THE SUNDAY OREGOXIAX, PORTLAND, JANUARY 2T, 1918.
EPISCOPAL CHURCHES TO GIVE AID TO THE $500,000 FUND
Nation-Wide Campaign to Provide Chaplains for United States Army and Navy; Oregon Churches Do Part by Taking Special Offerings.
10
y OD.T will be a big day for the
I Episcopal churches all over th
United Slates and In keeping with
their custom to bo doing their part, the
various parishes of Oregon will observe
tha day with special sermons and by
receiving an offering for the war work
of tha church, to provide for chaplain
and for other work. There are thou
and of young Kpliropallan men In
tha Army and Nary and but very few
chaplains. To meet this need Bishop
Lawrence, of Massachusetts, la heading
tha war commission of the Iteneral
church In a campaign to raise 1500.000.
It waa Bishop Lawrence who mar
hailed the forces of tha church in rais
ins; the millions for the clergy pension
fund, ilia leadership and tha gener
ous response and the patriotism of the
members assure success, tha clerjry de
clare.
Following Is the message found In
the New Year's Oregon Churchman
"The commission makes this appeal
that the church may follow her sons
Into camp and ship and onto battlefield
with her ministry and her aocramenta.
to give each bis utmost strength, to
speak to those who die for the Nation
tha last word of rardon and peace. To
Hay ln great cantonments of from 25.-
( to Sd.OOi) men there are only from
tao to six chaplains. As its practical
work, the commission Is placing, with
the permlsmon of tha commandants,
volunteer chaplain In all tha great
camps, where tha holy communion is
celebrated by church clergymen- every
Sunday morning.
There are scores of smaller rampa
scattered throughout the country, with
several thousand or several hundred
men and boys In each. Kvery parent
In the church will be gtad to know If
their boy can turn to a strong spiritual
lo.drr of their own church for advice
or cheer.
"Laymen are already helping. The
war nnmlMion I placing, through
tha St. Andrew's Brotherhood, picked
mm of maturity and force, who as sec
r.tarirs of the Y. M. ('. A. will have
eoeciAl thought for the boys and men
of our church, not to draw them apart
from others, but to prompt them to do
their part In tha moral and religious
Influences In the camp.
"The Government provides no equip
ment for chaplains. We are surely unwilling-
to have a chaplain beg for his
altar and service books. And In
France, where a regiment is billeted in
villages a Ion the railroad for several
mile., the chaplain cannot reach his
men without a motorcycle or a Ford.
"Thousands of our boy are going to
France camps, trenches and perhaps
hospital await them. The Nation.
Red Cross and Y. M. C. A. will do every
thing in their power for them. Thera
will be times, however, when none of
these will make op for a strong min
ister of their own church Bishop Me.
i'ormlrk has none to Paris to repre
sent the church, lie. the chaplains and
hi fellow workers will try to bring the
personal touch from home lo the boys.
"Our war commission must .work
with other religious agencies to dis
tribute aa evenly as possible all avail
able resourrce of men and money so
that the spiritual energies of the whole
church shall ba fell at every point al
home and abroad."
Recognition will be made of the ordina
ry characters, the men who are unpos
sessed of genius or outstanding talent.
and who never find a place in the sun.
or any public appreciation, and yet
who achieve the real greatness of being
serviceable to God and man. At the
rloae of tha sermon the ordinance of
believer's baptism will be administered.
aa has been done every Sunday during
the month.
At night Dr. Hlnson will continue his
series of sermons on the "Second Com
ing of Christ."
First Christian Church Has
Fine Year's Record.
DaHas; 13 Mentha Mare Thaa 1O0
Mcasbera Are Added.
PASTORS WHO OCCUPY PROMINENT PLACES IN CURRENT CHURCH NEWS.
W
ORE than 100 additions to the
membership. more than $5000
raised for current expenses, more tha
$2000 contributed to missions and be
nevolences. and all deficits cleared
away, together with money on band in
the treasury, was the excellent show
ing for the past year's work at the
First Christian Church in its annual
meeting on Tuesday evening.. The
meeting had the largest attendance
known In the history of the congregation.
The report of the pastor. Rev. Harold
H. Grlffia. Indicated that during the
year he had delivered in excess of 100
sermons and special addresses, made
425 visits, conducted 12 funerals, and
officiated at 40 weddings.
In the election of officers for the
coming year the following were
chosen: For Elders. A. H. Averlll, J.
F. Faust. VY. L. McFarllng. O. M. Murphy,
M. D. Owens. W. F. Powell. J. M. Wells:
for Deacons. G. F. Alexander. O. M.
Kllllngsley. Carl B. Brown. B. C. Darn-
1. L. D. Ferguson, N. F. Johnson, F.
ti. King. C. B. Martin: for Trustees. A.
