THE WEST END NEIGHBORHOOD ANALYSIS AND COMMUNITY PLAN
[STLCityMO]
Segregation by Design: A Historical Analysis of the Impact of Planning and Policy in St. Louis
Washington University in St. Louis
Harris-Stowe State University
Sam Fox School of Design & Visual Arts
Department of Social & Behavorial Sciences
College of Architecture and Graduate School of Architecture
College of Arts & Sciences
Catalina Freixas. RA, LEED AP (BD+C) Assistant Professor in Architecture
Mark Abbott. ph.D Professor of History
Acknowledgements: The course Segregation by Design is supported by The Divided City: An Urban Humanities Initiative funded by the Mellon Foundation. The gatherings Freixas and Abbott hosted were funded through the Office of the Provost’s Bring Your Own Idea program. The book is funded by the WashU Ferguson Academic Seed Fund through the Offices of the Chancellor and Provost and WashU Libraries, as well as a Sam Fox School Creative Activity Research Grant. West End Mentors: - Kevin B. McKinney Executive Director, SLACO (St. Louis Association of Community Organizations) - Duane Thompson Project Manager, St. Louis Design Alliance Personal Acknowledgements: - Charles Brown, Lecturer, Washington University in St. Louis - Mark Dowdy, Resident of The West End Neighborhood - Dorothy Sneed, Resident of The West End Neighborhood
Publication Credits: - Craig Davila, Sociology 2016, Harris-Stowe State University - Montez Miles, Urban Affairs 2016, Harris-Stowe State University - Kaety Prentice, Architecture + Urban Design 2018, Washington University in St. Louis - Shelbey Sill, Architecture + Landscape Architecture 2017, Washington University in St. Louis
WEST END COMMUNITY PLAN
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[CONTENTS] Project Description - Introduction - Selection of Target Community - Plan Overview
Causation - Historical Overview of the Community from 1764 to Present - Timeline - Narrative - Overview and Factors of Segregation in The West End
Consequences - Systematic Observations - Key Stakeholder Interviews - Archival Data - Literature Review
Mitigation - Long-Term Vision and Goals for Mitigating Segregation - Implementation Tactics - Conclusion
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DeHodiamont House, est. 1878
Segregation by Design
PROJECT DESCRIPTION
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The West End
INTRODUCTION
The West End, is a west St. Louis neighborhood bound by Page to the north, Delmar to the south, City Limits to the west, and Union and Belt via Maple to the east. When the team visited the neighborhood in September 2016, the community seemed to be growing but hesitant. There were not many people out on the street, and those that we met and talked to seemed to find it strange that Washington University students were walking the neighborhood. The neighbors were also afraid of any interaction with the university. Additionally, we were struck by the range in condition of the housing stock. Vacant and abandoned buildings were located in all parts of the neighborhood and not just concentrated in one or two locations. It is easy to feel disjointed when you can find yourself just as easily situated next to a historic mansion, a newly refurbished single-family home, or an abandoned building. Our visit showed a thriving neighborhood, but the lack of city services such as sidewalk repairs, adequate lighting, and trees among others reflect a poor streetscape to the outside metropolitan community. However, our visit to the neighborhood showed a place that is proud of their community despite the difficulties that exist there. In our visit, we noticed that there are many parks within the neighborhood: Russell Park, Amherst Park, Gwen Giles Park, Parkland Park, and Ruth Porter Mall Park. The neighborhood also offers two schools: Soldan International Studies High School and Kipp Victory Academy Middle School. Yet the lack of a neighborhood center or main commercial area was evident on our first visit. Other services The West End offers are an array of restaurants and entertainment mainly concentrated in Delmar Loop with easy access to public transportation from the MetroLink and soon The Loop Trolley. Overall, we believe The West End is a wonderful place to live, but in speaking with residents we noticed three areas of potential improvement: Image, Service, and Safety. In terms of image, many have a false perception of what North St. Louis neighborhoods are like. The West End is an example of a neighborhood with character and a great architectural heritage that can benefit from attention to the value of its buildings and community. Another area of improvement is the lack of basic services, a necessary component for the growth of the neighborhood. The last area, but maybe the most important area to work on, is safety, and perceptions of safety, which are a necessary component for the growth of the neighborhood.
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SELECTION OF TARGET COMMUNITY
Upon choosing a neighborhood for my group project many things were considered; close proximity to my current residence, the demographics of the neighborhood, and familiarity, among others. From the initial start of the class I knew this class would consume most of my attention, and I was correct. The West End neighborhood is very close to where I live right now. I drive through this neighborhood everyday, and I am extremely familiar with this area. If I was to be apart of a program that is to give back and help a community in distress, why not somewhere where I am comfortable and can relate to current politics, rules and regulations. Not only does this help the neighborhood, but I feel good about myself helping my community. Looking at the children and elderly that currently live in this neighborhood, it is a great feeling knowing that in the near future there are organizations that will care about the quality of the lives of the neighbors and their well-being.
We have continuously heard about the “Delmar Divide.” However, past research and seminars taken at Washington University have never really actually been on Delmar Blvd.but instead farther north in the county. Although this course might only allow me to just touch the tip of the relationship between north neighborhoods and south neighborhoods right along Delmar, The West End would be a great starting point. The West End’s proximity to both Washington University and the Delmar Loop also make The West End an interesting place to study. How did this neighborhood come to be? How has the University influence impacted the area, if at all? How will the Trolley and other new construction impact the neighborhood? Another thought, West End is right at the city’s limits. Could the neighborhood’s history been different if it was under county governance? These are just a few questions that have come to mind and truly get me interested in this neighborhood.
- Montez Miles
- Shelbey Sill
I am interested in The West End because it is an often forgotten, but geographically close neighbor to Washington University. Additionally, I am interested in the fact that The West End lies on the Northern edge of the Delmar divide. While some Washington University students live a couple blocks north of Delmar, in The Loop area, the demographics shift significantly the farther north you go in The West End.
At first, I initially didn’t choose The West End but East St. Louis. But I knew of The West End from a previous class and found it be similar to my home neighborhood in New Jersey. In the end, I am glad I chose The West End because I almost feel like I was working to improve my own community.
