Katz_Lin_Thesis by Alex Lin

Housing inequity is a wicked problem that will only worsen as we experience the effects of climate change. Pittsburgh, Pennsylvania is positioned well to become a climate refuge, however, if it does not address its current housing crisis first, the climate crisis will put more pressure on historically underserved neighborhoods and begin to displace existing low income residents. Pittsburgh is currently gentrifying as technology companies begin to invest in the city. The existing residents and community organizations are increasingly concerned with being displaced as property values and housing costs begin to rise in previously affordable neighborhoods. How can we bring individuals/organizations across Pittsburgh together to maximize efforts and resources to prevent the displacement of existing low income populations? Using the Garfield neighborhood as a case study, this publication includes a revision of the Garfield 2030 Plan based on its needs today and an analysis of potential interventions to promote equitable development.

Thesis By: Alison Katz + Alex Lin

A RESOURCE FOR COMMUNITY ORGANIZERS AND HOUSING ADVOCATES

Cover photo taken by: Timothy Khalifa UDBS 2019

RE_VISION A RESOURCE FOR COMMUNITY ORGANIZERS AND HOUSING ADVOCATES

THESIS BY:

ALISON KATZ + ALEX LIN ADVISORS:

STEPHEN LEE

STEFANI DANES NINA BAIRD

CONTENTS 11_ INTRODUCTION RE_VISION IS... ABSTRACT TEAM

16_ CONTEXT PITTSBURGHâ&#x20AC;&#x2122;S AFFORDABLE HOUSING SHORTAGE AFFORDABLE VS. SUBSIDIZED AFFORDABLE HOUSING RESOURCE ALLOCATION DEFINITIONS OF HOUSING TYPES

28_ POSITIONING WICKED PROBLEMS TRANSITION DESIGN CLIMATE / MIGRANT CRISIS GROWTH + POVERTY DESTRUCTIVE DEVELOPMENT INCOME INEQUALITY

44_ GARFIELD AS A CASE STUDY CONTEXT GARFIELD TODAY CURRENT AMENITIES PLAYERS + LARGE SCALE GOALS

64_ RE_VISION GARFIELD 2030+ RECENT INITIATIVES GARFIELD 2030 PLAN HOUSING INITIATIVES RE_VISION TOOLKIT THE BIG PICTURE LONG TERM PHASING PLAYERS GARFIELD 2030+ PATH COMMUNITY LAND TRUST (CLT) IMPLEMENTATION SOLAR COMMONS IMPLEMENTATION ZONING CODE IMPLEMENTATION

88_ COMMUNITY LAND TRUSTS BARRIERS AND BENEFITS RE_VISION CLT MODEL CLT CASE STUDIES IN PITTSBURGH STARTING A CLT: CASE STUDY TEAM BUILDING LAND OWNERSHIP TAX DELINQUENCY POLICY FEASIBILITY STUDY SOLAR COMMONS CASE STUDY

124_ RENOVATION / REHAB BARRIERS AND BENEFITS TO RENOVATE OR NOT TO RENOVATE? BUILDING STRUCTURE WHY SINGLE FAMILY RENOVATION? MEETING HUMAN NEEDS THROUGH RENOVATION TYPOLOGIES RENOVATION A DRIVER FOR SUSTAINABILITY RENOVATION TYPE PAIRINGS ZONING RECENT ZONING CHANGES IN PITTSBURGH FUTURE GROWTH

166_ EQUITABLE DEVELOPMENT BARRIERS AND BENEFITS LEVERAGING DEVELOPMENT CASE STUDY: RE_CON HOUSING PROJECT

176_ PROTECTIVE SYSTEMS BARRIERS AND BENEFITS POLICY CASE STUDIES

182_ COMMUNITY ENGAGEMENT BARRIERS AND BENEFITS VOLUNTEER BUILD DAYS CASE STUDIES

192_ EPILOGUE: COVID-19 194_ REFERENCES

INTRO

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The diagram above was created by the 2018-2019 UDBS cohort. Here, the purple houses represent the RE_CON 01 and RE_CON 02 housing prototypes. The houses in orange represent existing houses in need of repair or renovation in order to stabilize existing residents in their houses, and/or create a larger stock of affordable housing.

INTRO

INTRODUCTION

RE_VISION IS... ...

RE_VISION began as a look at the renovation side of the RE_CON* Housing Model. It has grown into a comprehensive look at ways to protect existing residents from displacement and secure permanent affordable housing. This thesis is a continuation of the work we have begun as a part of the 2018-2019 Urban Design Build Studio** (UDBS) Cohort. As a result, some graphics have been developed from the UDBS, and will be appropriately cited as such. The research relies heavily on communication with local organizations and people currently working in the field now. *RE_CON 01 is a housing prototype being developed for the community of East Liberty in Pittsburgh, Pennsylvania. Through a partnership with a local non-profit developer, East Liberty Development, Inc. (ELDI), RE_CON 01 and a variant, RE_CON 02 are the first in a series of aggregated prototypes which seek to remediate blight, and deconcentrate poverty through the growth of mixed-income communities in the region. Profits from the sale of the home will be held in an escrow fund by the non-profit developer and utilized to stabilize the homes of existing low-income residents in the neighborhood, thus attempting to combat the forces of gentrification currently facing the East Liberty neighborhood and contribute to the development of a healthy, mixed-income community.

MARKET RATE HOMES

RE_CON 01 and 02 were designed and prototyped by Carnegie Mellon University’s Urban Design Build Studio (UDBS). RE_CON 01, seeks to demonstrate how social, economic, and environmental strategies can be utilized to: 1) Remediate blight 2) develop vacant infill lots 3) Integrate local job skill training for living wages 4) repurpose building material from regional building deconstruction. The project as prototyped through PROJECT RE_, a non-profit transactional entity and prefabrication facility that is a partnership between local building material reuse suppliers and job skills training programs. The realization of RE_CON 01 seeks to demonstrate place-specific strategies through the use of local material and development of local labor; strategies that are transferable globally. **The Urban Design Build Studio (UDBS) is a collaborative of students, professors, and allied professionals who work with community residents on the implementation of appropriate, affordable, and replicable design solutions.

INTRO

ABSTRACT ...

Although it has experienced increased investment and interest over the past decade, Pittsburgh still struggles with many issues characteristic of post-industrial cities. Since its peak population in 1950, Pittsburgh has lost 57% of its population. This has resulted in a large stock of unoccupied single-family houses while the city struggles to provide adequate affordable housing to those in need. Housing inequity is a wicked problem that will only worsen as we experience the effects of climate change. As populations are displaced due to these implications, Pittsburgh, Pennsylvania is positioned well to become a climate refuge and to experience massive population growth. However, if it does not address its current housing crisis first, climate migration will continue to put more pressure on historically underserved neighborhoods and displace existing low-income residents. Pittsburgh is currently gentrifying as technology companies begin to invest in the city. The existing residents and community organizations are increasingly concerned with being displaced as property values and housing costs begin to rise in previously affordable neighborhoods. How can we bring individuals/organizations across Pittsburgh together to maximize efforts and resources to prevent the displacement of existing low-income populations? By investigating the regulatory framework of historically disinvested urban neighborhoods, this thesis explores economic models, policies, and building strategies creating a larger system that provides permanent affordable housing and stabilizes existing residents in their homes. Using Garfield as a case study, this resource includes a revision of the Garfield 2030 Plan based on the neighborhoodâ&#x20AC;&#x2122;s needs today and an analysis of potential interventions to promote equitable development. Leveraging the work of existing Pittsburgh non-profit organizations and individuals, we identify barriers and explore ways to capitalize on the potential of transitioning neighborhoods, creating a potential path to the realization of a future that invests in the existing residents.

WHAT ARE THE OBSTACLES/BARRIERS TO THESE EFFORTS THAT EXIST IN GARFIELD? WHAT IS THE ROLE THAT DESIGNERS PLAY IN CONTRIBUTING TO THESE EFFORTS IN GARFIELD? HOW HAVE GARFIELDâ&#x20AC;&#x2122;S NEEDS SHIFTED SINCE THE COMPLETION ON THE GARFIELD 2030 PLAN IN 2010? 13

INTRO

TEAM CO-WRITERS

We are both members of the 2020 class of Bachelor of Architecture students at Carnegie Mellon University. Our background knowledge and experience as members of the 2018-2019 Urban Design Build Studio Cohort is what has framed this work and cemented our partnership. We decided to work together, because this is a passion we have shared and grown an understanding that you can accomplish so much more when you work with others. ALEX LIN Although an interest in bamboo architecture and sustainability led me to architecture, public interest design, urban design, and technology have captured my interest and passion as a means to tackle the challenges that we face. I have come to realize that architecture and design must act as part of a larger network of stakeholders to create positive change. This interdisciplinary workďŹ&#x201A;ow and collaboration will become critical in addressing the challenges of equity and resiliency for future communities. Looking to the future, I want to integrate myself into work that applies architecture and design within the context of these issues to contribute to the equitable development of communities. ALISON KATZ A love of art, science, activism, and humanitarianism is what lead me to study architecture. As I approach the end of my undergraduate architecture education, I realize that public interest design has shaped my view of the role of architects and designers. I have realized that doing good is not enough, through design our goal must be justice. Through design I hope to work with communities to create an environment of spacial agency within disadvantaged populations.

INTRO

ADVISORS STEPHEN LEE Stephen Lee’s activities focus on issues of systems integration, material innovation, renewable energy, and the integrated design process for high performance commercial and residential architecture. He is a LEED accredited professional and provides sustainable design consulting services for institutional and commercial clients in Europe, Asia, Canada, and the United States. Professor Lee also co-founded the architecture firm, TAI+LEE architects PC, which has been involved with numerous affordable housing projects throughout the city. Professor Lee has been a great connector for us to local organizations and resources to contextualize this research while comparing it to current practice. STEFANI DANES Stefani Danes is an Adjunct Professor of Architecture at Carnegie Mellon University and is currently teaching a design studio in the Master of Urban Design program while coordinating the fourth year occupancy studio in the Bachelor of Architecture program. She is also extremely involved in sustainability (by representing Perkins Eastman Architects on the AIA National Roundtable on Sustainability) and the Pittsburgh community (as a previous Planning Commissioner for the City of Pittsburgh and part of the Community Planning Committee). As part of the Community Planning Committee, she has been very involved with RE_CON 01 and RE_CON 02 whose premises both feed directly into this thesis. Professor Danes’ expertise in design and cultural knowledge is a great resource on this project which strives to address issues of place and authenticity. She has invaluable experience working on the Garfield 2030 plan, and has incredible background knowledge of the area based partially on living nearby. NINA BAIRD Nina Baird is an Assistant Teaching Professor in the School of Architecture and Co-Chair of Carnegie Mellon’s Green Practices Committee. Given our interest in having a more holistic approach to this thesis, Professor Baird will provide us with expertise in relation to specific environmental impact and sustainability, especially in relation to mechanical systems and occupant comfort which will be major factors in deconstruction, reconstruction, and renovation. Professor Baird had played a key role in 2019 helping the UDBS prepare for the Department of Energy Solar Decathlon Competition while considering a host of viewpoints that value many different kinds of sustainability.

Professor Baird has been essential in holding us accountable for providing case studies and background research for every “solution” we suggest. She encourages us to look outside of Pittsburgh, while a large part of our research has been focused on Pittsburgh specific initiatives. FALL GUIDE JOSHUA BARD Joshua Bard is an Associate Professor in the School of Architecture. He is an architectural educator conducting applied research at the intersection of construction culture and robotic technology. Professor Bard’s teaching and research interrogate traditional binaries in design culture (industry/craft, machine/hand, virtual/physical space, digital/analogue production), discovering new potential for contemporary digital tools in the jettisoned logics of hand and material craft. Joshua collaborates with roboticists and computer scientists conducting basic research in human machine interaction and reality computing. He also works with historians, material scientists, and tradespeople immersed in theoretical and tacit knowledge of building construction. Professor Bard has been incredibly helpful in development of our approach to this thesis, and the scaling of the problem. His insight on how to scale our work made this project possible. SPRING GUIDE SARAH RAFSON Sarah Rafson is an architecture writer, researcher, editor, and curator. She is the founder of Point Line Projects, an editorial and curatorial agency. A graduate of the University of Toronto and Columbia University’s Critical, Curatorial, and Conceptual Practices program, Sarah has worked on books with Kenneth Frampton, Bernard Tschumi, and Barry Bergdoll, and collaborated on exhibitions at MoMA, Centre Pompidou, Center for Architecture in New York, and the Parsons School of Design. She currently sits on the board of ArchiteXX, the New York-based advocacy group for women in architecture, and writes on a range of issues in architecture and design. Professor Rafson has been guiding us in the curation and exhibition of our work. Her focus with the thesis has been really pushing us to think about new ways to frame the work and engage with it an others throughout the process. Her experience in publication and exhibition is a huge asset.

CONTEXT

PITTSBURGH’S AFFORDABLE HOUSING SHORTAGE The Pittsburgh Housing Needs Assessment found that 15,809 of the city’s residential units — about 10 percent of the total — are restricted to renters who have low-income levels. Since the May 2016 report, over the course of the following year, about 290 units had been demolished.

THE COVENANT ON 1,729 INCOME REDISTRICTED UNITS WILL EXPIRE BETWEEN 2017 AND THE END OF 2020. MOST OF THESE PROJECTS ARE IN PREDOMINANTLY BLACK NEIGHBORHOODS. THESE UNITS ARE AT RISK.01 01_ Keppler, N. (2017, June 30). What you need to know about affordable housing (or lack thereof) in Pittsburgh. PublicSource: News for a better Pittsburgh. Retrieved from https://www.publicsource.org/what-you-need-to-know-about-affordable-housing-or-lackthereof-in-pittsburgh/.

EACH OF THE DOTS IN THIS GRAPHIC REPRESENTS THE 17,241 UNITS OF HOUSING THAT PITTSBURGH NEEDS THAT IS AFFORDABLE FOR HOUSEHOLDS EARNING 50% OR LESS OF THE CITY’S MEDIAN HOUSEHOLD INCOME.02

02_ Vicens, N. (2017, April 3). Graphic: Pittsburgh’s affordable housing shortage. PublicSource: News for a better Pittsburgh. Retrieved from https://www.publicsource.org/graphic-pittsburghs-affordable-housing-shortage/.

CONTEXT

About a quarter of the city’s subsidized units are funded or owned by the city. The City of Pittsburgh owns and operates 2,767 units and funds another 1,204 under private management. Most are for elderly people.

CONTEXT

AFFORDABLE VS. SUBSIDIZED “Families who pay more than 30 percent of their income for housing are considered cost burdened and may have difﬁculty affording necessities such as food, clothing, transportation and medical care. An estimated 12 million renter and homeowner households now pay more than 50 percent of their annual incomes for housing. A family with one full-time worker earning the minimum wage cannot afford the local fair-market rent for a two-bedroom apartment anywhere in the United States.” 01 -U.S. Department of Housing and Urban Development Affordable housing exists on a spectrum. For some, housing is just another red row in their monthly bank statement, but for others, it is an option that is weighed against providing food, health care, and a safe environment for their households. WITH THE GENERAL RULE OF THUMB THAT A HOUSEHOLD SHOULD NOT SPEND MORE THAN 30% OF THEIR INCOME ON SECURING HOUSING, THIS CONDITION CAN HAVE VERY DIFFERENT IMPLICATIONS FOR HOUSEHOLDS THAT HAVE THE ABILITY TO SAVE AND INVEST MONEY IN COMPARISON TO HOUSEHOLDS UNDER THE AREA MEDIAN INCOME. Even below the area median income, the brackets of under 30% AMI, under 50% AMI, and under 80% AMI have drastically different financial affordances and have varying resources available to subsidize their housing costs. IN ESSENCE, AFFORDABLE HOUSING IS AN ANTIQUATED TERM THAT IS UNHELPFULLY SUBJECTIVE; PROVIDING “AFFORDABLE HOUSING” FOR MARKET RATE BUYERS IS WORLDS APART FROM PROVIDING “AFFORDABLE HOUSING” FOR MARGINALIZED POPULATIONS AND THOSE LIVING IN POVERTY. SUBSIDIZED HOUSING IS THE GOVERNMENT SPONSORED SUPPORT OF HOUSEHOLDS THAT WOULD OTHERWISE BE UNABLE TO AFFORD HOUSING. This support comes in two main forms, through publicly-funded housing initiatives and through housing assistance payment programs. Both typologies are rooted in the idea that families should pay no more than a certain proportion of their income to housing. The programs work by providing housing that requires families to provide 30% of their income, whatever that may be. The government subsidizes the remaining difference. In publicly-funded housing initiatives, the government controls the properties that are being rented, whereas in housing assistance payment programs, the family seeks out a place to rent and the government pays the landlord the difference between the rent and the family’s contribution. The thresholds for these programs may vary geographically in the United States, however they all are conceptually identical.

01_ Affordable Housing. (n.d.). U.S. Department of Housing and Urban Development. Retrieved from https://www.hud.gov/ program_offices/comm_planning/affordablehousing.

CONTEXT

AREA MEDIAN INCOME (AMI) TAKES INTO ACCOUNT NOT ONLY INCOME, BUT ALSO HOUSEHOLD SIZE. IMPORTANT AMI BENCHMARKS IN ALLEGHENY COUNTY: THE MEDIAN INCOME OF ALLEGHENY COUNTY WAS $58,383 IN 2018 THE MEDIAN INCOME OF PITTSBURGH WAS $45,831 IN 2018

IF YOU LIVE IN PITTSBURGH: HOW DOES ALLEGHENY

COUNTY'S AMI COMPARE TO

THE MEDIAN INCOME OF YOUR NEIGHBORHOOD?

INCOME (AFFORDABLE RENT) 30% 1 PERSON: $16,800 ($420) 2 PERSON: $19,200 ($480) 3 PERSON: $21,600 ($540) 4 PERSON: $25,750 ($644) 5 PERSON: $30,170 ($754) 50% 1 PERSON: $28,000 ($700) 2 PERSON: $32,000 ($800) 3 PERSON: $36,000 ($900) 4 PERSON: $39,950 ($999) 5 PERSON: $43,150 ($1,079) 80% 1 PERSON: $44,750 ($1,119) 2 PERSON: $51,150 ($1,279) 3 PERSON: $57,550 ($1,439) 4 PERSON: $63,900 ($1,598) 5 PERSON: $69,050 ($1,726)02

OR... HOW DOES THE MEDIAN INCOME OF ALLEGHENY

COUNTY AND PITTSBURGH COMPARE TO YOUR CITY?

WHAT OTHER FACTORS

INFLUENCE HOW WE LOOK AT THE VALUE?

(PRICE OF HOUSING, COST OF LIVING, ETC.)

02_ Am I Eligible? / FAQs. (2019). ACTION-Housing. Retrieved from http://www. actionhousing.org/index.php/find-housing/am-i-eligible-faqs.

CONTEXT

AFFORDABLE HOUSING RESOURCE ALLOCATION Project Requirements For Subsidy Use By Organizations

NEW

HISTORIC TAX CREDIT

Low-income Housing Tax Credit (State Level) The Low-income Housing Tax Credit is an indirect federal subsidy to support the construction or renovation of low-income affordable rental housing. It requires the projects that it finances to be rent restricted and available to low-income tenants for at least 30 years after the project has been completed. The tax credit is split into two programs; a 4 percent tax credit to subsidize 30% of low-income unit costs and a 9 percent tax credit to subsidize 70% of low-income unit costs. The unit breakdowns for the project must be as follows: more than 20% of the units are occupied by tenants at 50% AMI or below, more than 40% of the units

OPPORTUNITY ZONES

OWNED

LOW-INCOME HOUSING TAX CREDIT

are occupied by tenants with 60% AMI or below, or more than 40% of the units are occupied by tenants with 60% AMI or below and no units are occupied by tenants with more than 80% AMI.01 New Market Tax Credit The New Market Tax Credit is a credit program awarded against the federal tax obligations of qualified active low-income community businesses and community development entities to provide incentive to invest in lower-income areas by helping to finance equipment, operations, or real estate costs. The program requires the developments that 01_ About the LIHTC. (2016, March 11). Retrieved from https://www.novoco.com/ resource-centers/affordable-housing-tax-credits/lihtc-basics/about-lihtc.

PROPERTY TYPE

RENTAL

AFFORDABLE DURATION

NEW MARKET TAX CREDIT

PROJECT TYPE

FOR-SALE DEVELOPMENT PROGRAM

AREA MEDIAN INCOME

RENTAL GAP PROGRAM

REHAB

POVERTY > 20%

<30% <50% <80% <115%

HISTORIC REVIEW

NEIGHBORHOOD STABILIZATION PLAN

CONTEXT

Eligibility Requirements For Family Housing Resources

CITIZEN

<30% <50% <80% <115% AREA MEDIAN INCOME

LOW-INCOME PUBLIC HOUSING PROGRAM

NO TAXES DUE

REHAB NEW PROJECT TYPE

HOMEOWNER ASSISTANCE PROGRAM

NO CRIMINAL HISTORY

DOWN PAYMENT & CLOSING COST ASSISTANCE PROGRAM

it finances to be in a census tract with income at or lower than 80% AMI or a census tract with a poverty rate of greater than 20%.02 Opportunity Zones Opportunity Zones are tax incentives for individuals or corporations with capital gains through the creation of an Opportunity Fund that defers taxes on previously earned capital gains, that increases the investorsâ&#x20AC;&#x2122; basis on original investment for capital gains placed in the fund for at least 5 years, and that permanently excludes taxable in02_ What is the new markets tax credit, and how does it work? (n.d.). Retrieved from https://www.taxpolicycenter.org/briefing-book/what-new-markets-tax-credit-and-howdoes-it-work.

SECTION 8 HOUSING PROGRAM

NO EVICTION HISTORY

RENTAL OWNED PROPERTY TYPE

HOMEOWNER STABILIZATION PROGRAM

come on new gains. The funds can then be used to finance a broad range of real estate and business projects. The zones have a base requirement of being in a census tract with a poverty rate above 20% or a median family income of less than 80% of statewide or metropolitan area family income.03 Rental Gap Program The Rental Gap Program, funded by the Urban Redevelopment Authority of Pittsburgh, aims to subsidize the renovation or construction efforts of 4 or more rental units 03_ What are Opportunity Zones and how do they work? (n.d.). Retrieved from https:// www.taxpolicycenter.org/briefing-book/what-are-opportunity-zones-and-how-do-theywork.

CONTEXT

by developers that comply with a set of environmental and historical review requirements.04 Homeowner Assistance Program The Homeowner Assistance Program, funded by the Urban Redevelopment Authority of Pittsburgh, provides a zero interest, 30 year deferred loan to support the rehabilitation of a residential owner-occupied property with less than 3 connected dwelling units. It requires its applicants to be below 50% AMI, to reside at the property, to not have outstanding taxes or be on a payment plan for 6 months, and to have a home insurance policy for the property.04 Homeowner Stabilization Program The Homeowner Stabilization Program, funded by the Urban Redevelopment Authority of Pittsburgh, helps residents pay their rent during emergency situations.04 Down Payment & Closing Cost Assistance Program The Down Payment & Closing Cost Assistance Program, funded by the Urban Redevelopment Authority of Pittsburgh, provides a zero interest, 5 year or 10 year deferred loan for first-time home buyers purchasing an existing or newly constructed residential property. It requires the borrowers to be below 115% AMI, for their name to be on the deed, and for the borrower to not have outstanding taxes or be on a payment plan for 6 months.01 Affordable For-Sale Development Program Neighborhood Stabilization Program (NSP1) The Neighborhood Stabilization Program, funded by the Urban Redevelopment Authority of Pittsburgh, provides grant funding or a loan to renovate an abandoned or foreclosed structure to be sold to owner-occupants who are at or below 120% AMI with 25 percent of the units being sold to households at or below 50% AMI. The properties must also comply with environmental and historic review requirements required by federal, state, and city government with the affordability period of the units being a minimum of 15 years.05 Housing Opportunity Fund For-Sale Development Program (FSDP) The For-Sale Development Program, funded by the Urban Redevelopment Authority of Pittsburgh, provides grant funding or a loan to renovate or build a property to be sold to owner-occupants who are at or below 80% AMI with renovation projects also being required to have 20 percent or more of the total development cost be attributed to rehabilitation costs. The properties must also comply with environmental and historic review requirements required by federal, state, and city government. The program also requires an affordability period of the units being a minimum of 10 years if the funds are used as a loan and a minimum of 99 years or the life of the house if the funds are used to any extent as a grant.02 Allegheny County Housing Authority (Low-income Public Housing Program) 01_ Housing Opportunity Fund Programs. (n.d.). Retrieved from https://www.ura.org/pages/housing-opportunity-fund-programs. 02_ Affordable For-Sale Development. (n.d.). Retrieved from https://www.ura.org/proposals/affordable-for-sale-development.

CONTEXT

The Allegheny County Housing Authority Low-income Public Housing Program provides public housing for which the renter pays based on their income and the difference is covered using federal funding subsidies. It requires its renters to meet the definition of a family, to be below 80% AMI, to be a U.S. citizen or have immigrant status, to be screened for suitability, to have references from previous landlords, and to have credit reports and criminal background checks done for all adult household members.06

WHAT PROGRAMS ARE

Allegheny County Housing Authority (Section 8 Housing Program) The Allegheny County Housing Authority Section 8 Housing Program covers the difference between a propertyâ&#x20AC;&#x2122;s rent and what a renter is able to afford based on their income. It requires its renters to meet the definition of a family, to be below 80% AMI, to be a U.S. citizen or have immigrant status, to be screened for suitability, to have no eviction history in the last 3 years for criminal activity related to drugs, and to have criminal history reviews performed.03

HOW DO THEY COMPARE

Historic Tax Credit Indirect federal subsidy to finance the rehabilitation of historic buildings with a 20% tax credit for qualified expenditures The Historical Tax Credit is an indirect federal subsidy to finance the renovation of historical buildings with a 20 percent tax credit for qualified expenditures. It requires the building being renovated to be a certified historic structure.04

AVAILABLE WHERE YOU LIVE?

TO THE ONES CURRENTLY

AVAILABLE IN PITTSBURGH?

DO THEY FAVOR SPECIFIC POPULATIONS?

IS ANYONE LEFT OUT?

03_ Apply For Affordable Housing. (N.d.). The Allegheny County Housing Authority. Retrieved from http://www.achsng.com/application.asp. 04_ About the Historic Tax Credit. (2019, February 4). Retrieved from https://www. novoco.com/resource-centers/historic-tax-credits/htc-basics/about-historic-tax-credit.

CONTEXT

DEFINITIONS OF HOUSING TYPES

Public / Private Affordable Housing In the United States, general public housing developments are controlled by the Department of Housing and Urban Development (HUD) and administered by local housing agencies which own and manage the properties. These properties can also be operated by private management companies with ownership being transferred to private subsidiaries or other entities responsible for operating the developments in accordance with public housing rules. Non-governmental affordable housing is different from public housing, but often still relies on governmental support through programs like the Low-income Housing Tax Credit (LIHTC) that support the creation of affordable housing by incentivizing investors and private developers to do so.01 Detached / Attached / Multi-Unit An attached house shares a common party wall with another unit usually on both sides of the property whereas a detached house is free of any shared walls and stands alone. A multi-unit residential property is one that provides multiple separate housing units for residential inhabitants contained within one building or several buildings within one complex.02

strategy has since been studied and proven to be ineffective, for example, in reducing crime and providing access to educational opportunities. Scattered site development is a response to the failure of concentrated affordable housing strategies in the past and generally functions by a nonprofit organization or city acquiring rental properties - newly built or renovated houses, or small apartment buildings throughout the neighborhood for low-income households.03 Mixed-income A strategy for affordable housing development which involves diversifying the economic demographic of an areaâ&#x20AC;&#x2122;s constituents in order to promote social exchange that leads to greater opportunity. It involves integrating a variety of unit types (affordable, market-rate, rental, and homeownership) and providing the amenities typical of a market-rate building (proximity to public transit, etc.) for the purpose of providing opportunity.04

Concentrated / Scattered Site Historically, many American cities provided affordable housing in the form of large public housing towers with concentrated populations of low-income residents, but that

Inclusionary Zoning Inclusionary zoning is a policy that requires or incentivizes private developers to designate a certain percentage of the units in a given project as below market-rate. This is dependent on the size of the project. The below market-rate units are determined based on the area median income (AMI) and the units are generally allocated based on a housing lottery. In most cases, it requires little to no public subsidy for city governments to implement, but also doesnâ&#x20AC;&#x2122;t in turn have a massive impact in regards to ad-

01_ Lotzar, C. (2019, May 8). What is the Difference Between Public Housing vs. Affordable Housing? Retrieved from https://lotzar.com/difference-public-housing-vs-affordable-housing/.

03_ Semuels, A. (2015, May 19). New York Cityâ&#x20AC;&#x2122;s Public-Housing Crisis. Retrieved from https://www.theatlantic.com/business/archive/2015/05/new-york-citys-publichousing-crisis/393644/.

02_ Attached vs. Detached Homes. - Duplex Real Estate Network Blog. (n.d.). Retrieved from http://blog.duplex.net/attached-vs-detached-homes/.

04_ Confronting Concentrated Poverty: HUD USER. (n.d.). Retrieved from https://www. huduser.gov/portal/periodicals/em/spring13/highlight1.html.

CONTEXT

dressing the need for affordable housing.05 Shared Equity Shared Equity is a broad designation that includes inclusionary zoning, limited equity cooperatives, and community land trust homes with long-term affordability restrictions. Shared equity homeownership programs provide buyers with a way of bridging the gap between what they are able to afford to pay in a mortgage and the actual mortgage cost to own a property. The households may be first-time home buyers, buyers with bad loan or credit history, or buyers lacking the necessary down payment or income to afford a market-rate home.06 Housing Co-op A housing cooperative is formed by people who join on a democratic basis, usually by forming a not-for-profit cooperative corporation, to own or control the housing and/or related community facilities in which they live. Each month the members pay a fee to cover their share of the operating expenses. The members don’t own real estate, but rather purchase shares or membership in the cooperative housing corporation which owns or leases all of the property.07 Limited Equity Models

A limited-equity housing cooperative has restrictions on the proceeds their members can get from selling their shares. These are usually imposed because the cooperatives’ members benefit from below-market interest rate mortgage loans, grants, real estate tax abatement, or other features that make the housing more “affordable” to both initial and future residents for a specified period of time. In some cooperatives, these limitations are voluntarily imposed by members. Other limited equity cooperatives may also establish maximum income limits for new members to target the special benefits of the housing to families who need them the most.08 Community Land Trusts (CLT) Community land trusts are nonprofit, community-based organizations designed to steward the land. Community land trusts can be used for many types of development (including commercial and retail), but are primarily used to ensure long-term housing affordability. To do so, the trust acquires land and maintains ownership of it permanently. With prospective homeowners, it enters into a long-term, renewable lease instead of a traditional sale. When the homeowner sells, they earn only a portion of the increased property value. The remainder is kept by the trust, preserving the affordability for future low- to moderate-income families.09

05_ Schneider, B. (2018, September 6). The Ultimate Primer on Inclusionary Zoning. Retrieved from https://www.citylab.com/equity/2018/07/citylab-university-inclusionary-zoning/565181/.

08_ Buying into a Housing Cooperative. (n.d.). Retrieved from https://coophousing.org/ resources/owning-a-cooperative/buying-into-a-housing-cooperative/.

06_ Shared Equity Research. (2019, July 29). Retrieved from https://www.urban.org/ projects/shared-equity-research.

09_ Community Land Trusts (CLTs). (2019, May 2). Retrieved from https://community-wealth.org/strategies/panel/clts/index.html.

07_ Buying into a Housing Cooperative. (n.d.). Retrieved from https://coophousing.org/ resources/owning-a-cooperative/buying-into-a-housing-cooperative/.

CONTEXT

MARKET-RATE COOPERATIVE

Members have the power to decide who else can become a member of the cooperative

SHARED EQUITY COOPERATIVE

Share of the market-rate cooperative which includes a binding long-term lease

Shared equity cooperatives lease out the land to members to maintain affordability

LEASE

$$$

BLDG LAND

BLDG

LAND

Cooperative Member purchases the building

$$$ SHARE

Cooperative owns the land underneath the building and have control over how the building is sold

$$$

NP/G

Share of the market-rate cooperative is sold at market rate

Shared equity cooperatives are generally are able to obtain funding from non-profit organizations and governmental programs due to their capacity to preserve affordability

RENO Members can borrow money against their share of the property to improve community infrastructure

LIMITED EQUITY COOPERATIVE Share of the limited equity cooperative which includes a lease

SHARE GROUP EQUITY/LEASEHOLD COOPERATIVE $$$

Affordability through charging to break-even

$$$

CM*

* The â&#x20AC;&#x153;Cooperative Memberâ&#x20AC;? would be a tenant in this scenario, which is different from traditional renting because the tenant has more control over the living conditions and security of tenure

LEASE

CM C NP G 26

BLDG LAND

$$$ $$$ SHARE Share is sold at a limited price and the member is the one responsible for selling the unit before leaving

No share in the cooperative and allows for shorter living tenure commitments (one year or less)

PLAYERS

CM The entrance cost for a member in this setup is generally higher than a group equity/leasehold cooperative

RELATIONSHIPS

Cooperative Member (Home Renter/Owner)

Purchasing/leasing

Cooperative

Selling a cooperative share

Non-Profit Organization

Donations

Governmental Institution

Ownership

NP/G Limited equity cooperatives are generally are able to obtain funding from non-profit organizations and governmental programs due to their tendency to include affordable units

CONTEXT

ARE ANY OF THESE HOUSING TYPES PROMINENT IN

YOUR CITY HISTORICALLY? ARE ANY OF THEM NEW? HOW SUCCESSFUL HAVE THEY BEEN IN MEETING THE NEEDS OF LOW-INCOME RESIDENTS?

