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PLANNING COMMISSION TURNS CITY
OVER TO BUILDERS OF TENEMENTS Proposed Regulations Give No Protection to Individual Home Owners Limited Building Heights and Restricted Trade Zones Approved New YorktTs will have an opportunity j durinr the next month to nhow to wnut extent they take Interest In the develop ment of their city nlonic tinea which will tend to make It greater nnd better than ever. The tentative suggestions of the Committee on llulldlng Districts and He frictions havt been Incorporated In great maps which are now on public view In several parts of the city where all may see them ami after examining them may make suggestions which wilt help the commission to Improve on Its work. Though tht commission Is exhib iting these maps ns the fruit of two years labor, It lias not yet adopted even a tentative plan for districting, though It has formulated it plan for limiting heights and areas to bo covered. It will, however, most likely adopt as Ita filan tht Idea mapped out for xonlng the city unlets thoso whoc Interests nre affected can offor suggestion1! which will cause the commission to change Its views. Thus far the plan of the eommls. slon has met with unlvtrsal approval ex cept as to areas In which the building nf detached villa type homes I' to be fos tered, Aa the plan now stands only a few small Isolated districts now covered by restrictions against any other typt of building are marked for future occu pancy by the kind of homes that aro tak ing thousands of people away from the congested sections every year. In other words, practically all of Ntw York city, even the remote parts ut still largely vacant boroughs. Is m.trked with such light restrictions that flats and tene ments can be erected In any part. Tile ltlverdale etctlon In The Hronx,, Jamaica Estate In Queens and one or' two other small nrcaa h.tvo restrictions put on them which make the erection of a commercial structure Impossible, limit the building height to onco the width of tho fronting street, and permit building over only 30 por cent, of the lot. That means that only 1,200 square feet of a plot 40x100 ran be uccupltd. In other words, only a detached house would be profitable on such it site. Though the commission admits there are many thousands of acres of land not yet built upon In the city, land which Is not near built or contemplated transit Summer Homes Like This Aire Near Brightwaters lines. It has failed to set aside any of thl land for detached home develop ment. New Yorkers who desire to have , such homes free from the fear of apart ment Intrusion must go outside the de limits, for under the other restriction of the commission tenements can be built In any taction. The failure of the commission to provide for high cltfs private dwelling tic.tihborh.oo Is ! con sidered the weak point of the plan. Some crltlci have declared that in fall ing to take account of this feature of the city's growth the commission has played Into the hands nf tenement house builders, backed up by the mortgage lending Institutions. No part of the city, except those few small areas where farseolng devclopum have especially re stricted against llntu, will be sale from the depressing Influences of tenement building, If the commission's plan goes through. The commission Is ready to let tene ment builders oerrun the city and de strov the few lemalhtng fine dwelling districts and to 1(111 forever any attempt to make the outlying sections private home communities, unless strong opposi tion nrises. In precntlng Its suggestions for zon lnsr, limiting height and building fireas the commission stated that Its two years of study of locul conditions had con vinced It that the present almost un restricted power to build to any height, over any portion of the lot, for any de slted use and In any part of the city htm reulted in Injury to real estate and business Intereita and to the health, safety and general welfare of the city. Light, air and access, the chief factor". In fixing rentable values, have been Im paired by high buildings, by failure to provide adequate courtH and yards, by tho proximity of Inappropriate or nui sance buildings und uses. A certain decree of order and uniformity In build ing