Not in Cully: Anti-Displacement Strategies for the Cully Neighborhood

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1 Nt in Cully: Anti-Displacement Strategies fr the Cully Neighbrhd Prepared fr Living Cully: A Cully Ecdistrict June 2013

2 Nt in Cully: Anti-Displacement Strategies fr the Cully Neighbrhd June 2013 Acknwledgements Living Cully: A Cully Ecdistrict partners Tny DeFalc - Verde Dnita Fry - The Native American Yuth & Family Center (NAYA) Nathan Teske - Hacienda CDC The Cully cmmunity Thank yu t all f the Cully cmmunity members wh tk time t participate in wrkshps, small discussins, and ne-n-ne talks t tell us abut their cmmunity. Lul Abdulle - Smali Wmen s Assciatin Michael DeMarc - Our 42nd Avenue Rey Espana - NAYA Kathy Furstenau - Cully Assciatin f Neighbrs Anna Grdn - Hacienda CDC Matt Grdn - Cully Cmmunity Farm Bb Granger - Cully Assciatin f Neighbrs Rich Gundersn - Cully Assciatin f Neighbrs Carmen Gutierrez - Vecins en Alerta Verenice Gutierrez - Sctt Schl Hacienda CDC child care team Alan Hipólit - Verde Dennis Karas - Cully cmmunity Hward Kenyn - Nrtheast Emergency Fd Bank, Cully Bulevard Alliance Alyssa Kcsis - Verde Kristie Lindhlm - Rigler Schl Evans Martin - Cully Assciatin f Neighbrs Pedr Mren - Lideres Verdes Guillerm Navarr, Cully cmmunity Arnald Srian - Albertsns Eli Spevak - Orange Splt Anna Steirer - NAYA Tami Tarv - Cully cmmunity Laura Yung - Cully Assciatin f Neighbrs

3 Thanks als t Lisa Bates - Prtland State University Jesse Beasn - Prud Grund Debbie Bischff - Bureau f Planning & Sustainability, City f Prtland Heather Gramp - Habitat fr Humanity Kirstin Greene - Cgan Owens Cgan Camern Herringtn - Prtland State University Muna Idw - Office f Equity & Human Rights, City f Prtland Denver Igarta, Bureau f Transprtatin, City f Prtland Sandra LeFrancis, Central Nrtheast Neighbrs Judith Mwry, Office f Equity & Human Rights, City f Prtland Pam Phan - Prtland State University Steve Rte - PCC ESL Wrkfrce Training Prgrams Victr Salinas - Latin Netwrk Carl Taltn - United Fund Advisrs Jeri Williams - Office f Neighbrhd Invlvement, City f Prtland This reprt was prduced by a cnsulting team f Master f Urban & Reginal Planning students at Prtland State University Ricard Bañuels Brke Jrdan Rebecca Kennedy Danell Nrby Erik Olsn Cary Watters Fr mre infrmatin abut Living Cully: A Cully Ecdistrict r this reprt, please cntact Tny DeFalc (503) NE Clumbia Bulevard, Suite A Prtland, Oregn 97218

4 I have lived in Irvingtn and Rse City Park as well as dwntwn, and definitely feel the diversity f Cully was a draw--ethnic, spatial, prperty size and style. The peple are mre interesting and just as gd! -- Survey Respndent We currently rent. I wuld like t wn a hme in Cully smeday. If it becmes unaffrdable then we will lk smewhere else. -- Survey Respndent Over the last tw decades, the median hme value in Cully increased by 203%, cmpared t 190% citywide. Surce: 1990 and 2000 US Census; ACS

5 Cntents Executive Summary... Summary f Recmmendatins... Intrductin... Why Cully, Why Nw?... What is Living Cully?... A Visin fr Cully... Guidelines fr Implementatin... Prcess... Listening t Cully... Develping the Strategies... Anti-Displacement Strategies... Overview... Preserve Husing Affrdability... Acquire and set aside land fr affrdable husing develpment... Prvide infrmatin abut tenant rights, freclsure and hme values t residents... Prvide direct assistance and infrmatin t lwer hme utilities and maintenance csts... Retain existing neighbrhd businesses... Prvide assistance t pririty ppulatin small business wners... Help families achieve ecnmic self-sufficiency... Cnnect pririty ppulatins t targeted emplyment, and prepare them fr lng-term success... Prvide affrdable childcare t wrking parents... Appendices... Appendix A Implementatin Table... Appendix B Anti-Displacement Alternatives... Appendix C Defining Gentrificatin and Displacement... Appendix D Glssary... Appendix E Backgrund Dcument Cntents

6 Executive Summary This dcument presents a set f strategies fr preventing the displacement f lw-incme Cully residents as new investment cmes in t the neighbrhd. It was develped at the request f Living Cully: A Cully Ecdistrict, an innvative partnership f three cmmunity-serving rganizatins, Hacienda CDC, the Native American Yuth & Family Center (NAYA) and Verde. In 2010, Verde established Living Cully as a strategy t intrduce new envirnmental assets int Prtland s Cully Neighbrhd. Living Cully reinterprets the ecdistrict cncept as an anti-pverty strategy, as a means t address disparities by cncentrating investments at the neighbrhd scale. Cully suffers frm many disparities: 20 percent f residents live in pverty cmpared t a reginal average f 9.9 percent; 24 percent f residents live within ¼ mile f a park (reginal average: 49 percent) 1 ; nly 34 percent f Cully streets have sidewalks. 2 Tgether, Living Cully partners create ecnmic, envirnmental and scial benefits fr Cully residents, particularly lw-incme and peple f clr residents thrugh jb training, jb pprtunities, business cntracting pprtunities, yuth educatin and cmmunity building. Cully was annexed int the City f Prtland, Oregn in Since then, investment in Cully s parks, sidewalks, rads, ther infrastructure, family-riented businesses and ther amenities has lagged behind the rest f the City, keeping the cst f husing dwn. Over the last 30 years wrking families frm a variety f cultures have mved t Cully, attracted by affrdable husing and prximity t the jbs and services f dwntwn Prtland. Additinally, the effrts f lcal nnprfits t develp affrdable rental units and t prvide services t recent immigrant ppulatins have made this neighbrhd the mst diverse in the State f Oregn. Cully s husing affrdability, prximity t dwntwn, rich cultural assets and ecnmic diversity make it a desirable place t live. Research cnducted fr this reprt as well as findings presented in September 2012 at the Bureau f Planning and Sustainability find that Cully is in an early stage f gentrificatin 3. This means that prperty remains relatively affrdable and land is still available fr develpment. Hwever, a flurry f private develpment is happening in nearby neighbrhds, and increased investment is flwing int Cully. The experience f ther Prtland neighbrhds as well as cmmunities frm acrss the United States indicate that gentrificatin ften leads t displacement f existing cmmunity members, especially lw-incme and peple f clr residents. The reprt is designed t be used by the Living Cully partners, Cully residents, public sectr and private sectr entities. As the cmmunity wrks t imprve the neighbrhd and raise the cllective quality f life, there is a risk that sme residents may nt be able t stay. The recmmendatins f this reprt are designed t guide investment t bring needed assets t the cmmunity and prevent displacement f lwincme peple frm the neighbrhd. 1 1 Reginal Equity Atlas, Calitin fr a Livable Future. 2 Cully Cmmercial Crridr and Lcal Street Plan, City f Prtland Bureau f Planning and Sustainability. 3 Bates, L.K. Presentatin, Plicy Expert Grup, City f Prtland Bureau f Planning and Sustainability.

7 La Oaxaqueña Market n NE Cully Blvd.

8 Living Cully has a unique and timely pprtunity t shape investment and prevent displacement in a way that increases wealth, chice and stability fr thse that call Cully hme. There is n tried and true way t prevent displacement in redevelping neighbrhds. Hwever, evidence suggests that strng partnerships between cmmunity rganizatins and an articulated strategy fr addressing change significantly increase chances fr success. In this sense, the initiative s name Nt in Cully reflects a cmmitment t hpe and innvatin in the face f a cmplex and difficult civic prblem that afflicts ur urban areas. Cmmunity-Based Apprach The recmmended strategies are based ut f cmmunity-identified strengths and needs. Strategies have been defined by an exhaustive review f existing plans and strategies abut Cully, a rigrus examinatin f existing cnditins, extensive cnversatins with Cully residents and Living Cully partners. These cnversatins included interviews, walking turs and small grup discussins with cmmunity members. The apprach perated frm the principle t meet peple where they are as much as pssible. These effrts helped the cnsulting team understand the values and pririties f Cully residents. Traditinal Native Games training at the Native Ameican Yuth and Family Center 3

