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Development of the University neighborhood: The University of Southern California
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Development of the University neighborhood: The University of Southern California
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DEVELOPMENT OF THE DNIVERSITY NEIGHBORHOOD THE UNIVERSITY OF SOUTHERN CALIFORNIA A Thesis Presented to the Faculty of the School of Architecture The University of Southern California In Partial Fulfillment of the Requirements for the Degree Master of Architecture by Erfan A. Hashem August 195^' UMI Number; EP54697 All rights reserved INFORMATION TO ALL USERS The quality of this reproduction is dependent upon the quality of the copy submitted. In the unlikely event that the author did not send a complete manuscript and there are missing pages, these will be noted. Also, if material had to be removed, a note will indicate the deletion. D isH g ertatie n PablisM ftg UMI EP54697 Published by ProQuest LLC (2014). Copyright in the Dissertation held by the Author. Microform Edition © ProQuest LLC. All rights reserved. This work is protected against unauthorized copying under Title 17, United States Code ProQuest LLC. 789 East Eisenhower Parkway P.O. Rox 1346 Ann Arbor, Ml 48106- 1346 This thesisj written by ............. under the guidance of hl3....Facuity Committeej and approved by all its members, has been presented to and accepted by the Council on Graduate Study and Research in partial fullfill- ment of the requirements fo r the degree of Master of Architecture Date A U g ^ _ t _ _ 1 9 5 i y . . . . . . . . . . . . . . . . Faculty Committee '^hai rh iQ T i TABLE OF C0NTMT8 CHAPTER page I . THE PROBLEM................... 1 Statement of the problem . . . . . . . 1 Importance of the problem ........ 1 Scope of the problem ........... 2 Organization of the thesis ........ 2 Boundaries of the area ......... 3 II. POPULATION............... ............... 5 Population forecasts .............. 5 Definition of a census tract............. 6 Population data in the survey area .... 7 Center of city vs. suburbs.............. 12 Density .................... 1^ Marital status .................... 15 Educational level ............ 17 Occupation and employment ........ 17 Social rating ................. 19 Health conditions ............ 20 Children and juvenile delinquency .... 22 Minority groups in the study area .... 22 Distribution of annual income ...... 25 Family size and age composition ..... 28 III. PRESENT CONDITIONS OF HOUSING ....... 33 Conversion to more extensive use ..... 33 ill CHAPTER PAGE Causes of blight........................ 37 Age of buildings................. 38 Sanitary conditions of structures . . . 38 Owner and renter occupancy . . . . . . ^0 Mean monthly rent ............ 43 Type of structures ............ 43 Size of household ........ 43 Mobility of population .......... 46 Present land use inventory............ 46 Proposed land use distribution.......... 48 IV. REDEVELOPMENT AND THE STUDY AREA.......... 53 Characteristics of blight........... 53 Acquisition cost of the site........... * 64 Land speculation and the taxation system . . . . . . . . . . . . . 64 Redevelopment program for Los Angeles • . 67 A self-supporting redevelopment........ 68 Recommendations for redevelopment .... 69 V. REHABILITATION AND THE NEIGHBORHOOD CONCEPT . ........................... 72 Characteristics of a neighborhood unit . . 72 Relation between neighborhood units ... 73 Rehabilitation is limited......... 74 Rehabilitation program in Los Angeles . . 75 ___ 1 iv CHAPTER PAGE Application of the neighborhood concept to this area . . . . . . . . . . . 76 Tools to achieve the p l a n ........... 77 Zoning......................... 79 VI. PROPOSED RESIDENTIAL DEVELOPMENT.......... 8l Objectives of the plan........... 81 Selection of type of development........ 83 Estimated cost per acre of development . . 85 Probable monthly r e n t .................. 87 Optimum density and population ...... 89 Income of the proposed population .... 91 Estimated rents are compared ....... 91 Government projects .................... 93 Sub-area 1 ............................. 94 Student housing...................... 94 The International House............. 96 Sub-areas 2 and 3 97 Sub-area 4 . . . . . . . . . . . . . . . . 100 Sub-area 6 . . . . . . . . . . . . . . . . 103 The university faculty housing........ 103 Orientation . . . . . . . . . . . . . . . 105 VII. COMMERCIAL FACILITIES: PRESENT AND PRO POSED 108 Present condition ........ ....... 108 Proposed commercial areas ....... 116 Type of centers ............ 117 CHAPTER PAGE The trading area ............ Il8 Determination of the area needed . . . 120 Location of the neighborhood shopping centers ................. 124 Location of the district shopping centers . . . . . . . . . . . . 125 Local shopping centers ................ 126 District shopping centers ........ 126 The university shopping center • • • . . 128 VIII. SCHOOLS AND PLAYGROUNDS.................. 132 Standards for schools ......... 132 Types of recreational facilities and their standards...................... 135 Elementary schools . ..... 137 Sub-area 1 ............. 137 Sub-area 2 .......................... 137 Sub-area 3 . . . . . . . . . . . . . . 138 Sub-area 4 ......... ........ 138 Sub-area 6 ........ .......... 138 High schools . . * . . . ......... . . 139 The University of Southern California campus ........ .. . .. ... 139 Sub-area 5 .......................... 139 ! Exposition Park......... 143 ! Sub-area 7 . . . . . . . . . . . . . . l43 Vi CHAPTER PAGE IX. THE CIRCULATION PATTERN.................. 146 Classification of streets ........ l46 Present traffic problems .............. 147 Recommendations......... l48 Method used and standards.............. l48 The effect of the parkways......... 150 The Harbor Freeway...................... 150 East-west direction .................... 15^ North-south direction .......... 155 X. MASS TRANSPORTATION ..... ............ 158 Present system ...... .......... .. 158 Revision of present lines ........ 158 XI. PUBLIC BUILDINGS AND UTILITIES ....... 163 XII. CONCLUSICNS.......................... 166 Residential plan............... I69 Commercial plan ............. I69 Recreational and educational facilities .................... 171 The circulation plan ........ 171 BIBLIOGRAPHY................................... 173 LIST OF TABLES table page ; I. Population Counts and Rate of Changes by Census Tracts . . . . . . . . . 10 II. Population Counts and Density Within the Area by Census Tracts............. 11 III. Marital Status of Population in the Study A r e a ........................... 16 IV. Occupation and Employment in the Study A r e a ........................... 18 V. Social Rating of the Study Area by Census Tract • .......... ....... 21 VI. Active Tuberculosis Cases and Juvenile Delinquency......... .................. 23 VII. Minority Groups in the Study Area ..... 24 VIII. Income of Families and Unrelated Individuals by Census Tracts ...... 26 IX. Age Groups Distribution by Census Tracts............................... 29 X. Type of Structures by Census Tracts .... 44 - XI. Size of Household by Census Tracts .... 45 XII. Mobility of Population by Census j Tracts ........... 47 XIII. Estimated Area of Various Major Land Uses ........... ............ 49 Vlll TABLE PAGE XIV. Comparative Costs per Room for Various Building Types........... 88 XV. Computation of the Probable Monthly Rent for a Typical Walk-up Apartment Development . . . . . . . . . . . 90 XVI. Estimated Annual Income Based on Probable Monthly Rent................... 92 XVII. Percentages of Choice for Various Types of Accomodations............. 106 XVIII. Estimated Present Annual Income in the Area............................. 112 XIX. Estimated Present Habit of Spending ... Il4 XX. Estimate of the Present Purchasing Power Available in Various Types of Commercial Centers for the Various Items ........................ 115 ’ XXI. Estimated Number of Families and Their Income................. 121 XXII. Estimate of Potential Purchasing Power Available in Various Types of Commercial Centers for Different I Items ......................... 123 XXIII. Recommended Standards for Schools .... 133 IX TABLE PAGE XXIV. Highway Cross Section Standard......... 151 XXV. Present Public Transit Available ........... 162 LIST OF CHARTS CHART PAGE j 1. Population Growth 13 ; 2. Annual Income Distribution by Census Tracts......................... . . . 27 3* Age Distribution by Census Tracts 31 I 4. Type of Structure Distribution by . Census Tracts......... 35| 5. Age of Dwelling Units by Census Tracts . • • 39 6. Inadequate Sanitary Facilities by Census Tracts ................. 4l 7. Owner and Renter Occupancy by Census Tracts ............................ 42 8. Major Land Uses; Present Zoned and Proposed ..... 51 xi LIST OF MAPS MAP PAGE 1* Location of the Study Area in Relation to the City of Los Angeles, California . . 4 2* Key to Census Tracts 1950 8 3. Site Relation to City Blight ........ 56 4. Land Use Inventory 1939 61 5. Land Use Inventory 1954 . . . . . . . 62 6. A Typical Land Coverage of the Study Area (Sub-area no. 1) .......... 63 7. Key to Sub-areas ......... 82 8. Condition of Present Commercial Areas ... Ill 9. Proposed Shopping Centers ......... 119 10. Present and Proposed Schools and Parks ... 134 11. Present and Proposed Street System ..... 149 12. Public Transit System................... 159 13# Sub-structure of Utilities............... 165 14. Present Zoning Map........... 167 15. Proposed Major Land Uses................. 168 xii LIST OF PLATES PLATE PAGE 1. Present Residential Development: Conversions and Additions .......... 36 2. Present Residential Development: Conditions of Decay ............ 58 3. A Typical Neighborhood U n i t .............. 78 4. Typical Apartment Units for Multiple Development . .. . ... .. . 86 5. Men's Dormitory and International House Plan ..................... 98 6. A Men's Dormitory and an International House ..................... 99 7. A Typical Multiple Residential Development............................ 101 8. A Typical Multiple Residential I Development ....... . 102 9. Conditions of Present Commercial Areas ... 109 10. Proposed Shopping Center P l a n............ 127 11. Proposed Shopping Center .......... 129 12. Southern Section of Sub-area 1 ...... 170 J CHAPTER I THE PROBLEM Statement of the problem. The main purpose of this thesis is to establish a plan to guide and encourage the orderly and healthy development of each of the several kinds of uses of land around the University, through appropriate functional separation of land uses and reduc tion of disharmonious land use relationships. It is also to emphasize the University of Southern California as one of the important higher education centers in the city of Los Angeles ; at the same time it will pro- ! vide for the physical, social, and economical integration I I between the University and the city as a whole. This plan aims to preserve as many of the existing physical elements of the area as possible, if they could be integrated within the above objective, and to create smaller neighborhoods of an environment in which every individual may have the opportunity of enjoying a fuller cultural, social, and economic life. Importance of the problem. Because of what a university contributes to our society and its effect on the present and future generations, the importance of preserv ing an area which contains within its boundaries such an element is apparent. This area is on the fringe of the 2 city blights, and the decay is penetrating into it although it has some of the city's finest recreational and cultural facilities. Scope of the problem. This thesis will be limited to the study of the possibilities for the development of the area around the University of Southern California based on the present population characteristics and exist#* ing conditions of housing and other public facilities. The proposed redevelopment plan will be introduced in terms of recommendations for various facilities based on an established optimum density for the area. No attempt will be made to develop a plan for the University campus ; how» ever, an area is allocated for its future expansion. Organization of the thesis. Characteristics of the present population and the existing conditions of the housing will be analyzed and their effect on the area will be discussed in Chapters II and III. This will be followed by a discussion on the possibility of redevelopment and rehabilitation for the study area. Based on the present population characteristics and forecasts, an optimum dens## ity will be established to serve as a basis for the development of the residential areas. In Chapter VII a survey of the present commercial facilities will be intro duced first, followed by recommendations for improvement i or relocation. The educational and other public facilities 3 will be discussed in similar manner in the Chapters which follow. In the final Chapter, conclusions in terms of summary for each part of the plan, will be given. Boundaries of the area. It is a problem of major consideration to establish the boundaries for such an area, but the location of the University of Southern California and Exposition Park on one hand, and the pro posed freeway system on the other hand, seems to define an area which can be developed into an homogenized neighbor hood. Therefore, the study will be limited to an area whose boundaries are: Harbor Parkway, which is under construction to the east; the proposed Olympic Parkway to the north; Normandie Avenue to the west; and Santa Barbara Boulevard to the south. The area covers 1,423 acres, or about two and one quarter square miles. Map 1 shows the location of the study area in relation to the city. m mrn m m m SANTA T COAS7' ^Afixy(/Ay LONG BEACH SC ALE IN MILES D E V E L O P M E N T OF THE U N I V E R S I T Y N E I G H B O R H O O D C. 1954 L O CA T I ON OF THE STUDY AREA IN R E L A T I O N TO T H E C I T Y OF L OS A N G E L E S , CAL MAP CHAPTER II POPULATION Since the very existence of a community is dependent upon its people and their means of sustaining a livelihood, the following brief analysis of population trends is given as a basis for evaluating present and future needs. All parts of the plan have population number, distribution, and composition as a common denominator* These relationships will become more evident as the evaluation and recommenda tions are discussed in the succeeding Chapters* Population forecasts* No rational plan can be made without an estimate of the future number of persons to be served and their particular characteristics, in order that their needs can be determined* The population forecasts are usually made by specialists who take into consideration the various influencing factors such as rate of birth, death, and immigration with some assumption regarding the future level of national, regional, and local economic activities and employment* They are also based upon the geographical location and climatic conditions and, above all, the natural resources. During the past decades the population in California is of increasing growth, and most of this increase has been absorbed in the cities. It can be safely assumed that the 6 migration to California will continue in the years ahead, as the population forecast indicates, resulting in an in crease in the total population; but this does not mean that every community in California must also provide for such an increase. The population forecast of the United States, or that of the state of California, does not usually reflect much upon an area such as this when it is only a part of the large metropolis of Los Angeles; but the local move ment of the people and physical conditions of the area will have a direct effect. Hence the following studies of population characteristics will be compared to that of the city although the more detailed data will be limited to people living in this area. The population data available for the study area is compiled from the United States Bureau of the Census for 1930-^0-50, and the Special Census of 1953. Definition of a census tract.^ Census tracts are small areas, having a population usually between 3,000 and 6,000, into which certain large cities have been subdivided for statistical purposes. Each tract is designed to in clude an area fairly homogeneous in population character istics and with regard to the natural features. ^ U.S. Bureau of the Census, Department of Commerce, Census of Population for Los Angeles and Housing (Washing ton, D.C: Government Printing Office, 1950). 7 The tracts are intended to remain unchanged from census to census to allow comparisons of the social and economic characteristics within a small section of the city. Because the data are compiled by one or two enumera tors in such areas, it is subject to a wider margin of error, which would be negligible when dealing with a larger area. In many instances data is based on information asked of a representative sample of 20 per cent of the population or dwelling units in each tract. Map 2 outlines the boundaries of the census tracts within the study area. In some instances data are compiled from the block statistics which are more representative for the area, especially when only part of the tract is within the area. Population data in the survey area. The data shown by census tracts shows the story of the change in the population of this area. Although the city of Los Angeles has maintained an increasing rate of growth, a variation can be seen here due to local factors. During the period of 1930-40 this area followed the city trend in growth except for tract 216 which showed a decrease of 17.9 per cent. The cause can be attributed to the acquisition of the right of way for the extension of Hoover Boulevard, which occurred during that period. The same trend was true during the 1940-50 period >- J BL EX PO SITIO N PARK SANTA BARBARA AVE ? r DEVELOPMENT OF THE UNIVERSITY NEIGHBORHOOD U S.C. LEGEND : — BOUNDARIES OF CENSUS TRACT '2 5 * N U M B E R OF C E N S U S T R A C T S c a l e : 2- J O O _ E. HASH EM K E Y TO CENSUS TRACTS I95C U N I V E R S I T Y OF SOUTHERN CALIFORNIA S C H O O L OF A R C H I T E C T U R E 2 except for tracts 209 and 210 which decreased by about 8 per cent due to the invasion of business in the Adams Boulevard area. The Special Census of September, 1953, showed a decrease in population all over the central area of the city of Los Angeles in varying degrees, of which this area is only a segment. However, tract 209 increased 2.3 per cent over the 1950 census due to the continued influx of negro population into this particular tract, which will be discussed in more detail later. Table I shows population counts by census tracts for 1930, 1940, 1950, and 1953, and the rate of increase or decrease during the last two decades and for the period between 1950 and 1953. Table II shows population counts in various complete tracts as of September, 1953, and an estimate of population for partial tracts which fall within the study area. The estimation was based upon counts for the whole tract assuming that the density and acreage of the portion which falls within the boundaries of the area remains constant. The total population at the present time is estimated at 32,740 persons, with an average density of twenty-three persons per gross acre. It is difficult to predict any increase or decrease of population for this area unless it is assumed that this area follows the cycle of a declining area moving towards è M S &4 O S| |g CQ B o o >4 U PQ sa M O 64 SS a fc>g è O . s a •H W t o W 0 ( 1) O 0 ) F h A A O O O J c o % ÎH R o\ H R o\ H O iH c o F - i 0 4^0) W ü ^ s a c d a ( D A P o -p C 3 ipv m # • \0 ro i r \ r o rH iH C N J CM « o\ rH rH o \ 3 CM J - rn \ 0 ON 00 * # o sO rH \ 0 CM ro m o rH m o n 0 o n O oo NO rH o n rH o n rH ta 1 • * • • • • 0 o C M H " ON o I TN H C M C - 0 l r \ i i rH 1 rH rH t 1 F4 1 1 t ü 0 O U l f \ C M o n ON U N o \ o n C M o n l r \ O 1 # • • • • O !> • o n C M nO rH lT \ CN. oo 0 r o C M C M rH C M rH C M ta 1 0 0 A ü O s a IT \ \ 0 o 0 0 1 — 1 nO o n ON IfN •H 1 • • O CO o o IfN ON CO [N . o n J * C M «H -a * 1 1 rH 1 rH O w P s a 0 o o o n O ION nO iH ON CO C M i * • • • S H o o n I TN O - ON l> - C M 0 r o rH iH 1 — 1 1 — 1 rH rH A 1 rH OO I> - iTN O C N . C M rH o n ITN C M OO rH o n C M O C M i r \ ON O a - rH !