affi
- ---
LOW MULTI-FAMILY HOUSING A NEIGHBORHOOD NUCLEUS FOR MATTAPAN
BY
JOHN
P.
KNISKERN
EARL
E.
STEWART
SUBMITTED IN
REQUIREMENTS
ARCH ITECTURE
MASSACHUSETTS
AUGUST
PARTIAL
FOR THE
FULFILLMENT OF THE
DEGREE OF MASTER OF
INSTITUTE OF
TECHNOLOGY
24, 1953
SIGNATURE
OF AUTHORS
GJOHN P.
EARL
ACCEPTED BY
KNISKERN
E,' STEWART
I"
2t. AUGUST 1953
PIETRO BELLUSCHI,
DEAN
SCHOOL OF ARCHITECTURE
MASSACHUSETTS INSTITUTE OF
DEAR
DEAN
THIS
COLLABORATIVE
BELLUSCHI:
FAMILY HOUSING
MATTAPAN,
OF
THE
TECHNOLOGY
IS
-
A
THESIS
NEIGHBORHOOD
SUBMITTED
REQUIREMENTS
ENTITLED,
LOW MULTI-
NUCLEUS
FOR
AS PARTIAL FULFILLMENT
FOR THE
DEGREE OF MASTER
OF ARCHITECTURE.
SINCERELY
YOURS,
JOHN
P.
K94SKERN
EARL
E.
STEWART
30
PROF.
LAWRENCE
B.
JUNE 1953
ANDERSON
IN CHARGE OF THE DEPARTMENT OF ARCHITECTURE
MASSACHUSETTS INSTITUTE OF TECHNOLOGY
DEAR
PROFESSOR
ANDERSON:
IT IS OUR PROPOSAL TO DO A COLLABORATIVE THESIS
FOR
AS PARTIAL FULFILLMENT OF THE REQUIREMENTS
WE ARE
THE DEGREE OF MASTER IN ARCHITECTURE.
IN LOW,
MULTI-FAMILY HOUSING WITH
INTERESTED
PARTICULAR EMPHASIS ON THE SITE PLANNING ASPECTS
OF SUCH HOUSING.
WE HAVE CHOSEN AN EIGHT ACRE TRACT OF LAND IN
MATTAPAN, BOSTON, AS THE SITE OF OUR PROJECT.
THIS AREA IS THE SUBJECT OF A RECENT STUDY BY
THE URBAN REDEVELOPMENT DIVISION OF THE BOSTON
WE HAVE HAD SEVERAL INTERHOUSING AUTHORITY.
VIEWS WITH REPRESENTATIVES OF THIS DIVISION IN
WHICH THEY EXPRESSED APPROVAL AND SUPPORT OF
OUR THESIS, AND GAVE US MUCH VALUABLE INFORMATION AND MATERIAL.
WITH YOUR APPROVAL WE WOULD LIKE TO DO
ENTITLED, LOW MULTI-FAMILY HOUSING HOOD NUCLEUS FOR MATTAPAN,
SINCERELY
A THESIS
NE GHBOR-
YOURS,
JOHN P*
KNISKERN
EARL
STEWART
E.
MASSACHUSETTS INSTITUTE OF TECHNOLOGY
SCHOOL OF ARCHITECTURE A ND PLANNING
77
MASSACHUSETTS
AVENUE,
CAMBRIDGE
39.
MASSACHUSETTS
July 23,
To:
John P.
Earl E.
Kniskern
Stewart
Gentlemen:
I have your letter of 30 June 1953 and am
happy to approve your joint thesis for the
degree of Master in Architecture entitled
"Low Multi-Family Housing
Nucleus for Mattapan".
Sincerely yours,
10
Lawrence B. Anderson
In Charge of the
Department of Architecture
LBA:db
TELEPHONE
KIRKLAND
7-6900
-
A Neighborhood
1953
I
ACKNOWLEDG EM ENT
THE AUTHORS
WISH TO EXPRESS
TO MR. DAVID GROSSMAN
THEIR APPRECIATION
OF THE URBAN
REDEVELOPMENT
DIVISION OF THE BOSTON HOUSING AUTHORITY, MR.
HAMILTON COOLIDGE OF THE NEW ENGLAND MUTUAL LIFE
INSURANCE COMPANY, AND MEMBERS OF THE FACULTY
IN
THE
DEPARTMENTS
PLANNING,
WHO
GAVE
OF THIS THESIS*
OF ARCHITECTURE
ASSISTANCE
IN
AND CITY
THE PREPARATION
5,-'
TABLE OF CONTENTS
PART I
BACKGROUND
LOW
*
.
*
.
.
*
REPORT
,
,
.
.
MATERIAL.
MULTI-FAMILY
s.
HOUSING
.
0
.
*
PAGE
1
4
*
PART II
SUMMARY OF MATTAPAN
.
CONCLUSIONS.
..
..
.
..
.
. .
.
,
.
,
18
.
27
.
31
PART I II
PHYSICAL
SOCIAL
UNIT
SITE
SITE
PART IV
DRAWINGS
.o
.
DEVELOPMENT
BIBLIOGRAPHY
.
.
DESIGN......
DESIGN*.
PROJECT
DESIGN
. . ..
.
42
.
.
.
.
.
.
e
.
AND FINANCE..
.
.
.
.
50
..
.
45
.
56
LOW MULT I-FAMILY HOUSING m
A NEIGHBORHOOD NUCLEUS FOR MATTAPAN
JOHN P.
EARL E.
BY
KNISKERN
STEWART
SUBMITTED TO THE DEPARTMENT OF ARCHITECTURE
ON AUGUST 24, 1953 IN PARTIAL FULFILLMENT OF
THE REQUIREMENTS FOR THE DEGREE OF MASTER OF
ARCH ITECTURE,
ABSTRA CT
THE BASIS OF THIS THESIS
A SIGNIFICANT
THE
PART OF THE SUCCESSFUL
PROBLEM"
"HOUSING
INTERPRETATION
HOUSING;
IS THE CONVICTION THAT
MUST BE
SOLUTION
REALIZED
AND APPLICATION
TO
BY BETTER
OF LOW MULTI-FAMILY
PROBABLY THE LEAST UNDERSTOOD CATEGORY
OF HOUSING,
ONE WHICH
HAS BEEN
GROSSLY MISUSED,
AND YET ONE WHICH HAS A GREAT POTENTIAL.
LOW MULTI-FAMILY HOUSING
OFFVARIOUS LIVING
FORMS WHICH
DO NOT
THE JUXTAPOSITION
AND THE
UNITS
INTO
COMPOSITE
BUILDING
REQUIRE THE USE OF AN
OF SUCH
RELATIONSHIP
ALL IMPORTANT
IMPLIES THE COMBINATION
UNITS WITHIN
BETWEEN
BUILDINGS
ELEVATOR.
BUILDINGS
BECOMES
IN SHAPING A SOCIAL AS WELL AS
PHYSICAL ENVIRONMENT.
INTEGRATED
COMMUNITY
THE
POSSIBILITY OF AN
LIFE WITH
COSTS AND RESPONSIBILITY ARE
SHOULD NOT BE CONSIDERED AS
FOR INDIVIDUAL
REDUCED
ITS MAIN AIMS.
AS
TO SERVE
A DESIGN
HOME OWNERSHIP,
BUT MERELY
HOUSING
TO
THIS THESiS
OF HOUSING,
A
DE-
IS SPECIFICALLY
THE APPLICATION OF LOW MULTI-FAMILY
THE PECULIAR CONDITIONS
OF A PARTICULAR SITE AND LOCALE.
ON SITE LAYOUT PARTICULARLY
SOCIALLY
AS
BEST A PORTION OF THE PEOPLE,
PROBLEM
CONCERNED WITH
IT
A UNIVERSAL SUBSTITUTE
PORTION OF THE OVERALL COMMODITY
SIGNED
OCCUPANT
INTEGRATED
AND LIMITATIONS
THE EMPHASIS
DIRECTED
COMMUNITY
LIFE,
TOWARDS
A
IS
PART I
BACKGROUND MATERIAL
NOTES ON
HOUSING
IN
REALITY HOUSING
OR EVEN
WHICH
IS MUCH MORE THAN ARCHITECTURE
PLANNING.
IS RELATED
PHYSICAL
IT
IS A MOST BASIC
TO ALL PHASES
SHELTER AND PROTECTION
ARE ONLY THE MOST OBVIOUS
EDUCATION,
RELIGION,
OF
HEALTH,
HUMAN
OF HUMAN
FROM THE
ITS MANY
WORK,
NEED
ACTIVITY.
ELEMENTS
SERVICES;
RECREATION,
TRANSPORTATION, ECONOMICS AND POLITICS ARE ALL
SO CLOSELY
CAUSES
INTERTWINED WITH HOUSING THAT THEIR
AND EFFECTS
THUS HOUSING
BECOME
INSEPERABLE.
CAN NEVER BE REGARDED
NOR JUDGED ONLY BY
MUST ALWAYS BE
FAMILY LIFE
OFTEN
IN A VACUUM,
ITS PHYSICAL APPEARANCE,
BUT
RELATED TO THE TOTAL ENVIRONMENT.
IS MOST EASILY ASSOCIATED WITH THE
LIVING UNIT WHICH HOUSES
TRADITIONAL
JOB OF
SIGN CUSTOM
MADE
THAT FAMILY,
AN ARCHITECT
STRUCTURES
AND THE
HAS BEEN TO DE-w
FOR PARTICULAR FAMILY
U
TASTES AND
ABOUT FAMILY LIFE, WE REALIZE
THE SOCIOLOGISTS
IT
SHIP
TO OTHER FAMILIES
HAS BECOME
TO WIDEN
DESIGN
AFFECTED BY
IS CONTINUOUSLY
THAT
IT
AS WE LEARN MORE FROM
REQUIREMENTS.
AND TO COMMUNITY
THEN,
NECESSARY,
FACILITIES.
THEMSELVES
FOR GROUPS OF FAMILIES
OF HOUSING
RELATION-
FOR SOME ARCHITECTS
THEIR FIELD AND CONCERN
THAN FOR SINGLE
ITS
WITH
RATHER
FAMILIES.
WE ARE PRONE TO ASSOCIATE MOST GROUP HOUSING
THE LOWER INCOME LEVELS OF THE POPULATION.
IT
WITH
WHILE
IS TRUE THAT THE MAJORITY OF LOW MULTI-FAMILY
UNITS HAVE BEEN BUILT TO SERVE THESE LOWER INCOME
IT
GROUPS,
IS
EQUALLY TRUE THAT THERE
NEED FOR COMMUNITY
IS GREAT
INTEGRATION AT ALL INCOME
LEVELS.
IS THE POPULAR AMERICAN MYTH THAT EVERY
THERE
FAMILY SHOULD OWN AN
THIS
VIDUAL LOT.
INDIVIDUAL HOME ON AN
IS QUITE
RIDICULOUS.
INDI-
A MUCH
MORE SATISFACTORY AND REALISTIC GOAL WOULD BE
THAT
EVERY FAMILY MIGHT
CHOOSE
HOUSING
ITS
HOUSING
TYPES
HAVE
THE OPPORTUNITY
FROM A GREAT NUMBER OF GOOD
ACCORDING
TO THE NEEDS
OF THAT FAMILY AT ANY PARTICULAR
TION TO VARIETY
TO
IN HOUSING UNITS,
2
AND DESIRES
TIME.
IN
ADDi-
VARIETY SHOULD
BE SOUGHT
AMERICAN
PHERE
IN
COMMUNITY DEVELOPMENT.
HAS FEW CHOICES
COUNTRY,
FROM SUBURB
OF
RES IDENTIAL ATMOS.
SMALL TOWN,
TO SUBURB
THE AVERAGE
SUBURB,
OR CITY*
AND FROM CITY TO CITY,
IS PATHETICALLY
SIMILAR.
