Box 18, Folder 11, Document 15

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!P:e b lic Il ouasiuag ~· i8m .iuo ist11·adi'o n
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Today :m increasing number of families are,
or even tually will be, liYing in hig h -rise :ipartment bui ldings. Our exper ience clea rly i11dic:ites that such an enYi ronmcnt sometimes .
brings for th unusual family and m anagemen t
problems which thus far have not been adequately delineated and analyzed.
This repo rt is a compilation a nd eva luation of
the responses of local housing authorities, experienced in high-ri,:e design and m a nagement,
to questionnaires and inter views. It is neither
a statement of Public H ousing Administration
policy nor a set of standards. Nevertheless, I
believe it wi ll prom helpful not only to local
housing authorities, their architects and managers, but to all who may be c onsidering the use
of high-rise structures fo r fam ily living.
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Elisabei'h Coit
Miss Elisabeth Co it's extensirn professional
experience makes her em inently qualified to
do th is provocati 1·e study. She was Principal
Project Planner o f the New York City Housing
Authority for many years and is a fellow of the
American Institute of Architects.
FAIA
As Publ ic Housing Commissioner, l am deeply
concerned with the proper resolution of the
problems of high-rise housing a nd believe sincerely we can clo much more than we have in
the past to orient ou r design to famil y needs
and management r ealities. While this paper
docs no t g ive fin al solutions, it d oes identify
many of the perplexing situations relating to
livability and opnations in h igh-rise housing
and offers s uggestions for further explora~ion.
)ak< c.1ta/L
PUBLIC HOUSING ADMINISTRATION
MAnIE C. McGUIRE
Commissioner
Public Housing Administration
HOUSING AND HO ME FINANCE AGENCY
Ma y 1965
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rban living is more and more the pattern of modern life all over
the world. The tall el evator-serviced apartment house rises
up in tiny Italian towns, in new cities of India, in P aris suburbs, and
not the least in the United States, author of the skyscraper.
H ousing authorities faced with high land costs are of necessi ty providing elevator buildings at least for part of their inventor y. T hey
are p ersuaded that not all design techniques used successfully in rowh ouse and walkup. a partment buildings are appropriate fo r high
structures.
The accompanying report contains suggestions, in large part provided
by these ingenious _a uthorities, that make for case and econ omy in
long-term management practice and in family satisfaction and cooperation.
It is not to be taken as a final word. Authorities look for a new
approach in the design of urban structures and tu rn to the architect
_for imagination and invention, tempered by a practical knowledge of
problems inherent in densely occupied bui lding groups.
Public housing developments are not in their nature "institutions" and
need not look or feel as if they were. They arc built for people. Their
design must call forth people's interest, acceptance and understand ing,
must stimulat e their iuiti ative, and meet their social r equirements.
Nadi ne Gordimer, South African author, has said in another context,
"An utterly impossible job-to improve th e liYing cond itions and
morals of people while at the same time stifling their opinions and
taking away from them any responsibility for their own destiny" .
Authorities are concerned with techniques that will result in a "possible" job. This report offers suggestions toward that end. Its purpose is to supply a fo undation of exp erience upon -ivhich the a rchitect
will build h is own New Jerusalem in a " green and pleasant land'"O
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'lf'i he image of a l!C'.V city ha~ been a~C<'ptcd by cit izens and is being
Ji implemented with the :11 d of [, ctleral a nd local government.
Schemes a rc proposed :mcl undertaken to break 11·ith old traditions and
to provide a new, liYcly mclropolitan co mplex.
Public housing is pa rt of this cornpl<'x. Its tk\'clopm cnts must be
dcsi crned in keepin(T with the invi 0crora ted ci t)' so il1ai lh C)' 11ill be a
satisfa ction and a pride to all cit izens.
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ElcYator-ser\'iced buildings, 16, 20 stories, and eYen higher, are becoming a necessary part of the supply of "decent, safe and sanitary"
housing within the framework of community de,·clopment.
Renewal schemes in rundown city areas and new high ways slicing
thro ugh the outskirts result in masses of families turned loose, many
of whom must be accommodated in public housing developments.
Also the impact of in-migration from the countryside, and the notable
increase of individual family size are as well kno wn to architects as
to sociologists.
This r eport will acquaint architects with some difficulties encountered
in tall b uildings popula ted by fa milies many of ,rhom lived formerly
in decrepit city slums a nd by others unused to urban living.
All la rge-scale housing developments have complex problems, but there
are certain ones that characterize h igh-rise buildings and require
special thought for solution. Chief among these are:
1. Separation from the ground. Babies and small children need
sunny play space close to their mothers; p arents and older children want the equivalent of a nea rby porch _for informal gatherings, relaxation, and for making the acquaintance of new friends.
2. Loss of identity, as well as a sense of pressure in the multiplefa mily floor of a ma ny-familied structure. Ranks of pigeonhole
dwellings close together make difficulties boLh for the gregarious
and fo r those who cherish privacy. The first type misses opportu nity for self-expression in the impersonal trafficways of narrow
corridors and c rowded elevators; the second is oppressed by the
closeness of his many neighbors.
Different, and someti mes conflicting, solutions are here offered to the
a rchitect fo r his di scri minati ng evaluation.
The report also contains notes of experiments now being discussed by
authorities to further increase orderly managemen t of the property,
resulting in tena nt sati sfa d ion an d consequent accicp lancc of rcsponsil1il ity for th e fabric of the b uildings.
The a rc hitect will need to visit exi sting developme n ts, both with authority personnel and by himself, fo r firstha nd obs;erva tion. He will
rel'icw ho using puhlicati o11s and guides. He will S'lud y the results of
experimental schemes ancl demo nstration buildings as they develop,
such as parki ng troughs al Flemingdon P a rk, To1i<1rnto, or the forthcoming Pratt Institute (l3rooklyn ) stud y of·constrUiction methods that
is sponsored by the HHFA. He will not scorn 311)7 scrap of practical
in formation.
Architects and authority staff must work closely tog;,ether from the first
sketches to the "As-l3ui lt" drawings. The authori'ti.J ' supplies detailed
man agement experience, knowledge of the market, a nd iLs own official
relaLions with city departments and ,community o.rganizations. The
a rchitect should aid in developing the program a-n d offer a physical
translatio;1 of it. · He provides experience with 1t1ew materials and
construction methods, and an inventive attack on ]Problems p osed by
the authority. He will stress the importan ce of goo d workm anship as
well as approp riate materials.
Both architect a nd a uthority sliould make use of tfu.e social scientists'
contributi on. For one example, a French study o.f workers' families
showed that people with less than 8-10 s1.1uare moeters of space per
person had twice as many · social and physical diisor ders than those
with 10-14, meters.1
Both must have clearly in min<l the encl client, the: t enant famil y. No
development is better than its 1Y1anagcrnent but, eq mially, no good management is possible without tenant cooperation iill the techniques of
apaTtment living. One authority has a slogan, "Oenr,onstrate to tenants
that management cares : tenants will care."
Public housing has its own traditions, properly Jbased on the need
for rigid economy, both in capital costs and maimtenance expenses.
But, as M. Roland of the P aris Opera said rccent~y , " How agreeable
it is and how necessary to break intelligently w ith tradition and
routine".
1 From address lo the American I nstitute of Architects' 'Convent ion, 1963, by
Dr. Ed ward T. Hall.
S 10 1ut e of
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INTRODUCTIO ~
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The first view off ,a housin g developm ent gi ves tenant and visitor alike
a strong impression, whether or not it is a conscious one. This is
particularly true of groups of tall buildin gs where greenery cannot
disguise a11d sofu.cn building sh apes and positions. The high masses
dominate the scene.
A simple pattenn of well-spaced structures comfortably set in landscaped grounds, ,m ay be allaincd in many different ways. A study
model with movmble buildings ca n be advantageous to architect and
authority during the first phases of design. Some architects think
themselves fort =a te if a combin ation of hi gh and low buildings is
contemplated, w, ether attached or separated, as it gives th em scope in
the overall design. This, of course, mu st be justified by land cost and
subsoil conditioms and by the benefit gained by housing large families
near the groun d!..
On e-story extens:iions or separate low buildin gs for managementmaintenance offic es, community spa ces, for a row of shops, even for
a school ( the aull:lh ority will no doubt explore th at J)Ossibility with the
local board of ed!:ucalion) , all th ese break up vertical masses an d provid e eye-level atecents.
Among the 12 '"A spects of Quality" listed by Hobert Katz, the 2 th at
he thi nks most neglected arc " bl endin g into the neighb orh oo d" and
"individu ality. " Mr. Katz also heli cvcs that a livabl e design should
be, so far as is p ossible, based on a specific program with allowa nce
for future adapt a tion .1
'Int ensity of D<:;'clop mcnt nnd L iva bility of M ulti-Fam ily Ho usin g Projects.
Robert D. Katz. I• HA Techni cal Studi es Progra m, No. 509. 1963.
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Hi bh and Low B uil dings . . . Harold F. K ellogg; T homa.s Worcester , Arc hitects
SITE DESIG N
Architects stud yin g occupied developmen ts will do well to make some
visits on rainy days. A pool here or a p uddle there wit nesses insufficient study of drainage requirements and of the ground settlement
to be expected.
