Identifying the Challenge
We are interested in exploring systems that can help re-engage blighted properties as opportunities for adding value to the communities in which they are located. Mayor Bill Peduto’s ‘Policies to Change Pittsburgh’ recognizes that nearly 20 percent of properties in Pittsburgh are vacant or abandoned. Concentrated in different neighborhoods around the city, blighted property cause a drain on municipal services and reduce the value of properties around and has other devastating effects to the community like increased crime, lack of business development, and the destruction of key neighborhood relationships like trust, self-image, and community.
For this project we are looking at activities which can quickly and easily be implemented, but can potentially have long term social impact. The communities themselves are central to our design ideas and goals: the initiatives we would like better supported are a more successful community engagement in the design process of urban space, an easy access to vacant lots by community leaders, which have not been initiated in the formal process of acquisition/development, and for the community to transform blighted property so that they become useful parts of the community.
Vacancy County in Pittsburgh – PDF
Lessons to be Learned
While the legislation for the Pittsburgh Community Land Bank aims to address policy issues related to the management of blighted property in the city, we hope to learn how to engender mutual trust within a community through the collective design and use of a physical space, what residents of a neighborhood value and how they perceive blighted properties and their potential, and how to design and envision tools for access to members of the community. As a result of our work, we hope that owners of blighted properties will be more engaged in their properties on behalf of the communities in which they exist, and that residents will be more actively engaged and self-determining in how blighted properties exist within their communities.
Economic, Political and Cultural Approaches
There are a number of entities in existence that deal with the issue of blight. They include The Pittsburgh Land Bank, the URA, land trusts, community development corporations, and GTECH. From our initial review of the work that these organizations are doing, the focus, or guiding principle, seems to be investment towards capital and/or social value that increase the sustainability for entire communities and their community members. We are interested in a design-based solution to blight that is centered on creating social investment towards an increase in the social value for communities.
GTECH has been a great catalyst for addressing the issue of blight in the city of Pittsburgh. They have realized both on the ground work, collaborating with CDCs, and systematically by creating a Neighborhood Ambassador program that creates point people within communities that directly address blighted lots that have been a problem within their community. Moreover, they have collaborated with the county,City and URA on expediting the acquisition process of vacant lots and are now advocating for the Land Bank legislation, which will make the acquisition process easier and systematic. Finally, they have worked with foundations, design consultants and the community itself to advance the design and development of sustainability initiatives in vacant lots after their acquisition.
On the higher systems level, they are working in collaboration with the Pittsburgh Greenspace Alliance, to create a “Vacant Lot Toolkit” which will help streamline the legal process of acquisition and development. This tool will assist significantly in dispersing the knowledge around the legal issues of vacant lots and ultimately educate communities on how to start on their own projects by taking over vacant land affecting them.

We identified that currently there is a significant amount of work that is being realized in the city relating blighted and vacant lots that could enhance the social and economic situations of some neighborhoods. In fact, most of this work is focused on vacant lots without any buildings. As identified by GTECH:
“Vacant Lot – a parcel of land completely void of any structures. These parcels result from absentee landlords and tax lien accumulation. These lots are either unkempt or maintained by municipal authorities.”
But what about blighted land that includes old infrastructure and vacant buildings? There are very few incentives for repurposing old abandoned building structures through policy or any other social initiatives. Much more than their vacant lot counterparts, blighted structures can attract more criminal activity and deteriorate to the point that they impose serious health and safety issues for the community. We believe there is space for us to work in the realm of repurposing vacant buildings in the short term through community-based design initiatives so that they can become a beneficial part of the community in the long run. These existing approaches for repurposing vacant lots in The City can greatly inform our efforts and can provide us with important information about the possible pitfalls, opportunities and short-term success on the way. While our focus becomes the redevelopment of vacant buildings in neighborhood, we can also use them in a way that could empower communities and create stronger connections between community members and the issues that matter to them.
In other words, policy from the level of expedited land acquisition processes and systematic thinking is as needed as community empowerment by means of the urban space in which they inhabit. We are currently trying to evaluate both approaches and find a middle ground. GTECH is working on making a ‘Vacant Lot Tool Kit’ and reworking the vacant lot literature from a systemic level. On the ground, we are evaluating and visiting the neighborhood of Wilkinsburg as a base for community data collection and place-based policy understandings. Looking at the local approaches that have been practiced in that neighborhood can give us great insight not only into how communities can be built around vacant lots and blighted property development but also as to how these can be integral parts of community development.
Design, Policy and Market Context
We believe that blight and vacancy is a reinforcing event that affects low income neighborhoods negatively. More vacancy creates more distress, and more distress leads to people moving out, hence increasing vacancy. However, instead of addressing the issue as a problem, we are hoping to reveal both to the city and the respective neighborhoods the inherent opportunity for community development that lies in vacant structures. While the Land Bank Legislation just enacted might take a while to take into effect and the current lengthy legal process for land acquisition and remediation discourage communities from ever realizing project, we have tried to think of how can citizens claim problematic blighted property in their neighborhoods and turn them into useful solutions.
We have identified certain policies and design practices in place that can become useful tools for our project design; some of them being less implemented than others. Firstly, Pennsylvania’s Law of Conservatorship, which was enacted in 2008, is now being more actively pursued in Pittsburgh since Spring 2013. Under this Law, “Blighted and Abandoned Property Conservatorship” gives the opportunity for local organizations, municipalities and citizens to deal directly with blighted properties that have been an issue in the community for a long time and that the owners do not care to take responsibility for. Under this act, a solicitor can ask from a judge to appoint a responsible person or party (conservator) to take care of an abandoned property, stabilize and rehabilitate it, in the case that the actual owner is not willing or able to deal with it.² This Act is fairly new and it could be worth examining how it can be used in a meaningful way for creating added value for the community through the conservatoship of unclaimed, blighted structures. Working with the assumption that all acquisition or demolition for new use processes are quite lengthy and time demanding, we think that this act might be able to significantly shorten the period of time within which the communities can get access to some of those properties.