ARE ONLY BY THE
GRACE OF NATURAL CHANGES
LIFE
THE MAJOR VARIATIONS
IN CLIe
MATE AND TOPOGRAPHY.
LE CORBUSIER
AND WRIGHT REPRESENT POLAR VIEWS
HOUSING, AND
IT IS AMAZING TO NOTE HOW CONSISTENTLY
ARCHITECTS
TAKE SIDES WITH EITHER ONE OR THE OTHER
OF THESE TWO LEADERS.
THE STAND
THAT THERE ARE REAL MERITS
THE SAD FACT
IS SELDOM TAKEN
IN BOTH PHILOSOPHIES.
IS THAT S0 VERY FEW PEOPLE ARE ABLE
TO ENJOY EITHER
EXTREME.
MIUM ON EXPRESSION
IN HOUSING
ON
THERE SHOULD BE A PREa
OF DIVERSITY
AND
IMAGINATION
DEVELOPMENT.
WE WISH TO MAKE IT CLEAR THEN THAT WE DO
NOT CONS*
SIDER LOW MULTI**FAMILY
TO THE
HOUSING PROBLEM,
CRIMINATING
USE
HOUSING
BUT MERELY
A PANACEA
HOPE THAT WITH
IT CAN SUCCESSFULLY
SHARE OF THE HOUSING BURDEN.
ASSUME
DISaw
ITS
LOW MULTI-FAMILY HOUSING
BECAUSE
IT
THERE
IS 80 MUCH
IS DIFFICULT
TO JUDGE
BAD MULTI-FAMILY
HOUSING
IT OBJECTIVELY.
EVEN
AMONG PROFESSIONAL PLANNERS
AND ARCHITECTS
THE
PREVAILING OPINION SEEMS TO BE THAT AT BEST SUCH
HOUSING
IS A COMPROMISE.
MANY FEEL THAT THE
SUCCESS
OF ANY
DIRECTLY
PROJECT
IS
PROPORTIONAL
TO HOW CLOSELY A UNIT PARALLELS THE SINGLE FAMILY
HOUSE
SEEM
IN
APPEARANCE
AND ATMOSPHERE.
TO BE A NEGATIVE
ATTITUDE.
NIZE THAT MULTI-FAMILY
HOUSING
THIS WOULD
WE MUST RECOGHAS CERTAIN
IN-
HERENT ADVANTAGES, AND EXPRESS THESE WITHOUT
THE LIMITATION
OF FALSE ASSOCIATIONS.
SOCIAL
ADVANTAGES
LONG HAVE BEEN THE ARGUMENTS OVER GROUP LIVING.
MUCH
HAS BEEN WRITTEN
CONSIDERABLY LESS
IN
4~
IN CONDEMNATION
ITS BEHALF.
OF IT
AND
STATISTICAL
SURVEYS AND
INTERVIEWS ARE VALUABLE BUT ARE
OFTEN MISLEADING.
CONDITIONS
THEY
RATHER THAN
OF
FIRST HAND EXPERIENCE
OPINIONS
EVEN
BOTH AUTHORS
IN LIVING
OF THE
AND HAVE BEEN
IS FAR
PHYSICAL
LIVING
BETWEEN
AROUND
DOORS
SETTLES
OFTEN
SPITE
BOARDS,
DEVELOP4
WIDE GAPS
THE
FLOORS
THROUGH CRACKS
INDUSTRIAL
SMOKE
RENDERING PLANT ODORS
THE LAND
AIR.
IS FLAT AND
ONLY NEIGHBORS
AND TRAINS.
OF ALL THESE
HARDSHIPS,
WESTGATE WEST
IS
CHILDREN
MUCH SPACE
MOTHERS
DURING
BETWEEN
CLEANING
AND THE PROJECTIS
ARE TRUCKS
IN
MAKE
AND WINDOWS.
THE
WEST
THE WALLS
LIKE A CLOUD AND
TREELESS,
RENTAL PROJECTS,
AND AIR WHISTLES
PERMEATE
EXPERIENCE
AND HAS MANY
ARE LIKE SOUNDING
A REAL CHORE,
THE
BIAS
THISPPARTICULAR
FROM ATTRACTIVE,
FLOOR BOARDS
OFTEN
IN WESTGATE
DISADVANTAGES.
APARTMENTS
AND
HAVE HAD
TYPES OF
THEIR STAY AT M.I.T.
MENT
PREJUDICE,
EXPERTS*
OF THIS THESIS
IN VARIOUS
EXISTING
THE POTENTIAL BENEFITS
TRADITIONS,
OF GROUP LIVING.
LACK
REFLECT THE
HAVE
OFTEN
EXTREMELY
SHARE
5
IN
PLEASANT.
IN WHICH
THE
LIFE AT
THE
TO PLAY,
RESPONSIBILITIES
AND
OF
CARING
FOR THEM.
DOUS.
THERE
AUTO TRAFFIC
A MINIMUM
IS
IS NOT HAZA R07
OF PRIVACY
JECTIONS ON THIS COUNT ARE SELDOM
THERE ARE NUMEROUS
BEEN
THE WESTGATE
LOCAL GOVERNMENT.
BE SURE -w IT
IT HAS
ACTS
VOlCED,
ORGANIZATIONS WHICH
SPONTANEOUSLY ORGANIZED
PROSPERITY.
BUT OB-w
FOR THE COMMUNITY
COUNCIL SERVES
AS
LIMITED
TO
DUTIES
AS LIASON BETWEEN
MUNITY AND M.I.T.
HAVE
THE COM*.
INITIATES COMMUNITY ACTi-
VITIES, AND PAMPERS PETTY GRIEVANCES.
IS A COMMUNITY
TABLOID
VOLUNTEER MOTHERS
RUN
THE WESTGATE
-
A SUNDAY
HELP WITH A DAY NURSERY
THERE
WORD.
SCHOOL AND
AND A BABE CLINIC.
WESTGATE MAINTAINS AND OPERATES
ITS OWN COM.
MUNITY LAUNDRY.
A SCHOOL PROJECT
THE
IS CERTAINLY
A SPECIAL CASE
-
INHABITANTS ARE QUITE A HOMOGENEOUS GROUP,
AND THEY
DENCE
ALL REALIZE
IS LIMITED.
VATIONS
HOWEVER,
SIMILAR
HOUSING
THAT
THERE
THEIR TIME OF
ARE CERTAIN
OBSERM'
WHICH WOULD HOLD TRUE IN ANY
IN SPITE OF THE HOMOGENEOUS
OCCUPANCY.
FOREMOST
ENVIRONMENT
FOR PRE-SCHOOL
AGE CHILDREN.
RES I.
IS THE BENEFICIAL
IN THIS
SOCIAL
AND YOUNG SCHOOL
DAY OF SMALL FAMILIES
IT
IS EXTREMELY
IMPORTANT THAT THE YOUNGSTERS
HAVE MANY FRIENDS
THEIR OWN AGE.
EASY TO PROVIDE PLAY EQUIPMENT
LARGE GROUPS OF CHILDREN
ON
PROHIBITIVE
HYPOTHESIS
IT IS ALSO
AND SPACE FOR
WHILE THIS
THE INDIVIDUAL
IS OFTEN
LOT SCALE.
IS PRESENTED THAT CHILDREN CLOSELY
ASSOCIATED WITH GROUPS IN EARLY LIFE,
TION TO THEIR OWN
ADULT GROUPS
FAMILY,
NEEDS
IN ADDle.
WILL FIT BETTER
INTO
IN LATER LIFE.
CLOSE KNIT FAMILY LIFE IS
FAMILY
THE
INSTITUTION
REINFORCING
INVALUABLE w THE
IS HERE TO STAY, BUT IT
SUPPORT FROM
OUTSIDE
SOURCES.
PRIVACY IS THE NEW FETISH OF RESIDENTIAL
THE
OPPORTUNITY
FOR PRIVACY
SHOULD BE PROVIDED,
BUT NOT AT
THE EXPENSE
ARCHITECTURE.
OF EXCLUDING
FRIENDSHIP
FORMATION.
ECONOMIC
ADVANTAGES
RENTAL HOUSING
IS VERY NECESSARY
ROVING POPULATION
OF THE UNITED
TO SERVE
STATES.
THE
SINCE
194.0 THREE"FOURTHS OF THE POPULATION HAVE
CHANGED ADDRESS, AND MANY PEOPLE HAVE MADE
SEVERAL MOVES
DURING
7
THIS
PERIOD.
THE WAR
YEARS ACCELERATED
CONTINUES.
THIS MOVEMENT
DURING
VALUE OF HOUSES
THE PAST
HAS
BUT IT
DECADE
THE
RISEN STEADILY*
POSSIBLE TO BUY A HOUSE, LIVE IN
STILL
SALES
IT WAS
IT FOR A
RELATIVELY
SHORT PERIOD AND SELL IT
A PROFIT.
UNDER A STABILIZED
AGAIN AT
MARKET THIS
IS
NOT POSSIBLE, AND HOUSE BUYING MUST BE REGARDED
ON A MUCH MORE PERMANENT
NOT
READY
TO
INVEST
WHOSE JOB LOCATION
IN
BASIS.
THOSE WHO ARE
A PERMANENT
IS TEMPORARY,
DO BETTER TO
RENT -
HOUSING WERE
AVAILABLZS
IF
HOME,
WOULD
ATTRACTIVE
OR
OFTEN
RENTAL
THERE ARE MANY OLDER HOMES WHICH ARE BEING
RENTED,
BUT THERE ARE VIRTUALLY
FAMILY HOUSES
RENTAL.
IT
BEING BUILT
SPECIFICALLY
IN THE PRODUCTION
COST AND SCATTERED
COST
SAVINGS
COMMON WALLS.
HOUSING,
DESIGN AND
ROAD LAYOUT CAN BE MINIMIZED,
SAVINGS
INSTALLATION.
CAN BE ACHIEVED
OF LOW MULTI-FAMiLY
OF THE USE OF REPETITIVE
ALONG WITH
FOR
AND UTILITIES.
GREAT CONSTRUCTION
BECAUSE
SINGLE
IS SIMPLY NOT A GOOD INVESTMENT,
BECAUSE OF HIGH CONSTRUCTION
MAINTENANCE
NO NEW
IN PLUMBING AND HEATING
MAINTENANCE, WHEN ACCUMULATED
8
INTO
ONE EFFICIENT
OVERALL SAVINGS,
CAN
OPERATION,
THIS
IS
NOT READILY
COSTS FOR SINGLE FAMILY HOMES,
ARE OFTEN
TENANCE IS
OBSCURED
APPARENT,
AND THESE COSTS
IN THE HOME BUDGET.
MAIN-
INDEED ONE OF THE KEY FACTORS
OR FAILURE OF A RENTAL
GENERALLY VARY
FROM FORTY
TO
TOTAL ANNUAL OPERATING COSTS.
TOWARDS
IN
IS LITTLE DATA AVAILABLE ON MAINTENANCE
AS THERE
SUCCESS
RESULT
REDUCTION
PROJECT,
IN
THE
AS COSTS
SIXTY PER CENT OF
RESEARCH DIRECTED
OF MAINTENANCE
COSTS
IS SORELY
NEEDED, AS TABULATED DATA OF SUCH MATERIAL SHOULD
BE AT THE FINGERTIPS
FICANT REDUCTIONS
THE POSITION OF
OF
DESIGNERS.
IN MAINTENANCE COULD BE MADE,
RENTAL HOUSING WOULD
BE BETTERED.
9
IF SIGNI-
IMMEDIATELY
THERE ARE
ADMIRABLE
SEVERAL
OF
DEVELOPMENTS
LOW MULTI-FAMILY HOUSING IN THE UNITED STATES.
ONE OF THE BETTER OF THESE
IN CALIFORNIA,
WHICH
ENGLAND MUTUAL LIFE
CONSIDERED
SPITE
A VERY SATISFACTORY
OF THE
LARGE MAINTENANCE
THAT THEIR
DEVELOPMENT OF ABOUT
MANENT STAFF OF
SUCCESS
OWNED BY
INSURANCE
SURPRISING TO NOTE
THE
IS NOW
IS BALDWIN HILLS
47
650
MEN
UNITS
POINT OF VIEW
COMPANY.
