KNOW HOW LINES DEFINE US
RENIA KAGKOU
know how lines define US
“Moving people around is never going to solve the problems of segregation.� —Molly Metzger, TK professor, Wash U This project reflects an effort to understand the multitude of lines that carve up the United States into districts and their effect on our daily lives. The abstract boundaries that are set for different organizational and regulatory purposes (congressional districts, school districts, administrative boundaries), have a direct impact on the organization of our built environment and its resources. However, not much emphasis has been given on investigating how redesigning the boundaries of larger urban territories can generate a more socially and economically equitable landscape. Focusing on the St.Louis Metropolitan Area, the proposal explores how redistricting can resolve issues of inequality, segregation and uneven access to resources. Through systematic spatial analysis and a series of cartographic representations, this research aims to unpack two main challenges in relation to boundaries: first, the school funding gap between different school districts, and second, the uneven distribution of multi-family housing, businesses and vacancies between different municipalities. Eventually, instead of attempting a reorganization of social and economic parameters through the direct production and development of built environments, this project explores the potential of indirectly producing more equitable landscapes through the shifting of immaterial, but powerful boundaries.
2
introduction
HOW TO READ THIS BOOK:
HISTORY / INFORMATION
IMAGES
CLOSE UP
EDITOR’S VOICE
IDEAS
3
“THE DISTRICTS WE LIVE IN COME IN MANY SHAPES AND SCALES”
know how lines define US
THERE ARE STATES WITH TOWNS AND CITIES WHEN WE THINK ABOUT WHERE WE LIVE, USUALLY OUR IDEAS START WITH BOUNDARIES - WE WOULD SAY WE LIVE IN A PARTICULAR STATE, CITY OR TOWN.
6
introduction
THERE ARE 35.432 CITIES AND TOWNS IN THE UNITED STATES
OPEN DENSITY
LOW DENSITY
MEDIUM DENSITY
HIGH DENSITY
DEVELOPED LAND
7
COUNTIES
know how lines define US
THERE ARE COUNTIES HOWEVER, IF WE THINK BEYOND OUR INITIAL IDEAS ABOUT BOUNDARIES WE WOULD INCLUDE COUNTIES.
10
counties
US COUNTIES
THERE ARE 3,143 COUNTIES IN THE UNITED STATES COUNTY SCALE LARGE
SMALL
11
know how lines define US
HISTORICAL COUNTIES 1700 -1900 COUNTY EVOLUTION
COUNTIES IN 1700
COUNTIES IN1750
COUNTIES IN 1800
12
counties
COUNTIES IN 1825
COUNTIES 1850
COUNTIES IN 1875
13
CONGRESSIONAL DISTRICTS
know how lines define US
THERE ARE CONGRESSIONAL DISTRICTS WE CAN ALSO EXPAND FROM COUNTIES, STATES AND CITIES TO POLITICAL BOUNDARIES WHICH THEN INCLUDE CONGRESSIONAL DISTRICTS.
