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A housing development for the Bunker Hill area with special reference to the function of apartment hotels
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A housing development for the Bunker Hill area with special reference to the function of apartment hotels
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Content
A HOUSING DEVELOPME T FOR THE
BUNKER HILL ITH SPECI L . EF~RE CE
TO HE FUNCTION OF PARTl NT HOTELS
A Thesis
Presented to
the Faculty of the College of Architecture
University of Southern California
In Partial Fulfillment
of the Requirements for the Degree
Master of Architecture
By
Edward • Carfagno
June, 1933
\
This thesis, written under the direction of the
candidate's Faculty Committee and approved by
all its members, has been presented to and ac
cepted by the Council on Graduate Study and
Research in partial fulfillment of the require
ments for the degree of
_Master __ of __ Aro hi teoture ·-····················--····-------------------·
Dean
Date ..... J. une,._ .. 19 3.3 .......... ___ . _ ... __ _
Faculty Committee
tt..C... .. . ... -. ... ·········· - ····
___ . _ . . D~ an
C_.
CONTENTS
CHAPrER
PAGE
1
1
11
111
lV
V
ANALYSIS OF THE PROBLEM: ••
• • • • • • •
Nee4a for Good Housing • • • • • • • • • • • 1
Statement of the Problem
• • • • • • • • • •
4
Scope of the Study • • • • • • • • • • • • • 4
Justification of the Problem
• • • • • • • •
5
Organization of the Thesis • • • • • • • • • V
BOUNDARIES OF 'HE PROJECT.
• • • • • • • • • •
TRENDS •
• • • • • • • • • • • •
• • • • • • • •
Trends in the Bunker Hill rea
• • • • • • •
8
9
9
The Surrounding Business Section • • • • • • 10
Future Outlook
• • • • • • • • • • • • • • •
RENTAL POPULATION POSSIBILITIES
• • • • • • • •
Number of Persons in the CEntral Business
12
13
area • • . •. • • . . . • • 14
Persona Working in Downtown Los Angeles
Business District ••
• • •
Salaries
• • • • • • • • • • • • • • • • • •
Accommodations
• • • • • • • • • • • • • • •
GENERAL DEVELOI'MBE T OF THE SI TE • • •
• • • • •
Existing Condi~ions to be Ket ••
• • • • • •
14
15
16
18
18
Relief of Traffic Condittons • • • • • • • • 19
Vl
Pedestrian Approaches.
• • • •
• • •
• • •
111
P GE
20
cquisition of the Land • • • • • • • • • • 21
.
Proposed Disposition of the Site. • • • • • 22
Housing • • • • • • • • • • • • • • • • • • 23
Park Playgrounds ••
• •
• • • • • •
• • • •
Sohoola
• • • • • • • • • • • • • • • • • •
Recreational
• • • • •
• • •
• • • •
• • • •
Business Center
SoQial ~acilities
• • • • • • • • • • • • • •
• • • • • • • • • • • • •
24
24
25
25
26
Studio Group. • • • • • • • • • • • • • • • 26
Service Station
• • • • • • • • • • • • • •
DESCRIPTION OF FIRST SECTION TO BE ERECTED
• •
Site Chosen
• • • • • • • • • • • • • • • •
Disposition of Site
• • • • • • • • • • • •
26
27
27
27
Typical Planning Requirements for Apartment
Hotels. • • • • • • • • • • 29
• • • •
• • • •
• • • •
• •
Orientation
Circulation
• • • • • • • • • • • • • •
Services Entrances.
• •
• • • • •
• • •
Room Sizes . •
• • • •
• • •
• • •
• • •
Dining Roome ••••
• • • • • • •
• • •
Sun Porches
Kitchens.
Bath Rooms
• • • • • • • • • • • • • •
• • • • • •
• • • • • • •
• •
• • • • •
• •
• • •
• •
• • •
29
30
30
30
31
31
31
32
Vll
Service Paoilitias
• • • • •
Heating and Ventilating.
• •
• • • • •
• • • • •
PAGE
32
32
iv
Lighting • • • • • • • • • • • • • • • 32
Construction
• • • • • • • • • • • • •
~ire Escape Stairway
Apartment Hotel Unit Ona
Description
• • • • • •
• • • • • • • •
• • • • • • • • •
• • • • • • • • • •
32
33
33
33
Summary of Unit One • • • • • • • • • • 34
Apartment Hotel Unite ho and Eight ••
• •
Description •••
• • • • • • • • • •
Summary of Unit Two and Eight.
• • • •
Apartment Hotel Unite Three, Four, Five,
34
34
35
Six, and Seven • • • • • • 36
Description • • • • • • • • •
• • •
Summary of Units Three, Four, Five,
Six, and Seven ••••
General Swnmary.
• • • • • • • • • • •
FINANCIAL SET-UP OF SJ CTION E
• • • • • •
• •
• •
• •
• •
Estimated Cost
• • • • • • • • • • • • • •
Money AT&ilable ••
• • • • • • • • • • •
• •
~urniture and Purnishings • •
Set Up and Carrying Charges.
Gross Expenses per Year •••
• • • • • • •
• • • • • • •
• • • • • • •
Rental Schedule for First Seven Years.
Rental Schedule after First Seven Years
• •
• •
36
37
37
39
40
41
42
42
43
44
44
Vlll
lX
ARCHITECTURAL Dru WINGS FOR TH~ mHESIS •
• • •
Contoar Map •••••••••
Model of the Site ••••••
• • • • • • •
• • • • • • •
General Plot Plan.
• • • • • • • • • • • •
Drawings of Section E ••
RESUME AND CONCLUSIONS •••
• •
• •
• • • • • •
• • • • • • •
Resume
• • • • • • • • • • • • • • • • • •
Conclusions ••
ANNOTATED BIBLIOGRAPHY.
• • • • • • • • • • • • • •
• • • • • • • • • • • • • •
Maps and Charts • • •
• • • • • • • • • • •
Other Reports on Bunker Hill De elopments.
Apartment and Housing Projects Studied ••
P GE
46
46
46
46
47
49
49
51
53
55
55
56
,
CHAPTER 1
N LYSIS OF THE PROBLEM
Needs for G ood Housing. Good housing insures ample house
room, sanitary conditions, abundant air and sunlight. It in
sures health, happiness and contentment with the willingness
and ability to do useful, remu.nerative labor. Good housing
secures for our civilization an ambitious people. It culti
vates good humor, amiability, modesty, and fosters the virt-
- uous domestic life which constitutes the sum total of enjoy
ment, and upon whose existence and integrity is founded the
welfare of society and that of the state.
The degradation of life as seen in the tenement dis
tricts of both American and European cities is due largely
to the neglect of those facilities whioh insure cleanliness
and modesty. The differ;tiation between the civilized and
barbarous groups ha ve been maintained through the modes of
man's living.
1
s men have progressed t hey have corrected
abuses and endeavored to increase the sum of human happiness.
The proper housing of a people is of prime importance
and one fraught with great consequence, as measured in terms
of racial welfare. Crowded tenements stifle all the refin
ing influences, entails misery, breeds disease, vioe and
1
Carol ronvici Housing and Tow Planning Vol. L 1
Jan. 1914, pp 10-30
2
crime in the communi t y and state.
The individual household is the community in embryo and
the welfare of the i ndividual nd that of t he family is of
first importance to the state. Both the city and state have
endeavored, through legislation, to maintain proper sanitary
and building regulations. fhis has not been sufficient. for
in the Ja-tter years of the past decade housing remained large
ly in the hands of poorly trained and often unscrupulous
builders. ~hese men understood or thought little of either
good quality or good taste. The studies of various commit
tees of t he recent Washington Housing Conference show oon
vinoingly that the production cost of dwellings, some forty
five per cent of t he whole i ndustry, had become entirely out
of line with our needs in terms of economic reality.
1
The problem of providing new dwellings for average in
comes has remained unsolved ~nrimarily because the techni
cians have been concentrating their attentions on the luxury
house. In t~eir stead arose the bus·ness m an builder, who,
within his limited capacities, has , endea
1
ored to carry on.
This trend ha s finally run its course because of inherent
wastes and lack of imaginution of its adhe r ents. Both fac
tors have co · tributed t o the growing discrepa ncies between
cost of product and absorptiveness of he market. The end
would h ve come sooner except for the gallant efforts of t he
su40er-salesmen and superfio/ ial prosperity. ]_ uch of this
1
M •• ikkilsen, "Fi: dinga and Suggestions of the
Housing Conference," The Architectural Record Jan. 1932
•
3
super-salesmanship businee~ has already paid toll in wrecked
banks, mortgage foreoloeuree and repQdiated bonde.
1
It has become vitally necessary to isolate the problem
in terms of economic necessity before it can be solved in
terms of planning technique. This necessitates the advance
ment of _ ,he t echnician rather than the business man.
