research paper

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ENG 102

Final Research Paper

4,347 words

Research Paper on Sustainable Low- Income Housing

The most successful, long term, low-income housing projects are those that use

sustainable design and address the social, cultural, and economic needs of residents.

Traditionally built low-income housing projects are associated with high crime rates and

high mortality rates among the residents who live in them. They do not provide for the

needs of residents, resulting in many of the problems these low-income housing projects

face today. These problems range from endangerment of human life, psychological

afflictions due to the high stresses that are endured by residents, disease epidemics caused

by overcrowding and unsanitary living conditions (in combination with a substandard

public health system,) and rejection from the greater community based on the stigma

traditional low-income housing projects have generated. Sustainable, or “green” design

offers many solutions to the problems housing projects present today, including healthier

living environments, high efficiency utility systems that result in lower bills for residents,

safe recreation areas for common use, a sense of community within the project as well as

with the greater community, and aesthetically pleasing environments to live in. Building

with sustainable materials alone will not alleviate the problems traditional housing has,

but must combine elements of sustainable design with residents’ needs. By implementing

sustainable low-income housing projects with residents’ need in mind, the developers,

residents, and the community as a whole will benefit.

Low-income housing projects that are sustainably designed are intrinsically better

than traditionally built housing projects for a variety of reasons, including the benefits

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they provide to a wide range of people. Residents of low-income housing projects that are

sustainably built can benefit in a myriad of ways. Sustainable design incorporates energy-

efficient and water-conserving technologies in the buildings as well as in the appliances

of these buildings. As a result many low-income residents of sustainably designed

housing developments benefit from lower utility bills. Techniques, like designing spaces

with a number of large, well insulated windows are aimed to cut down on electricity costs

(Brooke, Cohen, Hampton). In a joint study done by New Ecology Inc. and the Tellus

Institute looking at 16 sustainably built housing projects it was found that, “occupants

would save an average of $12,637 in utility costs over the life of each home,” (Cohen).

They also found that the buildings studied were able to save up to 50 percent more on

energy costs, up to 20 percent more on water, and also save 20 percent more on

electricity costs (Cohen). In Seattle, Washington, sustainably built [green] low income

housing projects have been developed using “systems, appliances, lighting fixtures and

landscaping that save money and water, low-fume paint and carpeting, and durable

materials that do not have to be replaced as often” (Cohen). Residents benefit from low

utility costs, and housing developers and owners benefit with government subsidies,

lower operating costs, and buildings that are sturdier than those traditionally built for low

income housing (Marin; Cohen). Because of all these benefits, residents in sustainably

designed housing projects are likely to stay in the project for a longer period than those

living in traditionally built projects.

A community with a sustainably designed project often views the project in a

more favorable light than they would a traditionally built housing project, enabling

residents to become part of the community instead of being treated as pariahs (Marin).

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Studies show that people living in sustainable housing projects move less frequently, and

have positive feelings about their homes. Susan King, a principle at the architecture firm

Harvey Devereaux in Chicago commented on the benefits to the community and to

residents that come with a green housing project, saying, “In cases where the developer

promotes the green aspects of a building to the community and also educates the people

who live there on these features, the building starts to be known for these qualities. This

can start to override the stigma often associated with low-income housing and even

serving as a point of pride for those who live there” (Marin).

Green housing projects also provide a healthier living environment than

traditional housing projects (Marin). A Cornell study, comparing over 200 low-income

and mid-income children in upstate New York focused on the effects of living conditions

on health, and found that the poorer children were five times as likely to suffer from

environmental stresses which lead directly to health problems (Public Health;

Overcrowded and noisy living conditions may contribute to bad health). “Researchers

examined crowding, noise and housing quality for the sample of 8- to 10-year-olds and

found that the levels of stress hormones measured among the low-income children were

consistently higher, indicating those children were under physiological and psychological

stress.” Sustainable low-income housing has the effect of reducing these environmental

stressors because it inherently incorporates the issues of occupant well-being as much as

it incorporates green building materials into design. In 1990 the New York Times ran an

article on the skyrocketing rate of epidemics in the inner cities since the 1980’s. Urban

poor, the residents of inner cities, are living in what reporter Elizabeth Rosenthal terms

“islands of illness” (Rosenthal). “In Newark, Dr. Beatriz Arpayaglou is a pediatrician

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with the University Hospital in Newark's Children's Health Project, which sends medical

teams to low-income housing projects in vans fitted like medical offices (Rosenthal).

