{"id":596,"date":"2017-06-13T21:53:36","date_gmt":"2017-06-13T21:53:36","guid":{"rendered":"http:\/\/stories.kera.org\/no-place\/?p=596"},"modified":"2017-07-26T15:27:23","modified_gmt":"2017-07-26T15:27:23","slug":"a-look-at-the-role-race-plays-as-west-dallas-gentrifies","status":"publish","type":"post","link":"https:\/\/stories.kera.org\/no-place\/2017\/06\/13\/a-look-at-the-role-race-plays-as-west-dallas-gentrifies\/","title":{"rendered":"A Look At The Role Race Plays As West Dallas Gentrifies"},"content":{"rendered":"<p><em>West Dallas is a neighborhood in the early stages of gentrification. As high-end restaurants and apartment complexes are built, low-income residents are being edged out. Almost all of the residents are Latino or black.<\/em><\/p>\n<hr \/>\n<h5>Forced To Move<\/h5>\n<p>Claudia Aranda has a straightforward theory: Gentrification intensifies segregation.<\/p>\n<p>&#8220;It&#8217;s not just about discrimination and private practices by housing providers,&#8221; she says. &#8220;It&#8217;s also about where people are living today.&#8221;<\/p>\n<p>Aranda developed this theory working for the Urban Institute in Washington D.C. And it&#8217;s currently playing out in West Dallas.<\/p>\n<p>Most of the 300 families living in rental homes that weren&#8217;t up to the city&#8217;s strengthened housing code have left West Dallas. Very few have landed in racially diverse suburbs. Almost all of them have ended up in poor, minority-dominated neighborhoods like south Oak Cliff.<\/p>\n<p>Rosemary Guerra and John Anderson were lifetime residents of West Dallas up until a few months ago. When they were told they had to move because their homes weren&#8217;t up to city code, they left. Both packed up their families and headed to southern Dallas.<\/p>\n<p><!-- meta slider --><\/p>\n<div style=\"width: 100%; margin: 0 auto;\" class=\"metaslider metaslider-flex metaslider-605 ml-slider\">\n<div id=\"metaslider_container_605\">\n<div id=\"metaslider_605\" class=\"flexslider\">\n<ul class=\"slides\">\n<li style=\"display: block; width: 100%;\" class=\"slide-443 ms-image\"><img loading=\"lazy\" decoding=\"async\" src=\"http:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rosemary_guerra-1000x800.jpg\" height=\"800\" width=\"1000\" alt=\"\" class=\"slider-605 slide-443\" \/>\n<div class=\"caption-wrap\">\n<div class=\"caption\">Rosemary Guerra sits on the porch of her home in Oak Cliff. She moved from her West Dallas home in November, soon after HMK Ltd.'s initial eviction notice. Photo\/Courtney Collins<\/div>\n<\/div>\n<\/li>\n<li style=\"display: none; width: 100%;\" class=\"slide-442 ms-image\"><img loading=\"lazy\" decoding=\"async\" src=\"http:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/john_anderson-e1495390039429-1000x800.jpg\" height=\"800\" width=\"1000\" alt=\"\" class=\"slider-605 slide-442\" \/>\n<div class=\"caption-wrap\">\n<div class=\"caption\">John Anderson visits his former home in West Dallas. Photo\/Courtney Collins<\/div>\n<\/div>\n<\/li>\n<\/ul><\/div>\n<\/p><\/div>\n<p>    <script type=\"text\/javascript\">\n        var metaslider_605 = function($) {\n            $('#metaslider_605').flexslider({ \n                slideshowSpeed:3000,\n                animation:\"fade\",\n                controlNav:true,\n                directionNav:true,\n                pauseOnHover:true,\n                direction:\"horizontal\",\n                reverse:false,\n                animationSpeed:600,\n                prevText:\"&lt;\",\n                nextText:\"&gt;\",\n                slideshow:false\n            });\n        };\n        var timer_metaslider_605 = function() {\n            var slider = !window.jQuery ? window.setTimeout(timer_metaslider_605, 100) : !jQuery.isReady ? window.setTimeout(timer_metaslider_605, 1) : metaslider_605(window.jQuery);\n        };\n        timer_metaslider_605();\n    <\/script>\n<\/div>\n<p><!