Searching for Solutions: What St. Louis can learn from New Orleans about affordable housing
How aging pipes, a shrinking population and a disaster transformed this Mississippi River city and what St. Louis could learn from the setbacks and victories.
St. Louis city leaders have sought public input as they plan to use federal pandemic relief money and the Rams settlement funds to sow the seeds of a brighter future.
As a part of our station’s ongoing commitment to stand up for St. Louis, 5 On Your Side dispatched reporters to several cities across the country to go "Searching for Solutions" that delivered the best return on investment.
This year we've covered the ways Detroit, Indianapolis and Kansas City are thinking about complex problems.
While no two American cities present a perfect apples-to-apples comparison with St. Louis, the city of New Orleans offered a compilation of eerie similarities: both cities were tied together by the Mississippi River; both cities were founded before the birth of United States and saw early settlers develop the land under French and Spanish rule; both cities have seen drastic declines in population, increases in deferred maintenance, aging infrastructure battered by a climate crisis, and a list of other cultural and industrial connections too long to name.
People and pipes Shrinking population and aging infrastructure
What we found in Chapter One of Searching for Solutions in New Orleans was that investing in infrastructure is always a good bet, especially when compared to the alternative.
You probably remember the horror and devastation of Hurricane Katrina.
"It's really a manmade disaster," said Mike Perlstein, a reporter at WWL in New Orleans. Perlstein found cracks in the levees and canals that were ignored for too long.
Ghassan Korban at the Sewerage and Water Board inherited the infrastructure battered by Katrina. Katrina also caused people to move out of New Orleans permanently.
"Shrinking population," Korban listed as an aggravating factor. "But the [sewer] system does not shrink."
Perlstein notes there are similarities between New Orleans and St. Louis.
"We were undergoing that slow, you know, erosion of tax base and infrastructure," Perlstein said. "We were losing population."
Congress helped New Orleans with billions of dollars to build the city back after Katrina. St. Louis did not have a disaster that brought the same attention and help.
The pressure on New Orleans brought about some important changes.
Korban said New Orleans' 1,600 miles of water pipes make up the most active drainage system in the country. The pipes are very old and fragile. Nearly a third of pipes were installed a century ago.
After years of water main breaks, patching and just getting by, New Orleans finally made a change.
"Replace, do not repair," Korban said. "Think 50 years, not five years."
Korban said they stopped throwing good money after bad. The change in the philosophy caused the recurring problems to disappear.
"Between the new pumps and those two water hammers, we have virtually eliminated the citywide boil water advisories," Korban said.
Crews could focus on maintenance work instead of emergencies. They placed miles of high-density polyurethane inside the older, brittle pipes.
"You don't have to start big, but you have to be very methodical and intentional about funding infrastructure," Korban said.
The change helped stabilize the system and boosted the city.
Helping police Using technology and retired officers
Before a dramatic reduction in violent crime in the early 2000s, "we were the murder capital of the world," Elizabeth Boh, New Orleans Police and Justice Foundation board chair, said.
Boh credited previous police chiefs for delivering dramatic results before Hurricane Katrina wiped out their progress and depleted city resources.
New Orleans police were down to 900 officers. Response times remain slow.
Technology is helping triage various crises. Businesses can use an app to submit 911-style alerts. Residents' camera feeds can connect to the city's crime center to help collect evidence.
A third-party company helps with car accidents and fender benders. They employ retired police officers to help free up the main police force.
Living history The key to the future
In a city that embodies history and charm, the challenges of urban decay are met with resilience and innovation. As we've explored the struggles faced by shrinking cities, New Orleans stands as a testament to the power of preservation.
Red letters atop the iconic Roosevelt Hotel spell out its rich history. This historic gem, dating back to 1893, has a unique significance in New Orleans. The German immigrant Grunewald, who built it in time for Mardi Gras, paved the way for its transformation into a symbol of the city's past.
General Manager Tod Chambers explained it was named in honor of President Teddy Roosevelt for building the Panama Canal.
Hurricane Katrina in 2005 left behind a trail of vacant historic properties. Yet, the city's spirit prevailed, and billions of dollars poured in for its revitalization.
Chambers describes the risks taken to breathe life back into these historic properties, emphasizing the role of historic tax credits. This strategy, combining state and federal incentives, proved essential in preserving the city's architectural heritage.
The Roosevelt Hotel's grand reopening sparked a renaissance in the surrounding areas, echoing the resilient spirit of New Orleans. This approach is gaining traction citywide.
Developers like Marcel Wisznia adapt to the evolving needs of the post-pandemic world.
In the face of changing trends, Wisznia transformed a property into boutique hotels and mixed-use living spaces.
Dan Weiner, focusing on affordable workforce housing, has pioneered innovative solutions that draw residents closer to their workplaces and foster a sense of community.
New Orleans, with its rich history, is not merely a museum but a living testament to resilience and adaptation. This city has shown that preserving the past can shape a better future, inspiring other urban centers to follow suit.
Affording housing Artists and low-income workers
In most major American cities, the invaluable contributions of low-income workers are an essential pillar of daily life. However, the cost of city living often presents these individuals with an agonizing dilemma: Either grapple with persistent poverty or seek refuge in more affordable areas.
Enter New Orleans, a city that stands as an example of innovation and compassion in addressing this conundrum.
New Orleans, renowned for its vibrant cultural tapestry and renowned jazz scene, experienced a housing crisis that disproportionately affected artists and low-income workers. Housing costs surged, resulting in many residents having to allocate an alarming 35% to 50% of their income to maintain a roof over their heads.
Pres Kabacoff, a celebrated developer known for his keen sense of affordable housing, led the charge in finding a solution. Kabacoff recognized the urgent need to revitalize neighborhoods and offer affordable housing options to the city's creative community. Despite facing initial obstacles, including resistance from the Internal Revenue Service, Kabacoff's determination and innovation succeeded in securing artist housing incentives through congressional action.
Now, musicians, painters, and actors are granted preferred access to loft apartments within a vast 70,000-square-foot artist complex, ensuring they can continue their artistic pursuits without the burden of excessive housing costs.
The New Orleans model serves as a template for other cities grappling with similar housing issues, emphasizing the significance of neighborhood revitalization and artist-focused incentives. This groundbreaking initiative not only supports artists but also enriches the city's cultural fabric, proving that when a community values its residents, it can harmoniously thrive.
In a broader context, New Orleans' endeavors shine a light on the plight of low-income workers and artists in many American cities, demonstrating the possibility of coexistence when a place is created for those who are valued. This example stands as a testament to what our country should be about inclusive communities that foster the growth and prosperity of all their inhabitants.