"We're seeing scenes here straight out of underdeveloped countries, diseases that haven't

been seen in the United States since the turn of the century," said Dr. Arpayaglou”

(Rosenthal). Poor nutrition, overcrowded living conditions, and exposure to disease

carrying pests are all factors which contribute to the health crises of the very poor,

especially poor children (Rosenthal; Acevedo-Garcia; Spielman).

Most people who live in government subsidized housing projects also rely on

government assistance for health care. Evidence shows again and again that traditionally

built housing projects in major cities are breeding grounds for disease, plagued with

violence, and terribly stressful for the people who inhabit them. High stress living

environments can add to a myriad of physical problems as well as psychological

problems including depression, and in children behavioral, emotional and cognitive

problems. The toll all of these factors have on childhood development often causes

lasting, lifelong health problems whose expense will almost certainly fall on the

government, and ultimately on the tax payers of this country. On adult we see an elevated

mortality rate compared to the rest of the country, and high rates of cardio-vascular

maladies, related to high stress and poor quality food (Rosenthal; Acevedo-Garcia;

Spielman). Essentially, the traditionally built housing projects our government has used

to house very poor and low-income citizens are costing the government additional dollars

in health care, and costing the residents of these projects their health. The system for low-

income housing our government has implemented is failing on several levels. The need

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for a new approach is evident, and the solutions that sustainable design can offer present

economic, humanitarian, ecological, healthy, and aesthetic improvements to the norm.

In sustainable low-income housing projects, the use of low-fume paint and

carpeting are just two examples of the low impact, high air quality materials that are

being used in these structures. Designers of eco-friendly developments choose to use

green building materials which are naturally less toxic than most of the commonly used

building materials today. These materials have fewer volatile organic compounds,

producing less off-gassing over time. Because of the nature of green building and design,

sustainably built low-income housing developments inevitably provide better air quality

than traditionally built projects (Marin). High Point, a green low-income housing project

in West Seattle, has included 35 homes for families that are specifically designed for

children who suffer from asthma (Cohen). Senior regional program director of

Maryland’s Enterprise Community Partners, Kollin Min states that, “…green building,

which includes everything from conserving resources to improving indoor air quality,

makes sense for low- income housing because it's economical for those with the least to

spare and provides healthier living for those more at risk for respiratory ailments,”

(Cohen).

As sustainable low-income housing projects are received with welcome into

different communities, they act as important catalysts for integration. The segregation of

poor people into predominately poor neighborhoods is a major factor shown to adversely

affect those residents’ health. In 1994, the program Moving to Opportunity (MTO) began

studying very low-income families with children, randomly assigning participants into

three groups. The control group would remain living in public housing, the second group

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was assigned unrestricted Section 8 vouchers, and the experimental group was given

housing vouchers that were only good in low-poverty neighborhoods and were given free

housing-search counseling (Acevedo-Garcia). Educational and employment outcomes,

health, and reliance on public assistance were all documented over the years (Acevedo-

Garcia). “The latest evaluation report by HUD showed that girls in the experimental

group--i.e., those who moved to low-poverty neighborhoods--had improved mental health

and a lower risk of using marijuana and smoking than girls who stayed in public housing.

Adults in the experimental group experienced significantly lower obesity than those in

public housing, and lower prevalence of mental health problems (psychological distress

and depression)” (Acevedo-Garcia). Some of the factors looked at for the reason for these

results were: the effect of higher quality living spaces, lower stress levels from witnessing

or fearing crime, and access to better institutional amenities like schools, healthcare and

childcare facilities (Acevedo-Garcia). The authors also looked at the access residents had

to information on healthy living and eating, as well as access to healthy food. They found

that predominately poor neighborhoods have a higher of incidence of alcohol and fast

food outlets than do wealthier neighborhoods, and very limited access to supermarkets or

groceries that stock a healthy fresh produce. “Residents of minority neighborhoods may

also have fewer opportunities to be physically active, due to higher crime rates and

limited availability of green space, sidewalks and bike paths” (Acevedo-Garcia). The

authors infer that, “diet may be constrained by limited access to healthy foods at the

neighborhood level” (Acevedo-Garcia). In another relocation study, low-income families

were moved into townhouses set in a middle class neighborhood, and the results after two

years “…revealed that adults who moved to low-poverty neighborhoods were less likely

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to be exposed to violence and disorder, experience health problems, abuse alcohol,

receive cash assistance, and were more likely to report satisfaction with neighborhood

resources, experience higher housing quality, and be employed, when compared with

adults who remained in high-poverty neighborhoods” (Fauth). Because sustainable low-

income housing is received more favorably than traditional low-income housing, it is less

likely to be met with opposition in a mixed income community. Therefore, by using

sustainable design to implement low-income housing, the health benefits to the residents

can be twofold: not only will green buildings offer better living conditions inside the

structures, the structures themselves potentially allow them to reside in neighborhoods

that offer a greater social, economic, and institutional supports and services.