H. Averlll. K. K. Brlstow. F. A. Douly:
for Deaconesses. Mrs. A. H. Averlll,
M rs G. K- Baker. Mrs. C. Bennett, Mrs.
1U E. Brlstow, Mrs. F. A. Douty. Mrs,
A. J. Fanno. Mrs. J. F. Faust. Mrs. J
C. Green. Mrs. B. Kennedy. Mrs. Ruth
I.iviDgstone. Mrs. R. B. McClung, lira.
K. S. .Muckley.
This morning at II o'clock Rev. Mr.
Gnffls will discuss the divisions in
the modern church, taking for his
theme. "A Protest Plua a Programme.
the evening at 7:45 o'clock he will
ve a special me. sage for all who are
looking for a practical Christianity
the subject being. "T-ie Power of i
Pragmatic Gospel."
"" -." r " - -Nr Tl ' -.V-j 1 -ii
(t Vj I-ru' --'1 tf y' 'J If
"fr - , " I
xr"-H ? i v v lr .' II
f. y; lwr, ff II
i " ; -r ' -h f. 1 Xev:C.O.McrCulIoch. .!. If . If
y- ,. ; : . -,. g pworth j-Jeihoast If Hi - ; ; ' II
- I ll.w.V-- ,,.--- JJI aWfat J I
Rev.C.O.PTe Cut loch. ..
pworih J-Jethodsi
EpiSCOpcil fttrrvosx.
7?ts Z? A.I-foon .
Ke-rn terfr Christian
The White Temple i. preparing to
welcome lr. William A. Waldo. Ita new
pastor, next Sunday.
e
Laurelhur.-t is fortunate tn having
new and artistic church. AH Saints,
built by Father William Cronln. the
pastor. It Is founded to meet the needs
of a srowing residence district.
At the Kast Side Baptist Church at
the morning service Dr. Hinon will
preach his sermon on "Joseph the Just."
Highland Congregational to
Unfurl Service Flag.
kl I. the Matter M 1th Organ
ised Hrllglaa la fertlaadf" la the
Ta Kev. Kdward aa.taat
at Mara lag Service.
AT THE
Church.
Highland Congregational
streets, the morning topic of the pas
tor. Kev. Kdward Constant, will be
"What Is the Matter With Organized
Religion in Portland?" This topic Is
suggested by the assertion that Port
land haa the smallest number of church
members per thousand of any city la
the country.
In the evening there will be a spe
cial patriotic service, at which a new
service flag, containing 39 stars, will
be unfurled, thus honoring those who
have answered the Nation'a call. There
will be vocal and Instrumental music
and a short address, having for its
theme the following: "For God and
Home and Liberty."
Christian Endeavorers Will
Attend Eugene Meeting.
VYeaterw Oregasj Convention to Be
Held February 22 to 21 Raker to
Kalertala Delegates February 13
to 17. .
CHRI
ing
ISTIAX Endeavorers are prepar-
g to attend the state convention
of Endeavorers to be held at Eugene
February 22 to 24. The First Christian
Church haa been selected as the meet
ing place.
It will be the gathering for the West
ern Oregon members, but that of the
Eastern Oregonians will be February
13 lo 17 in Baker. Some of the special
speakers will attend both conventions
and will give addresses on both pro
grammes. The twin convention plan
was adopted because distances are so
great and many could not afford to at
tend If they had to travel so far. For
those who would attend the Knpene
meeting a request is made that regis
trations he sent to Raymond C. Smith,
care l. M. C. A., Kugene, Or.
The Eugene Chamber, of Commerce
has sent a cordial (erecting and invi
tation. a s
Beginning this Sunday evening the
service at Kern Park Christian Church
will be In the nature of a public forum
to discuss the religious phases of mod
ern-day subjects. At 7:30 1. M. the sub
ject will be "War From a Biblical
Standpoint." The speakers will be- H.
K. Hall. Mrs. J. J. HamlsHker. A. H.
Mulkey and Rev. It. A. Moon, pastor of
the church. The church is located at
Foaty-sixth avenue and East Sixty-
ninth street, two blocks east and two
north of Kern Park station on the
Mount Scott line.
At Atkinson Memorial Church Rev.
Warren Morse, Che pastor, will speak
this evening on "Scenes and Incidents
In the Life of Jesus." The address will
be Illustrated by some lantern slides
from the beautiful pictures by Harold 1
If .. ..
If ', s; ?' "V -
Jr fc SM-"!la TCT
P&Kr'i' Sawyer;
Christian Church.
dopplng. Srr. Copping, like Tlssot and
William Holf. spent much time in the
Holy Land In studies for these pictures.
