The Pearl District

an urban neighborhood

Kate M Washington March 2012

Introduction
The Pearl District is a world-renowned icon of urban renaissance, straddling gentrification and revitalization with delicate balance via the incorporation of New Urbanism in its evolution. The Pearl is a young neighborhood, only 20 years old in its most recent incarnation. Its modern persona is heavily influenced by the tenets of New Urbanism, which prizes mixed-use, walkability, diversity, human scale (see Photo 15) and conservation (Calthorpe 2010:15). Well-designed urban neighborhoods should operate as networks that increase social capital for their residents. The influence of these ideas on the development of the Pearl is apparent in nearly every block. At the street-level, buildings display visual variety, the neighborhood boasts small parks and small schools, several buildings have LEED status (meaning they are designed to use fewer resources) and residents benefit from a variety of food, entertainment, civic involvement, transportation, employment and home options.
Photo 1

The Pearl is a small, downtown neighborhood. It is located in the northwest quadrant of Portland, OR nestled between Downtown, the Willamette River and the Northwest neighborhood, encompassing approximately 100 city blocks and covering 245 acres (Comerford

The Pearls 13th Ave warehouses are now a Historic District, filling old buildings with retail, restaurants and homes

2011:61). Its boundaries are formed

by W Burnside Street on the south and NW Broadway to the east. The Fremont Bridge frames the north end of the Pearl, becoming the Interstate 405 Freeway that cradles its western

boundary. The Pearl District Business Association (PDBA), however, draws the Pearls boundaries a little wider. According to the PDBAs map, the Pearl extends four more blocks north, three blocks further west and two blocks further east (PDBA 2010:4). The softer boundaries of the neighborhood are NW 9th Ave to the east and Northrup to the north. Development is not as dense beyond those streets, therefore few people venture any further east or north. Unlike the boundaries discussed in Streetwise (Anderson 1990:54), the borders of the Pearl are not defended, they are very permeable. However, like the boundaries in Streetwise, people on the other side differ economically. To the west, in the Northwest neighborhood, people are wealthier and to the east, in Old Town, people are poorer, as if the Pearl represents a place on the wealth continuum from the river to the hills. The Pearl is an industrial neighborhood that has evolved into an urban neighborhood. Originally part of the 1869 Couch Addition, the neighborhood housed rail yards, warehouses, breweries and a residential development around the North Park Blocks. As transportation patterns increasingly shifted away from rail and toward automobiles and highways, the district emptied. Around the mid-20th century, its low rents attracted artists and business start-ups, the risk-oblivious first wave of spontaneous gentrification that Duany refers to in Three Cheers for Gentrification (1996:2). By the end of the same century, the Pearl was the focus of multiple urban design studies, committees and commissions intent on creating a dense, walkable, multiuse neighborhood that would epitomize the concept of urban renewal. Several people and organizations have been involved in the Pearls successful evolution. The foremost leader of the Pearls planning is the award-winning Hoyt Street Properties. In 1994, Hoyt, in cooperation with the City of Portland, began development of 34 acres with the primary goal of bringing high density housing to the neighborhood (see Photo 2). To date, Hoyt

has developed 11 multi-level residential communities and coordinated the retail space on the ground floors of their buildings as well as the Pearls park development, making the company responsible for overseeing one of the largest urban developments in the country. Tiffany Sweitzer, president of Hoyt, has participated in the Pearls two-decade evolution. Sweitzer is a member of the Urban Land Use Institute and the Congress for New Urbanism, which explains the neighborhoods dedication to its principles (PDBA 2010:23-24). Another factor contributing to the Pearls unique development strategy is its inclusion in the River District Urban Renewal Area (RDURA). The RDURA was created by the Portland Development Commission (PDC) in 1998 with the intention of developing high-density, mixeduse urban residential neighborhoods. The RDURA oversaw the re-development of the Brewery Blocks, the development of the Pearls three parks, the addition of the 10th and 11th Street Portland Streetcar routes and the financing of over 1,000 low income housing units (PDC 2012). Since approximately 1994, none of the Pearls growth has happened spontaneously nor independently. Every detail has been designed and overseen by professionals with very specific ideas about what makes an excellent urban neighborhood. The Pearl is now firmly in the hands of Duanys risk-aware (the investors and economic gentrifying force) and risk-averse (the renovators and physical gentrifying force) (1996:2) who have a vested interest in improving both property values and quality of life for Pearl District residents. As a result, residents of the Pearl enjoy a geography of opportunity that raises their social capital by providing access for all to communities of opportunity with good schools, public services and economic prospects (de Souza Briggs 2005:8).