--\/\/ meta slider--><\/p>\n<h5>Lack Of Choices<\/h5>\n<p>It wasn&#8217;t a move they wanted to make. It was the only one they could afford.<\/p>\n<p>Researcher Claudia Aranda says this happens all the time.<\/p>\n<p>&#8220;When we talk about what choice you have in housing, it&#8217;s really a lack of a choice,&#8221; she says. &#8220;It&#8217;s what you are left with because of what you can afford.&#8221;<\/p>\n<p>When low-income families move in one direction \u2014 in Dallas, that tends to be south or southeast \u2014 poverty becomes concentrated.<\/p>\n<p>&#8220;We continue to see these concentrated areas of poverty that are also concentrated racially and ethnically,&#8221; Aranda says.<\/p>\n<figure class=\"mt-insert\">\n<div id=\"attachment_27\" style=\"max-width:100%;  width: 5949px\" class=\"wp-caption aligncenter\"><img loading=\"lazy\" decoding=\"async\" class=\"size-full wp-image-27\" src=\"http:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/03\/020117WESTdallas0020.jpg\" alt=\"West Dallas\" width=\"5949\" height=\"3966\" srcset=\"https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/03\/020117WESTdallas0020.jpg 5949w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/03\/020117WESTdallas0020-300x200.jpg 300w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/03\/020117WESTdallas0020-768x512.jpg 768w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/03\/020117WESTdallas0020-1024x683.jpg 1024w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/03\/020117WESTdallas0020-1360x907.jpg 1360w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/03\/020117WESTdallas0020-800x533.jpg 800w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/03\/020117WESTdallas0020-450x300.jpg 450w\" sizes=\"auto, (max-width: 5949px) 100vw, 5949px\" \/><\/p>\n<p class=\"wp-caption-text\"style=\"max-width:100%;  width: 5949px\" >A scene from West Dallas near Singleton Boulevard. Photo\/Allison V. Smith<\/p>\n<\/div>\n<\/figure>\n<p>And that kind of segregation comes with consequences. Aranda says one of them is earning potential.<\/p>\n<p>&#8220;In those regions, there tends to be greater income inequality, but also it has very real implications for people of particular racial and ethnic groups,&#8221; she says. &#8220;So, for example, there tends to be lower median income, but particularly for African Americans, a lower per capita income.&#8221;<\/p>\n<p>Aranda says it&#8217;s up to cities, counties and states to fight for change.<\/p>\n<p>&#8220;Look at the entire jurisdiction, look at the entire region to determine where there are these racially and ethnically concentrated areas of poverty, and do something to address them,&#8221; she says.<\/p>\n<p>One example would be to give incentives for developers to build affordable housing. Another would be policing zoning laws so there are desirable places to build.<\/p>\n<hr \/>\n<h6>GRAPHIC: DEMOGRAPHIC CHANGES IN WEST DALLAS<\/h6>\n<p>The three largest racial groups in West Dallas are Hispanic, black and white, according to Southern Methodist University research.<\/p>\n<p>The white population has grown the most in recent years.<\/p>\n<p><script id=\"infogram_0_demographic_changes_in_west_dallas\" title=\"Demographic Changes In West Dallas\" src=\"\/\/e.infogr.am\/js\/dist\/embed.js?QwU\" type=\"text\/javascript\"><\/script><\/p>\n<div style=\"padding: 8px 0; font-family: Arial!important; font-size: 13px!important; line-height: 15px!important; text-align: center; border-top: 1px solid #dadada; margin: 0 30px;\"><a style=\"color: #989898!important; text-decoration: none!important;\" href=\"https:\/\/infogr.am\/demographic_changes_in_west_dallas\" target=\"_blank\" rel=\"nofollow\">Demographic Changes In West Dallas<\/a><br \/>\n<a style=\"color: #989898!important; text-decoration: none!important;\" href=\"https:\/\/infogr.am\/create\/column-chart?utm_source=embed_bottom&amp;utm_medium=seo&amp;utm_campaign=column_chart\" target=\"_blank\" rel=\"nofollow\">Create column charts<\/a><\/div>\n<hr \/>\n<div class=\"quotemark \"> &#8220;Whenever Dallas needs to develop in a new direction, it&#8217;s typically at the expense of low-income African-American and Hispanic families.