>*. a ^ a - ON o n o n o n NO o n C M IfN ON o n oo C T n NO NO C M o n NO C M C M iTN (O N o n rH C M o n NO rH o n OO a * C M ON U N a * J * Jt o n o n NO a * C M U N oo ON nO \ 0 o o a - 0 0 C S N C M a * ON [N . C M o C M (ON C M OO 3 oo nO ON ON oo o . U N -a * a ~ C M o n o n C M U N O - oo rH nO oo a * NO C M ON rH C M O o NO a - a - 0 0 rH ON £>- 1 —1 IfN a ^ a - 1 —i U n -d" o n C M o n IfN o n o n u^ NO * * * * ON o H C M o n IfN N O oo ON O rH 1 —1 H rH rH rH rH 1 —1 C M C M C M C M C M C M C M C M C M 10 • ct f 0 A 0 I OT xfi I s a •H W •H -P ü cd F 4 P 0 5 O P 5 A % g § •H t O « •H O O a a M A •H O ta 0 I —i 0 C x O ta a 0 ü I 11 TABLE II POPULATim COUNTS AND DENSITY WITHIN THE AREA BY CENSUS TRACTS Census tract number 1953 total population Area In acres Density person per acre 209* 2,L90 8 6.L 2 8 .8 210* 1 ,6 7 0 56.2 2 9 .7 211* 1 ,1 5 0 42.5 2 7 .0 212 3,L85 119.5 2 9 .0 213* h,h62 148.0 3 0 .0 215 3,737 163.4 2 2 .9 216 2,L22 1 6 0 .9 1 5 .0 218 5,L0L 326.8 1 6 .5 219 7,921 31 9 .3 24.9 Totals 32,7^1 1,423.0 2 3 .0 * Indicates partial tract: Area and population figures shown are for those portions which fall within the boundaries of the study area. Source: Los Angeles City Planning Commission. là blight. If so, it is anticipated, after this last decrease in population due to people moving out into newer sejotions of the city, that an increase will occur due to people of lower income moving into the area; thus leading it to more serious stages of decay. Therefore, no future population estimate will be given at this time, but an optimum popula tion for this area will be established later as a basis for planning the re-use of the area. Chart 1 shows the population growth for the study area as compared to the city and county of Los Angeles, and also compares the growth in the city of Los Angeles to other cities in the United States. Center of city vs. suburbs. Since the decrease in population indicated earlier is accompanied by an apparent increase in the population of the suburbs, it leaves little doubt about an important reason behind this trend. They are often seeking better living conditions since the cen tral portion of the city ceases to be so, due to social changes: mainly, the change in family structure, such as the shrinkage in family size and the wide ownership of automobiles. These social changes are forcing the older sections into the present stages of decay due to the fact that they were not able to keep pace with such rapid changes; and unless something is done soon enough, we will have little chance to save the city from the spread of fi 1900 1910 1920 1930 W40 1950 3 I960 1970 I «10 90 1900 1 0 20 30 40 50 A B OV E COMPARI SON OF P O P U L A T I O N IN T H E S T U D Y A R E A TO T H A T OF LOS A N G E L E S L E F T : C O M P A R I S O N OF L OS A N G E L E S TO O T H E R M E T R O P O L I S E S IN THE U. S S O U R C E U . S . C E N S U S & L OS A N G E L E S CITY P L A N N I N G D E P A R T M E N T . POPULATION GROWTH DEVELOPMENT OF THE U N IV E R S IT Y NEIGHBORHOOD : U. S. C. UNIVE RSITY OF S O U T H E R N CALIFORNIA • SCHOOL OF ARCHIT ECTURE 1 9 6 4 CHART 1 I h blight. This flight to the outskirts is not the case of Los Angeles alone, rather it is apparent in most other metrop olises. In Los Angeles County the per cent of population in urban areas was practically steady. In 19^0, 83.9 per cent of the total population were living in urban areas; however, this per cent had decreased in 1950 to 79 per cent in urban areas with an increase in the rural popula- 2 tion to 21 per cent of the total. Yet it is not clear whether this is due to advantages which are inherent in the outlying districts or mainly because the effort has not been made to achieve similar advantages within the center of the city. Density. Los Angeles is a large metropolis which is distinguished from other metropolises by its low density of ^-,534 persons per square mile when compared to New York which has an average of 2h-,000 persons per square mile, or Philadelphia and Chicago which have 16,000 persons per square mile.^ Density of population varies within dif ferent sections of the city. The average density in this Edwin A. Cottrell and Helen L. Jones, Character istics of the MetroDolis (Los Angeles: The Haynes Founda tion, 1952), p. 60. City Planning Commission, Harold F. Wise and Simon Eisner, planning consultants, A Master Plan for the City of San Bernardino. San Bernardino, 1952. 15 area, after being affected by the drop of population count during the past three years, is 23 persons per gross acre, which is Ik-,700 persons per square mile. This density is rather low considering the proximity of this area to the central business district. Table II, on page 11, shows the density by census tracts within the area which ranges from 15-29 persons per gross acre within the area, and increases as we come closer to the central business district. For instance, from Washington up to Olympic, it ranges between 30-49 persons per acre and north of Olympic it increases to 50-7k- persons per acre. The average net residential density for the study area is approximately 50 persons per net acre. The optimum density for this study area will be established later when future residential development is discussed. Marital status. This is another characteristic of population which will influence the determination of com munity facilities and the residential ones in particular. Chart 3 on age groups distribution for the study area also shows the number of male and female as classified by age groups. Forty-eight per cent of the total population in the area are male, which is very close to the city average. Table III indicates a higher percentage of single and divorced or widowed persons, and a lower percentage of married couples when compared to the city. M M M 8 g H o J -p O to -p 0 1 — 1 «H 0 \ 0 O O oo l r \ iTN O ttO • • q H \ 0 o J - ON -p < C\J r 4 vO 1 —1 c 0 W Ü o 0 O i r -T (6 -P o c d -P 0 A tp 0 i r \ ITN C V J n o n o C \J O • >> r o c\J xO 1 — ( O \ 0 -P r n cu i r \ H C \J 0 P O W P 0 O i «P O to d l r \ ON r-4 oo p h C\j n o m o \ 1rs sO n o 0 Ui O M C N J CO C M f l p d 0 \ o ^ O o fH l r \ P A 1 — I f - i ÎS 0 0 0 1 — 1 1 — j 1 — 1 X 0 0 0 (d 0 0 0 iH d rH d rH d C O 0 0 c d 0 c d 0 S k & 4 IS Td 0 'P Td 0 P 0 0 0 Ü P r 4 *H > fH 0 kO P O P o P P Td o > C O •H 0 -rH -rH C O % :s Q 16 o l O v o to g g o to 0 ) 4 - > ttJ 4-> C O 0 ) 4^ •H a Q ) Ü § C O 17 Educational level. With all of the various char acteristics of population which indicate decline of the area, the educational level is relatively high. The median school years completed varies within the area with an av erage of 12 years as compared to 10.7 for the city. Ten years is equivalent to the second year in high school, and 15 years the same as the third year in college. This shows clearly the effect of the University of Southern California and indicates that if the area is developed it could attract more people who are interested in cultural activ ities . Occupation and employment. The data available on occupation shows a predominance of clerical workers, serv ice and household workers in the study area, when compared with the city average of the same. It also indicates a low percentage of managers and officials, which total 8 per cent of the present inhabitants as compared to l4 per cent in the city. It can be assumed here that many of the white collar workers are employed within the central business district. The previous social rating has already reflected these facts. Table IV shows occupation and employment for the area and compares the percentages to that of the city. >4 > M H 9 EH X S i 0 p rH P 0 C M O O n o 1 —i ON NÛ ON O 0 t u O • • • • • • • • U Ü P C M U n ON n o O p - O O •H < 1 —i 1 —1 rH n o ( —1 O P rH 0 W a - 5 0 P 0 1 ------- » P P O O NÛ O n o 1 —1 CO n o o o 0 0 • • ü P ^ C M CO O o - 0 0 C M U n p - 1 —1 o •rH rH C M rH rH 1 —1 O P T j 1 —1 0 P A P to rH CN- r o oO !> - rH 1 —1 nO o \ ON U n 0 o r o NÛ rH O 1 —1 U n C M C J N U n P m U n ON U \ U n n o O CO r - i 1 —1 O EH C M 1 —1 n o rH n o C M n o ON 1 —i 0 OO O - j - n o .P" rH C M ON U n rH rH r O C M ON rH ON U N n o CO C M P O U N n o U N 1 —1 N Û U n a 0 rH C M rH 1 —1 CO k a U N ON N Û ON O O p - P - ON 0 NO 1 —i N Û O O NO CO C T N i-H n o rH I—i C M O U n o o I —1 n o CV rH NÜ 0 S rH rH rH rH C M C M rH O 0 rH P 0 P 0 O T f P P 0 0 rH 0 0 # xn A O >» P f— 1 "P rP O 0 ü 0 P 0 0 rH P 0 •rH •iH A 0 A en P P O 0 P a O •H O 0 p *iH *» «H 0 P A rP 0 P rH «H A P O rH p 0 0 O 0 0 P 0 •H A P P P P P O »* « H 0 P 0 O O •rH 0 rH O > 0 0 EH ü C O A 0 > •rH a 0 A o 0 0 O P 0 ü 0 0 0 W) •rH 0 0 P •iH A A 0 tp 0 f-i 0 A 4n > O 0 Ü O P 0 rH 0 0 A rP PJ A A 0 rH 0 A A 0 0 p P A S O W O O C O P I o O C O 18 19 4 Social rating. It might be of interest to show here how this area ranks among other sections of the city, using seven factors as a yardstick for evaluation. The first three, which are combined to measure social rank, are educational status, occupational status, and income. Each of these factors are indicated on a percentile basis where zero is the lowest status value and one hundred is the highest. The mean percentile score for the three variables is the social rank score for each census tract. In a similar way, urbanization is determined as a function of percentages of women in paid employment, low fertility rate, and physical character of the tract. The third rating is the high or low index of segregation based on the degree of concentration of five selected minority groups as compared to their proportionate representation in the county as a whole. Then the tracts of the city are grouped according to their indexes into nine social areas. This study area is in social area V (45.3 per cent of the total population is in this area), and area VI. One of the characteristics of social area V is the higher percentage of clerical and service occupation, 57 per cent are in the 15-50 years age group, 20 per cent L l Dr. Eshref Shevky and Marilyn Williams, Social Areas of Los Angeles (Berkeley, California: University of California Press, 19^9), 172 pp. 20 are under 15 years, and 23 per cent are over 50 years. In the case of area VI there is a much lower fertility rate, one third of the women are in work away from home, 58 per cent of the population is in the 15-50 years age group, and only 11 per cent are under 15, the remaining per cent being more than 50 years old. Table V shows the score for each census tract and its relation to the nine social areas of the city. The letter S after the number indicates a high index of segregation in the tract. Health conditions. The health conditions of this area are very close to those of the city of Los Angeles. However, a study of the summary of vital health statistics indicates a decline in the health conditions in the area. The prevalence of active tuberculosis on December 31, 1952 per one thousand persons was 2.8 as compared to 2 .6 2 in the city of Los Angeles; but this ratio varies within the area, and tracts 211 and 215 show higher per centages of 4 .7 and 4 .9 respectively. Comparison of the cases reported in 19k -5 shows a very similar pattern of concentration to those reported in 1937; the worst housing areas continue to show the largest concentration of new cases. The number of cases reported in each census tract as of 1952 are shown on Table VI. ^ The Olympic Industrial Area Determination of Blight y Community Redevelopment Agency of the City of Los Angeles, July, 1951, P« 2. TABLE V SOCIAL RATING OF THE STUDY AREA BY CENSUS TRACT 21 Census tract Social rank Urbanization Segregation Social area 209 ^3 67 20 VI-S 210 38 67 13 VI 211 50 68 8 VI 212 k-7 ^5 6 V 213 45 65 12 VI 215 40 56 46 V-S 216 48 69 11 VI 218 50 67 4 VI 219 46 73 14 VI-S Urbanization High VI III V IX VIII Med. Low II I IV Low Med. VII High Social Rank Source: Dr. Eshref Shevky and Marilyn Williams, Social Areas of Los Angeles (Berkeley, California: University of California Press, 1949), 172 pp. 22 Children and .juvenile delinquency. The United States census of 1950 showed that the number of children under 19 years of age was 6,383 and total juvenile in cidences were fifty-nine in the area during that year. The rate of incidences per one thousand children is 9*2 which compares very closely with the Los Angeles county rate of 7.88.^ See Table VI. Minority groups in the study area. The United States census of 19k-0 showed four large districts within the central area of the city of Los Angeles occupied by over 51 per cent non-white population. One of these districts is to the west of the study area. It is bounded by Western Avenue on the west, Normandie to the east, Jefferson to the north, and Exposition to the south. This area has been expanding east since then and the 1950 census of population showed high percentages of non-white population in the area defined by census tracts 211, 213, and 21$. These facts are reflected in the social rating which has been discussed briefly earlier. Table VII shows the number of non-white population in the area by census tract and the percentage of the total number of inhabitants in each tract. The majority of social scientists agree that ^ Loc. cit. 2 3 TABLE VI ACTIVE TUBERCULOSIS CASES AND JUVMILE DELINQUENCY Census tract Active cases 1 T. B. I952I Juvenile delinquency 1950 Number Bate per 1,000 Boys Girls 209 13 2 .9 6 0 210 4 0 .9 7 5 1 211 15 k-.7 4 3 212 8 2.2 4 1 213 15 2.4 9 7 215 20 ^ .9 6 2 216 8 3.0 2 3 218 12 2.2 3 0 219 21 2.6 3 0 ^ Annual Report of Tuberculosis for the Year 1952. Los Angeles Public Health Department. 2 City Planning Commission. I —I I —I > k - q EH CO g E h M D] o g M s s I—I 0 4 - > O EH 0 4 - 5 •H 0 4-> •H 1 5 1 rH Ü 0 O -P o UN O rH UN O CM NO ON f q o 4-5 00 o CM UN o 00 GO rH r o 4-5 fH 1 —1 UN UN a « M 0 O Ü A 0 A A 0 NO NO O r o - 4 * J- NO O O O O 3" NO r o r o UN 4-5 o CM iH CM rH nO rH 0 CM 00 O U N CO r o r o UN 00 A rH ITN UN ON NO NO O UN o i r \ CM r o ON ON 1 —1 C M 1 —i 0 *- o 1 - -1 r - i rH o 0 - p ♦H oo o GO CM rH O - rH CM ON m UN ON 1 —1 r o r o ( O N r o > o - UN rH NO C M r o 1 Ü rH C M CM o W) Ü •H A oo NO ON GO CO ON o CM 0 O J- IfN o [N. 3 - UN UN CM A ^ o - NO r o UN CM C M NO O O A rH 0 r o ro ON r o [ > - NO CM NO > GO rO ON CM o - C M CM CM U N ♦H OO O CM CM UN J- GO rH 4j 0 CM fO rH r o r o fH CM O - 0 4-5 0 Ü o\ o rH C M r o UN NO 0 0 ON 0 0 O fH fH rH rH rH 1 —1 rH rH a A CM A CM CM C M CM C M C M C M 0 4-5 o 24 s ON H 0 g § O 0 0 -P 0 4-> C O 0 -P a 0 a o C O 25 enforced segregation has a detrimental effect on both majority groups as well as minority groups, even if equal 7 facilities are provided. Therefore, in the making of any policy for future development of the area, this factor must be given serious consideration, especially in an area like this where the percentage of minority groups is much higher than the city average of about 10 per cent of the total. Distribution of annual income. The number of families and unrelated individuals in each income level varies from one tract to another within the area. The number of families in each group is shown in Table VIII. However, to give a general idea about the income in the study area the tracts are grouped according to their median income into four divisions, tract numbers 216 and 219 being the lowest in the area ($1,310 annually) due to the concentration of students within these two tracts. Then tract 212 ($1,970 annually), and the remaining portions of the area have a median income of $2,210 with the exception of tract 218, which has an income of $2,760 annually. Chart 2 indicates the distribution of family income in percentages of total population in each tract. 7 Arnold M. Rose, "The Logic of Segregationalism," Common Ground, Autumn 19k-8, pp. 80-86. > m i C O pq I M > s § EH CO << Eh e g A a C O CO o M ÎH A) m M A è o o 5 2 ; 0 I •H > •H "B •H iH 0 0 4-5 ^ 0 0 r— I rH 0 A 0 Ü g 3 o Ü t3 Ü § - ^ Æ 0 Ü 0 0 •H 0 â *H 4H 4H O A 0 Î 2 ; 0 H 0 NO O & CM CM UN UN CM CM 0 0 S O- UN IN- GO CM \0 OO •H 0 o CM rH CM ON CM CM CM GO TO Ü Ü 0 •H CM CM CM rH CM CM H CM 1 —1 iH *H 0 4 - 5 -p A O O EH A 0 A A O A O 0 8S U N i O ON O ON O ON Jhph I o ON O ON O ON roro I O ON O ON O ON C M C M O ON O ON O ON rH rH Æ ON +5 ON ON 0 0 0 PI UN O UN UN UN o O UN U'N OO NO CM OO NO IN- GO Ç N . OO OJ oo oo UN rH rH rH rH CM CM rH rH CM UN UN UN O U N O O UN O O [ > - C M 0 O \ O \ O fH rO rH rH CM rH CM CM C M r H ^ J - U N O O O O UN UN UN UN nO H O O O H O O iH nO c M CM rH rH rH GO H i—I CM GO O U N O U N U N Q U N Q O j- NO IN-CO nO GO UN (JN rH CM CM CM CM.J- CM H . . j - UN O U N o o U N O U N U N o CN-CN-O [N. NO UN r-H UN ON G O G O G O G O U N o O C M . d " O - U N O O o UN UN UN UN O r H C T N C ^ + U N ^ r H v O G O gO gO C M 3 " U n p o ^ ^ on o CM ON 3- - i * UN UN UN O oo GO nO GO UN O U N o rH CO [> - o - rH^ CM 0 0 4 - 5 O • X - * * * 0 0 ON O rH CM GO UN NO OO ON 0 A o rH rH rH rH rH 1 —1 1 —i rH 0 O 4-5 CM CM CM CM CM CM CM CM CM 26 0 0 5 I 0 0 ; C Î •H 0 •H 4-5 Ü 0 u 0 s «H o 4-> A 0 A a & ON rH 0 g g o 0 0 4-5 0 4-5 CO TO 0 4-5 •H g 0 Ü 0 • CD 4 T > GO 'O « S O ' o C M o f\J C M C M C M C M rj C O r-j 28 Family size and age composition. These two char acteristics of population influence directly the develop ment of residential areas. The size of family varies with a different type of structure. Single family dwelling units tend to be occupied by families with children while multiple units are occupied mostly by couples with no children, or by single persons. Although there is no special formula by which con clusions can be drawn, a study of age group composition of the inhabitants, and the size of household at the present, can be of help in determining the types of structure most desirable for the area if these people are to remain in the area, or a similar group is to be provided for. Table XI in Chapter III shows by census tract the size of household and the median size, which is much smaller than the average for the city of Los Angeles, of 3.2. Table IX and Chart 3 show the age distribution in each census tract. We note the effect of the university here in attracting a young age group to the area. It can also be assumed that if the area is developed, this trend will continue. X M M I m EH 0 1 8 CO 0 m g M g g CO H A CO 1 g g 0 0 r O U N GO 0 0 GO U N U N OO rH A A C M N Û 0 - N Û 0 0 GO NÛ U N 0 0 3 " GO GO GO N Û GO C M U N N Û ON GO r o 1 rH o \ - ± -4 * N Û 4 - GO 0 0 GO :s: rH N Û C M 4 " GO N Û O N Û l r \ GO GO D' 4 - 4 * NÛ CO N Û C M 4 " 0 1 —1 o o NO OO UN [N- N Û CO [> . N Û A A U n -4" -4" o - GO O - GO U n P GO C M C M C M 4 * C M GO GO ON U n J " GO C M 1 U n l> - OO O - N Û N Û ON 1 —1 NÛ S o U N GO U N C M C M o C T n 0 0 ON U N GO C M C M GO 3 " GO 4 - C M C M O O 1 —1 rs « r » 1 —1 GO • 0 o U N U N C M C M U N 4 - C M 1 —î N Û A A CO U N C M 0 0 rH N Û O - GO N Û î>> rH rH rH 1 —! C M C M 1 —1 C M U N J - rH r— 1 I .4 * C M ON ON U N 4 " O 4 " rH S O 1 —I rH U N CM 0 0 N Û 4 * OO 1rs CM fH rH H C M CM 1 —1 CM U N rH 0 GO C M C M rH O O N Û GO ON I —1 A A GO U N rH O GO 4 - C n . U N N Û 0 0 rH iH 1 —1 rH CM 1 —( rH 1 —1 C M iP v 1 —1 A 0 U N O - I —! U N U N GO N Û (O N 0 0 S N Û C M rH ON GO GO O - OO U N oo d rH 1 —1 rH CM 1 —1 rH rH C M L : rH nO GO .4 " N Û U N U N 1 —1 O 4 - O 1 —1 O - [N . O O 4 * C M U N 4 " CM o _ O GO rH 4 * ON C M N Û A C M CM rH C M GO C M rH C M 4 " C M CM rH 0 -P O Eh GO 0 0 J - U N O rH CM O O CM O o o C M U n ON NÛ 00 O O ON U N 00 O O 4 - U N C M 0 0 % C M 1 —1 1 —1 rH GO CM rH CM 4 - o C M 0 -P 0 0 ü rH 0 0 CÎN O rH C M GO U n N Û OO ON 0 d A O 1 —1 H H iH 1 —1 H rH rH -P 0 +5 C M C M CM CM C M C M CM C M CM O O E4 29 0 § •H -P § O X I —< M pq ; 0 k UN \0 % ê U n UN UN 4 UN GO A A A A 0 -P 0 U 0 0 d A 0 -p o GO CM GO 1 — { O. rH 1 —1 CO GO 4 CM GO UN GO NÛ GO r H CvJ ON OJ «H a UN <M N Û N Û 4 U N rH GO 1 — i !