Some of the subjects to be presented
are, "The Calling or the First Dis
ciples," "The Feeding of the Five
Thousand," "The Return of The Prodi
gal," and "The Fairest Flower In the
Master's Garden." Each picture is well
worth extended study. v
Rev. William G. Eliot. Jr.. minister of
the Church of Our Father. Broaday
and Yamhill street, will preach this
morning at 11 o'clock on "The Next
Half Century In Portland." At 7:45 P.
M. in tfm chapel, Broadway, between
Yamhill and Taylor, Commissioner Bar-
bnr will speak In the open forum on
"Why City and County Should Be Con
solidated." This is a subject which cit
izens are urijed to study, for il will
probably come up at the next city elec
tion. Discussion is open to all under
a five-minute rule.
Rev. W. W. Youngson to
Fill Congregational Pulpit.
Superintendent of Methodist Episco
pal Church Will Preach Morning
and Evening.
perintendent of the Methodist Epis
copal Church, will preach In the First
Congregational Church this morning
and evening. The Bible school and the
Christian Endeavor societies will meet
at the usual hours.
During the week the women of this
church are devoting much of their time
toward the Red Cross work, individ
ually and in the various organizations.
The Ladles' Aid Red Cross unit, formed
early last Spring, meets every Wednes
day in the parlors of the church. The
members of the league meet on Tues
day. These days are given entirely
to the Red Cross. The Woman's
League is now forming a knitting unit
also, and women of the church who are
unable to meet with any of these or
ganizations during the day but de
sire to give their time in the evenings
are organizing for service in this
cause.
At the sacred concert at Waverly
Heights Congregational Church this
evening there will be an anthem by
the choir, three choruses by the junior
choir, a duet by Miss Eva Nelson and
Mrs. H. H. Harris. The soloists will
be Mrs. Chester Darbee and W. H.
Gillis. The subject of the pastor's ad
dress will be "A Modern Church Prob
lem." A Bible conference will be held this
afternoon at 3 o'clock in Hope Hall,
Alder street, between Third and Fourth
streets. "The Significance of the Fall
of Jerusalem to Bible Students" will
be the subject of Dr. A. L. Hutchison.
There will be a question box to which
answers will be given afternoon and
evening. Every night during the week
Bible teaching meetings will be held
for Sunday school teachers and church
or mission workers. Subject. "Daniel
Dispensatlonal Truth Up to Date" every
night at 8 o'clock.
At the Rodney-avenue Christian
Church, Rodney avenue and Knott
street. Rev. J. C. Ghormley will preach
his farewell sermon this morning. His
address will be in conformity with the
desire of the United States Treasury
Department, and the service will be pa
triotic throughout. The theme, "Ameri
ca's Hindrances," will have for a
background the ancient Hebrew, set
ting, around the character of Nehe
mlah. The Christian Endeavor will have
charge of the evening service. G. Ev
erett Baker will give the address.
East Side Christian Church
Has Revival in Progress.
Rev. R.' H. Sawyer. Rounding Out
Tear of Ministry, Adds More Than
130 Members. .
A CONTINUOUS revival is in progress
at the East Side Christian Church,
under the ministry of the Rev. R. H.
Sawyer, it being no unusual occurrence
for from six to 15 persons to take
membership with this congregation at
a single service. I,
During the one year that Mr. Sawyer
has been pastor of this church there
have been more than 150 additions, all
at the regular church services.
.Organized in the Fall of 1915 by the
Rev. A. L. Crim with 20 members, the
East Side Christian Church has come
to be a recognized factor in the .re
ligious life of the city, particularly in
its locality. Determined to avoid the
mistake made by many new congrega
tions in assuming an overburdening
Indebtedness, this pastor and people
have adopted a policy of "pay as we
go, and they have not retrenched in
the matter of liberal giving to all
worthy enterprises, either, as note the
46 Red Cross memberships voluntarily
given on the occasion of the last Sun
day of the recent Red Cross drive after
only a brief but earnest solicitation on
the part of the pastor, when the ma
jority of homes had already been
reached by the canvassers.
Desiring to start the new year in
a church home of their own, they pur
hased the church property at the cor
ner of East Twelfth and East Taylor
streets, which they have been leasing
for the past two years, paying cash
for same. The building Is nicely
equipped with pipeorgan and other
modern conveniences in the way of
Bible school classrooms, etc., and with
the amount still in bank to their credit,
something over $1000, they expect to
decorate the building and make other
changes as needed. The personnel of
the congregation comprises many per
sons of ability and consecration.
