Heidi Crespi Graduate Thesis Book by Heidi Crespi

SOCIAL CONFLUENCE

Designing the Built Environment to Support the Integration of Diverse Economic and Social Communities

Social Confluence Designing the Built Environment to Support the Integration of Diverse Economic and Social Communities. by Heidi M. Crespi

Thesis document submitted in partial fulfillment of the requirements for the degree of Master of Architecture at Portland State University School of Architecture in the College of the Arts Portland, Oregon June 2014

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PORTLAND STATE UNIVERSITY SCHOOL OF ARCHITECTURE COLLEGE OF THE ARTS The undersigned hereby certify that the Masters thesis of Heidi M. Crespi has been approved as partial fulfillment of the requirements for the degree of Master of Architecture

Thesis Committee: Advisor Nora Wendl Assistant Professor in the School of Architecture

Date

B.D. Wortham-Galvin Assistant Professor in the School of Architecture

Date

Acknowledgements I’d like to dedicate the impetus of my research to the parents – across all economic and social strata – who are struggling to provide their children with a sense of community, safety and enrichment. I dedicate the ideas within this book to my daughter, Allienna, whose birth and early childhood made me question my complacency. Allienna, you are my inspiration for living a fuller, more meaningful life. Thank you for your incredible patience during the past eight years of my formal education. And thank you for countless tickle fights, which remind me to stop and laugh during stressful times. I’m ever grateful to my family and friends who have supported me through this process. Thanks to my mother, Victoria, for calling me almost every morning for the last eight years and to my father, Jonathan, for countless philosophical conversations which, it seems, will never end. And thanks to my brother, Timothy, for always encouraging me to seek out more life in this life. This thesis would not have been possible without the tireless efforts of my Advisor, Nora Wendl. Thank you for your consistent support, expansive imagination and openminded approach to the process. To Loulie Brown and Marty Stockton, thank you for your contributions as professionals. Your ongoing work and ideas gave my project a sense of validation in the public realm and the “real world”. To B.D. Wortham-Galvin, Clive Knights and Rudy Barton, thank you for challenging my story and guiding me through the story-telling process. To Sergio Palleroni, Travis Bell, Juan Heredia, Margaret Leite, Jeff Schnabel and Corey Griffin, thank you for putting yourselves into my head and helping me develop my ideas.

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Abstract Income inequality is increasing across the US and Portland is not immune to this occurrence. Part of the challenge in Portland is adapting the geography of the city to population change and growth after a century of sprawl that is becoming the new blight of American cities. Portlandâ&#x20AC;&#x2122;s public agencies have worked to increase Portlandâ&#x20AC;&#x2122;s economic performance in the downtown areas as well as some outlying communities. While Portland is a city that boasts a more environmentally and economically sustainable living environment than most other American cities, there are still geographical monocultures existing within the metropolitan area that correspond with lifestyle opportunities, ease of mobility, autonomy of homespace, and access to services and community. If we sift through the layers of social norm, policy, and economy in Portland we will see subtleties of segregation at work. How can architectural design support and advance a more socially and economically integrated Portland in this age of increasing income inequality?

Table of Contents 1.0 Thesis Question ........................................................................................ 2 2.0 My Personal Story .....................................................................................3 3.0 About Affordable Housing ........................................................................5 3.1 Subsidized housing in Portland 3.2 Opacity of the System

4.0 Recent Spatial Metrics in Portland .........................................................9 4.1 Gentrification Clarification 4.2 Case Study: The Portland Plan

5.0 Why the Inner Southeast? ......................................................................15 5.1 The Richmond Neighborhood 5.2 Richmond Density 5.3 Division Development

6.0 Inspiration: David Holmgrenâ&#x20AC;&#x2122;s Permaculture Principles ..................23 6.1 Scale & Context 6.2 Permaculture & Natural Capitalism 6.3 Understanding Permaculture Through the Perspective of Transparency 6.4 Humans are a Part of Nature. 6.5 Applying Permaculture to the Human Community

7.0 Social Permaculture Principles as a Neighborhood Metric ............29 7.1 Breaking Down the Principles of Social Permaculture Through the Lens of Transparency 7.2 Engaging the Community Through Interactive Mapping 7.3 Communicating the Principles

8.0 The Eleven Principles of Social Permaculture ....................................35 9.0 Thesis Design Proposal ...........................................................................38 9.1 Use Small & Slow Solutions 9.2 Design from Patterns to Details 9.3 Obtain a Yield 9.4 Observe & Interact 9.5 Creatively Use & Respond to Change 9.6 Value Cultural & Economic Diversity 9.7 Integrate Rather than Segregate 9.8 Use Edges & Value the Marginal 9.9 Catch & Store Energy 9.10 Self-Regulate & Accept Feedback 9.11 Use & Value Renewable Human & Physical Resources

10.0 Imaginative Perspectives ......................................................................61 11.0 Conclusion: Remarks & Questions ...................................................71

LIST OF TABLES AND FIGURES Page viii Perspective Sketch of thesis proposal: looking down the public lane. Drawing by author. Page 1 Dandelion Metaphor. Mixed Media by author. Page 3 My Personal Story sketches. Mixed media by author. Page 5 Figure 1: 2011 Map of Affordable Housing in Portland. Source: US Census Bureau, Metro. Map by Mark Friesen/The Oregonian. Figure 2: Distribution of Subsidized Housing in the US. http://www. myapartmentmap.com/affordable_housing/section_8_statistics/ Page 6 Figure 3: Section 8 Voucher Distribution. Source: Home Forward. Data by Zip Code. Analysis by Brad Schmidt & Map by Mark Friesen/The Oregonian. Page 7 Figure 4: Typical process for Section 8 housing participant/applicant. https://www. socialserve.com/dbh/section8/Section8_Overview.html Figure 5: Explanation of Section 8 agreement. Source: Home Forward. website: http:// www.homeforward.org/residents/section-8-partnership Figure 6: Explanation of Section 8 agreement. Source: Craiglist.org. Page 8 Figure 7: Home Forward Reasonable Rent Worksheet. Source: HomeForward.org Figure 8: Home Forward Landlord Inspection Checklist page 1. Source: HomeForward. org Figure 9: Home Forward Landlord Inspection Checklist page 2. Source: HomeForward. org Page 9-10 Figure 10: City-Data based metrics of Portland. Source: Map data collected from http:// www.city-data.com/city/Portland-Oregon.html . Maps by author. Page 11 Figure 11: Recent migration of people of color around Portland. Source: http://www. oregonlive.com/pacific-northwest-news/index.ssf/2011/04/in_portlands_ heart_diversity_dwindles.html Figure 12: “A group of people protested Sunday the Portland Development Commission’s deal to offer discounted land to a Trader Joe’s at the northwest corner of Alberta and MLK. The deal ‘will further exacerbate gentrification in the neighborhoods of North and Northeast Portland,’ organizers said.” Source: http://www.oregonlive.com/portland/index.ssf/2013/11/portland_ public_schools_votes.html Figure 13 “Portland’s Historic Redline District.” Source: http://hiphopnews.yuku.com/ topic/797#.U5XxXZRdXkI Page 12 Figure 14 Portland Housing Bureau maps Risk of gentrification and Opportunity Indicators. Source: Portland Housing Bureau. Bureau of Planning and Sustainability. Page 14 Figure 15 Portland Plan Diagrams ask: “What is a Complete Neighborhood?”. Source: The Portland Plan.

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Page 15 Figure 16: Explanation of Housing Choice. Source: https://www.portlandoregon.gov/ phb/60656 Figure 17: Map of Portland’s H.E.A.L. (Healthy Eating Active Living) Indicators. Source: https://www.portlandoregon.gov/phb/60656 Figure 18: Map of Portland’s Access to Family Wage Jobs. Source: https://www. portlandoregon.gov/phb/60656 Page 16 Figure 19: Map of Portland’s Employment Indicators. Source: https://www.portlandoregon. gov/phb/60656 Figure 20: Map of Portland’s Childhood Education Indicators. Source: https://www. portlandoregon.gov/phb/60656 Page 17 Figure 21: Portland and Richmond Population Statistics. Source: 2000 US Census Report and 2010 US Census Report. Page 18 Figure 22: Google Earth Map of Richmond. Circa 2013. Source Google Earth. Page 19-20 Figure 23: Map of Portland showing current capacity for housing density by zone. Circa 2012. Information Source: City of Portland Bureau of Planning and Sustainability. Map graphics by author. Page 21 Figure 24: Map showing current residential development along SE Division Street in Richmond. Map Source: Google Earth. Development data was collected as part of research done by the author. Figure 25: Home Forward’s current standards for reasonable rent. Source: HomeForward. org Page 23 Figure 26: The Twelve Principles of Permaculture, as articulated by David Holmgren. Source: Holmgren, 2002. Page 24 Figure 27: Conventional Farming (mono-cultural) vs. Permaculture Farming. Sources: Top left and right: http://www.arc2020.eu/front/2013/02/good-crop- bad-crop-take-action-today/. Bottom Left: http://wallstcheatsheet.com/business/wal-marts-focus-on-the- fields-new-fertilizer-optimization-program.html/?a=viewall Bottom Right: http://www.globalresearch.ca/permaculture-a-healthy- sustainable-alternative-to-agri-business-and-the-biotech-conglomerates/5373126 Page 25 Figure 28: Diagrams depicting Characteristics of the Permaculture and, subsequently, Social Permaculture systems. Information Source: Holmgren, 2002. Diagrams by the author. Page 26 Figure 29: Haystack. Source: http://www.kuriositas.com/2013/09/the-art-of-romanian- haystack.html Figure 30: Glass Frog. Source: http://www.strangespecies.com/Amphibians/Glass-Frog. html Figure 31: http://fotografia.facilisimo.com/fotos-de-neuronas Figure 32: http://www.sciencemag.org/content/327/5964/439.figures-only

Page 27 Figure 33: Moss and lichen growing on a brick wall. Photo by the author. Figure 34: http://de.top1walls.com/wallpaper/1570669-Peru-Amazonas-Regenwald- Region FIgure 35: http://pictify.com/60287/pawel-jonca Figure 36: http://www.google.com/imgres?imgurl=http://www.ralphmachtfotos. de/wp-content/uploads/2011/11/Alappuzha-624x415.jpg&imgrefurl=http:// www.ralphmachtfotos.de/category/india/&h=415&w=624&tbnid=b mSYiVkAv9MRPM&zoom=1&tbnh=183&tbnw=275&usg=__ TbHHiGluFte2hbGg2EbbGFCTVJo= Page 28 Figure 37: https://elcr.org/rural-sprawl/ Page 29-30 Figure 38:The Eleven Principles of Social Permaculture. Written and graphically represented by the author. Page 31 Figure 39: Community feedback and results of the neighborhood mapping workshop. Photo & Diagram by the author. Page 32 Figure 40: Neighborhood mapping at Townsend’s Tea. Photo by the author. Figure 41: Neighborhood mapping locations. Source: Google Earth. Diagram by the author. Page 33 Figure 42: Social Permaculture logo stickers. Mixed media artifact and Photo by the author. Page 35 Figure 43: Social Permaculture logos designed by the author.

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Using the principles of Social Permaculture, how can we design a built environment to support and advance authentic social and economic integration in inner neighborhoods of Portland as density increases? In Contemporary gardening culture, dandelions are seen as weeds. We want to control them and limit their entry into our yards. The principles of permaculture use strategies taken from looking at the way nature works. In Permaculture, there is no intention to remove dandelions. Dandelions are seen as a vital part of the ecosystem. In nature, a dandelionâ&#x20AC;&#x2122;s seeds are restricted only by how far the wind will carry them. They will take hold wherever they land. They act as pioneers, setting their hardy roots deep into the soil and preventing erosion. They provide support to other natural communities. They provide nourishment to animals. They conserve water during droughts. They form relationships and companionships along the way.

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My Personal Story: Finding a Home in Portland

My daughter and I moved to Portland a year and a half ago for graduate school. I am single parent carrying a Section 8 voucher. I needed to find an appropriate home for the two of us. I don’t own a car and we walk, ride bikes and take public transportation. We needed to find a home in a walkable neighborhood not too far from downtown Portland, where PSU is located.

