last report: •4«® gram for public discussion. Title I of the National Housing Act of 1949 pro On January 23, 1950 a further interim report vides that any loss incurred by a City or local agency was made, outlining the problem and recommend in acquiring and clearing slum sites and making w, • XT'P Tv ing eight specific projects for further investigation. them available for private redevelopment will be Two resolutions were adopted by the Board of Esti shared two-thirds by the Federal Government and •i. * mate on January 26, 1950 Calendar No. 170, one one-third by the local government. To enable the requesting the reservation of $16,000,000 in Fed City to proceed with this program, this Committee advanced, and the State Legislature, at the request ' #r® eral funds — being the City’s share of $200 Million available nation-wide for 1950-51 — and the other of the City Administration, adopted Chapter 784 of *\'«* ij directing the Committee to continue with its work. the Laws of 1949. Local Law No. 104 of 1949, Subsequently the Federal Housing and Home Finance amending Section C41-1.0 of the Administrative
•..v- Agency reserved earmarked funds for this purpose Code, authorized the Mayor to execute Federal slum imsmmsiM and the City of New York set aside its share, $8,- clearance contracts. To remove completely any fur :■■■ 000,000 in capital funds, to meet the proposed Fed ther doubts of our authority to take advantage of n eral grants. the Federal law, at the request of the Federal Hous This field is new, untried and experimental. The ing and Home Finance Agency the City Administra 11 ' M* initial procedure therefore is necessarily slow and tion requested, and the State Legislature adopted, cumbersome. Neither Federal nor municipal funds Chapter 799 of the Laws of 1950, which amended n are available in sufficient volume to do more than Section 72k of the General Municipal Law. blaze the way for a larger future program. The size In the meantime, with the approval and by direc of New York’s problem can be measured by the tion of the Board of Estimate, this Committee ap acres of recognized slums which cannot be eradi plied for Final Advance Planning funds for eight cated by ordinary private, speculative building. projects listed in our Second Report. The Housing This slum acreage is over 9,000. The present clear and Home Finance Agency approved these funds in ance program through public and quasi-public the amount of $174,500 on June 30, 1950. Suffi housing completed, under way and scheduled will cient work had already been accomplished so that mi: be approximately 1,328 acres by 1955 — 15% of it was possible to by-pass an application for Pre- : •«- w
liminary advance funds and go directly into the possible national emergency conditions, construc This report outlines a redevelopment plan for the for commercial and retail areas. These rates would final investigation of these eight projects. tion costs may need to be revised before completion South Village Site. The plan provides for about permit rentals of about $33 per room per month on 100 families per acre in buildings covering about a full tax-paying basis, provided the commercial Subsequently, contracts were let to architects, of these projects. All projects could support some- 13% of the land. It was found advisable to include engineers, real estate firms and relocation experts, what higher rentals if necessary. It has been the aim and retail income is combined with the residential fairly extensive retail and business uses to supple and plans have proceeded. Briefly, the procedure of this Committee to keep rentals down. income. The Real Estate Consultants advise that ment residential facilities. under the Federal, State and local legislation is to Our Committee does not recommend that the these reuse values are proper and that there is an This area, in Lower Central Manhattan, is ideal present the data analyzing these slum areas to Board of Estimate take action on any specific pro ample market for residential and commercial facil for redevelopment because of its accessibility, near ities at these rates. establish eligibility under the National Housing Act ject until there is a bona fide offer from responsible ness to employment opportunities and because pres of 1947 for clearance and redevelopment by new private developers to purchase and redevelop the An offer has been received from the Foundation ently it is one of the worst and most congested tene private and public facilities mainly devoted to site in accordance with a plan acceptable to the for the Improvement of Urban Living, Inc., a non housing, but including also, if and where desirable, City and Federal governments. Upon receipt of such ment areas in the City. It is one of the few areas in profit charitable corporation. It proposes a tax- which backyard apartments, without street frontage, business and manufacture. A comprehensive plan offers, the Committee will make recommendations exempt project to rent at $20 per room per month. for the redevelopment of each area must be pre to the Board of Estimate. The matter must then go are still used. Income from the commercial and retail areas will pared and approved by the City Planning Commis to the City Planning Commission for report upon In conjunction with the Washington Square Proj- help maintain this rental. They offered to pay $4.00 sion and Board of Estimate on behalf of the City, the redevelopment plan. After this report, the Board ect to the north, we believe that this redevelopment per square foot for both commercial and residential and by the Administrator of the Housing and Home may accept, reject or modify offers. Redevelopment will be one of the country’s outstanding Title I slum lands. The Committee believes that this offer should Finance Agency of the Federal Government. This plans and an application for capital grants from the clearance projects. There will be openness, rea- be raised to meet the recommended reuse value for redevelopment will then be subject to an agreement Federal Government are then presented to the Hous sonable population densities, parks, playgrounds, the commercial and retail land. This may require ) between the City and Federal Government under ing and Home Finance Agency. Upon approval, the schools, churches, recreational facilities ... all on a some adjustment in room sizes to reduce cost, and which the Federal Government will absorb two- City may proceed with acquisition of property, pre sound integrated economic and community basis. other adjustments and modifications. This is a prob- thirds of any loss incurred in acquiring and making sumably by condemnation, and sale to the devel To summarize: New apartments will be provided at lem we face on every project under consideration. a site available, and the City one-third. oper, provided no higher offer is received at the pub $9, $20 and $35 per room per month. In the undis The Committee thinks that the price of $4.00 of- Provisions of the Federal Law permit guaranteed lic auction required by Law. turbed areas are apartments averaging $28 and fered by the Foundation is acceptable in regard to loans for acquisition and site clearance, and con Following is an outline of the seven projects sub $30 per room per month. There will be about 3700 the residential areas but that the commercial areas dwelling units. We are eliminating 4200 substand- should command $6.00 per square foot. The pur- struction of various site improvements such as utili mitted at this time: ard dwelling units. Population densities are reduced chaser is to demolish buildings and relocate tenants ties and public facilities, as well as the Planning 1 WASHINGTON SQUARE SOUTH from 400 persons per acre to an average of 330 at his expense, except those eligible for public hous- Advances already provided. To induce private in An area of approximately 40 acres south of persons per acre because the present population is ing. There will be no discrimination because of race, vestors to redevelop these sites, losses will be Washington Sq. in the Borough of Manhattan, concentrated mainly in substandard tenements and creed or color in this or any other project. incurred in offering the property for sale or lease. generally bounded by West Houston St., Avenue backyard apartments and large areas are in com The Committee recommends that the Board of Esti- Normally it is anticipated that these losses would of the Americas, West Third St., and Mercer mercial use, some in converted residential buildings mate refer this project to the Planning Commission represent the value of the existing old buildings, Street. and some in old loft buildings built before 1900. for approval of the redevelopment plan and that the cost of demolition and the expense of relocating 2 SOUTH VILLAGE The relatively small number of families to be dis Board itself give consideration to the overall ap tenants. An area of approximately MVa acres in the Bor proval of this project as soon as a final agreement Tenant Relocation, the cost of which will be borne ough of Manhattan, generally bounded by Ave placed will present problems, but by no means is reached with the Foundation with the understand- by the developers, will be under the control of the nue of the Americas, West Houston St., West insoluble ones. The recommended plan for South Village provides ing that the sponsor will present a bid based upon Board of Estimate through this Committee and the Broadway, and Spring Street. 