> . C M C M C M 4 N Û GO GO O ON C M CM O - O ID - C 3 N 1 —1 1 —i CM GO CO OO GO GO 00 rH 4 GO UN OO ON OO O . C M 4 C M C M rH C M GO C M rH GO 1 —1 4 O'- GO Un 4 rH rH 4 [> - CM CM rH rH CM rH OO ON 0 0 UN C M C T N ON 0 0 ON UN o. C M CO H o 4 GO GO C M C M C M 4 GO rH 4 ON O O CM ON U n CM GO ON rH N Û ut OO 4 GO NÛ ON Un NÛ CN- CM O- 0 0 O GO UN CM CM rH CM GO CM fH GO 4 ON OO UN O GO GO GO O- UN C M C M ON [>- GO UN NÛ U N U N GO GO C M C M UN GO rH 4 U N rH O - GO rH 4 GO P NÛ 4 ON [>- O U n oo GO U n GO C M C M C M C M C M 4 GO rH 4 U n C 7 N O 1 —1 C M GO UN NÛ 0 0 C J N O rH rH 1 —1 rH rH 1 —1 rH rH C M C M C M C M C M C M C M C M C M N Û N Û CM GO [>. OO CM 3 4^ CM 81 CM GO I —I -è GO 0 rH 0 -P S 30 31 TRACT 209 TRACT 212 FEMALE MALE 1 0 .0 TRACT 210 11.2 12.S TRACT 211 FEMALE m m m TRACT 213 MALE 5.5 6.5 19.4 |25.5 13.7 1 2.3 9.5 9.8 11.0 TRACT 215 10.0 21.0 11.0 SOURCE U. S. CENSUS 1950 AGE GROUPS D I S T RI BU TI O N BY CENSUS TRACTS D E V E L O P M E N T OF T H E U N I V E R S I T Y N E I G H B O R H O O D U. 8. C • 19 5 4 BY E .H . 32 FEMALE TRACT 216 MALE ! W * I W < * h * 6 12.1 TRACT 219 — a 16.5 11.6 10.2 a TRACT 218 M 7.3 6.2 1 1 .7 25.3 17.0 1 5 .1 10.5 10.7 M 3.7 F . " ’ 19.8 12.2 10.7 9 .1 8.8 FEMALE 5.8 7.0 1 5.5 17.6 lk'6 12.8 11.8 1U .9 LEGEND WHOLE AREA MALE A Under 5 years B 5 - 14 years G 15 - 24 years D 25 - 34 years E 35 - 44 years F 45 - 54 years Ü 55 - 64 years H 65 years & over Source : U. S. Cenaua 1950 Percenta*3e3 are of total numbers of male or female in each census tract. AGE GROUPS D I S IH IB U T I O N BY CENSUS TRACTS D E V E L O P M E N T OF T H E U N I V E R S I T Y N E I G H B O R H O O D U. 8 C. I 9 S 4 CHAPTER III PRESET CONDITIONS OF HOUSING Only the portion east of Hoover street belongs to the original city of Los Angeles. The remaining portion was annexed in 1896.^ The Adams district used to be one of the exclusive residential districts in the city, and con sisted mainly of single family structures. The University of Southern California has always exerted a great influ ence on the area since many of its students reside in the eastern part. In the following study of housing conditions most information will be presented on the basis of census tracts to allow easy comparison with the previous population studies. The statistical data are given in terms of a dwelling unit, which is defined as follows; A group of rooms or a single room occupied or intended for occupancy as separate living quarters by a family or a group of persons, excluding from this, living quarters with five or more lodgers, dormitories, hotels and tourist courts.^ Conversion to more extensive use. During the last few years an appreciable number of the large single family Research Department of the Welfare Council of Metropolitan Los Angeles, 1950, unpublished report; Mr. Raymond Miller coordinator for the area. ^ United States Census, 1950. 34 structures have been converted into multiple units. How ever, there are still about 31 per cent of the total dwelling units still used for single family residences, but this ratio varies in the different census tracts within this study area. The over-all distribution of residential land by number of dwelling units and percentage of total is shown on Chart 4. There is no definite factor which can be given as the cause for this conversion, but it seems that the loca tion of the University of Southern California in this area can lead to the following conclusions. The increase in enrollment after World War II, due to veterans studying under the G. I. Bill, created a temporary demand for hous ing. If normal student accomodations were available, they did not answer the needs of the married ones among them. It is hard to determine the influence of this housing demand on the trend in conversion to multi-units, but it may be assumed that some landlords found a way to profit by converting their dwellings into more extensive use, which in some instances also helped them remove their property from the 1940 frozen rent scale. Another reason for the excessive conversion was the structural feature of wood frame construction, the pre vailing residential construction in this area, which made remodeling of the large family house a relatively simple matter. See Plate 1. IT IT v £) t\J |f \ - <M *T\ 35 « a # r : ; ! f t N g v w : . : - : . : . : . : . : v ^ ^ ^ ^ ^ 6 : 6 % : : % ; K \ fvl cv cv o nj o \ o r j O o LJ Ul T I O o CO < »- *- » — r> K - LU =) o Û z - to CO O o »- h- QC #- o w r> o Z" cc o - 4 : o l i cr 5 H- _J C o ce • p - z C l o O co o _J LU r> _J _J w UJ to C' u; U- > cr z ?: T: I UJ Ô D u. #- o 3 CD tr I - cn Q l i j ( r ( D h - O < ( T ( D u : f 3 ? » w cr h - ( D CL > - ÜJ O > GO H Û : Ê ^ O c My r^^roA/. C O N V E R S I O N S AND ADDIT IONS IT IS O V E R C R OW DED n PRESENT RESIDENTIAL DEVELOPMENT D E V E L O P M E N T OF THE U N IV E R S IT Y N E IG H B O R H O O D : U S C 1 9 5 4 37 Causes of blight* Blight begins every time there is an individual property left standing after there is no longer demand in the locality for its original use and the building cannot be put into new use without unreasonable expense; when there is a building deteriorated to an ex tent where its restoration and maintenance are not econom ically feasible for its potential income; or when its arrangement and equipment have become so obsolete that, although still in good physical condition, the building cannot be brought up to an acceptable standard of health or efficient operation within a justified cost.^ Whenever many of the buildings in a considerable area fall into one or more of these cases, blight exists and its bad effect will be reflected not only on such a property, but on the whole community, which will suffer the loss of revenue and the burden of additional expend itures. As the area becomes less desirable to live in, the well-to-do families move out and lower income tenants move in. Tenant occupancy, lack of repair, the inability of the individual owners to maintain their property— all of these factors combine to create the less pleasant environ ment in the area, which in turn lead to a serious condition ^ Miles L. Colean, Renewing Our Cities (New York: The Twentieth Century Fund, 1953), p. 37* 38 of blight* The following pages survey the existing condi tions of structures* Age of buildings* Thirty to fifty years is a long time in the life of any wood-frame building. No study has been made to calculate with any degree of accuracy the economic life of various types of structures, but for a wood-frame construction it is accepted that 35 to hO years is a good estimate*^ The maintenance and upkeep costs and other factors, such as obsolescence and style, become very high after this length of time* In the survey area the 1950 United States Census of Housing by block statistics revealed a high concentration of old buildings built before 1920, which range from 31 per cent of the total number of structures in Census Tract 215 to 72 per cent in Census Tract 212. In the area as a whole, 53*5 per cent of the existing buildings for residen tial use were built before 1919, ^3 per cent between 1920 and 1939, and only 2*9 per cent built since 19^0* Chart 5 shows in detail the percentages for the age of buildings by census tract. Sanitary conditions of structures. There is a large percentage of substandard dwellings in this area* ^ Arthur B. Gallion, The Urban Pattern (New York: D. Van Nostrand Company, Inc., 1950), pp. 370-371. 39 w m m m m m m m m m m m û .■.................. .v.v.v. ■•■•.V.V.V.V.V.V.1 o OJ O O O O O O O OO O f\J ( T - CVJ O O CJ OJ OJ OJ o OO o tr o OJ IT' P Œ OO OC O w o L O o c o h - o < q: iî ü- o o > - ut CD O < ^ 0 The percentage of the total number of dwelling units in each census tract having inadequate bath facilities (private bath tub or shower and private flush toilet), or sharing bath facilities with other dwelling units is shown on Chart 6. Absence of such facilities will classify the dwelling unit as substandard. For the area as a whole, we find that 1^.9 per cent of total dwelling units are re ported with no private bath as compared to ^.2 per cent in the city of Los Angeles. There is a small percentage of dwelling units with no running water, which does not exceed the city average of 3.8 per cent. Owner and renter occupancy. The per cent of owner- occupied dwelling units emphasizes the correlation between absentee ownership and substandard conditions of structures. It is the general attitude of most absentee owners, after moving to more desirable districts, to expect the maximum return irrespective of the housing conditions and their effect on the people who are forced to occupy them. It is worth noting here that some of the owner occupancy at the present time is due to a forced sale because of the neces sity of tenants having a shelter at any cost. The high rate of absentee ownership is indicated in Chart 7, which shows "Owner and Renter Occupancy by Census Tracts." How ever, a summary for the area as a whole indicates that the owner occupancy is 22.5 per cent as compared to 4-3*8 per f ON 00 OJ 00 t \ i rvj ON KN vO OJ CM OJ CM s 00 N O CM O < 3 O C O O o U i »- c c c c m o w w 1 - _ l o < n < H L u O < >- t r t r #- < 1 - ( / ) z 3 < ( / ) 0 ) Z UJ o w »- > < m 3 o UJ o < z § c • a o I I 1 1 I I 2 I a . k s o> § < 8 UJ ( /) LU Ou 43 cent for the city of Los Angeles, with a percentage of vacancies parallel to that of the city. The per cent of owner occupancy is an indication of the degree of dif ficulty in acquiring sites for redevelopment. This fact will render the problem easier in this area. Mean monthly rent. The mean contract monthly rents by census tract are indicated on the bottom line of Table X because comparison of rents provides a clear picture of the economic status of the various parts of the study area. The data is limited here to rental units only, thus it does not include owner occupied dwelling units. A low rental rate is usually a symptom of blight. The average rent for the whole area is forty dollars per month. Type of structures. Table X indicates various types of structures in the area by census tract, in terms of the number of dwelling units contained in each structure. Therefore, a "dwelling unit detached" means a single family structure, "two dwelling units" means a structure contains two dwelling units side by side or one over the other. Size of household. As defined by the census of 1950, a household includes all the persons who occupy a dwelling unit, a person living alone in a dwelling unit, or a group sharing a dwelling unit. The sizes of house holds are shown in Table XI, as classified by the number M I CO e - i o g CO o g EH B CO g m & EH ON no o NO OO 1 —i UN 1 —4 o CM NO o no UN [> - ON C M n O P no I TN o • 1 —i no no CO OO OO OO no C T N O 00 1 —i o- C^ ON J - O ( — 4 ON CM o. 1 —1 no no OO UN • ON CM no 4 ^ \0 o H ON NO o O CM 1 —1 OO CM I TN OO r - i NO P CM m 1 — 4 f-4 C M ON # OO no O J +> •H l f \ I j T N oO CM CM NO CM NO 1 —1 o O CN. o no CM i> - 1 — 4 CM 1 —i CM t u O C O o Ü 4-> tH •H Ü fH oS 1 —1 fH Q) -P or') o ITN 1 — 4 CM o CM O CM iH O OO UN no CM UN C O CM \ 0 1 —1 no o- no • CM «H t o CM O CÎ 0) A Ü m CM CM ON ON O 1 —\ NO [> - C T N 1 —i CM l r \ C 3 N NO OO s CM r n r - 4 no UN p P 1 —1 ■J" = è § = r — 4 CM UN t r \ O CTN o - OO no 1 —1 I —1 no NO ON UN CM CM m p CM no H • r - i O 1 — 4 CO [> - CM UN IN - O 1 —1 r n OO p [N . CM no J - CM i r \ CM no UN O - -d" P no 46= C J S m CM rH OO ON CN. O C J N m CM 1 — 1 [N . no CM lr\ C M no NO • ON t — 1 no :W= • t x D î > > T3 d P 0 0 • •H rd Q) X Î t o • • P P ViA O V A fH d o C Ü a • O o •p p p O 0 Qi a p Q >Ü 0 p Q A 0 d A 0 A c C M • Q A 0 0 - 4 " a C U 3 EH -P • * TO P 0 C O | Z > d • fH A 0 d a Q O O P 0 • • O > Q Q I — 1 C M no UN EH << 44 CO EH 0 1 B X f l U S 3 O u s g ë M t S l M CO p H 0 d 0 0 0 p d p C M 1 — 1 C M C T n UN ü o 0 • • # • • • p OO t> - ON UN UN d d C M C M P P 0 «d O eu O P ON P * nO O O O O O O N Û P 3 - ON U n UN C M ON C M C M o P m p 1 — i • • # »* C M P C M p p CO C M m O O C M ON ON N Û O O - P J j- nO C T N ON O 1 —1 C M o C M C M \ 0 O r n P P • • • C M C M C M p nO OO o . U n N Û N Û m O d * P r n NO U n CO NÛ 1 — 1 P O C M C M m P • • C M C M C M UN U n U n ON N Û OO m O O OO P N Û 0 0 U n U n ON d ^ C M C M C M p P * in C M C M C M P o 0 d nO O o O O p N Û r n U N O C M P P J - p p tN - O l> - C n - m d h C M 3 - OO d - C M C M • • 0 C M C M C M d 0 d 0 C M [> . nO P 1 — 1 m C M r n O ON o P C M C M C M m [ N . m r n o d ^ C M Jt UN C M P • • C M C M C M P O - U n -d " C M OO ON o O C T N 1 — i C M N Û [> - 1 — 1 O e n C M C M C M C M 1 — 1 I—1 p » • C M C M C M O O O d * U n [> - O O O U n P O - t> . U n p C M r n P C M C M nO C M P 1 — 1 • • C M C M C M C T N 1 — 1 C M O C M O O P O -d* 0 0 N Û m UN l>- r n C M e n U n C M p 1 —1 • • C M C M C M d 0 d O O P 0 0 0 A 0 d U n d " «d P d d d d > o P ON C J N O O o o o o N Û O •H 1 — 1 1— i P 0 0 0 0 P O 0 0 d d d d Td P 0 d Æ d n I S I 0 0 0 0 0 d d 1 —i 0 0 0 0 •H d A A A A 0 0 d A 0 P •H C O o A d tj P C M r n d- UN [> . o o 0 0 A Æ % S 45 s ON r - i i n g g 0 in 0 p 0 p C O TO 0 P 1 0 o o C O 46 of persons in each for every census tract in the area. This Table also shows for each census tract the average size of households in 1950, and the median size for 1940 and 1950 to provide a basis for comparison. Mobility of population. The Los Angeles Area as a whole is known for its population shifting over a short period of time. This area shows a higher rate. Because of its proximity to the central business district, it attracts many of the newcomers to the city, and once they get established they move to other sections of the city. Table XII indicates who changed residence within a year's period, the number of families, and their percent ages to the total for each census tract within the area. This fact, however, does not necessarily have a bad reflec tion on the area if it is planned to function as such, which is not the case at the present, and this mobility should be considered in any future development of the area. Present land use inventory. The present land use pattern and the amount of land devoted to each type of use are important indicators of the existing problems which the area is facing. However, there are no data available for the area. The last land use inventory made by the department of planning is dated in 1939, but major changes have taken place since then. See maps 4 and 5 in the following Chapter. The present areas zoned for different X a CO E h 0 1 B CO o g M è A ë M M I Tf • 0 O « H O - P < 4 h f- i •H fO 0 Tj 0 bO 0 Pi -POO 0 rH ^ O 0 - P P . - p q 0 o p A - p O Ü 0 4 n 0 b û O 0 0 P -PrH g Ü o • P i - P « H 0 < i H A O *H • P tiT - P Tj q 0 3 o 0 • (p P i tp O Q 0 0 ON I ; • Ü q •H 0 R ON I—I q •H 0 Ü g •H 0 0 A < P < P • p4 o 0 0 r H *P 0 rp - P - P o a E H 0 « P 0 0 P - P 0 Ü q 0 0 p o - P 47 nO U n U n ON CM O CM OO « « • OO \0 1 —1 CO OO U n rH O rH rH 1 —1 rH j- rn NÛ CM O NÛ UN • CM ON p- O CM NÛ CM 00 ON rH rH CM CM CM rH CM rH 1 —1 O O U n U n U n Un Un O O (>- rH rH NÛ rH CTN ro ro CM U n m NÛ OO Un O o O o NÛ UN UN A O 1 —i o rH CTN UN 1 —1 OO 00 OO rH NÛ NÛ O rH UN O o U n O O ON NÛ ro NÛ p- m O ro 00 ro CM P* p- ro ro NÛ P* o o- ON CM o "6 NO o UN OO CTN O 1 —I CM ro U n NÛ OO ON O rH 1 —1 1 —1 rH 1 —i 1 —1 rH 1 —1 CM CM CM CM CM CM CM CM CM & O N I —I 0 g g 0 0 0 -p 0 - P CO tO 0 p 1 0 o o co 48 types of uses are computed on a sectional map basis rather than census tracts, which made its direct application to this area a difficult task. Therefore, the land use distributions shown on Table XIII are merely an approxima tion to serve as a guide towards establishing the future community facilities. 1. The total area is computed from the area of census tracts or part of the same, which fall within the boundaries of the study area. 2. Area covered by the present street system is an estimate based on calculation of a small area. 3. This is the total area of the present public school sites plus an allowance for private school sites. The campus area is based on a preliminary report on the campus plan of the University of Southern California, 1946, prepared by Arthur B. Gallion and C. Raimond Johnson. 4. For discussion of Exposition Park see Chapter on schools and playgrounds sub-area ?• 5. Approximation based on the present zoning map of the area and a superficial survey of the commercial facilities. This includes any light industries in the area. 6. The remaining acreage is considered to be used fully for residential. Proposed land use distribution. Summary of the X M I to B I M g Eh g B «H O -A rH O O U n O U N o q 0 • • * 0 A o IfN rH H U n o - ü o o C M rH 1 —i q - ■p 1 —1 fH T 3 » 0 0 A 0 O A O T H A A 0 0 A 0 r o nO q * MO OO o S h C M U N MO U N [N . o - 0 ü r o rH 1 —i nO 0 0 P h 1 —1 < + H O -p rH o O C M H CN- O q 0 0 4-> o U N O O MO MO ü o o r o q 4-> rH T h -A 0 q A 0 0 0 A A q •H 0 r o O O O J - 0 C M O N nO 1 —1 ON UN 0 T h J - H \ 0 0 ü 1 —1 0 tT O q • b O O 0 >> 0 0 0 • X 0 0 rH tO q 0 q A 0 q 0 0 A 0 0 tT Î 3 H : 3 0 jH q H 0 0 0 bO o 0 •fH T h q •H •H q 0 0 0 *H 4-> O q -P rH Td •H q 0 1 —1 0 O q 0 0 nef 0 0 o rH O â •H -P q Æ ü A g 0 O -p O q % O 0 EH co co H M O A # • fH C M r o q - U N MO 49 50 distribution of land for the various major uses was also shown on Table XIII. These percentages are based on dis cussion or derivation of this thesis and here is a brief summary of the references. The total area occupied by streets will be reduced to 25 per cent of the total acreage rather than the present 35 per cent, on the assumption that some of the streets will be abandoned or closed in the process of redevelop ment. School areas are based on the proposed new sites or expansion of the existing ones. The campus area is based on recommendation of this thesis which is discussed under sub-area 5 in the chapter on schools and playgrounds. Commercial areas are total areas needed for the future community as derived under the specific chapter. The balance of the area is considered to be used for residential development. Chart 8 shows the percentages of the present zoned and proposed areas of various major uses. However, all these figures are estimated rather than calculated. On the same chart, percentages of the total area zoned for the various uses in the city of Los Angeles as a whole are indicated to allow comparison. We note that these 5 Los Angeles City Planning Commission Accomplish ment. Los Angeles, 1950, p. 36. PRESENT LOS ANGELES CITY ZONING DISTRICT PERCENT 29.94 AGRICULTURE RESIDENTIAL 5 5.50 COMMERTIAL 5.43 MANUFACTURING ZONED 4 7 : 1 1 .5 PROPOSED L E G E N D ; RESIDENTIAL SCHOOLS (INC. us e. PARKS COMMERCIAL STREETS D E V E L O P M E N T OF THE U N I V E R S I T Y NEI GHBORH OO D ^ U. S- 0 MAJOR LAND USES = p r e s e n t z o n e d & p r o p o s e d CHART 8 52 percentages, which are based on gross area, are more bal anced. This study area has an excessive commercial zone because of its proximity to the central business district; however, this fact itself should be the reason for reducing such a zone. It must be noted also that this area is a peculiar case since a large per cent of the area is oc cupied by the University of Southern California campus and Exposition Park. CHAPTER IV REDEVELOPMENT AND THE STUDY AREA The previous study of the existing building condi tions, and the characteristics of present inhabitants, indicates the present stage of decay in the area, but whether it can qualify under the present Community Re development Act to the title of a blighted area is subject to discussion. This area is by no means a slum since "the word is usually applied to an area in which the majority of dwell ings is well below standard.But it might be called a blighted area if the following definition is used; A blighted area may contain some fairly good structures, but other conditions may doom the area to continuing decline. A mixture of property uses, an old fashioned street pattern with many hazardous intersections, and the general run-down character of most of the properties may militate against its ever recovering from its sick state without help.^ Such a definition seems to describe the conditions of the area very precisely. Characteristics of blight. To consider this area for redevelopment under the present Community Redevelopment ^ Mel Scott, Metropolitan Los Angeles ; One Commu nity (Los Angeles: The Haynes Foundation, 19^9)? P* lOo. p Loc. cit. 5 ^ Act of the State of California, the area should have the characteristics of blight as defined by the Act, which details the factors indicative of blighted areas, whether used for residential, or commercial, or industrial pur poses, to include one or any combination of the following : 1. Conditions relative to building : a. Defective design and character of physical construction* b. Faulty interior arrangement or exterior spacing* c. Over-aged buildings, or ones need major repair and unfit for use* d* Obsolescence because of poor sites, design, or mixed use* e. Unsafe structural conditions* 2* Conditions relative to population: a. High density of population. b. Overcrowding of dwelling units* c* Inadequacy of recreational facilities. d. Excessive juvenile delinquency and crime rates. e. Loss of population. 