9 Cully is a neighbrhd in Nrtheast Prtland, Oregn. Nrth

10 Summary f Recmmendatins This plan identifies 36 actins, gruped int three pririty areas and six strategies. Preserve husing affrdability. Acquire and set aside land fr affrdable husing develpment. Purchase private prperty in advance f significant increases in value. Wrk with Multnmah Cunty t acquire tax delinquent prperties that have reverted t Cunty cntrl. Identify pprtunities t purchase lw-cst residential land and prperty. Acquire prperty frm hmewners wh are lking t subdivide their lts. Prvide infrmatin abut tenant rights, freclsure, and hme values t residents. Partner with existing tenant rights rganizatins t share infrmatin abut rights related t evictin, lease terms, utilities and maintenance requests. Train existing prgram/services staff t answer questins abut tenant rights and make referrals t apprpriate cmmunity resurces. Prvide hmewners with accurate infrmatin abut the real market value f their prperty and raise awareness abut pssible scams. Raise awareness abut existing freclsure preventin prgrams. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. Assign interpreters t assist immigrants and nn-english speaking residents accessing services. Prvide direct assistance and infrmatin t lwer hme utility csts and maintenance csts. Prvide lw-cst help with hme repairs and maintenance. Weatherize hmes t lwer the cst f utilities. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. Assign interpreters t assist immigrants and nn-english speaking residents accessing services. 5

11 Retain existing neighbrhd businesses. Prvide assistance t pririty ppulatin small business wners. Prvide financial assistance in the frm f grants, lw-interest lans, r matched savings accunts t help wners expand their businesses and make physical imprvements. Prvide business develpment training, financial advice, and legal assistance t help wners build strng businesses and negtiate lnger lease terms. Identify current Cully residents that perate infrmal and/r hme-based businesses. Assist them in accessing resurces fr business develpment and expansin, including capital and technical supprt. Supprt entrepreneurship by existing residents wh wuld like t start a business. Assist them in accessing resurces, including technical assistance fr creating business plans and lw-interest capital fr business develpment. Facilitate cnnectins between wners t identify pprtunities fr cllabratin. Help wners create and implement a neighbrhd business marketing strategy. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. Assign interpreters t assist immigrants and nn-english speaking residents in accessing services. Help families achieve ecnmic self-sufficiency. Cnnect pririty ppulatins t targeted* emplyment, and prepare them fr lng-term success. Prvide training t prepare residents fr targeted jb pprtunities. Develp relatinships between Living Cully and targeted emplyers in rder t negtiate and advcate fr respnsible emplyment practices. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. Assign interpreters t assist immigrants and nn-english speaking residents accessing services. Prvide affrdable childcare t wrking parents. Develp prgrams that prvide childcare t Cully residents. Cnnect residents with existing childcare prgrams. Prvide small business assistance t peple starting childcare-related businesses. Increase early childhd educatin facilities in Cully. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. *Targeted emplyers: ffer living wages, are either lcated within r accessible t Cully by public transprtatin, prvide pprtunities fr training and advancement, and are psitined within emerging reginal industries. 6

12 Alng NE Ainswrth Street, singlefamily hmewners benefit frm Cully s characteristically large lt sizes and suitability fr urban agriculture. Near NE 42nd Avenue and Killingswrth Street, Prtland Cmmunity Cllege s Metrplitan Wrkfrce Training Center prvides curses in English language prficiency fr nn-english speakers and recent immigrants nw living in the regin. Alng NE 42nd Avenue, new cmmercial businesses are beginning t capitalize upn emerging markets fr gds and services that cater t affluent ppulatins. 7

13 Acrss NE Killingswrth Street frm the Sugar Shack strip club, yunger residents at the Clara Vista Twnhmes spend hurs playing in a newlyinstalled futsal curt. Near the crner f NE 72nd Avenue and Killingswrth Street, the Cedar Shade and Fir Grve mbile hme parks ffer sme f the lwest cst husing in Prtland. Nrth At Sctt Schl, cmmunity members gather t discuss hw recent neighbrhd changes affect their lives. Several cmmunity rganizatins are active in the neighbrhd, which is regarded as having high levels f civic engagement. 8

14 I think there is a dedicated feeling f cmmunity in Cully. -- Survey Respndent Vlunteers at Thmas Cully Park Cully has a lt f pprtunity fr grwth, and I wuld like t grw with it. -- Survey Respndent 9

15 Why Cully, Why Nw? Cully is a neighbrhd shared by individuals and grups frm different backgrunds. Cully hlds a rich crss-cultural histry, including the thriving pre-clnial Neerchkik Indian Village near the Clumbia Slugh and settlement by early American immigrant farmers. Newly-arrived immigrants, entrepreneurs, retirees, urban farmers and the wrking pr all cexist in Cully, a hetergeneus mix f peple that cannt be easily classified. Thugh these cmmunities live amngst and interact with many f the same places, access t neighbrhd amenities varies dramatically based n an individual s backgrund and sci-ecnmic status. While sme ppulatins in Cully are well rganized and extremely civically engaged, thers are less able t advcate fr their interests. Cully is scially and ecnmically diverse. Fifty-ne percent f residents represent cmmunities f clr, cmpared t 28 percent citywide 4. Cully has a larger share f lw-incme ppulatins than Prtland as a whle. The median husehld incme fr all Cully husehlds is almst $10,000 less than fr all Prtland husehlds 5. Unlike ther Prtland neighbrhds that have experienced gentrificatin and displacement, Cully s diversity is new. Over the last three decades, lw-incme husehlds and cmmunities f clr have increasingly made Cully their hme 6, attracted by affrdable husing in a clse-in Prtland neighbrhd. These newer residents have started businesses and established cmmunities, interacting with lngtime residents t make Cully a rich, diverse place t wrk and live. This cmbinatin f assets--husing affrdable t lw- and mderateincme families, prximity t dwntwn, and a scially and ecnmically diverse cmmunity--is increasingly rare in Prtland. Over the last 20 years, redevelpment and gentrificatin f inner city neighbrhds has pushed lw-incme husehlds and cmmunities f clr ut tward the urban fringe, away frm the services, frequent transit, and amenities f inner-prtland. These ppulatins might nw be subject t displacement as investment pressures rise. Researchers have defined three different stages f gentrificatin-- early, middle and late. The Cully neighbrhd is nt hmgeneus, and different gegraphic areas within Cully are experiencing investment and develpment t greater and lesser degrees. Recent studies 7 and cmmunity members indicate that Cully is in the early stage f gentrificatin. Nearby neighbrhds are already gentrified, and increased public and private investment is spurring new develpment. At the same time, prperty remains relatively affrdable and vacant parcels are still available fr develpment. Althugh it is impssible t predict the future, the experiences f ther cmmunities in Prtland and frm acrss the United States indicate that this will nt be the case fr much lnger. If residents, cmmunity rganizatins, and city leaders want t maintain Cully s diversity and affrdability, the time t act is nw. Intrductin Gentrificatin and displacement are tw prcesses f neighbrhd change. Gentrificatin ccurs when an undervalued neighbrhd becmes mre desirable. This includes an influx f mre affluent husehlds, increased investment in the built envirnment, and a rise in husing prices. Displacement is ne ptential cnsequence f gentrificatin. It refers t external factrs that cause peple t leave the neighbrhd they currently live in, fr reasns that are bth vluntary and invluntary American Cmmunity Survey. United States Census Bureau American Cmmunity Survey. United States Census Bureau , 1990, & 2000 United States Census American Cmmunity Survey. United States Census Bureau. 7 Bates, L.K. Presentatin, Plicy Expert Grup, City f Prtland Bureau f Planning and Sustainability. 10

16 The City f Prtland recgnizes Cully as a neighbrhd likely t experience significant change in the cming years. The Prtland City Cuncil adpted Reslutin in August This calls fr a crdinated effrt by city bureaus t study and prevent displacement in Cully. Wrking tgether, neighbrhd rganizatins and public agencies have an pprtunity t align prgrams and plicies s that Cully remains a place where diverse residents can live, wrk, and thrive. Fr mre infrmatin abut the Cully neighbrhd, the peple wh live there, and why it is imprtant t d this wrk nw, refer t the Existing Cnditins reprt in the Backgrund Dcuments. This separate dcument cmpiles several reprts that give mre detail abut the cnsulting team s prcess in cmpleting this prject. The debate abut hw t imprve neighbrhds withut displacing current residents is nt unique t Cully. Acrss the cuntry, central cities are struggling t imprve cmmunities withut pushing ut lwincme residents and peple f clr. It is a difficult dilemma t slve. Cully residents, like many cmmunity members acrss the cuntry, feel strngly abut tw ppsing ideas--gentrificatin is a gd thing because it imprves the neighbrhd and brings mre amenities; r gentrificatin is a bad thing because it is a catalyst fr displacement. Living Cully: A Cully Ecdistrict has decided t break away frm this way f thinking. Their wrk builds upn the successes f cmmunity rganizatins in ther places. There is n tried and true way t prevent displacement in redevelping neighbrhds. Hwever, evidence suggests that strng partnerships between cmmunity rganizatins and an articulated strategy fr addressing change significantly increase chances fr success. In this sense, the initiative s name Nt in Cully reflects a cmmitment t hpe and innvatin in the face f a cmplex and difficult civic prblem that afflicts ur urban areas. NE Cully Blvd. & Killingswrth St. 11

