Emerson Park Data Book

[ Data Book ]

III. Land Use Survey Results

Contents

• Background
• A. Land Use Data
• B. Local Ownership Patterns
• C. Building Occupancy
• D. Building Size
• E. Building Material
• F. Building Conditions
• G. Assessed Values
• H. Evidence of Recent Improvements
• I. Inspection Recommendations
• J. Shade Trees
• K. Site Conditions
• L. Sanitation Violations
• M. Plant Growth in the ROW

A land use survey was performed in the Fall of 1997 in Emerson Park. This survey builds upon the data collected in the Neighborhood Revitalization Plan for Emerson Park, 1991. Tax assessment data from 1996 was combined with the results of the survey in order to gain an understanding of land values, ownership, and conditions. The tax information is believed to be consistent with present ownership, however, knowledge of Bi-State Development Agency’s plans to extend the Metro Link by constructing a light rail stop in the Emerson Park neighborhood in March of 1998 did cause land speculation. It is not believed that such transfer of ownership is substantial enough to adversely impact existing data and its overall implications.

The land use survey conducted in the Fall of 1997 was performed by student volunteers under supervision of East St. Louis Action Research Project (ESLARP) research assistants. Teams of two were assigned blocks within the neighborhood to survey parcel-by-parcel for site conditions, building conditions, building materials, and occupancy. The survey consisted of 15 questions with a range of 2-10 possible variables. A sample base map of parcels that was used for the survey is shown below (Map 3.1). The survey instrument can be found in the Appendix.

Map 3.1
St. Clair County – Emerson Park Sidwell Map
Basis for Land Use Survey

Table 3.1
Land Use Summary Statistics
Emerson Park Study Area
1998

The study area consists of 55 blocks and 1,644 parcels. In 1990 only 1,407 parcels existed in Emerson Park. The average block size is 420’x 420’. The number of parcels per block, as well as the parcel size, vary dramatically throughout the neighborhood, ranging anywhere from 6’x 75’ to 450’x 615’ and averaging 30’x 125’ overall. Currently, there are 350 inhabitable dwelling units in Emerson Park with the predominant house type being that of detached single family residence.

A. Land Use Data

Land uses are divided into four main categories. The predominant land uses are residential and vacant land.

• Residential: single family detached structures, multiple family structures with 2-4 units, and multiple family structures of more than 5 units.
• Business-Related: retail, commercial, warehouse, wholesale, and industrial uses.
• Community Service: religious institutions, social service agencies, and fraternal organizations.
• Mixed-Use: sites that contain a combination of the above uses.

Table 3.2
Land Use Detailed Statistics
Emerson Park Study Area
1998

The effects of deindustrialization and outmigration can be quickly realized from the information provided by Table 3.2 as the dominant land use in Emerson Park is currently that of vacant land (see Map 3.2). Residential use currently occupies the second most abundant land use in the neighborhood.

Map 3.2: Land Use

B. Local Ownership Patterns

Table 3.3
Ownership
Emerson Park Study Area
1998

Ownership data for Emerson Park was obtained from the St. Clair County Assessor’s office in 1996 and has not been updated to 1998 for this analysis. Private landowners are the largest land holder in the study area (Map 3.3). The County assumes trusteeship of 26% of all parcels. The City and the local housing authority holds very few parcels.

C. Building Occupancy

Table 3.4
Building Occupancy by Structure
Emerson Park Study Area
1998

Outmigration has severely weakened the demand for land in Emerson Park and buildings across all land use categories. The properties most affected are that of single-family residential, multiple-family residential and business-related uses (Map 3.4). Community service uses seems fairly stable as do the small number of mixed-use structures.

Map 3.3: Land Ownership

Map 3.4: Building Occupancy

D. Building Size

Table 3.5
Building Size
Emerson Park Study Area
1998

The largest sized structures are that of multiple-family buildings. Single family structures are conversely the smallest in size making for an adequate transition in scale and density (Map 3.5). The majority of these homes are vernacular shotgun or craftsman style homes indicative of the area’s history and development patterns, which are fairly inexpensive to rehabilitate due to their practicality. Use of this information should be included in creation of design guidelines for future development of both residential and commercial structures.

E. Building Materials

Table 3.6
Building Materials
Emerson Park Study Area
1998

Wood is currently the predominant building material within Emerson Park with masonry second and metal third (Map 3.6). Very little diversity in materials exists. All community services are made exclusively of masonry, making them landmarks in more than one sense.

Map 3.5: Building Size

Map 3.6: Building Materials

F. Building Conditions

Table 3.7
Building Conditions
Emerson Park Study Area
1998

• Good – no obvious maintenance or repairs necessary
• Fair – minor maintenance or cosmetic repairs necessary
• Deteriorated – structural damage; major material replacement required, but building is salvageable
• Dilapidated – missing materials and structural damage beyond repair

Despite long-term disinvestment in Emerson Park, the general housing stock condition in the neighborhood is in good to fair condition for all uses (Map 3.7). Concentrated efforts by EPDC, CDBG, and area lenders are essential to structurally stabilizing the local housing stock. Immediate attention should be given to improve those units that fall into the category of deteriorated. Units that display dilapidated qualities should be inspected for demolition as they pose dangers to health and safety, tarnish the appearance of the neighborhood, and are potentially too costly to rehabilitate.