development Is desirable, from the point of view nf public safety and welfare, and is essential to the safety and prosperity of the real estate In-1 terests. I "F.very city," the report continues, "oeromen divided Into more or le.ss j clearly aennoa districts or mrrerent oc cupation, use and tjpo of building con struction. We have tho central olllco and financial district, loft dlntrlcts, waterfront nnd Industrial districts, re Is II business districts, npaitment house and hotel districts, tenement house, dis tricts, private dwelling district. Gener ally speaking a building Is appropriately located when It Is In u section sur rounded by buildings of similar type and use. Htmng social and economic forces work toward u natural segrega tion of buildings according to typo and use. In general the maximum laud val ues and the maximum rentali are ob tained where this segregation Und uni formity are most complete, A chief purpose of dlHtrlctlng regulations Is to strengthen nnd supplement tho natural trend toward segregation. "In spite of the natural trend toward segregation building development In many parts of the city In haphixard. The natural trend toward degregatlnn and uniformity Is not strong enough to prevent the sporadic Invasion of a dis trict by harmful or Inappropriate build ings Or uses. Otjee n district has been iiuis invaaea rents and property values destine and It Is difficult to ever re- claim the district to Ita more appro-1 prlate use. Individual property owners ure helpless to prevent tho depredation I of their property. A chief purpose -of t districting regulations Is) to do for the j individual owners what they cannot d for themselves set up uniform restric tions that will protect each agalnet his neighbor and thus redound to the bene fit of all. "While In New York city economic forces tend to the segregation of Indus tries of the heavier type along the water and rail terminals and to the segrega tion of certain light Industries near the wholesale, retail, hotel nnd passenger terminal centre of Manhattan, thero are other kinds of light Industry that seem to be free from any segregating force nnd locata Indiscriminately throughout the city. They aro found scattered throughout the business nnd residential tactions, especially tho residential sec tions from which their labor supply la recruited. They tend to reduce values nnd rents In the districts they Invade. There Is no greater menace to th nt trnctlveness and vnluo of residential sec tions than that of tho vpornillc factory. "Land value Is usually based on pres. ent or futuro use for some one or more specific purposes. A chief purposo of districting regulations Is to conscrvo land values by prohibiting tho Inappro priate or nuisance uses that are Inimical to the one or more uses that aro con trolling In fixing land values In a par ticular section. If values -n a particu lar section are based on residence un they will certainly be Impaired by the Intrusion of the sporadic faetory. "In a residential neighborhood tho ex clusion of business from all but certain designated business streets will Improve values both on tho business and on the residential strocts. Store, and other business building scattered among the reildences not only depreciate the value of residence property but also tend to lessen tho value of business property on the natural business streets. Tho con centration of all the neighborhood busi ness buildings on- the business streets make the transaction of business more convenient and profitable and thus tends to Increase rents and land values on such streets. The segregation of tlwe1- limes un the exclusively residential streets adds to the convenience, quiet. J attractiveness and amenities of home life and thus tends to Increase rents and laud valuen on such streets "Heritable value in mi aiven block or urea are. also largely dependent "l a vermin meiisure of uniformity In its de velopment res regard height, yards and open spaces. Henubli. values would in general b enhanced If the ptoperty owners could enter Into .in agreement uniformly restllcting the height of build lugs and llxlng the in.nhmim urea of courts and yards The size of courts and ynrds Is in most cases of n much benefit U a man's neighbor ns to him self. Ih therefore apptnpi inte that each nhotild contribute In suh.