AMPLIFYING ALLEYS An exploration of reclaiming alleys and integrating community
AMPLIFYING ALLEYS An exploration of reclaiming alleys and integrating community by Greg Antons
Thesis document submitted in partial fulfillment of the requirements for the degree of Master of Architecture at Portland State University Portland, Oregon June 2015
PORTLAND STATE UNIVERSITY SCHOOL OF ARCHITECTURE COLLEGE OF THE ARTS The undersigned hereby certify that the Masters thesis of Greg Antons has been approved as partial fulfillment of the requirements for the degree of Master of Architecture
Thesis Committee: Advisor B.D. Wortham-Galvin Assistant Professor of Architecture __________________________________ ________________ Date Committe Member Todd Ferry Research Associate __________________________________ ________________ Date
Acknowledgements The following people have been in my mind throughout the journey of my thesis. Without their support, criticism, and insight I would have not achieved the level of success that I did. My family for your support and generously offering your help in any way possible to help me see the success of my education. B.D. for the unique level of clarity and knowledge you have imparted. You have helped me to execute my vision and agenda with as much clarity as possible You have significantly helped me to grow as a student and I will take what I’ve learned from you and use it to grow as a professional. Todd + Derek for offering your criticism and insight into the world of community based design. You have both contributed knowledge that was necessary for me to create a rich thesis. My cohort for the opinions and skills you have to offer, not only to me but to each other.
Fig 01
Abstract The city of Portland is not known for it’s abundance of alleys. It could be assumed that the lack of alleys may contribute to the limited support from the Portland Bureau of Transportation with respect to making these spaces more useful, or even properly maintained. This lack of support has resulted in maintenance becoming the burden of the residents that live adjacent to the alley. Requiring residents to maintain property that they have no ownership over is a tough feat; it is the objective of this thesis to provide a sense of community, and ownership, by improving the function and experience of alleyways in Portland.
Table of Contents Research Question............................................................ 2 Introduction......................................................................... 4 Part I: Context..................................................................... 6 Culture of Portland: Overview................................................7 About Portland’s Alleys.........................................................9 Process Research...............................................................11
Part II: Site.......................................................................... 23 Selection Criteria.................................................................24 Portland’s Alleys, Now.........................................................25
Part III: Design Proposal...................................................41 The Pavilion........................................................................43 The Tier System..................................................................51 Natural Systems.................................................................52 Urban + Public....................................................................70 Access + Dwelling..............................................................88 User Manual.....................................................................106
Conclusions..................................................................... 116 List of Figures....................................................................117 Bibliography..................................................................... 121
Fig 02
How can community based design contribute to the activation of Portland’s alleyways to improve the social, natural, and accessible functions of these underutilized spaces?
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Fig 03
Introduction Conceptually an alley may seem to be a place where pedestrians can walk peacefully and homeowners are provided discrete access to their properties. Unfortunately, this is rarely the case. Sixty percent of Concordia’s alleys are in fair or poor condition.1 These alleys are not ideal for local use but are ideal for transients, drug abuse, illegal dumping and various criminal activity. In addition, these conditions promote the desire to introduce the segregation of residents to the alley. In the various attempts of isolating these negative perceptions of the alley residents often build barriers.2 The issues with this strategy encourages removing eyes on the alley, promotes a disconnection between neighbors, and provides an interstitial space that better conceals the very activities neighbors wish to be isolated from. In order to resolve the issues of safety, crime, and underutilized space my thesis looks at how community based design and the improvement of alleys can work to enrich Portland’s alley neighborhoods. I have chosen the neighborhood of Concordia located in Northeast Portland as the starting point for becoming a model for addressing these undesirable situations. Concordia was once a diminished area with extreme amounts of crime, social decay, and poor quality of life. Over the past 15 years this neighborhood has undergone gentrification and now plays a strong role in the Alberta Arts District where thousands of people gather every last Thursday of each month to experience the local culture; this cultural experience comes in the form of art galleries, bars, and street performances.3 The gentrification of Concordia has seemingly forgotten, or perhaps completely avoided, the existing conditions of alleys which have, undeniably so, a strong presence in the neighborhood. The capacity and integrity of Concordia has the opportunity to become a model alley to act as a social catalyst all across Portland’s alley system.
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Part I: List of Figures Figs 04-09: components of Portland’s culture Fig 10: Alley sweeper tradition 2015 Fig 11: Ladd’s Addition neighborhood Fig 12: Graffiti art in an alley along Alberta Fig 13: Annotated pinup presentation Fig 14: Crime diagram across Portland’s alleys Fig 15: Creative Little Garden Fig 16: Creative Little Garden Fig 17: Creative LIttle Garden Fig 18: Top view of alley improvement Fig 19: Alley length view Fig 20: Alley building view Fig 21: New Day improvement Fig 22: Opal Garden improvement Fig 23: Capitol Hill improvement
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Part I: Context Part I of this book outlines the specific context that has been considered to help inform the final outcome. The intent is to better acquaint the reader with the frame of mind that I’ve used when making decisions about what potential design solutions could look like. Within this section is an outline and analysis of Portland’s culture, where alleys came from, case studies used earlier in the process to help guide and inspire my thinking, and other work that has been executed as part of my thesis process. My research on context has uncovered that the small scale ‘do-it-yourself’ approach provides the community with the ownership, empowerment, and diversity needed to ensure success in enhancing community through the improvements of alleys in the Concordia neighborhood of Northeast Portland.
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Part I: Context
Culture of Portland: Overview Figs. 04-09
Bicycling Portland is ranked the highest percentage of bicycle commuters for a large American city with 17,000 workers choosing to go by bike. There are approximately 320 miles of bikeways in and counting.4 Food Carts There are over 700 food carts throughout the city of Portland and has been published several times as the best city in the world for street food.5 Breweries Oregon leads the U.S. in the percentage of dollars spent on craft beer. Beer crafting is on a strong incline, jumping about 17 percent more beer brewed from 2013 to 2014. The brewing companies contribute about $2.8 billion to the states economy.6
Artists Portland is home to the widely known event ‘First Thursday’ where galleries open their doors and invite the community in to their space to see the creative work done by various artists. Portland is also home to ‘Last Thursday’, a similar, less official, event which takes place in Concordia, the neighborhood I’ve chosen as a foundation for my thesis. Film There are more than 20 film festivals hosted in Portland every year. These include Portland International Film Festival which invites more than 35,000 attendees, Filmed by Bike, Portland Women’s Film Festival, and more.7 Music Similar to film, Portland has several festivals which include Music Fest NW, Pickathon, Oregon Jamboree, and more.8
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Part I: Context About Portland’s Alleys Figs 10-12 (clockwise)
Ladd’s Addition Ladd’s Addition is the oldest planned residential neighborhood in Portland (platted in 1890 and developed between 1900-1930) and was inspired by the L’Enfant Plan for Washington, D.C.9 It is historic and contains well maintained alleyways that serve not only as the primary access to several properties in the neighborhood but also provides infrastructure for waste, utilities, and other means of access. Ladd’s Addition, given the information above, is an anomaly and does not reflect, even remotely, the state of other alleys (historically, or currently). Platting Concordia The neighborhood of Concordia was platted between 1910 and 1919.10 During this time modern planners started to phase out the implementation of alleyways - similar to the development of Ladd’s Addition. After the first
world war alleys were no longer developed in Portland. Alley Functions The decades when the alleys were being developed fell within a time where vehicles were loud, smelly, clunky, and an overall nuisance. They were very much in need of being concealed, similar to the way horses were treated not long before. Alleys would provide ample access, vehicle storage (detached garages), and was well in line with the “out of sight, out of mind” mentality. The wide range of contemporary uses of alleys can be witnessed by taking a stroll down any of the alley streets in Concordia. Some of these uses are as simple as providing artists with a canvas and others can be as quirky as the annual alley sweeper.
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Crime Infographic (Proceeding Page)
Part I: Context Process Research Fig. 13
arbor lodge
2242 | 6.9%
boise
1365 | 4.2%
concordia
1780 | 5.5%
foster-powell
2746 | 8.4%
hosford-abernethy
2710 | 8.3%
humboldt
2116 | 6.5%
kenton
2443 | 7.5%
montavilla
4925 | 15.1%
mt. scott-arleta
2187 | 6.7%
piedmont
1419 | 4.4%
portsmouth
2683 | 2.2%
st. johns
4820 | 14.8%
woodlawn
Question + Abstract + Definitions
Obsolete Proposed Typologies
trespass
liquor
conduct
vandalism
stolen item transactions
assault
drugs
auto theft
robbery
larceny
burglary
arson
aggr. assault
1162 | 3.6%
32598 crimes | 100%
Case Studies (Proceeding Pages)
Revitalizing Alleys from the Bottom-Up Greg Antons | Advisor: B.D. Wortham-Galvin | Committee: Todd Ferry
Research Question How can unmaintained and underutilized alleyways be thoughtfully engaged through the collaborative efforts of neighborhood residents?
Alley Typologies - Simplified automotive - these alleyways serve as vehicular access to residential driveways, unattached garages, and as a corridor between secondary streets.
