Draft of Aug 2006 Alberta Business Report
ALBERTA BUSINESS AND ORGANIZATION REPORT
Final Report
August 21, 2006
Daniel Monroe Sullivan
Department of Sociology
Portland State University
Copyright, Daniel Monroe Sullivan
All rights reserved
INTRODUCTION
The Alberta neighborhood has been undergoing a lot of changes in recent years. Some people refer to these changes as “revitalization,” while others call it “gentrification.” Whichever term is used, it is clear that many of the newer residents have more education and higher incomes, resulting in an increase in homeownership and home renovations, and a decline in abandoned houses and vacant lots (see Table 1). There also has been a marked decrease in crime and an increase in businesses opening on Alberta Street, with some now referring to the neighborhood as the “Alberta Arts District.” There has also been a dramatic rise in housing prices and rent, making the neighborhood decidedly less affordable. This has put an economic strain on some residents, some of whom have been forced out the neighborhood. In addition, there has been a drop in African American residents and an increase in whites and Latinos. With all of these changes taking place, the goals of this survey are to see how current businesses and organizations feel about the changes that have taken place on Alberta Street and how they would like it to change in the future.
During May of 2005, 11 students from Portland State University interviewed 88 businesses and organizations (including churches) on Alberta Street. Interviewers attempted many times to make contact in order to insure that our sample was representative of the neighborhood. Of those contacted, the response rate was 92%.
Table 1: Demographic Changes in the Alberta Neighborhood, 1900-20001
1990 2000
Owner-occupied housing units (%) 41 52
Rental housing units (%) 47 43
Vacant housing units (%) 12 6
Median house price $49,1362 $133,585
Median rent $5612 $679
Poverty rate (%) 31 15
Median Household Income $25,9052 $37,918
High school degree or higher (%) 75 74
College degree or higher (%) 11 30
African American (%) 44 25%3
White, non-Latino (%) 46 51
Latino (%) 3 8
Other race (%) 8 15
1: Neighborhood boundaries are formed by NE Killingsworth, NE 33rd, NE Prescott, and NE 15th.
2: Adjusted for inflation. In 2000 dollars.
3: A multi-racial category was added to the 2000 census. It is very likely that some who identified as African American in 1990 changed their identification to multi-racial in 2000. Therefore, the 19 percentage point drop in African Americans from 1990 to 2000 probably exaggerates the actual decline in African Americans.
OPINIONS ABOUT ALBERTA STREET
The majority of respondents feel that Alberta Street is a good (52%) or excellent (24%) place to operate their business or organization. Twenty-one percent rate it as “fair”, while the remaining 3% rate it as “poor.” Not surprisingly, those who feel vulnerable to displacement are less likely to evaluate the street positively. Eighty-four percent of those who do not feel vulnerable to displacement rate the street as “excellent” or “good”, but only 67% of those who feel somewhat vulnerable to displacement and 43% of those who feel very vulnerable.
In evaluating changes to the street over that past five years, an overwhelming majority (83%) feel that, overall, it has gotten better, while 13% feel it has stayed about the same and 4% feel it has gotten worse. By far the most common positive change cited is growth on Alberta Street. Two-thirds of respondents said that they liked the fact that there are more businesses, more
renovations and new buildings and that, overall, there are more people living in the neighborhood and more customers visiting Alberta Street.
One respondent illustrates the view that more businesses on Alberta Street attract more customers to the neighborhood, which end up benefiting all businesses.
“As a business owner…definitely more shops are better for my business. The more shops that open up, everybody’s going to have their own draw and…everybody’s else’s customers, they’re going to find the other shops that are nearby it. So more can only be better for business” (White retail owner, less than five years).
The second most common positive change, cited by 16% of respondents, is increased safety and declining crime. One longtime business owner discusses how he feels safer walking on Alberta Street nowadays:
“Well, it’s gotten considerably better…[I]t’s cleaned up and a lot more what I call ‘friendly faces’ walking up and down the street. And of course 5, 10 years ago, you’d see gangsters walking up and down the street. Now it’s kind of the purple spiky, spiky kind of hair...You get a gang of Black kids walking up and down the street you weren’t sure how many of them were packing some sort of weapon. I’ve basically been told you want to stay away from them because…there’s no predicting what’s going to happen” (White owner of personal services business, more than ten years).
Another business owner feels that the neighborhood’s reputation has changed, and that it is seen as safer now. She recounts how her friends from outside the neighborhood used to react to her living in the neighborhood:
“I moved here from…bigger and more troubled cities and so when I got here I didn’t think too much about living in this neighborhood. But when I had jobs with people from outside the neighborhood…they asked me where I lived. They were like ‘Really, you live up there?’…[I]t’s really changed. They were concerned…to live up there; and I never really saw it as such, but I got that reaction a lot.
She states that even the police were surprised that she lived in the neighborhood:
“I used to get pulled over in my car by the police, and I worked in clubs…so I’d be coming home at 2:30, 3 o’clock in the morning and I’d get pulled over by the police and I’d swear the only reason was because I was White. They were wondering what I was doing over here back then.…[I]t has changed so much, …you used to hear gunshots everyday, every night” (White retail owner, less than five years).
Although most respondents feel that most of the neighborhood changes have been positive, some respondents noted two changes that they have not liked. Fifteen percent state that they do not like the increasing rent. Fifteen percent also do not like the declining diversity. Some express their dislike for this decline by saying that most of the new businesses are white-owned, and others expressed it by saying that they do not like the fact that there are fewer longtime, minority-owned businesses.
In addition to using their own words to describe what they like and dislike about Alberta Street,
Table 2 (on the next page) illustrates respondents’ evaluations of common problems found on commercial streets. By far the biggest problem cited was vandalism and graffiti: 90% said it is a problem (with 42% stating it is a serious problem). Trash in the streets and burglaries/thefts are the next two most commonly cited (80% and 68%). Gangs and police not caring are the two least cited (35% each). Given that the area around Alberta Street is racially and socio-economically mixed, it is important to determine if tension between different groups is a problem. Just about half of the respondents feel they are problems, with most of them classifying them as minor problems.
One artist describes the tension between different groups on Alberta Street as a result of economic forces that he believes no one can control:
“[T]he neighborhood actually racially and ethnically gets along pretty well. …[T]he only tension is a political one; …[A]s the neighborhood is becoming more upscale, more college educated...those on the lower end are definitely feeling the pressure and they’re basically being pushed out of the neighborhood. And as much as…many of us here would love to keep the multicultural element as much as possible, but unfortunately what determines that is outside our control. It’s controlled by economic forces, not by social or political forces. Unless we all decided to get together and pool money to support…the lower-income groups that live here, which is not feasible. That’s the only way it could be done” (White artist, less than five years).
He goes on to state that he considers the tension between the economic groups as minor:
“Minor…and it’s outside of everybody’s control anyway... I mean theoretically if all the businesses that are causing the political problems that those in the neighborhood find it to be so...poofed out (disappeared), their lives would actually go down. And that’s the sad
Table 2: Opinions about Neighborhood Problems (%)
Serious Minor
Problem Problem No Problem Undecided
Vandalism and graffiti 42.0 47.7 9.1 1.1
Not enough affordable space 33.0 27.3 27.3 12.5
Trash in the streets 22.7 56.8 20.5 0.0
Drug dealing 20.5 37.5 29.5 12.5
Tension – economic groups 18.2 36.4 39.8 5.6
Tension – racial/ethnic groups 14.8 35.2 47.7 2.3
Burglaries and thefts 12.5 54.5 20.5 12.5
Loud noises 11.4 45.5 43.2 0.0
Police not caring 9.1 25.0 52.3 13.6
Organized gangs 8.0 27.3 48.9 15.9
Assaults and muggings 8.0 31.8 45.5 14.8
Not maintaining appearance 4.5 46.6 46.6 2.3
fact; they’d have less businesses to go to, the neighborhood wouldn’t be as appealing, their own property value would go under, it would decrease. I mean it’s...all things in life that way have a possible negative aspect to them, and this is just as true of neighborhoods.”
With rent increasing for many businesses on Alberta Street, it is also important to note if affordability is a problem. When asked if the lack of affordability is a problem for Alberta businesses and organizations, 60% believe it is (33% = serious problem, 27% = minor problem). However, in terms of their own situation, only 8% feel very vulnerable to displacement and another 18% feel somewhat vulnerable.
Race and type of business are the two most important factors in understanding respondents’ opinions. In terms of race, Black respondents tend to believe that there are more problems on Alberta Street than do Whites, Latinos, multiracial, and other races. For example, sixty-four percent of Black respondents state that “police not caring” is a problem, as opposed to only 28% of other respondents (see Table A in Appendix D). In terms of tension between different racial or ethnic groups, 79% of Black respondents perceive it as a problem, compared with only 45% of respondents of other races.
The racial characteristics of the clientele produce significant differences in opinions about two problems. Seventy-nine percent of businesses with a mostly Black clientele cite “police not caring” as a problem (as opposed to only 27% of businesses with a mostly White clientele and 29% of businesses with a mixed clientele). Eighty-nine percent of businesses with a mostly Black clientele list “tension between different racial or ethnic groups” as a problem (as opposed to only 47% of businesses with a mostly White clientele and 35% of businesses with a mixed clientele).
In terms of business/organization type, those who operate nonprofit organizations perceive more problems on Alberta Street than do for-profit businesses (see Table B in Appendix D). But if you look at Table C in Appendix D, you will note that the big difference is between Black nonprofit respondents and all other respondents (i.e., Black business respondents and all non-Black respondents). They are especially likely to cite these problems more: drug dealing, organized gangs, assault and muggings, loud noise, racial tension, police not caring, and not enough affordable space for businesses and organizations.