POSITIONING

POSITION

WICKED PROBLEMS FEELING UNWELCOME TO NEW DEVELOPMENT

HOMELESSNESS

NEGATIVE PERCEPTIONS OF OUTSIDERS

PAST EXPERIENCE WITH DEVELOPERS

PEOPLE GE PUSHED

In this thesis we are taking on a number of “wicked problems.” The nature of the work we do as architecture students lends us a unique interdisciplinary perspective on issues like concentrated poverty, climate change, and migration. WHETHER WE ACKNOWLEDGE IT OR NOT, THE WORK ARCHITECTS DO IMPACT A MULTITUDE OF FIELDS, POLICY, AND PEOPLE OVER A LONG PERIODS OF TIME. REALIZING THIS, WE HOPE THAT, BY RECOGNIZING THIS AT THE STARTING POINT, WE CAN BEGIN TO SUGGEST NEW OR REVISED WAYS OF WORKING THAT LEND TO BETTER OUTCOMES. CHARACTERISTICS: • Problems are never completely solved • Every problem is unique • There is no clear problem definition • Are multi-causal, multi-scalar + interconnected • Multiple stakeholders with conﬂicting agendas • Straddle organizational + disciplinary boundaries • Every wicked problem is connected to others • Every solution ramifies throughout the system • Solutions are not right / wrong, but better / worse • Can take a long time to evaluate solutions01

GENERATIO FAILED URBAN

Image source unable to be found

NEGATIVE STEREOTYPES

DISENFRANCHISEMENT

LACK OF T

Image courtesy of Metro Times

BIASE PERCEPT

MEDIA-DRIVEN NARRATIVES

NORMALIZED PERCEPTION

Images courtesy of ABC/NBC/FOX

Image courtesy of Lucas Jackson / Reuters

EVICTION

ABSENTEE LANDLORDS SLUMLORDS

POOR HO CONDITI

Image courtesy of Rick Wood

LEGAL DISPUTES

DIMINIS QUALITY O

STIGMATIZATION OF URBAN BLIGHT

Image courtesy of Yves Marchand

POOR BUILT ENVIRONMENT 01_ Irwin, T. & Kossof, G. (2017). Mapping the Ojai Water Shortage. Mapping of the Ojai Water Shortage Workshop Presentation, 5-6.

COMPLICATIONS WITH DISABILITY

POOR QUA OF HEAL

ETTING OUT

NEW RESIDENTS LACK COMMUNITY REVERENCE

RISING RENTS

ONS OF N RENEWAL

NEIGHBORHOOD CHANGES SEEN AS NEGATIVE

Image courtesy of Deborah Svoboda / KQED

LACK OF COMMUNICATION

CONCENTRATED POVERTY

HIGHER CRIME RATES

DEFICIENT EDUCATIONAL OPPORTUNITIES

UNAFFORDABLE HOUSING

Image courtesy of Iris Schneider / LA Times

LIMITED ECONOMIC MOBILITY

Image courtesy of CIEH

LACK OF SKILLS TRAINING

Image courtesy of John Marino

HIGH COST OF LIVING

Image courtesy of Getty Images

Image courtesy of Chris Saulit

MASS INCARCERATION

LACK OF OPPORTUNITY

Image courtesy of The Atlantic

ALITY LTH

SINGLE PARENTING

Image courtesy of The Grio

Image courtesy of Louisa Marie Summer

SHED OF LIFE

Image courtesy of Marion Post-Wolcott

Image courtesy of Patrick Semansky / AP

Image courtesy of Randy Simes / UrbanCincy

Image courtesy of Detroit Urbex

OUSING IONS

LARGE DEATH QUANTITIES

Image courtesy of Jahi Chikwendiu / The Washington Post

LACK OF COMMUNITY

GENTRIFICATION

ED TIONS

DECAY OF CULTURAL TRADITIONS

Image courtesy of Amy Stone

Image courtesy of Camilo JosÃ© Vergara

TRUST

SENSE OF LOSS OF COMMUNITY

POSITION

Image courtesy of Maya Dukmasova

GANG ACTIVITY BECOMES A CULTURE

Image courtesy of okayplayer

LACK OF WELLPAYING JOBS

Image courtesy of Getty Images

DRUG ADDICTION

Image courtesy of Seth Wenig / AP

MULTIPLE LOW-WAGE JOBS NECESSARY

Image courtesy of Megan Harris / WESA

Image courtesy of John Dominis

DEPRESSION

Image courtesy of Getty Images

LACK TO TIME SPENT WITH CHILDREN

LIMITED ABILITY TO BUILD EQUITY

Image courtesy of Elvis Batiz

TEEN PREGNANCY

HOPELESSNESS

Image courtesy of The Washington Post

The matrix above was created by the 2017-2018 UDBS Cohort, John Folan, Garrett Rauck, Alise Kuwahara Day, and East Liberty Development Inc. (ELDI) The network of images demonstrates an in depth study of concentrated poverty and its inter-tangled causes and effects.

POSITION

TRANSITION DESIGN

AS WICKED PROBLEMS CANNOT BE SOLVED WITH SIMPLE SOLUTIONS, THE WAY WE ADDRESS THESE ISSUES MUST BE AS COMPLEX AS THE PROBLEM THEMSELVES. THE SOLUTION MUST MATCH THE SCALE OF THE PROBLEM. “Transition Design frames issues within larger socio-technical, economic, political and environmental contexts and to view them as ‘systems’ or ‘wicked problems’. Transition Design calls for thinking and designing for long horizons of time and envisioning sustainable futures based upon the reconception of entire lifestyles that are place-based and local, but cosmopolitan in their exchange of knowledge, skills and technology—cosmopolitan localism. Projects and initiatives seek to cultivate sustainable ways of living in which people’s fundamental needs are satisfied in integrated place-based ways. Interventions are designed at multiple levels of scale over both short and long time horizons in an ongoing and iterative process of ‘solutioning’.”01 TRANSITION DESIGN ACKNOWLEDGES THAT WE ARE LIVING IN ‘TRANSITIONAL TIMES,’ TAKES AS ITS CENTRAL PREMISE THE NEED FOR SOCIETAL TRANSITION (SYSTEMS-LEVEL CHANGE) TO MORE SUSTAINABLE FUTURES, AND ARGUES THAT DESIGN AND DESIGNERS HAVE A KEY ROLE TO PLAY IN THESE TRANSITIONS. WE MUST RECOGNIZE THAT WHOLE SOCIETIES AND THEIR INFRASTRUCTURES MUST TRANSITION TOWARD MORE SUSTAINABLE STATES.02

01_Irwin, T. & Kossof, G. (2017). Mapping the Ojai Water Shortage. Mapping of the Ojai Water Shortage Workshop Presentation, 8. 02_Irwin, T. & Kossof, G. (2019). About Transition Design. Transition Design Seminar 2019. Retrieved from https:// transitiondesignseminarcmu.net/.

POSITION

This diagram is not our original work, it details the framework of Transition Design. [02]

POSITION

CLIMATE / MIGRANT CRISIS With inescapable climate change, even with the most radical reduction of energy usage, the world will see drastic coastal changes and an increase in extreme weather. Some people living in the areas affected by the rising sea level, extreme heat, and natural disasters, will become climate migrants. Pittsburgh is in a relatively safe location, it is inland and currently is not predicted to experience extreme weather even toward the end of the century.01 THERE ARE ESTIMATES OF 150-300 MILLION CLIMATE REFUGEES BY 2050 WORLDWIDE. AS TIME PROGRESSES THIS WILL ONLY WORSEN.02 Pittsburgh’s current population is over 303,000 people. It’s current density is 5,484 people/square mile. This is 143rd in the country when compared to cities and towns with over 50,000 people. 03

01_ Map Shows How Climate Change Will Affect Health Across US. (2017). Retrieved from https://www.livescience. com/58270-climate-change-health-effects-united-states.html?fbclid=IwAR3CRjbo3A_ozzOYJT1t-ptolok4Y19oUlTZyWdrgBAwnqchru8K7c6OgKw. 02_ Gemenne, F. (2011). Why the numbers don’t add up: A review of estimates and predictions of people displaced by environmental changes. Global Environmental Change, 21. doi: 10.1016/j.gloenvcha.2011.09.005. 03_ Interactive Timeline. (2010, December 20). About the 2010 Census. U.S. Census Bureau. Retrieved from https://web. archive.org/web/20101220032051/http://2010.census.gov/2010census/about/timeline-text.php

Coastal Change After Global Temperature Rises 2°C05 05_NOT OUR ORIGINAL WORK Mapping Choices: Which sea level will we lock in? (2019). Retrieved from https://choices.climatecentral.org/?fbclid=IwAR1ruuAzsmQtU0jt7TS41nmLSHHtx2jhM8jQQ_zeeOhqLnF5Ro9PnvffCmg#12/40.7116/-74.0013?compare=temperatures&carbon-end-yr=2100&scenario-a=warming-4&scenario-b=warming-2.

PITTSBURGH

POSITION

PITTSBURGH’S PEAK POPULATION WAS IN 1950, WITH A POPULATION OF OVER 676,000 PEOPLE,04 THE CITY’S DENSITY WAS 12,306 PEOPLE/ SQUARE MILE. THIS RANKS THE CITY AT 24TH WHEN COMPARED TO THE SAME DATA SET. THIS SUGGESTS THAT PITTSBURGH WAS BUILT FOR A DENSITY MORE COMPARABLE TO PRESENT DAY MIAMI. Pittsburgh has already built in the ability to densify through it’s current vacancy, but it must prepare to densify further if needed. This may not have to happen in all parts of the city, but creating dense pockets of people and businesses with good public transit will not only improve quality of life, but also reduce the carbon footprint of each person. WHILE THIS THESIS IS NOT FOCUSING SPECIFICALLY ON THE ISSUE OF CLIMATE CHANGE, WE ARE VERY CONSCIOUS OF THIS REALITY. SHORTSIGHTED ACTION HAS HURT THE CITY, AND NOW IT IS HAVING A GLOBAL IMPACT. WE MUST THINK ABOUT THE POTENTIAL NEEDS OF THE CITY 50-100 YEARS FROM NOW.

Pittsburgh Population over time 800K PEAK POPULATION 676K

57%

600K

400K

200K

1810

1850

1900

1950

2000

20 20

POPULATION

301K

YEAR Pittsburgh Population from 1810-2018 [04]

04_ Pittsburgh, Pennsylvania Population 2020. (2020). Retrieved from http://worldpopulationreview.com/us-cities/pittsburgh-population/. Data Source: United States Census Bureau

POSITION

Climate Impact Map Historical 1981-2010 Average Annual Temperature under High Emissions (RCP 8.5) with a Median Probability

EVEN IF THE GLOBAL TEMPERATURE RISES ONLY 2°C, MAJOR U.S. CITIES ALONG THE COAST WILL BE AFFECTED BY RISING SEA LEVELS INCLUDING NEW YORK CITY, BOSTON, SAVANNAH, MIAMI, AND VIRGINIA BEACH. AVERAGE ANNUAL TEMPERATURES ACROSS THE COUNTRY COULD BE UP TO 10 °F HIGHER IN SOME PLACES.

Climate Impact Map / Potential Migration of People End of Century 2080-2099 Average Annual Temperature under High Emissions (RCP 8.5) with a Median Probability

Pittsburgh Major City Affected by Sea Level Affected by Extreme Weather

These diagrams are not our original work, they show the trend of rising annual temperatures projected over the 21st Century based on high emissions. [01] 01_ Impact Map. (2019). Climate Impact Lab. Retrieved from http://www.impactlab.org/ map/#usmeas=absolute&usyear=1981-2010&gmeas=absolute&gyear=1986-2005.

HOW WILL YOUR CITY BE AFFECTED BY CLIMATE CHANGE?

POSITION

GROWTH + POVERTY

Pittsburgh is positioned well to be a climate refuge for those displaced as a result of the climate crisis. It’s original density and location give it a good chance of being a great new home for migrating people. This growth, however, should not be at the expense of the current residents. Pittsburgh is amidst a housing crisis, and it is ignorant to believe that it will fix itself. As Pittsburgh’s declining population has stabilized, the effects of redlining and historic disinvestment are still evident throughout Pittsburgh’s predominantly black neighborhoods. Pittsburgh must learn how to better serve and value its insisting low-income residents. AN AREA WITH A POVERTY RATE ABOVE 40% IS CONSIDERED HAVING CONCENTRATED POVERTY The neighborhoods in Pittsburgh with the highest poverty rates are often predominantly African American, even though Pittsburgh is only 24% black. This is the result of a legacy of poverty left by the city’s practice of redlining. In 1934, the Federal Housing Administration (FHA) was created through the National Housing Act by President Franklin D. Roosevelt. The FHA expanded home ownership among white families through more economically inclusive interest rates and by lowering down payment thresholds, however these policies excluded black families. In 1935, the Federal Home Loan Bank Board (FHLBB) asked the Home Owners’ Loan Corporation (HOLC) to evaluate areas within cities based on financial risk. The maps created rated areas Type A through D; Type A being mostly afﬂuent suburbs, and Type D being minority majority neighborhoods. Banks then used these maps to grant mortgages. The better rated the area, the easier it’s residents could get a home loan as long as they were using that loan to buy a home in a highly rated area.01 To the right, the map shows that the redlining (indicted in red) of Pittsburgh has left a legacy of poverty (indicated in yellow) both in the areas directly redlined, and the surrounding neighborhoods.These neighborhoods, in many cases, have a population consisting of an African American majority (indicated in white dashed lines). This shows that racial inequality in Pittsburgh is a direct result of these policies and the limitations they set on black families in regards to housing opportunities in comparison to white families. As white families moved to the suburbs, the inner city neighborhoods were financially forgotten and left to decay with time due to the lack of resources.

01_ National Housing Act of 1934. (1934). Retrieved from https://fraser.stlouisfed.org/archival/1341/item/457156.

The Legacy of Redlining: Concentrated Poverty GARFIELD 32%

21% WHITE, 67% BLACK

BEDFORD DWELLINGS 58%

EAST LIBERTY 19%

30% WHITE, 59% BLACK

MANCHESTER 18%

LARIMER 42% 11% WHITE, 87% BLACK

26% WHITE, 70% BLACK

HOMEWOOD NORTH 57% 1% WHITE, 90% BLACK

BELTZHOOVER 19%

9% WHITE, 84% BLACK

GLEN HAZEL 47% 20% WHITE, 78% BLACK

KEY Neighborhoods with majority African American population Redlined Neighborhoods of Pittsburgh 50% of the population below the poverty line 20% of the population below the poverty line

Map originally created by Sophie Nahrmann, UDBS, 2018, graphically edited by Alison Katz, UDBS, 2019 [02] 02_ DEMOGRAPHIC DATA: Pittsburgh, Pennsylvania Neighborhood Map - Income, House Prices, Occupations, Boundaries. (2019). Retrieved from http://www.city-data.com/nbmaps/ neigh-Pittsburgh-Pennsylvania.html. REDLINING MAP INFORMATION: Residential Security Map. (1937). Homeownersâ&#x20AC;&#x2122; Loan Corporation. Retrieved from https://storyboard.cmoa.org/2016/01/how-redlining-blocked-carownership-in-black-pittsburgh/.

POSITION

0% WHITE, 92% BLACK

TION LOSS • VA A L U CAN POP CY •

Collage titled: “Middle Class Classic” by artist Winston Smith, “Wealth Gap,” and Urban Decline Cycle added by Alison Katz, UDBS, 2018, Created to illustrate the racial inequality of wealth accumulation through home ownership because of policies like Redlining. [01] 01_Smith, W., & Biafra, J. (1998). Artcrime: the montage art of Winston Smith, volume two. San Francisco: Last Gasp of San Francisco.

DECREASED QU A L I TY O F L IF

POSITION

• NT ME ST VE

PROPERTY VAL N I UE ION •D T C U ISI D E N R

Due to the racial nature of the policies that shaped the housing of Pittsburgh, and much of the country, there is a serious racial wealth gap, largely due to lack of opportunity to build equity through home ownership in the mid-20th century. This gap grew as property values of suburban homes grew while the values and conditions of property in the inner city fell. Pittsburgh is a city of concentrated wealth and poverty, here you can find these conditions in stark contrast.

POSITION

In 1937, Pittsburgh adopted this policy, redlining its neighborhoods and excluding primarily black areas from accessing loans not only for home ownership, but also property improvements. The constant disinvestment in these neighborhoods catalyzed what is commonly referred to as the Urban Decline Cycle. The Urban Decline Cycle is the process in which an area cyclically degrades due to a combination of population loss and disinvestment. As this continues, the people who remain suffer from a loss of opportunities, quality of life, and property value. This feeds into continued population loss and disinvestment as the cycle feeds into urban blight.02

HOW HAVE THESE

POLICIES AFFECTED YOUR NEIGHBORHOOD / CITY?

How visible are the effects of these policies in your

neighborhood/city today?

REDLINING EXCLUDED BLACK FAMILIES FROM WEALTH BUILDING THROUGH HOME OWNERSHIP, AN OPPORTUNITY MANY WHITE FAMILIES TOOK TO MOVE TO SUBURBAN AREAS. 02_Fraser, J. (2011). The Cost of Blight. Pittsburgh Quarterly Magazine. Retrieved from https://pittsburghquarterly.com/pq-commerce/pq-region/item/73-the-cost-of-blightvacant-and-abandoned-properties.html?fbclid=IwAR0hljaKAVF4HHSLG10H7oEEYsX302FWlqfnZvWfj9UlM4_ck901m05cB2o.

POSITION

DESTRUCTIVE DEVELOPMENT

“Urban Renewal” Depicting demolition of 100 blocks in the Hill District to make way for the Civic Arena built in 1961 by Alison Katz, UDBS, 2018 [01]

HISTORICALLY, LOW-INCOME NEIGHBORHOODS WERE TARGETED FOR URBAN RENEWAL PROJECTS, DESTROYING COMMUNITIES THROUGH EMINENT DOMAIN. By the 1950’s, tenement living quarters were in such bad condition that they were in some cases contributing to the typhoid problem due to poor sanitation.02 A large proportion of the tenement housing was located in the Lower Hill District. Plans for Urban Renewal were a reaction to the poor condition of some neighborhoods, and the desire to remove the urban “blight.” The main urban renewal projects were the Lower Hill District, East Liberty, The Point, and Northside. THE CIVIC ARENA PROJECT IN THE LOWER HILL WAS ARGUABLY THE MOST DESTRUCTIVE 01_BASE PHOTO: Harris, Charlie Teenie. (1959). City streets: The intersection of Wylie Avenue and Fullerton Street looking southwest toward the demolition, Hill District. An unseen chapter in the story of American jazz: Black and white pictures capture the rise and fall of the legendary music hangout. Retrieved from https://www.dailymail. co.uk/news/article-2137151/Black-white-images-capture-rise-fall-great-American-jazzbar-The-Crawford-Grill.html. 02_Kellogg, Paul U., Editor (1914). The Pittsburgh District: Civic Frontage. New York: Russell Sage Foundation Publications. p. 87-92

PROJECTS OUT OF THESE.03 In a New York Times article in 1960, the Civic Arena project was framed as an exciting project for the Penguins and for Pittsburgh. It also speaks to Pittsburgh’s ingenuity through the engineering of a retractable roof. The article focuses on the record breaking aspects of the architecture, promising that in 2.5 minutes the roof could close in cases of rain or cold weather. The writer is not a Pittsburgher, and as this article is written for the New York Times, the audience is going to largely be people in other cities. While the Civic Arena was an innovative building for its time, this article did not mention the destruction of the Lower Hill neighborhood to make room for this project, it focuses on the outside perspective of a new project that will bring business to the city.04 03_Lubove, Roy. (Jan. 2015). The Pittsburgh Renaissance: An Experiment in Pubic Paternalism. Journal of Urban History, v. 41, pp. 106-141. 04_Knowles, Clayton. (Oct 16, 1960). Pittsburgh Gets New Auditorium: Spectacular Building Boasts Retractable Roof -- It Will Be Opened In June. New York Times (1923-Current File). Retrieved from https://search-proquest-com.proxy.library.cmu.edu/ docview/115132371?accountid=9902.

From an outside perspective it is easy to see the removal of these “slums” as a positive for the city, but the people living in those neighborhoods were left without any agency over where to build community next. These neighborhoods were often the homes of racial minorities.

This displaced over 8,000 people, 413 businesses (mostly owned by African Americans), and destroyed 1,300 buildings.05 Finding nearby housing for displaced families and businesses was incredibly difficult, and in the case of The Lower Hill, many moved across the city, fracturing the social capital built through the tight knit communities in those neighborhoods.06 Anita Lopatin, a Hill native described the project: “I watched as building by building came down,” said Anita Lopatin, whose family operated Tri-State Leather Co. on Fifth Avenue in what is now considered Uptown. “It broke my husband’s heart.” Anita’s family owned a building and rented the upstairs apartments. Once people learned that the building was destined to be torn down for the Civic Center, no one would rent them. “So many people were first-generation Americans, and their parents had worked so hard to get here,” she said. “For them to see their homes torn down was a tragedy.”06

OF NEIGHBORHOODS

TARGETED BY DESTRUCTIVE DEVELOPMENT BEEN REMEMBERED?

HOW HAS JUSTICE BEEN

FOUND FOR THE RESIDENTS?

05_Jones, D. N. (2018, June 18). Traces of a lost neighborhood. Retrieved from https://newsinteractive.post-gazette.com/lower_hill/. 06_Does Urban Renewal Mean Negro Removal? (Feb 27, 1965). New Pittsburgh Cou rier (1959-1965), National edition. Retrieved from https://search-proquest-com.proxy. library.cmu.edu/docview/371640635?accountid=9902.

Carlos Peterson’s sketch of his family’s last home in the Lower Hill District [06].

POSITION

IN THE HILL DISTRICT, THEY DEMOLISHED 100 BLOCKS OF ONE OF THE MOST IMPORTANT NEIGHBORHOODS FOR BLACK CULTURE IN PITTSBURGH, IF NOT THE NORTHEAST.

HOW HAVE THE LEGACIES

POSITION

INCOME INEQUALITY

INCOME INEQUALITY IS A BYPRODUCT OF UNEQUAL OPPORTUNITY. IN ORDER TO ADDRESS THIS INEQUALITY, THERE MUST BE A PUSH FOR EQUITY IN OPPORTUNITY. As Pittsburgh is rebranded from its industrial roots into a technology hub, new demographics of people are moving into the city due to this new industry while people living in poverty in Pittsburgh are often left out of this growth. This creates tension between longtime Pittsburgh residents and newcomers moving into their neighborhoods. As people are moving to the city for their professional growth, the wealth they bring and build could be leveraged to create opportunity for longtime low-income Pittsburgh residents. Creating systems that allow newcomers to buy into their new communities and give back by virtue of that system will give them an opportunity to assist in the uplift of their neighbors. Mixed-income communities are crucial to fight the Urban Decline Cycle. They add resiliency to neighborhoods by adding investment to historically disinvested areas. Rising property values benefit long time homeowners, but also mean that there must be protections put in place to protect those homeowners from being taxed out of their home. It also means that renters need protections from rising rents. MARKET RATE DEVELOPMENT GRANTS A UNIQUE OPPORTUNITY TO RE-INVEST PROFITS BACK INTO THE COMMUNITY. IF LEVERAGED TO SUPPORT AFFORDABLE AND SUBSIDIZED HOUSING OPTIONS, THIS CAN BE AN IMPORTANT TOOL ESPECIALLY WHEN PUBLIC FUNDING FOR AFFORDABLE HOUSING IS LIMITED.

Median Income by Neighborhood GARFIELD $30,765

CENTRAL LAWRENCEVILLE $51,000

85% WHITE, 7% BLACK

BEDFORD DWELLINGS $14,281 MANCHESTER $39,700

EAST LIBERTY $30,500

30% WHITE, 59% BLACK

LARIMER $20,400

11% WHITE, 87% BLACK

26% WHITE, 70% BLACK

HOMEOOD NORTH $20,400 1% WHITE, 90% BLACK

DOWNTOWN $82,179

78% WHITE, 9% BLACK

BELTZHOOVER $31,400

POINT BREEZE $109,300

9% WHITE, 84% BLACK

84% WHITE, 6% BLACK

GLEN HAZEL $9,315 20% WHITE, 78% BLACK

SQUIRREL HILL NORTH $120,500

72% WHITE, 6% BLACK

Median Income $99,000 - $121,000 $77,000 - $99,000 $56,000 - $77,000 $34,000 - $56,000 $12,000 - $34,000

Map originally created by Alison Katz, UDBS, 2019. [01] 01_ Pittsburgh, Pennsylvania Neighborhood Map - Income, House Prices, Occupations, Boundaries. (2019). Retrieved from http://www.city-data.com/nbmaps/neigh-Pittsburgh-Pennsylvania.html.

POSITION

4% WHITE, 92% BLACK

Bla

21% WHITE, 67% BLACK

GARFIELD

GARFIELD AS A CASE STUDY

Garfield is a great case study because of its various physical, economic, and social conditions. This hilly neighborhood has a diverse set of blocks with varying levels of vacancy, and has a high poverty rate while adjacent to gentrifying neighborhoods like East Liberty, Lawrenceville, and Bloomfield. This proximity is putting pressure on Garfield, and its current residents are seeing rising property values. While this benefits some of the homeowners, fixed-income homeowners may be taxed out of their homes. With a poverty rate of 32%, the neighborhood needs both affordable housing for its residents and market rate buyers to move into the neighborhood to bring money in. HOW CAN THESE NEEDS BE MET AT THE SAME TIME?

Organizations directly involved with the built environment and housing in Garfield include: Bloomfield-Garfield Corporation (BGC) is the registered organization, they represent the neighborhood’s residents, and have both facilitated and developed affordable housing projects and neighborhood master plans. Garfield Jubilee Association has also led efforts that resulted in an increase in affordable housing construction and have programming to help residents with employment, including occupational skills training. Open Hand Ministries (OHM) is a non-profit contractor that works closely with a financial literacy program called Circles. Residents with homeownership goals can work with Circles Greater Pittsburgh to build financial literacy skills. OHM specializes in renovation projects and utilizes volunteer labor for mundane aspects of construction to bring down the cost of renovation. OHM specializes in renovation projects, and utilizes volunteer labor for mundane aspects of construction. East Liberty Development Inc. (ELDI) is the registered neighborhood organization of East Liberty, directly east of Garfield. They do work throughout the neighborhoods in the “East End” which focuses on East Liberty, but includes Garfield and the neighborhood Larimer as well.

GARFIELD

GARFIELD HAS THE BENEFIT OF BOTH HAVING AN ACTIVE NEIGHBORHOOD ORGANIZATION, AND ENGAGED OTHER NON-PROFITS

CONTEXT

GARFIELD

Garfield is an inland neighborhood, nestled by neighborhoods that are either currently gentrifying, or have been historically wealthy. Garfield has physical barriers along its west, north, and east sides, separating it from nearby communities, however, nearby gentrification in Central Lawrenceville, East Liberty, and Bloomfield begin to threaten the affordability of the neighborhood. 100 90

HIGHLAND PARK

BLOOMFIELD

Race

FRIENDSHIP

GARFIELD

PITTSBURGH

EAST LIBERTY

MORNINGSIDE

STANTON HIEGHTS

CENTRAL LAWRENCEVILLE

% Below Poverty Line 10 20 30 40 Race White Black Other

DATA SOURCE: 2017 Census

VACANCY: 12% HOMEOWNERSHIP: 37% SINGLE FAMILY HOUSING: 66%

VACANCY: 10% HOMEOWNERSHIP: 65% SINGLE FAMILY HOUSING: 76% VACANCY: 8% HOMEOWNERSHIP: 74% SINGLE FAMILY HOUSING: 92%

MORNINGSIDE

GARFIELD

STANTON HEIGHTS

HIGHLAND PARK

GARFIELD VACANCY: 20% HOMEOWNERSHIP: 34% SINGLE FAMILY HOUSING: 72%

EAST LIBERTY VACANCY: 6% HOMEOWNERSHIP: 38% SINGLE FAMILY HOUSING: 54%

FRIENDSHIP VACANCY: 14% HOMEOWNERSHIP: 16% SINGLE FAMILY HOUSING: 27%

BLOOMFIELD

VACANCY: 5% HOMEOWNERSHIP: 16% SINGLE FAMILY HOUSING: 18% VACANCY: 13% HOMEOWNERSHIP: 31% SINGLE FAMILY HOUSING: 46% DATA SOURCE: 2017 Census

MEDIAN RENT, OWNER EXPENSES, AND INCOME PER MONTH 5500

HOUSING COSTS Gross rent across the board was relatively the same. In Garfield, 44% of renters spend over 30% of their income on rent. This means that their housing is not affordable to them. (For housing to be affordable, it must be 30% or less of your income.) 23% are spending more than half of their income on rent. The housing costs of homeowners with mortgages were all higher than rent. This is potentially because of the markets that owned units are targeting compared to markets rental are targeting, and could reﬂect unit size and condition. Unsurprisingly, housing costs drop once mortgages have been paid off. The ownership rate in Garfield is currently 34% of those units, 50% are still under mortgage contract, 9% have either a second mortgage or home equity loan or both, and 34% of mortgage holders in Garfield are over 60 years of age. This means that many of those residents with higher housing costs may be living on a fixed-income. This can be problematic if property values and taxes rise. INCOME As some of the neighborhoods fall below the median income of Pittsburgh (which is only 75% of Allegheny county’s median income), it should be noted that Garfield’s poorest census tract is the poorest in the area. Other neighbrohoods that fall below Pittsburgh’s median income include East Liberty and Friendship. (Friendship’s income statistics are affected by its college student population.) The income shown is the annual median income divided by 12 to get monthly median income.01 01_U.S. Census 2017.

5000

4500

4000

$ PER MONTH

GARFIELD

This dataset was organized by census tract. Some of the neighborhoods have only one census tract, while others have a few. This chart represents the differences not only between the neighborhoods in comparison to Pittsburgh as a whole, but also the ranges within the neighborhoods themselves.This begins to show those populations as not a monolith, but a ranges. It also begins to speak to the inequities both between and within neighborhoods.

3500

3000

Median Gross Rent* 2500

Median Selected Monthly Owner Costs w/ Mortgage*

Median Selected Monthly Owner Costs w/o Mortgage*

2000

1500

1000 Median Monthly Income*

500

Lowest Census Tract

Highest Census Tract

PITTSBURGH

GARFIELD

02 *by census tract

DATA SOURCE: 2017 Census

5500

GARFIELD

5000

4500

4000

3500

3000

2500

2000

1500

1000

500

EAST LIBERTY FRIENDSHIP

BLOOMFIELD

LAWRENCEVILLE

CENTRAL

STANTON HEIGHTS

MORNINGSIDE

HIGHLAND PARK

08 49

LEGEND (FOR ALL CHARTS ON SPREAD) Pittsburgh

Garfield

East Liberty

Friendship

Bloomfield

Central Lawrenceville

Stanton Heights

Morningside

Highland Park

AGE OF RESIDENTS (YEARS)

10%

GARFIELD

0-4

5-9

10-14

15-19

20-24

25-29

30-34

35-39

40-44

HOUSEHOLDS The age of Garfield residents, compared to Pittsburgh as a whole, show that it is a neighborhood consisting largely of families. In 2017, over 31% of Garfield’s households included a child under 18. 30% of households with children were led by a single mother. This begins to suggest the needs of the neighborhood revolves around family services. 33% households in Garfield are home to at least one per-

45-49

50-54

55-59

60-64

65-69

70-74

75-79

80-84

85+

son over 60 years old, and 31% are home to at least one person with a disability. In an incredibly hilly neighborhood like Garfield, where 26% of people rely on public transit to get to work, and 31% of households do not have access to a vehicle, accessibility becomes a huge issue. HOW LONG HAVE THEY LIVED HERE? Looking at when the current residents of each neighborhood moved into their current units, it’s easy to see that most of the newcomers in these neighborhoods are rent-

YEAR RENTER MOVED INTO CURRENT HOUSING UNIT (HOW LONG HAVE THEY LIVED HERE?) 3000

2500

2000

1500

# OF PEOPLE

1000

500

-1979

1980-1989

1990-1999

2000-2009

2010-2014

2015+

VALUE OF OWNER OCCUPIED HOUSING UNITS 40%

30%

20%

GARFIELD

10%

$0-$50K

$50K-$100K

$100K-$150K

$150K-$200K

$200K-$250K

ers. The only exceptions for this are Stanton Heights and Morningside which are predominantly owner-occupied neighborhoods. This demonstrates a substantial movement of people to these gentrifying neighborhoods. Bloomfield and East Liberty see the most dramatic effects of this. Homeowners largely moved to many of these neighborhoods in the 2000’s, however this trend is not true for Garfield. Garfield’s existing homeowners represent homeowners from before 1979 to today, with the largest number of homeowners since before 1979. This shows a clear difference between Garfield and many of its neighbors, although this trend is seen in Friendship and Bloomfield. HOUSING UNIT VALUE IN THESE NEIGHBORHOODS (FOR OWNED UNITS) Of all of the neighborhood in this part of Pittsburgh, in 2017,

$250K-$300K

$300K-$400K

$400K-$500K

$500K+

Garfield had the highest percentage of properties worth less than $100,000. Above that price point, the number of properties dramatically falls. This is a sign of a neighborhood with high rates of poverty. Assuming that property values will rise as gentrifying forces begin to move into Garfield, the future of the neighborhood could go a few ways for existing residents. Homeowners could see an increase in their property values. This builds ones assets, potentially contributing to generational wealth, however, when their property taxes increase, these homeowners may be taxed out of their homes. Protections must be put in place so that people are not displaced because they live on a fixed-income or have a low-income. Garfield’s affordability must not be tied to the idea that it is undesirable place to live. As new people “discover” Garfield, those who have been a part of this community deserve to benefit from its growth rather than be victimized by it.01 01_U.S. Census 2017.

