Considering Programmed Housing, Continued

Yesterday, Where featured a post about a proposed development in Albany that would provide affordable urban artist housing while providing valuable cultural services to the existing community by having the residents create and teach free and low-cost art classes, building a community service program into the rental agreement. But artistic development is not the only service that could be programmed into a housing development. In fact, when tax revenue is being used to stimulate the economy and efficiency has become the golden rule, programmed housing stands to give taxpayers a lot of bang for their buck by tackling multiple social problems at the same time.

Foreclosures have become headline news over the past year, and affordable housing has rocketed from being an oft-maligned political quagmire to being an oft-maligned political quagmire in the national spotlight. Public opinion of public and affordable housing is, as Where has argued before, not anywhere near as high as it needs to be at a time when millions of people are in dire need of a place to stay. The central problem here, from a PR perspective, seems to be that Americans assume all residents of public housing are lazy, riding on the government's coattails to avoid working or paying rent. Of course, access to jobs is one of the central reasons for why people actually need affordable housing, particularly in urban areas. Irony is, as the saying goes, a bitch.

To complicate matters further, the Brookings Institution announced the results of a new study on what they have termed "job sprawl" earlier this week. The study confirmed what many already knew: jobs have followed people out to the suburbs. Nearly every city in America has seen its share of the total metro population shrink drastically over the past half century, and now Brookings has hard numbers to illustrate just how drastically this has affected those cities' share of the job market, as well.

According to the study, the Virginia Beach-Norfolk metro area has the highest percentage of residents working within a mile of the city's central business district, at just 36.4%. New York City, with its infamous hyper-concentration of office space, only managed to come in second with just 34.8% of the metro workforce commuting to its CBD each day. That means that, in the best cases, only a third of people are working in downtown areas, which inevitably have the highest concentration of transportation options.

Transportation is the glue that binds these two problems -- a lack of affordable housing and access to increasingly spread-out job opportunities -- together. Affordable housing is only useful to workers if it is available in a location that allows them reasonable commute times to places where jobs are actually available. Many people in the States are finding themselves rather suddenly without a job or a home, much less the funds to drive around the city looking for either, or to drive an hour each way every day to work a part-time job for $8 an hour (if that).

With the need for affordable housing at an all-time high and urbanists hoping for a stimulus-funded urban renaissance, it only makes sense that we should be presenting decision makers at the Federal level with projects, like Albany's Academy Lofts, that can weave solutions to multiple problems together as efficiently and creatively as possible. Programmed housing has the potential to provide job-seekers with affordable housing while simultaneously providing them with an opportunity to continue building work experience, through participation in community programs, while they continue their search for paid gainful employment. Not only that, but since the work done at programmed housing developments would be on-site, transit costs would be accordingly lowered for residents.


The arts are an obvious starting point, but there's no reason why housing developments couldn't be built around legal clinics to provide students fresh out of law school (and saddled with the accordant debt) with a chance to cut their teeth, or around community centers offering technology classes and computer repair services. Programmed housing could be easily tailored to be double assets; by placing such developments in targeted urban neighborhoods where a lack of certain services was identified, these developments would help both the new residents and the existing communities toward economic recovery.

Programmed housing may not be a sure-fire scheme (a potential downside: turnover could make for some very ineffective services), but tying solutions to jobs, housing, and transit challenges together -- particularly in urban areas -- is certainly the most effective way to use stimulus funds. If we're not talking about multiple solutions at once, we're not really talking about a solution at all.


(Photo from Flickr users The Voice of Eye and your_nostalgia, and from Where@FFFFOUND!. The originals can be viewed by clicking the photos.)

Considering Programmed Housing

The old abandoned St. Joseph's School is a sturdy old building; a four-story block of red brick and arched windows -- every smart developer's dream. The surrounding neighborhood, Arbor Hill, is a bit run down, but the quality of the housing stock is high, and prices are still relatively low. The potential for an attractive, walkable community is high. To the southwest is downtown Albany and the stunning New York State Capitol; to the southeast, the Hudson River. Conditions being what they are, gentrification and displacement seem inevitable. And then, of course, comes the news: someone is going to turn the old school building into artists lofts. It's an all-too-familiar story.

But this telling has a twist: the artist housing, to be called Academy Lofts, is not an island unto itself; the plans call for the school's former gymnasium to be converted into a community art center where classes would be taught by the building's residents. These artists, who would qualify for the rental units only if they required affordable housing to make a career of their work, would be moving into a programmed housing development, where their residency required active participation in the cultural and social life of the neighborhood.