Additionally, when visiting the neighborhood the neglect of the community becomes apparent - not a lot of public transportation access, huge blocks that make walking difficult, among other factors. Based on the demographics shared by Professor Abbott and Freixias the community seems to have complex dynamics that I would like to have the opportunity to delve into more. - Kaety Prentice
- Craig Davila
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The West End
PLAN OVERVIEW
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3
2 1
3
5
3
0
Open up Etzel Community Improvement District 1
Grocery Store
2
Police Sub-Station
3
Support for Existing Schools
4
Land Trust Option 1
5
Land Trust Option 2 Single to Multi-Family Housing
0
.0075
.15
.15
.3
.45
.3
.45
.6 miles
.6 miles
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The West End is a neighborhood with a strong historical heritage located North of Delmar Blvd. The community plan looks forward to The West End’s future by strongly understanding it’s past to fully address issues comprehensively. Time was spent looking at the history of the neighborhood and the causes and consequences of segregation in this community as the first step in the research conducted. Systematic observations were made, including an architectural map, landscape and transportation conditions, as well as key stakeholder interviews, archival data, and a literature review to determine what constituted minorities for this community. The work culminated in a community plan that addresses what is believed to be the three main areas of growth for The West End: Image, Safety, and Services.
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St. Louis Single Unit Value Per Block
Segregation by Design
CAUSATION
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The West End
HISTORICAL OVERVIEW OF THE COMMUNITY FROM 1764 to PRESENT Timeline 1876 St. Louis City votes to separate from St. Louis County 1860s The last family who holds ownership in the 378 Survey was Hamilton Rowan Gamble, a state attorney general, a member of the Missouri Supreme Court, and soon after the Missouri Governor in 1861
Cabanne is designated under the survey Papin Tract of Survey 378
1850
1825
1806 Jean Pierre Cabanne moves to St. Louis from France, becoming a wealthy fur trader
1800
1775
1764
1770 Spanish takes control of St.Louis
1875
1796 West St. Louis is divided into three Spanish land surveys
600-1400 Cahokia Mounds are built
St.Louis is incorporated as a United States City 1823
Pierre Laclede and Auguste Chouteau found St.Louis 1764
Lewis and Clark Expedition departs St.Louis 1804
Louisiana Purchase 1803
Cabanne’s land is subdivided between his son Lucian and James Clemens 1850s
West End Narrow Guage steam railroad is developed for West End to Florissant 1878 James Spillman along with Mary E. and James C. Page anticipate in the booming era of the railroad throughout St. Louis platting part of the 378 Survey 1871
Segregation By Design
1896 Plessy vs. Ferguson determines “Separate but Equal” 1900s West End is known for it’s large and fashionable mansions 1904 Proximity to the World’s Fair makes West End a great focal point for visitors, allowing for the area to be further developed in preparation, including the luxurious Hamilton Hotel
1940s West End shifts to diverse but a predominantly white, working class neighborhood. Large houses are divided into smaller units compromising maintenance and causing further deterioration 1948 Shelley vs. Kraemer rules against the enforcement of racial covenants 1954 West End Community Conference is organized by both black and white neighbors to combat blight
1980s Desegregation School Programs begin, only lasting until about 2011
1990 Historic buildings on Cabanne Place are registered as Federal Historic Landmarks Between 1990 and 2000, West End population decreases by 27% Many large abandoned apartment houses show signs of deterioration
1955 The Herriots are the first black family to move into the neighborhood 1966 Hodiamont Street Car is abandoned
1994 Metrolink is built
Ruth Porter, community activist, moves to St. Louis and join the West End Community Conference
2000s Between 2000 and 2010, West End population increases 2.11% The deteriorated houses are demolished and new single family homes are built on Cabanne and nearby streets
Zoning Ordinance by Harland Bartholomew,“to preserve the more desirable residential neighborhoods” Redlining - West End Receives a “B” 1919 Beautiful estates and luxury apartments attract many professionals to the area, adding to the economic and racial diversity 1910s-1930s Earliest recorded of Restrictive Covenant 1910 The West End subdivisions emerge with the rapid growth of the neighborhood into an evermore wealthy and fashionable estate Late 1800s Academy of the Visitation opens, which then moves in 1962 to Westwood 1892
Renewal efforts begin, however more demolition and less rehabilitation materializes 1965 Enright Classical Junior Academy is open between 1963 and the 1990s. Like the others, this school closed and has been renovated into the luxurious Theresa Lofts The City declares the 693 acre area to be blighted and eligible for $30,000,000 in urban renewal funds 1963 1960 census: 75% non-white and increasing to 96% with the majority of low income status Redlining - West End receives a “C” Segregation is declared Unconstitutional 1960s Demolition of the Mill Creek Valley The West End developes into an integrated community drawing many affluent and well respected African American leaders 1950s
Today the west end neighborhood is growing into an ever more diverse community but it still faces some struggles as a community.
2000
1975
1950
1925
1900
1905 Smith Academy and Manual Training School is built for Washington University
2016
1890 Steam railway is electrified and operated by the St. Louis and Suburban Railway
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After 25 years, the West End Regional Hospital Closes 2015 Clark Elementary (1908-2010) and Cook Elementary (1964-2010) close 2010 The Loop Trolley Transportation Development District forms to fund, promote, plan, design, construct, improve, maintain and operate a fixed-track trolley car system 2008 After running for over a century, Emerson Elementary closes (1901-2004) Cook Elementary (1964-2004), named after Reverend James Cook, executive director of Pine Street YMCA, closes as well 2004
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The West End
HISTORICAL OVERVIEW OF THE COMMUNITY FROM 1764 to PRESENT Narrative From French Settlement to the World’s Fair (1764 to 1904)
Lousiana Purchase Map
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The West End neighborhood stands in what once was land settled by the French after the founding of the town of St. Louis in 1764. Ironically, St. Louis and its environs were actually French for only a very short period of time. As an outcome of the French and Indian War (1754 to 1763), Spain technically governed the territory west of the Mississippi between 1762 and shortly after 1800. Napolean forced the Spanish to give western Louisiana to France only to resell it to Americans in 1803 as part of the Louisiana Purchase. With the United States acquiring Louisiana, Americans flocked into St. Louis and the area around it. Papin, Cabanne, Hodiamont, Page, and Spillman were some of the early landholders in the area whose names are memorialized on the streets of the neighborhood. Although the land was still primarily rural as of 1876, it was incorporated to the City of St. Louis as part of the city-county split. For the remainder of the 19th century, The West End remained essentially rural in character with a handful of country mansions. .