792 apartments in 15- and 20-story fireproof build the general terms of the offer as finally agreed upon. Bureau of Real Estate. Tenant Relocation Offices will 3 DELANCEY STREET ings. About 85% of the land will be small, land When the land is offered for sale at the legally be established on each site and site tenants will be An area of approximately 11 acres in the Borough scaped parks, and a playground with a soft ball required auction the Committee will forward a defi interviewed as to their needs and preferences. Ex of Manhattan, generally bounded by East Hous field, a new school nearby, parking, shopping and nite recommendation to the Board of Estimate as perienced and reliable real estate firms, such as the ton St., Allen St., Delancey St., and Forsyth St. firm which made the Tenant Relocation studies on 0^0 a moving picture theatre are provided. Population soon as negotiations are completed. 4 CORLEARS HOOK these projects, are available and will be employed density will be 330 persons per acre as compared An area of approximately 12 acres in the Bor by the Director of the Bureau of Real Estate. Low- to a present population density of 440. ough of Manhattan, generally bounded by De income site tenants will have first priority in the Our financial analysis indicates that practical lancey St., Franklin D. Roosevelt Drive, Cherry St., 55,000 dwelling units of Federal Public Housing reuse value for the land, in accordance with the Jackson St., Grand St. and Lewis St. provided for New York City in the National Housing Redevelopment Plan, would be $4.00 per square Chairman Act of 1949, and will be eligible also for other New 5 HARLEM AREA foot for residential areas and $6.00 per square foot Robert Moses An area of approximately 12 acres in the Bor York City Housing Authority Projects. Moderate- Construction Co-ordinator and Planning Commissioner ough of Manhattan, generally bounded by Fifth income site tenants will have priority in the 11,000 Ave., West 132nd St., Lenox Ave., and West dwelling units constructed on the 7 sites included in the Slum Clearance Program. Further, they will 135th St. receive special consideration for admission to tax- 6 NORTH HARLEM exempt developments throughout the City. Financial An area of approximately 12 acres in the Bor assistance will be given to tenants where necessary. ough of Manhattan, generally bounded by Lenox This Committee now submits for public considera Ave., West 142nd St., Fifth Ave., and West Lazarus Joseph tion seven projects. An eighth project, in the Morn- 139th St. Philip J. Cruise Chairman, New York City Housing Authority Comptroller ingside section of Manhattan, will be the subject 7 WILLIAMSBURG SECTION of a separate report at a later date. An area of approximately 45 acres in the Bor Prices used in the estimates of the architects are ough of Brooklyn, generally bounded by Wilson current as of late Fall, and rental rates for the vari Ave., Division Ave., Marcy Ave., Hewes St. and ous projects are based upon them. In the light of Wythe Ave. John P. McGrath John C. Riedel Corporation Counsel 2 Chief Engineer, Board of Estimate \ ~ _ .... • r« •
W<5>
HOUSING AND HOME FINANCE AGENCY OF THE UNITED STATES
RAYMOND M. FOLEY, Administrator
N. H. KEITH, Director, Slum Clearance and Urban Redevelopment *fT*>
BOARD OF ESTIMATE OF THE CITY OF NEW YORK
VINCENT R. IMPELLITTERI, Mayor
LAZARUS JOSEPH, Comptroller
JOSEPH T. SHARKEY, President, The Council
ROBERT F. WAGNER, JR., President, Borough of Manhattan
JAMES J. LYONS, President, Borough of The Bronx
JOHN CASHMORE, President, Borough of Brooklyn ^f^b MAURICE A. FITZGERALD, President, Borough of Queens
CORNELIUS A. HALL, President, Borough of Richmond
COMMITTEE ON SLUM CLEARANCE PLANS
ROBERT MOSES, CHAIRMAN, Construction Co-Ordinator and Planning Commissioner
PHILIP J. CRUISE, Chairman, New York City Housing Authority
LAZARUS JOSEPH, Comptroller
JOHN P. McGRATH, Corporation Counsel
JOHN C. RIEDEL, Chief Engineer, Board of Estimate
GEORGE E. SPARGO, Assistant to Chairman
HARRY TAYLOR, Director
JOHN J. BEGGS, Assistant Director
I CONSULTANTS
VOORHEES WALKER FOLEY & SMITH, Architects & Engineers
SKIDMORE, OWINGS & MERRILL, Coordinating Architects
CHARLES F. NOYES COMPANY, INC., Real Estate Consultants
WOOD, DOLSON COMPANY, INC., Real Estate Consultants
4 • - •.. - +4#
REDEVELOPf.'lEC'JT PLAN
and School together with the Convent of the Fran- 15 stories and three of 20 stories, enclosing some Advances in the techniques and goals of urban ciscan Sisters in the north section, indicated a logical 3275 rental rooms or 792 family dwelling units, housing design, broader land-assembly powers extension of a park and recreation area in connec- distributed amongst 1, 2 and 3 bedroom sizes in embodied in state and city laws, and more flexible tion with this grouping, and a one and a third acre accordance with customary rental practice for Man- financing arrangements incorporated in the Federal city playground was accordingly planned to the hattan. It was found possible to place these buildings Housing Act of 1949, make possible more liberal south. The Fifth Avenue south frontage along the on the site in an informal and architecturally pleas- treatment of this redevelopment project than has eastern boundary offered suitable location for a ing fashion, with the minimum of mutual interfer- heretofore been possible within the city. The popu shopping and theatre group, in connection with a ence. Five were grouped unsymmetrically about a lation density is to be reduced to a level at which projected street widening here, and also to serve central green quadrangle. The remaining one apart- light and open space may be re-introduced into the as a buffer against the intensive commercial district ment building is in the southeast corner of the site, area, and at which the total load on surrounding to the east. The Avenue of the Americas on the other Orientation studies were made to insure full expo- utilities — streets, piped services, etc. — will be re hand, with its heavy thru-traffic, was treated as an sure to sunlight, while cross vistas were arranged duced or at least not increased. A measure of diver expressway to be shielded by planting and parking to allow a depth of view from all exposures. A sys- sification is to be embodied in the economic re-use areas in part and with non-conflicting business uses tern of foot paths interconnected the various compo- of the land, permitting well designed shopping and in the northwest corner. One recently built apart- nents of the plan, with four parking lots, broken into commercial recreation facilities to yield revenues ment building was left standing on this frontage and tree shaded lanes, occupying strategic areas around for the project and provide some local employment excluded from project boundaries, because of its the periphery of the housing campus, opportunity. The special character of the adjoining character and value. The population density resulting from this scheme community as an artistic center is recognized, and it In the southwest corner, the library service build is approximately 102 families per acre, based on is proposed to bring into the new community some ing now under construction by the city was utilized the land actually occupied by housing, and 66 fam of the desirable and characteristic existing neigh as a small nucleus of civic services, and space was ilies per acre, based on the area of the land bounded borhood activities, thru the provision of a portion allotted adjoining it for a new precinct police station by the main bordering streets. This contrasts mark- of studio quarters for craftsmen and artists, and of to replace the West Houston Street Station scheduled edly with the existing density of 130 families per an exhibition gallery. Offstreet parking area for 241 for demolition. acre, exclusive of streets. The site has 1680 dwelling automobiles (about 30% of the total number of The remaining open space, totaling about 7.7 units now whereas the redevelopment plan proposes apartments) is to be provided in accordance with acres, was available for the actual housing. Con- 792. current ordinance requirements. siderable study of various unit schemes at several Similarly the land coverage of the area is sharply The plan as actually evolved to meet these require heights and with various typical plans, culminated reduced to approximately 13.2% of the housing ments was conditioned by a number of given fac *in a design for six apartment structures, three of area. tors in and adjoining the site. St. Anthony’s Church •T*
