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THE BEXAR STREET CORRIDOR A CENTURY IN DEVELOPMENT
THE BEXAR STREET CORRIDOR | DALLAS, TX NICK KUNZ | BCWORKSHOP [2013]
CRITICAL METRICS BLACK: 63.9% HISPANIC: 34.1%
MEDIAN PER CAPITA ANNUAL INCOME: $8,089 (17% AMFI) VACANT HOUSING: 24.8%
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DEMOGRAPHIC PROFILE POPULATION: 2,368 HOUSEHOLDS: 803 FAMILIES: 531 BLACK: OTHER: WHITE: MIXED: NATIVE: HISPANIC: (ANY
THE BEXAR STREET CORRIDOR A CENTURY IN DEVELOPMENT
63.9% 16.7% 16.3% 1.9% 1.1% 34.1% RACE)
MALE: 50.4% FEMALE: 49.6% 00-19: 20-39: 40-59: 60-79: 80+:
30.6% 24.4% 28.3% 12.6% 4.2%
MEDIAN AGE: 35.5 2013 MARKED EXACTLY 100 YEARS OF COMMUNITY DEVELOPMENT WITHIN THE BEXAR STREET CORRIDOR. ORIGINALLY PLATTED IN 1913, LINCOLN MANOR, LINCOLN MANOR NO.2 ELITE, ERVAY CEDARS, AND CAMPS PEACHLAND WERE THE FIRST HOUSING DEVELOPMENTS TO HAVE APPEARED IN NEIGHBORHOODS CONTEMPORARILY KNOWN AS IDEAL, AND ROCHESTER PARK / BONTON; BOTH WHICH SIT WITHIN THE BEXAR STREET CORRIDOR. THIS RESEARCH INVESTIGATED THE HISTORIC VICISSITUDES ASSOCIATED WITH THOSE DEVELOPMENTS. IT WAS DETERMINED THAT FOUR CRITICAL DEVELOPMENTS OCCURRED OVER THE COURSE OF A CENTURY; AMONG THEM WERE BEXAR STREET, TURNER COURTS AND RHOADS TERRACE, THE 175 CF HAWN FREEWAY, AND THE ROCHESTER PARK LEVEE. OF THESE FOUR CRITICAL DEVELOPMENTS, THE MEANS IN WHICH BEXAR STREET DEVELOPED WAS DRAMATICALLY DIFFERENT THAN THE REMAINING THREE. THIS EFFECTIVELY ENGENDERED TWO DISTINGUISHABLY DIFFERENT DEVELOPMENT MODELS, WHICH ARE REFERRED TO IN THIS INVESTIGATION AS THE "MARKET MODEL" AND THE "STATE MODEL." THE MARKET MODEL WAS PREDICATED ON DEVELOPMENT AS A LOCAL MARKET RESPONSE TO NATIONAL ECONOMIC GROWTH AND REGIONAL ENVIRONMENTAL STABILITY. THE CRISIS MODEL WAS PREDICATED ON DEVELOPMENT AS A FEDERAL GOVERNMENT RESPONSE TO NATIONAL ECONOMIC CRISES AND REGIONAL ENVIRONMENTAL CATASTROPHE. THE OBJECT OF THIS INVESTIGATION WAS TO OFFER A SUGGESTION TO THE FUTURE. BY EXAMINING THE LAST 100 YEARS OF COMMUNITY DEVELOPMENT WITHIN THE BEXAR STREET CORRIDOR, UNDERSTANDING WHAT WAS EFFECTIVE, WHAT WAS NOT, WHY, AND WHAT THAT MEANT FOR THE COMMUNITY, MAY MORE EFFECTIVELY SHAPE CONTEMPORARY DEVELOPMENT PRACTICES AND POLICY, AND BETTER INFORM THE NEXT 100 YEARS OF COMMUNITY DEVELOPMENT IN DALLAS, TX.
