The Ottawa Citizen from Ottawa, Ontario, Canada • 11

JULY 30, lj PROBABLY BEST SITE FOR PURPOSE DEVELOPMENT PLAN OF WE LINDENLEA GARDEN SUBURB PRO PERTY HAVE BEEN ACQUIRED THE LIMITS OF THE CITY PLOTS FOR 168 HOUSES TO BE AVAILABLE UNDER THE PLANS TBS OTTAWA UT1 WHICH COULD -i "v'i'c'''. -U -U- Qr, One-Eighth of the Area It Reserved for Open Spaces, Main Thoroughfare Is 66 Feet Wide, While Secondary Streets Will Run Through the Property and a Small Public Park System Will Be Provided. Mr. Thomas Adams Makes Comprehensive Report Lots To Be Next Allocated On Monday Future residents of Lindenlea, the garden suburb which is being developed by the Ottawa Housing Commission, held their first meeting yesterday afternoon, at the offices it is most desirable that this exten-of tha commlasioB. Banque National ion should be made in the- direction I of Rockcliffe, passing near to Beech-puildlng, when the one hundred and wood Cemetery, for the convenience CSs "'ee -r- ci Afw i Li-w-Ur i -sTtt Jl 1J hTT-HlBf LINDENLEA M-T I I I Aa tsw nruri nauruv 1 I .1 I I -iO; sixty add applicants for lots on the estate, were called together to learn something of the new model community which is soon to be created on the pleturesque land near Rock-' cllffe.

The chief Interest of the meeting was centered on the report on the development plan of the Lindenlea property by Mr. Thomas Adams, town-planning adviser te the Commission of Conservation, which dealt with the laying out of the estate. Under Mr. Adams' dtreetiow the land has been planned, and the report, an extremely Interesting document, went Into details regarding the development of Lindenlea. It was listened to with deep Interest by those present.

Mr. J. A. Hachado, chairman of the local housing commission, presided, and at the close of Mr. Adams' address expressed the thanks of the commission for the splendid work of Mr.

Adams and his staff. "We are indebted to Mr. Adams and his taff for the splendid help they have given us," he said. 'Those who In the future live on the area which has been acquired will always owe a debt of gratitude to Mr. Adams, xne commission, aa auch, has no money to do anything with In connection with this scheme, we are not al lowed to make any money, but we must get what the plan has coat from those who will enjoy the benefits of living In Lindenlea.

For that rea-aon every item of expense has been kept down to a minimum. The allocation of lota Is a difficult question -to deal with. It must be Just and air to all. We believe the fairest way is to give the i-st choice to the group of people, chiefly civil servants, who filed applications at the first. If there la any differences, we must resort to the ballot" Mr.

Machado, answer to a ques-' lloner, said that contracts would be let for building the houses as early possible. They would be contracted for In groups. The meeting decided to adjourn to 4.18 Thursday afternoon, when a further report from Mr. Adams would be read, and on Monday next it was decided to deal with the allocation of lota. The meeting place on Thursday will be annonnoed tomorrow.

Each member was given a plan of the property, and it was atated that the lots would be numbered by the surveyor today. "I have to congratulate the commission on the fact that they have acquired an estate so well adapted for a housing project as Lindenlea property at a reasonable price." said Mr. Adams In his report "The estate as regards natural features and proximity to convenience of the city is probably the best that could have been purchased within the city boundaries. It will be somewhat expensive to develop In view of the presence of reck over a considerable part of the estate, and owing to the varied contours or the land, but by proper planning this expense can be reduced to the minimum. "In preparing the plan of development I have endeavored to avoid putting the commission and the city to unnecessary expense for grading streets and cutting into rock, to utilize the land which is unsuitable for building on as parts of the street or park area of the scheme.

By doing this, the maximum area of good land can be included in the lots, and no expensive lots to develop. I have also given full regard to the need for pleasant surroundings to the homes and for provision for social life and recreation." "The property comprises the B) 1 "t1- afcTfcfcwt fc. Scat. 1 Int till tit The above is the development end of the highway a small square is shown, made necessary by the fact that five streets converge there. With suitable treatment of buildings fac- by the Ottawa Housing Commission, under the chairmanship of J.

A. Machado. It has been planned by Mr. Thomas Adams, town-planning adviser to the Commission of Conservation. It will be seen that the usual uated eight to ten minutes' walk from the nearest street car line.