•ft o uscents™ •f® ID SfO ftyau •ft no an© (Ei S!/ mmr< This fourteen acre tract in the heart of lower Man for the provision of acutely needed housing facilities hattan bounded by West Houston Street, Fifth Ave within the borough. Convenient to principal north- nue South, Prince Street and Avenue of the Ameri south rapid transit lines, fronting on the dense and cas, is one of seven sites selected by an especially diversified employment-demand of lower Manhat appointed Mayor’s Committee for possible clearance tan, and within walking distance of a significant and redevelopment under the Federal Aid legisla part of it, a planned residential district here would tion of 1949, in conjunction with private sources of simultaneously provide a greatly improved home capital. It lies within an area (M-20 in the “City environment for workers within the area, and a Planning Commission Master Plan of sections con measure of relief from the congestion and expense taining areas for clearance, redevelopment and low of inter-borough commutation. Additionally, through Rent Housing.”) earmarked in 1940 and confirmed proper integration within an adjacent redevelop in 1949 by the City Planning Commission as suitable ment area to the north, and with the Washington for housing redevelopment. Square and Greenwich Village community in gen The location, at the lower fringes of the Wash eral, it would serve to safeguard an important resi ington Square district, in a decaying transitional dential portion of the city from further deterioration. zone between good or relatively good residential Lastly, through elimination of an inefficiently plot sectors, several blocks to the north, and the intensive ted and obsoletely built-up district of mixed and commercial, manufacturing and shipping districts to conflicting land-uses, it would enhance the func QUEENS the south and west, was selected as a strategic point tional effectiveness, and consequent value, of the environs. ' MANHATTAN ! BROOKLYN CITY OF NEW YORK CITY PLANNING COMMISSION PART OF MASTER PLAN OF SECTIONS CONTAINING AREAS FOR CLEARANCE, REDEVELOPMENT, AND UPPER NEW YORK LOW-RENT HOUSING. LEGEND TYPI HOUSING FLOOR AREA RATIO I 1.8 TIMES NET SITE AREA. nHH 0.9 TIMES NET SITE AREA. mm 0.5 8 075 TIMES NET SITE AREA. APPROVED HOUSING PROJECTS PROPOSED HOUSING PROJECTS. UNITED NATIONS REPLANNING a REDEVELOPMENT SECTION. 0 INDICATES INDIVIDUAL SECTION STATEN ISLAND 5,000 0 5,000 OpOO SCALE IN FEET - -.rz™ ywr^feo,. I...... ' —~£ -?■*.■ L-. .i.!■*.* : •___ '.i,.- ii -vr’' Xs £< X x h- £ GARDEN 3 eiLm u: O AP'T’S PLAN WASHINGTON SQUARE NORTH u ------WAVERLY PLACE WAVERLY PLACE CC ; H- LJ a 2 >< < UJ o>*g - <■ X WASHINGTON PLACE WASHINGTON PLACE Z> lx. J CO Li z § P o fe 5 5 i 23 0 22 0 23.0 W. HOUSTON west 4th Street ^—jSfjj—'.-IVW jQ>l . fW.v kvrrtrt/iir~* —'rt,rl * " 1 11 PUBLIC I •PDBLlEvPfcBH: 3 PLAYGR0UN0 * SHOPS If ST. ANTHONY OF PADUA ) uii Si ST ANTHONY R . C. CHURCH 1 • SCHOOL j CONVENT MOVIE WEST 3RD STREET 1 THEATRE 1 V.V.f.V.V.V.V.T.T.V r\ I { PUBLIC I :v.v »»« i------PLAYGROUND i ___ J GALLERY x%v‘;Va::;___ ■•.V.V-VXi------i SHOPS n* >i»»f wr:S PUBLIC PL. GR. PRINCE STR l FOOD STORE Y PUBLIC PLGR.; I "3 rr WEST HOUSTON tr UJ NEW STREET o cc CHURCH UJ 2 u PRINCE ST REET + UJ U1 SPRING STREET. UJ UJ t- £ 0 ID «o! ii m cc UJ; UJ Z UJ; CD o K : o O'l 5 SPRING ST REET Mr RESIDENTIAL COMMERCIAL EDUCATIONAL \oo VOORHEES WALKER FOLEY 8 SMITH "scale "wt V'ltT ARCHITECTS ft ENGINEERS 11 ii ii 11 i-i I\\Y - >V -v WT ~ ~ — • * -5 *> S 4 • » J * * 1 ^URH&SSSjSS*'> »1 4 > •:; ll'ifcSfcA? Jl'.l ':<,S5;L 1 i '»* M » i( > J -•'V *t:> » ’I : <*•>■ i:« * * ':P*§ffi:ie I *• f;<. Tt '■ -r ■ > s > f; 'i . . r t i ii:! S 1 , l t M *1 t : > ! : * t » T •:? «: r. 1 i ip; c t .31!’Sin.: n« r t ru ti- «* l apgSsS&C^iliS rc; M‘•'^W \ ‘cue V; .J«it : ft >* .f • n# V .r' a}**: - ?rr >* ■ in' vs^y- k r * 4 i ?» *8 * 4 ' / u;r p * t ; •»• > i : *,^ M^ISapNll^l'r x x ( i i r *« j h *r ♦ * • v «r k r r v.:i 4 I t * * * iS2?* i r t«t F r r a .» *1 * t 4 > l»f **r- F * ' m r * !» r • ~ e *•• • * n b E »•» * ?. » < r * K * a * *l» i k » m r * C » r s » ; r n Ii» « r « t c Ilk R * ru ii> r p Z F TT I »• B I t r « * 9 ■ I tu m r. r ». r I 5 I * f ?^.sf *5;; V a V-jt-v c 1 m f i\n^ ;v * 4 V \ *. f ►• V • y *‘ \ i VOORHEES WALKER EOLEf & SM\TR I ARCHITECTS 6 ENGINEERS i - _ ' ■ -r.nr « j ' v'f'V- ' /■ »'• » • •• r.i.Ai'-V : ©*■«* IV UNIT] PLAN B R. No. 2 B. R. NO. I o-efxiy-e* H’-O'X 14’-6* ©^ ©*=-* ROOF ROOF STUOIO ©^ 18’*0" X 20’'8M STUOIO LIVING ROOM I5’-0“X l4’-0* li'-8*x 18’-8‘ T 17. DINING il B.R. No. I 7‘- 0"X lO 'O B F IO'-0*X I6'*6" n S‘"0”xV-0'j jj t- i KITCHEN f f \ ~1 f 7J i°si 6'-6"x9’-6" D. R. -VjV.V.V B.R. No.2 f IO'*0‘Xi3'-6 i & bC M 8. c m I KITCHEN i II r ii—& si ©^ s’-s’xa'-e” u j . ' f JllgT ■ LIVING ROOM —d I r k. ■ I4'-0“X l5‘-0‘ I J —■‘•g~X7'-0'j :x □ nB. I D. I F - LJ 3=i . r-T ■n P-d tf * m / ; I : ' uj mmm LIVING ROOM i i •2 -0‘x S'-O* l m. | DINING KITCHEN i & ^ LIVING ROOM ROOM STUOIO ! 7'-6*X7'-6* V" 6*x 9'- 8" X I2'*0" X 18'-0‘ ■O' I • 4'-0 /-o-O'* 22’*6’ I-----1 I » i I STUDIO ___U- ■ - -i KITCHEN DINING \ I4'*0"/ 16'* 8" X 22'-f I J: 7-6’X9’a* 7’-6'xr-^,: list rfft K. j 5-0"x7' Hi i I 1 B •mmr-:: B. I LIVING Y^y.y... l: \ m KITCHEN L \ —3 3 fe"K. 6-6 x 9-6 Ls'-o'xr-o’. Illi DINING OB n B.R. No.2 |;< 7-C'xiO'-0" l _n i lO’-C'x i3’-6- KITCHEN D.R. STUDIO 6’-6"X 9’-6'' i l5'-0'x !4‘" 0" ■ I 4 B. R. NO. I a: 1 lO’-O'x IS’-6’ a I ;! I DINING KITCHEN i 7’-4*x tf-o* l! !i i e’-o’x io’-o* y II STUOIO B.R. No.2 a 15’"6"X 20’* 8‘ n 9‘-STxi6’-0’ ROOF I i ROOF ; II i! LIVING ROOM B.R. No.3 B.R. NO. I n iv-o'xia’-o" 9’-8*xi3‘-2’ l2’-0’X!4’-4 15th FLOOR PLAN TYPICAL FLOOR PLAN 20th FLOOR PLAN TYPICAL FLOOR PLAN (8lJ* flu** UNIT D UNIT E 0 5 10 3020 0 5 10 20 30 -5! -X+.\~ -.'I -- ©?f Two variants of a basic rectangular floor plan LAND: Sq. Ft. Area in TENANT! RELOCATION were developed to meet the space and dwelling Area Acres unit requirements of the program. Type “D” pro er3-* Total Area of Site excluding Streets 559,840 12.852 vided six 2-bedroom and one 3-bedroom apart Total Area of Streets to be Closed 115,700 2,656 ments per typical floor, on a gross area of 7518 Total Area of Site including Streets 675,540 15.508 sq ft. Type “E” provided four single and four 2-bed- Land Retained by City 182,869 4.198 room apartments on a slightly smaller gross area Land Left in Present Ownership 41,926 0.961 NEW YORK CITY HOUSING AUTHORITY (7202 sq. ft.). The gross area per room averaged Net Area of Land for Redevelopment 450,745 10.349 63 Park Row New York 7, N. Y. slightly under 260 sq. ft. 44,160 1.014 Land covered by apartment buildings October 16, 1950 The building plan was organized around a cen Land covered by store buildings 54,350 1.248 tral elevator-stairwell core and symmetrical corridor. Total land covered by buildings 98,510 2.261 Title I of the Housing Act of 1949 fixes the condi Honorable Robert Moses, Chairman An enlarged central bay made possible satisfactory Percentage of Land Coverage 21.86 tions and responsibilities regarding relocation by a Committee on Slum Clearance Plans proportioning of the living rooms of the inner apart Parking area (241 cars) 77,400 1.780 local public agency under Section 105 (C) as follows: Office of City Construction Co-Ordinator ments, and gave these rooms corner exposure. Good Playground area (14.66% of site) 66,080 1.517 “Contracts for financial aid . . . which require that Randall's Island contemporary residential practice was adhered to Other land area none none . . . there be a feasible method for the temporary New York 35, New York in the layout of all apartments; access to bedrooms Total land area per apartment 425.5 