"EACH TIME HISTORY REPEATS ITSELF, THE PRICE GOES UP." - RONALD WRIGHT, A SHORT HISTORY OF PROGRESS, 2004
AVERAGE HOUSEHOLD ANNUAL INCOME: $24,338 AVERAGE PER CAPITA ANNUAL INCOME: $8,250 MEDIAN HOUSEHOLD ANNUAL INCOME: $16,695 (31% AMFI) MEDIAN PER CAPITA ANNUAL INCOME: $8,089 (17% AMFI)
HOUSING PROFILE HOUSING UNITS: 1,002 VACANT: 199 OCCUPIED: 803 RATE: 24.8% OWNED: 58.2% RENTED: 41.8% SINGLE-FAMILY UNITS: 68.3% MULTI-FAMILY UNITS: 31.7% AVERAGE HOUSEHOLD SIZE: 2.95 MEDIAN HOUSEHOLD SIZE: 2.06 MEDIAN AGE OF EXISTING HOUSING STOCK: 1957 MEDIAN TIME OF EXISTING HOUSING OCCUPANCY: 1999
SOUTH DALLAS, DALLAS, TX BEXAR STREET
CRITICAL DEVELOPMENTS
1
1
BEXAR STREET
2
TURNER COURTS + RHOADS TERRACE
3
175 CF HAWN FREEWAY
4
ROCHESTER PARK LEVEE
5 17 SM HT IG WR Y WA EE FR
3 175 CF HAWN FREEWAY
BEXAR ST
2
RHOADS TERRACE PARK
LE VE E
RHOADS TERRACE
RO CH ES TE R
PA RK
310 S CENTRAL FREEWAY
INDUSTRIAL
175 CF HAWN FREEWAY
SOUTHEAST SERVICE CENTER
2
TY INI
TR
TURNER COURTS ER
RIV
ROCHESTER PARK
GEOGRAPHIES THE BEXAR STREET CORRIDOR (549.8 AC) IDEAL (200.2 AC) ROCHESTER PARK / BONTON (349.6 AC) ROCHESTER PARK LEVEE (100% OF BONTON) 500 YEAR FLOODPLAIN (100% OF IDEAL)
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DEVELOPMENT HISTORY SMALLER MORE FREQUENT DEVELOPMENT 1 6. 5.
7.
PATTERN OF HOUSING DEVELOPMENT
4.
2.
3.
1. 2. 3. 4. 5. 6. 7.
LINCOLN MANOR (1913) LINCOLN MANOR NO.2 (1913) ELITE (1913) 7. 13. ERVAY CEDARS (1913) 9. CAMPS PEACHLAND (1913) 14. 4. LOMAS PARK(1914) CITY BLOCKS (1919)
6. 11. 5.
12. 2.
3.
1.
1.
10. 8.
6. 1. LINCOLN MANOR (1913) 2. LINCOLN MANOR NO.2 (1913) 5. 3. ELITE (1913) 7. 13. 4. ERVAY CEDARS (1913) 9. 5. CAMPS PEACHLAND (1913) 4. 14. 2. 6. LOMAS PARK(1914) 7. CITY BLOCKS (1919) 3. 8. OAKLAND PLACE (1921) 9. WEBSTERS S DALLAS (1922) 1. 10. SOUTH LAWN (1923) 11. HT LACKEYS (1924) 12. IDEAL (1924) 13. SD LAWRENCE (1925) 14. WOODSIDE (1927)
11. 10. 8. 12.
15. 16.
6. 11. 1. LINCOLN MANOR (1913) 2. LINCOLN MANOR NO.2 (1913) 5. 10. 8. 3. ELITE (1913) 7. 13. 18. 4. ERVAY CEDARS (1913) 9. 12. 5. CAMPS PEACHLAND (1913) 4. 14. 2. 6. LOMAS PARK(1914) 7. CITY BLOCKS (1919) 3. 8. OAKLAND PLACE (1921) 9. WEBSTERS S DALLAS (1922) 1. 10. SOUTH LAWN (1923) 11. HT LACKEYS (1924) 12. IDEAL (1924) 13. SD LAWRENCE (1925) 14. WOODSIDE (1927) 15. 16. 15. BON TON (1932) 16. LINCOLN MANOR NO.3 (1932) 17. OE TAYLOR (UNREALIZED) (1932)
1. LINCOLN MA 2. LINCOLN MA 3. ELITE (191 4. ERVAY CEDA 5. CAMPS PEAC 6. LOMAS PARK 7. CITY BLOCK 8. OAKLAND PL 9. WEBSTERS S 10. SOUTH LAW 11. HT LACKEY 12. IDEAL (19 13. SD LAWREN 14. WOODSIDE 15. BON TON ( 16. LINCOLN M 17. OE TAYLOR 18. JEWEL COU
TE XA S
BE LT
LI NE
5 17
RI OU SS MI
HO US TO N
+
EXPANDING INFRASTRUCTURE DEVELOPMENT