NEW
IT
IS
INVESTMENT
IN
COSTS.
IS
IT
SIXTY-FIVE ACRE
REQUIRES
INCLUDING
OF THE PROJECT
THE
A PER-
17 GARDENERS.
FROM THE OCCUPANTS
IS BORNE OUT BY THE FACT THAT
ROBERT
ALEXANDER,
UP HIS
FAMILY
ONE OF THE ARCHITECTS,
THERE.
10
BROUGHT
(.
0"
E
z
w
/
BALDWIN HILLS HAS A NET
FAMILIES
QUITE
GRAPHS
TO THE ACRE.
FORMAL
DENSITY
WHILE THE PLAN VIEW
SITE PLANNING,
INDICATE THAT THIS
THE GROUND.
EXTREMELY SUCCESSFUL.
IS NOT APPARENT FROM
IN NEW
YORK,
IN
HAVE BEEN
ALTHOUGH THE ARCHITECTURAL
OF THEIR UNITS
SPIRIT AND CONCEPTION
STANDARDS.
PHOTO-
SUCH AS CHATHAM VILLAGE
PITTSBURGH AND SUNNYSIDE
YEARS AGO
EYE LEVEL
SHOWS
SEVERAL PROJECTS BY CLARENCE STEIN
AND HENRY WRIGHT,
EXPRESSION
OF ONLY SEVEN
IS
NOT EXCITING,
WHICH OCCURRED
THE
SOME TWENTY
IS STILL PROGRESSIVE BY PRESENT
DAY
ONE CANNOT HELP BUT WONDER WHY THESE
IDEAS HAVE NOT BEEN MORE FREQUENTLY EMULATED.
12
BA L DW IN
HILLS
99
-Lam
List:-
Now
HANCOCK
VILLAGE
77
IN CONSIDERING THE APPLICATION OF LOW MULTI..
FAMILY HOUSING TO THE MATTAPAN SITE,
IT IS
OF
VALUE TO EXAMINE EXISTING FACILITIES OF A 00M
PARABLE NATURE.
HANCOCK VILLAGE ON THE OUTSKIRTS
OF BOSTON AT THE BROOKLINE
LINE ENJOYS
ALMOST
A
COMPLETE MONOPOLY OF SUCH HOUSING NOT DEVOTED
PRIMARILY TO
THE LOW COST FIELD.
BROKEN
FOR THIS
PLETED
IN
1949
PROJECT
THE TWO STORY
BEDROOM UNITS.
TO
$169.00
THERE
ROW HOUSE
385
ROOM UNITS,
IN 1945 AND
BY THE JOHN
INSURANCE COMPANY.
GROUND WAS
IT
WAS COM-
HANCOCK MUTUAL
789
ARE
TYPE WITH
UNITS, ALL OF
360
ONE-BED-.
TWO-BEDROOM UNITS AND
44
THE PRICE RANGES FROM
$105.00
THREE-
INCLUDING UTILITIES.
THERE ARE MANY
ARCHITECTURAL
MENT APPLICATIONS WHICH ARE
DETAILS AND ORNADISAPPOINTING, BUT
THE GENERAL ATMOSPHERE
IS QUITE PLEASANT.
IS
SOME
USED
WHITE
THROUGHOUT
AND
UNITS
ARE
OF
LARGE LOOP
THE BUILDINGS ARE
ROAD.
IT IS
WHILE THIS
QUITE
SERVED
BY
THE
ONE
SEEMS TO BE EFFI..
DISTRACTING
114
BRICK
PAINTED
IN AN ATTEMPT TO BREAK THE MONOTONY.
MAJORITY
CIENT,
LIFE
BECAUSE
OF THE
VAST SEA
LARGE
OF CARS WHICH PARK
NUMBER OF THE UNITS
ON THIS
FACE
ROAD.
DIRECTLY
A
ON THE
ROAD, AND WHILE THEIR OCCUPANTS MAY BE CONVENIENTLY
CLOSE TO THEIR PARKED CARS,
THE LOCATION
SEEM TO BE AS
FARTHER BACK IN
ATTRACTIVE AS
DOES NOT
THE
U-SHAPED
COURTS
AND OPEN LANES.
THE REAL SAVING
GRACE
DUE TO
THE
-
IS
ROLLING
DOWN ALONG THE CONTOURS
LAND
ROWS THAT STEP
ARE OFTEN QUITE ATTRAC-
TIVE,
EACH OCCUPANT HAS
REAR OF THE
A
HOUSE AND
THERE
FOR THE
IS NO PRIVACY
789
TO HAVE
FOR THE GARDENS THE EN.
OF LAND MAINTENANCE
MANAGEMENT.
YARDS.
IS ALSO PERMITTED
EXCEPT
SMALL GARDEN.
TIRE BURDEN
A SMALL CONCRETE PATIO AT THE
UNITS
THERE
IS LEFT
TO THE
BETWEEN
BACK
ARE FIFTEEN
COM-
MUNITY
LAUNDRIES WITH
EACH.
THESE TAKE THE FORM OF SMALL ONE STORY
TWO WASHERS AND TWO
ATTACHMENTS AT THE ENDS OF ROWS*
BUILDINGS ALSO CONTAIN
TOYS,
BABY
CARRAIGES,
DRIERS
THESE SMALL
STORAGE SPACE FOR CHILDREN'S
ETC.
THE PROBLEM OF LAUNDRY
YARDS WAS ELIMINATED BY FORBIDDING TENANTS TO
HANG CLOTHES OUTSIDE.
MENT POLICING,
BUT MOST TENANTS
IS FOR THE COMMON
PRESENT HANCOCK
THIS REQUIRES SOME MANAGEREALIZE
THAT
GOOD TO ABIDE BY THIS
RULE.
IT
AT
VILLAGE HAS 100 PER CENT OCCUPANCY
AND A WAITING LIST.
IS ONLY FAIR TO
FAMILY
HOUSES
SAY THAT
HANCOCK
THE
ENVIRONMENT
FULLY
DEVELOPMENT WOULD BE EQUA LLY
BE MUCH CLOSER TO
AT
ON THE OTHER
SELFw"CONTAINED
NEIGHBORHOOD PROBABLY
REAL AFFECT ON THE TENANTS.
IT
OF SINGLE
EXPENSIVE
IN MATTAPAN.
VILLAGE SEEMS
AND THE SURROUNDING
LITTLE
COMPARING LOCATIONS,
ARE NEWER AND MORE
HANCOCK VILLAGE THAN
HAND,
IN
HAS
THE MATTAPAN
SELF-CONTAINED AND
DIVERSE SHOPPING AND AMUSEMENT.
16
PART II
LOCATION OF PROJECT AREA
E R
IN BOSTON
MAIN TRAFFIC
-
ARTERIES
SOMERVI
L
W AT E RTO W N
0
N EWTO
B
R O O
K
L
Q
M
D E D H A
I
L
T
0
N
U
I
N
C
Y
-19
SUMMARY OF THE MATTAPAN PROJECT REPORT
PREPARED BY THE URBAN REDEVELOPMENT DIVISION
OF THE BOSTON HOUSING AUTHORITY
PROJECT
SELECTION
IN THE REVIEW OF AREAS THAT QUALIFY FOR AID IN
REDEVELOPMENT WITH FEDERAL FUNDS ON A PARTICI-.
PATING BASIS,
IT WAS FOUND THAT AN 81-ACRE TRACT
OF PREDOMINANTLY OPEN LAND IN MATTAPAN IS IN NEED
OF ASSISTANCE IF IT IS EVER TO BECOME AN AREA OF
REASONABLE ECONOMIC USEFULNESS.
CAREFUL STUDY
HAS INDICATED THAT ITS HIGHEST ECONOMIC USE IS
FOR HOUSING PURPOSES,
PRINCIPALLY.
BY ASSEMBLING
THE LAND WITH PUBLIC FUNDS, PROCESSING IT, THEN
SELLING IT TO PRIVATE DEVELOPERS ACCORDING TO
THE PRINCIPLES OF LONG-RANGE PLANNING, IT APPEARS
THAT THE TRACT UNDER STUDY CAN PROVIDE NEW HOMES
FOR OVER 400 FAMILIES.
FOR GOOD REASONS, THE
MATTAPAN PROJECT SHOULD RECEIVE HIGH PRIORITY.
IN THE FIRST PLACE, THERE IS STILL A SHORTAGE
OF NEW HOUSING IN BOSTON, AND THE RESIDENTIAL
REUSE PROPOSAL FOR MATTAPAN WOULD ADD SIGNIa
FICANTLY TO THE OVERALL HOUSING SUPPLY.
IN REw
SPECT THE THE HOUSING SUPPLY, THE GENERAL PLAN
HAS THIS TO SAY IN ITS FINDINGS:
THE FACT MUST
BE FACED THAT BOSTON CANNOT MEET THE RISING DE.
MAND FOR ADDITIONAL NEW HOUSING, OWING TO ITS
LACK OF ATTRACTIVE VACANT SITES FOR DEVELOPMENT.
THE MATTAPAN PROJECT WOULD HELP TO REMEDY THAT
DEFICIENCY.
SECONDLY, THE RELOCATION OF PEOPLE
IN THE MATTAPAN DEVELOPMENT WOULD SERVE TO RE.
DUCE TO SOME DEGREE THE UNDESIRABLY HIGH DENSITIES
WHICH EXIST ELSEWHERE IN THE CITY.
AS A PRACTICAL
MATTER, THE MATTAPAN PROPOSAL OFFERS OTHER ANCILow
LARY BENEFITS.
SINCE FEW FAMILIES PRESENTLY OC"
CUPE THE SITES THERE IS BUT A COMPARATIVELY MINOR
RELOCATION PROBLEM TO CONSIDER.
THEN, TOO, BY
REASON OF THE PRESENT RESIDENTIAL OCCUPANCY,
THERE
WOULD BE NO DELAY IN EFFECTING THE VACATION OF THE
PREMISES.
AS MOST OF THE LOTS ARE VACANT, ACQUI46
SITION COSTS WOULD BE SMALL.
18
ALSO,
IT WOULD NOT BE NECESSARY TO START FROM
SOME DISTANT POINT TO CARRY UTILITY LINES TO THE
PERIPHERY OF THE PROJECT SITE, BECAUSE THE LINES
ALREADY LIE IN THE BEDS OF THE ADJACENT STREETS.
THE BASIC PROBLEM OF THE MATTAPAN SITE, THERE"
FORE, APPEARS TO BE A LAND PROBLEM RATHER THAN
A PROBLEM OF DEALING WITH PEOPLE.
FOR THE MINIMUM INVESTMENT IN TIME AND EXPENSE,
THE MATTAPAN PROJECT SHOULD BRING INTO MAXIMUM
USEFULNESS A LARGE TRACT OF PREVIOUSLY NEGLECTED
LAND WHICH CAN HENCEFORTH PRODUCE MANY THOUSANDS
OF DOLLARS IN ANNUAL TAXES FOR THE BENEFIT OF THE
CITY.
IT SHOULD PROVIDE READY SITES FOR HOMES
PRINCIPALLY FOR THE CITY OF BOSTON RESIDENTS WHO
WOULD LIKE TO LIVE IN A MODERN SUBDIVISION CON.
VENIENT TO THE DOWNTOWN FACILITIES OF THE METRO*
POLIS, AND YET AT THE EDGE OF THE URBAN CONGESTION
FROM WHICH THERE IS FAIRLY EASY RELEASE TO THE
COUNTRYSIDE AND THE SHORE ROUTES.
IT CAN CREATE
AN IMPROVEMENT OF SUCH SIGNIFICANCE IN MATTAPAN
THAT IT WILL HAVE A STIMULATING EFFECT UPON NEIGHBORHOOD GROWTH IN THE IMMEDIATE FUTURE AND A STABIOP
LIZING EFFECT UPON REAL ESTATE VALUES IN THE LONG
RUN.