16
congressional districts
US CONGRESSIONAL DISTRICT MAP
THERE ARE 435 CONGRESSIONAL DISTRICTS IN THE UNITED STATES CONGRESSIONAL DISTRICTS’ SCALE LARGE
SMALL
17
know how lines define US
SOME LINES ARE CARVED FOR ELECTORIAL BENEFITS
CONGRESSIONAL DISTRICTS FOR ELECTORAL BENEFITS THE CASE OF NORTH CAROLINA
THE STATE OF N.CAROLINA HAS 13 CONGRESSIONAL DISTRICTS
13,020 - 959
29,781 - 13,020
52,623 - 29,781
87,555 - 52,623
121,242 - 87,555
220,288 - 121,242
350,843 - 220,288
601,768 - 350,843
1,053,381 - 601,768
POPULATION NUMBERS
Congressional districts are determined by partisans and state legislators and they are drawn based on equal population, consideration of minorities and contiguity of districts
state legislators + partisans
contiguity of districts
equal population + consideration of minorities
determine districts
redistricting
population distribution
congressional district system 18
congressional districts
US HOUSE OF REPRESENTATIVES 13 HOUSE SEATS FOR NORTH CAROLINA
[
]
435
HOUSE SEATS RELATE TO STATE POPULATION SIZE
US SENATE 2 SENATE SEATS FOR NORTH CAROLINA
[
]
100
2 SENATE SEATS PER STATE
The political party representing each one of the 13 house seats that belong to N.Carolina is determined by the vote distribution within each congressional district
19
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THE BOUNDARIES ARE IN MANY CASES MANIPULATED IN ORDER TO ALTER THE PROPORTION OF REPUBLICAN AND DEMOCRAT VOTERS; THIS IS CALLED GERRYMANDERING
THE STATE OF CAROLINA HAS 100 COUNTIES DEMOCRAT VOTERS
INSTEAD OF THE VOTERS CHOSSING THEIR REPRESENTATIVES, THE REPRESENTATIVES ARE CHOOSING THEIR VOTERS
20
13,020 - 959
29,781 - 13,020
52,623 - 29,781
121,242 - 87,555
220,288 - 121,242
350,843 - 220,288
601,768 - 350,843
1,053,381 - 601,768
INSTEAD OF THE VOTERS CHOSSING THEIR REPRESENTATIVES, THE REPRESENTATIVES ARE CHOOSING THEIR VOTERS
87,555 - 52,623
REPUBLICAN VOTERS
congressional districts
DEMOCRAT VOTERS
36.8%
51.8%
39.4%
60.7%
25.6%
20.7%
N.CAROLINA 8TH DISTRICT REPUBLICAN
N.CAROLINA 12TH DISTRICT DEMOCRAT
N.CAROLINA 1ST DISTRICT DEMOCRAT
SWEETHEART
CRACKING
PACKING
competitive
sweetheart
50% 4 democrat 50% 4 republican
68% 2 democrat 68% 2 republican
packing
68% 3 democrat 100% 1 republican
cracking
68% 1 democrat 62% 3 republican
WHAT IS GERRYMANDERING ?
When Gerrymandering is applied, instead of the voters choosing their representatives, the representatives are choosing their voters.
21
SCHOOL DISTRICTS
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AND THERE ARE SCHOOL DISTRICTS FINALLY, WE CAN INCLUDE “SPECIAL PURPOSE DISTRICTS” FOR LOCAL GOVERNANCE SUCH AS SCHOOL DISTRICTS.
24
school districts
US SCHOOL DISTRICT MAP
THERE ARE 13,590 SCHOOL DISTRICTS IN THE UNITED STATES CONGRESSIONAL DISTRICTS’ SCALE LARGE
SMALL
25
26
$42,000 - 34,000
$50,000 - 42,000
$58,000 - 50,000
$66,000 - 58,000
$74000 - 66,000
$82,000 - 76,000
$90,000 - 82,000
$100,800 - 90,000
$110,200 - 100,800
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EDUCATION FUNDING THE CASE OF CALIFORNIA
THE STATE OF CALIFORNIA HAS 58 SCHOOL DISTRICTS
MEDIAN HOUSEHOLD INCOME
school districts
EARLY US SCHOOL FUNDING SYSTEM 1 DOT FOR EACH PROPERTY
[ ]
SCHOOL DISTRICTS FUNDED BY TOWN’S INCOME AND PROPERTY TAXES PROPERTY VALUES HIGH
LOW
EARLY US SCHOOL DISTRICTS
[ ]
108
INDEPENDENT SCHOOLS DISTRICTS
CONSOLIDATION TO CURRENT US SCHOOL DISTRICTS
58
INDEPENDENT SCHOOLS DISTRICTS TAX- BASE FUNDING HIGH
LOW
SOME SCHOOL DISTRICTS WITH HIGH INCOME AND HIGH PROPERTY TAXES CHOSE NOT TO MERGE WITH SURROUNDING DISTRICTS IN ORDER TO MAINTAIN THEIR HIGH SPENDING PER STUDENT 27
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THE CASE OF WYOMING
THE STATE OF WYOMING HAS 23 SCHOOL DISTRICTS
$50,000 - 43,000
$58,000 - 50,000
$66,000 - 58,000
$74000 - 66,000
$82,000 - 76,000
$90,000 - 82,000
$100,800 - 90,000
MEDIAN HOUSEHOLD INCOME
WYOMING SPENDS AN AVERAGE OF 17,513$ PER STUDENT, RANKING AMONG THE TOP-FIVE SPENDERS FOR EDUCATION IN THE STATES, WHILE THE NATIONAL AVERAGE IS 11,841$ PER STUDENT.