The Sisterhood, whose president is
Mrs. C. Arthur Ward, is composed of
four circles, each having their execu
tive officers. These circles meet once
each fortnight in their respective
neighborhoods. The president' of the
auxiliary to the Christian Women's
Board of Missions is Mrs. G. R. lie
Keen. The Junior Endeavor Society
meets in the lecture-room of the church
every Sunday morning during the hour
of the church service. The Christian
Endeavor Society is composed of live
young people, whose president is Miss
Delia Parrish. The Bible school, with
organized departments for all ages, is
ably superintended by M. L. Higgins,
who was recently re-elected for the
ensuing year. Mrs. Elsie Blshoff Moore
directs the chorus choir and Mrs. L. M.
Cleek is organist. The officers of the
church are: Elders, H. E. Bloyd, J. E.
Lepper, A. H. Guy, S. H. Kimball; dea
cons, L. M. Cleek; Neal McCall, A.
Lotsplech, F. N. Parson, C. H. Cham
breau, T. P. Campbell, C. E. Ferguson
Dr. L. S. Downing.
A service flag, containing 35 stars
adorns the auditorium of this churc
25 young men from one class havi
joined the colors. The honor roll com
tains the following names: M. J1
Burke, Robert Clark, Clifford Duncan;
Harold Duncan, Eugene Forsythe, Cor
poral William Ward Foster, Sergeanl
Charles F. Ganoe, Robert Johnson
Stanley Johnson. James Clarence Jones
Harold Kelly. John Hazel. Everett W
Hilton, Burke Marked, Charles M.-
K vn. Corporal George McKeen, Josenl
J' Edward McKalsun, SergeanJ
Hi. O. Neville. William Neville. Ser
geui.t John E. Proebstel, Guy R. Reedj
Ross E. Reed, Corporal Edward Ii
Renfroi Vane Seeley, Glen Shoemaker?
Thaxter Daniels, Corporal A. L. Webb)
Bruce Wheeler, Reuben Wheeleij
George Wilson, Robert Williams. ,
George Moore, Stanley Gray, Brandos
Hawkins.
In conjunction with the other Chris
tian churches of the city this congre
gation is working earnestly to fur
ther the Interests of the school o
methods for Bible school workers ol
Oregon, which is to be held in the am
ditorlum of the First Christian Clum 11
February 25 to March 1, when manj
workers of state and National renowd
will be present.
Florence Crawford will speak tonight
at 8 .o'clock in the Metaphysical Libra'
ry, 403 Central building, Tenth street
at Alder, on the topic, "Whatever Is, II
Best." The headquarters of "The Com
forter" magazine, of which Mrs. Craw
ford is editor, is now located at 817
818 Northwestern Bank building, hav
ing moved from the former location!
18S Fifth street. Woman's Exchange
building. The class work given by Mrsi
Crawford Tuesday and Thursday after
noons under the auspices of the Divins
Science Center will be continued until
the end of the course. Lectures and
classes are open to all.
Dr. Hutchison Gives Series
"Studies of Christ."
Special Topics This F.venlng. "Rus
selllsm," "Soul Sleeping" and
"Annihilation."
LAST
Hut
AST Sunday morning Dr. A. L.
tchison, pastor of riedmont
Church, began a scries of "Studies of
the Christ." The first topic was "His
Glory." The topic for this Sunday
morning at 11 o'clock will be "His Pre
eminence." This evening at 7:30 the
second in the special evening series
will be given on the topic, "Russellism"
with special bearing on "Soul Sleep
ing" and "Annihilation of the Wicked."
This cult is now known as "Associated
Bible Students."
Last Sunday morning an adult Bibl
class was organized to meet at tha
Sunday school hour and under the lead
ership of H. L. Williams, a thoroueh
Bible student. The Altar Guild held
their annual banquet on Tuesday even-
Ing at the home of Miss Clare Mann.
This society seems to be in a pretty
healthful condition judging from the
activities of the past year and by tha
"un-Hooverized" dinner that all seemed
to thoroughly enjoy.
On Thursday evening a Bible study
will be given on "The Deity of Christ."1
On Friday evening, February 1, the)
Woman's Auxiliary of the church will
serve an old-fashioned church dinner
at a big "get-together" social of the;
congregation.
Rev. C. L. Trawin, pastor of the Firs'.
Baptist Church of McMinn ville, will
(Concluded on I'lifite
HOUSING THE MULTITUDE IS THE PROBLEM IM PORTLAND
Father Edwin V. O'Hara Declares Disease and Unsanitary Conditions Are Result of Poor Housing Which Pays no Attention to Light and Ventilation.