For weeks, we searched and searched. Several times a day, I scoured rental advertisement websites, newspapers, and Craigslist.org, systematically narrowing my search by price and location (which later I needed to expand again as options increasingly ran out). In between emailing and calling prospective landlords, I drove my brother’s car around Portland’s inner neighborhoods continuing the search.

Within days of starting my search, I became used to rejection by landlords and property management companies. Property management company representatives would give me a flat, “We do not accept Section 8 here”, without reason. Two of these companies actually advertised availability of affordable housing, but still would not accept Section 8. One owner told me they couldn’t trust me to be a responsible tenant because I was a Section 8 voucher holder.

Three different landlords hung up on me as soon as I mentioned being a Section 8 voucher holder.

In total, I spent the equivalent of a full time job, over 10 weeks, searching for an apartment.

The experience gave me insight into a challenge that many others face without the same advantages that I had.

Many landlords weren’t sure about the process and didn’t want to take the time to learn about it. In addition to landlord objections, the housing authority’s rules about apartment standards sometimes got in the way. On two occasions, I found a private owner willing to try and work with me, but their accommodations did not pass pre-inspection, based on trivial regulations – such as a 1-inch difference in windowsill height.

On the seventh week, I filed a (rarely approved) application to extend my time limit for two more weeks. Our situation was more privileged than many other voucher holders’. My daughter and I benefitted from bringing some (limited) savings with us to Portland and having a place to stay (in my brother’s basement) while I was apartment hunting. I was also lucky that, because of my impending enrollment in school, I wasn’t also job hunting.

Many others end up settling on housing in other areas, that are further from the city center, and don’t have as many of the amenities that these more desirable neighborhoods have. These people are forced to “drive ‘til you qualify”. They are trading quality of life for access to affordable housing.

Affordable housing in Portland This map reflects a 2011 inventory released in March by the Metro regional government of all units with income restrictions for residents.

FIGURE 1 NUMBER OF AFFORDABLE UNITS:

Source: US Census Bureau, Metro. Map by Mark Friesen /The Oregonian

1-50

50-100

100-250

250-500

500-1,000

>1,000

Note: This map excludes Section 8 vouchers. [It depicts affordable housing outside of the Section 8 voucher system.]

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About Affordable Housing

â&#x20AC;&#x153;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 twobedroom apartment anywhere in the United States.â&#x20AC;?1 5

Affordable Housing is a catch-all term for housing that is affordable relative to living standards and median incomes in a secific area. Government responses to the need for affordable housing in the US include HUD programs, incentives for income-based rental units in new rental development and subsidized housing programs such as public housing projects and the Section 8 housing voucher program.

FIGURE 2

Section 8 voucher distribution

Section 8 Voucher Distribution

These maps 8 vouchers – which cover all orallsome of theofrecipient’s rent – rent used–inused eachin ofeach 33 ZIP show thatshow from These maps show showthe thepercentage percentageofofSection Section 8 vouchers – which cover or some the recipient’s ofcodes. 33 ZIPThey codes. They 2001from to 2011, voucher usevoucher shifted east, particularly African Americans. 2011, moreIn than twomore out ofthan five black residents ZIP that 2001 to 2011, use shifted east,for particularly for AfricanInAmericans. 2011, two out of fivewith blacka voucher residentslived withinasix voucher codes straddling east Portland and west Gresham. lived in six ZIP codes straddling east Portland and west Gresham. ALL VOUCHERS

<2%

2-4%

4-6%

6-8%

>8%

2001

2011

VOUCHERS OF AFRICAN AMERICANS

<2.5%

2.5-5%

5-7.4%

2001

>8%

2011

FIGURE 3

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7.5-10%

Source: Home Forward. Data by Zip Code. Analysis by Brad Schmidt/The Oregonian. Map by Mark Friesen /The Oregonian

Subsidized Housing In Portland

Section 8 vouchers are a type of income-based subsidy that cover some or all of a person’s rental costs. The time limit for using a Section 8 voucher, once you have received it, is 2 months during which you must find an apartment of “reasonable” cost and appropriate size (using the housing authority guidelines). The landlord must be willing to participate in the program, which includes inspections of the residence, that can delay the approval process. Over the last decade, use of Section 8 vouchers has shifted to a concentration east of

82nd ave. At the same time, voucher use in inner neighborhoods has either decreased or remained low. The Section 8 challenge is a small part of the struggle to find affordable housing in many of Portland’s otherwise upstanding neighborhoods.

Changes in Subsidized Housing In Portland Recently, a bill has been passed making it illegal for landlords to refuse to rent with someone based on whether they receive housing assistance. Though landlords can still turn down tenants for

financial or other reasons, Many people think the bill will create opportunity for people with Section 8 to apply for housing in more desirable neighborhoods, that are closer to work and their kids’ schools. This bill will begin implementation on July 1, 2014. It may mark the beginning of a new era in Portland’s housing. While the recent policy change is a step in the right direction for the Portland community, there are still trends of economic segregation across the city.

6/8/2014

The Section 8 Partnership

6/8/2014

Quiet Living in Inner North East

CL > portland > multnomah co > all housing > apts/housing for rent contact

prohibited [?]

[ account ]

Posted: 4 days ago

$1095 / 2br Quiet Living in Inner North East (116 NE 57th Avenue )

Published on Home Forward (http://www.homeforward.org)

The Section 8 Partnership

The Section 8 program is a joint effort among you, your landlord, and Home Forward — we each have a set of responsibilities. Tenant Responsibilities

Supply information determined necessary by the Home Forward or HUD to administer the program, including completion of scheduled income reviews. Pay utilities that are not supplied by the landlord. Provide and maintain the appliances for which they are responsible. Correct damages inflicted to unit by family member or guest, in specified time period. May not commit serious or repeated violation(s) of the lease. Notify Home Forward and the owner 30 (no more than 60) days in advance, prior to moving or terminating the lease.

116 NE 57th AVE

(google map) (yahoo map)

Close in Living in the City! 2BR / 1Ba

Property Owner Responsibilities Perform all management and rental functions for the assisted unit, including screening and selection of tenants and lease enforcement. Maintain the unit in accordance with Housing Quality Standards (HQS), including performance of maintenance. Comply with equal opportunity/fair housing requirements. Prepare information required under the Housing Assistance Payments contract and furnish the information to Home Forward. Collect from the renter: security deposit, tenant portion of the rent, any charges for damages to the unit. Enforce the tenant obligations under the lease. Pay for utilities and services agreed upon in the lease. May not collect side payments from Section 8 renters or charge more than approved by Home Forward. Home Forward Responsibilities

Close in Living in the City! Property Address 116 NE 57th Avenue | Portland, OR 97213 Available: 06/10/2014 Offered By Bison Properties show contact info

Available Jun 10

off-street parking

Property Address 116 NE 57th Avenue | Portland, OR 97213 Available: 06/10/2014 Offered By Bison Properties show contact info

Summary You'll fall in love with this home as soon as you see it. Tucked away in the inner city, you'll find both privacy and convenience. This 2 bedroom, 1 bath upper unit is located within a fourunit community near freeway access, public transportation and in a desirable area. Enjoy private and quiet time living in the busy city this is just right for you! Coin operated laundry and additional storage onsite. Property Details 2 Bedrooms 1 Bath Onsite Laundry Available 6/10/2014

Pay landlord by the first day of each month. Regularly evaluate family eligibility. Inspect units at least once per year. Investigate potential fraud or program abuse by tenants or landlords. Provide quality customer service to Section 8 landlords and tenants. Notify landlord of any change in subsidy amount.

duplex

laundry on site

Summary You'll fall in love with this home as soon as you see it. bedroom, 1 bath upper unit is located within a fourunit communit quiet time living in the busy city this is just right for you! Coin op

NO PETS. NO SMOKING. NO SECTION 8.

Lease Terms RENT = $1095 SECURITY DEPOSIT = $1095 (depending on the screening of applicants rental and credit history) 12 Month Lease Utilities Tenant pays: ALL

Property Details 2 Bedrooms 1 Bath Onsite Laundry

SCHEDUAL A SHOWING: by copying and pasting the following link into your web browser: https://showmojo.com/l/2caa990087

VIEW VIDEO TOUR: by copying and pasting the following link into your web browser: http://youtu.be/cHuJS7xO1GQ

FIGURE 4: Typical process for Section 8 housing participant/applicant.

http://www.homeforward.org/print/152

6/8/2014

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The Section 8 Partnership

Available 6/10/2014

http://portland.craigslist.org/mlt/apa/4504746220.html

6/8/2014

Call us at show contact info Online: www.bisonproperties.com Mail: Bison Properties 4415 NE Sandy Blvd Portland, Oregon 97213

Twitterfacebook

Source URL: http://www.homeforward.org/residents/section-8-handbook/section-8-partnership

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Quiet Living in Inner North East

NO PETS. NO SMOKING. NO SECTION 8.

do NOT contact me with unsolicited services or offers

FIGURE 5: Explanation of Section 8 agreement.

post id: 4504746220

posted: 4 days ago

Please flag discriminatory housing ads

Lease Terms RENT = $1095 SECURITY DEPOSIT = $1095 (depending on the screening of a 12 Month Lease

updated: 23 hours ago

email to friend

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help

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FIGURE 6: SampleUtilities Craigslist add for a close-in Portland Tenant pays: ALL apartment showing exclusion of Section 8 participants.

3.2

Opacity of the System

In permaculture, understanding nature through observation and openness to learning is a way of making use of nature’s transparency. The availability of information that one is witness to in nature is infinite. Though we may only see what we look at, we will never be able to see what we cannot look upon. If transparency is access, then an exclusive space or system is one that embodies opacity. In the current subsidized housing system, whether a landlord or rental agency is willing or required to work with the government agency is only one barrier to people looking for a home. The many 7

layers of challenge and complexity within finding a place to live as a low-income community member make system opaque. Even if a landlord is willing to participate in the Section 8 program, their property must meet code standards that are sometimes prohibitive to the process. A property may be refused acceptance by Home Forward (the Housing Authority) based on minor details such as a 1 inch difference in windowsill height or lack of a railing on a two-step stair. There is no room for negotiation of acceptable living standards. While landlords are given a short time period within which to make improvements on http://www.homeforward.org/print/152

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SCHEDUAL A SHOWING: by copying and pasting the follow

the property, the agreements may not be made VIEW VIDEO TOUR: by copying and pasting the following lin until those improvements are made, the tenant is left waiting for a home and the landlord is not CONTACT US guaranteed a renter at the end of that process. Some http://portland.craigslist.org/mlt/apa/4504746220.html landlords, in not wanting to participate with Section 8, could intentionally not keep their properties up to Home Forward’s code standards. Also, Home Forward sets standards for reasonable rent of a unit. Reasonable rent is the amount of rent the agency will approve and maximum amount they will cover of a tenant’s rent. For example, if the reasonable rent is $780.00 per month, the rent of the unit must not exceed that amount. The landlord may submit a set of 3 http://portland.craigslist.org/mlt/apa/4504746220.html

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Reasonable Rent Calculation Worksheet Bedrooms

Enter Zip Code below

2 Enter Y or N below as applicable to the unit

ZIP

Features

Does unit have? (Y or N)

Home

22.00%

0.00 NN

Duplex / Row House

15.00%

0.00

1 1/2 baths

N N

10.00%

0.00 NN

20.00%

0.00

Comments

Weighted Percentage

Base Rent Amount

Error Messages

$ 837.00

2 full baths or more Built after 1978

2.00%

0.00

Washer Dryer Included in unit

5.00%

0.00 NN

Washer Dryer Hookups in unit

1.00%

0.00

Private fenced Yard

1.00%

0.00

Garage / covered parking

2.00%

0.00

Garbage Disposal

0.50%

0.00

Dishwasher

0.50%

0.00

Basement

1.00%

0.00

Fireplace

0.50%

0.00

Pool / Hot Tub / Playground or other amenities

2.50%

0.00

Manager / maintenance on site

2.00%

0.00

Gated Community / Secure Building

1.00%

0.00

Central Air Conditioning

1.00%

0.00

5.00%

41.85

9.00%

0.00

y N

Sewer/Water Incl in rent

ALL Utilities Included in Rent

10.00%

0.00

Substandard unit(PER INSPECTOR)

-5.00%

0.00 NN

Above Standard Unit (ex. BR in garage, PER INSPECTOR)

5.00% Home Only

5.00%

0.00

Reasonable Rent Calculation Worksheet Bedrooms

Enter Zip Code below

97201

Enter Y or N below as applicable to the unit Features

Does unit have? (Y or N)

ZIP Comments

Weighted Percentage

Base Rent Amount

Error Messages

$ 837.00 Total reasonable Rent Update Date

 UTILITIES:  All utilities must be on at all times.  The landlord must provide and maintain garbage service within the City of Portland [ORS 90.320 (g)].