AS NS KA -
CENTRAL + TEXAS HOUSTON
S XA TE
CHANGING COMMUNITY IDENTITY
LINCOLN MANOR
1900’s
1910’s
1920’s
1930’s
1940’s
CRITICAL DEVELOPMENTS
LARGER LESS FREQUENT DEVELOPMENT 2
2
6. 11. ANOR (1913) 1. LINCOLN MANOR (1913) ANOR NO.2 (1913) 2. LINCOLN MANOR NO.2 (1913) 5. 10. 13) 3. ELITE (1913) 7. 13. 18. ARS (1913) 4. ERVAY CEDARS (1913) 9. 12. 5. CAMPS PEACHLAND (1913) CHLAND (1913) 4. 14. 2. K(1914) 6. LOMAS PARK(1914) KS (1919) 7. CITY BLOCKS (1919) LACE (1921) 3. 8. OAKLAND PLACE (1921) 20. S DALLAS (1922) 9. WEBSTERS S DALLAS (1922) 1. WN (1923) 10. SOUTH LAWN (1923) 21. 11.22.HT LACKEYS (1924) YS (1924) 924) 12. IDEAL (1924) 15. NCE (1925) 13. SD LAWRENCE (1925) (1927) 14. WOODSIDE (1927) 19. 16. (1932) 15. BON TON (1932) MANOR NO.3 (1932) 16. LINCOLN MANOR NO.3 (1932) R (UNREALIZED) (1932) 17. OE TAYLOR (UNREALIZED) (1932) URTS (1940) 18. JEWEL COURTS (1940) 19. TURNER COURTS (1952) 20. RHOADS TERRACE (1953) 21. ROCHESTER PARK (1953) 22. CITY BLOCKS (1953)
1
BEXAR STREET
2
TURNER COURTS + RHOADS TERRACE
3
175 CF HAWN FREEWAY
4
ROCHESTER PARK LEVEE
4
2
20.
20.
19.
3
1
5 SM HT IG WR
310 S CENTRAL
175 CF HAWN
IDEAL THE BEXAR STREET CORRIDOR ROCHESTER PARK / BONTON
1950’s
1960’s
1970’s
1980’s
1990’s
2000’s
2010’s
ECONOMIC ANALYSIS
PRODUCTIVITY US REAL GDP PER CAPITA (ADJUSTED TO 2009 INFLATION RATE)
SMOOTHING TREND US REAL GDP PER CAPITA (ADJUSTED TO 2009 INFLATION RATE) HODRICK-PRESCOTT DECOMPOSITION
CYCLICAL DYNAMICS US REAL GDP PER CAPITA (ADJUSTED TO 2009 INFLATION RATE) HODRICK-PRESCOTT DECOMPOSITION HIGH PERSISTENCE LOCAL MINIMA
THE GREAT DEPRESSION
1900’s
1910’s
1920’s
1930’s
RECONVER
1940’s
$50,000 $40,000
$30,000
$20,000
$10,000
$0
$50,000
$40,000
$30,000
$20,000
$10,000
$3,000/$0 $2,400 $1,800 $1,200 $600 $0 -$600 ARAB OIL EMBARGO
RSION
-$1,200
BUSH RECESSION REAGAN RECESSION
THE GREAT RECESSION
-$1,800 -$2,400 -$3,000
1950’s
1960’s
1970’s
1980’s
1990’s
2000’s
2010’s
SYNTHESIS CYCLICAL DYNAMICS US REAL GDP PER CAPITA (ADJUSTED TO 2009 INFLATION RATE) HODRICK-PRESCOTT DECOMPOSITION HIGH PERSISTENCE LOCAL MINIMA 1937
1938
HOUSING ACT OF 1934
US V. CERTAIN LANDS IN LOUISVILLE
US HOUSING AUTHORITY
FEDERAL NATIONAL MORTGAGE ASSOCIATION
EVIDENCE OF NATIONAL ECONOMIC GROWTH LEADING TO LOCAL HOUSING DEVELOPMENT THROUGH MARKET EXPANSION EXHIBITED BY PREVIOUSLY DEFINED CRITICAL DEVELOPMENTS 1
PATTERN OF HOUSING DEVELOPMENT
1900’s
1910’s
1920’s
1930’s
1940’s
FLOOD
1935
HOMEOWNERS LOAN ACT
HOUSING ACT OF 1949
1934
1949
1933
FEDERAL HOME LOAN BANKING ACT
ORIGINAL DEVELOPMENT
1932
FLOOD
MARKET DEVELOPMENT STATE DEVELOPMENT NATIONAL HOUSING LEGISLATION LEGAL PRECEDENTS REGIONAL ENVIRONMENTAL CATASTROPHE
1908
CRITICAL EVENTS
1913
$2,400
$1,800
$1,200 $600
-$600
$0
