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Low and Mixed-Income Urban Residential Developments

Low and Mixed-Income Urban Residential Developments

696
Senior MemberSenior Member
696

PostJan 25, 2006#1

Administrator wrote: This thread was split from the

<A HREF="http://www.urbanstl.com/viewtopic.php?t=1977">New homes on 2300 block of Hebert</A> discussion...




Must low income, or whomever is the target home buyer here, be taken advantage of in their ignorance of proper and fitting architecture by greedy developers who have no intention of giving at least a half-hearted appropriate design (which might involve a little exta input, i.e. pride) and then have the efrontery to use objections to this utterly disgusting design as being against low income people? How utterly insensitive to low income people...!

1,610
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1,610

PostJan 26, 2006#2

Once an area becomes so vacant, that little is left of your original urban fabric, I think the dominant trend by developers is that then any style goes. As evident in The Gate District, various styles will be used from development to development. As a result, such varied styled by development will create more of a subdivision feel than neighborhood feel.



But then again, when a neighborhood is so far gone, that it's really not visually a neighborhood anymore, isn't that what new homebuyers will be buying into -- a subdivision, and not a neighborhood? If that's the thinking on particular swaths of the City, then it's no wonder such developments of homes would feel almost like the suburbs.



Yet clearly, there is a market for this product, even if it feels counter to the urbanity of our City. And though I can see the point that any development isn't necessarily better than no development, this vacant land in a very distressed section of our City will still be turned into market-driven affordable housing, for which there is high demand.

696
Senior MemberSenior Member
696

PostJan 26, 2006#3

In demand low income housing needn't be of such poor and outdated design. Am I to assume you are essentialy saying you don't care what low income people's housing looks like as long as they have a place to live, away from "the nice part of the city"? That thought didn't even apply to Pruitt-Igoe. Why must the poor be lumped together, "hidden" and forgotten about? Therein lies society's problem.

480
Full MemberFull Member
480

PostJan 26, 2006#4

Marmar wrote:In demand low income housing needn't be of such poor and outdated design. Am I to assume you are essentialy saying you don't care what low income people's housing looks like as long as they have a place to live, away from "the nice part of the city"? That thought didn't even apply to Pruitt-Igoe. Why must the poor be lumped together, "hidden" and forgotten about? Therein lies society's problem.


I completely agree, the poor should be spread out alot more, so better off communities could help them by example. I think people feel like "as long as they are concentrated in an area that keeps them out of sight and out of mind, it doesn't bother me."



Also, everyone's achitectural idealism about what should be built in North City is great, but that's not what makes a quick buck, and that's what developers are after.

696
Senior MemberSenior Member
696

PostFeb 09, 2006#5

Go to the link under urban living, "<A HREF="http://www.urbanstl.com/viewtopic.php?t=1951">Putting the Chic back in Chicago</A>"...read the WHOLE thing...it's long, and I thought oh, geez, but after I began to read I was fascinated, and this article reafirms what I've felt all along...that proper infill be done in neighborhoods to make them desireable.....well, a quote from the article: "The only process (of dealing with the displaced poor) isn't fair because it never was fair. The only way to make it fair is for every neighborhood in the city to take its share of poor families."



The idea of "dumping the poor in unattractive housing in undesireable neighborhoods" has been laid bare, exposing the ridiculous folly in this and why federal public housing failed so miserably. Until we integrate the poor into prosperous neighborhoods rather than less than standard neighborhoods, we will always have problems. We can not have a prosperous neighborhood with junk like the picture you've posted. Middle and upper middle class people do not desire these kinds of homes in city living, and the article clearly illustrates the successes of even the worst neighborhoods in Chicago that have turned around by proper infill with a certain minimal amount of housing for the poor in each neighborhood, dispersed throughout the city, rather than concentrated into projects resulting in neighborhoods most people avoid. In other words, the poor need to be helped by their neighbors, not by beaurocratics of federal programs.

3,785
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3,785

PostFeb 09, 2006#6

I have always wondered that... Why do people not want low income housing near their place? Where do they expect poor people to live? Are poor people supposed to live in high density buildings on the opposite area of town?