Group design has been looked upon, by many, as a mech
anical conception--an attempt so to institutionalize a group
of dwellings and families that the individu.al is in danger of
being stifled and regimented. Others conceive of group de
sign as an architec t s desire to be picturesque. On the con
trary, group design is solidly based on the structure of hwnan
2
society in residence areas. Through group design economic
housing has become a possibility.
G ood housing possibilities must be largely dependent
upon the income of the occupants. Householders must have
fair remuneration from their labor, for the cost of housing
~s measured in money, either as rent or cost of building and
carriage, as well as that of transportdtion. The cost of
erection is materially cheapened through uniformity in build
ing, and by the saving made by wholesale purchase of materials,
as well as the minimum profit that builders are willing to
take on a wholesale proposition. European Countries, Germany
for
No.
1
Henry Wright "How can
the Lower Income Groups?"
3 March 1932. pp 147-150
partlDent Facilities be Provide~
The irchitectural Record Vol.
7
1
2
Eu.gene H. naber "Reducing partment Costs by Economy
of Planning, Construction, and Operation." The Architectural
Reoord Vol. 71 No. 3 March 1932
4
particularly, have developed large sc' le housing and re
making for greater health and happiness for t heir people.
1
Statement of the Problem.
----- - ------
It is the purpose of this
thesis to create a comprehensive and economically sound
housing develo~ment for the area known as Bunker Hill, Los
Angeles.
2
The proposed development i s to become, primarily,
a residential community for those persons in the upper middle
class and professional men t r~t are employed in the Los
Angeles downtown business district.
This development, when completed, s all have all t he
equipment necessary for carrying on t he full life that will
be needed or demanded by those who are to be members of the
community.
3
Opportunities for recreation, for education, for
entertainment, for culture, easy access to stores and working
places, beauty of su.rrou.ndings--all of hese shall be incor
porated in the general development of the entire site.
Soop! of the Study. fter the bou.ndarias of the problem
had been selected, a study of the eocia -ci vic, economic, and
the architectural possibilities war undertaken. isting
conditions were surveyed and a topogra phical map nade before
any plans could be prepared f or t he development of the site.
1
Robert F. Bingham City Growth arid Values ~ 182
2
see Chapter 11 for Boundaries of Project.
3
c1arenoe s. Stein "n Outline for Community Housing
Procedure." Architectural Forum Vol. LVl No. 4 March-April
1932
•
Finally a plan for the entire project s made and a set of
drawings prepared for a section of t ~e development, to in
dicate the general type of buildings to be erected.
. .
5
The more specific thesis study, that of the apartment
hotel, will involve a certain section of this property whioh
is to be developed as a complete apart ant project to serve
as an example for the possibilities of the whole area.
Justification of the Problem. The chief factor in the
------- - -- -----
selection of this area for a housing development was the need
to overcome, as muoh as possible, the traffic to and from the
congested district nece ~sitated at present by the downtown
workers. Mr. D. J. Witmer, a prominent architect of Los
Angeles said, "A Housing unit in the downtwon section of Los
Angeles would be greatly desi r ed. It would not only enable
the workers to live near their place of business but also
reduce the traffic caused by them in going to and from their
2
plaoe of business."
Workers as a general rule have always sought residen~
l
tial locations close to their place of em loyment. The Los
Angeles downtown worker has found hi s impossible, for he wa s
unable to find a dwelling with pleasing surroundings, and a
reasonable rental cost.
Most people seeking homes have desired them to be Si-
tuated in districts where nature affords some elements of
and
1
Robert F. Bingham - tanley o ~icheel City Growth
Values pp 125-140
2
statement made by D.J. itmer in Seminar meetin.
6
2
natural beauty. Bunker Hill t due to its location in rela-
tion to the Loa Angeles Civic Center, and its elevation, is
ideal for a housing development. ~his site, because of its
elevation above t he bQSinese section, can be treated so it
will become an area quite remote from the business district.
In reality however it still is an integral art of it as no
section near downtown Los ngeles has more to offer in this
regard.
The Bunker .ttill district has become a blighted dis
trict, being overrun by cheap tenem ent houses. It is the
purpose of this development to remove all such possibilities
for the future.
The masses must be inspired to a larger sense of know
ledge of "truth and beauty," through an enmobling environ
ment of parka, flower ardens rec·eat ·on areas, etc. If
not,their mental and ~oral horizons wil l be measured by t hat
of their starved, confined and degraded surroundings. As
Mr. Charles E. Clark has stated, "water cannot rise above
its source, so no state orpeo le can exceed its component
parts. Good housing is largely t hat of the progress of the
social spirit, it but reflects the hig~er ethica."
3
As housing facilities are i mproved, t hr o gh the fur
nishing of ample air, sunlight, proper landscaping and
2
Ibid. pp 130
3
Charles E. Clark The Housing Question July 1915
7
recreational opportunities, they are made more beautiful,
wholesome and effective.
Organization of the Thesis. The remainder of the
thesis has been arranged to conform with the "Scope of
Study." It is the aim of this paper to cover the scope
of the development as fully as possible; however, the
drawings submitted with it, represent a major part of the
study and should not be considered merely as explanatory
diagrams.
CHAPT.c;R 11
BOUNDA_IES OF THE PR JECT
The boundaries that have b en selected for this thesis
are those streets that surround the Bunker Hill area on the
south, by Fifth street; on the north, by Sunset Boulevard; on
. .,he west by Flower, Figueroa and Fremont streets; on the ea st
by Clay street as far north as Temple and t r en continuing north
to Sunset Boulevard.
The total area to be developed within the boundaries
mentioned above, is 8,835,674 square feet. The highest point
of the site is 405 feet above sea level and the lowest 40
feet above the level of t he business district.
1
The southern
boundary of the site is 105 feet above the surrounding ground
while the nor uhern boundary of the -site is 65 feet ab ove
Su.neat Boulevard.
bt portion of land directly opposite the Los ngeles
City Hall--betwean First and Temple streets on Broadway-- has
been included in this study, however, at some future date it
is to beoome an integral part of the Los Angeles Civic Center.
Due to this consideration it is being developed only as a
park ares.
i
Carol ronvici Housing and Town Planning
1
see Sheet l - General lot lan
CHAPTER 111
TRENDS
Trends in the Bunker Hill Area . The Bunker Hill land
-
at one time was owned by the city of Los Angeles, but it
gradually came into possession of private individuals. Prior
to the real estate boom that came in 1887, real es tate in
this area was worth one hundred and eighty dollars a square
block.
Bunker Hill developed rapidly--reservoirs were built,
a cable railway Was constructed vO facilitate transporta
tion to the development, land was sub-divided--all of this
led to a great increase in land value.
1
It had become the
elite residential section of Los Angeles and until recently
the show place of Los Angeles.
The past few years have seen great changes occur in
this section. At present one finds cheap hotels and apart
ments, second rate residences, and small stores. Many tab
this section a s the future slwn section of Los Angeles.
Several plans for regrading · ha Hill and f or cutting
through streets were made, but none could be financed either
1
Charles D. Willard History of Los ngeles City
1
by private enterprises or by assessment.
10
recent survey of the property disclosed the fact that
there is little within the boundaries of the Bunker Hill area
that add to the value of Los Angeles.
A brief summary of the status of Bunker Hill may be sum-
marized as follows:
61%. frame structures
26% vacant property
15% brick
1% city owned.
The Surrounding Business Section. A~proximately thirty
five years ago the main business section of Los Angeles was
1
located on Spring, Main and Los Angeles St reets near the Plaza.
As the city grew this section was deserted by the business
enterprises for Broadway between Fourth and Eighth Streets.
This general movement of business in search of the all
desirable location caused the residences on Broadway to be
shoved further back. Some of them on to Hill Street, then up
Bunker Hill and later out in a westerly direction. As each
section lost its residential value it w s absorbed into the
business section, but an exception to this was, and still is,
for that matter, ·the Bunker Hill section.
Due to its irregularities it could never be considered
as a future business section: but as a traffic barrier it
became a potent factor in forcing the business center of he
1
Robert F. Bin ham - Stanley McMichael Citz Growth and
Values pp 151
11
city to move southerly and westerly from its former center
on Broadway, between ~ourth and Eight Streets.
~he property values adj oining Bunker Hill have stead
ily increased, but Bunker Hil land values have remained as
they ware eight years ago. The records of the County _sses
sor show that property adjoining the Hill to the s outh is
valued at fifteen thousand a front foot while property less
than a blook distant up the Hil is valued at less than a
thousand a front foot. The average assessed valuations per
square foot in 1928-1930of property in the central business
district was twenty five dollars, while t ha t of Bu.nker Hill
l
was one dollar and seventy nine cents.
The following table gives he percentage of increase
over 1922 valuation for land and improvements in the Bunker
, 2
Hill area and Los Angeles County.