At the heart of the gentrification problem is the challenge of getting new residents with different sociocultural backgrounds moving into a neighborhood to engage with their neighbors -- and, on the flip side, convincing often very tightly-knit communities to open themselves up to new residents and see them individually as potential partners instead of a combined, faceless threat. If artists are the stormtroopers of gentrification, the set-up at Academy Lofts is particularly ingenious in that it quickly embeds the artists moving into the neighborhood into the existing community, directly connecting new residents with their new neighbors through free or low-cost community programming.

Listening to a Smart City interview with author Sean Safford a few months ago, I was struck by the author's explanation of why some Rustbelt cites in the US have fared better than others, and what this might mean for urban neighborhoods like Arbor Hill. In his book, Why the Garden Club Couldn't Save Youngstown, Safford compares the steel towns of Youngstown, Ohio, which he describes as having had a very densely-woven social network during the decline of the steel industry, with Allentown, Pennsylvania, which had a looser, more flexible social network. His argument is that Allentown has fared better in the long run specifically because its loose network of connections was more amenable to creating the kind of broad coalitions that were able to adapt to change rather than resist it, whereas Youngstown's extremely dense network was too closely tied to the status quo.

Neighborhoods that are dealing with gentrification -- often places where ethnic or racial enclave communities exist -- the standard scenario over the past few decades seems to have been that of a very tightly-knit community resisting encroaching development. Safford's research, if it can be applied at the neighborhood level (and I don't see why it can't), suggests that these communities might be much better off accepting that the neighborhood will change, and working to build broad community coalitions to try to help the existing community adapt to these changes rather than fight them.

Urbanists around the country are abuzz with chatter about how the Obama Administration's stimulus plan could revitalize American cities and metropolitan areas. Check back tomorrow for more on why programmed housing developments like Academy Lofts should be a key part of that national conversation.

StimulusWatch and the Real American Housing Crisis

A couple of weeks ago, Drew posted about StimulusWatch, a site that lists all of the local projects in the United States that have been publicly announced as candidates for federal stimulus funds and lets the public vote on each project's merit. As luck would have it, my job involves researching construction projects, and I've been spending almost a month now combing through SW for several hours a day, looking for potential building projects. From what I've observed, it seems doubtful that the site will have any major impact on how stimulus dollars are spent ("Pork" is probably the most-used word in the very angry, uninformed comment sections no matter what state or city you're viewing). But SW does provide an opportunity for people working on the local level to gauge how their neighbors feel about a wide variety of public projects and services.

In the Energy category, for instance, one can see how effective the green movement has been on public opinion. Whereas a few short years ago Energy projects would undoubtably have been fewer in number and much lower in popularity, the Energy category seems to be one of the most popular, regardless of state or city, with the +/- ratio around half and half -- about the same as the ratio for Streets & Roads! Folks in small towns seem just as likely now to favor energy retrofits to their town hall and the addition of solar panels to school and library rooftops as urban and suburban Americans. People are still skeptical of hybrid vehicles, though, with many requests for money for hybrid or alternative energy-fueled municipal fleets meeting staunch resistance. But overall, the mainstreaming of energy efficiency efforts seems to have been a wide success.

It is seeing this shift that makes me hopeful that we can reverse what is undoubtedly the ugliest trend that I've noticed from coast to coast: the outright rejection of Housing projects. Items with "senior" or "demolition" in the title notwithstanding, Housing projects receive negative vote ratios so consistently that it's as if there was some sort of unspoken rule barring people from voting anything but "No." Even more disturbing than the negative vote ratios are the comments left by mostly anonymous posters at the bottom of each page. Affordable and public housing is called some terrible things, and there is more than anyone's fair share of racism, classism, and willful ignorance. Public housing in America, it is plain to see here, has still not recovered from the havoc wreaked by the slum-clearance-brought tower projects of the 1950s and 60s. Much like with Wall Street, American public housing is experiencing a crisis of confidence.

It would seem that, as much as we need the money to build units for the thousands of people who have lost or are about to lose their homes, it might not be a terrible idea to spend some of HUD's budget on increasing public awareness of the different kinds of housing available nowadays. Stigma attached to terms like "public housing" and "affordable housing" undoubtedly hampers efforts to create sustainable mixed-use communities, a contemporary goal of most major urban housing authorities, by keeping middle- and upper-income residents whose presence facilitates that integration at bay. The focus for housing advocates and agencies is no longer on concentrating poverty, but on economic integration -- and if it's not, it damn well should be. Without changing the conversation, attempts to tackle America's shortage of affordable housing will likely be uneven at best.

For anyone interested in transportation issues (Transit, Airports, Streets & Roads, Amtrak), Community Development, Energy, Housing, Public Safety, Schools, or Water infrastructure, StimulusWatch provides an opportunity to better understand the challenges facing those fields. Whether you're for or against the federal stimulus package, that opportunity shouldn't be missed.


(Photo from Flickr users TheeErin and andyandrew. The original full-sized versions can be viewed by clicking the photos.)