Abstract Portland, Oregon has roughly 76 miles of alleyways. It can go without saying that Portland is not known for its alleyways; the lack of alleys may imply the reason there is little sanctioned support for them. Simply put, there are three types of alleyways: auto oriented, pedestrian/cycle oriented, and destination alleyways. Destination alleyways are viewed as alleys with no apparent connectivity to daily activities, or commuting. All of which are the obligation of the adjacent homeowner.
pedestrian/cyclist - similar to automotive alleys with the exception of restricted access to vehicles, which makes these alleys more ideal for pedestrians.
unmaintained - these alleys don’t show any substantial importance to either automotive or pedestrian connectivity; they are typically obstructed with trash or overgrown.
Portland alleys are dispersed throughout the North, Northeast and Southeast areas. Predominately located West of Interstate-205 and situated in a diverse range of social, economic, and cultural contexts. These contexts contribute to the varying degree of safety, maintenance, and usage which act as the backbone for my final proposal.
Case Study: The Creative Little Garden Manhattan, NY | 1978
Case Study: Green Garage Detroit, MI | 2011
My thesis investigates the connotations of alleys and explores various design opportunities for rebranding Portland’s alleyways; replacing stigma with esteem. Careful attention to typologies, participatory engagement, and practicality will serve as the foundation for what will build the model alleyway in Portland, as well as be the toolkit for future Imagine Alleyways projects.
Intent The Creative Little Garden was founded by Francoise Cachelin in 1978. She was an activist and supportor of people’s rights.
Relevance This particular park has been ongoing since the late 70s and is ran by volunteers, and plant donations.
Inspiration The creative garden is entirely maintained by volunteers and, in the case of my thesis, would be the neighborhood + community.
The lot was formerly a residential building that had burned, and then was demolished. The land was immediately marked for as a garden and made public in 1982.
People can reserve the space for events which have ranged from weddings, private dinner parties, school activities, filming, photo shoots, etc...
One of the biggest inspirations from the creative garden is the option for reserving the park for holding private events; opening the door to new alley typologies.
CLG has a number of tables and places to be seated, it has an information board. It is registered by the wildlife federation as a habitat for birds with fountains, berries, trees, and bird houses.
Because it is considered a park, hours of operation are mandated and other parks and recreation rules apply. Alleyways are publicly owned but there is potential for reclassifying some.
In addition to events, classes can be held as they relate to the implemented ‘component; for start: gardening, daycare, wildlife observation, or educate students on storm water practices.
Intent The Green Alley Project’s aim was to recreate the model alleyway for the city of Detroit. amd the surrounding regions.
Relevance This project creates a sustainable space that increases the safety and experience of pedestrians and cyclists.
Inspiration Addressing sustainability is one element I intend to incorporate into any design component that will come of this thesis.
“So often an alley is a visible representation of the worst of our culture.. the waste, trash, concrete... no life... an urban wasteland” -Green Garage Inc
The alley that existed previously was improved, but was poorly maintained. it contained poor drainage for storm water, and contained many pot-holes.
Obtaining contacts within the site that I choose as well as locating any potential public sponsors and volunteers is an approach that is important to my success.
Creating a new standard of alleyways to be designed in contribution to a sustainable future and the desirability for occupying the alleyway is the success of this project.
The alleyway is adjacent to alternative business entryways; the consumer experience has been greatly improved by way of creating more inviting thresholds and experience.
The Green Garage alley is the cooperation of a few businesses, where the stakeholders are commercially driven; in my thesis the stakeholders are residents, their personal lives and wallets.
Intent DePave promotes the removal of unnecessary pavement to aid in designing nice community green space and manage storm water.
Relevance The organization is a network of experts and resource; they have a realistic and desirable strategy for obtaining and finishing work.
Inspiration These projects are inspirational in the shear amount of production that comes from their efforts; from marking to construction.
All of their efforts, with their sustainable underlayment, is to create a more livable city where people and wildlife can coexist with clean air, and clean water.
DePave has a strong repuation in Portland and has collaborated with many landscape and civil firms on pro bono projects to help make projects affordable.
Networking with some of the local firms and organizations that partake in pro bono efforts can be a valuable lesson, or resource, for my thesis.
DePave strives to increase awareness, educate the public, minimize impervious pavement, promote responsible and creative reuse, and provide a connection to the natural world.
DePave also has a strong relationship with Portland Bureau of Environmental Services; which is a strong legal, and funding partner to have in projects of this magnitude.
Fully realizing a ‘component’ of my thesis can best be achieved through the knowledge I gain from maintaining contact with the volunteers of DePave, and possibly provide resources.
Alley Definition: a passage, through a continuous row of houses, permitting access from the street to backyards, garages, etc...
Existing Condition Images
It is not necessarily the intent of this thesis to redefine what alley means, but more importantly, to redefine the perceptions help by those who are aware of their existence. Currently, alleyways are perceived negatively by the public, but more importantly the residents that live adjacent to them. In some instances, the alleyway provides space for people to do outdoor work which helps establish a connection amongst neighbors; the extent to the positive social aspects of alleyways does not extend much further than this in most contexts.
Existing Alley Interventions
In order to change the perception, I must thoroughly analyze alleyways from the publics’ eye, as well as going in depth with residents about their own perceptions. What will come of this research is an outline for creating safer and more diverse alleyways.
Case Study: DePave
Portland, OR | 2008-
Process Pinup
activity and one, of many, results would be the reduction of crime and other unwanted What is an alley? An alley is a right-of-way that activity. provides vehicle access to a lot or common Previous projects have generated three parking area. Generally, alleys provide proposed typologies for alleys that would secondary vehicle access; however, where achieve a positive change. These typologies vehicle access from the street is not allowed or not possible, the alley may provide primary are automotive, pedestrian and cyclists, and destination alleys.13 These typologies are a vehicle access.11 generic response to a specific problem that What an alley is not is a thoroughfare to allow has been generalized. My thesis asserts that traffic from one arterial, or other main road, to no alley and no problem should be generalized another.12 and that community input should be the driver for addressing the problems that exist in these During my research I had initially intended various locations. on improving alleys as a way to reduce crime and make the spaces more attractive to positive public activity. This, however, was too narrow and backwards-thinking for achieving community enhancement. I have since switched to introducing positive public
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Part I: Context Process Research Fig. 14
arbor lodge boise concordia
foster-powell hosford-abernethy humboldt kenton montavilla mt. scott-arleta piedmont portsmouth st. johns
auto theft
robbery
larceny
burglary
arson
aggr. assault
woodlawn
2242 | 6.9% 1365 | 4.2% 1780 | 5.5% 2746 | 8.4% 2710 | 8.3% 2116 | 6.5% 2443 | 7.5% 4925 | 15.1% 2187 | 6.7% 1419 | 4.4% 2683 | 2.2% 4820 | 14.8%
trespass
liquor
conduct
vandalism
stolen item transactions
assault
drugs
1162 | 3.6%
32598 crimes
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Part I: Context
Process Research - Case Studies Figs 15-17 (clockwise)
The Creative Little Garden Manhattan, NY | est. 1978 Intent The Creative Little Garden was founded by Francoise Cachelin in 1978. She was an activist and supporter of people’s rights. The lot was formerly a residential building that had burned, and then was demolished. The land was immediately marked for as a garden and made public in 1982. CLG has a number of tables and places to be seated, it has an information board. It is registered by the wildlife federation as a habitat for birds with fountains, berries, trees, and bird houses.
Relevance This particular park has been ongoing since the late 70s and is ran by volunteers, and plant donations.
Inspiration The creative garden is entirely maintained by volunteers and, in the case of my thesis, would be the neighborhood + community.
People can reserve the space for events which have ranged from weddings, private dinner parties, school activities, filming, photo shoots, etc...
One of the biggest inspirations from the creative garden is the option for reserving the park for holding private events; opening the door to new alley typologies.
Because it is considered a park, hours of operation are mandated and other parks and recreation rules apply. Alleyways are publicly owned but there is potential for reclassifying some.
In addition to events, classes can be held as they relate to the implemented ‘component; for start: gardening, daycare, wildlife observation, or educate students on storm water practices.
16
Part I: Context
Process Research - Case Studies Figs 18-20 (clockwise)
Green Garage Detroit, MI | est. 2011 Intent The Green Alley Project’s aim was to recreate the model alleyway for the city of Detroit and the surrounding regions. “So often an alley is a visible representation of the worst of our culture.. the waste, trash, concrete... no life... an urban wasteland� -Green Garage Inc Creating a new standard of alleyways to be designed in contribution to a sustainable future and the desirability for occupying the alleyway is the success of this project.
Relevance This project creates a sustainable space that increases the safety and experience of pedestrians and cyclists.
Inspiration Addressing sustainability is one element I intend to incorporate into any design component that will come of this thesis.
The alley that existed previously was improved, but was poorly maintained. it contained poor drainage for storm water, and contained many pot-holes.
Obtaining contacts within the site that I choose as well as locating any potential public sponsors and volunteers is an approach that is important to my success.
The alleyway is adjacent to alternative business entry ways; the consumer experience has been greatly improved by way of creating more inviting thresholds and experience.
The Green Garage alley is the cooperation of a few businesses, where the stakeholders are commercially driven; in my thesis the stakeholders are residents, their personal lives and wallets.