YEAR
1922
1923
1924
1925
1926
1927
1928
TABLE 1
BUNKER HILL LOS NGELES COUTY
The figures of Bunker Hill in the above table are com
pared to Los Angeles County as a whole, and it may be ob
served that the B11nker Hill land valuations have increased
1
Los ngeles County Assessor Books 22-246
2
Los Angeles County ssessor Books 246-37-19-22
12
approximately thirty per cent of those of Los Angeles Cou.nty.
Pu.ture Outlook. The unker Hill section has already
been labeled by many as the future "slum" section of Loe
ngeles. This probably would b ecome a reality if this pro
perty were left to proceed as it has in the past.
The ever spreading influence of t he "slum" section that
is slowly creeping into Bunker Hill can be balked only by the
erection of suitable modern and efficient buildings equipped
with the later conveniences that have become the needs of the
times. Continued lack of improvements means depreciation in
the value of land as well as buildings, and in all adjoining
reel estate.
The Hou.sing development as proposed in this thesis
would eliminate the possibility of a alum section. It would
increase the value of the land and enhance Los Angeles City
as a whole.
CHAPTER lV
RENTAL POPULA TION POSSIBILITIES
In order to show the feasibility of such a development
it is necessary to determine the number of renters that can be
procured • • de
1
elopment of this type is directly dependent
upon the number of persons it can attract with a salary suf
ficient to pay the rental demanded to ma ke it an economically
sound proposition.i Therefore it wa s eoessary to ascer t ain
the number of people employed in the downtown area, their
salaries, and the percentage that rent or own homes.
The question may a ise as to tre reason of making any
changes on Bunker Hill, for t pre et grea : um er f
persons are living there. Cheap rentals, due to buildings
closely crowded together, have be~n the chief factor in
attracting a class of people to t his area that have gradually
lowered the s tandard to its present position. If this were
allowed to continue the outcome can only be that of a slum
condition. There is no reason for t his condition as it
impairs a piece of property that could become valua r le, iven
the right opportunities.
1
Henry L. oore Laws of Wag~s. Doubleday Page and Co.
1925.
14
In the proposed rojeot the plan is to develop apart
ments of ei ht to twelve stories in hei ht, still within
range of vhesal ries of the greater part of the downtown
workers. Large park areas have een provided around each
apartment building to ive all t he healthful benefits that
are derived from such an arrangement.
ith this soheme it
is safe to say that a great portion of the downtown workees
will desire to reside here. ~ class of people w ho N ould
avpreciate this location, but who would not have l ived here
with the district in its present condition.
Number of Persons in the Central Business rea. To
--- - ---- - ------ -
give an idea of the amount of traffic in this district, in
formation was obtained from Mr. Redoapee, traffic manager ,of
the Los Angeles Railway, on the number of p~ople traveling
in the business section. Between the hol.U's of seven in the
mo r ning and seven o'clock in the evening on two successive
days uf December 1932, 681,000 and· 707,350 people were trans
ported in and out of this section by motor us, private
vehicles, and the Los Angeles and Pacific Electric Railwa ys.
Persons working in Downtown Los ngeles Business Dis r ict.
Conclusions based upon data obtained from the following
souroea, the Los ~ngelee and Pacific Electrio Railways; Los
Angeles C hamber of Commerce; Kelker, De Leuw and Company, dis
closed the fact that 27,000 to 30,000 people at present are
employed in the downtown Business Section.
survey made in 1931 by the Los
gales Realty o rd
16
showed that sixty four percent of the population of the
city of Los Angeles lived in single family homes, and the
1
remainder lived i n · partments, boarding houses , etc.
Salaries and Rent. In order to determine the rentals
of prospective tenants it is necessary to determine the sal
aries obtained by them. It is universally recognized that
twenty five percent of the yearly salary is the maximum that
can be afforded for rental purpoees.
2
The findings of a general salary scale of the middle
or middle class of workers as found by the National Real
Estate Journalt January 1933, has been used as a basis for
rental determination in the proposed develo pment.
Yearly Salary
$
1,600
-
2,100
400/4
of middle class
2,160
-
2,600 35% of middle class
2,600
-
3,100 25~ of middle class
3,100 and up, constitute· the professional salary
range, with the average at -4,500 per year.
The 1930 United states Census report revealed the
fact that 34fa of the entire rental population pay under
$20.00 per month, 46.4% or the middle class pay f 20.oo to
$50.00 per month, 14.9% between $50. 00 to 100 . 00 pe r month,
and 2.1~ pay
1
3
106.00 per month.
Loa Angeles Realty Board Report - 1931
2
Eugene H. Kleber "Reducing part. Costs by ~conomy."
The Arch. Record Vol. 71 No. 3 Mar. 1932.
3
"The American Home in the 1930 Census." The Aroh.
Record Vol. 73 No. 3 ar. 1933 p. 158
16
Based upon the above date, housing aooommodations in
this study have been planned for persons of the middle and
professional class, as follows; a maximum rent charge of
$325 per year was established for the lowest of this wage
group,and an average yearly rental of 563 for the middle
olaaa. The profaseioall group being smaller, only 20% of
the housing aooommodations have been planned for them at
an average rental of fll25 per year.
Aooomodatione. A total number of one hundred and six
teen Apartment Hotels have been designed for this area at
the estimated number of thirty six apartments per baild
ing. Thia includes singles, doubles, bachelor apartments, or
a combination of bachelor with other apartments to create
larger living units. Best practice dictates that 40% of the
apartments should be singles, 30% doubles, and the remainder
should be bachelor and large group units.
In the design adopted these~proportions can be obtained,
or any variations that are necessary to meet the needs of the
tenants lemand.
1
The proposed Housing Development for
Bunker Hill, as a. whole, acoommod tee the following number
of apartments:
1
Number of Apartment Hotel Buildings •••• 116
Average number of apartments per building. 36
Total number of apartments ••• 4,l,6
See chapter six
The following is the approximate number of apartments
of the several types:
TABLE
17
TYPE NUMBER PERSONS PER APT.
Tom
L PERSONS
Bachelor Apta. 835 l
Single
Double
Large
Apts. 1671 2
4pts. 1252 2e5
Apte. 418 3.5
Total number of persons that can be ·
accommodated •••••••••••••
835
3,342
3,130
11338
.
R,845
Upon the assumption of one person per apartment working
in the downtown business section only 4,176 would be neoessary
to insure the success of the Bunker Hill development, or
16.6% of the 27,000 people employed in downtown Los Angelea.
CHAPTER V
GENERAL DEVELOP MENT OF THE SITE
Existing Conditions to be M et. The results to be
found in this chapter are based on t he findings of the pre
vious chapters.
In a development of t his type, problems occur tha t are
not fou.nd in the i m provement of new acr eage. Consideration
must be given and kept uppermost i n mind to the existing
conditions found; as it 1s impossible to design such a com
munity without full consideration of all phases that present
themselves in a thorough s tudy of such a project. In order
to make the development economically and f inancially sound
it is imperative to retain as many public improvements as
possible, also suoh commeroial structures that are of sou.nd
construction and show a profitable i ncome.
The improvements tha t have been retained were incorpo
rated into the general scheme and are as follows:
BUILDING
Biltmore Apartments
Rngstrom Apartments
Edison Sub-Station
and Garage
HEIGHT
Four Stories
Seven Stor i es
Two Stories
LOCATION
4th & 6th on Grand
6th & Ho pe Streets
Between 4th & 6th
on Hope Street
BUILDING
Three Apartments
Class A Garage
Claes A Garage
HEIGHT
Pour Stories
Seven Stories
Seven Stories
19
LOCATION
Third and Grand
N.W.Cor. 4th &
Olive Streeta.
N.E.Cor.4th &
Olive Streets.
As oan be noted from above praotically all of these
structures are within the area south of Jourth Street and
east of Olive Street.
In developing this section into a housing projeot, it
must be kept in mind that this district form a l>8rt of the
~
downtown area and that~means Of easy access must be provided
for. At present there are numerous streets forming a grid-
•
iron over this area that carry traffic to and from the city.
Thesa for the greater part are not of any use as t raffic
oarriers beyond the hill, for they are for the moat part too
steep. As this factor has been the greatest contributor in
making this area a traffic barrier· it shall be considered
first in the development of the site •
. Belief of ~raffia Conditions. In order to facilitate
- -----
traffic movement around and through the Bunker H 11 a r ea, new
streets have been planned and others eliminated. The new
approaohes that have been planned allow traffic to flow easily,
through and around the project, and still not cause a g eat
disturbance within the housing unit.
20
Olive, Figueroa, and Hope Streets have been made into
through arteries which extend from the central business sec
tion to Sunset Boulevard on the north. Olive Street has been
slightly regraded between fourth and Fifth Street· e and tun
neled under between First and Temple Streets. Figueroa Street
is also to be tunnelad,under Jirst Street.