Race & Social Class

Table 1: Demographics Changes in the Pearl District and Portland The Pearl Portland General Information 1990 2010 % Change 1990 2010 % Change Total Population 629 5993 852.78% 437319 574083 31.27% Homeowners 3% 39% 36.00% 53.01% 54.98% 1.97% Median House Value N/A $373,213 N/A 130,590 $227,135 73.93% 1 Median Gross Rent $321 $737 129.60% 437 $1,053 140.96% Social Class College Degree or Higher 19% 50% 31% 25.20% 42.39% 17% Professional/Managerial 15% N/A N/A 29.2% 24.65% -5% Population Below Poverty 62% 22% -40% 12.80% 8.50% -4% 1 Median Household Income $8559 $40,149 369.09% $25,592 $52,294 104.34% Race White/Non-Hispanic 85% 88% 3% 83.10% 75.58% -8% Black/Non-Hispanic 8% 3% -5% 7.50% 6.28% -1% Asian 3% 8% 5% 6.4% 7.42% 1% Other race/two races or more 4% 1% -3% 6.40% 8.17% 2% Ethnicity Hispanic 3% 4% 1% 3% 9.97% 7%
1-Adjusted for inflation (2010) 2-http://www.portlandonline.com/oni/index.cfm?c=35280&a=58064 3-http://www.clrsearch.com/Portland_Demographics/OR/ 4-http://2010.census.gov/2010census/popmap/ 5-http://www.portlandmonthlymag.com/external/neighborhoods/index.html 6-http://www.movingtoportland.net

Table 2: Pearl District Demographics Population 2010 % of Population Total 5997 Male 3117 51.98% Female 2880 48.02% Under 18 289 4.82% 20-24 305 5.09% 25-34 1792 29.88% 35-49 1673 27.90% 50-64 1269 21.16% 65+ 639 12.15
1-U.S. Census Bureau, 2010 Census

The Pearl District is a growing, racially homogeneous neighborhood that defies its rich urban appearance with a surprising amount of poverty. Compared to the city of Portland, the Pearl is less diverse, but generally representative of the citys overall distribution of races and ethnicities. It is a white neighborhood, meaning that more than 80% of its residents are white, with no more than 10% of any other race (Friedman 2005). As shown in Table 1, the total population of the Pearl in 2010 was only 5,997 (barely 1% of Portlands total population), which is, however, a significant increase from its 629-person population at the neighborhoods current inception 20 years ago. The neighborhood has remained consistently white over the past 20 years. In contrast, its black population has decreased slightly, while the percentage of Asians has increased slightly.
Photo 2

The Pearl District is also a young neighborhood with regard to its demographics. Nearly one third of Pearl residents (29.88%) are 25 to 34 year olds, followed closely by 35 to 49 year olds (27.90%) and 50 to 64 year olds (21.16%). This information may explain why the median

More studio and 1 bedroom units, affordable for young students and professionals

household income is $12,145 less

than the rest of Portland: a significant portion of the Pearl is either in the early stages of their careers or of an age to still be attending college. Half of the residents, however, have already earned a college degree.