Wyoming’s school district funding model is distinct for two reasons: 1. Lawsuits for better education pushed the state to redistribute property taxes 2. State revenue increased due to a boom in demand for oil, gas and coal that was available in the state
28
school districts
EARLY US SCHOOL DISTRICTS
[ ]
81
INDEPENDENT SCHOOLS DISTRICTS
CONSOLIDATION TO CURRENT US SCHOOL DISTRICTS
23
INDEPENDENT SCHOOLS DISTRICTS TAX - BASE FUNDING HIGH
LOW
IN OTHER CASES SCHOOL DISTRICTS WITH HIGH INCOME AND HIGH PROPERTY TAXES WERE MERGED WITH SURROUNDING POORER DISTRICTS IN ORDER TO REDISTRIBUTE SPENDING PER STUDENT
The case of Wyoming proves that a more equitable consolidation of school districts, where poorer areas are merged with richer one, can result to an overall more successful and just education funding system.
29
know how lines define US WHILE OTHER LINES ARE CARVED FOR EDUCATION BENEFITS
SCHOOL DISTRICT SPENDING PER STUDENT SCHOOL DISTRICTS FUNDING PER STATE 1 DOT FOR EACH SCHOOL DISTRICT
30,000$
20,000$
11,841$ 10,000$
WYOMING
13,590
SCHOOL DISTRICTS IN THE US
STATES WITH GOOD AND POOR SCHOOL FUNDING PER STUDENT
CALIFORNIA
22%
ABOVE US AVERAGE
16%
AT US AVERAGE
51%
BELOW US AVERAGE
30
WYOMING
84%
ABOVE US AVERAGE
16%
AT US AVERAGE
0%
BELOW US AVERAGE
MASSACHUSETTS
64%
ABOVE US AVERAGE
22%
AT US AVERAGE
14%
BELOW US AVERAGE
MISSOURI
16%
ABOVE US AVERAGE
36%
AT US AVERAGE
48%
BELOW US AVERAGE
NEW YORK
CONNECTICUT
VERMONT
NEW JERSEY
ROAD ISLAND
MASSACHUSETTS
MARYLAND
NEW HAMPSHIRE
DELAWARE
MAINE
NEBRASKA
PENNSYLVANIA
ILLINOIS
N.. DAKOTA
NEVADA
VIRGINIA
NEW MEXICO
KANSAS
LOUISIANA
WISCONSIN
W. VIRGINIA
MINNESOTA
OHIO
TEXAS
WASHINGTON
OREGON
GEORGIA
IOWA
COLORADO
MONTANA
KENTUCKY
MISSOURI
MICHIGAN
S. CAROLINA
FLORIDA
ARKANSAS
INDIANA
ALABAMA
N. CAROLINA
S. DAKOTA
OKLAHOMA
CALIFORNIA
UTAH
MISSISSIPPI
TENNESSEE
IDAHO
ARIZONA
0$
30,000$
school districts 20,000$
CALIFORNIA,MASSACHUSETTS,MISSOURI, WYOMING 10,000$
MEDIAN INCOME PER CAPITA
0$
INCOME PER CAPITA
NUMBER OF STUDENTS NUMPER OF STUDENTS 7,000,000
60,00$ 000$ 60,0
6,000,000
50,000$ 50,0 00$
5,000,000
40,00$ 000$ 40,0
4,000,000
30,00$ 000$ 30,0
3,000,000
1,000,000
0
4 selected states
WY
CA
MO
WY
MA
0$ 0$
CA
4 selected states
NUMPER OF STUDENTS
404
518
SCHOOL DISTRICTS IN MASSACHUSETTS
SCHOOL DISTRICTS IN MISSOURI
$43,000 - 34,000
$50,000 - 43,000
$58,000 - 50,000
$66,000 - 58,000
$76,000 - 66,000
$82,000 - 76,000
$90,000 - 82,000
$100,800 - 90,000
MEDIAN HOUSEHOLD INCOME $110,200 - 100,800
income
10,00$ 000$ 10,0
2,000,000
MO
20,00$ 000$ 20,0
MA
student population
70,0 00$ 70,000$
With schools depending heavily on local income and property taxes only 40% of US students are in districts that spend above the national average per student. 31