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The West End
HISTORICAL OVERVIEW OF THE COMMUNITY FROM 1764 to PRESENT Narrative From the World’s Fair to the end of World War II (1904 to 1945)
Historic Photo of Hamilton Hotel
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Like much of St. Louis, The West End experienced a rapid build out between 1904 and World War I. Seemingly, a community of farms and country estates turned into a neighborhood with houses sitting side-by-side, apartment buildings, and corner stores all connected by sidewalks. More and more subdivisions were being carved out of the original Spanish surveys as the wealthy St. Louisians built fashionable estates. But it was the 1904 World’s Fair that really changed the community. Within walking distance to Forest Park and the Fair, many developers were attracted into the Cabanne neighborhood. The 1900s and the 1920s were a golden age for the neighborhood. The spacious two and a half story houses in the neighborhood attracted affluent professionals. Many prestigious institutions and churches made the neighborhood their home due to the proximity to the attractions. Luxury hotels and apartment buildings lined Delmar, which had become a bustling commercial district by them. While the Great Depression brought unspeakable pain to many St. Louis neighborhoods, life changed relatively little in Cabanne during the 1930s. When the United States entered into World War I, Cabanne was one of the most desirable neighborhoods in St. Louis. It was stable, affluent, and vibrant. .
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The West End
HISTORICAL OVERVIEW OF THE COMMUNITY FROM 1764 to PRESENT Narrative White Flight to Abandonment (1946 to 2000)
Historic Photo of Hodiamont Streetcar
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The end of World War II brought many changes to the community. The automobile made it possible for the more affluent residents to leave The West End for new suburbs that were flourishing in St. Louis County. The first wave of suburbanites moved west to places like Ladue and Huntleigh where they could have more land and larger homes furnished with all of the latest amenities. In The West End itself, the postwar housing crisis created economic pressure to turn many of the older, larger homes into apartments and boarding houses, causing many parts of Cabanne to lose their aura as prime real estate. However, what really changed The West End was an influx of African Americans into the neighborhood and White racism. Although African Americans were always present in The West End, the population grew increasingly after the war. As the great migration continued, the post war-housing crisis was even more acute for African Americans. There was simply not enough housing stock in existing African American neighborhoods to adequately house all of the new arrivals who needed it. The situation was exacerbated by St. Louis urban renewal projects in the 50s. One of these projects involved Mill Creek Valley, the largest African American neighborhood in St. Louis; where more than 20,000 residents were displaced. Many of which ended up in Pruitt-Igoe - infamous public housing project, east of Mill Creek Valley. However, the lifting of racial covenants with the Shelley v. Kraemer Supreme Court decision gave African Americans the ability to head west into neighborhoods such as The West End. Yet, the price of The West End homes was still quite substantial as late as the mid 50s therefore, only the most affluent African Americans could afford homes there. As a result, the first group to move into the neighborhood consisted of some of the most prosperous and well-known African Americans in the city. Another positive sign of the integration of African Americans into the neighborhood was the formation in 1955 of The West End Community Conference, a community interracial organization aimed at stabilizing the neighborhood and bringing about racial harmony. But by the end of the 50s, it was clear that The West End was going through a major demographic shift. According to the 1960 census, 75% of The West End population was African American. Federal housing policies, racist real estate practices, and awkward attempts at school integration had fostered a stampede of White flight. And with the 1968 Fair Housing Act, African Americans who had the means followed suite. During the 70s and 80s, the neighborhood declined even more. People, businesses, and institutions all fled the neighborhood leaving only those who could not afford it. By 2000, The West End had fewer than 6,500 residents and only 78% of its housing units were occupied, most of which were rental property owned and managed by suburban slumlords.
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The West End
HISTORICAL OVERVIEW OF THE COMMUNITY FROM 1764 to PRESENT Narrative Time of Rebirth (2000 to the Present)
Photo of MetroLink
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However, during the last decade, there have been signs of rebirth in The West End. As the population is starting to increase, there are pockets of new and renovated housing and there is new life on Delmar. In addition, several of the community-based groups seem to have been reactivated. But there are red flags as well. Some of the new developments have forced out older residents. There is tension between resident intentions. There are those who want gentrification and those who want to bring about equity. Moreover, the neighborhood continues to show sections of vacant land and abandoned buildings with above average crime rates in comparison with other city neighborhoods. The future of The West End may very well foreshadow the future of St. Louis.
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The West End
HISTORICAL OVERVIEW OF THE COMMUNITY FROM 1764 to PRESENT Narrative Conclusion
Historic Photo of Emerson Elementary School
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In recent years, The West End has seen some positive changes, and in great part is to the community itself that has come together and worked together. Community organizations such as the West End neighbors, the St. Louis Association of Community Organizations (SLACO), and the Skinker/Page/Union/ Delmar Neighborhood Organization (SPUD) have worked with the neighbors to bring about change in five main areas: housing, education, transportation, growth, and safety. In terms of housing, developers were brought into the neighborhood to improve the housing condition. RISE and Vatterott were among the organizations involved, coming from both the non-profit and forprofit side. Regarding education, the local schools Clark Elementary and Cook Elementary were both closed in 2010 leaving the neighborhood without a local public school. In response, KIPP Victory Academy opened in 2014. KIPP is a charter school dedicated to seeing all families in St. Louis have access to a world class network of public schools that will prepare children with the academic skills and character traits necessary to thrive in college and in life. This strategy is also a part of larger St. Louis plans to retain population. At one time, the Hodiamont Trolley was a frequently used form of transportation in the area, but as the neighborhood deteriorated, the trolley was closed. Today, The Loop Trolley is about to be inaugurated this spring, and with it there is hope that the neighborhood will be one more time connected to the rest of the metropolitan area through public transportation. The overall aim is not only for the trolley to connect neighborhoods to St. Louis, but also for St. Louis to the be connected to area neighborhoods. The revitalization along Delmar is already a catalyst for growth and an attraction to the area. As The West End transforms into an area of choice, through the opening of restaurants and shops, the area becomes a pedestrian friendly area. Then, the perception of safety increases with additional foot and car traffic. With time, it is expected that with it the real levels of crime will improve as well. The West End has a long history within the context of St. Louis. Although in recent years it has faced white flight, socio-economic disparity, deterioration, and vacancy, The West End holds promise for the future with its residents actively steering the neighborhood in a positive direction.
