Evening Star Newspaper, March 10, 1928, Page 15

REAL ESTATE WASHINGTON, D. 0, []é gn ‘fii@‘ %taf SI;TU’RDA\Y, MARCH ].f), 1928, HOME & GARDEN 15 REZONING UNUSED COMMERCIAL AREAS AS “RESIDENTIAL" URGED Commission ctudies P { A I or Eliminating Oversupply of Sections Designated for Business. BY DON S. WARREN. A proposal that large areas of land in the District of Columbia now zoned for commerci®l purposes, but not actu- | ally put to such uses due to the over- supply of commercial and industrial area. be “reciaimed” for residential pur- poses has been laid before the zoning office and may be considered formally by the Zoning Commission at its next executive session late this month This announcement was made toda: by Maj. W. E. R. Covell. assistant en- ssioner, in charge of zon- ealing corrospondence with Chauncey P. Carter, Jocal property which developed fecently during fon of the quesdon of the over- v of commercial areas in Wash- Would Protect Homes. Zoning Commission in recent numerous appeal for the creation of additional commer- cial areas indicated its determination to protect residential sections from fur- ther unnecessary encroachment by commercial areas, and several weeks @50 Maj. Covell stated on the basis of surveys by S. G. Lindholm. engineer of the commission. that there was four times more commercial area than actu- ally was nceded. Later he added that it might be found necessary or ad- visable to rezone as residential a large part of property now zoned ‘for com- mercial use. Agreeing with Maj. Covell that this restraint should be placed on the com- mercial areas, Mr. Carter has written to the Zoning Commission that it *would nct be fair, however, to refuse o zone for commercial purposes specific Jots and small groups of lots because of the general preponderance of com: mercial zoning throughout the cif This preponderance of commercial zon- ing is an error in the orginial zoning of the city and should not be made a ground for further error in refusing to gone as commercial individual pieces which are actually needed for commer= cial purposes. Solution ¥s Proposed. “The solution of the problem,” Mr. Carter suggested to Maj. Covell, “is as fndicatsd by you. viz, To take out of the commercial zone large areas that are not being used for commercial purposes, and may never be. These large areas have been zoned on a theoretical basis that they were needed for or were specially suited to commer- cial pursuits. Since that was done the Zoning Commission and the public have learned much about zoning. and have realized this original theoretical zoning was not all it should be, and that it should give away to actual conditions and needs as develop from time to time. ; Residential zoning should be ac- corded to every square foot of property n the District that is not being used for commercial pursuits or for which no application for such use has been filed and not yet determined. In other words, all property should bs considered prima facie residential until proved otherwise. This would throw back into pesidential zones :thgl: acres of property that are not now purpose, and would bring commercial eoning down to such a low percentage that the commission would not have to refuse changes from residential to com- mercial of individual lots where the circumstances surrounding these lots justify the change. “My plea is that just as a man is considered innocent until proved guilty of a crime, land should be ml\s\dcn‘d fit to live on or “residential” until it is | proved otherwise and vecant land | should be zoned accordingly. Where a iflmmr(‘ is made, it should be stipulated jthat if the land is. not used for the | changed purpos€ within one or two jvears, it shall revert to residential zoning.” { Mr. Carter submitted for considera- i!ion of the Zoning Commission a sug- gested amendment to the zoning regu- | lations to the effect that all lots and | parcels now zoned for commercial pur- poses and which are not actually so {used and for which there is no pend- ing application for commercial building or occupancy permit be rezoned resi- dential: that hereafter when zoning is changed from residential to com. meicial and within two years there after no commercial building or oc- | cupancy