YEAR HOMEOWNER MOVED INTO CURRENT HOUSING UNIT (HOW LONG HAVE THEY LIVED HERE?) 1500

# OF PEOPLE

1000

500

-1979

1980-1989

1990-1999

2000-2009

2010-2014 DATA SOURCE: 2017 Census

2015+

GARFIELD

COMMUN ITY IELD RF GA A G R

GARFIELD TODAY Pittsburgh Montessori School

GARFIELD

SEM

N DE

[03]

BLE

[01]

M BL SE S A

[02] [04]

Serving Basic Local Needs

Religion IMAGE SOURCES 01_ https://remakelearning.org/maker-learning-collaborative/ School 02_ http://assemblepgh.org/blog/pittsburgh-people-with-senque-little-poole-saturday-crafternoons/ Bank / Post Office 03_ http://www.garfieldfarm.com/ 04_ https://bloomfi eld-garfi eld.org/blog/ Culture / Community Org 05_https://aiapgh.org/design-pittsburgh-entries/c16-environmental-charter-school-middle-school-at-the-rogers-school/ Grocery / Hardware 06_ https://www.ï¬&#x201A;ickr.com/photos/106598373@ N04/10477067703/ Daycare / After School Programming 07_ https://www.dugan-associates.com/boom-concepts-guiding-artists-and-nonprofi ts/ Eldercare 08_ https://bloomfield-garfield.org/blog/

Office / Entertainment / Niche Needs

Medical

LD I 20 1

FOR (AND GET TING HTING FIG )A

Block Amenities

DD R M I LE SCH TE O R A

OL -O

V EN

GARFIELD

PENED IN 20 19

NMENTAL CH IRO

The work of active non-profits have made Garfield a destination for art, education, and urban farming. The first Friday of every month is Unblurred, a gallery crawl down Penn Ave. This strip of Penn Ave is home to many galleries and artist spaces. These events bring the neighborhood to life. The Garfield Community Farm grows fresh produce and creates outreach programs to spread awareness to the community. In 2015, the Bloomfield-Garfield Corporation and the residents succeeded in convincing Aldi to move into the neighborhood. This is the closest grocery store serving the residents of Garfield ARKET HT M G I N

UNBLURRED GALLERY CRAWL

[05]

[06]

TAQ UI TO

CRAWL ERY L L GA

U TR

[08] [07]

CURRENT AMENITIES Pittsburgh Montessori School

GARFIELD

29 03

130 06 04 80 20 14

64 88

102 96

54 93

97 98 99 69 70 71 67

68 100

45 72

103 48 73 104 101

105

74 75

33 106

50 107

79 129

81 21

64 12

87 86

54 56

17 57 58

47 59

13 95 61

54 86 BUS LINES Block Amenities

Medical

School Bank / Post Office Serving Basic Local Needs

Office / Entertainment / Niche Needs

Religion

Culture / Community Org Grocery / Hardware Daycare / After School Programming Eldercare

28 77

108 10

BUS LINES

71A

75 87

Park 01 02 03 04 05 06 07 08 09 10 11 12 13

41 35 120

Religion

121

119

36 37 38 39

117

89 87 82

116 11

125

131 88 38

124

92 127 128

122 126 44

71A 71C 77 86 87

St. Maria Goretti Seeds of Hope Earthen Vessels Outreach Morningside Baptist Church The Open Door Church Morningside Church King of Kings Baptist of Minisrty St. Maria Goretti Church Unity Center of Pittsburgh PGH Russian Congrigation / Jehovah’s Witness Kingdom Hall Valley View Presbyterian Church Redemer Community Church East Liberty Lutheran Church Inner City Ministries

Food / Drink

22 110 83 09 114 37 85 111 84 112 113 86 115

26 27 28 29 30 31 32 33 34 35

91 25

123 93 90

74 82 71C 77 86 88 89

51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 131

Taste of India Shursave IGA Liberty Beer Thai Gourmet Crazy Mocha Coffee China House / Nana’s Place / Pizza Italia Tessaro’s American Bar Lot 17 / Sausalido Thai Cuisine Claiente Pizza & Drafthouse Donatelli’s Italian Food Center Wai Wai Chinese Cuisine Pleasure Bar / Bloomfield Groceria Nico’s Recovery Room Condrin Tavern APTEKA K2 Convenience Store Bantha Tea Bar Gluten Free Goat Bakery & Cafe / Mixtape Pho Minh Butler’s Spak Brothers People’s Indian Family Dollar Aldi A&M Market Friendship Perk & Brew BFG Cafe Spork Pit Garfield Market Spork Commonplace Coffee Primanti Bros Le’s Grocery Fish Nor Fowl Prstella Beer Farm Fresh Halal Market East Liberty Farmers Market Mcdonald’s Dollar Tree / Capri Pizzeria and Bar Wallace’s Whiskey Two Sister’s Vietnamese Domino’s Pizza The Bureau

Medical 14 15 16 17 18 19 20 21 22 23 24 25

UPMC Children’s Hospital Rite Aid Nova Dental Tri-County Cardiology / Associates In Dermatology West Penn Hospital Western PA. Hospital School Human Motion Institute The Children’s Home of Pittsburgh UPMC BG Family Heath Center Angelus Convalescent Center Inc. Family Vision Care Davis Eye Group / Star Optical

School

40 41 42 43 44

Immaculate Conception School The Neighborhood Academy Waldorf School of Pittsburgh Pittsburgh Montessori School The Watson Institute

Child / Elder Care

45 46 47 48 49 50

Senior Citizen Center Assemble Little Tots Academy Workshop PGH DIY School Kidsville Day Care & Learning Center Neighborhood Learning Alliance

Other 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130

Paul Lumber & Supply PNC Bank Debs Infonet Inc Center for PostNatural History One Point One Yoga Artisan / Kraynick’s Bike Shop / All Appliance Parts The Irma Freeman Center for Imagination Mr. Roboto Porject / mossArchitects / Creative Nonfiction / Aahmani Afrikan Braids Mocha Rose Floral and Event Design / Shelton Design/Build Springboard Design Bloomfield Garfield Corperation Central Probation Office Eastside Neighborhoos Employment Center / Bloomfield Garfield Youth Development Center Honey Hair Co / The Bride of Penn Ave Walter’s Automotive Refresh PGH / The Vault / Time Bomb Shop Yoga Hive Sojourner House / H C Armstrong / PGH Glass Center Alia Musica Pittsburgh Kings and Queens PGH Jacksoon Hewitt Tax Services The Alloy Studios / Pittsburgh Festival Opera Sunoco Gas Station Bruno’s Garage Mellon Street Garage Cervone’s Barbershop Union Project Stanton Negley Drug Company RE/MAX Realty / Studio Me / Orangetheory Fitness Metro By T-Mobile / William Penn Smoke Shop Key Bank / H&R Block / Luigi’s Detail Club Midas TLC Libations New Voices PGH / Idigo Square / Luxe Home and Design Color Me Mine / Hotel Indigo GBBN Architects Most Wanted Fine Art

GARFIELD

36 118

Allegheney Cemetery Fort Pitt Playground Garfield Commons Park Healcrest Ubran Farm Garfield Community Farm Hillcrest Park Kite Hill Park Kincaid Street Garden MOMS Green Play Yard Eastfield Cooperative Garden Garland Parklet The Octopus Garden Friendship Parklet

GARFIELD

Although this thesis focuses on housing (more specifically, protecting low income residents and implementing permanent affordability), there are a lot of other ideals we have considered that may be useful initiatives for Garfield. These goals also begin to speak to the qualitative aspects of the neighborhood. This diagram was a preliminary look at what stakeholders could make an impact for some of the listed initiatives. It also maps these initiatives onto social, economic, and environmental issues of sustainability, and begins to suggest cross disciplinary team to address larger issues.

LARGE GOALS

Accessibility

ECONOMIC E N V I R O N M E N TA LS O C I A L

PLAYERS + LARGE SCALE GOALS

High Quality Public Education Diversity Incentivizing Immigration Incubator Business No Eminent Domain Intra-Neighborhood Equity Building Single Family (Small-scale) Mixed-Use Shared Resources of Some Kind Access to Amenities Mandatory Low-Income Units Mixed Use Neighborhood Opt-In for Existing Residents Pedestrian Friendly Initiatives Potential Density Increase Individual Cars Discouraged Recreational Space Localized Amenities / Jobs / Office Space Individual Cars Discouraged Deconstruction + Material Re-Use Attention to Geography Transit Encouraged Vacant Lot Remediation No Reliance on Fossil Fuels Localized Water Localized Alternative Energy Sources Stormwater Control Net + Consumption

STAKEHOLDERS

Designers Architects Builders Self-built/DIY

Owners Homeowners Large landlords (McCormack Baron Salazar) Small landlords (Wiley Properties) Non-profit landlords Regulators Federal regulators State regulators Local regulators Zoning regulations Building code regulations US Department of Housing and Urban Development (HUD) Affordable housing laws Financiers Banks Non-profit organizations Self-financed Volunteer-dependent Foundations Government funding Constructors Contractors Non-profit developers Sub-contractors Construction Workers Unions Manufacturers New products Repurposed products Recycled products Residents Homeowners Renters Workers Family stakeholders

GARFIELD

Developers For Profit Non-Profit CDCs

RE_VISION GARFIELD 2030+

RECENT INITIATIVES

RE_VISION

Garfield has seen a few initiatives to revitalize the neighborhood. Here are the most recent ones: GARFIELD 2030 PLAN In 2010, the Garfield 2030 Plan was developed and it involved many of the active organizations within the neighborhood, including the Bloomfield-Garfield Corporation, and the Garfield Jubilee Association in collaboration with the architecture firm, Perkins Eastman. This was a long concerted effort including those organizations’ and the community’s input. The plan outlined housing and development plans to promote social, civic, ecological, and economic sustainability in the neighborhood. It was focused on many diverse aspects of Garfield: for example, the revitalization of the commercial corridor along Penn Avenue and the greenification of the neighborhood. This included design and planning strategies as well as other initiatives. More specific to housing, it outlined several metrics, like increasing the ratio between homeowners and renters, while considering broader topics, like maintaining the neighborhood’s residential character. Since the formation of the community plan, 10 years have passed, and in that time, some of the goals initially laid out are tracking well while others seem to not be progressing as quickly. In that same time period, a lot has happened. The neighborhoods of Lawrenceville and East Liberty have experienced rapid gentrification with the inﬂux of technology giants and startups which have brought both opportunity and tension to the city. As Garfield continues to grow, it is going to be critical that the neighborhood’s residents are positioned to benefit from investment and to prevent their displacement. GARFIELD NEIGHBORHOOD INVESTMENT STRATEGY The Garfield Neighborhood Investment Strategy followed the Garfield 2030 Plan as a way to to implement some of the strategies detailed in the plan. This included community building and engagement events as well as further analysis of the built environment. The outcome of this work in regards to housing can be found on the following spread. GARFIELD GREEN ZONE PROJECT The Garfield Green Zone Project was a study done by Evolve EA, another local architecture firm. This study focused on the uses of the green spaces of Garfield and began to suggest how we can connect them and maintain them. This plan was less extensive than the Garfield 2030 Plan in its scope, however it had a lot of great community engagement documentation that we found useful. RE_VISION Our focus for this thesis was the Garfield 2030 Plan. The efficacy of the housing initiative and our suggestions for revising it’s goals can be found on the following spread. The rest of this document will be using this as a case study.

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Covers of the Garfield Green Zone Project and the Garfield 2030 Plan IMAGE SOURCES: https://evolveea.com/garfield-green-zone/; https://bloomfield-garfield.org/wp-content/uploads/2011/11/GarfieldNeighborhoodPlan-1.pdf

n Zo

Gree

GARFIELD 2030 PLAN HOUSING INITIATIVES 2010

GARFIELD 2030 PLAN (HOUSING INITIATIVES ONLY)

2020

2017

GARFIELD 2030 PLAN RE_VISION

CHECKUP

data from 2017 US census

Goal #

DEVELOP HOUSING AT HIGHER DENSITY NEAR URBAN SERVICES 5.9 du/acre 9.0 du/acre

7 du/arce

goal remains the same in 2020

on track

DEVELOP HOUSING AT HIGHER DENSITY NEAR URBAN SERVICES 9.0 du/acre 2050 GOALS 15 du/acre

7 du/acre target met

RE_VISION

02 adjust approach INCREASE TOTAL NUMBER OF OCCUPIED HOUSING UNITS 1744 du 2644 du

INCREASE TOTAL NUMBER OF OCCUPIED HOUSING UNITS 2644 du 2050 GOALS 4994 du

2037 du Garfield Glen + 68 affordable units

2059 du target missed

REDUCE HOUSING VACANCY 10%

Garfield Commons replaces Garfield Heights -99 net units REDUCE HOUSING VACANCY 24%+ 10%

2050 GOALS <10%

20% 19% target missed adjust goal

INCREASE PROPORTION OF HOMEOWNERSHIP 34% 42% 2050 GOALS = PGH %

05 INCREASE PROPORTION OF HOMEOWNERSHIP 42% 52%

IMPROVE STANDARD OF PROPERTY MAINTENANCE <100 prop. in poor cond.

34%

2050 GOALS <20 prop.

45.5% target missed

goal adjusted in 2020

06 REHABILITATE AND SELL EXISTING VACANT UNITS all units

IMPROVE STANDARD OF PROPERTY MAINTENANCE 233 prop. in poor cond. <100

2050 GOALS all units

171 186 target met

07 STABILIZE EXISITNG GARFIELD HOMEOWNERS

08 REHABILITATE AND SELL EXISTING VACANT UNITS target unspecified

404 units ELDI, BGC, and Open Hand Ministries rehabed about a dozen units since 2010

target not set

BUILD IN PERMANANT AFFORDABLE HOSUING FOR LOW INCOME RESIDENTS

in response to nearby development in East Liberty, Lawrenceville, Bloomfield, and Friendship

2050 GOALS +2350 du

02_INCREASE TOTAL NUMBER OF OCCUPIED HOUSING UNITS This figure was set by the density goals, and although the actual number was not hit, the number of units needed to reach that goal is so small that the density goals have still been on track. For 2030, the goal is 2,644 total dwelling units (du) in Garfield. It would take an additional 70 units per year to reach this goal. To reach the density needs of the future beyond 2030, if the goal were a density of 15 du/acre (the highest we suggest), an additional 2,350 du would need to be constructed, totaling 4,994 du. This would mean 118 du would have to be constructed per year from 2030-2050. This development should be focused near commercial and transit corridors, avoiding development on steep slopes and woodland areas. 03_REDUCE HOUSING VACANCY The vacancy goals for 2030 were to reduce the 24% vacancy to 10%, and this goal is almost on track to be met according to the 2017 census information. This is connected to the goal of rehabilitating and selling existing vacant housing units. 04_INCREASE PROPORTION OF HOMEOWNERSHIP The original goal for Garfield was to raise the proportion of homeownership to 52% in 2030, up 10% from itâ&#x20AC;&#x2122;s starting

point in 2010 of 42%. The larger goal is to have a group of locally invested long-time, middle income residents. This is a way to build stability into the neighborhood. The goal however was set higher than the Pittsburgh average, and since little progress has been made to this goal since 2010, we suggest shifting the goal to match Pittsburghâ&#x20AC;&#x2122;s average of 42% homeownership for 2030, and to maintain at least the average proportion homeownership seen in Pittsburgh as that number changes. 05_IMPROVE STANDARD OF PROPERTY MAINTENANCE Although Garfield has a building stock that had been in decline, with the new development and renovation projects, the number of properties labeled as in poor condition has decreased beyond the goals set by the 2030 Plan. 06_REHABILITATE AND SELL EXISTING VACANT UNITS No target was set for this goal, however, looking at the census data in 2017, there were 404 vacant units in Garfield. By 2030, it is reasonable to renovate all of them that are economically viable. As time progresses, these units will decline in condition, so this must happen quickly.

NEW GOALS 07_STABILIZE EXISTING GARFIELD HOMEOWNERS This new goal is a reaction to the displacement that has happened in nearby gentrifying neighborhoods. This is meant to keep residents who wish to stay in the neighborhood even as new development happens by focusing on current residents, raising their housing standards, providing necessary support for repairs to their homes, protecting them from rising rents and property taxes due to increasing property values. 08_BUILD IN PERMANENT AFFORDABLE HOUSING FOR LOW-INCOME RESIDENTS This new goal is a reaction to the displacement that has happened in nearby gentrifying neighborhoods. Building in the permanent affordable housing is meant to keep residents who wish to stay in the neighborhood even as new development happens. By continuing to promise access to affordable housing for generations to come, the neighborhood can maintain its affordable housing stock, even if the demographic makeup of the neighborhood begins to shift.

01_ Chakrabarti, V., & Foster, N. (2013). A Country of Cities: a Manifesto for an Urban America. New York, NY: Metropolis. p. 26-28.

RE_VISION

01_DEVELOP HOUSING AT HIGHER DENSITY NEAR URBAN SERVICES This goal was aimed at focusing higher density development near commercial and transit corridors. This not only means that new units will have easy access to those amenities, but it also supports the commercial corridor by making sure that they have to customers and riders to support both the businesses and the transit from within the neighborhood. The goal for 2030 was set to 9 dwelling units per acre (du/acre) for Garfield as a whole. This was based on the minimum density needed to support the commercial corridor. Garfield is on track to hit this goal according to the 2017 census data. According to census data, in 1970, Garfield had an average density of approximately of 13 du/ acre. In order to support bus transit (Garfield is served currently by several bus lines), a community really needs to fall between 10-30 du/acre.01 Because of this, we suggest that they continue to work toward 9 du/acre for 2030, but look to continue to densify up to 15 du/acre if the demand for housing expands in the neighborhood.

RE_VISION TOOLKIT BENEFITS

TOOLS

Primary Benefit

COMMUNITY LAND TRUST Goal #

long term affordable housing available

08 WEATHERIZATION OF EXISTING HOUSES

RE_VISION

VOLUNTEER LABOR

long time residents stabilized in homes

HOLDING HOUSE Other Benefit RENOVATION OF EXISTING UNITS

energy reduction

ENERGY RETROFITS 05 population increase

SOLAR COMMONS

INFILL HOUSING energy generation

01 JOB SKILLS TRAINING

community engagement

HOUSING CO-OP 03

RE_CON HOUSING MODEL education

This chart looks at the tools we are using to address the Revised Garfield 2030 Plan. Each tool references which goal it is addressing directly with the circle and number found beneath it. Those that do not address a goal of the 2030 Plan directly work to break down barriers of the tools that do address the goals directly. Orange lines connect the tools to their benefits. If an orange line connects a tool to a barrier, that tool is working to break down that barrier. Goals circled in orange are those tools used to break down barriers. Line thickness references if the benefit or barrier are a primary or secondary benefit or barrier.

BARRIERS

Primary Barrier

initial investment

Other Barrier

Primary Benefit - Negating Barrier

cost / profit over time / at scale

policy

community trust

management

labor shortage

technical

RE_VISION

$$$

THE BIG PICTURE

RE_VISION

RE_VISION FOCUSES PRIMARILY ON THESE TWO:

The tools for addressing the Garfield 2030 Plan can be divided into larger initiatives. These initiatives address specific issues related to concentrated poverty. In response to the Concentrated Poverty Matrix page 28, the Deconcentrating Poverty Matrix focuses on the positive elements that work to alleviate poverty. Here, we are demonstrating how our initiates affect this effort. Black boxes are the issues that we address directly throughout the rest of the book, the darkness of the gray relates to how directly our initiatives effect a specific topic. We are not suggesting that we have all of the answers, or that our ideas can solve this wicked problem, but these initiatives as a part of a larger system can begin to alleviate the effects of concentrated poverty. COMMUNITY LAND TRUSTS (CLT) CLTs ensure long time neighborhood affordability, our model for Garfield incorporates a solar commons to generate equity while reducing the carbon footprint of the neighborhood. Renovation and the integration of existing residents is essential as CLTs offer an opportunity to stabilize existing residents in their homes. REHAB / RENOVATION Considering Garfield’s potential growth, the initial efforts of rehab and renovation in the neighborhood will focus on existing residents in need and create more affordable units. Using renovation as a driver for innovation, zoning codes will have to change in order to grow Garfield in a way that is both equitable for its current residents and for new neighbors.

BUT THESE ARE EQUALLY IMPORTANT

EQUITABLE DEVELOPMENT The goal of equitable development is to prioritize the needs of existing residents in the neighborhood’s new development. This is includes development that re-distributes equity to the community, builds in affordable housing units, or incorporates elements like job skills training that brings opportunity to the residents. PROTECTIVE SYSTEMS Focusing on building trust within the community and proving that residents are valued, protective systems aim to not only protect current residents, but also to build in systems that value the relationships built within the neighborhood. This includes policy that protects tenants, giving them and registered neighborhood organizations the first priority in purchasing property that landlords are selling, property tax exemptions for low and fixed-income residents, and the use of temporary housing for people whose homes are being renovated. COMMUNITY ENGAGEMENT Leaders within the community must part of the team, not only Registered Neighborhood Organizations (RNOs), but also other non-profits, faith leaders, and active community members. Diverse ways to engage diverse populations are essential in order to give people equal opportunity to contribute to the vision of the future of their community.

FEELING INCLUDED NEW DEVELOPMENT

REDUCED HOMELESSNESS

NEUTRAL PERCEPTIONS OF OUTSIDERS

DEVELOPERS COLLABORATE WITH EXISTING RESIDENTS

NO STEREOTYPES

RE-ENFRANCHISEMENT

NORMALIZED PERCEPTION

RESIDENT DRIVEN NARRATIVES

NO EVICTION

COMPASSIONATE LANDLORDS

NO LEGAL DISPUTES

URBAN BLIGHT SEEN AS OPPORTUNITY FOR EQUITY

MAINTAINED BUILT ENVIRONMENT

SUPPORT FOR ALL ABILITIES

STABILIZED RENTS

NEW RESIDENTS CELEBRATE COMMUNITY THEY HAVE JOINED

NEIGHBORHOOD TRUST

SENSE OF EXPANDING COMMUNITY

GENERATIONS OF FAILED URBAN RENEWAL ACKNOWLEDGED

NEIGHBORHOOD CHANGES SEEN AS POSITIVE

COMMUNICATION BETWEEN OLD AND NEW RESIDENTS

CELEBRATION OF CULTURAL TRADITIONS

FEW DEATH QUANTITIES

BUILDING TRUST

INVESTMENT IN EXISTING RESIDENTS

STRONG SENSE OF COMMUNITY

LOWER CRIME RATES

SUPPORT FOR ALL TYPES OF FAMILIES

OBJECTIVE PERCEPTIONS

DECONCENTRATING POVERTY

EDUCATIONAL OPPORTUNITIES

LOWERING INCARCERATION RATES

REDUCED TEEN PREGNANCY

IMPROVED HOUSING CONDITIONS

PERMANENT AFFORDABLE HOUSING

INCREASING OPPORTUNITY

WELL-PAYING JOBS

ADDICTION REHABILITATION

INCREASED QUALITY OF LIFE

ECONOMIC MOBILITY

JOB SKILLS TRAINING

REASONABLE WORK WEEK

HEALING

GOOD QUALITY OF HEALTH

LOW COST OF LIVING

ABILITY TO BUILD EQUITY

INCREASED TIME SPENT WITH CHILDREN

HOPE

Deconcentrating Poverty Matrix - A positive reaction to the Concentrated Poverty Matrix created by the UDBS

RE_VISION

LONG TIME RESIDENTS STABILIZED IN THEIR HOMES

LONG TERM PHASING

PHASE 1 [YEAR 1 - YEAR 10] + Create permanently affordable housing + Stabilize existing residents through renovation and weatherization + Set up equity generation models to fund future stabilization efforts +Leverage new developments +Build trust with community

PHASE 0 [YEAR -10 - YEAR 0] +Garfield 2030 plan finished +Renovation of properties for affordable homeownership +Grow businesses on penn ave. +New built affordable rental projects

COMMUNITY LAND TRUST GARFIELD GLEN 78 affordable rental units built with BGC, S&A Homes, and URA GARFIELD COMMONS 225 affordable units replaces GARFIELD HEIGHTS

BEGIN ENERGY RETROFITS TO LOWER CONSUMPTION OF EXISTING HOME OWNERS FOR EXCHANGE OF LAND FOR CLT building up CLT portfolio sooner rather than later to ensure future affordable housing options in Garfield (purchase land from city for CLT) PURCHASE LAND FROM CITY FOR CLT RENOVATE FOR AFFORDABLE HOUSING ON CLT PROPERTIES

RE_VISION

RENOVATE A FEW HOUSES A YEAR FOR EXPANDING HOMEOWNERSHIP BGC and ELDI work with OPEN HAND MINISTRIES to renovate existing houses with partial volunteer labor BUYER EDUCATION PROGRAM IS ORGANIZED in partnership with CIRCLES GREATER PITTSBURGH UNBLURRED monthly art gallery crawl brings business to Penn Ave, supporting local arts and businesses ALDI MOVES IN grocery store brings food to Garfield which is otherwise a food desert

RENOVATION + WEATHERIZATION [STABILIZATION] SET UP SATELLITE HOUSE(S) avoiding displacing community members by using current housing stock to temporarily house residents USING NPâ&#x20AC;&#x2122;S TO SET UP BUILD DAYS REDUCING COST OF LABOR + ENGAGING COMMUNITY building off of culture of philanthropy through faith based and community based organizations

GARFIELD TIMELINE

Garfield 2030 Plan

RE_VISION

KEY Currently Feasible Strategies

SOLAR COMMONS Strategy Evaluation + Iteration

Community Plan Evaluation/Iteration

Strategies Requiring Policy Change

continuous neighborhood income projects

PHASE 2 [YEAR 10 - YEAR 30] + Increase built environment’s density through renovation and new construction +Leverage new developments +Small businesses pop up on blocks +Penn Ave business corridor is full

PHASE 3 [YEAR 30 - YEAR 50+] + Increase built environment’s density through new construction + Maintain and renovate the existing built environment + Move towards a more communal way of living

RE_CON HOUSING PROJECTS generate investment income to begin to pay back loans to stabilize portfolio - allowing for larger sum investments

RE_VISION

EXPANSION OF PUBLIC TRANSIT RENOVATION + MAINTENANCE [STABILIZATION]

COMMUNAL RESOURCES

Future Garfield

Existing residents stabilized and benefit from development Mixed income neighborhood providing affordable housing

RENOVATION + NEW CONSTRUCTION [DENSITY] RENOVATE FOR AFFORDABLE HOUSING - FOCUS ON INCREASING DENSITY - MERGING CLT LAND USING NP’S TO SET UP BUILD DAYS - REDUCING COST OF LABOR merging CLT land, dividing larger houses into multiple units or mixed use if desired EXPLORING OPPORTUNITIES FOR DIVERSE ARRAY OF UNIT TYPES AND SIZES BASED ON PROGRESSIVE ZONING INITIATIVES

EXPANSION OF SOLAR FARM EQUITY BUILDING working towards becoming an energy seller in a Power Purchase Agreement with the utility

PLAYERS

These roles, in some cases will overlap depending on a organization or individual’s involvement in a project. They are defined by what they do and how they think through problems. Some organizations will fall under multiple roles, but where they fall is dependent on their role within a specific project of initiative. We have also begun to specify the qualities these players should have to be an asset to our system. These lists are by no means exhaustive.

What key players are

DESIGNERS are those that investigate the neighborhood with the built environment or aesthetic in mind. This group includes architects, product designers, community design centers, and artists.

community?

DESIRED QUALITIES: Designers should be familiar with an integrated design process. They should be willing and able to take on the role of advocating for their designs, to communicate with regulators and financiers in addition to the more common group of professionals that they work with. Designers should be willing and ready to advocate for the residents’ needs and to communicate complex issues to many types of groups. They should also be interested in research and working with developers to execute feasibility studies of potential equity generation systems.

RE_VISION

actively working in your

Who would you talk to for

more information or to get more involved?

EXAMPLES: Open City Collaborative Assemble Alex Lin Alison Katz DEVELOPERS procure capital and fund projects. They buy land and develop it as they see fit. This group includes for profit developers, non-profit developers, neighborhood organizations, and community design centers. DESIRED QUALITIES: Developers should be either working for the existing residents as a neighborhood organization or be willing to work with neighborhood organizations. They should be willing to meet with existing residents, valuing those residents as an asset to the neighborhood, and be willing to incorporate some of the neighborhood’s needs into the development. They should believe that the success of the neighborhood’s existing residents is a direct reﬂection of the success of the neighborhood. EXAMPLES: Bloomfield-Garfield Corporation (NP) East Liberty Development Inc. (NP) Oakland Planning and Development Corporation (NP) OWNERS have property ownership. They have agency

over their land and can choose to sell or stay based on their needs and desires. This group includes homeowners, large landlords, small landlords, and non-profit landlords. DESIRED QUALITIES: Owners should care about affordable housing/stabilizing long-term residents and be willing to actively participate in community engagement and volunteer build days. Ideally, they would have the trust of other local residents. Owners useful to RE_VSION will be interested in sustainability and be a great touch point between other residents, regulators, and developers.

REGULATORS are those that both make the laws, zoning, and building code, and enforce them. This group includes federal and state representatives, senators, city council members, executive officers at any level, zoning and building code regulators, inspectors, and the US Department of Housing and Urban Development (HUD). DESIRED QUALITIES: Regulators should be actively engaging with the community, participating in community engagement, and recording the needs of their constituents. They should be willing to bring up issues of housing and development with other regulators. They should be able to know when to ask questions and to bring in experts as well as when to require more of developers and private businesses. EXAMPLES: Bill Peduto Ben Carson Code reviewers at Pittsburgh Permits, Licenses, and Inspections FINANCIERS are the source for the money that enables a project. This group includes banks, foundations, and the government. DESIRED QUALITIES: Financiers should be engaged with organizations and communities to seek out potential opportunities. They should also be willing to experiment with economic models like the community land trust to try to set standards of practice in areas where there is no real standard locally. EXAMPLES: PNC

CONSTRUCTORS are those that do the physical building and organize the teams for the building. This group includes general contractors, sub-contractors, construction workers, unions, and in some cases, volunteers. DESIRED QUALITIES: Constructors should be experienced in renovation and willing to engage renovation and deconstruction. They should be open to incorporating with job skills training, or engaging volunteers. They should be connected with and invested in building relationships with the community as well as with designers and financiers to develop plans for the families. EXAMPLES: Open Hand Ministries (NP) Rycon Construction MANUFACTURERS make the products used in construction. This line begins to be blurred with the constructors, but in this case the difference is a companyâ&#x20AC;&#x2122;s product versus a custom made building element. This group includes construction manufacturers, product manufacturers, repurposed/recycled product manufacturers. DESIRED QUALITIES: Manufacturers should be willing to engage in conversation with designers and constructors, especially working on efficiencies for many small scale renovation projects. EXAMPLES: McKamish Pella Windows RESIDENTS are those that occupy the neighborhood either for housing or work. They have the highest stake in this work. This group includes homeowners, renters, workers, and family stakeholders. DESIRED QUALITIES: Residents are knowledgeable about place, history, and culture of the neighborhood, are hopefully open to engaging with other stakeholders, and are willing to speak up about how they feel about development as well as what they think the neighborhood could benefit from.

RE_VISION

EXAMPLES: McCormack Baron Salazar Wiley Properties Oakland Planning and Development Corporation (NP) General homeowners

Heinz Endowments Ford Foundation Enterprise City of Pittsburgh US Department of Housing and Urban Development (HUD)

GARFIELD 2030+ PATH IMPLEMENTATION PLAN Public Hearings

Community Engagement

Trial Overlay Zones

ZONING CODE ADVOCACY LINE

Public Hearings

RE_VISION

Community Engagement

PROPERTY TAX ADVOCACY LINE Resident Initiated Renovation/ Stabilization

CLT Setup/ Development

Land Acquisition FUNDING/ RELATIONSHIP TO GOVERNMENT

FUNDING/ RELATIONSHIP TO GOVERNMENT

COMMUNITY LAND TRUST (CLT) LINE

Feasibility Research/Studies

Stakeholder Search POLICY CHANGE

SOLAR COMMONS LINE

Community Engagement

ENERGY POLICY ADVOCACY LINE 76

Public Hearings

Trial Evaluation & Expansion*

Zoning Code Changes

*If successful

RE_VISION

Develop Affordable Housing

Property Tax Policy

Equity Generation Models

Solar Commons

FUNDING

Account & Agreement Setup

Energy Policy Change

SOLAR COMMONS FEASIBILITY STUDY community land trust can support both affordable renters THE CONVERGENCE OF PARALLEL EFFORTS With how complex the issues the neighborhood faces, it will be important for multiple efforts to coalesce to fully address the issues. Each of the efforts will likely include different stakeholders and key players, but they all address key barriers to the creation of affordable housing and the stabilization of existing residents. For example, the community land trust is applied as the main vehicle for granting community-led and informed control of property and land that is used to create permanent affordable housing. The SMALL RESIDENTIAL STUDY

and homeowners. Another challenge that Garfield will face, in regard to affordable homeownership, is the increase of property taxes which may price homeowners out of the neighborhood. As such, a critical piece to stabilizing the existing population and to creating permanent affordable housing will be advocating for property tax policy changes. These changes can help to prevent the displacement of affordable homeowners from the neighborhood. As part of a larger plan, these lines identify key strategies working towards the achievement of Garfieldâ&#x20AC;&#x2122;s goals.

LARGE RESIDENTIAL STUDY

LARGE COMMERCIAL STUDY

RE_VISION

GARFIELD 2030+ PATH (CONT.)