Th ey may also fin d, in any weather, tenant- made or even staff-made
walks no t in th e original desig n, or an uninYiting amount of expensiYe
chain-li nk fe ncing.
Publi c streets within the site are unh and y for easy tenant circulation
and arc un sa fe in deYcl opments tccm iug with children. Private streets
protec ted hr movable stanchi ons will take ca re of maint enance trucks,
moving rnns, or emergen cy vehicles for bu il dings within the site.
Auth oriti es prefe r, if possib le, to have bu il ding entrances nea r public
streets.
Di fficu lties Encountere d
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a. Lawn s crossed by unpla nned p:iths or caged m by high metal
fencing.
b. T rnfli c snarls al h11ildi 11g entran ces .
c. Co rn er c11 tti ng .,t wa lk i11tcrst'ctions.
d. f> rc:ll"y aspect of 11 ninlerrupted asph:ilt surfa ces Ill walks and
re.c reat ion areas.
e. Erosion .
f. Dama ge to pl an t ma ter ial.
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�Suggestions
a. Walks planned \l'here people need and \\·::int to go; e.g., direct
access from buildings to public sln ·ets, tr:rnsporla li on stops,
school~, shops, as \l'cll ::is conn:11ie11L patlnrnys to playgrounds
and to all entrances wi thin the site.
Lawns rai~ctl 18 inches or so aLo YC rnrroumling g r::iclc, sometimes higher to form a ,rinclbrcak for benches set ::igainst the
r etaining wal l.
b. Entr::inces planned to ::tYoid cross-tr::inic concentration.
· Walks from entrances designed as a "horn of plenty" to accomrnod::ite the outrush of .children.
c. Walks curYed a t intcrsectio.ns.
Radii designed for snow-removal machinery in cold climates.
NOTE: A heating tunnel under main. walk1rnys is said to pay for
itself in. ease of repairing lines and in l01veri11 g snow removal
cost.s.
cl. Concrete w::ilks as well as asphalt, each defi ning certain uses.
Colored concrete patterns in nrnlls and play spaces to provide
play material and interest.
Walks edged with cobbles or bricks set in cement.
Curbs designed to avoid trimming grass by hand.
e. Tllrf or gr oun d coyer on steep slopes.
Drain basins ·with top masonry courses that can be raised or
lowered easily if unexpected settlement or heaving occurs.
Raised lawn areas.
f. . fassed shrub beds have built-in protection.
Thorny bushes are more effective th an "Keep OfI" signs.
The budget for trees is better spent on reasonably well-g rown
ones than on a larger number of small trees.
Ex isti ng trees stand up best of all when site design can incorporate them.
Vines on building walls add to the supply of greener y at little
expense and keep children fr om marking walls.
Flower beds to be used in competitions between old and young
tenants or residents of different buildings stimulate r espect for
a ll plant material.
Garden plots for vegetables are successful in some areas.
St.inchions . . . l nvin Glavan, Architect

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PARKING
Open µarki ng lots demand close a ttention during site design if they
arc not to clraw too much a ttention in the fini shed development. They
should be near public streets to avoid expensive heavy-duty access
roads. They should be away from buildings to keep noise and fumes
from dwellings. Decision between scattered lots and fewer larger ones
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Low P.o.rking Lc,·el . . . Th oma.s f. M c Donough, Architect
Existing Tree
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depends partly on site characteristics; but small lots are usually considered preferable in that Lhcy arc less conspicuous and can be closer
to the owner's ho11<11c. P a rking lots that penetrate deeply into the site
interrupt nalural ,circulation and cut off buildings from each other.
A sea of p arking Jots along the site's perimeter, on th e other hand,
makes an island of the building group.
Diffi culties Enco ntered -
a.
b.
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d.
Parking lots overcrowding open space.
Danger to playing children.
Annoyance from noise and fumes.
Space appropriated by nontenants.
Sugg e stions
a. Study of amount of open space fo r tenant needs unencumbered
by cars before parking lots are laid out.
.
Waivers from citywide r egulations for the ratio of cars to families, if less need is demonstrable.
Parking under buildings, or in troughs covered by walks and
play spaces, :lo economize on land use and to separate cars from
people, both for safety and a ppearancc.
Carports with playgrounds on the roofs, for the same r easons.
NOTE: Bnilding entrances near public streets diminish the need
for visitors' parking space.
b . Fencing to k-cep children from pelting through the parking lot.
c. Thick shrub planting and bushy trees surrounding parking lots
to hide ,cars from view and t o counteract fu mes.
H ardy vines o n fences in northern climates to prolong protection.
Parking lots s lightly lower tha n surrounding grade level, whether
by taking advantage of natural terrain or by short ramps, to
diminish noj se.
d. Signs warning outsiders that Lheir cars will be towed away.
T ags issued to residents.
List of tenants' license plates fo r staff use, or that of a tenant
committee.
Numbered, assigned places plus violation stickers.
Kcy-opcrat
cha in or gale.
Elcclrically opera ted gale.
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These play spaces should he near entrances, but not so near as to interfere with normal traffic. They afford also gay accents througi1 br ig htly
colored benches and play equipmen t. Architects should insist on
proYiding the color scheme for playground equipment so that it will
complement and enhance overall design.
A large playground for older children and their parer.ts is planned
if a city park or playground is not nearby. Sometimes it is designed
according to park department standards, built by the a utho rity, and
run by the park department. If not, an open area largP. enough for
softball games and equipped with basketball standa rds, parallel ba rs,
shuffie board markings, etc., will be needed. A running track of four
laps to the mile could border the space for many such acth·ities and
will itself be a popular attraction.
The large playground can be a useful counter to mischief resulting
fr om teenage energy.
Chief Justice Clark has r emarked that, "Most boys would 1:ather steal
secon d base than steal a bicycle."
Paths for bicycle ridi ng and roller skating are needed away from
pedestrian ways, to avoid noise and accidents. It has been observed
th at a sign, "No Bicycle Riding," is appar ently illegible to a boy who
has no other track than the pedestrian way in which to show off his
speed and daring.
Existing rock outcrops that lend themselves to play add an economical
b onus.
Spray pools are welcomed in warm weather. Integral or a pplied color,
e.g., swimming pool blue, in the concrete dish adds cheerfulness. The
pool can be used as a skating rink in winter.
Childre n's Piny Arca ••• Kc.hn an d Jacobs , Architects
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RECREATION AREAS
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Small playspots for liLLlc children and for mothers sunni ng the babycarriage trade arc conlrihutions to city living always o/Tcrccl in pu blic
hou sing development s. One may sa y that in this coun tr y, at lens!,
· private developers now ,copy public l1ousing d c~ig n in this r espect.
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Difficulties Encountered
a. Piny spaces unused by sma ll children and theiir mothers.
b. Lawn areas used for play and digging.
c. Play equ ipment marke<l up.
cl. Broken benches.
e. Small playspots overrun with "6 to 12s".
f. Large playgrounds li ttle used.
Su ggestions
a. Sturdy, varied play equ ipment.
NOTE: Small children soon tire of crawling .a nd want to climb,
tire of climbing and want to jwnp.
Shady spots to make play spaces usable on hoii: days and to attract
children away from entrances and lawns shacied by buildings.
Comfortable benches, a few with high metal mnbrellas to protect
against sun and short summer showers.
Plywood chips under equipment desig ned for small children.
b. Small grass plots within or close to the plo.y space, labeled "For
Benches . . . Ar.die:& ]. Thomas ; Simeon /l e /lcr, Archittcts

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. Brotun & Ctun th u , Arc hit ect.J ; Albert Mayer,. Arch i tect for rep lanned
open space
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Junior E xcavators," to furnish an auth orized pl ace for little
children wlro want to--p crh aps mu st -di g.
C aution : Sa nd pi ts as usua lly designed may be unsanitary a nd
d angerous unless under consta nt supervision. R aised sand containers, some combin ing san d a nd water pl ay, a re now ob ta inable.
c. Bright, du d ble paint tha t can \;>e cleaned easil y and that adds
gaiety to the scene.
b. Benches of p ip e rail with ,voo d slats, or of concrete with heavy
plastic slats..
Slats so fa stened that they can b e replaced, if broken, without
injury to the frame.
e. Separate p!ay spaces designed fo r " 6 to 12s," with equi pment
such as exercise units, checker tables, removable shower, chalk
games.
NOTE: Pavem ent marlcing for Hop S cotch and Tic-Tac-Toe,
however, if p rovided also in the small pla yspots, will ke ep the
older child .sent out to watch his you ng brother or sister fr om
becoming bored and drifting away.
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f. The large playground as cl ose as possible to the bui ldings, considering the noise invoh·ed, and in a ny case with easy access to
it from all parts of the site.
High fencin g to keep b alls insid e.
Benches for occasion al spectators, dou bli ng as a place to leave
coats.
Hose bib for "water b oy" if a drink ing foun tain is not feasible.
It is also needed for cleaning, an d can be used to tran sform a
curbed runnin g track into a winter skating ri nk .
Night lighting for info rmal dances or for dra ma tics.
Comfort station with stora ge space, open u nder supervision at
definite h ours.