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ZOOMING CLOSER TO ST.LOUIS METROPOLITAN AREA
32
st.louis school districts
ST.LOUIS METROPOLITAN AREA
OPEN DENSITY
LOW DENSITY
MEDIUM DENSITY
HIGH DENSITY
DEVELOPED LAND
33
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ST.LOUIS COUNTY & CITY SCHOOL DISTRICTS SCHOOL DISTRICTS’ HISTORIC EVOLUTION
$ $
$ $
$ $ $
$ $
$ $ $
$
SCHOOL
homes school district
property taxes
public school
school funding system
each town= 1 school district
FROM 109 SCHOOL DISTRICTS
district consolidation
past
MEDIAN HOME VALUES
high
low
many towns= 1 school district
present
TO 25 SCHOOL DISTRICTS 34
st.louis school districts
SCHOOL DISTRICTS’ SOCIO-ECONOMIC CHARACTERISTICS
$1,053,381 - 601,768
$601,768 - 350,843
LADUE
CLAYTON
$350,843 - 220,288
$220,288 - 121,242
$21,242 - 87,555
$87,555 - 52,623
$52,623 - 29,781
$29,781 - 13,020
$13,020 - 959
EXISTING SCHOOL DISTRICTS + PROPERTY VALUES
AVERAGE HOME VALUES
CONCENTRATION OF HIGH PROPERTY VALUES
In St.Louis school districts are highly determined by local income and property values. This creates a segregated education system.
$110,200 - 100,800
$100,800 - 90,000
LADUE
CLAYTON
$90,000 - 82,000
$82,000 - 76,000
$76,000 - 66,000
$66,000 - 58,000
$58,000 - 50,000
$50,000 - 43,000
$42,000 - 34,000
EXISTING SCHOOL DISTRICTS + MEDIAN INCOME
MEDIAN HOUSEHOLD INCOME
CONCENTRATION OF HIGH INCOME 35
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EXISTING SCHOOL DISTRICTS Normandy Junior High School !
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$580,381 - 420,768
$350,843 - 220,288 $21,242 - 87,555
$52,623 - 29,781
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479 SCHOOLS
$13,020 - 959
SCHOOL AVERAGE HOME VALUES
Normandy Junior High School
753
38
students
teachers
Normandy High
Missouri schools 0 10 20 % of students
30
40
50
60
70
80
90
100
90
100
math reading, language, art
$580,381 - 420,768
$420,768 - 350,843
$350,843 - 220,288
Ladue Horton Watkins High School $220,288 - 121,242
875
$87,555 - 52,623
$52,623 - 29,781
$29,781 - 13,020
$13,020 - 959
25 SCHOOL DISTRICTS 36
AVERAGE HOME VALUES
78
students
$121,242 - 87,555
teachers
Ladue High
Missouri schools 0 10 20 % of students
30
40
50
60
70
80
math reading, language, art
SCHOOL STATISTICS
st.louis school districts
NORMANDY SCHOOL DISTRICT IS AMONG THE POOREST AND MOST SEGREGATED IN MISSOURI. IT RANKS LAST IN OVERALL ACADEMIC PERFORMANCE. JUST FIVE MILES DOWN THE ROAD IS CLAYTON SCHOOL DISTRICT WHICH IS PREDOMINANTLY WHITE AND WITH NO POVERTY. THE DISTRICT’S SCHOOLS ARE AMONG THE TOP 10 IN THE STATE.