I think George Carlin says it best "not in my backyard"...



I agree with what has been said. Poor people must be integrated into nicer neighborhoods. These areas have good police and community involvement. When large groups of poor are isolated, the result is crime, pure and simple. Maybe because the police do not care, or because they cannot enforce the law in such bad areas.



Building these horrible houses in desolated areas, thus trying to emulate the middle class housing in the burbs, and create a subdivision, will only fail. There needs to be high income developments in North St. Louis as well, thus creating a variable income community, not just a vinyl siding slum. If North St. Louis is to be brought back, there must be diverse amounts of URBAN style housing. Low income developments are needed, however not of this style, and they must be mixed with middle and high income houses.

801
Super MemberSuper Member
801

PostFeb 09, 2006#7

The whole idea of forcing poor people into nice neighborhoods against the wishes of the people in these neighborhoods is the main reason for St. Louis city's decline.



Poor people are poor for a reason. The more a person contributes to others in society, the more money they will have. Those that contribute little will not earn much. The problem is that the government has been encouraging many of these people to have kids that they cannot care for by giving them more money through welfare. Welfare is the primary reason that the black illegitimacy rate is nearly two-thirds (it was less than the white illegitimacy rate before welfare). A child needs a father and a mother to support him. If I recall correctly, about 70-80% of prison inmates came from fatherless families. These perverse incentives need to be eliminated if we are ever going to get rid of unvoluntary poverty (an extremely realistic goal in my mind).

1,493
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1,493

PostFeb 09, 2006#8

Bastiat wrote:Poor people are poor for a reason.
Bastiat wrote:These perverse incentives need to be eliminated if we are ever going to get rid of unvoluntary poverty


So which is it? Are all poor people poor for a reason or is there involuntary poverty? Or is it that the majority of poor people grew up in extreme poverty and therefore started off with various social, physical, and psycological diadvantages. I think the latter is more true. Welfare is needed to help out people who fall on hard times. You never know, YOU may need to use it one day....


Bastiat wrote:Those that contribute little will not earn much.


Would you say civil servants and school teachers contribute little, because they don't make very much money. You know as well as I do this statement is false as well. Your above rant make little to no sense. If I were you I'd edit it, out of embarrasment.

3,785
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3,785

PostFeb 09, 2006#9

Well said Mista. Welfare is needed, it is a social net. I should not be a crutch however and it needs reform. I am in favor of welfare, and any way to empower people and get them off welfare is a good thing. In fact, now to get onto welfare you must be in college, a little known fact.



St. Louis' decline has nothing to do with poor people in a rich neighborhood. The city is a place where diversity is key, there is income diversity. If you are saying that neighborhoods should be divided by income, my god, that is horrible. Division of people only breeds ignorance and stereotypes, which is a problem for any urban community.



Lack of education in african american communities has to do with jobs leaving the city, then the influx of drugs. It is complicated and dividing communities will do nothing. Communities must be diverse and embrace the qualities of each group, so that all can work toegether for a better metropolis.

6,662
AdministratorAdministrator
6,662

PostFeb 09, 2006#10

stlpcsolutions wrote:In fact, now to get onto welfare you must be in college, a little known fact.


Such a little known fact, I don't think the actual law even knows it.



And Welfare was reformed in 1996's Personal Responsibility Work Opportunity Reconciliation Act which created Temporary Assistance for Needy Families. The original Aid to Families with Dependant Children exists no more. To stay on welfare, you must have a job at the point of receiving welfare for 2 years. You can receive cash welfare payments for up to five years in your lifetime. TANF includes incentives such as payments for child care and helps with job training. States can exempt up to 20% of their case load yearly that has exceeded the five year limit, so it is not necessarilly a strict limit.



Once you are not able to receive cash welfare any longer, you are still eligible for in-kind transfer programs like food stamps or housing assistance.

407
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407

PostFeb 09, 2006#11

Would you say civil servants and school teachers contribute little, because they don't make very much money.