The Pearls median household income of $40,149 marks it as a middle class neighborhood. Most residents of the Pearl are renters (61%) who pay $316 less than other Portlanders per month in rent despite higher home values in the neighborhood. A surprising 22% of Pearl District households are below the national poverty line (which is $18,530 for a family of 3) compared to only 8.5% of households city-wide. However, the 2010 percentage of households below the poverty line is 40% less than in 1990. Despite their lower incomes, residents enjoy a very high quality of life because, contrary to the national trend, those shaping its growth value the tenets of new urbanism and invest in strategies to create a diverse neighborhood even at the risk of upsetting the stability found in more homogeneous communities (Jonas 2007:1). The negative effects of poverty can be mitigated by careful integration in small increments (Duany, 1996:4) and one way the Pearl is advocating for diversity is the inclusion of low income housing units. Nearly a quarter of the neighborhood lives in affordable housing units scattered throughout the neighborhood (Hughes 2011). While this has not disrupted the racial homogeneity of the neighborhood, it has the potential to impact the economic homogeneity and create opportunity for conflict between the interests of renters and owners over resource reallocation (Spain 1993:157). As owners tend to be more established, invested and likely than renters to participate in civic involvement such as the PDNA, low income neighbors benefit once again from the New Urbanism values of the people shaping the neighborhood. Observation of the neighborhood shows a low level of social integration. Observed racial integration reflects demographics in Table 1 with a majority of white people, few black people and more Asians than blacks. Most people seem to use public spaces alone or in pairs, with family groups, but rarely for meeting in groups larger than two or three unless children are involved. Children and dogs seem to be the most useful opportunities for interacting with other

people. At Sisters Coffee, the only observed spontaneous interaction centered around a toddler who was there with its mother, meeting up with its grandparents. At Jamison Square, an off-leash dog sparked an interaction between a man and two women when the dog ran up to the man as he tried to eat food (Linte 2012). Interactions are more likely to happen at Jamison Square because Tanner Springs prohibits pets and is not designed as a childrens play space, however, both parks create cosmopolitan canopies, neutral social settings where people of all walks of life are welcome and spontaneous interaction is possible (Anderson 2004:21). The Lovejoy Starbucks hosts a great deal of interaction on the weekends as patrons who seem to be regulars use the space as a hang out. Few if any racial interactions were observed in the parks and cafs. The decreasing black population combined with decreased poverty and increased income, education level, home values and rents would indicate gentrification except that there was barely a population to speak of 22 years ago. One might argue that the first wave poor artists were run out by development, but this was not accomplished through the equation of disinvestment that typically accompanies gentrification (Gibson 2007:5). Therefore, the Pearl District is less a gentrifying neighborhood than a revitalizing neighborhood.
Photo 3

Children play in Jamison Square, creating opportunities for interaction

Education
Table 3: Education Statistics for Chapman Elementary School and Portland Public Schools School Data (2010-2011) Chapman PPS % English as a second language 3.30% 9.10% Student/teacher ratio 18.9 16.72 % teachers w/ MA or higher 69.50% 68.30% % eligible for free lunch 27.20% 37.15% % dropouts 0.00% 5.40% % enrollment by race/ethnicity White Black Hispanic Other Total Minority 71.70% 4.60% 7.50% 16.2% 28.30% % who do not meet standards for Reading Math reading & math Chapman PPS Chapman PPS Grades 3, 4, 5 <5% 15% 19% 32%

Table 4: Education Statistics for West Sylvan Middle School and Portland Public Schools School Data (2010-2011) W Sylvan PPS % English as a second language 2.20% 9.10% Student/teacher ratio 23.45 16.72 % teachers w/ MA or higher 57.40% 68.30% % eligible for free lunch 11.20% 37.15% % dropouts 0.00% 5.40% % enrollment by race/ethnicity White Black Hispanic Other Total Minority 77.50% 2.10% 7.70% 12.70% 22.50% % who do not meet standards for Reading Math reading & math W Sylvan PPS W Sylvan PPS Grades 6, 7, 8 <5% 21% 6% 34%

Table 5: Education Statistics for Lincoln High School and Portland Public Schools School Data (2010-2011) Lincoln HS PPS % English as a second language 1.30% 9.10% Student/teacher ratio 21.81 16.72 % teachers w/ MA or higher 73.3% 68.3% % eligible for free lunch 10.28% 37.15% % dropouts .4% 5.4% % enrollment by race/ethnicity White Black Hispanic Other 75.3% 3.9% 7.9% 12.9% % who do not meet standards for Reading Math reading & math Lincoln HS PPS Lincoln HS PPS Grade 11 6% 20% 12% 31% SAT Scores Reading Math Lincoln HS PPS Lincoln HS PPS 598 516 597 502