ART AND ALBERTA STREET
Sixty-nine percent of all surveyed businesses engage in some form of artistic expression. Besides Last Thursday (discussed in the next section), over half of all business exhibit art (59%) and nearly half sell art (49%). Nearly one-third (31%) produce art themselves, while 32% advertise artists and galleries. Finally, 25% engage in an artistic endeavor that defies simple categorization, including supporting art organizations financially, encouraging children to engage in art, practicing art therapy, arranging an art show of their staff’s work, providing space for a community mural, operating a bike art program, creating an “anarchic garden area,” and refinishing statues for a grotto.
“Alberta Arts”
The term “Alberta Arts,” which allegedly was created by a real estate agent about five or six years ago, is used widely by businesses, real estate agents, and the Art on Alberta organization (including the walking map they created). Given its wide use, what do people thing of this term? Half of the respondents say that it is an accurate term, while 27 percent say it is not accurate (another 23 percent did not state whether or not it is an accurate term). For those who feel it is an inaccurate term, some claim that Alberta Street is more than just art, while others say that there is simply not enough art on the street to be considered an arts district.
In addition to discussing whether “Alberta Arts” is an accurate term, some respondents also express either strong positive or negative reaction to it. In particular, 27% of respondents felt positively about the term. One respondent quips that, “It’s better than being called the Alberta Ghetto” (white owner of personal services business, less than five years). Although only ten percent react negatively, they are very emphatic about why they do not like it:
“I call this Alberta Street. I think some people like to be, I don’t know if the word’s ‘pretentious’ or not, but they can call it anything they want. Hopefully it stays ‘Alberta Street’” (White restaurant owner, five to ten years).
“I disagree (with this term); actually I strongly disagree. I don’t think it has anything to do with art” (Black nonprofit manager, more than ten years).
“…Just because there is a few art galleries down here… and it used to be low rent so… artists would live here and now its an art district so everything is hiked in price and the street itself can’t support the name” (White retail owner, less than five years).
One artist states emphatically that artists helped created the art scene in the “Alberta Arts” district, but they are not the ones benefiting from it.
“Very few of the artists that were original[ly] here have been able to reap the benefits of this ‘Alberta Arts District’ or ‘Alberta Renaissance’ simply because we don’t have a stake in it. We’re not property owners, we usually have leases and rents…We’re like the Marines… [T]his was a bad neighborhood. I was dodging bullets. It was really dicey… So…the artists go in like the Marines and have to secure the beachhead and then its like, ‘Okay, come in.’ And the yuppies come in and the espresso joint and the sushi and this and that. And the price point goes up, the artists have to…pick up their rucksack and go on to the next beachhead” (White artist, five to ten years).
Last Thursday
Last Thursday is a monthly art event that has grown from a small event started by a few gallery owners in 1997 to one that now involves a multitude of business, organizations, and street vendors and that attracts visitors from all over the city and beyond. Not only do art galleries and studios participate, but so do many nonprofits, retail shops, restaurants, bars, and coffee houses. In addition, the sidewalks are filled with art and food vendors, as well as musicians. Events at the playful and raucous Clown House include live music, mud wrestling, hula hooping, and “bike jousting.”
Of our respondents, 81% are open during Last Thursday and 62% do something special for it. As you would expect, art galleries have lots of activities on Last Thursday: new artist openings, live music, and wine and cheese offerings. In addition, many businesses and organizations that are not galleries do special activities on Last Thursday, including sponsoring magicians and coloring for kids, fund raising (for children’s sports teams, tsunami and Katrina victims), story tellers, slide shows, fashion shows, drum circles, and body painting. Businesses and organizations also use Last Thursday as an opportunity to advertise their products and services, either with a sidewalk table with brochures or an open house. Some businesses and organizations also sell things on the sidewalk that they do not normally sell inside: sno cones, popcorn, and other concessions.
Two-thirds of survey respondents view Last Thursday positively, 17% negatively, and 11% are ambivalent. The remaining 6% have no positive or negative opinions (see Table E in the appendix). Table 3 indicates that race seems to be the biggest determinant of respondents’ opinions: black respondents are half as likely to view Last Thursday positively as are Whites, Latinos, or those in other racial groups (36% vs. 72%, respectively). Similarly, respondents with
Table 3: Respondents Who Rate Last Thursday Positively, by Various Characteristics (%)1
All Respondents 65.9
Race of respondent**
African American 35.7
Other race 71.6
Race of clientele*
Mostly African American 22.2
Mixed 70.6
Mostly White 65.3
Years operating in neighborhood
<1 57.1
1-3 75.0
3-5 60.0
5-10 73.7
10-20 75.0
20+ 37.5
Ownership status*
Owner 47.6
Renter 70.8
Concern about displacement
Not concerned 67.7
Somewhat concerned 66.7
Very concerned 42.9
1: Respondents who have completely positive or mostly positive opinions of Last Thursday.
Note: Asterisks indicate statistically significant differences (**p < .01, *p < .05).
mostly black clientele are much less likely to like it than those with a mixed clientele or a predominantly white clientele (22%, 71%, and 65%, respectively). Another important factor is ownership status: renters are more likely than are owners to view Last Thursday positively. Two other noticeable trends is that those who have operated in the neighborhood for more than 20 years and those who are very concerned about displacement are less likely to view Last Thursday positively.
Table 4 illustrates that a large majority of respondents believe that Last Thursday is (a) good for their business (88.2% agree or strongly agree), (b) good for businesses on Alberta Street (98.2%), and (c) good for the neighborhood (89.9%). Race and type of business are the most important factors in understanding respondents’ opinions (see Table F in appendix). Black respondents, in contrast to whites, Latinos, multiracial, and other race, tend to rate Last Thursday’s influence less positively. Similarly, those with predominantly black clientele are much less likely to view Last Thursday’s influence positively than those with mixed clientele or
Table 4: Last Thursday’s Influence (%)
Last Thursday is good for my business.
Strongly agree 40.0
Agree 41.2
Disagree 14.2
Strongly disagree 4.7
Last Thursday is good for businesses on Alberta Street.
Strongly agree 54.8
Agree 44.0
Disagree 1.2
Strongly disagree 0.0
Last Thursday is good for the neighborhood.
Strongly agree 45.6
Agree 44.3
Disagree 8.9
Strongly disagree 1.3
predominantly white clientele. Nonprofit organizations, industrial businesses, and those with a non-local client base are the least likely to view Last Thursday’s influence positively. In contrast, those who own restaurants, bars, and art galleries are the most likely to view Last Thursday’s influence positively. All other possible explanations (e.g., length of time operating on Alberta St., owners vs. renters, art vs. non-art businesses) are not significant.
Specific reasons for liking Last Thursday. There are three main reasons why respondents like Last Thursday. First, 32% say that that the neighborhood has improved dramatically and they are proud of what they have accomplished with the Alberta Arts district. Second, the same amount of respondents (32%) feels it is good for Alberta businesses, both in terms of increased sales on Last Thursday and, more generally, increasing Portlanders exposure to Alberta Street. The belief is that Last Thursday helps make Alberta Street a destination place for people who do not live in the neighborhood.
“I think it’s great to see so much life out on the street. It’s great for the businesses… Most of the shops on the street here are foot traffic based. So, when we have an event like Last Thursday or the street fair…it fills the street with traffic. That’s wonderful” (White retail owner, less than five years).
“I think it’s great for business,…it really…promotes this area, a lot of people come in from different areas on Last Thursdays” (White retail manager, less than five years).
The third main reason why they like Last Thursday is that it creates a fun, festive atmosphere (30%).
“I just love the kind of…lawlessness about it. People just do whatever they want really. …We’ll put beer and wine out and…we don’t have a license to do that but we don’t care… I have experienced some really kooky stuff, just randomly…whether it be a parade or…really neat art. I just like that about it, it’s kind of unexpected and free-going” (White retail owner, less than five years).
“It’s positive, anything that creates an active street life, a great pedestrian-oriented atmosphere, anything that gets creative activity out in the open and out in the public realm is a positive thing. I would like to see it stay funky, street level, unregulated” (White artist, five to ten years).
Specific reasons for not liking Last Thursday. Despite the majority of respondents having a positive opinion of Last Thursday, there are those who do not like it. The number one reason for not liking it is that it is too crowded, both in terms of the sidewalks and parking (22%). [A few suggested that Alberta Street should be closed to cars on Last Thursday.] Second, some do not like the atmosphere on Last Thursday (11%). Most who do not like the street atmosphere on Last Thursday are African American.
“Last Thursday is generally X-rated, or R-rated…it’s not a family thing. It’s not conducive for family… (Y)ou have people burning themselves, upside down, freak shows or…shock events…very liberal, new age” (Black nonprofit manager ).
“…now I feel like (Last Thursday) was pretty fun, it was kind of cool. This year, it’s not fun for me. (Now there is) the drunkenness, and the filth.…[W]hen it first started it was nice, it was family oriented. It was just fun for the family to get out and not be cooped-up in the hot sweaty house in the summer... Everyone would get out, and it was OK for kids… I understand diversity, and I celebrate diversity, but I think people misuse and abuse what diversity is and they just use it as an excuse to be outlandish and obnoxious… I don’t have to celebrate you walking down the street in a net shirt with no bra on and you’re a female, I don’t have to celebrate that… I know what diversity is, and that is not it…public nudity is not diversity” (Black nonprofit manager).
“People who’ve been around, they don’t really like [Last Thursday]” (Black nonprofit manager).