permit is applied for, the land revert to residential zoning. While vointing out that it would be very difficult because of practical questions involved to put this sugges- | tion into effect as proposed, Maj. Variet y of Exteriors Possible With Same Taterior Plan. ECONOMY IN COST NOTABLE FEATURE Separate Entrances and Use of Same Chimneys Provided. BY L. PORTER MOORE President Home Owners' Institute, Ine, Possessing the architectural requisites | so frequently lacking in the two-family, | lor income type of home, Plan No £ 300-S could well be built in even those | | neighborhoods where restrictions of de- sign are imposed upon new homes. Such a plan as the one shown today, | by Harold E. Paddon, New York archi- tect, obviates a frequently heard ob- | jection to the two-family house, in that ) | the usual demoralizing effect upon regional realty values is eliminated by | good architectural design. ‘The two| | perspectives shown with the plans to- | day illustrate how the same interior | plan may be inclosed with a variety of differing exterlors. The house contains | {32,500 cubic feet. | Seven houses, all having differing ex- | Covell states that it may be that some | teriors but the same interior plans, and | new regulation hased on this proposal | built from this design, are now nearing | | can be shaped which might be applied | completion in the Monroe Manor de- | in the near future and which might| velopment at Ridgewood, N. J | help to solve the many problems now | The main problem _heretofore in | existing in zoning here. | building the two-family house has been | “Too Much Commercial.” | that of overcoming the objectionable ing used for any | . “Even though there may be four ! times too much first commercial prop- {erty in this city, nevertheless there | may be certain areas in which the | first commercial area is insufficient,” | Maj. Covell said. “Therefore, there | will be cases where residential prop- erty should be changed to first com- mercial, in spile of the general rule to the contrary. I belleve the Zoning | Commission fully understands this. For example, in the last four hear-| | ings, cn_ February 15, 1928; January | 4, 1928; December 7, 1927, and Novem- ber 9, 1827, 1 find that there were three | | changes from residential to first com- | mercial and two changes from resi- dential to second commercial, these | | notwithstanding the clearly expressed | belief of the Zoning Commission that | | there is too much first commercial and | second commercial property. | | “The study prepared by our zoning| engineer shows that not only have we | too much first commercial | zoning. but also too much second com- | | entirely metelal and industrial zoning. “It is evident from surveys made for ! the Zoning Commission that over 10 per cent of all | cupancy for first commercial enter- { second commercial zone. clearly indicate that many and prob- ably most of these locations were im- | properly zoned second commercial and {that there is a decided excess of sec- ond commercial zoning as compared | with first commercial. With theoreti- cally perfect -zoning there would prob- | ably be a few, but only a very few, permits for first commercial in second | commercial zones. With perfect zon- ing all first commercial enterprises would be located in first commercial and all second creial enterprises would be lmudcmcond commercial zones.” English Manor -I:Iouses Serve as Guide To Architects in Planning Tudor Workg The English manor houses to which present day architects. look for inspira- Tion when’planning Tudor work are variably of considerable size and im- ortance, Otherwise they would not have endured the ravages of time and social upheaval le house w ailing character of ai! ic work, Planned for s economy of cost. Planned desire part of house and separate from the both _from the This latter the grounds re- and rest of g Quarters commands the part of served for the enjoyme: the members of the famil There are distinctive detalls which enable one to classify the modern ex- s Tudor style. are of brick usually red it used freely coping will C;mgr;J R;)of.