17 What is Living Cully? Living Cully is cmprised f three Cully-based nnprfit rganizatins: Verde, the Native American Yuth & Family Center (NAYA), and Hacienda Cmmunity Develpment Crpratin (Hacienda CDC). Tgether, these rganizatins prvide affrdable husing, scial enterprise develpment, wrkfrce training, yuth and family services, small business assistance, and cmmunity building prgrams. These are many f the ingredients necessary t build effective anti-displacement strategies. Living Cully reinterprets sustainability as an anti-pverty strategy. This effrt brings envirnmental investments t Cully and simultaneusly addresses disparities in emplyment, incme, health, and ther quality f life measures. Since 2010, Living Cully has invested in prjects that build envirnmental wealth while delivering jbs, educatinal pprtunities, affrdable husing, and ther benefits t cmmunity members. In 2012, the Living Cully rganizatins develped the Nt in Cully campaign as a respnse t gentrificatin and displacement. The partnership ffers an pprtunity t anticipate and respnd t the effects f neighbrhd change in a crdinated manner. A Visin fr Cully This dcument is abut the strength and vibrancy f Cully. It is abut chice, stability, and pprtunity fr cmmunity members, and imprvements that benefit everyne. It is abut hpe fr the future. The Cully neighbrhd can take crdinated, actinable steps t influence the frces f change that will ultimately shape its future. Cully has tremendus resurces at its dispsal. Many residents are civically engaged and cmmitted t ensuring that the neighbrhd remains vibrant. Several cmmunity rganizatins, including the Living Cully partners, wrk tirelessly t increase pprtunities fr cmmunity members. The strategies presented, when cmbined with these assets, psitin the cmmunity t successfully address change nw and in the future. With the crdinated effrt f cmmunity members, public agencies and the private sectr, it is mre likely that many f the diverse residents living in Cully tday will nt be displaced. They will enjy the benefits f increased investment and new develpment. It will cntinue t be a vibrant place where lw-incme residents have pprtunity t increase their wages, cmmunities f clr practice and celebrate their cultural heritages, and immigrant cmmunities feel welcme and supprted in their new hme. With a crdinated strategy, Cully will be a place where all residents can pursue a life f health, knwledge, and happiness. Whitaker Pnds 12

18 Guidelines fr Implementatin The dcument is designed fr use by the Living Cully rganizatins and ther partners. In practice it will directly invlve cmmunity members, including residents, prperty wners, business wners, emplyees, and peple that receive services in the neighbrhd. Living Cully will use this dcument as a starting pint fr understanding what can be dne t prevent displacement and wh shuld be invlved t get things dne. The strategies shuld be implemented as resurces becme available, but with the knwledge that anti-displacement strategies are mst effective when implemented during the early stages f gentrificatin. Cmmunity displacement ccurs when residents feel a lss f cmmunity, causing them t leave the neighbrhd. This can include family and friends leaving, new stres fr ther clientele replacing the businesses where they shpped, r changes in public facilities r supprt services that they utilized. Pririty ppulatins: Lw-incme residents Cmmunities f clr Recent immigrants and nn-english speakers Small business wners Thrughut implementatin, it is critical t practively assert Cully s diversity and crss-cultural identity. Highlighting these cultural resurces as strengths shifts perceptins f the neighbrhd frm ne that is lacking t ne that is vibrant, engaged, and inclusive. Creating pprtunities fr members f diverse cmmunities can address, and ptentially reslve, tensins amng existing and new cmmunity members. It can als prevent cmmunity displacement by increasing a sense f belnging. An verarching theme in implementatin f these strategies invlves actively seeking ways t reduce r remve barriers fr pririty ppulatins t access services. This can prevent displacement by cnnecting thse wh need services with thse that prvide them. Often, cmmunity members can be intimidated by the frmal and cmplex prcesses required t access needed services. This time-sensitive set f strategies shuld nt be cnsidered a static, exhaustive resurce. The recmmendatins take int accunt that Cully is in the early stages f gentrificatin. As time passes, the Living Cully partners shuld reevaluate and change the strategies in rder t meet the evlving needs f the cmmunity, changing demgraphics, and investment trends. If cnsidered fr use elsewhere, the strategies shuld be custmized t fit the particular cmmunity. It is imprtant t recgnize that while these recmmendatins priritize current residents, sme strategies explicitly address lng-term affrdability and future Cully residents. There is a tensin between shrt-term and lng-term strategies t prevent displacement; sme strategies that wrk in the shrt-term may actually decrease affrdability in the lng-term. While there are tradeffs assciated with this apprach, this prject s primary gal is t increase chice and prevent displacement fr lwincme and peple f clr that live in Cully nw. It is recmmended that cmmunity-based, capacity-building activities are wven thrughut the implementatin f the strategies t increase scial capital and enhance Cully s crss-cultural cmmunity identity. 13

19 While there are many ptential strategies fr reducing displacement, this dcument fcuses primarily n the recmmended strategies. An implementatin table (Appendix A) includes mre details n hw t implement these strategies. Other ptential strategies are listed in Appendix B. Lastly, this prject recgnizes that private market develpment, f bth cmmercial and residential prperties, significantly drives neighbrhd change. T influence the flw f investment int the Cully neighbrhd in a manner that prduces mre equitable utcmes, Living Cully shuld interact with develpers early in the develpment prcess. Wh needs t be invlved? Successfully preventing displacement will require cllabratin frm: Residents f Clumbia EcVillage acknwledge the issues brught by new develpment like their chusing cmmunity. Living Cully partners Cmmunity members Public sectr Private sectr Fundatins

20 I lve [Cully s] diversity and cmmunity invlvement. -- Survey Respndent The prject s secnd Cmmunity Wrkshp, at Rigler Schl Cully is still affrdable, and fairly clse t the city center. I appreciate the mix f peple here. -- Survey Respndent 15

21 Listening t Cully Cully has a cmplex, crss-cultural identity cmprised f several cmmunities, each with its wn distinct values, grups and assciatins. In rder t develp the mst inclusive and effective strategies, the cnsulting team spent three mnths in the neighbrhd attending cmmunity events and meeting with varius cmmunity grups, residents, and business wners. Prcess The team met with many different cmmunity grups, residents, and business wners ver the curse f three mnths. Cmmunity utreach activities were specifically designed t be cnvenient and culturally apprpriate. These activities included: 37 interviews with cmmunity leaders and cmmunity engagement practitiners Three walking turs Fur discussin grups including discussins with Smali and Hispanic/Latin cmmunity members Tw cmmunity wrkshps 103 survey respnses, including respnses frm Cully residents utilizing the Nrtheast Emergency Fd Prgram The cnsulting team als cnducted extensive research n the neighbrhd s current cnditins related t demgraphics, husing, jbs, and land use. This infrmatin was cmbined with general research n the frces f neighbrhd change, including gentrificatin and displacement. The team reviewed case studies f neighbrhds that successfully wrked t prevent displacement f lw-incme ppulatins and cmmunities f clr. All the infrmatin and data gathered thrugh these activities infrmed the strategies and recmmendatins fund in this dcument. Care was taken t listen t the many vices f Cully and t interpret verriding pririties. Please refer t the Cmmunity Engagement Prcess and Findings chapter f the Backgrund Dcuments fr detailed infrmatin. Fur bjectives guided engagement activities in the neighbrhd: Gain an understanding f the strengths, values, and cncerns f cmmunity grups within the Cully neighbrhd. Cnduct fcused utreach t underrepresented grups. Infrm residents f the ptential changes in the cmmunity. Develp an understanding f the ptential negative impacts f develpment and investment fr Cully residents. 16

22 Develping the strategies Research began by identifying mre than 80 examples f strategies and actins that have been used t prevent displacement. Several cnsideratins were taken int accunt t determine which f thse t recmmend. Every strategy meets each f the fllwing five criteria n this page t varying degrees. In sme cases, a strategy may perfrm prly n ne criterin, but the strength f the remaining criteria justifies the recmmendatin. Equity Certain ppulatins within the Cully neighbrhd have histrically had limited chices and shuld be priritized. Strategies shuld increase chice fr the fllwing pririty ppulatins: Lw-incme residents Cmmunities f clr Recent immigrants and nn-english speakers Small business wners Need Strategies shuld address a cmmunity need, such as: Lss f a jb Increased husing cst Financial hardship Disputes with landlrds Nn-criminal legal prblems (e.g. frivlus lawsuits, unfunded nise cmplaints leading t evictin, evictins due t wner frfeiting r selling the prperty) 17

23 Strategies shuld have a favrable likelihd f implementatin judging frm the fllwing factrs: Hw much the strategy takes advantage f existing strengths and resurces in Cully Hw many resurces f time and mney are required Hw much the strategy aligns with current prgramming r upcming pririties f the Living Cully Partners The number f legal barriers The extent t which the strategy takes advantage f brad based public supprt Hw much the strategy increases the likelihd f success fr anther strategy because they are mutually reinfrcing Implementatin Strategies shuld have a significant depth r breadth f impact judging frm the fllwing factrs: Whether the impact is shrt-term r lng-term Whether the strategy is cst effective, s that the mney spent has a large depth r breadth f impact. A large number f peple are impacted, OR Thse impacted are very susceptible t displacement, OR The size f the impact n each individual r family is large Impact Strategies shuld accunt fr the visin f the neighbrhd judging frm the fllwing factrs: The extent t which the strategy furthers the desires f residents as identified thrugh cmmunity utreach and previus planning effrts The likelihd f acceptability frm residents due t valid cncerns The likelihd f pushback frm the City r ther key stakehlders The likelihd that the strategy will discurage prpsed r future investments Neighbrhd Visin

