Evening Star Newspaper, June 28, 1924, Page 18

REAL ESTATE ADVANTAGES OF ZONING PLAN ARE’OUTLINED BY COMMISSIONER (Continued from Seventeenth Page.) “Mles and unsettlement less and . less ‘Zommon.” a T “A bank in a certain eastern city ook a second mortgage on a resi- ‘Mence of one of its clients as security or a loan. The bank felt secure in “%he loan and bought the first mort- &age to protect itself. The erection of 4 public garage on adjacent property ;dlighted the residence to such an ex- Tent as to cause a loss to the bank Sof $5.000. Zoning would have pre- Vented this loss. % "As far as real concerned, bankers A ay calculate on stabilized val- aes on all types of property in zoned ities. estate securities know that Ald to Realtors. .~ “The realtor is the adviser of the Buying public in zoning matters. In order to properly serve his clients, he must familiarize himself with the zoning maps and regulations. In buy- Ang and selling property he must “Rnow that the use desired, as well as the height and area of the building ‘The height limits of the fifty-five- foot.and eighty-five-foot districts in the District of Columbia were recent- ly increased five feet to permit of better architectural treatment, the change being made at the request of the Washington Chapter of the Amer- fcan Institute of Architects. “In every city there is a tendency for business and industries of like kind to group together. This is for their' own good. If a manufacturing industry ie intruded into a commer- cial or residential neighborhood, it impairs the value of all the sur- rounding property. - There has been annually In the United States a great. er destruction of the value of build- ings by the failure to protect them from the improper use of neighbor- ing buildings than is caused by fire. One industry in a business block may casily destroy several million dollars worth of neighbering buildings. “Neighborliness in the use of land, as previously stated, is the keynote of zoning. Business and shopping districts are protected against noisy factories. Industrial plants have greater freedom in selecting sites convenient to good - transportation. Provision is made for the use of the different kinds of land apd districts within & city for the purpose to which they are best adapted, and allowance is made for orderly growth of com- while provisions have been made here for the expansion of existing indus- try as well as for new industry, the question is raised as to how much new - industry should be encouraged ir the federal Capital. “The recent creation by the zoning commission, D. C., of a district where the erection of apartment houses Is prohibited was strongly supported by home owners on the grounds of pro- tection of property and health. How much more true {8 it that one garage on a residential block may destroy thousands of dollars’ worth of resi- dences. 1In the preservation of the morale of a neighborhood, in the pride of home ownership, in the se- curity of land values, and in the full enjoyment of home property, the value of zoning is so well recognized that it needs no defense, “Actual experience with zoning regulations has brought to light cer- tain etriking facts. “It {a stated on rellable authority that the New York zoning regulations have prevented vast depreciation in many districts and effected savings in values amounting to millions of dollars In established sections. Cer- taln districts have been rehabilitated as a direct result of the zoning ordi- nance. Anogher Interesting result has been the production of a type of high billding belleved to be far bet- ter than the former elongated match- box type. nances, it was found that residences tend to follow the residence district and do not even attempt to seek lo- cations in Industrial or unrestricted areas. Except commercial buildings, which were built partly in com- mercial and partly in industrial di tricts, the development of St. Lou is said to be fitting itself very closely to the zoning plan. Unzoned Towns Suffer. “To avold the common condition that industrial plans encounter of having to do business on a “residen- tial basis,” denfed large-scale faclli- ties“in their vicinity on account of protests by residence owners, Ala- meda, Calif., among other cities, has established industrial zones in which no new permits to bulld residences will be granted. A leading municipal engineer is quoted as saying that the prohibition of residences in in- dustrial zones is one of the most im- portant protections to put in a zon- ing ordinance. This method is being relied upon to develop Hoboken, N. J., a8 a great Industrial terminal. “In New Jersey, it has been found that the unzoned suburban town is at a distinct disadvantage as com- pared with the community protected by & zoning ordinance. People are asking themselves why they should invest' money in a home or lend money on a mortgage in an unpro- REAL ESTATE towns are actually absorbing the bet- ter grade of development. The re- sult has been that builders, archi- tects and real estate owners in un- zoned towns are persistently urging 222227727, their local councils to adopt zonding, so0 that they may have as good 4 selling propostion to offer prospeetive clients as their competitors tn the zoned towns.” N Mr. G. Lea Stabler (Formerly-of Gardner & Dent) Announces his connection with the Business Properties ‘ and Apartment Sales Departments of William K. Hartung & Company Realtors 1108 16th St. N.W. / mercial and