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The West End
OVERVIEW AND FACTORS OF SEGREGATION IN THE WEST END
Depiction of race in St. Louis, 2010. Red represents white residents, Blue represents black. (Source: Flickr/Eric Fischer)
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Although The West End is heading toward a more diverse neighborhood it is still effected by the perception of the Delmar Divide. According to St Louis City’s 2010 Census Tract, the racial composition is 84.9% Black and 8.1% White with a total population of 6,574. This lack of diversity can also be contributed to socio-economic inequality, high crime, as well as the redlining practices that took place starting in the 1930s. Urban renewal practices created many vacancies in the neighborhood from the 50s up to the new millennia.
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Vacant House on Bartmer Ave.
Segregation by Design
CONSEQUENCES
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The West End
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in
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Pk
wy
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Systematic Observations Neighborhood Site Evaluation
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Pa
No
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ge
Bl
vd
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Belt A ve.
Maple A ve.
V V+ VS B Sh F FH BS MB LP
Quality of Home V V+ V- Quality of Vegetation S Siding B Brick Sh Shingle Roof Delmar Blvd. Quality of Home SH F Flat Roof DH FH Fire Hydrant V V+ V- Quality of Vegetation NTS P BS Bus Stop S Siding L MB Mailbox B Brick C LP Light Post Sh Shingle Roof SS SH Single Quality of Home F Flat Roof BenchHouse FS DH Double House Quality of Vegetation FH Fire Hydrant Driveway FR P Porch BS Bus Stop Siding L Light Parking Lot MB Mailbox Brick C Commerical LP Light Post Shingle Roof SS Street Sign Flat Roof Bench FS For Sale Fire Hydrant Driveway FR For Rent Bus Stop Parking Lot Mailbox Stop Sign Light Post
Single House Double House Porch Light Commerical Street Sign For Sale For Rent Stop Sign Place of Worship
SH DH P L C SS FS FR
Segregation By Design
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The West End
SYSTEMATIC OBSERVATIONS Commercial Strip Delmar Blvd. People United For Christ Church
Des Peres Ave.
Church
Delmar MetroLink Station Railway Station
Sunshine Academy Daycare Center
Hodiamont Ave.
St. Louis Artworks Community Center
BK Dental Office Medical Office
Delmar Blvd. between Des Peres Ave. and Hamilton Ave. Vacant Building
The Trolley Station
Delmar Blvd. between Hamilton Ave. and Goodfellow Blvd.
Under Construct
tion
Segregation By Design
The Family Dollar Retail
The Office - Restaurant and Lounge Medical Office
Apartments, NVME, Fresenius Kidney Care Housing and Commercial
Vacant
31
Beauty Expo
Vacant
Retail
Hamilton Ave.
Goodfellow Blvd.
Beauty Times Retail
Korean American Journal Hair City Retail
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The West End
SYSTEMATIC OBSERVATIONS Commercial Strip Delmar Blvd. Goodfellow Blvd.
People’s Health Centers Medical Office
BP Gas Station
Delmar Blvd. between Goodfellow Blvd. and Clara Ave. Clara Ave.
Delmar Blvd. between Clara Ave. and Belt Ave.
Parking
S
G
Segregation By Design
Social Security Administration
Government Agency
BJK People’s Children’s Health Center
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The Clara: Apartments, Offices and Retail. Mixed Use (Housing & Retail)
Healthcare
Vacant
St. Lukes Plaza Apt. Housing
Clara Ave.
Vacant (formerly St. Louis Connect Care) Hospital
Belt Ave.
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The West End
ARCHIVAL DATA Demographics Information
Percentage of African Americans 0-40% Percent of Population 40-60% Percent of Population 60-100% Percent of Population
0
.15
.3
.45
.6 miles
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Population Total: 11,107
Under 20
African American 29.2%
20-24
82.9% Caucasian
8.7%
Male 46.3%
12.8%
25-34
Hispanic 13.5%
Gender
1.9%
35-44
Native American 11.6%
Female
0.1%
45-64
Multiracial
53.7%
24.3% 65+
2.6% Unspecified
12.7%
0.7%
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The West End
ARCHIVAL DATA Demographics Information
Median Household Income $32,821 $32,822-$44,688 $44,689-$57,368 $57,369-$77,978
0
.15
.3
.45
.6 miles
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Household Size
One Person
Single Female
Single Male
Family (2+
Other
Only
(+Family)
(+Family)
People)
Non-Family
39.1%
31.8%
6.2%
15.2%
7.7%
Property
Household Income 50.7%
Total: 6,551 units, 4,801 occupied Rent 68.1% 23.9% Own 13.6%
31.9%
9.5% 2.3%
Rent Costs $500-$1,000 per month. Residents paying within this range
<$25k
$25-50k
$50-75k
$75-150k
>$150k
is < St. Louis and St. Louis Metro.
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The West End
ARCHIVAL DATA Demographics Information
Self Reported at in “Fair” or “Poor” Health 17.02%-19.65% 19.66%-23.5% 23.55%-or more
0
.15
.3
.45
.6 miles
Segregation by Design
Mode of Transportation
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Commute Time
Bike
27.9%
28.9%
0.9% Car 20.3%
71.0% Public Transportation 18.8% Taxi 0.0%
11.8% 7.6%
Walk 3.4%
5.8% Work from Home 3.5%
Under 10 min.
10-19 min.
20-29 min.
30-44 min.
45-60 min.
Over 60 min.
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The West End
ARCHIVAL DATA Ward Versus Neighborhood Boundaries
WELLS GOODFELLOW WARD
22
HAMILTON HEIGHTS
WEST END WARD
26
ACADEMY VISITATION PARK
WARD
28
SKINKER-DEBALIVIERE
DEBALIVIERE PLACE
0
Neighborhood neighborhood Neighborhood
ward Ward Ward
0
.0075
.15
.15
.3
.3
.45
.45
.6 miles
.6 miles
Segregation By Design
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Ward Alderperson
Jeffrey L Boyd, Ward 22
Frank Williamson, Ward 26
Lyda Krewson, Ward 28
Wards v. Neighborhoods The diagram shows the neighborhood boundaries and how it intersects with Wards 22, 26, and 28.