WHEN mention Is made of hous
ing problem our mind reverta to
descriptions we have read of
slum life on the lo"er east section of
Manhattan Inland, where rrlf a million
of laboring people are housed In tene
ments 50 or (0 feet high, extending fur
miles with no break but street Inter
sections, congested and overcrowded,
suffering from lack of air and sunlight
and no play space for tha children but
on the streets. Jacob Rils account of
"How the ther Half I.Ives" under
these circumstances has Identified for
many people the bousing problem In
general with the extraordinary tene
ment conditions which exist tn the
great metropolis.
To na who has adopted this notion
Of a housing problem lha suggestion
that a city like Portland la afflicted
with bad housing on a scale worthy of
serious consideration will appear al
most ludicrous, lor. like most Western
cities, we are proud l be known ss
city of homes, and we survey with
great romplxcency the rows Pf de
tached dwelltnrs In the many beautiful
residence districts of the city.
Moreover, the prospect of further re
strt. tive legislation at this time ran
not b exported ! elicit much enthusi
asm on the part of many who have not
given careful attention to tha effect
of a housing rode upon property In
trrests. It will be the purposo of the
present paper to indicate first that
housing conditions In Portland urgently
need attention tn the Interest of the
general blih; and. second, that the
interest of the general public health
and thn of private property will
ba found to b mora closely allied
than Is rommonely supposed, and that
tha adoption by Portland of a com pre
henslva housing rode will prova of
Sreat and enduring benefit to both.
C'aaallttoaa A r C'ample-s.
The bousing conditions which affect
the public health detrimentally are ex
tremely complex. The first manifesta
tions of these conditions In Portland
probably txi u rred In thoea numerous
raaa in this rlty where a dwelling
Intended for a single family waa con
verted to tha osa of several families.
Trls conversion waa not for the better,
l ut for the worse. Sanitary anT plumb
ing appliances suitable for one family
now do service for several, with tha
consequent loss of privacy and dell
racy and congestion begins. Hera tha
lodger evil makes Ita appearance, es
pecially among certain sections of our
newly arrived Immigrants. The stran
ger who arrives unable to speak our
language Is taken In by a family of his
own countrymen, sometimes because
of racial fellowship, sometimes because
of the added Income to the family
purse. Room overcrowding results, with
a great Impetus to all communicable
diseases. Tha standards of living are
not high, and filth becomes familiar In
a house where sanitary appliances
originally Intended for a aingl family
ar compelled to do service for a num
ber of lodgers. L'nder such circum
stances germs multiply apace and no
Imagination la required to picture the
consequences to the health of the group
concerned. Moreover, tha congested
quarters render Impossible tha privacy
which is essential to family life and
to tha development of moral standards
among children. Besides, the family
UJUcc in lodjers X.ndi lie rent In
creased, absorbing the financial gain
they had counted upon, and they are
no better off. but rather worse, having
sacrificed all domestic standards with
out even economic gain. Investigation
In Portland haa revealed numerous in
stances of this evil. The same tendency
has resulted In a number of rases In
the use of cellar dwellings, where the
lack of light and air. coupled with
dampness and filth, have provided IdeaJ
conditions for the spread of consump
tion and other communicable diseases.
With the Increase of urban popula
tion there came the construction of
worklngmen'a hotels. tenements and
apartment-houses without any restric
tion having a view to the public
health. These lodgings were built sim
ply aa human warehouses and. a
might have been expected, no particular
care was exercised to render them fit
for human habitation. Many of them
are characterised by an absence of
openings to admit fresh air and sun
light. In an Investigation of 2SD0 work
lngmen'a rooms between Washington
and Jefferson and Second and Fifth
streets. 20 per cent proved upon In
vestigation tn be devoid of any win
dows and In many cases the transoms
were nailed up to prevent any possible
ingress or rresh air. I have personally
been called to attend men who were
dying In room where no light ever
penetrated except that shed by the
flickering gas Jet and where fresh air
was as effectively excluded as if th
room were hermetically sealed. And
there are many hundreds of such rooms
In Portland. At the last annual meeting
but ona of the City and County Medical
Association a distinguished physician
from Chicago told of the large percent
age of sudrTcn deaths that come from
such lodging-houses. Such lodgings are
venicie oi aisease and at the same
time serve to depress 'vitality ao that
those who dwell In them are unable to
realst dlseaae wherever encountered.
Soaae This. Task Hopeless.
There are those who think It a hope
less task to ameliorate the housing
condition of the poor on the ground
that those who are willing to live In
unwholesome conditions will always
gravitate In that direction. It might be
observed that poor famillea living In
apartments without light, air or sani
tary plumbing are battling with fear
ful difficulties: nevertheless many such
homes are kept Immaculately clean by
the almost superhuman efforts of over
worked women who have a passion for
cleanliness. In a sense, however, pov
erty Is a germ disease, which thrives
under the same conditions which are
found to favor tuberculosis, namelv.
darkness, filth and sordid surround
ings. A child living Its early years In
dark rooms, without sunlight and fresh
air. will not develop normally, but will
grow up anaemic weakly and sick,
backward In school and entering the
economic struggle for a living sadly
handicapped, with earning power below
the average and capacity for physical
resistance undermined. Thus poverty
Is bred and transmitted.