THE GENERAL PLAN'S CONCLUSION THAT THIS
PARTICULAR TRACT SHOULD BE REUSED FOR RESIDENTIAL
PURPOSES HAS BEEN CORROBORATED THROUGH INTENSIVE
STUDY*
EFFECT ON
COMMUNITY
FROM THE AIR PHOTOGRAPH AND FROM THE MAP OF CUna
RENT LAND USE,
IT IS STRIKINGLY EVIDENT THAT
MATTAPAN AS A WHOLE IS AN URBAN AREA EXTENSIVELY
BUILT UP EXCEPT FOR PUBLIC AND SEMIwPUBLIC RESEbw
VATIONS.
TIME HAS SHOWN THAT THE PROJECT AREA
HAS NOT KEPT PACE WITH THE REMAINDER OF THE COM
MUNITY.
THE PAUCITY OF DEVELOPMENT AND THE SITU'
ATION ILLUSTRATED BY THE STATUS OF TAX DELINQUENCY
IN THE PROJECT AREA SHOW THAT, DESPITE THE SHORTAGE
OF PREDOMINANTLY OPEN LAND WITHIN THE CITY LIMITS
AND DESPITE THE CYCLE OF HOUSING SHORTAGES WHICH
PUT PRESSURE ON THE BUILDERS TO SEEK LESS DESIn..
ABLE BUILDING SITES, DESPITE DEPRESSION WHICH
FORCED PEOPLE TO CHEAP LAND AND DESPITE LUSH
19
I
'4
I
I/I
/4/
ALMONT
STREET
PLAYGROUNO
I
EXISTING
LAND USE
FAMILY
RESIDENCES-ONE
I
RESIDENCES - TWO FAMILIES
RESIDENCES - THREE FAMILIES
OR MORE
VACANT LAND
ff
COMMERCIAL
LIGHT
INDUSTRY
HEAVY
INDUSTRY
SEMI - PUBLIC
e0000
PUBLIC
PROJECT AREA
BOUNDARY
P
---
TIMES THAT ENCOURAGED PEOPLE TO INVEST EXPENSIVELY
IN HOUSING SITES, THE PROJECT AREA HAS WEATHERED
THESE CHANGING CONDITIONS WITH LITTLE ALTERATION
OVER THE SPAN OF MANY YEARS.
DESC RIPTION
OF PROJECT
THE PROJECT AREA CONSISTS OF 81.11 ACRES OF SPARSEFALY SETTLED LAND CHARACTERIZED BY EXTENSIVE WETNESS
AND BY FREQUENT SLOPES WITH SHALLOW UNDERLYING
ROCK, WITH LEDGES BEING OCCASIONALLY IN EVIDENCE.
THERE IS LITTLE LEVEL LAND FREE OF BOTH CONDITIONS.
IT WILL BE NOTED THAT THE DEVELOPMENT OF THIS TRACT
HAS BEEN ARRESTED BY THESE CONDITIONS, AND THE
STATEMENT IS SUBSTANTIATED BY THE FACT THAT THERE
ARE ONLY 39 IMPROVED PARCELS OUT OF A TOTAL OF
555 LOTS. THE SCATTERED LOCATION OF THE EXISTING
STRUCTURES IS BROUGHT OUT CLEARLY IN A MAP STUDY.
THE TOTAL PROJECT AREA IS 81.11 ACRES, OR 3,628,325
SQUARE FEET.
THE NET LAND AREA, WHICH MEANS SUBa
TRACTING STREET AREA FROM THE GROSS PROJECT AREA,
IS 2,714.8,721 SQUARE FEET.
THUS, THE PERCENTAGE OF IMPROVED LAND IS 10.01 PER
CENT, WHICH IS ENOUGH TO QUALIFY THE AREA AS
*PREDOMINANTLY OPEN LAND" ACCORDING TO THE MANUAL
DEFINITION,
IT IS NOTEWORTHY THAT THE PROJECT
BOUNDARIES HAVE BEEN DRAWN WITH SPECIAL CARE SO
AS TO INCLUDE NO SPACE WHATSOEVER THAT DOES NOT
APPEAR TO CONSTITUTE AN ACTUAL PART OF THE LAND
THAT WOULD BE ACQUIRED,
REWORKED, AND RESOLD
FINALLY AS REDEVELOPED LAND.
REFERENCE TO THE AIR PHOTOGRAPH REVEALS THAT THE
TERRAIN, WHERE NOT ROCKY,
IS GROWN UP WITH BUSHES
AND SMALL TREES, LIKE ALDERS, WHICH THRIVE ON
DAMPNESS TO THE EXTENT THAT THE PAPER STREETS
WHICH ARE A MATTER OF OFFICIAL RECORD CAN HARDLY
BE IDENTIFIED*
21
w
NEIGHBORHOOD
RELATIONSHIPS
IT IS AMAZING TO FIND SUCH A TRACT OF UNDEVELOPED
LAND LYING IN CLOSE PROXIMITY TO ONE OF THE BUsiEST NEIGHBORHOOD CENTERS AND TRAFFIC ARTERIES IN
THE CITY OF BOSTON.
BLUE HILL AVENUE CARRIES TRAFFIC TO AND FROM THE INLYING BUSINESS AREAS OF
CENTRAL BOSTON AND PASSES THROUGH MATTAPAN SQUARE.
FROM MATTAPAN SQUARE, THE CITY TRAFFIC DISPERSES
TO HYDE PARK AND MILTON OR FOLLOWS ROUTE 138 AND
ROUTE 28 TO CITIES SITUATED SOUTH OF BOSTON AND
TO CAPE CODs
MATTAPAN SQUARE ITSELF IS A COMPACT,
CONGESTED URBAN NEIGHBORHOOD CENTER CONTAINING A
MOVIE THEATRE, SMALL SHOPS, PROFESSIONAL OFFICES,
SUPER MARKETS, ETC.
IT OFFERS CONSIDERABLE LOCAL
EMPLOYMENT.
THERE ARE TWO OR THREE FAIR SIZED
COMMERCIAL ENTERPRISES WHICH AUGMENT THE LOCAL
EMPLOYMENT SITUATION*
THERE ARE CHURCHES,
SCHOOLS,
AND OTHER FACILITIES THAT CONTRIBUTE TO COMPLETE
NEIGHBORHOOD LIVING.
BY NO MEANS THE LEAST IM.
PORTANT OF THE NEIGHBORHOOD'S ADVANTAGES IS ITS
READY ACCESS IN TERMS OF TRANSPORTATION TO OTHER
PARTS OF THE CITY OF BOSTON,
A REFERENCE TO THE
MAP OF EXISTING LAND USES,
ILLUSTRATES THE BUILD**
UP CHARACTER OF THE WHOLE NEIGHBORHOOD AROUND
MATTAPAN SQUARE.
ALTHOUGH THIS IS AN OLD PORTION OF THE CITY, IT
NEVERTHELESS IS A SECTION OF ESTABLISHED HOMES
AND ITS RESIDENTIAL CHARACTER IS NOT GIVING WAY
TO ENCROACHMENTS* THIS NOT ONLY INDICATES THE
PROBABILITY OF MAINTAINING STABLE REAL ESTATE
VALUES FOR THE HOMES THAT WILL BE BUILT IN THE
AREA IN THE FUTURE, BUT ALSO IS A REMINDER THAT
THE AREA IS FREE FROM CERTAIN ADVERSE INFLUENCES
SUCH AS FACTORY SMOKE, VIBRATION,
INDUSTRIAL
ODORS,.AND THE EXCESSIVE TRAFFIC OF HEAVY TRUCKS
EXCEPT ON THROUGH STREETS,
22
OM
HA
R SC
OL
T
AN
B
PL A Y 6 R 0 U N D
6~
EAN
T
A
PAUf
-.
FAA
CIIIESAJR
/LAO
BN
SO N
NEIGHBORHOOD
MAJ SOPN
FACILITIES
!o
PROJECT BOUNDARY
OFFICE
0
SHPPN
.L
0 LOCATONOF FCILITYCENTER
0
LOATIO OF ACIITY
>
/
/y
/
~URCH OF THE
6~ T (EPISQ)~
B l
T*Am-r
TRANS PO R"
TATION
THE NEIGHBORHOOD IN WHICH THE PROJECT AREA IS_
SITUATED IS SERVED BY FOUR LINES OF THE METROPOLITAN TRANSIT AUTHORITY.
COMMUTING TIME TO
DOWNTOWN BOSTON VARIES FROM A HALF HOUR TO AN
HOUR, DEPENDING ON THE ROUTE SELECTED AND THE
TIME OF DAY WHEN THE TRIP IS MADE.
RUSH HOUR
SERVICE IS REASONABLY ADEQUATE.
FREE PUBLIC
PARKING AS WELL AS PRIVATE PARKING FACILITIES
AT A FEE ARE PROVIDED AT MATTAPAN STATION, AND
ALSO AT THE ASHMONT AND ARBORWAY STATIONS FOR
THOSE INSISTENT ON USING THEIR CARS TO REACH
PUBLIC TRANSPORTATION.
REFERENCE TO THE TRANSPORTATION MAP ILLUSTRATES
ROUTES IN RELATION TO THE PROJECT AREA.
IT WILL
BE SEEN THAT CUMMINS HIGHWAY AND BLUE HILL AVENUE
PROVIDE STREET CAR SERVICE CONNECTING WITH THE
RAPID TRANSIT LINES.
FROM CUMMINS HIGHWAY ONE
CAN GO EITHER TO MATTAPAN SQUARE OR TO FOREST
HILLS.
FROM MATTAPAN SQUARE, HIGHSPEED TROLLEY
OR BUS MAKES A CONNECTION WITH THE SUBWAY LINE
EXTENSION AT ASHMONT STATION* IN THE OTHER DIRECTION, THE CUMMINS HIGHWAY STREETCARS 0 TO THE
FOREST HILLS ELEVATED STATION.
ABOUT TWENTY
MINUTES IS REQUIRED TO REACH THE CONNECTING POINT
IN EITHER CASE*
ADJACENT
PROPERTIES
IN ADDITION TO THE COMMENTARY UPON NEIGHBORHOOD
RELATIONSHIPS,
SOME OBSERVATIONS SHOULD BE MADE
REGARDING THE PROPERTIES WHICH IN GENERAL LIE
NEXT TO THE PROJECT AREA.
THE STREETS WHICH REACH
IN TOWARD THE PROJECT AREA FROM ALMONT STREET ARE
ONLY PARTIALLY DEVELOPED.
FEW OF THE HOMES ON
THEM ARE NEW.
ALONG WOODHAVEN STREET THERE HAS
BEEN, IN RECENT YEARS, CONSIDERABLE BUILDING
ACTIVITY, AND THE TYPICAL HOUSE ON THIS STREET
IS A BRICK VENEER STRUCTURE FOR TWO
FAMILIES,
IN A PRICE RANGE OF $15,O00 TO $20,000.
BETWEEN
24j.
L~j
SAVIN
HILL
-J
-J
15 Minutes to
Downtown Boston
EGLESTON
IA
--
GREEN
STREET
Po r kin
Area
16
FFIELDS
CORNER
FRANKLIN
PARK
Minutes to
Downtown
Boston
REST HILLS
SHAWMU'
DORCHESTER
Pa r k ing
Ar e a
Par kinc
A r ea
C
__
LU
ASHMON
16 Minules
Downtown
to
Boston
-J
-J
I
LAJ
-J
MORTJO
CL,
PUBLIC
TRAN SPO RTATI ON
MATTA PAN- STUDY ARE
MATTAPAN
Parking
A re a
30 Minutes to
Downtown Boston
ROUTE
OW
0
m lesp-
e
NUMBERS
' 'REET CAR
H';EE SPCAD TROLLEY
RAPID TRANSIT
6UC
WOODHAVEN AND ITASCA STREETS THERE ARE OLDER
FRAME IN TYPE, AND FOR THE MOST PART
HOUSES,
THIS SECTION IS OF HIGH ENOUGH
DECENTLY KEPT.