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The West End
ARCHIVAL DATA Housing Typology
0
single-family multi-family
0
.0075
.15
.15
.3
.3
.45
.45
.6 miles
.6 miles
Segregation By Design
Single Family, Cates Ave.
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Multi-family, Maple Ave.
Housing Typology The map shows the distribution of the housing stoke with both single and multi-family typologies.
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The West End
ST. VINC ENTS
GREENWAY
ARCHIVAL DATA Transportation
Loop Tr olley
Delmar
Loop
0
0
metrolink stop
Metrolink Metrolink Stop Stop
Loop Proposed Stop Loop Trolley Trolley Proposed Stop
loop trolley proposed stop
Bus Bus Stop Stop
bus stop one way
One One Way Way
greenway bike path
Greenway Path Greenway Bike Bike Path
alley
Alley Alley
.0075
.15
.15
.3
.3
.45
.45
.6 miles
.6 miles
Segregation By Design
Delmar Bus Shelter
Delmar Bus Stop with Bench
45
Delmar Metro Stop
Transportation The map shows the various modes of transportation available in The West End and the streets that it serves.
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The West End
ARCHIVAL DATA Road Blockages
35
MP
H
School Speed Zone: 20MPH
PH
35
MP
H
X
X
X
X
Resident
X
School Speed Zone: 20MPH
ial Spee d Zone: 25 MPH
X
35M
X
X X
X 35MPH
School Speed Zone 20MPH
X X
35MPH
X
School Speed Zone 20MPH
Cul-de-Sac Cul-de-Sac
XX X XX XX X X
Cul-de-Sac Dead End Dead End Cul-de-Sac Cul-de-Sac cul-de-sac Dead End Block Road dead-Median end Block Road Dead End Pots Dead -Flower End -Median Block Roadroad -Flower Pots blocked -Median -medians and schoemehl pots Block Road -Flower Pots Stop BlockLight Road -Median Stop Light stop-Median light -Flower Pots -Flower Pots Stop Light Stop stopSign sign Stop Sign Light Stop Light alley Stop Sign Alley Alley Stop Stop Sign Sign Alley Alley Alley
0
0
.0075
.15
.15
.3
.3
.45
.45
.6 miles
.6 miles
Segregation By Design
Concrete Medians
47
Schoemehl Pots
Road Blockages The map shows the location and type of blockage within The West End boundaries.
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The West End
ARCHIVAL DATA Vacancy and Landscape Typology
L
L
L
AM PA HER RK ST
L
R
L
R
L L RL
L
L L L
L R
L L
L
L R L R
L L
L R
L L
LR
L
L
L R
R L
LR
LR
L L
L L R
L
L
L LR
LR
L
L
LR
L
L
L
PARKLAND PARK
LR
L L
GWEN B. GILLES PA
RK
L
L
L
L
LR
LR
L
L
L
L L R L R L
L
LR
LR L
L
LR
LR
L
L
R
LR
LR
L
L
L
L
LR LR
RUSSELL PARK
L
LR
L
L LR LR L R LR
LR
L LR
L L
L
L
LR
LR LR
L
LR LR
LR
LR
L L LR
LR LR L
L R
L
LR LR LR LR LR LR
L
L
LR
L
L
ST. VINC ENTS GR EENWAY
L LR
LR LR
LR
LR
LR
LR
L
LR LR
L L L LR
Vacant Buildings Driveway/Garage 0
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community Communitygarden Landfill Dumpster Garden
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Alley Park Alley Recycling Dumpster CommunityDumpster Landfill Garden CommunityDumpster Landfill Garden Alley Recycling Dumpster Alley Recycling Dumpster
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.0075
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.45
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Segregation By Design
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Amherst Park
St. Vincentâ&#x20AC;&#x2122;s Greenway
St. Vincentâ&#x20AC;&#x2122;s Rain Garden
Maple Community Garden
Vacancy and Landscape Typology The map shows the distribution of vacant land within The West End.
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The West End
ARCHIVAL DATA Parking, Alleyways, Trash and Recycling
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Driveway/Garage driveway/garage Driveway/Garage parking Parkinglot Lots alley
Parking Lots
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landfill dumpster Alley
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recycle dumpster
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Alley Landfill Dumpster
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Landfill Dumpster Recycling Dumpster
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Recycling Dumpster
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.0075
.15
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.3
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Segregation By Design
Delmar Store Parking Lot
Hodiamont â&#x20AC;&#x153;Alleyâ&#x20AC;?
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Vernon Ave. Side Garage
Parking and Alleyways The map shows the location of parking lots and alleyways within The West End.
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The West End
KEY STAKEHOLDER INTERVIEWS
Meeting: Date: Time: Interviewer(s): Attendees:
Brown School September 20th, 2016 07:00 PM Kaety Prentice, Architecture + Urban Design 2018, Washington University in St. Louis Charles Brown, Lecturer, Washington University in St. Louis, neighbor, Charles R. Brown Associates
“...I normally drive to work...On good days I run or I ride my bike, but I mean that’s just me; most people drive to go somewhere. There’s a park right down the end of the block near Hamilton and some of the neighborhood kids go there with their parents but it is still not well occupied. They just built this new park on the other side of Skinker Blvd. A very nice part of it is that it will serve a lot of refugee families that live in the apartments right there along Skinker...” “...Better communication and collaboration is needed internally in the neighborhood. West End neighbors, who are assisting with the work done for the trolley and some developments on Delmar, have a strong voice but they really don’t cross Goodfellow Blvd. So they do not really interact with where I am on the west side of Goodfellow. I think that there is a desire to be connected but there has to be a change from the “different areas” in The West End to think this is all The West End. I think we need a community identity that can be recognized by everyone. In architecture we call it defensible design. So we don’t need barriers and bars, what we need is good lighting, we need hubs and places where people want to go, like a dog park. Things that everyone in the neighborhood likes versus ‘this is just my home and I only stay on my block’...” “...Can success be related to walkable or liveable? Yeah I guess you can define [success] as a healthy community. Well, even that’s relative...there are some micro communities that I would think are very unhealthy to an overall community. As the loop is moving further east folks comfort level about walking along Delmar is increasing. I think you see a lot more non-Black people walking east of the Loop. I think that with the trolley coming, we’ll see more people walking because there will be more options than just cars. So that’s a positive thing...” “...it’s also important to harvest different kind of leadership and voices in the community, so it may not be someone that’s running for political office but maybe someone who’s interested in creating a walking club or interested in supporting gardens in pocket parks or the vacant properties...” “...architects don’t view gentrification as bad. Gentrification, when it is used as a redlining tool made to get certain races out of communities is wrong, but it can be a good tool to stabilize existing neighborhoods while also attracting new individuals. But that is very tough to do. I like the neighborhood I’m in because it’s emerging and I love that my property value will rise and I love that my neighbor’s property values will rise too. In predominantly African American communities in St. Louis, it may sound like i’m generalizing, but I’ve lived in St. Louis in a lot of places and it’s all like a snatch and grab. So I think over the decades it gets to a point where a lot of people don’t think that their voice matters in the end. So they do what they can, while they can and when it’s time to go they just go...”