relocation of families displaced from the project was kept separate from access to living rooms, bath Dear Mr. Moses: Total land area per room 116.9 area, and that there are or are being provided in the rooms were opened into bedroom-wing corridors; Land Cost as if Cleared $6.50 per square foot project area or in other areas not generally less In accordance with your request of October 2nd, and a full complement of clothes, linen and broom Land Cost in present condition $4.48 per square foot desirable in regard to public utilities and public and 1950, we have carefully reviewed the Tenant Relo closets provided. In the 3-bedroom apartments, a commercial facilities and at rents or prices within cation Surveys of the Title I Slum Clearance Projects. separate service entrance to the kitchen was found the financial means of the families displaced from BUILDING: Our analysis indicates the following estimated relo feasible and desirable. Type “E” floor plan incor the project area, decent, safe, and sanitary dwellings Number of Buildings: 3 — 20 stories 3 — 15 stories cation possibilities for low-rent housing. porated, in a portion of the inner 1-bedroom apart equal in number to the number of and available to Number of apartments: 792 ments, provision for a “nursery” alcove off the bed Total No. Families Eligible for Number of Construction Rooms: 2883 such displaced families and reasonably accessible room, as an alternative to breakfast nook space in Site Families Low-Rent Housing (Est.) Rental Rooms: 3275 to their places of employment.” the kitchen. This arrangement was prompted by the Estimated Population: 2648 persons Information of a social and economic nature was South Village 1680 587 35% needs of younger couples with infants. Population Density: 342.1 persons per acre ascertained regarding the families to be relocated, Washington Square Cubage: 8,615,925 cu. ft. total Top floors of “D” units were assigned to eight complete reports of properties on the sites were veri South 2464 370 15% studio apartments with space concentrated in a 6,990,255 cu. ft. apartments fied through building by building field inspections, Corlears Hook 718 172 24% working studio large enough for serious use by 1,225,700 cu. ft. stores Delancey Street 1569 581 37% 400,000 cu. ft. theater listed by block numbers, lot numbers, addresses, painters, sculptors or craftsmen, and with utility conditions, numbers of apartments, owner occu North Harlem 920 368 40% spaces limited to a small kitchen, and a bath with Total Square Feet of floor area: 814,590 (residential) pants, occupied and vacant stores in residential Harlem 1683 1010 60% (apartments) adjacent dressing room. buildings, non-residential properties were desig Williamsburg 3292 823 25% The smaller central floor areas of the “E” units nated and corresponding summaries were made. Totals: 12326 3911 31.7% impose space restrictions on the corresponding apart Apartment data was broken down according to ments here, which were accordingly planned as numbers of rooms per units related to rents, and The Authority’s anticipated schedule of construc studio-living room units, rather than working apartment facilities were broken down according to tion is estimated at 50,000 to 55,000 units under ateliers. central heat, hot water and lack of heat, cold water Title 111 of the Federal Housing Act, and an additional and lack of heat and hot water, complete bathrooms APARTMENT DISTRIBUTION AND STATISTICS: 24,000 units in the New York State Housing Program. and separate toilets. Estimates were made of family It is the Authority’s intention to have this program Unit Type D Unit Type E 15 stories 20 stories income brackets related to rental ranges. Further provide suitable dwellings for all Title I site families Used 3 times Used 3 times estimates were made of the numbers of persons oc eligible for low-rent housing. The Authority expects Floor Floor cupying specific numbers of rooms and the reloca that its construction schedule will be timed so that Apartments per floor per Unit i 2-14 15 i 2-19 20 tion preferences of all families. the necessary apartments are available as required 2 Room apartment 1 4 Site tenants who will have to be displaced in the during the site clearance process. 2 Room Studio apartment 8 4 Slum Clearance Program fall into two broad groups 3 Room apartment (1 bedroom) 1 2 4 The above relocation analysis was based on the 4 Room apartment (2 bedrooms) 4 6 4 4 •4* each of which requires different methods. One group, following factors which our experience has indicated 5 Room apartment (3 bedrooms) 1 1 due to low earnings, consists of families ELIGIBLE to be most applicable to the problem: Floor Floor for public housing. The other group, earning above Generally families earning up to $2500 per an Apartment Totals 1 2-14 15 1 2-19 20 applicable limits, is INELIGIBLE. num were considered eligible for low-rent housing To cover families ELIGIBLE for publicly assisted at present income limits for admission. Single person 2 Room apartment 3 12 2 Room Studio apartment 24 12 housing an inquiry was directed by the Chairman families, most of whom are estimated to earn less 3 Room apartment (1 bedroom) 3 6 216 of the Committee on Slum Clearance Plans to the than $2500, were treated as ineligible as such indi 4 Room apartment (2 bedrooms) 12 234 12 216 Chairman of the New York City Housing Authority viduals may not be admitted to Federally-aided 5 Room apartment (3 bedrooms) 3 39 as to accommodations the Authority could offer these Housing Developments, and there are only a limited ELIGIBLE families. Under the Housing Act of 1949 number of such units in State-aided Projects. Con APARTMENT DISTRIBUTION: Total Total priority is given ELIGIBLE site tenants on proposed sideration was given to the fact that income limits Total Percent Const. Rm. Rental Rm. Title I projects for admission to any Title III Federally for the smaller non-veteran families are less than 30 2 Room apartment 15 1.89 30 aided local project. A reply to the letter of inquiry $2500, while income limits for non-veteran large 2 Room Studio apartment 36 4.55 72 90* indicates that 50,000 to 55,000 units under Title 111 families (five persons or morel range up to $3024. In 3 Room apartment (1 bedroom) 225 28.41 675 788* 4 Room apartment (2 bedrooms) 474 59.85 1896 2133* Federally aided housing will be preponderantly more addition, income limits at State-aided Protects for 5 Room apartment (3 bedrooms) 42 5.30 210 231* than enough to take care of the estimated 3,911 veteran families of all sizes are higher than the Totals 792 100.00% 2883 3275 families ELIGIBLE. A copy of the reply follows: income limits for non-veteran families. Apt. •Add V, room f. ital count. 16 J* -rmf •woom - —•At*! :_^^r^rr-rT- . - — XI*.'*- •• - *Ut. - V . I e>- «r* The effect of each of these factors on eligibility for the Temporary Relocation of families living in Included in “A Guide to Slum Clearance and with respect to each site studied were estimated to a project area. This provision is intended to meet a Urban Redevelopment Under Title I of the Housing arrive at the result indicated. situation in which it may not be possible in under Act of 1949” as revised July 1950, on page 27 is a Authority experience at our operating sites is that taking a project to fulfill immediately all the stand requirement that the local agency describe the ade the proportion of families relocated to self-acquired ards specified for the permanent rehousing of such quacy of the relocation service established or utilized accommodations in privately owned real estate families. Temporary rehousing is required to be at by the local public agency. Typical of firms adequate ranges from 42 % to 81 % of those vacating; varying rents comparable to those paid by displaced families for relocation service is Wood, Dolson Company, in accordance with differences in site occupancy and to be relocated and generally no less desirable as Inc., which has prepared this tenant relocation other site conditions. to standards. These requisites are met by progressing report. It is a real estate service organization estab lished for more than half a century. It maintains Sincerely yours, the construction in sections through rearranging the tenants in partially vacated buildings combined with fully staffed departments in listing and renting PHILIP J. CRUISE the use of vacant land and business and commercial apartments, tenant relations, management, broker age, maintenance engineering, accounting, apprais Chairman properties. The conditions will vary in each