No, this isn’t a post about hockey; it’s about the future of one half of a city. The west side of Duluth has gotten a lot of deserved attention in politics and in the press in recent years. Rarely, however, do we hear much about the east side as a whole, except as a foil when comparing trends between the two ends of the city. This post will take some time to think about the area where I grew up, and plot out its future.
This isn’t some cry for attention or investment; some fairly substantial development (by Duluth standards) is happening naturally on the east side, and not much screams for immediate intervention. There’s no real cohesive east side identity like there is with the west, except perhaps a relationship to Duluth East High School, though it draws from areas beyond the city limits and its alumni scatter far more than Denfeld’s. Sure, there a few scions of old money families who carry on the tradition of that old east side cakeater stereotype, but while they may be large in influence, they’re relatively few in number. (Sidenote for the uninitiated: the term “cakeater” is indeed a Marie Antoinette allusion used to denigrate the spoiled rich kids, and achieved immortality thanks to the Mighty Ducks movies. Edina is home to the original cakeaters, but it’s long been thrown at the east side of Duluth, too.)
This post came to my mind when I observed to a friend, half surprising myself as I did so, that I might well spend the rest of my life within a mile or two of where I live now. I’m probably going to be an east side lifer, and while I’m a big believer in roots and tradition and so on, the ties go beyond a lingering loyalty to the streets I ran while growing up. I’m a sucker for historic homes. I like having the easy access to transportation and cultural amenities that come with living in a city, but I also like to have yards and green space. I like being on a hill, though not necessarily on a slope that renders the yard difficult to use. I want to be around people who share my general ethos while at the same time not cutting myself off from those who are not like me. I’m loyal to the east side’s public schools, which I think provide as desirable a blend of high-achieving culture and exposure to reality as one is likely to find anywhere out there; I don’t know what they’ll look like in this balkanizing education world by the time I have kids to send to them, but I’d at least like to preserve that option. The St. Louis River has much to recommend it, but I’ve grown up looking at that lake, and I want to continue to have views of that lake.
My main aim in doing this, though, is to make sure we don’t sink solely into a binary east-west way of thinking for all political discussion and reporting about issues in Duluth. I’ve certainly picked on that divide before; it’s real, and I’ll likely do it again. But it isn’t the only way of looking at things, and it runs the risk of ignoring other views that might be just as valuable.
Part and parcel with this is the danger of thinking of Duluth alone, or as if the goal of balancing east and west must be the sole goal. Less than half of the people living within thirty miles of downtown Duluth live within its city limits, and any solution to its various issues needs to consider the whole ecosystem. That requires both regional thinking, with an acknowledgment that noble measures in the name of balance could create perverse incentives for spillover or even flight into neighboring communities, and local thinking, with plans for specific neighborhoods instead of lumping entire sides of the city under one umbrella.
The east side’s less defined identity may have something to do with the sheer variety that exists between 6th Avenue East and the Lester River. While the west side certainly has its variants as well, it doesn’t have quite as many dimensions as the east side. I’ve divided it into four areas, which I’ll summarize quickly with some essential information, then offer up my thoughts on where they should go in the coming years.
Population: 7,471 | Median Income: $96,860
Elementary School: Congdon | Youth Rinks: Congdon, Glen Avon
We’ll start in the heart of the east side. Congdon is the source of the old stereotype, and it is indeed a neighborhood placid streets and beautiful old homes, albeit with some shifts in the largest of houses that no longer serve as plausible single-family abodes. The city has done a reasonably good job of allowing for creative uses (bed and breakfasts, granny flats, a few apartments), though I think it has been excessively regulatory when it comes to things like AirBnB. (Please, please don’t do the same thing to Uber, City Council friends.)
This is the wealthiest patch of northern Minnesota, and that won’t change anytime soon. In a different place I might argue for less concentration of wealth, but in Duluth and at this time, I will defend letting Congdon be Congdon. Its roots run deep, historical deference preserves part of the city’s character, and it’s not so large that it can be an isolated enclave. (Congdon Elementary actually has more kids in poverty than Lester Park, as it draws from some neighborhoods further west.) It’s worth having a showpiece neighborhood, and also an aspirational one.
This isn’t to say there isn’t room for improvement, and I think the city is particularly primed to cash in on the potential of some of the east side’s commercial corridors. There’s money to be spent in this area, and I expect many east siders from Congdon and beyond would welcome an excuse to do their shopping nearby instead of trekking up to the mall area. As I’ve written before, there’s so much room for improvement along London Road, and a chance to make it an actual destination instead of a bland suburban strip of medical offices and fast food. The new infusions of life with developments like Endi and BlueStone are great signs, as they offer convenient, accessible commercial options and housing for certain stages of life that don’t always get much attention. It’s no coincidence this is happening on the edges of Congdon, and it adds some healthy fresh life to the area.