It is obvious, however, that some ex- tension of the street car lines will have to be made in the near future in the eastern Dart of the city and of the residents of the whole of the city. With the building of the new bridge at the end of St. Patrick street an opportunity will arise for considering the proper line for such an extension. Perhaps owing to the building up of this new suburb the citizens will begin to realise the great charm of the Kideau river on both sides of St. Patrick bridge and the misfortune to the city that more care is not taken in preserving the amenities on both banks or tne river.

Near this point the river is divided in two by Porter's Island and takes the form of a lake admiraDiy aaapi for boating and vathing. The time must come when the island will be converted for some purpose more venerallv attractive than that of being a site for an Isolation Hospital and lumber pile, and when some nark areas will be developed under the Improvement Commission along the eastern bank or tne river, cy this means an approach to the eastern part of the city and to Rockcliffe can be made in some respects even more attractive than the ap-nrnaoh hv Sussex street and a com paratively neglected portion of the city will receive us out snare Retention. "When the car passes over St. Patrick's bridge it take a sudden deflection to the north and goes through New Edinburgh to the line of Kockcliffe cars. It is well known that the St.

Patrick cars are always crowded In rush hours from the time they leave the city until they reach St. Patrick's bridge, but that they thin out considerably beyond that point. It might therefore, be a proper suggestion to make to the street railway company and to the city, that there should be two alternative routes provided from the eastern side of St. Patrick's bridge so as to split up the service at that point into two and thereby justify having edditional cars running over the part of the route nearest to the center of the city. For this purpose I thing it would be desirable for a route to be provided along the valley which lies at the foot of the hill which Is skirted by Rideau Terrace adjoining the Lindenlea property.

It will be much cheaper to make a new broad highway for this purpose than to widen the existing Beech-wood Road. "I believe tha land could be acquired and tha highway constructed at a comparatively small cost and with enormous advantage to the city. If this wera done the residents on Lindenlea and other adjacent propertiea would have access within very few minutes of the new street ear service; when the estate la completely developed it will have a population of 840, which will provide a considerable addition to the street car traffic on the eastern side of the city. This extension could eithsr terminate at point on the plan or link up in a circular route with the Rockcliffe service as may be found most expedient. "Until this service is provided, or some alternative, the most accessible route for the residents in Lindenlea to take would be the existing ser vice by St.

Patrick's bridge. This Is distant 917 yards from the center of Lindenlea. "The other route would he by Rockcliffe. which is distant 1217 yards from the center of the proper ty, and is, therefore, a few minutes more walk by more attractive ap proach "The lots on the extreme eastern side of Lindenlea would be distant 1,000 yards from the Cloverdale Road terminus of the Rockcliffe car service, which is also a very inter esting approach to the most attractive car ride in and near the city. "In preparing the plan of the Lin denlea property regard has been paid to the shortening of the dis- "The open spaces comprise the following: "(1) Tennis courts and bowling greens, 34,580 square feet (2) Park adjacent to proposed library and institute, 19,400 sq.

ft. "(3) Children's playgrounds including boulevard area between Springfield Road and Rockcliffe Way (and wading pool), 43,700 sq. ft. "(4) Small crescent area off Maple Lane, 3,260 sq. ft.

"(5) Triangular area on Rock Avenue. 9,880 sq. ft "(6) Small crescent off Rockcliffe Way, 2,994 sq. ft "(7) Open space at entrance to estate, 4,920 sq. ft.

"Total, 118.734 square feet. "These open spaces have largely been arranged on the principle of using up land that is least suitable for building, some of which it would have been almost as costly to convert into building land as the land would be worth when converted. The site of the tennis courts and bowling greens are good building land, but obviously a good level site is needeM for recreation purposes. The cost of this site as well as other open spaces, is merged in the price of the lots. "In considering that the lots are fairly small in size, regard should be paid to the fact that about one- UB UKIU 1 1 eighth of the area is reserved for open spaces.

It would not have been possible to have reserved land to this extent for recreation purposes had the streets been made in rec- tangular form and of the regular width of feet The design has been prepared in such a way aa to comply wim tne provincial bylaws, but it is so arranged that a good part of the width in the secoadarv or least important roads will really ior mparts oi me onen SDIMI A WMted ia unnecessary street acconaary streets. A street cauea unaemea runs I off from east to west along the foot of the ridge which traverses the es- tate. A diagonal street from the northeast to the southwest corner might have been of some advantage, but it would be undesirable to create tw mala traffic routes across tha rectangular method of subdividing the whole of tha Parliament Just to the west of this road is a splendid site for tennis and bowling greens and it has been reserved for this purpose on the plan. On the upper and northerly side of Rockcliffe Way at the same point a small park area has also been reserved for an institute and community garage. On the south west of the road there is a piece of land covered with good trees and partly occupied by a pool of water which has been set aside for a playground and wading pool.