“It is more for the artsy person. I don’t see African Americans really participating, I don’t think a lot of the items and events are tailored for African Americans” (Black nonprofit manager).
Although most who do not like Last Thursday are African American, there were a few white respondents who also do not like it.
“I hate [Last Thursday]… [T]hese people don’t live in the neighborhood; they just come down to see what the freaks are up to and they drink the free wine and…they generally don’t return” (White retail owner, less than five years).
Finally, some business owners (8%) resent the presence of sidewalk vendors, claiming that they take business away from the galleries and stores.
“It’s in need of some organization because there’s a lot of street vendors and I think it’s kind of lost its upscale flavor. It seems as if there’s just an overwhelming amount of street vendors that are almost competing with the galleries. …It started off as…a way for the people to come see the art in the galleries and now it’s almost as if the galleries get lost in the shuffle and it’s all about the street vendors” (White coffeehouse owner, less than five years).
“Its just a little too funky right now, I mean I can appreciate all the street vendors but…I think the large majority isn’t good quality” (White restaurant owner, less than five years).
ENVISIONING ALBERTA STREET’S FUTURE
Most respondents (86%) are optimistic that Alberta Street will get better during the next five years. Only eight percent feel it will stay about the same and six percent feel it will get worse. To get a clearer idea of what respondents would like Alberta Street to become, we asked what aspects of Alberta Street they would like to stay the same as now and what changes they would like to see.
Stay the same. Respondents state many things that they would like to stay the same as now. However, there are three popular responses. Twenty-seven percent state that they would like the current vibe of Alberta Street to remain the same. Although using different words, many like the casualness, friendliness, and artistic feel to the neighborhood. A number of respondents explicitly state that they do not want Alberta Street to become like the more upscale and regulated Pearl District.
“I’d like it to not get too yuppie. I like the fact that our clientele is a mix of punk rocker types and…more middle class families with children” (White retail manager, less than five years).
“I would love to have Alberta…hold on to that originality and just keep it really… interesting and unique, and…lots of cool art everywhere and just kind of more like an adventure…when you came here, instead of just like your generic…shop” (White retail owner, less than five years).
“I would like the…village feel, the vital pedestrian orientation, as opposed to an…automotive thing… The cast of characters…there’s a lot of characters on the street. I’d like to see them…the eccentricities and the…individualities be a part of it and not be washed away like the Pearl District” (White artist, five to ten years).
Some respondents (23%) also want only small, independent businesses on Alberta Street. They are very adamant that they do not want large companies or chain stores.
“There really is no big business on this street, it’s nice, small, little businesses. We’re all…grassroots people that are just…doing what we can to make Alberta Street into a place that people would want to come to” (White retail owner, less than five years).
Twenty-two percent say that they want the street and the neighborhood to retain its diversity, with some stating specifically that they would like longtime and minority-owned businesses to remain on Alberta Street.
“In an ideal world I would like to see the loans made available to the minorities who live here, so that we can develop some things according to our life as well, and not have to conform to the ‘Hawthorne lifestyle’… We need a spot somewhere in here too…where it could cater to…those of color” (Black nonprofit manager).
“You see a lot of Caucasian white people and families moving into this area...I like to see livelihood on Alberta regardless of what race but I think that the African American community should not be forgotten about and a lot of things should be tailored to them and fit their culture and livelihood and lifestyles” (Black nonprofit manager).
“Well it’s changed mainly from minorities to a white community. If it were up to me, really I’d like it to stay the way it was. I like it to be for the people who live on the street and been here for a number of years, that they’d be able to stay here” (Black nonprofit manager).
“In an ideal world, I would like to see more…diverse stakeholders in the community and that would mean more minority-owned and operated businesses and buildings… I would like to see more of the creative types that made Alberta special in the way that it is, able to actually own and operate on Alberta… I would like to see more of the people who actually own the properties invest into the vitality of the neighborhood and not just take from it” (White artist, five to ten years).
“I…hope to see more stores that do meet the needs of the people who have lived here for a long time so that they don’t feel like their neighborhood is being taken over” (White retail owner, less than five years).
Ideal changes. Respondents also have many ideas of changes they would like to see, including rent control, having more artists/artists-owned businesses, more diversity, and added parking. However, the most common change respondents would like to see is more development (25%): more businesses, customers and renovated buildings, and fewer vacant lots and buildings.
“In an ideal world…[I would like] the growth to continue…and all the abandoned buildings continue to be developed into something where it looks…pleasant, and it can benefit the community” (Black nonprofit manager).
The only other suggestion for change on which some respondents agree is greater community (19%). For some, this means that in general they want a greater sense of community among businesses. For others, it specifically means that they want more business owners to live in and be a part of the neighborhood. For yet others it means that they want more community-oriented services such as social service agencies and community centers.
CONCLUSION
The goal of this study is to take a snap shot of the opinions of businesses and organizations on Alberta Street at one point in time. I have no agenda of either trying to be a cheerleader for or a critic of the changes taking place. I (and my students) simply asked everyone who was willing to participate a series of neutral questions and encouraged participants to be honest in their responses by assuring them confidentiality. I would argue that it is valuable to understand how others on the street feel, especially those with whom you may have limited or no contact. It is a way to begin dialogue.
So what are the main findings? One of them surely is that the majority like many of the changes taking place on the street. Very few respondents like all of the changes, but most participants like the majority of changes and are optimistic that the street will continue to improve. A second finding is that, to the extent that there is disagreement in opinion about Alberta Street, this disagreement falls along racial lines. Not social class. Not gender. Not the number of years operating on Alberta Street. Not whether one’s business or organization is related to art. The main factor that explains differences in opinion is race. Specifically, African American respondents and businesses/organizations whose clientele is largely African American are much less happy with how Alberta Street is changing. What is curious about this finding is (?) that many white respondents embrace the idea of diversity very strongly and (in my opinion) genuinely. There is a general sense that the neighborhood is losing its diversity, especially longtime African American businesses and organizations, and that there is nothing that can be done about it. Some white respondents also lament the fact that few of their clientele are African American.
Is there something that can be done to preserve or even enhance the racial diversity on Alberta Street? I offer a few suggestions below, but I imagine a frank discussion among all relevant (?) parties would produce more insightful steps to be taken. In terms of attracting clientele that better reflects the racial composition of the neighborhood, there are a few obvious steps that could be taken: hire a racially diverse staff from the neighborhood, offer products and prices that are attractive to a range of neighborhood residents, and advertise in diverse venues. Another, perhaps less obvious, suggestion concerns dogs. Although there are some residents and customers who are completely comfortable with dogs, there are others who are less comfortable with or even intimidated by them (even if the dogs are “well-behaved”). Dogs that are tied to poles on sidewalks outside of stores make it impossible for people to walk by or enter a business without making contact with these dogs. Dogs that are inside businesses or in adjacent patios make these places very unwelcoming to some.
The task of preserving or increasing African American businesses and organizations on Alberta Street is even more challenging. There are a few simple steps that can be taken: support local African American organizations and patronize local African American businesses. But other steps may not be so easy. Studies of racially stable neighborhoods in other cities have found that stable racial diversity does not happen naturally. Normally there has to be one or more neighborhood organizations that explicitly promote diversity as one of their main goals. Are there organizations on Alberta Street that promote diverse businesses? If so, do all or most businesses on the street support these organizations? Does the city government (and the Portland Development Commission) support these organizations?
Alberta Street is fascinating, multi-faceted and unique, and it is changing rapidly. Five years from now it will be quite different from the way it is now. I do not know how it will look then, but it will be different. The question is, Will there be much racial diversity left in five years? Is the answer to this question (whatever the answer may be) a forgone conclusion, or can businesses and organizations on Alberta Street have an influence on its outcome? I do not know the answers to these questions, but I think they are questions worth discussing.
The author would like to thank the Portland State University students in the Sociology Master=s Program for their assistance and all of the Alberta businesses and organizations that participated in the study.
Questions or comments can be sent to:
Daniel Sullivan
Portland State University
Department of Sociology
P.O. Box 751
Portland, OR 97207-0751
E-mail: dsulliva@pdx.edu
Appendix A: Characteristics of Participating Businesses and Organizations
1: Years operating in the neighborhood: Less than one year (15.9%), 1-3 years (27.3%), 3-5 years (17.0%), 5-10 years (21.6%), 10-20 years (9.1%), and more than 20 years (9.1%). Number of respondents = 88.
Appendix B: Characteristics of Survey Respondents (%)
Number of respondents = 88.
Appendix C: Technical Details of Survey
The survey was conducted during May of 2005. Eleven trained interviewers conducted approximately15-minute face-to-face surveys with 88 Alberta Street businesses and organizations. We attempted to survey all businesses and organizations on Alberta Street from 11th to 30th Avenue. We also surveyed businesses and organizations located within one block of Alberta Street.
The sampling frame was constructed by walking along Alberta Street and recording all the businesses and organizations. Overall, 139 businesses and organizations were recorded. We then eliminated 7 of them from this list because they were owned or operated by the same person. An additional 5 businesses were determined to be vacant and two owners did not speak English well enough to participate. Our final list contained 126 businesses and organizations. To ensure a high response rate and a representative sample, we returned numerous times (and at different times of the day, and on different days of the week) in an attempt to secure an interview. We also sent a postcard that described the survey a few days before approaching the business or organization. Overall, 88 residents participated, 8 did not want to participate (92% response rate). In 29 cases we were unable to make any contact with businesses and organizations.
The survey is a combination of open-ended and close-ended questions. Survey responses were tape recorded unless the participant did not permit it. The open-ended responses were the selectively transcribed.