project. ing and insurance. It has available trained personnel, In order to set at rest any fears, families are exhaustive records and up to date tax maps. It will Of the tenants INELIGIBLE for admission to pub- assured that relocation help will be readily available be advantageous to combine the functions of tenant lie housing more than half will receive preferential and there is a frank desire to be of maximum assis- relocation, management and demolition in a single status and can be taken care of fully in the 11,000 tance in carrying out the individual wishes of each office. The types of properties such companies cur dwelling units proposed to be built under Title I family. Emphasis is placed on the preferential eligi rently deal with cover the types found on the slum itself. The remaining INELIGIBLE tenants, according bility of site tenants to return to the project when sites and those proposed to be erected. to the experience of the New York City Housing completed, or if eligible, to be admitted to publicly Authority as indicated by the following survey “Re aided housing. Letters in simple understandable moval Experiences of the New York City Housing language will be circulated to the site tenants advis Authority in Tenant Relocation” indicates that this ing them of relocation policy, and their rights to group of tenants will prefer to relocate themselves. admission in the proposed projects or in existing In redeveloping an area such as the South Village Available to this group are approximately 20,000 dwelling units. Consistent with a policy of keeping site, it is feasible to carry out both demolition and annual vacancies occurring in the normal course of the site occupants well informed, personal inter new construction in at least two progressive stages. events through deaths, circulation within the City views will be conducted to help and encourage occu By demolishing only once section of the site it is and removal from the City of other families. Accord pants to move. possible to leave the other residences undisturbed until the first section of new apartment buildings is ing to recent construction figures about 80,000 new The total number of families break down as fol- dwelling units are being or will be built within the lows: completed. Where possible the first section is chosen City of New York within the near future. to include vacant land and a large proportion of Eligible Will industrial and commercial buildings. The last sec In addition, it is contemplated that a private local for Will Relocate Total Public Relocate Outside tion to be demolished can be that where future relocation service be engaged to establish an office Families Housing in Project of Project at each slum clearance site. This private agency is stores or parking areas will be situated. The first step in tenant relocation is to ascertain to be directed, supervised and controlled by the City South Village 1,680 587 546 547 which tenants are eligible for public housing and of New York Bureau of Real Estate to assure com Washington Square 2,464 370 1,047 1,047 to help them move into existing projects. Of the pliance with the intent of local and Federal laws and Corlears Hook 718 172 273 273 1680 families on the South Village Street site it regulations, eviction procedures, and management Delancey Street 1,569 581 494 494 is estimated that 587 or 35% will be eligible for policies and the encouragement of speed in clearing North Harlem 920 368 276 276 public low rent housing and can move as soon as the sites for eventual Title I redevelopment. Listings Harlem 1,683 1,010 336 337 Williamsburg vacancies are available. This will leave empty of vacancies will be solicited and, if necessary, pur 3,292 823 1,234 1,235 apartments on the site for the temporary use of chased from local real estate brokers. The coopera- those families who are waiting to move into the tion of local welfare agencies, newspapers, radio Removal Experiences of the New York City Housing first of the new apartments in the redevelopment. and television stations, real estate boards and Authority in Tenant Relocation — as of 9/1 /50 Jr Of the tenants not eligible for public housing agencies, civic organizations, and religious groups there will be an estimated 547 families or 32Vi % will also be enlisted. Total Self- who will prefer to relocate themselves and who will In stimulating independent relocation, emphasis Relocated Relocated Date of No. No. be given all possible assistance. It is estimated that must be placed upon site families making every Site Acquisition % % an equal number will choose to move into the re reasonable effort to relocate themselves in apart Smith 7/25/46 1,716 748 development itself and will be given preferential ments of their own choosing. Where such tenants 100% 44% status. These families may need only temporary are not able to relocate themselves the relocation Melrose 8/3/46 1,213 504 JT accommodations until the project is completed. service will assist them. Obviously the work of site 100% 42% There will be more apartments available for site clearance will be relieved and accelerated if a great Foster 8/2/46 1,433 676 tenants if more than the number we have estimated number of tenants relocate themselves. Self-relo 100% 47% do prefer to stay within the project. In the Washing cation also reduces to a great extent the difficult ton Square South and South Village projects com Flushing 10/18/49 220 103 relations arising out of urging on families a choice bined there will be approximately 2750 new apart 100% 47% which is not their own. Useful in expediting such ments other than public housing, whereas we have St. John’s 3/15/50 126 69 relocation is piece-meal demolition of buildings as only estimated approximately 1600 families will 100% 55% vacated and financial contribution to the site families wish to relocate in the combined projects. They will who relocate themselves. 10/1/49 St. Nicholas 1,339 1,080 also be given preference in other Title \ protects. Provisions of Title I also require a feasible method 100% 81 % Jr 18 T9 1 - W -. - * - »' l VI COST1ESTIMATESI&1 FINANCIAL! PLAN £ SOUTH VILLAGE SITE ESTIMATED COST OF PROPOSED REDEVELOPMENT EFFECT OF LAND: Appraised Resale Value as if Cleared $ 2,980,000 Less: Demolition and Tenant Relocation 925,000 Resale Value of Land in its Present Condition $ 2,055,000 REDEVELOPMENT PLAN BUILDING: Field Cost of Structures $ 8,805,500 Architects’ Fee 300,500 iff* Total Structural Cost $ 9,106,000 Cost of Landscaping and Site Improvements 411,500 Total Cost of Buildings and Site Improvements $ 9,517,500 AREA PROJECT: Interest on Land during Construction $ 178,800 Interest on Building during Construction 285,525 Total Interest on Working Capital $ 464,325 Real Estate Taxes on Land during Construction 166,470 Finance, Legal & Organization Expense 190,350 Total Interest, Taxes & Financing during Construction $ 821,145 Total Estimated Cost of Building $10,338,645 TOTAL ESTIMATED COST OF PROJECT $13,318,645 » A » A til -4 a Q (jSjfili FINANCIAL PLAN FOR PRIVATE DEVELOPER Costof Land at Appraised Resale Value as if Cleared $ 2,980,000 Estimated Cost of Buildings as of date of completion, including all fees, taxes and financing 10,338,645 (III Total Estimated Cost of Project $13,318,645 Estimated Rental Value Apartments: 3275 rental rooms @ $33. per room (IV per month or $396 per room per annum $ 1,296,900 (asm© aaun© Stores: 55,000 sq. ft. basement @ 50c 27.500 9 55,000 sq. ft. grade fl. @ $3.50 192,500 OPOSEDh> StjTJIlife 10,000 W Commercial Space: 20,000 sq. ft. basement @ 50c 20,000 sq. ft. grade fl. @ $3.50 70,000 Theatre: 900 seats @ $75 per annum net 67.500 Parking Space: 241 cars <§> $120 28,920 V!ll Total Estimated Rental Value $ 1,693,320 Less: Vacancy Reserve of 7% 118,532 Effective Rental Value $ 1,574,788 Operating Expenses: Apartments: 3275 rental rooms @ $90 $ 294,750 Stores: 110,000 square feet @ 20c 22,000 Commercial Space: 40,000 sq. ft. @ 20c 8,000 Total Operating Expenses $ 324,750 r?' Real Estate Taxes: 330,000 Total Operating Expenses and Taxes $ 654,750 Net Return on a Free and Clear Basis $ 920,038 Percentage of Net Return on Investment 6.91 % TV 20 I TRANSPORTATION Due to the proposed reduction in total population within the redevelopment area, existing transporta tion facilities are ample. The site is bordered by the Independent subway line on the west, with a local station at Spring Street, while the Prince Street station of the B.M.T. is four short blocks to the east. Cross-town transportation is furnished by the Spring and