The Delano Neighborhood
Historic Overview
Early residents were able to settle in the area as a result of the 1862 Homestead Act which required a payment of only $50.00 to take up residence on 160 acres of land. From these early settlers, Delano developed as a separate city. Delano was named after Columbus Delano, Secretary of the Interior under President Ulysses S. Grant.
Figure 2. Early Delano
Birds-eye view of early Wichita and Delano. Delano was well-known for its saloons and "bawdy houses."
Courtesy of Wichita Public Library. |
In 1872, the Delano area experienced noticeable growth associated with farmers bringing in wheat by wagon, cattle being driven across Lawrence family land and the opening of a new toll bridge at Douglas. In 1871, Jennison and Walker’s Hotel and Saloon were opened. Red Beard and Rowdy Joe established themselves on the west bank in 1872, and new businesses developed along what was to become Douglas. For a brief period, Delano had a post office, but it was closed when Delano became annexed into Wichita in the late 1870’s.
By 1885, new settlers began buying lots for homes and much of the land in Delano became desirable for residential uses. Within Delano, the earliest settlers were the brothers Enoch, Frank and Almon Dodge; Robert Lawrence; John McCormick; Otto Martinson and Judge Baldwin. The new Franklin School was completed in 1886. The Dodge family home was built in 1887 as were the Martinson and Lawrence homes. The Garfield University was built in 1887 (later renamed Friends University - est.1898, after a brief period of vacancy). The construction of the watch factory at St. Clair and Douglas was completed. Schuyler Crawford grocery store opened at Maple and Seneca. Many of Delano’s streets were named after early settlers and their children. Exposition was named after the 1893 World Exposition in Chicago.
While the boom of 1884 was an exciting time for the west Wichita area of Delano, the City soon experienced economic recession. Many of the original settlers and early businesses went bankrupt. By 1889, the city had lost nearly half of its population. By the beginning of the 20th Century, oil and manufacturing development in the Wichita area generated another building boom which lasted until the Depression years. Shortly thereafter, Wichita would become know as the Air Capital of America because of its airplane manufacturing industry, with a portion of the industry based in Delano. World War II brought renewed prosperity to Wichita. The aviation industry soon became the dominant industry in the city during the war.
Certainly, the colorful and rich history of Delano provides an essential element for the future of the neighborhood - a rich history and cultural heritage to be drawn upon, preserved, and promoted.
Demographics
Using the 1990 Census information for the tracts most closely corresponding to the Delano neighborhood, the area had a 9% unemployment rate compared to the city’s 5.86%, and a median income of $18,119 compared to $28,024 city-wide. The percentage of persons below the poverty level was 14% compared to 8% city-wide, and the percentages of low and moderate income households was 53% compared to 32% for the city as a whole. The percentage of renter-occupied housing units was 43% for the total dwelling units. This was higher than the city’s rate of 37%.
The Delano Neighborhood is fortunate to be anchored by Friends University, which will continue to play a major role as an employment center and in maintaining the historical character of the neighborhood. Friends University is the second largest university in the city with approximately 3300 students. The University has a waiting list for students who wish to live "on campus" that averages 75 to 100 students per semester.
Zoning
Current zoning (see Figure 3 
304K) classifications found within the neighborhood area include Industrial, Commercial, Multi-family (MF-75, MF-29, and two-family), and University. Currently, no areas are zoned for single-family, although this is the dominant residential land use.
Most of the properties located east of Seneca and north of Maple are zoned industrial, with two small pockets of MF-29, and intermittent pockets of General Commercial primarily along Handley, Seneca, Maple, 2nd Street, Texas, and the Metropolitan Baptist Church property on McLean. With few exceptions, most of the uses in these areas would qualify under a more restrictive, non-industrial, zoning classification. Those that wouldn’t typically are not compatible with surrounding land uses due to noise pollution, aesthetic issues, and industrial traffic generation.
The zoning problems currently affecting the neighborhood arise from excessive industrial zoning. Early thoughts on economic development prescribed zoning for the desired use, and the use would follow. Consequently, large tracts of residential areas of Delano were re-zoned to industrial, with surrounding areas zoned as high density residential. This was done on the basis that new industry would require higher density housing. This was a common thought in those early years, but, as evidenced in many cities throughout the country, and by the dominance of single family housing that remains in Delano, re-zoning does not bring about economic growth. Consequently, the Delano neighborhood has a lot of conflicting land uses, with no requirements for buffering or other mitigating techniques. Furthermore, residential properties in industrial-zoned areas are unable to obtain financing for acquisitions or improvements. Considerable down zoning must occur within the Delano Neighborhood in order to encourage significant housing reinvestment and improvements, and to reduce the impact of incompatible uses in the neighborhood.
Land Use
A survey of land uses in the area indicates a mix of residential, office, commercial, retail and industrial uses (See Figure 4 319K). Since the early development of the Douglas bridge, Douglas Avenue has served as the historic and geographic center of the neighborhood. Two and three-story turn-of-the-century masonry buildings border either side of the Douglas corridor. The retail and commercial fabric extends one block on each side of Douglas at which point lower density residential neighborhoods begin. Major commercial activities on Douglas consist of shops such as restaurants, convenience stores, hardware stores, home furnishing and other related small retail stores. These commercial establishments serve not only residents of the neighborhood but also city wide, and in some cases, national clientele. Similarly, commercial and retail activities exist along Seneca Avenue, Maple, Meridian and 2nd Streets. These uses are scattered and less unified.
The land use map also shows various residential uses including residential suburban, residential urban, residential medium density and residential high density. The residential urban use is the dominant type, and is found throughout the neighborhood, followed by a less concentrated and scattered medium density residential use. The high density residential use is scattered throughout the neighborhood in small pockets.