4 5 4

 ELECTRICAL OUTLETS:  Living room/bedrooms: Must have two outlets or one outlet and one light fixture.  Kitchen: Must have one outlet and one light fixture.  Bathroom: No outlets required but must have one permanent light fixture.  All outlet covers and switch plates must be in place and not cracked or broken.  PLUMBING:  All bathtubs, showers, and sinks must have hot and cold running water.  No drips or leaks in faucets or drains. Water must drain freely.  The unit must have a working toilet.  There must be a separate sink for both the kitchen and bathroom.  P-traps are the only acceptable drain traps.  APPLIANCES:  The stove and refrigerator may be supplied by either the landlord or tenant. They must be in-place and in clean, safe, and working condition.  The stove must have all burners working and oven elements working; all stove knobs must be in-place.  The refrigerator must be adequate size for the family, must work, and must keep food cold.  The water heater must be equipped with temperature pressure or relief valves and discharge lines that should be no more than six (6) inches from the floor. If gas operated, the water heater must be strapped to the wall with a minimum of two (2) metal straps.

 SMOKE DETECTORS:  There m ust be one working smoke detector inside each bedroom or sleeping area and in every accessible level of the unit. The smoke detector can be battery operated but must have a 10-year shelf life with a hush button feature.

Fully accessible wheelchair unit

Houses only

 VENTILATION:  Bathrooms must have one window that opens or a working ventilation system.  Bedroom windows are required and if designed to open, must open. (See reverse side for size/dimension requirements.)  Cracks not exceeding four (4) inches can be repaired with clear silicone. For a larger crack in a window, the window must be replaced.  The living room requires a window, but it does not have to be openable.  Windows must have adequate seals and be reasonably weather-tight.

NW - Downtown Inner/Cent NE & SE location

97201

LANDLORD INSPECTION CHECKLIST This list is provided to help the landlord prepare for the unit inspection. We have listed "basic" conditions that provide a decent quality of living standard for the tenant and are required by HUD and Home Forward. Diagrams of some common fail items appear on the reverse side of this checklist.

97201

878.00

10/31/2013

FIGURE 7: Home Forward Reasonable Rent Worksheet

comparable units (within the same zip code) at the same or higher rent than that of their offering – and wait, again for the un-guaranteed approval of the agency), but this again slows the process. In a market where there is higher demand for rental units than there are available units, the landlord can easily find ways (and of course it is more financially feasible) to put off compliance based on excuses of higher rent and lower building standards. Beyond issues of landlord and agency compliance, the voucher holder must navigate a high beaurocratic system. This includes digging for information on the internet, searching on the ground

 CARBON MONOXIDE ALARM / DETECTORS:  All carbon monoxide alarms or detectors must be installed in accordance with the manufacturer’s recommended instructions and located in accordance with these rules and applicable building code at the time of construction or alteration of the dwelling.  One and Two Family Dwellings and Manufactured Dwellings: A properly functioning carbon monoxide alarm must be located within each bedroom or within 15 feet outside of each bedroom door. Bedrooms on separate floors in a structure containing two or more stories require separate carbon monoxide alarms.  Multi Family Housing: A properly functioning carbon monoxide alarm must be located within each bedroom or within 15 feet outside of each bedroom door. Bedrooms on separate floors in a structure containing two or more stories require separate carbon monoxide alarms. A carbon monoxide alarm must also be installed in any enclosed common area within the building if the common are is connected by a door, ductwork, or ventilation shaft to a room containing a carbon monoxide source.  HEAT:  All existing heat sources must function and must provide adequate heat to all rooms. No inverted or open flame fuel-burning heater shall be permitted. Portable heating devices may not be used to meet the dwelling heat requirements.  LOCKS AND LATCHES:  A l l exterior doors must have working locks securely fastened to the door. They must be single-key deadbolts with an interior latch. All openable windows accessible from outside the assisted unit must have operable locks.  IN GENERAL:  There should be no peeling paint. (Peeling paint is responsible for the majority of inspection failures!)  Walls, floors, ceilings, floor coverings should be free of defects and hazards.  Pest treatment should be completed, if necessary.  The property outside and inside should be clean and in good repair.  Review "Stairs, Rails, Porches, Decks" on reverse side.  There should be no exposed wiring.  Bathrooms must be made available for private use (a separate room). If you have any questions about inspection standards, please call Inspections at (503) 802-8333, and select Option 5. - See Reverse Side 6/12

FIGURE 8: Home Forward Landlord Inspection Checklist page 1.

FIGURE 9: Home Forward Landlord Inspection Checklist page 2.

for possible homes, spending hours on hold while waiting for caseworkers and authorities to respond or answer questions. Often questions cannot be answered over the phone and a participant must contact the agency in person. There are many details that are not available to the voucher holder until they ask the “right” questions. And the publicly funded agencies are overloaded with work, putting strain on their positions, sometimes ending up with them being judgemental toward the recipients as well as unwilling to negotiate (otherwise negotiable) terms. On top of the time constraints on finding a place to live, the recipient must also find the time, often during the

day – and beyond that of normal efforts – to find a home. None of the above accounts include the more traditional methods of finding a home without the “benefit” of having a Section 8 voucher. Many people lose the Voucher after not being able to find a home within the two month time limit, and are forced back into paying rent that they cannot afford, and that greatly affects their ability to remain financially stable. All of the above are challenges to anyone trying to find a home with below average income in Portland.

Richmond Neighborhood

4.0

Recent Spatial Metrics in Portland

This thesis is a response to observations of migratory patterns of people across Multnomah county resulting from changes in the physical and economic environment, policy or lack of policy, social norms, and educational opportunities. On these pages are some indicators of current locations and concentrations of populations based on household types, education levels, income levels, ethnicity, race, nationality, age. Also shown are metrics depicting transportation access, housing cost, recent housing development and housing size. 9

FIGURE 10: City-Data based metrics of Portland.

FIGURE 11(Below Left): Recent migration of people of color around Portland. FIGURE 12 (Above Left): “A group of people protested Sunday the Portland Development Commission’s deal to offer discounted land to a Trader Joe’s at the northwest corner of Alberta and MLK. The deal ‘will further exacerbate gentrification in the neighborhoods of North and Northeast Portland,’ organizers said.”2 Figure 13 (Above Right): Portland’s Historic Redline District.

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Combined Indicators with Risk of Gentrification

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Central / Outer NE

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Transportation (1/5)

Access to Family Wage Jobs (1/5)

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East Portland

Healthy Eating Active Living (HEAL) (1/5)

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Dynamic

Density (by number & size of firms) of lower-wage industries in 1-mile radius

70%

Proximity to Adult Education Resources

1/4 mile = 3 points; 1/2 mile = 2 points; 1 mile = 1 point •Junior Colleges – 611210 •Colleges, Universities & Professional Schools – 611310 •Business & Secretarial Schools – 611410 •Computer Training – 611420 •Trade Schools/Cosmetology & Barber Schools – 611511 •Apprenticeship Training – 611513 •Other Technical & Trade Schools – 611519 •Fine Arts Schools - 611610

Proximity to Transit

1/4 mile= 3 points; 1/2 mile= 2 points; 1 mile= 1point •Light Rail Stops & Transit Centers (wt. X 5) •Frequent Bus Service & Streetcar Stops (Trimet) (wt. X 4) •Regular Bus Service Stops (Trimet) (wt. X 3) •Weekday/Mon-Sat/Rush Hour Only Stops (Trimet) (wt. X 2) •Bike Lanes (Blvd/Lane/Low Traffic Streets: PBOT Bike Plan) (wt. X 1)

20% 10% 100%

Density of Sidewalks (wt. X 1) Density of Curb Cuts (wt. X 1) Number of family-wage jobs within 60 min. (via mass transit)

50%

Proximity to food sources

30%

Proximity to Parks/Natural Areas/Senior (District) Ctrs.

20%

Proximity to Health Care Providers

•486,742-646,529 (5 points) •410,938-484,008 (4 points) •315,446-409,601 (3 points) •163,715-306,877 (2 points) •162,194 or less (1 point)

1/4 mile = 3 points; 1/2 mile = 2 points; 1 mile = 1 point •Large Chain Grocery Stores (wt. X 3) •Meal Centers (wt. X 3) •Independent, Ethnic, Produce Stores (wt. X 2) •Farmer's Market (Seasonal) (wt. X 1) •Community Garden Locations (wt. X 1) 1/4 mile = 3 points; 1/2 mile = 2 points; 1 mile = 1 point

1/4 mile =3 points; 1/2 mile = 2 points; 1 mile= 1point •Multnomah County Health Clinics (wt. X 3) •Clinics/Providers accepting Oregon Health Plan (wt. X 2) •Hospitals with Emergency Rooms (wt. X 1)

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October 21st, 2013

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Medium

Continued Loss

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Early: Type 2

Overlay of Sun Schools Density (by number & size of firms) of higher-wage industries in 1-mile radius

Includes job sectors that pay below Multnomah County self-sufficiency wage of $47,244 for one adult with a two-child family

10%

Early Type 1

Central/Lower Southeast

East Portland

Proximity to Schools evaluated as Access & Achievement

Includes job sectors that pay at or above Multnomah County self-sufficiency wage of $47,244 for one adult with a two-child family

35%

Susceptible

Total Score (Five Indicators)

Central City

"At Risk" of Gentrification

Late

55%

High School Graduation Rates

Outstanding = 3 points; Satisfactory = 2 points; In Need of Improvement = 1 point

Access: 1/4 mile = 3 points; 1/2 mile = 2 points; 1 mile = 1 point Achievement: Outstanding = 3 points; Satisfactory = 2 points; In Need of Improvement = 1 point Access + Achievement: Combinations like: 1/4 mile+ Outstanding = 6 points; 1/4 mile + Satisfactory = 5 points; 1/4 mile + In Need of improvement = 3 points

Employment (1/5)

Analysis Areas

20%

Indicator/Variable Achievement Index Rating (Elementary, Middle, High Schools)

Outstanding = 3 points; Satisfactory = 2 points In Need of Improvement= 1 point

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1 Mile Data Collection Extent

60%

20%

County Boundaries ! ! ! ! ! !

Weight

City Boundary

Category Childhood Education (1/5)

Legend

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West Portland

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Acknowledgements: Portland Housing Bureau|| David Sheern, Benjamin Yeager Bureau of Planning and Sustainability|| Tyler Bump, Uma Krishnan, Neil Loehlein, Derek Miller, Carmen Piekarski

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4.1

FIGURE 14: Portland Housing Bureau maps Risk of gentrification and Opportunity Indicators.