Appendix D: Additional Statistical Tables
Table A: Opinions about Problems on Alberta Street, by Race (%)1
Blacks Others % difference
Vandalism and graffiti 92.9 89.2 + 3.7
Tension between racial/ethnic groups 78.6 44.6 + 32.8**
Trash in the streets 78.6 79.7 - 1.1
Not enough affordable space for businesses 78.6 50.0 + 28.6**
Burglaries and theft 64.3 67.6 - 3.3
Loud noises 71.4 54.1 + 17.3
Drug dealing 64.3 56.8 + 7.5
Police not caring 64.3 28.4 + 35.6***
Organized gangs 57.1 31.1 + 26.0*
Assaults and muggings 50.0 37.8 + 12.2
Tension between economic groups 57.1 54.1 + 3.0
Not maintaining appearances of business 50.0 51.4 - 1.4
1: Respondents indicate that it is a serious or minor problem.
Note 1: Black respondents = 14, Other respondents = 74.
Note 2: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Table B: Opinions about Problems on Alberta Street, by Business Type (%)1
Nonprofit For-Profit % difference
Trash in the streets 100.0 76.6 + 23.4*
Burglaries and theft 90.9 63.6 + 27.3*
Vandalism and graffiti 100.0 88.3 + 11.7
Not enough affordable space for businesses 90.9 49.4 + 41.5***
Loud noises 90.9 51.9 + 39.0**
Drug dealing 81.8 54.5 + 27.3*
Assaults and muggings 81.8 33.8 + 48.0***
Tension between racial/ethnic groups 81.8 45.5 + 36.3**
Police not caring 72.7 28.6 + 44.1***
Organized gangs 72.7 29.9 + 42.8**
Tension between economic groups 72.7 51.9 + 20.8
Not maintaining appearances of business 54.5 50.6 + 3.9
1: Respondents indicate that it is a serious or minor problem.
Note 1: Nonprofits = 11, For-profits = 77.
Note 2: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Table C: Opinions about Problems on Alberta Street, by Business Type and Race (%)1
Black nonprofit Black for-profit Other nonprofit Other for-profit
Organized gangs 85.7 28.6 50.0 30.0**
Drug dealing 100.0 28.6 50.0 57.1**
Burglaries and theft 100.0 28.6 75.0 67.1**
Assaults and muggings 100.0 0.0 50.0 37.1***
Trash in the streets 100.0 57.1 100.0 78.6
Vandalism and graffiti 100.0 85.7 100.0 88.6
Loud noises 100.0 42.9 75.0 52.9*
Tension between racial/ethnic groups 100.0 57.1 50.0 44.3**
Police not caring 100.0 28.6 25.0 28.6***
Not enough affordable space for businesses 100.0 57.1 75.0 48.6*
Tension between economic groups 85.7 28.6 50.0 54.3
Not maintaining appearances of business 57.1 42.9 50.0 51.4
1: Respondents indicate that it is a serious or minor problem.
Note 1: Black nonprofits = 7; Black for-profits = 7; Other race nonprofits = 4; Other race for-profits = 70.
Note 2: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Table D: Opinions about Problems on Alberta Street, by Various Characteristics1
Education
Less than a high school diploma 7.33
High school diploma 7.44
Associate or technical degree 8.79
Bachelor’s degree 8.84
Graduate or professional degree 9.77
Race***
African American 11.64
Other race/ethnicity 8.31
Art Involvement – No 8.08
Art Involvement – Yes 9.22
Type of Business/Organization**
Restaurant/bar 8.59
Art gallery/studio 9.00
Retail 9.68
Industrial/Non-local clients 6.83
Nonprofit 13.36
Personal Services 6.11
Years in Neighborhood
Less than one year 7.38
1-3 years 8.41
3-5 years 10.13
5-10 years 9.94
10-20 years 10.00
20+ years 6.63
Owner 9.11
Renter 7.95
No Concern about Displacement 8.83
Somewhat Concerned about Displacement 7.40
Very Concerned about Displacement 11.57
Clientele from Neighborhood
None/Few 9.58
Some 9.36
Most/all 8.23
Race of Clientele**
Mostly White 8.40
Mixed 7.19
Mostly African American 12.11
College-educated Clientele
None/Few 10.00
Some 7.70
Most/all 9.60
1: Opinions about Problems on Alberta Street is measured by an index ranging from 0 (no problems) to 24 (everything is a serious problem).
Note: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Table E: General Opinion of Last Thursday (%)
Completely Positive 53.4
Mostly Positive 12.5
Ambivalent: Positive and Negative 11.4
Mostly Negative 3.4
Completely Negative 13.6
Neutral 5.7
Table F: Last Thursday’s Influence, by Various Characteristics1
Education
Less than a high school diploma 7.33
High school diploma 8.43
Associate or technical degree 6.59
Bachelor’s degree 7.30
Graduate or professional degree 7.13
Race**
African American 5.42
Other race/ethnicity 7.52
Art Involvement – No 6.96
Art Involvement – Yes 7.30
Type of Business/Organization**
Restaurant/bar 7.87
Art gallery/studio 7.67
Personal services 7.53
Retail 7.13
Industrial/Non-local clients 6.50
Nonprofit organizations 5.73
Years in Neighborhood
Less than one year 7.07
1-3 years 7.57
3-5 years 7.00
5-10 years 7.25
10-20 years 7.38
20+ years 5.75
Owner 6.94
Renter 7.31
No Concern about Displacement 7.30
Somewhat Concerned about Displacement 7.43
Very Concerned about Displacement 6.33
Clientele from Neighborhood
None/Few 7.00
Some 7.04
All 7.39
Race of Clientele**
Mostly African American 5.13
Mixed 7.36
Mostly White 7.38
College-educated Clientele
None/Few 7.75
Some 6.86
All 7.36
1: Last Thursday’s influence is measured by an index ranging from 0 (completely negative influence) to 9 (completely positive influence).
Note: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Appendix E: Alberta Business Survey
(1) I would like to begin by confirming what type of business this is. This is a __________, right?
(1a) Does your business do anything else?
(2) For how long have you have owned this business at this location?
(3) Is this the only place on Alberta Street you have operated this business?
(3a) (IF NO) Overall, how long have you operated your business on Alberta Street?
(4) Do you own or lease this place?
(5) Do you expect to be operating your business on Alberta Street 5 years from now?
(5a) (IF NO or DON’T KNOW) Why not?
(6) Here is a map of the neighborhood. Do you now live or have you ever lived in this neighborhood?
(7) During the last 12 months, has your business been open during Last Thursday?
(7a) (IF YES) About how many times has it been open (for Last Thursday) over the past 12 months?
(7b) (IF YES) Does your business do anything special for Last Thursday? Please describe activities.
(7c) (IF YES) And about how many times have you done something special for Last Thursday over the past 12 months?
(8) Apart from Last Thursday, during the past 12 months, has your business been involved at all in art? For example, have you (a) advertised artists or galleries, (b) created art, (c) exhibited art, (d) sold art, or (e) done anything else related to art [(IF SOMETHING ELSE) Please describe.]
(9) Outside of your business, during the past 12 months have you gone to Last Thursday?
(9a) (IF YES) About how many times have you gone over the past 12 months?
(10) What is your general opinion of Last Thursday?
(11-13) I am going to read you a few statements. Please tell me whether you strongly agree, agree, disagree, or strongly disagree with the statements.
(11) Last Thursday is good for my business.
(12) In general, Last Thursday is good for businesses on Alberta Street.
(13) In general, Last Thursday is good for the neighborhood.
(14) Some people call this area the “Alberta Arts District.” What do you think of this term?
(15) About how much of your clientele would you say live in this neighborhood – all, most, some, a few, or none?
(16) About how much of your clientele would you say are the same race as you – all, most, some, a few, or none?
(17) About how many of your clientele would you say are college-educated – all, most, some, a few, or none?
(18) How would you describe Alberta Street to someone who wasn’t familiar with it?
(19) During the past 5 years how do you think Alberta Street has changed?
(19a) Which of these changes have you liked?
(19b) Which of these changes have you not liked?
(20) Over the next 5 years, how do you think Alberta Street will change?
(21) In an ideal world, what changes would you like to see happen?
(22) In an ideal world, what would you like to stay the same as now?
(23) In your opinion, over the past 5 years has Alberta Street gotten better or worse, or has it stayed about the same?
(24) In your opinion, over the next 5 years, will Alberta Street get better or worse, or will it stay about the same?
(25) Overall, how would you rate Alberta Street as a place to operate a business – excellent, good, fair or poor?
(26-37) Now, I am going to list problems that some business areas have. Please tell me whether on Alberta Street you think they are a serious problem, a minor problem, or no problem at all.
(26) Loud noises, like traffic or music.
(27) Trash in the streets.
(28) People not maintaining the physical appearance of their business.
(29) Vandalism and graffiti.
(30) Burglaries and thefts.
(31) Assaults and muggings.
(32) Drug dealing.
(33) Police not caring.
(34) Tension between different racial or ethnic groups.
(35) Tension between different economic groups.
(36) Organized gangs.
(37) Not enough affordable space for businesses.
(38) Are you concerned at all that you might not be able to afford to stay in this location?
(38a) (IF YES) Would you say that you are very concerned or somewhat concerned?
(39) Are there are any other problems on Alberta Street that I haven’t mentioned?
(40) What race do you consider yourself?
(41) Do you consider yourself Hispanic/Latino?
(42) Which best describes your level of education: less than a high school diploma, high school diploma or GED, associate or technical degree, bachelor’s degree, or graduate or professional degree?
(43) Are there any final comments you would like to add?