COMMUNITY LAND TRUST LINE The community land trust is a tool that can be applied to facilitate the creation of permanently affordable housing by placing legal restrictions on how a property can be used and traded. By implementing it in Garfield, the neighborhood can build up a stock of affordable housing that is protected and maintained indefinitely by the community organizations. These organizations are more equipped to engage with the neighborhoodâ&#x20AC;&#x2122;s residents and to keep the interests of the residents in mind. Although there are funding programs to create affordable housing, one potential issue is that some programs do not restrict the developments from converting affordable units to market rate after a specified time. A community land trust can protect the existing affordable housing in the neighborhood, and depending on their scope of operations, also engage in the development of affordable housing. By including existing homeowners, a community land trust can also help to shelter them from increasing property values, but it will require other interventions to fully prevent displacement of these residents. Looking towards the future of Garfield as a neighborhood positioned to experience massive growth, a community land trust will be a key tool in ensuring that the existing residents and historically disinvested populations can benefit from this rising tide, not only in regard to building wealth, but also in terms of an increased quality of life. PROPERTY TAX POLICY ADVOCACY LINE For existing homeowners that may struggle financially with increased real estate taxes, changing property tax policy can serve to alleviate the impact of growth to prevent displacement. Policy interventions like these can serve to address some key issues that lead to the displacement of low-income residents so that they may build wealth through homeownership. They allow existing residents to benefit from the growth and investment in the neighborhood.

ENERGY POLICY ADVOCACY LINE Regarding the solar commons model, the state of Pennsylvania has not currently passed the policy required to make local, community-driven renewable energy efforts feasible. Among other policies that can support more granular efforts to invest in renewable energy sources, the net-metering policy is not progressive enough for smaller scale community renewable energy to be successful. By advocating for these changes, local efforts to push towards a more sustainable and resilient future can be expedited and realized. ZONING CODE ADVOCACY LINE The zoning code has major implications on the urban fabric. It affects what is deemed acceptable to build in what areas of a neighborhood. In some cases, it can pose regulations that act as barriers to issues like affordable housing. As a systemic guide for the spatial application of land, it can also be difficult to change or deviate from. To begin addressing more complex issues, zoning codes and regulations must also be considered as points of leverage to compel positive change. As issues and critique arise, it is critical to adapt these regulations to support community initiatives.

RE_VISION

SOLAR COMMONS LINE Solar commons are a means of generating equity for a neighborhood over a longer period of time through the application of solar panel technology. The savings created from energy generation are invested in an escrow account which can be used to fund efforts benefiting the community. This equity generation model case study is one potential way to empower community organizations and residents to address the issues they face, whether it be funding the renovation and stabilization of existing buildings as affordable housing, the advocacy efforts to communicate with regulators, or the overhead costs for community organizations to engage actively with and to run programs for residents. Models like the solar commons are aimed at creating systems to promote resiliency at a local level by generating cash ďŹ&#x201A;ow to fund community-led initiatives. While immediately the creation of affordable housing and the stabilization of existing residents are primary concerns, in the future, the neighborhood may face other challenges which can be addressed through the support of equity generation systems.

COMMUNITY LAND TRUST (CLT) IMPLEMENTATION

COMMUNITY ENGAGEMENT Work with stakeholders to push for property tax policy changes

PUBLIC HEARINGS Advocating to legislators for property tax policy changes

RE_VISION

Team: BLOOMFIELD GARFIELD CORPORATION GARFIELD JUBILEE RESIDENTS LEGISLATORS AFFORDABLE HOUSING TASK FORCE

Team: BLOOMFIELD GARFIELD CORPORATION GARFIELD JUBILEE RESIDENTS CITY COUNCIL MEMBERS AFFORDABLE HOUSING TASK FORCE

PROPERTY TAX POLICY ADVOCACY LINE

CLT SETUP Engage with the City of Bridges and Garfield Community Land Trust to create a relationship with Pittsburgh Land Bank Team: BLOOMFIELD GARFIELD CORPORATION GARFIELD COMMUNITY LAND TRUST CITY OF BRIDGES COMMUNITY LAND TRUST PITTSBURGH LAND BANK FOUNDATIONS

RESIDENT-INITIATED RENOVATION/STABILIZATION Partner with non-profit organizations to renovate existing building stock as permanent affordable housing Team: BLOOMFIELD GARFIELD CORPORATION OPEN HAND MINISTRIES GARFIELD COMMUNITY LAND TRUST BRIDGEWAY CAPITAL URBAN REDEVELOPMENT AUTHORITY RESIDENTS

LAND ACQUISITION (CITY) Form agreements to add city land/property to the CLT Team: PITTSBURGH LAND BANK URBAN REDEVELOPMENT AUTHORITY BRIDGEWAY CAPITAL LAND RECYCLING MANAGER BLOOMFIELD GARFIELD CORPORATION

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Co m m u nit y - L e d Ev a l u a ti It e r a ti o n o n/

COMMUNITY LAND TRUST (CLT) LINE

BLOOMFIELD GARFIELD CORPORATION

PARTNERSHIP

CITY OF BRIDGES COMMUNITY LAND TRUST

GARFIELD COMMUNITY LAND TRUST

URBAN REDEVELOPMENT AUTHORITY FUNDING ACCES

S TO CITY L AND

PITTSBURGH LAND BANK

COMMUNITY DEVELOPMENT DESIGN PROCESS/ ITERATION Throughout the process of community development, it will be critical to maintain clear communication with the residents. To create affordable housing and stabilize the existing residents, new strategies will need to be tested in Garfield. A crucial aspect of this process will be the evaluation of strategies to see if they have achieved success, if they have resolved the issues in question, and if the residents have a positive perception of their impact. To better understand the status of the neighborhood, we propose that the implementation of these strategies should also embed periodic communications with the neighborhood both statistically and experientially. By updating the trajectory of the plan more often, the residents can be more engaged in the process and inform community organizations’ decisions on how to proceed.

CONSTRUCT NEW BUILDINGS Partner with non-profit organizations to develop permanent affordable housing

PROPERTY TAX POLICY IMPLEMENTATION Roll out property tax policy changes

Team: BLOOMFIELD GARFIELD CORPORATION GARFIELD COMMUNITY LAND TRUST CITY OF BRIDGES COMMUNITY LAND TRUST BRIDGEWAY CAPITAL URBAN REDEVELOPMENT AUTHORITY

Team: CITY COUNCIL MEMBERS PITTSBURGH DEPARTMENT OF FINANCE

EQUITY GENERATION MODELS Create models of generating wealth to benefit the community Team: BLOOMFIELD GARFIELD CORPORATION RESIDENTS DESIGNERS BRIDGEWAY CAPITAL HEINZ ENDOWMENTS

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Designers Developers Owners Regulators Financiers Constructors

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BARRIERS TO CONSTRUCTING PERMANENT AFFORDABLE HOUSING [3] Using the community land trust model, non-profit and for-profit developers can create affordable housing that can be maintained for the long-term. Given the baseline cost of construction in Pittsburgh, it is not feasible to construct affordable housing without financing support. As the availability of government programs can be quite competitive, especially for programs like the Low-income Housing Tax Credit (LIHTC), it is important to have clear communication lines with government programs like the Urban Redevelopment Authority so that the efforts to create permanent affordable housing, specifically those spearheaded by community organizations can be expedited and prioritized. By allowing for this type of collaboration, public funding can be directed towards projects that favor the community by providing job opportunities and permanent affordable housing for local residents.

Residents

RE_VISION

BARRIERS TO COMMUNITY LAND TRUST (CLT) SETUP & LAND ACQUISITION (CITY) [1] + [2] In our study of CLTs, two key characteristics tied to the success of CLTs are the relationship with the government and the scale of the CLT’s portfolio. Having a close relationship with the government, especially its land bank, is critical to have the ability to negotiate and acquire land and funding to create affordable housing. The scale of the CLT’s portfolio is crucial so that the funding sources aren’t split up across many CLTs and so that the leasing fees for the land can fulfill the overhead costs for the operation and staffing of the CLT. Especially in a city like Pittsburgh which has a unique diversity and quantity of neighborhoods, it can be challenging to unite the affordable housing and community land trust efforts so that the funding for the work can be consolidated while ensuring that all neighborhoods truly feel represented. Another critical aspect of community land trusts is their model of governance which generally follows the model of a board consisting of one third community leaders, one third CLT residents, and one third community residents.

RE_VISION

COMMUNITY LAND TRUST IMPLEMENTATION (CONT.)

RESIDENT-INITIATED RENOVATION/STABILIZATION Considering the significant stock of under-utilized properties in Pittsburgh and also in Garfield, the renovation of existing buildings poses an opportunity to rehabilitate these structures and create affordable housing. In addition, the less extensive renovation and stabilization of existing housing on a larger scale offers an efficient means of supporting the existing residents of the neighborhood. By engaging with residents and investing in these types of initiatives, they can reduce the risk of displacement due to unexpected building expenses. Many of the CLTs that we researched and interviewed described a dedicated development aspect to their operations, whether it was done in-house through a branch of the CLT, or out-ofhouse through a partnership with a private/governmental entity. These efforts are reliant on a clear line of communication with public entities like the Urban Redevelopment Authority and the Pittsburgh Land Bank to provide access to the properties and financing required to create quality affordable housing available to low-income residents. LAND ACQUISITION (CITY & RESIDENTS) Considering some existing strategies and hypothesizing potential models, many successful case studies were closely associated with the government and financial institutions. In regard to the city side of the equation, a more integrated pipeline applying unused land through the Pittsburgh Lank Bank would be the optimal setup. On the resident side, having a developer and CLT partnership model, where a developer (public or private) creates affordable housing and the homebuyers have an option to finance the purchase of the building and land, or to finance the purchase of the building and to opt into a CLT model, has found much success. Other models of trading ownership of land for substantial renovations/building repairs or selling the deed to the land into the CLT have also been possible where the community is familiar and on board with the CLT model. Across the board, steady communication and engagement with the community to facilitate an understanding of the model appears critical to the success of CLTs in having the trust of the community.

EQUITY GENERATION MODELS Given the overhead costs of CLTs and the economy of scale required to keep a CLT aďŹ&#x201A;oat, implementing equity generation models that can create capital to fund the operations of the CLT could be one way of funding the organization. If the community land trusts can combine and negotiate a means of working as a united front in Allegheny County, equity generation models can also serve as a means to creating capital to address the concerns and desires of the communityâ&#x20AC;&#x2122;s residents. Whether it is engaging renewable energy systems through a Solar Commons model, greenifying the neighborhood as was proposed in the Green Zone Community Plan, or contributing to an escrow fund tasked with preventing the displacement of low-income residents in the neighborhood, these models can create the funds required to act upon the desires of the neighborhood.

RE_VISION

PROPERTY TAX POLICY Homeownership is a means for low-income residents to build wealth and benefit from increasing property values as speculation in the neighborhood increases and as property values rise. For low-income homeowners, however, this increase in property value can become problematic as the property taxes for their house will track the increase in the value of the house. This, along with other potential factors like unexpected renovations or costs, can force residents to move. In order to combat this issue, it is critical to implement property tax policy changes so that low-income families can benefit from the growth of the neighborhood. While the community land trust model can buffer some of these effects, it is important to implement these types of policy changes to ensure that residents have the option to remain in the neighborhood.

SOLAR COMMONS IMPLEMENTATION

STAKEHOLDER SEARCH Seeking out potential hosts to buy into solar commons model

RESEARCH & STUDIES Researching and studying potential opportunities and understanding feasibility

Team: BLOOMFIELD GARFIELD CORPORATION RESIDENTS CITY OF PITTSBURGH HOMEOWNERS BUILDING OWNERS GARFIELD COMMUNITY LAND TRUST CITY OF BRIDGES COMMUNITY LAND TRUST

RE_VISION

Team: BLOOMFIELD GARFIELD CORPORATION RESIDENTS DESIGNERS HEINZ ENDOWMENTS

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SOLAR COMMONS LINE

COMMUNITY ENGAGEMENT Work with stakeholders to push for policies that advance goals Team: BLOOMFIELD GARFIELD CORPORATION ENERGY POLICY ADVOCATES STATE SENATORS & REPRESENTATIVES DESIGNERS

STAKEHOLDER MEETINGS & PUBLIC HEARINGS Work with legislators to push for policies that advance goals Team: BLOOMFIELD GARFIELD CORPORATION ENERGY POLICY ADVOCATES WORKERS UNIONS STATE SENATORS & REPRESENTATIVES DESIGNERS UTILITY COMPANIES

ENERGY POLICY ADVOCACY LINE

Designers Developers Owners Regulators Financiers Constructors Residents

FORMAL LEGISLATIVE PROCEEDINGS Voting and implementation of policy

Team: STATE SENATORS & REPRESENTATIVES CITY OF PITTSBURGH PENNSYLVANIA PUBLIC UTILITY COMMISSION

INSTALLATION OF SOLAR PANELS Financing the solar panels and setting up the escrow agreement Team: BLOOMFIELD GARFIELD CORPORATION SOLAR PANEL HOSTS DUQUESNE LIGHT BRIDGEWAY CAPITAL HEINZ ENDOWMENTS

FINANCING Secure financing for the solar panels/installation and arrange the solar commons agreement Team: BLOOMFIELD GARFIELD CORPORATION SOLAR PANEL HOSTS DUQUESNE LIGHT BRIDGEWAY CAPITAL HEINZ ENDOWMENTS

EQUITY REDISTRIBUTION Escrow funds redistributed to benefit the community Team: BLOOMFIELD GARFIELD CORPORATION SOLAR PANEL HOSTS GARFIELD JUBILEE RESIDENTS BRIDGEWAY CAPITAL

RE_VISION

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BARRIERS TO SUSTAINABILITY ADVOCACY [4] Given the different interests of the stakeholders relevant to energy policy, it is crucial to communicate and negotiate with key players to push for policies. By partnering with environmentally-focused non-governmental organizations and energy policy advocates, the engagement with the community to spread awareness about the benefits of proposed policy can be communicated more clearly. To get any sort of change implemented, it is critical to engage with the political system. In order to push for positive change, staying informed, engaging legislators, and holding elected officials accountable through elections is crucial. With many policies, however, there will be push back. In the case of energy policy, especially surrounding renewable energy sources, one large barrier to navigate is the presence of utility companies and their control over the energy market. With the variance of renewable energy policies and sentiments surrounding these topics across the United States, varying levels of pushback will be received. In successful examples of energy policy advocacy, a crucial aspect of negotiations was having the political will to enact the change and introducing opportunities through the policy. Informing and gaining political interest in pushing specific policies can have a massive impact on swinging decisions. In cases where these policies are met with push back, introducing opportunities like committing the installation of solar panels to workersâ&#x20AC;&#x2122; unions can also garner support for the policy and contribute to success as well.

RE_VISION

ZONING CODE IMPLEMENTATION

COMMUNITY ENGAGEMENT Work with stakeholders to push for policies that advance goals Team: BLOOMFIELD GARFIELD CORPORATION RESIDENTS CITY COUNCIL MEMBERS AFFORDABLE HOUSING TASK FORCE

PUBLIC HEARINGS Work with legislators to push for policies that advance goals Team: BLOOMFIELD GARFIELD CORPORATION RESIDENTS CITY COUNCIL MEMBERS AFFORDABLE HOUSING TASK FORCE DEPARTMENT OF CITY PLANNING

TRIAL PERIODS Initiate trial periods to test the effects of the proposed policies Team: BLOOMFIELD GARFIELD CORPORATION CITY COUNCIL MEMBERS DEPARTMENT OF CITY PLANNING

ZONING CODE ADVOCACY LINE Designers Developers Owners

COMMUNITY ENGAGEMENT Regulators Work with stakeholders to push Financiers for policies that advance goals Constructors Team: BLOOMFIELD GARFIELD CORPORATION Residents HOUSING ADVOCATES CITY COUNCIL MEMBERS DEPARTMENT OF CITY PLANNING

STAKEHOLDER MEETINGS & PUBLIC HEARINGS Work with legislators to push for policies that advance goals Team: BLOOMFIELD GARFIELD CORPORATION HOUSING ADVOCATES CITY COUNCIL MEMBERS DEPARTMENT OF CITY PLANNING

BUILDING CODE ADVOCACY LINE

FORMAL LEGISLATIVE PROCEEDINGS Voting and implementation of policy

Team: BLOOMFIELD GARFIELD CORPORATION CITY COUNCIL MEMBERS DEPARTMENT OF CITY PLANNING PERMITS, LICENSES, AND INSPECTIONS (PLI)

Team: BLOOMFIELD GARFIELD CORPORATION DEVELOPERS DESIGNERS OPEN HAND MINISTRIES

EVALUATION Regulators evaluate the success of the overlay zone Team: BLOOMFIELD GARFIELD CORPORATION CITY COUNCIL MEMBERS AFFORDABLE HOUSING TASK FORCE DEPARTMENT OF CITY PLANNING

EXTENSION & EXPANSION If successful, these amendments can be extended and expanded to other neighborhoods Team: CITY COUNCIL MEMBERS DEPARTMENT OF CITY PLANNING

PITTSBURGH ZONING CODE In Pittsburgh, the Zoning Code prohibits the cohabitation of more than 3 unrelated individuals. Although it seems random at first, this simple policy makes the creation of affordable housing within a landscape of single family housing much more challenging. As sharing buildings would provide another option for affordability by providing more options for smaller households and individuals, policies like these act as a barrier for addressing the lack of affordable housing. Looking forward, it will be important to address barriers like these by engaging with community organizations and residents to push regulators. like City Council Members, to create positive change. INCLUSIONARY ZONING POLICY An example of policy that has been experimented with is inclusionary zoning, which compels the private market to produce affordable housing either by incentivizing or requiring designated percentages of affordable units for private development projects. Although it is a way of inï¬&#x201A;uencing the private market to contribute to the stock of affordable housing, it is by no means the final solution or only answer. Inclusionary zoning must be part of a larger effort of strategies to address the lack of affordable housing at scale.

RE_VISION

TRIAL ZONING OVERLAY Initiate new developments as per the new zoning amendments

COMMUNITY LAND TRUSTS

TRADITIONAL PURCHASE

COMMUNITY LAND TRUST

In traditional Real Estate transactions, the homeowner owns the house and the land that it sits on.

The CLT separates ownership of the land from the buildings that it sit upon it. The CLT retains the ownership of the land and leases it to the homeowner. The owner builds equity as they would in a normal house, but with a limitation on the value of the house. There is a limit on the amount it can be sold for based on what is affordable for a certain demographic within certain income requirements.

CLT

IMAGE SOURCE: https://www.slc.gov/hand/city-housing-programs/ community-land-trust/

In RE_VISION, the community land trust does not stand alone, it includes rehab and renovation programs for existing properties, as well as the integration of a solar farm to build equity over time. The community land trust initiative addresses the following needs directly: PERMANENT AFFORDABLE HOUSING Community land trusts build permanent affordable housing lot by lot. Generally, a non-profit entity maintains ownership of the land with a 99 year ground lease they grant to the owners of the house. An individual owns the house or unit. Because the land value is separated from the value of the house, the house on the CLT is by default more affordable than a traditional house, organizations managing CLTs generally supply funding to aid buyers as well. The income bracket often served by the CLT homeownership model is 50%-80% AMI, however, there are some models that incorporate rental or co-op housing into the CLT to serve those in the greatest housing need. IMPROVE HOUSING CONDITIONS + URBAN BLIGHT SEEN AS OPPORTUNITY FOR EQUITY Garfieldâ&#x20AC;&#x2122;s existing residents are in need of action to help the improve the building stock of the neighborhood. As the CLT needs to acquire a large number of lots quickly before the neighborhood is gentrified, it can create a resident

initiated program in which current homeowners can opt into the CLT for resources for large scale home repairs. This at scale begins to change the condition of the built environment, maintaining the current building stock for future generations. What is often thought of as blight is really an opportunity for long term, dignified, affordable housing. Using renovation and a resident buy in program, this is a chance to turn properties that have declined over the years into a force for permanent affordable housing protecting the neighborhoodâ&#x20AC;&#x2122;s existing residents. INVESTMENT IN EXISTING RESIDENTS + LONG TIME RESIDENTS STABILIZED IN THEIR HOMES The focus on resident driven opt in as opposed to buyer initiated opt in not only focuses on the needs of the residents of the neighborhood, but it also addresses some of the most pressing issues regarding the current building stock. Focusing on the renovation of units already occupied by existing residents proves to the people of Garfield that they are a priority, that their living conditions are as important as newcomers. It also means that repairs that sometimes force low or fixed-income residents to sell their homes can be addressed, allowing them to stay in the neighborhood, and keeping their house in good condition rather than letting it fall into disrepair.

LONG TIME RESIDENTS STABILIZED IN THEIR HOMES

STABILIZED RENTS

NEW RESIDENTS CELEBRATE COMMUNITY THEY HAVE JOINED

DEVELOPERS COLLABORATE WITH EXISTING RESIDENTS

GENERATIONS OF FAILED URBAN RENEWAL ACKNOWLEDGED

NEIGHBORHOOD CHANGES SEEN AS POSITIVE

COMMUNICATION BETWEEN OLD AND NEW RESIDENTS

CELEBRATION OF CULTURAL TRADITIONS

RE-ENFRANCHISEMENT

BUILDING TRUST

INVESTMENT IN EXISTING RESIDENTS

STRONG SENSE OF COMMUNITY

LOWER CRIME RATES

RESIDENT DRIVEN NARRATIVES

OBJECTIVE PERCEPTIONS

DECONCENTRATING POVERTY

IMPROVED HOUSING CONDITIONS

PERMANENT AFFORDABLE HOUSING

INCREASED QUALITY OF LIFE

ECONOMIC MOBILITY

GOOD QUALITY OF HEALTH

LOW COST OF LIVING

CLT

REDUCED HOMELESSNESS

URBAN BLIGHT SEEN AS OPPORTUNITY FOR EQUITY

Deconcentrating Poverty Matrix for Community Land Trusts - A positive reaction to the Concentrated Poverty Matrix created by the UDBS

ABILITY TO BUILD EQUITY

BARRIERS AND BENEFITS

BENEFITS

TOOLS

Primary Benefit

COMMUNITY LAND TRUST Goal #

long term affordable housing available

08 WEATHERIZATION OF EXISTING HOUSES 05

CLT

long time residents stabilized in homes

Other Benefit RENOVATION OF EXISTING UNITS energy reduction

ENERGY RETROFITS 05 population increase

SOLAR COMMONS

INFILL HOUSING energy generation

HOUSING CO-OP 03

BARRIERS

Primary Barrier Other Barrier

initial investment

$$$ cost / profit over time / at scale

CLT

policy

Primary Benefit - Negating Barrier

community trust

management

labor shortage

technical

RE_VISION CLT MODEL

CLT

In RE_VISION, the community land trust does not stand alone, it includes rehab and renovation programs for existing properties, as well as the integration of a solar farm to build equity over time. The diagram to the right demonstrates ways in which residents can buy into the CLT. CLT ORGANIZATIONAL STRUCTURE In Garfield today there are two CLTs doing work. City of Bridges CLT was founded in Lawrenceville and has since began to work in nearby neighborhoods including Garfield. they use a hub and spoke model that includes the input from committees that represent the neighborhoods they work in. The Garfield CLT is just getting started, and has begun to work with BGC. They are also working with the City of Bridges CLT as a part of the committee that represents Garfield. We suggest using a city-wide CLT model that works similar to the way City of Bridges CLT has been working. This would allow for a meaningful working relationship with the city, rather than splitting funds to cover overhead costs of multiple organizations. The hub and spoke model does have a challenge working in Pittsburgh as the many neighborhoods divide the city into 90 communities, liasing between the committee of each neighborhood may pose a difficult barrier, but having proper representation of the residents on the committees is essential for the success of the CLT actually serving the residents. RENOVATIONS + REPAIRS We suggest the main land acquisition strategy for this CLT is what we call “resident driven buy in.” This means that, unlike many other models where we are relying on new home buyers to buy in, we want existing residents to buy in as well. This would be done by making a fund available for needed home renovation and repairs. Residents who use this fund add their land to the CLT but continue to live in their house. They will still be able to sell their house, but it will be at a rate affordable for people with an AMI under 80%. This means that new development is not the only way to build in permanent affordability into the neighborhood, and residents struggling to make needed repairs to their house can do so to improve their living conditions. SOLAR COMMONS Our CLT model integrates a Solar Commons in order to build equity over time to fund the CLT. This also helps move the neighborhood toward being a Net Zero Neighborhood. The goal here is to both reduce the carbon footprint of Garfield, but also to make sure that the profits from these initiatives go back into the community. There are a few ways this could work. We have begun to explore the acquisition and installation of solar panels onto houses as a way to buy existing residents into the CLT, but what may be more viable is building a solar farm on the larger ﬂat rooftops of the commercial strip along Penn Ave, and having the tenants of those spaces buy the electricity generated from the solar farm. These funds would help maintain the overhead costs of the CLT and generate a fund for local residents. The main barrier of this is the current energy policy of Pennsylvania. Unless the utility agrees to be a part of the stem, currently it cannot legally work. This has been addressed through state legislation in Colorado and Washington.

Solar panel company supplies solar panels to home owner

CLT perform major renovation to home owner

SP SP

$$$

RENO

CLT takes on loan to pay for solar panels

CLT CLT

LAND

$$$

Home owner grants land to CLT

LAND $$$ Home owner grants land and residual electricity profit to CLT

INITIAL SEED $$$

$$$

LAND

2 $$$ CLT pays home owner for land

CLT

$$$

CLT takes on loan to pay for solar panels

$$$

CLT

4 Sells energy at discounted rate

Solar panel company supplies solar panels to large building for solar farm

$$ $$ Large building purchases energy from CLT, grants roof access for solar farm

PLAYERS

SP CM CLT LB

Solar Panel Company Community Member (Home Owner) Community Land Trust Large Building (Commercial or Institutional)

CLT

Home owner grants land to CLT

CLT CASE STUDIES IN PITTSBURGH

CLT

We looked at several case studies, beginning in Pittsburgh. The chart below compares aspects of the CLT initiatives in Pittsburgh, with a column on the end where significance to Garfield are noted. The similar charts on the following spreads do the same thing, but with CLT examples from around the world. A blacked out box signifies a lack of information.

ORGANIZATION

LOCATION

DOMAIN

KEY DATES

FUNDING

INVENTORY

KEY PARTNERS

RELATIONSHIP TO GOVERNMENT

DEMOGRAPHIC SERVED

RE-SALE

Oakland Planning and Development Coporation (OPDC) [01]

Pittsburgh, PA

Neighborhood

2012: Oakland 2025 Plan; 2016: Formation of CLT; 2018: First Lease signed

City of Pittsburgh through the Community Development Block Grant (CDBG) Program, PHFA, HUD, FHLB ($700K+), Oakland Development Fund >>> institutional partners (including University of Pittsburgh)

5 homeowners: single family houses; FUTURE: 3 renovated units, 9 new construction, ~ 2 dozen in pipeline, current homeowners that want to opt in.

Institutional partners; including University of Pittsburgh

Funding

<80% AMI, seniors 62+

If a homeo decides to Oakland C an option t repurchase to sell to a or moderat resident or the homeo identify a n eligible pur

City of Bridges Community Land Trust (CoBCLT) [02]

Pittsburgh, PA

City (the neighborhoods that it is invited to work in)

CLT Founded in 2015 by Lawrenceville Corporation; City of Bridges CLT founded in 2017, including Lawrenceville properties

7 homeowners, 3 homeowners under agreement, 3 under construction, +13 units in near future

Neighborhood Organizations that bring them in to implement CLT plans that have been made by the neighborhood

Funding

<80% AMI

Garfield Community Land Trust (In formation phase) [03]

Pittsburgh, PA

Neighborhood

2020: Still in process of getting 501(c)(3) status

BloomfieldGarfield Corporation

None

Houston Community Land Trust [01]

Houston, TX

City

Idea:2016 Founded: 2018 (Hurricane Harvey)

3 Musketeers: [Land Bank, Home Development Program, and CLT] OTHERS:Neighb orhood level thought leaders, city council members, faith leaders, City Housing Director

City of Houston allocates 12 homeowners, all funding to CLT and Tax single family Increment Reinvestment houses; FUTURE: Zones also fund CLT >>> ~40 houses being Initially granted 2 million sold through Home dollars for operations + Development funding to make Program, could be 01_Information from conversation with: Wanda Wilson, Executive Director, Oaklandsubsidy Planning and Development Corporaeach home purchase bought through CLT tion; Annemarie Malbon, Community Land Trust Manager, Oakland Planning and Development Corporation affordable fromLand city. Trust program if buyer 02_Information from conversation with: Ed Nusser, Executive Director, City of Bridges Community initiates 03_Information from conversation with: Ben Ledewitz, GarďŹ eld Community Land Trust

<80% AMI

The maxim that the CL homeowne the home f restricted t rate of incr year (1.25% interest) ab initial sale

DEMOGRAPHIC SERVED

RE-SALE DETAILS

LAND ACQUISITION STRATEGY

ROLE

STEWARDSHIP

ORGANIZATIONAL STRUCTURE

RELEVANCY TO GARFIELD/PITTSBURGH

Funding

<80% AMI, seniors 62+

If a homeowner decides to sell, the Oakland CLT retains an option to repurchase the home to sell to a future lowor moderate-income resident or to assist the homeowner to identify a new incomeeligible purchaser.

Purchasing existing houses and renovating to sell as a CLT house, purchasing land, to build new houses, sold as part of CLT, buying in existing home owners through funds available for home repairs and renovations. QUALIFICATIONS: Senior Oakland homeowners over the age of 62 and at or below 80% of the area median income may be eligible to receive up to $25,000 for home repairs when they join the CLT.

Developer, Landlord, CLT Staffing

$20 a month leasing fee

CLT is one program within a larger organization focusing on the neighborhood of oakland. Board of CLT consists of volunteers both residents of CLT and professionals

Example of a CLT in Pittsburgh working on a neighborhood scale. This CLT is having trouble growing, both due to housing market and funding available.

Funding

<80% AMI

Works with any land available through RNO partnerships, no direct connection to city land, CLT acquires vacant or abandoned property through the City of Pittsburghâ&#x20AC;&#x2122;s property reserve and treasurerâ&#x20AC;&#x2122;s sale (2nd class city treasurer sale act limits this). The CLT has also received in-kind gifts, and the organization has purchased properties to renovate; Buyer Initiated

Developer, CLT Staffing

Currently trying to figure out ability to help with known lifecycle repairs to help CLT homeowners in future

Hub and spoke model, CoBCLT works with committees and RNOs from neighborhoods (in Garfield this will include the Garfield CLT) to set priorities for each neighborhood while they manage specifics portioning to CLT management, work off of existing neighborhood plans and goals

Working both in and near Garfield

Working with BGC to develop land BGC owns, 16 1-2BD apartment units PRIMARY GOAL: buying in existing residents

CLT Staffing

Fully volunteer

This is the CLT forming in Garfield now.

Land developed by City of Houston Land Bank for affordable housing has option to be sold into CLT (almost all properties sold through Houston Land Bank have opted in!), perspective homeowners can come to CLT to buy property to be added with subsidy provided by CLT- BUYER INITIATED LOOKING INTO: Offering home repair funds to residents who do not qualify for city run program (tax delinquent) to be added to CLT

CLT Staffing

BOARD: experts, realtors, real estate attorney, and community organizer, IDEALY: 1/3 homeowner, 1/3 volunteer experts, 1/3 community members

Partnership with city both for land use and funding is something to consider for Pittsburgh

None

<80% AMI

The maximum price that the CLT homeowner can sell the home for is restricted to a fixed rate of increase per year (1.25% simple interest) above the initial sale price.

The homeowner pays a fee of $100 each month to HCLT. This amount is made up of both the Ground Lease Fee and the Exterior Repair and Replacement Reserve Fee; Want to be able to provide resources to homeowners and invite neighborhood members to take part in workshops/events/ resources they would be able to put together, still new, figuring out what people really want.