Segregation By Design
Meeting: Date: Time: Interviewer(s):
Attendees:
53
Harris-Stowe State University October 6th, 2016 2:00 PM Craig Davila, Sociology 2016, Harris-Stowe State University Montez Miles, Urban Affairs 2016, Harris-Stowe State University Kaety Prentice, Architecture + Urban Design 2018, Washington University in St. Louis Shelbey Sill, Architecture + Landscape Architecture 2017, Washington University in St. Louis Kevin McKinney, Executive Director, St. Louis Association of Community Organizations
“...I started as the executive director of SLACO this past year. I am new to the city but getting to know St. Louis and particularly The West End. Prior to my position at SLACO I was an elected official for twelve years and Mayor in Jonesborough Tennessee for 8 years. Since 2003, I have been the owner of Housing 202 LTD and served as a consultant for faith-based and non-profit organizations in Missouri and nationwide...” “...SLACO is a non-profit organization that provides a series of services which include an afterschool program and summer camp for the children of the Etzel housing community. We are members of The West End Collaborative, which is made up of several Neighborhood Association and a couple of private groups. The work is mainly to coordinate efforts to revitalize The West End...” “...For The West End to change we need to get people involved. Politicians are limited and inevitably self-motivated. SLACO is currently working on a neighborhood plan so today leaders and change-makers are needed not followers...” “...The good news is that the people that live in The West End are beginning to get involved in making that change happen and holding the elected officials accountable. Yet, we need even more involvement from the neighbors...”
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The West End
KEY STAKEHOLDER INTERVIEWS
Meeting: Date: Time: Interviewer(s): Attendees:
Neighborhood Watch at Monsanto YMCA September 21th, 2016 7:30 PM Montez Miles, Urban Affairs 2016, Harris-Stowe State University Shelbey Sill, Architecture + Landscape Architecture 2017, Washington University in St. Louis Dorothy Sneed and The West End Neighborhood Watch Members
“...I have been in this neighborhood since 1968. I have lived in the Old Gardens area which is at Hodiamont and Page and now I am on Temple. I have been there since 1984...I worked for the postal service...so I was willing to work where I live...” “...What SLACO is doing right now is a tour of the architecture in The West End neighborhood and Tower Grove neighborhood...I took that tour and learned a lot of the history of the neighborhoods and I have been here since ’67...Even though I had a big problem with the properties over on Delmar and Belt, when I found out about their rich history it became my favorite place...Those buildings were built for the Worlds Fair, and now is my favorite spot...” “...Normally I drive, but I try to walk the neighborhood at least once a year...I like to walk around...not only I worked, when it was the 22nd Ward, I also worked with Alderman Kenneth Jones. So I got to walk this neighborhood just endlessly doing census, and I got to know a lot of people. Plus I just love my neighborhood...” “...[The neighborhood] has changed drastically...When I moved into the neighborhood we had a lot of older homeowners who cared about the neighborhood. But as the properties were passed on, to a family member, the younger generation didn’t take pride in the property so then we had the problem of vacancy and a lot of the vanishing houses. This led to the organized neighborhood watch...So we build and work with the police department to help deter crime...but it has changed a great deal since...” “...In terms of grocery stores we can walk to: I’m not a big Pete’s patronage, Pete’s store, but they will be closing, the one on Page. They are in the process, I’ve heard that they are going to close. I went in and the lottery was gone, so I said “are you closing?” And she said that’s what I heard. That will be gone and that’s the largest grocery store that’s walking distance...”
Segregation By Design
Meeting: Date: Time: Interviewer(s):
Attendees:
55
SLACO November 4th, 2016 6:00 PM Kaety Prentice, Architecture + Urban Design 2018, Washington University in St. Louis Shelbey Sill, Architecture + Landscape Architecture 2017, Washington University in St. Louis Mark Dowdy, West End Resident
“...I have lived in The West End neighborhood for many years. I came to the neighborhood over 30 years ago in search of an affordable place to live. I grew up in St. Louis near Sherman Park. My mother grew up in a neighborhood that was mostly White folks and I grew up with some neighbors that stayed there until the very end...” “...Since I have been at The West End, Joe Edwards has become quite a powerful man. When I met him originally he was a long haired hippy...” “...One of my favorite places in The West End is the roof of the Podeman Mall where the bicycle shack goes in...” “...I was a member of SPUD organization. SPUD was one of the original five neighborhoods that SLACO started with and we did some development with Vatterott. We worked on an initiative to get rid of the drug houses. We did quite a bit of work in the area to bring it to the point where it is right now. We’re trying to get new people in. We still don’t have as many development organizations as some of the other neighborhoods do. For example, some of the prominent neighborhoods used to be in the same situation as us, but they are on the other side of Delmar. One of the reasons for the Delmar divide is race but it’s really about economics, it’s about money. It’s about where can I put my money and get a bigger return...” “...I usually drive around the neighborhood. I used to bike a lot but now I don’t. I sometimes walk my dogs along the Greenway...”
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The West End
LITERATURE REVIEW
Initial Subdivision in The West End
NTS
Segregation By Design
The history of The West End is a debilitating impact on a community. institutional racism not only took means for African Americans to join
57
textbook example of post World War II White flight and the As Whites fled the neighborhood from the mid-50s to the mid-60s, away the financial supports to maintain the community, but the whites in the new suburbs west of the city.