NOTE: S wings, slides, and other fast-movin g equipment are
usually considered dangeroiis in playgrounds lacking supervision.
NEIG HBO RHOO D COM MONS
"Neigh borh oo d Commons," a progr am invented an d ·put into practice
by P rof. Karl Linn, Landscape Arch itect, completed its fir st dem onBuildin g n Nc if:hborh ood Common, . . . Kar l [,inn . Landsccpe Archirccl
Park Dcparl r:1 c nl Playc roa::, d . . . Emery R oth & S01u , A rcltit ec lJ
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�strat ion at l\Ielon P a rk, Philadelphia, in 1%2. The movement has
spread to a number of other c ities.
.
In essence it consbts of trans forming a city-o wned, vacant, rubbi shy
lot into a park-playgro und th roug h the labo r of Yo lunt cc r worke rs and
you th "ro ups under Yoluntcer profc~;;ional and tcd1nical g uid :111ce.
D ona ti~ns of new an d secondh and makria l from co11 tractor::-:, g ifts o f
trees fr om the city's par · departmen t :1ml fn1m pri \'atc nurse ri es, etc.,
are incor porated to m ake "a place of mee tin g wh ere youn g am! o ld
may g ather toge ther to e ngage in d1~- ::-JH)n t,1nco 11 s cckbrali o n of public
life." 1
Builders and users are the sa me people : adolescen ts o fTcr their young
m uscles in con struction jobs; their elde rs pro\·idc ski lled kno wledge;
little children dig away with bi g shovels or cover retaining walls with
mosaic patterns; and moth ers bring refreshments, an important ingred ient of volunteer work.
The resulting oas es g ive local pride and sa ti sfaction because of the
n eig hborhood's invclve:;ient fr0m the outse t. This involvement, like
th a t of tenant-mainta i:: 8d flo werb eds m e ntioned above, could increase
pleasure in and r espect for outdoor living sp ace in housing d evelopments.
NOTE: The Nation al Capital Housing Autlw rity, cooperating with the
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Ex erp t from the Neighbo rhood Commo ns Charter.
Dcpnrtmcnt of llealth, Edu cation, an d W el/arc, Jws slartcd such a
self-help ten ant grounds impro vem ent program in a Washin gton develop111 cnt, com plete 1l'ith indoo r m eeting room, u;orrlr.shop, and storage
space. Auth oritiP.s and architects wanting lo kn o w m ore about the
techniqu es and results sh ou ld conscdt Karl Li1111, N ciglcb orlcood Comm ons, 8-10 N ccu /Jr11nps hire A venne, JVaslcington, !J .C.
LI GHTIN G
N ig l1t illu minntion o f t!ic ll" h olc ~itc pays in r cd uc · i on o f cily o r staff
patrol th roug h the g ro unds. Th ere arc tenants u nfamili a r wi th urban
living in hig h building developments, there arc o ft en undesirable,
so metim es j eal ous people li ving near ·the s ite, the.re may be teenage
gangs or wandering crim inals who find opportun i ty for di sturbance
and violence in dimly lit opr,n spaces away fro m public streets.
Lights on building corners a re less ex pensive than s l anda rcls. Usually,
h owever, some s ta nd a rds w ill be needed for ,rnlks,, m a lls, and parking
lots.
T enants can m eet each other a ft er a workin g <lay in well-li ghted sitting
areas as many o f them were accustomed to m eet n p orches an d steps
of the ir fom1 er d wellings. Neighborly groups o n b ei1ches r emoved
from buildin gs will n ot dis turb other tenants, and! th eir presence will
discourage prowlers or obs treperous youn gsters.
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Di ,1cu_lrie s En,ou nl e re d
Ten ant Doys a t \l;'ork
a. Insufficient genera l illumination.
b. Dark po ckets in malls, tree clumps, and b tF.:i.l cling angles.
c. Smashed lamps.
Suggest ions
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a . Li ghts at entrances a nd building corne rs pla<c..ed to g ive maximum
illumination to adjoining grounds.
Lighting coordinated with present or p ro•poscd public street
lighting.
L ayo uts tak ing accoun t o f tree growth as well.I as tree location to
in sure noninterference with tree roots and with the futu re height
of gro wing trees.
b. Light sources a t different heights lo illumin al e pockets under tree
pl antations as well as to provide genera li lighting over open
stretches.
c. Mer cury vapor lamps in plastic cases.
Light fi x tures designed for qui ck relampin g,;.
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NOTE : Em erge ncy call boxes may be insta.lDed on lightin g standards f or convenience of communication 1t'ii th the office.
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INTRODUCTION
A lively, welcoming entrance encourages good manners from tenants
as much as it delights a visitor. The simplest design for easy, safe
access, fortun a tely, provides esthetic possibilities that architects will
take advantage of.
E asy approach to a well-defined and well-lighted door way prevents
accidents; a canopy protects from weather and fr om fa lling objects ;
smooth panels framing the entrance can be cleaned easily, house
numbers must be legible from the strert, and so m ust directional signs
for buildings that do not face the street.
NOTE : Architects should be consulted on the design of all major
signs used in the development, including any found necessary after the
buildings a.re occup ied, for example, a community building title or a
parking lot warning, to preserve unity of color and lettering.
Thus rational design provides the ingredients for an impressive and
pleasant gateway: a wide, canopi ed entrance that oilers a horizon tal
contrast to the vertical structure ; color and texture different from the
overall facing material; and attractive accents in house labels and light
fix tures.
Architects often ad opt some variation in entrance treatment for a
group of buildings to add sparkle to the picture.
Nonetheless, an entrance is only a passageway.
Benches or p arapets at the entrance platform will turn it into a bottlen eck. If steps are necessar y, a baby carriage ramp will speed traffic
and save wear and tear on vehicle and the mother's feelings. Sitting
areas a bit removed will draw away people who come out to take the
air, or tired shoppers who want to relax for a few moments outdoors
before attacking their housekeeping.
Diffi culties Encounte red
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a . Entrn11ce planting damaged.
b. \Valls near entrance marked up.
e. Sash i11 door and sidelights broken.
d. Doors marred.
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F.ntrancc Cnnopy . . .
EtgtrJ & lliggills, A ,cliitccts
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a. Raised plan ti ng beds along the walls, ~ta rting at the point where
glazed ·tile or other eas ily clr arn:·d fini,-h st ops. Plants will prevent children fro m marking on thr walls brhind.
b. Gbzccl tilr, ccr:1111ic tilr, marble, or other imprn·ious material
fra111i11g the rntrnnce.
c. Acrylic pl ast ic or trmpered glas;; p:rnes in door panels and sidelights, sized for easy replacement.
Lower p:mcls of stainless steel or enamclrd metal.
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�NOTE: Acrylic plastic is scratchable, but scratches can be
ru bbed out in sh eets of good q uality. On e airlin e, at least, uses
acrylic plastic sheds zcith a fr ee-form prescratclz ed deco ration on
-th em, th us anticipat in g 1l;o11 ld -b e decorators .
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d. Doors ,ric1c enough to take bulky furnitur e.
P atterned stainlc.;:~ -stccl or heavy-gage aluminum protec ti on
plates hi gh enough to protect again st baby ca rriages, ll!arkc t
carts, kicks, and sc ratches :
Pu sh-and -pull ha ndles.
Sealants between fram e and sash covered ll" ith metal stripping so
that chi ldren cannot pull out the calking.
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THE LOBBY
The lobby is ~ con co urse, a waiting place, a nd several tim es a day it
will°harbo r a traffi c jam. I mpatient children, tired parents, carc~free
messenger boys all belo ng here. All ,r ill leave their mark, \\"hcther
made by mu<ldy boots or lipsti ck decorations.
And an unguard ed lo bby may attract prowlers. l\fo st authorities decide on one or another type of patrol system for tha t r eason. It has
been suggested tha t a closed-circui t TV in stallation from lobby to
m anagement office would be useful. Some authorities think the idea
has a "Big Brother is Watching You" .conno tation. Others beli eve it
would g ive tenants a feeling of safety.
Inst allation cc,sts "-o uld be high and cou ld onl y be determined by a
study of bui ld ing location and layo ut, length of cable being an important facto r in costs. Strong illumination is r equired to project the
i mage. It seems doubtful th at the scheme would be practicable for
more than at most two buildings for one viewer, even if econom ical
to install and opera te. P erha ps the "Human Use of Hum an Beings"
on a face-to-face level works better than a remote g uard watching a
little box.
Difficult ies Encountered
a.
b.
c.
d.
e.
f.
g.
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Wa lls marked an d scratched · sta ined floors.
Lamps stolen or sma shed. '
Lobby attractive to hoboes.
Mai lb ox covers and frames damaged.
Burn ing matches pushed through m ailb ox cover slits.
Nam eplates in ma ilboxes and <lirectories removed.
Ma il pi lfered. ·
a. Wa ll an d fl oo r fini sh of easily cleaned ma terial; e.g., walls of
g lazed stru ctu ral tile, ceramic tile, cement-enamel bl o.ck.
Floo rs of terrazzo, quarry tile, ceramic tile.


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Mud-catching mat fo r stormy days.
b. Fluoresccnlt ligh t in plastic cases.
