difference between $100 and $240 per family per year. At present these people pay higher rents than an average of $100, and the public or charities supply some clothes and food, or at least care for these people in time of sickness. Private initiative does not supply decent housing at what these people can pay. Poor living conditions make them a charge upon the community.

While many cities have a death rate of less than 15 per 1000, the death rate in slums, where they are known, are usually 30 to 35 or more, per 1000. Proper housing for these people would save 15 or more lives per year for every thousand people removed from slum conditions. The value of a human life is estimated at $1,500 or more, according to age. ("The Value of Pure Water", G. C. Whipple). In the city under consideration, we could save 1500 lives per year, with a total value of $2,250,000.

Irving Fisher estimates that the cost of preventable sickness in the United States is $550,000,000 per year, or $5.50 per capita. Assuming that preventable sickness in the slums is not greater than in the rest of the city, and that it is due mostly to bad housing conditions, this would show a saving of $550,000 per year. The account then stands as follows:

Carrying charges on adequate housing of 100,000 people, $4,800,000. Rent which these people can pay,

Thus we see that it would cost no more to do away with the slum than it does to put up with it. At the same time, we could save many lives each year, and bring great happiness into the existence of those

unfortunates who are now forced to live in the slums. In addition, the cost of our courts, penal institutions, orphanages and asylums would be greatly reduced. The community would be the gainer in every way.

SUMMARY

By way of recapitulation we observe that the causes of blighted districts are lack of the foresight which produces comprehensive planning, lack of the stability of zoning, lack of conscientious effort to correct existing blight by social, hygienic and financial measures.

cures we propose are:

The

I. Intelligent and comprehensive city plans,* with emphasis from this point of view on:

I.

2.

3.

4.

An adequate street system which secures a minimum of congestion and a happy adaptation of block forms to their uses.

The provision of sufficient and properly disposed public open spaces for the health, recreation and general well being of the people.

The efficient and seasonable development of public utilities.

Deliberate planning for those amenities of unity or beauty in our cities, which tend to stabilize property values, which secure health, and which add to the joy of living.

II. Zoning regulations which stabilize development and prevent exploitation by limiting the use, height and area of buildings, in accordance with a comprehensive plan.

III. Social, Hygienic and Financial measures which include well enforced housing regulations and carefully executed housing projects, which may, as a last resort, take the form of municipal housing.

*Zoning is mentioned separately for emphasis. See page 160.

While the law in this country does not yet provide for adequate protection of the city plan, all the physical construction of a public nature necessary to cure or prevent blighted districts can be, and have been, carried out under the taxing power and the power of eminent domain. Zoning and restrictive housing legislation are applications of the police power. Municipal housing has yet to find a legal basis for operation in America; but this depends upon the popular understanding of what is a "public use". When the public becomes conscious of its obligation to care for the unfortunate portion of the population in a way that will make for positive health rather than to give inadequate relief after the harm has been done, the legal methods for doing the work will come naturally.

A proper coördination of these elements of city planning, zoning and housing, with adequate plans for financing constructive work, is necessary. This program must be wisely administered in the interest of the broadest social welfare. We are confident that the above principles operate in the right direction toward relieving future development of the mildew of social and economic stagnation which has hindered urban achievement throughout the centuries.

CURRENT PROGRESS

Conducted by GEORGE B. FORD, Chairman

LAWRENCE VEILLER

HAROLD S. BUTTENHEIM

ACTIVITIES OF THE KESSLER PLAN ASSOCIATION
OF DALLAS, TEXAS

W

'E in Dallas are very much interested at this time in two problems, namely, selling the Kessler Program to the people of Greater Dallas and working out a plan for financing the entire Program. In selling the Program to the people we are issuing literature, holding meetings all over Dallas, getting column after column of publicity in the papers, as well as getting in behind certain definite features of the Program as for instance, Pearl Street widening, Orange Street widening and so on.

While Mr. Kessler was originally employed by the city, some of his best work was done while employed by the different civic organizations. Also many accomplishments that have been brought about under the Kessler Program-Pacific Avenue track removal, the establishment of the Union Station, the development of Turtle Creek Boulevard and much of our street widening-have come through the promptings and coöperation of citizen organizations.

The illustrations on the next two pages show the improvements effected by the Pacific Avenue track removal. In the first picture a long oil train headed East is pulling through what Mr. Kessler planned as one of our finest retail streets. The "after" pictures show the street as built up less than two years after it was reopened for traffic. This improvement, thought by many to be impossible, was carried through by a citizens' committee, and the funds (over $500,000) were raised by voluntary subscriptions.

One of the chief methods for selling the Program will be through a textbook on Civics to be used in the seventh grade of our public schools. Dr. J. F. Kimball, for ten years Superintendent of the Dallas public schools and who is one of the best posted school men in America and who made a wonderful record in building. up the Dallas schools, is giving his time in the preparation of this textbook. His services are coming absolutely free to the Kessler Plan Association and to the city of Dallas.

The School Board has already agreed to use the textbook; the school teachers are looking forward enthusiastically to its use, and we feel that through this textbook which will be a Dallas Civics, that the boys and girls of today who are to be the men and women of tomorrow will get the vision of a Greater Dallas and will be the ones who will put over the entire Kessler Program.

We now realize that if something of this kind had been done at the time Mr. Kessler's report was adopted in 1910 and if the boys and girls at the age of 12, 13,