24 Grwth wuld help keep me in Cully. -- Survey Respndent Mailbxes n NE 45th Avenue If I had the chice, I wuld cntinue t live in Cully. I have relatives here, and there s a large Vietnamese cmmunity -- Survey Respndent 18

25 Overview The mst effective anti-displacement effrts are cntext-specific. They build upn the strengths f the neighbrhd and are tailred t cmmunity needs. An effective anti-displacement effrt in Cully must address the diverse cmmunities that call the neighbrhd hme, and acknwledge their differing visins fr the future. It is imprtant t acknwledge that sme f these visins cntrast with ne anther and create tensin. This tensin speaks t the inherently difficult, cmplex nature f simultaneusly wrking t imprve a cmmunity while preventing displacement f lw-incme grups and cmmunities f clr. While there are many ways that cmmunity rganizatins and residents can address change, these recmmendatins speak specifically t the ways that the Cully cmmunity can address the changes happening in their neighbrhd. Strategies were develped based n criteria (Equity, Need, Implementatin, Impact, Neighbrhd Visin) and gruped int three pririty areas. Recmmendatins include bth brad strategies and crrespnding actins that Living Cully can take t prevent displacement as new investment and develpment cme int the neighbrhd. Strategies set pririties and fcus resurces needed t meet the initiative s gals. Actins are cncrete prgrammatic steps that the Living Cully partners can take based n their rganizatinal missins and capacities. Pririty: Pririty: Pririty: Strategy: Strategy: Strategy: Strategy: Strategy: Strategy: Preserve husing affrdability. Acquire and set aside land fr affrdable husing develpment. Prvide infrmatin abut tenant rights, freclsure, and hme values t residents. Prvide direct assistance and infrmatin t lwer hme utility and maintenance csts. Retain existing neighbrhd businesses. Prvide assistance t pririty ppulatin small business wners. Help families achieve ecnmic self-sufficiency. Cnnect pririty ppulatins t targeted emplyment, and prepare them fr lng-term success. Prvide affrdable childcare t wrking parents. Anti- Displacement Strategies Three primary gals drive the recmmendatins in this dcument: Stability Prevent invluntary displacement within the Cully neighbrhd. Assets Enhance existing strengths and build wealth within the Cully cmmunity. Chice Increase selfdeterminatin fr Cully cmmunity members. 19

26 Preserve husing affrdability Strategy: Acquire and set aside land fr affrdable husing develpment. Actins: Purchase private prperty in advance f significant increases in value. Wrk with Multnmah Cunty t acquire tax delinquent prperties that have reverted t Cunty cntrl. Identify pprtunities t purchase lw-cst residential land and prperty. Acquire prperty frm hmewners wh are lking t subdivide their lts. Recmmended Partners: City f Prtland Multnmah Cunty Market rate husing tends t ignre the needs f lw-incme residents and ther pririty ppulatins susceptible t displacement. Preservatin f husing fr a wide range f incme levels and needs is central t ecnmic diversity thrughut the Cully neighbrhd. A large number f lw-incme residents have expressed fear f lsing their hmes due t increased husing csts and financial hardship. Cully cmmunity members have expressed a near unanimus desire t ensure lngterm husing affrdability fr current residents. This strategy specifically speaks t this need fr bth current and future residents. While the cnditins acrss Cully are nt unifrm, mst f the neighbrhd is in early-stage gentrificatin. It is lcated near ther gentrifying neighbrhds and there are signs f imprvement, althugh land prices remain relatively lw and large parcels are still available fr develpment. Cntrlling land and develpment is expensive, but it prvides a higher degree f certainty that affrdability can be maintained int the future. The Living Cully partners have experience in the develpment f affrdable husing. Hwever, the rganizatins will need t seek new partnerships r expand their capacity t absrb the csts assciated with hlding land fr future develpment. Living Cully has many ptential partners that can share these csts, including Multnmah Cunty and the City f Prtland. Prtland City Cuncil Reslutin directs the Husing Bureau, Bureau f Planning and Sustainability, and Prtland Develpment Cmmissin t wrk with cmmunity rganizatins t address displacement caused by gentrificatin. In additin, ther nn-prfit husing develpers have experience running similar prgrams and/r wrking in Cully, including Habitat fr Humanity Prtland Metr/East, Prud Grund, and the Albina Cmmunity Develpment Crpratin. Habitat fr Humanity Prtlad Metr/East Prud Grund 20

27 I wuld mve if I culdn t affrd t live in my hme... due t increases in prperty taxes, my water bill and ther utilities. -- Survey Respndent The neighbrhd has a fairly large stck f affrdable husing. In 2011, there were 25 affrdable sites ffering 624 units f affrdable husing. Surce: 2011 Metr Affrdable Husing Inventry Clara Vista Twnhmes n NE Killingswrth St. I mved t Cully because f affrdable hmes and large yards. -- Survey Respndent Vacant lt n NE Alberta St.

28 Strategy: Prvide infrmatin abut tenant rights, freclsure, and hme values t residents. Actins: Partner with existing tenant rights rganizatins t share infrmatin abut rights related t evictin, lease terms, utilities and maintenance requests. Train existing prgram/services staff t answer questins abut tenant rights and make referrals t apprpriate cmmunity resurces. Prvide hmewners with accurate infrmatin abut the real market value f their prperty and raise awareness abut pssible scams. Raise awareness abut existing freclsure preventin prgrams. Changes in prperty values and wnership can negatively impact lw-incme residents wh lack infrmatin abut their rights and the resurces available t them. The rental vacancy rate in Cully is slightly lwer than the verall city average. Renters cmpete fr a limited number f affrdable units 8. As Cully becmes a mre desirable place t live, prperty values will increase. Owners f unsubsidized, but currently affrdable rental husing, may see an pprtunity t raise rents. In ther cmmunities, this situatin has smetimes led landlrds t engage in intimidating behavir t pressure tenants t leave befre their leases expire, e.g. refusal t make needed repairs, r evictin threats fr illegal reasns. Sales f rental prperties and accmpanied prperty imprvements can als lead t rent increases and cnfusin abut whether existing lease terms are valid under new wnership. Pririty ppulatins have expressed fear f lsing their hmes due t legal disputes with landlrds. Educatin n existing legal prtectins is a cst-effective way t help t prevent cercin f thse susceptible t displacement. Nearly all cmmunity members have expressed this as a pririty. Hmewners wh are apprached by develpers seeking t acquire prperties need t understand the current and ptential future values f their hmes. This infrmatin helps hmewners understand their range f chices and lng-term financial impacts. Further, freclsure preventin cunseling remains an imprtant resurce fr retentin f lwer-incme hmewners. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. Assign interpreters t assist immigrants and nn-english speaking residents accessing services American Cmmunity Survey. United States Census Bureau.

29 Participants at the secnd cmmunity wrkshp did nt feel that prviding hmewners infrmatin abut the real market value f their hme strategy wuld be helpful. They suggested that cmmunity rganizatins instead prvide general infrmatin abut the husing market, accurate infrmatin abut predatry lending and freclsure, and infrmatin abut financial resurces available t hmewners. A dispute with my landlrd might cause me t leave Cully. -- Survey Respndent Recmmended Partners: Cmmunity Alliance f Tenants (CAT) Fair Husing Cuncil f Oregn Oregn Law Center Participants at the Hispanic discussin grup, hwever, felt very strngly abut the lack f supprt in handling tenant issues like reprting gang activity, cntesting unfunded nise cmplaints, and understanding whether r nt they are respnsible fr the cst f maintenance wrk in their units (e.g. leaky faucets, faulty stves).

30 Strategy: Prvide direct assistance and infrmatin t lwer hme utility and maintenance csts. Actins: Prvide lw-cst help with hme repairs and maintenance. Weatherize hmes t lwer utility csts. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. Assign interpreters t assist immigrants and nn-english speaking residents in accessing services. Recmmended Partners: Cmmunity members, hmewners and renters have expressed that increasing utility csts make husing less affrdable. Many hmewners n fixed incmes said it is increasingly difficult t maintain their hmes as the verall cst f living increases. Nearly all cmmunity members agreed that this is a pressing need. While higher-incme residents are less sensitive t maintenance and utility csts, rising utility csts and deferred maintenance have the ptential t cause displacement in lwer-incme ppulatins. Increases in utilities make the verall cst f husing increase. Deferred maintenance ften leads hmewners t sell hmes they wuld prefer t stay in, rather than allw them t deterirate and lse value ver time. Prgrams that prvide grants and lw-interest lans fr hme maintenance and energy efficiency upgrades currently exist, bth n a citywide scale and specifically directed at Cully. The Energy Trust f Oregn, Cmmunity Energy Prject, and Multnmah Cunty all wrk with incme-eligible husehlds t make imprvements that decrease utility bills. Habitat fr Humanity Prtland Metr/East als has a pilt prgram t assist Cully hmewners with external hme repairs. Verde shuld explre ways t align future weatherizatin prgrams with Habitat s effrts, and Living Cully shuld pursue pprtunities fr expanding Cully-specific prgrams. This includes develping partnerships with existing prgrams and rganizatins, as well as advcating fr increased resurces directed at Cully. This strategy assists current residents, but may decrease affrdability fr future residents because it increases hme values. Habitat fr Humanity Prtland Metr/East Multnmah Cunty Lw-Incme Energy Assistance and Weatherizatin Cmmunity Energy Prject 24