The force that initiated the flight of West End’s Whites was school integration following the 1954 Brown decision. Prior to 1954, the Missouri State Constitution mandated that White students and African American students attend different schools. In most sections of St. Louis, the Brown decision had little immediate impact; de facto residential patterns maintained the color line in the St. Louis public schools. However, in The West End the story was different. Whites and Blacks lived in close proximity to one another and it was inevitable that Caucasian and African American students would attend the same schools. Although the St. Louis Public Schools tried some novel and perverted means of keeping the students separate — such as having separate classrooms and separate lunch/ recess times — West End parents left the neighborhood not wanting their children to attend segregated schools. Almost overnight, schools like Soldan High School went from being predominantly White to predominantly African American. Fearing that the change in the schools would affect their property values, even households without school age children quickly followed suite. It is ironic that it was a federal action that had attempted to integrate American schools that actually initiated white flight, but it was also federal action that caused the new suburbs to be “Lily-White” and for the abandoned neighborhoods — like The West End — to be financially sucked dry, leaving them as stigmatized enclaves of poor African Americans. The speed at which Whites left the neighborhood was made possible by Federal Housing Administration financing. The FHA was created in the mid-30s to stimulate the housing market during the Great Depression. But it had its greatest impact in the decade immediately following World War II. FHA made it possible for banks to issue thirty year mortgages with a 10% down payment. With such easy terms, many families found that FHA monthly mortgage payments for a new home in the suburbs were actually cheaper than paying rent for an apartment in the city. If they had an automobile, the choice seemed easy. In the suburbs, fleeing White families would not only have a new house, they would also have a new school for their children.
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The West End
LITERATURE REVIEW
1937 HOLC Map for St. Louis
NTS
Residential Security Map A First Grade B Second Grade C Third Grade D Fourth Grade
Segregation By Design
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Once they were in the suburbs, Whites did not have to worry about African Americans being able to follow them. For the most part, FHA financing was for Whites only. Even though at the beginning many of the new suburban homes were sold at bargain prices, they were still more expensive than what most African Americans could afford after the war. But in many new sub-divisions where the developer received discounted construction financing, the FHA actually required that the developer placed a restriction on the deeds so that the new homes could not be sold to African Americans. To make the suburban wall even higher, most new suburban municipalities enacted zoning ordinances that prevented the construction of apartments which might become residences for African Americans. However, FHA not only harm African Americans in the suburbs, it perhaps did even more harm to African Americans who either lived in neighborhoods like The West End or who wanted to live there. Beginning in the 30s, FHA had mapped housing conditions in major metropolitan regions. The maps were intended to be benchmarks in determining fair market value for the mortgages that were insured. The maps considered many factors such as housing type, lot size, age of the homes, the presence of commercial outlets, etc. But the maps also considered race and ethnicity. In most cases, if a neighborhood was racially mixed or predominantly African American, the homes in that neighborhood would not be eligible for a FHA mortgage. Even if an African American neighborhood was deemed eligible, the homes in that neighborhood would not receive the same market value rating as homes in a comparable White neighborhood. Because the maps were color-coded and the areas that were deemed ineligible for financing were colored red, these practices became known as redlining. Without the cheap financing that White neighborhoods received, neighborhoods like The West End quickly fell into a state of disrepair by the 60s. As property values dropped because of redlining, even the few White residents who remained had trouble getting banks to lend them money for home repairs. Since most of the homes in The West End were quite large, the neighborhood began to deteriorate throughout the 60s. Not being able to sell their homes, many West End residents simply abandoned their homes and moved out of the neighborhood. While the 1968 Fair Housing Act was a major accomplishment of the Civil Rights Movement, it sped up the process of deterioration in The West End. Having housing choices, those African Americans who could leave, did. Those who were left behind were even poorer and less able to maintain the neighborhood.
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The West End
LITERATURE REVIEW
1950 Zoning Map
NTS
Zoning Regulations Single-Family Dwelling Two-Family Dwelling: “A” District Four-Family Dwelling: “B” District Multiple-Family Dwelling: “C” District Multiple-Family Dwelling: “D” District Local Business Commercial: “F” District Commercial: “G” District Central Business Industrial
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Although the city attempted to revive the neighborhood in the 70s through a series of urban renewal initiatives, what was done was too little and too late. Some of the initiatives - such as the construction of the Etzel apartments - made The West End an even more African American enclave than before with a higher concentration of poverty. As a result, The West End was essentially in a free fall state from the early 80s to the turn-of-the century. Today, The West End appears to be in a state of transition. While the neighborhood is still plagued with abandoned buildings, vacant lots, and high crime rates, some parts of the neighborhood have experienced a rebirth in recent years. Many new, large homes have been built and many old homes have been rehabbed. Some of the newcomers are middle class Whites. As a result, The West End faces both an opportunity and a challenge as it transitions. Either it will gentrify and become a predominantly White segregated community or it will become a truly desegregated model of an inclusive and equitable community.
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The West End
LITERATURE REVIEW
2015 Zoning Map
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Zoning Regulations Single-Family Dwelling Two-Family Dwelling Multiple-Family Dwelling Multiple-Family Dwelling Multiple-Family Dwelling Neighborhood Commercial District Local Commercial and Office District Commercial: â&#x20AC;&#x153;Gâ&#x20AC;? District Central Business Industrial
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With the segregation of The West End came a myriad of social and economic problems. Redlining brought about declining property values and disinvestment. As the population shrank, it became poorer. With poverty came poorer health conditions, higher mortality rates, and higher crime rates. Public schools in the neighborhood declined. Homes were abandoned, deteriorated, and more and more land was left vacant. With a decreasing population, businesses and institutions also left. In less than a generation, The West End went from one of most desired neighborhoods in the St. Louis region to one of the least. By the end of the century, The West End had been transformed from a genteel community to an urban wasteland. However, in recent years, The West End has experienced a potential rebirth. Existing two and a half story homes have been restored. New homes, selling for between $300,000 to $400,000, have been built on vacant lots. Many of the new comers have been White, middle class, professionals. But the big questions is whether this rebirth will result in a new form of segregation where poor African Americans are being forced out of a community that once they had been confined to?