-tantl.il equality to t'ie common stock of IlKht and air. Tluie can be no seiurlt or stability of values If each Individual owner Is at liberty to build to any height and over any proportion of hi lot with out regard to his appropriate and ioh-ou-able contribution to tho light und air of the block "All tliU has been coni'lulvely demon strated by riHtly experience in the re cent history of tho olllce and loft build ing sectlmiK of Manhattan. Whole area-s have been built up piecemeal with tower ing buildings havlnglnndoiuatecouri:s anil yards without much thought of ultimate consequence. Such ulcus are in procem of being s lumbered by their growth, The streets are inadequate to handle the trnlllc Induced by the multiplication of floor area to be served nnd the building constructed wlehout reference to the width of the streets, yards and courts on which tney abut shut out llfht and air essential to teutal ( n a bayln that will permit of a faJr return on the Invest ment. "The economic desirability of limited height and minimum court and yard provisions has been clearly established by apartment houso instruction under the tenement house taw, Had elmllar regulations been applied to the offlco and loft buildings great economic loss would have been prevented. All agreo that the tenement house law accom plished a most desirable reform In the Interest both of owners and tenants In establishing rrgulntlnns as to height, I area oovered, yaids nnd courts. In ex clusively residential blocks In certain of the more Intensively developed sections light und air conditions have been stand ardized and property values stabilized by Insuring that each owner shall make a reasonable contribution to the light und air of the block. "Only by a complete districting plan can the mutually advantageous principle contained In the tenement house law he applied to all kinds of buildings In all pnrts of the city. There must first be a partial segregation of buildings accord ing to use and second a gradation of height, court and yard provisions, par ticularly as affecting residential build ings, In accordance with the present and prospective Intensity of usu In tho vari ous sections of the city, "Tenants move ajwoy from the icon sestet centres In order to secure better fight and air. Hut If after u few years the bright sunny buildings to which thev have .moved becomes surrounded ty bullia similar In height, yard and court provisions to the building In the congested centre In which they were formerly located, the desirability of the new location for this class of tenant! tlln.appen.ra nnd rentable values are likely to be seriously Impaired. A proper districting plan will Insure that wliercvnr probablo intensity of demand will permit, a certain measure of the Im proved light nnd air conditions that have attracted tenants to the new .location shall be permanently retained. In establishing light and air provisions the district plan will not usually go as far and will In no cue go further than the purely economic standard . Indicated by the mutual advantage of property ownera nnd tenants and tho conscnsatlon of property values. "A districting plan should look to the futuro nnd take Into consideration the types of development appropriate for the Increasing Intensity of use required by a growing city. Improved transit facilities will be developed, the commuting centres for some sixty miles around will doubt lers contlnuo to grow In Increasing ratio, new industrial nnd business centres will Krnw up, but the great bulk of the popu lation will continue to be housed within a five cent fare nnd a thirty to forty minute ride of tho central business dis trict In Manhattan. 