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Part I: Context
Process Research - Case Studies Figs 21-23 (clockwise)
DePave Portland, OR | est. 2008-
Relevance The organization is a network of experts and resource; they have a realistic and desirable strategy for obtaining and finishing work.
Intent DePave promotes the removal of unnecessary pavement to aid in designing nice community DePave has a strong reputation in Portland and has collaborated with many landscape green space and manage storm water. and civil firms on pro bono projects to help make projects affordable. All of their efforts, with their sustainable underlayment, is to create a more livable city DePave also has a strong relationship with where people and wildlife can coexist with Portland Bureau of Environmental Services; clean air, and clean water. which is a strong legal, and funding partner to have in projects of this magnitude. DePave strives to increase awareness, educate the public, minimize impervious pavement, promote responsible and creative reuse, and provide a connection to the natural world.
Inspiration These projects are inspirational in the shear amount of production that comes from their efforts; from marking to construction. Networking with some of the local firms and organizations that partake in pro bono efforts can be a valuable lesson, or resource, for my thesis. Fully realizing a ‘component’ of my thesis can best be achieved through the knowledge I gain from maintaining contact with the volunteers of DePave, and possibly provide resources.
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Part I Endnotes 1. GIS data generated from community member Kirk Paulson 2. Resident. Personal interview. 23 March 2015. 3. Oregonian/OregonLive, Steve. “Roots of Gentrification: Key Moments in North and NE Portland’s Transformation during the past 24 Years.” Oregon Live. Oregon Live, 24 Aug. 2014. Web. 3 May 2015. 4. “The City of Portland, Oregon.” Bicycling Info RSS. Web. 10 June 2015. 5. “Interesting Facts about Portland Oregon - AfterGlobe.” AfterGlobe. 19 Nov. 2013. Web. 10 June 2015. 6. “Facts | Oregon Craft Beer.” Facts | Oregon Craft Beer. Web. 10 June 2015. 7. “Portland Film Festivals - Travel Portland.” Travel Portland. 26 July 2013. Web. 10 June 2015. 8. “Oregon Music Festivals 2015 | MFJ Music Festival Guide.” Music Festival Junkies. Web. 7 Apr. 2015. 9. United States. National Park Service. “Illustrating Four Treatments in Oregon: Rehabilitation (infill) in Portland.” National Parks Service. U.S. Department of the Interior. Web. 10 June 2015. 10. Adopted Concordia Neighborhood Plan. Portland, Or.: City of Portland, Bureau of Planning, 1993. Print. 11. “Title 33, Planning and Zoning.” Chapter Definitions. BPS. Web. 3 May 2015. 12. Dauphin, Derek. Personal interview. 8 Feb. 2015. 13. Alley Allies: Toolkit. Dauphin: n.p., 2013
Part II: Site
Selection Criteria Fig. 24
Concordia’s Alley Layout
Part II: List of Figures Fig 24: Map of Portland’s alleys - Concordia Fig 25: Concordia’s alley locations Fig 26: Percent of owner/renter occupied map Fig 27: Median income map Fig 28: Zoning map Fig 29: Type I alley condition _1 Fig 30: Type I alley condition _2 Fig 31: Type I alley condition _3 Fig 32: Case study of type I alley Fig 33: Type II alley condition _1 Fig 34: Type II alley condition _2 Figure 35: Type II alley condition _3 Fig 36: Case study of type II alley Fig 37: Type III alley condition _1 Fig 38: Type III alley condition _2 Fig 39: Type III alley condition _3 Fig 40: Case study of type III alley
Part II: Site With respect to the big picture of my thesis, I wanted to make sure that traction can be gained and the process which I’m putting forth can be carried throughout all of Portland. In order to achieve this, I honed in on a specific neighborhood as a starting point to test and deploy my work. Capacity The first factor is the capacity that the site needed to have in order to properly support my project. The metric for capacity is based on the community and includes economic state, outreach opportunities, and overall interest in alley improvements. Infrastructure Portland has a variety of infrastructure in and adjacent to alleys. Infrastructure is more
important from the standpoint of large scale implementation and includes but is not limited to any underground utilities, waste access, and telephone poles. Community Interest This is the key and the ultimate driver for the selection being the neighborhood of Concordia. Not only have several alley block neighbors considered making collaborative improvements but it is in large on the scale of the Concordia Neighborhood Association’s radar. The gentrification of Concordia has also led to greater individual capacity and interest in alley improvements and community building.
and be viewed as a mode for continuing to communicate the process I have created. Considering all other components of site analysis is what gave me the confidence in choosing Concordia as the site to incubate my thesis.
Holistic In order for my thesis to thrive beyond my own ideas I needed to find a site that would succeed in using my thesis as a starting point
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Part II: Site
Portland’s Alleys, Now... Fig 25
Concordia’s Alleys The neighborhood was platted between 1910 and 1919 which is around the time that modern planners decided alleys were wasteful. Regardless, developers had already started their process.
regarding conditions. The following conditions are based off of GIS data collected from an extensive walk throughout Concordia to determine, first hand, the condition the alleys are in.
intersections of major roads such as Alberta, Killingsworth, and Prescott. The maps on the following pages show the correlation [or lack thereof] between the metric used [income, owner/renter, and zoning] and the condition of the alley adjacent to the property boundaries.
Good condition: alleys that are easy to navigate with visibility through to the end. No major obstructions or surface deficiencies are present, and are often paved.
After the first world war alleys were no longer included at all. However, the garage was still often detached and located at the rear of the house. It wasn’t until the post World War II movement that garages became attached and Fair condition: walkable and sometimes drivable with few obstructions. Caution should relocated to the front of the house. be used to avoid injury or damage. Concordia has approximately 12 miles of Poor condition: no pedestrian or vehicular alleys located in its boundary, highlighted in through access, unimproved, often overgrown blue on the facing page.1 This makes up 15 percent of Portland’s total alleys. These alleys or blocked by trash, trees, or structures. vary in width, length, accessibility, and use. Most of these alleys are adjacent to residential The following pages will go into more detail about the conditions they are representing tenants with commercial buildings at the
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Part II: Site
Portland’s Alleys, Now... Fig 26
PERCENT OF OWNER OCCUPIED Good Condition Fair Condition Poor Condition 20% - 30% 31% - 40% 41% - 50% 51% - 60% 61% - 70% 71% - 80% 81% - 90% 91%+
Census Map - Tenant Type A color is given to any given block which correlates to the percentage of occupants that are owners. Comparing the alley conditions [white, grey, black] to the percent of tenants that are owners reveals that there not only several owners with all alley conditions, but also that there are several renters with all alley conditions. The usefulness that this census data offers does not go much beyond the fact that there is little to no correlation between alley condition and the type of tenants of a block. However, it may not be wrong to assume that neighbors working together prevents alleys from being improved and that there is a lack of neighborly connection present as far as alleys are concerned.2
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Part II: Site
Portland’s Alleys, Now... Fig 27
MEDIAN INCOME Good Condition Fair Condition Poor Condition $30, 000 - $50, 000 $50, 000 - $60, 000 $61, 000 - $70, 000 $71, 000 - $80, 000
Census Map - Median Income The range of income ranges from $30, 000 to $80, 000 within the alley boundaries of Concordia.
gentrification process in order for neighbors to make alley/social improvements that could be better reflected in the median incomes.
Perhaps the efforts of my thesis and the work done by the Portland Alley Project will help to Again, it is clear that income does not correlate to alley condition as there are several change the correlation of this census data.3 alleys in poor condition along blocks that have a median income of $71, 000 to $80, 000. It would appear that there are a high concentration of ‘good’ alleys located in the higher income range, but it is not necessarily a reflection of community engagement and collaboration; this area is also not a majority of the Concordia alley neighborhood. Again, the usefulness of this data has reached a cap. It could be speculated that the median value has not had enough time to be an accurate account for the area, or that not enough time has passed since the
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Part II: Site
Portland’s Alleys, Now... Fig 28
GENERALIZED ZONING Good Condition Fair Condition Poor Condition Residential - 5 Units per Acre Residential - 14 Units per Acre Multifamily - 36+ Units per Acre Mixed Use Residential - 21-30 Units per
Mixed Use Residential - 46-100 Units pe
Mixed Use Residential - 100+ Units per A Parks + Open Spaces
Census Map - Zoning Concordia primarily consists of single family residential units with some multifamily and mixed used. While it may not be very well reflected in the generalized census data field observations confirm that most alleys adjacent to a commercial [or mixed use] building are typically improved, at least up until the property line of that building. Field observations have also proved that the residential [5 units per acre] have more improved and better maintained alleys than alleys that lie within the other zoning types. I have speculated that the reason for this is the ease of maintaining a surface or space that has limited maintenance requirements such as pavement and regular use.4
Acre
er Acre
Acre
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Part II: Site
Portland Alleys, Now... Figs 29-32
Case Study Qualities limited access
through access
residential
business
overgrown
maintained
cycling
hardscape
natural
driving
walking
Mural Art
Art which has been approved by the adjacent property or business owner.
Utility Devices
Permanent objects which are placed in the alleyway which purpose serves.
Waste Disposal
Dedicated waste receptacles, including bins used by adjacent tenants.
Restricted Access
Objects that block the alleyway from automobile access such as bollards.