3. Conditions relative to economics and value : a* An economic dislocation, deterioration or disuse, resulting from faulty planning* b. Impairment of tax structure owing to 55 depreciated property value, c. Inadequate tax receipts in relation to service costs* hm Conditions relative to health: a* Unsanitary conditions breeding disease and increasing infant mortality rate. The study of the present conditions showed many of these symptoms of blight. Although the scope of this thesis does not permit a detailed study, the general study of the area as a whole, indicates various stages of decay and the area can definitely qualify for redevelopment under the present laws, and few project areas can be designated on the basis of a more detailed study. Map 3 shows the condition of the study area in relation to city blight. It is appropriate at this time to define the nature of the Redevelopment Act to see how it could be applied to this area: "Redevelopment" means the planning, development, replanning, redesign, clearance^ reconstruction, or rehabilitation, or any combination of these, of all or part of a redevelopment area, and the provision of such residential, commercial, industrial, public, or other structures or spaces as may be appropriate or necessary in the interest of the general welfare, including recreational and other facilities incidental or appurtenant to them. 3 Community Redevelopment Law of the State of California as amended by the legislation passed in 1951, reproduced by the Community Redevelopment Agency of Los Angeles. mm# D EVELO PM ENT OF THE U N IV E R S IT Y NE IGHBO RHOOD : U. S. C. §ITE R E L A T I O N T 0 CITY B L I G H T B LIGHTED MARGINAL AREA BOUNDRIES U N I V E R S I T Y OF S O U T H E R N C A L I F O R N I A S C H O O L OF A R C H I T E C T U R E 1 9 5 4 E R F A N H A 5 H E M MAP 5 7 It does not exclude the continuance of the exist ing buildings or uses whose demolition or rebuilding or change of use are not deemed essential to the re development and rehabilitation of the area. It includes alteration, improvement, moderniza tion, reconstruction, or rehabilitation or any combination of these, of the existing structures in a project area. This includes provision for open space types of use, such as streets and other public grounds and space around buildings, and public and private buildings, structures and improvements, and improve ments of public or private recreation areas and other public grounds. It is further found and declared that such condi tions of blight tend to further obsolescence, deterioration, and disuse because of the lack of incentive to the individual landowner and his in ability to improve, modernize, or rehabilitate his own property while the condition of the neighboring properties remains unchanged; that as a consequence the process of deterioration of a blighted area frequently cannot be halted or corrected except by redevelopment of the entire area or substantial portion thereof Plate 2 shows conditions of decay in sub-area 1. After comprehending the main purpose of the Act, we note that the area can qualify for redevelopment if action is initiated by the residents. This step must be taken since rehabilitation alone has rather limited results when an area has reached a stage of decay.^ The answer to the problem is redevelopment and, when possible, combined with rehabilitation. Both programs should be scheduled to keep ^ Loc. cit. ^ To be discussed more fully in the following chapter. C ' M i , S A V A 0£ V I E W S A R E T A K E N IN S U B - A R E A NO. I CONDITIONS OF DECAY PRESENT RESIDENTIAL DEVELOPMENT D E V E L O P M E N T OF THE U N I V E R S I T Y N E I G H B O R H O O D : U- S. C. 1 9 5 4 5 9 balance in the realty value. Attention must be given to the fact that we are not dealing with a slum area, although the term is appropriate for certain segments, rather we are trying to save a marginal area which is on the fringe of blighted areas of the city. Selection of the proper tools will save people great expense by preserving many of the existing facilities such as public utilities, streets, and landscaping. The difficult question is, where to start? Should the city plunge into the worst areas, or where the evidence of blight is apparent but in its early stages, which is the case in this study area. Baltimore followed the first solution since the application of police power is incon testable. However, Milwaukee, in recent years, followed the second choice.^ There is a good argument for either choice, and if Los Angeles follows the steps of Milwaukee this area will be a good place to start. At this time only a program based on priority basis can be set up for the purpose of designating certain sec tions for redevelopment, such as those shown on Map 7 in Chapter VI. However, a further detailed study of each of the sub-areas will be needed to determine on a block basis, areas to be used as a project area for redevelopment. Then ^ "The Procedures for Rehabilitation," Round table report. House and Home. October, 1953, p. 111. 60 the remaining part of each of the sub-areas will be brought up to a desirable standard by rehabilitation and conserva tion of the present facilities. The detailed study should include an up-to-date land use inventory which will help in determining the appropriate use, and provide a sound basis for rational zoning. This will be modified by a detailed housing sur vey using the method of analysis developed by the American Public Health Association's Committee on the Hygiene of Housing, or a similar method. Map 4- is a land use inven tory made by the City Planning Commission in 1939, and is compared with Map 5, which is an example of a land use inventory of a small area taken in sub-area 1, based on the Sanborn map and survey of the area. This shows the changes which occurred during the last 15 years. The above mentioned housing survey will include the conditions of residential structures, the general nature of the yards, maintenance of buildings, and land coverage. An example of the present land coverage in the area is shown on Map 6, which is based on the survey of the Sanborn Map Company. This small area is selected at random in sub-area 1, which is typical of the whole study area. In addition to the above survey, data regarding public utilities in any thought of project area is very helpful. Examination of their adequacy to the present and future population and their locations are important. BLVD . ADAMS -TWENTY S t W E N ST. I m ù J ù i ' i ù ' ! ' T w e N T -^ ^ -E te n T s t . m m m INS TITUTION E L E M E N T A R Y SCHOOL SHRINE audit m m xas, a JEFFE RSON — BLV D M E N T ^ T H E UNIV E RS IT É' N T l V H ^ 0 ^ 7 c ^ 7 ) n l l 7 ^ ^ L ' S f t ] iftttem L . I «tolT 19 5 4 LMj sn*it f««iir eiciiiMi Tit Fiiiu giiLiiies • •LTIFLE. FtaiLT OtdlllCS LAND USE IN VE NTO RY 1939 s»i«ci; US SISSIES t n r isiiis 1SHITIEI1 UNIVERSITY OF SOUTHERN CALIFORNIA SCHOOL OF ARCHITEC T URE SSSU II FEE1 •EOltll 11 : EIFII t ISSIFI 0 6 1 28TH ST m 30TH ST i ^ K i m # m m 32 ND ST. - - ( ÿ 32 ND ST. ELEM SCHOOL SHRINE AUDITORIUM DEVELOPMENT OF THE UNIVERSITY NEIGHBORHOOD: U. S. G s i n g l e o v e l l i n c c o m m e r c i a l T f O O i E L L I N C UNITS I 1 VA CA NT THREE OR MORE UNITS SC A L E LAND USE INVENTORY 1954 U N I V E R S I T Y OF S O U T H E R N C A L I F O R N I A S C H O O L OF A R C H I T E C T U R E JU NE 1954 M A P I l l S i l l SHRINE PL. , m f f P i ROYAL ST. I I 0 UNIVERSITY AVE . 6 4 - The major difficulty which faces every redevelopment project is the financing of such a program. No plan has been developed yet where rent rates remain within the reach of the average income group living within an area without some form of governmental subsidy. The problem lies in the fact that the cost of land and of labor and construction, after adding interest rates, render the rents much higher than the portion of the family budget allowed for this purpose. Acquisition cost of the site. The cost of land after acquisition and preparation by the redevelopment agency is usually higher than the fair market value of such land, if it is to be developed for an average residential density. This fact is one of the difficulties facing re development. Although part of the cost is anticipated to be received through higher tax returns, there still remains an amount which must be written off or be given as a grant by the federal government to make possible the sale of the site. This might be the case in this area, and to enable redevelopment to proceed on a sound financial basis, examination of the various factors affecting such a cause should be investigated, and measures must be taken to re duce the cost. Land speculation and the taxation system. Another 65 factor which retards progress of redevelopment and can be attributed as a cause of blight is land speculation where property owners hold the sale of their land for a higher value they anticipate in the future. Meanwhile, they are interested only in reducing their maintenance cost to a minimum, waiting for the day when they can sell at a great profit which is to cover past years of investment. Un fortunately, such a day will never come since the price they are asking will not be economically feasible under 7 any appropriate usage.' The present taxation system and other financial practices are helping this process to continue. It is suggested that there are other methods of taxation which discourage such holding of land, and encourage improvement of property. One is the method of levying tax ad valorem on land only, which has been used in New Zealand; another is a combination of taxes, in proper proportions, levied separately on land and on property. Such a method seems to be very fair, besides its advantages over the present o system.° If we believe that private property is an individual right and its benefits should return to the individual. ^ Lewis McLean, Planning the Modern City. Vol. II (New York: John Wiley and Son, 19^9)j P* 37. ^ Loc. cit. 6 6 then by the same token the value which is created by the individuals as a group in the community is their property and its advantages should return to the people. Therefore, an owner of a property should receive for its sale only what he paid for the land, plus the present value of the improvements. Any amount in excess of that will be the right of the people since it is created by them and should go directly to the municipality. This method will keep the land cost at its true market value and provide an even distribution of public improvement costs and values created by the public as a whole. However, under present laws there are many methods by which the immunity granted to owners of neglected and deteriorated property can be put to an end, which in turn will reduce land cost. A strict enforcement of safety, sanitation, and occupancy standards for existing structures should make it economically difficult to continue indef initely to operate deficient buildings, or to hold them for speculative purposes. A zoning ordinance that ac curately reflects the potentialities of land use will determine the value of the land and hence discourage the speculative holding of property by any informed investor. A strong attack on tax delinquent property, and the use of the power of eminent domain for making land available for new use without having to pay the current high prices will 67 9 definitely stop speculation. Redevelopment program for Los A n g e l e s Studies of the Los Angeles City Planning Commission indicate that at least 20 square miles in the central area of the city are largely blighted and undesirable for residential use at present, and are a growing financial burden upon the rest of the community. There are ten possible project areas selected by the commission which have a total area of 3,832 acres with a total cost of acquisition estimated at $96,733,565 which is likely to be around $150,000,000 during the next ten years. On this basis, it was recom mended that there be a minimum annual expenditure of $2,000,000, which must be raised locally by current taxes for a redevelopment program. This, when adding the federal government grant under Title 1 or the National Housing Act of 194* 9, will make possible the investment of $30,000,000 per year. The average cost is $25,24^ per gross acre, which varies greatly from $100,000 per acre for Bunker Hill to $50,000 in other central areas; while in outlying areas it will be much lower. These figures do not include the cost ^ Miles L. Colean, Renewing Our Cities (New York: The Twentieth Century Fund, 1953), p. l'5l• Robert E. Alexander and Drayton S. Bryant, Rebuilding a City (Los Angeles: The Haynes Foundation, 1951), p. 21. 6 8 of acquisition, clearance, and preparation, which will be an additional 50 per cent of the above figures. The es timated cost in the study area is about $1.00 per square foot, including the acquisition, which is equivalent to $4-3,000 per acre. On the basis of the above survey, with a 50 per cent write-off (which is the limit for the state of California), and on the basis of tax data for Los Angeles in 194-7-4-8, a tax rate of 10 cents per hundred dollars of assessed valuation would produce a revenue of not less than $2,000,000 annually. This would allow an annual program of $12,000,000 ($4-,000,000 from federal aid and $6,000,000 from resale or lease of developed property), or approximately the redevelopment of 300-4-00 acres a year. One of the principle justifications for redevelop ment is its effect on tax revenue; for example, the revenue from property taxes of the ten areas mentioned previously is estimated at $310,000 per year, while the estimated direct cost of police and fire protection is three to five times larger. If the area is redeveloped, the es timated annual tax will be $3,000,000 based on a similar tax rate. A self-supporting redevelopment. A survey of the Colean, op. cit., p. 129. 6 9 various redevelopments throughout the country showed that by the end of 1952 there was a great variation of methods and in many instances it was possible to accomplish re development without any kind of federal aid, and in some instances (Peter Cooper Village project, New York City) without even the need for use of the power of eminent domain. The first two projects of the gateway center in Pittsburgh were assembled by the Urban Redevelopment Authority and sold at full acquisition cost without sub sidy of any kind. In Chicago, the Michael Reese Hospital and the Illinois Institute of Technology were able, with out government assistance, to acquire clear land and are building on a considerable scale. Therefore, the conclu sion can be drawn that if the citizens are willing to do something about it, the possibility also is open here. Recommendations for redevelopment. The point which must be stressed in the process of redevelopment is the need to inform the public and to receive their active participation from the start in the formulation of such a plan, if it is to answer the needs of those who live there. Because the development of this area has a direct bearing on the future of the University of Southern California, the university should take an active participation in initia tive and guiding of such a program until it gets underway. The results of such a development will return a benefit to 70 the entire area, but to the University of Southern Califor nia in particular. This development should not be considered a sepa rate entity in itself, rather it should be considered as part of and in the light of many other proposed develop ments in the central area of the city, such as the civic center. It is hoped that when such a program is completed, these individual neighborhoods will create a new desirable environment of which the citizens can be proud. The sociological impact of removing people to dif ferent localities is not known so far. Since the social and economic effects may be undesirable, this plan proposes very gradual changes in population and proposes to keep as many as possible of the present population within the area, and also suggests that it will be possible for the majority of those who have to be removed temporarily to return if they wish to do so. It is also recommended that a more modest approach be used in this area to provide a gradual rebuilding with out overdrawing the financial resources, and to eliminate any probable detrimental effect due to the shift in popu lation. To meet the cost problem, one or more of the methods suggested earlier can be adapted to assure a more reason able land cost, whether it is acquired willingly or through the right of eminent domain; and it also prevents any 71 future deterioration within the expected life span of the buildings. To encourage investment in the area, the re development agency can give a long-term lease with an option to buy rather than selling the land. Also, modi fication in the local tax system can be made to decrease the load carried by real property. CHAPTER V REHABILITATION AND THE NEIGHBORHOOD CONCEPT During the past year, a strong movement towards rehabilitation rather than redevelopment is apparent throughout the United States. It seems that every city which has this common problem of blight is trying, in one way or another, to solve its own by rehabilitation which is an easier method of conservation than the expensive redevelopment method. This move towards solving the prob lem of slums is due to the fact that cities are aware of the losses in tax revenue and the extra expenses needed for the necessary police and fire protection of such areas Before we establish the relation between rehabilitation and the neighborhood concept, let us define a neighborhood unit. Characteristics of a neighborhood unit. The neighborhood unit is a self-contained arrangement of phys ical elements to answer the daily needs of its residents. It provides easy and safe access for children to go to school, and for mothers to reach the shopping center, and for fathers to find the transportation necessary to get to work within a reasonable walking distance. The school is used as the center of the neighbor hood unit, and its service area will establish the 73 boundaries of such a unit, since its importance is recog nized in the development of the future generation. It is here that the child's character and cooperative spirit are formed; it is here that he learns his social obligations. From this source the young citizen comes to feel the need and the responsibility to participate in the affairs of his immediate neighborhood and to continue as an active participant in the affairs of this neighborhood and the larger community. A neighborhood unit should include a cross-section of the city population, with a desirable density as already established, and should allow active participation of the inhabitants based on real democratic principles which tend to eliminate any racial or economic segregation, if the residents wish it to be so. Relation between neighborhood units. The above description of a neighborhood unit cannot be taken as strictly physical since it creates a force tending to draw together people of similar interests, and it establishes friendships among residents working toward the welfare of the unit. However, there is no actual boundary when it is thought of in terms of human relationships, as overlapping of more than one unit will be apparent. As a matter of necessity, although a unit is self-contained, it will not be able to support all of the communal needs and interests 7 4 - of the population. Therefore, several are grouped together to form an intermediate unit, large enough to support a complete system of high schools, parks, and other needed cultural facilities. It is worth noting here that none of the above units actually have existed in the city up to this date, since many of the residents would rather sacrifice the friendship of their neighbors for a possible interference with their privacy. Although the following recommendations are based on the physical arrangements of the neighborhood units for their functional uses, it is realized that their function ing in their sociological capacity will depend entirely upon the wishes of the residents. Rehabilitation is limited. Rehabilitation has its shortcomings and difficulties. It does cost money while its results are limited. It creates good buildings in a questionable area, it causes the taxes to go up and hence rent will go higher, especially when shortage is created due to the tearing down of many of the obsolete structures. It must be noted here that a rehabilitation program in an area might render a redevelopment of the same extremely difficult due to the rise of land and property value. From the above mentioned limitations, we find that carrying out the rehabilitation method alone in this area will not solve the existing problem in the area, rather it might be the 75 cause for the spread of the blight if many of the existing low income groups have to move to other marginal areas in the city, where that in turn will create an over-crowding which is a symptom of blight. Rehabili tation program in Los Angeles. The depart ment of Building and Safety of Los Angeles has the power and the responsibility to carry on the rehabilitation pro gram. The work done is rather limited, but showed an exceptionally good result. To carry out the work success fully, cooperation and coordination of three different departments were necessary. Specifically, they are the Building and Safety Department, Health Department, and the Fire Department. The pilot area inspected has 1,354- resi dential buildings, of which 592 have been renovated by the owners, while 526 buildings have been ordered torn down as unfit for habitation. The method used in carrying out the program was of a salesmanship rather than enforcement of the law, a method which was responsible for its success It is true that a rehabilitation program is easier to carry out than a redevelopment program because of the fact that it does not require very elaborate plans and does not involve acquisition of lands. Besides that, the "How United States Cities are Meeting the Chal lenge of Rehabilitation," Round table report. House and Home, October, 1953, p. 132. 