'The demand for housing Is naturally greatest In the most favornble locations. Were It not for the ability to multiply housing area by placing one dwelling on top of another rcntH would bo prohibitive In these favored locations for practically nil thoso who now occupy apartments or tints. It Is natural that the Intensity of tin ilemnnd for housing should vary In the dlKorent parts of n given city, the general tendency being, starting with the hlgheit Intensity of demand near the centre, for this demand to fall rapidly tu ward the periphery of the city. As the city grows the Intensity of demand In Ita various parts will usually Increase. To avoid the continuous reconstruction of existing buildings nnd the evil and mis Ills often it-suiting from the conversion of old buildings to new uses. It Is un desirable to base a districting plan on the typo of construction appropriate to tl.u present moment Intensity of use. As the city Is growing that fact should be at Pine Are" Popular liken Into consideration and tpe of ' ontrui Hon authorized appropriate for any Inteiisltv of n.p that will pionably be demanded and Mlally Justifiable within twentv-He or illty years. A city that Is not hull t with refireme lo prob able future gum th must lie rebuilt time nnd again nt enormous expens,j. "An ideal dlsti Ictlng plan would d!s rcga il existing condition, tequlre tho renin nl o!' lniiiioiu late buildlnys and usei, nr'ng bail, d.-pre.ssed districts to tholr more appropriate sactlflce the vusteil lights of the Individual owner fur ll"' imi'iowment and bcautltlcatlon of tile district and clt t Is ic.tdl to i.irr fob ni'MSF.v iu'bpoie. Ttl It Succev-ful Business Man i.n the one v.liu meets his appoint ments on Time. YIHI CAN SIT AT YOUR UU lMN DliSK UNTIL the last moment and WALK, not run, to the train, and Ret there on time it' ou occupy oitkes in the Havemeyer Building Popularly Known As 26 Cortlandt Street While It Occupies Entire Block on Church St. from Cortlandt to Dey Sts., with Entrances on the 3 Sts. At the threshold of this build in", is a station of the 6th nnd "th Avenue Elevated, Hudson Tunnel, Subway, Surface Cars, Kerries, and More Subways Coming. We Offer at Very Low Rental Several Desirable Suites and Single Offices IliKhest Standard Service. Six Rapid Passenger Elevators. Don't fail to inspect the building before you sign a lease elsewhere. W. B. Duncan, Agent, Offlrn on the 1'remlsei. Konm 107, TKl.Kl'IIO.NK Milt COKT. Houses lot k Summer CAPE COD. MASS. nallitnn Beseh Hunsalows by the ocean aurf; choice location. Moderata renta aoaaon, U. W. BALI, ttl U-wsf, N. T. An Ideally Office I In a Modern I I High Cists I IV Building. M THE SUN, SUNDAY, apparent that much could properly be dona In thlt way If some method were provided for coropenaatlnr the Individual owners for actual Injury suffered. Prob ably a method of locally eseslng bene fits and damarea could be worked out Huch a method would aeetn quite ap propriate, for example, If it were a queatlon of preserving the beauty of a publlo park or boulevard, or aecurlnc the removal of an exlatlnr factory or store. On the other hand oertam regulations can be established which will be to the mutual advantage of all property own era and of sreat general publlo benefit. No question of compensation for Individ ual Injury can arise, as existing values are conserved and improved. "Of coarse under the police power rea sonable and appropriate regulations de manded In the Interest of publlo health, safety and general welfare may be en forced without compensating the Individ ual owner for Incidental Injury or ex pense Involved. Tho extent to which this power may be used for illetrlctlnn purposes has not as yet been authori tatively adjudicated In this State. The proposed districting- plan has therefore been limited to such features as It seemed must certainly appeal to the courts as being well within the reason able scope of the police power. "Tentative maps have been prepared showing residential districts and busi ness districts for the boroughs of Man hattan. Brooklyn. The D'onx, Queens and Wdhmond. In a 'residential dis trict' enly buildings with their usual .iccessorlei designed for the following specified uses may be coirstructcd : Resi dential, hotels, private clubt. religious, educational, curative and philanthropic buildings and Institutions. "In a 'business district' a list of specl- fled Industries and uses of a clearly ob jectionable character are exciuaoa, ns are nro all other ut that are noxious or offensive by reason of the emission of noise, odor, dust or gas. The larger type of factory Is excluded from the buslnes districts by limiting the floor space that may be occupied for factory uses In any one building In a business dlMrlct 1o 2S per cent, of the total floor space