31 The taxes are a big thing and might frce me t mve. -- Survey Respndent Sixty-eight percent f Cully renters spend mre than 30% f their incme n husing, cmpared t 50% f renters citywide. Surce: ACS I wuld mve if I culdn t affrd t live in my hme... due t increases in prperty taxes, my water bill and ther utilities. -- Survey Respndent 25

32 Retain existing neighbrhd businesses Strategy: Prvide assistance t pririty ppulatin small business wners. Actins: Prvide financial assistance in the frm f grants, lwinterest lans, r matched savings accunts t help wners expand their businesses and make physical imprvements. Prvide business develpment training, financial advice, and legal assistance t help wners build strng businesses and negtiate lnger lease terms. Identify current Cully residents that perate infrmal and/r hme-based businesses. Assist them in accessing resurces fr business develpment and expansin, including capital and technical supprt. Supprt entrepreneurship by existing residents wh wuld like t start a business. Assist them in accessing resurces, including technical assistance fr creating business plans and lw-interest capital fr business develpment. In ther gentrifying Prtland neighbrhds, rising cmmercial lease rates and changing demgraphics made it difficult fr existing businesses t remain financially stable and cmpetitive. This has smetimes resulted in cmmercial displacement. In cmmunity cnversatins, small business wners, particularly thse belnging t immigrant and cmmunity f clr ppulatins, expressed cncern that they culd be similarly impacted as Cully becmes a mre desirable place t live and wrk. Living Cully has sme experience prviding business develpment caching and educatin t small business wners and entrepreneurs. The rganizatins shuld build n this capacity t cnnect existing business wners with an expanded array f financial and technical assistance prgrams. They shuld encurage cllabratin between neighbrhd businesses. Living Cully shuld ffer assistance in multiple languages. The Neighbrhd Prsperity Initiative (NPI) is a business develpment prgram in alignment with this strategy. It is administered thrugh the Prtland Develpment Cmmissin, which utilizes tax increment revenue t fund imprvements. Tw NPIs are lcated in Cully. Living Cully shuld cllabrate with these prgrams t direct resurces tward minrity, lw-incme and prspective business wners in the neighbrhd. In additin t the NPIs, numerus cmmunity rganizatins are ding small business develpment wrk in Prtland and are ptential partners. Seventy-tw percent f Cully businesses have 10 r fewer emplyees 9. Helping these businesses remain cmpetitive and encuraging entrepreneurship within pririty ppulatins wuld have a great depth f impact. Like mst strategies, this invlves a tradeff, because imprvements culd als decrease affrdability fr future entrepreneurs lking t lcate in Cully. The existing cmmunity s visin and needs fr services shuld guide verall neighbrhd ecnmic develpment Quarterly Census f Emplyment and Wages. United States Bureau f Labr Statistics.

33 With a small business there are csts fr licenses, insurance, healthcare and taxes which make it almst impssible t get abve water withut taking advantage f wrkers wh are even less empwered. -- Survey Respndent Mre Actins: Facilitate cnnectins between wners t identify pprtunities fr cllabratin. Help wners create and implement a neighbrhd business marketing strategy. Recmmended Partners: Our 42nd Avenue Neighbrhd Prsperity Initiative Cully Bulevard Alliance Neighbrhd Prsperity Initiative Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. Assign interpreters t assist immigrants and nn-english speaking residents in accessing services. Immigrant and Refugee Cmmunity Organizatin (IRCO) Micr Enterprise Services f Oregn (MESO) Prtland Develpment Cmmissin s Ecnmic Opprtunity Initiative and Small Business Develpment Prgram Using the imprvement-t-land value rati as a measure f investment ptential fr a prperty, almst half f all cmmercial and residential lts in Cully have the ptential fr investment and (re)develpment. Surce: 2013 Metr Reginal Land Infrmatin System, Multnmah Cunty Assessment and Taxatin

34 Help families achieve ecnmic selfsufficiency Strategy: Cnnect pririty ppulatins t targeted emplyment, and prepare them fr lng-term success. 28 Actins: Prvide training related t targeted jb pprtunities. Develp relatinships between Living Cully and targeted emplyers in rder t negtiate and advcate fr respnsible emplyment practices. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. Assign interpreters t assist immigrants and nn-english speaking residents in accessing services. Recmmended Partners: Prtland Cmmunity Cllege PCC Metrplitan Wrkfrce Training Center Clumbia Crridr Assciatin Infrmatin frm the U.S. Census Bureau indicates that husehlds in Cully, n average, earn ten thusand dllars less per year than the citywide average, and median husehld incme in Cully drpped 16 percent between 2000 and Only 69 percent f residents speak English at hme, and 19 percent lack a high schl diplma (cmpared t 81 and 10 percent citywide, respectively) 11. Family wage jbs increase husehld incme and help residents withstand sme f the price increases that accmpany new investment. Higher wages d nt guarantee residents will stay in Cully, but they d increase the level f chice residents have abut where they live. Several rganizatins in Cully prvide wrkfrce develpment services t Prtland residents, including Verde and the Prtland Cmmunity Cllege Metrplitan Wrkfrce Training Center. The breadth f impact fr this strategy is difficult t assess, but the American Cmmunity Survey estimates that there are 6,462 residents in the Cully wrkfrce 12. Helping these wrkers advance their skills and succeed in the wrkplace wuld have a significant depth f impact. Labr markets perate n a reginal scale, but neighbrhd-based rganizatins can wrk with city and reginal ecnmic develpment agencies t attract emplyers and advcate fr family-wage jbs. Sme f the largest industrial land tracts in the city are lcated in Cully. Many ffice and cmmercial prperties in the area are currently available fr lease. This ffers an pprtunity t create industrial and manufacturing psitins fr neighbrhd residents, particularly if paired with related jb training prgrams. This strategy requires relatively lw capital investment, but it requires a significant cmmitment t staff and training. Existing wrkfrce develpment prgrams at Hacienda and NAYA imprve the likelihd f implementatin. Actins taken under this strategy shuld be sensitive t resident cncerns viced in the engagement prcess abut discuraging prpsed r future investment in the neighbrhd. Organizatins shuld strive t frm relatinships and establish trust with emplyers, as ppsed t using a mre cmbative apprach. Advcacy at the city and reginal levels may als help establish respnsible yet realistic emplyment practices that are apprpriate fr businesses in the neighbrhd United States Census American Cmmunity Survey. United States Census Bureau American Cmmunity Survey. United States Census Bureau American Cmmunity Survey. United States Census Bureau.

35 Jbs and incme wuld help me stay in Cully. -- Survey Respndent Targeted emplyers: Offer living wages. Are lcated within Cully, r are easily accessible by public transprtatin frm the neighbrhd. Prvide pprtunities fr training and advancement. Are psitined within emerging reginal industries. Althugh the neighbrhd s pverty rate is significantly higher than Prtland s, Cully residents appear t rely n public assistance incme at a rate nly 1% higher than Prtland residents. One pssible explanatin fr this is that a higher share f Cully s residents are wrking pr, earning less than the pverty level but t much t qualify fr public assistance. Surce: ACS

36 Strategy: Prvide affrdable childcare t wrking parents. Actins: Develp prgrams that prvide childcare t Cully residents. Cnnect residents with existing affrdable childcare prgrams. Prvide small business assistance t peple starting childcare-related businesses. Increase early childhd educatin facilities in Cully. Prvide infrmatin and resurces in the variety f languages spken in Cully. Prvide culturally apprpriate utreach and services. In cmmunity cnversatins, residents identified a need fr affrdable childcare. This is particularly imprtant in Cully where twelve percent f family husehlds are larger than five members, and there is a larger ppulatin f children cmpared t Prtland (26% and 19%, respectively) 13. Many said that the cst f childcare is a barrier t full r higher paid emplyment and transitining ut f public assistance prgrams. Increasing husehld incmes is key t helping peple withstand displacement as a neighbrhd imprves. While many f the strategies in this dcument seek t maintain r reduce the cst f living by keeping husing affrdable, it is als imprtant t decrease barriers t full emplyment. Affrdable childcare is ne way t d this. This strategy can have lng-term impacts by enabling residents t access emplyment and build their skills. This strategy directly impacts families in tw imprtant ways. It raises incme and reduces living csts. Successfully implementing this strategy supprts the visin f Cully as a family-friendly neighbrhd. This strategy will have a greater impact when paired with ther prgrams that reduce the cst f living. There are few frmal resurces fr free r reduced-cst childcare. Thse that d exist are at r near capacity. Where pssible, Living Cully shuld cnnect residents t existing resurces. Sacajawea Head Start is lcated in Cully and is run thrugh Prtland Public Schls. Albina Head Start prvides full-day childcare free f charge fr qualified residents in nrth, nrtheast, and sutheast Prtland. In additin, Neighbrhd Huse prvides small business develpment assistance fr childcare prjects thrugh the Prtland Develpment Cmmissin s Ecnmic Opprtunity Initiative. This is ne resurce fr helping Cully residents create and run childcare prgrams that directly serve their cmmunity. Recmmended Partners: Neighbrhd Huse Sacajawea Head Start Albina Head Start American Cmmunity Survey. United States Census Bureau.