Bad housing conditions Jiave de
veloped In Portland In atill other
directions. There are plenty of In
stances of residence which were built
up to the lot line and received their
light and air from the neighboring lot.
In the course of time the owner of the
neighboring lot decided to Improve his
property and constructed a building,
perhaps a buslne block or apartment-
house which was also built to the lot
line thus excluding all access of light
and air from the previously constructed
residence. I shall not digress at this
point to note the depreciation in prop
erty values due to this unregulated
construction. Tiiat will occupy us later.
Your attention is here called to the
unsanitary conditions which will en
velope the unfolding lives of the chil
dren of some worklngman's family
which through necessity or through a
false sense of economy occupies these
darkened rooms. For It is false economy
to rent unhealthful apartments. Such
rooms are dear at any price. The cost
of much sickness with the consequent
interruption of employment and shrink
age of the weekly pay envelope is
properly charged up as rent paid for
unsanitary apartments.
Alcove Booms C'ommoa.
Alcove rooms which received their
light and air only through another
room are common in the older build
ings.- But many newer apartment-
houses have been constructed with
utter disregard for health. A suffi
ciently common practice is to construct
the kitchen as an interior room on a
small air shaft- Sometimes this
shaft Is of most diminutive
proportions and Is merely a well
of stagnant air and if any move
ment occurs it is only to bring into
other people's apartments the diseagree
able odor of their neighbor's kitchen.
Whatever be the quality of house
keepers who first occupy these apart
ments. It is certain that sooner or later
they will pass Into the hands of care
less ones and these dark un ventilated
kitchena will become breeding places
for germs that fatten on filth and
plague spots in the community. Sun
light Is the greatest of disinfectants
and any campaign against tuberculosis
which does not include a bombardment
of these darkened citadels of disease
must result In confusion and disaster.
It has been thought to provide air
supply by regulating the cubic content
of rooms. But It must he obvious on
tha most caaual reflection that the
wholesomeness of air supply does not
depend upon the cubic feet of air in the
room, but upon the provision for the
expulsion of vitiated air and the in
troduction of fresh air. Hence the
great importance of large shafts and
spacious court in apartment-house
construction.
l.a ad Over Crowding la Evil.
We have already spoken of conges
tion of population or room-overcrowd
ing, due largely to the taking In of
lodgers. There Is also to be consid
ered land over-crowding, due to too
high buildings and to the unrestricted
occupation of lot area. Itnd over
crowding Is closly allied to the problem
of transportation: it Is also a con
cern of public health. I .and over-crowd
ing means lack of playground facili
ties for the children. It means lack of
family privacy. The ideal Is the single
house for the single family and it has
been well said that "democracy was
not predicated of a country made up
of tenement dwellers, nor can it so
survive." When families are piled one
on top of the other, five or six deep,
domesticity disappears. The preven
tion of land overcrowding Involves the
restriction of the height of buildings
and the lot area which buildings may
occupy. The story, of. the success of
Colonel Gorgas in making the Canal
Zone habitable enforces the need of
preventing congestion and overcrowd
ing. Colonel Uorgas found he could
stamp out yellow fever by screening
the windows and killing mosquitoes,
but this did not prevent pneumonia
which carried off more laborers than
all other diseases combined. He per
mitted the. men to build cabins and
get out of the barracks. Pneumonia
rapidly disappeared. Commenting on
this result. Colonel Gorgas observes
"It is a well-known law of sanltatlo
that crowding is the greatest factor
In most of the Infectious diseases.
Typhoid and other filth diseases fin
a ready vehicle In congested housing.
High infant mortality can be largel
ascribed to It. Congestion and over
crowding are responsible for nervou
strain and economic inefficiency and
stimulate immorality which again
cause of disease.
Finally as an element In bad hous
Ing there is the constant encroachmen
of residence districts by manufacturin
and retail establishments. Where thi
encroachment occurs, because of th
depreciation of rentals, there results
the worst conditions as to sanitation
and public safety. "A depressed dls
trlct of changing occupancy Is almos
always a district in which unwhole
some home and work conditions pre
vail. The old building altered to sui
new use is usually very faulty In
light.' air and sanitation. Declining
values make It difficult or Impossible
to enforce proper standards.
