The results, both material and in terms of intangible benefits, which the program has produced, are described by the accountant for the association as follows:

From 80 percent on relief we are now 35 percent WPA. The comeback of many is very startling. One who used to drive the co-op truck now drives the highschool bus (his own) at $180 per month. One has qualified to go onto a $10,000 rehabilitation test farm. We know he will make his payments. Some are working out as carpenters; some in concrete work; one makes cabinets; some do plumbing; and all are better trained and skilled as a result of their self-help schooling. * * *

The self-help can train men to get better jobs and to become partially skilled so that they are in demand, but we have lost money every time we have tried to "make jobs" for our men. We don't seem to have the capital necessary to provide work for any amount of people. * * *

It is strange to see how the self-help movement has leavened the lump. The well-to-do man can't see a WPA self-helper have a cesspool and bath when he has not even a modern kitchen sink. There has been as much contagion in this as in chicken pox. * * *

In conclusion let me just say that our taxes are all paid, we are in our own home, we know that as long as we do our best we won't be turned out because of our loan, and our wife and children have a home if we drop off. We can borrow a little in a pinch, we have our winter's coal and quite a store of food, plenty of hay for the milk cow, and good self-help neighbors. I just wonder if we're not the happiest people in the world today.'

Crestwood Community, Madison, Wis.

Crestwood is the name of the housing development sponsored by the Wisconsin Cooperative Housing Association, Madison, Wis.

The original group that planned the housing project consisted of persons employed in the various State offices. Through their organization, the Wisconsin State Employees' Association, the first steps were taken in 1936. Later, that association gave way to the housing association proper. Although State employees still form the majority of the members, there are also in membership not only Federal employees and members of the State university faculty, but also a few local business men. The incomes in the group range from about $1,600 to as high as $4,500 per year.

Actual construction of the houses did not begin until 1938. In the interval a tract of 75 acres of land (space for 200 houses) was acquired in a convenient suburb and plans were drawn up for a large-scale development with houses of similar architecture, the whole to be owned by the association and leased to the individual members according to accepted cooperative standards.

Long negotiations with the Federal Housing Authority, from which it was desired to obtain loan insurance, resulted in the association's having to change its original plan and to provide for individual

7 Letter of November 12, 1940, from Eugene Olsen, Iona, Idaho.

ownership of both lots and houses. This long delay also entailed considerable loss to the association, in preparation and scrapping of plans and in decrease of members as they lost patience and interest. Finally the project plans, covering 20 houses, were approved by FHA, and construction of the first house began in August 1938.

COMMUNITY LAY-OUT

By taking over the entire tract the association was able to plan in advance the lay-out of a whole community. In this work the association was fortunate in having the assistance of a member with long experience in land utilization. Under his guidance, the plotting of the tract was carried out after a topographical survey had been made to enable use of all the natural features to the best advantage.

The whole tract (about half a mile long and a quarter of a mile wide) forms a natural amphitheater, with the land sloping up, first gently, then more steeply, to the south, west, and north. The elevation at the highest point is about 1,000 feet above sea level, representing a rise of about 100 feet from the lowest point of the "bowl." The accompanying diagram (fig. 6) shows the lay-out of the tract. The wavy lines indicate the rising levels. The top of the slope is thickly wooded (hence the name "Crestwood") and it is planned to leave this as community land for everyone to enjoy.

A broad avenue, named for the president of the association, curves through the tract at the edge of the central bowl, and from this avenue dead-end streets run toward the woods, providing quiet as well as safety from traffic. The wooded slope affords shelter from the north winds and shade in the afternoon. The slight pitch of the streets (which have center drainage) helps to keep the streets free from rain and snow. As indicated on the diagram, a narrow strip of community land also runs down between each two cul-de-sacs. This land will be utilized as play space for the children or for such other common purposes as the members determine. Altogether, about 20 percent of the entire tract is left as community land, title to this area being held by the association.

In the lowest part of the bowl, near the center, lies an area with rich alluvial soil, which is to be devoted to home gardens. Each member is free to utilize a section of this area and many did so the past summer.

In the garden area the association also maintains a tree and shrub nursery with over 6,000 plants, buying these when very small and raising them until they reach usable size.