Final Report
August 21, 2006
Daniel Monroe Sullivan
Department of Sociology
Portland State University
Copyright, Daniel Monroe Sullivan
All rights reserved
INTRODUCTION
The Alberta neighborhood has been undergoing a lot of changes in recent years. Some people refer to these changes as “revitalization,” while others call it “gentrification.” Whichever term is used, it is clear that many of the newer residents have more education and higher incomes, resulting in an increase in homeownership and home renovations, and a decline in abandoned houses and vacant lots (see Table 1). There also has been a marked decrease in crime and an increase in businesses opening on Alberta Street, with some now referring to the neighborhood as the “Alberta Arts District.” There has also been a dramatic rise in housing prices and rent, making the neighborhood decidedly less affordable. This has put an economic strain on some residents, some of whom have been forced out the neighborhood. In addition, there has been a drop in African American residents and an increase in whites and Latinos. With all of these changes taking place, the goals of this survey are to see how current businesses and organizations feel about the changes that have taken place on Alberta Street and how they would like it to change in the future.
During May of 2005, 11 students from Portland State University interviewed 88 businesses and organizations (including churches) on Alberta Street. Interviewers attempted many times to make contact in order to insure that our sample was representative of the neighborhood. Of those contacted, the response rate was 92%.
Table 1: Demographic Changes in the Alberta Neighborhood, 1900-20001
1990 2000
Owner-occupied housing units (%) 41 52
Rental housing units (%) 47 43
Vacant housing units (%) 12 6
Median house price $49,1362 $133,585
Median rent $5612 $679
Poverty rate (%) 31 15
Median Household Income $25,9052 $37,918
High school degree or higher (%) 75 74
College degree or higher (%) 11 30
African American (%) 44 25%3
White, non-Latino (%) 46 51
Latino (%) 3 8
Other race (%) 8 15
1: Neighborhood boundaries are formed by NE Killingsworth, NE 33rd, NE Prescott, and NE 15th.
2: Adjusted for inflation. In 2000 dollars.
3: A multi-racial category was added to the 2000 census. It is very likely that some who identified as African American in 1990 changed their identification to multi-racial in 2000. Therefore, the 19 percentage point drop in African Americans from 1990 to 2000 probably exaggerates the actual decline in African Americans.
OPINIONS ABOUT ALBERTA STREET
The majority of respondents feel that Alberta Street is a good (52%) or excellent (24%) place to operate their business or organization. Twenty-one percent rate it as “fair”, while the remaining 3% rate it as “poor.” Not surprisingly, those who feel vulnerable to displacement are less likely to evaluate the street positively. Eighty-four percent of those who do not feel vulnerable to displacement rate the street as “excellent” or “good”, but only 67% of those who feel somewhat vulnerable to displacement and 43% of those who feel very vulnerable.
In evaluating changes to the street over that past five years, an overwhelming majority (83%) feel that, overall, it has gotten better, while 13% feel it has stayed about the same and 4% feel it has gotten worse. By far the most common positive change cited is growth on Alberta Street. Two-thirds of respondents said that they liked the fact that there are more businesses, more
renovations and new buildings and that, overall, there are more people living in the neighborhood and more customers visiting Alberta Street.
One respondent illustrates the view that more businesses on Alberta Street attract more customers to the neighborhood, which end up benefiting all businesses.
“As a business owner…definitely more shops are better for my business. The more shops that open up, everybody’s going to have their own draw and…everybody’s else’s customers, they’re going to find the other shops that are nearby it. So more can only be better for business” (White retail owner, less than five years).
The second most common positive change, cited by 16% of respondents, is increased safety and declining crime. One longtime business owner discusses how he feels safer walking on Alberta Street nowadays:
“Well, it’s gotten considerably better…[I]t’s cleaned up and a lot more what I call ‘friendly faces’ walking up and down the street. And of course 5, 10 years ago, you’d see gangsters walking up and down the street. Now it’s kind of the purple spiky, spiky kind of hair...You get a gang of Black kids walking up and down the street you weren’t sure how many of them were packing some sort of weapon. I’ve basically been told you want to stay away from them because…there’s no predicting what’s going to happen” (White owner of personal services business, more than ten years).
Another business owner feels that the neighborhood’s reputation has changed, and that it is seen as safer now. She recounts how her friends from outside the neighborhood used to react to her living in the neighborhood:
“I moved here from…bigger and more troubled cities and so when I got here I didn’t think too much about living in this neighborhood. But when I had jobs with people from outside the neighborhood…they asked me where I lived. They were like ‘Really, you live up there?’…[I]t’s really changed. They were concerned…to live up there; and I never really saw it as such, but I got that reaction a lot.
She states that even the police were surprised that she lived in the neighborhood:
“I used to get pulled over in my car by the police, and I worked in clubs…so I’d be coming home at 2:30, 3 o’clock in the morning and I’d get pulled over by the police and I’d swear the only reason was because I was White. They were wondering what I was doing over here back then.…[I]t has changed so much, …you used to hear gunshots everyday, every night” (White retail owner, less than five years).
Although most respondents feel that most of the neighborhood changes have been positive, some respondents noted two changes that they have not liked. Fifteen percent state that they do not like the increasing rent. Fifteen percent also do not like the declining diversity. Some express their dislike for this decline by saying that most of the new businesses are white-owned, and others expressed it by saying that they do not like the fact that there are fewer longtime, minority-owned businesses.
In addition to using their own words to describe what they like and dislike about Alberta Street,
Table 2 (on the next page) illustrates respondents’ evaluations of common problems found on commercial streets. By far the biggest problem cited was vandalism and graffiti: 90% said it is a problem (with 42% stating it is a serious problem). Trash in the streets and burglaries/thefts are the next two most commonly cited (80% and 68%). Gangs and police not caring are the two least cited (35% each). Given that the area around Alberta Street is racially and socio-economically mixed, it is important to determine if tension between different groups is a problem. Just about half of the respondents feel they are problems, with most of them classifying them as minor problems.
One artist describes the tension between different groups on Alberta Street as a result of economic forces that he believes no one can control:
“[T]he neighborhood actually racially and ethnically gets along pretty well. …[T]he only tension is a political one; …[A]s the neighborhood is becoming more upscale, more college educated...those on the lower end are definitely feeling the pressure and they’re basically being pushed out of the neighborhood. And as much as…many of us here would love to keep the multicultural element as much as possible, but unfortunately what determines that is outside our control. It’s controlled by economic forces, not by social or political forces. Unless we all decided to get together and pool money to support…the lower-income groups that live here, which is not feasible. That’s the only way it could be done” (White artist, less than five years).
He goes on to state that he considers the tension between the economic groups as minor:
“Minor…and it’s outside of everybody’s control anyway... I mean theoretically if all the businesses that are causing the political problems that those in the neighborhood find it to be so...poofed out (disappeared), their lives would actually go down. And that’s the sad
Table 2: Opinions about Neighborhood Problems (%)
Serious Minor
Problem Problem No Problem Undecided
Vandalism and graffiti 42.0 47.7 9.1 1.1
Not enough affordable space 33.0 27.3 27.3 12.5
Trash in the streets 22.7 56.8 20.5 0.0
Drug dealing 20.5 37.5 29.5 12.5
Tension – economic groups 18.2 36.4 39.8 5.6
Tension – racial/ethnic groups 14.8 35.2 47.7 2.3
Burglaries and thefts 12.5 54.5 20.5 12.5
Loud noises 11.4 45.5 43.2 0.0
Police not caring 9.1 25.0 52.3 13.6
Organized gangs 8.0 27.3 48.9 15.9
Assaults and muggings 8.0 31.8 45.5 14.8
Not maintaining appearance 4.5 46.6 46.6 2.3
fact; they’d have less businesses to go to, the neighborhood wouldn’t be as appealing, their own property value would go under, it would decrease. I mean it’s...all things in life that way have a possible negative aspect to them, and this is just as true of neighborhoods.”
With rent increasing for many businesses on Alberta Street, it is also important to note if affordability is a problem. When asked if the lack of affordability is a problem for Alberta businesses and organizations, 60% believe it is (33% = serious problem, 27% = minor problem). However, in terms of their own situation, only 8% feel very vulnerable to displacement and another 18% feel somewhat vulnerable.
Race and type of business are the two most important factors in understanding respondents’ opinions. In terms of race, Black respondents tend to believe that there are more problems on Alberta Street than do Whites, Latinos, multiracial, and other races. For example, sixty-four percent of Black respondents state that “police not caring” is a problem, as opposed to only 28% of other respondents (see Table A in Appendix D). In terms of tension between different racial or ethnic groups, 79% of Black respondents perceive it as a problem, compared with only 45% of respondents of other races.
The racial characteristics of the clientele produce significant differences in opinions about two problems. Seventy-nine percent of businesses with a mostly Black clientele cite “police not caring” as a problem (as opposed to only 27% of businesses with a mostly White clientele and 29% of businesses with a mixed clientele). Eighty-nine percent of businesses with a mostly Black clientele list “tension between different racial or ethnic groups” as a problem (as opposed to only 47% of businesses with a mostly White clientele and 35% of businesses with a mixed clientele).
In terms of business/organization type, those who operate nonprofit organizations perceive more problems on Alberta Street than do for-profit businesses (see Table B in Appendix D). But if you look at Table C in Appendix D, you will note that the big difference is between Black nonprofit respondents and all other respondents (i.e., Black business respondents and all non-Black respondents). They are especially likely to cite these problems more: drug dealing, organized gangs, assault and muggings, loud noise, racial tension, police not caring, and not enough affordable space for businesses and organizations.