37 I bught a huse in Cully because it s nly a walk away frm my daughter s huse and I culd affrd it. -- Survey Respndent Cully has a larger share f bth large families (5 r mre persns) and family husehlds in general than Prtland. Surce: ACS Affrdable childcare was ne f the tp three pririties fr participants at the secnd cmmunity wrkshp. Lack f affrdable childcare services was cited as a barrier t increasing husehld wages at the Latin discussin grup, since wages earned wuld mstly g tward paying fr child care services while the parent is at wrk. 31

38

39 Appendices 33

40 Appendix A: Implementatin Table Each strategy requires a number f assciated actins. The implementatin table describes each actin in detail, identifies the rganizatins r agencies respnsible, and addresses whether the implementatin time frame is shrt-term r lng-term. OBJECTIVES, STRATEGIES AND ACTIONS Pririty: Preserve Husing Affrdability. Strategy: Acquire and set aside land fr affrdable husing develpment. Actin: Purchase private prperty in advance f significant increases in value. Understand and track increases in land and imprvement values, using data prvided in this reprt and updated data btained thrugh the Reginal Land Infrmatin System (RLIS). Wrk with city and cunty agencies t btain updated infrmatin, including Metr, the Prtland Bureau f Planning and Sustainability, and the Multnmah Cunty Tax Assessr. Track future public investments that will increase the value f adjacent prperties, particularly transprtatin, park, and ther infrastructure imprvements. Mnitr updates t the Transprtatin Systems Plan fr future planned investments and city general fund and federal allcatins fr large-scale transprtatin investments. In additin, mnitr cmprehensive plan updates that change zning designatins that impact land values and the Reginal Parks Plan fr future planned investments. Seek ut grant and fundatin resurces t purchase land fr future capital prjects. When resurces are available, purchase land with lwer than average land and imprvement values, and lcated adjacent t future transit investments. RECOMMENDED COMMUNITY PARTNERS Metr; Multnmah Cunty Tax Assesr; City f Prtland Bureau f Planning and Sustainability (BPS) City f Prtland Bureau f Parks and Recreatin, Bureau f Transprtatin, Bureau f Develpment Services, & BPS; Oregn Department f Parks and Recreatin & Oregn Department f Transprtatin Partner with city agencies t btain infrmatin abut land and imprvement values, specifically Metr and PDC. Partner with ther nn-prfit affrdable husing develpers t purchase land and develp husing, including the Prtland Cmmunity Reinvestment Initiatives and Sabin CDC. Actin: Wrk with Multnmah Cunty t acquire tax delinquent prperties that have reverted t Cunty cntrl. Use the Albina Cmmunity Plan and the prgram that Albina Cmmunity Develpment Crpratin (Albina CDC) develped with Multnmah Cunty as a mdel fr such a prgram. Develp scattered site hmewnership and/r rental pprtunities n acquired prperties. Multnmah Cunty, specifically the tax assesrs ffice Habitat fr Humanity Prtland Metr/East, Prud Grund Actin: Identify pprtunities t purchase lw-cst residential land and prperty. Wrk with the city t acquire freclsed prperty fr affrdable develpment. The Prtland Plan fund that there is a minimal supply f affrdable market-rate rental husing. One f the recmmendatins fund in this dcument calls n the city t purchase freclsed prperty and transfer it t nn-prfits fr the preservatin f permanently affrdable husing. Cmmunity rganizatins shuld push fr the implementatin f this recmmendatin, and wrk with the city t acquire these prperties. City f Prtland Husing Bureau Sign up fr updates frm a real estate listing service t mnitr pending shrt sale pprtunities. When apprpriate, purchase prperties. Actin: Acquire prperty frm hmewners wh are lking t subdivide their lts. 34 Hmewners wh wuld like t subdivide their prperties but cannt affrd t pay develpment fees ften end up selling t fr-prfit develpers. Develp relatinships with hmewners wh are lking t subdivide and acquire subdivided land fr scattered site hmewnership and/r rental pprtunities.

41 OBJECTIVES, STRATEGIES AND ACTIONS Strategy: Prvide infrmatin abut tenant rights, freclsure, and hme values t residents. Actin: Partner with existing tenant rights rganizatins t share infrmatin abut rights related t evictin, lease terms, utilities, and maintenance requests. Distribute infrmatin abut existing prgrams and available legal services. Help residents access legal services when required. Cntract r partner with rganizatins that prvide nn-prfit legal advice in rder t develp prgrams. Actin: Train existing prgram/services staff t answer questins abut tenant rights and make referrals t apprpriate cmmunity resurces. Actin: Prvide hmewners with accurate infrmatin abut the real market value f their prperty and raise awareness abut pssible scams. Equip existing hmewnership prgram staff with infrmatin related t hme values and husing market dynamics; prvide infrmatin t residents in simple, straightfrward language. Build a netwrk f lcal realtrs wh can prvide n the grund infrmatin abut neighbrhd hme sales prices and trends, and prvide this infrmatin t residents. Help hmewenrs understand the need fr appraisals befre selling prperty, and prvide them with a list f lcal appraisrs. Track year-ver-year increases in real market value f land and imprvement, and prvide this t residents. Specifically track planned future infrastructure investment thrugh the Transprtatin Systems Plan and the Reginal Parks plan, and prvide infrmatin t residents n hw this will impact future prperty values; wrk with Metr t understand federal funding allcatins and prjects. Actin: Raise awareness abut existing freclsure preventin prgrams. Actin: Prvide infrmatin and resurces in the variety f languages spken in Cully. Actin: Prvide culturally apprpriate utreach and services. Actin: Assign interpreters t assist immigrants and nn-english speaking residents accessing services. RECOMMENDED COMMUNITY PARTNERS Cmmunity Alliance f Tenants Fair Husing Cuncil f Oregn Oregn State Bar Legal Aid; Oregn Law Center The Prtland Huisng Center has built a netwrk f realtrs that wrk with their clients; they may be able t prvide infrmatin and advice n hw t develp this srt f Prgram. Metr; Prtland Bureau f Transprtatin, Prtland Parks and Recreatin, Oregn Department f Transprtatin, Oregn Department f Parks and Recreatin Strategy: Prvide direct assistance and infrmatin t lwer hme utility and maintainenance csts. Actin: Prvide lw-cst help with hme repairs and maintenance. Expand existing Individual Develpment Accunt (IDA) prgrams t make hme repairs and maintenance an allwable use. Share infrmatin abut ther Oregn IDA Initiative prviders ffering hme repair Prud Grund IDAs. Identify pprtunities t partner with Habitat fr Humanity's Hme Repair and Habitat fr Humanity Prtland/Metr East Preservatin Prgram. City f Prtland Husing Bureau; Rebuilding Tgether; Share infrmatin abut ther prviders f lw-cst hme repair prgrams. REACH CDC; Unlimited Chices Actin: Weatherize hmes t lwer utility csts. Build rganizatinal capacity t ffer energy efficiency upgrades and weatherizatin. Train and utilize lcal labr t d this wrk. Share infrmatin abut ther prviders f weatherizatin services and energy assistance prgrams. Actin: Prvide infrmatin and resurces in the variety f languages spken in Cully. Actin: Prvide culturally apprpriate utreach and services. Actin: Assign interpreters t assist immigrants and nn-english speaking residents in accessing services. Multnmah Cunty Lw-Incme Energy Assistance and Weatherizatin; the Energy Trust f Oregn; the Cmmunity Energy Prject; Oregn HEAT; Oregn Department f Energy Residential Tax Credit and Hme Oil Weatherizatin Prgram 35