In the east west direction, irst Street, Bunker Hill
I
Avenue, and ~ample Street s hall serve as the major traffic
arteries. These major thoroughfares are to be approximately
one hundred feet in width. The only ot er street on the site
is Grand Avenue. It serves as a minor thoroughfare . in the
development proper. It adjoins Hope at Fourth Streets on the
south and extends north to the business section, thence to the
Plaza, continuing to Temple Street--over which it shall be
bridged--on to the recreational grounds and schools. fhis
Street to be f orty feet wide with twenty four foot road beds.
The remainder of the minor and unimportant streets have been
1
incorporated into building property or parks.
Pedestrian Approaches. In conjunction with the vehi-
cular approaches to the Hill, separa t e pedestrian entrances
have been planned. Escalators have been provided at Second
and Third Streets on Hill, and Grand at Fourth to cary pe
destrian traffic from the city level to the higher elevation
of Bunker Hill. In addition to this, monumental stairways
have been provided.
,
See General Plot Plan Sheet 1
21
On the ao~th, one of these stairways has been built
opposite the Public Library. Other major stairways that
have been planned are, one on the west, between Seoond and
Third on Flower, another on the north at ~ample and Bu.nker
Hill Avenue, still another on the east between lirat and
femple on Broadway. The approach from Broadway leads to
the Plaza created for the Bunker Hill development. In
1
addition to these there are other minor approaches.
Pedestrian traffic within the site shall be through
parks, and when it is necessary to cross major traffic
arteriesJtunn$lS or elevated walks shall be provided.
Acquisition of the Land. ~he acquisition of the
entire site would be the ideal method of improving this
area. There are approximately thirty seven city blocks,
and about seven hundred and forty individual owners in
the area to be developed. Many would agree to sell or
accept an interest in the housing development; others,
however, would demand exJorbitant prices for their pro
perty and thereby upset the desired results for the de
velopment. fhe only way this could be overcome would be
to adopt condemnation procedures, since the development
is for the benefit of humanity and the entire community.
fhe total valuation of the land and improvements in the
Bunker Hill area has been set at $11,413,264.00.
1
i
County ~~essor Book 246-19-37
As there are so many individual owners, with as many
more encumbrances upon he property, it almost becomes im
possible to aoquire the whole site without much difficulty
and loss of time.
Therefore it i s proposed t rat certain land areas be
purchased from individu.al owners, from time to time, and
developed to fit the preconceived plan.
The first of such developments is to be located on
the Southern end of the entire site. It is bounded by
Grand, Hope, and Bunker Hill A venue, and is designated by
the oapital letter Eon the General Plot Plan. It is to
be fully discussed in t he following chapter.
Ensuing units are to be developed in accordance with
the divisions shown on the General Plot Plan, and with the
specification requirements for the first development, Unit
E. Developments in small er units than t hose shown in the
plan would disrupt the general scheme.
22
Proposed Disposition of the Si te. W ithin the bonnda
rias mentioned above it is proposed to develop the follow-
ing--Apartment Hotels of class construction eight to
twelve stories in height, park playgrounds, a recreation
center, schools f or t he inhabitants of Bunker Hill, a small
business center, a studio roup , and an administrative and
social unit t o be erected i n the Plaza of t he development.
23
All buildings to be erected shall be of olass A. fire
proof, and earthquake resisting,oonstruotion, and conform
with the City and State Building Ordinanoas--also, all plans
shall be passed upon by the advi· aory board of the commu.ni ty
to see that t hey follow the preconceived plans of the deve
lopment.
As an added attraction of the site the plaza shall be
placed upon a direct axis with the Loe Angeles City Rall
within the Civic Canter.
In order to fully com rehend the description to be
given in this chapter it will be necessary to continually
refer to the drawings submitted.
Housing. The partment Hotel has bean selected as
the logical type of development, for it is the most flex
ible in plan and oan be 8 LJ Sily adapted to meet the require
ments of the downtown worker.
Upon the results obtained in chapter four it has been found advisable to plan for thirty per cent of the double
apartment variety, fqrty per cent singles and the balance to
be of the bachelor and larger group units. partment Hotels
land themselves admirably to this de and for they can combine
all these features in one building, thereby limiting the
possibilities of vacancies.
Bach Apartment unit is to have its main entrance face
•
the park areas rather than the tr ffic arteries. · . ..
•
24
Service and garage entranoes for each bui lding shall be from
the streets surrounding the building sites.
Par~ Plazgrou.nds. Sixt~ per cent of the total area to
be developed shall be devoted to park and playground space.
The park area in every instance represents either the front
or back yard of the apartments. The extensive system of
interlacing park area provides play space for both young and
old. Numerous interior footpaths give access to all parts of
the development without the hazard of a single street crossing.
Cricket, clock golf and kindred lawn sports m ay be set up
throughout the park.
Schools.- An Elementary and a Junior High School have
been incorporated in this development to meet the require
ments of the Board of Education. These schools are prima
rily provided for those children living within the boundaries
of the Bunker Hill section. The are~ A1lotted to them is
that portion of the Hill that is bounded by Su.nset Boulevard,
Figueroa, Temple, and Olive Streets. The Junior High School
sthletio f~cilities shall i nclude a football field, baseball
field, a running trackt tennis courts, an indoor swimming
pool, and a general playground. These facilities will also
be available for general community purposes.
These schools are to be a part of the Los Angeles City
25
School~ system and will be designed to conform with all re
quirements of the Board of Education as well as the dvi
sory Board of the Community.
Raoreational. A Recreational section for the resi-
dents of Bunker Hill has been developed. It is situated
on the northern extremity of t he Plaza Civic Center on
Grand Avenue near the school buildings. A Tennis Court
Building, with the customary facilities for players and
apeotatore, ten tennis courts, bowling greens, handball
and e·quash cou.rte offer further opportu.ni tr• for play.
The school grounds will be used in conjunction with
the above mentioned recreation facilities.
Business Center. At the south end of the Plaza site,
at Pirst Street and Grand Avenue, is the Market Square.
Mr. Charles Channey, a prominent city planner, has suggested
that in commu.nit~ planning an ellottment of fifty front feet -
of store space for every one hundred persons should be
provided. However. due to the proximity of the Los Angeles
downtown business section only a sm all area has been deve
loped into a business center--approximately eight front feet
par one hundred persons has been provided.
All business and shopping facilities for the site
have been confined to the centrally l ooated Market Sauare
26
Thro~gh this oonoentration of sho pping facilities unneces
sary duplication of stores is avoided. A bundant parking
provisions have been made !or vehicular traffic within this
unit. The lfarket Square serves as a site for small offices,
markets, a branch bank, restaurant, etc.
Social lacilitiea. The Plaza, surrounded by Grand
Avenue between temple and First Streets shall form· the
center of the community's social life. In the middle of
the large ·· paved court of the Plaza a fountain is to be
erected. On the south side of the Plaza provisions for a
monument have been mada--it will serve as a small museum
where certain documents and art pieces of value shall be
kept. An Auditorium building with administrative offices
and permanent outdoor theater will form the other end of
the Plaza center.
Studio Group. A small area on the south east sec-
tion of the plot, beyond the proposed Grand A venue, is
1
allotted for the development of a studio group.
Service Station. On the southwest corner of Olive
Street and the proposed Bunker Hill A venue, provision has
been made f or a seevioe station with full garage facilities.
1
See General Plot Plan Section N
CHAPTER Vl
DESCRIPTION OF FIRST SECTION TO BE E~EC "ED
Site Chosen. The site ohosen for t ~e first develop
ment oomprises and era of 168,960 square feet, bounded by
Grand Avenue, Hope Street, and the proposed Bunker Hill
Avenue. It is slightly irre ular, the center of the plot
being approximately ten feet above the street level on the
southern end and than sloping gradually down to Bunker Hill
Avenue until it is only five feet above the street level at
this point.
This location w as chosen ae the first unit to be de
veloped, for it commands an imposing view of the entire
future development a s well as an unrestricted view of t he
entire city. Moreover it is a position that when developed
would serve as an ideal example ae well a s influence the
whole of this future community.
Disposition of Site. The development proposed for
the above mentioned area is comprised of ei ght partm ent
Hotel buildings. The buildings will cover a ground area of
23,415 square feet or 14% of the entire plot to be de elo ped
into community park areas. All of the buildings are eat
back approximately thirty five feet from the surrounding
streets.
In order to facilitate the description of the site
it shall be necessary to refer constantly to the archi
tectural drawings presented.
The eight Apartments form a U shape upon the site
28
with the open side of this U facing Bunker Hill Avenue on
the north. The buildings are on an average of forty feet
wide and eighty five feet long. In the north-south direc
tion, these buildings are thirty five feet apart and step
ped in such manner that they shall give greater visibility,
light, and air. Although the buildings have been arranged
as mentioned above, symmetry and balance have been preserved.