Communities in which sustainably designed low-income housing projects are

built can also derive benefits from the projects. Green buildings are not only sustainable,

energy efficient, and good for the environment, they can also be beautiful. In Missoula

Montana, a non-profit organization called homeWORD has been building green projects,

including affordable housing. HomeWORD Board President Chris Allen comments that,

“Green building strategies are coming now to reverse the trend and turn buildings into

much more energy-efficient, healthy buildings that are also desirable" (Robin). The

Community Outreach Center in Missoula actually gets many calls from people who want

to move into one of homeWORD’s new projects, the Northside’s Gold Dust apartments,

but only families who make 50 percent or less income of the areas median income can

qualify to live there. Betsy Hands, a Community Outreach Coordinator, comments that,

"We strive to have beautiful projects. One of the reasons we do that is we want to be

good stewards of public money. And we recognize the fact that this housing needs to fit

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in with the rest of the neighborhood and be a place that people are proud of. Some

residents say that moving into our housing has really lifted them up." In Milwaukee,

Wisconsin, a green project called Highland Gardens has made an excellent contribution

to the community it lies in. Designated as public housing, it was built for culturally

diverse, low-income people in urban Milwaukee. The residents range in age from 18

years old and up, and a large proportion of residents are active seniors, seniors in need of

some assistance, and disabled people (Hoban). The designers used universal design for

accessibility along with sustainable design indoors and out. The 114 unit structure

includes a green roof, and rain garden, both aesthetically pleasing and environmentally

friendly. Green Roofs have been shown to act as excellent insulators, control runoff, and

significantly reduce the urban heat island effect by lowering ambient temperatures

(Monhein). An experimental green roof planted on Chicago’s City Hall has been found to

reduce ambient temperature as much as 78 degrees Fahrenheit, compared to the black tar

roof it sits adjacent to (Yocca). An open courtyard and several rooms for recreation,

including a library, a meditation room, exercise room, and craft room, all enhance

residents quality of life and encourage social interaction. “"In spring, children from the

school across the street come over to help plant flowers. It's a nice intergenerational

experience," remarks Highland Gardens Site Manager Pamela Talbert. Others from the

community are welcome to use the computer room, and encouraged to visit. “Highland

Gardens is the centerpiece of urban renewal for this neighborhood. The building

complements the area and has spurred new construction of single-family homes”

(Hoban).

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In Austin Texas, a program initially intending to teach carpentry to low-income,

at-risk youth was spearheaded by Richard Morgan, who works at the American institute

for Learning (Baker). With a suggestion from the city’s Environmental and Conservation

Services Department, the program instead became a sustainable building program which

now builds green homes for low-income people. "It has positive impacts on the

occupants, the builders and the area," Morgan says (Baker). In addition to providing

green housing to needy people, the program is engaging the community’s at-risk youth in

the process. "It's really exciting," Morgan says. "When they leave our program, they will

have been exposed to all of the trades that are involved in residential construction"

(Baker). Morgan estimates that as many as 40 percent of the program's graduates will go

on to work in construction (Baker).

Another benefit to communities with green low-income housing is the potential

for economic growth. Residents who are spending less on utility bills will have more

money, theoretically being able to contribute more to the economy. If residents of low-

income housing are not stigmatized, they can have better luck finding employment. In

addition, some interesting developments on Wall Street may add to the economic benefits

as well. Sustainable Jobs Corp. is a new venture-capital firm in Durham North Carolina.

Its plan is to invest in environmental businesses located in low-income areas in 24 states

(Rich). “’We have two bottom lines,’ says Mr. Kirkpatrick, president of Sustainable Jobs.

The fund's managers are seeking solid financial returns for their investors; they also will

select businesses committed to creating jobs in economically distressed communities

(Rich). He (Kirkpatrick) says the environmental sector is well-suited to meeting that

social goal because these businesses ‘can create the good, blue-collar manufacturing’ jobs

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needed in low-income neighborhoods” (Rich). With venture-capitalists interested in

creating jobs in low-income areas, the entire population of a community could benefit

from the economic growth that would occur; if there are a significant number of low-

income residents in a community, their very presence could promote environmental, or

eco friendly businesses.

