Progressive Housing in New York City: - Columbia University ...

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Number of Households in Building Industry The Co-operative Housing System The Co-operative Society System The Co-operative System A co-operative housing Association is one composed of a group of like-minded people who unite to secure attractive homes; homes built and run, not for profit but for the service of the occupants. Title In this type of housing a tenant does not buy or own his house or apartment. He owns shares in the Cooperative Society. The ownership of these shares entitles him to a permanent lease for the home he occupies. In this system, the legal ownership of the property is vested in the Association as a whole. Costs Payment on land and building was secured by the tenant members buying shares in the Housing Association. These payments were secured in two mortgages, the first of which is about 50 percent of the valuation, and the second of which varies between 50 to 75 percent. In order to achieve the most favorable conditions, ideally the mortgages do not exceed 66.6 percent of the 44
cost of land. Bond issues, loans, and preferred stocks are among other forms of financing the enterprise. Steps to Incorporation A co-operation is incorporated only after a land or property has been selected, approved by all the members, and its value determined. 23 Advantages Leading to the Success of the Finnish Co-ops There were certain advantages to living in the Finnish co-operative housing. As mentioned earlier, these co-ops were built by the Finns themselves, and they provided the people of their community with secure homes in a new country, resulting in a sense of stability and permanence. This granted the co-ops their principal advantage, and acted as a strong incentive for wanting to be part of the Finnish co-operative system. Furthermore, as we saw earlier, many skilled building-industry craftsmen, including carpenters, bricklayers, plasterers, painters, and electricians, were living in these buildings. These craftsmen participated in the actual construction, which resulted in a higher degree of craftsmanship. Finally, members knew their neighbors and they united with them in the up-keep of the property, thus contributing to their beauty, order, and cleanliness. These advantages were the direct result of the like-mindedness of the co-operators, and the strong sense of community and camaraderie among them. Factors Leading To Low Costs & Affordability The none-profit “limited dividend” characteristic of these co-ops, which increased their affordability by reducing costs, was the main factor leading to their success. Also, the familiarity of the Finnish with an already-established system of co-operation, was the other factor to which this success can be attributed. This familiarity provided them with the know-how of the system. Moreover, we have reason to believe that two of the design architects of the buildings may have also contributed to this reduction in cost by providing their services at reduced value; we know that Eric Holmgren was involved in charitable affairs, and Maxwell Cantor – the architect of 23 International Labour Office, p.1-15. 45
Page 1 and 2: Progressive Housing in New York Cit
Page 3 and 4: Table of Contents Item Page Introdu
Page 5 and 6: Chapter 1- The Historic Context of
Page 7 and 8: eferred to as “New-Law” tenemen
Page 9 and 10: A. Model Tenement History With the
Page 11 and 12: “Model Houses for Families” Blo
Page 13 and 14: this time the Finns had banned toge
Page 15 and 16: Chapter 2- Women’s Involvement in
Page 17 and 18: name unless they were windows or ne
Page 19 and 20: Robert Weeks de Forest Forest Hills
Page 21 and 22: interested in creating better life
Page 23 and 24: development of housing for families
Page 25 and 26: The interior tells a different stor
Page 27 and 28: Street Street Bishop Model Tenement
Page 29 and 30: Street De Forest Fireproof Tenement
Page 31 and 32: Hartley Open Stair Tenements‐ Upp
Page 33 and 34: Bishop Model Tenements- This teneme
Page 35 and 36: As the graph reveals, the majority
Page 37 and 38: Some of the issues we see is the so
Page 39 and 40: Chapter 4- Finnish Cooperatives His
Page 41 and 42: Based on those ideologies, the Finn
Page 43: Next, we selected the buildings tha
Page 47 and 48: usually fine workmanship, and the l
Page 49 and 50: Lot Coverage - Building Footprints
Page 51 and 52: larger and brighter, and the corrid
Page 53 and 54: Sun Garden Homes: Floor Plan and In
Page 55 and 56: Plan A Plan B Park Slope Homes inte
Page 57 and 58: these co-operatives improved over t
Page 59 and 60: in a severely unsafe condition. Bec
Page 61 and 62: presence in Brooklyn (and New York
Page 63 and 64: Dolkart, Andrew S. Biography of a T
Page 65 and 66: Tarn, John Nelson. Five Percent Phi
Page 67 and 68: 42. I.N. Phelps Stokes: Tenement Ar
Page 69 and 70: Distribution Ma p: Red= Model Tenem
Page 71 and 72: 179 Mulberry Street Plan from Clark
Page 73: Finnish Co-op housing in Sunset Par
Page 76 and 77: “Brooklyn Garden Apartments” 71
Page 78 and 79: “Emerson Tenements” 746 11 th A
Page 80 and 81: “Harlem Apartments” 211 West 14
Page 82 and 83: “Manhattan Housing Corporation”
Page 84 and 85: “Thomas Garden Apartments” 840
Page 86 and 87: “Seventy Third Street Estate/Jame
Page 88 and 89: “Celtic Park Apartments” 4810 4
Page 90 and 91: “Lavoisier Apartments” 1213 Yor
Page 92 and 93: “Rogers Model Dwellings” 425‐
Page 94 and 95:
“DeForest Fireproof Tenements”
Page 96 and 97:
“Henry Phipps Houses” 234‐248
Page 98 and 99:
“Henry Phipps Tenement Houses”
Page 100 and 101:
“Home Buildings” 445 Hicks St.,
Page 102 and 103:
“Astral Apartment (flat)” 184 F
Page 104 and 105:
“Mesa Verde” 3433 90 th Street,
Page 106 and 107:
“Corner View I” 4401 4 th Ave.,
Page 108 and 109:
“Florence (Risula)” 546 40 th S
Page 110 and 111:
“Park Slope Homes” 521‐31 41
Page 112 and 113:
“Sunset View I” 605 41 st St.,
Page 114 and 115:
“Sun Garden Homes” 637‐47 & 6
Page 116 and 117:
“Sunset Court (Kiusala)” 4002
Page 118 and 119:
“Sunset Home (Koyhaintalo)” 401
Page 120 and 121:
“Elmo Homes (Lepola)” •Type:
Page 122 and 123:
“Alku I” 816 43 rd St (near 8th
Page 124 and 125:
“Advance Homes (Moskova)” 848
Page 126 and 127:
“Broadview (Petleheemi)” 4313 9
Page 128 and 129:
“Bay View” 671 47 th St., Brook
Page 130 and 131:
“Hillside” 566 44 th St., Brook
Page 132 and 133:
“Pleasant View” 574(576) 44 th
Page 134 and 135:
“466 49 th Street Club” 466 49
Page 136 and 137:
“Academy Housing Cooperation” 5
Page 138 and 139:
“Amalgamated Dwellings” 504‐2
Page 140 and 141:
“Hillman House” 504‐20 Grand
Page 142 and 143:
“Seward Park” 504‐20 Grand St
Page 144 and 145:
“Hillside Homes” 3480 Seymour A
Page 146 and 147:
“Shalom (Scholem) Aleichem Houses
Page 148 and 149:
“The Dunbar” 149 th ‐150 th S
Page 150 and 151:
“Varma I ” 828 Gerard Avenue ,
Page 152 and 153:
“Flagg Courts” 7200 Ridge Blvd,
Page 154:
Model Tenements that have been demo
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