Public employment will never be as highly paid as private employment. And teachers actually get paid decent. They only work nine months a year and have tons of time off.




There needs to be high income developments in North St. Louis as well, thus creating a variable income community, not just a vinyl siding slum.


The market dictates where housing is built. Building a high-end development in North St. Louis is a risky business. Bad schools, high crime, poor neighborhood cohesion. Not good things. These things take time. he only alternative is to have government housing projects, which is about the worst thing that can happen.


The city is a place where diversity is key, there is income diversity.


Where is it written that a neighborhood or city must be diverse to be great? I have never understood this. People tend to gravitate towards people like themselves. It is natural. I feel that I am a very accepting and open minded person, but most of my friends are white, just like me. That's just how it is. The Hill is generally considered an Italian neighborhood. That is their identity. You don't se people calling for diversifying the Hill. Why must we try to force comingling in other areas?

1,493
Veteran MemberVeteran Member
1,493

PostFeb 09, 2006#12

^Where did I say public employment should or could be paid more? Once again you missed my point. My point was the formula for financial well being is much more complicated than:



Effort=Your wage



It's more like:



(Birth Economic class)*(Contacts)*(Luck)*(Effort)=Your Wage



i.e. Paris Hilton is extremely lazy and contributes nothing to society but sice she has the first three factors she's a millionare.

801
Super MemberSuper Member
801

PostFeb 10, 2006#13

So which is it? Are all poor people poor for a reason or is there involuntary poverty? Or is it that the majority of poor people grew up in extreme poverty and therefore started off with various social, physical, and psycological diadvantages. I think the latter is more true. Welfare is needed to help out people who fall on hard times. You never know, YOU may need to use it one day....


I was saying that welfare is what has created a class that subsists on the "poverty" line. There was always a social safety net, until the government destroyed it with the New Deal and Great Society programs. People used to turn to private charities, the churches, friends and family, etc. They only did this when they absolutely had to and there was no abusing this net because the aid was voluntarily given and could be denied to those who didn't deserve it. Bad decisions were discouraged this way. The newspapers used to run articles about the neediest people in the city, but distinguished between the deserving and the undeserving. A widow with kids whose husband died fighting a fire was deserving. An unwed mother was not. The latter still recieved aid, but scorn for her bad mistakes (which discouraged others from doing the same).



But the government replaced all of this with welfare lines. Now you see unwed mothers demanding money from bureaucrats handing out other peoples' money. This government interference has made "Dad" expendable and resulted in single parent households. Without a positive male role-model, there is a strong chance for these kids to make wrong decisions. Welfare has created a vicious cycle of poverty.


Would you say civil servants and school teachers contribute little, because they don't make very much money. You know as well as I do this statement is false as well. Your above rant make little to no sense. If I were you I'd edit it, out of embarrasment.


I should have elaborated on the contribute part. In order to make a lot of money, you have to have a comparative advantage over other workers in satisfying the needs of society. Janitors and grave diggers contribute to society and their job is hard work, but just about anyone can do those jobs. Surgeons are rich because there aren't that many people who can perform surgery, etc. These people are poor because they haven't invested in any building any skills or advantages over others in the labor market.


St. Louis' decline has nothing to do with poor people in a rich neighborhood. The city is a place where diversity is key, there is income diversity. If you are saying that neighborhoods should be divided by income, my god, that is horrible. Division of people only breeds ignorance and stereotypes, which is a problem for any urban community.


Diversity is not an end in itself. 19th century London had little diversity and neither does today's Tokyo or Shanghai. Freedom of association is what is key. Forcing people to mix together is just as bad in principle as forced segregation.

508
Senior MemberSenior Member
508

PostFeb 10, 2006#14

MistaC01 wrote:
Paris Hilton is extremely lazy and contributes nothing to society but sice she has the first three factors she's a millionare.


I disagree, I saw this videotape that she put out, and she was working extremely hard in it.

407
Full MemberFull Member
407

PostFeb 10, 2006#15

Diversity is not an end in itself. 19th century London had little diversity and neither does today's Tokyo or Shanghai. Freedom of association is what is key. Forcing people to mix together is just as bad in principle as forced segregation.