CLT

RELATIONSHIP TO GOVERNMENT

Community Land Trust (CoBCLT) [02]

neighborhoods that it is invited to work in)

2015 by Lawrenceville Corporation; City of Bridges CLT founded in 2017, including Lawrenceville properties

homeowners under agreement, 3 under construction, +13 units in near future

Organizations that bring them in to implement CLT plans that have been made by the neighborhood

CLT CASE STUDIES OUTSIDE OF PITTSBURGH Garfield Community Land Trust (In formation phase) ORGANIZATION [03]

Neighborhood

LOCATION

DOMAIN

Houston Community Oakland Planning Land Trust [01] and Development Coporation (OPDC) [01]

Houston, Pittsburgh,TXPA

City Neighborhood

Idea:2016 2012: Oakland Founded: 2025 Plan;2018 2016: (Hurricane Formation of CLT; Harvey) 2018: First Lease signed

City of Bridges Community Land Trust (CoBCLT) [02] Carver County Community Development Agency (CDA) [02]

Pittsburgh, PA Chaska, MN

City (the neighborhoods that it is invited County to work in)

CLT Founded in 2015 by Lawrenceville City founded City a Corporation; CLT in earlyCLT of Bridges 2000’s; founded2009 in 2017, expanded including into county wide CLT Lawrenceville run by Carver properties County Community Development Agency

Garfield Community Land Trust (In West Hennepin formation phase) Affordable Housing [03] Land Trust (WALT) [03]

Pittsburgh, PA

Neighborhood

Minnetonka, MN

County

2020: Still in process of getting Founded: 2002 501(c)(3) status

Houston Community Land Trust [01]

Houston, TX

City

Idea:2016 Founded: 2018 (Hurricane Harvey)

Homestead Community Land Trust [04]

Seattle, WA

County

Founded: 1992, First house sold: 2002

Carver County Community Development Community Land Agency (CDA) [02] Trust Bruxelles (CLTB) [01]

Chaska, MN

County

Brussels, Belguim

City

City founded a CLT in early 2000’s; 2009 Idea: 2006 expanded into Founded: 2010 county wide CLT run by Carver County Community Development Agency

CLT

Pittsburgh, PA

2020: Still in process of getting 501(c)(3) status KEY DATES

FUNDING

INVENTORY

City of Houston Pittsburghallocates through funding to CLT and Tax the Community Increment Reinvestment Development Block Grant Zones fund CLT >>> (CDBG)also Program, PHFA, Initially granted 2 million HUD, FHLB ($700K+), dollars operations + OaklandforDevelopment subsidy funding to make Fund >>> institutional each home purchase partners (including affordable from city. University of Pittsburgh)

12 homeowners, all 5 homeowners: single family houses; FUTURE: 3 ~40 housesunits, being9 renovated sold Home~ new through construction, Development 2 dozen in pipeline, Program, could be current homeowners bought through that want to opt CLT in. program if buyer initiates

3 Musketeers: Institutional [Land Bank, partners; Home including Development University of Program, Pittsburgh and CLT] OTHERS:Neighb orhood level thought leaders, city council members, faith leaders, City Housing Director

7 homeowners, 3 homeowners under agreement, 3 under 33 Homeowners. construction, +13 NO unitsMULTI in nearUNIT: future State statute for condo structure allows affordability for just 30 years

Neighborhood Organizations that bring them in City of Chaska, to implement local hospitals, CLT plans that Habitat for made have been Humanity by the neighborhood

City partially supplied initial funding, hospitals in need of housing for workers

City partially supplied initial funding, supported by cities, banks, foundations, and donors City of Houston allocates funding to CLT and Tax Increment Reinvestment Zones also fund CLT >>> Initially granted 2 million dollars for operations + City of Seattle property tax subsidy funding to make housing levy dollars, Hotel each home purchase motel tax in Homestead affordable from city. (bond on top of that for cash flow for affordable housing), SHOP funding, tries to avoid needing Federal funding, City of Kingston Capital budget, Real estate/business state business tax, FHLB, grants, individual donations, and fundraising City partially supplied events initial funding, hospitals in need of housing for Regional government workers subsidies, foundations, grants, income from leasing land

150+ Homeowners NO MULTI UNIT: State statute for condo structure allows affordability 12 homeowners, for just 30 years all single family houses; FUTURE: ~40 houses being sold through Home Development 215 Houses, 80% Program, could be are condominiums, bought through CLT the rest are single program if buyer family houses and initiates townhouses. In the process of taking on section 8, 30 home development with element of community ownership, soon will include mixed use 33 Homeowners. NO MULTI UNIT: State statute for 50 Homeowners condo structure (+50 in allows affordability construction), 4 for just 30 years rental units in construction Mostly multi-family housing, 1 single family house

01_Information from conversation with: Nina Culotta, Housing Director, The Houston Community Land Trust West Hennepin 2002 and Economic City partially supplied Carver County 150+ Homeowners 02_Information from Minnetonka, conversation with: County Elise Durbin, DirectorFounded: of Community Development, Affordable Housing MN initial funding, supported NO MULTI UNIT: Community Development Land Trust (WALT) from conversation with: Elise Durbin, Director of Community and Economic by cities,Development, banks, State statute for 03_Community Information County London London, City Founded in 2005 Supported by grants Carver 23 built apartment [03] Community Development foundations, and donors condo structure Land Trust [02] England In response to within boroughs and the units, ~300 in allows affordability 04_ Information from conversation with: Kathleen Hosfeld, Executive Director, Homestead Olympic Games city Community Land Trust various stages of for just 30 years development, progress ranging leveraged out of from in construction process with the to pre-design city, began as an arm of Citizens Homestead Seattle, WA County Founded: 1992, City of Seattle property tax 215 Houses, 80% UK. In 2007 it bid Community Land First sold: housing levy dollars, Hotel are condominiums, on itshouse first site.

BloomfieldGarfield Corporation KEY PARTNERS

None RELATIONSHIP TO GOVERNMENT

DEMOGRAPHIC SERVED

RE-SALE

City of Houston develops Funding affordable housing on land managed by Houston Land Bank, buyers of property have option to opt into Houston CLT. City of Houston allocates funding to CLT and Tax Increment Reinvestment Zones also fund CLT, City Housing Director negotiated with the appraisal department to set up methodology for property taxes for CLTs (separating Funding land and building value)

<80% AMI AMI, seniors 62+

The maxim If a homeo that the CL decides to homeowne Oakland C the home tf an option restricted t repurchase rate of to incr to sell a year (1.25% or moderat interest) ab resident or initial sale the homeo identify a n eligible pur

City founded a CLT in early 2000’s >>> expanded into county wide CLT run by Carver County Community Development Agency

50-80% AMI

When the h wishes to s second ap conducted the new va house AND new value the new re 75% of the appreciatio stays with land.

City helps CLT acquire land by selling to CLT to add to portfolio

50-80% AMI

3 Musketeers: [Land Bank, Home Development Program, and CLT] Grassroots OTHERS:Neighb housing orhood level organizations, thought leaders, tenants unions, city council minority members, faith organizations leaders, City >>> currently Housing Director strengthening relationship with government, Grounded Solutions Network City of Chaska, local hospitals, Habitat for Lawyers, Humanity constructors, Politicians, real estate experts, Housing Minister

City of Houston develops affordable housing on land managed by Houston Land Bank, buyers of property have option to opt into Houston Initially missed CLT. City of Houston opportunities to work with allocates funding to CLT government, currently and Tax Increment building relationship. Reinvestment Zones also fund CLT, City Housing Director negotiated with the appraisal department to set up methodology for property taxes for CLTs (separating land and building value)

<80% AMI

The resale limited by a which (bas market con more than The maximt the seller that the CL the origina homeowne house plus the home f profit. restricted t rate of incr Buyers acc year (1.25% equity in th interest) ab compound initial sale

City founded a CLT in early 2000’s >>> expanded into county 1/3 of board, government wide CLT run by Carver partially supports CLT County Community financially Development Agency

50-80% AMI

Cities, banks

City helps CLT acquire land by selling to CLT to add to portfolio While the government is in generally supportive of the CLT, it could be argued that this is because of the partnership with Citizens UK, and their tactful activism within Initially missed communities to rally opportunities to work with behind this idea.

50-80% AMI

BloomfieldGarfield Cities, banks Corporation

Citizens UK founded the CLT, and has continued to be an important ally. Some staff are from Citizens UK as well. The city Grassroots of London and housing the councils of

<80% AMI

None

<80% AMI

Those who qualify for income-based social housing in Brussels

Application Qualifications: lived in area for 5 years, housing need, finance, can afford homeownership, involved in their <80% AMI communities, demonstrate

When the h wishes to s second ap The land le conducted requires th the new va be sold eith house AND the CLT or new value lower incom the new re household 75% of the “affordable appreciatio Seller only stays with portion of t land. increased rest is kept The resale CLTB. limited by a which (bas Cost of hom market con to median more than each borou the seller t units will b the origina based on t house plus profit.

Buyers acc equity in th

None DEMOGRAPHIC SERVED

RE-SALE DETAILS

<80% AMI AMI, seniors 62+

The maximum price If a homeowner that the CLT decides to sell, the homeowner sell Oakland CLTcan retains the home to for is an option restricted to a fixed repurchase the home rate of to increase to sell a futureper lowyear (1.25% simple or moderate-income interest) above the resident or to assist initial sale price. to the homeowner identify a new incomeeligible purchaser.

City founded a CLT in early 2000’s >>> expanded into county wide CLT run by Carver County Community Development Agency

50-80% AMI

When the homeowner wishes to sell, a second appraisal is conducted to establish the new value of the house AND land, this new value determines the new re-sale price. 75% of the appreciation in value stays with the CCCLT land.

City helps CLT acquire land by selling to CLT to add to portfolio

50-80% AMI

<80% AMI

The resale price is limited by a formula which (based on market conditions) more than likely allows Theseller maximum price the to recover thatoriginal the CLTcost of the the homeowner sell house plus acan modest the home for is profit. restricted to a fixed rate of increase per Buyers accrue 1.5% year (1.25% simple equity in their home interest) above the compounded annually initial sale price.

City founded a CLT in early 2000’s >>> expanded into county 1/3 of board, government wide CLT run by Carver partially supports CLT County Community financially Development Agency

50-80% AMI

<80% AMI

None

<80% AMI

Those who qualify for income-based social housing in Brussels

Application Qualifications: lived in area for 5 years, housing need, finance, can afford homeownership, involved in their <80% AMI communities, demonstrate

When the homeowner wishes to sell, a second appraisal is The land lease conducted to establish requires that the home the new value of the be sold either back to house AND land, this the CLT or to another new value determines lower income the new re-sale price. household, and for an 75% of the “affordable price.” appreciation in value Seller only earns a stays with the CCCLT portion of the land. increased value, the rest is kept by the The resale price is CLTB. limited by a formula which (based on Cost of homes pegged market conditions) to median income of more than likely allows each borough >>> the seller to recover units will be sold the original cost of the based on this house plus a modest profit. Buyers accrue 1.5% equity in their home

Staffing

Working with BGC to develop land BGC owns, 16 1-2BD apartment units PRIMARY LAND GOAL:ACQUISITION buying in existing STRATEGY residents

CLT Staffing

out ability to help with known lifecycle repairs to help CLT homeowners in future

CoBCLT works with committees and RNOs from neighborhoods (in Garfield this will include the Garfield CLT) to set priorities for each neighborhood while they manage specifics portioning to CLT management, work off of existing neighborhood plans and goals

Garfield

Fully volunteer

This is the CLT forming in Garfield now.

ROLE

STEWARDSHIP

ORGANIZATIONAL STRUCTURE

RELEVANCY TO GARFIELD/PITTSBURGH

Land developed byhouses City ofand Purchasing existing Houston renovatingLand to sellBank as afor CLT affordable housingland, hastooption house, purchasing build to behouses, sold into CLT new sold as (almost part of all properties sold through Houston CLT, buying in existing home Land Bank havefunds optedavailable in!), owners through perspective homeowners can for home repairs and come to CLTQUALIFICATIONS: to buy property renovations. to be added with subsidy Senior Oakland homeowners provided by of CLTBUYER over the age 62 and at or INITIATED below 80% LOOKING of the areaINTO: median Offering home funds income may berepair eligible to to residents do not qualify for receive upwho to $25,000 for home city run when program repairs they(tax join the CLT. delinquent) to be added to CLT

CLT Staffing Developer, Landlord, CLT Staffing

BOARD: experts, CLT is one program realtors, real estate within a larger attorney, andfocusing community organization on organizer, IDEALY:of1/3 the neighborhood homeowner, 1/3 oakland. Board of CLT volunteer 1/3 consists ofexperts, volunteers community members both residents of CLT and professionals

Partnership Example of awith CLTcity in both for land use and funding Pittsburgh working onisa something to consider for neighborhood scale. This Pittsburgh CLT is having trouble growing, both due to housing market and funding available.

Works with any land available through RNO partnerships, no direct connection to city land, Initially the cityvacant required CLT acquires or developers do affordable abandoned to property through the units, could beproperty optioned City ofthese Pittsburgh’s into CLTand when BUYER sale reserve treasurer’s INITIATES, nowtreasurer FULLY BUYER (2nd class city sale act DRIVEN and within limits this). The CLTprivate has also sector received in-kind gifts, and the organization has purchased properties to renovate; Buyer Initiated

Developer, CLT Staffing

The pays $20 ahomeowner month leasing feea fee of $100 each month to HCLT. This amount is made up of both the Ground Lease Fee and the Exterior Repair and Replacement Reserve Fee; Want to be able to provide resources to homeowners and invite neighborhood members to take part in workshops/events/ resources they would be able to put together, still new, figuring outtowhat Currently trying figure people really want.with out ability to help

Hub and spoke model, CoBCLT works with committees and RNOs Program within larger(in from neighborhoods organization; CLTinclude Garfield this will BOARD: CDA Board, the Garfield CLT) to set Appointed by priorities for each commissioners so 5 they neighborhood while voting members manage specifics portioning to CLT management, work off of existing neighborhood plans and goals

Working both in and near Garfield

Working with BGC to develop land BGC owns, 16 1-2BD City acquires townhouses apartment units PRIMARY>>> sells to buying CLT, mostly existing GOAL: in existing units, finds qualified buyers for residents houses they have in portfolio Land developed by City of Houston Land Bank for affordable housing has option to be sold into CLT (almost all properties sold through Houston Land Bank have opted in!), Initially it was fully buyer driven, perspective homeowners can as affordable housing stock come to CLT to buy property dwindles, Homestead CLT is to be added with subsidy forced to begin to develop provided by CLT- BUYER housing itself. INITIATED LOOKING INTO: Offering home repair funds to residents who do not qualify for city run program (tax delinquent) to be added to CLT

Developer, CLT Staffing

known lifecycle repairs to All are up to thein helprepairs CLT homeowners homeowner, but they will future help them find resources

CLT Staffing

Fully volunteer

Developer, CLT Staffing

All repairs are up to the homeowner, but they will help them find resources

CLT Staffing

The homeowner pays a fee of $100 each month to HCLT. This amount is made up of both the Ground Lease Fee and the Exterior Repair and Grants and funding Replacement Reserve sources that CLT helps Fee; Want to be able to homeowners apply for, provide resources to Help buyers make homeowners and invite repairs coming into neighborhood members homes to take part in workshops/events/ resources they would be able to put together, still new, figuring out what people really want.

Developer, CLT Staffing

Initially the city required developers to do affordable units, these could be optioned Purchasing land and properties into CLT when BUYER on market INITIATES, now FULLY BUYER DRIVEN and within private sector

Developer, CLT Staffing

City acquires townhouses >>> sells to CLT, mostly existing units, finds qualified buyers for Begins with community houses they have in portfolio organizing putting pressure on borough to find sites for CLT. The government supports by funding bids or integration of some units into CLT. No direct pipeline, but community support goes a long way. Boroughs with Initially it was fullyseem buyertodriven, lots of organizers be as affordable housing keen to build up CLT. stock

Developer, CLT Staffing

CLT Staffing

Developer, CLT Staffing

BOARD: Residents must be on board, other volunteers have included: people interested in profession/ BOARD: experts, affordable housing, realtors, real estate mayors attorney, and community organizer, IDEALY: 1/3 homeowner, 1/3 volunteer experts, 1/3 BOARD: A third of the community members members of the Board of Delegates are homeowners from CLT.

Partnerships with Hospitals! Maybe Pittsburgh CLTs could find a way to partner with UPMC for worker housing?

CLT

RELATIONSHIP TO GOVERNMENT

through RNO partnerships, no direct connection to city land, CLT acquires vacant or abandoned property through the City of Pittsburgh’s property reserve and treasurer’s sale (2nd class city treasurer sale act limits this). The CLT has also received in-kind gifts, and the organization has purchased properties to renovate; Buyer Initiated

This is the CLT forming in Garfield now. While city does not give land to CLT, it does prioritize selling land to CLT Partnership with city both for land use and funding is something to consider for Pittsburgh Began as buyer driven as affordable housing still existed in city due to market, as this source of land dried up,

All repairs are up to the homeowner, but they will help them find resources Most buildings are new, or newly renovated, repair and replacement support details are still being figured out

Program within larger organization; CLT BOARD: CDA Board, BOARD: 1/3 Appointed by government, 1/3 commissioners so 5 residents, 1/3 civil voting members society

Partnerships with Hospitals! Maybe Pittsburgh CLTs could find a way to partner The partnership with lawyers with UPMC for worker and politicians early on is housing? what made this a success, as did the inclusion of residents on the board, which to gov did not want to do at first, this proved the commitment to the residents and the community.

All repairs are up to the homeowner, but they will help them find resources

BOARD: Residents must be on board, other volunteers have BOARD: Democratically included: people elected from the interested in profession/ membership of London affordable housing, CLT, with one third of mayors board members retiring each year at the Annual General Meeting. One third of the board is BOARD: A third of the drawn from existing and members of residents, the Board of prospective

While city does not give land to CLT, it does prioritize selling land to CLT Connection to advocacy groups and successfully leveraging action to support expanding CLT

Grants and funding sources that CLT helps

Began as buyer driven as affordable housing still

the origina house plus profit. Homestead Community Land Trust [04]

Seattle, WA

County

Founded: 1992, First house sold: 2002

City of Seattle property tax housing levy dollars, Hotel motel tax in Homestead (bond on top of that for cash flow for affordable housing), SHOP funding, tries to avoid needing Federal funding, City of Kingston Capital budget, Real estate/business state business tax, FHLB, grants, individual FUNDING donations, and fundraising events

215 Houses, 80% are condominiums, the rest are single family houses and townhouses. In the process of taking on section 8, 30 home development with element of community ownership, soon will include mixed use INVENTORY

Grassroots housing organizations, tenants unions, minority organizations >>> currently strengthening relationship with government, Grounded Solutions KEY PARTNERS Network

CLT CASE STUDIES OUTSIDE OF PITTSBURGH

Initially missed opportunities to work with government, currently building relationship.

<80% AMI

Buyers acc equity in th compound

RELATIONSHIP TO GOVERNMENT

DEMOGRAPHIC SERVED

RE-SALE

ORGANIZATION

LOCATION

DOMAIN

KEY DATES

Community Land Oakland Planning Trust Bruxelles and Development (CLTB) [01] (OPDC) Coporation [01]

Brussels, Pittsburgh, PA Belguim

City Neighborhood

Idea: 2012:2006 Oakland Founded: 2025 Plan;2010 2016: Formation of CLT; 2018: First Lease signed

Regional government City of Pittsburgh through subsidies, foundations, the Community grants, incomeBlock from Grant Development leasing (CDBG)land Program, PHFA, HUD, FHLB ($700K+), Oakland Development Fund >>> institutional partners (including University of Pittsburgh)

50 Homeowners 5 homeowners: (+50 singleinfamily construction), 4 3 houses; FUTURE: rental unitsunits, in 9 renovated construction new construction, ~ Mostly 2 dozenmulti-family in pipeline, housing, 1 single current homeowners family house that want to opt in.

Lawyers, Institutional constructors, partners; Politicians, including real estate experts, University of Housing PittsburghMinister

1/3 of board, government Funding partially supports CLT financially

Those who <80% AMI, qualify seniorsfor 62+ income-based social housing in Brussels

The land le If a homeo requires th decides to be sold eith Oakland C the CLT ort an option lower incom repurchase household to sell to a “affordable or moderat Seller only resident or portion of t the homeo increased identify a n rest is kept eligible pur CLTB.

London Community Land Trust [02] City of Bridges Community Land Trust (CoBCLT) [02]

London, England Pittsburgh, PA

City

Founded in 2005 In response to Olympic Games CLT Founded in development, 2015 by leveraged out of Lawrenceville process with City the Corporation; city, beganCLT as an of Bridges arm of Citizens founded in 2017, UK. In 2007 it bid including on its first site. Lawrenceville properties

Supported by grants within boroughs and the city

23 built apartment units, ~300 in various stages of3 7 homeowners, progress ranging homeowners under from in construction agreement, 3 under to pre-design +13 construction, units in near future

Citizens UK founded the CLT, and has Neighborhood continued to be Organizations an ally.in thatimportant bring them Some staff are to implement from Citizens CLT plans thatUK as well. Themade city have been of and by London the the councils of neighborhood the boroughs the CLT works. OTHERS: local faith based organizations, schools, charities BloomfieldGarfield Corporation Residents, community members, OakCLT, N. California 3 Musketeers: Community Loan [Land Bank, Fund, City of Home Oakland, city Development government, Program, and Youth CLT] Employment OTHERS:Neighb Partnership orhood level (YEP), OakCLT thought leaders, city council members, faith leaders, City Housing Director

While the government is in generally supportive of the CLT, it could be Funding argued that this is because of the partnership with Citizens UK, and their tactful activism within communities to rally behind this idea. Government provides funding and pressure on developers, and in some cases includes CLT in its own development.

Application Qualifications: lived area for 5 <80%inAMI years, housing need, finance, can afford homeownership, involved in their communities, demonstrate commitment to CLT values

Cost of hom to median each borou units will b based on t

Oakland City Council allocates Federal Neighborhood Stabilization Program funds to the Oakland City of Houston develops Community Land Trust affordable housing on land managed by Houston Land Bank, buyers of property have option to opt into Houston CLT. City of Houston allocates funding to CLT and Tax Increment Reinvestment Zones also fund CLT, City Housing Director negotiated with the appraisal department to set up methodology for property taxes for CLTs (separating land and building value)

50%-80% AMI for homeownership, one tranisitonal housing project, <80% artists,AMI community organizations

City of Chaska, local hospitals, Habitat for Humanity

City founded a CLT in early 2000’s >>> expanded into county wide CLT run by Carver County Community Development Agency

50-80% AMI

City of Boston adopted the community plan, and created a tax credit to encourage people to donate. Cities, Strong banks advocacy within the neighborhood residents has been essential to the success of DNI

City of Boston adopted the community plan, and created a tax credit to encourage people to donate.

<80% AMI

City helps CLT acquire land by selling to CLT to add to portfolio

50-80% AMI

Grassroots housing

Initially missed opportunities to work with

<80% AMI

CLT

City (the neighborhoods that it is invited to work in)

Garfield Community Land Trust (In Oakland formationCommunity phase) Land [03] Trust (OakCLT) [03] Houston Community Land Trust [01]

Pittsburgh, PA

Neighborhood

Oakland, CA

City

Houston, TX

City

Carver County Community Development Agency (CDA) [02]

Chaska, MN

County

Dudley St. Neighborhood Initiative (DNI) [01]

Boston, MA

Neighborhood

2020: Still in process of getting 2008 Oakland 501(c)(3) status leaders organize and advocate for the creation and funding of a Idea:2016 land community Founded: trust; 20092018 (Hurricane Oakland Harvey) Community Land Trust is incorporated; 2011 OakCLT sells first home; 2014 OakCLT brings two homes into the land trust that were fully rehabilitated by YEP

City founded a CLT in early 2000’s; 2009 expanded into county wide CLT run by Carver County In the late 1980's, Community Dudley residents Development establish Agency community control

$1.5 million purchase: $90,000 crowdfunded from 600 donors in 8 weeks, OakCLT financed with $288,250 equity City of Houston contribution andallocates $300,000 funding and Tax loan for to siteCLT acquisition, Increment Reinvestment OakCLT also secured a Zones alsoloan fundfrom CLTN.>>> $866,000 Initially granted 2 million California Community dollars for operations Loan Fund; OTHERS:+ subsidy funding make National HousingtoTrust each home purchase Community Vision, affordable from city. Community Bank of the

Bay, City of Oakland, Catholic Campaign for Human Development, The San Francisco Foundation, The California Endowment, Chan Zuckerberg Initiative, The Friedman Family Foundation, Walter and City partially supplied Elise Haas Fund, initial funding, hospitals in Enterprise Community need of housing for Partners, NCB Capital workers Bank of the West, Impact, Fannie Mae, HSBC

21 Single Family houses, 5 community serving commercial spaces, 10 rental units, 7 12 homeowners, all live/work units single family (within Multi Unit houses; FUTURE: Preservation ~40 houses being Projects) 10 parcels sold through Home of land for Development community food Program, could be production bought through CLT program if buyer initiates

33 Homeowners. NO MULTI UNIT: State statute for condo structure allows affordability for just 30 years

The Community 226 units of Investment Tax Credit affordable housing, (CITC) was signed into community law by Governor Deval greenhouse, urban over a critical Patrick in 2012. This helps farm, parks and mass of the 1,300 encourage people to give commercial space parcels of to DNI. Grants, private currently on the West Hennepin Minnetonka, County Founded: 2002 City partially supplied 150+ Homeowners abandoned banks, donors. Land Trust. This Affordable Housing MN initial funding, supported NO MULTI UNIT: land. The City of includes duplexes, Land Trust (WALT) by cities, banks, State statute for Boston adopted single family 01_ Information from conversation with: Geert De Pauw, Coördinator, Community Land Trust Bruxelles [03] 02_ Information from conversation with: Hannah Emery-Wright, foundations, and donors Land houses, condo the Communities community’s Manager, commercial London Community Trust structure allows affordability comprehensive spaces, multi-unit 03_ OakCLT Timeline. (2018, October 31). Retrieved from https://oakclt.org/about/history/ for just 30 years development plan residential rental + in the "Dudley CLT Triangle." DNI homeownership. was incorporated in 1988 Homestead Seattle, WA County Founded: 1992, City of Seattle property tax 215 Houses, 80% Community Land First house sold: housing levy dollars, Hotel are condominiums,

None

The maxim that the CL homeowne the home f restricted t rate of incr year (1.25% interest) ab initial sale

When the h wishes to s second ap conducted the new va house AND new value DNI has th the new re buy the ho 75% the beforeofthe appreciatio sells it to a stays If DNI with and land. homeowne

homeowne The resale to a qualifie limited by ai moderate which at (bas buyer or market con Maximum more than according the seller t calculation the origina homeowne house plus DNI staff to profit. and home people who previously Buyers acc interest equity ininth

the original cost of the house plus a modest profit.

mayors

<80% AMI

Buyers accrue 1.5% equity in their home compounded annually

Initially it was fully buyer driven, as affordable housing stock dwindles, Homestead CLT is forced to begin to develop housing itself.

Developer, CLT Staffing

Grants and funding sources that CLT helps homeowners apply for, Help buyers make repairs coming into homes

BOARD: A third of the members of the Board of Delegates are homeowners from CLT.

Began as buyer driven as affordable housing still existed in city due to market, as this source of land dried up,

RELATIONSHIP TO GOVERNMENT

DEMOGRAPHIC SERVED

RE-SALE DETAILS

LAND ACQUISITION STRATEGY

ROLE

STEWARDSHIP

ORGANIZATIONAL STRUCTURE

RELEVANCY TO GARFIELD/PITTSBURGH

1/3 of board, government Funding partially supports CLT financially

Those who <80% AMI, qualify seniorsfor 62+ income-based social housing in Brussels

The land lease If a homeowner requires that thethe home decides to sell, be sold either back to Oakland CLT retains the CLT ortoto another an option lower incomethe home repurchase household, and for an to sell to a future low“affordable price.” or moderate-income Seller only a resident or earns to assist portion of the to the homeowner increased value, the identify a new incomerest is kept by the eligible purchaser. CLTB.

Developer, CLT Staffing Landlord, CLT Staffing

Most are new, $20 abuildings month leasing fee or newly renovated, repair and replacement support details are still being figured out

BOARD: 1/3program CLT is one government, within a larger1/3 residents, 1/3focusing civil on organization society the neighborhood of oakland. Board of CLT consists of volunteers both residents of CLT and professionals

The partnership with Example of a CLT in lawyers and politicians earlyononais Pittsburgh working what made thisscale. a success, neighborhood This as inclusion CLTdidis the having troubleof residents on the board, growing, both due to which to market gov didand not funding want to housing do at first, this proved the available. commitment to the residents and the community.

Application Qualifications: lived area for 5 <80%inAMI years, housing need, finance, can afford homeownership, involved in their communities, demonstrate commitment to CLT values

Cost of homes pegged to median income of each borough >>> units will be sold based on this

Purchasing land andhouses properties existing and on market to sell as a CLT renovating house, purchasing land, to build new houses, sold as part of CLT, buying in existing home owners through funds available for home repairs and renovations. QUALIFICATIONS: Senior Oakland homeowners over the age of 62 and at or below 80% of the area median income may be eligible to receive up to $25,000 for home repairs when they join the CLT. Begins with community organizing putting pressure on borough to find for CLT. Works with any sites land available The government supports byno through RNO partnerships, funding bids or integration of direct connection to city land, some units intovacant CLT. No CLT acquires or direct pipeline, butproperty community support abandoned through the goes long way. Boroughs City ofa Pittsburgh’s propertywith lots of organizers seem sale to be reserve and treasurer’s keen to build CLT. sale act (2nd class cityuptreasurer limits this). The CLT has also received in-kind gifts, and the organization has purchased properties to renovate; Buyer Initiated

Connection to advocacy groups and successfully leveraging action to support Working both in and near expanding CLT Garfield

Working with BGC to develop land BGC owns, 16 1-2BD Most property purchased by apartment unitsis PRIMARY the CLTbuying within in theexisting market and GOAL: then sold to a buyer, rather that residents buyer initiated land acquisition. NEW INITIATIVE: OakCLT is Land Citymultiof lookingdeveloped to acquire by small, Houston Landbuildings Bank for(less unit residential affordable housing has option than 25 units) as a means to to be sold into CLT (almost all prevent displacement of existing propertiesand soldpermanently through Houston residents Land Bank have opted in!), preserve affordability. perspective homeowners can A Resident Operated come to CLT to buy Nonprofit (RON) is a property nonto be added equity co-op, with whichsubsidy means that provided by CLTBUYER residents do not purchase a INITIATED LOOKING share as they would inINTO: a limited Offeringcooperative. home repairHowever, funds to equity residents whois do not qualify for the property self-managed by city run program the residents and(tax in all other delinquent) to be added to CLT ways operates like a traditional

CLT Staffing

BOARD: Democratically elected from the membership of London Hub and spoke model, CLT, withworks one third CoBCLT withof board members committees and retiring RNOs each year at the Annual from neighborhoods (in General Meeting. One Garfield this will include third of the board the Garfield CLT) is to set drawn from priorities for existing each and prospective residents, neighborhood while they one thirdspecifics from manage community portioning to CLT representatives andoff theof management, work remaining third from existing neighborhood stakeholders with plans and goals particular professional experience. Fully volunteer

Initially the city required developers to do affordable units, these could be optioned into CLT when BUYER INITIATES, now FULLY BUYER DRIVEN and within private sector DNI combines vacant lots

Developer, CLT Staffing

All repairs are up to the homeowner, but they will help them find resources

Developer, Landlord, CLT Staffing

The Boston Home Center offers interestfree loans covering many repairs. >>> This is not offered by DNI directly, but they supply homeowners and renters All are up to the withrepairs resources available homeowner, butcity. they will throughout the help them find resources

None Oakland City Council allocates Federal Neighborhood Stabilization Program funds to the Oakland City of Houston Community Landdevelops Trust affordable housing on land managed by Houston Land Bank, buyers of property have option to opt into Houston CLT. City of Houston allocates funding to CLT and Tax Increment Reinvestment Zones also fund CLT, City Housing Director negotiated with the appraisal department to set up methodology for property taxes for CLTs (separating land and building value)

50%-80% AMI for homeownership, one tranisitonal housing project, <80% artists,AMI community organizations

City founded a CLT in early 2000’s >>> expanded into county wide CLT run by Carver County Community Development Agency

50-80% AMI

City of Boston adopted the community plan, and created a tax credit to encourage people to donate.

<80% AMI

City helps CLT acquire land by selling to CLT to add to portfolio

50-80% AMI

Initially missed opportunities to work with

The maximum price that the CLT homeowner can sell the home for is restricted to a fixed rate of increase per year (1.25% simple interest) above the initial sale price.

CLT Staffing Developer, CLT Staffing

Developer, Landlord, CLT Staffing CLT Staffing

housing co-op.

<80% AMI

When the homeowner wishes to sell, a second appraisal is conducted to establish the new value of the house AND land, this new value DNI has thedetermines right to the new re-saleback price. buy the home 75% of the before the homeowner appreciation in value sells it to anyone else. stays If DNI with and the the CCCLT land. homeowner agree, a

homeowner may sell it The resale price is to a qualified low-tolimited by aincome formula moderate which at (based on the buyer or below market conditions) Maximum resale price more than to likely according the allows equity the seller to The recover calculation. the original cost of with the homeowner works house plus modest DNI staff to amarket the profit. and sell it to home people who have previously expressed Buyers accrue 1.5% interest buying and equity inintheir home

acquired via eminent domain with City-owned parcels and leases these to private and nonprofit developers for the purpose of building affordable housing consistent with the City acquires master townhouses community’s plan. >>> sells to CLT, mostly existing units, finds qualified buyers for houses they have in portfolio

Initially it was fully buyer driven, as affordable housing stock

Developer, CLT Staffing

Currently trying to figure out ability to help with known lifecycle repairs to help CLT homeowners in future

The CLT remains a partner to the residents, offering ongoing technical assistance, annual budgeting, The homeowner pays a advocacy, and support. fee of $100 each month to HCLT. This amount is made up of both the Ground Lease Fee and the Exterior Repair and Replacement Reserve Fee; Want to be able to provide resources to homeowners and invite neighborhood members to take part in workshops/events/ resources they would be able to put together, still new, figuring out what people really want.

Grants and funding sources that CLT helps

OakCLT is an organization focused on CLTs and programming within the framework of the CLT, this includes BOARD: initiativesexperts, in Resident realtors, real estate Controlled Housing, attorney, and community Land Access for Food organizer, Production,IDEALY: and 1/3 homeowner, Construction 1/3 Career volunteer experts, 1/3 Training. BOARD: community members Lessee Directors, CLT

homeowners, renters, or other lessees of land owned by OakCLT; Community Directors, local experts and residents of the neighborhoods served by OakCLT; Organizational Directors, appointees from local organizations in alignment with the Program within larger OakCLT mission organization; CLT BOARD: CDA Board, Appointed by commissioners so 5 voting members BOARD: 11-member board of directors of whom two are non-voting members, with a majority of the board (six) being chosen by the DSNI board and others BOARD: appointedResidents (can be must be on board, other residents) , one each, by volunteers the Roxburyhave included: people Neighborhood Council, interested profession/ the BostoninCity affordable housing, Councilor for the 7th mayors and the Mayor's District Office; the two nonvoting members are appointed by the State Senator (2nd Suffolk) andofthe BOARD: A third the State Representative members of the Board of

CLT

Initially missed opportunities to work with government, currently building relationship.

This is the CLT forming in Garfield now. This is a great example of a CLT that has integrated rental residential and commercial space into the regular homeownership CLT Partnership with city both for Model. land use and funding is something to consider for Pittsburgh

Partnerships with Hospitals! Maybe Pittsburgh CLTs could find a way to partner with UPMC for worker housing? This is a great example of a neighborhood scale CLT initiative that has been very success. This is because of the city taking charge and claiming vacant land for the DNI using eminent domain. While city does not give land This would be difficult to CLT, it of does because the prioritize history of the selling land to CLT use of eminent domain in Pittsburgh, but it demonstrates how the fast acquisition of land contributed to the success of the CLT.