Jlonslng Condition Inefficient
No one will dispute that the housing
conditions, which we have described
and which investigation shows are
rapidly developing In Portland, are
gravely prejudicial to the health com
fort and economic efficiency : home
life of a large section of. t popula
tlon. A little reflection wii. make
clear that these bad housing conditions
are likewise prejudicial to real estate
and business Interests of the city. Both
reason and experience comHne to es
tablish that the Interests of public
health and private property require and
will be equally safeguarded by an ade
auate housing code strictly enforced.
Let us consider the situation from the
standpoint of the business Interests of
the city.
I have here a full page ad carried In
the New York Times. Sunday, March i
1916, under the heading, "Shall we save
New York?" It Is signed by nearly
seventy 'of the leading business houses
In the metropolis. It calls for the dis
tricting of the city so as to prevent the
invasion of the residential and shop
ping district by factories. They set
forth that "the unnatural congestion
sacrifices fine residence blocks for fac
tories, which remain for a time and
then move on to devastate or depreciate
another aectlon. leaving ugly scars of
blocks of empty buildings unused by
business and unadapted for residence:
thus unsettling real estate values."
This unsettling of real estate value
would be prevented by limiting the dis
trict in which various types of build
ings may be constructed as has been
done this year In New York itself.
Permit me to quote from a paper by
Lee J. Ni'nde. vice-president of the Na
tional Association of Real Estate Ex
changes, published In the National Real
Estate Journal. October, 1915. Speak
ing of the necessity of public super
vision of land sub-divlBion, Mr. Nlnde
says: "In every city can be seen the
effect of a sub-division that is pro
moted with a careless and selfish dis
regard for the future. The sub-division
operator many times has only one
subdivision In hand. The evil conse
quences of this is the same carelessness
of the future as is exhibited by the
transient plumber or the ilnerant
peddler. They are only Interested in
unloading their goods regardless of the
Interests of the buyer, eager merely to
squeeze the last cent of profit out of
the transaction and after making a
quick and profitable clean up, to turn
away and hunt up the next deal which
they can put over in the same manner."
In Mr. Ninde's experienced view legis
lative restrictions are needed o pro
tect the legitimate realty operator and
owner from others who, like itinerant
peddlers, are willing to sacrifice fu
ture stability of values for present
gain.
Board Given Power.
The legislature of New York in 1914
conferred on the Board of Estimate and
Apportionment of New York City very-
broad power to district the city for th
purposes of regulating the height o
buildings, the area of courts and yards
and the location of trades and Indus
tries. The Real Estate Bulletin pub
lished by the Real Estate Board of
New York states In Its issue of March,
1918. that "the Commission has held
numerous conferences with the leading
real estate men and representatives of
property owners' associations from all
sections of the city, and there has been
a unanimous approval of the general
principles upon which the Commission
Is working." These principles are set
forth fully In the final report of the
Commission In question under date of
June 2 of this year. Since they have
been unanimously approved by the
leading real estate men and represen
tatives of property owners' associations
of New Y'ork City I shall quote freely
from them.
The Commission observes: "The
present almost unrestricted power to
build to any height, over any portion
of the lot- for any desired use in any
part of the city has resulted In injury
both to the health, safety and general
welfare of the city and to real estate
and business Interests. Light, air and
access, the chief factors in fixing rent
able values, have been impaired by high
buildings, by failure to provide ade
quate courts and yards, by the prox
lmlty of Inappropriate or nuisance
buildings and uses. Traffic problems,
the congestion of population, the ne
cessity for an Intensive use of land, the
magnitude of the property values af
fected, make the control of building
development, more and more essential.
There is too much at stake to permit a
mere habit of thought as to private
property rights to stand in the way of
plan that is essential to tne health.
order and welfare of- the entire city.
nd to the conservation of property
values."
"Through haphazard construction,
nd Invasion by Inappropriate uses.
the report continues, the capital val
ues of large areas have ben greatly
mpaired. It does not stop with own-
rs of the areas immediately affected,
but is reflected in depressed values
throughout the city. Market values
for investment purposes are always af
fected by the hazard of the business.
Economic depreciation due to unregu
lated construction has become a hazard
that must be considered by every in
vestor in the city.
Building Plan Needed.
"Permanence and stability can only
be secured by a far-sighted building
plan that will harmonize the private
Interests of owners and the health,
safety and convenience of the public.
There is an intimate relation between
the conservation of property values as
here proposed and the conservation of
public health, safety and general wel
fare. The decline in property values
In such (depreciated) districts is mere
ly an economic index of the disregard
of essential standards of public health,
safety and convenience in building development."