Incandesce:mt light bulbs paired in caged fixtures or recessed in
ceiling, wi\~h protective covers.
c. Lobby desr-6 11 avoiding offsets or alcoves.
Entranced, ors locked at night with lock keyed to apartment keys,
or provisiom for emergency opening by night patrol, city police,
·or maintcnmnce guar d.
Buzzer-anmunciator system to each apartment, with doors locked
at all t imes .
d. Stainlcss-sCIDel mailbox frame and door.
e. Slits protected by acr ylic plastic shields, or slits so narrow th at
matches cr.c:n not be inserted, if acceptable to the U .S. Post Office
Departmen'.t .1
f. Nameplates crimped at edges.
Protective p lastic cover on directo ry.
g. Mailbpxes iin locked mailroom off lobby, opened by tenant key
plus keys f@~ mailm a n and staIT, with wire glass panel in door and
dir~ctory osn inside of door panel.
Mailroom :flor mailman a nd staff ouly, with mail feel from back
into " pige mhole" horizontal boxes with tarnperproof bronze
doors on fo bby side.
Package r Olom in management office.
' Principal Requ£rements of th e Post Office Department. Architectural Record,
September 1963, p. :204.
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PUBLIC TOILET
A small public restroom ofI the lobby is considered desirable for
children in neighboring play spaces and for those waiting for an elevator during rush hours.
Diffi culties Encounte red
a. T oilets misused to the point that most of those provided have
been locked up.
h. Damage to fixtures.
Sug g estions
a. A new design , not yet perfected, rather like the European
urinoir," requiring little formal supervision, easily cleanable,
and with minimal fi xtures. Local codes must be satisfied.
b. Super vision during times most needed and otherwise locked.
Openable only hy staff or tenant key.
FURNI SHINGS
The practice of providing a lobby unheated and bare of furnish ings
will discourage, especially in northern cities, its use as a night shelter
for drifters. It may also discourage tenant ·p ride in the lobby, and
lack of interest in and resp onsibility for its appearance.
An increasing policy of locking entrance doors al night makes comfortable waiting space more feasible than if doors are open or removed
altogether.
Some authorities prefer small lobbies to discourage "loitering" among
ten ants and the attendant disturb ance to occupants of nearby dwellings.
Recent designs, however, often avoid dwellings near entrance lobbie:;,
using that space for laundr_ies, mail box rooms, a custodian's r.partment,
Cle.
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Other authorities believe a large lobby decreases traffic problems and
will consider space for game tables in some b uildings.
The appearance of lobbies in privately managed developments is considered of particular importance. It sets the tone of the building. No
doubt, pride in one's home i enjoyed also by tenants of public housing
where thought has ·been given lo provide a cheery, attracti\·c pace.
Architcc-ts can suggest st urd y furniture or orn amental objects to be
installed as an experiment.
A bench for m others wait ing for an elevator is hardly a luxury.
Neither is a wcll-de~in-ned hulk-t in board for tenant- or staff-supplied
notices of cnt ntain mc11ts, PTA meeting·, etc.
P adlocked ashtrays, a masonry f1 owcrbox, a candy vendi ng machine,
or other inexpensive attractions ,could be installed and later remon·d ·
12
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if people took no interest in or care for them.
Caution: Vending m achines need cage protection, perhaps best set
into wall niches with padlocked gra tin g when no supervi sor is at hand.
And perhaps music could be broad c:ist in lobbies at ce rtain hou rs.
In any case, gay colors and patterns ca n be provid ed on wa ll s. The
Londo n County Council initi ated a success fu l prog ram Ly in viting
young artists to c ollabo rate with arc hi tects aml c p 11tracto rs in the
de,·elopment of new deco rat ive ,rn ll trea tm ents. The methods used
had to be practicable within limits of what contractors ,,ere geared to
accompli sh and at costs (side fr om a fee to the arti sts) within those
of the normal fac ing materia l replaced.
Gl ass mosaic tiles introduced into tiled wall s, preshaped wo od forms
provided for the concrete contractor, polyc~tcr r esin incised on chipb oard panels, photosta ti c m urals sprayed wit h plastic, wa ste wood and
b roke n t iles from the site debri s fi xed in polyester r esin, and many
other unusual, cheap and lastin g surfaces were inventcd. 1
Similar methods ham now been adopted in other British cities.
N"e1ghb oring comm unity h ouses might be happy to have their ceramic
classes design decorations to be built into lobby wa lls under the architect's super vision.
1 Decorative Tr eatment on New Buildings.
London Coun ty Council, 1959.
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INTRODU CTION
The elevator i:s apparently the most fascinating bit of play equipment
that an indulgent authority ca n provid e fo r its children. Self-service
elevators, moreover, can be a source of trouble and danger on occasion.
No doubt the eleva tor is the chief reason for authoriti es' relucta nce to
proceed from ro,~house a nd walkup structures to tall apartm ent types.
Some managers report that children's curiosity in the workings of an
elevator wanes after several mon th s. One cannot count on this relief
in a high building bulging with children.
Peakloads at school lunchtime or at the en d of a school day, will fill the
lobby with hungry, excitable children . Staff or tenant committee
control is commonly adopted to prevent overcrowding and misuse.
Design to ease the need for control is also helpful.
Difficulties Encountered
a. Crowded elevators with exasperating waiting time.
b. Hatchway doors and bucks defaced; cab walls scratched; do or
shoes damaged.
c. Call buttons pull ed ofI ; flo or num erals scratched out.
d. Children ridin g on top of cab.
e. Urin ating on cab fl oor.
£. Confrontation with dangerou s strangers.
Su ggestions
a. Two eleva to rs side by side (for economy in controls and for
conveni ence) stopping a t all fl oors in build ings over six stories
high.
Elevators speed determined by calculating acceptable waiting
time in th e local community.
Provision of relay for rush hours so that the car's down travel
can be stopped onl y by a call button fr om the publi c corridor.
Sliding doors, to arnid accidents and to spL:ed service.
Attend ant opera tion for emergency use.
Car progress signals.
On e regular and one service elevator.
One elevator manned at rush hours.
A third elevator for rush hours and for bulky furniture.
b. Stainless-steel hatchwa y doors and bucks.
·steel fini shed with heayy plastic paint.
Metal shoes for leading door edges.
Patterned stainless-steel cab walls.
Vinyl tile fl oors, to resist urine stain.
Epoxy-cement flo oring.
c. Steel or heavy aluminum call buttons.
Floor numerals etched into car control panels.
d. Ceiling escape hatch openable from t op only if local codes allow.
Alarm bell to ring if hatch is opened.
e. See discussion of publi c toilet off the lobLy and of su ggestions
to interest ch ildren waiting for the thi rd or fourth appearance of
the elevator, on page 12.
f. Two p rotected lights in each cab ceiling.
Alarm bell designed so th at a hand must be pressed on the button
continu ously if it is to be silenced.
Automatic alarm that rin gs whenever a car stops between fl oors.
Gl ass or pla stic small windows in cab and hatchway door;;.
Intercom in ele\·a tor, conn ected to man agement office .
T ra nsp arent materi al for cab and ha tchway doors, where local
codes permit.
�.
INTRODUCTION
Dift1 culti e s Encount e re d
The stretch of walkway fr om elevato r landing to :1 par t111ent d oor is a
"side1rnlk in the sk y," whether designecl as an open ga llery or an
in teri or corridor. T he open g a ller y is p referred hy some a11thorities.
T hey pra ise ease of s uper \'ision. They g iYc credit to th roug h dra ft
in dmJ lings and to the ach·a11 tagcs o f 11r igl1bnrly po rch li fe. They
poi nt out the lack of cooking od or s. T hey like the appeara nce 0 11 the
b uilding facade.
T he " porc h"' sp;1ce on galleries is best enj oyed by tenant s if there is a
fin or elongated column between each family's space. It p rovides a
place fo r chair or crib out of nor mal circulation a nd also defines each
fa m ily's a rea of r esponsibility. One adva ntage inherent in gallery
access design is that tenants ca n observe sources of no ise and litter
fr om their dwellings and can size up a neighbor wit hout contact, much
as if the apar tment wer e on a street.
Auth or ities, however, who prefer d ouble-loaded interior corridors
speak of plan economy, ease of all-weather cleaning, less traffic d isturbance, and better privacy within the dwelling. T hey note that local
codes in northern cities may r equire h eat in gallery Jloor slabs.
S ep1ratin, Fins . . . Oskar Stonorou, Archi!t!Ct
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, 1. . Gnllc rics
a. Danger of accidents lo d 1il<lren.
b. Danger th at objecl.s fa ll fro m or ar c th ro wn from g alleries ; fea r
o f some rc;;idcnls a ll() ul hig h places.
c. i\ !arking 0 11 ,,-,'.il ls ; ch ild ren's toys left aho11t ; w heel Luy a,id roller
skating a 11noya nce.
cl . Lack o f pr iv,tcy ; possible pilfering thro ugh ,·.-i ndows.
e. Cold dra fts in d well ings.
f. Snow removal in nor thern cities.
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Sugg e stions
a. ,\u thorities uml"illi ng to cha nce accidents p ro vide completely
caged-in galler ies.
Others consider barriers 5 to 6 feet high quite sa fe.
b. Curb at galler y edge.