All these spaces have been connected to form one small park system. They are all Intersected by Rockcliffe Way. so that the main artery will be an attractive driveway, fringed with open spaces and trees. At the north west iu imo square in aicracuve ieature in tne approach to the square from Rockcliffe can be made. The open spaces in the plan also includes aa "Island" in the center of Rock Avenue.

This is an out-crop of rock and to avoid the cost of excavating it has been decided to make it into a rock garden with the road running each side. The area of the estate is about 22 and a half acres, and provision for 168 lots has been made. The average cost per square foot is 12 cents. When fully developed it will form one of the finest garden villages in North America. aonea.

or economic ana aestnetic reasons, tne contour or tne land has been followed instead. The main feature of the street plan is the diagonal road called Rockcliffe Way, a thoroughfare it feet wide the whole of its longth. A junction is formed with a short connecting road to Rideau opportunities for obtaining light and air, privacy, shade and garden space, with public open spaces reasonably LAST RESTRICTION square area having the following i 'ra 'he center of the prop approximate dimensions on its four to the street car Ilne-aides: Open Spaces. wjrSS" plan of the Lindenlea estate acquired residential property has been aban- junction a fine view is obtained of recreation purposes and not on Its building value "I advise that the best course is for the commission to lay out the courts and greens betors leasing the area. "2.

Small Public Park This should be laid out with shrubs and walks and maintained as a small park area by the city or Improvement Commission and for that purpose should be handed over to on of these bodies on condition that they will maintain It. Children's Playground Either a special association of tha residents should formed to control the children's playground by a committee or else the Ottawa Playgrounds Association should be in vited to take over the management of the playground under soma special arrangement. Site for Public Buildings. "Two sites are suggested for pub- tic buildings; one for an Institute or library or combination of both, on what is practically the highest ele vation on the property. it is sug gested that when the whole area is built upon, the residents will desire to have a place of meeting for social and educational purposes.

When the houses are all erected, it may be time enough to consider by what means the capital Is to be obtained to erect the Institute, but for the moment the only important thing is to reserve the site in the right place so as to provide facilities for tne erection of such an institute if, and when, it is decided to build it There is no question that in course or time when the city is extended in an easterly direction, that a branch library will be desirable in this neighborhood. Some arrangements might be made to start a small library in the near future. "Near the site of the institute provision la made for a apecial site in a low position screened by trees for a public garage. The public garage fulfills the same function as the tennis greens in that it wilt help to make up for the comparatively small sizes of the lots. A tennis court or a garage are costly things to provide for each separate home.

They may become comparatively cheap things If provided for a number of families in common. If properly situated they may be as convenient and useful as if privately owned, and if properly, laid out and designed can be made ornamental Inatead of destructive of amenity. If any owner wished to erect his own garage he should not be prevented from dolag so, subject to the submission ot his nlan to the commis sion and fo tfca suitability of hla lots for the purpose; On the other hand some arrangement should be mad to have a small garage for general use, established on the site indicated for the purpose, as soon as Terrace called Ottawa Way. At this estate, introducing cross traffic which might become a danger to the residents. Administration of Open Space "The question will arise as to how sites reserved for open spaces, will be financed and administered.

As already stated the cost of these spaces has been merged in the price of the lots and therefore, the residents on the estate art entitled to their full use. There only arises the question of responsibility for maintenance. "The ownership of the sites on all the open spaces might be vested in the city and dedicated to the use of the residents; or the Housing Commission might continue to act as trustees for the residents, pending the creation of a permanent trust or the transference of the open spaces to the city. The objection to transferring these areas to the city would be that it might be difficult to get tha city council to maintain the open spaces exclusively for the benefit of residents on the es tate. On the other hand the resi dents would have a right to complain if the open spaces were made ac cessible to a large body of non-resi dents who had not contributed to their cost; although the former would probably not wish to absolute ly limit their use to themselves, on the other hand the commission.

while being the best body to take charge of the spaces, may not be able to get from the city council exemption from taxation and unless they did so it would be a dtsadvan tage for them to hold the land in stead of the city. I would suggest therefore, that the mayor and con trollers should be approached to find out what would be the best arrange ments to make In the interests of the city, having due regard to the rights of the owners and thi desirability of exemption from taxation of the spaces in question. "Having setled these matters con sideration might be given to the following suggestions: "1. Tennis Courts and Bowling Green. The money which requires to be invested in levelling and planting the courts and green should be spent by the Housing Commission as part of.

the cost of developing the estate. A small club house should be erected. Either the commission or the city council should then lease the courts or bowling green to clubs of residents at a ren- NMII.tCUl IU UIS IIIIVICSI the capital expenditure. These clubs undertake to maintain the courts and greens in good order. "An alternative would be to hand over the property on a lease to a cluh on condition that they under, took the capital expenditure themselves, in which case a very nominal rent would Involve the payment of taxes, the assessment should ha based on the value of the land for it ence for the past ten years, and the amount paid Is the equivalent of more than the 76 cents proposed to be charged.