Education is another benefit that green housing can bring to a community.

Sustainable buildings tend to create interest, and there are a variety of programs to help

educate people about sustainable materials and sustainable living. “SD (sustainable

development) can be implemented if it is taken down from the realm of ideas and theories

and seeded into the domain of everyday life, as a real possibility” (Kühtz). This is often

what green buildings do: they stimulate interest, show that sustainability is possible,

practical, and desirable for aesthetic as well as economic reasons.

The environmental benefits to a community with a green building can be several

and varied depending on which principles of sustainability were used in its design. Green

roofs are just one example of the environmental benefits provided by sustainable design.

Green roofs act in a number of beneficial ways, by controlling storm water runoff,

improving air quality, reducing the urban heat island effect, improving water quality (by

acting as a biological filtration system), and by providing amenities and improving views

(Barron). Many green projects incorporate these same actions through unique landscape

design. On Chicago’s South side, the affordable, sustainable housing project Wentworth

Commons was designed to have a low impact on the city’s existing sewer and water

systems: “stormwater management was addressed at this one-acre urban site through the

specification of native or climatetolerant plantings arranged in bioswales and rain

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gardens” (King). As well, the vegetation works in a combined effort to reduce the urban

heat island effect, along with a white roof and highly-reflective paving (King).

Rain gardens are gardens that are designed to capture and clean stormwater

runoff, effectively reducing the amount of pollutants that would otherwise enter rivers

and ground water (Koehne). They also help prevent soil erosion by slowing stormwater

runoff which accumulates as it travels over the plethora of impermeable surfaces found in

an urban environment. As stormwater travels over these impermeable surfaces it collects

both natural and man made pollutants, ranging from fertilizers, pesticides, oil, grease,

heavy metals, bacteria from animal waste, and sediment (Koehne). The Environmental

Protection Agency (EPA) now considers non-point source pollution, (pollution which

cannot be traced to a specific source, like that of runoff) the leading cause of water

quality problems in the United States (Koehne). Wetlands are the natural ecosystems that

have performed the function of water filtration in the past. They improve water quality by

filtrating and reducing sediment, nutrients, and organic and chemical wastes (King, 22).

They also served as breeding sites and food sources for a variety of fish and wildlife

(King, 22). In the 17th century it was estimated that the lower 48 states contained over

200 million acres of wetlands (King, 22). Now we have less than half that number due to

development, and they are partially protected under the Clean Water Act. Despite this, we

continue to lose approximately 300.000 acres of wetland a year to development. The use

of rain gardens, bioswales, and green roofs can help to mitigate the destruction of this

important natural resource, and directly benefit a community by capturing, reducing, and

slowing stormwater runoff, and by naturally filtering out harmful pollutants before they

reach the community’s water supplies.

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When looking at successful housing developments, it is evident that the most

successful developments are those that are designed with the residents’ in mind.

Depending on the residents and their needs, a thoughtful designer can design a project to

provide such things as sidewalks, affordable childcare, and parks which can significantly

improve a resident’s quality of life. Following this same logic, sustainably designed

housing projects are most successful when the social and cultural needs of the people

who will be living in them are taken into account. Sustainably designed housing projects

that are designed with the input and help of the people who will be living in them are

among the most successful, long term projects of this kind. Projects like these can result

in fewer household accidents, less risk for residents, and provide secure social spaces, “an

enormous benefit for children’s physical, mental and social development,”

(Understanding Issues). In the United Nations’ resolution concerning sustainable

development, again and again the importance of “social and people-centered sustainable

development,” arose. The need for “integration at all policy-making levels and at

operational levels,” and that “All sectors of society should be involved in their

development and implementation…” were also stressed throughout the resolution. To

achieve successful sustainable developments it was stated that, “This will require the

involvement of national legislative assemblies, as well as all actors of civil society,

including youth and indigenous people and their communities, to complement the efforts

of Governments for sustainable development” (UN resolution).

The Border Environment Cooperation Commission (BECC) is aggressively

promoting sustainable development along the U.S. Mexico border, with a focus on water

conservation, cleanliness, and sustainably supportable programs for this scarce resource.

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The BECC states that the most well intentioned, well planned projects will fail, “if its

basic nature does not reflect the needs and desires of the people who will manage it”

(Ellman). The BECC reasoning follows that: “since the community ultimately assumes

responsibility and ownership of projects, organization of community members and

incorporation of their suggestions from the earliest stages of project planning are

essential” (Ellman).