Total Minority 24.7%

Photo 4

The few Pearl District children scattered throughout Portlands public schools benefit from excellent extracurricular education as well as the high socioeconomic status of their classmates. As shown in Table 2, as of 2010, less than 5% of Pearl residents are children. A further breakdown of the data reveals that 173 are younger than school age, 66 are elementary school aged, 27 are middle school aged and 55 are high school aged. Considering 14% of Portland children attend private school (Marthens 2011), an estimated

The playground for the Head Start classrooms in the ground floor of the Ramona Apartments

100 Pearl District children attend public

school. Unlike most Portland neighborhoods, the Pearl has no public schools within its boundaries. As recently as 2011, the neighborhood added two head start classrooms located on the ground floor of the new Ramona Apartments (see Photo 4), but the only other school in the neighborhood is the Emerson Charter School. Children who are not enrolled at Emerson or other private schools attend Chapman Elementary, West Sylvan Middle School and Lincoln High School, which are outside the Pearl. As a result, the quality of education is not a direct result of any neighborhood effect in the Pearl. As shown in Tables 3-5, the Pearl Districts public schools compare favorably with Portland public schools. All three schools have lower rates of English as a second language,

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fewer students qualifying for free lunch, higher test scores and 25% of the students are minorities. This means that most teachers and students are able to work in English and not have to accommodate a slower learning pace, most students are financially secure, the student body is fairly homogenous and most students have access to help learning how to test well. On the other hand, in two very important categories, these schools vary from Portland Public Schools average. Chapman has an equal student/teacher ratio, while West Sylvan and Lincoln have higher student/teacher ratios which may impact the quality of education and the teachers availability to work one on one with students. Also, while Chapman has an equal number of teachers with a Masters degree or higher, West Sylvan has a lower number, which may impact students at a critical juncture. However, Lincoln has a higher number of teachers with a Masters degree or higher, which may compensate for the higher student/teacher ratio (PPS 2011). What the tables do not show, though, is the schools extraordinary extracurricular programs. Chapman Elementary school offers a free computer club, chess club, book club and garden club. After school fee-based programs include the Young Players Acting Workshop and the Young Rembrandts Drawing Program as well as classes in Mandarin Chinese, Spanish and French. Friendly House offers childcare before and after school on a sliding fee-based schedule and Chapman is partnered with Legacy Health and ESCO to support enriching opportunities. West Sylvan students participate in the Talented and Gifted program (TAG) and 6 th graders from five different feeder schools attend East Sylvan separately from other grades in order to adjust and develop class spirit. West Sylvan is also a magnet school for a Spanish immersion program. Lincoln High School, Portlands first and oldest high school, continues the Spanish immersion programs and also offers an International Baccalaureate Diploma as well as an International Studies Center (PPS 2011).

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Crime
Photo 5

Crime in the Pearl District today is very low, an expected effect of a dense, walkable, mixed-use neighborhood. However, as Figures 1 and 2 show, it was not always such a safe place. Not until 2000 did the crime rate begin to approach Portlands average. This is because

The less-developed north end is where most crime occurs

until the effects of Hoyt Street

Properties developments began to take hold in the neighborhood (eg, higher population, more pedestrians, greater civic involvement), the streets were largely lined with empty buildings, a prime location for overflow from Old Town/Chinatowns homeless population and historically high crime rate. As Hoyt exerted influence over the neighborhood, crime dropped until, today, the Pearl is a much safer place to live with crime rates only slightly higher than the rest of the city. Most Pearl District crime occurs in the north end of the neighborhood, which is less occupied (see Photo 5) and more likely to receive vandalism and theft because there are fewer eyes on the street.
Fences protect cars of wealthier neighbors in the more developed central blocks of the Pearl Photo 6

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Photo 7

The Pearl District has a strong neighborhood association that actively campaigns for livability priorities such as garbage cans, public toilets (see Photo 9) and pedestrian safety, while encouraging year-round use of the neighborhoods public spaces and a sense of investment in

The Portland Mounted Police regularly patrol the neighborhood, generating interaction and interest

the community that lends itself

toward a low crime rate. While there is no neighborhood watch program, the Pearl has a Graffiti Busters group that tackles graffiti on a regular basis and the PDNA hosts bi-annual Polish the Pearl events where the community gets together to pick up trash, sweep the sidewalks and maintain the blocks. The neighborhood also benefits from housing the Portland Mounted Police stables. Mounted officers regularly patrol the neighborhood and their horses engender welcome and interest from residents (see Photo 7).