In this arrangement very little if any shadow will be cast
by any building upon arry other building throughout the
whole day.
The main entrances of the several apartments shall
open upon the community park area in the center of the site.
This area separates the partment Hotels in the east-west
direction, at the widest point by one hundred and fifty
feet, at the narrowest by one hundred feet. This arrange
ment therefore assures uninterrupted sunlight on the build
ings in ell directions over the greatest number of available
hours, and full sunlight on garden and play space at some
29
time of the day. It is also apparent from the drawings that
the orientation of the buildings, as shown, give a wide angle
of vision in all directions.
Each building has been numbered upon the plot plan of
this speoifia site, thereby making it easier to understand.
The numbers given the several buildings will be used in the
description of them.
1
As can be seen from the description given above, the
design of the group has been centered about sunlight, visi
bility, access and circulation.
~pioal Planning requirements for Apartment Hotels.
The following requirements given are to be followed for the
development of all such Apartment Hotels upon the site
under consideration and the remaining sites that are to be
devoted to the development of Apartment Hotels.
Orientation. 11 of t he _apartments are to
face a park a ea and the main entrances to such
apartments are to be through the various parka.
ll _ living rooms are to have a t least two expo-
sures insuring cross ventilation. 11 bedrooms
are to have the east or morning sun, ~11 living
rooms and sun porches to have the afternoon sun,
or western exposure.
1
See Sheet 3 of Drawings.
Circulation. Each apartment building to
have a service hall separate from the entrance
lobby. All apartments are accessible from the
centrally located entrance lobby, eliminating
any long corridors. Each building to have an
automatic passenger elevator and stairway
opening into the entrance lob ies at each
floor level, also a smaller automatic service
elevator, opening onto t he service hall of
each floor.
Service ~trances. 11 apartments are to
be served from streets at rear of apartments.
No vehio~lar traffic to enter the park area
separating the buildings. 11 garages, which
are plaoed in the basement of each apartment
building, open directly onto the street. Ele
vators and stairways are to b·egin at garage
levels and take passengers to their desired
floor levels.
Room Sizes. The minimum size of a bed
room is ten feet by twelve feet and the max
imum size is twelve feat by fourteen feet.
All bedrooms to have large closets. Living
00
rooms are on the avera ge thirteen feet six
inches by nineteen feet. They are to con
tain in every instanoe bed closets and
dressing rooms. Some of the l arger living
units have fireplaces provided. In these
instances the fireplaces begin on the fourth
flo or and carry up the rem ainder of the
building.
Dining Rooms. None of the di ning rooms
are to be under ten by twelve feet and none
over twelve feet by fourteen feet. All of
the dining rooms are to have large closets
making it possible to us e them for bed
closets and dress i n ro oms ·f o desired.
Sun Porches. Eaoh apartment, except
the bachelor apartments, are to have sun
porches completely enclosed by glass.
Kitchens. The kitchens are planned
so as to eliminate excessive w aste spaoe ~nd
also to make them work effi ci ently. T hey are
to contain sufficient cabinet space and t he
castomary provision for electric refrigera
tion end gas ranges.
31
Bath Booms. Each apartment to have at
least one bath room with standard acoessories.
Servioe Facilities. Each a~artment
building to have sufficient service closets
and disposal oonviences on every floor level.
Heating and Ventilating. All apartments
are to be steam heated, and air cooled.
Lighting. All rooms shall be wired for a
minimum of one watt per square foot for gen
eral lighting, exclusive of auxiliary lighting
(such as table lamps, floor lamps, etc.) Radio
end convenience outlets of a sufficient number
will be provided in each apartment.
Construction. The frame is of structural
steel. Exterior walls are of reinforced con
crete fully insulated from the heat and cold.
Interior partitions are of large lightweight
insulated blocks. •1oor construction is of the
block type, reinforced for a a-pan of approxi
ma taly 13' - 6 ". All buildings to be of class
"A" construction, fireproof, earthquake resisting,
and in accordance with city and state building
ordinances.
"
32
··1 Fire Esoa pe Sta irwal • The fire escape
stairway is to be used as a service stair as
well as a means of fire exits.
1
PARTMENT HOTEL UNIT NE
33
Description. Unit one occupies a central position at
the southern end of the plot. It is set baok thirty five
feet from the new Grand venue and covers a ground area of
3,464 square feet. It is anproximately thirty three feet
wide. one hundred and four feet long and ten stories high.
Pert of the tenth floor is devoted to a large pent house
apartment with the remainder of the floor area developed
into recreation or play deck space. For protection against
the wind a wall seven feet high with pierced openings shall
be constructed around the deck space.
The typical floor contains two four room apartments.
and two bachelor apartments. Each four room apartment
contains a living room with bed and dressing closet, dining
room with bed closet, two bedrooms, a bath room, kitchen,
and a large sun porch covering a floor are of 1,137 eauare
feet. Each bachelor apartment contains a living room. bed
closet, dressing room, and bath room--for a total floor area
of 200 square feet. These bachelor apartments thereby, can
be inoorporated into either one of the other apartments
creating, if necessary two five r oom apartments, or one f i ve
room apartment, one four room apartment, and one bachelor
apart~ent per floor.
On the main floor there are two apartments which are
to be used by the managers of he unite, a lobby, writing
room, and a oommiss ry thJ t serves all of the units.
34
The basement arage has accommodations for forty cars.
This arrangement is convenient in that the persons living
in the apartment can drive their c re in the building, pa rk,
and then proceed to their apartments either by elevator or
stair.
Summary of Unit One. partment Unit One therefore
has acoomodations for eighteen four-room apartments, one
five-room apartment, nd sixteen bachelor apartments. The
bachelor apartments may be combined with other ai:artments
if larger combinations are needed or desired.
2
APARTMENT HOTEL UNITS TWO · ND EIGHT
DEscription. These two units are similar in plan,
therefore the description of one will fit the other. Unit
two is approximately forty four feet wide and ninety seven
feet long. It covers a ground area of 3,323 square feet,
and is to be eight stories high.
The typic 1 floor contains one double, one four room
apartment, and two bachelor apartments. the double apart
ment, which has 962 1quare feet of floor area, contains a
living · room, with bed closet and dressing room, sun por~h,
a dining room with bed closet, one ed room, bath room, and
a kitchen. The four room apartment similar to the a-ove
1 2
Sea Sheet 4b of drawings See Sheet 4a of drawin s.
36
with the exception of an added bed reom, for a total floor
area of 1,072 square feet. Each bachelor apartment contains
a living room, bed closet, dressing room and bath room, for
a floor aree of 224 square feet eaoh. The bachelor apart
ments are so planned t hat thej can be incorporated into
either the double or four room apartment, thereby creating,
if necessary, one three room apartment, and one five room
apartment; or, one five room apartment, one double, one
bachelor; or, one three room apartment, one bachelor, and
one four room apartment as the necessity may demand.
The main floor contains two bachelor apartments, a
double, a lobby, and a writing room. One of the bachelor
rooms can be combined with the double apartment if necessary.
Garage accommodations similar to unit one • .
The roof space to be devoted to play deck and gardens.
For protection against the win4, a wall seven feet high with
pierced openings shall be constructed.
Summary of Unite Two and Right. Apartment, Units Two
and Eight combined have acoommodations for sixteen doubles,
fourteen four room apartments, and thirty two bachelor
apartments. fhe bachelor apartmen s may be combined with
the other apartments if larger combinations are needed or
desired.
36
APARTMENT HOTEL UNITS THREE, FOUJi, FIVE, SIX, SEVEN
1
Description. These units are similar in plan, there
fore it will be suffioient to describe only one of them. The
only exception in plan occurs in unit five. This u.nit has
a pent house apartment on a portion of the roof deck and ref
erenoe will be made as to its size.
The typical floor contains one single apartment, one
double apartment, and two bachelor apartmenta.
The single apartment comprises a floor area of J69
,(
square feet and consists of a living room with bed and dress
ing closet, dining room with bed closet, bath room, sun porch,
and a kitohen.
The double apartment oovers 964 square feet of floor
area and with the addition of a bed room is similar to the
single apartment.
The bachelor apartments cover 224 square feet of floor
space apiece and contain a living room, bed and dressing
closet, and a bath room.
Larger apartment groups are formed with the addition
of bachelor units to either single or double apartments.
The main floor consists of two bachelor apartments, a
double apartment, a writing room or card room,and a lobby.
1
See Sheet 4c of drawings.
The servioe and garage entrance faoilitiaa are similar
to those given for Units One,Two and Three.
Summary of Units Three, Four, Five, Six, and Seven.
Thus Units Three, ~our, Jive, Six, and Seven combined con
tain forty one doubles, thirty five singles, ninety bachelor
apartments, for a total of one hundred and sixty six apart
ments. Since the bachelor can be combined with either the
single or double apartments, it is possible to have any
arrangement desired.