industrial districts. “Such allowance was made in zon- ing the District of Columbia, and Beautiful Homes Near Episcopal Cathedral Built for Discriminating Buyers BY ELLERSON & WEMPLE Open for Inspection Sunday From 11 AM. to 7 P.M. 3511 Idaho Ave. N.W. Between Ordway and Porter Sts. Opposite McLean Estate For substantial construction, charm of view, pleasant surroundings, these homes are not equaled for their kind in the District. “In an analysis of bullding permits issued in St. Louls In the first four- teen months under the zoning ordi- %o serve this use, is permissible. He fnust advise on locations that will receive the full protection of the zon- [ rstem. = “He is the practical student of the &ity's needs und studies the trend of ‘residential and commercial develop- grem, and with his far-sightedness in tected, unzoned locality. The zoned Nothing Finer in Washington Than These Exquisite New Sixteenth Street Homes Situated Amid Costly Residences of Prominent Washingtonians Exhibit House, 4211 Sixteenth Street Open and Lighted Daily Till 9 P.M. provements, frequently influences e growth of zoning. In preceding -paragraphs mention has been made f the relation of zoning to property atues. Tt might be interesting Lo in- dert here the opinions of the Zoning “ommission and a large number of Zaltors with respect to the effect of oning on property values in the Dis- Hrict of Columbia: = “1. Effect of zoning has been to etabilize valucs in all types of prop- ty. The Sterling Apartment Honse, 1915 Calvert street northwest, contain. ing twclve apartments, wax sold to Samuel H. and Emma B. Stidham, w! will hold xame ax an investment. The sale wax made through the offices of C. W, Simpson & Co., Inc., and Thomax J. Fixher & C and, at the same time. traffic is con- gested. Engineers who were study- ing the trafic problem in New York city were responsible for the first suggestion that the height of sky scrapers must be limited. The e tion of a very tall building and bers of tem with small area caused the traffic " to reach | an extent where it was impossible to allow the continuance of skyscrapers in that area “Streets, sewers and other utilities | may all be planned in accordance | with the zoning plan of height and area of occupancy and thus r sult in great’ saving—economy stry improvement of tation and reduction in cost “Of interest to the engine an example of one of the zoning upon engineering matt be given the classifi line streets stre, is logical because they ha lis- | advantage of noise for resi If, however, street not suitable for vehicular trafic as well as street-car traffic great deal of its advantage for bus! ness is lost. its business developm is retarded and business may go el where where the conditions for ve- hicular traffic are better. Illustrative of this idea is 11th street southeast, which is zoned first commercial, and logically <o, because it carries a car 1 is the direct approach to the E tia bridge. The bad paving of 11th street, however, discourages |vehicular traffic and. therefore, busi- development. The zoning com- sion has taken great pains to keep 10th street residential, largely on the ba that 11th street was the proper. location for busineks. The nedy s obviously to provide a ooth pavement for 11th street. Raixe Height Limits. | “A distinguished architect of New York city interestingly describes by | word and picture the effect of zoning upon the architecture of a city. Tak- ing the requ ments of the usual zoning regulations as to yard pro- | visions, ~setbacks and heights, he ‘learly shows that- zoning is good architecture, not only for the indi- 1dual bullding, but also for the city < a whole. “To improve the looks of a city is one of the purposes of city planning, | and as far as the buildings are con- cerned the architect controls their esthetic appearance. It has been stated that the life of buildings is a gencration, which, If true, is fortu- nate for @ city with a zoning plan, First Time Offered Biggest Home Values Offered in Washington > NEW HOMES Priced Under $7,000 1701 to 1731 D St. S.E. 6 rooms, bath, H.-W.H, electric lights, wash trays, built-in ice box, 1-piece sink, double rear porches, wide front porch, extra deep Iot to wide alley. 2. Zoning has attracted money to fnvestment In real estate & 3. upon adoption of zoning, effect MWas to stabilize rather than increase the large block of existing business area that was zoned for busimess. In Sther words, there was no notice- &ble change in property values be- cause of the adoption of zoning res- alations. The Increase in assessed Yalues since adoption of zoning can- | Aot be traced to zoning. “eq” The zoning of islands for bus- #ncss has, however, resulted in great- Ty increased values, certain locations “selling as high as five times the ad- facent residential property 45 Changes in use zoning, since Adoption of zoning. from a more re- trictive to less restrictive use, have | increased property values in some Tocations from one and a half to three fimes original value. .- "6, When zoning w Heges of less restrictive and arca at locations forn Permitted these benefits cre guneral increase in value. % 7. Row house, second commercial @nd industrial zoning have shown adily increasing values. Streets, sewer, water, lights, traflic, Building construction of all kinds. Al are matters in which the engineer is interested and all are affected by foning. 