Deed Restrictions in Los Feliz and East Hollywood

T-RACES, or the Testbed for the Redlining Archives of California’s Exclusionary Spaces, is a powerful map and treasure cove of historical documents whose archives contain ‘area descriptions’ of L.A. neighborhoods as seen by former L.A. county and federal officials of the national Home Owners’ Loan Corporation (HOLC); basically, these officials distinguished which areas were “desirable” and which were “undesirable” for investment from private banks and government loans based on the areas’ racial makeup.

I’ve gathered a few of the area descriptions of the “Los Feliz” and “East Hollywood” neighborhoods, respectively, all of them dated from 1939. It’s fascinating to see the old vecindades distinguished by their racial and class makeup. For example, in the Los Feliz neighborhood, the absence of “foreign families” or “negros” based on the “deed restrictions” banning their presence, as well as single-family residential zoning, led to a “high green” or attractive rating for the HOLC:

“[In Los Feliz] …Deed restrictions cover both improvement costs and racial elements. Zoning is single-family residential. Conveniences are as available as is desirable in a multi-car garage neighborhood. This area was subdivided some 15 years ago, and was engineered and platted to contour resulting in well arranged and improved streets. Construction, maintenance and architectural designs are of the highest quality. Population is of a high character and many of the city’ s wealthiest citizens reside here. Values shown above are somewhat conjectural as size and location of homesite affects prices. This also applies to rentals as quality of tenant is a large consideration. With a convenient location, ideal building sites and high caliber deed restrictions, this area should continue indefinitely to attract a substantial type of resident. On the basis of present development and future prospects area is accorded a “high green ” grade.”

By contrast, in East Hollywood, to the Western Side of the area, because of the ‘concentration of Jewish families,’ along with 5 & 6 room dwellings, or apartment buildings with 5 to 6 units, a “medial yellow” or “only fairly” attractive grade was accorded.

“[In East Hollywood] …There are no deed restrictions and zoning, while mainly single-family, also permits all types of multi-family residential structures in different parts and is also “spot zoned” for business and provides for numerous institutional developments. Two of the largest hospitals in the city are located within the area. Conveniences are all readily available. This area was originally largely occupied by the old Sullivan Farm and was subdivided approximately 25 years ago. Divided by and surrounded with business thoroughfares this far-flung area contains a miscellaneous array of multi-family residential development; however, the pre-dominating type of residence is 5 & 6 room dwellings which are generally of standard construction and fairly well maintained. It is said to be one of the community’s best rental districts. Rumors of scattered Japanese and Negro residents were not confirmed as none were located except upon the business thoroughfares. There is a concentration of Jewish families between Melrose and Santa Monica Blvd. east of Western Avenue. The population in general is heterogeneous, as is also the aspects of the improvements. There is a fair percentage of owner occupancy and many homes are still occupied by original owners. There is a decided trend at present toward business and income properties; however, it is thought that the major part of the area will remain predominantly single-family for many years to come. The area is accorded a “medial yellow” grade.”

Such standards beg the question, just who was the HOLC describing these conditions to? That is, just who determined that ‘negros,’ ‘foreign’ and ‘Jewish’ people and their dwellings reduced the overall quality of life? In literature it’s called the white gaze, or the white imagination that dictates a certain narrative or reality as though it were a universal understanding, when in fact nothing could be further from the truth.

With these frameworks in mind, I was excited to read about just how the vecindad my family and I would come to call home during the eighties when mom and pops arrived here fared ‘in the ratings.’

In the eyes of the HOLC, East Hollywood towards the East side was considered ‘blighted’ for 15% of its residency consisting of ‘foreign’ families, and for 10% of it consisting of ‘negros,’ as well as for the neighborhood’s multiple family dwellings and bungalows. This led to a “medial red” rating, meaning bank lenders were advised against issuing loans for homeowners or prospective homeowners here.

“[In East Hollywood] …The few deed restrictions which have not expired are irregular and largely non-effective. The major portion of area is zoned for single family dwellings, but multiple family dwellings are permitted in scattered sections. Conveniences are all readily available. This district was subdivided over 25 years ago as a popular price home district and has largely maintained the characteristics. Many of the improvements are of substandard construction and maintenance is spotted, being generally of a poor quality. Scattered throughout the area are a number of small “B” grade apartments, bungalow courts and other multi-family dwellings. The population is highly heterogeneous with more than a sprinkling of subversive racial elements, there being several concentrations of Japanese and Negroes within the district. There is also quite a Jewish population adjacent to the synagogue which is located in the northern part. While by no means a slum district, the area is definitely blighted and is accorded a “medial red” grade.”

On the one hand, it’s astounding to think that there used to be more Japanese and Black people in the neighborhood. But it’s also sobering to consider how World War II and the Japanese interment which followed violently displaced such communities from the area. When one considers these events and the subsequent or concurrent modernization that followed or accompanied the war, such as the building of L.A.’s first freeway in America in the Arroyo Seco Parkway in 1940, one can see how modern development has always been a matter of some violence on communities and restrictions of their space for the benefit of wealthier, more privileged groups.

It’s rarely ever easy to take another field trip through the historical foundations which led to our modern dilemmas with access to space in the inner city. But in order to know where we’re going, we have to know where we come from, Los Angeles.

J.T.