90
80
70
60
50
number of schools
40
30
20
10
0 25,000 50,000 75,000 100,000 125,000 150,000 175,000 200,000 225,000 250,000 275,000 300,000 325,000 350,000 375,000 400,000 425,000 450,000 475,000 500,000 525,000 550,000
value ($) 25,000
50,000
75,000
CURRENT SCHOOL COUNT PER PROPERTY VALUES CATEGORY
100,000
125,000
150,000
175,000
200,000
225,000
250,000
275,000
300,000
325,000
350,000
375,000
400,000
425,000
450,000
475,000
500,000
525,000
550,000
VALUE ($)
st.louis school districts
The data and statistics seem to reveal a subtle, ongoing racial injustice in the current school system and its funding. There is a vast disparity in resources and expectations for black children in America’s segregated education system that cannot change unless we change the way education is funded
25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 25,000 50,000 75,000 100,000 125,000 150,000 175,000 200,000 225,000 250,000 275,000 300,000 325,000 350,000 375,000 400,000 425,000 450,000 475,000 500,000 525,000 550,000
value ($)
CURRENT PROPERTY VALUES PER SCHOOL DISTRICTS 37
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PROPOSED SCHOOL DISTRICTS
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500,768 - 420,000
! ! !! ! !
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420,000 - 350,288
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350,288 - 280,242
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existing districts
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range of home values per district $60,000 - $580,000
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280,242 - 200,555
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200,555 - 120,623
SCHOOL AVERAGE HOME VALUES
PROPOSED SCHOOL DISTRICTS + 479 SCHOOLS
redistribution of home values by shifting boundaries
shifting + consolidate
500,768 - 420,000
range of home values per district $135,000 - $420,000
proposed districts
420,000 - 350,288
350,288 - 280,242
280,242 - 200,555 MEDIAN HOME VALUES
high
38
200,555 - 120,623
low
DISTRICT AVERAGE HOME VALUES
13 NEW SCHOOL DISTRICTS
st.louis school districts
90
80
70
60
50
number of schools
40
30
20
10
0 25,000 50,000 75,000 100,000 125,000 150,000 175,000 200,000 225,000 250,000 275,000 300,000 325,000 350,000 375,000 400,000 425,000 450,000 475,000 500,000 525,000 550,000
value ($) 25,000
50,000
75,000
PROPOSAL SCHOOL COUNT PER PROPERTY VALUES CATEGORY
100,000
125,000
150,000
175,000
200,000
225,000
250,000
275,000
300,000
325,000
350,000
375,000
400,000
425,000
450,000
475,000
500,000
525,000
550,000
VALUE ($)
new st.louis school districts
The proposal consolidates school districts and pushes their boundaries so that areas of concentrated high property values are evenly distributed between the new school districts. Although the process does not equalize property values between school district it does reduce the gap between very poor and very rich districts, thus reduces the inequity in education.
13 12 11 10 9 8 7 6 5 4 3 2 1 0 25,000 50,000 75,000 100,000 125,000 150,000 175,000 200,000 225,000 250,000 275,000 300,000 325,000 350,000 375,000 400,000 425,000 450,000 475,000 500,000 525,000 550,000
value ($)
PROPOSAL PROPERTY VALUES PER SCHOOL DISTRICTS 39
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ST.LOUIS COUNTY & CITY ZONING EXISTING ZONING DISTRIBUTION
0.24- 0.38
0.17 - 0.24
0.12 - 0.17
0.09 - 0.12
0.07 - 0.09
0.05 - 0.07
0.03 - 0.05
0.008 - 0.03
0.00 - 0.008
COMMERCIAL PARCELS
COMMERCIAL DENSITY
214 MUNICIPALITIES + COMMERCE
0.78 - 1.00
0.55 - 0.78
0.40 - 0.55
0.28 - 0.40
0.15 - 0.28
0.09 - 0.15
0.05 - 0.09
0.01 - 0.05
0.00 - 0.01
MULTI-FAMILY PARCELS 40
SINGLE-FAMILY DENSITY
214 MUNICIPALITIES + MULTI-FAMILY HOUSING
st.louis zoning
The current distribution of commerce and multi-family housing between municipalities is uneven. Municipalities with less commerce have less revenue from local income taxes. Municipalities with only single-family housing may exclude lower income families.