Alley Type I: Unimproved
In either case, both types of unimproved alley conditions take place almost exclusively in residential areas. While this is strictly a There are two types of unimproved alleys: those that have vehicular traffic and those that qualitative statement, it could be assumed that the obligation and stakes are higher do not. This is important when determining for maintaining the alley as a business as future uses and understanding current uses. opposed to a homeowner/renter. The reason for this is the fact that alleyways have little Through my field observations I have come to no funding from the Portland Bureau of to notice that the alleys which have vehicular Transportation to maintain alleys and as a access are often in much worse condition result the condition and use of alleys are for cycling or walking due to the surface highly complaint driven - this fact will become containing holes, standing water, mud, and more apparent, and greatly considered, when other undesirable qualities that make other looking through the design proposals. means of access difficult. Alleys that are unimproved but do not have traces of vehicular access usually contain grass that is more pleasant to navigate as a pedestrian, but still undesirable for cyclists.
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Part II: Site
Portland’s Alleys, Now... Figs 33-36
Case Study Qualities limited access
through access
residential
business
overgrown
maintained
cycling
hardscape
natural
driving
walking
Courtyard
Some tenants have addition space which can be used as a courtyard for gathering.
Illumination
Temporary or permanent installation of manual or automatic lighting.
Pavement
Often hardscaped or graveled to provide the alleyway with improved access.
Cleanliness
More often has higher level of maintenance from adjacent tenants and businesses.
Alley Type II: Improved Improved alleys are often found near commercial buildings; however, some alley blocks have improved alleys and these are typically funded by the residents.# It is common to see alleys that are improved in areas where accessory dwelling units [ADU] are being installed. Often times parking pads are put in for the vehicles that may occupy the space near the ADU. In my field observations I have not noticed many improved alleyways that show symptoms of decay or neglect. This could be in part because of lack of traffic down alleys preserve the quality of the surface. Some alleys start the journey to improvement by laying gravel. Laying gravel is an annual task that needs to be done in order to keep the surface drivable. Laying gravel also helps to drain stormwater and prevent combined sewage overflows.
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Part II: Site
Portland’s Alleys, Now... Figs 37-40
Case Study Qualities limited access
through access
residential
business
overgrown
maintained
cycling
hardscape
natural
driving
walking
Invasives
Blackberries are very difficult to maintain and are detrimental to native plants.
Utilities
Some alleys have easements for utilities such as water or PGE.
Transparency
The level of privacy is often controlled by the type and material of fencing installed.
Parking
Some alleys have detached garages and some have areas for vehicles such as a cutout.
Alley Type III: Overgrown The case study for type III alleys is one where the residents took advantage of the naturally made dead end. A parking pad was installed, planter boxes are lining the boundary and on several occasions I have witnessed the alley serving the purpose of an extended driveway where cars park. The other examples are those that are simply impassible and in one case an abandoned gardening attempt. Type III alleys are impassible, whether it be by garbage that seems permanent or by the overgrowth spread from adjacent properties. 31 percent of the alleys in Concordia are overgrown. The design proposals of my thesis favor these alleys because they are abundant and currently serve no function that would be disrupted from activating the alley.
38
Part II Endnotes 1. Law, Steven. “Project Tries to Move City’s Alleys in the Right Direction.” Portland Tribune, 23 Mar. 2013. Web. 29 Apr. 2015. 2. “Metro - Metromap.” Metro - Metromap. Web. 10 March 2015. 3. ibid. 4. ibid.
Part III: Design Proposal Fig 41.0
As a result of my research in exploring alleys, participating in neighborhood association meetings, and listening to the voice of community through survey analysis I have identified three alley typologies that would improve the existing conditions. Natural Systems: aims to incorporate linear parks, stormwater management, and community gardens to bring the natural environment closer to the homes of the neighborhood. Urban + Public: reimagining alleys as a public space used to bring community members together for increasing social activity and becoming a place for events and traditions. Access + Dwelling: accommodates people building accessory dwelling units (ADUs) and providing access to these dwelling as well as improves access in other alleys. This alley typology is conscious of the pedestrian/cyclist and vehicle relationship Part III: List of Figures Fig 41.0: First visitors of the pavilion - out of towners Figs 41.1-54: Various photographs of the pavilion construction and launch Figs 55-56: Plan and elevation of site to host the pavilion Figs 57-59: Plan and section of the pavilion during design development Figs 60-72: Various photographs of the pavilion over a 30 day period
42
Part III: Design Proposal The Pavilion Figs 41.1-54
six days gallery height: 20 feet painted wood siding
Part III: Design Proposal The Pavilion Figs 55-56
herbal apothecary height: 12 feet brick cladding
large plant
permanent potted plant
waste receptacles
overhead door
off-street access to waste bins
operable door during business hours
telephone pole
existing at street corner
45
overgrowth threshold
utility meter trash bins
utility meter
Six Days Gallery
Herbal Apothecary bike parking large plant
4x4 vehicle bollard
18x24 utility buffer
NE Alberta St. telephone pole
Pavilion Site Analysis When deciding on a site for the alley pavilion certain criteria needed to be met to ensure the success of the event and include: alley type, pedestrian exposure, and adjacent tenant interest. The site is located at the alley between 27th and 28th avenues on Alberta Street in Concordia. The adjacent businesses is an art gallery co-op and residential [east] and an herbal store with a yoga
studio attached [west]. This is the same site which can be looked at in qualitative detail on page 31. As seen in plan and elevation there are numerous obstacles preventing reasonable access to vehicles and cyclists. These obstacles include a permanent bollard protecting a gas line, neighboring trash receptacles, protruding electrical meters, and slight overgrowth from adjacent residential units. This site is ideal as it would receive little complaints
due to blockage and is along Alberta which receives several thousand visitors during the monthly last Thursday event. Both the gallery and the herbal store/yoga studio were very excited to have the pavilion installed in their alley. It brought a lot of positive attention to their businesses. However, the resident that resides above the gallery was less impressed and further information can be read in the conclusion section of this book. 46
Part III: Design Proposal The Pavilion Figs 57-58
plan cut line
47
Pavilion Design Analysis I had set a parameter early on that the pavilion, whatever the design/site may be, would need to be unapologetic to the existing conditions of the alley as a way to bring attention to the space and generate quality conversation among the people engaging the alley. In addition, I wanted to maintain the visibility down the alley as if there were no intervention. To do
this, I created three separate structures that I’ve referred to as ‘bands’. These bands were designed to have fenestrations, skylights, and forms that responded to the existing infrastructure of the alley. The south and north bands had plywood panels installed to serve as an opportunity for passersby to interact with the pavilion at which point I would engage them about my thesis and request that they participate in a short survey about their alleys,
visions, and interest in the subject. The middle band was clad in reclaimed pallet wood and was significantly narrower - more intimate; in this space I had included framed displays that showed my research on existing conditions and some early imagery showing what my three proposed alley typologies may start to look like - these graphics eventually evolved into the tier system in part III of this book.
48
Part III: Design Proposal The Pavilion Figs 59-72
50
Part III: Design Proposals – The Tier System Throughout the development of my thesis I had been referring to my tier system as a phasing system. It felt cliche and misleading to describe the following visions as phases. Phases typically imply a sequence working to a certain degree of completion; for example a three phase project would mean each phase is 33 percent complete. The tier system differs dramatically in that tier one is not a degree of completion but rather a degree of investment, skill, maintenance, and bureaucracy – each tier is also a higher degree of experience and quality. Each of the reimagined typologies have four different visions [iterations] for inspiration as a response to “what could this alley be?” and are broken up into three tiers, with the third tier being a major step from the previous two.
Part III: Design Proposals – Natural Systems Throughout the research phase of my thesis I had provided dozens of surveys to community members to gauge their interest, capacity, skills, and visions. Visions relating to natural systems, parks, gardens, etc... had taken the lead above all other intervention types; these people also indicated more skills in natural systems as well as capacity [tools, resources, etc...] The following interventions include community gardens, landscaped paths and pavilions, rain harvesting water features, and an urban farm concept.
52
Part III: Design Proposal Natural Systems
Concept I: Block Garden Project title: up-cycled planters Ease of implementation: Tier I
Reclaim old pallets for use as vertical gardens. These planters are intended to be built at various heights and sizes to accommodate the comfort required by the residents. The pallet planters are a straightforward project for anyone with little experience with carpentry and designs can vary depending on the voices of the neighbors participating in the block garden.
Fig 73: upcycled pallet wood planters
53
Concept I: Block Garden Project title: staggered planters Ease of implementation: Tier II
Staggered planters are more permanent and give the alley a sense of connectedness through the slight improvement of the surface by installing pavers. The planters themselves have the potential to be made of various steel plates welded or bolted together in clusters to visually connect the gardens to the adjacent dwelling. This, however, is more labor intensive and costly. Simple wood framed planters could also be conceived using reclaimed materials sourced from warehouses such as the ReBuilding Center.