Gentrification Clarification

The dictionary definintion of gentrification is: “the process of renewal and rebuilding accompanying the influx of middle-class or affluent people into deteriorating areas that often displaces poorer residents”3. Gentrification refers to the shift in an urban community generally resulting from increasing property values and wealthier residents. It is commonly the result of investment by local government, community activists and real estate businesses and other forms of urban renewal. Symptoms of gentrification include economic development, new business attraction and lower crime rates. Alongside those developments,

population migration often occurs as poorer residents can no longer afford to live in the developing neighborhood.4 At the beginning of my research I witnessed a perception of gentrification being mainly a blight on the urban fabric. From the point of view of residents who have experienced economic growth in their neighborhoods, gentrification acts as a catchall term to describe acts of displacement, exclusion and disenfranchisement. Because of systematic connections, in the US, between economics and ethnicity, gentrification often refers to instances of racial, ethnic and cultural exclusion, through economic means. I began to recognize that perhaps

the focus should shift from:

“How to stop gentrification” to

“How to mitigate displacement and maintain (or increase) healthy community growth, leading up to, during and following gentrification in a neighborhood”.

What is a Healthy Neighborhood?

Portland Plan Actions

In my research, I came across many different defintions of a “healthy neighborhood” and many tools for measuring the performance of a neighborhood on different scales. All of the tools include strategic lists of actions and principles that are meant to guide the planning and improvement of either a city, or a neighborhood. Some are more focused on environmental and transportational systems, in response to the recent concern about global climate change. However, with exception to performance indicators created by the Living Cully & Policy Link in the Cully Neighborhood of Portland – which are broken into environmental, social and economic focii – Most of the strategic plans for healthy neighborhoods leave out explicit inclusion of diverse communites as a viable strategy

4.2

Case Study: The Portland Plan

As part of an effort to more successfully plan for increasing urban population density, the City of Portland completed the Portland Plan in 2013. Goals of the Plan include increased partnerships between public agencies and private organizations, increased community resilience, and increased equity and accountability on the part of the City. According to the Portland Plan, “The term “Complete neighborhood” refers to a neighborhood where one has safe and convenient access to the goods and services needed in daily life. This includes a variety of housing options, grocery, stores and 13

Decisions that benefit Health and Safety Healthy connected city refinement collaboration with health partners human health impacts high risk infrastructure transportation mode policy Mitigate negative social impacts neighbor to neighbor crime prevention capacity community safety centers resiliency planning disaster planning and management neighborhood preparedness age-friendly city Vibrant Neighborhood Centers central city planning broadband in neighborhoods quality affordable housing transit and active transportation healthy affordable food community gardens designs for community use of streets programs for community use of streets historic resource preservation arts and cultural facilities gathering places for resiliency district-scale environmental performance Connections for People, Places, Water and Wildlife natural resource inventory natural resources fish passage tree canopy invasive plant removal regional and local trails neighborhood greenways stable transportation funding alternative right-of-way projects unimproved right-of-way alternatives pedestrian facilities civic corridor designs civic corridors integration sidewalk infill and pedestrian facilities streetcar planning 7

other commercial services, quality public schools and civic amenities. An Important element of a complete neighborhood is that it is built at a walkable and bikeable human scale, and meets the needs of people of all ages and abilities.”5 While the Portland Plan comes close to including social measurements of a healthy – or in their words a “Complete Neighborhood”, it is still mainly focused in infrastructural strategies. It leaves room improvement and completion through social strategies. My proposal is one possible strategy in response to the Portland Plan.

According to the Portland Plan, A complete neighborhood includes: - a park - a school - transit - healthy food A complete neighborhood center includes: - neighborhood businesses and services - quality affordable housing - health and affordable food - active transportation – walking, biking and transit - live independently 6

convenient access to the goods and services needed in daily life. This includes a variety of housing options, grocery stores and other commercial services, quality public schools, public open spaces and recreational facilities, affordable active transportation options and civic amenities. An important element of a complete neighborhood is that it is built at a walkable and bikeable human scale, and meets the needs of people of all ages and abilities.

Working smarter: neighborhood greenWays

To get more from existing budgets, the Portland Plan emphasizes actions that make the most of current resources by focusing on programs that achieve more than one goal. A great example of interagency coordination and aligning resources are Portland’s Neighborhood Greenways. These are residential streets with low volumes of auto traffic and low speeds where bicycle and pedestrians are given priority. They often include watershed management features, like bioswales and street trees that serve to both filter pollution before it enters the river, and help calm car traffic to improve pedestrian and bicycle safety. These deliver multiple benefits, advancing both the transportation and stormwater management goals of the city, as well as providing residents with safe and active transportation options with health benefits. As part of a network of connections, they encourage walking and biking and weave nature into neighborhoods. Creating this network will require a coordinated approach to make smart choices about where to align investments to achieve greater benefits for mobility, watershed heath, the economy, safety, public health and quality of life.

What is a Complete Neighborhood?

FIGURE 15: Portland Plan Diagrams ask: “What is a Complete Neighborhood?”

he term “complete neighborhood” refers to a neighborhood where one has safe and convenient access to the goods and servicesthe needed in dailyaccess life. This includes portlaNd plaN | page 76 a| variety www.pdxplan.com home ownership opportunities. Measures Today: of housing options, grocery stores and other commercial services, quality public barriers to Portlanders trying to - Remove discriminatory 45% of all Portland Neighborhoods are “Complete” access housing. schools, public open spaces and recreational facilities, affordable active transportation options 2035 Goal: - Develop policies actions and civic amenities. An important element of a complete neighborhood is that it isand built at a to address the impacts Existing approaches include the all Portland are needs of peopleofofgentrification. walkable80% and of bikeable humanNeighborhoods scale, and meets the all ages and abilities.

“Complete”

The Portland plan does, however make proposals for how to Portland can mitigate the adverse affects of gentrification. These include the following: 1. Affordable housing actions: - Help keep families in their homes by preventing avoidable, involuntary evictions and foreclosures. - Increase the ability of low-income, minority households to

Neighborhood Economic Development Strategy and affordable housing setaside and community-benefit agreements. 2. Business Development Tool Kit - Build on the City’s Neighborhood Prosperity Initiative to develop approaches to assist neighborhood businesses facing gentrification. - Continue support for development of minority entrepreneurs and local hiring through community workforce agreements.

the PortLand PLan | www.pdxplan.com

3. Tracking and Program Evaluation - Develop approaches to track neighborhood change including race, ethnicity, age, disability, ownership and other factors. - Develop analysis methods to help anticipate potential gentrification impacts of new policies and programs. - Evaluate City investments and actions using the Framework for Equity. 8

My thesis proposal is one response to the affordable housing action proposals: by exploring how a gentriying neighborhood can find and keep space for individuals in needof low-cost housing and community support. 14

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H.E.A.L. Indicators

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[Healthy Eating Active Living] ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

Legend

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Childhood Education (1/5)

60%

20%

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The Richmond Neighborhood, located in the Inner Southeast (and indicated by the dotted rectangle on each map), is at the heart of advantage, based on the opportunity mapping indicators.

Employment (1/5)

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55%

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Proximity to Schools evaluated as Access & Achievement

Overlay of Sun Schools Density (by number & size of firms) of higher-wage industries in 1-mile radius

Includes job sectors that pay at or above Multnomah County self-sufficiency wage of $47,244 for one adult with a two-child family

35%

10%

Transportation (1/5)

Access to Family Wage Jobs (1/5) Healthy Eating Active Living (HEAL) (1/5)

Proximity to Adult Education Resources

80%

Proximity to Transit

20% 100%

Density of Sidewalks (wt. X 1) Number of family-wage jobs within 60 min. (via mass transit)

1/4 mile= 3 points; 1/2 mile= 2 points; 1 mile= 1point •Light Rail Stops & Transit Centers (wt. X 5) •Frequent Bus Service & Streetcar Stops (Trimet) (wt. X 4) •Regular Bus Service Stops (Trimet) (wt. X 3) •Weekday/Rush Hour Only Stops (Trimet) (wt. X 2) •Bike Lanes (Blvd/Lane/ Low Traffic Streets: PBOT Bike Plan (wt. X 1)

•486,742-646,529 (5 points) •410,938-484,008 (4 points) •315,446-409,601 (3 points) •163,715-306,877 (2 points) •162,194 or less (1 point)

50%

30%

High School Graduation Rates

Outstanding = 3 points; Satisfactory = 2 points; In Need of Improvement = 1 point

Multnomah County recognizes that the location of affordable housing can impact the residents living there if they do not have access to basic needs including transportation, employment, food, healthcare, and education. The maps on these two pages are a response to Multnomah County’s need to investigate where in the county the highest access to these needs are concentrated.9 H.E.A.L. stands for Healthly Eating Active Living. The H.E.A.L. indicators are derived from data showing the proximity and access to Grocery stores, meal centers, independent, ethnic and produce stores, seasonal farmer’s markets, and community gardens, as well as proximity and access to parks, natural areas, senior centers, and healthcare providers.10 Access to Family Wage Jobs indicator shows the number of family -wage jobs within a 60-minute commute via mass transit.11 The Employment Indicators show the density of higher wage (> $47,244) and lower wage (< $47,244) industries within a 1-mile radius of points on the map. They also indicate proximity to all adult education resources.12 The Childhood Education indicators take into account elementary, middle and high school performance levels, graduation rates. They also combine proximity with performance levels.13

Indicator/Variable Achievement Index Rating (Elementary, Middle, High Schools)

Outstanding = 3 points; Satisfactory = 2 points In Need of Improvement= 1 point

20%

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Methodology

20%

Proximity to food sources

Proximity to Parks/Natural Areas/Senior (District) Ctrs. 1/4 mile = 3 points; 1/2 mile = 2 points; 1 mile = 1 point

Proximity to Health Care Providers

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June 21st, 2013

Why the Inner Southeast?

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City of Portland, Oregon // Bureau of Planning & Sustainability // Geographic Information System

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FIGURE 20: Map of Portland’s Childhood Education Indicators

FIGURE 21: Portland and Richmond Population Statistics

5.1

The Richmond Neighborhood

We can measure the social capacity of a neighborhood by comparing its demographics with the demographics of the overall city that it is part of. In this case, there are several instances where the metrics of Richmond fall short of Portland in terms of demographics. Portland’s overal population increased by 10.3% between 2000 and 2010, compared with Richmond’s much slower growth of 3.5%. This means that Richmond has not been keeping up with the growth rate of Portland. Furthermore, Portland’s population is projected to increase by another 19.4% by the year 2030.

In the year 2010, Portland’s population living below the poverty level was 19.1% (and shown to have more than doubled in the ten years prior), while the population living below the poverty level in Richmond was 12.1%. Another notable metric is that while single parent households have increased in Portland, they have decreased in Richmond. This is a clear indicator of the exclusion of single parent households from Richmond. Also, the overall “White Alone” population in Portland decreased, while that population in Richmond increased – to 86.6% which is still 10.5% more than Portland.

17 FIGURE 22: Google Earth Map of Richmond. Circa 2013

Richmond Neighborhood

5.2

Richmond Density

Shown in the map to the right, the Richmond Neighborhood currently has a zoning capacity for a maximum of 17.5 residential units per acre outside of Urban Commercial zones, which are located along the main street corridors. According to the 2010 US Census, Richmondâ&#x20AC;&#x2122;s density was at 14.3 units per acre. Without changing any zoning and without counting the Urban Commercial zones, the neighborhood has potential to increase in density by at least 20%. 19

FIGURE 23: Map of Portland showing current capacity for housing density by zone. (Circa 2012)

Studio 1 Bed 2 Bed

1 Studio 63 - 1 Bed 14 - 2 Bed

31 Units:

Studio 1 Bed

$1k $1,895

$1.1K $1750

$1k - 1.5k

SE 39TH AVENUE

78 Units:

13 Units:

29 Units:

10 Studio 15 - 1 Bed 4 - 2 Bed

85 Units:

Studio 1 Bed 2 Bed

$1k - 1.8k

$1k - 1.5k SE Division Development

A recent development boom along SE Division Street, in the heart of Richmond, will introduce 750-900 new residents, who are targeted (by housing type and rental rates) to be singles and couples of above average income. 21

Studio 1 - Bed 2 - Bed

$1k - 1.8k

14 Homes:

4-5 Bed

$450k - 600k

FIGURE 24: Map showing current residential development along SE Division Street in Richmond.

5.3

23 Units: 24 Units:

Studio 1 Bed 2 Bed

$1k -$1.7k

SE CESAR E. CHAVEZ BLVD.