42 OBJECTIVES, STRATEGIES AND ACTIONS RECOMMENDED COMMUNITY PARTNERS Pririty: Retain existing neighbrhd businesses. Strategy: Prvide assistance t pririty ppulatin small business wners. Actin: Prvide financial assistance in the frm f grants, lw-interest lans, r matched savings accunts t help wners expand their businesses and make physical imprvements. Build rganizatinal capacity t prvide lw-cst grants and lans t small businesses. Expand existing Individual Develpment Accunt prgrams t make business imprvement and entrepreneurial expenses an allwable use. Share infrmatin abut financing available t small businesses thrugh Living Cully prgrams and thse administered by ther rganizatins. Share infrmatin abut financial assistance prgrams that assist prperty and small business wners with physical upgrades t cmmercial space. Specifically, cnnect them with Develpment Opprtunity Serivices Grants, the Cmmercial Prperty Redevelpment Lan prgram, and the Strefrnt Imprvement Prgram administered by the Prtland Develpment Cmmissin in Urban Renewal Areas. Actin: Prvide business develpment training, financial advice, and legal assistance t help wners build strng businesses and negtiate lnger lease terms. Expand existing small business develpment and technical assistance prgrams. Identify bilingual legal advcates t help nn-english speaking small business wners negtiate lnger lease terms. Share infrmatin abut technical assistance available t small businesses thrugh Living Cully prgrams and thse administered by ther rganizatins. Prvide pririty ppulatin business wners with infrmatin and assistance related t cperative wnership mdels, and help them understand hw these mdels can benefit their business and their emplyees. Mercy Crps NW; City f Prtland Develpment Cmmissin (PDC); Micr Enterprise Services f Oregn (MESO); PDC Business Lan Prgram Prtland Develpment Cmmissin (PDC) Micr Enterprise Services f Oregn (MESO); Hispanic Chamber f Cmmerce Mercy Crps NW; the Immigrant and Refugee Cmmunity Organizatin (IRCO); Micr Enterprise Services f Oregn (MESO) Actin: Identify current Cully residents that perate infrmal and/r hme based businesses. Assist them in accessing resurces fr business develpment and expansin, including capital and technical supprt. Actin: Supprt entrepreneurship by existing residents wh wuld like t start a business. Assist them in accessing resurces, including technical assistance fr creating business plans and lw-interest capital fr business develpment. Actin: Facilitate cnnectins between wners t identify pprtunities fr cllabratin. Identify pprtunities fr partnerships with the tw Neighbrhd Prsperity Initiative districts in Cully, Our 42nd Ave. and Cully Bulevard Alliance. Help businesses identify pprtuniites fr crss-surcing f gds and services t keep resurces in Cully. Understand Enterprise Zne business incentives and wrk with city agencies t tie incentives t requirements fr crss-surcing, where apprpriate. Facilitate a frum fr regular interactin between small businesses wners (e.g., a mnthly business breakfast) t share infrmatin and identify pprtunities fr cllabratin. Actin: Help wners create and implement a neighbrhd business marketing strategy. Help small business wners capitalize n neighbrhd change that brings higherincme residents Cully by creating an effective marketing strategy, including buy lcal campaigns, neighbrhd business maps, and/r business district branding. This shuld be dne in cnjunctin with effrts t prvide financial/technical assistance t help businesses update their business plans and make physical imprvements. Micr-Enterprise Services f Oregn; Prtland Cmmunity Cllege CLIMB Small Business Develpment Center; Prtland Develpment Cmmissin Business Finance Lan Prgram Micr-Enterprise Services f Oregn; Prtland Cmmunity Cllege CLIMB Small Business Develpment Center; Prtland Develpment Cmmissin Business Finance Lan Prgram Cully Bulevard Alliance Neighbrhd Prpsperity Initiative; 42nd Avenue Neighbrhd Prsperity Initiative City f Prtland Develpment Cmmissin (PDC) Cully Bulevard Alliance Neighbrhd Prpsperity Initiative; 42nd Avenue Neighbrhd Prsperity Initiative 36

43 OBJECTIVES, STRATEGIES AND ACTIONS Strategy: Prvide assistance t pririty ppulatin small business wners. (ctnd.) Actin: Prvide infrmatin and resurces in the variety f languages spken in Cully. Actin: Prvide culturally apprpriate utreach and services. Actin: Assign interpreters t assist immigrants and nn-english speaking residents in accessing services. RECOMMENDED COMMUNITY PARTNERS Pririty: Help families achieve ecnmic self-sufficiency. Strategy: Cnnect pririty ppulatins t targeted emplyment, and prepare them fr lng-term success. Actin: Prvide training related t targeted jb pprtunities. Prvide English language and ther cultural literacy curses t help diverse cmmunities navigate the jb search prcess and expand their pprtunities fr emplyment. Prtland Cmmunity Cllege; PCC Metrplitan Wrkfrce Training Center Expand sft-skills training prgrams t help residents access entry level psitins. Help individuals wh are prepared fr career advancement cnnect with advanced training pprtunities thrugh area cmmunity clleges and trades prgrams. Prtland Cmmunity Cllege; PCC Metrplitan Wrkfrce Training Center Prtland Cmmunity Cllege; PCC Metrplitan Wrkfrce Training Center; Prtland Tradeswmen Actin: Develp relatinships between Living Cully and targeted emplyers in rder t negtiate and advcate fr respnsible emplyment practices. Perfrm utreach t targeted emplyers t understand the desired skills and qualificatins fr new hires. Use this infrmatin t identify apprpriate training pprtunities fr residents. Clumbia Crridr Assciatin Hld events t cnnect targeted emplyers with priritized jb seekers in Cully. Advcate fr respnsible emplyment practices, family wages, and lcal hiring. Urge the Prtland Develpment Cmmissin, Bureau f Planning and Sustainability, and Prtland Husing Bureau t meet their bligatins utlined in Cuncil Reslutin 36953, as it relates t the hiring f lcal wrkers. City f Prtland Devepment Cmmissin, Bureau f Planning (BPS) and Sustainability, Husing Bureau Actin: Prvide infrmatin and resurces in the variety f languages spken in Cully. Actin: Prvide culturally apprpriate utreach and services. Actin: Assign interpreters t assist immigrants and nn-english speaking residents in accessing services. Strategy: Prvide affrdable childcare t wrking parents. Actin: Develp prgrams that prvide childcare t Cully residents. Use existing scial and cultural netwrks t start pilt prgrams. Actin: Cnnect residents with existing affrdable childcare prgrams. Actin: Prvide small business assistance t peple starting childcare-related businesses. Actin: Increase early childhd educatin facilities in Cully. Actin: Prvide infrmatin and resurces in the variety f languages spken in Cully. Sacajewea Head Start, Albina Head Start Neighbrhd Huse Prtland Public Schls; Neighbrhd Huse SUN Cmmunity Schl Prgram Actin: Prvide culturally apprpriate utreach and services. 37

44 Appendix B: Anti-Displacement Alternatives 38 The cnsulting team began develping strategies t prevent displacement in Cully by researching case studies and effrts t prevent displacement in ther cmmunities. This resulted in a list f apprximately 80 different strategies and actins. The team then applied the prject s selectin criteria t these 80 strategies in rder t determine which were mst apprpriate within the neighbrhd cntext. This resulted in a shrtlist f the fllwing 19 strategies, which were presented t residents f the Cully neighbrhd at a Cmmunity Wrkshp event n May 2. The strategies were gruped int the categries f Husing, Jbs, Families, Cmmunity and Neighbrhd Businesses in rder t easily relate t participants at the wrkshp. Husing: Hmewners Make hme repairs easier and mre affrdable. Prvide lw-cst help with hme repairs and maintenance. Keep hmes in gd repair s that wners d nt feel the pressure t sell as the csts f maintenance g up. Lwer utility csts by making hmes mre energy efficient. Develp and expand prgrams that assist hmewners with energy efficiency upgrades. These upgrades include weatherizing hmes t reduce winter heating csts, fr instance by insulating windws and drs. This can help hmewners n limited incmes stay in their hmes even as they experience rising prperty values and increased pressure t sell. Prvide infrmatin t hmewners abut the real market value f their hme. Help hmewners understand hw future investments will increase the value f their hme. Husing: Renters Jbs Organize renters t advcate fr their interests and respnd t develpment. Help tenants understand renters rights and evictin rules. Wrk with residents f subsidized affrdable husing t prevent them frm lsing the subsidy n their unit. Organize residents t participate in the permitting prcess fr new husing develpments, and negtiate with develpers t include affrdable units. Encurage develpers t include affrdable units in new develpment. Identify prperty wners and develpers that are building new units. Help them understand hw t access city incentives fr affrdable husing. Have cmmunity rganizatins purchase prperties in rder t keep them affrdable. Encurage cmmunity rganizatins active in Cully t purchase prperties likely t experience significant increases in value. This practice allws rganizatins t hld prperty until they raise enugh capital t develp affrdable husing n the site. Encurage emplyers t hire Cully residents. Develp relatinships between cmmunity rganizatins and emplyers in Cully. Prvide infrmatin t businesses abut changes in Cully and the benefits f hiring neighbrhd residents. Negtiate Cmmunity Benefits Agreements with large emplyers in Cully t make new jbs available t current residents. Cnnect lw-incme ppulatins t training and jb pprtunities. Prvide training t help nn-english speaking and immigrant ppulatins with the jb applicatin prcess. Prvide advanced skills training t help jb seekers qualify fr higher-paying jbs.