"On strong reason for keeping the price within reasonable limits and for putting all the figures frankly before the purchasers as has been done In this report is that It will only be by these means that the pro perty can be sold rapidly to avoid heavy carrying charges. There have probably been more financial tragedies in Canada due to attempts to make high profits from the conver sion of land into building lots than in any other form of speculation. "I venture to suggest that as every purchaser of the lots on this estate will get good value, as well as protection of his surroundings. It will not be necessary for the commission to carry any portion of land any longer than it wishes." FINANCIERS PLAN FOR COMING LOAN Part of Issue May Be Floated in the United States of America. A conference of prominent finan ciers has been called by the finance department for Friday to consider plans for placing the new domestic loan.

It has already been an nounced that this loan will be taxable. And to make It as attractive aa the others, the issue, probably will be at a rate below par. To stabilize Dominion issues ready made the coming issue must as nearly as possible approximate returns on these Issues. It is prob able that the coming floatation will elate in October or early in November. The question of offering a portion of the loan in the United States will be considered, and the opening of a Canadian publicity bureau in New Tork is believed to foreshadow some such action.

Boys' Bodies Are Found. (Special to i. XTNSOTON. -Ont, July 29. The OOflje Drury and William Eaasoa, 'youths drowned when their canoV tset in Loushboro Lake.

8undx were recovered this axtarnoon. Captain and Pilot Dead. 8pectal to The Citizen.) 1STON. Ont Julv 5S avt. Murphy, aged sixty, lake eapiail7i'a river pilot for thirty i tions of It rented out.

It will be noticed that roads radiate In every direction from the proposed site, and that a court ia left open in front of the proposed building. No sit it reserved for a school. Local Improvements. "It will be necessary for the city council and the commission to cooperate in regard to tha construction of local improvements. Some macadam roadways, sewers and water mains will have to be provided In advance of building operations.

Rideau terrace la tha only atraet fronting on the property which has pavement, sewer, watermaln. gaS main and electric wiring. Springfield road has a rough pavement but no sewer or watermaln. The, sewer, water and gas mains extend up Rideau terrace to along Butter nut terrace to the boundary of the city. In regard to the extension of existing facilities, it is desirable that the expenditure of the city should be kept down to the minimum during the present summer consistent with giving facilities for every house that is erected this year.

Having regard to the number of applicants for sites there should be no difficulty In completing the whole of the local improvements on the property next slimmer, and having tha whole of the improved frontage occupied by building. V- "Unfortunately In Ontario we have not yet come to realize the interconnection between the different problems of land development in our legislation dealing with town planning. on Lindenlea, e.g. we are subject to the same rules that apply for office and apartment dis tricts in the city or to potential ornce ana apartment districts in tne suburbs. "On the Lindenlea property I am proposing that we should provide open spaces along the edges of the comparatively narrow streets so as to use the land to the best advant age and ao that if at any future time it is necessary to widen the streets the land which is in the open space can be added to the streets.

"It will be noted that no houses are permitted to be nearer to each other on the opposite side of any stf-eeta than t( feet. Having regard to the power oi tne commission to enforce a condition of this kind in its contracts, and to the fact that building line ia shown on the plaa all the objects of the Ontario law will be effected. Surroundings of Ho bus "In considering the layout of. land for housing purposes, it is Just as necessary to pay regard to the surroundings aa to the building of the dwellings. These surroundings require consideration, not merely in the Immediate locality of the site ot any dwelling, but for some distance on all side of it The orientation.

accessible, are all necessary. It does not require any argument to snow mat a constructive scheme, such as is contemplated at Lindenlea, is eminently more satisfactory than a series of restrictive legislations. If proper regard is paid to health and convenience In the general layout of an area, to simplicity ana economy or design of buildings, and to tha preservation of light and shade, no strained artificial methods are needed to give any particular property variety, interest and at tractiveness." Mr. Adam goes en to deal with tne -best kind of roadways. He ex pressed the opinion that asphalt pavements and concrete sidewalks will be unnecessary on the property for a number of years, and such would be aa excessive burden.