Fig 74: pavers and planter clusters
54
Part III: Design Proposal Natural Systems
Concept I: Block Garden Project title: community garden Ease of implementation: Tier III
Various spatial moments are introduced and are encouraged to be oriented in a manner that provides the optimal conditions for community engagement, neighbor interaction and communication. Components from tier I and II are also carried through [varying height planter boxes and pavers] to interact with the new spaces. Slatted louvers are used to maintain visibility from private property as well as to limit the amount of overhead shelter to discourage transients from camping during poor weather conditions. Fig 75: trellis and semi-covered spaces
55
Fig 76
56
Part III: Design Proposal Natural Systems
Concept II: Linear Park Project Name: access points Ease of implementation: Tier I
Create a differentiating material for pedestrian pathway that lead to the adjacent residence’s various access points. Access points are in reference to openings along fences, usually gates for vehicles or single person gates. Tier I for the linear park suggests that gravel or pavers be used as the differentiating material for the access path juxtaposed with modest landscaping in the remaining space that makes up the alley.
Fig 77: branching access from a winding path
57
Concept II: Linear Park
Project Name: sculptures + landscape Ease of implementation: Tier II
Keeping the same idea of providing access to the adjacent properties with the addition of larger scale sculptures or public art to give the alley a strong presence to reflect the creative culture of Portland. Introducing more elaborate landscaping and grading in the void spaces of the path can help to give the sculptures and pathways an urban atmosphere and would require maintanence that keeps activity happening in the alley.
Fig 78: landscaping and sculpture installation
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Part III: Design Proposal Natural Systems
Concept II: Linear Park Project title: path + pavilion Ease of implementation: Tier III
The path + pavilion project encourages pedestrians and cyclists to take alleys as detour from the primary and secondary roads for a break in the urban fabric. In tier III of the linear park concept users can experience places to sit and daydream. Surface conditions are improved to provide fair access to pedestrians and cyclists while refraining from using contemporary hardscape techniques. Pavers or a mowed and maintained surface is ideal for the linear park.
Fig 79: planters and periodic pavilions with seating
59
Fig 80
60
Part III: Design Proposal Natural Systems
Concept III: Water Garden Project Name: downspouts Ease of implementation: Tier I
Often times there are drainage issues or damage potential when draining gutter water near the foundation of a house. A common, and easy, practice for sustainable management of water runoff is to redirect downspouts away from foundations and into a rain garden. Creatively finding a way to extend downspouts to flower or rock beds in an alley can improve the vegetation, drainage, and filtration of water harvested at the individual dwellings. This can even be applied to detached garages adjacent to alleys.
Fig 81: redirecting downspouts to alleys
61
Concept III: Water Garden Project Name: alley swales Ease of implementation: Tier II
Landscaping the area of the alley that is receiving downspout water helps to create an experience for people passing through. Tier II assumes that grassy paths are made and the negative space is then filled with rock to receive water and prevent erosion from the downspouts. Implementing swales into the alley can be inclusive to vehicular travel but would requir a higher gravel to vegetation ratio. This would function strongly as a surface improvement with the perks of sustainable water managing.
Fig 82: downspouts redirected to swales in the alley
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Part III: Design Proposal Natural Systems
Concept III: Water Garden Project Name: rain garden Ease of implementation: Tier III
Borrowing from the same techniques in tiers I and II, tier III uses captured water to create an urban naturescape. The scale of tier III includes participation from buildings with larger roof areas for greater water capturing. It also includes skilled labor, planters, and independent structures designed for optimal rain capturing. Steel planters, scuppers, and structures make for a permanent installation that encourages community, provides educational opportunities and adds a component appropriate for local weather.
Fig 83: rain collection structure with scupper + planters
63
Fig 84
64
Part III: Design Proposal Natural Systems
Concept IV: Urban Nursery Project Name: plant stations Ease of implementation: Tier I
Plant stations can easily be made from reclaimed materials and serve as small areas for groups or individuals to do small scale gardening. The vision is to gather the local green-thumbs and have them working in close proximity to add a bit of their own taste to the alley and to their yards. Storage for simple tools can also be accommodated in the construction of the plant stations. This can help make gardening an available task for anyone with the interest and access to storage compartments.
Fig 85: simple configuration of two plant stations
65
Concept IV: Urban Nursery Project Name: DIY greenhouse Ease of implementation: Tier II
Hoop greenhouses can be a fun and collaborative effort between neighbors, or they can be purchased as a kit. Installing the plant stations from tier I can also improve the functionality of the greenhouse. Tier II can also be inclusive to nearby restaurants as a resource for ingredients or to the community for landscaping purposes.
Fig 86: hoop greenhouse with planter stations
66
Part III: Design Proposal Natural Systems
Concept IV: Urban Nursery Project Name: urban farm Ease of implementation: Tier III
Permanent greenhouses for year round crops, interior and exterior pathways, potential for honeybees, chickens, etc... Tier III provides all people (participants of the program or not) with access through the alley by strategically placing greenhouses and paths. However, the greenhouses should remain exclusive to those who have been granted access.
Fig 87: slatted pathway walls and formal greenhouse
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Fig 88
68
Part III: Design Proposals – Public + Urban Public and urban alley space came from the desire to encourage people to use the alley in a way that is social and promotes urban lifestyles. The interventions that come from this typology includes bringing the temporary functions seen around bigger city centers [farmers’ markets, for example] and making them a more permanent programmatic element in existing alley types [site context: type III]. These design proposals include concepts that relate to transforming the alley into a walk-in theater, public book exchange, play/recreation space, and a hub/incubator for micro-businesses.
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Part III: Design Proposal Public + Urban
Concept I: Alley Movies Project Name: projectors Ease of implementation: Tier I
The simplest form of alley movies involves projecting a movie on the side of a neighbor’s detached garage. Sitting in the alley, or watching from a yard, engages the alley and provides a strong public space for groups of people to enjoy what everyone loves watching movies. Alley movies are a tradition starting concept where the activity can become regularly occurring and provide neighbors with a scheduled reason to interact and become close.
Fig 89: movies projected on a detached garage
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Concept I: Alley Movies
Project Name: temporary seating Ease of implementation: Tier II
Introducing temporary seating to the alley theater helps to give the audience an option to sit more formally and feel as though the alley theater is identified as an official event. Keeping seating in the form of bleachers allows for them to be easily removed from the alley and stored away into an area free of vandalism or being an obstacle to vehicles.
Fig 90: seating for a bigger audience
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Part III: Design Proposal Public + Urban
Concept I: Alley Movies Project Name: alley theater Ease of implementation: Tier III
Being visioned as a potential tradition the nearby residents can reclaim the alley as a wasted space and make it a dedicated movie watching area with permanent seating, volunteer concessions, and a dedicated screen built to serve the block for extended use.
Fig 91: permanent structure, seating, and concessions
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Fig 92
74
Part III: Design Proposal Public + Urban
Concept II: Market
Project Name: alley sale Ease of implementation: Tier I
Since there a number of alleys that still have detached garages adjacent to the alley itself a lot of activity and awareness could be brought to the space by introducing organized garage sales and having customers travel through the alley to get access to the merchandise. Denoting the alley as a place of important could also help bring potential customers into the alley; banners, flags, signs, etc... can all be used to achieve this affect.
Fig 93: detached garage
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Concept II: Market
Project Name: rummage party Ease of implementation: Tier II
Tier II, similar to tier I, involves bringing the sale to the alley directly using pop-up tents and other portable means of providing cover and marking points of sales along the alley. More opportunities such as consignment and larger investors could potentially be included to make rummage parties in the alley a traditional event beyond garage sales.
Fig 94: pop-up tent for providing a clear point of sale
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Part III: Design Proposal Public + Urban
Concept II: Market
Project Name: alley market Ease of implementation: Tier III
Tier III envisions alleys as an incubator for micro-businesses. This takes the idea of a plaza where public seating, street performers, and kiosks come together to create a rich experience for people passing by. Borrowing the open-door idea of Portland’s ‘Last Thursday’, the alley market can become a place that is supported by businesses, the city, and the creative community of the city.
Fig 95: tall tables, kiosks, seating, and planter boxes
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Fig 96
78
Part III: Design Proposal Public + Urban
Concept III: Book Share
Project Name: mailbox exchange Ease of implementation: Tier I
Taking inspiration from the Les Bouquinistes in Paris, France, the first tier of the book share is an informal book share program that consists of participants who take books and drop books off in mailboxes along alleys. Mailboxes are easily obtained, or made, and protect the literature from weather which is what makes the mailbox exchange an easy approach to giving and receiving books between people.
Fig 97: mailboxes installed along the alley
79
Concept III: Book Share
Project Name: literature kiosks Ease of implementation: Tier II
In areas where literature is more common tier II becomes more prominent. Installing old book shelves allows for a wider range of literature to be exchanged. Being an object intended for interior use these shelves would need to be anchored and protected from weather by means of overhangs and sliding access windows. Not only could the shelves protect books but they also have potential to act as a bulletin for events, or requests.
Fig 98: book shelves installed to contain several books
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Part III: Design Proposal Public + Urban
Concept III: Book Share
Project Name: community library Ease of implementation: Tier III
In areas where literature is scarce alleys could be transformed into libraries. The vision for the third tier is intended to be accessible and to attract as many people as possible to deter transients from taking advantage of the sheltered areas. This intervention reduces transparency to the alley, and protects from weather which makes it crucial to be implemented only in areas where the program would be fully taken advantage of.