37
Eaoh of the above buildings are eight stories in height
and are approximately forty four feet wide and eighty two
feet long. The total area of t he typical apartment floor is
2,263 square feet.
GENERAL SUMMARY
A s there are so many variations possible is the type of
plan used, no attempt is made to tabulate the various possibil
ities. The only ones recorded are the total m aximum and
minimum apartments of each type in the f irst development known
as section E.
The following table i ves an example of the flexibility
of an apartment hotel. Between the two extrem es given there
are many other arrangem ents possible.
Type of Apartment Jls%imu.m Minimum
Singles: 35 36
Living room
Dining room
Sun porch
Bath room
Xitchan
Doubles: 91 66
Living room
Dining room
Sun porch
Bath room
Bed room
Kitchen
Jlou.r Room Apartments: 86 30
Living room
Dining room
Sun porch
Two bed rooms
Bath room
Kitchen
Five Room Apartments: 32 2
Living room
Dining room
Sun porch
Three bed rooms
Bath rooms
Kit~hen
Bachelor Apartments: 128 7
Living room
Bed and Dressing closet
Beth room
CHAPTER Vll
FINANCIAL SET-UP OF SECTION E
The purpose of a financial sat-up is to disclose the
economic feasibility of a project. It includes the estimat-
ed cost and promotion of a project as well as the method of
financing, amortization, interest rates, upkeep, and carry
ing coats. The total required investment, including financ
ing and carrying charges, must be auoh that the earning pow
er shows an adequate return on the investment, and the capital
structure must be so set up that the total capital from all
sources covers the entire required investment, and must be
so arranged as to debt service and dividend requirements that
the total of such requirements per year does not exceed the
earning capacity. T}ie failure to establish such a balance in
setting up a project indicates that · im some particular the
enterprise is uneoonomic.
1
In this financial set-up it has bean assumed that a
Holding Company has purchased the site to be developed, and
.that an addi tioaal one hundred and seventy five thousand
dollars are to be invested in the enterprise, provided it
paya dividends at the rate of six percent per year.
1
Cherlea H. Lenoh The Promotion of Commercial Build
ings. New York Arohiteotural EoonomloBPress, 1932 pp 110-150
THE BINANCIAL SE!-UP
Eatimate of Cost
Coat of Land.
Assessed valuation.
• • • • • •
$ 145,000
1
Current value •••
• • • • • • • • • • • • •
Cost of present Improvements.
• •
• •
• • •
• • ••
2
.5,000 Assessed valuation •••
Current value •••••
• • • • • • • • • • •
Coat of Construction.
~uoage of buildings:
Unit one
• • • • • • • • • •
• 363,650
Unit two
•
• • • • • • • • •
.309,540
Unit three.
• • • • • • •
•
.2'10,447
Unit four.
• • • • • • • •
•
.246,480
Unit five.
• • • • • • • • •
.246,480
Unit six.
• • • • • • • • •
• 246 - ,480
Unit seven.
• • • • • • • •
.246,480
Unit eight •••••••••• 309
1
540
Total Cubage 2,239,097
To be erected at $.30 per oubio foot.
•
The total oubage contains the oubage of
basement garages,sub-basement, and
apartments.
La·ndsoa ping. • • • • • • • . . . . . . . . • • • •
Architect's and Engineer's Fees.
6% Of construction cost . ·•
Clerk of the orks Fee.
• • • • • • • • •
1% of the cons t ruct i on oost •••••.•••
Promotion.
!anent Installation
.'1% of oonstruoJion coat ••••••••••
County assessor - Book 246
2
Ibid.
40
290,000
10,000
671,729
5,000
40,304
6,717
5,3'14
Surety Bond - 50
$15 per 1000 ••••••••••••••••• $
Insurance, fire,
and liability ••••••• •
Taxes during construction
J2.70 per $100 of assessed
value ••••••••• • • ••
Bonuses and ~inanoe on
Mortgages.
First Mortgage •••••••
Second Mortgage ••••••
Interest on Mortgages
during construction
First Mortgage •••••••
Second Mortgage ••••••
Le ,al and Truetee's fees,
Leasing, Maintenance,
Title Policies ••••••
• •
•
6,038
3,695
4,'154
6,635
2,169
16,496
3,526
3,358
3,358
41
Contingencies ••••••••
Total promotion cost.
Estimated cost, Total
• • • • . • • _ 2,404
••••••• $ l,0'-6,l54
Money Available
OJmer'e Equity ••••••••••
• •
• 475,000
First Mortgage
50% of Estima ted Cost •••••• 663,491
Second Mortgage
19.5% of First ortgage •••
Total money Available
• • 108,491
• • • • • • •
Surplus from Owner's Equity
• • • •
Surplus t o be used as p1.rt payment
on f urniahinga.
• 1,146,982
'IQ ,828
Furniture and Furnishings
llstimated Costs
Bachelor ·partme nts 300.
Si gle Apartments C 500.
Four Ro om Apts. 900.
Double partments
Five Room .: pts.
Lobbies and
750.
1000 .
W riting Rooms @ 750.
Total Estimated Cost • •
To be paid out of
Owner's Equity
Furniture to be amort
ized in seven years at.
38,400.
17,500.
30,000.
32,400.
1,000.
G,ooo.
125,300.
70,828.
7,781.
Set U~ a n d Carrying Charges
First Mortgage
At 5"ff% ••
Second Mortgage
At 6~ ••
Retiring Charges
At 2.5% of
• • • • • • • • •
• • • • • • • • •
671,729.
• • • •
~urniture and Amortization ••
• •
30,992.
7,052.
16,793.
7,781.
Owner's Equitz. •• • • • • • • • 10, 500.
The above figure represents
the 6% dividend upon 175,000
demand by the owner.
stimated Upkeep Expenses 73,118.
42
•
Grose Expenses for O ne Year
Bmplozees
Bngineer
~our at $125 per month
Janitor and House Boy
Pour at $90 per month
Manager
One at $186 per month
Housekeeper
One at $100 per month
Desk Clark and Operator
Ona at $126 per month
Gard.Ber
• •
6,000.
• •
4,320.
• •
2,220.
• •
• •
1,500.
43
Two at $100
• • • • • • • 2,400.
Total Salaries ••••••• $ l"l,.6
1
40,
Apartment for Manager • • • • • • • • • • • • • • 600.
Apartment for Housekeeper ••••••••••••
Taxes • • • • • • • • • • • • • • • • • • • • • •
I ns~rance • • • • • • • • • • •••••
• • • • •
Alteration and Repairs • • • • • • • • • • • • • •
wa·ter
At 1125 per month
• • • • • • • • • • • • • •
Eleotricity • • • • • • • • • • • • • • • • • • •
Power for lllevators • • • • • • • • • • • • • • •
600.
a.ooo.
3,000.
14,000.
1,600.
10,000.
At $10 per month 960.
BeatiJI
A tOO per month • • • • • • • • • • • • • • • 6 ,000.
Ino,i4entala
' At tSo per month
• • • • • • • • • • • • • • •
Grose ~otal Expense for yea r ••
Total Upkeep and Carrying Costs per Year
Yearly Gross Expense •••••••
Yelirly Upkeep Expense ••••••
Yearly Gross Expense
•
62,900.
73,118.
136,018.
Rental Schedule
for First Seven Years
Yearlz Gross Expense. • . . • · • • • 136,018.
Bumber of Rooms 644
-------
Cost per Room per Year $211.20
Coe~ per Room per Mon~h 17.60
Plus 15% for V acancies 2.60
Total Monthly Rent per Room ••
Apartment Schedule
Bachelor Apartments •• $ 20.20 per Month ••
Single Apartments.
Double Apartments.
Four Room Apartments
• •
• •
•
40.40 per Month •
60.60 per ronth •
80.80 per M onth •
Five Room Apartments • 101.00 per Month •
Rental Schedule
After First Seven Years
Yearly Gross Expense.
• • • • • •
62,900 •
Yearly Upkeep Expense
First Mortga ge @ 6½%
30,500.
Retiring Charges
16,793.
Owner's Dividend
10.000. 67,793.
44
136,018.
20.20
Yearly Grose hpdnse
Number of Rooms 644
-------
120,693.
Cost par Room per Year 187.40
Cost per Room per Month 15.60
Plue 15% for Vaca ncies 2.27
Total Monthly Rent per Room ••
Apartment Schedule
Bachelor Apartments.$ 17.87 per Month
Single Apartments ••
Double Apartments
• •
Pour Room Apartmen:te.
Pive Room Apartments.
36.'14 per Month
43.61 per Month
'11.48 per Month
89.35 per month
The above are t he minimum rental rates that may be
charged, however, they can be rearranged in price value
at the different floor levels.
At the above amortization rate the building will be
cleared of all incumbrances at the end of forty years.