Fig. 1: Crimes against Persons in Portland and the Pearl, 1993-2009 (per 1000 residents)

Fig. 2: Crimes against Property in Portland and the Pearl, 1993-2009 (per 1000 residents)

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Neighborhood Amenities
Table 6: List of Neighborhood Amenities in the Pearl Neighborhood Parks North Park Blocks Waterfront/Naito Parkway Tanner Springs Jamison Square The Fields/Dog Park Schools The Art Institute of Portland Willamette University Pacific Northwest College of Art Aveda Institute Portland Emerson Charter School Head Start classrooms

Transportation Portland Streetcar Bus systems Sidewalks Parking structures & on-street Parking

Grocery Banks Fitness 24 Hour Fitness Several pilates studios Several yoga studios LA Fitness Banner Bank Key Bank Umpqua Wells Fargo West Coast Bank Albina Community Bank Whole Foods Safeway (w/ pharmacy) Rite Aid (w/ pharmacy) Pearl Market (Convenience) Penzeys Spice Cash & Carry 9th Ave MiniMart (Convenience)

Miscellaneous Zimmerman Community Center Pearl District Neighborhood Association Pearl District Business Association Mounted Police Post office Laundromats & dry cleaners Public restrooms

Culture/Entertainment The Armory Theatre The Museum of Contemporary Craft Several art galleries

Services outside the neighborhood Legacy Good Samaritan Medical The Benson Hotel The Mark Spencer Hotel Churches Childpeace Montessori MAX Yellow Cab gas station Union Station

Dog Services LexiDog Boutique & Social Club Dogstar Hotel Dog-friendly restaurants Pearl Animal Hospital Dog Park Pet waste stations

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Photo 8

In accordance with the principles of urbanism, the Pearl District boasts a rich array of amenities that both enrich the lives of residents and attract outsiders who come to sample the urban lifestyle (see Table 6). The design for the Pearl calls for a triad of parks that fulfill different needs for

Tanner Springs, framed by the Fremont Bridge, provides a quiet, dog-free environment

the community: a plaza, a

contemplative park and a park for running and picnics. To date, Tanner Springs (see Photos 8 and 13) and Jamison Square (see Photo 3) have been completed and ground breaking ceremonies were held in March 2012 to begin construction on the third park. The Fields, at the north end of the neighborhood, will include a large lawn, a childrens playground and a dog park (Classen 2012:6-7). The North Park Blocks along the Pearls east boundary remain from the original immigrant neighborhood. Lined by tall trees, the park consists of five blocks of lawn with benches, a playground and statues. As outlined in the RDURAs goals, the Pearl relies on resources outside the neighborhood and is careful about which businesses it brings in. Pearl
Public toilets are an important part of enjoying public spaces Photo 9

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residents visit Legacy Good Samaritan Medical Center for medical care and rely on Portland Fire & Rescue Station 03 for emergency response (both are located in the Northwest neighborhood). The absence of certain types of businesses is also notable. Chipotle and Quiznos are as close as the Pearl gets to fast food, underscoring neighbors preference for healthy, locally owned restaurants. Also, check cashing businesses, largely associated with areas of poverty such as the neighborhoods discussed in Kozols Savage Inequalities (1992), are nonexistent in the Pearl. This is indicative of the communitys commitment to mitigating the effects of poverty within their neighborhood. Finally, a gas station is easily accessible on 16 th Ave (in Northwest), but the lack of gas stations in the Pearl indicates the low demand, likely due to the comprehensive public transportation system in place.
Photo 10

Residents of the Pearl access multiple modes of transportation to get where they are going. Not only does the neighborhood have wellmaintained sidewalks for pedestrians (the neighborhood has a Walk Score of 95), it also has a well-designed system of one-way and two-way

The Portland Streetcar runs through most of the Pearl, providing connections to the MAX network

streets that accommodate vehicles and

bicycles with clearly marked lanes, signage and lights. Parking is available at parking structures and on-street where drivers pay at solar-powered meters that accept credit and debit cards as well as coins.