Fig 99: reading nooks and in-wall book shelves
81
Fig 100
82
Part III: Design Proposal Public + Urban
Concept IV: Play Space Project Name: alley activity Ease of implementation: Tier I
By taking common activities from the front yard and bringing them into the alley the younger generation will become well acquainted with the space. While some of the most interesting parts of alleys are the mysteries they hold, creating a safe environment for children is much more important and can turn a potentially dangerous space into an active space that transforms the alley and keeps children away from the primary roads.
Fig 101: kids playing in an alley
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Concept IV: Play Space Project Name: play structures Ease of implementation: Tier II
Organizing bigger activities that require temporary structures can provide children with spaces to play and specific activities to engage during daycare hours. Some of the more simple activities include soccer nets, light weight blocks, and a play structure that can easily be taken down or relocated.
Fig 102: play structure and soccer nets
84
Part III: Design Proposal Natural Systems
Concept IV: Urban Nursery Project Name: urban farm Ease of implementation: Tier III
The full interventions of tier III include activities for all ages: skatepark, play structures, and rock climbing. Included are planters and other less intrusive components that still allow the inherent nature of the alley to have a presence.
Fig 103: skate ramps, tunnels and climbing areas
85
Fig 104
86
Part III: Design Proposals – Access + Dwelling The need for improving access and dwelling comes from the poor existing conditions of type I alleys in combination with the spike in ADU construction adjacent to alleys. Utilizing the poorer of the alley types not only creates better spaces but has the capacity to start trends at the planning scale. By developing ADUs, ‘private’ [alley] access to them is ideal to keep the primary property separate from the new unit. Improving the interface along the alley by making changes to fence typologies, increasing illumination and visibility, surface improvement, and ensuring that access between pedestrians and vehicles is equal.
88
Part III: Design Proposal Access + Dwelling
Concept I: Surface Improvement Project Name: laying gravel Ease of implementation: Tier I
The first level of surface improvement is to prevent standing water, mud holes, and inconsistencies in the topographical qualities of the alley. By laying gravel annually the alley can be convenient, in its simplest sense, to navigate or occupy. While gravel provides a level of permeability it does not breakdown very easily and later, more elaborate, improvements become much more difficult.
Fig 105: gravel improvement on alley
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Concept I: Surface Improvement Project Name: regrading Ease of implementation: Tier II
Some alleys require substantial regrading before access can be achieved; this includes vehicular, pedestrian, and cyclist access. Tier II of surface improvements relies on one of two things: the first being the ability to pay for services and labor, and the second being utilization of resources. Having a list of skills and resources of the adjacent residents proves very useful when trying to save money on skilled interventions.
Fig 106: implied topographical lines of an alley
90
Part III: Design Proposal Access + Dwelling
Concept I: Surface Improvement Project Name: permeable surface Ease of implementation: Tier III
Permeable pavers can have a great impact on the quality of experience that users have when in the alley. The maintenance and custom patterning of pavers implies a high level of use and demands consideration and respect of people traveling through. Alongside the permeable pavers may be ADUs and private gardens that further reinforce the use and respect for the alley.
Fig 107: permeable pavers adjacent to an ADU
91
Fig 108
92
Part III: Design Proposal Access + Dwelling
Concept II: Illumination Project Name: string lights Ease of implementation: Tier I
String lights, or equivalent, on fences, ADUs, or detached garages help to keep the alley illuminated. These can be low cost strings such as LED holiday lights. By providing even a small amount of illumination pedestrians and cyclists can more comfortably travel down alleys as well as discourages transients from camping in the alley, or provides eyes on the alley at late hours to help prevent malicious behavior from occurring.
Fig 109: simple string lights on a detached garage
93
Concept II: Illumination Project Name: path lights Ease of implementation: Tier II
Solar powered posts with downward directed lights help to illuminate the alley surface for pedestrians and cyclists while also respecting light pollution effects. Cheaper solar lights can often go well into the night, often through midnight; this helps prevent late night criminal activity and camping of unwanted visitors.
Fig 110: path lighting adjacent to an ADU
94
Part III: Design Proposal Access + Dwelling
Concept II: Illumination Project Name: solar lighting Ease of implementation: Tier III
Celebrating the alley with large scale lighting infrastructure can be done by creating panels held up by columns. These panels can be assembled with solar panels that feed battery storage within the columns for long lasting illumination. By using this system light panel locations can be decided by user preference. For example, each ADU can be denoted by an illumination panel, marking a threshold.
Fig 111: solar powered light structure
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Fig 112
96
Part III: Design Proposal Access + Dwelling
Concept III: Fencing Typology Project Name: transparent fences Ease of implementation: Tier I
Purchase or build a transparent fence to help keep eyes on the alley while discouraging unwanted activity from happing in the alley. A reasonable value of transparency is about 50 percent for a fence that exceeds eye height. The relationship of transparency to height decreases as the fence height gets lower – that is to say that a low fence can be 100 percent opaque, just so long as visibility to the alley is maintained.
Fig 113: contemporary cable fence with steel posts
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Concept III: Fencing Typology Project Name: perforation + gates Ease of implementation: Tier II
Introducing vehicle or pedestrian gates helps to imply the use of the alley which, as said in previous concepts, demands a level of respect from people passing through. Installing access points in fences also allows for easier interface with neighbors, and the alley and increases overall presence in the alley.
Fig 114: perforated fence
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Part III: Design Proposal Access + Dwelling
Concept III: Fencing Typology Project Name: operable fencing Ease of implementation: Tier III
Tier III involves operable and interactive fence designs. These designs are best suited for ADU interface and provides an extension of the ADU to the alley. Swiveling panels with benches or planters can be used to create a richer experience for the tenant while providing visitors with seating and interaction. As extensions into the alley they can be retracted to make way for vehicles, other activities, or privacy.
Fig 115: operable fence with staggered steel panels
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Fig 116
100
Part III: Design Proposal Access + Dwelling
Concept IV: Shared Access Project Name: pedestrians Ease of implementation: Tier I
Creating a differentiation in material on the surface gives vehicles an indication that the area has an increase level of pedestrian traffic. In this vision the surface differentiation material can be as simple as creating a gravel path with a natural surface for the rest of the alley, or the inverse.
Fig 117: pathway using a different material for pedestrians
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Concept IV: Shared Access Project Name: chicanes + parking Ease of implementation: Tier II
A common technique for calming traffic is by using chicanes. Most alleys are between 10 and 14 feet where calming is not completely necessary. However, using the idea of a chicane as an inspiration for parking, planting, and creating an inviting addition to the dwelling adjacent to it can increase awareness of presence in that alley.
Fig 118: triangular chicane with seating, or parking
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Part III: Design Proposal Access + Dwelling
Concept IV: Shared Access Project Name: shared access Ease of implementation: Tier III
An alternative and more elaborate approach to calming traffic and denoting the locations of dwelling units, or locations that are important for drivers to take note of can be done by building gardens and trellis structures to bring attention to these areas. Permeable pavers, celebrated entries, and planting vegetation are all visual cues to motorists that signify the necessity to take caution when traveling the alley.
Fig 119: permeable pavers, gardens, and trellis entries
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Fig 120
104
Part III: Design Proposals – User Manual I was inspired by the elaborate extent to which Alley Allies had taken their ‘toolkit’. It was not short of information and ideas; however, it fell short of legibility and ease of usability by the reader. My intention with the user manual was to create a document that would be easy for the user to navigate just by looking at images and following diagrams that would lead them to understanding how to start alley improvement projects on their own. The following pages include glimpses into the content of the manual. Take note that several pages were removed and reformatted to fit elsewhere in this book and some pages in the manual do not appear in this book.
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Cover Page
The Manual
Getting Started The Alley Improvement Manual was made in such a way that takes the complex processes that drive bureaucratic and individual design decisions and turns them into easy to understand and address at both the personal and community scale.
How do I use the manual? The manual can be used as a research tool, or it can be used as a guide for improving your alley. It is broken up into three sections that are designed to help provide as much information as possible without the side effect of boredom or being overwhelmed. Part one familiarizes you with alleys from a practical standpoint to help you move smoothly through the other two chapters.
YOUR
Part two is in place to get you thinking about ways to approach your community, create implementation plans, and preview projects that the community members of Concordia have envisioned. Part three is here to provide some additional tools to aid in brainstorming and establishing a foundation for moving forward.
Improving communities and alleyways
Table of Contents
Part ONE: Understanding Your Alleys Introduction
01
Improvement Impacts
03
Existing Alley Types
09
Part TWO: Community Design
107
11
Community
11
Alley Naming
13
Phasing
15
Fence Standards
19
Pavilion + Committee
23
Tiers + Vision
25
Case Study
39
Part THREE: Resources Extras
Fig 121
01
41 41
Introduction
Visions Go with-the Fence FlowStandards - Flowchart
What is a flowchart? The flowchart is designed to help you identify two things: the stakeholders’ position in the project and what positions the stakeholders should start planning for.
I don’t know where I am!
ALLEYS
determine existing determine existing alley type alley type
improved
STAKEHOLDERS STAKEHOLDERS
DESIGN
who is involved who in theis involved in the potential project? potential project?
explore processexplore and process and design solutionsdesign solutions
stakeholders
DESIGN
PHASING PHASING
no phasing
design vision
OUTREACHOUTREACH
BUILD
no phasing
stakeholders
approved design vision
approved
FINALIZATION FINALIZATION
students
students
grants
grants
∙3.5 miles of fair alleys ∙4% of Portland’s fair alleys are in Concordia
∙3.7 miles of poor alleys ∙5% of Portland’s poor alleys are in Concordia
∙7.2 miles of fair to poor alleys ∙9% of Portland’s fair to poor alleys are in Concordia
phasing
pro bono
pro bono
unapproved
Use the icons to identify your alley!
good construction
celebtration!
fair
poor
celebtration!