Sergio Palleroni, a professor at the University of Washington for twelve years and

now professor at the School of Architecture and Center for Sustainable Development at

the University of Texas, Austin, has a global approach to sustainable design which

involves the future occupants and their cultural needs, and relies on building materials

available locally. A founder of the BASIC Initiative, he has been lauded for his work

with poor communities around the world (Sergio Palleroni). Through several educational

programs Palleroni has worked with students in building homes, clinics, schools, and

other needed structures for and with poor communities (Engineers for a Sustainable

World). “The methods employed by these students use largely waste products to

construct energy-efficient buildings using techniques which can be duplicated by local

residents” (Engineers foa a Sustainable World). His pioneering approach to sustainable

communities based on the needs and resources of the people has won Palleroni numerous

awards over the past two decades.

Residents are happier living in a project that provides for their cultural and social

needs. Sustainable housing that incorporates play and activity areas, and areas for social

interaction are among the most successful. Studies show that projects without recreational

spaces have the highest crime rates at the times when school gets out (Ireland,

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Thornberry, Loeber). Most traditional housing projects do not provide safe, inviting,

recreational areas for children to play in. Traditional projects have a history of being

plagued with violent crime. Although researchers have not been able to adequately

determine if crimes are committed by trespassers or project residents (Ireland), providing

these safe areas in a green housing project can lower crime rates, and enhance a sense of

community among residents.

Sustainable living often means totally different things to an architect than it does

to a person living in the structure this architect designs. Therefore keeping occupant

needs in the forefront of design is the only way to truly create sustainable homes for low-

income people. For example, a high number of single mothers live in government

subsidized housing. Eugene Grigsby III gives us an eloquent perspective, stating, “It is

not reasonable to assume, for example, that a single mother of three children working for

minimum wage can, or should, pay much attention to issues such as building designs that

will attract birds…This mother, as do countless others like her, wants to know where she

can obtain affordable child care and health care. For her a sustainable community is about

the necessities-not the amenities-of life” (Grigsby). Sustainable projects that focus on

providing these necessities will be the most useful, most productive use of sustainable

design principles that can be implemented.

Traditional housing projects are a poor way to implement affordable housing for

low-income people. The high crime rates and early mortality rates associated with these

projects clearly show that there is a flaw in their design, and implementation. “Dr. Harold

P. Freeman, chief of surgery at Harlem Hospital in New York, caused a stir earlier this

year (1990) when he reported in the New England Journal of Medicine that a black man

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in Harlem was less likely to reach 65 years of age than a man in Bangladesh”

(Rosenthal). The wealth of evidence clearly indicates that the needs of residents and the

needs of the community are not being met. Traditional projects tend to neglect these

needs by failing to provide healthy living environments for children (which often results

in lifelong, debilitating health problems) (Rosenthal; Spielman), living spaces that are not

plagued by the epidemics that directly result from overcrowded, unsanitary living

conditions (Rosenthal; Spielman), safe recreational areas for families, seniors, and single

adults that can promote community integration and awareness, nor do they provide safety

from daily instances of violent crime (Ireland, Thornberry, Loeber), and thus, the daily

fear of crime which has been proven to cause higher stress levels which hinder

psychological and physiological health, especially in children (“Overcrowded and

noisy”).

It is clear that government dollars are being poorly spent building traditional

housing projects as opposed to sustainably designed projects. Many of the health

problems which are associated with traditional housing projects are unnecessary and

avoidable (Rosenthal). By using sustainably designed housing, the government can

provide healthier, safer, and more efficient buildings to house low-income people, while

eliminating many of the root causes of illness, disease, and high crime rates.

Because most people who live in government subsidized housing projects also

rely on government assistance for health care, traditional projects are costing the

government additional dollars in health care. The dilemma of low-income residents

forced to live in high crime, overcrowded public housing projects in combination with a

struggling public health system (Rosenthal) can be alleviated by the use of sustainable

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design practices in low-income housing. As the saying goes, “and ounce of prevention is

worth a pound of cure,” and the healthier, safer environments green buildings provide

seems like a logical, necessary solution to the problem. Therefore, I maintain that all

further public housing for low-income populations should be designed with sustainable

principles that focus not only on environmentally friendly structures, but on residents

needs. This is the most practical use of tax-payers dollars, and the most humanitarian

approach to serving the populations of poor people in the United States today.