SE DIVISION STREET

72 Units:

Studio

$800+

SE DIVISION STREET Home Forward Section 8 Voucher Program Payment Standards Home Forward entered into an agreement with the Housing Authority of Clackamas County to expand areas of housing opportunity for Section 8 Housing Choice Voucher participants. The agreement allows Section 8 Voucher participants to choose a rental unit anywhere within the two counties (Multnomah and Clackamas) while being served by the originating agency. Below are the payment standards used for different parts of the expanded operating area.

Multnomah County Payment Standards

The payment standards are established for certain unit sizes in several areas of Multnomah County. The areas are defined for this purpose as follows:

50 Units $ n/a

Downtown Portland

NW / Downtown Portland

(excluding high-poverty areas)

Within zip codes Definition 97201, 97204, 97205, 97209, 97210

Within zip codes 97201, 97204, 97205, 97209, 97210, 97229, 97231 AND Not in high-poverty census tracts

SE 52ND AVENUE

Area

Inner/Central NE/SE Portland

(excluding high-poverty areas)

Within zip codes 97202, 97206, 97214, 97215, 97213, 97232, 97212, 97211, 97218 AND Not in high-poverty census tracts

Other Areas All other areas of Multno mah County

Section 8 Voucher Payment Standards for Multnomah County Established 11-01-2013: Manuf. Home Space

$362

SRO

Studio

1 Bed

2 Bed

3 Bed 4 Bed 5 Bed 6 Bed 7 Bed

$517 $689 $799 $832 Downtown Downtown Downtown Downtown Portland Portland Portland Portland $543 NW / Downtown Portland

$724 NW / Downtown Portland

$842 NW / Downtown Portland

$980 NW / Downtown Portland

$482 Inner / Central NE / SE Portland

$643 Inner / Central NE / SE Portland

$799 Inner / Central NE / SE Portland

$980 Inner / Central NE / SE Portland

$470 Other Areas

$626 Other Areas

$720 Other Areas

$1251 $1503 $1727 $1953 $2178

$832 Other Areas

FIGURE 25: Home Forward’s current standards for reasonable rent.

Comparison to “Reasonable Rent”

Home Forward’s Payment Standards are an estimate of what affordable housing should cost. When compared with the rates of the new apartments along SE Division Street, it is obvious that Section 8 participants (and relatively) other low income individuals will not be able to afford to live here. 22 Rev. 11/2013

Inspiration: Twelve Principles of Permaculture (as articulated by David Holmgren, co-creator)

“Humans, although unusual within the natural world, are subject to the same scientific (energy) laws that govern the material universe, including the evolution of life.” 14 -David Holmgren The idea that the ethics of permaculture can be applied to the human community is challenging to communicate for several reasons. Permaculture in contemporary application has been mainly accepted as a gardening and agricultural practice. Hence, even people accustomed to permaculture principles are apt to think of any marriage between permaculture and the built environment as a sort of greening of the human-occupied environment.

FIGURE 26: The Twelve Principles of Permaculture, as articulated by David Holmgren.

1. Observe and interact

By taking time to engage with nature we can design solutions that suit our particular situation.

2. Catch and store energy

By developing systems that collect resources at peak abundance, we can use them in times of need.

3. Obtain a yield

Ensure that you are getting truly useful rewards as part of the work that you are doing. We need to discourage inappropriate activity to ensure that systems can continue to function well.

4. Apply self-regulation and accept feedback

Make the best use of nature’s abundance ensure that systems can continue to function well.

5. Use and value renewable resources and services

Make the best use of nature’s abundance to reduce our consumptive behavior and dependence on nonrenewable resources.

6. Produce no waste

By valuing and making use of all the resources that are available to us, nothing goes to waste.

7. Design from patterns to details

By valuing and making use of all the resources that are available to us, nothing goes to waste.

8. Integrate rather than segregate

By putting the right things in the right place, relationships develop between those things and they work together to support each other.

9. Use small solutions

Small and slow systems are easier to maintain than big ones, making better use of local resources and producing more sustainable outcomes.

10. Use and value diversity

Diversity reduces vulnerability to a variety of threats and takes advantage of the unique nature of the environment in which it resides.

11. Use edges and value the marginal

The interface between things is where the most interesting events take place. These are often the most valuable, diverse and productive elements in the

12. Creatively use and respond to change

We can have a positive impact on inevitable change by carefully observing, and then intervening at the right time.

6.0 David Holmgren’s Permacuture Principles In traditional agriculture, a farmer’s almanac may be used to refer to seasonal patterns that have been studied and recorded to inform sowing, harvesting and organizational practices. The goal is to obtain a desirable yield, be ready for that yield when it comes, and process the produce in a timely and appropriate way. Permaculture is a 40-year-old design movement that began in agriculture and takes the use of the farmer’s almanac to a deeper level. The word Permaculture was originally coined by Bill Mollison and David Holmgren in Australia in the mid-1970’s describing an “integrated, evolving system of perennial or self-perpetuating plant and animal species useful to man”15 The three main ethical principles that underly all permacultural thought are: “Care for the earth, Care for people & Set limits to consumption and reproduction, and redistribute surplus.”16 People who practice permaculture work to understand the temporal, systemic and material characteristics of the natural processes that they work within. By proactively seeking that information, permaculturists empower themselves to make design and process decisions that work within the natural system. The patterns of diversity in nature are based on relationships of resilience, opportunity and energy functions.

FIGURE 27: Conventional Farming (mono-cultural) vs. Permaculture Farming

Allo natu and

When decisions are difficult, we may return to the basic conceptual characteristics of the practice, and often find metaphorical and practical solutions for the question at hand.

Permaculture includes:

envi ron me nt a

i iii

emo tion al

Each principle applies universally at different scales and in different contexts.

mic ono ec

Collective

T pri

tic he ste ae

ial er at

ora temp l math em a

political

tic

ial er t a

al tic

ial soc

Top-down authorship

ora temp l math em a

Allowance for natural growth and processes

educational

The three main ethical principles of Permaculture:

Care for people Care for the earth

plex

Set limits to consumption and reproduction, and redistribute surplus.

iples are ed and pping.

Complex

Holistic

The principles act together.

The principles are interrelated and overlapping.

FIGURE 28: Diagrams depicting Characteristics of the Permaculture and, subsequently, Social Permaculture systems.

6.1

Scale & Context

Both professional and non-professional approaches can apply the principles to many scales or contexts. It is important to understand the principles as parts of a whole, that works best when all are taken into consideration. The principles are also a broad ethical and strategic framework within which many different interpretations can occur. When decisions are difficult, we return to the basic conceptual characteristics of the practice, and often find metaphorical and practical solutions for the question at hand. 25

6.2

Permaculture & Natural Capitalism

Holmgren discusses the overlaps between Permaculture and natural capitalism and other ideas elaborated on by Amory Lovins. Lovins’ natural capitalism emphasizes design processes that are drawn from nature.17 According to Lovins, Lovins and Hawken,

capital (nature and people, including individuals, communities and cultures). Productively using and reinvesting in all four forms of capital, not just two, could reverse the centuries-long destruction of the environment and create a policy and business model for social and ecological restoration and economic prosperity.”18

“... the market feedback loops that supposedly keep capitalism on a self-correcting course do not. [They] acknowledged the orthodox definition [of capitalism] – the productive use of and reinvestment in capital – but broadened it to include not just physical and financial capital (goods and money) but also natural and human

The key idea in this passage is the broadening of the scope of capitalism to include nature and people.

FIGURE 29

FIGURE 30

FIGURE 31

FIGURE 32

6.3 Understanding Permaculture Through the Perspective of Transparency transparent adjective • easy to perceive or detect: the residents will see through any transparent attempt to buy their votes | the meaning of the poem is by no means transparent.19 Taking a holistic approach to looking at any system requires that we accept more complex frameworks and relationships within that system, and accept a more complex worldview. Holmgren describes this as a departure from reductionist science.20 According to the Merriam Webster Dictionary, reductionism is “a procedure or theory that reduces complex data and phenomena to simple terms”21. It is easy to conceive that if a complex system is explained in simple terms, that the concepts and traits of that system may be more understandable and, hence, more accessible by a broader audience. There is no argument against the practice of using simpler terms to achieve these goals. However, it must be understood that although we have the ability to reduce complexity in order to clarify a point, we should not devalue the truthfully complex nature of all things.

Now, imagine the world is a haystack. Every straw carries its own set of simple characteristics held together by complex relationships. And every straw has a relationship with all the other straws and the haystack as a whole. And next to that haystack is another haystack – and there are relationships between the two haystacks, and all of the pieces of straw within each of those haystacks. And both haystacks carry DNA within that will carry on to become new haystacks into the future, through complex relationships with each other, the spaces that they inhabit and the rest of the world that surrounds them. This world is infinite and includes animals that ingest the straws and distribute their DNA, the farmers that manage the haystack and the pitchfork that the farmers use, the mice that make homes at the base of the haystack, their excrement and their appetites, and so on. Now imagine you have complete access to every straw within that haystack. How will you begin to understand the impact of removing that one straw, without understanding that it exists within that complex system? The availability of information that

one is witness to in nature is infinite. You can look at that haystack and recognize it as a haystack. Within each straw you have access to its characteristics and there is evidence of its relationships to the other straws. In these ways, nature is completely transparent. But in order to explain the transparency of nature to you, I have reduced the complexity of the universe down to a haystack. This is because alongside infinite access to information, exists opacity. We must at once acknowledge the complexity of the universe as well as the value of reductionism as a tool for perception of that universe. In permaculture, understanding nature through observation and openness to learning is a way of making use of nature’s transparency. The availability of information that one is witness to in nature is infinite. Though we may only see what we look at, we will never be able to see what we cannot look upon. Transparency is access to information.

FIGURE 33

6.4

FIGURE 35

FIGURE 36

Humans are a Part of Nature.

The dictionary definition of nature is: “the phenomena of the physical world collectively, including plants, animals, the landscape, and other features and products of the earth, as opposed to humans or human creations”. In this paper, I am taking the perspective that humans are not opposed to nature: but that we are a part of the whole of nature. Post-industrial development and modernist theories in urban planning were a recent part of the movement to separate human activity from natural processes. As a result of growing industry and squalid urban living conditions, at the turn of the 20th century, cities began actively separating and compartmentalizing human activity. With the popular use of the car, sprawl became the new privilege: to live outside of the city. The suburbs became more sterile environments and our interaction with the outdoors has shifted to a more controlled 27

FIGURE 34

relationship. But no matter how we try and separate ourselves, nature has ways of creeping in to our environment. Moss will grow and re-grow over the steps on our walkways. What we think of as weeds creep back year after year through cracks in the pavement. And insects crawl through holes in our walls. And no matter how much we want to think of ourselves as separate from nature, we are still drawn to being near the wild – or at least what we think of being the wild – when we buy homes in the suburbs, close to the rural landscape. We’re starting to catch on to the benefits of having other parts of the natural community around us. The “greening” of cities is an ever growing trend in the design and art worlds. It’s also a growing trend in the practical world as people are recognizing the benefits of green roofs and walls, lawn gardens, tactical urbanism projects like parking-space-parks, and green corridors.

With the ongoing debates and scientific research around global climate change, we’re starting to understand our fundamental connections to the earth, the impacts that we have on the earth, and how that in turn impacts us as a species. Gradually, the boundaries between humans and the rest of nature are dissolving. They are becoming transparent. At the same time, we are breaching other boundaries, such as those between our natural existence and technology. And we are starting to recognize that our ongoing state of existence: our mental and physical health, for example, is affected by our attitudes towards both nature and technology. It is because we are connected to these things. And in the case of nature we are part of it. And in some ways it is easy to see that we are inseparable from it.