Delaney Bus line which feeds to the east by way of Spring and Prince Street and to the west by Browne Street connecting between these points via Fifth Avenue South the east boundary of the project. Additional cross-town service is provided by the Houston Street line which feeds east and west along the north boundary of the project. II STREETST&lLOCAHTRANSePRiapcg Since an important consideration in the selection for abandonment by the city, while 0.3 acres of of the site was its freedom from traffic thru-ways, it new streets will have to be created. This does not was possible to close all streets, and plan from the include the frontage necessary for the widening point of view of internal circulation and parking of Fifth Avenue South. access only. It was found convenient however, to The present small city-owned Thompson Street retain Thompson Street for two-thirds of its length playground (75 x 100 feet) will be replaced by the to provide service access to the retail block, with a new 1.35 acre playground planned in the north short new connection eastward into Fifth Avenue central portion of the site. South at the southern end of the shopping center. The library service building in the southwest cor MacDougal and Sullivan Streets adjacent to the ner will be retained, and a small area of municipal parochial school were also retained and cross-con services centered here through the construction of nected at their lower ends, to provide street access a new police precinct station to replace the West for the school and church buildings and for the play Houston Street Station scheduled for demolition. ground. About 2.7 acres of streets are thus scheduled in COMMUNITYIFACILITIES From the site of South Village, public transporta within easy walking distance of South Village, in tion lines are very conveniently accessible. North, cluding one with a Parochial School adjacent to the South and crosstown bus lines pass through adjacent North side of the area. The Washington Square streets, and there are subways at Seventh Avenue Branch of New York University lies two blocks to and Avenue of the Americas. The Manhattan end of the North. the Holland Tunnel is located approximately one- The existing public playground on the site, will quarter mile to the West. A new shopping center, be replaced by a new playground, designed as part including a motion picture theater, has been planned of the development, and accessible without the as part of the development, adjacent to the residen- necessity of crossing any street whatsoever. Similarly tial area, and accessible without the necessity of located on the edge of the residential area will be crossing any main through streets or avenues. a new Police Precinct Station. There are churches of various denominations 22 \ CONNECT ms BUS UU£$----- ____ J v \__ •C «■ ’ ‘ W. S3 ill X H * J L 3 IVjl___ " ~3T; g. nrw~ UJ ►v. /z:Pi1 \ UJ o ,v CO X * x H »THAflKtJ CO LxJ >T/^ \ 3 \ ft Z ------■ z u l o )i ft I CO > emd innrMi CL < ^ jg: 7T~y ^5T ********* C. 3.------l 5 s> ' w ar X * o •' X ft 5 X \— MAX Hi jr -g^ t— Li. 0 g — T- u_ w * Ucgogfii N $5 «/:r 0 K cv WASHIMGT6M * R ;K^Pft "/Kewrv~ Z. 6 r* ♦8 (X WASHI*€TOK Uj 22.0 23.0 W. HOUSTON v A ?. » doy®st/VlUji -JZS**'2*ro*_Sft jr mmimmm -TTjEzL f :UJvjj v *\T >«" [ z. £ s ST. ANTHONY OF PADUA > i CONVENT R. C. CHURCH j:w A S hi n gtS^ uTr e' I' P=Wrl <* ■■ ■: i 9Us §£ ■i. ZZl R ED EVE LORM E NT'AREA ,% L> AV \j ft i T75- W iv^ i*> \\ ►: L II S»Sa □OT V> Y w A' V J. l:1: i V 3*- * i\\ V0PS NO. 95 J-' r INU'i SOUTH VILLAGE “\r—\r-\^\\ \W Wmk I y/r \^W^i\\ \\ t v \W. >V& & "V 1 i * princestrees «»\ VI *1 ft uwyyiiS®rw'l J A >4 Q ft Syr < M4 « N------i*w—v'. VJ my-*0 0 o PS NO. 38 Vi o VJ ft l ft V! o i i V5 ’LJ4_J L iCLL~. M ,C N VJ V- l------< L----- 1 'O :-fr------1 K PS NO. 130 \ & Xi * A<_ H2 W nQtriD$uU'*i V • i- I. o K^m ^-monC % Hr x£. ( 12.0 12.0 SPRING STRECT^ V\ *'Q*r me L )fcW"t ft| N =zir\ - IS OUAl&Z Cl 4 Q\\ SQi:^ e F T XII A* H KEY r UJ UJ S3J znaDTST. ft A-r W CHAMSt HS X 3= PRESENT BUS ROUTE H I C/3 NEW CURB LINE ■$r. Ste z c# o NEW PROPERTY LINE CO js |p\SQ| 3T /• X STREETS TO BE CLOSED AN0 WL 2 1: i i^ O DEEDED TO DEVELOPER X ■ * iX'---- 1 Srf/ri----'S’------1 7 m * h- PROPERTY DEEDED TO CITY FOR NEW STREETS & STREET 1 WIDENING ‘T\ T—\v-\\n (------\ \ ^ .,^n MR 0 1000 r. PROPERTY CONDEMNED BY 4 2000 3000 FT. icV ‘---- i m CITY FOR WIDENING OF WEST HOUSTON STREET WZL NE\GHB0RH000 PL&U ^ UFrrnr3 i • • IV EXISTINGIZONING • • • The present zoning of the project area (which is HEIGHT DISTRICTS extensively violated in principle because of non- These district designations limit the height and • • • • conforming uses) is as indicated in the maps on the bulk of buildings. The broad general restriction of • • • facing page. A brief summation of the definition of the several districts affecting this project are:— wMm the various zones follows:— Class one and one-quarter district: Restricts height wmm of building to width of street with setback above of I1 USE DISTRICTS one foot horizontal to two feet vertical. W. HOUSTON ST. ■ Residential: The most restricted area and limited Class one and one-half district: Restricts height of as the file indicates to primarily residential use. building to one and one-quarter street width with Unrestricted: An area which is the least restrictive setback above of one foot horizontal to two and one- of all areas. half feet vertical. Manufacturing: Primarily manufacturing with cer Class two district: Restricts height of building to tain restriction. one and one-half street width with setback of one Business: Allows business and certain non foot horizontal to three feet vertical. nuisance type of manufacturing. Retail: Primarily retail with certain business and AREA DISTRICTS recreation activity allowed. Area districts regulate the area of coverage of a Local Retail: Primarily local retail and some local lot of a given building. Districts as they apply to business restricted below the level of the first story this project vary from A restricted to 75% coverage ceiling with no manufacturing of any type allowed. to C restricted to 60%. Corner lots are allowed an extra 15% coverage. V PROPOSEDIZONING PRINCE STREET Zoning proposals for the area are relatively included in the project. The existing Retail District simple; over-all use classification as Residential bordering Fifth Avenue South will be reshaped as being recommended for all of the project except indicated on the map to encompass the proposed the east block of shops and the northwest corner, shopping area. Local retail will change to Retail for which Retail classification would be appropriate. along part of Avenue of the Americas. This classi An approval under S21-F will be required for the fication will cover any type use appropriate to the proposed gas station on the corner of West Houston area. Street and Avenue of the Americas. No change is proposed in the height or area dis It is not proposed to change the zoning of the tricts as the project as proposed can well be built Charlton Court Apartments, the church properties within the present restrictions. or the Library Service Building, as they are not SPRING STREET VI UTILITIES [p KEY Due to the lowering of occupational density on both domestic and high pressure, was similarly RESIDENCE DISTRICT the entire site, no major change was found necessary handled. It was found possible to locate the new in the existing piped utilities. Minor re-routings of buildings so that existing hydrants would largely LOCAL RETAIL DISTRICT sewerage lines were worked out to by-pass the serve for fire protection, and so that paved access RETAIL DISTRICT foundations of two of the apartment buildings, for fire-fighting equipment, ambulances, moving- necessitating the abandonment of street mains vans, and necessary equipment is adequate. BUSINESS DISTRICT totaling less than 15% of the footage affected by It is proposed that the city retain the necessary the project. A slightly higher percentage of new land easements to provide for access to subsurface MANUFACTURING DIST, construction was indicated, including house lines utility lines. to the new buildings. The water distribution system, UNRESTRICTED AREA DISTRICT 26 HEIGHT DISTRICT > • • SCALE IN FEET ■ • X H- I— UJ 3 UJ o £T CO h- CO LU 3 C z z o UJ l«/4 CO > CL < 2 o X H X u. u. fc i |LL W. HOUSTON W. HOUSTON ST. 11 I ii i' I ■—'i-ryrn >> -I, __- i. ST. ANTHONY OF PADUA ST ANTHONY Ill R. C. CHURCH SCHOOL CONVENT v, : . 