Alley identification process neighborhood neighborhood association association
design vision unapproved
unimproved
∙4.8 miles of good alleys ∙6% of Portland’s good alleys are in Concordia
The level of access your alley has can help determine the limitations in realizing your vision. These should be the starting point for narrowing down your alley type. Each icon correlates with a degree of access - see the key below for reference
construction
overgrown
BUILD
consider options consider for options for discover resources discover to resources to realize your project realize your project throw an alley party throwtoan alley party to planning + phasing planning + phasing help complete visions help complete visions one step at a time! one step at a time! celebrate all thecelebrate hard workall the hard work
phasing
overgrown
Poor Condition 31% are overgrown or poorly maintained
Alley Summary 76 miles of alleys in Portland 12 miles of alleys in Concordia 15% of Portland alleys are in Concordia
design vision
improved
Fair Condition 29% are driveable, sometimes walkable
*good condition alleys may be accessible, but may still benefit from the intent of this manual
Fear not! Exactly where your project is may not be a part of this chart. The chart highlights major thresholds in your project and it is likely you are somewhere between thresholds.
ALLEYS
Good Condition* 40% are landscaped or hardscaped
volunteers
volunteers
unimproved
Some alleys are unique, and some are a collection of features found around many alleys -- don’t let this confuse you! They are real alleys in Concordia used to explain the general, and some specific, features that can be found. Pick the type that best resembles the one you wish to work on.
the three common the three typescommon of types stakeholders of are stakeholders those who are thosedesign who vision starts designtovision get complicated starts to get complicated the decision to the phase decision a to phase efficient a outreach efficient can outreach be can the previous be steps the previous help to steps throw help atoparty tothrow celebrate a party all to celebrate all alleys that can alleys be classified that can be classified are directly affected are directly by theaffected by when the various visions when various and opinions visions are and opinions project are is oftenproject determined is often determined crucial to larger crucial projects. to larger projects. realize the construction realize the ofconstruction the work of put the into work creating put into creating are: improved,are: overgrown, improved, overgrown, alley intervention. alley to intervention. simplify, to simplify, shared -- it can shared be difficult -- it to can getbeeveryone difficult to get everyone by financial capacity. by financial typically capacity. typically each component each ofcomponent the your of the vision. whether your vision. it is anwhetherbetter it is an alleys and better enhancing alleys and enhancing and unimproved. and these unimproved. three these three this flowchart portrays this flowchart them portrays to them agree on one to agree idea. itonis one important idea. to it is important projects to that have projects multiple that have multiple vision can require visiona can lot ofrequire aindividual lot of project individual or a group project or the a group community the experience! community experience! alley types fall alley undertypes eitherfall under either as tenants who as wish tenants to make who wish to accept make this process accept as this oneprocess that is iterative as one that is iterative stakeholders are stakeholders at a scale are at a resources, scale including resources, money, includingproject, money, construction project, can construction be can be residential or business residential or business improvements improvements to get the best outcome to get thepossible best outcome possible that benefits from thatphasing benefits from phasing time, and skill time, and skill easiest from previous easieststeps from previous steps
2
108
AlleyAlley Improvement Improvement Impacts Impacts
Community Design - Who are designers?
How will alley improvements be beneficial?
Who owns the alleys?
There are two broad categories that address alley improvements: community culture and property value.
Technically speaking, Portland Bureau of Transportation (PBOT) owns alleyways. However, funding to maintain alleys is limited and it is law that residents adjacent to the alley maintain the first half beyond their property line. This makes it hard because time and money is put into maintaining something you can not call your own.
Community Culture The primary mission of this manual is to help residents and businesses of the Concordia neighborhood create socially productive alleyways.
What is community design? Vision by the community. It refers to two primary concepts: work that individuals or groups can do, and large scale community visions that are translated and executed by professionals such as architects, engineers, and builders.
Why bother, then? Coming together with your neighbors to improve the alley not only gives the collective group a sense of ownership but it also improves their pride in the alley. Having pride in your alley is the result of knowing that your hard work and efforts in collaboration have been worthwhile -- this also lets outsiders know that the alley is taken care of and deserves respect.
Property Value Property values increase dramatically when the adjacent alleys are well maintained.
How does this manual help improve alleys?
It is an open ended concept where, in the case of this manual, small improvements such as seating and flowerbeds qualify as community design.
What about examples of community design? There are a wide array of implementation that can be done at the individual and collaborative scale.
What if I want to own the alley?
These goals are achieved by using this manual as an outline; the governmental and individual resources and strategies for alleyway improvements will become transparent to the community. Through transparency, the community will know what is available to them to efficiently maximize their improvement potential. The results are socially productive and environmentally responsible alleyways while increasing property value.
Purchasing alleyways is definitely a possibility. Contact PBOT to obtain the appropriate forms required to start this process. While it may be hard to convince adjacent homeowners to extend their property to the alley it can be done and may remove limits to what can be done. Things to consider: Does it disrupt existing access to nearby residents? Are there any utilities that will conflict with potential plans? Blurs the line between public and private to passersby
...but why is it a big deal?
Tactical [contingent] Urbanism: Individual This refers to the idea of grassroots with a focus on quickness and affordability. The added word contingent is inclusive to the common shared value between people.
What an alley is NOT
This manual, and the products that come from following it, are intended to make Concordia alleys a social model to be adopted by other alley neighborhoods in Portland.
Alleys are not thoroughfares! They are not intended to be used to connect primary or secondary routes. Alleys are meant to be used for accessing property. This is important when discussing improvement visions with neighbors.
Providing the residents with a sense of ownership or pride is an important part of creating better alleys.
Green Alley in Detroit: Collaborative The Green Garage Alley in Detroit, MI is a perfect example of how adjacent tenants can collaborate to make their vision of a sustainable and publicly designed alley come into reality.
Alleys are complaint driven! Alleys are in a unique position where rules are hard set but not enforced until the rules being broken become problematic. See pages 11/12 for ways to improve your alley using ‘tactical urbanism’. 3
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ers?
Design - Naming your alley
Phasing - Planning out your project
My alley already has a... wait a minute!
What does phasing mean?
As a resident you may know that your alley does not have an official name. Google has assigned your alley a name based on the streets adjacent to it. If you would like to name your alley then this is the page for you.
Typically, phasing is the integral implementation process for realizing larger scale projects. When up front resources or funding is minimal it is common to generate a plan for implementing your vision one major piece at a time.
Should my vision be phased?
How to name your alley community design: identify needs
problem solving
civic + university
design and build
what is missing?
identify obstacles
find partnerships
realizing goals
The most intuitive way of deciding if you should phase your project is by looking at the total cost. If your project is expensive then breaking it up into monetary installments will help with saving for funds, material purchases, and time for labor.
Naming your alley is a process underway as of May 17th, 2015. It uses a competition and voting model to determine what the names are. The name ideas are provided by the community and voted on by the community. For more information please follow this web address: bitly.com/AlleyContest
It is important for all neighbors to work together to decide on what factors drive the need for phasing. It is less common for individual scale projects to be phased, but each project is different and identifying your project restrictions and resources is the best way to determine how you should proceed.
Naming process Temporary signs to be installed near major alley intersections to grab the attention of community members and promote the competition. Voting to be done by the end of Summer 2015 (see the above link for details) Alleys signs to be fabricated by Portland State University students. planted dumpster for seating
rubber boots hanging garden
upcycled pallet seating
Considerations Historical themes to stay connected with the culture of the neighborhood. Get artists involved to develop creative standards that reflect the creative nature of Portlanders.
bollards + permeable pavers
customized bricks
approachable storefront
Make scholastic connections to be inclusive to both younger and older generations.
Vision
Alley Analysis
Phasing
public space parties, seating, play structures, artwork
existing conditions document current conditions of the alley
traffic access permeable, ADU access, parking
quick improvement refine the vision into a manageable concept
after design visioning and alley analysis have taken place it is time to start planning how your project will be phased into reality.
natural systems linear park, garden, bioswales, habitat
large investment refine the vision into a manageable concept
This step can become timely and requires a lot of participation from everyone involved.
Make connections with local businesses for additional support. 12
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Phasing - Illumination Example
overall project completion
Without Phasing clean-up
o ct m proje
lighting
Phasing example: Lighting
not enough momentum pavers
seating
artwork
parties
maintenance
pavers
seating
artwork
parties
maintenance
Below is an outline on what phasing may look like in a scenario where lighting improvements are desired. Keep in mind that these examples are not set fixed rules and your imagination is encouraged when exploring lighting opportunities for your alley.
tum men
With Phasing clean-up
Phase one - What can I do? lighting
Phase one: hanging string lights Hanging string lights is affordable and easy to do. It increases the soft lighting in the alley and helps to deter unwanted activities in the alley.