- E;/_c)lved ir; Colonial Age, Often Is Duplicated in Modern Homes ¢lop- which we see ouses, with the ion of roof & break down of th p roof 10 the sece | follow the roof pitch in the simpler examples with finials of stone at eaves and ridge to relieve the severity. Some- times the gable ends are very decora- tive, with the ping curved in semi- circles, ares, . and embellished with ornamented finials where opportunity prezents. Door and window openings are eni- bellished with stone sills, and often with - jambs, lintels and mullions of stone. The casement sash is typical of the English style, offering a splendid opportunity for a bank of windows with mullions and transom bars in stone. Bay windows are often two stories In height and crowned with stone coping. | The window openings with their great width have flat lintels as a rule, but doorways are often arched and richly ornamented with stone, Modeled carved stone ornament is used in the | decorative examples of this style As is the case in much English work, the many chimneys are highly decora- tive in character. They are capped with stone and often surmounted with chimney pots of fanciful design lact as a tie from eaves to eaves. In addition o the ridge board a purlin is required where the break in roof pitch occurs, ‘This purlin extends the length of the roof; the upper part of the steep rafters and bottom of the short rafters extending o the ridge are framed into s there s a cetling ffamed the purlin level there should be tles across every 12 10 14 fect. Lowarf partitions from attic floor o rafter will also help support loads MObKLL 170 BURKEY LANK ot of Keseryuir A certificates of oc- | prises were issued for locations in the | This would | | appearance of flat roof design without ’ln(‘llrring the expense of large attics. | This has been met in this instance by | the use of projecting bays and over- | hanging gables. While the designs | shown are characteristically English, ! others are being built with Spanish | and Colonial exteriors. The use of Eng- lish detail work, as in the chimney pots, half-timbering and wrought iron, {15 being alternated with Spanish or] | Colonial details. | | Plans Permit Economy. | The interior lay-out permits of using the same chimney for the fireplaces and of the same plumbing mains for | both bathrooms, which is an important | point in construction economy. Al- | though both families would utilize the same facilities, privacy is well provided | for by separate entrances, the two fam- ilies meeting only on the rear service stairs. . | An outline of the specifications rec- | ommended by Home Owners Institute for this design is as follows: Mascnry.—Concrete footings under all | | walls, as shown on drawings. All foun- | dation walls to be poured concrete or concrete block. Concrete to be mixed | with waterproofing compound. Chim- ney of common brick, all flues lined.| Fireplaces of selected brick; provide ash dumps with clean-out door. Carpentry.—All framing Jumber shall be well seasoned and free from large knots, either Douglas fir or yellow pine, California white pine for exterior mill- work and interjor trim; oak floors; steel bridging fer floor joists. Interior doors and bullt-in kitchen cabinet as required in detailed specifications. | | Hardware—Owner shall furnish. all finishing hardware for doors and win- dows, for closets and casework. The, contractor will furnish a correct list| of hardware and is to put it on in a/ | careful, workmanlike manner. All hard- | ware on exterior openings to be of brass or bronze. Three Coats of Stucco. Stucco Work.—Where shown on plans | walls shall be finished with three coats of cement stucco. Finish coats colored | and textured as directed. Casement Windows.—Steel casement | windows may be used at owner’s option. Plastering and Lathing.—Three-coat work over metal lath is recommended. | A less expensive job may be oblnlncd' | through the use of one-half inch of | plaster over flat rib expanded metal | lath or wood lath. Insulating lumber or plaster board may be used if desired. | Metal Work.—Gutters, rain-pipes, val- | | leys and flashing to be 16-ounce copper. Roofing.—To be of flat clay or con- crete tile, carefully laid in accordance with instructions of the manufacturer. Roofs on projecting bays to be of rigid | asbestos, copperclad or slate-surfaced | shingles. | Painting.