Well put!

1,493
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1,493

PostFeb 10, 2006#16

Bastait wrote:I should have elaborated on the contribute part. In order to make a lot of money, you have to have a comparative advantage over other workers in satisfying the needs of society. Janitors and grave diggers contribute to society and their job is hard work, but just about anyone can do those jobs. Surgeons are rich because there aren't that many people who can perform surgery, etc. These people are poor because they haven't invested in any building any skills or advantages over others in the labor market.


While I agree with this philosophically in reality people do not start on a level playing field in life, and therefore do not have acccess to the same opportunities to develop "skills or advantages over others". Look at the formula I posted above. Just putting in the effort may not be enough. That's all I'm trying to say. You try to assert that all poor people are poor because of laziness, and that is just not true.

2,430
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2,430

PostFeb 10, 2006#17

Sigh... well all I will say is that anyone who belives it is the role of governement to make all things equal is foolish. The best one can hope for is eqaulity of opertunity in the philospophy of service open to talents. Whereby if you have the skills then you have a shot at the job. Anything beyond this is man trying to tackle God and thats something that will always fail.



Even in states where they mandate afordable housing it doesn't work (New Jersey).



The best you can hope for is to offer areas where people can mix and meet other different from them and develope the understandings nessisary to have a functioning society. Forced social change always fails.

3,785
Life MemberLife Member
3,785

PostFeb 10, 2006#18

People tend to gravitate towards people like themselves.
This is a problem, isolating yourself to people that are like yourself breeds stereotypes and slows diversity, as well as, the spread of new ideas, ie, cultural diffusion. I would prefer to live in a more diverse neighborhood such as the central west end, or any place in the central corridor, but, this is not an option yet. If you perfer to be with people like yourself, fine, I am not critizing that. I would like to say just keep and open mind to other people and ideas.







Obviously certian neighborhoods are ethnic enclaves such as the Hill. I am saying that people should not get angry when low income housing is built near their house. Low income housing should not be isolated to one specific area, because, as stated, there is bad schools and a low tax base. These enclaves should maintain their identity, however, they should not selectively exclude other groups from moving into the neighborhood, such as the off the market real estate practice of the hill, with the only reason being maintaining the neighborhoods white population. It is possible to maintain the atmosphere of the hill without excluding other groups of residents, just keep the property maintained and keep prices at resonable levels. Also only sell to responsible individuals who will not ruin the property. This concept is independent of ethnic background, its called being a responsible seller.





I disagree that before the New Deal there was a safety net. Private Charity is not a safety net because you have to rely on the charity of others, and this presupposes that one person cares about another. If people are wary of low income housing near their own home, then how can we expect this person to provide charity to the poor?



You can make the counterargument that the most non-caring group of people is the white collar criminals, or the government, however, the way to fix this issue is to be involved in the government, and vote people out of office who do not represent your issues. Not everyone is selfish, however, most people in power seem to be. It is really a toss up, private vs. public charity, and we can see the results:



Depression - Failure of Private Charity

Katrina - Failure of the Government



Either system is flawed, and until there is a new system, I will have to support our current system, albeit more reformation should be taken.


This government interference has made "Dad" expendable and resulted in single parent households. Without a positive male role-model, there is a strong chance for these kids to make wrong decisions.


I do not see how "dad" was made expendable. Men are required for reproduction, and I do not agree that men are essential for the proper upbringing of a child. Women are capable of raising children alone, just as men can raise child alone.






Such a little known fact, I don't think the actual law even knows it.


Yeah, you are right. TANF requires employment, not college. Anyway, it is a step in the right direction. Forcing employment can help people get off welfare dependency; however, I believe corporations should offer college tuition reinbursement for even the lowest level factory employees. This creates loyal employees and increases their education. When they graduate, you have loyal, educated, and qualified members of your internal work force, which can be promoted at any time. The city could work with coprorations and give them tax incentives if they offer these types of programs, because lower income workers are being educated, thus the education of the citizenry is increased; this benefits the city at larger. The universities could also offer lower tuition for these individuals. This creates greater enrollment, and if these people are property motivated, higher test scores, as well as, a local reputation of being a university truely involved with the community, and its social problems.