Canop y at entrance under galler y.
Screening comb ined with solid panels to give· ~ sense o f security.
c. Tenant responsibility fo r keep ing wall and flltoor a dj acent to his
Call e r)' Pro tec ti on . . . l~ illiam F. R . Bal/cu d , Arch itect
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dwelling cle..-.n a nd uncluttered.
Glazed brick ,or other easily cleaned wall finish.
Slop sink cf=et with h ose hib nearby.
Ridges on fki>or to discourage roller skating and the use of wheel
toys.
b. Screens and' venetian blinds on gallery windows to combine
privacy with wentilation.
Bedrooms am<l living rooms away from gallery side.
e. Foyer with e xterior ·and interior doors.
J alousie p anels in one door for warm weather ventilation .
£. Floors pitche d for quick drainage to adequate drains.
_Technique mif having tenants sweep snow to curb, followed by
staff r emova l.
Galleries planme<l on lee side of building.
Diffic ul ties Enco ..n 1tered
Tenant comm ittee r esponsible for bulb ·replacement.
N OTE : The provision of left-hand bulbs, useless in apartments,
u.sually results in their being smashed with apparently extra
vigor.
f. Interviewers in apartment doors.
One-way vision panel from apartment to corri dor where local
codes permit.
Fluorescent Lisht!
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Dreary aspoct.
Litter; trash. spilled in front of incinerator hopper.
Markin g on walls.
Cooking odo,rs.
Light bulbs smash ed or stolen.
£. No observatfom of corridor activity from apartment.
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a. Bright, light-reflecting colors on walls.
Plastic paint ,on entrance d oors.
Variety in do-or colors on the corridor side.
Asphalt or \.'].n yl ~ilc flo or finish in b old patterns.
b. T ena11t r espo nsibility for cleaning corridors.
Slop sink clo:set with power outlet on each flo or.
Corridor wide enough for fl oor polisher.
Incinerator h opper in sh allow alcoYc open to corridor.
Heavy h opper <loo~ fr ames anch ored to resist b anging.
Hopper not ,too close to elevato r land in g, h ut insulated from
d welling paFtition s.
Portable sled con tainer p aclloc.;kcd below h opper, to catch debris.
c. Walls of glazed strud 11 ral ti le, ena mel hlock, or plastic paint.
Col ored cl1 ar1dloarJ panels lo g ive practical, localizecl enc.;ouragcmcnt for the 11m ivcrs:il chi ldi !>h need to scr iliblc.
d. Forced vcnfiiluti on.
Corr idor wiu dows.
Comn1011 hakon ics openi ng fro m corrid or.
c. f luorescent lights in pl astic covers.
Protected in€:anclcscenl b~lb~ in pa irs.
SPECIAL FACILlTIES
Autho rities sometimes provide balcony play space off corridor or
gallery for rainy days, fo r airing babies, and for inform:il gather ings.
This arrangement g iyes welcome light aud Yentilation to interior corridors and dirnrts chil dren's play from ga llery walkways. A b it of
play material will attract children ; a small bar e sp:icc, whether in the
air or at. gra<lc lcYrl, i:=: little 11:=:r d .
It lws hr cn suggcstc<l th:it a comm on r oom or an open wiu<lowe<l
a lcl1Ye off an inter ior Cl)!Ticlor would he more useful tha11 a balcon ·
in northern cities.
The d ividing part ition m ight he fo rme<l hy low lockers \\·here chil<lrm
could . l ure push-p ull top :, oYcr;shoc:=:, and the like-an aid to ncatnc::.s
in the d welling tha t hou;scwiYc::' ,rnuld appreciate. If lockers are not
fea sible, the room st ill can serve as n transition between outdoors and
indoors as n porch docs in a r owhousc dwelling.
16
�The room should, in any case, be visib le f rcim corridor or gallery,
whether by half-partition, visio n pa nels, ur othcnl"i se. It is not necessarily provided on eYcry fl oo r, and should be des ig ned 11"ith ease of
tena nt care ::r nd supervis ion in mind _
One autho rity r ecords proYi sio n of a s pecial ruom, supervi ~cd by
r eti red teacher volun teers, where ch il,lr,' n may do their lt o111 c work
away fr um tl:e Ji :3tr::,ctio11s of the fom ily d welling. Th e chi ldre n who
use this room h aYe been recommended by their teachers as th ose who
would benefit from the program .
A competi tion to g i,·e people a ch:rnce to exp ress individu a lity for their
apartments has been suggested . The enterprise would all ow tenants
to decora te the outside of thei r apa rtment do o rs with washable poster
paint. The winnin g doo r deco ra tio n could be preserved for a li mited
time, a t least long enou gh to be ph o tographed for the tena nt newspa per,
if no t for the local press.
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�Suggestions
INTRODUCTION
The No. 2 enemy to calm living in an elevator apartment building is
the fire exit stair~..-a y : a convenient shelter for hoboes; a trystii1g spot
for r omantic adol escents; a perfect setting for smokcwriting, wall
cartoons, bonfires~ damage to lights and to firehose, etc.
Difficulties Enco tn.nfered
a. Need for con.slan t supervision.
b. Defacement ,of walls and stair soffils.
c. Light bulbs smashed or stolen; windows broken:
d. Firehose slashed and nozzles stolen; flood ing from valves
turned on by mischiefmakers.
e. Standpipes in windowed stai r ways fro zen in cold weather.
f. H andrails needing frequent repainting.
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a. An open stairway, visible from grou nrls, if local codes and fire
regulations allow.
Stainrnys planned on either side of t he elevator la ndi ngs with
windows so arranged that there is a good view of both stairways
from the public area on every fl oor.
Locked roof door;:, if code$ permit.
Glazed panels in doors.
Stairs ending at entrance floor, or a locked door at that leYel if
stairway must go to the basement.
Door hardware that all ows exit from each floor but no r eentry
except on the lowest two fl oors.
·
b. Walls and stair soffits finished with easily cleaned material ; for
example, plastic paint. H ose bib for flushing down stair way.
Caution : The bib must be placed where only the staff can get at
it, possibly in a nearby slop sink cl oset. Floor drai ns, of course,
will be needed.
c. Fluorescent lighting in plastic covers. Incandescent bulbs protected by wire g uards. ~crylic piastic sash instead of glass
panes.
d. Hose cabi net in public hall, for easier supervision. Agreement
with the local fire department that since it use.;,. its own hose, the
requirement for a b uilding-stored hose is un necessary if not
r idicul ous and should be canceled. Arrangement by which
fi remen bring their own valves, if local codes permit.
e. F ire standpipe placed on the inside of an enclosing stairway
partition, if the stai rway has wind o,1·.s. T he valve is exposed
on the stairway si de of the partiti on. Sta ndpipe ins ulated in
corner of stairway.
f. Vinyl handrails, to save r epainti ng.
NOTE ON GLASS BLOCK WALLS
Open Exit Snairwny . . . Noonan & Thomp:Son & A'rockcr & Mnrm ori & Mok , Arcliitc1cu
Gl ass block exterior ,rnlls or panels will light stairways e:fiectiYely
without danger of freezing the standpipe. Caution : A pa1iicularly
ingen ious for m of cl :111iage, ho,1·cn·r, has occurrerl. A small hole is
punched th ro ugh the surface. a 1l'ick di pped in benzine or other \'Olatikflui rl is pu~hccl int0 the ho ll ow spncf' 1l'ithin th e block, th<-' wick is
lighted, nn d hang!
Stnin,ar:. Fl:.111king El e nitor Londini;-. . . . llnrbr,nr1 /l o:zih 1. irin&ston ,.t· l orJo n, A rch itt·ctJ
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�INTRODUC TION
Difficul ties Encount ered
l\fany large de,·clopmcn1s re nt laundry !'p:1cc to co ncess iona ires who
run the faci lity with or with out full -ti me superv ision . The need for
common bundries r a rics in clifTe rcn t ci ti es . A conces::: iona ire wi ll
refu se to renew a contract if other methods o f lau nd eri ng m:1kc hi s
bu :;in c$S unprofitable.
La undries, ,,hcther large or small , ca n be s unny and gay . Any laundry
1wt close '. o t!::: c.-..:dling nee ds roo m fo r baby carriages an cl fo r you ng
children',; p! a y, as ,, ell as comfo rt able benches.
Entrance Aoor laund ries may oYe rl ook a play space nea rby to
advan tage.
L aundries wi ll foster a neighborly at titp de among tenants if they are
attractive. It is st ri ctly a matter of safety to ·encourage mothers to
bring their small chil dren along rat her than to leave them alone in their
apartmen t; bu t bored ch ildren preclude a cheerfu l, sociab le a tmosphere. Commercial " laundryettes" usually install candy vending
machines as well as th ose for soap and bleach. A la undry supervised
by ren ter or tenant committee might ,,·ell consid er installing a " space
rocket" or other am usement.
Although mechanical dri ers are commonly found in large laundry
rooms, several authori ties ask for clothesline drying spaces, one of
them noting tha t "outside drying areas a re the only proper and healthy
means of drying."