CALIBER SO THAT THE BOSTON HOUSING AUTHORITY
DEVELOPED A CLUSTER OF VETERANSt HOUSES ON FAVRE
STREET UNDER CHAPTER 372 OF THE LAWS OF THE
THESE ARE TWOCOMMONWEALTH OF MASSACHUSETTS.
FAMILY FRAME HOUSES BUILT AT AN AVERAGE COST OF
$20,000 EACH.
THERE IS EVERY REASON TO BELIEVE THAT THE PROS.
SPECTIVE DEVELOPMENT OF THE PROJECT AREA WILL
MEET WITH WHOLE*-HEARTED APPROVAL ON THE PART OF
THOSE TENANTS AND OWNERS WHO LIVE ANYWHERE NEAR
THE UNKEMPT ACRES OF NEGLECTED LAND DEFINED AS
THE PROJECT AREA.
IN ADDITION TO THE INTANGIBLE
NEW ASSETS IN CIVIC PRIDE, NEIGHBORING OWNERS
WILL RECOGNIZE THE CONVENIENCE OF NEW STREETS,
PARKS, AND PLAY AREAS, AND THE SOCIAL AMENITIES
THEY WILL ALSO
OF A NEW GROUP OF NEIGHBORS.
REALIZE THE INCREASE OF VALUE AND THE STABILITY
OF VALUE IN THEIR INDIVIDUAL HOME REAL ESTATE
DEVELOPMENT THAT THE NEW PROPOSAL WILL BRING
ABOUT.
NEEDLESS TO SAY, THE DEVELOPMENT OF THE
LAND TO 400 OR MORE FAMILIES WILL ADD TO THE
ECONOMIC WELL"BEING OF THE MAJOR SHOPPING CENTER
AROUND MATTAPAN SQUARE AND ALSO TO THE STABILITY
OF THE CLUSTER OF STORES ON CUMMINS HIGHWAY AT
THE JUNCTiON OF GREENFIELD ROAD.
RECREATION
THE ALMONT STREET PLAYGROUND IS ONE OF THE LAR4
EST IN THE SOUTHERN SECTOR OF THE CITY, ABOUT 18
ACRES IN SIZE, AND CAN ADEQUATELY PROVIDE FOR
GREATLY INCREASED USE.
ITS FACILITIES INCLUDE
SPACE FOR BASEBALL, SOFTBALL AND TENNIS.
IN THE
WINTER, PART OF THE AREA IS FLOODED FOR SKATING.
FIELD HOUSE FACILITIES ARE PROVIDED.
THE NEIGHBORm
HOOD PRESENTS OTHER PHYSICAL FACILITIES SUCH AS
BOWLING ALLEYS AND THEATRE, AND SOCIAL CENTERS
SUCH AS THE CLUBS THAT ARE NOTED ON THE NEIGHBORHOOD MAP.
IT MAY BE SAID THAT, WHEREAS THE DEMAND FOR PLAYFIELD FACILITIES IS ADEQUATE,
THERE IS A LACK OF
FACILITIES OF THE PLAYGROUND AND TOT-LOT TYPES.
26
CONCLUSIONS
THE PRELIMINARY
MENT DIVISION
PROPOSAL OF THE URBAN
REDEVELOP-
IS TO SUBDIVIDE THE SITE TO PROVIDE
FOR 200 FAMILY HOUSES, 100 TWO-FAMILY UNITS AND
THE LOTS FOR THESE STRUC-
100 FOUR-FAMILY UNITS.
TURES
WOULD THEN
DEVELOPERS.
BE ANY SINGLE
BE SOLD TO ONE OR MORE PRIVATE
IT IS NOT EXPECTED THAT THERE WOULD
LOTS PLACED ON THE OPEN MARKET.
THERE WAS ALSO A PRELIMINARY
MARKET
OF THE PROJECT AREA CONDUCTED
ECONOMIST
IN
FEBRUARY,
1952.
APPRAISAL
BY A REAL
ESTATE
THE FOLLOWING
IS
A RESUME OF HIS FINDINGS:
"IN SUMMARY,
WHAT CAN BE DRAWN FROM THESE STATISTICS,
AND WHAT DO THEY MEAN IN TERMS OF
MARKETING RESIDENTIAL LAND IN THE MATTAPAN
PROJECT AREA?
TO
THIS
APPRAISER
THEY
MEAN
ESSENTIALLY
THIS:
(1) THAT A SHORTAGE OF HOUSING STILL EXISTS
NUMERICALLY IN THE BOSTON MARKET AREA AS A WHOLE;
(2) THAT, WITH THE EXCEPTION OF PUBLICLY FINANCED
AND RESTRICTED UNITS, ONLY SINGLE-FAMILY ACCOMMODATIONS HAVE BEEN OFFERED, FOR THE MOST PART,
TO EASE THE SHORTAGE; (3)
THAT THE "POPULAR"
PLACE TO BUILD IS IN THE SUBURBS BECAUSE,
IN
PART, LAND NEAR THE CORE IS EITHER NOT AVAILABLE
OR POORLY LOCATED; (4)
THAT A SUBSTANTIAL DEMAND
EXISTS FOR RENTAL UNITS NEAR THE CENTER; TWO TO
FOUR-FAMILY UNITS PROBABLY CONSTITUTE THE "FORGOTTEN MARKET"; AND (5) THAT THE MATTAPAN SITE,
IF MADE AVAILABLE, OFFERS A REAL OPPORTUNITY TO
TAP THE INTOWN OR CLOSE-TO-TOWN DEMAND."
27
LATER
REPORT THE APPRAISER GOES
IN THE
ON TO
SAY?
TWO-STORY FLAT, OR THE FOUR.
"THE FOUR-FAMILY,
IS AT PRESENT
FAMILY ROW HOUSE, ON THE OTHER HAND,
FINDING A READY MARKET IN CENTRALLY LOCATED SEC.
TIONS WHERE LAND CAN BE FOUND ALLOWING FOR-SUCH
THIS TYPE OF STRUCTURE
STRUCTURES TO BE BUILT.
MIGHT WELL PROVE ATTRACTIVE IN THE MATTAPAN AREA
IF MIXED IN 'JUDICIOUSLY WITH LESS INTENSIVE LAND
USES NEARBY.
ALTHOUGH THERE ARE SOME SMALL APARTMENT HOUSES
(MULTI-FAMILY INVESTMENT PROPERTIES) TO BE FOUND
IT IS FELT THAT
IN THE MATTAPAN NEIGHBORHOOD,
IF BUILT
THE RENTS THEY WOULD HAVE TO COMMAND,
ANEW AT TODAYIS COSTS OF CONSTRUCTION, WOULD BE
WELL ABOVE WHAT THE MARKET WOULD PAY IN THIS
THIS TYPE OF NEW ACCOMMODATION IS NOT
DISTRICT.
LIKELY TO PROVE FEASIBLE IN REDEVELOPMENT FOR
THIS REASON.f
IT
IS OUR OPINION
SHOULD BE GIVEN
TO DEVOTING
LOW MULTI-FAMILY
UNIQUE PIECE
CEMETERY
THAT SERIOUS
IS
THE
DEVOTED
TO
IT
BOUNDED
AND PREVENTORIUM,
LARGE PLAYGROUND.
ING AREA
THE SITE
STRUCTURES.
OF LAND,
CONSIDERATION
A SMALL GROUP
AND SiZE FORM
IT
TO
IS INDEED A
ON ONE SIDE BY A
ON THE OTHER BY
A
REMAINDER OF THE SURROUNDRESIDENTIAL
STRUCTURES.
SOME OF THESE ARE OLD BUT WELL KEPT,
IS
ENTIRELY
OF NEW HOUSES.
AND THERE
THE BOUNDARIES
INTO A COMPOSITE
UNIT.
IT
OFFERS THE OPPORTUNITY TO DO MUCH MORE THAN TO
CHOP
BE
IT UP
THOUGHT
AND UNITY
INTO
SMALL PARCELS OF LAND.
OF AS ONE LARGE
CAN BE PRESERVED.
28
LOT AND
ITS
IT CAN
INTEGRITY
ON
THERE ARE MANY NATURAL ASPECTS
APPEALING.
WHICH ARE PARTICULARLY
DAMP
PARTLY
ROLLING AND WOODED,
THE SITE
THE LAND IS
NUMEROUS OUTCROPPINGS OF LARGE ROCKS.
THESE FEATURES WHICH HAVE
ARE
AND THERE
HINDERED ITS
IS
IT
DEVELOP-
MENT, BUT THE ROCKS AT LEAST CAN GREATLY ENHANCE
THE DEVELOPMENT
LARGEST
ROCK
CAN SERVE
IN FACT,
OF THE SITE.
LEDGES
ARE SO DISTRIBUTED
THE THREE
THEY
THAT
FOCAL POINTS FOR BUILDING
AS DEFINITE
GROUPS.
MANY OF THE TREES
FACT,
DEAL OF
SMALLER GROWTH AND UNDERBRUSH IN
REACTION
IS TO
ON SEEING
LIMITS
AND UNDEVELOPED.
THE
BE SAVED.
THE SITE FOR THE FIRST
BE SURPRISED THXT
WITHIN THE CITY
OPEN
IS A GREAT
THERE
FLATTER AREAS WHICH COULD NOT
TIME
IN
IN PARTS OF THE SITE A DEFINITE WOODSY
CHARACTER CAN BE MAINTAINED.
THE
BE SAVED;
IN THE AREA MUST
SUCH
A LARGE AREA
OF
BOSTON COULD BE SO
IN
SOME
RESPECTS
IT
SEEMS
TOO BAD TO
INFRINGE UPON THE PEACE AND SOLITUDE
OF THE FEW
RESIDENTS
WITHIN THE AREA.
OTHER HAND, THE MAJORITY OF
NO USE AS
IT
EXISTS
BURDEN TO THE CITY.
29
AND
ON THE
THE PROPERTY
REPRESENTS
IS OF
AN ECONOMIC
THE PROBLEM,
IN
THEN,
IS TO MAKE USE OF THE SITE
A WAY WHICH WILL BE PROFITABLE
OF BOSTON
FROM A TAXSTANDPOINT,
FINANCIALLY TO A DEVELOPER,
CREATE AN
ENVIRONMENT
TO THE CITY
ATTRACTIVE
AND ABOVE
ALL TO
WHICH WILL SATISFY
THE
PHYSICAL AND SOCIAL REQUIREMENTS OF INDIVIDUALS,
FAMILIES,
AND GROUPS
30
OF FUTURE
RESIDENTS.
PART ItI
PHYSICAL SITE DESIGN
ROADS AND
PARKING
THE FACT
THAT
THIS
PERIPHERY STREETS
THE GRIDIRON
IS ONE
SITE
MAKES
PATTERN
OF THE STRONG
MULTI-FAMILY
HOUSING
OUR PRELIMINARY
IS ALREADY
BOUNDED BY
IT A NATURAL SUPERBLOCK.
HAS NOT BEEN
REASONS
WITH
IMPOSED,
WHICH
FOR INTRODUCING
MINIMUM
STUDY LAYOUTS,
ROADS.
IN
WE TRIED TO KEEP
THE AREA COMPLETELY FREE OF ANY CROSS STREETS,
BUT AFTER FURTHER CONSIDERATION
WE
DECIDED
THAT THIS WAS
AND CONSULTATION
NOT REALLY PRACTICAL.
THERE WOULD INEVITABLY BE A CERTAIN AMOUNT OF
INTRAwCOMMUNITY AUTO CIRCULATION, AND ELIMINATION
OF ALL INTERIOR STREETS
LY CIRCUITOUS.