25,000
50,000
75,000
100,000
125,000
150,000
175,000
200,000
225,000
250,000
275,000
300,000
325,000
350,000
375,000
400,000
425,000
450,000
475,000
500,000
525,000
commerce
employees
550,000
VALUE ($)
range: 0 - 38%
22 20 18
14 12 10 8 6 4 2 0
100 90 80 70 60 50 40 30 20 10 0
community
taxes
st.louis municipalities
24
16
152 148 144 140 136 132 128 124 120 116 112 108 104 100 96 92 88 84 80 76 72 68 64 60 56 52 48 44 40 36 32 28 24 20 16 12 8 4
commercial density(%)
recreation
COMMERCIAL DENSITY PER MUNICIPALITY
infrastructure
amenities
municipality funding system
affordable multi-family housing
$$$$ single-family zoning 25,000
50,000
75,000
100,000
125,000
150,000
175,000
200,000
225,000
250,000
275,000
300,000
325,000
350,000
375,000
400,000
425,000
450,000
475,000
500,000
VALUE ($)
525,000
550,000
$$$$
? $$
multi-family zoning
municipality market
range: 0 - 100%
14 10 8 6 4 2 0
100 90 80 70 60 50 40 30 20 10 0
$$$$ $$$$ $$ families + income
st.louis municipalities
24 22 20 18 16
12
152 148 144 140 136 132 128 124 120 116 112 108 104 100 96 92 88 84 80 76 72 68 64 60 56 52 48 44 40 36 32 28 24 20 16 12 8 4
X multi-family housing density(%)
MULTI-FAMILY DENSITY PER MUNICIPALITY
community segregation
housing opportunities 41
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PROPOSED ZONING DISTRIBUTION
0.12 - 0.22
0.09 - 012
0.07 - 0.09
0.05 - 0.07
0.04 - 0.05
COMMERCIAL PARCELS
COMMERCIAL DENSITY
14 NEW MUNICIPALITIES + COMMERCE
0.50 - 0.62
0.40 - 0.50
0.32 - 0.40
0.25 - 0.32
MULTI-FAMILY PARCELS 42
SINGLE-FAMILY DENSITY
12 NEW MUNICIPALITIES + MULTI-FAMILY HOUSING
st.louis zoning
25,000
50,000
75,000
100,000
125,000
150,000
175,000
200,000
225,000
250,000
275,000
300,000
325,000
350,000
375,000
400,000
425,000
450,000
475,000
500,000
525,000
550,000
existing distribution of commerce residential commercial
VALUE ($)
24 22 20 18 16 14 12 10 8 6 4 2 0
100 90 80 70 60 50 40 30 20 10 0
consolidate municipalities
new commercial density(%)
redistribution of commercial parcels residential commercial
new st.louis municipalities
152 148 144 140 136 132 128 124 120 116 112 108 104 100 96 92 88 84 80 76 72 68 64 60 56 52 48 44 40 36 32 28 24 20 16 12 8 4
range: 4 - 22%
proposed municipalities
COMMERCIAL DENSITY PER MUNICIPALITY
The proposed new boundaries consolidate and shift the previous municipalities into larger districts. This districts have a more even distribution of commerce and multi- family housing.