7 Hach street & rtain amount and vehicular. FOR SALE BY CHILDRESS 921 15th Street Main 7335 business purposes. is adopted pri- use, height riy not ted a THREE SPECIAL OFFERINGS WE INVITE YOU TO INSPECT SUNDAY 102 on Street, Chevy Chase, D. C. 59 5009 A detached six-room and bath home with every modern con- venience. %-inch hardwood floors and screened throughout. TO INSPECT—Drive out Connectieit Ave. to Harrison SY., thence west to 41st St. apd 1 square ‘south, or by Wisconsin Ave. to Garrison St., then east to property. P.M. accommodate a traffic, pedestrian ch 1ot or lots on tat street is entitled to its propor- @onate share of access along the | dtreet. The welfare of each owner demands that no one owner shall make greater use of the street than the size of the lot entitles him to Fave. There is a direct relation be- tween the facilities afforded by the strect for traffic and the light and ir furnished by the street. One Muilding in New York city was found 51 a certain hour of the day to cast a shadow twenty acres in extent. If the buildings are too high for the Width of the street light is cut off will Open for Inspection After 2 DESCRIPTION Cheery living and dining rooms, wide fire- place Breakfast sun parior. Servant’s room, with bath. Finished attic. Finest Kitchin in city. Price Reasonable Liberal Terms ZJYLDU SUAPIRO CO 10 19% _teet nw C) Q in 1140 WOODLEY ROAD (Just West of Wardman Park Hotel) A new semi-detached “Miller Built’ home of the center hall plan type. Contains eight rooms and two baths, with every modern dotail and appointment. Many attractive features. Brick garage. Price and terms very reasonable. Open All Day Sunday Three-car, built-in garage. Two whitetiled baths, built-in electric heater. Four large bed chambers, roomy closets. Inclosed porches, upstairs and down. Madrid Suburb Pushed. A large Spanish contracting asso- oiation has recently purchased T.- 090,000 square feet of land in the morthern outskirts of Madrid, about twenty minutes’ ride from the center of the city, and has begun to urbanize this proper The government has wken sites for the construction of military barracks, a Red Cross hos pital and the new buiMings of th Imstituto Geografico vy Estadistico. The company itself has opened wide avenues through its properti which ‘are paved with granite blocks and macadam. It has sold many lots, whose purchasers are building on hem, and on its own account it is recting a_series of dwellings and apartment houses of handsome design which will be equipped with all mod- Tn conveniences. 3519 LOWELL STREET CLEVELAND PARK ASK THE MAN WHO OWNS ONE Built, Owned and for Sale by 5304 4158 Stret, Chevy Chase, D.C. $10,500% A brick six-room and bath home, strictly modern, with sleeping porch and built-in garage. This property is now vacant and immediate possession can be given. Very attractive terms can be arranged. Open all day Sunday. 'A. N. MILLER Realtors xmunmxxxmxxxxxxxmxxuumxuxxmmxxm:mxmxx:mxmmxm::x:mxmmm:xxx:mmmxmmmxzxmmm:xmtmxzx:mxmxr:xxxxxmxx:x:xtxxxxm Thomas A. Jameson Co. Owners and Builders 96 N. Y. Ave. N.W. Phone Main 5526 AA338888888038s e g 082S Main 1790 Tt o e e L e T A odem Detahed me Priced at $10,000 And Open Tomorrow After 10 A.M. e Located on Hampden Lane in Aristocratic “Edgemoor” Washington’s Premier Suburb N a plot of nearly 2 acres. Frontage of 400 feet on Hampden Lane. A distinctive residence, colonial in design. of the center entrance type. First floor contains spacious living room with large open fireplace, French doors leading to unusually large shaded porch. A study, a well arranged gining room, kitchen, laundry, pantry, refrigerator room, maid’s room and ath. On the second floor are three master bedrooms, dressing room, two baths and two ’Forchc& S 5404 lllinois Ave. NW This'is a real bargain, because .it is a well buijlt detached home of 6 rooms, large front porch, screened breakfast and sleeping porches; hardwood floors downstairs; hot-water heat [{ and electricity; a built-in garage; and a location [ . just half a block off 2 car lines. hird floor contains one servant's room, storage room and attic._ . uperior workmanship and materials of best quality were used in construction of this house. 5 Two-car garage to match house. Stately trees protect and shade this property. A complete equipment of shutters and screens is included. The landscaping was by John Small. In addition to the many features, there is a vegetable garden and numerous fruit trees. Situated well above the ‘street, this elegant residence commands an exceptional view, especially of the beautiful National Cathedral. First- floor plan is splendidly arranged. Exceptionally large living room, music room, dining room and kitchen. Four bedrooms and two baths on second floor; three bedrooms and bath on third floor. Double sleeping porches. Plenty of closet sp: Garage. Beautiful shrubbery, flowers, trees, etc. Everything about this spacious home is attractive and homelike. The owner has materially reduced the price to effect a quick sale and it will be to your advantage to inspect the property at once. This is an exceptional opportunity to secure one of the finest suburban homes around Washington 7 To Inspect Drive out Wisconsin Ave. or Conn. Ave. to Edgemoor and ask for residence of Frank N. Grigg —TO INSPECT: Take 14th st. car (best car service in Washington), marked Takoma Park; get off at Illinois Avenue and walk half square south. Open Tomorrow for Your ll'épedion Open for Inspection, 10 A.M. to 6 P.M. WM. K. HARTUNG & CO. 1108 16th Street N.W. Main 371