1,054
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1,054

PostFeb 10, 2006#19

There was always a social safety net, until the government destroyed it with the New Deal and Great Society programs. People used to turn to private charities, the churches, friends and family, etc.


This is a valid point put forth by Bastiat that reflects the "falling-out" of the American family. For more info on neighborhoods, crime, and deinstitutionalization sending people into inner cities refer to the books I have suggested below.

696
Senior MemberSenior Member
696

PostFeb 10, 2006#20

Folks, some of you need to read the article again (or if you haven't read it, read it..the whole article). The idea is not to force poor people on higher income neighborhoods...it's an idea where each neighborhood (more realisticly, each block) take it upon themselves to provide a home for the less fortunate. The effort of neighbors helping these people and inviting them to be truley neighbors and helping them can only have posative consequences. Sure, there are those poor who would not appreciate the help, who would not seek to better themselves (or seek to have their children better themselves), these are the people that need to be sent elsewhere. But to those poor who would accept the help and learn, think of the great consequences. Can you imagine, if in your neighborhood everyone were poor, the dispair, the negativity that would exist? This is what federally funded public housing has done. Wouldn't providing a decent home and extending friendship be worth a try? I think so, and I think its rather calous of those who pooh pooh the idea.

3,785
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3,785

PostFeb 10, 2006#21

Marmar, thats what I am trying to get to, that concept of helping people out, extending help to poor neighbors, not shunning them.

508
Senior MemberSenior Member
508

PostFeb 10, 2006#22

I agree with what you're saying Marmar...possibly the neighborhood association can form some sort of corporation or land trust to buy some number of properties and keep them at an affordable level. I went to a Benton Park West neighborhood association meeting a while back and they had some interesting ideas on this. I don't know if enough neighborhoods would be interested in this, so maybe some sort of incentive can be introduced for neighborhood groups to do it...but it would have to be voluntary. I would prefer this type of approach to a top-down approach where people from outside the neighborhood are deciding where affordable housing should go. Unfortunately I think St. Louis's need for low-income housing overwhelms any one approach.

119
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119

PostFeb 10, 2006#23

Marmar wrote:Sure, there are those poor who would not appreciate the help, who would not seek to better themselves (or seek to have their children better themselves), these are the people that need to be sent elsewhere.


Wait .. What?!



You're saying that there ARE poor people who "need to be sent elsewhere." Where do you propose to "send" them?

1,355
Veteran MemberVeteran Member
1,355

PostFeb 10, 2006#24

Maybe the debate on affordable housing in St. Louis has too long been at a level so elementary as to exclude design considerations?



The American Bar Association, Forum on Affordable Housing and Community Development will have their annual conference in St. Louis this year. The topics are closely related to this thread:



http://www.abanet.org/forums/affordable/home.html



Excellence in housing design sites:

www.huduser.org



http://www.smartgrowth.org/about/issues ... 13&res=800



Affordable Housing Design Advisor:

http://www.designadvisor.org/

696
Senior MemberSenior Member
696

PostFeb 11, 2006#25

Good point, Matt.

stl555, it's great news to hear about Benton Park West. Can you give me a recap? Of course, not EVERYONE will want to be, or even will be able to be involved. It's a complex situation, but I feel a new approach on education in the matter is needed. I'm no expert and am by no means well off, but I'd like to do what I can to help a neighbor. The government has already proven to be a miserable care taker.

Well, New-to-stl, as I stated, I'm no expert, but you know as well as I do there are those who, no matter how you try you just can't get through to them or help them to help themselves (and this isn't just relegated to poor people, either), no matter how you try. I guess saying "sending them elsewhere" sounds smug, but I didn't mean it to. There needs to be some kind place where these kinds of people can be...housed...live out their lives...whatever(?). I would think, hope, most poor people can be reached with proper assistance...that of their neighbors.

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