25,000
50,000
75,000
100,000
125,000
150,000
175,000
200,000
225,000
250,000
275,000
300,000
325,000
350,000
375,000
400,000
425,000
450,000
475,000
500,000
VALUE ($)
525,000
550,000
existing distribution of multi-family housing
consolidate municipalities
24 22 20 18 16 14 12 10 8 6 4 2 0
100 90 80 70 60 50 40 30 20 10 0
152 148 144 140 136 132 128 124 120 116 112 108 104 100 96 92 88 84 80 76 72 68 64 60 56 52 48 44 40 36 32 28 24 20 16 12 8 4
new st.louis municipalities
range: 25 - 62%
new multi-family housing density(%)
MULTI-FAMILY DENSITY PER MUNICIPALITY
redistribution of multi-family housing
proposed municipalities 43
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ST.LOUIS COUNTY & CITY VACANCY EXISTING VACANCY DISTRIBUTION
PRUITT IGOE
VACANT PARCELS
CONCENTRATED VACANTY
College Hill
0.34 - 0.49
0.24 - 0.34
0.16 - 0.24
0.11 - 0.16
0.07 - 0.11
0.04 - 0.07
0.02 - 0.04
0.008 - 0.02
0.00 - 0.008
214 MUNICIPALITIES + VACANCY DENSITY 44
VACANCY DENSITY
St.Louis Place
st.louis vacancy
block vacancy
population=575,238
population=856,796
1950
VACANCY DENSITY St. Louis City has lost 63% of its 1950 population. In just the 1970s, the city lost 169K residents, 27% of the population at that time. In some parts like North St.Louis the remaining density is extremely low. Local municipal revenue also declined along with occupancy.
population=484,002 vacant parcel
HISTORIC INCREASE OF VACANCY
1900
1970 new range: 0 - 49%
25,000
50,000
75,000
100,000
125,000
150,000
175,000
200,000
225,000
250,000
275,000
300,000
325,000
350,000
375,000
400,000
425,000
450,000
475,000
500,000
525,000
550,000
VALUE ($)
18
14 10 8 6 4 2 0
100 90 80 70 60 50 40 30 20 10 0
population=318,416 vacant parcel
st.louis municipalities
24 22 20
16
12
152 148 144 140 136 132 128 124 120 116 112 108 104 100 96 92 88 84 80 76 72 68 64 60 56 52 48 44 40 36 32 28 24 20 16 12 8 4
present
density of vacancy(%)
VACANCY DENSITY PER MUNICIPALITY 45
know how lines define US
PROPOSED VACANCY DISTRIBUTION
existing range of vacancy density 0% - 0.38%
existing municipalities
17 NEW MUNICIPALITIES + VACANT PARCELS
redistribution of vacancy by shifting boundaries
shifting + consolidate
0.20 - 0.28
existing range of vacancy density 0.03% - 0.24%
proposed districts
0.14 - 0.20
0.09 - 0.14
0.05 - 0.09 MEDIAN HOME VALUES
high
46
0.02 - 0.05
low
DISTRICT MEDIAN HOME VALUES
17 NEW MUNICIPALITIES + VACANCY DENSITY
st.louis vacancy
urban agriculture local funds
local funds
high vacancy municipality
low vacancy municipality
consolidate municipalities
vacant building renovation
new municipalities with even distribution of vacancy
proposed municipalities Consolidating higher revenue municipalities with lower revenue municipalities can increase the local funds for improving vacant spaces.
new range: 2 - 28% 25,000
50,000
75,000
100,000
125,000
150,000
175,000
200,000
225,000
250,000
275,000
300,000
325,000
350,000
375,000
400,000
425,000
450,000
475,000
500,000
525,000
550,000
VALUE ($)
local funds
18
14 12 10 8 6 4 2 0
100 90 80 70 60 50 40 30 20 10 0
accumulation of funds st.louis municipalities
24 22 20
16
152 148 144 140 136 132 128 124 120 116 112 108 104 100 96 92 88 84 80 76 72 68 64 60 56 52 48 44 40 36 32 28 24 20 16 12 8 4
density of vacancy(%)
VACANCY DENSITY PER MUNICIPALITY
redistribution of multi-family housing
proposed municipalities 47