The largest of these is located on small lots south east of Friends University (Friends Village) and on 2nd street between Athenian and St. Clair (the old Martinson elementary school). Housing is discussed in greater detail below.
Most of the industrial uses in the plan area are shown on the land use map. The biggest industrial activities are concentrated in the eastern and central portions of the neighborhood.
These industries include:
- Watkins Steel
- Redwood Lumber
- Key Construction
- Bogg Signs
- S.W. Remodeling
- Don Rutherford Construction
- Scott & Landers Electric
Some of these industries are well established in the neighborhood. This is due, in part, to the early development of manufacturing and aviation industries in the city. Cessna had a major wartime factory at 2nd Street west.
There are two park/open space areas located with the neighborhood. The largest is located north of 2nd Street, between Athenian and Glenn, while a much smaller neighborhood park is located at Seneca and Burton. The larger park is leased to an athletic club, and area residents commented that, although there is a playground there, they have been "run off". The park is therefore perceived as "private", and consequently remains underutilized. Even with these parks there is insufficient park space, and what is there is not necessarily in the best locations for the residential populations. Additional park space is needed, and the parks department needs to review the lease arrangement of the one large park to see if that best suits the area.
The abandonment of portions of the Union Pacific Railroad from approximately one block east of Millwood Street to the river provides an opportunity for a park and public open space linking the heart of the neighborhood to the Arkansas River corridor.
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Figure 5. National
Figure 6. Queen Anne
Figure 7. Craftsman
Figure 8. Prairie
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Housing
Delano’s housing stock remains generally stable as indicated on the Neighborhood Condition, Depreciation, and Utility Map (CDU Map - see Figure 14 52K). However, there are a number of properties in need of repair and rehabilitation. Members of the Steering Committee identified a significant number of vacant and substandard lots scattered throughout the neighborhood. A large cluster of these lots is concentrated in the northeast quadrant of the neighborhood. A majority of residents feel that this particular area must be given immediate attention to address serious problems such as incompatible land use, lack of housing codes enforcement, salvage yards, and deteriorated housing. This area is within close proximity to Exploration Place. The presence of this landmark attraction is crucial to the character and economic vitality of both the neighborhood and the area as a whole.
There is a high percentage of renter-occupied housing units, constituting 43% of the housing compared to 37% for the city. A large number of multi-family and rental units can be found particularly around Friends University. The housing styles in the area are mixed and combine elements from various architectural periods such as Queen Anne, Prairie-Colonial, Victorian, and Bungalow/Craftsman, National Folk and Classical-Romanesque. Below are some illustrations of these styles.
Neighborhood Institutions
The neighborhood is home to one university and four schools including: one elementary school; one middle school; one religious middle school and one Montessori school.
There is a wide array of religious institutions that add stability and character to the area. The neighborhood was home to 19 different churches at one period in time, representing many different religious institutions.
There is also at least one elderly care facility and community center, a teen center, and several daycare facilities.
Major civic institutions include the new Exploration Place Science Museum, Lawrence-Dumont Stadium, and the Ice Sports Wichita ice arena.
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Figure 9. Firehouse #4
Figure 10. Kansas Masonic Home
Figure 11. Johnson Cottage
Figure 12. Enoch Dodge House
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Historic Structures
There are five major structures in the area that are listed either on the National Register of Historic places, the Register of Kansas Historic places or the Wichita Register of Historic places. The five structures of historic significance are:
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Kansas Masonic Home
401 South Seneca
(Wichita Register)
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Enoch Dodge House
1406 West Second
(Wichita Register)
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University Hall (Davis Hall, Friends University)
2100 University
(National, State and local Registers)
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Engine House #4
120 South Seneca
(Wichita Register)
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Johnson Cottage
133 South Charles
(Wichita Register)
Additionally, there are nineteen structures identified in the 1990 Historic preservation plan and the Un-designated Historic Resource list adopted by the City Council in 1998. Un-designated Historic Resources are those structures which could be eligible for listing in the Wichita Register of Historic Places and require certain review by the Historic Preservation Board. Addresses for those structures are as follows:
The historical resources are vast in this oldest of city neighborhoods and need protection from inappropriate and incompatible development.
According to the City of Wichita 1998-2007 Capital improvement program, Maple Street area drainage from Kellogg to 2nd Street and West to the river is scheduled for improvement within this period. This area is pointed out as a major problem area in the Master Drainage Plan for the city of Wichita. The project will improve drainage in the area, thus reducing flood damages. Another capital improvement project scheduled in this area includes widening Maple street from Sheridan to Sycamore. This improvement will replace the existing substandard pavement with four-lane arterial standard pavement, including required turn lanes and channelization.
The railway lines boomerang through the neighborhood, entering from the southwest and departing to the northwest, creating numerous points of contact between trains, cars and pedestrians - most of which are not signalized. The consultant has proposed to resolve this issue with the use of cul-de-sacs in a few locations (see Plan), however the City may wish to close off additional streets on the south side of Douglas. There are some three and four-way vehicular intersections that are also crossed by the rail line in close proximity. We believe the City’s engineering department should look at accident records, traffic counts, and other pertinent data to determine which areas would benefit from cul-de-sacs, signalization or other measures.
Sound quality problems are a major issue along the neighborhood’s southern border. Past efforts to have a sound barrier constructed were not successful, but the issue remains very much alive. This is a complex issue that requires a creative solution.
The proposed landscape and street improvements of the West-Douglas Streetscape Project (Seneca to McLean) and the current improvements to Seneca Street (North of Kellogg to McLean) provide the Delano Neighborhood an opportunity to capitalize on this public investment to further the regenerative process.