G. Assessed Values

The assessed value of property in Emerson Park is quite low in comparison with more eastern neighborhoods and the rest of the region. The majority of properties fall in the $0 to $1,138 value range. The most recent data available from the St. Clair County Assessor’s office is from 1996 and is now largely outdated due to development interest in the neighborhood (Map 3.8). Fortunately, recent development plans for 201 new units of mixed income rental housing, the expansion of the MetroLink and new commercial potential, has increased property values by a speculated 500%.

Table 3.8
Assessed Values
Emerson Park Study Area
1996

Map 3.7: Building Condition

Map 3.8: Assessed Values

H. Evidence of Recent Improvements

Table 3.9
Evidence of Recent Improvements
Emerson Park Study Area
1998

• Yes – obvious recent improvements to building, such as new porch, new roof, new siding, new paint
• No – no obvious improvements

Approximately 20% of single-family and low-density housing units have been improved by homeowners using their own resources (Map 3.9). More than a quarter of business-related structures has been improved and nearly 40% of mixed-use properties have been upgraded. The information from the above table provides insight into the level of community pride held by neighborhood residents, as well as their commitment to the future of Emerson Park. Everywhere you turn in Emerson Park you notice another resident working hard to improve their property. This activity was not as visible a few years ago and residents state that, "they are rebuilding".

I. Inspection Recommendation

Table 3.10
Inspection Recommendation
Emerson Park Study Area
1998

A considerable number of housing units are in need of inspection to determine whether or not they are suitable, from a cost feasibility basis, for rehabilitation (Map 3.10). A smaller, but equally considerable number, of structures need to be inspected for demolition. The number of units that fall into this category, as well as those in surrounding neighborhoods may call for additional staff to be hired within the City’s Building Regulation Department to handle this serious issue. The demolition of derelict structures is repeatedly stated as the biggest need in many East St. Louis neighborhoods.

Map 3.9: Recent Building Improvements

Map 3.10: Building Inspection Recommendations

J. Shade Trees

Table 3.11
Shade Tree Information
Emerson Park Study Area
1998

Trees are considered a valuable asset from both a financial and an aesthetic perspective. Natural vegetation enhances any environment, but can be particularly valuable in a neighborhood such as Emerson Park since the presence of heavy manufacturing and industrial uses infringe upon not only the environmental quality of the area, but the visual quality as well. Unfortunately only 21% of residential structures currently have trees in the right of way of their property (Map3.11). Furthermore, many of these trees are dead and/or diseased and run the risk of falling down.

K. Site Condition

Table 3.12
Site Conditions
Emerson Park Study Area
1998

• Mowed, clean & improved - grass is mowed (no longer than one foot high), site is generally free of trash, intentional landscape enhancement to property; i.e. shrubs, flowers, or other improvements to site.
• Mowed, clean – no improvements: grass is mowed (no longer than one foot high), no obvious landscape enhancement on site.
• Mowed, partially kept – grass is no longer than one foot high, some trash is evident on site but can be cleaned in one hour or less
• Unattended – grass and weeds longer than one foot high, substantial amount of trash, abandoned vehicles, appliances, ect. on site. It would take longer than one hour to remove trash.

Sixty percent or more of single-family and low-density multiple-family units are on sites that are well-maintained (Map 3.12). Site conditions on high-density, business-related, community service, mixed-use, and vacant lots are often poor. Stronger code enforcement is needed on the City’s part to address this issue. The number of unattended lots poses a definite need for concern. Perceptions of the neighborhood are largely based on visual quality.

L. Sanitation Violations

As previously stated, sanitation violations are a major issue in Emerson Park and in the entire area. The land use survey conducted in October of 1997 collected data on the presence of sanitation violations (Map 3.13). Properties were recorded as having violations if there was evidence of more than one week’s accumulation of household trash (10 garbage bags) and other materials. Sites were also recorded as having a violation if they were a dilapidated structure. Of the 1,595 parcels surveys, 424 of them were said to have violations. This represents nearly 27% of all parcels. The severe problem of sanitation code enforcement gravely impacts future development potential, the health and safety of residents, property values, crime and the overall quality of life in the city.

M. Plant Growth Obstructing the Right-of-Ways

Overgrown vegetation is consistently sighted as a problem by local residents. The overgrown weeds and trees often block access to the right-of-ways making it difficult to walk along the sidewalk. The overgrown plant material also creates a blind spot for drivers who may not be able to see just beyond the weeds and trees. This problem creates a breeding ground for vermin and is a safe place for criminals to hide out. It is imperative that the city take action to maintain publicly owned land and hold private landowners accountable for their property. The land use survey found that about half of all parcels have plant growth obstructing the right-of-way adjacent to the property (map 3.14).

Map 3.11: Number of Street Trees

Map 3.12: Site Conditions

Map 3.13: Sanitation Violations

Map 3.14: Plant Growth in the ROW

Document author(s) : Cathy Klump
Last modified: 13 October 1999, Deanna Koenigs