Renia Kagkou | Affirmatively Further Fair Housing After Ferguson

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

know how lines define US

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

know how lines define US

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

know how lines define US

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

know how lines define US

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

know how lines define US

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

know how lines define US

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

know how lines define US

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

know how lines define US

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

know how lines define US

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

know how lines define US

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

know how lines define US

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