76 enforcement of law is low in cost, since it will result in higher revenue in taxes. But carrying out such a program alone will not solve the problem of blight, hence we should be looking for a program which will reach and attack the actual cause of blight, and especially in its early stages. The decrease in population mentioned previously is a symptom of early stages of decay since it will be followed by reduction in rent rate and property value, and then by overcrowding to make up financially the deficiency in the property income. This is a known cycle to which we should be alert to stop in its early manifestations. Application of the neighborhood concept to this area. The neighborhood unit is thought of as a physical means to accomplish the objective of this plan. Observa tion of the present street pattern shows that it is not beyond reach to convert this area into units which live up to the standard of a modern community. The main arteries crossing this area define sub-areas of varying size but with an average of about 160 acres each, and of about 5,000 population, but there are hardly enough local facilities to define them as neighborhoods. It has become a practical necessity to employ the neighborhood unit, or its counterpart, as a means to restore a recognizable form in the phys ical organization of the city. However large or small the city may be, there must be a workable 77 unit of human scale with which to weave the urban pattern into a workable whole.^ In the following study of various facilities needed for the present and future inhabitants of this study area, the neighborhood concept is talc en as a guide to develop ment. Standards for such facilities and their proper location will be indicated under appropriate headings. However, due to present physical limitations, certain elements, such as local shopping centers, are shifted in this plan from their central location in respect to a particular unit, but this will create no sociological or functional problem. Plate 3 shows the possibility of creating the de sired environment through minor revision of the street pattern, mostly by closing a few of them to through traffic and by providing the additional educational and recrea tional facilities, and eliminating the excessive commer cial zoning. Whether rehabilitation or redevelopment, or a combination of both, is to be used to produce the desired environment through a gradual rebuilding of the area, cer tain tools will be necessary for the execution of the plan. Tools to achieve the plan. Active participation of ^ Arthur B. Gallion, The Urban Pattern (New York: D. Van Nostrand Company, Inc., 1950), p. 27B. JEFFERSON BLVD. (L à ✓ EXPOSITION BLVD. , PARKING d VERMONT AVE, D E V E L O P M E N T OF THE UNI V E R S T Y N E I G H B O R H O O D U. S.C. 1 9 5 4 A T Y P I C A L NEI GHBORHOOD UNIT P L AT E 3 79 the citizens is one of the most important factors in bring ing any plan to reality. Once this is reached, application of the other tools will be much easier. The control of public expenditure through capital budgeting by a long term financial plan is a valuable tool which will place public improvements in order of their importance. Sub division regulation is an important tool since revision of any of the street pattern will require revision of sub division and especially when a large parcel is needed, as in the case of commercial development. Finally, one of the strongest tools is zoning, which can control and assure the right placing and proper use of private improvements. Many of these tools are provided in Los Angeles. However, they cannot be effective unless they are strictly enforced. To cite an instance in the case of zoning, cer tain provisions, such as variances or non-conforming uses, are provided as a means to protect individual owners from any hardship due to changes in zoning. However, the abuse of these privileges has been costly. Zoning.^ Examination of the purpose of zoning will indicate the shortcomings of the present zoning ordinances, and prove how unrealistic some of the rules are. A few examples are the yard requirements, separate rules for ^ Charles K. Agle, "A New Kind of Zoning," Ar chitecture Forum: The Magazine of Building, July, 1951# 80 accessory building, and the setting of minimum area, cub age, standards and height limitations. The main purposes of zoning are to assure every owner adequate light and air, protect his privacy without sacrificing light and air or the usability of any open space of his lot, to give him the freedom to design his building without infringing on his neighbor. Finally, the development of the structures should be consistent with the preservation of the neighbor hood character. The following tools of control are suggested: 1. Ratio of floor area to the size of the lot; embracing all covered areas including garages, carports, and porches. 2. Light angle above ten feet: No structure may be built outside a plane sloping inward from the prescribed angle at a line ten feet above the natural grade at the property lines. 3. Windows in relation to property line: Where facing property lines except on the street side, the sill of windows should not be below a 4-5 degree plane sloping downward and inward from a line ten feet above grade on the property line. Minimum lot sizes for residential land use should be established as indicated. CHAPTER VI PROPOSED RESIDENTIAL DEVELOPMENT In this chapter and in the chapter on schools and playgrounds, the study area is divided into seven sub- areas, each of which is discussed separately. Map 7 on the following page shows the boundaries of each of the sub-areas. No recommendations will be made in this chap ter regarding the schools and playgrounds or street pat tern, but discussion of these facilities can be found under the appropriate heading. Sub-area 5 is mainly the University of Southern California campus and will be discussed briefly in the chapter on schools. The same holds true for sub-area 7 which contains Exposition Park. Objectives of the plan. This plan will aim to achieve the following objectives as related to the design of residential areas : 1. To provide the proper physical environment with such density as to provide for the present population and its future growth, without becoming overcrowded. 2. To create an efficient relationship between residential areas and transportation pattern without ob structing or disturbing the present main thoroughfares of the city. ADAMS BL. ■ 4 T JEFFERSON BL' EXPOSITION BL + S A N T A BARBARA AVE DEVELOPMENT OF THE UNIVERSITY NEIGHBORHOOD: U.S.C. LEGEND: KEY TO S U B - A R E A S B O U N D A R I E S OF S U B - A R E A NU MB ER OF S U B - A R E A U N I V E R S I T Y OF S OUTHERN CALIF O RN I A foo S c a l e : E HASH EM 83 3. To establish neighborhoods and facilities which provide full opportunity for social contact between groups and individuals. 4-. To preserve existing and provide additional facilities for groups having common environmental needs. 5. To better relate residential areas with commer cial, recreational, and cultural areas so as to provide for the needs of varied age groups. 6. To provide a wide variety of living accomoda tions so that every individual may choose the type of dwelling which is deemed to be most desirable for their needs, without need for segregation by family size, ethnic, or economic groups. Having the above objectives in mind, recommendations can be made at this time for establishing optimum density for the area and type of development. Selection of type of development. Before any decision can be made, a serious consideration must be given to the nature of this neighborhood because it contains within its boundaries a major center of higher education, the University of Southern California; and Exposition Park, which has many cultural and recreational facilities. An other important factor which also must be taken into consideration is the proximity of this area to the central business district of the city and the civic center. 84 The above factors lead to the recommendation of multi-family development in most of the area. However, it is not the purpose of this plan to recommend any definite type of structure for every portion of the area. Rather, it aims to establish an optimum density only, leaving freedom to the owner and architect in the planning of a definite development. By this method a more even distribution of popula tion will be possible throughout the area, regardless of apartment size, but this method will not be effective with out more careful building and zoning regulations, which include provisions for the control of building intensities in terms of square foot of net land area per room and per centage of land coverage similar to the method discussed in the previous chapter under "zoning." A room is defined as a living room, a kitchen, or a bedroom. Dining room or dining space, bath, foyer, halls, dressing rooms or closets are not counted. Thus, a bachelor apartment is counted as two rooms, a one bedroom apartment as three rooms, etc. Net lot area is defined as the total number of square feet within private property lines. It does not include public streets, but it does include private drive ways and access ways.^ Under this type of control, fewer Diamond Heights ; A Report on the Tentative Re- development Plan. San Francisco: San Francisco Redevelop ment Agency and Department of City Planning, 1951? P* 33. 85 large apartments than small ones could be placed on any given parcel, which shows the advantage of this control over the method of dwelling units per acre. Based on the method suggested above and using an p acceptable standard for land coverage, we can establish the size of an average room at 210 square feet, according to the sketches shown on Plate 4, for the purpose of estimating cost only. The bachelor apartment shown has an area of 350 square feet or an equivalent of one and one half rooms. The one bedroom apartment has an area of 625 square feet or equivalent to three rooms. The two bed rooms apartment has an area of 840 square feet or four rooms, according to the definition outlined earlier. Estimated cost per acre of development. The es timated cost of building to be used here is based on the current average cost of $10 per square foot of floor area. The land value, after assembling and installation of public utilities, is estimated to be $1 per square foot for residential purposes In the following study an area of one acre of a typical residential development will be used as the basis 2 American Public Health Association, Committee on the Hygiene of Housing, Planning the Neighborhood (New York: Public Administration Service, 1948), 90 pp. ^ Charles Shattuck, real estate appraiser. BATH SLEEPING KITCHEN LIVING R APT. LIVING DINING 1 KIT BATH BED ROOM A ONE BEDROOM APT. | — KITCHEN DINING LIVING BATH BE DR O O M 2 CL HEAT. BED ROOM I A TWO BEDROOMS APT. 5-c-OL£e. D E VEL OP MEN T OF THE U N I V E R S I T Y NEIGHBORHOOD U.S.C. TYPICAL APT. UNITS FOR MULTIPLE DEVELOPMENT U N I V E R S I T Y OF S O U T H E R N CA L IF O RN IA SCHOOL OF A R C H I T E C T U R E *5 4 PLATE 4 87 for computation with the previously outlined method. See Table XIV. It is important to note here that the cost per room is decreasing up to three-story buildings. After that, the cost will increase slightly and then remain approximately constant when considering the cost of vertical transporta tion. Since development of three-story structures seems to be the most economical, it will be used here as an example to determine the probable rent rates. Probable monthly rent. In the computation of the cost of finance, a rate of 6 per cent annual interest on capital is used, since it is the predominant rate. Con sidering the buildings to be of permanent type of fifty years life span, hence 2 per cent payment on capital should be a part of the annual charges, making a total of 8 per cent for annual charges. The annual profit on a real estate investment is expected to be 7 per cent, so we can If arrive at total building charges of 15 per cent. No attempt is made here to compute the annual operating cost, but a per cent of the total income based on a study for similar developments will be used. The Henry A. Babcock, consulting engineer, The Bunker Hill Area. A report on feasibility of redeveloping. Los Angeles, 1951* X ; A * * CD O o O O o A m CX5 C\J oo o o O- 1 —1 CM CM -p o M f - i CM CM CM CM CM O o O O O O O o o o o O H I T N o I T N i r \ l f \ C Ü -p l r \ \0 [ > . rO o (X O ro ( 7 \ O EH rH ro Jt \o O • rH a o •H 4 - > « J n3 4 - > M A TO O 1 —1 o O O o O A o O o o o C O « 4 H I f N l T \ i T N I T V i T N Ü O # • c d ro rO ro ro ro A 4 - ) J- -P C O O rH o C d O •H -P A • CD k L O > t3 1 —1 O O O O O 44 43 o o O O o O o o O O o 44 -P O iH CM ro o C O ro vO o\ tr\ \o o ■P H CM ro \0 c\ o C O O 0) O 4=! 4 - > CD TJ CD P* hO rH TJ C t f O C fH O O O i r \ [>- G C6 CD ro ro ro CM rH •H Hi > O 4 - > Ü O d C O CD t u O O Tf •H >> TJ F h CD rH O A ♦iH î > > -P P * p s F h C O k u O O 1 •H F h -P S h c 44 44 O O C O O 0) O 4-> -P 1 -P CD C O CO C O CD CO 4-> •H CD 1 1 CD 1 A A CD o A % •H EH >> c: > •H rC! o EH EH CO EH * 8 8 8 9 portion of total net income available for such building charges becomes 61.M-7 per cent^ since the remaining part is to cover operating expenses and property taxes. Based on the above percentages, we can derive monthly rent which will cover a typical walk-up apartment development, as shown in Table XV. It will be noted that the rents compare favorably with rents in other new resi dential developments. Optimum density and population. Economic factors are not the only items to be considered in determining the density of a neighborhood. Other factors such as the esthetic quality of the development and habits of the people must be taken into consideration. Since the people of Los Angeles are conditioned to live in low density developments, this fact should be reflected here. From a security standpoint, low density and dispersed activities are considered to be the best defense against bombing. However, this concept requires very careful consideration since the relocation of activities in rural areas might be a burden on the function of urban living. Large parks are also considered to be a good measure of safety against fire due to bombing. After considering the various factors, it is rec ommended that a density of 85 persons per net residential Loc. cit. 90 TABLE XV COMPUTATION OF THE PROBABLE MONTHLY RENT FOR A TYPICAL WALK-UP APARTMENT DEVELOPMENT Cost per room $2,180 (.06 + .02 = .0 8 annual building charges $174.00 7 per cent return on investment 12.00 Total financing charges 186.00 Operating cost 72.30 Property taxes 44.70 7 per cent allowance for vacancy 23.00 Total annual rent per room $326 Approximate monthly rent for bachelor apartment $45.00 - 54.00 Approximate monthly rent apartment for one bedroom $82.50 Approximate monthly rent apartment for two bedroom $108.00 91 acre be used as the optimum density for the area, which is equivalent to a gross density of thirty-one persons per acre. The above figure will give an optimum population of 52,700 people, or approximately 1 9 ,5 0 0 families and un related individuals. This suggested density is slightly higher than the present density in the area just north of the proposed community. Income of the proposed population. Based on the average rent estimated earlier in this chapter and con sidering that an average family will be paying about 15 - 25 per cent of its annual income for rent or towards the purchase of a home, we can establish the annual income of the various groups as indicated in Table XVI for the pur pose of deriving a figure for the total income to be used as a basis for planning the essential facilities of the community. Estimated rents are compared. The estimated rents of the future residential developments in this area compare very favorably with surrounding recently developed areas. Take for example Crenshaw Village, a development of two- story unfurnished apartments, a one bedroom apartment rents for $80 - 85 a month, a two bedroom apartment for $90 - 95 a month, and the three bedroom apartment for $118 a month. Another furnished development north of the study area on Westmoreland between Olympic and Pico Boulevards rents a X I EH 5 g g g m § £ g w CO I I g EH M EH H 0) t S 3 1 •H î>s A CO rH i n to to 0 0 0 *H d Ü d A A a Tj e o O o o o o o 0 cB 0 t n V i w w 0 a 0 -P 44 A A A A A a A Ü 0 0 0 0 0 o o A 0 0 4h A A A A A p 0 O A A O s rH rH CM CM ro ro 0 s ^ o >» Ü rH d 'H O o O O O O o *H S o O O O O O o 0 o \0 \0 CM CM O o 0 4h tkO CM m m ph J* lr\ p 0 4h A O 0 > < 0 a 44 O o o -P -H lr\ o iTN O O O o d CM CM CM CM CM CM CM 0 >> 1 1 1 Ü rH O o lT\ 4m CM CM 1 —1 A -P 0 C CL, O a A 0 A4M 4-> O O O lr\ o O o -P Ü \0 \o I>- oo [>. o CM a o 1 —1 P 0 a frj 0 • • A 0 C3 p p 0 o a o A A a a o 0 A O •rH 0 0 o o Is 0 A 0 a 0 rC 4h -P o o p a p a o a O 0 A A A A o P o 44 O 0 Tj O O "Cj Ti P o o O P 0 o 1 —1 1 —1 0 0 a A O A O A W) A a 0 0 P P 0 P P P p p a >» O r d 0 0 0 •rH EH Ü u u 0 0 0 P O P O P 0 Ü 0 0 a a a > 0 P Q P Q o o < 5 A 92 9 3 bachelor apartment for $75, a one bedroom for $100, and a two bedroom apartment for $150 a month. A good example of rents in a high building development is Park LaBrea Towers, where one bedroom unfurnished apartment rents are $105 and up, and the two bedroom apartment is from $130. This indicates clearly that the rents in the proposed develop ment will be lower than the predominant rents in the city. However, this fact will not solve the problem. There still will be about 25 per cent of the present inhabitants who will not be able to pay for the additional facilities provided unless they spend a much greater per cent of their income for rent. In this instance, a government sub sidized project might be the answer. Otherwise a small per cent of the present population has to be relocated. Government projects. To keep the lower income group within the area, it might be necessary to provide a govern ment project which offers low rentals, since any privately financed housing will rent for more than they can afford. In the case of public housing there are many possibilities which will result in a lower rent rate. It might be of interest to mention the method initiated for the first time by Milwaukee^ where, in 1948, the citizens voted on a 6 Robert E. Alexander and Drayton S. Bryant, Rebuilding a City (Los Angeles: The Haynes Foundation, 1951), p. 26. 