TO
ISOLATION
ALSO THE
MAKES
SUCH TRAVEL
FIRE DEPARTMENT OBJECTS
OF LARGE AREAS WITHOUT CROSS
FURTHER JUSTIFICATION
FOR INTERIOR
THEY TEND TO BE A SOCIAL LINK
31
EXTREME-
ROADS
RATHER THAN
ACCESS.
IS THAT
A
SOCIAL BARRIER.
FACULTY POINTED
OFTEN MORE
A MEMBER OF THE CITY PLANNING
OUT
THAT
LARGE GREEN
OF A BARRIER THAN STREETS
BELTS ARE
WITH LIGHT
TRAFFIC.
PARKING WAS
TO
IT
IS
A MAJOR PROBLEM,
SOMEWHAT ASTOUNDING.
A BALANCE BETWEEN
TO
AND THE
EFFICIENCY,
AREA
DEVOTED
WE TRIED TO ACHIEVE
SAFETY
AND CONVENIENCE
RESIDENTIAL UNITS, WITHOUT LETTING THE AUTOMOBILE
DOMINATE OTHER CONSIDERATIONS.
THE LARGE LOTS TAKE
THE FORM OF ONE WAY LOOPS WHILE SOME OF THE SMALLER
LOTS ARE DEADmENDED.
WIDTH PER PARKING
BE ASSIGNED A
PER CENT GUEST
WE ALLOWED
STALL
EACH
EIGHT
HOUSING
FEET
OF
UNIT WOULD
PARTICULAR SPACE, AND ALMOST TEN
PARKING
32
IS PROVIDED FOR.
ORIENTATION
THE
THE SUN
BUT
THERE
IT
WHILE
IS
RELATIVELY
A PROBLEM,
ITS
IN
-
TO SATISFY
EASY
REQUIREMENTS OF A PARTICULAR FAMILY, HABITS
SOUTHEAST
ORIENTATION,
INGS AT SOME TIME
OUR UNIT PLANS
GROUND
WHICH
WE
ADOPTED,
TO STRIKE BOTH SIDES
SUNLIGHT
AND NORTHWEST-
NORTHEAST-SOUTHWEST
THE
THE TIME".
IT WOULD BE IMPOS-
"ALL OF THE PEOPLE HAPPY ALL OF
SIBLE TO KEEP
THE
TO
RESPECT
TO BE LITTLE AGREEMENT
SEEMS
DIFFER TO SUCH AN EXTENT THAT
SOME
WITH
IS UNIVERSALLY RECOGNIZED AS
SOLUTION.
THE
OF BUILDINGS
ORIENTATION
DURING THE
ARE OPEN
FLOOR
OF THE
DAY.
OF
THE
FROM FRONT TO
TWO-STORY
ALLOWS
ALL BUILDFACT THAT
BACK
ON
ROW HOUSES
AND
ALSO IN THE FLATS PERMITS OCCUPANTS TO BE "AWARE
OF SUNSHINE"
ALL DURING
A SUNNY
DAY.
LE CORBUSIER
"PART
OF
THE PLOT
THERE ARE
CULT TO
(CALL
IT
KEEP UP,
IT
A FLOWER GARDEN,
FRUIT TREES
A FEW
TABLE GARDEN.
IS
AND
AND A TINY VEGE-
IS COMPLICATED AND DIFFIAND
INVOLVES
THE ROMANTIC
ENDLESS
SIMPLE LIFE
PAINS
IF YOU
LIKE) FOR THE HOUSEHOLDER AND HIS WIFE TO
KEEP THINGS TIDY,
THE
SLUGS
THIS
A HEALTHY
CONTRARY
TIMES
AND THE
IT
IS
DANGEROUS
TO WEED
REST.
FORM
OF
A STUPID
THING."
IT,
WATER
IT,
MAY CALL
SOME PEOPLE
EXCERSISE.
INEFFECTIVE
KILL
ON
THE
AND SOME-
F.L. WRIGHT
"BUT
NOW,
SIGN AND
OWING TO THE QUALITY
DEVICE, APPROPRIATE
AND CIRCUMSTANCES,
HE
TO
OF MIND
TIME,
IS THEN WELL
IN DEPLACE,
RELATED TO
THE GROUND HE LIVES WITH.
HE LIVES WITH THE
GROUND,
BIRDS SING
GRASS
NOT MERELY
GROWS
ON
FOR HIM,
IT.
RAIN
HIS GROWING GARDEN...."
FOR HIM,
FALLS FOR HIM ON
LAND
DISPOSITION
THE USE, MAINTENANCE,
LAND ARE
EXTREMELY
IMPORTANT.
AND WRIGHT DIFFER
THE TASTES
OF
ON
IN THEIR OPINIONS OF A GARDEN,
DIFFERENCES
THE COURT
WE PROVIDE
THE SECOND
WILL BE FOR THE EXCLUSIVE
IN THE AUGUST
PRIVATE
AND PRIVACY
ISSUE OF THE
FORTUNE,
WILLIAM H. WHYTE,
JR.,
ENTITLED
SHOW THE SUBERBIA
SOCIALIZES",
OF FENCE
EXPERIENCE
TENANTS
BORS,
CONDONE
PARK
NECESSARY
(IT
THERE
A TENDANCY
IS
BLOCK.
IS
TENANTS
AN OVERALL
ALSO
FENCES
A
THE TENANT
AN ARTICLE
TELLS
ILLINOIS.
OF THEIR NEIGHee
LARGE OR GAUDY
INTERESTING
TO NOTE THAT
TO UNIFORMITY WITHIN
VOLUNTARILY
A
JOIN FORCES TO CREATE
HARMONY OF COLOR AND LANDSCAPINGj)
A PLAUSIBLE FENCE
RENT
IN
FOREST,
BUT ARE MUCH OPPOSED TO
FENCES.
TO
IN
HOUSES
OF NON-wAGRIa
OF FENCES
1953
ALLOW
FLOOR FLATS
ENJOYMENT
THE PROBLEM
CULTURALISTS.
TO
SIDE OF ALL TWO-STORY
AND FIRST FLOOR FLATS.
IS TOUCHY.
AS LE CORBUSIER
TENANTS WILL ALSO VARY.
FOR INDIVIDUAL
LOTS
AND FACiLITIES ON THE OPEN
POLICY WOULD BE FOR MANAGEMENT
SORT OF MODULAR FENCING
FREEDOM
THE MAJORITY
OF
-
ALLOWING
OF PLACEMENT ON HIS OWN PLOT.
SPACE WITHIN
36
A COURT
WOULD
BE
DEVOTED
TO
INDIVIDUAL
PLOTS
FOR WHICH TENANTS
RESPONSIBILITY.
WOULD ASSUME
THERE WOULD BE
PATH ACCESS AND A SMALL COMMON PARCEL OF LAND
WITHIN ALL COURTS*
TRICYCLE AGED CHELDREN WOULD
TEND TO CENTER ACTIVITIES
THE KITCHEN
ON THE SIDEWALKS
SIDE OF BUILDINGS,
ON
AND PLAY EQUIPMENT
IN SMALL SCATTERED TOT LOTS WOULD BE PROVIDED
FOR THEM.
SERVICES
A TOTAL OF TWELVE
BUTED
THROUGH
CERTAIN
MATIC
LAUNDRY
THE ENTIRE SITE,
BUILDINGS,
AT THE
AND EACH WOULD
WASHING MACHINES
HANCOCK
ROOMS WOULD
AND TWO
VILLAGE OUTSIDE
BE DISTRIENDS
HAVE TWO
DRIERS.
AS
OF
AUTO"
IN
DRYING WOULD BE
FORBIDDEN.
GARBAGE WOULD BE HANDLED BY AN ELECTRIC
DISPOS1140
UNIT IN
EACH KITCHEN SINK.
ON A QUANTITY BASIS
FOR APPROXIMATELY
AND ARE NOW BEING PUT
THE COUNTRY.
37
THESE CAN BE INSTALLED
$60.00 EACH,
INTO WIDE USE THROUGHOUT
THE MANAGEMENT
FROM
BEST BE HANDLED
IN RELATIVELY
THIS BECOMES
QUITE
TION OF TRASH SEEMS
A NUISANCE.
TO BE A WASTEFUL
BECAUSE OF THE NECESSITY
CANS ARE NOISY,
IT
IS PROPOSED
COULD
THAT
CLOSED CONTAINERS
WITHOUT
THE COLLECOPERATION
OF EMPTYING CANS.
DIRTY AND INSECT
SUCH
AND
INFESTED,
LARGE PLASTIC MESH
SACKS
THESE WOULD BE HUNG
REPLACE THEM.
A WEEK,
LARGE CENTRALLY
BUT FROM THE TENANTS POINT OF
LOCATED AREAS,
VIEW
POINT OF VIEW TRASH WOULD
IN
ENw
AND COULD BE COLLECTED ONCE
BEING
EMPTIED.
HEATING
AFTER
INVESTIGATION
OF
SEVERAL DIFFERENT
OF HEATING FOR THE MATTAPAN
PROJECT,
IT
METHODS
WAS
DE-
CIDED THAT A CENTRALLY LOCATED HEATING PLANT
WOULD PROVIDE
SYSTEM.
LOW
THE MOST
EFFICIENT
AND ECONOMICAL
A HEATING ENGINEER RECOMMENDED THAT A
PRESSURE
SATISFACTORY
STEAM
SYSTEM WOULD BE THE MOST
FOR THIS
SIZE PROJECT.
A LOW
PRESSURE STEAM PLANT COULD BE OPERATED BY ONE
OF THE PROJECT JANITORS AND WOULD NOT
LICENSED ENGINEER.
THE BUILDING
REQUIRE
REQUIRED
TO
HOUSE THE BOILER PLANT WOULD BE APPROXIMATELY
38
A
1600
SQUARE
TION OF
IT
FEET
IN AREA,
WOULD BE BELOW
LINES COULD BE FED
THE UNDERGROUND
AND THE GREATER POR.
GROUND SO THE SUPPLY
DIRECTLY
FROM THE BoILERS.
LINES WOULD BE OF THE BEST QUALITY
PREFABRICATED CONDUIT.
ALL RETURNS WOULD BE PUMPED
BY CONDENSATE PUMPS LOCATED AT EACH BUILDING.
THE
INITIAL COST OF THE HEATING PLANT AND INSTALLED
DISTRIBUTION
IT
SYSTEM
IS ESTIMATED
OF OIL WOULD BE
ONE
YEAR,
IS
THAT
ESTIMATED
AT
APPROXIMATELY
REQUIRED
WHICH WOULD
BILL OF APPROXIMATELY
700,000
GALLONS
TO HEAT THE PROJECT
FOR
REPRESENT
AN ANNUAL HEATING
$50,000.
THE TOTAL ANNUAL
HEATING COST OF PROVIDING
WOULD BE APPROXIMATELY
$250,000.
HEAT AND MAINTENANCE
$60,000.
THOUGH THE
INITIAL COST OF SUCH A SYSTEM
THE
IN CENTRALIZED MAINTENANCE AND FUEL
SAVING
IS HIGHS
OVER A LONG PERiOD OF TIME ARE ENOUGH TO MAKE
IT WELL WORTHWHILE.
39
DENSI TY
WE HAVE ALTERED
THE BOUNDARIES
IN THE PRELIMINARY
THE
AREA
MATTAPAN
TO APPROXIMATELY
FOR ACREAGE
DISCREPANCY
AND THOSE OF
THE URBAN
IN PROVIDING
540
TRACT,
THERE
REPORT WHICH
65
ACRES.
BETWEEN
A GROSS
SOMEWHAT LOW,
DENSITY
DOES
HIGH
65
ACRE
WHILE
THIS
DENSITY
IT SHOULD BE NOTED THAT HIGHER
RESULT
AS CORRESPONDING
LAND PREPARATION,
OCCUR.
DIVISION.
OF SLIGHTLY MORE
DENSITY
NOT NECESSARILY
HIGHER RETURNS
OUR CALCULATIONS
LIVING UNITS ON THE
IS
REDUCES
THIS ACCOUNTS
REDEVELOPMENT
THAN EIGHT FAMILIES PER ACRE.