A.•
Common Laundry
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If,nu:, ,lries
a. Laundri es without at lemlance sub ject lo d isonler.
b. Money s lok 11 from cashh oxes.
c. Clothes darn:igcd or slolcn fro m a ir-drying c:iges.
cl. Abu se of laundry toilet.
c. Doors d anwged.
f. Wct fl oors.
e. Co11d e11sation .
Suggest ion s

i. Laundri es on entrance fl oors rather than :i n b:isements to take

advantage of more li ght, venti lat ion, and ii.11formal supervision.
Laundry doors keyed to apa rtme nt keys.
Gla ze d panels ( clea r wire glass or ac rylic _plastic ) in door and
corridor partitions.
b. T okens to activate machines sold at th e m,rnagement office.
Window guards.
NOTE: Window gua.rcls for l.au.ndries on. entrance floors are
preferably not of prison like design.
c. Dryin g cages of me tal, large enough so t.I'. t drying lines can be
well away from the enclosure.
Drying machines where clients are willing r use th em. Caution :
Place ven ts from dryers where rl ischarge ,..-ill not be blown into
apartment windows above.
d. T oi let designed, if poss ible, as a package dleal to serve laundry,
lobby, and nearby pl ay areas. See "Pub,l ie Toilet," page 12.
e. Steel protection plates for laundry door.
f. Floor pitched away from front of machine_
g. Glazed tile walls, terrazzo fl oors, or oth er m aterials to resist the
effects of condensation.
Di ffi culties, Encountere d
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a. Condensation fr om we t li ne n h angin g up to dliry all over the apartment.
b. Detergent backup from . au toma tic mach io es a ttached to waste
lin es.
Suggestions
a. Sma ll, tenant-controlled lau ndries on eadn :floor with washtubs
an d drying cages, plus a couple o f au tonna tic machi nes in a
locked room on th e entrance fl oo r. A key trn that room is sold by
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management for a small fee.
Laundry tu ri in Lathroom, as in Swedish practice, with enough
drying lines- it herc for a normal wash.
NOTE: U1w1,t tached m achines can be used in either of the cases
above.
b. Prohibition ,of machines attached to plumbing lines within apartm ents.
Bypass on p lumbing lines at lower floors.
ROOF LAUN DR
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Some authorities •express interest in the idea of providing roof laundries. Examples found in pri vately m anaged buildings and in some
British "estates" bave been much enj oyed. At Carl Mackley Houses,
Philadelphi a, for example, where washing machines were later installed
on entrance floors , most of the r esidents still prefer to use th e roof.
Many women insist that open-air drying is desirable and take advant age of it wher e prnssiblc; witness not only r owhouse dryi ng yards but
also tenement hous e backyards gaily hung with clean clothi ng, as well
as P aris balconies simil a rly adorned in spite of large "Dcfendu" signs.
It is hard to under sta nd the horror some people have of this in nocent
manisfcstati on of m ban life. It might be considered as colorful and
appropriate as an lllmLrella on a beach.
The use of ro ofs for laundering, on the other hand, is looked at unfavorably by othe r authorities. Heavy-duty roof construction and
· protective harriers arc costly. Elevator traffic will in cr ease if a laundry
is not provided om every rooftop. Plumbing system requirements are
expensive sh ould a utomatic m ach ines be installed. Supervision of an
unattended la und'r y is more diffic ult on a roof than on an entrance
floor.
There are some answers to these obj ections. New types of roofin g arc
bringing down costs. Most cities r eq uire some roof-edge protection
wheth er or not tenants arc allowed on the r oof, and maintenance men
need it on high u ilclings even if it is not r equi red by code. Protection would, of course, have to he increased in height from that
usuall y supplied. P ro tective ha rr iers arc not so costly as solid construction on the e ntra nce fl oor, ,d 1crc space could be phnned for
la rge famili es with their own ent rances instead of for laundries. Use
of a roof laundry could he confined to the Luilding tenants hy mPans
of apa rtmenl.-ma~[,ercd keys. Tenant des ire for open-air dr yin g and
for clea n, brighr. surro undings would facili tate tenant -orga nized
control.
Roo£ Lnundr)· . . . K a.Jtn er, Stonorov , Dc,iincn; W . Pope B arn ey, Archilcc,
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necessary r oofto p structu res such as elevator madhinc rooms, incinerator slacks, clc., obscured instead of stan<l ing 01~i:l: against the sky in
the usual bleak huddle.
There will need to Le prov ision also for locking troo f play or loun ge
area, for rcf11 ge . pace open to the roo f exit door if local fire regula tions requ ire it, a nd an ala rm bell on the door <:H ga te of the playgroun d area.
.
Ha lfway between tead1er-supervisccl roof pla ygro1:in d and the sumleck
watchetl uvc.; r by a willin g dde 1ly tenant, this type u I roof facility needs
a group ready to keep order and schedule events.
Authorities with successful experience with local c mm unity organizations and tenant commi ttees will k now \\here to fi nd such a group.
Competi tion a mong caretakers of cli!Ieren t roofs ;w ill maintain initial
enthusiasm.
Architects can suggest roof construction and roug~ing for mechanic al
lines to make f uture r oof use possible if an auLuor ity is not will ing
to exper iment at the start or wants to Lry out one:: roof.
INTRODUCTION
Happy is the manager in a city where the code allows roof access doors
to be locked against tenan t or prowler. The urge to investigate roo fs
is so strong that one find s a locked cage in front of a lo.eked door to
prevent damage.
Diffic ulties Encountere d
a. R oof t re:;pass lead ing to damage of roof fabric, venti lating fans,
TV a nten nas, and to the danger of children falling or objects
thro11 n from roof.
b . Obj ects stufTed into plu mbing vents.
c. Danger to children and to equipment if childr~n climb incinerator
stacks or break into elevato r machine roon1s.
Suggestion s
a. Locked roof door, where codes allow.
Alarm bell at roof doo r.
TV antennae, if needed, out of r each.
b . Vent stack above children's r each with wire guard protection.
c. Interior locked access from top floor to machine room.
Access to incinerator stack fro m scuttle in roof of machine room
structure, separated by partition or cage from m achine room
proper.
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ROO F USE
A few autho rities a re considering the nettle-grasping response to
t enants' desire to invade the roof by providing some form of activity
there. · A roo f laundry h as been mentioned on page 20, and some
objections to roof use arc there discussed.
Roof playgrounds are found in city schools, and imndecks in private
apartment buildings, even in some priva tely subsidized low-rent structures. Roof lounges for adults h ave been successful in subsidized
buildings for elderly occupants.
High buildings are largely the result of high land costs. R ecent
products designed to give heavy-duty performance on roofs may
lower considerably the cost of a usable fin ish, an d might even show
a saving by economy in land area needed for the development. Roof
spaces, mo reover, are not overrun with a utomobiles or permeated
with gas exhaust. Play equipment ca n be spot welded to heavy metal
plates grou ted to the deck finish to avoid piercing it. Vents have been
ra ised above normal height a nd g iven metal sunshade umbrellas
sleeved to the f'haft.
A combin ation of wi nd-scr een walls, open-mesh fencing, a bad-weather
lounge or laundry ( or both) wo uld present a h appy diversity, with
21


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Authorities a ftetn p rov ide som e stora ge sp ace outside of the dwelling
for tena nt-owm, d bul ky a r ticles.
A room for b ab j' carri ages and wh eel toys is usually provided, prefer·
ably a t ent rance !level. Th is ro om h as become empty a nd ab a ndoned
or h as b een pu t fto an other use in ma ny developm ents.
Who really ex prx ts a moth er with a b ab y carria ge full of 5 p ound s of
potatoes, four rrn ilk bottl es, three loaves of bread , t wo chi ckens, and a
baby to unl oad ;and m a rshal this a rra y th ro ugh the lob by a nd up an
elevator lo th e TI. 8 th fl oo r? Also, onl y a ver y trusting boy will padlock his bicycle "in a stora ge room with out worryin g.
Diffi culties Enco un te red
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INTRODUCTIO N!
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a. T ena nt-con.itro lled cages subj ect to theft.
b. Disorder im cages a nd acc umulation of wo rthless ob jects.
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Difficult ies En ca;u ntere cl
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a . Carr iages d'.;am agc cl , dirtied, burnt.
Carriage arn d bicycle wheels stok n.
b. Vehi cles pill.ed on t op o f each oth er.
Sug g estion s
a. Conven ien t ffi pacc for b aby ca rr iages within 1he d welli ng.
Bicycle lock!c rs a t p a rk ing lots.
b. T ena nt-con oiled. storage space on each fl our off pub lic corricl or
or galle ry.
Sec " the P mblic Co r rid or," page 15.
ALL TEN AN T STiORA G E WITH IN THE DW ELLI NG
Crne ral stora ge, ii f tl1crc is none 011t s idc the d 1..-cll i11 3, is usua ll y pl:rn ·
ncd a ll in <,n c pl\ 1cc i11 or ,wa r the ki 1cl1e11 , a ltli ou1-'.h tl1 e Pllt\ a$k,:.
o nl y for 0111 :-fift h.., a l least, nf ge ne ra l sto rage in th a t locat ion. A rr hi -
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Suggesti o ns
a . L ocke d stoirage room accessible onl y to tena nt accom p ani ed by
stafI emplo»'cc.