46
17.87
CHAPTER Vlll
ARCHITECTURAL DR.A.WINGS FOR THE THESIS
The drawings to be submitted are the final results of
the studies made of the project. ,hey are described in the
order of the arrangement of the written part of this Thesis
and are to include the following:
1. Contour llap. A topographical map of the Bunker Hill
area showing the present street layouts and its
elevations above the surrounding city levels. Each
contour line on the map indicate a ohange of five
feet in elevation.
This map is drawn at the scale of one
hundred twenty eight feet to the inch.
2. Model of the Site.
---
A scale plaster model ha been
constr oted of the site to aot as a visual aid for
the better disposition of buildings and as an ex
position of the finished project in miniature. It
conforms with the graphic representation as shown
on General Plot Plan.
The scale is similar to that of
of the contour map and General Plot Plan.
3. General Plot Plan. This drawing indicates the pro
posed building units, and street layouts for the
4'1
entire Bunker Hill ares. The letters designated on
the drawing are fully explained by the chart on the
drawing.
Sections in the east-west and
north-south directions indicate the elevations of the
various portions of the -Jsi te.
4. Drawings of Section. The drawings of Section E indi
cate the first Apartment Hotel units to be developed
on the site. fhay include the following:
A. A sheet 42" x 54" indicated by the num eral
3. Upon it is placed the plot plan, a
south elevation, end a west elevation of
the devalopment--all at the scale of sixteen
feet to the inch.
The plot plan contains the eight apart
ment hotel buildings, and park areas that
represent the first development for the
Bunker Hill Housing project.
B. A drawing 42" x 54" indicated by the numeral
4. This sheet is divided into three u.nits--
4a , 4b , and 4c •
4a. Conteins the typical floor plan of
Apartment Hotel units two nd eight
at the scale of ei ht feet to the
inch.
b sement garage plan, first
48
floor plan, and pent house plan-
all at the scale of sixteen feet to
the inoh.
4b.Containa the typical Apartment Hotel
plsn for unit one at the scale of
eight feet to the inch.
A baaement garage plan, first
floor plan, and a pant house plan-
all at the scale of sixteen feet to
the inoh.
4c.Containe the tJpicel Apartment Hotel
plan for units three, four, five, six,
andeeven at the scale of eight feet to
the inoh.
A basement garage plan, first floor,
end a pent house or roof plan--all at
the scale of sixteen feet to the inch.
CHAPTER lX
RESUME AND CONCLUSI ONS
RESUME:
Development E1_ the problem. The solution of the problem
•
of large-scale housing reqwres a different approach by the
architect from that which he normally fol l ows. Generally hie
problem is definite and l imited by his client's requirements:
a plot of land that has been chosen and the amount that is to
be spent. ~he whole approach to the problem of large-scale
housing is utterly different. The limits of the problem must
be found before it can be solved. It is a question of supply-
ing a need rather than a demand. large part of the po~ulation
in all of our cities is in need of new and decent hou.ses form
ing part of modern communities. The need is there, but the art
iculate demand has not been expressed because in the past, the
machinery for filling the need has no t existed. Our present
slov•nly and extravagant method of producing homes has sup
plied with new houses the needs of only one-third of the pop
lation--those in the unper economic groups. Through the use
of large-scale methods of production, under the direction of
trained technioans. it is possible to cut the costs and
produce homes in an environment more in harmony with the
real needs of the day. The building industry can do a great
50
deal toward making this possible, but it requires tha co
operation of all the other elements that have to do with the
production and organization of houses and communities
At the end of the first period of study sufficient
information should have been collected to limit and define
the work that is to follow. The Social and Civic survey will
have disclosed the housing needs of various groups of the pp
lation and the amount they can afford to pay for housing. The
Architectural studies will have found the most economical types
of housing both to meet the needs and satisfy the preferences
of tha various groups for whom it is economically possible to
produce housing. The Economic division will have determined
to what extent the production of housing can be carried on
more economically for wage grou~s that could not be decent-
ly housed b■fore. Thus a decision can be reached as to the
general limitations of the work to be undertaken.
The general policy followed can thus be swnmarized:
l. Needs for good housing.
2. Selection of boundaries of site.
3. Trends, past, present, and future. Existing conditions
4. hat groups are to be housed.
5. The types of dwelling that will be considered.
6. The changes that are needed in the organizations
of the various agencies that will take 'PSrt in
producing the housing project.
61
CONCLUSIONS:
Thie thesis has given a survey of the economic feas
ibility of a Housing Development for the Bunker Hill Area,
Los Angeles, California. The benefits that may be derived
from such a deve o ment are stated ea follows:
1. Rehabilitation of a blighted district within the
heart of the Loe Angeles Downtown Business Seotion,
to meet the needs of the downtown worker.
2. Creation of a housing unit that will save time as
well as transportation coats to perspective ten
ants.
3. Facilitation of vehicular and pedestrian traffic,
to site, by the rearranged and widened thorough
fares; tunnels for vehicular traffic: esc~lators,
and ornamental stair anproachea to the site.
4. Development of sound construction, as well as feat
ures of beauty. Park and playground areas.
5. Park a~artments that insure abundant sunlight,
vision, air, and quiet.
6. A benefit to the Los Angeles Civic Center as well
as to the entire commQnity.
7. A reJief from the crow4ed oondi tions now ~re sent
in this area.
The importance of an adequate development on Bunker
62
Hill oan not be too m~oh stressed. The solution that has been
~resented is not only worthy of dee~ consideration, but
gives ~roof of a ~lan that would o~erate on a profit for either
city, private, or corporation.
ANNOT. TED BIBLIOGRAPHY
Aronovioi, Carol, Housing and Town Plann1;!•
Hou.ghtton Mifflin Co., Voi. Ll, Jan. 1 4
Boston:
A series of papers collected by Carol Aronovioi,
General Secretary Suburban planning ' seooiation,
Philadelphia. This book deals with the various
phases of Housing and its relation to transport
ation, at eet layouts, eto.
53
Bernes, ~rank B., . Estimatiif Building Costs and A'Paraia
ing Buildings. New Yor: Doubleday, Page and o. 1923
A Helpful book. Placing technical lanquage into read
able material.
Bingham, Robert F., ndrews. E. L., Finanoi~ Real Estate.
Cleveland, Stanley MoMiobael Pllblishlng rganization 1924,
371 P•
A book presenting the principles of financing real estate.
It does not go into the more technical features of real
estate finance, but it does cover the general subject in
a comprehensive manner.
Bingham, Robert F., :MoMichael, Stanley L., Cjfz Growth and
Values. Cleveland, Ohio, The Stanley Mc ohael Publish
ing Organization, First Edition 1923, 369 p.
Pllblished with the approval of the National Association
of Reel Estate Board. This book is a comprehensive
compilation of interesting facts concerning the manner
in which cities develop and an acute observation on the
concurrent movement of Real Estate values.
Chamberlain, Lawrence, Princi~les of Bond Investments.
York, The lloMillan Co., l 24. -
New
A serious treatment upon t e principles of bond in est
ments.
54
Clerk, Charles E., The Housing Question.
An address delivered by Clark, President of the United
Leage of Local Building seooiation, at t r. a Interna
tional Congress of Local Building and Loan Association
at Inside Inn, Panama Pacific Exposition, San Fr noisoo,
Ju.ly 30, 1915.
Evers, Cecil c.. .Commercial Problems .!.!! Bu.ildinga.
Deals wi th the sma l ler i tams in construction.
General Real Estate Topics,
1925.
Annals of Real Estate Praotioe
--- - ---------
A series of lectures or S19eeches delivered at the Gen
eral Sessions and Special Conferences of the Eighteenth
Annu.sl Convention - National . esooiation of Real Estate
Board.
Haney, Lewis H., Business Or~anization and Combination. New
York, The Jlacmilian ~o. 923.
A clear and conc i se analysis of evolution of m odern busi
neee organization thr ough its various stages. It is
· logioally ·· presented and it avoids using unduly technical
language.
Lenoh, Charles H., The . Promotion of Commercial Buildings. New
York: Arohitectural Economics--i>ress. l932,' 235 p.
A book published by an architect, for architects, on
fincancing income- producing buildings.
McKinley, Fred W., ! new Syste~ of Loans. Cleveland, Ohio,
1926.
Points out the difficulties of high fina nce.
Moore, Henry L., Laws of W ages. Doubleday, Page and Co.,
1925.
Professor oore deals with the niceties of mathematics
of wages and how t hey should be distributed. These are
however not common occurences. lthough an interesting
and cleverly pr esented topic.
55
National Real Estate Journal,
a·te partment Buildings?"
Chioa _o, Illinois, Porter
Vol. 33, No. 1, Jan 1932,
''What Does it Coet to Oper- ·
National Real Estate Journal.
- Bede - Langtry Corporation
1933.