94 $3,500,000 bond for housing in addition to the $2,500,000 general obligation bond for the redevelopment of blight. From this, the city has drawn a 2.3 million outright grant for the construction of two permanent developments which have a total cost of 6.9 million. The remaining 4.6 mil lion will come from 38-year Housing Authority first mort gage revenue bonds. The use of first mortgage bonds is an original approach to the finance of public housing projects which has resulted in a favorable interest rate without involving the faith and credit pledge of any taxing unit of the government, and resulted in an average rent as low as $56 per month. Sub-area 1. This sub-area is located north of the university campus and directly south of the central busi ness district, and bounded westerly by Hoover Boulevard. Since the section south of Adams Boulevard contains, at present, many of the fraternity and sorority houses, it is logical not to disturb these student groups, but to develop the area to a fuller extent to provide for student accomo dations . Student Housing The additional housing facilities needed for univer sity students is determined on the basis of the trend in enrollment for the day classes at the University of Southern California. This has reached a peak of over 95 12,000 in 1 9 4 5, with a total enrollment for day and night classes of 20,000. As of the fall of 1952 the number was n set at 1 0 ,5 7 0 in day classes. It is anticipated that the enrollment will continue at this level. At present, about three hundred male students are accomodated in 5 dormitories and twelve hundred in 34 fraternity houses, twenty-seven of which are in the south part of sub-area 1. Of the total two thousand sixty-two female students enrolled in the day classes, only 750 are accomodated with housing on the campus, of whom four hun dred fifty are living in 6 dormitories and apartment houses, and three hundred in I6 sorority houses located on 28th Street. On the assumption that about one third of the men wish to be housed near the campus, an additional dormitory of about 300 - 400 spaces would be feasible. In the case of the women, about 750 spaces will be needed in order to accomodate two thirds of the total. Realization of any of the above recommendations concerning the students* housing is directly dependent upon the basic policy of the university administration. If the university is to take the responsibility of consolidating the single men and women housing facilities, the program 7 Robert Davidson, Assistant Director, Department of Development, University of Southern California. 96 can be expanded to provide for the married students by pro moting a multiple residential development financed by private enterprise. The International House The international student enrollment at the Univer sity of Southern California is increasing rapidly, espec ially in the last few years. In the fall of 1953 it reached a figure over 550 and so the need for special facilities which promote better contact between the foreign and American students and thereby benefit both, is appar ent. At the present time there are no such facilities in the Los Angeles area. However, the International House Association and other civic groups are promoting such an idea, but whether it will be built in connection with the University of Southern California or the University of California at Los Angeles, is still a point of debate. Should it be built here, the area will gain an additional asset. It must be pointed out here that International House is usually open to any foreign student living within the city. Since the University of Southern California has a central location in the city and the highest number of international students, it might be feasible to have it adjacent to the university, where it could serve three 9 7 colleges at one time: University of Southern California, Los Angeles City College, and Occidental College. The International House can be self-sustaining financially, if it is large enough for such an operation, as the one in New York City (520 residents); but it is hard to predict what will be the case for a smaller house. The ideal proportion of American to foreign students is one third to two On the basis of the above it is recommended that an International House will be provided within the University of Southern California student housing development, of a size to accomodate about 350 men and l80 women. Another fact to be considered in the design is that most of the International House residents are of the graduate level and that all other facilities besides housing will be shared by a group of non-resident members. Plate 5 shows a suggested site plan for an International House and men*s dormitory, and Plate 6 is a perspective of the same. Sub-areas 2 and 3.» These two areas seem to have the highest percentage of converted single dwellings into room ing and boarding houses. All such accomodations are considered to be of a substandard nature. It is hoped that after sub-area 1 is fully developed, most of the ^ Kathleen Charming, Executive Secretary of the International House Association, Inc., New York. UNI VERSIT Y SHOPPING CENTER UNIVERSITY AVENUE D E V E L O P M E N T OF THE U N I V E R S I T Y N E I G H B O R H O O D : U. S. C. 1 9 5 4 MEN'S DORMI TORY & I N T E R N A T I O N A L H O U S E PLAN PLATE m 100 University of Southern California students will be accomo dated in that area, and then these two sub-areas can be redeveloped to house those people who are not necessarily connected with the university, but who are interested in cultural activities. These would include young executives who wish to live closer to the places of their employment in the central business district or at the civic center. The residents of such neighborhoods will be able to share many of the activity programs which can be promoted by the university and at the Shrine Auditorium; and also can enjoy the recreational facilities of Exposition Park. See Plates 7 and 8 for plans of a typical multiple residential development. Sub-area 4. This area is indicated as a blighted area by the City Planning Department. It is described fully by the data of census tract 215. It has the highest ratio in the area of non-white population, which totals 58 per cent of the total inhabitants of the tract. The area has a high percentage of owner-occupied dwellings when compared to the remaining part of the area, which will render redevelopment a more difficult problem; but this difficulty must be overcome since this is the only effective solution. A change in the layout of streets will be necessary to provide the required safety. A proposed layout of the street system for this particular '18 VO y 3 n G I j N 10 1 Q X U N I V E R S I T Y a v e LU « C L O Q CO L U cr L U _J CL LU w > LU ; m Û -J : <; » < . O ° — t- C L w >- l I — ° W > 0 « r i v 4 i » r « k i v O T C M > M C n < 9 r p II 0 # # | f l i ' i . m % r w 3 0 0 Q . 2 h - UJ 2 : X (0 LiJ 4 Û _ O z 4 _ l li. LU UJ > > LU C D O 4 K ) _ l 0 > < o 1 — C O z 3 LU o Û o o — z C O c r o LU o c r o UJ LU z >- 1- CL to — z h- w Z ) z 3 LU X 1- _ J u. < o z ----- UJ CL 3 > Q . O 1 — _I W > LU < O 10 2 103 area was shown on Plate 3, where the maximum use of present streets and utilities was considered. Although the results might be far from ideal the saving is considerable, espe cially if the plan received the cooperation of all property owners. Sub-area 6. This area can be developed into a good neighborhood without major changes in the street pattern. However, a few alterations are necessary to secure the required safety and to provide the additional recreational and educational facilities. Since this area has at the present a high percent age of owner-occupied dwellings and many residents of higher income, it will not be a difficult task to rehabil itate such an area with a similar program to the one used by the city of Los Angeles for other blighted areas. This particular area, because of its proximity to the University of Southern California and its fair present condition seems to be a good location for faculty members who have children and desire detached d'welling accomoda tions . The University Faculty Housing It is not the intent of this thesis to designate any area for certain groups exclusively, rather it aims to make available for various groups facilities which will 104 answer their needs. Hence, when an area is recommended for some groups such as the university faculty, no conclusion should be made that it is exclusive, rather, it merely proposes that a high percentage of such a group might be present. In this light only, area 6 was recommended to serve as a faculty residential district. The density of this sub-area was kept low to allow such a development. Inquiry regarding faculty housing needs of this nature was not possible at this time. However, the invest igation made in 1949,^ in an attempt to determine the housing facilities needed for the faculty members to be housed in a special project can reflect many facts even though the purpose is different. It is assumed also that if a new investigation is made now, the answers in the affirmative will be much higher than before since this new plan puts them under no obligation and gives them the free dom of their own choice of type and size of residences. The sampling was on a rather limited scale, with only one hundred fifty returned of the total 590 question naires. Eighty-two per cent of those who expressed the desire to live on or near the campus indicated the prefer ence to live within walking distance. The average family size is 3 .0 8 persons. About one third of the total married ^ Unpublished report by the fourth year design class of the School of Architecture, The University of Southern California, Los Angeles, 1949. 105 members have two members; one third, 3.0; and one third, 4.0 and over. As of February, 1949 the mean rent paid by members varied with income groups. In the case of the married members it varied between $40 and $90 a month, and for the single ones, between $40 and $60 a month. Table XVII shows the percentages of choice of the total who answered, for various types of accomodations, which support the above plan proposal. Most married members (90.4 per cent) show preference for private ownership over any other type such as rental, joint ownership among members, or in collaboration with the University of Southern California or any other organiza tion. Sixty-six per cent of the single members indicate the same choice. Since the total number of faculty in 1948 was 1,602 a conclusion can be drawn that about four hundred married members would desire to live within the area if the area is developed. Orientation. In the design of any kind of develop ment, the position of the sun and the direction of the prevailing wind are two important factors to be considered in the setting of the residential building and the location of necessary wall openings. The main purpose of orienta tion is to control, by geographic means, the entry of the 106 TABLE XVII PERCENTAGES OF CHOICE FOR VARIOUS TYPES OF ACCOMODATIONS Type of accomodation Per cent of married Per cent of single Housing related to IJSC faculty only 30 12 Faculty and student faculty 29 39 use faculty, student faculty, and other 40 48 107 sun depending on the fixed angles of solar radiation at various hours of the day and seasons of the year, and also to take advantage of the prevailing wind and any other micro-climatic conditions. It is always favorable to let in the sun’s heat in winter time and to keep it out in the summer. Since the winter midday sun is very low while the summer midday sun is very high, it is possible, by instal ling a permanent sunshade which is projected out over a south window, to keep out the direct rays of the summer sun and yet allow in the winter sun. The outside solar radia tion controls are most effective against heat since any inside shade has the tendency of storing heat. These ex terior devices can vary greatly. The problem of sun con trol is an intricate one, but since it is outside the scope of this thesis it might be of interest here to mention an article by Mr. Conklin, where he listed thirteen important problems of sun control. Groff Conklin, "Sun Control Methods," Progressive Architecture. May, 1950, p. 95# CHAPTER VII COMMERCIAL FACILITIES: PRESENT AND PROPOSED Present condition. Most commercial areas in this study area are of marginal nature because of the poor state of maintenance and because of intermixture with residential areas. Plate 9 illustrates the nature of great parts of the present business areas. Due to the traditional strip development of commer cial areas, they are spread along most of the major thoroughfares in the area, such as Vermont Avenue and Jefferson Boulevard. However, residences are still notice able here. This type of commercial development is respon sible for the conflicts between vehicular traffic passing through the commercial areas and pedestrian and automobile traffic using the commercial facilities. The present stage of decay of the commercial areas can be traced to a few major factors, mainly: poor design which causes inconvenient pedestrian circulation, lack of adequate off-street parking, and the oversupply of com mercial facilities far beyond the purchasing power of the inhabitants who support them. A pilot survey showed that a great part of the commercial areas is used as retail stores for the sale of used articles and appliances. The high rate of turnover IT IS MARGINAL V I E W T A K E N A T V E R M O N T A V E N U E N E A R 3 7 T H S T . MIXED WITH RESIDENTIAL J e f f e r s o n n e a r o r c h i d J E F F E R S O N N E A R H O O V E R PLU^BiHG £ . MASMeM CONDITIONS OF PRESENT COMMERCIAL AREAS DEVELOPMENT OF THE U N I V E R S I T Y NEIG HB ORH OO D U. S C 1 9 5 4 EH 110 and high number of vacancies in the retail stores were noticeable. Although it was impossible to determine the exact rate of turnover, the following quotation seems to describe very closely the condition of this area: The mortality rate of retail business is extremely high, between 15-25 per cent of the retail stores going out of business each year. About one third of all retail stores have a life-span of a year or less. One half remain in business no longer than two years, and less than one quarter remain as long as 10 years.1 It is estimated that about 16? acres of the total 1,423 acres in this area are zoned for commercial purposes, 2 according to the Zoning Map of 1953, excluding the area along Figueroa Street, which was considered as part of the central business district for automobile sales. The above estimate is equivalent to 12 per cent of the total area, which is far beyond the 2-5 per cent needed for business See Map 9- To establish the area needed at the present time for commercial facilities based on the estimated purchasing power of the inhabitants, we can refer to Table XVIII concerning the income level of families and unrelated ^ Arthur B. Gallion, The Urban Pattern (New York: D. Van Nostrand Company, 1950), 446 pp. ^ Zoning Map, City of Los Angeles, September, 1953. See Map 14. ^ hocal Planning Administration (second edition; Chicago: The International City Managers* Association, 1948). T—n—n —T T i r ' l p n r . ] 1 1 ] [ _i : !i 1 i ]L J U l ir ir i [ kl — ^ 7 a s » E X P O S IT I O N BL % % ^ % 1 5 / / 7 /' mm JiJ v x r w A SANTA BARBARA AVE „ . . . . . ,. ï ' DEVELOPMENT OF THE UNIVERSITY NEIGH BORHOOD : U. S. C. LEGEND: CONDITION OF PRESENT COMMERCIAL AREAS FAIR M A R G I N A L M I X E D W I T H R E S I D E N T I A L r T- E H A S H E M MAP U NI V E R S I T Y OF SOUTHERN CALIFORNIA S C H O O L OF A R C H I T E C T U R E 111 &q S s ; n I o M i s ; â pq ^ H - ^ ^5 E 4 EH 0) a C O o u Ü ( Ü P i «H •H rH o r-H T) (Ü 4H d O *H 6 - 1 cd C D CO A o> cd • H rH d ) •H r C j a H pA Ü *H d d > 5 § •H O ^ Ü ^ . S CO 4-> d O CO Cd d ^ Q) -P o o O O O O O o O o O O o O O o O O o o o o O o O O o O O o o o o O O O CO r n o o C M H o C M n o D s. CM C M o . : $ CM NO fH 1 —1 •H [N . [> - o J j- « H C M CM CM NO C M J " CM CM (> - o o o o U N o - o o O O - U N O o o O U N ON NO C M 1 —! U N o NO U N o CO NO ON o o Ih O CO o ON CO o - CO NO H C M r o C M 1 —I C M U N C M CM lr\ CO 0 ^ 0 0 0 iH C \ 1 I— i ON ON J- O «V «S «N I — i I —I I —I Cvl ro ITN UN O H O NO [> . O ON I—I C \j I—1 o o o o O oo [>- !>• ro H C\ J U N I —I «K CM NO O C M C M O U N U N CM CM C M P O - U N o\ C V rn NO C M NO CO U N C M rH CM ON CM no C M CM [> - no o C M CM CM 1 —! C M C M CM I —1 CM CM H C M 00 ON O 1 —i C M no U N NO O ' OO ON o O H rH rH H 1 —1 iH H 1 —1 1 —1 H C M C M C M CM C M C M C M CM C M C M CM CM § o NO U N CO - P o EH 112 ON I — ! CO g § O CO <D -P Cd - p C O <D - p 0) Ü 5 o CO 113 individuals by census tracts in the area and number of families in such tracts to be served by the present facil ities. Part of tracts 208, 21^, and 217 are included here; because of their proximity, many of the residents are likely to shop here. From that Table we find the average monthly income is $173 per month. The total income of the inhabitants to be served by these commercial facilities is $^^,601,000. Using 65 per cent of the total income as money available for use in the present commercial area it gives a total of $29»600,000. The other 35 per cent of the income is normally spent for taxes, rent, housing, and other miscellaneous items. It is important at this time to establish some distribution of the spending of the present inhabitants to find out the money available for each type of center. Be cause of the proximity of this area to the central business district of the city it can be estimated that the goods are bought in the various shopping centers as summarized in Table XIX. The distribution of the money available for use according to the family budget of Southern California is shown in Table XX, by using the figure $175 as the monthly income which is very close to the average estimate of i f Security First National Bank of Los Angeles, Research department, Family Budgets in Southern California^ 1952. 11^ TABLE XIX ESTIMATED PRESENT HABIT OF SPENDING Item Per cent in neighborhood Per cent in district Per cent in C.B.D. Food 25 75 0 Clothes 0 25 75 Household 0 25 75 Car and trans portation 50 50 0 5 m 9 EH S l - H I CO MS M i M M H g M 28 o M CO P t » co o pq g o eu * - q E h m @2 pq g £ o Pq^ cq & Eh Eh M E4 O o o O o o • • Un o • Un Q • • • • O. o • [ > ■ eq CT) O en o- • rH o • m 1 —1 # UN 4» O o o o O -p o o o o CO o o Un o o Un * r 4 u o CM o o CM ■p l r \ rH ON Un UN c o 1 r s 1 —1 UN O. ON •H O 1 —! 1 —1 en NO I —! 1 —1 O O o o O O o o rd O • o O u • o o • o O rP l r \ o Un Xi oo o- UN b J O r » r » •H m ro o- < D 4» -P O O o O o CM d w O O o O o UN P A o o o o o ON o c d # s 1 —i S 1 - 4 o o o o o c d rH o UN Un o o « p * O m NO c d rH TS •H C d l r \ <M C N _ ON d -P d r - H CM A o *H m O EH «A •H rH C d * o +3 d d < d A ü C D CM Un oo Un O rd A UN 1 —1 CM o P C D rH P A O co -P Q) d( S C O • H | 1 —1 d c d c o l o P p| •H G C D | A P EH t i t j ( D C d ' G ; dî p P p A ml nO O O C D 1 —i A ■P d O Td c o rH l - H •H rd d d *P C D C d C d S P c o A c d O O p A P P h O 1 —1 o c d pA O id O * 115 116 income in the area. Then on the basis of the percentages shown in Table XIX the amount spent within each center is also indicated in Table XX. Assuming that an annual income of $30 per square foot of floor space is necessary to maintain the retail enterprise in this area, the total area needed for neigh borhood and district shopping facilities is: 24,502,000 f 30 = 817,000 square feet This is equivalent to 20.4 acres. Allowing twice as many acres for off-street parking and about ten acres for circu lation, the total area needed is about 70 acres or 4.5 per cent of the total area, which shows that there is about three times as much area zoned for commercial uses as the population can support at the present time. If it is remembered that most of the present business area has hardly any parking space, the figure 20.4 acres should be compared to the 97 acres at the present time. Proposed commercial areas. The planning of commer cial areas involves two major aspects: (1) the determina tion of the amount of land needed for the future use of business facilities based upon the potential purchasing power of the future inhabitants, and (2) the location of 5 City Planning Commission, Harold F. Wise and Simon Eisner, planning consultants, A Master Plan for the City of San Bernardino, San Bernardino, 1952. 