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tects wh o obsen ·e a b i.cycle h alf in, h alf out of a kitch en cl oset may
wonder h ow t he fl our bin, pa ckaged cereals, and supergian t b oxes of
washing po ,rdcr s fa re b ehind it.
Di ffi cultie s En co un tere d
a . L ack of opp ortu n it y to organ ize st orage of a rt icles d ilicrin g in
ch arac ter , size, a11 d use, r esultin g in disor der a nd d irt · p ockets.
Sug gesti o ns
a . An open a lc~Ye 11 ea r e nt rance fo r b ab y ca rri a ge, m a rket cart,
stroller, etc., ,,·ith shch ·ing ab oYc fo r bu lk y toys, card table,
h ob b y equip ment. {A11 alco ,·e la rge enough for a h icycle " ill
take oth er Yl'h icl cs as well. )
Ki tche n cl ose! sh l" h in g a t rnr iou,.; h eights fo r ;-Lor ing la rge
car to ns, h oll ies, ll() u~,·li ,1 lcl a icl s, a nd also for sma ll package,] an d
ca nn ed fno cl s not 11 et' d i11 g refri gc ra t i,,11 .
NO T E : A / c1c ad j11 stahlc shelt·cs arc h l' l la th an 111 a11y fi xed ones.
22__
�INTRODUCTI ON
The dwellin cr is the h ea rt of the building. The h ousing bw requiremen ts for '\iccent :md '\,anita ry" !iring co nd iti on:; " ·ithi11 the d1rcllin g: it$Clf mu st be upheld more by it s occ uj' .t nl $ than hy the best prncti L~'S o f a nian::igcrial ,:tafL
D1,·elling design and eq uipment, th crcfvrc, ~lw nld p romo te dece nt
dwellin gs by an ord erly and co mfor t::ib le arrangnn cnt, allll sa nitary
dwellings by conrenicnce for the housekeepe r.
1Iorc than th::it, ::i convenient, s::ife, and orderly h ome crea tes the
climate for fami ly sa ti5faction and pride. Tenant co mfort overflows
fr om the dwelling i11to public spaces, albeit sornclimes aided by a
management sympa thetic toward famili es un::icquainled with urban
living techniques.
Desiirn of a wo rk a ble apartmen t within stringent cost limitations for
this ; epetitious pl::i n el ern ent (not one en trance door to a b1~ilding,
say 160 - not one small toilet, but 160 bathrooms, etc.) r eqmres an
architect's devo tion and most cunning contrivance.
Space organ izati on is not easy to come by, g iven curr ent room areas
and relationships. One wise a rchitect has sai d that apartment areas
should be, room for room, larger than those in rowhouses.
F or one th ine:. the fr ont and b ack doors of a ro11·h ousc na turally route
traffic in an ~~rdcrly wa y; for another, porch and backyard give an
extra dimension lacking in an ap artment.
Dut a bedro om plann ed to an swer the desi re, th e: ncc·cJ , rather, to be
al one or lo be ah le to ta lk qui etly (o r noisil y) \'i ith fri end s of one's
own age al\'ay from th e tense, com pditive cit y atmos phere is not
co nfined lo 01·e rpri vil ('gc d" pcrscJ11 s. Pri vac y 11\' itltin th e dwelling
is the fir ;< l rcquirc111 c11l for "quiet enjo yment uf the premises".
St::i 11d a rd public ho11 "in g C(,n~ tru d ion fo r tall b UJ ildin gs o!Tcrs m ore
pri1·acy th a n ,;n mc " 111 :rnr y" spec ul a ti ve Luildings, 1l1i s brgdy becau se
of materials usccl th at arc :su it a ble for long -term amortization, ::ind
the need to hold dow n ma int enance expense amd to gel favorable
fire ins urance rates .
But unlike mo st European co untri es, th e United l::i tcs has at present
co de provi sion s for so und co ntrol in apartmen t :b uilclings,1 although
a sta rt in that direction h::is been made. Stand ai rd construction for
multifamily buildings rnay s u/Ter from li ght wcigh!!: di vid ing p::irlitions
and ca reless pi ercing of partiti ons or fl oo r slabs. Vibrating electrical
gadgets acid th eir share Lo th e con sequent din.
110
Concrete slab fl oo rs resist impact noise fairly wd l.
Partitions between apartmen ts of cind er block,. gyps um block, or
solid plaster are accept a bly so und dea dening. P lli!'titions of staggered
s tud design are preferred, if the budget permits.
1 The 0 1uner's Viewpoint in Residcnlial Acouslical Co,n lrol.
Acou stica l Society of Ameri ca. Frederick P. Rose. 19631
Li ving Room in UH
Various ways to approxima te that dimension on a comm un al basis
have been noted in earlier chapters. Private balconies do provide
occupan t-controlled outdo or space, an d are though t by some authorities to be worth thei r cost in high buildings.
The usefuln ess of a dwelling layout is tested by early furniture studies.
Draftsmen sometimes minimize furniture dimensions a bit, and are
apt to place large items where heating risers or convectors will appear
in fully developed plans. Bureaus shown pa rtly against columns are
not unknown in such stu dies that, if so pl aced, would create dirt
p ockets. · Six i nches along a bedside does not give room to make
up a bed . A crib with its head again st a h eat riser and its foot o\'crlapping a window is probably as goo d a way to g ive the baby sn iffies
as any other. A hi gh win dow in a two-windowed b edroom provides
wall space below for a dresser if a convector is n ot p laced under it.
It can be cons id ered ext ravaga nt to design a space useful for only
one function within the small a rea allotted to each family. One usual
example, howeve r, is perhaps undesira ble ; th at of combin ing meal
service with clothes washin g, parti cularly for families with young
child ren. Dinn ers and Ji apers are not compatible.
23
Address to The
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H eavy co ncrete teross walls used m b ox construct ion a re, of course,
even better bctKeen apa r tm ents.
Tall buildin gs ~ ·jth only four dwellin gs to a flo or have b een built
within public lrnrns in g budget limita tions and provide the amenity
of few close neig h bors as well as th at of a sm all, easily kept public
space.
COMF OR T
Difficu lti es Enco untered
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b.
c.
d.
c.
f.
A wa ren ess of ncigl1b ors.
Outs ide world irru p ting into li ving ro om .
N o chan ce It o withd raw temporaril y fr om r est of family .
L ack of sc1, .ara ti on of d ifferent h om e fun cti ons.
Jn ackqual c 1Ja th fa eiliti e.,; for large fa mili es.
P ull ch a in !'> co nsla11tl y brea ki ng, with the result th at light s a rc
left CJ ll d ay an J ni ght.
D ini ng S pac e in Ki1 c1u n
Wall -mounted m edicine cabin ets.
Lead b ends from b a throo m above con ta ined m fl oor slab or
boxed in .
Windows of adj acent apart ments in an interi or corn er of a Tor H-sha ped buildi ng well separa ted, o r, better , o ne apa rtm ent
wra pped aro und th at in teri or angle so tha t wind o\1·s nearest the
corner are in the same d\1·elli ng.
b. Sm all foy er g ivin g sepa rate access to li ving ro om, b edro oms,
and kitch en.
Coa t closet ofT foy e r to keep m ud a nd out,;ide dir t from r est of
dwelling.
Door b uc ks well anr hored against win d action in h igh build ings.
c. Bed room wall $p:i ce a rra ngL·d lo all o w for dc_k or ta ble in add iti o n to urn:i l Ji ,,d rlio m f urn iturc.
S pace for s,·11 in g 111:1r h in c or oth er taLlc in pa rent s' bed room.
d. D i11in g: !<p:ic-,'. in a l,·on ' Ll'l \1t·r11 li\·ing room a nd k ill'h cn.
Di ning ,;pace for la r ·e fami lies in kit chrn, to pro ,·iclc ea:;c in
sr rvi11g mea l;:. a nd , in effer t, ofTe rin g tw , li \·in g spa r ;:. for cl iffr rr nt U S C'$ .
K it che n equip me nt o ut L'f !- ight o f living roo m.
e. La rnt o ry ( 1rn tnc-l osc·t and was h Las in) for brgc fa mili es in
ad d ition to the ba th ro om.
13a th room wall mat er ia l .clcs ig nccl for fu turr shO\\' ~r if 11.ot co ntemplated at fir st.
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Su ggest ions
a . A des ig n plac ing ro oms of li ke f unct ion aga ins1 pa r titi o ns th a t
di vide ap a rtme nts.
Closets set z.gain st di vid in g pa rt iti ons.
- Hea ling ri e rs prov idcll ·w ith csrn tcheons ·a nd th e fl our sla h.
o pen in g pa,clcd with in sula ti on ( use ful also fo r ve rmin co nt ro l)
�NOTE : A shower uses normally aboi1t half as much water as a
tub bath and takes less time and tu.b cleaning.
f. No electric pull cha ins in dwellings.
SAFETY
H ome accidents have been well documl'nted an d publ il' izrJ. Some,
luckily, such as those from stairs-uni ·:as the build ing k1s t w0-story
fiats-do not concern us here. 13ut kitchens :ind bath rooms are still
dangerou:::. AcciJ cnts from things foilin g from high shch·cs, or people
falling while trying to reach t hem, from collision ,vith fu rnit ure,
ranges, and heating risers and, worst of all, fo iling out of windows
must be faced.