Asking yourself what you can do now is a great first step for making changes and can inspire neighbors to collaborate to make bigger changes.
entum mom ject o r p project completion - phasing versus no phasing
Phase two: path lighting By installing path lighting the alley appears more occupied and the sense of place is more apparent. This is a strong step towards making the alley look maintained and cared for.
Phase two - What can we do? Getting together with your neighbors to explore opportunities for a more permanent and powerful intervention. It is important to make sure the integrity of the improvement is strong and phase two is the first step in this process.
The diagram above is a fictional scenario showing the typical outcome of effective phasing versus lack of phasing. Without properly planning your project the success of alley improvements can quickly become hindered.
Phase three - What’s next? If your group is ready for phase three then looking into resources such as grants, fundraising, pro bono work, etc... are important to help maintain momentum. Do not underestimate the power and resources that come with students!
Projects of different scales and types require different resources and result in specific phasing considerations.
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Phase three: dedicated lights It is possible to have street lamps installed in your alley for a fee to Portland Bureau of Transportation. The cost to operate can be split among residents and the service is completely maintained by the city of Portland.
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Fence Standards
Fence Standards - Examples
How do fences enhance community? Fences have the potential to provide neighbors with the opportunity for interaction. However, most fences currently act as an opaque barrier that limits the amount of interaction and isolates private yards from the public alleys.
Perforated Steel
Height to transparency ratios
To some residents it is important to distinguish what is private and what is public. This section deals with maintaining a hard line that states public versus private but also allows for positive engagement with the alley and your neighbors.
As fences reach heights that exceed visibility for average height people the amount of transparency should increase. For a fence that exceeds six feet the transparency should be no less than 15 percent for reasonable visibility. As the height of the fence decreases so does visibility and the minimum transparency increases. For example a five foot fence allows for malicious behavior but with 40 percent perforation said activity becomes visible to residents. See the next pages for examples of these ratios.
The role fences play now... Various crimes such as vandalism, drug abuse, disorderly conduct, theft, and so on are more concealed when sight to the alley is obstructed by fencing. Fencing obscures criminals from seeing into your yard, but also provides cover when fleeing in scenarios where fencing does not deter from malicious behavior.
minimal perforation with slight visibility
Offset Bricks
...height and transparency?
Generating a standard for alley fences
Fences typically exceed the height of a person which prevents access and sight into private property.
The following standards were developed to respect the long time residents who oppose the homogenization of their neighborhood while also providing everyone with the creative freedom to express their contribution to the alley’s culture.
While private property is concealed, so are malicious activities in the alley. In order to avoid providing targets of theft multiple residents should agree to the standard to increase visibility of the alley which will deter criminals from using the alley as a space for unwanted behavior.
Creating visual connection is the primary goal of the fence standard and only two guidelines are suggested in order to achieve alley improvement goals. Height Transparency
removed bricks allow fewer gaps with more visibility
Wooden Louvers
generous visibility and narrow enough to prevent intruders
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Extras - Alley Design Template
Design template - made easy
Horizontal Rods
Please refer to the adjacent page for a sample of how the design template is intended to be used. Each grid square is equal to one foot. The template represents a 10 foot wide by 50 foot long alley. The sample shown to the right is a rough version of the linear park vision which can be seen on page 32. basic modern rod fence with gate
Staggered Slats
staggered slats that reveal alley activity
Operable Fences
swiveling fences to increase visibility and interact with the alley
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This template is intended to convey ideas and therefore blocking in generic shapes to represent how the alley can be experienced is the best use of the template.
Conclusions The greatest victories come from challenging yourself.
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List of Figures Figure 01: Map of Portland’s alleys Figure 02: common alley condition Figure 03: Beginning stages of alley improvement Figure 04: Bicycling in Portland http://www.travelportland.com/ Figure 05: Portland food carts http://bbandm.wordpress.com/ Figure 06: Brewery in Portland http://www.thrillist.com/ Figure 07: Fire dancing performance artist http://www.pommietravels.com/ Figure 08: Film culture in Portland http://www.travelportland.com/ Figure 09: Crystal Ballroom http://www.travelportland.com/ Figure 10: PDX Alley Sweeper 2015 http://www.asphaltandrubber.com/event/ Figure 11:Ladd’s Addition alley Figure 12: Graffiti mural on art gallery https://kaysbirdclub.wordpress.com/
Figure 17: Creative LIttle Garden ibid. Figure 18: Top view of alley improvement http://www.modemedia.com/ Figure 19: Alley length view http://wwww.greengaragedetroit.com Figure 20: Alley building view ibid. Figure 21: New Day improvement http://www.depave.org/ Figure 22: Opal Garden improvement ibid. Figure 23: Capitol Hill improvement ibid. Figure 24: Map of Portland’s alleys - Concordia Figure 25: Concordia’s alley locations Figure 26: Percent of owner/renter occupied map Figure 27: Median income map Figure 28: Zoning map Figure 29: Type I alley condition _1
Figure 13: Annotated pinup presentation
Figure 30: Type I alley condition _2
Figure 14: Crime diagram across Portland’s alleys
Figure 31: Type I alley condition _3
Figure 15: Creative Little Garden http://www.nydailynews.com/
Figure 32: Case study of type I alley
Figure 16: Creative Little Garden ibid. 117
Figure 33: Type II alley condition _1 Figure 34: Type II alley condition _2
Figure 55: Pavilion site analysis elevation Figure 35: Type II alley condition _3 Figure 56: Pavilion site analysis plan Figure 36: Case study of type II alley Figure 57: Installed pavilion elevation Figure 37: Type III alley condition _1 Figure 58: Installed pavilion plan Figure 38: Type III alley condition _2 Figure 59: Active launch day of pavilion Figure 39: Type III alley condition _3 Figure 60: Truck transporting pavilion Figure 40: Case study of type III alley Figure 61: Early morning installation _3 Figure 41.0: First visitors of the pavilion - out of towners Figure 62: Child enjoying the paint Figure 41.1: Middle band of the pavilion under construction Figure 63: Older participants Figure 42: Foreign students posing in the pavilion Figure 64: Street artist painting stencil Figure 43: Celebrated mural between the north and south bands Figure 65: Female participants Figure 44: Early morning installation _1 Figure 66: First participants Figure 45: Married couple filling out survey [see alley type III] Figure 67: Finger painting Figure 46: Process image of workspace Figure 68: Climbing on the roof Figure 47: Newly installed pavilion before visitors arrived Figure 69: Passersby being interested Figure 48: Visitors interacting with pavilion Figure 70: Portland father with infant son Figure 49: Brennan Aitken-Gantz helping with construction Figure 71: Girl with chalk Figure 50: Fenestration showing gas lines Figure 72: Family participating Figure 51: Participants Figure 73: Upcycled pallet wood planters Figure 52: Still frame from time lapse footage Figure 74: Pavers and planter clusters Figure 53: Early morning installation _2 Figure 75: Trellis and semi-covered spaces Figure 54: Reid Weber, Scott Burns, Brennan Aitken-Gants and Greg Antons Figure 76: Perspective of trellis and semi-covered spaces 118
List of Figures: Continued Figure 77: Branching access from a winding path Figure 78: Landscaping and sculpture installation Figure 79: Planters and periodic pavilions with seating Figure 80: Perspective of planters and periodic pavilions with seating Figure 81: Redirecting downspouts to alleys Figure 82: Downspouts redirected to swales in the alley Figure 83: Rain collection structure with scupper + planters Figure 84: Perspective of rain collection structure with scupper + planters Figure 85: Simple configuration of two plant stations Figure 86: Hoop greenhouse with planter stations Figure 87: Slatted pathway walls and formal greenhouse Figure 88: Perspective of slatted pathway walls and formal greenhouse Figure 89: Movies projected on a detached garage Figure 90: Seating for a bigger audience Figure 91: Permanent structure, seating, and concessions Figure 92: Perspective of permanent structure, seating, and concessions Figure 93: Detached garage Figure 94: Pop-up tent for providing a clear point of sale Figure 95: Tall tables, kiosks, seating, and planter boxes Figure 96: Perspective of tall tables, kiosks, seating, and planter boxes Figure 97: Mailboxes installed along the alley 119
Figure 98: Book shelves installed to contain several books Figure 99: Reading nooks and in-wall book shelves Figure 100: Perspective of reading nooks and in-wall book shelves Figure 101: Kids playing in the alley Figure 102: Play structure and soccer nets Figure 103: Skate ramps, tunnels, and climbing areas Figure 104: Perspective of skate ramps, tunnels and climbing areas Figure 105: Gravel improvement on alley Figure 106: Implied topographical lines of an alley Figure 107: Permeable pavers adjacent to an ADU Figure 108: Perspective of permeable pavers adjacent to an ADU Figure 109: Simple string lights on a detached garage Figure 110: Path lighting adjacent to an ADU Figure 111: Solar powered light structure Figure 112: Perspective of solar powered light structure Figure 113: Contemporary cable fence with steel posts Figure 114: Perforated fence Figure 115: Operable fence with staggered steel panels Figure 116: Perspective of operable fence with staggered steel panels Figure 117: Pathway using a different material for pedestrians Figure 118: Triangular chicane with seating or parking
Figure 119: Permeable pavers, gardens, and trellis entries Figure 120: Perspective of permeable pavers, gardens, and trellis entries Figure 121: Various pages from the user manual
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