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Well-planned bus routes maximize commuter time and accessibility, but the jewel of the Pearls transportation system is the Portland Streetcar (see Photo 10), an electric trolley that travels north on 10th and south on 11th and is currently free throughout most of the neighborhood. The Portland Streetcar gives residents access to the entire length of downtown Portland and links commuters to the MAX lines in Downtown. In September 2012, the Streetcar Loop Project will join the east and west banks of the Willamette, but end the free zone upon which many poorer residents rely (Portland Streetcar 2011).
Photo 11

Dogs are a significant addition to the lives of many Pearl District residents. Particularly in the central blocks, a pedestrian cannot go more than a couple blocks without seeing a dog or three out for a walk. The Pearl is very accommodating of dogs, providing an off-leash dog park as well as dog hotels, salons, boutiques and dog-friendly condos and apartments. Some restaurants even have dog-friendly menus (Puro 2012:16). In order to keep up with the waste from all these animals, the PDNA has installed more than a

Pet waste stations provided by the PDNA

dozen Fido House Deluxe pet-waste stations,

which provide baggies and disposal (see Photo 11). Dogs seem to be well-tolerated in the neighborhood, which is a typically white interpretation of the urban dog dilemma discussed in Doggie Tales (Sentinel News 2008). Even businesses that have no dogs signs posted make no protest when a customer enters with a

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dog and if fellow customers are put out, they do not speak up. One place from which dogs are explicitly prohibited is Tanner Springs because their presence and waste would upset the environmental balance of the park (see Photo 8).
Photo 12

The Pearl District hosts a huge number of food options. There are two grocery stores in the Pearl. Whole Foods (see Photo 12) is located at the south end of the neighborhood in the Brewery Blocks and Safeway is located at the north end, a couple blocks shy of the current development

Whole Foods caters to a more affluent clientele

boundary. A Rite Aid on 10th Ave

serves as a pharmacy in addition to the Safeway pharmacy and two convenience stores fill in the gaps. Penzeys Spice is a specialty store that sells spices and Cash & Carry, a few blocks north of Safeway, is a warehouse-type store that sells food and restaurant supplies in bulk. The Pearl also features scores of restaurants, bars, brewpubs, bakeries and cafs to satisfy any craving. They are available in a range of affordability. In addition to physical amenities, Pearl District neighbors benefit from the efforts of community services. The PDNA began in 1991 as a foot patrol to address crime and now influences the quality of life in the Pearl by weighing in on building design, cleanliness, transportation and security. The PDBA promotes the neighborhood as a destination, cultivating retail, dining, art and entertainment. Zimmerman Community Center provides child, adult and family programs as well as a community garden. The Jean Vollum Natural Capital Center hosts a

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globally and environmentally conscious marketplace and event space within a restored, LEED Gold certified building. Finally, the Portland Pearl Rotary Club, in the area since 1975, endorses high ethical standards among its members, which, in turn, benefits the community at large.

Conclusion
The Pearl District is deceptively affluent. One might argue that it is an enclave for yuppies. Like the neighborhoods in Urban Enclaves, the neighborhood is abundant with resources to support a dense concentration of people with money to spend on an affluent
Tanner Springs ringed by apartments with beautiful views

Photo 13

lifestyle (Abrahamson 2005). At

first glance, it is an upscale neighborhood characterized not by large houses and huge yards, but by a wealth of loft-style homes, expensive retail and waterfront views. While these elements exist in the Pearl, upon closer examination, they appear to be less definitive than one might assume. The primary characteristic that prevents the neighborhood from being categorized a yuppie enclave is the diversity of household incomes. The Pearl includes a variety of incomes ranging from those who can afford million dollar condos to those who live in subsidized housing. One might also argue that it is a gentrifying neighborhood based on the amount of urban renewal it has enjoyed over the past couple decades. The story of the Pearl is very similar to that of the Village in Streetwise (Anderson 1990): a rundown historical neighborhood is discovered