Population: 9,374 | Median Income: $68,449
Elementary School: Lester Park | Youth Rink: Portman
Population: 9,448 | Median Income: $61,120
Elementary Schools: Homecroft, Lowell | Youth Rink: Woodland
Next, there are the Woodland and Lakeside, old streetcar suburbs that I would argue are, by and large, exemplary neighborhoods. While they are wealthier than most of the rest of the area, they are hardly homes to lots of pretention. There’s variety, too: little downtowns with business districts, connections to both big parks and the rest of the city; some large lakefront or ridgetop homes for the wealthy and some naturally occurring affordable housing for the poor, comfortable homes for families and smaller ranches or ramblers for those in the starter-home market or the mobility-impaired. They both have neighborhood schools (though Lakeside’s is better integrated into the neighborhood), and even their own Catholic schools (though the diocese appears hell-bent on creating its very own little Red Plan and closing one of them). I grew up in Lakeside, and found it to be an excellent place to spend a childhood, with plenty of room to run free and a very healthy overall environment.
These neighborhoods have enough in common that I put them together here, but they’re not identical; there are no lakefront properties in Woodland, and the college students in the Kenwood area drag down the median income up there. Maintaining the health shouldn’t be overly difficult, and simply involves keeping the housing stock fresh and gradually phasing in new stuff so it doesn’t age at a uniform rate. It sounds like some renewed emphasis on neighborhood downtowns will worm its way into the city’s new comprehensive plan, which would be a nice boost for these areas that are doing alright, but do have a few noticeable vacancies.
Also, for the curious: Hermantown’s demographics are very similar to Lakeside’s.
Population: 7,073 | Median Income: $40,594
Elementary School: Congdon | Youth Rinks: Congdon, Glen Avon
Duluth is a college town, and while a bunch of students scatter across the Hillside, Kenwood, and Duluth Heights, this is the big concentration. For an area including a decent-sized university, that’s actually a reasonably high median income. (The area around the University of Minnesota campus, for example, looks nearly as poor on a median income map as neighboring, poverty-stricken Cedar-Riverside; this gives me another opportunity to grumble about how the Census counts college students.) This goes to show the curious mix within Chester Park, and how quickly areas east of 21st Avenue go from apartments to very large and expensive homes.
Good things have been happening in this area lately. Development of nice new apartment buildings and an actual businesses for college students to patronize (perhaps even—gasp—by foot!) has brought the area around campus out of the Stone Age. Continued efforts to make the universities more walkable self-contained will improve town-gown relations and improve the student experience. In all parts of the city, I’d support aggressive redevelopment of aged or declining housing stock; there’s a lot of crap out there, and I think this is the area where clearing some of that out and throwing up newer, better-planned stuff is least controversial for everyone. More apartments would get rid of some of these clown car homes-turned-apartments, could ease the parking problem with intelligent construction of lots or garages, and likely make upkeep easier.
East Hillside/East End
Population: 7,512 | Median Income: $25,499
Elementary Schools: Congdon, Myers-Wilkins | Youth Rink: Congdon
Then there’s the part of the east side that isn’t anyone’s idea of a den of cakeaters. Its borders aren’t rigid; I’ve written about the melting pot in my own Endion neighborhood, which wedges in between Congdon and Chester Creek, before. As with much of the west side, the elevation divide maps on to the income divide, and the housing stock gets progressively better as one goes up the hill. (In calculating the numbers, I chose not to include the awkward census tract that includes some stuff by upper Chester Creek, upper downtown, and that neighborhood above Skyline around Summit School; if I had, it would pull the median income up nearly $10,000.) Here, apartment buildings mix in with rowhouses and bigger homes that have seen better days, many now subdivided into apartments themselves. It includes the rather suburbanized Plaza shopping district, a little more scattered commercial activity than in the other neighborhoods, and one of the two large medical campuses in town.
Here, the housing issue is more complicated: Duluth needs affordable housing, and Duluth also gains nothing from people living like sardines in rotting or collapsing pieces of junk. Hopefully the city’s newly announced plans to step up code enforcement can lead to cooperative solutions for everyone. If not, call in the wrecking ball for anything vacant, and set up a pathway for residents into safe housing that is up to code. There is some prime real estate in this area, and the dynamics of the local economy are such that I don’t think there’s any serious threat of displacement if the city does move to clear out the worst of it. There just isn’t enough money out there to cause a spate of teardowns followed by McMansion construction. Some selective clean-up, on the other hand, could improve a tight housing market and re-invigorate a neighborhood that too often feels on the shabby side.
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Those are just my thoughts, though, and perhaps the start of a conversation or two. Above all, my goal here is to acknowledge the complexity of the east side, and to get some thoughts moving on where its various parts go next, and how that fits into a regional plan. I’ve only got a lifetime ahead of me to see where it all goes, and offer my two cents along the way.