A simple form of macadam roadway should be provided on all streets, varying from 14 to 18 feet wide. Accompanying the report was schedule containing the price of each lot. "I understand that the total cost of the ground is about $68,000. To this there will have to be added the additional expenses referred to," said Mr. Adams.

"The commission should have a margin of $16,000 to cover these expenses. This would mean a total sum of about $81,000. In deciding what price to recommend to you as reasonable to charge for the lots, I had to keep in view this aggregate sum, and the limit of $600 per lot. I had also to consider what would be reasonable In view of the prices charged for the adjacent property in the past I came to the conclusion that IS cents per square root was the maximum price that should be put on the lota, and that these should be graduated from this price down to 10 cents per aquare foot You will find therefore, that the approximate price per square foot is 10 to 15 cents, and that the average price over the whole property is only 12.8 cents. This gives yon a prospective return of $81,238 for the 170 lots.

I take it that this sum will be spent on purchasing and developing the property and therefore used for the benefit of the purchasers. It comprises $78,771.60 for the lots, $833.20 for the site for the garage, $767.80 for the site for the and $2,875.6. far street widening en Rioealf TL; and Springfield Road. The lowest priced lot Is 114. and the highest exclusive of local improvements)-hi $69.

In the case of all the lota fronting on Ri deau Terrace, there has been added to the jirics of each lot a sum of Ti oentt, foot front tne van; tne local improvid aireaaypawt tor per tot. was unprvvet iwm nava Been svi for by a tax wmch ha la ON IMPORTS LIFTED Trade Commission Now Prepared to License Freely All Applications for Shipment of Flour. The Canadian Trad Commission issues the following: The last restriction on Import into Newfoundland from Canada has been removed by th restoration of Hour to pre-war conditions. The Canadian Trade Commission has been informed of the change, and will, henceforth, license freelv all applications for flour for the Island Dominion. It has been mcuun hitherto to await th shipper' receipt of import license before an export license from Canada could be granted.

The commission is also informed that no further control of quality of flour la exercised by the Newfoundland Food Board. Large quantities of Canadian flour are neeata ny tne cod fishing Industries, for which the purchases are usually begun in August. WELL REPRESENTED IN LONDON PEACE SHOW The following government memor. andum was Issued last night: "On account of the arrangement for demobilization it was with th greatest difficulty that a Canadian detachment was got together to represent the Dominion in the Peaoa Celebration in London on July 19th. The effort however, was as successful as could be expected under th circumstances and Canada was represented In the celebration by as many troops as Australia." Mr.

Franklin Goes Abroad. NEW YORK. July 29. P. A.

g. Franklin, president of the Interna tional Mercantile Marine Company, sailed for Liverpool today on th White Star liner Celtic At th' office of the company it was said Mr. Franklin had gone to Europe in conntVtlon wnh Routine bdsinoss of the line and to complete a trip of inspection Interrupted some time ago because he was compelled to return here, to confer with the board of directors and the shareholders of the company, the offer of a British syndicate to purchase the British TO NEWFOUNDLAND N. 980', S. 990', E.

975', W. 926.8'. The reputed area is il.Zia acres, The subsoil comprises clay and gra-j vet, but shallow rock underlies a considerable part of the area. The ait may be easily drained and is exceptionally healthy in character and situation. There is much fine timber suitably located to enable it to bs preserved for shade and ty.

The prospects of the surrounding country are especially fine. The undulations of the land afford scope for interesting and varied treatment of the lots as sites for buildings." "The number of lots comprised in the proposed subdivision was 112, but most of them were of larger area than those now proposed. In view of the character of the buildings to be erected and the limit which is placed on the cost of the aits for any one building, and also in view of the need to avoid extra-vagence ia the form of long vacant frontages on paved and sewered streets, it is necessary to avoid making tha lots too large. "The three north and south streets shown on the original plan would have served no purpose of through traffic that is not already served by Springfield road and Butternut terrace ant. aa ordinary streets for do mestic traffic would have involved a great waste oi iana.

one oi these streets would have helped to improve the traffic faculties of the district. What ia needed for that purpose are diagonal roads across tha property. One of the original streets would have passed across a piece of land with a steep escapment Involving a natural grade of 36 per cant and requiring about 2,000 cubic yards of rock excavation to have made it a practical graae or a ver Th rmult nf matin thi Chang in grade would be that a con- siderable number or lots woum nave keea mada very bad for building 1 purposes. 1 Street far Service. Thare ia-ao immediate necessity i I for extending the street car service for tha convenience oi those who will I reside on the Lindenlea property, although to some people may be an objection that tha property is set- ti dead.

was needed by resideats. and por fit ssts it th oajtopsny. i. -am.