—Strictly pure white lead and linsced oll in proper proportion, | with zinc oxide where desired, or a | good grade of ready-mixed paint, shall be used. Interior trim to receive two good coats of flat paint and one of flat | enamel. Finished floors to be varnished | or waxed throughout as directed. | Flectrical Work.—Complete system of | { electric wiring from meter to all out- | | lets, including all panel boards, func- | { | | { | Real Estate Trade Factor. Real estate is similar to other kinds of merchandise because you can borrow money on it just as you can borrow | on @ trade acceptance, stocks and bonds, warehouse receipts, bills of lad- | ing, contracts and all of the other| mapy forms of securitles with which | the business world 1s familiar. | . | Builds Home in Virginia. Miss Mary Marsh of Washington r cently contracted with the Bromhect | | Realty ©n to 1.0 a six-room two- | story home on Key boulevard near Vir- ginia avenue. Miss Marsh I8 connected | with the Census Bureau AMERICA S SMARTEST COLONY OF ENGLISH GROUI HOM K8 FOXHWALL VILLAGE Nine Minuta From Dupont A VILLAGE IN THE CiTY 11,500 10 $16,500 Y I not alone con W nature o by e O e "o nan " b vt " ot nature ok wnd ot e d In For bequty seienn ot warks oy s the nalt Vil 1t oyon have il his e A w o e awalts you there [ Besutifully Hustrated Brochure on Request Svehitent fur Foshatl Villuge " [ st Wesngners o) BOSS & KIS AL I i ane 0l Wash MAIN 0500 T Ceniury siyia 0t 110D, 1 DEVELOPENRS » e ik 1 Turn st 44t 0 Hoper L TP DO O b P T U A R T DA AR r Two-FamilyHomeof GoodArchitectural Design BED-PoON | [ RER ’ BLD-ROON Wen 1% [ Livine Dc‘ou PLANS FROM HOMF OWNERS' INSTITU tion boxes and other fttings. ThrIllul-wn(l‘r heaters, shall be used. The | installation must be in accordance with | installation must be in accordance with the rules and regulations of the Na- | local regulations and must be as shown tional Board of Underwriters. fon the plans, Plumbing.—Brass pipe for hot and| Tile Work.—Tile floors and wainscot cold water lines and fixtures, including coal or gas fired | cessorfes. Massachusetts Park The Triangle of Increasing Values and Connecticut - Aveny, ahn Woodley Road. Over 250 Loies built and under construc- tion, Actual dmprovements and home values exceed $10,500,000. \\ooded villa sites, lots, central and side hall homes, with lots from 75 to 300 feet front, Call for Literature and List of Over 300 Purchasers Middaugh & Shannon, Inc. TABLISHED 189 between Massachusetts 1435 K St. N.W. Weslep Deights When you are planning for a home take a long look ahead, visualizing what the probable future of the environment will be. The present standard of The Garden Spot of Washington is assured for all time. The unde- sirable in design, construction and personnel cannot find lodgment in this most exclusive resi dential section, W. €. & A, N. Miller Eleven-nineteen Seventeenth Street Main Onesevennine D e S R R IO tion of ! gram of dwelling construction of goodly | proportions are to be found in reports |by Col. John W. Oehmann, District| | butlding inspector. | During February permits were issued for the building of 109 homes of various Itypes in the District of Columbia, as opposed to 50 issued during January,| and during the past week plans for the construction of 38 houses, at a total estimated cost of $319,150, were ap- proved. The vast majority of the cost of all new construction work approved | during the week was for dwelling proj- | ects, the total cost of all new work be- | Ing estimated at $338,030. Plans are revealed for the construc-, tion of 13 two-story brick houses for! | T. A. Jameson from plans by George T. | Santmyers, costing a _total of $65,000, | | to be erected in the 1800 block of Mas- ! rachusetts avenue southeast, and for th~ | | construction of seven 2 -story brick dwellings for Harry Shapiro, costing $35,000, to be erected in the 300 block | of Allison street, and for the building of | {a $50,000 house for F. B. Moran Mc- Conihe at 2446 Belmont road. Other dwelling projects, the construc- | | tlon of store buildings and repair work also were included in the new list. Per- | mits were issued as follows: T. A. Jameson, owner and builder; | George T. Santmyers, architect; to