IS
AS ESTABLISHED
UTILITIES
IN MUCH
INCREASES
IN
AND MAINTENANCE
ALSO
DENSITY IS ONE OF THE CHIEF CRITI-
CISMS OF MANY LOW MULTI-FAMILY
IS POSSIBLE TO CAPITALIZE
COST REDUCTIONS
WITHOUT
DEVELOPMENTS.
ON THE BENEFITS
INFLICTING
IT
OF
HIGH DENSITIES.
NEIGHBORHOOD
FACILITIES
THE MATTAPAN
REPORT POINTS OUT THE RELATION
EXISTING FACILITIES TO THE
TITLED
"NEIGHBORHOOD
40
SITE.
FACILITIES".)
OF
(SEE MAP EN..
THE REPORT
ALSO PROPOSES THAT AN ELEMENTARY
PLACED ADJACENT TO THE ALMONT
SCHOOL BE
STREET PLAYGROUND.
WE FULLY AGREE THAT SUCH A SCHOOL
IS
NEEDED, AND
ITS BEST LOCATION WOULD BE NEAR THE PLAYGROUND,
WHERE
IT
WOULD SERVE AS
DEVELOPMENT
THIS
FITS
AND THE
IN WITH
THOUGH BEYOND THE
QUITE
TIES
EXISTING
BETWEEN
NEIGHBORHOOD,
SCOPE OF THIS
PROBLEM,
NEIGHBORHOOD
AND
SHOPPING
IT
IS
FACILI..
HIGHWAY COULD BE PROVIDED.
THESE
SHOULD ATTRACT CONSIDERABLE
TRADE
FROM THE NEW NEIGHBORHOOD,
ANALYSIS SHOULD BE CONDUCTED
OVERALL TRADE
THE NEW
THE PLANS OF THE SCHOOL BOARD.
POSSIBLE THAT
ALONG CUMMINS
A LINK
PATTERNS OF
PEDESTRIAN
BUT A MARKET
TO DETERMINE
THE AREA.
THE
SOCIAL SITE DESIGN
"TAKE FOR EXAMPLE, A PARTICULAR GROUP - THE
FORTY OR FORTY-FIVE FAMILIES, SAY, THAT LIVE
IN A CLUSTER OF BUILDINGS CENTERED AROUND A
PARKING COURT.
LOOK INTO THE RELIGION OF EACH,
THEIR FAMILY BACKGROUND, WHERE THEY WERE BORN,
HOW MUCH EDUCATION THEYSVE HAD, THEIR TASTE IN
BOOKS AND T.V., WHETHER OR NOT THEY DRINK, WHAT
YOU WILL FIND THAT
GAMES THEY LIKE TO PLAY.
EACH ONE OF THESE CONSIDERATIONS AFFECTS THEIR
FRIENDSHIPS.
YET WHEN YOU TRY TO CORRELATE
THESE FACTORS WITH THE WAY GROUPS SHAPE UP, ALMOST BY ELIMINATION YOU ARE LEFT WITH ONE BASIC
EXPLANATION - WHAT REALLY COUNTS IS THE EFFECT
OF PHYSICAL LAYOUT."
HOW THE NEW SUBERBIA SOCIALIZES
WILLIAM H. WHYTE, JR., AUGUST '953 FORTUNE
IN
THIS
ARTICLE WHYTE GOES
INTO
CONSIDERABLE
EXPLANATION OF HOW PHYSICAL PLANNING HAS AFFECTED
SOCIAL PATTERNS
INDICATES
THAT
IN PARK
FOREST,
GROUP PATTERNS
OCCUPANCY CHANGES.
ILLINOIS.
REMAIN
THOSE WHO
ARE PLEASED TO
BE SO,
ARE MEMBERS
THE "DEVIATES"
EXTREMELY UNHAPPY WHEN EXCLUDED.
ENCOURAGE
k2
EVEN WHEN
HE CONCLUDES BY POINTING
OUT THAT WHILE
BE BEST TO
HE
A LARGE
OF A "GANGS$
ARE MADE
THUS
NUMBER
IT WOULD
OF SOCIAL
CONTACTS, SO
THAT PEOPLE WITH COMMON
WOULD BE BROUGHT TOGETHER EVEN
INTERESTS
IF THEY WERE NOT
IMMEDIATE NEIGHBORS.
IT
IS
WITH THIS
IN MIND THAT WE HAVE TRIED
SHAPE A PHYSICAL PATTERN WHICH WOULD HELP
FORM A HAPPY SOCIAL FRAMEWORK.
VIDED INTO
NUCLEUS
MUNITY
FOUR
APPROXIMATELY
ENCLOSED COMMUNITY
FOR THESE
BUILDINGS TO
CLUB MEETING
ROOMS,
ABLE COMBINATION
OF SUCH
WOULD
BE 'POSSIBLE
IT IS
SHOULD BE INITIATED AND
SO THAT THEY WOULD
AND HAVE A
NOMINAL CHARGES
OF HEATING
AND ELECTRICITY,
THE ORIGINAL COSTS WOULD BE INCLUDED
FINANCING
THE NEXT
CENTERS,
OR ANY SUIT-
ACTIVITIES.
IN THE RESULTS.
COULD COVER THE COST
THE
SERVE AS
AS HOBBY
RESPONSIBLE FOR ALL OPERATION,
COMMUNITY PRIDE
Die*
A SMALL COM.
A DAY NURSERY,
DESIRED BY THE RESIDENTS,
BUT
IS
FUNCTION
IMPORTANT THAT THE USES
BE
IT
IS
EQUAL PARTS.
WHICH WOULD
SPACE.
TO
THE SITE
FOR THESE MAJOR GROUPS
BUILDING FOR EACH,
TO
IN THE
SCHEME.
SOCIAL SUBDIVISION
THESE ARE WIDE
THE PORCHES
ENOUGH
THAT OF THE COURTS.
TO PROVIDE PRIVACY
AND BALCONIES
BUT SMALL ENOUGH
IS
BETWEEN
OF OPPOSITE BUILDINGS,
TO GIVE A SENSE
OF
ENCLOSURE
PLOTS
INDIVIDUAL YARDS AND GARDEN
THE
AND UNITY.
ARE WITHIN THESE
ALWAYS ON THE
COURTS,
OPPOSITE SIDE OF BUILDINGS FROM THE AUTOMOBILE
PARKING.
IT
THAT THERE WOULD BE A TENDANCY
IS EXPECTED
SOCIAL GROUPS
FOR PRIMARY
INGS.
IT
WILL BE NOTED
TO FORM WITHIN BUILD.
THAT
BUILDINGS
DO NOT
FACE COURTS
COMMUNITY
AREA.
IN
HOUSE
FACED
AWAY
THE
INTERMINGLING
BE
TOO
IS NOT
AND THE DECISION
TO LIVE IN
EXPECTED
ESSENTIAL
IS
BETWEEN FAMILIES
THE RANGE OF PRICE
SUCH
A DEVELOPMENT
TO SET LIMITS OF HETEROGENEITY*
IS OUR BELIEF
OR
ISOLATED.
FORM FRIENDSHIPS
AND TYPES.
IS
IT
IT
OF FRIENDS
OF FLATS AND ROW HOUSES
OF VARIOUS SIZES
WOULD TEND
SINGLE
THE NUMBER
REDUCED
ARE CONCERNED,
FAMILIES WOULD
INTENDED TO
WESTGATE WHERE A
IN THE CASE WHERE SEVEN
OF THE OCCUPANTS.
THAT
INTO THE
BUT OPEN
FROM THE CENTER OF COURTS,
WAS FOUND THAT THIS
MORE FAMILIES
IN SOME CASES
IT
THAT WITHIN THESE LIMITS MIXTURE
TO BALANCED COMMUNITY
4
LIFE.
-i
UNIT DESIGN
SIX
IN
DIFFERENT
THE SAME
STRUCTURAL
5.0
TOTAL OF
ONE
DEVOTED TO
FLATS.
HALF
OF THE
IN
SIZE
STRUCTURAL
ROW HOUSES AND
THESE
TO CREATE
RANGE
IS
A
FROM ONE
FOUR BEDROOM TWO-STORY ROW
BEDROOM FLATS TO
HOUSES.
THERE
FRAMEWORK.
UNITS WHICH
FOR WITH-
PROVIDED
ARE
TYPES
UNIT
ARE JOINED
DIFFERENT
THE
OTHER HALF
IS
TO
VARIOUS COMBINATIONS
IN
LENGTH
VOLUME
BUILDINGS.
ROW HOUSES
NO.
4 B.R.
3
B, R.
2 B.R.
OF UNITS
30
100
50
FLOOR AREA
PORCH AREA
1296 SQ.FT.
162 SQ.FT.
1080
81
916
81
FLATS
2 B. R.
200
68&.
72
2 B.R.
140
675
81
120
5014
72
1
B.R.
45
a
THE
DISPOSITION
DIFFERENT
IN
EACH UNIT.
IS
RELIEVED
FLATS OCCUR IN
THREE ON THE FIRST FLOOR AND
OF SIX
GROUPS
ARE ALL COMPLETELY
BY PORCHES WHICH
FROM ADJACENT PORCHES.
SCREENED
THE FACADE
SIDE
THE GARDEN
THUS ON
AND BALCONIES
PORCHES
OF
BY
ACHIEVED
IS
VARIETY
EXTERIOR
CONSIDERABLE
ONE BEDROOM UNITS ARE
THREE ABOVE.
WITH A TWO BEDROOM FLAT
IN THE CENTER
THE UPPER
ON EITHER SIDE.
THREE FLATS ARE SERVED BY A COMMON
EXTERIOR STAIR.
ARE SMALL FOR
THE FLOOR AREAS OF THE ROW HOUSES
THE NUMBER OF BEDROOMS WHICH THEY CONTAIN, BUT
ARE
VISUALLY
EACH CASE
SPACIOUS
AND
EXCITING
SPACES
TWO STORY
EXCEPT
DO NOT.
THE FIRST
FLOOR
TENANT
COULD
SPACE.
THE
STANDING
ONE
SEVEN
SEVEN
IS
FEET
TWO
STORAGE
PLACE
FEET
HIGH
46
TWO
AND THE
USE
IS
OF
FREE-
TENANT
TASTE.
PREFABRICATED
THREE FEET WIDE
FOR HANGING
ONE FOOT DEEP,
FEET HIGH WITH
TO
IN
DEEP,
OWN
UNIT
UNITS
LAVATORY,
OPEN
HIS
ACCORDING
TAKES
AND
THE
A LAVATORY
TWO BEDROOM
ENTIRELY
DETERMINE
AND MOVABLE
UNITS -
OTHER IS
LEFT
DOWNSTAIRS
STORAGE
AND
WHILE THE
FREELY
BEDROOM
ALL HAVE
FOR THE KITCHEN
IS
IN
ARE LEFT OPEN.
THREE AND FOUR BEDROOM UNITS
ON THE FIRST FLOOR,
BECAUSE
CLOTHES,
THE
THREE FEET WIDE AND
OPEN
SHELVES
AND ENCLOSED
DRAWERS FOR FLAT CLOTHES AND MISCELLANEOUS
STORAGE.
" TMHESE UNITS CAN BE COMBINED
WAYS TO
IN VARIOUS
SUIT THE CONDITIONS OF EACH PLAN, BUT
ARE FIXED PERMANENTLY
IN PLACE.
ST RUCTURE
THE FOUNDATIONS
CONCRETE
OF ALL HOUSING
FOOTINGS
ARE
IN ORDER TO MINIMIZE
IN THE ROCKY GROUND.
UNIFORM MODULE
UNITS
FOOTINGS
ISOLATED
EXCAVATION
ARE SPACED ON THE
FOR ALL BUILDINGS
210,6" X 910O"
ON CENTERS.
.
.
.