FIGURE 37

6.5 Applying Permaculture to the Human Community The term permaculture has evolved over the years, through a complex network of experimentation, practice and research and according to the writings of David Holmgren, is no longer exclusively applicable to agriculture. Holmgren asserts that “[h]umans, although unusual within the natural world, are subject to the same scientific (energy) laws that govern the material universe, including the evolution of life.”22 (What makes the human experience unique from the rest of the natural world, as far as we know, is our ability to think conceptually – to dream, to fear the unknown, to manifest abstract ideas.) In practice, permaculture is applied to a community of plants, animals that live in an ecosystem (such as a farm or garden). A community can also be a group of humans living in a city. A community can be the inhabitants of a neighborhood. A community can be a google group. A community

can be a group of individuals who share a common experience, whether it be exclusion, repression, privilege or opportunity. At the same time, an individual can be a part of multiple communities – and each individual engages a unique combination communal experiences. By finding ways to make communities (be they physical, conceptual, economic or of identity) more accessible, for those who may choose to engage them, we will strengthen the force of the greater human community and grow resilient relationships between each other and the universe within which we live. To be more specific: In agriculture, the principles and ethics of permaculture are applied to design and management of the spaces and materials that accommodate plants and animals and their relationships. At first glance, in addressing the human community, the principles and ethics of permaculture can be applied to design and management of

the spaces that accommodate humans and their relationships with each other. But if we are to truly think of humans as a part of nature, then in addressing the human community, we should be applying the principles and ethics of permaculture to the spaces and materials that accommodate all living organisms and their relationships. Holmgren supports this idea when he contests that “[t]he development of a truly holistic science is important; otherwise we will see a wholesale rejection of the culture of science in the new millennium as it increasingly fails to explain and predict the novel phenomena of energy descent.”23

The Eleven Principles of Social Permacult The Eleven Principles of Social Permacult Pursuit of a long-term healthy human community includes changes in policy and the built environment. These principles are a framework Pursuit a long-term healthy human community includes changes that weof can use to measure those changes in our community. in policy and the built environment. These principles are a framework that we can use to measure those changes in our community.

INTEGRATE RATHER THAN SEGREGATE INTEGRATE THAN Use of proximityRATHER and program to encourage mutually beneficial relationships between SEGREGATE

Examples: Mixed Use Development. Mixed Income Housing. Examples: Non-exclusive policy. Mixed Use Development. Mixed Income Housing. Non-exclusive policy.

individuals and communities. Use of proximity and program to encourage mutually beneficial relationships between individuals and communities.

Focus on long term thinking and regulate USE SMALL & SLOW SOLUTIONS exploitation of excess resources. Focus on long term thinking and regulate exploitation of excess resources.

VALUE ECONOMIC & CULTURAL DIVERSITY VALUE ECONOMIC & CULTURAL Economic and cultural variety as a resource for education, more comprehensive life DIVERSITY experences, and more variety resilientascommunity. Economic and cultural a resource for education, more comprehensive life experences, and more resilient community.

USE EDGES & VALUE THE MARGINAL USE EDGES & VALUE THE Making use of the human inclination to congregate at the edges of a neighborhood or MARGINAL

i iii Example: A market co-op that maximizes productivity by pooling together Example: resources and people. A market co-op that maximizes productivity by pooling together resources and people.

USE SMALL & SLOW SOLUTIONS

Example: A food cart that has inhabited a corner lot for a long Example: time before growing into a more A food cart that has permanent fixture in inhabited a corner lot for a long the community. time before growing into a more permanent fixture in the community.

Example: Support of public hotspots like schools, parks and buses as Example: vital mixing tools. Support of public hotspots like schools, parks and buses as vital mixing tools.

• • • •

foresee and weather changes in economic, environmental, and temporal climates.

29 FIGURE 38: The Eleven Principles of Social Permaculture

• • • •

Examples: Balance between public and semi-private space. Examples: Place where people go to see Balance between public and and be seen. semi-private space. Place where people go to see and be seen.

Example: A “free mailbox library” that both reuses books, and gets them to Example: those who can use them. A “free mailbox library” that both reuses books, and gets them to those who can use them.

city. Enable the community to capitalize on the strengths of marginal spaces and populations.

foresee and weather changes in economic, Using resourefulness, interconnectedness, environmental, and temporal climates. flexibility, and community resilience to

i iii

Example: Programmed sidewalk space. Lawn garden that doubles as Example: public space. Programmed sidewalk space. Lawn garden that doubles as public space.

city. Enable community to capitalize Making use the of the human inclination to on the strengths of marginal spaces and populations. congregate at the edges of a neighborhood or

CREATIVELY USE & RESPOND TO CHANGE CREATIVELY USE interconnectedness, & RESPOND Using resourefulness, flexibility, and community resilience to TO CHANGE

Examples: Investment in and patronage of locally owned businesses. Examples: • A tool library. • Investment in and patronage of locally owned businesses. • A tool library. •

Examples: • Garage Sale or thrift shop. • Different uses in an outdoor Examples: space that respond to the season. • Garage Sale or thrift shop. • Different uses in an outdoor space that respond to the season.

Example: collaborative design & management of a space Example: • inclusive community events • collaborative design & where ideas are exchanged and management of a space voices heard. • inclusive community events where ideas are exchanged and voices heard. •

(Sample Neighborhood Map) (Sample Neighborhood Map)

Example: • Local population demographics as a microcosm of Example: city-wide demographics. • Local population demographics as a microcosm of city-wide demographics.

ture ulture of Social Permaculture i iii

7.0 Social Pemaculture Principles as a Neighborhood Metric

OBSERVEOBSERVE & INTERACT & INTERACT Proactive interaction between community Proactive interaction between community members. members.

mples: Development. me Housing. usive policy.

CATCH &CATCH STORE&ENERGY STORE ENERGY

•

i i i i ii i i

Examples: Investment in and patronage of locally owned businesses. • A tool library.

Synthesis and conservation of social capital, Synthesis and conservation ofi iisocial capital, i financial capital, informational resources financial capital, informationaland resources and cultural knowledge. cultural knowledge. Example: A market co-op that maximizes productivity by pooling together resources and people.

My initial attempt at rewriting the Permaculture INTERACT Principles in OBSERVE terms of the&human community was focused on measuring programattic elements, policy Proactive interaction between community attributes, and physical phenomena in existence in members. the Richmond neighborhood. Because of the various possible translations of each principle (due to their complex nature), I began with a few simple examples of each principle in order to begin a conversation about how they might occur. CATCH & STORE ENERGY Synthesis and conservation of social capital, financial capital, informational resources and cultural knowledge.

OBTAIN A YIELD A YIELD OBTAIN

MaximizingMaximizing economic efforts through economic efforts through community interdependence, self-relianceself-reliance community interdependence, Example: and flexibility that provides and produces A food cart that has and flexibility that provides and producesExamples: nhabited a corner lot forenergy. a long without wasted • Balance between public and without wasted energy.

me before growing into a more permanent fixture in the community.

•

semi-private space. Place where people go to see and be seen.

SELF-REGULATE & ACCEPT SELF-REGULATE & ACCEPT FEEDBACK FEEDBACK

i iii

Inward focus and increased awareness of the individual’s role in both local and global communities.

USE & VALUE HUMAN HUMAN USE &RENEWABLE VALUE RENEWABLE & PHYSICAL RESOURCES & PHYSICAL RESOURCES Example:

USE & VALUE RENEWABLE HUMAN & PHYSICAL RESOURCES

A “free mailbox library” that both Long term cultural exchange Long term culturalbetween exchange between reuses books, and gets them to affluent andaffluent underpriviledged communities, and underpriviledged communities, who can use them. older and younger communities, foreignthose foreign older and younger communities, born and native born communities. and native communities.

Long term cultural exchange between affluent and underpriviledged communities, older and younger communities, foreign born and native communities.

DESIGN FROM PATTERNS TO DESIGN FROM PATTERNS TO DETAILS DETAILS

Neighborhood Map)

Maximizing economic efforts through community interdependence, self-reliance and flexibility that provides and produces without wasted energy.

The Social Permaculture Principles are part of a holistic and complex framework. In applying the principles of Permaculture to the plants and animals of an ecosystem, much of the planning is of the physical spaces, temporal spaces and materials that hold those organisms. Similarly, the application of the Social Permaculture Principles to the human community involves planning and design of the physical spaces, temporal spaces and materials that humans inhabit and use. The design of human space begins with understanding program and function. Since the principles are intended to be applied to any context and scale within the human community, there is no “one answer”. Instead, there are many ways to interpret and make manifest each principle. The framework requires both top-down design decisions and room for natural growth processes. By looking at the human community through the lens of transparency, we will begin to understand ways in which we can use the Social Permaculture Principles to design a better built environment.

SELF-REGULATE & ACCEPT FEEDBACK

Inward focus and increased the Inward focus andawareness increased of awareness of the global

individual’sindividual’s role in bothrole local Example: inand bothglobal local and mmed sidewalk space. communities. communities. garden that doubles as public space.

Example: lation • collaborative design & microcosm of RecognitionRecognition of patterns in patterns scale, time and time and of in scale, management of a space raphics. geometry that and sustainably recur • naturally inclusive community events geometry that naturally and sustainably recur where ideas are exchanged and in human systems. in human systems. voices heard.

OBTAIN A YIELD

7.1 Breaking Down the Principles of Social Permaculture Through the Lens of Transparency

Example: • Local population demographics as a microcosm of city-wide demographics.

DESIGN FROM PATTERNS TO DETAILS Recognition of patterns in scale, time and geometry that naturally and sustainably recur in human systems.

Richmond Community Members People were asked to draw one or more typical paths that they take in the neighborhood. They were also asked to place cocial permaculture princople stickers on the map in places where they fely those principles are presently represented by the built environment and activities within it.

“We have a very diverse community that comes into this cafe every day.”

Boomer

Amy

Dario

Age Range: Late 40’s Local Cafe Owner Lives: just southeast of the neighborhood

Erica

Age Range: Early 20’s Community inclusion specialist Works on Division St.

Age Range:Mid 30’s Assistant Professor at PSU

Brian

Tim

Community members were also asked for any feedback on the Richmond community. Their interpretations of the question and their answers were interestingly diverse. Here are some of the things that they said!

“This is a GREAT neighborhood! I really want to buy a house here.”

Age Range: Early 30’s Counselor/ psychotherapist, College faculty Lives: 33rd & Clinton St.

FIGURE 39: Community feedback and results of the neighborhood mapping workshop.

“I’m worried about the increasing traffic in this neighborhood!” Age Range: Early 30’s Physician Lives: 33rd & Clinton St.

Jaime

Corey

“These things are happening everywhere and I don’t have enough stickers or time to document them all. They would be covering the map!”

Age Range: Early 30’s Tends Trees, Performance artist, tarot Lives at 28th & Hawthorne Used to live at 31st ave and Woodward

Age Range: Early 30’s Community volunteer Attends a community inclusion organization on a daily basis

“I’m really interested in those tags people leave on the stop signs everywhere”

Age Range: Late 40’s Photographer, Founder of community art studio on Gladstone St. Moving to Spokane, WA

“How Does Division not become just another Hawthorne?”

“The attitude of friendliness has gone away and people are more image conscious.”

“I’m tired of the sameness in the area. The hipster population has become the new corporate attitude”

pping Survey Townsend’s Tea Shop

Marino Adriatic Café

SURVEY SURVEY LOCATIONS LOCATIONS FIGURE 40: Neighborhood mapping at Townsend’s Tea.

FIGURE 41: Neighborhood mapping locations.

7.2 Engaging the Community through Interactive Mapping I held a workshop to involve community members of the Richmond Neighborhood in conversation about the Principles of Social Permaculture. I set up a small display at local coffee and tea shops for local people to engage with. The display included a sign with graphics visually and verbally describing the workshop ideas and the process. I was present and available to explain the Principles and the process to each participant. Each of the principles can be interpreted as programmatic or physical elements within the built

environment. I asked participants for feedback about the description of each of the principles. I asked each participant to give examples of principles that they recognize in their neighborhood. The participants placed stickers representing each principle on a map overlay of the neighborhood. I wanted feedback from the people about their neighborhood. I wanted to better understand how people who live in Richmond see the neighborhood.

Questions that I asked included: - Do they think the neighborhood is a complete neighborhood? - Do the principles make sense? - What social permaculture principles are apparent to them as residents in the neighborhood? - Are there any principles of a healthy neighborhood that I am missing?