Began as buyer driven as affordable housing still

incorporated; 2011 OakCLT sells first home; 2014 OakCLT brings two homes into the land trust that were fully rehabilitated by YEP

Loan Fund; OTHERS: National Housing Trust Community Vision, Community Bank of the Bay, City of Oakland, Catholic Campaign for Human Development, The San Francisco Foundation, The California Endowment, Chan Zuckerberg Initiative, The Friedman Family Foundation, Walter and Elise Haas Fund, Enterprise Community Partners, NCB Capital FUNDING Impact, Bank of the West, Fannie Mae, HSBC

community food production

Employment Partnership (YEP), OakCLT

CLT

CLT CASE STUDIES OUTSIDE OF PITTSBURGH ORGANIZATION

LOCATION

DOMAIN

KEY DATES

Dudley St. Oakland Planning Neighborhood and Development Initiative (DNI) [01] Coporation (OPDC) [01]

Boston, MAPA Pittsburgh,

Neighborhood

City of Bridges Community Land Trust (CoBCLT) [02]

Pittsburgh, PA

City (the neighborhoods that it is invited to work in)

In the late 1980's, 2012: Oakland Dudley residents 2025 Plan; 2016: establish Formation of CLT; community control 2018: First Lease over a critical signed mass of the 1,300 parcels of abandoned land. The City of Boston adopted the community’s comprehensive development plan in the "Dudley Triangle." DNI was CLT incorporated Founded in in 1988 2015 by

Burlington Community Land Trust (BCLT) / Champlain Housing Trust (CHT) [02]

Burlington, VT

Multi-county

Garfield Community Land Trust (In formation phase) [03]

Pittsburgh, PA

Neighborhood

Houston Community Land Trust [01]

Houston, TX

City

Chicago Community Land Trust (CCLT) Carver [03] County Community Development Agency (CDA) [02]

Chicago, IL

City

Chaska, MN

County

Lawrenceville Corporation; City of Bridges CLT founded in 2017, including Founded: 1984, Lawrenceville Bernie Sanders properties (while serving as Vermont Representative) championed language in 1992’s Housing 2020: Still in and Community process of getting Development Act 501(c)(3) status to ensure land trusts would be eligible for federal funds. BCLT Idea:2016 merged with Founded: 2018 Champlain (Hurricane Housing Trust Harvey) 2006.

The Community City of Pittsburgh through Investment Tax Credit the Community (CITC) was signed Development Blockinto Grant law by Governor (CDBG) Program,Deval PHFA, Patrick in 2012. This helps HUD, FHLB ($700K+), encourage people to give Oakland Development to DNI.>>> Grants, private Fund institutional banks, partnersdonors. (including University of Pittsburgh)

Sanders administration >>> $200,000 seed grant and provided staff support from the municipal bureaucracy. The city made a significant loan from its pension fund, which was matched by the Burlington Savings Bank and bolstered with funds from HUD programs to make initial home purchases affordable. The Burlington Housing Trust City ofwas Houston allocates Fund created in 1988, fundingincrease to CLT and Tax (small in property Increment Reinvestment taxes). Champlain Zones also fund operating CLT >>> Housing Trust’s Initially granted 2 million budget is $10 million, but dollarsyear for operations every it generates+ subsidy$100 funding to make almost million in each home purchase development capital that affordable from city. goes into managing properties, making loans, and developing new housing and commercial uses. Size of portfolio has made it relatively self supporting.

Municipal 501(c) CCLT is funding directly (3) corporation through the city, as it is a City founded a City partially created by city program run supplied by the city. CLT in early initial funding, hospitals in ordinance in 2006 2000’s; 2009 need of housing for expanded into workers county wide CLT run by Carver County Community Development Agency 01_ Dudley Neighbors, Inc. (n.d.). Retrieved from https://www.dudleyneighbors.org/

02_ Blumgart, J. (2016, January 19). Burlington, Vermont, Has a Strange, Successful Model of Affordable Housing. Thank Bernie Sanders. Retrieved from https://slate.com/business/2016/01/bernie-sanders-made-burlingtons-land-trust-possible-its-still-an-innovative-and-effective-model-of-affordable-housing-toWest Hennepin CountyTrust. (n.d.). Retrieved Founded: 2002 City partially supplied day.html; Get A HomeMinnetonka, at Champlain Housing from https://www.getahome.org/ Affordable Housing MN Land Trust for Buyers. (n.d.). Retrieved from https://www.chicago.gov/city/en/depts/ initial funding, supported 03_Chicago Community Land Trust (WALT) by cities, banks,Land Trust doh/provdrs/homebuyers/svcs/chicago-community-land-trust-for-buyers.html; Chicago Community [03] for Developers. (n.d.). Retrieved from https://www.chicago.gov/city/en/depts/doh/provdrs/developers/svcs/ foundations, and donors chicago-community-land-trust-for-developers.html

INVENTORY

KEY PARTNERS

RELATIONSHIP TO GOVERNMENT

DEMOGRAPHIC SERVED

RE-SALE

226 units of 5 homeowners: affordable housing, single family community houses; FUTURE: 3 greenhouse, urban renovated units, 9 farm, parks and ~ new construction, commercial space 2 dozen in pipeline, currently on the current homeowners Land Trust. that want to This opt in. includes duplexes, single family houses, commercial spaces, multi-unit residential rental + CLT homeownership.

City of Boston Institutional adopted partners;the community including plan, and created University of a tax credit to Pittsburgh encourage people to donate. Strong advocacy within the neighborhood residents has been essential to the success of DNI

City of Boston adopted Funding the community plan, and created a tax credit to encourage people to donate.

AMI <80% AMI, seniors 62+

7 homeowners, 3 homeowners under agreement, 3 under construction, +13 units in near future

Neighborhood Organizations that bring them in to implement CLT plans that have been made by the Neighboring neighborhood communities and citizen groups, City government (specifically Mayor Bernie Sanders’ administration), BloomfieldBurlington Garfield Savings Bank Corporation BCLT focused on neighborhood improvement and expanding 3 Musketeers: homeownership [Land Bank, and LCHDC Home on rental focused Development housing Program, and production. By CLT] in 2006, merging OTHERS:Neighb they combined orhood level their efforts. thought leaders, city council members, faith leaders, City Housing Director

Funding

<80% AMI

has th IfDNI a homeo buy the ho decides to before theC Oakland sellsoption it to at an Ifrepurchase DNI and homeowne to sell to a homeowne or moderat to a qualifie resident or moderate the homeoi buyer ataorn identify Maximum eligible pur according calculation homeowne DNI staff to home and people who previously interest in already live neighborho

Mayor Sanders at first was skeptical, but quickly became an ally of the CLT, ruching sure that they were well funded both with local and federal funds

<100% AMI

If the home increased owned it, y percent of appreciatio remaining stays in the keep it affo pays for th

<80% AMI

The maxim that the CL homeowne the home f restricted t rate of incr year (1.25% interest) ab initial sale

Maximum household 50-80% AMICCLT income for units is determined by the Agreement that the developer entered into with the City of Chicago when the project was first approved. <80% AMI; <100% AMI, and <120% AMI 50-80% AMI Included

The afforda price is des When theowh give the wishes to s on his/her second but limitsapth conducted order to ke the new va home affor house AND next family new value the new re 75% of the appreciatio stays with land.

<80% AMI

Buyers acc equity in th

CHT manages 2,300 apartments, stewards 620 owner-occupied homes

12 homeowners, all single family houses; FUTURE: ~40 houses being sold through Home Development Program, could be bought through CLT program if buyer initiates

At the present time, there are 104 33 Homeowners. homes in the CCLT NO MULTI UNIT: portfolio (single State statute for family detached condo structure homes, town allows affordability homes, and for just 30 years condominiums). FUTURE: +22 new construction; +2030 through renovation; + people who opt-in through new program

Developers

150+ Homeowners NO MULTI UNIT: State statute for condo structure allows affordability for just 30 years

Cities, banks

215 Houses, 80% are condominiums,

Grassroots housing

City of Chaska, local hospitals, Habitat for Humanity

None

City of Houston develops affordable housing on land managed by Houston Land Bank, buyers of property have option to opt into Houston CLT. City of Houston allocates funding to CLT and Tax Increment Reinvestment Zones also fund CLT, City Housing Director negotiated with the appraisal department to set up methodology for property taxes for CLTs (separating land and building The city value) runs the CCLT. The CCLT works in City founded with a CLT combination thein early 2000’s >>> City’s affordable expanded into county homeownership wide CLT run Carver programs. ThebyCity County Community provides land and / or Development Agency subsidies to make affordable homes available for purchase by income-qualified working individuals and families. Through the County County Assessor’s Office, property taxes are assessed home’s City helps on CLTtheacquire affordable price,toinstead land by selling CLT to of market value. addontothe portfolio

100 Homestead Community Land

Seattle, WA

County

Founded: 1992, First house sold:

City of Seattle property tax housing levy dollars, Hotel

Initially missed opportunities to work with

The resale limited by a which (bas market con more than the seller t the origina house plus profit.

preserve affordability. A Resident Operated Nonprofit (RON) is a nonequity co-op, which means that residents do not purchase a share as they would in a limited equity cooperative. However, the property is self-managed by the residents and in all other ways operates like a traditional housing co-op.

Training. BOARD: Lessee Directors, CLT homeowners, renters, or other lessees of land owned by OakCLT; Community Directors, local experts and residents of the neighborhoods served by OakCLT; Organizational Directors, appointees from local organizations in alignment with the OakCLT mission

RELATIONSHIP TO GOVERNMENT

DEMOGRAPHIC SERVED

RE-SALE DETAILS

LAND ACQUISITION STRATEGY

ROLE

STEWARDSHIP

ORGANIZATIONAL STRUCTURE

RELEVANCY TO GARFIELD/PITTSBURGH

City of Boston adopted Funding the community plan, and created a tax credit to encourage people to donate.

<80% AMI AMI, seniors 62+

DNI combines vacanthouses lots and Purchasing existing acquired renovatingviatoeminent sell as adomain CLT with City-owned parcels house, purchasing land, and to build leases these to private and new houses, sold as part of nonprofit developers for the CLT, buying in existing home purpose of building affordable owners through funds available housing with the for homeconsistent repairs and community’s master plan. renovations. QUALIFICATIONS: Senior Oakland homeowners over the age of 62 and at or below 80% of the area median income may be eligible to receive up to $25,000 for home repairs when they join the CLT.

Developer, Landlord, CLT Staffing

The $20 aBoston monthHome leasing fee Center offers interestfree loans covering many repairs. >>> This is not offered by DNI directly, but they supply homeowners and renters with resources available throughout the city.

<80% AMI

Developer, CLT Staffing

Currently trying to figure out ability to help with known lifecycle repairs to help CLT homeowners in future

Mayor Sanders at first was skeptical, but quickly became an ally of the CLT, ruching sure that they were well funded both with local and federal funds

<100% AMI

Works with any land available through RNO partnerships, no direct connection to city land, CLT acquires vacant or abandoned property through the City of Pittsburgh’s property reserve and treasurer’s sale Purchasing landtreasurer and properties (2nd class city sale act on market limits this). The CLT has also received in-kind gifts, and the organization has purchased properties to renovate; Buyer Initiated

BOARD: 11-member CLT is one program board directors of within aoflarger whom two arefocusing non-voting organization on members, with a majority the neighborhood of of the board (six) being oakland. Board of CLT chosen DSNI consistsby of the volunteers board and others both residents of CLT appointed (can be and professionals residents) , one each, by the Roxbury Neighborhood Council, the Boston City Councilor for the 7th District and the Mayor's Office; the two nonvoting members are appointed Hub and spoke model, by the State Senator CoBCLT works with (2nd Suffolk) and the committees and RNOs State Representative(in from neighborhoods (5th Suffolk). Garfield this will include

This is a great example Example of a CLT in of a neighborhood scaleon CLT Pittsburgh working a initiative that has been very neighborhood scale. This success. This trouble is because of CLT is having the city taking charge and growing, both due to claiming vacant and landfunding for the housing market DNI using eminent domain. available. This would be difficult because of the history of the use of eminent domain in Pittsburgh, but it demonstrates how the fast acquisition of land contributed to the success of the CLT.

Funding

DNI has the right to If a homeowner buy the home decides to sell,back the before theCLT homeowner Oakland retains sells it to anyone else. an option to Ifrepurchase DNI and the the home homeowner agree, a to sell to a future lowhomeowner may sell it or moderate-income to a qualified resident or to low-toassist moderate incometo the homeowner buyer below the identifyataornew incomeMaximum resale price eligible purchaser. according to the equity calculation. The homeowner works with DNI staff to market the home and sell it to people who have previously expressed interest in buying and already live in the neighborhood.

Developer, CLT Staffing

The Loan Fund at CHT helps homeowners address critical health and safety issues through low cost loans, flexible terms, and matching grant funds. Projects can include new roofs, heating/hot water systems, electrical and plumbing updates, and replacement of major items such as wells and septic systems. CHT also The homeowner helps with energy pays a fee of $100 each improvements andmonth home to HCLT. This amount is accessibility made up of both the modifications. Ground Lease Feewill and Additionally, CHT the Exterior help navigateRepair the and Replacementprocess. Reserve construction Fee; Want to be able to provide resources to homeowners and invite neighborhood members to take part in workshops/events/ resources they would be able to put together, still new, figuring out what people really want. A pool of mortgage

City of Houston develops affordable housing on land managed by Houston Land Bank, buyers of property have option to opt into Houston CLT. City of Houston allocates funding to CLT and Tax Increment Reinvestment Zones also fund CLT, City Housing Director negotiated with the appraisal department to set up methodology for property taxes for CLTs (separating land and building The city value) runs the CCLT. The CCLT works in City founded with a CLT combination thein early 2000’s >>> City’s affordable expanded into county homeownership wide CLT run Carver programs. ThebyCity County providesCommunity land and / or Development Agency subsidies to make affordable homes available for purchase by income-qualified working individuals and families. Through the County County Assessor’s Office, property taxes are assessed home’s City helps on CLTtheacquire affordable price,toinstead land by selling CLT to of market value. addontothe portfolio

Initially missed opportunities to work with

Working with BGC to develop land BGC owns, 16 1-2BD apartment units PRIMARY GOAL: buying in existing residents

CLT Staffing

<80% AMI

The maximum price that the CLT homeowner can sell the home for is restricted to a fixed rate of increase per year (1.25% simple interest) above the initial sale price.

CLT Staffing

The affordable resale price is designed to Whenthe theowner homeowner give a return wishes to sell, a on his/her investment, second is in but limitsappraisal that return conducted to establish order to keep the the new value of the home affordable to the housefamily. AND land, this next new value determines the new re-sale price. 75% of the appreciation in value stays with the CCCLT land.

City works with developers to have a number of units set Initiallyforthe cityorrequired aside CLT, for a CLT developers to Each do affordable development. developer units, these could be optioned works out different terms for into CLTqualifications. when BUYERA new income INITIATES, now FULLY BUYER pilot program with six target DRIVEN and withinEast private areas (Woodlawn, Garfield sectorHermosa, Humboldt Park, Park, and Pilsen/Little Village) and an opt-in component for home acquisitions and improvement grants was created in October 2019.

CLT Staffing

The resale price is limited by a formula which (based on market conditions) more than likely allows the seller to recover the original cost of the house plus a modest profit.

City acquires townhouses >>> sells to CLT, mostly existing units, finds qualified buyers for houses they have in portfolio

Developer, CLT Staffing

Buyers accrue 1.5% equity in their home

Initially it was fully buyer driven, as affordable housing stock

<80% AMI

Developer, CLT Staffing

lenders educated about All repairs are willing up to the the CCLT and to homeowner, but they provide mortgages to will help themhomebuyers. find resources qualified A pool of attorneys trained on the CCLT and the City/CCLT closing process. Pre and postpurchase workshops, resources and referrals to assist with common first-time homeowner questions. Assistance in filing and monitoring applications forupreduced All repairs are to the property taxes. homeowner, butResale they will assistance. Default / help them find resources foreclosure prevention assistance.

Grants and funding sources that CLT helps

the Garfield CLT) to set priorities for each BOARD: Elected neighborhood while they annually by the manage specifics membership our portioning to at CLT Annual Meetingwork in off of management, January. Any member existing neighborhood living Chittenden, plans in and goals Franklin and Grand Isle counties can be Fully volunteer nominated and be elected to the Board. The Board is made up of onethird public members, one-third general members and one-third BOARD:members. experts, resident realtors, real estate attorney, and community organizer, IDEALY: 1/3 homeowner, 1/3 volunteer experts, 1/3 community members

The Burlington Community Land Trust was the first CLT formed that many others have been based off of. CLTB cited the Burlington CLT as the model they based their CLT on. This is the CLT forming to date. in Thislargest is the CLT Garfield now.

Partnership with city both for land use and funding is something to consider for Pittsburgh

BOARD: Its Mayoral appointed Board of Program within larger Directors includes organization; CLT community-based BOARD: CDA Board, organizations, Appointed bybanks, the developers, commissioners legal community,so 5 voting members Funders, and others active in affordable housing. Once the CCLT is administering 200 units, one-third of the board will be CCLT homeowners – ensuring that homeowners have a voice in the BOARD: Residents must organization’s policies. be on board, other volunteers have included: people interested in profession/ affordable housing, mayors

This example of city-run CLT in the US demonstrates that Partnerships Hospitals! this could alsowith work as a Maybe Pittsburgh city-run initiative CLTs could find a way to partner with UPMC for worker housing?

BOARD: A third of the members of the Board of

Began as buyer driven as affordable housing still

While city does not give land to CLT, it does prioritize selling land to CLT

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CLT

None

If the home’s value increased while you owned it, you get 25 percent of the appreciation. The remaining appreciation stays in the home to keep it affordable and pays for the program.

Working both in and near Garfield

STARTING A CLT: CASE STUDY TEAM BUILDING

Teams By Phase

ORGANIZATION OPDC

FORMATION

INITIAL LAND ACQUISITION

Team Overview

Designers Developers

Local developers

Owners

Property owners, landlords, business owners

Regulators

Lawyer + Pittsburgh City Planning

Financiers

City + Foundations

Seller

City + Foundations

CLT

Constructors Residents

CLT Board Members

CoBCLT 02

Team Overview

Designers Developers

local developers

Owners

Property owners, landlords, business owners

Regulators

Pittsburgh Land Bank

URA, Pittsburgh Land Bank

Financiers

URA + Foundations

Constructors Residents

Existing Residents, Lawrenceville Corporation

Team Overview

Garfield CLT 03 Developers

Bloomﬁeld-Garﬁeld Corporation`

Owners

Property owners, landlords, business owners

Financiers

Foundations

Residents

Garﬁeld Residents

Garﬁeld CLT Board

01_Information from conversation with: Wanda Wilson, Executive Director, Oakland Planning and Development Corporation; Annemarie Malbon, Community Land Trust Manager, Oakland Planning and Development Corporation 02_Information from conversation with: Ed Nusser, Executive Director, City of Bridges Community Land Trust 03_Information from conversation with: Ben Ledewitz, Garﬁeld Community Land Trust

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We looked at several case studies, beginning in Pittsburgh. The chart below compares the teams built to accomplish certain milestones in the foundational stages of the CLT. An open circle signifies that the CLT met that milestone. An â&#x20AC;&#x153;xâ&#x20AC;?, in the case of the Garfield CLT, signifies that the milestone has not been met, for others, it means that the system in which the CLT functions does not require the CLT organization to complete that milestone to be a success. For example, the Houston CLT is buyer initiated only, so they are not involved with the land acquisition or construction. The similar charts on the following spreads do the same thing, but with CLT examples from around the world.

CONSTRUCTION

SELLING

SUSTAINING + GROWING

Seller

CLT Homeowners on Board

City + Foundations

Buyer

Oakland Residents Serving on Board

Architect

City + Foundations

CLT

Contractor

Architect

Rothschild Doyno Collaborative Design Guidelines local developers, sometimes neighborhood orgs

URA + Foundations

Seller

CLT Homeowners on Board

URA + Foundations

Buyer

Neighborhood residents on committee

Contractor

103

Teams By Phase

ORGANIZATION Houston CLT

FORMATION

INITIAL LAND ACQUISITION

Team Overview

Owners Regulators

Houston Land Bank, Home Development Program

Financiers

HUD, tax revenue from TIRZ, Foundations

Residents

Housing Advocates

Designers

CDA

CLT

Team Overview

Developers

Owners Regulators

City Founded

City Housing Agency

Financiers

City, State, Foundations

City, State, Foundations, Hospitals

Constructors Residents

WALT 03 Designers

Team Overview

Developers

Owners Regulators

City Founded

City Zoning Process

Financiers

City, State, Banks

Constructors Residents

Homestead CLT 04

Team Overview

Developers Owners Regulators Financiers

City, Foundations, Donations

Residents

Housing Advocates

104

CONSTRUCTION

SELLING

SUSTAINING + GROWING

CLT Homeowners on Board Houston Land Bank, Home Development Program

Houston Land Bank, Home Development Program

HUD, tax revenue from TIRZ, Foundations

Buyer

Neighborhood Orgs + Residents

Architect Developers CLT Homeowners on Board City Housing Agency City, State, Foundations, Hospitals

City Housing Agency City, State, Foundations, Hospitals

Buyer

Neighborhood Orgs + Residents

CLT

City, State, Foundations, Hospitals

Habitat for Hamanity, other contructors

Architect Developers CLT Homeowners on Board City Zoning Process City, State, Banks

City, State, Banks

Buyer

Neighborhood Orgs + Residents

Contractor

Developers CLT Homeowners on Board City Government City, Foundations, Donations

City, Foundations, Donations

Buyer

Neighborhood Orgs + Residents

105

STARTING A CLT: CASE STUDY TEAM BUILDING

Teams By Phase

ORGANIZATION

FORMATION

INITIAL LAND ACQUISITION

CLT

Team Overview

Designers

Property owners, landlords, business owners

Owners Regulators

Housing Minister, lawyers

Financiers

Regional government, foundations

Housing Advocates

Constructors Residents

London CLT 02

CLTB

Designers

Team Overview

Developers

Owners Regulators

City of London

Financiers

City of London, foundations

Citizen UK

Constructors Residents

OakCLT 03

Team Overview

Designers

Property owners, landlords, business owners

Owners Regulators

City of Oakland

Financiers

Crowdfunding, donors, banks, foundations, government grants

Housing Advocates

Constructors Residents

01_ Information from conversation with: Geert De Pauw, Coรถrdinator, Community Land Trust Bruxelles 02_ Information from conversation with: Hannah Emery-Wright, Communities Manager, London Community Land Trust 03_ OakCLT Timeline. (2018, October 31). Retrieved from https://oakclt.org/about/history/

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CONSTRUCTION

SELLING

SUSTAINING + GROWING

Architect

CLT Homeowners on Board Government CLT Board Members Regional government, foundations

Regional government, foundations

Buyer

Neighborhood Orgs + Residents

CLT

Regional government, foundations

Constructors

Architect Developers

Developers CLT Homeowners on Board Local Steering Group

City of London, foundations

Buyer

Neighborhood Orgs + Residents

Constructors

Architect

CLT Homeowners on Board Crowdfunding, donors, banks, foundations, government grants

Crowdfunding, donors, banks, foundations, government grants

Buyer

Neighborhood Orgs + Residents

Youth Employment Partnership, and other constructors

107

STARTING A CLT: CASE STUDY TEAM BUILDING

Teams By Phase

ORGANIZATION DNI

FORMATION

INITIAL LAND ACQUISITION

CLT

Team Overview

Designers

Owners

Local homeowners

Regulators

City government - Eminent Domain

Financiers Constructors Residents

Residents

BCLT / CHL 02 Designers

Team Overview

Developers Property owners, landlords, business owners

Owners Regulators

Burlington Government

Financiers

City, State, Federal funds, Foundations, banks

Housing Advocates

Residents

Constructors Residents

CCLT 03

Team Overview

Developers

Owners Regulators

City Run

Financiers

City, State, Federal funds, Foundations, banks

Constructors Residents

Housing Advocates

01_ Dudley Neighbors, Inc. (n.d.). Retrieved from https://www.dudleyneighbors.org/ 02_ Blumgart, J. (2016, January 19). Burlington, Vermont, Has a Strange, Successful Model of Affordable Housing. Thank Bernie Sanders. Retrieved from https://slate.com/business/2016/01/bernie-sanders-made-burlingtons-land-trust-possible-its-still-an-innovative-and-effective-model-of-affordable-housing-today.html; Get A Home at Champlain Housing Trust. (n.d.). Retrieved from https://www.getahome.org/ 03_Chicago Community Land Trust for Buyers. (n.d.). Retrieved from https://www.chicago.gov/city/en/depts/ doh/provdrs/homebuyers/svcs/chicago-community-land-trust-for-buyers.html; Chicago Community Land Trust for Developers. (n.d.). Retrieved from https://www.chicago.gov/city/en/depts/doh/provdrs/developers/svcs/ chicago-community-land-trust-for-developers.html

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City Run

Comparing this chart, to the general CLT case studies chart, it is clear how important team building is in order to be successful as a CLT. Being connected to the government somehow, whether it be for reliable funding through tax initiatives, or through the direct connection to the City Land Bank for land access, having a direct connection to the city government in an urban environment is critical based on our gatherings from this study.

CONSTRUCTION

ALSO NOTABLE, DESIGNERS AND CONSTRUCTORS ARE VERY RARELY INVOLVED WITH ANYTHING OTHER THAN THE CONSTRUCTION PHASE. WHY IS THIS? HOW CAN CHANGING DIFFERENT PLAYERSâ&#x20AC;&#x2122; INVOLVEMENT DO TO MAKE CERTAIN PROCESSES MORE EFFICIENT?

SELLING

SUSTAINING + GROWING

Architect

CLT Homeowners on Board Government Appointed CLT Board Members Grants, private banks, donors

Grants, private banks, donors

Buyer

Neighborhood Orgs + Residents

CLT

Grants, private banks, donors

Constructors

Architect Developers

Developers CLT Homeowners on Board Bernie Sanders - Federal gov. CLT use of funds

City, State, Federal funds, Foundations, banks

Buyer

Neighborhood Orgs + Residents

Developers

City Run

City, State, Federal funds, Foundations, banks

Buyer

Neighborhood Orgs + Residents

Constructors

CLT Homeowners on Board

Constructors

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LAND OWNERSHIP

Building Type Single Family Row House Condominium Municipal Government Two Family Three Family Four Family Vacant Lot

CLT

Building Structure Concrete Brick Masonry Frame Frame Stone Concrete Block Vacant Lot Building Condition Unsound Very Poor Poor Fair Average Good Very Good Excellent Vacant Lot OWNER Home Owner Rented - Local Landlord Rented - Absentee Landlord Nonprofit URA City of Pittsburgh, Office of Property Assessment, Housing Authority of PGH GarďŹ ENVIRONMENTAL eld Parcel Data [01] FACTORS Park Undermined 01_ Allegheny County Property Assessments. (October 2019). Retrieved from https:// Woodland data.wprdc.org/dataset/property-assessments. Unbuildable Slope

Understanding who owns the land is important for understanding how Garfield could develop over time. This map shows generally who owns the land. The green signifies homeowners, the yellow are parcels owned nearby, and the red are absentee or distant landlords. The light blue is owned by the City of Pittsburgh, the Office of Property Assessment within the City of Pittsburgh, or the Housing Authority of Pittsburgh, the dark blue is owned by the Urban Redevelopment Authority, and the purple is owned by local non-profits. Looking at this map, we can see that, while there are some absentee landlords, this system needs to be able to really focus on homeowners and the renters of property owned by nearby landlords in order to have the highest impact. The city owns quite a bit of land as well. Looking at how much of this is vacant versus built also begins to clarify the story.

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Owners of Vacant Land

Owners of Buildings CLT

Large swaths of vacant land is owned by the city. This means that a vacant land acquisition strategy should be worked out with the city in order to utilize that land, whether that means building housing units, or using the land for other needs. Looking at the map depicting the owners of buildings, we can infer that a successful land acquisition strategy could be reaching out to existing low-income homeowners who may need repairs in their house, as 42% of the housing units are owned by the households occupying them.

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TAX DELINQUENCY

CLT

Tax delinquency is a epidemic in Pittsburgh. The system is broken in two ways. One way is that for foreclosed properties, until the tax due has been paid, these properties and land are in limbo. Often these properties stay unoccupied and fall into further disrepair and are unable to be developed. This also relates to issues of poverty. People are being taxed out of their homes. This is not new, but as property values raise in neighborhoods with high poverty rates, this is going to effect homeowners on fixed-income, and other low-income homeowners. PROPERTY ACQUISITION FOR THE CLT Tax-delinquent property that no longer has a resident needs accessible to benefit the community. Currently, the city holds the land, but the Pittsburgh Land Bank needs to be more efficient at acquiring land and finding uses for it. In Houston, the Houston CLT works directly with the Houston Land Bank. The city develops affordable housing on the land bank’s property and buyers are able to opt into the CLT in all affordable developments. This model could work in Pittsburgh in conjunction with the development and resident driven model, thus allowing the CLT to grow organically. In Houston, the majority of the buyers of affordable housing have opted into the CLT since its formation in 2018. LAND BANKS

Tax Delinquent Properties

Garﬁeld Parcel Data [01] 01_ Allegheny County Property Assessments. (October 2019). Retrieved from https:// data.wprdc.org/dataset/property-assessments.

NAME

LOCATION

INVENTORY

DETAILS

Pittsburgh Land Bank [03]

Pittsburgh, PA

1 property since 2014

The land bank’s strategic plan outlines a cautious approach. It describes 2018 as a pilot year, with a $800,000 budget mostly financed with public and foundation dollars. As of January of this year, one vacant parcel had been acquired. The land bank isn’t expected to look at acquiring privately owned vacant properties anytime soon. One agreement it has been drafting would give it a pipeline to thousands of vacant houses and lots the city owns from years of taking them in tax foreclosure. Once transferred to the land bank, they would be readied for market and offered for sale. As of January, that was still a promising idea waiting to happen. It has also only recently hired an interim director with no supporting staff.

Tri-COG Land Bank [03]

Eastern Allegheny County (Etna, Millvale and Sharpsburg)

32 properties since 2018

Decisions to acquire properties are based on community needs and redevelopment strategies, not on whether there is a buyer in hand. The land bank, for example, is working on an agreement that would make it the property-acquisition arm of an initiative in Etna, Millvale and Sharpsburg for expanding affordable housing options as local market prices rise. The scale of a land bank’s ambitions is tempered by the risk of acquiring more vacant properties than it can afford to maintain and usher to market without them languishing as eyesores. Like others in the state, the Tri-COG land bank lacks a dedicated funding source. The state law that established land banks is mute about how to fund them. It however has successfully replicated Ohio’s Delinquent Tax Assessment Collection policy on a local level (towns can opt in).

Cuyahoga Land Bank [03]

Cuyahoga County (includes Cleveland), OH

Approximately 11,000 lots since 2009

With a staff of 32, it has moved aggressively against vacancy and blight to help mend local real estate markets that had been wounded by recession. It acquires vacant properties at a rate of about 900 per month. And in 10 years, it demolished nearly 7,000 properties for redevelopment, rehabbed 2,100 houses for resale and helped neighborhoods assemble properties to advance their revitalization plans. State laws allow Ohio counties to give land banks a share of the penalties and interest collected from delinquent property tax settlements and a reliable source of funds. Delinquent Tax Assessment Collection (DTAC) is a provision allowing a county (land banks can only be created at the county level in Ohio) to annually direct up to 5 percent of delinquent property taxes, interest, and penalties collected to the county’s land bank for dedicated, discretionary use. According to the Western Reserve Land Conservancy, about two-thirds of all land banks in Ohio receive the full 5 percent of DTAC funds. The Cuyahoga County Land Bank receives approximately $7 million annually in DTAC funding (90% of its funding).

Albany County Land Bank [04]

Albany County, NY

Approximately 1,000 lots Since 2014

The state-wide Inclusive Neighborhoods Program, which offers the local community land trust first rights to purchase, at a discounted rate, homes the land bank acquires in more stable neighborhoods, demonstrating a real commitment to seeding permanently affordable housing throughout the city.

112

03_Fraser, J. (2020, February 20). Cleveland 11,000 – Pittsburgh 1. Retrieved from https://pittsburghquarterly.com/articles/cleveland-11000-pittsburgh-1/ 04_Abdelazim, T. (2020, April 9). How to Fund Land Banks. Retrieved from https://shelterforce.org/2018/11/13/how-to-fund-land-banks/

Tax Delinquent Properties

CLT

Years Tax Delinquent 0-4 years 5-9 years 9-14 years 15-18 years Property Assessment Data [02] 02_ Allegheny County Property Assessments. (October 2019). Retrieved from https:// data.wprdc.org/dataset/property-assessments.

The largest barrier for the Pittsburgh Land Bank is funding. Pennsylvania does not have a Delinquent Tax Assessment Collection (DTAC) policy like Ohio. For the Cuyahoga Land Bank and other Ohio land banks, this creates a substantial and reliable funding source. This allows them to both acquire properties and fully staff their operations. Below shows how the land banks in Pittsburgh fare in comparison to a few land banks that have policies that support them like DTAC or first buying rights. PROPERTY TAX PROTECTIONS THROUGH THE CLT A larger effort needs to be made in order to protect low-income residents from being taxed out of their homes. Policy change must be made to create protections and exemp-

tions for long time low-income residents so that they can stay in their communities. Within the realm of the CLT, a close relationship with the city can begin to protect CLT residents before much needed property tax reform is passed. Because CLT residents only own the house, not the property, some of our case studies, including the Houston CLT, have been successful in working with the property assessor to reduce the property taxes incurred on homeowners by separating the value of the house from the value of the land it sits on. In some cities, there has even been formalized policy to reďŹ&#x201A;ect this. This greatly reduces the homeownerâ&#x20AC;&#x2122;s annual taxes and on top of reducing the purchase price, keeps the overall cost of living down.