-$2,400 2009 2008
1991 1990 1989
1981 1980
1964
1952
BEXAR STREET REDEVELOPMENT
TURNER COURTS REDEVELOMENT
HOMEOWNERS AFFORDABILITY AND STABILITY PLAN
AMERICAN RECOVERY AND REINVESTMENT ACT HOUSING AND ECONOMIC RECOVERY ACT
ROCHESTER PARK LEVEE SYSTEM FLOOD
FLOOD
RHOADS TERRACE REHABILITATION WALKER V. HUD + DHA HOUSING ACT OF 1937 AMENDMENT COMPREHENSIVE IMPROVEMENT ASSISTANCE PROGRAM
RHOADS TERRACE DEVELOPMENT TURNER COURTS DEVELOPMENT
2010’s 1990’s
2000’s 1980’s 1950’s
1960’s
1970’s
4
2
2 2
-$1,800
-$3,000
1953
CRITICAL DEVELOPMENTS 1
BEXAR STREET 2
TURNER COURTS + RHOADS TERRACE 3
175 CF HAWN FREEWAY 4
ROCHESTER PARK LEVEE
EVIDENCE OF NATIONAL ECONOMIC CRISIS LEADING TO LOCAL HOUSING DEVELOPMENT THROUGH FEDERAL LEGISLATION EXHIBITED BY PREVIOUSLY DEFINED CRITICAL DEVELOPMENTS
-$1,200
2009 2013 1983 1985 1949
POSTULATION
CLOSING
MARKET MODEL NEOCLASSICISM, EMPLOYMENT, GEOGRAPHIC NECESSITY RESPONSE TO ENVIRONMENTAL STABILITY THE MARKET MODEL WAS PREDICATED ON COMMUNITY DEVELOPMENT AS A LOCAL MARKET RESPONSE TO NATIONAL ECONOMIC GROWTH AND REGIONAL ENVIRONMENTAL STABILITY. THE MARKET DETERMINED THAT IT WAS GEOGRAPHICALLY NECESSARY FOR LABOR TO BE WITHIN CLOSE PROXIMITY TO INDUSTRY. THAT IS TO SAY, THE ORIGINAL HOUSING DEVELOPERS (LINCOLN MANOR HOME COMPANY) FOUND IT PROFITABLE TO DEVELOP HOUSING FOR EMPLOYEES THAT WORKED NEAR THEIR PLACE OF EMPLOYMENT. THE MARKET MODEL BEGAN IN 1913 WITH A SERIES OF ORIGINAL PLATS CONTAINING LINCOLN MANOR, LINCOLN MANOR NO.2, ELITE, ERVAY CEDARS, AND CAMPS PEACHLAND, WHICH EFFECTIVELY FORMED BEXAR STREET.
MEANING
17 CRISIS YEARS (44%)
23 STABLE YEARS (56%)
SYNONYMY BETWEEN MARKETS + BENEFITS = INCREASED COMMUNITY DEVELOPMENT OPPORTUNITY
40 YEARS
1910’s
1920’s
1930’s
1940’s
STATE MODEL KEYNESIANISM, RACIAL SEGREGATION, GEOGRAPHIC STRATEGY RESPONSE TO ENVIRONMENTAL CATASTROPHE THE STATE MODEL WAS PREDICATED ON COMMUNITY DEVELOPMENT AS A FEDERAL GOVERNMENT RESPONSE TO NATIONAL ECONOMIC CRISIS AND REGIONAL ENVIRONMENTAL CATASTROPHE. BY VIRTUE OF THE HOUSING ACT OF 1949, THE FEDERAL GOVERNMENT SOUGHT TO DEVELOP 810,000 NEW PUBLIC HOUSING UNITS. THE DALLAS HOUSING AUTHORITY WOULD LATER USE THIS AS A GEOGRAPHIC STRATEGY TO PLACE BLACKS WITHIN DISTANT PROXIMITY TO WHITES, WHICH WAS RULED IN THE CASE WALKER V. HUD + DHA IN 1985. THAT IS TO SAY, THE DALLAS HOUSING AUTHORITY FOUND IT SOCIALLY ADVANTAGEOUS TO PERPETUATE RACIAL SEGREGATION. THE STATE MODEL BEGAN SOMEWHERE BETWEEN 1952 AND 1953 WITH THE DEVELOPMENT OF TURNER COURTS AND RHOADS TERRACE PUBLIC HOUSING.
17 CRISIS YEARS (28%)
43 STABLE YEARS (72%)
ANTONYMY BETWEEN MARKETS + BENEFITS = DISCOUNTED COMMUNITY DEVELOPMENT OPPORTUNITY
60 YEARS
1950’s
1960’s
1970’s
1980’s
1990’s
2000’s
2010’s