FIGURE 42: Social Permaculture Logo Stickers

7.3

Communicating the Principles

Because I wanted to be able to spread the idea of the social permaculture principles to a broad community of professionals, academics, and neighborhood residents, I needed to find ways to communicate each principle graphically and verbally. Since the principles overlap eachother and apply to varying complex scales and contexts, I created logos to help clarify the general idea of each one. For the workshop, I transfered the logos onto stickers that could be stuck onto the workshop map. 34

8.0 The Eleven Principles of Social Permaculture

Use Edges & Value the Marginal

Creatively Use & Respond to Change

Design from Patterns to Details

Make use of the human inclination to congregate at the edges of a neighborhood or city. Enable the community to capitalize on the strengths of marginal spaces and populations.

Use resourefulness, interconnectedness, flexibility, and community resilience to foresee and weather changes in economic, environmental, and temporal climates.

Recognize patterns in scale, time and geometry that naturally and sustainably recur in human systems.

FIGURE 43: Social Permaculture Logos designed by the author.

Use & Value Renewable Human & Physical Resources Foster long term cultural exchanges between affluent and underpriviledged communities, older and younger communities, foreign born and native communities.

Observe & Interact Enable proactive interaction between community members.

i iii Obtain a Yield

Catch & Store Energy

Maximize economic efforts through community interdependence, self-reliance and flexibility that provides and produces without wasted energy.

Synthesize and conserve social capital, financial capital, informational resources and cultural knowledge.

Value Cultural & Economic Diversity

Integrate Rather than Segregate

Use Small & Slow Solutions

Self-Regulate & Accept Feedback

See economic and cultural variety as a resource for education, more comprehensive life experences, and more resilient community.

Use proximity and program to encourage mutually beneficial relationships between individuals and communities.

Focus on long term thinking and regulate exploitation of excess resources.

Maintain inward focus and increased awareness of the individualâ&#x20AC;&#x2122;s role in both local and global communities.

9.0

Thesis Design Proposal

Using the Social Permaculture Principles, I imagined a different approach to increasing social and economic diversity in the Richmond neighborhood. Many of the practical manifestations of the principles are not original thoughts in and of themselves – much as nature has been performing in these ways for longer than humans have been on earth. But the recognition that the ideas work together – are interconnected and interdependent – is vital to their success. The main part of my design proposal, which is depicted on the following pages alongside descriptions and examples of each principle, is a visualization of what a typical block in the Richmond Neighborhood could look and perform like, if all of the people living there let down their fences, built ADU’s, renovated garages, and developed – cooperatively – secondary structures on their properties that became new housing for themselves and others who would not normally be able to afford living in the neighborhood. The spaces in the center of the block become connected by a new public path – a lane – making it accessible, public space and the buildings around it are of a scale, proximity and design that allows for the roles of public, private and semi-private spaces – all important for fostering a sense of community and safety in the built environment. The aesthetic attitude is one of self appropriation, flexibility and growth. The spaces and buildings are imagined with the ecology of plants and humans alike. This is a denser neighborhood. This is an inclusive neighborhood. A new typology for Portland’s inner east neighborhoods. It is a dream of what could be.

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9.1

Use Small & Slow Solutions

Small and slow systems are easier to maintain than big ones. They can make better use of local resources and produce more sustainable outcomes. Slower systems focus on long term thinking and more easily regulate exploitation of excess resources. If you can imagine a tightly woven blanket of fine thread, that perhaps took four times as long to weave as that one woven with thick threads and large holes, you might be able to understand how smaller and slower are more resilient â&#x20AC;&#x201C; in this case the more tightly woven fabric made with finer thread may be more windproof, more waterproof, less prone to snagging. Instead of looking through larger holes broken up by thick barriers, when we look through this small and slow fabric, we might perceive a soft haze and a translucent view of all things at once on the other side of the fabric. In this principle scale is relative. One example of a small and slow solution is a food cart that has inhabited a corner lot for a long time before growing into a more permanent fixture in the community. This is a small strategy compared with investment restaurant space that may or may not survive the first 3 years of operation. When a restaurant in a larger, more expensive space fails, the initial investment that is lost is far greater than that of a small food cart. The food cart is more resilient because there is less money, time, energy and man-power going into maintaining and running it. In fact, because the initial investment in the food cart may be smaller, the business may be more able to survive slow growth and common speedbumps that are associated with being a developing business, while a larger restaurant will depend on faster growth and could fall harder, affecting more people if it does fail. The access to more successful, resilient entrepreneurship through small and slow strategies to business investment and growth are a sort of transparency of access into the small business world.

In the context of a home, a smaller living space takes less maintenance, and is more responsive to changes in activity and investment. The smallness of this space may be more temporally translucent, through the more fluid flow of conditions and processes that occupy the space. At the scale of a neighborhood, a housing project built to consolidate and populations of similar socioeconomic status can be become an (opaque) ghetto, which separates underprivileged populations from access to healthier lifestyles, relevant services and educational opportunities. Similarly, a large-scale gated community can act as an (opaque) barrier, that shelters those who grow up inside it from (again) healthier lifestyles, relevant services and educational opportunities that exist outside of the gates. Additionally, both situations that I just described, take large scale initial investment as well as higher levels of financial, physical and social maintenance in order to last as attractive communities. In other words, without physical, social and financial integration at a smaller scale, both communities are unsustainable. A smaller and slower solution is the seeding of smaller pocket communities, perhaps on the scale of four-six homes, through social and financial incentives. These communities, while not being too small to stand on their own feet socially, have more opportunity to reach out and connect with their surrounding communities becoming a part of the surrounding fabric instead of becoming opposed to it.

i iii 40

Cesar E. Chavez Boulevard

SE Division Street

Recent Exclusive Development

0’

600’

9.2

Design from Patterns to Details

By stepping back, we can observe patterns in nature and society. These can form the backbone of our designs, with the details filled in as we go. This principle capitalizes on our ability to recognize patterns in scale, time and geometry that naturally and sustainably recur in human systems. In permaculture farming, favoring native plant populations, and selectively mimicking their environment at the scale of the garden (such as in the case of xeriscaping, where plants are used whose requirements are appropriate to the local climate as a response to the need to conserve water in landscaping) is a way of using natureâ&#x20AC;&#x2122;s patterns to inform detailed processes and design of a small ecosystem. Part of this involves understanding the temporal and spatial relationships between the different plant species and the materials and resources that they use. In the context of the human community in urban planning, design from patterns to details may take on the form of a goal for localized (neighborhood, or block-scale) population demographics to be a microcosm of city-wide demographics. By using city-wide demographics as a baseline metric for neighborhood demographic goals, we are allowing a more authentic representation of the cityâ&#x20AC;&#x2122;s population within that neighborhood. In this case, the localized embodiment of the city-wide condition is a transparency through representation: physically, visually and experientially.

i iii 42

9.3

Obtain a Yield

Obtaining a yield is about intentional efficiency. It is about ensuring that you are getting truly useful rewards as part of the work that you are doing. It is important to point out that efficiency in nature can take on both broad sweeping and complex manifestations. For example, the odds that every seed of a millet plant becomes a new plant are much lower and depend on many different environmental factors. But one plant of millet can produce thousands of seeds, each one having the potential to grow into another plant. It is important to understand the value of efforts at every scale in contributing to the product. The smallest efforts (such as that of one seed) can play a big role. In the human context, even in a capitalist society, each community member should be valued for their contribution. This principle encourages us to maximize economic efforts through community interdependence, self-reliance and flexibility that provides and produces without wasted energy. The key idea here is to not waste energy â&#x20AC;&#x201C; energy of individuals. By opening venues of communication (allowing more transparency between individuals and their individual efforts) we create opportunity to streamline some of those efforts and relieve pressures on each individual to succeed. One example of this is a market co-op that maximizes productivity by pooling together resources and people. The physical proximity of the market activities and individual businesses within that market allow for more access to local information. The systematic proximity between the individuals participating in the market gives them access to the resources and skills of their fellow community members, allowing further opportunity for collaboration of trade of skills, services, knowledge and goods. The exchange between those individuals also becomes social capital and resilience that

can carry individuals through hardship to success. Programmatically, the market should be within reasonable proximity to the different communities that it serves. The spaces of that market should be designed for interaction and collaboration between individuals. Another way of increasing to collaborative efforts of those individuals would be to include them in the design process of the physical space and business structure.

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9.4

Observe & Interact

This principle asserts that by taking time to engage with [our community] we can design solutions that suit our particular situation. The key concept here is engagement of others and our surrounding communities. Proactive interaction between community members is a literal engagement between those community members. Through those proactive interactions, people gain access to information. In places where people go to see and be seen we have more access to context. In the built environment, this can mean designing a balance between public and semi-private spaces. When we have access to inhabitable public spaces, we have access to our fellow community members and opportunity for interaction with them. At the same time, when we occupy defensible space, as in semi-private spaces that allow us the option of interacting more publicly, we are more empowered and able to capitalize on those interactions we may engage in with the public around us. Architecturally, this principle shows up in the form of planned semi-private and public defensible space. These types of space allow for both observation and interaction. In the most literal sense, we have visual and contextual access to the information of people and processes around us. The interactions between us become further tools for access to information. Both of these types of access are a form of social transparency. For example, if you hear about an elementary school that serves a salad bar with their lunch in order to provide children with healthier food choices, you are now aware of that possibility. But if you walk by a school yard and observe the children harvesting lettuce to make a salad for their school cafeteria to serve, you are now aware that that school is participating in offering their students healthier food options. If you walk by that schoolyard

on a regular basis, slowly developing a visual relationship with the caretakers of that garden, you may develop opportunities to participate, contribute and benefit from that more public exposure of the garden. Further, when your children become of school age, the inclusion of a schoolyard garden may or may not be high on your list of priorities when choosing a school for them to attend. But the chances of a schoolyard garden making your priority list at all are greatly increased by your access to the information about schoolyard gardens (i.e. verbal, visual, public and interactive). That schoolyard garden acts as a semi-private form of defensible space that allows others to observe and make further choices about interaction.

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9.5 Creatively Use & Respond to Change We can have a positive impact on inevitable change by carefully observing, and then interacting at the right time. This principle emphasizes the use of resourcefulness, interconnectedness, flexibility, and community resilience to foresee and weather changes in economic, environmental, and temporal climates. According to David Holmgren, this principle has two parts: making use of change through deliberate and cooperative design moves, and recognizing what is beyond our control to creatively respond and adapt to large-scale system change. Holmgren is implying that knowledge and understanding are key to being able to practice the creative use of and response to change. The principle expands on this idea by making a self-perpetuating (or sustainable) system the top priority. In permaculture, understanding nature through observation and openness to learning is a way of making use of nature’s transparency. The availability of information that one is witness to in nature is infinite. By proactively seeking that information, we empower ourselves, as permaculturists, to make design and process decisions that work within the natural system. The word change implies a sense of time and transparency in this context is one of temporal pattern at different scales. In his essay, The Temporality of the Landscape, Tim Ingold states that “human life is a process that involves the passage of time” and that “this lifeprocess is also the process of formation of the landscapes in which people have lived.”24 People practicing architecture look to human temporal patterns to inform design decisions. The human built environment has a focus to provide shelter and appropriate space for different forms of human behavior, including production. Humans throughout

history have responded to environmental, political and economic change through architecture. However, this is often after the fact of change: we would repair a roof after a storm has destroyed it. The environmental sciences are developing ways to predict changes in the environment. The social sciences are looking to patterns of human behavior to better understand changes in economy and politics. In this increasingly global culture, we are beginning (and just beginning, as we will never stop) to understand these patterns of human behavior.