ART AND ALBERTA STREET
Sixty-nine percent of all surveyed businesses engage in some form of artistic expression. Besides Last Thursday (discussed in the next section), over half of all business exhibit art (59%) and nearly half sell art (49%). Nearly one-third (31%) produce art themselves, while 32% advertise artists and galleries. Finally, 25% engage in an artistic endeavor that defies simple categorization, including supporting art organizations financially, encouraging children to engage in art, practicing art therapy, arranging an art show of their staff’s work, providing space for a community mural, operating a bike art program, creating an “anarchic garden area,” and refinishing statues for a grotto.
“Alberta Arts”
The term “Alberta Arts,” which allegedly was created by a real estate agent about five or six years ago, is used widely by businesses, real estate agents, and the Art on Alberta organization (including the walking map they created). Given its wide use, what do people thing of this term? Half of the respondents say that it is an accurate term, while 27 percent say it is not accurate (another 23 percent did not state whether or not it is an accurate term). For those who feel it is an inaccurate term, some claim that Alberta Street is more than just art, while others say that there is simply not enough art on the street to be considered an arts district.
In addition to discussing whether “Alberta Arts” is an accurate term, some respondents also express either strong positive or negative reaction to it. In particular, 27% of respondents felt positively about the term. One respondent quips that, “It’s better than being called the Alberta Ghetto” (white owner of personal services business, less than five years). Although only ten percent react negatively, they are very emphatic about why they do not like it:
“I call this Alberta Street. I think some people like to be, I don’t know if the word’s ‘pretentious’ or not, but they can call it anything they want. Hopefully it stays ‘Alberta Street’” (White restaurant owner, five to ten years).
“I disagree (with this term); actually I strongly disagree. I don’t think it has anything to do with art” (Black nonprofit manager, more than ten years).
“…Just because there is a few art galleries down here… and it used to be low rent so… artists would live here and now its an art district so everything is hiked in price and the street itself can’t support the name” (White retail owner, less than five years).
One artist states emphatically that artists helped created the art scene in the “Alberta Arts” district, but they are not the ones benefiting from it.
“Very few of the artists that were original[ly] here have been able to reap the benefits of this ‘Alberta Arts District’ or ‘Alberta Renaissance’ simply because we don’t have a stake in it. We’re not property owners, we usually have leases and rents…We’re like the Marines… [T]his was a bad neighborhood. I was dodging bullets. It was really dicey… So…the artists go in like the Marines and have to secure the beachhead and then its like, ‘Okay, come in.’ And the yuppies come in and the espresso joint and the sushi and this and that. And the price point goes up, the artists have to…pick up their rucksack and go on to the next beachhead” (White artist, five to ten years).
Last Thursday
Last Thursday is a monthly art event that has grown from a small event started by a few gallery owners in 1997 to one that now involves a multitude of business, organizations, and street vendors and that attracts visitors from all over the city and beyond. Not only do art galleries and studios participate, but so do many nonprofits, retail shops, restaurants, bars, and coffee houses. In addition, the sidewalks are filled with art and food vendors, as well as musicians. Events at the playful and raucous Clown House include live music, mud wrestling, hula hooping, and “bike jousting.”
Of our respondents, 81% are open during Last Thursday and 62% do something special for it. As you would expect, art galleries have lots of activities on Last Thursday: new artist openings, live music, and wine and cheese offerings. In addition, many businesses and organizations that are not galleries do special activities on Last Thursday, including sponsoring magicians and coloring for kids, fund raising (for children’s sports teams, tsunami and Katrina victims), story tellers, slide shows, fashion shows, drum circles, and body painting. Businesses and organizations also use Last Thursday as an opportunity to advertise their products and services, either with a sidewalk table with brochures or an open house. Some businesses and organizations also sell things on the sidewalk that they do not normally sell inside: sno cones, popcorn, and other concessions.
Two-thirds of survey respondents view Last Thursday positively, 17% negatively, and 11% are ambivalent. The remaining 6% have no positive or negative opinions (see Table E in the appendix). Table 3 indicates that race seems to be the biggest determinant of respondents’ opinions: black respondents are half as likely to view Last Thursday positively as are Whites, Latinos, or those in other racial groups (36% vs. 72%, respectively). Similarly, respondents with
Table 3: Respondents Who Rate Last Thursday Positively, by Various Characteristics (%)1
All Respondents 65.9
Race of respondent**
African American 35.7
Other race 71.6
Race of clientele*
Mostly African American 22.2
Mixed 70.6
Mostly White 65.3
Years operating in neighborhood
<1 57.1
1-3 75.0
3-5 60.0
5-10 73.7
10-20 75.0
20+ 37.5
Ownership status*
Owner 47.6
Renter 70.8
Concern about displacement
Not concerned 67.7
Somewhat concerned 66.7
Very concerned 42.9
1: Respondents who have completely positive or mostly positive opinions of Last Thursday.
Note: Asterisks indicate statistically significant differences (**p < .01, *p < .05).
mostly black clientele are much less likely to like it than those with a mixed clientele or a predominantly white clientele (22%, 71%, and 65%, respectively). Another important factor is ownership status: renters are more likely than are owners to view Last Thursday positively. Two other noticeable trends is that those who have operated in the neighborhood for more than 20 years and those who are very concerned about displacement are less likely to view Last Thursday positively.
Table 4 illustrates that a large majority of respondents believe that Last Thursday is (a) good for their business (88.2% agree or strongly agree), (b) good for businesses on Alberta Street (98.2%), and (c) good for the neighborhood (89.9%). Race and type of business are the most important factors in understanding respondents’ opinions (see Table F in appendix). Black respondents, in contrast to whites, Latinos, multiracial, and other race, tend to rate Last Thursday’s influence less positively. Similarly, those with predominantly black clientele are much less likely to view Last Thursday’s influence positively than those with mixed clientele or
Table 4: Last Thursday’s Influence (%)
Last Thursday is good for my business.
Strongly agree 40.0
Agree 41.2
Disagree 14.2
Strongly disagree 4.7
Last Thursday is good for businesses on Alberta Street.
Strongly agree 54.8
Agree 44.0
Disagree 1.2
Strongly disagree 0.0
Last Thursday is good for the neighborhood.
Strongly agree 45.6
Agree 44.3
Disagree 8.9
Strongly disagree 1.3
predominantly white clientele. Nonprofit organizations, industrial businesses, and those with a non-local client base are the least likely to view Last Thursday’s influence positively. In contrast, those who own restaurants, bars, and art galleries are the most likely to view Last Thursday’s influence positively. All other possible explanations (e.g., length of time operating on Alberta St., owners vs. renters, art vs. non-art businesses) are not significant.
Specific reasons for liking Last Thursday. There are three main reasons why respondents like Last Thursday. First, 32% say that that the neighborhood has improved dramatically and they are proud of what they have accomplished with the Alberta Arts district. Second, the same amount of respondents (32%) feels it is good for Alberta businesses, both in terms of increased sales on Last Thursday and, more generally, increasing Portlanders exposure to Alberta Street. The belief is that Last Thursday helps make Alberta Street a destination place for people who do not live in the neighborhood.
“I think it’s great to see so much life out on the street. It’s great for the businesses… Most of the shops on the street here are foot traffic based. So, when we have an event like Last Thursday or the street fair…it fills the street with traffic. That’s wonderful” (White retail owner, less than five years).
“I think it’s great for business,…it really…promotes this area, a lot of people come in from different areas on Last Thursdays” (White retail manager, less than five years).
The third main reason why they like Last Thursday is that it creates a fun, festive atmosphere (30%).
“I just love the kind of…lawlessness about it. People just do whatever they want really. …We’ll put beer and wine out and…we don’t have a license to do that but we don’t care… I have experienced some really kooky stuff, just randomly…whether it be a parade or…really neat art. I just like that about it, it’s kind of unexpected and free-going” (White retail owner, less than five years).
“It’s positive, anything that creates an active street life, a great pedestrian-oriented atmosphere, anything that gets creative activity out in the open and out in the public realm is a positive thing. I would like to see it stay funky, street level, unregulated” (White artist, five to ten years).
Specific reasons for not liking Last Thursday. Despite the majority of respondents having a positive opinion of Last Thursday, there are those who do not like it. The number one reason for not liking it is that it is too crowded, both in terms of the sidewalks and parking (22%). [A few suggested that Alberta Street should be closed to cars on Last Thursday.] Second, some do not like the atmosphere on Last Thursday (11%). Most who do not like the street atmosphere on Last Thursday are African American.
“Last Thursday is generally X-rated, or R-rated…it’s not a family thing. It’s not conducive for family… (Y)ou have people burning themselves, upside down, freak shows or…shock events…very liberal, new age” (Black nonprofit manager ).
“…now I feel like (Last Thursday) was pretty fun, it was kind of cool. This year, it’s not fun for me. (Now there is) the drunkenness, and the filth.…[W]hen it first started it was nice, it was family oriented. It was just fun for the family to get out and not be cooped-up in the hot sweaty house in the summer... Everyone would get out, and it was OK for kids… I understand diversity, and I celebrate diversity, but I think people misuse and abuse what diversity is and they just use it as an excuse to be outlandish and obnoxious… I don’t have to celebrate you walking down the street in a net shirt with no bra on and you’re a female, I don’t have to celebrate that… I know what diversity is, and that is not it…public nudity is not diversity” (Black nonprofit manager).
“People who’ve been around, they don’t really like [Last Thursday]” (Black nonprofit manager).
“It is more for the artsy person. I don’t see African Americans really participating, I don’t think a lot of the items and events are tailored for African Americans” (Black nonprofit manager).