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by a small group of non-mainstream people who create an enclave of Bohemian values only to be invaded by developers who know a good investment property when they see it. However, the Pearl developers did not routinely demolish housing stock, they updated existed buildings where possible (see Photo 1). Further, their development did not displace thousands of people, nor did it create a more polarized community. In fact, developers in the Pearl have sought to embrace diversity, accessibility, conservation and human scale, focusing more on revitalization than gentrification. This has attracted a great deal of interest nationally and world-wide, making it an attractive option for investment, media and relocating businesses (see Photos 16 and 17). The Pearl has a busy future in store. Completion of the Streetcar Loop will spur housing development within the Central City. As a result, the Pearl will probably see a final push to develop the north end of the neighborhood as well as pressure to keep housing affordable. Increased housing and population will likely reduce the crime rate in the northern Pearl as it creates more eyes on the street. There will also be more pressure to create housing to accommodate families so that as families grow, they do not have to move out of the Pearl due to lack of affordable 2-3 bedroom homes. Two residential buildings are slated for completion in 2012 and a third is on the drawing table, but none feature those necessary larger units. As development tends to drive up prices, making it difficult for residents to continue to afford to live there, the Pearl will need to focus on keeping the neighborhood an affordable home for those already in place. The designers of the Pearl will continue to implement the values of New Urbanism, which will, in turn, continue to create a high geography of opportunity for residents by raising social capital through access to good schools, public services and economic prospects.

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Gallery (Photos 14-17)

14: The Pearl is a high density neighborhood, getting more use out of an acre than most

15: Human scale in planning creates spaces that break up the imposing nature of large buildings

16: The Pearl is a popular site for filming TV shows such as Leverage and Grimm, putting it on the maps of nation-wide viewers

17: The Pearl attracts international business. The Meier & Frank Warehouse is being renovated for Vestas, a Denmark-based green energy company

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References
Abrahamson, Mark. 2005. Urban Enclaves. New York, NY: Worth Publishers. Anderson, Elijah. 2004. The Cosmopolitan Canopy. The ANNALS of the American Academy of Political and Social Science. 595(14): 14-31. (Retrieved from Sage Publications on December 14, 2011.) Anderson, Elijah. 1990. Streetwise. Chicago, IL: University of Chicago Press. Calthorpe, Peter. 2011. Urbanism in the Age of Climate Change. Washington, DC: Island Press. Classen, Allan. 2012. Fields Park construction about to begin hopefully. The NW Examiner, February 2012, pp.6-7. Comerford, Jane. A History of Northwest Portland from the River to the Hills. Portland, OR: Dragonfly Press. Duany, Andres. 2001. Three Cheers for Gentrification. The American Enterprise 12:36. Explore the Pearl. 2011. The Pearl District: An Urban Gem Renewed. Portland, OR: The Pearl District Business Association. Retrieved January 25, 2012 (http://www.explorethepearl.com). Friedman, Samantha. 2005. Neighborhood racial integration in U.S. Metropolitan Areas, 1980 2000. Population Association of American conference paper. Gibson, Karen J. 2007. Bleeding Albina: A history of community disinvestment, 1940-2000. Transforming Anthropology 15: 3-25.

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Hughes, John. 2011. Twenty Percent of Housing in the Pearl is Affordable. Retrieved March 19, 2012 (http://www.politifact.com/oregon/statements/2011/nov/18/tom-hughes/20-percent housing-portlands-pearl-district-really). Jonas, Michael. 2007. The Downside of Diversity. International Herald Tribune, August 5. Retrieved August 5, 2007 (http:/www.iht.com/bin/print.php?id=6986248). Kozol, Jonathan. 1992. Savage Inequalities. New York, NY: Harper Perennial. Marthes, Susan. 2011. Portland Private Schools. Retrieved March 19, 2012 (http://www.movingtoportland.net/schools/private-schools). Portland Development Commission. 2011. River District Urban Renewal Area. Retrieved March 18, 2012 (http://www.pdc.us/our-work/urban-renewal-areas/river-district.aspx). Portland Public Schools. 2011. School Profiles. Retrieved March 12, 2012 (http://www.pps.k12.or.us/schools). Portland Streetcar. 2011. Portland Streetcar Loop Project. Retrieved March 19, 2012 (http://www.portlandstreetcar.org/node/11). Puro, Emily. 2012. The Dog Days of Winter. Explore the Pearl, January/February 2012, pp.14-17. Sentinel News. Doggie Tales. The Sentinel News. September 30, 2008. Spain, Daphne. 1993. Been-heres versus come-heres. APA Journal. Spring(1993): 156-171

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