erect ‘m\rwm 2-story brick dwellings, 1820 to 1844 Massachusetts avenue southeast | (lot 800, square NE-1113); $65.000. Harry Shapiro. owner and builder: | George T. Santmyers, architect; to erect seven 2-story brick dwellings, 301 to 313 Allison street (lots 62 to 68, square 3308); to cost $35,000. | Standard Accessories Co.. owners: S. L. Denty, designer; W. W. Christie, | builder: to erect one 1-story brick store, {rear 5013 Georgia avenue (lot 820. square 3007): to cost $10,000. | H. Smith, owner and designer: | Hawthorne street (lots 41, part 36 to and 42. square 1612): to cost $9,275. | Forty-fifth street ( 41 and 42, square 1612): to cost $12,250. to cost | | A Home-Owning and Building Page for Washington and Its Suburbs |SPRING BUILDING PROGRAM IS REVEALED IN PERMITS January and February Records Show: Signs of Activity in Construc- Homes. Signs of the starting of a Spring pro- | builders; G. E. MacNeil, architect: to erect one 2-story brick dwelling, 4517 40 W. C. & A. N. Miller, owners and G. E. MacNeil, architect: to 2-story brick dwelling, 3008 part lots 53, 35, 36, W. C. & A. N. Miller, owners and builders; G. E. MacNeil, architect; to erect one. 2-story stone dwelling, 4253 Hawthorne street (lots 43 to 45, part 42, square 1612); to cost $8,875. Emma Regan, owner; Warren Spen- cer, builder; to make repairs, 822 H street northeast (lot 11, square 911); to cost $500. W. W. Neligan, owner and builder; Lester T. Burn. designer: to_erect one 1-story brick addition, 2012 Fourteenth street (lot 60, square 204); to cost £2,000. David E. Hoke. owner and builder; to erect one private brick garage, 1208 Fifth street northeast (lot 49, square 804): to cost $500. Lincoln Theater Co., owners; to re- model 1215 O street (lot 801, square 1273); to_cost $1.000. E. S. Beall, jr.. owner, architect and builder; to erect two 2-story brick dwellings, 3195 and 3193 Porter street | (lots 112 and 113, square 2061); to cost $25,000. Poretsky, Silver & Rosen, owners and builders; George T. Santmyers, archi- tect; to erect one 2-story brick and tile dwelling. 5801 Sixth street (lot 11, square 3203); to cost $6.000. Joseph Freeman, owner and builder; i L. W. Giles, architect: to erect two 2- story brick dwellirs, 1444 and 1446 S street southeast (lots 10 and 9, square “3604}: to cost $8.000. | C. H. McGinnis, owner; Sears, Roe= buck & Co., designers: Parks & Locke, | builders; to erect one l-story frame Tdwelling, 2134 Thirty -second street southeast (lots 9 and 10, square 5655); S. J. White, builder; to erect one 1-|to cost $4:500. story concrete block dwelling, 6522 Har-| C. R. Tohla, owner and builder; to {1and place (lots 19 and 20, square 3366); | °Tect one frame garage, 2700 Twenty- to cost $5.000. | fourth street northeast (lot 19, square | J. T. Kenyon_and Samuel W. Bar- | 4233); to cost $300. row, owners; B. Stanley Simmons,| F. J. & K. A. Massey, owners and | architect; James T. Kenyon, builder: to | builders: to make repairs, 300 Pirst erect six 2-story brick stores, 1801 and | Street southeast (lot 15, square 733); to 11803 Monroe street and 3417 to 3423 cost $500. Eighteenth street northeast (lots 806 | Home"Ice Manufacturing Co.. owners nn‘:'lv 808, square 4204); to cost $27.000. and builders: to make repairs, rear A & A. N. Miller, ownerd and ' ~ (Continued on Seventeenth Page) Mr. and Mrs. Home-Buyer, Wie will not build cheap houses. The cost of ground in choice locations, the selection A complete system | In bathrooms, with bullt-in china ac-! | JUDGE REAL VALUE P a house is cheap, there ic worry and comfort. a real investment. a of the finest building materials an the selection of skilled workmen who are under exacting supervision can never be secured in cheap houses. If reason that will eventually cost you money, Cur quality of construction makes for economy and President, D. J. Dunigan, Inec. BY THESE VITAL THINGS IMPLICITY QUALITY IN CONSTRUCTION ECO of these fodel Womes vou of these facts ms W e invite your inspection T542 12th S N, vestment Building (Drive ont 1oth Stte Alsha Ave, out Alaska Aves to L0 St and tuen Sowth NOMY IN UPKEEP ROOMINESS | convinee Description — complete: baths - Open tiveplace - Builtin gavage I open daily untid 10 P square on 121k St Main 1022