117 commercial centers in relation to the areas they serve. Both of these aspects will be discussed in the following pages. Type of centers. Because this neighborhood is a part of the city of Los Angeles, it will depend upon the central business district for part of its needs and there fore will include only district shopping centers and local centers. A district shopping center will include those facil ities serving needs which must be satisfied at more fre quent intervals than those needs served by the central business district. It includes in addition to the local center facilities, banks, supermarkets, small clothing stores, junior department stores, variety stores, auto repair garages, liquor stores, gift shops, florists, candy shops, milliner, radio and electric shops.^ A local shopping center is usually smaller in size than a district center. Its primary function is to serve day-to-day needs of the surrounding residents. Its facil ities include stores such as grocery, shoe repair, laundry and cleaning outlets, drug store, barber shop and beauty 6 The Community Builder*s Council, The Community Builder's Handbook (revised edition; Washington, D. C.: The Urban Land Institute, 19^8), p. 135* 118 parlor, filling station, bakery, and variety store.^ Normally, the larger center will include the facil ities of the smaller one. Before we determine the area needed for the various types, it is important to discuss the trading area of each. The trading area. The number of people who are to patronize a center is dependent to a large extent upon what the center has to offer in comparison to the already existing facilities in the same area. A properly planned center has many advantages to the shoppers, mainly: It provides a carefully selected group of stores where all the average day shopping can be made at one stop without having to worry about finding a place to park the car. Other factors which affect the trading area are the general price level of merchandise and the accessibility of the g site. See Map 9 which shows proposed shopping centers. Here we note the effect of a new center on the existing marginal facilities and a carefully timed plan is needed if any of the present commercial area is to survive the competition. Therefore, in the following study the area needed is determined on the basis of the population ^ Loc. cit. ^ Geoffrey Baker and Bruno Funaro, Shopping Centers : Design and Operation (New York: Reinhold Publishing Corporation, 1951), p. 17* ltmTT c C A M P U S S O U T H E R N C A L IF O R N IA □ l E X P O S I T I O N P A R K SANTA BARBARA AVE :r 119 DEVELOPMENT OF THE UNIVERSITY NEIGHBORHOOD: U S.C. LEGEND Scale : L O C A L EM OP PIN # C E N T E R S 1 ^ 0 0 E. HA S H EM PROPOSED SHOPPING CENTERS U N I V E R S I T Y OF SOUTHERN CALIFORNIA S C H O O L OF A R C H I T E C T U R E M A P NO 9 120 within the area as a whole taking into consideration any major centers within close proximity and assuming that any of the present areas to be saved will be brought up to the acceptable standard of a properly planned neighborhood or district center. Determination of the area needed. The method used to estimate the future commercial facilities needed is based upon the purchasing power and the number of people to be served. Time does not permit the analysis of expenditures for various types of goods and services, but an estimate based on the family budget distribution^ and the spending habits of the residents are accurate enough for the purpose of this thesis. Based on the optimum population, as established in a previous chapter, of 52,700 persons or 19,500 families and unrelated individuals with an income distribution as shown in Table XXI, we can derive the total income as indicated in the same Table; then the purchasing power is determined. The potential purchasing power of the proposed community is approximately 63 per cent of its total income 9 Security First National Bank of Los Angeles, Research department, Family Budgets in Southern California. 1952. pq H r - i Q) G g -p o o ü ^ G •H r - j A W <D -P ^ O g Eh 3 G G Q > S I vO rn C M 1 —1 c d g G G 0 m S O Q) ü W ) G G •H A 0 > O o O O O O o o o O o o o o O o o o o o 0 0 o o o o U n PO C M CT n ON C M PO O o o o o ON U N iH C M 1 —1 NO O O o O O o U n o U N o 1 —1 O U n OO U N l r \ o o j j - G ON G I TN o p O U N C M o U n O G G PO G C M O O U N O U n O U n CM O O - PO ON ( O N P O G * U N o O O U n o U n U N [> . PO C M C M o - U N G G PO o O U N o U n o O o P O O PO J t O CM 1 —1 p h o O O * O o O p • O o OO U n • PO CM D - ■G § O w O w O ( D • N —I C M G O o O A o o o 0 NO CM o > O PO U n 121 C M M I—I C d -p O EH 122 or $41,300,000 which is normally spent on the various items as indicated in Table XXII. The monthly income used for the various percentages of spending is based on $281.67 a month^^ which is very close to the estimated average monthly income of $279 of the future inhabitants of the area. Table XXII also shows the estimated amounts avail able in each type of commercial center, assuming that the estimated distribution of spending remains unchanged. The items shown in the above-mentioned Table are detailed as follows : 1. Food includes all meals away from home: food, beverages, etc. 2. Clothing, dry cleaning, shoe repairs, sewing supplies, etc. 3. Furniture, household appliances, dishes, linens, etc. 4. Car payment, automobile taxes and insurance, gas, oil, repair, bus and street car fares. 5. This includes medical and dental care such as medical supplies, insurance, etc.; personal care such as barber and beauty shop services. It also includes items such as tobacco, newspapers, etc. Loc. cit. M M 5 pq G EH i M > CO m S H G E h «G hH Q § 8 o p L i ‘ ^to o Py Î 2 5 M M EH C O fe à o S . - P ü 1 — 1 O A 4» E H 3 P4 G G 0 G G G G G G G O 0 G G • O O G r o G G A > 0 G a. a 0 ■ p H H nO O O G O O O o o o : $ O o o o' o o o- ITN G G •rH 5 O G O CM O O O UN UN ro t > - rn j- C M O O O UN Un C M OO O O o 8 rn rn rn o OO G G 0 - S u) 1 U n G I tfi G G A O - P G +3 G G G - P G A O A A G O O O O O o o O o o U n o Un O r o C M G G o o CO p h C M C M O O O O O O O O o UN O UN O c o nO G 1 — 1 Nû r o p t* G G 40* O O O O o O O o o O o o G NO o C M C M r o NO OO G O O o C M oO J- O U n O O o I —I c o nO 123 o o c o G G -P O G 124 Based on the figures shown in Table XXII the total amount of money available for spending within the local and district shopping areas is $3^,^90,000. Assuming $45 per square foot^^ is the amount needed to maintain such cen ters, the total area needed for the commercial facilities is approximately 750,000 square feet of floor space, or the equivalent of 16.4 acres. Adding to this figure three times the area for off-street parking, which is 49.2 acres, which will result in a total of 65.6 acres needed for commercial facilities. This area will be distributed as centers throughout the community as needed, with the proper ratio of parking space allocated to each. On the following pages the location and size of such centers are discussed. Location of the neighborhood shopping centers. In determining the location of the local shopping centers the following method is used: 1. Tentative locations were first established, taking into consideration the present commercial areas. 2. A standard of desirable walking distance from the farthest dwelling to be served by such a center is considered to be one quarter to one half mile ; however, it is realized that some people will be driving. Applying City Planning Commission, Harold F. Wise and Simon Eisner, planning consultants, A Master Plan for the City of San Bernardino. San Bernardino, 1952. 125 such standard to determine the areas that are inadequately 1? served. ‘ 3. Determination of the ratio between commercial land in these centers and the purchasing power which sup ports them. 4. Add, after considering this ratio, the necessary new center. 5# Reduce the original assumption to take care of the later addition. Location of the district shopping center. To deter mine the location of the district shopping center, consid erations are given to the following factors : 1. Shopping center should be separate from, but proximate to, residential areas and centrally located to the area it serves. 2. Commercial center should be integrated with the cultural facilities of the community, or at least close to them. 3. Commercial center should be serviced by adequate transportation facilities connecting the center with con sumers and the wholesale establishments. 4. Since the downtown business can furnish services 12 American Public Health Association, Committee on Hygiene of Housing, Planning the Neighborhood (New York: Public Administration Service, 19^8. 126 not possible of duplication in each district, this plan will recognize this factor in selecting types of services offered. Local shopping centers. Based on the estimated purchasing power available for local centers, the area of floor space needed, which can be supported healthily, can be calculated easily on an assumed sale of $35 per square foot of floor area.^^ This will give an area of 33^,000 square feet. Map 9 shows the location of such centers based on the procedure outlined. The area of the various centers may vary, but the approximate size is 46,000 square feet. A suggested plan of a typical center is shown on Plate 3. Although the plan of each local shopping center may vary, it is recommended that in each one a split park ing system be used, where the area in the front be used for quick service and the one in the rear for a longer visit. District shopping centers. By the same method used above, with an assumed average sale of $50 per square foot 14 of floor space to maintain such a center as a whole, since this figure will vary for various types of stores. Harold F. Wise and Simon Eisner, A Master Plan for the City of San Bernardino. 1952. Loc. cit. (D / S I T E OF T H E M E N S D O R M I T O R Y ft I. H. e r Û a y 1 S U P E R M A R K E T 2 D E P A R T M E N T S T O R E 3- C L O T H I N G S T O R E S S O T H E R 4 D R U G S , R E S T A U R A N T , E T C 5 S E R V I C E a R E P A I R S H O P S 6. S M A L L S H O P S 7. S E R V I C E S T A T I O N D E V E L O P M E N T OF THE U N I V E R S I T Y N E I G H B O R H O O D : U. B.C. PROPOSED SHOPPING CENTER PLAN V O T E E A C H OF T H E « 8 0 V E C R O U P S « I L L BE S U B D I V I D E D AS R E 9 U I R E D 6 T V A R I O U S S T O R E I T P E S UNIVERSITY OF SOUTHERN CALIFORNIA SCHOOL OF A R C H I T E C T U R E E H ASH E M JUNE 19 54 P LATE s c a l e 128 the area required is 456,000 square feet. This area will be provided in three sections to take advantage of the present commercial facilities. There will be some over lapping between the trading area of the centers. The first center is at Santa Barbara and Vermont; the second on Washington near Hoover; and the third, the largest of the three, "the university shopping center," centrally located within the area, on Jefferson Avenue between University and McClintock Avenues and south of Hoover and 32nd Street. The university shopping center. After the previous consideration, the site was selected in connection with the present cultural facilities, mainly the Shrine Auditor ium and Convention Hall, and the University of Southern California campus. This site, without major changes in the streets pattern, is easily accessible from any part of the proposed community. Also, it is centrally located in the area which it is to serve. This center will serve the community as a whole, and the southern part of sub-area 1 as a local center. The approximate total floor space is 180,000 square feet. A proposed plan is shown on Plate 10 and a bird's-eye view perspective is also presented on Plate 11. The type of stores recommended are a super market of about 40,000 square feet, a restaurant, cafeteria, and luncheonette (a higher percentage of space allocated for this purpose might o m 129 1 3 0 prove profitable because of the large student body). About 1 9 ,0 0 0 sq. ft. are allocated for men's, women's, and chil dren's wear; 33,000 for junior department stores; 9,000 for a drug store; and about 20,000 for service stores, small shops, and bookstores. The above floor space is about 4 acres with a ratio of 3:1 of floor space for parking, which makes the total area needed 16 acres. The total area available is 19 acres, and so the remaining part will be used for land scaping. The organization of the various elements of the center itself is as important as the location of the site. Therefore, after selection of the above site for the university shopping center, a scheme is presented on Plate 10 (page 12 6). This will require further study, but as for the main relationship, the super market is placed at one end, the large drug store at the other, and a junior department store is provided, as these three have the strongest drawing power. The small shops are placed in between to depend on the volume of shoppers already created. A group of service stores also is provided to serve the local needs. The site is made easily accessible to shoppers coming by car or by pedestrians, and care is taken to separate, as much as possible, the two kinds of traffic. To avoid any confusion between the service trucks and 131 patrons' traffic, and to allow a better display of merchan dise, the stores are serviced by an underground tunnel. This initial higher cost might well be invested in this case because it is anticipated that the outdoor area will be used extensively because of the many pedestrians due to the location of the university. This proximity factor is also a reason for paying a higher price for the site. Since only a quarter of the site will be yielding a direct return, the square feet of actual building site will be about $4, but it is feasible, due to expected pedestrian patronage. CHAPTER VIII SCHOOLS AND PLAYGROUNDS Planning for the educational facilities and those of recreation are very similar in nature, and can be ex pressed in two points: (1) by the distance that any resident will have to walk in order to reach each type of educational or recreational facility, and (2) by the number of students who can be enrolled most desirably at each type; or in the case of recreation, the minimum space per unit of population. Therefore, these two main points will be considered here and standards for the same will be established. Standards for schools. The standards applied here for elementary schools are very close to those recommended by the master plan of the city of Los Angeles, of which this area is a part. However, it is the aim of this study to use in its proposal the most desirable standards, hence the maximum walking distance from the farthest dwelling to be served is reduced to be one quarter to one half mile rather than the recommended three eighths to five eighths of a mile. In any other aspect the recommendations will be within the limit of the master plan. The following Table indicates the recommended standards for schools. Map 10 shows present and proposed schools and parks. m g I g k M M m M A 5 i G EH EH co i W) a A O G 0 CO W) W A O • H g - p i \D I d lA t n 0 O A O - , | o ï ü C M U n C M O - G • » G G C M C M m 1 i I O 1 1 O U n C M O O G G O m co c o A 0 O 0 A O Q O U n Hw G w O N 1 —1 G G G 1 1 1 O t UN • H C M 1 —1 G C M O O o c o i C O co oo m Q ) A o G O I —i S [>- I S C M lf\ rn M 0 G G G 0 G G m 1 —1 0 ü A G rO -P • H G G A A A 0 0 0 G • H - G A P A A W G 0 G 0 ■ P 0 G O 0 tJ 0 P S w A Ü G 0 b j O • H G 0 T J > G G G G 0 A 0 P G 0 A b J O 0 O P ü c5 <q for="" method="" high="" required="" size="" summary="" open="" step="" multiple="" pattern="" width=""> M I E h m s M EH CO CO CO O g c5 S rC 1 5 -P j - o C M o 1 T i co o C M o \ A A *H I —1 rH rH ( Ü c d IS > > f l T lJ -P o vO oo \0 i > > r É i C Ü \0 G\ [>- A CO O -H c d « 1 3 > C M rH rd 0 ) -P o C N J TJ C M CM C M C I —1 rH M 1 —1 iH rH cj » H T O hT > rH rH 0Î 0 ) 00 § no rH \0 VÛ CO \0 \0 d (d • O \0 a s o C U f 1 O f H C D U C D •H Ü > •H A > C D A W ! > > C D c d C O > C D g -P e: 1 § 00 • r H EH 00 f: f - i *H c d rC no > > T) A A C D cd d f H cti n O o O a d •H Ü '1 -3 *H •H > A C D 0 A A *H C d CO C L , C L . Q CL 151 Q ) a o CO 1^2 all the streets from traffic in that direction. However, one should note what new traffic the freeways create at all the connecting streets which will act as feeders and dis tributors. It is expected that all the primary streets in this neighborhood will be affected in this way. In the case of the Harbor Parkway, the thoroughfares which will have an increase in traffic volume are : Santa Barbara Avenue, Esposition Boulevard, and Adams Boulevard. How ever, Figueroa Street will be relieved from the present through traffic.^ The proposed Olympic Parkway will be constructed in the block between 21st and 22nd Streets and will join the Harbor Freeway near 14th Street at Oak. This parkway will carry the major east-west traffic. The proposed layout shows exits at the following streets: Hoover, Vermont, and Normandie. The direct impact of this freeway on those streets which will distribute the traffic in the neighbor hood is apparent.^ East-west direction. 1. Adams Boulevard: This is a primary street of 2 C. E. Chandler, Assistant Engineer, "Parkway Locations," Department of Public Works, Bureau of Engineering. ^ Loc. cit. 1^3 I I a proposed 100 feet width. At the present only the sec tion between Figueroa Street and Hoover Street is up to standard. The other part is 90 feet wide. The lots on both sides of this street, from Figueroa to Vermont, are zoned R4, and between Vermont and Normandie, are zoned commercial 02, but this latter section is of marginal qual ity, and of mixed nature. According to the traffic count of September, 1953, this boulevard at Hoover has an average of 926 cars per hour at the peak hours.^ If the required width is gained from the north side, zoning can be easily revised to residential because there is an excessive of commercial area. However, adequate area will be developed in a proper location along this street for local shopping purposes. 2. Jefferson Boulevard: According to the master plan, this street is a secondary street with a proposed width of 82% feet, which is adequate enough since the present traffic is 6OI cars per hour as an average during peak hours. This count was taken in June, 1953 at Hoover Street intersection. At the present the section between Figueroa and Vermont is up to standard, but the remaining part is only 72 feet. It is recommended that the necessary 4 Los Angeles City Planning Commission, Master plan of streets. Police Department, Traffic Division. 154 widths be acquired from the south side so that the sub standard commercial area can be eliminated. 3* Exposition Boulevard: This is another street which requires widening on both sides of the street because at the center are railroad tracks. The traffic count of this street at Normandie is 1,365 an hour during rush hours, as of June, 1 9 5 3 This boulevard will be of major importance as soon as Harbor Freeway is opened because it will act as the main distributor in the east-west direc tion. Hence, it is expected that the traffic volume will increase. The frontage at both sides of this boulevard is zoned multiple-residential and should remain so. 4. Santa Barbara Avenue: This is a primary street of a proposed 100 feet width. At present only the section between Vermont and Normandie is up to standard. The additional widths can be acquired from the north side when all the frontage is annexed to Exposition Park. This boulevard will carry a great part of Exposition Park traf fic. The south side of this street, between Vermont and Normandie is zoned commercial and at present there are many residential structures, and hence zoning can be re vised easily. The area near Vermont on Santa Barbara can be developed into a neighborhood shopping center. ^ Loc. cit. 1^9 North-south direction. 