Although most who do not like Last Thursday are African American, there were a few white respondents who also do not like it.
“I hate [Last Thursday]… [T]hese people don’t live in the neighborhood; they just come down to see what the freaks are up to and they drink the free wine and…they generally don’t return” (White retail owner, less than five years).
Finally, some business owners (8%) resent the presence of sidewalk vendors, claiming that they take business away from the galleries and stores.
“It’s in need of some organization because there’s a lot of street vendors and I think it’s kind of lost its upscale flavor. It seems as if there’s just an overwhelming amount of street vendors that are almost competing with the galleries. …It started off as…a way for the people to come see the art in the galleries and now it’s almost as if the galleries get lost in the shuffle and it’s all about the street vendors” (White coffeehouse owner, less than five years).
“Its just a little too funky right now, I mean I can appreciate all the street vendors but…I think the large majority isn’t good quality” (White restaurant owner, less than five years).
ENVISIONING ALBERTA STREET’S FUTURE
Most respondents (86%) are optimistic that Alberta Street will get better during the next five years. Only eight percent feel it will stay about the same and six percent feel it will get worse. To get a clearer idea of what respondents would like Alberta Street to become, we asked what aspects of Alberta Street they would like to stay the same as now and what changes they would like to see.
Stay the same. Respondents state many things that they would like to stay the same as now. However, there are three popular responses. Twenty-seven percent state that they would like the current vibe of Alberta Street to remain the same. Although using different words, many like the casualness, friendliness, and artistic feel to the neighborhood. A number of respondents explicitly state that they do not want Alberta Street to become like the more upscale and regulated Pearl District.
“I’d like it to not get too yuppie. I like the fact that our clientele is a mix of punk rocker types and…more middle class families with children” (White retail manager, less than five years).
“I would love to have Alberta…hold on to that originality and just keep it really… interesting and unique, and…lots of cool art everywhere and just kind of more like an adventure…when you came here, instead of just like your generic…shop” (White retail owner, less than five years).
“I would like the…village feel, the vital pedestrian orientation, as opposed to an…automotive thing… The cast of characters…there’s a lot of characters on the street. I’d like to see them…the eccentricities and the…individualities be a part of it and not be washed away like the Pearl District” (White artist, five to ten years).
Some respondents (23%) also want only small, independent businesses on Alberta Street. They are very adamant that they do not want large companies or chain stores.
“There really is no big business on this street, it’s nice, small, little businesses. We’re all…grassroots people that are just…doing what we can to make Alberta Street into a place that people would want to come to” (White retail owner, less than five years).
Twenty-two percent say that they want the street and the neighborhood to retain its diversity, with some stating specifically that they would like longtime and minority-owned businesses to remain on Alberta Street.
“In an ideal world I would like to see the loans made available to the minorities who live here, so that we can develop some things according to our life as well, and not have to conform to the ‘Hawthorne lifestyle’… We need a spot somewhere in here too…where it could cater to…those of color” (Black nonprofit manager).
“You see a lot of Caucasian white people and families moving into this area...I like to see livelihood on Alberta regardless of what race but I think that the African American community should not be forgotten about and a lot of things should be tailored to them and fit their culture and livelihood and lifestyles” (Black nonprofit manager).
“Well it’s changed mainly from minorities to a white community. If it were up to me, really I’d like it to stay the way it was. I like it to be for the people who live on the street and been here for a number of years, that they’d be able to stay here” (Black nonprofit manager).
“In an ideal world, I would like to see more…diverse stakeholders in the community and that would mean more minority-owned and operated businesses and buildings… I would like to see more of the creative types that made Alberta special in the way that it is, able to actually own and operate on Alberta… I would like to see more of the people who actually own the properties invest into the vitality of the neighborhood and not just take from it” (White artist, five to ten years).
“I…hope to see more stores that do meet the needs of the people who have lived here for a long time so that they don’t feel like their neighborhood is being taken over” (White retail owner, less than five years).
Ideal changes. Respondents also have many ideas of changes they would like to see, including rent control, having more artists/artists-owned businesses, more diversity, and added parking. However, the most common change respondents would like to see is more development (25%): more businesses, customers and renovated buildings, and fewer vacant lots and buildings.
“In an ideal world…[I would like] the growth to continue…and all the abandoned buildings continue to be developed into something where it looks…pleasant, and it can benefit the community” (Black nonprofit manager).
The only other suggestion for change on which some respondents agree is greater community (19%). For some, this means that in general they want a greater sense of community among businesses. For others, it specifically means that they want more business owners to live in and be a part of the neighborhood. For yet others it means that they want more community-oriented services such as social service agencies and community centers.
CONCLUSION
The goal of this study is to take a snap shot of the opinions of businesses and organizations on Alberta Street at one point in time. I have no agenda of either trying to be a cheerleader for or a critic of the changes taking place. I (and my students) simply asked everyone who was willing to participate a series of neutral questions and encouraged participants to be honest in their responses by assuring them confidentiality. I would argue that it is valuable to understand how others on the street feel, especially those with whom you may have limited or no contact. It is a way to begin dialogue.
So what are the main findings? One of them surely is that the majority like many of the changes taking place on the street. Very few respondents like all of the changes, but most participants like the majority of changes and are optimistic that the street will continue to improve. A second finding is that, to the extent that there is disagreement in opinion about Alberta Street, this disagreement falls along racial lines. Not social class. Not gender. Not the number of years operating on Alberta Street. Not whether one’s business or organization is related to art. The main factor that explains differences in opinion is race. Specifically, African American respondents and businesses/organizations whose clientele is largely African American are much less happy with how Alberta Street is changing. What is curious about this finding is (?) that many white respondents embrace the idea of diversity very strongly and (in my opinion) genuinely. There is a general sense that the neighborhood is losing its diversity, especially longtime African American businesses and organizations, and that there is nothing that can be done about it. Some white respondents also lament the fact that few of their clientele are African American.
Is there something that can be done to preserve or even enhance the racial diversity on Alberta Street? I offer a few suggestions below, but I imagine a frank discussion among all relevant (?) parties would produce more insightful steps to be taken. In terms of attracting clientele that better reflects the racial composition of the neighborhood, there are a few obvious steps that could be taken: hire a racially diverse staff from the neighborhood, offer products and prices that are attractive to a range of neighborhood residents, and advertise in diverse venues. Another, perhaps less obvious, suggestion concerns dogs. Although there are some residents and customers who are completely comfortable with dogs, there are others who are less comfortable with or even intimidated by them (even if the dogs are “well-behaved”). Dogs that are tied to poles on sidewalks outside of stores make it impossible for people to walk by or enter a business without making contact with these dogs. Dogs that are inside businesses or in adjacent patios make these places very unwelcoming to some.
The task of preserving or increasing African American businesses and organizations on Alberta Street is even more challenging. There are a few simple steps that can be taken: support local African American organizations and patronize local African American businesses. But other steps may not be so easy. Studies of racially stable neighborhoods in other cities have found that stable racial diversity does not happen naturally. Normally there has to be one or more neighborhood organizations that explicitly promote diversity as one of their main goals. Are there organizations on Alberta Street that promote diverse businesses? If so, do all or most businesses on the street support these organizations? Does the city government (and the Portland Development Commission) support these organizations?
Alberta Street is fascinating, multi-faceted and unique, and it is changing rapidly. Five years from now it will be quite different from the way it is now. I do not know how it will look then, but it will be different. The question is, Will there be much racial diversity left in five years? Is the answer to this question (whatever the answer may be) a forgone conclusion, or can businesses and organizations on Alberta Street have an influence on its outcome? I do not know the answers to these questions, but I think they are questions worth discussing.
The author would like to thank the Portland State University students in the Sociology Master=s Program for their assistance and all of the Alberta businesses and organizations that participated in the study.
Questions or comments can be sent to:
Daniel Sullivan
Portland State University
Department of Sociology
P.O. Box 751
Portland, OR 97207-0751
E-mail: dsulliva@pdx.edu
Appendix A: Characteristics of Participating Businesses and Organizations
1: Years operating in the neighborhood: Less than one year (15.9%), 1-3 years (27.3%), 3-5 years (17.0%), 5-10 years (21.6%), 10-20 years (9.1%), and more than 20 years (9.1%). Number of respondents = 88.
Appendix B: Characteristics of Survey Respondents (%)
Number of respondents = 88.
Appendix C: Technical Details of Survey
The survey was conducted during May of 2005. Eleven trained interviewers conducted approximately15-minute face-to-face surveys with 88 Alberta Street businesses and organizations. We attempted to survey all businesses and organizations on Alberta Street from 11th to 30th Avenue. We also surveyed businesses and organizations located within one block of Alberta Street.
The sampling frame was constructed by walking along Alberta Street and recording all the businesses and organizations. Overall, 139 businesses and organizations were recorded. We then eliminated 7 of them from this list because they were owned or operated by the same person. An additional 5 businesses were determined to be vacant and two owners did not speak English well enough to participate. Our final list contained 126 businesses and organizations. To ensure a high response rate and a representative sample, we returned numerous times (and at different times of the day, and on different days of the week) in an attempt to secure an interview. We also sent a postcard that described the survey a few days before approaching the business or organization. Overall, 88 residents participated, 8 did not want to participate (92% response rate). In 29 cases we were unable to make any contact with businesses and organizations.
The survey is a combination of open-ended and close-ended questions. Survey responses were tape recorded unless the participant did not permit it. The open-ended responses were the selectively transcribed.