1 “TVai I mvi l r n ^ PRINCE STREET PRINCE II' m r I 1 m i -i :J3 3 : I I l I [ :! i .1 ft' 1 | j SPRING STREET -SPRING STR • • i 1 fr KEY RESIDENCE DISTRICT LOCAL RETAIL DISTRIC ft i RETAIL DISTRICT KEY ft BUSINESS DISTRICT EXISTING TO REMAIN MANUFACTURING DISTRI EXISTING TO BE REMOVED OR UNRISTRICTED ABANDONED NEV< OR RELOCATED SEVERS AREA DISTRICT ft . HEIGHT DISTRICT ft SEWER SYSTEM X X H H H 3 UJ 3 UJ XI O o co UJ V) X h- H co UJ UJ 3 cn 3 Z Z Z UJ z UJ o o > CO > CO < X < X 2 X 5 X o X H- o h- X X X y- X w h‘ linC 11 »' UNC W. HOUSTON ST. W. HOUSTON S 4 i C; - — - •1 Lfe: I - ' " ‘ ' : “ fig \j ST. ANTHONY OF PADUA * ST ANTHONY [(f.’-'ljl ST. ANTHONY OF PADUA R. C. CHURCH stanihonTI SCHOOL CONVENT SCHOOL [j CONVENT R. C. CHURCH : 1 -I'r'--.-’ ■ ■ *n 4 : J w| 2 r s r I r~ig r i V -I 'J v. *! -I •- i u 1:! H I v SUM \ 1 \ rrrferrfe u'lmu __ : ■ f - a PRINCE STREET -t7~-— PRINCE STRE n feu • • J]fe ; ui m fe [ m ■ I Ji_ I *i = p 'o »j» ; I I i L:. c r t » n ■- i—------J i I : I i ♦ I I f 1 "t N J- > fe ! i 1 u I i a l C ~6' Lir»£ i SPRING STREET ¥ 6 ‘ft 12* U*E5 £ i: = ^SPRING STREET^ Ife>—: Q It m KEY KEY EXISTING EXISTING NEW OR TO REMAIN REMOVED OR RELOCATED EXISTING MAINS ABANDONED LINES TO REMAIN LOW PRESSURE EXISTING MAINS TO BE HIGH PRESSURE REMOVED OR ABANDONED NEW OR RELOCATED LOW PRESSURE O i------O MAINS HYDRANT HIGH PRESSURE *- r—n HYDRANT MANHOLES GAS SYSTEM WATER X H V— 3 UJ UJ o UJ UJ to cr a: t— H UJ CO sk CO 3 z z z UJ < o > > CO < tr® 0- s x o H 3 X CO Li_ I— u. rf ! o rf T*? -SL if -D- W^W. HOUSTON ■O------J f ■fF 4 A- 1#- DEMONSTRATION OF § ST. ANTHONY OF PADUA ST. ANTHONY I R. C. CHURCH SCHOOL jl CONVENT 1 ' tO I I I [ > o 1 SLUM CONDITIONS i i I ! — I 11 I*i i r W- gi iO o. ! ]!|° My I vA o •ni ■:j>5 < 1 a#*-rJS=:!^.sV; Tvii, H! CD J #= oJ ' 1 PRINCE STR I . =3p? EE 0 ■ #• \T a si I- PHi m &GFl -!E : n i I 'f-- I r-J* ageIof] ■? cm ■. - -L » » a I ^ j i iv ;r I ! I C r- I i 1 ! A E TandTcoverag ? J! i 11 L3 i 1 i w I i i population d ns n [> d- I I m if sa |j I: i A A r® If* i vai U# ■ i 1 I ll L^i © .1*0 » A A k I-;! ]p ! «< 33 SPRING STR I A- <7,---- key'^V i ir*1 0 A C^BtSifeK EXISTING EXISTING NEW 0R! TO REMAIN REMOVED OR RELOCAT^ LINES W ABANDONED A ELECTRIC DUCTS I Jl TELEPHONE DUCTS ______A MANHOLES -o- » llw T4 PULLBOXES O 8 •> STREET LIGHTS O «4^ FIRE ALARM BOXES OFA FA FA A TRAFFIC SIGNALS OTS TS TS i TRANSFORMER VAULTS ■OTR ------c:tr ■ ■■TR SCALE IN FEET \\ ELECTRIC SYSTEI&* \ \ A „ J. __ l I LAND1USE Six city blocks plus two triangular block fragments, ■ extending from West Houston Street south to Spring 9-# Street, and from the Avenue of the Americas east to Fifth Avenue South, comprise the specific area of 9"# this proposal. The total acreage involved is 12.85, exclusive of city streets. Uses of this land display the characteristics of a declining urban residential W. HOUSTON ST. IS; area. A predominant portion of the building lots are still covered by dwellings, predominantly of the substandard tenement type and including fully occupied rear yard tenements without access except through other tenements. Commercial and automo I tive uses have penetrated some buildings, particu- ' larly on Thompson Street. Most of these uses are ©Hi in converted loft structures, although at the corner of Prince and Thompson Streets there is a plastics plant in a one-story building built for manufactur- ing. Vacant lots and the small play lot provide an extremely low percentage of open area. of PRINCE STREET SPRING STREET KEY RESIDENTIAL PUBLIC a INSTITUTIONAL COMMERCIAL FIRST FLOOR STORE AUTOMOTIVE PARKS a PLAYGROUNDS UNOCCUPIED BUILDINGS VACANT LOTS X r- 3 O CO UJ 3 II Z UJ > < No buildings of architectural, historical or other new or recently renovated. It would have to be x special merit are found within the area, with the maintained in spotless condition and top-notch re v— u. exception of St. Anthony’s R.C. Church in the north pair. u. third of block 517, with a school and convent to the Meriting the “Well-kept” grade an older building west. had to be very clean, requiring no major repairs or Over 99% of the residential buildings may be painting. classified as walk-up tenements, and some 68% A “Fair” building was one that was moderately W. HOUSTON ST. are lacking central heat. The major fraction (75%) clean and tidy, and perhaps required some painting lack private bathrooms, as compared with a cor and repairs. responding figure of 19% for Manhattan and 9% Labeled as “Run-Down” a building would need for the entire city. None has an elevator, and none drastic restoration to be brought into decent shape. ST. ANTHONY OF PADUA is of fireproof construction. Their present condition Such a building might have deteriorated to the stage R. C. CHURCH lies about equally between “rundown” and “fair,” of being an object for demolition. with very few buildings classifiable as “well-kept.” It must be remembered that in all the above The categories of residential buildings as shown categories except “Excellent” the buildings are sub- on the accompanying maps are defined as follows: standard and are slums despite the manner in which To rate “Excellent” a building would have to be be maintained | m•111: prince street I I SPRING STREET il fr KEY WELL KEPT FAIR RUN DOWN NON‘RESVDENT\AL BUILDINGS VACANT LANO PARKS a PLATGROUNDS SCALE IN FEET III The great majority of the residential buildings were erected before 1914. Many are “old law” ten- •r* ements with thoroughly inadequate light and air, lacking central heating and having no individual toilets for each apartment. Others are of the “new law” tenement type with somewhat larger inner courts, but still highly deficient for light and air, and W. HOUSTON ST. provide exceedingly inadequate accommodations by reasonably modern standards. An inspection of the map on the opposite page shows that only a very small percentage of the resi dential structures on the site comply with the require ments of the Multiple Dwellings Law of 1929 which provides much higher standards for light, air and safety of the occupants. The non-residential structures are in many in stances converted residential buildings. It will be noted that the map also reveals that only a small number of the residential buildings have been erected since 1916. .... — PRINCE STREET w.v 0 ft m SPRING STREET il fi KEY 1901 ft BEFORE’- OLD LAW TENEMENTS 1901 ‘ 1914' NEW LAW TENEMENTS 1915- 1929' PRE M.D.L. 1929-1949'. POST M.D.L. NON.-RESIDENTIAL BUILDINGS - BEFORE \9\G NON-RESIDENTIAL BUILDINGS - AF T ER \9\G VACANT LAND PARKS B PLAYGROUNDS IV LANDICOVERAGE Within the 675,000 gross square feet covered by this site, the land is divided into some 212 separate parcels carrying 160 buildings ranging in height from 3 to 7 stories. Over 85% of the land within private property lines is covered by structures, and nearly 40% of the gross area is occupied by public W. HOUSTON ST. streets. It is important to note that over the past twenty- five years there has been little new building within the area, and that demolition has actually exceeded new construction. The narrow spaces between buildings are of little value as a source of light and air. PRINCE STREET U f a f) 2.. u rfP SPRING STREET n V POPULATION DENSITY Some 1680 families live within the confines of the proposed project — a present population density of about 400 persons per net residential acre. Lot by lot densities show a much higher figure. Yet there has been a general decline in total population here since 1920, due to the encroachment of com mercial uses. The family income averages somewhat W. HOUSTON ST. lower than for the city as a whole, since 72% of families have earned less than $3000 per year, all wage earners included. Open land and recreation space is extremely limited; backyards being narrow and dark, and side walks and streets congested. A 100 ft. by 75 ft. play ground on Thompson Street equipped for younger children (of which there are approximately 1000 within the area) and three temporary play strips bordering West Houston Street for older teen-agers, altogether totaling about one acre, offer the only facilities. The density of use of recreation facilities is thus about 1/5 acre per thousand population, which may be contrasted with the “emergency mini mum” for hygienic environment, set by the American Public Health Association at 2 acres per thousand. PRINCE STREET SPRING STREET KEY 400 + PERSONS PER ACRE 300-399 - 200-2.99 - ISO AND UNDER PERSONS PER ACRE it! NON RESIDENT IAE REDOS. □ \JACANT EAND HH PARKS AND PEAT0R00NDS r VI TENANTIDATA FAMILYJNCOME] INI RELATION ITOj RENTAL YEARLY NO. OF To determine the rehousing needs of families dis- water and no heat, and those having only cold % OF placed by this project and to prepare plans for the water. Sanitary equipment was also listed as to INCOME FAMILIES TOTAL relocation of such families, data is presented on the complete bathrooms and separate toilets per one accompanying charts describing and enumerating and two families. 