In 2018 I posted up the two blogs linked below on the topic of Levittown, the postwar mass housing construction phenomena in the east of the United States.
https://www.7dayadventurer.com/2018/10/11/levittown-the-attainment-of-an-affordable-upwardly-mobile-home-and-lifestyle-for-some-part-i/
https://www.7dayadventurer.com/2018/10/13/levittown-the-attainment-of-an-affordable-socially-upwardly-mobile-home-and-lifestyle-for-some-part-ii/
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In the late 1940s Bill Levitt’s New York company started constructing a series of new housing estates in the Atlantic seaboard states, succeeding in building affordable houses in double-quick time and on a mega-scale. Not long after Levittown showed the way, a triad of developers in California started planning their own gigantic scale home building project in Lakewood, Los Angeles County, to reap the rewards. The three ’amigos’, Ben Weingart, S Mark Taper and Lou Boyar, formed the Lakewood Park Company (LPC) and bought close on 3,500 acres from the Montana Land Co (previously sugar beet and lima bean fields adjacent to the city of Long Beach)¹. With Weingart’s extensive connexions in LA financing circles, the LPC got backing to the tune of $8.8 million from the Prudential Insurance Co, and were cleverly able to exploit a legal anomaly, leveraging a stack of federal finance to pay the large part of the private project’s expenditure [Kevin Starr, Golden Dreams: California in an Age of Abundance, 1950-1963, (2011)].
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A frenetic work schedule
The LPC utilised the same approach to construction as the Levittown developers. Every aspect was coordinated, synchronised like clockwork, the 4,000-strong work force was divided into 30 separate teams each with their own specialised task. Rapidity of construction was achieved by adopting the production efficiency methods learnt during WWII, foundations were laid post-haste (15 minutes to dig the hole by machine and not much more to fill it with concrete). Output was phenomenal, they were building around 40 to 60 new houses a day² (even managing in a single day to reach a record tally 110!).
Selling the American Dream
When Lakewood Park’s subdivision of model homes—complete with a “Tile Pullman lavatory” and a built-in ‘Pulverizer’ garbage disposal unit in the kitchen—was opened up to the public, the sales office was inundated with aspiring home-owners all seeking their piece of the “Father Knows Best’ fantasy lifestyle. One salesman sold 107 of the homes in a single hour [‘A New Kind of City…Lakewood’, Los Angeles Almanac, www.laalmanac.com]. Many were “sold off the plan” at a time before that term was in vogue. The cost for a Lakewood ‘model’ mostly ranged from $7,500 to $9,500. Like Levittown, Lakewood Park particularly appealed to WWII veterans who under the GI Bill were guaranteed advantageous terms, no down payment and 4% interest over 30 years. Lakewood’s population exploded – what was a small unincorporated village in 1950 became a ‘city’ with in excess of 70,000 inhabitants by 1953.
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We’re all white thanks!: ‘Paradise’ homes for the white middle class
Again as with Levittown the ugly spectre of racism raised its head in the Fifties Lakewood Park ‘model’ lifestyle. One former sales manager for the LPC explained that his part of his role involved guided homogeneity, dissuading black (and Latino) families from buying into the estate on the grounds that the overwhelmingly white neighbours would object to their presence on the same block. This was part of a wider practice of “steering buyers into racially defined neighbourhoods” which persisted into the 1960s…the developers’ rationale being “that racially mixed communities (they believed) would not retain their resale value” [‘Suburban pioneers’, Lakewood City, www.lakewoodcity.org].
Like the Levittown prototype, Lakewood Park’s rapid-build assembly-line construction resulted in 17,500 houses springing up inside three years, a model planned community serviced by the construction of the Lakewood Center, at the time the largest shopping mall in the country (with parking for 10,000 vehicles)³ [‘Lakewood Community History’, LA County Library,, www.lacountylibrary.org]. Time magazine called to the largest housing development in the world, but some critics bemoaned the monotony of its grid-pattern streets and the houses’ sameness…it was however not quite Levittown Mach II, there were ‘subtle’ variations in landscaping and the use of slightly different home designs, the developers were careful to avoid Levittown’s error⁴ of having identical design homes next to each other in the same block [‘Lakewood California History’, Lakewood City, www.lakewoodcity.org].
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Developers with “laugh-lines around their pockets”
A Senate hearing in 1954 troubled by the development’s ramifications concluded that the bulk of the profits from Lakewood Park‘s land sales and retail development ended up in the pockets of the LPC syndicate…finding that Weingart, Boyar and Taper in fact risked very little of their own money on the venture (about $15,000 altogether) by being able to (legally) rely on the accessible federal financing. Against their meagre personal outlays, newspapers estimated that the triumvirate made nearly a cool $12 million each from the deal (‘Lakewood California History’).
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Footnote: The Lakewood Plan, “Contract City“
Lakewood became an incorporated city in 1954—following a divisive community campaign and an attempt by larger neighbour Long Beach to absorb it—but of a unique kind. Foundation attorney John Todd and the developers opted to contract out the new city’s essential municipal services to LA County (police force, fire brigade, sanitation services, etc), an innovation (Lakewoodisation’) later copied widely in California and in other states (‘A New Kind of City…Lakewood’). The stated reason for going the “minimal city” route was financial efficiencies, but Gary Miller argues that self-advantage was the real purpose, allowing the wealthy to “insulate (their properties) from the burden of supporting public services…(thus) zoning out service-demanding low-income and renting populations”, “fueling white flight from Los Angeles” [quoted in Mike Davis, City of Quartz: Excavating the Future in Los Angeles, 1990]
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¹ the farming enterprise was known as the “Montana Ranch”…ironically, the land Weingart, Boyar and Taper bought included village housing estates which under Montana Land’s restrictive races covenant they as Jews would be barred from living in [‘The Lakewood Plan: Homeownership, Taxes, and Diversity in Postwar Suburbia’, Ryan Reft, Kcet, 16-Jan-2015, www.kcet.org]
² a house completed every 7½ minutes!
³ enticing the retail department giant the May Company as the mall’s flagship store
⁴ which had led to Levittown residents when returning home at night mistaking other houses for theirs’