Appendix D: Additional Statistical Tables
Table A: Opinions about Problems on Alberta Street, by Race (%)1
Blacks Others % difference
Vandalism and graffiti 92.9 89.2 + 3.7
Tension between racial/ethnic groups 78.6 44.6 + 32.8**
Trash in the streets 78.6 79.7 - 1.1
Not enough affordable space for businesses 78.6 50.0 + 28.6**
Burglaries and theft 64.3 67.6 - 3.3
Loud noises 71.4 54.1 + 17.3
Drug dealing 64.3 56.8 + 7.5
Police not caring 64.3 28.4 + 35.6***
Organized gangs 57.1 31.1 + 26.0*
Assaults and muggings 50.0 37.8 + 12.2
Tension between economic groups 57.1 54.1 + 3.0
Not maintaining appearances of business 50.0 51.4 - 1.4
1: Respondents indicate that it is a serious or minor problem.
Note 1: Black respondents = 14, Other respondents = 74.
Note 2: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Table B: Opinions about Problems on Alberta Street, by Business Type (%)1
Nonprofit For-Profit % difference
Trash in the streets 100.0 76.6 + 23.4*
Burglaries and theft 90.9 63.6 + 27.3*
Vandalism and graffiti 100.0 88.3 + 11.7
Not enough affordable space for businesses 90.9 49.4 + 41.5***
Loud noises 90.9 51.9 + 39.0**
Drug dealing 81.8 54.5 + 27.3*
Assaults and muggings 81.8 33.8 + 48.0***
Tension between racial/ethnic groups 81.8 45.5 + 36.3**
Police not caring 72.7 28.6 + 44.1***
Organized gangs 72.7 29.9 + 42.8**
Tension between economic groups 72.7 51.9 + 20.8
Not maintaining appearances of business 54.5 50.6 + 3.9
1: Respondents indicate that it is a serious or minor problem.
Note 1: Nonprofits = 11, For-profits = 77.
Note 2: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Table C: Opinions about Problems on Alberta Street, by Business Type and Race (%)1
Black nonprofit Black for-profit Other nonprofit Other for-profit
Organized gangs 85.7 28.6 50.0 30.0**
Drug dealing 100.0 28.6 50.0 57.1**
Burglaries and theft 100.0 28.6 75.0 67.1**
Assaults and muggings 100.0 0.0 50.0 37.1***
Trash in the streets 100.0 57.1 100.0 78.6
Vandalism and graffiti 100.0 85.7 100.0 88.6
Loud noises 100.0 42.9 75.0 52.9*
Tension between racial/ethnic groups 100.0 57.1 50.0 44.3**
Police not caring 100.0 28.6 25.0 28.6***
Not enough affordable space for businesses 100.0 57.1 75.0 48.6*
Tension between economic groups 85.7 28.6 50.0 54.3
Not maintaining appearances of business 57.1 42.9 50.0 51.4
1: Respondents indicate that it is a serious or minor problem.
Note 1: Black nonprofits = 7; Black for-profits = 7; Other race nonprofits = 4; Other race for-profits = 70.
Note 2: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Table D: Opinions about Problems on Alberta Street, by Various Characteristics1
Education
Less than a high school diploma 7.33
High school diploma 7.44
Associate or technical degree 8.79
Bachelor’s degree 8.84
Graduate or professional degree 9.77
Race***
African American 11.64
Other race/ethnicity 8.31
Art Involvement – No 8.08
Art Involvement – Yes 9.22
Type of Business/Organization**
Restaurant/bar 8.59
Art gallery/studio 9.00
Retail 9.68
Industrial/Non-local clients 6.83
Nonprofit 13.36
Personal Services 6.11
Years in Neighborhood
Less than one year 7.38
1-3 years 8.41
3-5 years 10.13
5-10 years 9.94
10-20 years 10.00
20+ years 6.63
Owner 9.11
Renter 7.95
No Concern about Displacement 8.83
Somewhat Concerned about Displacement 7.40
Very Concerned about Displacement 11.57
Clientele from Neighborhood
None/Few 9.58
Some 9.36
Most/all 8.23
Race of Clientele**
Mostly White 8.40
Mixed 7.19
Mostly African American 12.11
College-educated Clientele
None/Few 10.00
Some 7.70
Most/all 9.60
1: Opinions about Problems on Alberta Street is measured by an index ranging from 0 (no problems) to 24 (everything is a serious problem).
Note: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Table E: General Opinion of Last Thursday (%)
Completely Positive 53.4
Mostly Positive 12.5
Ambivalent: Positive and Negative 11.4
Mostly Negative 3.4
Completely Negative 13.6
Neutral 5.7
Table F: Last Thursday’s Influence, by Various Characteristics1
Education
Less than a high school diploma 7.33
High school diploma 8.43
Associate or technical degree 6.59
Bachelor’s degree 7.30
Graduate or professional degree 7.13
Race**
African American 5.42
Other race/ethnicity 7.52
Art Involvement – No 6.96
Art Involvement – Yes 7.30
Type of Business/Organization**
Restaurant/bar 7.87
Art gallery/studio 7.67
Personal services 7.53
Retail 7.13
Industrial/Non-local clients 6.50
Nonprofit organizations 5.73
Years in Neighborhood
Less than one year 7.07
1-3 years 7.57
3-5 years 7.00
5-10 years 7.25
10-20 years 7.38
20+ years 5.75
Owner 6.94
Renter 7.31
No Concern about Displacement 7.30
Somewhat Concerned about Displacement 7.43
Very Concerned about Displacement 6.33
Clientele from Neighborhood
None/Few 7.00
Some 7.04
All 7.39
Race of Clientele**
Mostly African American 5.13
Mixed 7.36
Mostly White 7.38
College-educated Clientele
None/Few 7.75
Some 6.86
All 7.36
1: Last Thursday’s influence is measured by an index ranging from 0 (completely negative influence) to 9 (completely positive influence).
Note: Asterisks indicate statistically significant differences (*p<1.0, **p<.05, ***p<.01)
Appendix E: Alberta Business Survey
(1) I would like to begin by confirming what type of business this is. This is a __________, right?
(1a) Does your business do anything else?
(2) For how long have you have owned this business at this location?
(3) Is this the only place on Alberta Street you have operated this business?
(3a) (IF NO) Overall, how long have you operated your business on Alberta Street?
(4) Do you own or lease this place?
(5) Do you expect to be operating your business on Alberta Street 5 years from now?
(5a) (IF NO or DON’T KNOW) Why not?
(6) Here is a map of the neighborhood. Do you now live or have you ever lived in this neighborhood?
(7) During the last 12 months, has your business been open during Last Thursday?
(7a) (IF YES) About how many times has it been open (for Last Thursday) over the past 12 months?
(7b) (IF YES) Does your business do anything special for Last Thursday? Please describe activities.
(7c) (IF YES) And about how many times have you done something special for Last Thursday over the past 12 months?
(8) Apart from Last Thursday, during the past 12 months, has your business been involved at all in art? For example, have you (a) advertised artists or galleries, (b) created art, (c) exhibited art, (d) sold art, or (e) done anything else related to art [(IF SOMETHING ELSE) Please describe.]
(9) Outside of your business, during the past 12 months have you gone to Last Thursday?
(9a) (IF YES) About how many times have you gone over the past 12 months?
(10) What is your general opinion of Last Thursday?
(11-13) I am going to read you a few statements. Please tell me whether you strongly agree, agree, disagree, or strongly disagree with the statements.
(11) Last Thursday is good for my business.
(12) In general, Last Thursday is good for businesses on Alberta Street.
(13) In general, Last Thursday is good for the neighborhood.
(14) Some people call this area the “Alberta Arts District.” What do you think of this term?
(15) About how much of your clientele would you say live in this neighborhood – all, most, some, a few, or none?
(16) About how much of your clientele would you say are the same race as you – all, most, some, a few, or none?
(17) About how many of your clientele would you say are college-educated – all, most, some, a few, or none?
(18) How would you describe Alberta Street to someone who wasn’t familiar with it?
(19) During the past 5 years how do you think Alberta Street has changed?
(19a) Which of these changes have you liked?
(19b) Which of these changes have you not liked?
(20) Over the next 5 years, how do you think Alberta Street will change?
(21) In an ideal world, what changes would you like to see happen?
(22) In an ideal world, what would you like to stay the same as now?
(23) In your opinion, over the past 5 years has Alberta Street gotten better or worse, or has it stayed about the same?
(24) In your opinion, over the next 5 years, will Alberta Street get better or worse, or will it stay about the same?
(25) Overall, how would you rate Alberta Street as a place to operate a business – excellent, good, fair or poor?
(26-37) Now, I am going to list problems that some business areas have. Please tell me whether on Alberta Street you think they are a serious problem, a minor problem, or no problem at all.
(26) Loud noises, like traffic or music.
(27) Trash in the streets.
(28) People not maintaining the physical appearance of their business.
(29) Vandalism and graffiti.
(30) Burglaries and thefts.
(31) Assaults and muggings.
(32) Drug dealing.
(33) Police not caring.
(34) Tension between different racial or ethnic groups.
(35) Tension between different economic groups.
(36) Organized gangs.
(37) Not enough affordable space for businesses.
(38) Are you concerned at all that you might not be able to afford to stay in this location?
(38a) (IF YES) Would you say that you are very concerned or somewhat concerned?
(39) Are there are any other problems on Alberta Street that I haven’t mentioned?
(40) What race do you consider yourself?
(41) Do you consider yourself Hispanic/Latino?
(42) Which best describes your level of education: less than a high school diploma, high school diploma or GED, associate or technical degree, bachelor’s degree, or graduate or professional degree?
(43) Are there any final comments you would like to add?
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