of the building, but floor space equal to twice the ground floor area of the building may In any case be so used. The proposed regulations npply only to future buildings In uses, and do not Interfere with any existing structure or occupancy, "The remaining portions of the city not Included In the residential or busi ness districts are left unrestricted as to uie. These Include large areas chiefly along the waterfront anil railroads where, an industrial ue emier exisis or is anticipated, and also certain large areas In the undeveloped sections where either a residential or Industrial use may prove the more appropriate, depending largely on future port and termlnat develop ments. "In residential neighborhood the plan has been to presene the side streets, wherever feasible, for strictly residen tial ue. The avenues along the ends nf the block nnd main thoroughfares have usually ben Included In the busrf- I new districts. The business use on the avenue is permitted to extend 100 I feet back alomc the residential side mrects In the letts developed sections It line often seemed feasible to Indicate only every second or third nvenue for business use and thue bectire a larger nnd more attractive and self-contained residential area. "The districting plan divide the rlty Ijito residence districts, business dis tricts und unrewtrlcted areas Further subdivision could doubtless bo made with advantage In pnrtieular cases. The ui that are Inappropriate on a local retail b'ilnrss street depend somewhat on (he character of the adjacent residential population. The ue that are Inappro priate In a light manufacturing district are not necessarily the same as In the WESTCMB4TEB UK A I. ESTATE FOB SALE. Country Life Exposition Headquarters for West chester and Leng Island Real Estate. No one wishing to buy or rent n the country can afford to miss it. See our full sized model house. Exhibits of and information as to everything pertaining to country life. ROBERT E. FARLEY, piilhiiiknt Grand Central Terminal New York City Specie) Eleralor en Suburb Ramp Lovely New House H rooms and bath, on high, wocded plot, 5 minutes walk from station, hotel and golf course; restricted community in Westchester Hills, J5 min utes Grand Central. Bargain at S8.500. No dealers. Ad dress OWNER. Room 629, 30 East 42d Street. NEW YORK REAL ESTATE FOR NAUS. ThU Bargain for $2,800 at Laks Mahopac. rermaMst Water Itlsbla and Boat .Muorlnf Within Commuting DUtancs. rhstsgrsphs sf Eitsrfor aad Vlenr f PrstMrt bj Mall. lavs Mahspae Buasalow Colour, 10 W. M ., N. Y. 'I'hoao smMsd. &MiLVKaLH aH'SsHHLLI FEBRUARY 6, 1916. New Home of the Friars on West 45 th Street 1 t BHBBiK3WMiiitiiii'ii'i 'jmm!m rhoto by While. cae of a heavy manufacturing district. "Five classes of height districts arc provided, limiting the height of the building at the street line to a varying multiple of the street width. These mul tiples vary from two and n half times the street width In the office and finan cial section of Mmluttun to one time the street width In the more undevel oped sections of Urooklyn, The Hronx, Queens nnd H'.chmonrt, "The only district it which n height of two and a half times the street width Is proposed Is In th ottlce and financial section In lower Manhattan. A width of two time the street width Is nllnwed for the remaining portions of the more In tensively developel commercial and In dustrial section In a broad belt through LONO l!.ANf) REAL ESTATE Ft) It SAI.H Put In Many thoughtful, farsighted investors, whom fate has finan cially favored, have wisely provided a comfortable home for them elves and the dear ones A HOME ever safe against the acrobatic contortions of the "Ticker." WISE MEN THESE! Your wife wants YOU to do likewise. It will take a smaller portion of your profits to buy a home now than later. YOU KNOW THE REASON Here is a dream of a bungalow finished like a high class apartment. Why not look it over with your wife? Its completeness and charming environment will please you. Perhaps you prefer to build in any event don't fail to see beautiful BRIGHTWATERS LONG ISLAND. Its pretty homes and ideal home sites will in terest you. SEA LAKES and PINES. Booklet 4 Mailed Upon Request. T. B. Ackerson Go. 1 W. 34th Street, N. Y. riloprr of (.htilc