Other programs and practices that are currently happening in Pittsburgh and should be of consideration to our group are the URA’s Facade Improvement Programs as well as the Pop-Up businesses movement that creates short-term placemaking opportunities.The Pittsburgh Land Bank, enacted in April of this year, will completely change the legal processes on dealing with blight and vacant. Even if the program is not in place yet and will need significant amount of time to stabilize, we need to keep in mind how it will affect our proposed system in the future.
Finally, by aiming to use abandoned buildings as a way to benefit the community in place and create stronger social structures based on mutual trust within a neighborhood, we believe that it is critical to consider issues of ownership. Towards this direction it might be helpful to better understand the Land Trust and other Cooperative legal structures that work around issues of blight, vacant property, and community interests.
Tracking Success
If we are to truly approach this issue using a methodology that combines policy and design practices, we also must realize that our project does not have a clear end-date. Certainly, we are working with a timeline set by the academic calendar. At the end of the semester, grades are due, and we will no longer share time and space within the walls of our classroom. However, these realities do not mean that “impact” can be measured neatly at this time or that the success of our efforts will be easily readable as classifiable results. We are attempting to do something innovative with this project, and innovation always involves an experimental element. Yet, this is not a scientific experiment. Our project is a deeply human undertaking, and, as such, we might not be able to determine the success or failure of our efforts on such a short term basis.
Based on the plan we have so far for engaging a local community in our project, their desire to take it up and make it their own will be the measure of our success. We are hoping to design a model for short-term use of a blighted or vacant buildings space that can actually influence the future of blighted or vacant spaces throughout that community on a long-term scale. Since policy and law move quite slowly when it comes to dealing with blighted properties and doing something of value with them–this is part of the problem–it might be some time before we actually know the future of the space we have invested in, let alone similar, surrounding spaces. A large part of our goal is to help local communities have an increased level of control and agency in deciding how vacant space is developed in their communities. If we have succeeded, we will begin to see those community members have an impact as well, on their own terms.
Therefore, our process must involve constant iteration. We will need to look again and again at what we are doing, evaluating the level of positive community response our actions are having in that moment, and then projecting those actions two to three years down the line. What will our present model look like then? If we are unsure that our present actions will lead to the future goal, we will need to adjust that model and test it again, always with an eye toward future impact.
To help us in making such evaluations concrete and tangible, we will be using some of the methods included in Lucy Kimbell and Joe Julier’s “Toolkit,” The Social Design Methods Menu: In perpetual beta, particularly the “Outcome Matrix” and the Blueprint.”
Project Timeline

Team 2 Project Timeline – PDF
At this stage in the design process, the project timeline remains abstract and speculative as we try to find specific topics to focus on, the appropriate stake holders, and the actual details of our design solution. Nonetheless we can interpret the timeline for the project superimposed to that of the class and create a time framework for how to proceed forward with the project for the rest of the semester. Early in the project development our team members got together in order to identify and research the relevant components of how the Land Bank legislation worked, how blighted infrastructures have affected Pittsburgh communities and what possible sets of solution could be drafted given our particular set of goals of community driven development, increase of social value, and a useful redevelopment process for a community to acquiring land for make short term urban solutions. This stage is represented by the black area in the Timeline. Moving to red, the place on the timeline in which this brief was drafted on, we have met with relevant professionals that have worked on this field and that gave us great insight into how these systems work and what is currently being done to address them. This process has allowed us to obtain several leads where we can start to place ourselves in a social and economic context to the issue of blight in The City.
Now, as we are getting ready to identify specific communities and start drafting relevant design solutions we move toward the yellow. Here, the interactions within our team in terms of building meetings and environments that conduce easy flow of creative design solutions are important as well as creating meaningful, holistic, and concrete design solutions to our topic of blighted structures and neighborhood empowerment. It is in this area where our timelines moves into drafting specific solutions, proposing concrete projects, and thinking about how to implement them both to further our team goals and advance our project ideas. The are is big because in this space we are bouncing on ideas, developing other, and finding what solutions work. The space between design and development, then, represent a place where we would have to assess our solution, analyze the relevant policy and economic implications and understand how community relationship will be affected. At the ‘Implementation’ phase most of the effort is on developing the project itself and gaining valuable insight that can help us reiterate, modify, and reassess.
In the end, when we approach blue, we have made sure that our final submission doesn’t only accommodates the original goals of the group as a whole, but can also be regarded as a relevant attempt for a design solution to the issue of blight on communities around Pittsburgh, as well as a way that community members can start to engage with the urban environment in a different way.
Resources:
1.GTECH 2006, Vacant to Vibrant: A guide for revitalizing vacant lots in your neighborhood <https://gtechstrategies.org/wp-content/uploads/2013/10/VacanttoVibrant.pdf>
2. Housing Alliance of Pennsylvania, Conservatorship Handbook, How to use Conservatorship to Address Blighted and Abandoned Property for Allegheny County Community Leaders, Spring 2013.<www.housingalliancepa.org/sites/default/files/resources/ConservatorshipManual_Pgh_AllegCo-final.pdf>
3. Kimbell, Lucy and Joe Julier. The Social Design Methods Menu: In perpetual beta. <http://www.lucykimbell.com/stuff/Fieldstudio_SocialDesignMethodsMenu.pdf>
– Team 2