&#8221; <\/p>\n<div class=\"quote-source\">Khraish Khraish, HMK Ltd. property owner<\/div>\n<div class=\"quote-rating-0\"><\/div>\n<\/div>\n<h5>&#8216;No City Can Survive Like That&#8217;<\/h5>\n<p>HMK Ltd. is the company that owns the homes in West Dallas that no longer meet city code. Co-owner Khraish Khraish explains why in his view, a mix of incomes is essential to a healthy neighborhood.<\/p>\n<p>&#8220;If we don&#8217;t start creating affordable housing products for our most vulnerable families for the lowest income levels, then what kind of city are we really building?&#8221; he says. &#8220;This will become a city of just high net worth individuals. No city can survive like that.&#8221;<\/p>\n<p>Khraish has sold several of the HMK homes he was renting out to the tenants themselves \u2014 and more are still trying to figure out a way to buy. Before he offered to sell, more than half his renters had already moved out. Khraish blames the building boom in West Dallas for segregating the city further.<\/p>\n<div id=\"attachment_302\" style=\"max-width:100%;  width: 300px\" class=\"wp-caption alignleft\"><img loading=\"lazy\" decoding=\"async\" class=\"size-medium wp-image-302\" src=\"http:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rawlings_kraish-300x240.jpg\" alt=\"HMK Ltd. owner Khraish Khraish (left) and Dallas Mayor Mike Rawlings (right). Photos\/Courtney Collins\" width=\"300\" height=\"240\" srcset=\"https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rawlings_kraish-300x240.jpg 300w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rawlings_kraish-768x614.jpg 768w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rawlings_kraish-1024x819.jpg 1024w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rawlings_kraish-1360x1088.jpg 1360w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rawlings_kraish-800x640.jpg 800w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rawlings_kraish-450x360.jpg 450w, https:\/\/stories.kera.org\/no-place\/wp-content\/uploads\/sites\/18\/2017\/05\/rawlings_kraish.jpg 2000w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/p>\n<p class=\"wp-caption-text\"style=\"max-width:100%;  width: 300px\" >HMK Ltd. owner Khraish Khraish (left) and Dallas Mayor Mike Rawlings (right). Photos\/Courtney Collins<\/p>\n<\/div>\n<p>&#8220;Whenever Dallas needs to develop in a new direction, it&#8217;s typically at the expense of low-income African-American and Hispanic families,&#8221; Khraish says. &#8220;We&#8217;d have to move those families out in order for the high-end developments to come in.&#8221;<\/p>\n<p>Mayor Mike Rawlings says, the challenge is to preserve West Dallas&#8217; rich culture and energy.<\/p>\n<p>\u201cThe fact that you can now go over to Trinity Groves and eat Moroccan food and go down the street to a lady I know and have tamales at her house, and have one of the great African-American churches right down the road, that\u2019s the kind of city we need to be when it\u2019s all mixed together like that,\u201d Rawlings says.<\/p>\n<p>Still, for the people who&#8217;ve moved, like Rosemary Guerra, they&#8217;ll never be at home like in West Dallas.<\/p>\n<p>&#8220;Everybody knew everybody, and we all got along with each other,&#8221; she says. &#8220;You know, we never locked our doors.&#8221;<\/p>\n<p>Now, she does. And experts say without opportunities for minority families living in poverty, it will be more and more people just like Guerra, bolting their doors in neighborhoods they don&#8217;t recognize.