1. Normandie Avenue: This is a secondary street of a proposed 84 feet width. The traffic count as of June, 1953 for this street at Exposition Boulevard is 656 cars per hour at an average for peak hours. However, this vol ume of traffic might increase because of the impact of the proposed Olympic Freeway. At the present this avenue is 60 feet wide except for the section between Jefferson and Adams Boulevard, which is up to standard. Adequate front age on this street is zoned for commercial use, and hence there will be no need for revision of zoning. 2. Vermont Avenue: This is a primary street which crosses the city from Griffith Park on the north to the city limits on the south. At present it is 80 feet wide. All the frontage within this area is used for commercial purposes, but most of it is of marginal nature. Much of this commercial area must be reduced and the remaining part must be provided with the necessary parking facil ities. At the present there are many cross-streets, especially near the university area, where they intersect at an oblique angle, which makes these junctions very hazardous to vehicular and pedestrian traffic. The pro posed revision of the University of Southern California campus will solve this latter problem. However, revision of the residential street pattern, as illustrated on Map 11 will reduce the number of unnecessary intersections. The 156 latest traffic count, which dates back to 1948, shows 1,220 cars as an average for peak hours at Exposition Boulevard; and this will tend to increase due to the in fluence of the proposed Olympic Freeway, and hence the proposed 100 feet width will be sufficient if provided. 3. Hoover Street: This is a primary street of a proposed 100 feet width, and has a traffic count of 1,107 at Adams as of September, 1953. At the present the section between Jefferson and Adams is 60 feet* It is recommended that the additional right of way be acquired from the east side. At the present this street joins Figueroa at Expo sition Boulevard, which creates a very hazardous inter section because of conflict between vehicular traffic converging from the many directions. This street, in its latter course, creates many additional traffic problems, such as the dangerous intersection at Jefferson Boulevard and University Avenue; and it also creates many oblique intersections with all the cross-streets on the campus. Such triangular areas are very difficult to develop. It also divides the campus into two parts. Therefore, it is recommended that this street will be converted from its present course although still accomplishing the same pur pose. The present through traffic will discontinue using this route when the freeways are completed. The new route suggested is to turn traffic at 32nd Street to the east direction, which will join Figueroa. Another branch 157 is suggested to connect Hoover at the present 30th Street with Jefferson Boulevard to facilitate movement of traffic coming from the north and going in a southwest direction. This recommendation provides for a unified university campus and eliminates these two dangerous junctions. 4. Figueroa Street: This primary street is up to standard. The construction of the Harbor Freeway will relieve the present street from the fast through traffic. At present all the frontage along this street is zoned for commercial and used at present as an automotive center in connection with the central business district. However, the reduction in traffic volume will tend to make the area less desirable for such purposes. Hence, part can be used as parking in connection with the university, and the remainder can be developed to its full capacity for auto sales use. CHAPTER X MASS TRANSPORTATION Present system. A transit system serving the city is essential to the welfare of the metropolis. This area should be regarded as an integral part of the city and be served by the same system. With all of the revisions to be made, the present connections between various lines will be kept the same.^ Map 12 on the following page shows the present mass transit system, which provides for the necessary public needs within a reasonable walking distance, or a quarter of a mile, from the farthest residence in the neighborhood to be served. However, the construction of Harbor Freeway and the revision of Hoover Street neces sitate the following changes. Revision of present lines. Because of the construe* tion of Harbor Freeway, the present Grand Avenue has to be closed near its junction with Santa Barbara Avenue, and therefore a revision of the present lines F, 5, and 9 will be necessary. To make the usual connection to the down town area, the lines must continue on Santa Barbara to ^ Based on an interview with Mr. John Curtiss of the Planning Division, Los Angeles Transit Lines. z r r ^jr ÜTÏÎ^^SITY SOUTH RNIA E X P O S I T I O N P A R K (ÎMÎH5>-^ - - ; r - - r — (Dr-SANTA BARBARA 1 C DEVELOPMENT OF THE U NIVERSITY NEIGHBORHOOD: U S.C. LEGEND: • • • • • COACH LINK S ------------------------- CAR LINES -------------------------ARANOONCO LI NE# S cale : E HA SH EM PUBLIC TRANSIT SYSTEM U N I V E R S I T Y OF SOUTHERN CALIFORNIA S C H O O L OF A R C H I T E C T U R E MAP NO 160 Broadway, then to Main Street, with the exception of Car 9, which can return on Jefferson Boulevard to Grand Avenue to continue its present service. It is worth mentioning at this point that there is a tendency toward replacing the street car system by coach lines, but this will not be done in the immediate future. On the new freeway, there will be a new line (49 Limited) serving in a similar capacity to the Figueroa line 49, which will continue its present local service on Figueroa Street. The revision of Hoover Street will necessitate a change in line 4l (Hoover-Alvarado) which, instead of terminating its present route at the Exposition-Figueroa intersection, will turn at 32nd Street until it reaches Figueroa, then circle around the Shrine Auditorium to return to Hoover Street again, thus making the necessary connection with line 18 (Coliseum) and the J Car (Jeffer son) on Jefferson Boulevard, and the 49 Figueroa coach line on Figueroa Street. Coach line l8 will follow Figueroa Street from Jefferson to Exposition and then continue its present route, thus providing the present services without crossing the campus of the University of Southern Calif ornia. The present service is based on a capacity of 130 per cent of the seating capacity to carry the load of 161 people during the rush hour. The following Table shows the headway for various lines during the peak hours, the total number of trips during a twenty-four hour period, and the length of time during the day in which the service is offered. During regular hours the headway between two coaches is increased as much as twenty to thirty minutes. I I E H M 03 d« E H E H w • p4 W ss j i - < — I C M o S O *H E H • f H t o C t f ‘ i H iS® I s 162 ■p t x O I —J a C C J M Jk a ( d I —I I \0 + a & •d I —I 5 ! a c S ■P CM I —I N ^ P •â ‘ 3 I —J vO O o O IfN CM lr\ o o r n ITN lf\ \ D O oo 0 0 C M 1 —i r o C M H r 4 r 4 r 4 r O NO o \ NO NO l r \ O c n • • • # J ” NO C M C M j 3~ O - NO C O k r— 1 \ - x r 4 O N p X — \ cd 1 —I X -- \ Ü o I T N i H XÎ > 0 cd N _/ A O o o 0 * cd cd o P A o o o J h cd cd o o o cd r t r O o a cd o o A o o o cd •fH 0 > t o o o P P pq c d A cd A a • fH r C Î 0 ) A t o O g m 0 t o «H cd A JIS a o p Ü ( p > c d t o p Q , j H 0 Q ) 3 tj •H 0 CO P P ) < d > 0 3 o CHAPTER XI PUBLIC BUILDINGS AND UTILITIES There are at the present in the area adequate facilities of police and fire protection quarters which are part of the city of Los Angeles system. However, the recommendations of this thesis will necessitate the re location of some of the present public buildings, such as the University Police Station at Hoover and Jefferson, and the United States Post Office at Vermont and Jefferson. In such instances, it would be recommended that all public buildings be consolidated in a centrally located site near the university shopping center where many of these facil ities already exist. Since this area is already developed, there are many existing public utilities to which the redevelopment plan must give serious consideration. Such utilities, if preserved, can save the community a great cost; therefore, data regarding all the present substructure utility lines must be collected for the area and studied as to their location and adequacy to the present and proposed commun ity before any change in the subdivision is made. Such facilities should include information regarding the water lines, storm drain, sewer system, gas lines, telephone and power lines. A small area is shown on Map 13 as an example 164 of the data needed and which is typical for the area. These data can be obtained easily from the related departments of the city. CO ^ (/) If) LÜ HOOVt" BLVD. o 7 / U. Q 3 O C D LÜ (D bJ : w U J tn •Q U_ ORCHARD LÜ o 6? CHAPTER XII CONCLUSICMS The area under consideration is in a stage of decay where rehabilitation alone will not solve the problem. However, a comprehensive long-range plan must be adapted for the area. Coordination to achieve the objectives of the plan will be needed, in terms of timing for the various methods to be used, whether redevelopment, rehabilitation, conservation, or a combination of them, since any error in such a plan will result in high cost to the community. A detailed survey was also recommended to be used as a basis for the selection of the proper method and for giving priority to the section in most urgent need. In the meantime, measures should be taken as to the enforcement of health, safety, and occupancy standards. Also, prompt action on tax delinquent property must be taken. Map 15 shows a summary of the major land uses recommended by the various parts of the plan, and the location of various community facilities. This plan can be compared to the area as zoned at the present time by re ferring to Map 14. The following is a brief summary of the recommendations given for various parts of the plan. jr.ousrinr E t S B O i J ^ i l : j , U fr " - C 2 <v 0 R3 H u l l c. c.Cri 'H: m r r k W=i» R 3 He 21^ l t _ Z K Z ^ Ü R3 '1^ R 3 EXPOSITION m Z E T C N . 1133 . _____ «3 JW "±_ _ b ARO» WNC S*_VC PARK si D E V E L O P M E N T OF T HE “ H“ i 1 “ R 3 _-. — U N I V E R S I T Y N E I G H B O R H O O D = U S. 0. 1 9 5 4 U N I V E R S I T Y OF S O U T H E R N PRESENT ZONING C A L I F O R N I A S C HO OL OF A R C H I T E C T U R E IE. H. M A P 1 4 T I ' J lJ U L J U L J WA SHINO TON IL . FNKCWAV m_6u Bt / SANTA BARBARA AVE 1 168 DEVELOPMENT OF THE U NIVERSITY NEIGHBORHOOD: U S.C. LEGEND ; PUBLIC SCHOOLS O PRIVAT E SCHOOLS l l i m i l l PLAYSROUNOS k PARKS Scale: “___ ■ '!2 2 _ r e s i d e n t i a l z o n e C O W M E R C IA L ZONE E H A S H EM PROPOSED MAJOR L A N D USES U NI V E R S I T Y OF SOUTHERN CALIFORNIA S C H O O L OF a r c h i t e c t u r e M A P NO 15 169 Residential plan. The plan recommended the use of the area for a higher density than the present because of its proximity to the University of Southern California and the central business district. However, the density is kept, relatively speaking, low for an area in such a loca tion, to promote a better environment for living. Through both redevelopment and rehabilitation on a long-range plan basis, the area will be developed into physical neighbor hood units. The method recommended is based on the en couragement of private investment. However, government projects would be desirable to accomodate the lower income group if no other way is provided. As a summary for the redevelopment of the area north of the campus, or the south section of sub-area 1, Plate 12 shows the proposed plan. Commercial plan. The plan recommended provision of local and district shopping centers in a more compact grouping with proper locations to serve the various neigh borhood units5 each as individual, and the whole will be figured on the basis of the purchasing power available in the individual service area. All such facilities will be provided with adequate parking. The aim is toward the elimination of strip development of the present commercial areas by the time the plan is completed. T W E N T Y - S E V E N S T R E E T am ( f i h ~ iilf T W E N T Y - E I G H T H S T R E E T i g C P S Q t i M J Q O X □ O O t K ) F R A T E R N I T I E S f - S O R O R I T I E S aJ!©saai3G--iET-40c^^ T H I R T I E T H ST REE T T H I R T Y - S E C O N D S T R E E T O ^ ’ n û r - O r - Q r - d ? f ^ ' é ^ U'^ru Èsfe», . 3 0 mo J ' ! O ' C O I J I S S ) S HR I NE A U D I T O R I U M AN D CONVENTION H A L L \ # - 5 ^ T * -* * J E E F E R S O N B O U L E V A R D ^ D E V E L O P M E N T OF T H E U N I V E R S I T Y N E I G H B O R H O O D : U N I V E R S I T Y OF S O U T H E R N C A L I F O R N I A 1 9 5 4 ( > t SOHHERII SECIIOII Of SUB-UEA «0 I (PIOJtCT Ml | j2 171 Recreational and educational facilities. Study of the present facilities shows lack of schools and faulty location of some of them as was established in this thesis, and it was recommended the removal of the obsolete ones, the expansion of present facilities if possible, and the addition of new sites in areas where they are lacking. With every elementary school site, an adequate area will be provided for playground and for neighborhood recreation. Small play lots must be provided in connection with the present residential facilities when the rehabilitation method is used. Finally, the development of Exposition Park to a fuller extent, that it might be used by this area as well as by the whole city. The circulation plan. No change has been made in the primary street system except for the recommendation to discontinue Hoover Street from 32nd Street to Exposition Boulevard to provide for a unified University of Southern California campus and eliminate two hazardous intersec tions. Also, a recommendation was made to bring primary streets up to standard, as set by the City Planning Department. An extensive long-range plan is proposed for the residential streets to accomplish safety by the elimin ation of through traffic within each neighborhood. This same plan will provide more fluent traffic on the main arteries by the elimination of many cross-streets and stop 172 signs. A few public transit lines have been changed because of revision of some of the streets to produce a safer and more efficient system, but such changes are minor and on a local level. L I 0 G R A p V BIBLIOGRAPHY A. PUBLICATIONS Agle, Charles K., "A New Kind of Zoning,“ Architecture Forum: The Magazine of Building, July, 1951. Alexander, Robert E., and Drayton S. Bryant, Rebuilding a City. Los Angeles: The Haynes Foundation, 1951. American Public Health Association, Committee on the Hygiene of Housing, Planning the Neighborhood. New York: Public Administration Service, 19^8. Babcock, Henry A., The Bunker Hill Area, report on feasibility of redeveloping. Los Angeles, 1951. Baker, Geoffrey, and Bruno Funaro, Shopping Centers : Design and Operation. New York: Reinhold Publishing Corporation, 1951. Colean, Miles L., Renewing Our Cities. New York: The Twentieth Century Fund, 1953* "Community Redevelopment Law of the State of California,'* as amended by the legislation passed in 1951. Conklin, Groff, "Sun Control Methods," Progressive Arch itecture. May, 1950. Cottrell, Edwin A., and Helen L. Jones, Characteristics of the Metropolis. Los Angeles: The Haynes Foundation, 1952. 120 pp. Cravens, Rolland P., "Los Angeles Uses Free Enterprise to Reclaim Substandard Homes," Building Standards. XXII, May, 1 953. Diamond Heights : A Report on the Tentative Redevelopment Plan. San Francisco: San Francisco Redevelopment Agency and Department of City Planning, 1951. Gallion, Arthur B., The Urban Pattern. New York: D. Van No strand Company, Inc., 1950. ^ 6 pp. Hillman, Arthur, and Robert J. Casey, Tomorrow * s Chicago. Chicago: The University of Chicago Press, 1953. 175 Justement, Louis, New Cities for Old. New York: McGraw- Hill Company, 19+6. 232 pp. "Leaders in the attack on Blight Agree on Recommendations to Help Every Community," Round table report. House and Home, October, 1953. Local Planning Administration. Second edition; Chicago: The International City Managers* Association, l9+8. Los Angeles City Planning Commission, Accomplishment. Los Angeles, 19^8, 19^9» 1950$ 1951. McLean, Lewis, Planning the Modern Ci tv, Vols. I and II. New York: John Wiley and Son, 19^9. Planning 194-3, Proceedings of the annual meeting of the American Society of Planning Officials. Rose, Arnold M., "The Logic of Segrationalism," Common Ground. Common Council on American Unity. Autumn, 19557" Scott, Mel, Metropolitan Los Angeles : One Community. Los Angeles: The Haynes Foundation, 1949. Sert, José Luis, Can Our Cities Survive? Cambridge, Massachusetts: Harvard University Press, 194-7. 259 pp. Shevky, Dr. Eshref, and Marilyn Williams, Social Areas of Los Angeles. Berkeley, California: University of California Press, 194-9. 172 pp. Silk, Leonard, Sweden Plans for Better Housing. Durham, North Carolina: Duke University Press, 1^8. The Community Builder *s Council, The Community Builder *s Handbook. Revised edition; Washington, D. C.: The Urban Land Institute, 194-8. The Olympic Industrial Area Determination of Blight. Community Redevelopment Agency of the City of Los Angeles, July, 1951. United States Department of Commerce, Bureau of the Census, Census of Population for Los Angeles and Housing. Washington, D. C.: United States Government Printing Office, 1950. 176 Wise, Harold F., and Simon Eisner, planning consultants, A Master Plan for the City of San Bernardino. San Bernardino, 1952. Woodbury, Coleman, The Future of the Cities and Urban Redevelopment. Catherine Bauer and others, editors. Chicago: University of Chicago Press, 1953. B. UNPUBLISHED MATERIALS Asakura, Junichi, "An Analysis of Park Work in the Los Angeles Region." Unpublished Master*s thesis. The University of Southern California, Los Angeles, 1950. 116 pp. Gallion, Arthur A., and C. Raimond Johnson, Preliminary report on "The Campus Plan, University of Southern California," Los Angeles, July, 194-6. "The University Neighborhood." Unpublished report by the fourth year design class of the School of Architecture, The University of Southern California, Los Angeles, 194-9. C. INTERVIEWEES AND CORRESPONDENTS Abell, Los Angeles Redevelopment Agency. Arnold, Mrs. Pearl B., Housing Director, The University of Southern California. Brown, E. T., Los Angeles Building and Safety Department Rehabilitation program. Chandler, C. E., Assistant Engineer, "Parkway Locations," Los Angeles Department of Public Works, Bureau of Engineering. Channing, Mrs. Kathleen, Executive Secretary, International House Association, New York. Curtiss, John, Planning Division, Los Angeles Transit Lines. Davidson, Robert, Assistant Director, Department of-Devel opment, The University of Southern California. 177 Frank, Dr. Elisabeth R., Welfare Council of Metropolitan Los Angeles, Research Department. Johnson, Raimond C., University Architect, The University of Southern California. Laurance, Charles, Los Angeles City Planning Commission. Master plan of streets and highways. Miller, Raymond S., Area Coordinator, Welfare Council of Los Angeles, Youth Project. Shattuck, Charles B., Los Angeles Realtor. Steeve, Harry L., Los Angeles City Planning Commission. Master plan of schools and parks. Wall, Henry, Los Angeles City Planning Commission. Whitnall, Gordon, Gordon Whitnall and Associates, Planning consultants. Zeck, Mrs. Dorothy H., Foreign Student Advisor, The University of Southern California. D. MAPS Sanborn Map Company, for land use survey. Land Use Survey of the City of Los Angeles. Los Angeles City Planning Commission, 1939# ^«dwtrsivfv GW</q>
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Hashem, Erfan A.
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Development of the University neighborhood: The University of Southern California
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School of Architecture
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Master of Architecture
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Architecture
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1954-08
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