Troper Itr urnl llutlilrr of Houne uf Merit." WKSTCIIK.STKH lti:(l. KSTATK FOB rt.VI.K. PELHAM MANORTERRACE PELHAM MANOR, N. Y. AlllHTOCIIATH' ATTUAC'TIVr. Af CKHHIIII.r. 1.1 mil. from rjcl St ft mlli from li'ltll St. ItlllllT AT Till: NKW IIAVKN It. It. HTATION'. Any part r the property reachnl In A minute1.' walk. Situ ated on hlifh. iMstutlfull) wiMHled .Tuund nvrrloukliiK I'elh.nn Hay Park, the lumiAt and nuiM natural pink In New York I'lty, un willed IVIham Manor Terrain frmit', for tnree ukmimiimi nvi. Imft Inland Httiind, illeu Hand and Xen ork Alhletlc Chili. Traiera Inland, lut a abort illatanre auy. Bathing, Fishing, Sailing and Cotf Links. Marsdam ktriit, cement walka. electric llgliM, Mtwertt. &r. $500 down and the balance like rent, huK n large pint or Krnnnu un! an nriiauc miHiern hmne nf all nr mwii rinimt. tiled bath and all Improvement; ell worth the prlie nf tft.MHI. Vritv for booklet and our plan of home nwnertdilp. Pelham Manor Terrace 40 Weal 3Jd rit. IJept.T. Tel osifl Mnd.Sij, A Country Home League Community. LEU BUCG, Director. Our Record of Success Insures the Value of Your Equity. 1 MUST SELL THIS LARCHMONT HOUSE. Beautiful stone and stucco residence, almost new, 6 bed rooms, 3 baths, large living hall, with open fireplace, large plot, with shade and fruit trees, near trolley, railroad station and Sound. Some cash, the balance on mortgage. OWNER, Box No. 143 Sun Offica. the centre of the Islmd from the lower oftlcc and financial section to Fifty-ninth street. An cxteptlon U m.ide for n por tion of the Fifth avenue section, when, limits of one nnd n quarter and one and a half times the sttcet width are pro posed. "Tintinent and apartment houses throughout the city nre now limited to it height of one and a half times the street width. The proposeil plan takes the one and a half times rule of the tenement house law and aimlle It to substantial' I all the remaining portions of thu city that arc Intensively built up nt present or that will be brought within about thirty minutes by the new rapid tiunslt system to the central office and com mercial district of llnnhutlnn LONG ISLAND ItKAI. ESTATE OK SALE a Part of Your Profits a Home DM Tlt.MK:n AIWIITMI.ms TO l.r.T. mm II. ii' ii!! lliu iu M.- iiruailna) h, St BELNORD THE AI'AHTMIA'T iKirsi: co.Mri.KTi: When looliltnr foraiKiri. Iilinti ill tlm rlty ulita reinrniluT romfnrt limit". Ilirt In the Helimnl ou K'et all the romfnrt of ft private house, in. rludliiK vt ry larcn riMinn, Immeiwi rliiM't p,tiv un. fAiTlletl transit f.irilltles, iipi-rutr MTtire hi an tlnit nnd rentals im. Msll)le to duplicate. 1 In 11 Booms. '.' In 4 llalhs. Rental r.'.luu in ;,nno. Wood, W. H. Dolson Co., Agts. Hani si, rnr. ir. Tel, Sr!iulcr IWhi rilVNKI'THTT ItKAI. IInTATI; l lllt S.Vl.K Greenwich, Conn. for Sale in the. Delle Haven Section , Attractive 14-room house with d baths, stable, tennis court, k'.in tifiil shade and fruit trees. Almost . acres of land on a IiirIi knoll. 'I he price is particularly interest- PEASE & ELLIMAN 340 Madison Avenue CtHllitn Ireiit, riinne .Murrio lllll i!'?( BACK UP THE MAYOR IN ECONOMY FIGHT Uoal Kstnto Interests Support PI ii n to Cut Tnx Rate. lteal eiitntp Interests are fflvlnff Mayor Mltchel hoarty support In his ef forts to obtain legislation that will re (luce the budget for 1917 by 2S,276,000, or by 31,6 points In the tax rate, ac cording to lit. ilKures. All real estate men are not quite as optimistic as the 1 Mayor as to the number of points the tax rate will be lowered If the pro gramme he has outlined Is adopted, but they are willing to back him to the ut most, for they see In his plan for homo ruin and moro equable distribution of special taxes the only hopo for taking; some of the burden off the shoulders of local property owners. The Mayor's plan for legislative relief for 1917 Includes tho following; recom mendations. First, no direct Ktale tax, whereby 113,975,000 will be saved, or a tax reduction of 17.5 points. It Is understood that the Itcpubllcan leaders nt Albany feel that the direct Htate tax cm be nvoldcd this year; nerond, home rule over county expenditures, with minor consolidations, whereby 12,000,000 will be saved, 1.5 points: third, State to bear tho cost of vocational training lit New York