<\/p>\n<hr \/>\n<h6>Map:\u00a0West Dallas By The Numbers<\/h6>\n<p>West Dallas is made up of seven census tracts. Click on each tract to learn more about the people who live there.<\/p>\n<style>\n\t.nptg-map{\n\t\twidth:100%;\n\t\theight:600px;\n\t}\n\t.gm-style-iw table, .gm-style-iw td{\n\t\tbackground-color:#ffffff !important;\n\t\tborder:none !important; \n\t}<\/p>\n<p>\t.gm-style-iw tr{\n\t\tborder-bottom: 1px solid #000000;\n\t}\n\t<\/style>\n<p>\t<!--\n\n<h3>2013 Census Data<\/h3>\n\n--><\/p>\n<div id='map55713431' class='nptg-map'><\/div>\n<p>\t<script>\t\n\t\/\/ intialize \n\tfunction initialize() {\n\t\tvar layers = [];\n\t\tlayers[0] = new google.maps.KmlLayer('https:\/\/stories.kera.org\/assets\/census-data-map-041217.kml?rev=1781525965', {\n\t\t\tpreserveViewport: true\n\t\t});\n\t\tvar myLatlng = new google.maps.LatLng(40, -110);\n\t\tvar mapOptions = {\n\t\t\t\tcenter: new google.maps.LatLng(32.7746366, -96.8263793),\n\t\t\t\tzoom: 14,\n\t\t\t\tzoomControl: true,\n\t\t\t\tzoomControlOptions: {\n\t\t\t\t\tstyle: google.maps.ZoomControlStyle.DEFAULT,\n\t\t\t\t},\n\t\t\t\tdisableDoubleClickZoom: true,\n\t\t\t\tmapTypeControl: true,\n\t\t\t\tmapTypeControlOptions: {\n\t\t\t\t\tstyle: google.maps.MapTypeControlStyle.HORIZONTAL_BAR,\n\t\t\t\t},\n\t\t\t\tscaleControl: true,\n\t\t\t\tscrollwheel: true,\n\t\t\t\tpanControl: true,\n\t\t\t\tstreetViewControl: true,\n\t\t\t\tdraggable : true,\n\t\t\t\toverviewMapControl: true,\n\t\t\t\toverviewMapControlOptions: {\n\t\t\t\t\topened: false,\n\t\t\t\t},\n\t\t\t\tmapTypeId: google.maps.MapTypeId.HYBRID ,\n\t\t\t}\n\t\t\tvar mapElement = document.getElementById('map55713431');<\/p>\n<p>\t\t\tvar map = new google.maps.Map(mapElement, mapOptions);<\/p>\n<p>\t\tlayers[0].setMap(map);<\/p>\n<p>\t}\n\tgoogle.maps.event.addDomListener(window, 'load', initialize);\n\t<\/script><\/p>\n<hr \/>\n<h6>One Crisis Away: No Place To Go Community Forum<\/h6>\n<p>Watch a discussion on housing, development and the evolution of West Dallas.<\/p>\n<p><iframe loading=\"lazy\" style=\"border: none; overflow: hidden;\" src=\"https:\/\/www.facebook.com\/plugins\/video.php?href=https%3A%2F%2Fwww.facebook.com%2Fkeratx%2Fvideos%2F10155372259711445%2F&amp;show_text=0&amp;width=660\" width=\"660\" height=\"415\" frameborder=\"0\" scrolling=\"no\" allowfullscreen=\"allowfullscreen\"><\/iframe><\/p>\n","protected":false},"excerpt":{"rendered":"<p>West Dallas is a neighborhood in the early stages of&#8230;<\/p>\n","protected":false},"author":7,"featured_media":26,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"audio","meta":{"footnotes":""},"categories":[2],"tags":[11,15,10,32,8],"class_list":["post-596","post","type-post","status-publish","format-audio","has-post-thumbnail","hentry","category-one-crisis-away-no-place-to-go","tag-affordable-housing","tag-gentrification","tag-poverty","tag-race","tag-west-dallas","post_format-post-format-audio","byline-courtney-collins"],"_links":{"self":[{"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/posts\/596","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/users\/7"}],"replies":[{"embeddable":true,"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/comments?post=596"}],"version-history":[{"count":21,"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/posts\/596\/revisions"}],"predecessor-version":[{"id":627,"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/posts\/596\/revisions\/627"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/media\/26"}],"wp:attachment":[{"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/media?parent=596"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/categories?post=596"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/stories.kera.org\/no-place\/wp-json\/wp\/v2\/tags?post=596"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}