0, 50 100 150 200 250 300 350 400 450 500 the types of structures, the various facilities of the Based on a sampling of typical families compris residentials and the essential economic circumstances ing a fair cross-section of all parts of each area esti :--- — *T$I999 8 UNDER =x 17.62% of the site residents. mates of the yearly incomes relating to the monthly J 92 83 6 91 3 4 114 4 Building by building and lot by lot field inspec rentals of all families were made. These estimates tions were made of each and every parcel. Ad were presented both by the numbers of families and tm __ dresses, blocks, lots, and specific types of buildings their corresponding percentages of the total. Addi 2000-2499 mumai 29.94% 8 8 127 151 48 28 were reported, checked in the field and rechecked tional estimates were made relating to the number «rr with Bromley atlases and official New York City tax of persons per dwelling unit and the number of £P2500-2999C _ maps. rooms they occupied. a 26.06% Tabulations were made of the total numbers of Relocation preferences of the families interviewed 63 96 134 54 59 27 5 apartments and families, of the layouts in each were obtained and then summarized by the num- I residential building, owner-occupancy obtained bers of families showing preferences for one area *^$3000-3499 10.48% from deeds and field interviews and numbers of or another with the ratios of each preference group 18 51 28 13 37 25 4 occupied and vacant stores. Apartment data was to the whole, 7 | categorized according to rental brackets and num Besides the field inspections and interviews $3500 a 0 V E R 1 15.90% bers of rooms. In addition this same data was pre- factual data was obtained from the New York State 45 46 68 3 7 5 4 13 4 sented according to family incomes and sizes both Rent Commission and the City of New York Depart- by numbers and percentages. ment of Housing and Buildings, Tax Department and Apartments were further classified by facilities Department of Welfare. $158 $508 into those having central heat, those having hot *f*KEY TO AMOUNT OF UNDER $16- 20$2I- 25 $ 26-3 0$ 31 - 4 0 $ 41 -50 OVER ^MONTHLY RENTALS L 1 AS SHOWN IN GRAPH ABOVE NO. OF APTS. OF GIVEN RENTAL ARE SHOWN BY NOS. BELOW BAR NGTUNIT . . rji'nm' NO. OF PERSONS NO. OF % OF PER FAMILY FAMILIES TOTAL MONTHLY NO. OF % OF 500 RENTALS DWELLING UNITS TOTAL I 13.56% 0 50 100 150 200 250 300 350 400 450 500 316 20.36% $15 a UNDER 2 25.83% 375 24.18% $16 to 20 3 28.51% ----- 1---- 1— 344 22.18% $2Ito25 Ik., A .- 4 18.27% 219 14.11% $26 to 30 IJ 5 9.30% 39 I (86 27 178 11.47% $3Ito40 0 a over 4.53% 4 12 32 28 TOTAL 1680 FAMILIES __ $4Ito50 108 7.00% KEY TO SIZE OF 2Rms. 3Rms. 4rms. srms.sover^ i DWELLING UNIT C $50 a OVER 0.70% AS SHOWN IN GRAPH ABOVE NO. OF D.U. OF GIVEN SIZE IS SHOWN BY NOS. BELOW B PESIQODWELLING1UNIT: ------■■ —I % OF «r- TYPE OF NO. OF NO. OF DWELLING UNITS TOTAL ELEVATOR 0.00% Ii» APARTMENT 0 0 ROOMING I 0.06% -> HOUSE l » % OF % OF TYPE OF NO. OF DWELLING UNITS TYPE TOTALS DWELLING 1000 0 200 400 600 800 I. CENTRAL HEAT 1 25.92% a HOT WATER 402 A. COMPLETE 73. 13% BATH ROOM __1 B. SEPARATE TOILET 26.87% (I PER D.U.) B 108 C. SHARED TOILET 0.00% (I PER 2 D.U.) JO 2. HOT WATER 68.73% - NO CENTRAL HEAT j □ 1066 ‘ pglfETj CJUJ5O0? JBEH A. COMPLETE 22.80% • ;r ‘tt A * •• BATH ROOM e 243 © •*> B, SEPARATE TOILET 77.20% - ' Cl PER D.U.) 704 3. COLD. WATER 5.35% p - NO HEAT OR HOT W. □ , 83 • > 3* A7 A. COMPLETE 59.00% ~ - BATH ROOM B. SEPARATE TOILET 41.00% (l PER D.U.) S3 II ACQUISITIONIAPPRAISAL' lot number A9 LdJ» HOUSE NUMBE —T III RESALEfAPPRAISAL Value as Evidenced by Sales: total of 25 transactions averaging 81 % of assessed 5A 50 this site could be operated at a cost of approximately are in income brackets which would make them $90 per room per annum by a private investor. eligible for subsidized public housing. rr* This figure is based on current rates for labor, mate- However, there is great demand for housing at rials and utilities and includes the following items: a moderate rental level, for people whose incomes Payroll, Payroll Taxes, Fuel, Water, Insurance, are in excess of the maximum established by the Repairs, Gas and Electricity including tenants’ City Housing Authority, but are not large enough consumption. Painting and Decorating, Reserve to secure housing at the high levels now prevailing *t for Replacements, Supplies, Management and in privately constructed new dwellings. Brokerage, and Miscellaneous Expenses. Payroll There is ample demand for housing at moderate estimates are predicated on the use of automatic rentals, if it can be produced by private capital, with rather than manually controlled elevators. the aid of such land subsidies as are contemplated The figure of $90 per room does not include real in this program. estate taxes or amortization of the investment, which have received consideration in the projection Comparative Approach to Value: of the net return applicable to the proposed devel Another type of appraisal procedure usually opment. applied in determining the valuation of land is the This estimate was made after extensive study as comparative method, through which analogies are to the cost of operating somewhat comparable drawn between the assets and benefits inherent in buildings in the recent past, including a number of the site being appraised and those found in similar large projects within the City operated by such sites suitable for the same purpose and offered con investors as insurance companies. currently for sale or lease. This method of appraisal could not be applied Anticipated Yield: in this manner in the instant case due to the fact Based on the foregoing estimates of rental value that no similar assemblage of land presently no.2 c.2 and operating costs and computing real estate taxes improved with sub-standard housing, is to be found 711.565(7471) N26 on the basis of a reasonable approximation of the on Manhattan Island, which is susceptible to pri assessable value of the proposed project, the esti vate negotiation as distinguished from acquisition New York (City) Committee on mated net return on a free and clear basis shows through the use of the right of eminent domain. Slum Clearance. slum clear- a yield of approximately 7% on the total invest It was possible, however, to ascertain the acqui South Village: ment involved. We believe that this represents an sition cost of other housing projects, both private r>1 nnHpr.. 1 Of. adequate return on an investment of this character. and public, and to compare the assets and benefits Since it will probably be possible for a potential of those sites (as to their relative location, trans investor to secure a substantial mortgage at con portation facilities, neighborhood conditions, and siderably lower interest than 7%, the percentage desirability) with those of the subject site. of return on the equity would be proportionately In order to establish a value on this site for resale higher than 7%. purposes, at a level consistent with its market value for the use envisioned by the Committee on Slum Projected Use: Clearance, the comparative method was applied to It is our considered opinion that the most desir this extent. In the application thereof, the records 1 able use to which this land could be put, after dem and statistics of many private and public projects olition of the existing slums,would be as a site for were studied and analyzed to determine (a) acquisi apartment buildings offering housing at moderate tion cost, (b) construction cost, (c) operating expenses rentals, in conjunction with shops along the easterly incurred, (d) rentals obtained, and (e) the resultant I boundary of the site, and commercial space in a monetary yield. small area at the northwest corner of the site. A All of the foregoing study is reflected in the resale detailed study of the economic feasibility of such value which we have placed upon this site. development reveals that such use is financially i sound. CHARLES F. NOYES CO., INC. Of the present site tenants, only a small percen George A. Hammer, tage could afford the type of housing planned for Vice President this site. A large majority of the present occupants Aerial photograph by Fairchild Aerial Surveys, Inc. 52 Design: Richard C. Guthndge