city, ns elsewhere, a sav in of J 1,000.000, or 1.25 points; fourth, I'ubllc .Service Commission's regulator? expense to b carried by tho State, as in the Hecotnl district, a saving of 1600, 000 or .7.1 point: fifth, the State to glvo the city Its share of new roods, ns provided by the Constitution, a sav Iiik of 12.000.000, or .5 points; sixth, the city to get tnx levied on transfer of stocks In New York city, the State to be reimbursed by amendment to tho Inheritance tax law, a saving of 14, 000.000, or f. points; seventh, the Stats to slvo the city 65 per cent, of automo bile taxes collected from New York city vehicles, a ravins of 1700,000, or .875 point: I'lghUi, tho State to divide the new excise tax, ns In the past, 11,000, oim), or 1.25 points. In nddltion to these changes tho Mayor lias asked the legislature to pass a bill Minllttr to the Cromwell law of last ear, whereby the Board of Estimate will be given control over the salaries and employees In every one of the city de partments, lie also rcQttests that power be given to the Hoard of Ultimate, over salaries nnd employees of the Public f-'ervlce Commission. Additional bills which will be drafted by the Mayor are those which provide for a central board of purchase, a collection of water bills, to be undertaken by tho Finance De partment ; tho control of salaries and employees of the Board of Water Sup ply : repeal of section 48 of ttie franchise tax law, whereby rents which are due to the city from publlo service corpora tions re now offset as taxes In the assessments of thee corporations; a further enlargement of tho powers of the Cnmmlhsloner of Accounts, so as to make this oHIc- a bureau for thorough Investigation and comprehensive reports on all phases of city government, and XKW :BWK MKALESTATB roBBAU;. j KWJEBEY HE.U, .ESTATE FOB S.KLX $2,250 on Easy Terms and first mortgage of 83,ooo uuys this New Moorish Homme it Mln on D., U AC W. It. U. Kx. tits. ( hurdle. Morea, . Country Club, Oo'f GROUXDS After tht I $34.04 Monthly ' S2JSO ls Paid A line .well built, livable bou'e nf to rooms and 2 bathi, IMmr room .11 ft Ion- intiTtor. liesmed cellln-t and walli panelled In hard xoikI. Huge open n el-fa i 'eiileneei. man roiiv run Information ami Appointment lo tiee Houir from Telephone 1521 Cortlandt. RAYMOND F. BARNES, 170 Broad) f n . e i Deautirui Country Estate For Sale hitiulMtnii trfwt of ton A (ft Iruiitac, iHSTr-i nt )tumon, N J Tin pnmort U ihr rountry jiUro uf Mrv William with I'MrtiMVi writer Vt rinuin rum un inniii rt"i itentv, KUiltlo, KHrrtoniT'a cot t it lit? ami tinttnilUttuKM, all In tAtvllt'iU cuiullUon. An Ideal tu- for ft country borne, ttr may Im fcutnllx Uit and aold In M,piiatf lutN. A Rrrat up Hrtnutiy at low price. rry Ueaonabtf Tvnni. EASE & ELLIMAN 340 Madison Avenue I'hniie Mlirra) lllll IfSOO CRAGMERE In the Ramapos the must auerriisful. ncUlitxirly and elul). like home roiniiinnlty ever established: HO fanillliw of rrapoiislblo New York buaineaa men now ll.lmr there. The affair nf the community are run liv the I'rarfinere AsstH'lattun. roiiirolliHl li'y the reldi nis. The rinnmiinlty Inter, tuts are litis serrlAa, klndernarten. library, Sunday m'Iuvh, sl i k pond, ellc rluii, k-arluiii' and its'! ninxal eervlcu. Haul. tary tUlry, einerm.' y Ultrhen. AxeraKo nf homw Iimi than a.l.OOrt. AitT.tice inline plot over tintbalf aero. Itisini U't ."ill mure famlllm. SeMTal hnmm ready for Immediate or. iiipaiii j'. Further partlculaM Irom COHNTItY IIO.MK I.KAUCE, I.EO 1111(1(1, Director (Dept. III. IU W. adl. I'hiins Mad. Hq. 9S0. Clur I mini of aurreM Intu'et V, tne am in your rqu' IMIINI I'.TliN Now .Ipptpy's most liciutil'iil n,-ltentl.',l cpntrr: Improvptl iroiiertlt" fur half, favflraWo torms. Aililrpss Owner, l-'lrst National Dauk of 1'rliicetou. I inalty a provision for a smaller B.im of Education. " The Advisory Council of llenl kji. Interests has, In addition to the nb.n matters, recommended that consideration be given to the condemnation nf that may be owned by New York titv In counties outildo tho confines of the five boroughs, as well as their taxation when acquired ADVOCATES LEASING LONG ISLAND TRACKS Engineer Says City Would Gain by Extending: Transit Lines. The report of Alfred Craven, chief (t. glnetr of