Difficulties Encountered
a. Children and obj ects falling out of windows ; windows difficult
or frighten ing to clean.
b. Kitchen ranges placed a t the end of a row of fixtures where
children can knock against pot handles.
Gas ranges near blowing curtains or having storage cupboards
over them.
e. Slipper y bathroom floors.
Tubs lacking safely grip handles.
Sturdy grab ba r a t tub.
cl. Electric outlets and pull chai ns (i f i)llll chai ns there must b,e)
at a sa-fc distan<:e from tu b, basin , and sink.
NO'/'E : The dan gers to children who push hairpins into clect1,ic
outlets, bu mp against heat risers, all/l swallow poisons are perhaps only lo be countered by their mothers. The tenant " ll--.elco111ing" bouklet, cfcurly ilf:1stra /1·tl by the rtrchitccl, can icn:rn
tenants. Authorities who provide radiant healing in floor s
have solved part of the prolJ!e11t, ar/ll consider the system ec o. no111ical in first c;ost and upkeep.
ORDE RLIN ESS
P lanning for privacy, as noted above, in itself promotes orderlincess
by ·cparating activities.
Most clutter results from poor organization, anJ dirt re!3ults fr mn
clutter.
Easily d eaned fini shes in dwellings are stancla rll; attracti ve pas-'l:el
colors wi ll get more tender, lov ing care than will J rab, neutral ton.c s.
Asphalt tile patterns in micltones show fo otmarks le$s than very ligl1t
or dark unpatterened ones, and are less likely to be covered with tlb.in
li noleum carpets that do no good to the underlying tile a nd may
harbor vermin.
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d. Electric outlets near water supply.
Sugges!ion s
Fa mily P articipa l ioa
a. Heavy-duty screens on all sash ope!lable more than 4 inches.
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Locking device on windows without screens to limit opening
to 4 inches, except when window is being cleaned or children
are being watched.
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Windows, of whatever type, of glass size and design so that
window clean ing is possible with no more than an elbow outside.
NOTE : Removable sliding sash are obviously the easiest to
d ean, and also a broken sash can quickly be replaced by a
tenant's trip to the maintenance office.
Casement sash close to grade or on galleries or balconies are
hazardous.
Awning windows that swing out beyond the building wall run
the risk of being shattered by an object failing or being thrown
from above.
b. Ranges placed between worktops or other barriers.
Ra nges at least two fee t from windows.
No cabinets over ranges.
c. Nonslip bathroom floors.
25
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Di ffi cul ties En co untered
a. Condensation within the dwelling.
b. Wall space interrupted by scattered columns, doors, windO\vs.
c. Storage spaces inadequate, particularly in the kitchen.
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A kitchen planned for more than one worker lightens the moth er's
load and encourages fa mil y participation in housework .
Opin ion varies as to the need for closet doo rs. Authorities who agree
with voca l tenants and shocked critics have provided them on all
closets. Others are content to put them on fo yer and p assageway
closets only, and on living room closets if, by an unhappy chance,
precious wall surface is used fo r a closet there.
Authorities who look fo r good housekeeping standards may well consider providing doors on all closets, since tenant-provided curtains
are apt to be flimsy and neglected. Even when clean and well hung,
they give a s1ipshod appearance to the d welling and do not protect
clothing from dust.
Open shelves over convector runout pipes take the place of toy storage
boxes at slight expense. They also protect the pipes from children
and the children from pipes.
Su gge stion s
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a . Dwelling d rsign to provide some posit ive air leakage even at the
risk of slight heat loss on the coldest days.
No laundering within the apart ment. See "the Laundry," page
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Tile or other impervious fi nish arou nd tub.
P ositive ,·cntilation for kitchen range.
b. Some uninterrupted wall spnce for la rge pieces of furniture in
each r oom.
Furni ture lnyouts carefully studi ed, preferably showing more
tha n one possible arrangement.
c. Flush door;;, cabinets, and bnsebonrds.
Convector lou,·crs on Ycrtical surfnccs, not on the top.
Tile behi nd rnn gt:.
Ch nir r nil t0 protect wnll if dinin g table is in kitchen .
llsc of pla~tie pnin t to lengthrn repainting cycle.
T enant rcpai11! i11g.
l\'01'f: l'nint rollers 1Citl1 pallcrncd surfaces l:a1·c been used on
corridor 1rnlls. They migl,t be lcnr to people ca/:',er fo·r individuality in th eir d !l'ellings. 1
r ami ly Tnwd Htt 1.: k~
1 Psychiatries or Paperhangers?
E dit ori:il in " Housing :ind P l:inning New::."
Citizens' H ousin g and Plann ing Counc il of New York. October 1%3.
·
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�d. Kitchen shelving planned for both large and small articles.
Kitchen cupboards with backs, for vermin control.
Utensil drawers.
Range and refrigerato r sized for t11e family's needs.
H igh and low ha uging poles in ch ildren's clo~ds.
DaJo stri ps in ba throoms at 3 and 5 fee t fr om ri uor, fo r fa mily
to,rnl racks.
Space in bathroom fo r clot11es hamper.
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NOTE : Orr;anization of general tenant storage space 1s d iscussed on page 22.
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REDESIGN
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Some a uthorities show interest in a proposal to redesign the standard
ap artmen t layout by planniug a small living room off the foyer and
a large kitchen-dining-play ( or study) room. This arrangement
justifies the prevalent housewifely habit of "keeping the kids ou t of
the living room." It alluws a busy mother to keep an eye on infants

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packed apartment, and it gives the house-prou>d ( a nd latent houseproud) homemaker a chance to show friends amd the priest or rabbi,
or the Fuller Brushman, a neat reception roorm.
A bedroom so planned that it later can be dividecil into two small rooms
will provide flexibility for a family with growiing gi rl and boy. A
sliding partition would allow daytime use of the entire space.
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MOD EL APARTMENT
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while doing kitchen chores ; it is a place for TV, plastic-covered furniture, games and homework, children's and adults' gatherings.
It d ivides living space into noisy and quiet a reas within a tightly
A model apa rtment has been fo und usefu l to suggest inexpensive,
space-saving furnitu re ra ther than old-fashioned{Jrnge piaces. Chairs,
sofas and dressers based on Scandinavia n desitgns, and knockdown
packaged furniture can be fo und in city shops or obtained through
mail-order houses. Reconditioned pieces, suclln as arc sold by the
Goodwill Ind ustries, for instance, are at bargaim prices. Bunk beds
27
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A NOTE O N W INDOW SHA DES
Window shad es are standa rd equ ipment for publi c hou sin g developments, so much so that th ey often serve to distingui sh p ublic fr om
private apartmen t buildings.
They arc chec1p, th ey do their work well. But that th ey are far fr om
attractiYe is iiot disputed. So far no equally trustworth y a nd economical m ethod has been found to d a rken bedrooms, to set the stage
for TV entertainments, to shu t away the outside world .
·
Possibly a window casing detail for cu1-tain rod s at the outside and
sh ades in side would be acceptable to au thorities who enj oy the "happening" made by different famili es' differently colored curtains.
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Possibly new side-h ung fabrics will be pri ced one d ay to compete
with shades. In th at case ten an t curtains will not be needed and the
color pattern can be built in .
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T wo-S to ry Flat . . . 1/ o:l!':rd R. Mey er , Archittcc.
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arrangement offers each la rge family privacy and easy access to outdoors, even to an outdoor family playspot, and also relieves pressure
on elevators.
Certainly th e architect who devises a sturdy, in expensive, attractive
substitute for the wind ow shade will find a mon umen t to his ingen uity
lifted high aga in st the sky.
are not unknown ! o or scorned by former tenement house dwell ers.
If the mod el apartment is to Le left in a fully occupied build ing to be
used for homem -ing classes, its locati on and exits should refl ect
that use.
BA LCONIES
Pri vate balconi es ib ave been n oted earlier in this ch apter as proYiding
a porch for tenants who li ve fa r fr om th e ground . Babi es a nd yo un g
children can pla y out of doors with out leavin g tl1eir qu arters, all(]
adults ca n cool off in slippered case duri ng hot evenin gs.
Costs and local cus toms weight the decision about incl11ding them,
as well as the d esire a nd <1bili ty of tenants to p ay for th e advantages of
a bakony of th eir own.
Architects will be ha ppy with th e cfTcc l of balcon ies on an oth er wi se
shee r fn cadr. if th e need for them is clemon slrn bl P.
A solid para pet fo r tli c fi rst few fcr.t o f ba rri er g ives a frdin g o f protcclio11 and l1id cs l he arra y of chi ldren's toys or household m ops an d
pa il s pu t oul to sun .
TWO-STORY FL A TS
Ap a rt ment s for lar-gc fa mi li es have hcc n desig ned ra ther li ke two- story
row lwu ses on the e ntrance an d second fl oo r of tall buildi ngs . This
"\Vhat we need is a brnnd new idrn thnt has bc-c-n thoroughly tested."
Al
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o courtesy , S11t urdn, _R evi;w
U S. GOVERNMENT PRINTING OHICE ; 1965 0-76J - !150
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