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SOLAR COMMONS

CLT

Solar Commoning is a new way to think about community solar projects. They are a community trust-ownership model that utilizes solar energy generation to create benefits for low-income communities. This can include access to energy generated by the solar farm, and/or economic benefits generated by the sale of the power generated. The success of these projects is dependent on economies of scale, location, and net metering rates, but there is a lot of promise based on studies in Arizona, Colorado, and Minnesota, revealing that it can provide a positive net present value investment opportunity given the right environmental, political, and economic conditions.01 RE_VISION: SOLAR COMMONS + CLT This idea can be combined with a community land trust. Our CLT model suggests exploring the use a solar commons to fund initiatives like home repairs for existing residents. This type of income would also be really useful for addressing costs that CLTs often have a hard time covering with grant money, like overhead costs. Also, for residents who are already a part of the CLT, these funds could be part of the stewardship model, providing continued support for homeowners who may be struggling. This both shows a dedication to the environment sustainability of the neighborhood and to housing need, potentially bringing people who are passionate about both of these important causes to the table. BARRIERS The model is heavily dependent on locating hosts to provide space for the solar panels on the solar array providing a net economic benefit, on finding donors interested in providing capital, and on the managing organization or non-profitsâ&#x20AC;&#x2122; capacity to administer the project. While there are many potential benefits to the use of community solar through market expansion, economies of scale, and entrepreneurial and community innovation, it also faces challenges in regards to attracting customers to buy in, designing the program, and additional issues (ex. additional infrastructure requirements and legislation barriers). Colorado, Minnesota, and California have passed requirements that certain regulated utilities develop shared solar projects, and there is similar movement in other states, including New York.02

01_ Feldman, D., Brockway, A., Ulrich E., and Margolis, R. (April 2015). Shared Solar: Current Landscape, Market Potential, and the Impact of Federal Securities Regulation.Received from https://www.nrel.gov/docs/fy15osti/63892.pdf 02_ Feldman, D., Brockway, A., Ulrich E., and Margolis, R. (April 2015). Shared Solar: Current Landscape, Market Potential, and the Impact of Federal Securities Regulation.Received from https://www.nrel.gov/docs/fy15osti/63892.pdf

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CLT

Community Solar Buisness Models [01] IMAGE SOURCE: https://www.nrel.gov/docs/fy15osti/63892.pdf

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POLICY

CLT

SHARED RENEWABLE POLICY MAP

Active Campaign Enacted Both

116

Shared Renewable Policy Map IMAGE SOURCE: http://www.sharedrenewables.org/community-energy-projects/

STANDARD SOLAR POLICIES Net metering is a commonly used mechanism that credits distributed generation owners for the power that their systems contribute to the grid. Community solar participants can be credited through net metering or alternative arrangements such as value off solar tariffs, group billing, or joint ownership. Eligibility depends on utility and state-level requirements. Virtual net metering (VNM), also referred to as â&#x20AC;&#x153;remoteâ&#x20AC;? net metering, allows customers to receive bill credits for generation from an offsite solar energy system. Some form of VNM must exist for community solar to work properly so that multiple customers can offset their electricity loads from a system located elsewhere.

117

CLT

The ability to develop shared solar projects may be inhibited or prohibited if state regulations do not allow for virtual net metering. Some net metering policies do not specify whether shared solar projects are eligible, and some implicitly exclude them by specifying that net-metered generation must serve on-site load. Some states, including California, Delaware, Minnesota, Maine, Massachusetts, New Hampshire, and Vermont have specifically allowed for virtual net metering through legislation.01

POLICY

CLT

PITTSBURGH, PA In Pennsylvania, third-party ownership models, such as power purchase agreements and solar leases are allowed for net metered systems, though they must not produce more than 110% of the customer-generator’s prior year annual electricity usage. There are also other limitations: 50 kilowatt(kW) for residential, 3 megawatt (MW) for non-residential, and 5 MW for micro-grid and emergency systems. Also, according to state energy policy, in order to run multiple meters on one system, you would have to meet the requirements and register as a utility. It is possible to get around this by partnering with the utility, however often it is in their best interest to oppose these projects. Policies that would help this effort include: expanding the economic benefits from being only tax based so that non-profits can benefit from them as well, increasing maximums for capacity for all user types, multi-user virtual net metering, OR a policy that requires/encourages existing utility companies to participate in solar commons projects. THERE IS A BILL CALLED HB531/SB705 IN THE STATE SENATE AND GENERAL ASSEMBLY RIGHT NOW WHICH WOULD ADDRESS ISSUES OF NET METERING FOR A “COMMUNITY SOLAR FACILITY.” WE NEED THIS BILL TO PASS, BUT NO ONE IS GIVING IT TIME. PENNSYLVANIA HASMANY INDIVIDUALS AND ORGANIZATIONS THAT BENEFIT ECONOMICALLY FROM NATURAL GAS. THERE’S A LOT OF POWER PROTECTING THOSE INTERESTS. In Colorado, to get the Community Solar Gardens Modernization Act HB19-1003 to pass, the sponsors worked with labor unions to guarantee workers jobs in the solar industry. In Pittsburgh, a town built on labor and unions, this could be a great relationship to leverage to push for solar. Other policies that can help include those that incentivizes the creation of “green” jobs. The chart to the right details some policies that are being used around the country to make solar commons possible.

118

CASE STUDIES01 LOCATION

OFFICIAL NAME

STATUS

DETAILS

Multi-user net metering, general solar commoning allowances

Pennsylvania

House Bill 531 / Senate Bill 705

Proposed

The intent of this act is to: (i) Allow electric customers of this Commonwealth to purchase, lease or subscribe to a portion of a community solar facility and benefit from the resulting generation as if they had installed a solar facility on their own property and connected it to their own electric meter. (ii) Encourage the development of community solar programs that will maximize participation by and tangible benefits for low-income and moderate-income customers and the communities in which they live. (iii) Reasonably allow for the creation, financing, accessibility and operation of community solar generating facilities in a way that ensures robust customer participation. (iv) In developing regulations, ensure that the Pennsylvania Public Utility Commission makes every effort to identify and eliminate barriers to participation by renters, lowincome and moderate-income customers and small businesses.

Multi-user net metering

Washington State

Community Renewables Enabling Act

Enacted

Nestled within the state's overall net metering program (and thus subject to the overall net metering cap), it provides direct payments to owners of shared renewables systems. The incentives are even higher if the systems use equipment manufactured in Washington. The catch is that these projects must be on community-owned property, like schools, parks, or government buildings, and must be within the same utility service territory as the shared solar facility.

Green Jobs

Washington State

HB 1301

Propsed

This bill expands incentives for the community solar projects covered under the Community Renewables Enabling Act by creating clean energy jobs in Washington state through renewable energy incentives.

Multi-user net metering

Oregon

Section 22, SB 1547

Enacted

No one participant may hold more than 40% of a project's subscriptions, 50% of a project's subscriptions must be set aside for residential and small commercial customers. 10% of the total generating capacity be made available for low-income subscribers. An electric company must enter into a 20-year PPA to purchase a project's unsold and unsubscribed generation subject to PURPA requirements. Project generation that remains unsold or unsubscribed and is not subject to a PPA is donated to the electric company in which the project is located and may be used to support low-income participation.

Expansion of multiuser net metering

Colorado

HB 1284 Expand Scope of Shared Photovoltaic Facilities

Enacted

Colorado’s Solar Gardens policy is one of the most successful shared renewables programs. First passed in 2010 as a pilot program (HB 1342), Shared Renewables was so popular among Coloradans, shares in the facilities sold out in as little as 30 minutes after they were announced. Building on this early success, the state passed new legislation in 2015 (HB 1284) to expand participation in Solar Gardens. In the fall of 2016, Xcel reached a landmark settlement with multiple parties to expand the scope of the State’s Community Solar Gardens program. Minimum of 10 participants; 25 for installations larger than 500 kilowatts

Allowing multi-county collaboration, increasing maximum size of array, integration of hiring requirements (green jobs)

Colorado

Community Solar Gardens Modernization Act HB19-1003

Enacted

The act amends the current statute authorizing the creation of community solar gardens (CSGs) by: Increasing the maximum size of a CSG from 2 megawatts to 5 megawatts, with the option for the public utilities commission (PUC) to authorize construction of a CSG up to 10 megawatts beginning July 1, 2023; Removing the requirement that a CSG subscriber's identified physical location be in the same county as, or a county adjacent to, that of the CSG, while retaining the requirement that it be within the service territory of the same investorowned utility; and requiring all photovoltaic electrical work on a CSG of greater than 2 megawatts to be supervised by a licensed master electrician, licensed journeyman electrician, or licensed residential wireman, and comply with all applicable electrical codes and standards. If an investorowned utility owns all or part of a CSG, the utility is required to use either its own employees or a contractor whose employees have access to specified apprenticeship programs to operate and maintain the CSG.

Utility must take Renewable Energy Certificate

New Mexico

Utility Act to Provide for Community Solar Facilities - SB 394

Propsed

Credited at retail rate, utility required to purchase RECs at market rates

Utility accountability

Minnesota

Solar Energy Jobs Act (HF 729)

Enacted

Minnesota solar law requires the state’s largest IOU, Xcel Energy, to submit a plan for a “community solar gardens” program to the state public utility commission by the end of September 2013. (Other utilities may submit plans voluntarily.) Participants receive a bill credit for their portion of the energy produced by the shared facility, first at retail rate, but later at a value of solar rate (VOST). The Department of Commerce and Division of Energy Resources (DER) must calculate a rate that takes into consideration all the benefits that solar offers to the utility system, including the value of energy and its delivery, generation capacity, transmission capacity, transmission and distribution line losses, and environmental value.

Group Net Metering

Vermont

Group Net Metering

Enacted

Vermont’s net metering program allows what it calls “group net metering,” where a group of unrelated customers may link their accounts to one unifying facility. But unlike shared renewables programs in other states, Vermont’s program is not run by a utility or third-party administrator: instead, the participants are free to organize themselves, stipulating their own process for allocating the generation credits amongst their accounts. In 2014, the state expanded its net metering - and thus group net metering - program from 4% to 15% of utilities' peak demand.

Multi-user net metering

Massachusetts

Virtual Net Metering as part of Massachusetts Green Communities Act (SB 2768)

Enacted

Massachusetts's net metering program enables shared renewables through virtual net metering, where any one customer can transfer generation credits to any other, for bill credit at the fully burdened retail rate. The program has been extremely popular. All net metering capped at 6% of utility's peak load (3% allocated to government-owned systems, 3% to non-government systems)

01_ See the map of community energy policy from across the US. (n.d.). Retrieved from http://www.sharedrenewables.org/ community-energy-projects/

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CLT

GENERAL MISSION

CLT

SOLAR COMMONS CASE STUDY

TUCSON SOLAR COMMONS In 1995, a local group called the Dunbar Coalition, Inc. took over The Dunbar School (established in 1912) to create a community center whose mission is “to increase awareness and understanding of the historic and cultural impact of people of African descent; to serve as a gathering place for diverse voices and cultures to dialogue about the past and create vision and direction for a more unified future.” The school now hosts the Dunbar Barber Academy and other local businesses and serves as the site for the Dunbar/Spring neighborhood’s community garden. It also became a site for local art and murals. In 2017, the Dunbar Coalition agreed to host the US’s first “Solar Commons.” With Pyramid Federal Credit Union’s donation of a solar array, the Dunbar School is demonstrating how this economic model can pay for overhead costs like insurance, technical repairs and administration costs; provide an income stream to a Solar Commons escrow account held in trust by Pyramid CFU; and fund lowincome housing weatherization for residents in the Garden District, a historically underserved area of the city. The diagram to the right shows the relationships that made this project possible, and illustrates the complex system in which this project has thrived.01 01_ Work. (n.d.). Retrieved from https://www.solarcommons.org/work

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CLT

Diagram of Tucson Solar Commons IMAGE SOURCE: https://www.solarcommons.org/the-commons

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RENOVATION / REHAB FEELING INCLUDED NEW DEVELOPMENT

Renovation and rehab is a huge part of this plan. This includes the renovation and repairs as a part of the CLT programs, but also a larger effort to use renovation as a way to explore new ways to grow neighborhoods through the existing structures. LONG TIME RESIDENTS STABILIZED IN THEIR HOMES + INVESTMENT IN EXISTING RESIDENTS Prioritizing home repairs and renovations needed by existing residents helps prevent displacement. This proves to the residents that they are seen as a value to the neighborhood. Weatherization projects for existing residents can help alleviate the costs of utilities and reduce the overall neighborhood carbon footprint.

RENOVATION

RESIDENT DRIVEN NARRATIVES + BUILDING TRUST Respecting the existing structures and fighting to use viable buildings to benefit the community rather than defaulting to new built construction demonstrates a commitment to the history of the neighborhood. It values memory, rather than erasing the past, using existing structures that are important to wayfinding and the identity of the neighborhood keeps Garfield feeling like Garfield. IMPROVED HOUSING CONDITIONS + MAINTAINED BUILD ENVIRONMENT The condition of vacant houses diminishes over time, the time to act is now to save the structures possible. This is essential to add affordable housing units to the neighborhood. The existing occupied homes must mot be ignored as well. Creating programming that allow existing homeowners to access funds to improve their housing conditions is an important part of maintaining the built environment. URBAN BLIGHT SEEN AS OPPORTUNITY FOR EQUITY While some may see these structures as a nuisance, once they are renovated and programmed either as housing or other uses for the community, these buildings become opportunities for change and empowerment. Both old and new residents can benefit from this type of work, but itâ&#x20AC;&#x2122;s important to the memory of place. Pittsburgh is not a new city. The history and strength of this place lives within the people and is expressed in the built environment.

NEUTRAL PERCEPTIONS OF OUTSIDERS

NO STEREOTYPES

NORMALIZED PERCEPTION

NO EVICTION

MAINTAINED BUILT ENVIRONMENT

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LONG TIME RESIDENTS STABILIZED IN THEIR HOMES

STABILIZED RENTS

NEW RESIDENTS CELEBRATE COMMUNITY THEY HAVE JOINED

DEVELOPERS COLLABORATE WITH EXISTING RESIDENTS

GENERATIONS OF FAILED URBAN RENEWAL ACKNOWLEDGED

NEIGHBORHOOD CHANGES SEEN AS POSITIVE

COMMUNICATION BETWEEN OLD AND NEW RESIDENTS

CELEBRATION OF CULTURAL TRADITIONS

RE-ENFRANCHISEMENT

BUILDING TRUST

INVESTMENT IN EXISTING RESIDENTS

STRONG SENSE OF COMMUNITY

LOWER CRIME RATES

RESIDENT DRIVEN NARRATIVES

OBJECTIVE PERCEPTIONS

DECONCENTRATING POVERTY

COMPASSIONATE LANDLORDS

IMPROVED HOUSING CONDITIONS

PERMANENT AFFORDABLE HOUSING

URBAN BLIGHT SEEN AS OPPORTUNITY FOR EQUITY

INCREASED QUALITY OF LIFE

ECONOMIC MOBILITY

GOOD QUALITY OF HEALTH

LOW COST OF LIVING

Deconcentrating Poverty Matrix for Building Renovation - A positive reaction to the Concentrated Poverty Matrix created by the UDBS

RENOVATION

REDUCED HOMELESSNESS

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BARRIERS AND BENEFITS

TOOLS BENEFITS

WEATHERIZATION OF EXISTING HOUSES Goal #

Primary Benefit VOLUNTEER LABOR

long time residents stabilized in homes

HOLDING HOUSE

RENOVATION

Other Benefit RENOVATION OF EXISTING UNITS energy reduction

ENERGY RETROFITS 05 population increase

community engagement

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BARRIERS

Primary Barrier

initial investment

Other Barrier

$$$ cost / profit over time / at scale

Primary Benefit - Negating Barrier community trust

management

labor shortage

technical

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RENOVATION

policy

TO RENOVATE OR NOT TO RENOVATE?

Overall, the current building stock in Pittsburgh is listed as “Average” or better, however, as buildings sit vacant, their conditions degrade, so while the overall building stockof Pittsburgh may be rated relatively well, the vacant housing stock will average in worse condition than the overall. Understanding a building’s condition is the first factor when it comes to whether it can be a viable case for renovation.

Building Condition

THERE WERE 1,541 CONDEMNED HOUSES IN PITTSBURGH IN 2019.01

RENOVATION

WHEN A BUILDING IS STRUCTURALLY COMPROMISED, THE ECONOMIC VIABILITY OF THE PROJECT IS COMPROMISED. These buildings, sometimes over 100 years old, often have inherent value through their material. It is important to think about the full lifestyle of these buildings. As some buildings lay vacant, their condition worsens, this means that in order to use the existing building stock, there is a finite amount of time to act. Garﬁeld Parcel Data [02]

01_ Condemned, Under Contract and Razed Properties. (2019). Retrieved from https://pittsburghpa.gov/pli/condemned-under-contract-razed-properties. 02_ Allegheny County Property Assessments. (October 2019). Retrieved from https:// data.wprdc.org/dataset/property-assessments.

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Building Structure by Parcel [03] 03_ Allegheny County Property Assessments. (October 2019). Retrieved from https:// data.wprdc.org/dataset/property-assessments.

Condition of Single Family Houses By Ward

12 10 27

5 2

Building Type Single Family Row House Condominium Municipal Government 28 Two Family Three Family Four Family Vacant Lot Building Structure Concrete Brick Masonry Frame Frame Stone Concrete Block Vacant Lot

19 17

20 30

15 31

RENOVATION

Building Condition Unsound Very Poor Poor Fair Average Good Very Good Excellent Vacant Lot

32 31

Excellent OWNER

Home Owner

1300 Rented - Local Landlord

Rented - Absentee Landlord Nonprofit

1200

1100 URA

City of Pittsburgh, Office of Property

1000 Assessment, Housing Authority of PGH 900 800

ENVIRONMENTAL FACTORS

Number of Houses

Park 700

Undermined Woodland Unbuildable Slope 500 600

400 300 200 100

01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32

100 200 300

Unsound Building Condition by Parcel [04] 04_ Allegheny County Property Assessments. (October 2019). Retrieved from https://data.wprdc. org/dataset/property-assessments.

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RENOVATION

WHAT IS THE CONDITION OF THE BUILT ENVIRONMENT IN YOUR NEIGHBORHOOD?

DOES YOUR CITY DEMOLISH OR DECONSTRUCT BUILDINGS?

DO YOU HAVE A LARGE VIABLE BUILDING STOCK FOR RENOVATION? RENOVATION

WHAT CULTURAL HERITAGE OR VALUE DO YOU OR YOUR COMMUNITY SEE IN THE OLDER STRUCTURES IN YOUR CITY?

BUILDING STRUCTURE

Building Structure in Garfield

Renovation and weatherization efforts are most economical when they can be done at a large scale. Because much of the existing building stock of Garfield is about 100 years old, the condition of the houses and the quality of insulation could be vastly improved. Looking at the building structure allows one to begin to see how these efforts could be scaled up to many houses at once. Adding insulation to the 367 frame structures could be a great place to start for weatherization efforts. A different strategy would have to be developed for the 551 brick structures in the neighborhood.

RENOVATION

GarďŹ eld Parcel Data [01] 01_ Allegheny County Property Assessments. (October 2019). Retrieved from https:// data.wprdc.org/dataset/property-assessments.

Building Structure by Ward 2500 2250

2000 1750 1500 1250

1000 750 500 250

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Building Structure by Ward

12 10 27

11 8

5 2

3 14

Building Type Single Family Row House Condominium Municipal Government Two Family Three Family Four Family Vacant Lot

16 15 19

31 RENOVATION

Building Structure Concrete Brick Masonry Frame Frame Stone Concrete Block Vacant Lot

Building Structure by Parcel [02] Building Condition Unsound 02_ Allegheny Very PoorCounty Property Assessments. (October 2019). Retrieved from https:// data.wprdc.org/dataset/property-assessments. Poor Fair Average Good Very Good Excellent Vacant Lot

OWNER Home Owner Rented - Local Landlord Rented - Absentee Landlord Nonprofit URA City of Pittsburgh, Office of Property Assessment, Housing Authority of PGH ENVIRONMENTAL FACTORS Park Undermined Woodland Unbuildable Slope

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WHY SINGLE FAMILY RENOVATION?

RENOVATION

Reﬂecting on the past approaches and failure of renewal and revitalization, both the creation of more affordable units and the re-investment in blighted neighborhoods requires a careful and community driven way of working. According to the Allegheny Property Assessments, 60% of the city’s current housing units are single family homes. In Garfield, single family homes make up 73% of the current housing units in the neighborhood.01 This includes both occupied units, and unoccupied. As these houses stand unoccupied, their condition declines. Vacant houses over time become rotting structures destined for removal. Catching these structures before they degrade beyond repair is an essential way to begin to reinvest in Pittsburgh. However, this movement must be community driven. In the past, “solutions” have been forced upon communities with little power to fight policy. In order to create neighborhoods that sustain themselves, these movements must be both understood by the community and developed with the community. In Pittsburgh, this likely means working on a neighborhood scale, or in some cases even a block scale, rather than a city scale. 01_ Allegheny County Property Assessments. (October 2019). Retrieved from https:// data.wprdc.org/dataset/property-assessments.

Photo taken by Alison Katz in the Hill District

138

WE RECOGNIZE THAT SINGLE FAMILY HOUSING IS NOT ALWAYS AN IDEAL URBAN APPROACH, BUT WITH SO MANY VIABLE SINGLE FAMILY HOUSES, IT IS AN EASY WAY TO DEVELOP SCATTERED SITE SUBSIDIZED HOUSING NOW. Construction costs for new built housing similar to a finished renovated house is can be over $200/square foot while a viable renovation project can range more around $120-150/square foot, making renovation projects more cost efficient to finance. We must rebuild communities with the future in mind. Building in structure for equity, economy, and density to develop over time will be essential for the success of Pittsburgh’s low-income communities. Including highly environmentally, economically, and socially sustainable elements into the system of renovation is essential.

RENOVATION

Photo collages made by Alex Lin, UDBS, 2018-2019. Upper and middle image is of Rippey St. in East liberty. Lower image is of S. Mathilda St. in Friendship.

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RENOVATION

MEETING HUMAN NEEDS THROUGH RENOVATION TYPOLOGIES

HOUSHOLD SIZE VS. NUMBER OF Household Size vs. of Bedrooms in Garfield BEDROOMS INNumber GARFIELD The built environment must address the needs of the people of Garfield. This means both evaluating the types of dwelling units available and the other uses that could be a benefit to the community.

700 650 600

RENOVATION

550

According to 2017 census data, the household size of families in Garfield and the number of bedrooms per housing unit do not match. The blue bar represents the number of family members and the orange hatch represents the number of bedrooms. The housing units are oversized for the current population, showing that the current housing units have not caught up to reďŹ&#x201A;ect changes in family structure and norms for number of children. This means that not only should new units be constructed to fit the current needs of those families, but also older houses and units may be able to be divided and/or combined to make the built environment match the populationâ&#x20AC;&#x2122;s demographics.

500 450 400 350 300

250 200 150 100 50

01 02 OR LESS

05 OR MORE

Household Sizes In Garfield Number Of Bedrooms Of Haouding Units In Garfield

Certain renovation typologies begin to serve the community in different ways. They each also have different spacial requirements. The diagram to the right explores how different types could begin to meet the basic human needs of the community. Spacial needs are marked by line type. Land Only Part Of Building Full Building Building + Land

144

Shelter

RENOVATION TYPES Urban Farm

PHASE 2 PHASE 1

HUMAN NEEDS

Solar Farm Food

Material Re-use Center

Park / Playground Water

Residential Unit

Tool Shop / Rental Energy

Bike Shop / Rental Car / Vehicle Rental

Health

Grocery Store Restaurants Medical Office

Pharmacy Security

School

RENOVATION

Education

Daycare Technology

Gallery Fabrication Lab

Transport

Library Porches

Economy

Small Business Space

Culture

PH3

Wind Farm Stormwater Retention Community Kitchen Expression

Recreational Center

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RENOVATION A DRIVER FOR SUSTAINABILITY OBJECTIVES 1_Quality of living conditions 2_Sustainability and utility costs 3_Densification PROS + CONS Interior Prefabrication Renovation [2] + Increases the thermal comfort of the space + Doesnâ&#x20AC;&#x2122;t encroach onto side yards - Reduces the footprint of space inside house - Requires substantial move out and can displace the families that are getting their houses renovated - Poses moisture problems to design through for the envelope

RENOVATION

Exterior Prefabrication Renovation [1,2] + Increases the thermal comfort of the space + Maintains the footprint of space inside house + Can be executed without substantial move out - Encroaches onto side yards - More material cost, including exterior finish material Front Prefabrication Renovation [1,2,3] + Addition provides more space for the household + Reduces the area of existing wall exposed - Front porch disappears/must be modified to preserve Rear Prefabrication Renovation [1,2,3] + Addition provides more space for the household + Preserves front porch opportunity + Reduces the area of existing wall exposed + Doesnâ&#x20AC;&#x2122;t harm the property values of the street Front Core Prefabrication Renovation [1,2,3] + Divide a house into multiple units + Consolidate new mechanical systems for gut-renovation projects + Reduces the area of existing wall exposed - Front porch disappears/must be modified to preserve - Depending on design, may require ample mobilization space to install Rear Core Prefabrication Renovation [1,2,3] + Divide a house into multiple units + Consolidate new mechanical systems for gut-renovation projects + Reduces the area of existing wall exposed - Depending on design, may require ample mobilization space to install

146

Rear Prefabrication Renovation with Addition [1,2,3] + Reduces the area of existing wall exposed + Divide a house into multiple units + Consolidate new mechanical systems for gut-renovation projects + Create more units + Creates opportunity to satisfy spatial needs of the household in the existing building - Must merge lots or advocate for zoning/building code changes Rear Core Prefabrication Renovation with Addition [1,2,3] + Divide a house into multiple units + Consolidate new mechanical systems for gut-renovation projects + Create more units + Creates opportunity to satisfy spatial needs of the household in the existing building + Reduces the area of existing wall exposed - Depending on design, may require ample mobilization space to install - Must merge lots or advocate for zoning/building code changes Rear Prefabrication Renovation for Two Houses [1,2,3] + Reduces the area of existing wall exposed + Divide a house into multiple units + Consolidate new mechanical systems for gut-renovation projects + Create more units + Creates opportunity to satisfy spatial needs of the household in the existing building - Must merge lots or advocate for zoning/building code changes - Tight condition which will make larger scale prefabricated pieces difficult to install Side Core Prefabrication Renovation with Addition [1,2,3] + Divide a house into multiple units + Consolidate new mechanical systems for gut-renovation projects + Create more units + Creates opportunity to satisfy spatial needs of the household in the existing building

+ Reduces the area of existing wall exposed - Depending on design, may require ample mobilization space to install - Must merge lots or advocate for zoning/building code changes Prefabricated Units Renovation between Two Houses [1,2,3] + Densify the block + Reduce the existing wall area of existing buildings exposed to the outside + Create more units + Creates opportunity to satisfy spatial needs of the household in the existing building

- Must navigate issues created by the variation and natural error in construction of existing houses - Must merge lots or advocate for zoning/building code changes Prefabricated Structure Renovation between Two Houses [2,3] + Can serve as a public space for the community + Can be converted/built out into a residential building + Can house solar panel arrays - Must merge lots or advocate for zoning/building code changes - Cannot immediately function as long-term housing

PRE-FABRICATED ADDITION PRE-FABRICATED TRADES-FOCUSED ADDITION RENOVATION TRADES-FOCUSED RENOVATION LOT LINE

LOT LINE

REQUIRES NEW ZONING CODES

RENOVATION

EXTERIOR PRE-FAB EXTERIOR PRE-FAB INTERIOR PRE-FAB INTERIOR PRE-FAB RENOVATION RENOVATION RENOVATIONRENOVATION

REAR CORE PRE-FAB REAR CORE PRE-FAB RENOVATION WITH ADDITION RENOVATION WITH ADDITION

REAR PRE-FAB REAR PRE-FAB RENOVATION WITH ADDITION RENOVATION WITH ADDITION

REAR PRE-FAB FRONT PRE-FAB RENOVATIONRENOVATION

SIDE CORE PRE-FAB SIDE CORE PRE-FAB RENOVATION WITH ADDITION RENOVATION WITH ADDITION

REAR PRE-FAB REAR PRE-FAB RENOVATION FOR 2 HOUSES RENOVATION FOR 2 HOUSES

PRE-FAB UNITS PRE-FAB UNITS RENOVATION BETWEEN RENOVATION 2 HOUSES BETWEEN 2 HOUSES

PRE-FAB STRUCTUREPRE-FAB STRUCTURE RENOVATION BETWEEN RENOVATION 2 HOUSES BETWEEN 2 HOUSES

FRONT PRE-FAB RENOVATION

REAR PRE-FAB RENOVATION

FRONT CORE PRE-FABFRONT COREREAR PRE-FAB CORE PRE-FAB REAR CORE PRE-FAB RENOVATION RENOVATIONRENOVATION RENOVATION

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RENOVATION TYPE PAIRINGS

RENOVATION TYPES

PHASE 2 PHASE 1

Urban Farm Solar Farm Material Re-use Center Park / Playground Residential Unit

While many of the existing structures in Garfield are too small to split into multiple uses, its still important to understand what uses could share a structure, or even benefit from close proximity. Considerations include what structural requirements are for each use, what amenities are needed, and how much space is needed.

Tool Shop / Rental Bike Shop / Rental Car / Vehicle Rental Grocery Store Restaurants

RENOVATION

Medical Office Pharmacy School Daycare Gallery Fabrication Lab Library Porches Small Business Space

PH3

Wind Farm Stormwater Retention

Possible Pairing Likely Pairing Benefits From Adjacency Transitions Into

156

Community Kitchen Recreational Center

RENOVATION TYPES

PHASE 2 PHASE 1

Urban Farm Solar Farm Material Re-use Center

Park / Playground Residential Unit

Tool Shop / Rental Bike Shop / Rental Car / Vehicle Rental

Grocery Store Restaurants Medical Office

School

RENOVATION

Pharmacy

Daycare

Gallery Fabrication Lab Library Porches Small Business Space

PH3

Wind Farm Stormwater Retention Community Kitchen Recreational Center

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ZONING Current Garfield Zoning

RENOVATION

Pittsburgh has already built in the ability to densify through by fully utilizing the existing building stock, but it must prepare to densify further if needed. This may not have to happen in all parts of the city, but creating dense pockets of people and businesses with good public transit will not only improve quality of life, but also reduce the carbon footprint of each person. PITTSBURGH IS STILL LARGELY ZONED AS SINGLE FAMILY DETACHED HOUSING, WITH SETBACKS INSPIRED BY THE SUBURBS. RENOVATING BUILDINGS BUILT BEFORE THESE REQUIREMENTS ALLOWS US AS DESIGNERS TO STAND UP FOR A DENSER MORE URBAN LANDSCAPE TODAY. CHANGING THE ZONING TO BE MORE INCLUSIONARY OF MULTI-UNIT AND MULTI-USE PROJECTS IS AN IMPORTANT STEP TO PREPARE THE CITY FOR THE FUTURE, BUT LOOKING TO T CURRENT PRESUBURBAN HOUSING STOCK AS A PLACE TO START CAN MOVE THE CITY IN THE RIGHT DIRECTION IN TERMS OF DENSIFICATION. CASE STUDY: SINGLE-FAMILY ZONING ABOLITION IN MINNEAPOLIS, MINNESOTA Minneapolis, a city that historically had zoned 70 percent of its residential land as single-family homes, developed the Minneapolis 2040 Plan. The plan involves the upzoning of the city to allow duplexes and triplexes on historically single-family lots. In addition, the policy was ﬂanked by other changes: allowing for higher housing density near transit stops by allowing the construction of 3 to 6 story buildings, eliminating off-street minimum parking requirements, implementing a provision for inclusionary zoning, and increasing the funding available for affordable housing. While there is skepticism regarding whether this sort of policy can be implemented elsewhere given the

158

portion of Minneapolis’ population that is middle-class as compared to other cities which have more extreme wealth inequity, there is speculation that, in major cities, employers, among others, may advocate for these changes so that their employees can afford to live and work there. Since the changes adopted in Minneapolis, it is hopeful that other municipalities across the nation have been taking steps to implement these changes to various extents.01 01_ Kahlenberg, R. D. (2019, October 24). How Minneapolis Ended Single-Family Zoning. Retrieved from https://tcf.org/content/report/minneapolis-ended-single-family-zoning/?agreed=1.

D P C T P I T F A B I F P

f o o h p b P

Pittsburgh Zoning by Neighborhood

DIRECTION IN TERMS OF DENSIFICATION. PLACE TO START CAN MOVE THE CITY IN THE RIGHT CURRENT PRE-SUBURBAN HOUSING STOCK AS A THE CITY FOR THE FUTURE, BUT LOOKING TO THE PROJECTS IS AN IMPORTANT STEP TO PREPARE INCLUSIONARY OF MULTI-UNIT AND MULTI-USE TODAY. CHANGING THE ZONING TO BE MORE FOR A DENSER MORE URBAN LANDSCAPE ALLOWS US AS DESIGNERS TO STAND UP BUILDINGS BUILT BEFORE THESE REQUIREMENTS INSPIRED BY THE SUBURBS. RENOVATING FAMILY DETACHED HOUSING, WITH SETBACKS PITTSBURGH IS STILL LARGELY ZONED AS SINGLE footprint of each person. only improve quality of life, but also reduce the carbon of people and businesses with good public transit will not happen in all parts of the city, but creating dense pockets prepare to densify further if needed. This may not have to by fully utilalizing the existing building stock, but it must Pittsburgh has already built in the ability to densify through

RENOVATION

Single Family Detatched Single Family Attached Two Family Units Three Family Units Multi-Unit Residential Commercial Pittsburgh Zoning by Parcel [02] 02_ Interactive Zoning and Parcel Map. (2017, December 13). Retrieved from https:// catalog.data.gov/dataset/interactive-zoning-and-parcel-map.