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Blocked Etzel Ave. and Goodfellow Blvd.
Segregation by Design
MITIGATION
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The West End
LONG-TERM VISION AND GOALS FOR MITIGATING SEGREGATION
IMAGE
SERVICES SAFETY
Segregation by Design
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Vision Image Many people have false impressions on how North St. Louis neighborhoods are like. Therefore, we propose that The West End reaches out and invites people to participate in activities that can help them better understand the value of the neighborhood.
Services Basic services, such as proper street lighting, good sidewalk conditions and garbage pickup are a necessary component for the growth of a neighborhood.
Safety For the growth of a neighborhood, it is necessary for residents to feel safe both in their homes and as they walk in the community.
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The West End
IMPLEMENTATION TACTICS Image Relationship to Delmar, Washington University in St. Louis and Existing Wards
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Delmar
Skinker
Loop
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Park De Balivi
3 mile
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NOTION
SAFETY
SERVICES
Segregation by Design
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WELLS GOODFELLOW WARD
22 HAMILTON HEIGHTS
Ties with Delmar and Washington University in St. Louis Right now Delmar is governed by three different Wards. However, there could be value in combining all three Wards under one unified structure.
WEST END
WARD
26 ACADEMY VISITATION PARK
WARD
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SKINKER-DEBALIVIERE
DEBALIVIERE PLACE
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26 ACADEMY VISITATION PARK
WARD
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SKINKER-DEBALIVIERE
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The West End
IMPLEMENTATION TACTICS Image Land Trust, CID and Street Trees
IMAGE
SAFETY
SERVICES
Segregation by Design
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Land trust apartment 1
apartment 2
We suggest two areas to be dedicated to a housing landtrust (see Services map for locations). Additionally, some of the larger houses could be redesigned to be subsidized into smaller apartments, allowing for a larger diversity of people to be able to afford living in the neighborhood.
CID We propose to develop a Community Improvement District in order to build up internal resources in The West End (see Services map for locations).
Street Trees Street trees are proposed along all major thoroughfares. Street trees are helpful for improving general perception as well as health of the neighborhood.
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IMPLEMENTATION TACTICS Services 10 Basic Service Benchmark
BEAUTY SALON
MEDICAL/ DENTAL
SENIOR CARE
WORSHIP
PHARMACY
PARK
CONVENIENT DAY CARE RESTAURANT STORE
OFFICE
SCHOOL
COMMUNITY CENTER
THEATER
FIRE + POLICE STATION
BANK
FITNESS
HARDWARE
GROCERY
LIBRARY
MUSEUM
CLEANERS + POST LAUNDROMAT OFFICE
The West End technically meets LEEDâ&#x20AC;&#x2122;s requirement for Community Building by offering more than 10 basic services within a half mile radius. However, some of the services LEED outlines are significantly less important than others. For example, The West End has a beauty salon but lacks a grocery store. Additionally, The West End is missing important basic services such as bank, fire station and police department.
IMAGE
SAFETY
SERVICES
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Segregation by Design
BEAUTY SALON
MUSEUM
WORSHIP
PARK
PHARMACY
MEDICAL/ DENTAL
COMMUNITY CENTER CLEANERS + LAUNDROMAT
RESTAURANT CONVENIENT STORE
BANK
SENIOR CARE
DAY CARE
LIBRARY
SCHOOL
GROCERY
THEATER
BEAUTY SALON
MUSEUM
WORSHIP
PARK
PHARMACY
MEDICAL/ DENTAL
COMMUNITY CENTER CLEANERS + LAUNDROMAT
RESTAURANT CONVENIENT STORE
BANK
DAY CARE
OFFICE/ BUSINESS
FITNESS
FIRE + POLICE STATION LIBRARY
HARDWARE
POST OFFICE
SENIOR CARE
FIRE + POLICE STATION
HARDWARE
POST OFFICE
OFFICE/ BUSINESS
FITNESS
SCHOOL
GROCERY
THEATER
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The West End
IMPLEMENTATION TACTICS Services Education, Food Source and Emergency/Enforcement
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2 1
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Open up Etzel Community Improvement District 1
Grocery Store
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Police Sub-Station
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Support for Existing Schools
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Land Trust Option 1
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Land Trust Option 2 Single to Multi-Family Housing
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Phase 1
Phase 2
Phase 3
Etzel Ave. could be opened up to become a through street. This would not only allow for ease of circulation for residents but also a relief from heavy traffic on Delmar during commuting hours. The facing diagrams outline the ways that Etzel Ave. could be redesigned to allow the east/west connection between North Skinker Pkwy. and Page Blvd. MT
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The West End
IMPLEMENTATION TACTICS Safety Active Community Investment
Social media and the use of apps like Nextdoor could be a way to keep neighbors communicated and alert to what is happening in the neighborhood.
IMAGE
SAFETY
SERVICES
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CONCLUSION Image, Services, Safety
Segregation in The West End began with redlining and white flight during the 50s and 60s and continued throughout the last half of the 20th century through socio-economic disparity. Today, The West End is eager to move past that history by addressing three main areas: image services, and safety. Located north of Delmar, The West End is often perceived as a poor African American community filled with deteriorating housing stock, and high crime; although this is a false perception. In the last couple of years, The West End community has worked hard to improve the living conditions and with it has brought change in terms of crime levels. Through the implementation of a land trust, CID, and urban vitality, both visitor and residents to The Loop and general area can be increased and improved. Today, the neighborhood lacks basic services that sustainable neighborhoods provide, including a grocery store, fire station, police department, and bank. The plan will work with local community organizations to bring these services to the area. We expect that with an increased perception of safety, the revitalized housing stock will be more attractive. Population increase will then result in the area to be desirable for services to establish themselves there. The West End still has a higher than average rate of crime. While some of this is due to vacancy, both in the land and housing stock, safety in the neighborhood could also be encouraged through active community engagement and an increase in population. Additionally, if feasible, The West End could benefit from a police sub-station decreasing the time in response for emergency calls. The West End is a vibrant community with much opportunity for the future, with a joined vision from its residents and a commitment to the implementation of the proposed strategies for image, services, and safety within the neighborhood, the residents of The West End could look forward to a rich future.
IMAGE
SAFETY
SERVICES