the Public Service Commission relative to the operation of rapid trsniii trains over the Iong Island Ttatlroad tracks from Corona to the dty Hn Little Neck, and to College, Point nl Whltestone. recommend the sccertsre, of the railroad company's proposition provided an additional fare Is chirnl from all points beyond College Point anl Broadway, Flushing. The report shows that the only expend, ture required upon the part ot the clt will bo 8410,000, the cost of making th. connection between the elevated lire a' Corona and the Long Island llatlroi' tracks. It further shows that If the city were to build Its own lint to Whltenou'. and Little Neck the expenditure ircmM amount to 87,750,000, resulting In , deficit of $412,250 In 191 from a c.tv built line, as compared to a deficit M only $28,000 from operation over the leased lines. Tht. report shows that If rapid trait t results In Incteaslng the prent ms valuation of the Third ward, which ! now $71,000,000, only 11 per cent p annum, tho Increased tnxes nnuM t? almost enough to wipe out the dtflelt th first year of operation on a five cent fat basis, while If an additional fare t charged beyond College Point an,' Broadway, Flushing, the lncrc.u ;i taxes the first yinr would amount m more than five times the deficit for operation. That the report Is drawn on the rroi'. conservative lines may he Judged fron the fact that It only estimates an kv . age Increase In trafllc In the Third ward of 1SH per cent, per annum, althoun It calls attention to the fart that traffic on the Broadway branch of thu suhwar north of Dyckman treet Increased 1M per ctnt. In Ave years, or an average 20 per cent, per annum, nnd the trffl on the West Farms branch Inere.Ttd ;o per cent. In ten years, or 17 per cent p annum. Chairman Oscar S Str ap pointed Honry V. Hodge. Ymmls!oner Daniel L. Turner, deputy engineer ef subway construction, T'.ivis 11 Whi. riey. tho new Commsionr, nd 1.i. Tin T. Hnrkness, assistant counsel, n men. hers of a committee to confer with tl transit committee of the Honrd of K' mate, the Long Island Italtroad i''..n pony and the operating rompanha to agTee upon terms for th- operation n rapid transit trains over the leaded 1 1 In accordance with the engineer's repo"' Aetual Water Frostate. Private Peek. Hlsh and Htaitir. 100 F E 100x200 FEET. I'avf Intrmt nrs, ancc, and Watrr Hi:" t, i i rs.'.lM 'i'vt lrlnH errriiM H ' nni'vitTMKNT. srATi: or n tn titiMdera. tnveiturs and pr "p eeeKeri. A larce number e( . '.r.tnttvood, Jlorsemerr. I.,- n n r jnd Teaiiecli, x,w jeis a' t former omnert.' jirlcea. Ai.i u e lr of two.famlli' housie lllhtp. CII(tMe ami fUs.i .n fa ir"' n alut oiis.ImU o( Uimf Alt or the above properties nr nye.eent Mru son una 'Otl.m ' i iltea nf Manhittun. These .r e ' be nlit nulekly in close the b i'r eorporatlens new bni: 'n itanltlnc rpartment pe i, to contractor nnd bull.lera I " enn, n eonaldsnible ninpher ,f further particular addrs llei V f-peclal Deputy Supt et links Hardline Department 1 llr . York ritv BBAL F..NT.VIT, Kill tl.l. FAltM KOU .JAI.K In rSouili s ii I ahlra; nn Ideal plate tor numei" nlao One rhunce fur bunsta.t laks; iuantltea irrowlnjc tliuher it '' fruit; bulhllnas in oo,i rqui r ' with or without flock and too s r rordlmly. Addrea P. 11. Mil t r !' ' line, N. 11. J200 CASH BUYS Kln Poultry farm onslstlnx if !'' houae, etc.; near biricw town, short d etr from atation itnd harbor, bit.uii ns monthly payment D, J'Ol'MltV rtl'A SIS W. 3lli yt Overlooking the Sound llouae, ft room itnd b.th. e c "i'11 Improvement, aotver, tt.iter nit e eldetvalka, etc.; 30 minuter 'o v l"1 30o cajth. Isthinrn eo terms u ' I), fs.EI'lirc.Nr'ON, i3 W J1"l OI.I) faahloned buniniloe, r-r i 10x100; water, elecltliliy. ete ne repAlra; 1100 eah, biilnnre ef title fuaronteed. II1JAI) b-n office. REAL EHTATR WANTF.n. A. A. Owner nf W.ter Fron's f ' Factory Sites, WHtehouscs. ttt r t ' or leaae, ciniuntintca'e ut'b t'OnillN, 5pacl.i!ll, 10 n Tel t:i Ilectoi Want Property on Lease Robert Levers, 376 Lenox Ave. ' e l!o Ck- i. t. WANT to dispose of proptrtt fi' Inir about 10 to t: million yards ' i " nnd ron.l materi.tl exc 'tent sb r' cllltlea. property 'omi cl'V ( tier ," tletnandH mv nttenttnn 'll' r '' alon. Addresa II. J 81'1'AltT r ' Ht Flint. Mich.