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9.6 Value Cultural & Economic Diversity This principle focuses on the benefits of using economic and cultural variety as a resource for education, more comprehensive life experiences, and more resilient community. Diversity reduces vulnerability to a variety of threats (such as fear, judgment and rivalry), and takes advantage of the unique nature of the community in which it resides. A more diverse community is a stronger community. When we are exposed to people of varying communities throughout our everyday interactions, we are more aware of the expanding diversity in the world. We are also presented with opportunities – through curiosity, sharing, conflict and other forms of social capital – to learn about our fellow humans and ourselves within the context of this complex world. This is a transparency of information flow – from the universe directly to us. When we shelter ourselves from exposure to and experience of other classes, cultures and lifestyles, we create an opaque barrier through which information does not flow – we cast ourselves into a void, where growth and learning are suspended. Support of public hot spots like schools, parks and buses as vital mixing tools is a way of ensuring inclusion of diverse populations in an area. People need to feel welcome to inhabit a sidewalk, a schoolyard, a streetcar, in order to begin populating those spaces. When we make the choice to inhabit those spaces, we are participating in exposure to cultures and classes other than our own and we can learn a grow from those experiences. Designing for a more diverse community at the planning level includes mixing programmatic uses and services to meet the needs of multiple communities. It also involves designing infrastructure to accommodate the needs and interests of the different communities. For example, a walkable

neighborhood that supports people on foot as well as in wheelchairs and on bikes and skateboards will better accommodate people of different ages, abilities and means.

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9.7

Integrate Rather than Segregate

This principle uses proximity and program to encourage mutually beneficial relationships between individuals and communities. By encouraging inclusionary practices, relationships develop between different people and communities have more opportunity to work together to support each other. Here again, proximity becomes a means to transparency. By making people literally and visually available, more connection is possible and information can pass between them. A child who grows up getting to know children in other classes and cultures has access to more social tools. An elderly couple looking to age in place can better support themselves, if they create relationships with a range of age groups and classes. Examples of active planning for integration include mixed-income housing development, mixeduse real estate development and inclusionary zoning. A built environment can support inclusionary practices by providing spaces that are accessible and appropriable by all communities in an area. These spaces should be more than a superficial nod to the cultural and economic diversity represented in that area. This can be done by mandating accommodation for higher percentages of under-represented populations and designing spaces that are more attuned to a variety of uses and occupations.

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9.8

Use Edges & Value the Marginal

People pushing boundaries, and dealing with marginalization or other edge conditions are often the most valuable, diverse and productive in a city. Boundaries are opportunity for creativity and engagement between individuals and conditions. The edge is where conditions overlap, collide, conflict, and exchange. And so there is where change can occur, relationships develop and innovation happens. In the urban environment this can mean making use of the human inclination to congregate at the edges of a neighborhood or city. One of the reasons that humans are attracted to the idea of living in sprawling, sub-urban communities may be because (at least for a time) those spaces are the edge between urban and rural spaces. People gravitate toward the edge at every scale, whether it be the railing of a second floor balcony overlooking a busy street, the seats at the back and the side of a classroom, the sidewalk between a vast field where dogs are playing and the trees that line the other side. Examples of design that capitalize on the human propensity to inhabit edge conditions include programmed sidewalk spaces that accommodate human occupation and a lawn garden with a bench that doubles as a small scale public space for neighborhood use. Enabling the community to capitalize on the strengths of marginal spaces and populations is a way of valuing the marginal. Marginal populations (of all ages, cultures and economic status) can be overlooked, but are often sources of vast amounts of knowledge and skill. Life skills are learned through challenge and there are many life skills that can be learned from interacting with people who have experienced different types of challenge than our own. But a more important way of valuing marginalized populations is by including the needs of those populations in the design and planning of

spaces. This includes programming spaces to include a productive interface between marginalized and nonmarginalized populations. One situation that includes a challenge in this area is along pedestrian and vehicular corridors that serve homeless populations as secondary spaces to centralized services for those people. Often, the sidewalks neighboring homeless shelters and other transient population services become consistently inhabited by either a physical or temporal overflow of people in need of shelter, services and transitional space. Since, generally, those sidewalks have been merely designed as sidewalks, the transient population can be forced to take the position of violator of that space merely by inhabiting the space in other ways than were originally intended (such as laying or sitting on the ground at the edge of a building as people walk by). The homeless person in this situation is devalued by way of being forced into an awkward and possibly confrontational position on the street-side. A solution to this situation may be in providing appropriable spaces (such as bench and table areas) along the corridor that embrace the transient population instead of treating them as lower forms of life. Of course, there are many factors that feed into such design decisions, but the point is that the value of the marginalized population in this situation is not one that should be overlooked. Both the spatial overlap of conditions and experiential overlap between marginalized and non-marginalized populations are opportunity for sharing of experiences, information, knowledge and enrichment. The edge interface becomes an opportunity for transparency between the populations and systems that occupy it.

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9.9

Catch & Store Energy

According to Holmgren, “[d]espite the massive scale of technology and built assets today, the largest stores of high- quality embodied energy are in forms that people do not recognise as containing energy or even much material. For example, information and organization in government, economy, community and culture are thought to be largely ethereal ‘goods’ unrelated to energy and resources”25. The key ideas of this principle in terms of the human community are the synthesis and conservation of social capital, financial capital, informational resources and cultural knowledge. One example of catching and storing energy within the human community is investment in and patronage of locally owned businesses. When local businesses survive and succeed, they are incubators for skill, knowledge, empowerment, community interaction and resilience. By putting surplus energy (or resources) to use, we maintain their use-ability, solidifying their value and benefiting from their contribution. One programmatic example of this is a tool library. In a tool library, donated (surplus) tools are valued, maintained and redistributed within a community as they are needed. The tool library also becomes an information resource for individuals who may not have access to those tools and skills otherwise. There is more transparency of the tool world to individuals who might otherwise be prohibited through financial and physical means. In the built environment, the concept of slowing pedestrian traffic through a neighborhood is another way of catching and storing energy. When movement through a space is slowed, there is more opportunity for interaction and more exposure to others within that space. More eyes on the street are partially a result of people moving more slowly down that street. With slower movement of people down a street, there is more exposure and transparency of

information between the people on the street. This can be accomplished by designing neighborhoods that leave vehicle parking on the edges and use pedestrian lanes as the primary circulation. It is important that semi-private spaces, such as porches, patios, balconies and occupiable window spaces open onto that path.

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9.10 Self-Regulate & Accept Feedback We need to discourage inappropriate activity to ensure that systems can continue to function well. Effective communication is about accountability and openness with others. If we are in a community that holds ourselves and each other accountable, we provide ourselves and others opportunity for self-improvement and awareness of our value within that community. Standards of behavior already exist in the urban fabric. An entity that can communicate with other entities productively will more effectively maintain their relationships as part of the urban fabric. Openness and accountability (forms of transparency) are ways to build trust and maintain a more resilient community. For example, if your local market stops serving a product that you are accustomed to buying, in order to profit off another, less environmentally and socially conscious and lower quality product, you may want to let them know you are not satisfied with this decision (and the reasons why). But when you approach the cashier and ask them how you can give the feedback about their practices, they hand you a paper with a website URL that directs you a thirty minute survey, you may be less able to effectively deliver your feedback. You may lose trust in that business as one that values you as a community member (or consumer) and you may decide not to shop there anymore. The market in this case is choosing more profit over more accountability and may, in the end, suffer from a boycott. But also, they are participating in a process that cuts trust between individuals and organizations. By not being open to feedback, they are creating a barrier between themselves and those that they are trying to have an exchange with (their consumers). This barrier is a form of opacity. In the built environment, inward focus and increased awareness of the individualâ&#x20AC;&#x2122;s role in both local and global communities is a way of increasing

accountability between individuals. This can happen in the form of inclusive community events where ideas are exchanged and voices are heard. It can also be achieved more literally through the collaborative design and management of a space. An example of this is a neighborhood street painting activity. This is a collaboration between the residents surrounding a neighborhood intersection. All of the residents are encouraged to participate in the design of a painting of the street at the intersection. The process must allow the voices of all the residents to be heard. The marking of the street, usually as a weekend event, is a collaborative effort and expresses something that is important to that community. The street marking becomes a visual access point for community members to feel heard within that community. It also makes more visible (transparent/accessible) the sense of community in that localized space. An example of this on the scale of a home is a flexible living space where multiple activities can happen simultaneously. For example, opening walls between the kitchen, dining, living room and outdoor spaces, and allowing parts of those spaces to become appropriable by different people different times makes others aware of their housematesâ&#x20AC;&#x2122; activities, interests and processes.

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9.11 Use & Value Renewable Human & Physical Resources In the urban context, this principle embodies making the best use of a city’s abundance to reduce our consumptive behavior and dependence on non-renewable resources. It recognizes the waste (of energy, skill and goods) produced in a closed (opaque) or one-way system. If we can approach exchange of goods and services, including employment, with a more fluid (more transparent) process of interaction between individuals, we can benefit as individuals and as a societal whole from those exchanges. This includes a long term cultural exchange between affluent and under-privileged communities, older and younger communities, foreign born and native communities. Public spaces that can be used safely by members of all communities in an area become incubators for exchange between those communities. Finding ways to include people of all walks of life (valuing their individuality and contributions) should be a goal of every public space. Architecturally, this about proximity of the space to – and accessibility by – the different communities in a neighborhood. It is also important that there is as balance between programmed activity and publicly occupiable space. At the same time, the space must feel safe and welcoming. The programing of the space should include types of service that are accessible to and attract people of all different communities. Placing the public space along a frequently used pedestrian path that connects popular community resources is one way to encourage a population to use that public space. On a smaller scale, a “free mailbox library” that both reuses books, and gets them to those who can use them is another way of breaking the opacity between individuals of different communities,

giving some individuals an outlet of expression, while increasing resources for all of the people within that community.

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10.0 Imaginative Perspectives

11.0 Conclusion: Remarks & Questions David Holmgren has studied and written about Permaculture since its inception. In his writing, he has explored broad ideas for applying the principles to the human community.26 But no one yet has acted upon applying the principles to the human community in an urban environment – and nor yet to the design of our urban spaces. As stated earlier, the principles of permaculture are taken from looking at the way nature works, and because of that, very little of it may actually be original thought – for centuries, humans have been using practices that they learned from nature. Permaculture is the synthesis 71

of those ideas and the enrichment of them through observation and practice. Similarly, when applying the principles to the human community, there have been studies and manifestos pushing for better neighborhoods through design, policy and ecomomic strategy. In Walkable City, Jeff Speck argues, “A lucky few, larger cities [including Portland, Oregon] have already attracted so many well-off people into their downtowns and close-in neighborhoods that these places are in danger of becoming social monocultures. Despite their wealth, these can also be

detrimental to street life, since yuppie over-achievers tend to spend less time in the public sphere, and also because sidewalks, like communities, thrive on diversity...”27. Speck is reiterating what Jane Jacobs observed when she remarked, “Does anyone suppose that, in real life, answers to any of the great questions that worry us today are going to come out of homogeneous settlements?”28. These two authors recognize that human diversity – in every way – is valuable to society at large. They both offer possible solutions to the lack of diversity in our neighborhoods and on our streets.

The Principles of Social Permaculture synthesize the values and strategies of Jane Jacobs and Jeff Speck as well as many other champions of social reform. This thesis is an imagining of what a neighborhood could be. It is a tool for opening conversations on the stategic inclusion of diverse communities in a more exclusive community. However, there are many questions that remain to be asked. How does one make incentive for changes of this sort in a neighborhood? Does it need to be financial incentive, like tax breaks, or policy driven incentive like inclusionary zoning? How do we make

changes like this without further gentrifying and excluding through financial needs and limitations? How does a group of residents negotiate change on their block? What if one resident does not want to participate? How can we measure the benefits of community against upfront and ongoing financial costs of development? How can we leverage the presence of marginalized populations without exploiting their autonomy and identity? How do we begin the conversations with community members about making change on their home ground? How do we orchestrate transition periods for new

residents of marginalized status and the relationships between them and their new community? How do we dispell their fears? Without imaginative speculation, change will not happen. This thesis design proposal is one possible answer of how social change in neighborhoods can happen. The next steps are to investigate economic and policy potentials to support the project, continue the conversation with community members and professionals in order to test viability, and find new ideas based on the Principles of Social Permaculture. 72

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