High up on the slope to the east was an old stone quarry. The association gave the University of Wisconsin the privilege of using

the stone therefrom for one of its projects, specifying only that all the stone should be removed and the area cleared out. The space that is left now forms a bowl of considerable size which the recreation committee hopes to make into an outdoor community theater.

The development is situated on the outskirts of the city, 5 miles from the capitol. It is served by a bus line, and members can reach the city in 10 to 15 minutes' ride. There is a school at the edge of the settlement (see fig. 6), and an addition is being built to this, to accommodate the additional children. A shopping center, providing varied services, is situated about three-fourths of a mile distant.

FINANCING OF COMMUNITY SERVICES

When the association purchased the tract, electricity was available, but there was no water supply and the city sewer system ended a mile away. Both water and sewer, therefore, had to be furnished by the organization. For the former, bonds totaling $7,000 were issued and the proceeds were used to drill an artesian well, high up on the slope, and to build a neat station to house the pumping machinery.

The association was incorporated for $100,000 of stock, half common and half preferred, at $50 per share. The non-interest-bearing common stock, of which each member must have 3 shares, was intended as payment for the land.

The proceeds from the preferred stock were used to finance the installation of the sewer system and each member was required to purchase a minimum of 6 shares.

The association then organized a sanitary district to sponsor the installation of the sewer, turned over to it the sum of $11,000 collected in preferred stock, and received in turn 30-year assessment bonds paying 5-percent interest. The money was used to build a mile-long installation connecting with the Metropolitan Sewer District trunk sewer and to lay sewers in the streets of the subdivision. This connection will be controlled by the association for 30 years, during which period, if other subdivisions wish to use the sewer, a portion of the original cost must be assumed by them to retire the bonds held by the Cooperative Housing Association.

The surfacing of the streets was done by the township, but the previous leveling of the streets and the razing of the farm buildings originally on the place was done by the association and cost about $2,500.

When the association has completed development of all the 200 houses that can be accommodated on the land, it will have received more than $100,000 for its stock and land. The difference between actual outlay and this figure represents the association's "potential net earnings," which may be distributed to the members in the pro

portion that their outlay has borne to the total or may be used for further community development, as the members decide.

COST TO INDIVIDUAL MEMBER

In order to insure that all the members shall be "active," the bylaws specify that no person shall be admitted unless he "executes and files with the association a written statement that he intends to participate in the cooperative housing program of the association and to make his residence in the community * * * as soon as reasonably practicable and feasible."

Each person accepted is required to subscribe for three shares of common stock at $50 per share (covering cost of land). These shares may be paid for in installments, but if so a promissory note or other evidence of indebtedness must be given, the voting privilege being extended after at least $50 is paid in.

Having been admitted to participation, the member is entitled to select a lot. Selection of lots is by "priority of the dates of stock subscription." The lots average 60 by 120 feet. The basic price per lot is $450, but the more desirable locations run higher. In fixing the price, certain "desirability" factors (seclusion, view, and environment) were taken into consideration, each factor carrying an extra charge of $50. For the less desirable lots, the $450 covers the total cost of lot and stock; for the most desirable lots the cost runs as high as $600, and one lot, high on the hill road, is priced at $700. The average of the lots already purchased is about $500. This represents a considerable saving from the current local prices for fully serviced real estate, and it is possible that the price may eventually be still further reduced by refunds, after the entire development is completed and all costs are computed.

When the member has completed payment for his stock, plus any "desirability factors," he receives title to his land. He then is ready to negotiate for a dwelling. From this point onward, he acts for himself. The construction of his house is his responsibility, except that he may utilize one of the association's floor plans drawn for the association under the original scheme of collective ownership.

Before construction may be undertaken, the plan chosen must be submitted to an architectural committee, in order to insure that the style will not clash with that of the rest of the community. The total cost may not fall below $3,000, and none thus far have done so. The member must also furnish evidence of eligibility for FHA insurance or of his ability to finance construction without such insurance.

Some of the members have reduced costs by doing some of the work themselves. Thus, one member who is an electrician wired his own house. He and several of the other members have done their own painting.