HOW HAS THE ZONING OF YOUR NEIGHBORHOOD AFFECTED THE TYPES OF HOUSING UNITS YOU SEE?

159

RECENT ZONING CHANGES IN PITTSBURGH LOCATION

GENERAL MISSION

STATUS

DETAILS

ADU Overlay District

Garfield

Allowing for the increase in density and proliferation of affordable units

Pilot - 2 years from 2018

An Accessory Dwelling Unit (ADU) is a residential dwelling unit that is smaller than 800 square feet, which is accessory or secondary to a primary residential dwelling unit. It may be like a smaller apartment within a home, detached from the primary structure in a separate building, or constructed within an existing accessory structure (like a garage). Pittsburgh’s ADU Overlay has an owner-occupancy requirement, meaning that the ADU option is only available to property owners who maintain a primary residence on-site. The BloomfieldGarfield Corporation approached the Department of City Planning with interest in bringing ADU’s to Garfield, and together we developed legislation based on similar efforts in other cities to pilot an ADU overlay for 24 months in the portion of Garfield zoned single-family residential. The goal of ADUs is to provide affordable housing choices for both the property owner and the renter and to allow opportunities for existing residents to age in place.

Inclusionary Zoning

Lawrenceville

Embedding affordable housing into new build construction projects

Pilot - 18 months from July 2019

It requires developers building rental-housing complexes in Lawrenceville that are greater than 20 units to ensure at least 10 percent of their units are affordable to households at or below 50 percent of the Area Median Income (AMI). Units designated affordable under the ordinance must remain that way for 35 years.

EcoInnovation District

Uptown

Re-imagining the zoning code to be more responsive to design and the existing built environment

Enacted

Combines the goals of both EcoDistricts and Innovation Districts that have helped to positively transform communities across the country. The EcoInnovation District is an opportunity to utilize the ways in which redevelopment can improve the environment, support the needs of existing residents, and expand entrepreneurship and job growth. Early projects including rezoning the Uptown area to incentivize development consistent with community goals, a community-driven proposal for a publicly-owned development site at Fifth and Dinwiddie, and a number of park and stormwater management projects.

Riverfront Zoning

Along the Rivers

Re-imagining the zoning code to be more responsive to environmental needs

Enacted

The RIV aims to juggle a number of different goals, from restoring the ecological health of the 35 riverfront miles to protecting water-dependent industries’ use of the rivers, as well as encouraging new development while maintaining residents’ access to and views of the rivers.

RENOVATION

NAME

160

Ecodistrict Protocol [02] IMAGE SOURCE: https://apps.pittsburghpa.gov/redtail/images/3494_ECOINNOVATION_PLAN.pdf

Pittsburgh Neighborhoods

RENOVATION

161

RENOVATION

FUTURE GROWTH

Current Zoning

+Buildings and Lots

Parks and Woodland

Unbuildable Slopes

3.5 7.8 Current Density by Block Group(du/acre)

162

Current Zoning Single Family Detached Single Family Attached Two Family Units Three Family Units Multi-Unit Residential Commercial

Growth in Garfield is limited by the current zoning code, as well as environmental factors like woodlands and steep unbuildable slopes. These must be taken into consideration when developing. However, when looking at the current density now, it’s clear that the trend of development along transit corridors is already happening naturally. To continue this trend, with the upzoning of the neighborhood, we propose to continue focusing on growing Garfield from the corridors inward. This keeps people close to transit and businesses.

General Building Vacant Lot Park / Urban Farm Woodland “Unbuildable” >40% Slope

On the diagram on the following page, all of these layers begin to demonstrate how this looks when applied to Garfield.

Future Density 5 units/acre 10 units/acre 20 units/acre

RENOVATION

EGL

ACC

ESS

IDO

20 TRA

BUS

NSI

PENN AV

MATHIL

DA ST

AVE

Proposed Density

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Current Zoning Single Family Detached Single Family Attached Two Family Units Three Family Units Multi-Unit Residential

Vacant Lot Park / Urban Farm Woodland “Unbuildable” >40% Slope

Future Density 5 units/acre 10 units/acre 20 units/acre

164

BUS LIN E

ILDA ST

Building

MATHIL

General

DA ST

Commercial

PROPOS ED MATH

RENOVATION

FUTURE GROWTH

PENN AV

AVE EY EGL NN

RENOVATION

ACC

ESS

NSI

TRA

IDO

BUS

165

EQUITABLE DEVELOPMENT Equitable Development is neighborhood development that leverages the market in order to provide for the needs of existing residents. As development begins in gentrifying neighborhoods, often it does not directly serve existing populations. The goals of equitable development is to take advantage of the investment in the neighborhood to either require elements that are needed, like affordable housing units, or they can use the RE_CON Housing Model begin to create a system in which elements like jobs skills training and deconstruction begin to be integrated into the construction systems. LONG TIME RESIDENTS STABILIZED IN THEIR HOMES + IMPROVED HOUSING CONDITIONS This type of development is what makes the renovation projects possible. It leverages profits and/or power to make sure that the needs of the community are met, and in this case, one of the biggest needs is the stabilization of existing residents in their homes.

EQ_DEV

DEVELOPERS COLLABORATE WITH EXISTING RESIDENTS + RESIDENT DRIVEN NARRATIVES The inclusion of residents in the design process and development process is crucial to make sure that their interests are known and their needs are met. Leveraging development and requiring this review process means that residents will be more likely to be represented in the future development of the neighborhood. This results in the implementation of their vision as well as the visions of developers, new residents, and neighborhood organizations.

FEELING INCLUDED NEW DEVELOPMENT

REDUCED HOMELESSNESS

NEUTRAL PERCEPTIONS OF OUTSIDERS

DEVELOPERS COLLABORATE WITH EXISTING RESIDENTS

NO STEREOTYPES

RE-ENFRANCHISEMENT

NORMALIZED PERCEPTION

RESIDENT DRIVEN NARRATIVES

STRONG SENSE OF COMMUNITY + BUILDING TRUST This inclusion builds trust by changing the relationship of existing residents and new developers. This creates a partnership of sorts that recognizes the existing residents as citizen experts. This empowerment and inclusion can build a strong sense of community both between long time residents and new comers as all were a part of the neighborhoodâ&#x20AC;&#x2122;s growth. JOB SKILLS TRAINING + INVESTMENT IN EXISTING RESIDENTS The incorporation of jobs skills training into these systems begins to bring opportunity directly to the residents beyond the construction of new development. The ability to earn a living wage is essential for lifting people out of poverty. URBAN BLIGHT SEEN AS OPPORTUNITY FOR EQUITY New development must be leveraged to help long time residents, seeing vacant lots and condemned houses as an opportunity to instill new life where the existing structures were not viable give the community a new chance for growth. This growth, however, must include the existing residents.

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URBAN BLIGHT SEEN AS OPPORTUNITY FOR EQUITY

STABILIZED RENTS

NEW RESIDENTS CELEBRATE COMMUNITY THEY HAVE JOINED

NEIGHBORHOOD TRUST

SENSE OF EXPANDING COMMUNITY

GENERATIONS OF FAILED URBAN RENEWAL ACKNOWLEDGED

NEIGHBORHOOD CHANGES SEEN AS POSITIVE

COMMUNICATION BETWEEN OLD AND NEW RESIDENTS

CELEBRATION OF CULTURAL TRADITIONS

FEW DEATH QUANTITIES

BUILDING TRUST

INVESTMENT IN EXISTING RESIDENTS

STRONG SENSE OF COMMUNITY

LOWER CRIME RATES

OBJECTIVE PERCEPTIONS

DECONCENTRATING POVERTY

EDUCATIONAL OPPORTUNITIES

LOWERING INCARCERATION RATES

IMPROVED HOUSING CONDITIONS

PERMANENT AFFORDABLE HOUSING

INCREASING OPPORTUNITY

WELL-PAYING JOBS

ADDICTION REHABILITATION

INCREASED QUALITY OF LIFE

ECONOMIC MOBILITY

JOB SKILLS TRAINING

REASONABLE WORK WEEK

HEALING

GOOD QUALITY OF HEALTH

LOW COST OF LIVING

ABILITY TO BUILD EQUITY

INCREASED TIME SPENT WITH CHILDREN

Deconcentrating Poverty Matrix for Equitable Development - A positive reaction to the Concentrated Poverty Matrix created by the UDBS

167

EQ_DEV

LONG TIME RESIDENTS STABILIZED IN THEIR HOMES

BARRIERS AND BENEFITS

BENEFITS

long time residents stabilized in homes

EQ_DEV

TOOLS

population increase

SOLAR COMMONS

Primary Benefit

energy generation JOB SKILLS TRAINING Other Benefit

community engagement

RE_CON HOUSING MODEL education

168

Goal #

BARRIERS

initial investment

$$$ cost / profit over time / at scale

policy

community trust

Other Barrier

management

Primary Benefit - Negating Barrier

labor shortage

169

EQ_DEV

Primary Barrier

CASE STUDY: RE_CON HOUSING PROJECT EAST LIBERTY DEVELOPMENT INC. + URBAN DESIGN BUILD STUDIO

Vacant Lots in Garfield

EQ_DEV

RE_CON is a broad housing strategy that had been developed by the Carnegie Mellon University Urban Design Build Studio and PROJECT RE_ in partnership with East Liberty Development Incorporated (ELDI). The goal of RE_CON is to deconcentrate poverty and combat gentrification in Pittsburgh’s blighted neighborhoods by fostering the development of healthy, mixed-income communities. Collaboration since 2017 has led to the development of an economic model which leverages new market tax credits and distributes profits from the sale of market rate homes to stabilize existing residents through rehabilitation projects and retrofits. The project works in tandem with DE_CON, a program to harvest materials through deconstruction which will incorporate job skill training in order to provide individuals access to a living wage and a second chance to sustain themselves. These two programs are inextricably linked and feed into each other as we strive to retain existing residents whilst bringing new community members in to create a socially, economically, and environmentally sustainable neighborhood. This project was built off of the work done previously by the 2017-2018 UDBS Cohort in partnership with ELDI.

This is a market driven model, it’s success is dependent on the gap between a house’s sale price and the construction cost. Until this gap is large enough to begin to subsidize affordable projects, other methods of stabilization will need to be used, but as a neighborhood sees its housing prices rise, this infill housing model can be leveraged to stabilize existing residents at risk of displacement.

$$$

The diagram above was created by the 2018-2019 UDBS cohort. Here, the purple house represent the RE_CON 01 and RE_CON 02 housing prototypes. The houses in orange represent existing houses in need of repair or renovation in order to stabilize existing residents in their houses, and/or create a larger stock of affordable housing.

172

MARKET RATE HOMES

Vacant lots

Building Type Single Family Row House Condominium Municipal Government Two Family Three Family Four Family Vacant Lot Building Structure Concrete Brick Masonry Frame Frame Stone Concrete Block Vacant Lot

OWNER

Home Garfi eldOwner is not in a position to be using this method effecRented - Local Landlord tively yet. Currently, it will take the sale of several market Rented - Absentee Landlord rateNonprofit houses to subsidize one affordable unit in Garfield. URA Other however, are more viable at this City ofneighborhoods, Pittsburgh, Office of Property Assessment, Housing Authority PGH t distribution has been used moment. This method ofofprofi more successfully in East Liberty, directly east of Garfield. ENVIRONMENTAL FACTORS being gentrified and existing resEast Liberty is currently Park idents are being displaced now. This method also works Undermined bestWoodland at scale, when efficiencies within construction really Unbuildable Slope become evident. This is also when the full ďŹ&#x201A;edged programs diagrammed on the following spread can happen. This must be injected into the current system.

EQ_DEV

Building Condition Unsound Vacant Lots by Parcel [01] Very Poor Poor Fair 01_ Allegheny County Property Assessments. (October 2019). Retrieved from https:// Average data.wprdc.org/dataset/property-assessments. Good Very Good Excellent Vacant Lot

THERE ARE OVER 32,000 VACANT LOTS IN PITTSBURGH.02 This means that there are areas that have real potential for the success of the RE_CON Housing Model if the market is right. As time progresses, Pittsburghâ&#x20AC;&#x2122;s neighborhoods change, and the number of neighborhoods that could benefit from this program could grow as we see Pittsburgh gentrify. 02_ PittGIS. Pittsburgh City Planning (October 2018). Retrieved from ArcGIS.com.

173

EQ_DEV

CASE STUDY: RE_CON HOUSING PROJECT*

174

*The diagram above was created by the 2018-2019 UDBS cohort. This demonstrates the complex connections between stakeholders and related projects to the RE_CON Housing Project, including DE_CON, and RE_TOLD Home Incubator. These projects connect to each other to create a robust ecosystem that supports the community and the environment through deconstruction projects, story telling, job skills training, community engagement, affordable housing, and digniďŹ ed home repairs for existing residents.

EQ_DEV

175

PROTECTIVE SYSTEMS Protective systems are both built and policy interventions that protect existing residents from displacement. This includes holding houses for the temporary housing of residents whose homes are under construction or are currently being repaired; tenantâ&#x20AC;&#x2122;s rights policy which gives tenants and neighborhood organizations first buying rights for multi-unit housing; and property tax reform to protect low and fixed-income homeowners from being taxed out of their homes. INVESTMENT IN EXISTING RESIDENTS + LONG TIME RESIDENTS STABILIZED IN THEIR HOMES Making it a priority to ease the difficulty of change and to shape policy to protect long time residents is essential for the prevention of displacement. The holding house eases the difficulty of a home renovation. This keeps residents in the community while their homes are under construction. Protective policies prevent displacement by giving the residents of an apartment building or a series of rental houses a chance to purchase the property. Property tax reform prevents vulnerable homeowners from losing their equity to rising property values outside of their control.

PROTECT

BUILDING TRUST + STRONG SENSE OF COMMUNITY These efforts demonstrate an understanding of the value that engaging existing residents and having a dedication to addressing their needs in a changing neighborhoods has over expelling them as property values rise.

176

FEELING INCLUDED NEW DEVELOPMENT

REDUCED HOMELESSNESS

NEUTRAL PERCEPTIONS OF OUTSIDERS

DEVELOPERS COLLABORATE WITH EXISTING RESIDENTS

NO STEREOTYPES

RE-ENFRANCHISEMENT

NORMALIZED PERCEPTION

RESIDENT DRIVEN NARRATIVES

LONG TIME RESIDENTS STABILIZED IN THEIR HOMES

STABILIZED RENTS

NEW RESIDENTS CELEBRATE COMMUNITY THEY HAVE JOINED

NEIGHBORHOOD TRUST

SENSE OF EXPANDING COMMUNITY

GENERATIONS OF FAILED URBAN RENEWAL ACKNOWLEDGED

NEIGHBORHOOD CHANGES SEEN AS POSITIVE

COMMUNICATION BETWEEN OLD AND NEW RESIDENTS

CELEBRATION OF CULTURAL TRADITIONS

FEW DEATH QUANTITIES

BUILDING TRUST

INVESTMENT IN EXISTING RESIDENTS

STRONG SENSE OF COMMUNITY

LOWER CRIME RATES

OBJECTIVE PERCEPTIONS

DECONCENTRATING POVERTY

PROTECT

Deconcentrating Poverty Matrix for Protective Systems - A positive reaction to the Concentrated Poverty Matrix created by the UDBS

177

CASE STUDYAND BENEFITS BARRIERS

CONGO STREET INITIATIVE - THE HOLDING HOUSE BCWORKSHOP The Congo street Initiative was an effort to uplift the residents of a low-income community in Dallas, TX. This project incorporated the idea of a holding house to house temporarily displaced residents as their homes were renovated or rebuilt one by one. This came from community meeting where there was an obvious need for the residents to continue to live within their community while their houses were under construction. This was because of the support network that had been essential for the lives of Congo Street residents.01 CASE STUDY OPEN HAND MINISTRIES Currently, Open Hand Ministries owns a few units that they use as transitional housing units for future homeowners. Leases of those units are limited to 3 years, if the prospective homeowners have not been able to buy a house and move at that point, they are required to allow another family to utilize the unit as a transitional home. This has been successful in giving families a place to stay while they improve their financial strength and while their house is being renovated by Open Hand Ministries. RE_VISION The integration of this idea into the renovation effort in Garfield would maintain essential community ties while some of the large scale renovation and weatherization efforts were underway. The goal would be to have a house or two per block as needed for temporary housing. Once the renovation efforts are finished, the holding houses could be converted into affordable units either for sale or rent. These houses could be integrated into the CLT, or a separate effort. The time frame one would live in these units would be shorter than the OHM model, and really be dependent on the timeline of construction.

PROTECT

01_ Congo Street Initiative. (2013, January 11). buildingcommunityWORKSHOP. Retrieved from http://www.bcworkshop. org/posts/congo-street-initiative

Congo Street Initiative [01] IMAGE SOURCE: http://www.bcworkshop.org/posts/congo-street-initiative

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TOOL

HOLDING HOUSE

BARRIERS

initial investment

$$$ Primary Barrier

cost / profit over time / at scale

Primary Benefit - Negating Barrier Other Barrier

policy

community trust

labor shortage

technical

179

PROTECT

management

POLICY CASE STUDIES TENANTS’ RIGHTS / AFFORDABLE HOUSING COLUMBIA HEIGHTS, WASHINGTON, D.C. The Tenant Opportunity to Purchase Act. (TOPA) gives tenants a right to purchase when their landlord attempts to sell their property. TOPA has been a critical legal backstop for the city’s preservation efforts, coupled with the strategies below. Many buildings purchased under TOPA have become limited equity cooperatives owned by the former tenants. This sets a strong legal foundation for tenants to purchase a building before it goes on the market. This, however, doesn’t provide the funding or organization resources necessary for the law to successfully preserve affordability, and opponents of TOPA have argued that the law contains loopholes enabling tenants to drag out the TOPA process and extract payments from landlords in exchange for waiving their purchase rights.

PROTECT

Housing Production Trust Fund (HPTF) is the largest housing construction fund by a city in the United States. The district’s current mayor has committed $100 million per year to the D.C. It requires affordability covenants that keep homeownership units affordable for at least 15 years and rental units affordable for 40 years. 40% of funds target residents with an income of 0-30% AMI, 40% of funds target 30-50% AMI, 20% of funds target 60-80% AMI. At least 15 limited equity cooperatives with 398 affordable units have been acquired by former tenants. The D.C. Preservation Network (DCPN) has become a critical forum for preservation groups to share information and resources, track at-risk buildings, and coordinate preservation efforts. This proactive, fast-acting housing preservation network has evolved in D.C. since the 1970s, providing robust technical and legal assistance, organizing tenants, and coordinating to preserve affordable apartments. Outcomes Close to 3,000 affordable units have been restricted in Columbia Heights for low-income households (22% of all housing units) as of 2017. 318 affordable rental units in 12 multifamily buildings have been created or preserved in the neighborhood from 2001 to 2016 through D.C.’s Housing Preservation Trust Fund. At least 398 housing units in the neighborhood are limited equity cooperatives, allowing low-income tenants to own their units.

180

RE_VISION LESSONS Incorporate residential displacement mitigation strategies into initial redevelopment plans. In Columbia Heights, the shift from “needing to revitalize” the neighborhood to “needing to preserve affordable housing” happened very quickly. Once gentrification picks up steam, preservation efforts become much more difficult. Develop a network of high capacity preservation actors. A coordinated infrastructure of high- capacity preservation groups that can move with agility and speed is essential to preserving existing affordable rental housing. Invest in tenant organizing. Organizing and linking tenants with a committed network of support is also crucial. Tenant voice and power is critical to well-targeted policies. Provide a legal mechanism that supports tenants’ ability to purchase their apartment complexes, including adequate notice and time to complete the purchase. D.C.’s Tenant Opportunity to Purchase Act (TOPA), by providing tenants with a right to purchase their units when sold and adequate time to complete the purchase, shifts power to tenants and provides a critical legal backstop for preventing displacement of current renters and disincentivizing inequitable redevelopment. City council and municipal leadership is critical. Elected officials committed to affordability and mitigating displacement are critical for successful preservation of affordable housing. D.C.’s progressive early councils were deeply committed to affordable housing preservation, which led to TOPA, creation of funding streams, and a large roster of tenant support organizations. Substantial, dedicated funding is necessary. Preservation at a scale large enough to be meaningful requires large levels of dedicated funding.01 01_ Tools for Texas Communities. (n.d.). Retrieved from https://sites.utexas.edu/ gentrificationproject/case-studies/columbia-heights-case-study/

PROPERTY TAX ADJUSTMENTS LOCATION

OFFICIAL NAME

DEMOGRAPHIC

DETAILS

Property Tax Reduction

Pennsylvania

The Taxpayer Relief Act Homestead Tax Exemption

Home/farm owners - limited distributed based on a school district’s allocation by the state gov, so requirements vary

The Taxpayer Relief Act, Act 1 of Special Session 1 of 2006, was signed into law on June 27, 2006. The Taxpayer Relief Act provides for property tax reduction allocations to be distributed by the Commonwealth to each school district. Property tax reduction will be through a “homestead or farmstead exclusion.” Generally, most owner occupied homes and farms are eligible for property tax reduction. Pennsylvania's homestead law does not set a specific exclusion amount for all eligible residents. Each separate school district sets the exclusion amount for all eligible homes within its district yearly based on financial requirements. The homestead act PA guidelines establish that the Commonwealth will provide a local school district with extra state funding based on need. The poorer the school district, the higher the state funding – and the exclusion amount. In Pittsburgh this is a $15,000 reduction in property assessment.

Property Tax Reduction

Pittsburgh, PA

The Act-77 Senior Tax Relief

60+ (both spouses must be over 60 years old) Widowers 50+, household income under $30,000

30% discount on the real estate tax on their primary residence. Must have owned and occupied a primary residence in Allegheny County continuously for the past 10 years. A property owner who has moved within the past 10 years, and has continued to own and occupy the new property as a primary residence, shall be eligible. Must be age 60 or older, or, if married, either spouse must be age 60; or be a widow or widower age 50 to 60 years; or permanently disabled and age 18 to 60 years. The applicant must meet the required age by December 31, 2019 to qualify for tax relief in 2019. Gross household income must be $30,000 or less. For calculating income use only 50% of your Social Security Benefit, SSI, and Railroad Retirement Tier 1 Benefits (except Medicare benefits); plus, all other income must be added in at 100%. (In 2020)

Property Tax/Rent Rebate Program

Pennsylvania

Property Tax/ Rent Rebate Program

Seniors, Disabled Folks, Widows over 50

The rebate program benefits eligible Pennsylvanians age 65 and older; widows and widowers age 50 and older; and people with disabilities age 18 and older. The income limit is $35,000 a year for homeowners and $15,000 annually for renters, and half of Social Security income is excluded. Spouses, personal representatives or estates may also file rebate claims on behalf of claimants who lived at least one day in 2018 and meet all other eligibility criteria. The maximum standard rebate is $650, but supplemental rebates for qualifying homeowners can boost rebates to $975.

Property Tax Reduction

New York

Senior Citizen Exemption

65+ with an annual income of no more than $29,000 as of 2019

50% reduction in assessment value

Property Tax Reduction

Alaska

65+

Up to $150,000 reduction in assessment value

Property Tax Reduction

Houston Area (Harris County), TX

Over-65 Exemption

65+

Up to $160,000 plus a 20% reduction in assessment value

Property Tax Reduction

Houston Area (Harris County), TX

100% Disabled Veteran Homestead Exemption

Veterans disabled while serving

100% reduction in assessment value

Property Tax Reduction

Honolulu, HI

65+

$120,000 reduction in assessment value, low-income seniors age 75 and older may qualify for even larger exemption amounts, ranging from $140,000 to $200,000, depending on age.

PROTECT

GENERAL MISSION

181

COMMUNITY ENGAGEMENT FEELING INCLUDED NEW DEVELOPMENT

Active Community Engagement means communicating with and including community leaders, faith leaders, and residents in development conversations while investing in events that encourage diverse ways of engaging diverse groups of people. BUILDING TRUST + DEVELOPERS COLLABORATE WITH EXISTING RESIDENTS Investing time in meaningful interaction that rejects the idea of a transactional relationship between the residents and the organizations involved with development proves to residents that their perspective is valued. Seeing residents as citizen experts is essential for meaningful impact on the community and equitable development will not be possible without their expertise. STRONG SENSE OF COMMUNITY Having different types of events as opportunities to engage the public give the community an opportunity to grow together as well. Old neighbors can meet new neighbors, or maybe make a new memory with old friends and family; these moments build community. Empowering the community to be a part of the change in their community, to be the change makers rather than the bystanders or, at worst, the victims of new development means that they will see value in new development as well.

ENGAGE

RESIDENT DRIVEN NARRATIVES When the community is given the power to tell their stories, their collective history is recorded, and valued. This can be as formal as an actual story telling event, or as causal as a side conversation on a build day, but these stories are important to hold onto, the people are what makes these neighborhoods valuable, not the property.

182

NEUTRAL PERCEPTIONS OF OUTSIDERS

DEVELOPERS COLLABORATE WITH EXISTING RESIDENTS

NO STEREOTYPES

RE-ENFRANCHISEMENT

NORMALIZED PERCEPTION

RESIDENT DRIVEN NARRATIVES

NEW RESIDENTS CELEBRATE COMMUNITY THEY HAVE JOINED

NEIGHBORHOOD TRUST

SENSE OF EXPANDING COMMUNITY

FEW DEATH QUANTITIES

GENERATIONS OF FAILED URBAN RENEWAL ACKNOWLEDGED

NEIGHBORHOOD CHANGES SEEN AS POSITIVE

COMMUNICATION BETWEEN OLD AND NEW RESIDENTS

CELEBRATION OF CULTURAL TRADITIONS

BUILDING TRUST

INVESTMENT IN EXISTING RESIDENTS

STRONG SENSE OF COMMUNITY

LOWER CRIME RATES

OBJECTIVE PERCEPTIONS

DECONCENTRATING POVERTY

LOWERING INCARCERATION RATES

ENGAGE

Deconcentrating Poverty Matrix for Community Engagement - A positive reaction to the Concentrated Poverty Matrix created by the UDBS

183

BARRIERS AND BENEFITS

VOLUNTEER BUILD DAYS CASE STUDY OPEN HAND MINISTRIES Open Hand Ministries works in partnership with other local organizations like Circles Pittsburgh to identify potential low-income home buyers and develop a comprehensive plan to procure a house through building renovation. Their strategy involves not only careful financial planning, but also the integration of volunteer labor to offset construction costs for tasks that donâ&#x20AC;&#x2122;t require skilled labor or that can support professionals. Critical to this model is having leaders actively engaged in the community that can bring people together and are interested in building strong relationships with all of the individuals involved. OHM has successfully maintained volunteer relationships, and has a volunteer pipeline which supplies them with volunteer groups from schools, faith organizations, and service organizations year round.

ENGAGE

BENEFIT

community engagement

184

IMAGE SOURCE: http://openhandpgh.org/blog/page/2/

TOOL

Other Benefit

VOLUNTEER LABOR

Build day in October 2019. P.C. Alex Lin

Build days already happen in Garfield, if there were elements like job skills training or other engagement events going on that same day, these could be a great way for Garfield residents to be actively involved with the construction of the neighborhood.

BARRIERS Primary Barrier

management

ENGAGE

Primary Benefit - Negating Barrier labor shortage

185

CASE STUDIES ENGAGEMENT IN DESIGN PROCESS HUNTER’S POINT LIZ OGBU This project asks the question of how to transform a former industrial site into a dynamic activity center that can be embraced and stewarded by the diverse local community. For much of its history, San Francisco’s Bayview Hunters Point has been home to many industrial uses, including a power plant. In 2006, community lobbying helped lead to the closure of the power plant and its owner, Pacific Gas & Electric worked with the community to undertake a process of remediation. Now, that process is nearly complete and it’s time to begin the next chapter in the story of this place. In an attempt to capture what can be wanted and loved by the community, the project team has embraced an interactive community engagement process as the catalyst for the design.

ENGAGE

The neighborhood is incredibly diverse, containing a historical African-American community, a still active industrial workforce, an artist community, and a growing middle class community among others. Through early conversations with community members, it became clear that this is an area rich in stories that mark the area’s history and diversity but which there have been few outlets to share and capture them. Cognizant of this as well as the fact that it was hard for people to visualize a future for the site without never having been able to step foot on it, the team created a space that allows for tangible acts of listening and visioning. Working in partnership with local organizations, and under the program NOW

188

IMAGE SOURCE: http://www.lizogbu.com/portfolio_page/now-hunters-point/

Hunters Point, the site has been designed to function as an interim event space. It serves as a platform for multiple programs that can test what can ultimately be on the site from collaborations with StoryCorps, a national storytelling project, to Circus Bella, a local community circus. In March 2017, the first permanent piece of the project, a new public access shoreline trail â&#x20AC;&#x201C; the design of which was inspired by the conversations and activation that have occurred as part of NOW Hunters Point â&#x20AC;&#x201C; opened to the public, providing direct access to the shoreline and a model of what a community-inspired and informed project could look like. From four years of dynamic programming to walking the shoreline, over 12,000 people have done something on the site that, we hope, has changed their relationship and charted better opportunities for the future. 01

189

ENGAGE

IMAGE SOURCE: http://www.lizogbu.com/portfolio_page/now-hunters-point/

01_Ogbu, L. (2020, February). Carnegie Mellon University Lecture Series. Carnegie Mellon University Lecture Series. Pittsburgh. NOW Hunters Point. (n.d.). Retrieved from http://www.lizogbu.com/portfolio_page/ now-hunters-point/

CASE STUDIES ENERGY SAVINGS FOR LOW-INCOME STEP UP & POWER DOWN The Step Up & Power Down program by Pacific Gas & Electric in California and Research Into Action was modeled after Envision Charlotte, which was Duke Energy’s community engagement pilot project to raise awareness about ways to augment operational efficiency in office buildings in Charlotte, North Carolina. This model was reinterpreted as a “marketing initiative [that] combined communitybased social marketing strategies and behavioral economics principles to increase residential customer awareness and commitment toward energy efficiency”. While the residential portion of the project was only able to compel more active engagement from 787 households (about 1.3% of all of the households), the survey data findings showed that the program “increased their familiarity with PG&E and services (59%); inﬂuenced many of them to take part in at least one PG&E program (58%); and inﬂuenced them to change at least one heating and cooling behavior (81%), and at least one lighting or appliance behavior (92%)”. Even so, the survey results also showed that the more actively engaged households were predominantly of higher education and income levels.01 RE_VISION This is an example of an education program that had a lot of potential, but missed the mark of what the residents needed. For Garfield, something like this could be paired with more qualitative descriptions of why this is important. For example, new windows will make a house more comfortable in the winter. This paired with an opportunity to get a grant to cover that cost may be more successful than education-only initiatives. It’s not that people do not understand the content, it’s that the residents in the most need will not have the time to dedicate to something that they do not see an actual benefit from. While some of the tips from the Step Up & Power Down initiative were low or no cost, they may not be viable for a person living in a home with no insulation and poor quality windows. The lessons of SU&PD could be incorporated into the education of CLT house buyers, so new residents in the neighborhood would be able to set good habits from the start.

ENGAGE

01_ PG&E and California Cities Surpass Energy-Saving Goals for Step Up and Power Down Initiative: PG&E. (n.d.). Retrieved from https://www.pge.com/en/about/newsroom/newsdetails/index.page?title=20170406_pge_and_california_cities_surpass_energy-saving_goals_for_step_up_and_power_down_initiative

190

IMAGE SOURCE: http://www.calmac.org

ENGAGE

EPILOGUE: COVID-19

COVID-19

TO BE CONTINUED...

192

COVID-19

193

REFERENCES Abdelazim, T. (2020, April 9). How to Fund Land Banks. Retrieved from https://shelterforce.org/2018/11/13/how-to-fund-land-banks/ Affordable Housing. (n.d.). U.S. Department of Housing and Urban Development. Retrieved from https://www.hud.gov/program_offices/comm_planning/affordablehousing Allegheny County Property Assessments. (October 2019). Retrieved from https://data.wprdc.org/dataset/property-assessments Am I Eligible? / FAQs. (2019). ACTION-Housing. Retrieved from http://www.actionhousing.org/index.php/find-housing/am-i-eligible-faqs Bernton, H. (2019, March 6). Solar project, with more than a half-million panels, proposed for private and state lands near Columbia River. Retrieved from https://www.seattletimes.com/seattle-news/environment/state-solar-project-with-more-than-half-million-panels-planne d-for-private-and-state-lands-near-columbia-river/ Blumgart, J. (2016, January 19). Burlington, Vermont, Has a Strange, Successful Model of Affordable Housing. Thank Bernie Sanders. Retrieved from https://slate.com/business/2016/01/bernie-sanders-made-burlingtons-land-trust-possible-its-still-an-innovative-and-eff ective-model-of-affordable-housing-today.html Congo Street Initiative. (2013, January 11). buildingcommunityWORKSHOP. Retrieved from http://www.bcworkshop.org/posts/congo-street-initiative Chakrabarti, V., & Foster, N. (2013). A Country of Cities: a Manifesto for an Urban America. New York, NY: Metropolis. Chicago Community Land Trust for Buyers. (n.d.). Retrieved from https://www.chicago.gov/city/en/depts/doh/provdrs/homebuyers/svcs/chicago-community-land-trust-for-buyers.html Chicago Community Land Trust for Developers. (n.d.). Retrieved from https://www.chicago.gov/city/en/depts/doh/provdrs/developers/svcs/chicago-community-land-trust-for-developers.htm l CLTs. (2019, April 18). Houston Community Land Trust. Retrieved from http://houstonclt.org/clts/ Condemned, Under Contract and Razed Properties. (2019). Retrieved from https://pittsburghpa.gov/pli/condemned-under-contract-razed-properties

REF

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GENERAL NOTES / COMMENTS

Thesis By: Alison Katz + Alex Lin

A RESOURCE FOR COMMUNITY ORGANIZERS AND HOUSING ADVOCATES