45 Families Organize jb fairs and scial events t help wrkers in Cully meet lcal emplyers. Ensure that new jbs in Cully are gd jbs. Encurage cmmunity advcacy fr jbs that prvide wages high enugh t sustain a family in the neighbrhd as the cst f living increases. Invlve cmmunity members in recruiting cmpanies t Cully that can prvide gd, dependable jbs t neighbrhd residents. Prvide shrt-term emergency assistance t families in need. Prevent evictins, freclsures and frced mves by ffering shrt-term assistance t help families get back n their feet. Help families mve when it becmes necessary. Cnnect residents with emergency fd prgrams like the Nrtheast Emergency Fd Bank. Prvide affrdable childcare t lw-incme families. When families make mre mney, they n lnger qualify fr lw-cst childcare. This makes the transitin frm depending n gvernment assistance t making mre mney easier fr families. Assign a translatr t assist nn-english speaking residents with husing issues and services Utilize a cmmunity member r staff persn t help residents access services. Prvide residents with infrmatin abut ptential financial scams. Cmmunity Establish a cmmunity center where peple can gather and mingle. Bring the cmmunity tgether thrugh scial events. Create a multicultural center that caters t the needs f all f Cully s diverse cmmunities. Cnsider using existing spaces, like parks and businesses, t hld events. Raise awareness abut ways t resist displacement. Hld infrmatinal wrkshps and distribute materials t educate the cmmunity abut legal rights, available services, and scams. Teach residents hw t intervene in the develpment prcess s that new investment meets cmmunity gals. Celebrate diversity in Cully. Frm a cmmittee t give vice t Cully s diverse residents and advcate fr investments targeted twards ppulatins f clr. Cnnect with cmmunity institutins and rganizatins t implement a marketing campaign highlighting Cully s diversity and unique character. Neighbrhd Businesses Prvide assistance t existing small business wners. Offer grants r lw-interest lans t help small business wners expand their peratins and make physical imprvements like new strefrnts, signs r landscaping. Prvide individualized advice and legal assistance t help wners develp business plans, find resurces and negtiate cmmercial lease terms. Prvide bilingual legal assistance t nn-english speaking business wners. Help entrepreneurs start new businesses in the neighbrhd. Prvide small business develpment training and lw-cst financing fr entrepreneurs wh want t start new businesses in Cully. Keep the cst f cmmercial space affrdable. Develp new cmmercial wnership and leasing mdels such as lease-t-wn agreements and cmmercial cmmunity land trusts. Build cnnectins between neighbrhd businesses. Create pprtunities fr businesses t wrk tgether tward building a business district that reflects Cully s diversity. Where pssible, help businesses surce materials frm and prvide services t ther lcal businesses t keep resurces in Cully. 39

46 Appendix C: Defining Gentrificatin and Displacement The term gentrificatin has different meanings fr different peple. It ften prvkes strng feelings f fear, lss, cncern and anger, but can als cnnte the many psitive impacts that cme with greater investment. In general terms, gentrificatin is the prcess f neighbrhd change that ccurs when an undervalued neighbrhd becmes mre desirable. This includes an influx f mre affluent husehlds, increased investment in the built envirnment, and a rise in husing prices. Displacement is ne ptential cnsequence f gentrificatin. It refers t external factrs that cause peple t leave the neighbrhd they currently live in, fr reasns that are bth vluntary and invluntary. Gentrificatin and displacement are tw prcesses f neighbrhd change, but there are thers. These include revitalizatin and reinvestment, which are effrts t enhance the physical r scial cmpnents f a neighbrhd, ften thrugh an increased flw f capital t fund imprvements. It is pssible t imprve neighbrhds withut widespread displacement f current residents. Hwever, histric patterns suggest that lng-term disinvestment fllwed by renewed investment ften leads t displacement f lw-incme residents and cmmunities f clr. The Nt in Cully initiative is an effrt t avid this pattern. T avid displacement, it is imprtant t understand the reasns that husehlds chse t stay in r leave the neighbrhd where they currently reside. A big part f this prject fcused n understanding why current residents wuld either chse r be frced t leave Cully. Nt everyne wh lives in Cully nw will chse t stay there indefinitely. Hwever, the intent f this prject is t recmmend strategies that give current Cully residents a greater level f cntrl ver hw their neighbrhd changes, and increase the chances that they are able t stay if they chse t d that. Thrughut the prcess f talking t Cully residents, a neutral definitin f gentrificatin was used, framing displacement as ne f many ptential utcmes frm reinvestment. This was an intentinal decisin t learn frm neighbrhd residents withut biasing their respnses. Hwever, as the name f this prject suggests, the final strategy and set f recmmendatins is strngly tied t a mre histrical pattern f gentrificatin. It indicates that we are mst cncerned abut displacement f lw-incme residents and cmmunities f clr, and aviding the pattern f residential and cmmercial displacement that ccurs in ther Prtland neighbrhds. It is a cmmunity-based effrt t supprt residents wh chse t stay in their neighbrhd. Refer t the Understanding Gentrificatin and Displacement chapter f Backgrund Dcuments fr a mre detailed discussin f the terms. 40

47 Appendix D: Glssary Cmmercial displacement: a prcess by which neighbrhd-serving, ften minrity-wned, businesses are pushed ut f a neighbrhd. This happens fr direct and indirect reasns. Direct cmmercial displacement ccurs when increases in lease rates make it difficult fr business wners t affrd rent. Indirect cmmercial displacement happens when the custmers that supprt a business mve ut f the neighbrhd and new residents are less supprtive. Cmmunity displacement: a prcess that ccurs when residents feel a lss f cmmunity, causing them t leave the neighbrhd. This can include family and friends leaving, new stres fr ther clientele replacing the businesses where they shpped, r changes in public facilities r supprt services that they utilized. Cmmunity need: a reasn why smene wuld n lnger be able t chse t remain in Cully. They shuld generally relate t basic human needs fr fd, shelter, educatin, means f emplyment, cmmunity, and pprtunity. Depth r breadth f impact: this term is used in the cntext f anti-displacement strategies. Depth refers t the level f impact t the individual. Breadth refers t the number f peple impacted within the entire Cully ppulatin. Displacement: external factrs that cause peple t leave the neighbrhd they currently live in, fr reasns that are bth vluntary and invluntary. It is ne ptential cnsequence f gentrificatin. Gentrificatin: a prcess f neighbrhd change that ccurs when an undervalued neighbrhd becmes mre desirable. This includes an influx f mre affluent husehlds, increased investment in the built envirnment, and a rise in husing prices Histrically disadvantaged ppulatins: a general term that refers t racial r ethnic grups that have experienced institutinalized discriminatin r racism. Invluntary displacement: a prcess that ccurs when residents are frced t leave the cmmunity where they live. There are tw types f invluntary displacement. Frced physical displacement causes peple t sell their prperty r leave their rental husing because it is n lnger affrdable. Unfrced physical displacement ccurs when peple wuld like t stay but sell their prperty because it is lucrative. This is ften accmpanied by a lack f knwledge regarding current and future investment and hw it will impact the real market value f prperty. This term includes cmmunity displacement, which is defined separately abve. Reinvestment: a general term that refers t increases in the flw f capital int a neighbrhd, primarily fr physical upgrades. Revitalizatin: a general term that refers t prgrams r plicies that enhance the physical, cmmercial r scial cmpnents f a neighbrhd thrugh public r private effrts. (Cntinued n page 42) 41

48 Appendix D: Glssary, cntinued... Stages f Gentrificatin: thugh there are n cncrete threshlds fr each stage f gentrificatin, many schlars have identified the fllwing stages in the gentrificatin prcess: 1. Early-Stage Gentrificatin: signs f revitalizatin with the pssibility f future gentrificatin; evidence f husing imprvements and increased prices; lcated near ther gentrifying neighbrhds. 2. Middle-Stage Gentrificatin: husing prices have risen sharply, but affrdable husing is still available, as are develpable land parcels. 3. Late-Stage Gentrificatin: husing prices have skyrcketed, there is little affrdable husing, and few develpable land parcels; the demand fr prfitable market rate husing vershadws the needs f lwer-incme residents. Subsidized husing: husing that receives gvernment funding t ffset csts and increase affrdability. It can include public husing, prject-based Sectin 8 r Sectin 8 vuchers, r publicly funded effrts that als leverage private resurces, like the Federal lw-incme husing tax credit (LIHTC) prgram. Subsidized husing prgrams generally target lw- and mderate-incme husehlds, bth renters and hmewners. Targeted emplyers: emplyers wh ffer living wages, are either lcated within r accessible t Cully by public transprtatin, prvide pprtunities fr training and advancement, and are psitined within emerging reginal industries. Unsubsidized husing: husing that receives n direct public funding. Als referred t as market-rate husing. 42

49 Appendix E: Backgrund Dcument Cntents The dcuments cntained in this reprt infrmed much f the analysis fr this prject. They prvide detailed infrmatin abut the Cully neighbrhd and available resurces and case studies related t neighbrhd change in ther cmmunities. They are intended t serve as references fr the Nt in Cully: Anti-Displacement Strategies fr the Cully Neighbrhd reprt. While nt required fr use f the reprt, these dcuments give brad cntext fr much f the infrmatin and recmmendatins it puts frth. I. Intrductin II. Understanding Gentrificatin and Displacement: An Overview f the Current Discussin III. Cully Tday: Existing Cnditins Narrative Summary Demgraphic Prfile Husing Prfile Accessibility Prfile Overview f Recent Planning Effrts IV. Cmmunity Engagement Prcess and Findings The Strategy Findings Survey Instrument V. Selecting Recmmendatins Arriving at Criteria The Criteria Selecting Recmmendatins VI. Research and Case Study Bibligraphy 43

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52 Living Cully: A Cully Ecdistrict partners Tny DeFalc - Verde Dnita Fry - The Native American Yuth & Family Center (NAYA) Nathan Teske - Hacienda CDC This reprt was prduced by a cnsulting team f Master f Urban & Reginal Planning students at Prtland State University: Ricard Bañuels Brke Jrdan Rebecca Kennedy Danell Nrby Erik Olsn Cary Watters Fr mre infrmatin abut Living Cully: A Cully Ecdistrict r this reprt, please cntact: Tny DeFalc (503) NE Clumbia Bulevard, Suite A Prtland, Oregn June 2013

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