A survey made by he National Real Estate Journal. It
brings out the weak points of past financing setups.
Practical Real Estate Methods for Broker, O~erator, and
Owner. New York. Doubleday, Page and Co., l 23, 397 P•
A series of articles by thirty experts, on how to buy,
sell, manage, appraise, improve nd finance Real Estate.
MAPS ND CHARTS
Los Angeles City Engineer, Mans and Cha~ta.
Los Angeles County Assessor. Pronerty Asse~smente, Books
246, 37, 19. and 22.
Los Angelea County Recorder. Mans end Books.
Loa Angeles Count~ s~rveyor. Mans and Books
OTHER REPORTS ON BUNKER
HIL L D~ VELOPMENTS
Bigelow.a. ·c., "Pronosed Razing of Bunker Hill" Los Angeles
Times, July A, 1932.
William H. Babcock and Sons. Re~ort on the Economic and Eng
ineering ~e•eibilitz 2! Regrading the Bunker Hill Area.
Los Angeles, l93l
A book obtained through the efforts of Mr. Charles Diggs
County Regional Planning Commissioner.
AP RTVENT AND HOUSING PROJECTS STUDIED
Ballard, F. R.,"Snaoefield Village" · The rchiteotur&l
Record Vol. 72 No. 5 ,November, 1932 ~p.333-335
56
Bo:vd, John Ta:vlor. "Rebuilding Blighted Districts" The
Architectural Forum, Concord N.H., Rogers and ilidon
Company, Vol. LVi. No. 3 Part 2
Bley and L:vman, "At>Srtment Buildings " The Architectural
Record F.W. Dodge Cor~oration v'o!~11l"No.3 llar, 1932
Burton, Howard, "New Housing for the Lowest Third" The Aroh
iteotural Forum Rogers -and Manson Co. Conoord,N. H.
Dao 1 .932
Chanin. Irwin s.,"Century Allartments New York City" The
Arohitect\ll'al Record F.W. Dodge Corl)oration Vol. 71
ffo.3 Mar., 1932 ~. 190
Clause ani Daub "Two A'D8rtment Schemes" The Architectural
Reoord F.W. Dodge Cor~., Vol. 71 No. 3 Mar., l932
Dorfman, Boris w., "A£artmant Building" The Architectural
Record• F.W. DOdge Corp., Vol 71 No. 3 Mar., 19a2
Engelhardt. Th. "Lexington Anartments Cord Meyer Develo~
ment Forest Hills, Long Island" The Arehiteotural
Record F. B. Dodge Cor~., Vol 71 No.3 Mar., 1932
Editorial - "How Large Scale Housing Projects ar Develo~ed"
The Arohiteotural Red. F. w . Dodge Cor~. Vol 71, No.3
Mar •• t9a2
Flagg, Earnest, "Celtic Park Apartments, Long Island City"
The Architectural Record F. , . Dodge Corn. Vol.71 o.3
Mar., !932 ·
Garber and Wood ward, "Phelps
The Architectural Record
'PSrtments, Cincinnati, Ohio
Vol. 71 No 3 Mar., 1932 ~ 184
57
Heaton, ARthur B., "Row Houses in the Bu.rleith Development
Washington, D. ·c."The Arohiteotural orwn, Rogers and
Kanson Company., Concord. N. a. Vo!. LVI. No. 3.
Haeel■r, Otto, "Rothenberg Housing Projeot"-German..v, Shelter
Voight Com~any, Philadel~hia. Vol.2 No. 3 Anril, 1932
Holden, Arthur cc. "Housing Pinance Pnssibilities" The
Arohiieotu.ral Forum; Rogers and Manson. Conoor!. N.H ••
voi. tvi NO. 3 ,ltar •• 1932 n~289-294
• •
••• "A Basia for Procedure in Slum Clearance" The Aroh
Iteotural Record F.W. Dodge Cor~., N.Y. Vol.13 No.3
larch 1933 ~P• 2 ,-221
Howe and Lesoaze,"Pro~oaed Housing Development for Chrystie
Forsyth sts.,New York."Shelter, Voight Company. Philadel
phia. Vol. 2 No. 3 Anr41, 193!
Lden, Gilmore v., "Better Housing" Architect and ~gineer
Feb.• 1933
Hi1lside Grou~ Housing. The Architectural Record Oct . 1932
'PP• 221-232
Ingham and .Boyd, "Chatham Vi1lage" · The a rchitectural
Forum, Rogers and Manson Cor, Concord, N.H. Mar,
!932 Part 2
Kastner, Alfred, "Negro Housing Proposed fo:b Richmond. Va."
The ~ Architectural ·Redord ~ F.W . Dodge Cor~~N.Y.
vo!Q 13 lo. 3 Mar •• 1933 ~~.165168
Keck and Sohwai er "A Ch cago Housing·Projeot" The Arch tectu.rel
Reood ,F.W.Dodge Corn
9
Concord, N.H. Vol 73 No. 3
Jlir:71~33 n~. 169- 164
Low Rental Dwellings. The Architectural Recnr4 , F •• Dndge
Corn., B.Y. Vol 71 No ~ 3 Var 1932 ~~ 153-156
Lewis. Charles F " Community Built on Facts" The .. · rchi t-
-- ---------
eotural Forum, Rogers and Manson Cor~., Concord, N.H.
Mar •• 19a2 part one
58
lfoCornaak, alter R., "Cleveland Housing Studies" The Arch
itectural Record· F.W. Dodge Cor~. N.Y. Vol. 73, No.3
Var., 1§33 pp. 150-164
•1anning for Residential Distrtots, The President's Conferenoa
,2.!! Home Building andj{ome_Ownershl~. Washington n.c.
Pawley, F.W •• "Planning the House" / The Architectural Record,
~.w. Dodge Cor~ •• Nov., 1932 np2~3294 -
Schnitman, Seth L. "The Need for a New Housing Economy"
The ·Architectu.ral Record? F.W. iod~e Cor~ •• N.Y.
Vn1. 71 N6 3 Jlar •• l932 np. 211 212
Stein. Clarence s •• "Phinns Garden nartments, Long Island,
City" The Architectural Record F.W. Dodge Cor~. NY
Vol 71 lo 3 Mar., l932 ~. 202
••••• "Gommunity H ousing Procedure" The Architectural Forum
Rogers and Manson ·cor~ •• Coonord.N.H. Mar. and nril
1932 Vol LYl No. 4
Thomae~ A.J "Van Tassel A1'ts •• N.Y." The Architectural Record
1.W. Dodge Corn., N.Y.* Vol . 71 No 3 Mar •• 1932
••••• "A~art. 116 East 68th. Street, N.Y. City" The arch
teotural Record F.W.Dodge Corn., Conoord.N.H •• Mar ]932
-------
Wells, Alton L •• "Promoting A Coo~erative Apartment" The ·rch-
iteatural Forum Rogers and Manson Cor~., Concord.N.H.
Anril,1932 np. 401 406
Wright, Henry," The Cost of Housing" The roh!teotura l Forwni
Rogers and Menson Corp~, Concord, N.H. Mar !932 part~
'PP• 299-305
••• "Com'?'arative Coat Studies of New Group Dwellings"
The ~rchitectural Reoord F.W.Dodge Co•~• N.Y. Vol 73
l<'.3lar.,l932 nn 213-·2·16
••••• "Servtoing A-parts ·for ·Lower Re~tals" The · rob ~arum
Rogers and llanson Cor , Conoord,N.H. Iler 1933 ~p.221-23n
59
LeTine ; Leo : "A NeighborlJnod Unit for · Rado1,rn .lf ~ J." Tlie Arwh i teotura l Record P.W.Dodge Cor ~ .NY Vo 73 lo .3
Mar., 1§3! 'Pl' 230231
LeC~rbueier , "The City nf Tomorr~w" The Architectural Record
F.W.Dndge Corn.NY. Vol 73 Nn 3 Jan 1933
Eleven Housing Projects , The · rohitectu.ra l Forum Rngers and Jl
Manson Cnrn . Conoori N.X Mar.,1932 ~n. ~61-2A3
Th"-rteen Houe:f.ng Developments , The Archi tec~ral Forum
Rogers and [a eon Cor-p., Concord, N.H. ar., 1932 t>p~229-
250
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Asset Metadata
Creator
Carfagno, Edward C.
(author)
Core Title
A housing development for the Bunker Hill area with special reference to the function of apartment hotels
School
School of Architecture
Degree
Master of Architecture
Degree Program
Architecture
Degree Conferral Date
1933-06
Publisher
Los Angeles, California
(original),
University of Southern California
(original),
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OAI-PMH Harvest
Format
theses
(aat)
Language
English
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Digitized from microfilm by the USC Digital Library in 2023
(provenance)
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Weatherhead, Arthur C. (
committee chair
), Batchelder, R. J. (
committee member
), Johnson, C. Raimond (
committee member
)
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