9
.
.
.
.0
e.o
21'.6"
THE MAIN STRUCTURE IS WELDED STEEL FRAME,
4 x 21
STEEL BEAMS
H COLUMNS
THE 21' O"
TO
FORM
ARE WELDED TO 6 x
A RIGID
WIDTH OF UNITS.
ARE BRACED BY
FRAME.
6
x 20
THE BEAMS
SPAN
THE WELDED FRAMES
DOUBLE WALL PANELS BETWEEN
47
10 x
UNITS.
THERE ARE NO OTHER FRAMING MEMBERS,
AND
ROOF ARE
METAL
HONEYCOMB
DISTANCE
THE
CONSTRUCTED
TOP
FINISHED
BETWEEN
SURFACE
PANELS
BEAMS.
OF
FLOORING.
INSULATION
OF HEAT
OF
WHICH
9.O"
SPAN
AS
FLOOR 'PANELS
TO
39..t0"
x
THE
3/16" CORK
THE
x
3.5"
91.0"
IS BONDED TO
SERVE
AS
ADDITIONAL PANELS FOR THE
AND SOUND
ARE SUSPENDED
THE BOTTOM FLANGE OF BEAMS BETWEEN FLATSo
48
FLOORS
FROM
SUMMARY OF RESULTS OF TEST BORINGS
GROUP
1
2
NO.
OF BORINGS
2
2
3
APPROX.
AREA
15 ACRES
10 ACRES
20 ACRES
1 ACRE
20 ACRES
SOIL
RATING
GOOD
GOOD
FA I R
GOOD
FA I R
PROJECT DEVELOPMENT AND FINANCE
IT
IS PROPOSED THAT
APPROXIMATELY
SINGLE
FIFTY
DEVELOPER
ENTIRE
THE
ACRES BE DEVELOPED
SUCH AS AN
INSURANCE
MANY LARGE MULTIoFAMILY HOUSING
PRESENTLY OWNED
EXCELLENT
PROJECT
BY INSURANCE
BY A
CORPORATION.
DEVELOPMENTS ARE
CALIFORNIA OWNED
IN LOS ANGELES,
BY THE
NEW ENGLAND MUTUAL INSURANCE CORPORATION.
LARGE
NUMBER OF THE MAINTENANCE COSTS OF
MATTAPAN PROJECT
AN
CORPORATIONS.
IS THE BALDWIN HILLS
OF THIS
EXAMPLE
PROJECT AREA OF
AS PROPOSED BY
A
THE
THIS THESIS
ARE
BASED ON THE BALDWIN HILLS PROJECT.
SECTION
10 CHAPTER 1 2 1A OF THE GENERAL LAWS OF
MASSACHUSETTS
OF
THE MATTAPAN
BENEFITS.
AND
MAKE
CHAPTER
PROJECT
OF
ANY
TO
SUCH
FOR FORTY YEARS
59
POSSIBLE FOR THE
THE LAW STATES
PROPERTY
EXEMPT
IT
(ASSESSMENT
50
RECEIVE
SPECIAL
TAX
THAT THE REAL ESTATE
CORPORATION
FROM TAXATION
OF
DEVELOPER
SHALL BE
UNDER
LOCAL TAXES).
IN
LIEU
THEREOF
THE CORPORATION
AN EXCISE
THE COMMONWEALTH
CENT
TEN
OF
ITS
GROSS
DOLLARS
OF THE
SHALL PAY
ANNUALLY
AMOUNT TO FIVE
INCOME
FROM
ALL SOURCES
PER THOUSAND
UPON
THE
REAL ESTATE
FAIR
PER
AND
SHALL NOT
AND TANGIBLE PERSONAL
BE LESS
THAN
THE
MUNICIPALITY WOULD RECEIVE ON
WITHIN
THE PROJECT,
IF
PROPERTY
IN ANY
TAX WHICH
THE REAL
THE PROJECT
VALUE
CASH
OF THE CORPORATION, PROVIDED THAT THE TAX
EVENT
TO
THE
ESTATE
HAD NOT
BEEN
UNDERTAKEN.
THIS
SPECIAL
WORTHWHILE
RATE
TAX
IN
RATE
TAX
PROVISION
BECAUSE
THE CITY
IS
IS
EXCEPTIONALLY
OF THE EXTREMELY
OF
SEVENTY
BOSTON.
THE
DOLLARS
HIGH TAX
PRESENT
AND SEVENTY
PER THOUSAND
DOLLARS
EVALUATION.
THE MATTAPAN
PROJECT
REPORT
BOSTON
CENTS
SITE
PURCHASE
URBAN
REDEVELOPMENT
HOUSING
AUTHORITY
PROJECT
AREA
BE
FOR THE PURPOSE
PREPARED
DIVISION
PROPOSES
ACQUIRED
OF SITE
BY
OF
THAT
BY
THE
THE BOSTON
THE MATTAPAN
THE CITY
PREPARATION.
OF BOSTON
THIS
IS
A
FEASIBLE
PROPOSAL AS THE
MATTAPAN
PROJECT
AREA
QUALIFIED FOR FINANCIAL ASSISTANCE UNDER TITLE 1
OF THE NATIONAL HOUSING
ACT
OF 1949.
IF THE CITY
OF BOSTON ACQUIRES THE SITE FOR THE PURPOSE OF
SITE PREPARATION,
PAY TWO-THIRDS
CITY#s
THE FEDERAL
OF THE NET
POINT OF VIEW
AREA WOULD PROBABLY
LEAST
$160,000
ON THIS BASIS
DOWN
SHORT
PROJECT COST.
REDEVELOPMENT
INCREASE
OR ABOUT TEN
TAX
OF
WILL
FROM THE
THE PROJECT
REVENUE BY AT
TIMES PRESENT
THE CITY'S CONTRIBUTION
REQUIRED SHOULD BE
TIME.
GOVERNMENT
RECAPTURED
INCOME.
TOWARD WRITE-.
IN A RELATIVay
COST OF SITE ACQUISITION AND PREPARATION
PLANNING
AND ENGINEERING
29 PROPERTIES,
$ 80,000
LAND AND BUILDINGS
$5,000 TO
$6,500
PRIVATELY
OWNED LAND
175,000
1,100,000 SQ.FT. AT $.06 TO $.09
TAX
FORECLOSED OPEN
650,500
e
88,000
LAND
SQ.FT. DISCOUNTED
AT
$.05
32,000
ESTIMATED ACQUISITION COST
375,000
SITE PREPARATION
500,000
GROSS
875,000
PROJECT COST
ESTIMATED LAND SALE VALUE AT
$.15 PER SQ.FT. x 2,267,500 SQ.FT.
340,000
NET
535,000
PROJECT SUBSIDY
FEDERAL GOV RNMENT
EXPENSE a 2/3
CITY OF BOSTON
EXPENSE - 1/3
SHARE OF
356,600
SHARE OF
178,40o
ANNUAL OPERATING COST
PERSONNEL
MANAGER
ASSISTANT MANAGER
TWO SECRETARIES
SUPERINTENDENT
SIX JANITORS
SIX GENERAL WORKERS
$ 6,ooo
L4.,000
6,ooo
4,800
19,800
15,000
$ 55,600
TOTAL PAYROLL
MA INTENANCE
GENERAL OFFICE COSTS
EXTERIOR BUILDING MAINTENANCE
INTERIOR BUILDING MAINTENANCE
SUPPLIES
GARDENING AND SNOW REMOVAL
EQUIP. EXPENSE (2 TRUCKS, ETC.)
5,000
12,000
20,000
5,000
7,500
2,000
41,500
TOTAL MAINTENANCE
UTILIT IES
HEAT
LIGHTS AND POWER
(GENERAL PROJECT LIGHTING)
WATER
6o,000
2,850
9,200
TOTAL UTILITIES
72,050
$10/THOUSAND OF EVALUATION
PLUS
OF GROSS ANNUAL RENTS
98,900
TAXES
5%
INSURANCE PREMIUMS
ANNUAL OPERATING
COST
54
6 ,4oo
$284,450
RENTAL ESTIMATES
CALCULATIONS
DEVELOPERS
RETURN
ON INVESTMENT U
8%
5%-eINTEREST
$283,000
3% NAMORTIZATION
169,800
TOTAL
4.52,800
ANNUAL OPERATING COSTS
ANNUAL
INCOME
ANNUAL INCOME
NUMBER OF ROOMS X
a
737,250
TO BE REALIZED
22.50 (RENTAL
i
737 2250
2
12
PER ROOM PER MONTH)
ADJUSTED RENTALS PER MONTH INCLUDING
HEAT AND SERVICES.
TENANTS WILL PAY
INDIVIDUAL ELECTRIC BILLS,
ROW NOUSES
BEDROOM UNITS
BEDROOM UNITS
2 BEDROOM UNITS
$ 16o.oo
3
145.00
125.00
2 BEDROOM UNITS
I BEDROOM UNITS
105.00
90.00
4
FLATS
NOTE
A 25% INCREASE IN CONSTRUCTION COSTS WOULD RESULT
IN $.35 INCREASE IN RENT PER ROOM PER MONTH.
A 25% INCREASE IN MAINTENANCE
IN $2.00 INCREASE IN RENT PER
COSTS WOULD RESULT
ROOM PER MONTH.
BIBLIOGRAPHY
1.
SERT,
2.
WOODBURY, COLEMAN (EDITOR)
THE FUTURE OF
CITIES AND URBAN REDEVELOPMENT:
3.
WOODBURY, COLEMAN (EDITOR)**
MENT PROBLEMS AND PRACTICES.
4.
STEIN,
5.
LOUIS -- CAN OUR CITIES
CLARENCE -
LE CORBUSIERPLANNING.
TOWARD
SURVIVE$
URBAN REDEVELOP-
NEW TOWNS
FOR AMERICA.
THE CITY OF TOMORROW
AND ITS
6.
WRIGHT, FRANK LLOYD -*WHEN DEMOCRACY BUILDS.
7.
GALLION 2
8.
GEDDES,
PATTRICK
9.
WRIGHT,
HENRY -
THE URBAN PATTERN.
CITIES
REHOUSING
IN
EVOLUTION.
URBAN AMERICA.
10.
ABRAMS, CHARLES
11.
SAARINEN
12.
LE CORBUSIER .. CITIES
13.
BAUER, CATHERINE - BUILDING THE FUTURE CITY,
THE ANNALS OF THE AMERICAN ACADEMY OF POLl.
TICAL AND SOCIAL SCIENCE, GOOD NEIGHBORS.
14.
BAUER$
15.
FESTINGER, LEON, SHACTER, STANLEY AND BACK,
KURT v SOCIAL PRESSURES IN INFORMAL GROUPS.
16.
HOW THE NEW
WHYTE, WILLIAM H., JR.
SOCIALIZES,
FORTUNE, AUGUST 1953.
17.
BAUER, CATHERINE .- SOCIAL QUESTIONS
AND COMMUNITY PLANNING.
THE
FUTURE
OF HOUSING.
THE CITY.,
CATHERINE
OF TOMORROW.
MODERN
HOUSING.
SUBURBIA-
IN HOUSING
PART IV
I
.LOW MULTI-FAMILY
A NEIGHBORHOOD
NUCLEUS
HOUSING
FOR MATTAPAN
JOHN P KNISKEAN
EARL E STEWAAT
2
N-
I
.
&.
1
-i
EMI
%
9..
-
A
C
........... . .
)a
rn~
4,
d
>4
*it
a
lk -
7.
Z/
t*
4
3
4 spooI
TWO FLOOR
ROW
HOUSES
2
2 3sopim
I
FLATS
6
3
4 npp-oom
I
2
2
1
2
LW
f FTR
INTRY
IL9VArIONS
*ARDN
SIIVATIONS
I
IIIu~
=uinu.I..m.uI.mbml..mL
NDIs.sVATON
SIX
TYPICAL
4
2
UNITS
7
'N
~
HEATING
DIAGRAM
8
/