The Commission discusses the ques
tion of restructlng height and lot area
as follows: "The maximum beneficial
use of any block or area Is also large
ly dependent upon a certain measure
of uniformity in its development as re
gards height, yards and open spaces
Such use would in general be enhanced
if the owners could enter into an agree
ment uniformly restricting the height
of buildings and fixing the minimum
area of courts and yards. The size of
courts and yards is In most cases of as
much benefit to a man's neighbors as
to himself. It is therefore appropriate
that each should contribute in substan
tial equality to the common stock of
light and air. There can be no main
tenance of wholesome conditions of
light and air and no stability of values
If each individual owner is at- liberty
to build to any height and over any
proportion of his lot without regard to
his appropriate arid reasonable con
tribution to the light and air of the
block.
"The speculative builder puts up the
first high building in the block. The
windows are on property lines or on
narrow courts. Perhaps a five-foot
rear yard is provided. But with all the
free space on the adjacent lots the
building Is light and airy, is attractive
to tenants and shows a good return to
the purchaser. Other buildings follow
and their builders see no reason why
they should keep down lower or pro
vide larger yards or courts than the
first. The result is tragic either from
private or from a public point of view.
Such areas are in process of being
smothered by their own growth.
Standard Set.
The tenement house law of New York
has set minimum standards of yards and
court and maximum heights of build
lngs. The commission says referring
to this experience: "All agree that the
Tenement House Law accomplished a
most desirable reform in the interests
both of owners and tenants. . . .
Light and air conditions have been
standardized and property values
stabilized by insuring that each owner
shall make a reasonable contribution
to the light and air of the block.
There is a final consideration on this
point to which we should give atten
tion. Many builders have thought to
get the maximum rental by building
up their lot area to. its full capacity.
They figured that the more rooms or
apartments they could get on the land
space the greater would be their rent.
But such, of course, is not the case.
The chief elements In fixing rent are
light, air and access. The same ele
ments are necessary to attract rent-,
ers at any price. Now every ona
knows what happens when a house
with dark and tin ventilated rooms:
comes into competition with a house
constructed with regard for sunlight
and air. The latter is filled at higher
rents: the former is largely vacant and
hard to fill at any price. 1 have here
the financial statement of tho houses
owned by the Washington Sanitary Im
provement Company. During the psistl
five years the annual loss of rent has
never exceeded 2.29 per cent and was
generally less than 2 per cent and ona
year only .89 per cent. As against such
a record how many apartment house
with dark rooms were showing from
20 per cent to 40 per cent loss of rent.
I have here the Soniers Rule for com
puting land values showing tho pcrJ
centage of unit value for lots 1 to 100
feet deep. I find that the first 75 feet
has 8S per cent of the total value; the
first 80 has nearly 91 per cent of tho
whole value of the lot. Other rules in'
use give practically the same resulu
Consequently to sacrifice the rear quar
ter of the lot for yard is to sacrifice
only 12 per cent of the lot value; to
sacrifice the rear 20 feet is to give up
only 9 per cent. Now it must be per-
fectly obvious to anyone that it is bet
ter to have the vacant space outside of
the house than inside of it; especially
when the vacant spac outside can ba
such a trifling percentage of the lot
value and at the same time make the
space within the house much more
readily rentable at a higher rate. 16
would seem to be bad business to puC
a roof over the entire lot; and have 25,
per cent vacant and the rest at a low
rent, when one might have put the roof
over 75 per cent of the lot and com
mand higher rents and lose not to ex.
ceed 2.29 per cent or tne annual rent,
ft is much more profitable to have the
vacant space outside of the houao tUaa
inside of it
Desire for City Natural.
A word in conclusion. There Is mi
natural desire for a great city, but a,
great city can be prevented from be
ing a great evil only by a progressive
housing coe. If a great city is simply
to be a series of human warehouses we
do not want a great c(ty. The purpose
of a housing code is to conserve the
health of the citizens and to conserve
real estate values. Those who urge a,
housing code will be told: Don't ask;
for all you want at first: We are not ask
ing for garden cities; we are not ask in if
for anything to make life worth living1
but only for those things that make it
less terrible to the multitude. Jacob
Rils once said, "You have no more right
to kill a man with a house than you
have to kill him with an axe." The
place where a man or woman dwells
is of vital Importance to the character
of that man or woman. Some cities
have been content to grow congested
with the sanitary conveniences of a
camp of barbarians. Fortunately, Port
land with her wonderful water supply
has no excuse for lack of sanitary ap
pliances for the removal of filth, but
Portland more than most cities in
America has need for great facllitiea
for sunlight and air In her dwellings.
That houses should be built which fail
to provide these things is a standing
menace to the public health. The
rights of the community dem.-i.nd a.
housing code. And in the long run the
rights of the community and the rights
of the private property owners wllj
be found ta b neatly identical.