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Gentrification Vs Urban Revitalization
Gentrification Vs Urban Revitalization
Christopher Bell
University of Delaware
UAPP 423/703
Abstract
IS GENRIFICATION BENEFICIAL?
This paper provides an in-depth analysis on the benefits and costs of gentrification. First, an
overview is conducted on the literature of gentrification as well as what motivates this urban
sustainability matter. Throughout the paper discussion shows if gentrification is used solely for
urban renewal and it is considered an evasion of social responsibility among the government.
Policy recommendations and future work are also offered in the conclusion that could potentially
limit the adverse side effects of gentrification. In addition, Washington, D.C. is used as the case
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Introduction
Picture your typical visit to the doctor. Youre not feeling well, and usually he/she
will prescribe you some sort of medicine. All medicine has some sort of side effect. Each side
effect varies in impact and can be different in magnitude depending on the individual
prescription, has good intentions but can have serious side effects. And depending on the
viewpoint looked at during the gentrification process, one can see who suffers from these
side effects and to what extent. This paper will discuss if gentrification is truly a beneficial
process, or if urban revitalization should receive more emphasis. And finally, the case study
existing urban district, a related increase in rents and property values, and changes in the
districts character and culture. The process of gentrification includes re-development. The
downtown area that will provide various sources of entertainment and lifestyle. This can
include but not limited to clubs, restaurants, and affluent shopping districts. All of that is
provided to attract a wealthy base of individuals to move into that area to increase the citys
tax base and raise property value. In turn, the demand for housing in this area will increase
due to the new-found popularity of urban areas. Finally, current residents that either live in
that redevelopment or near it will almost systematically begin to move out to different areas
displacement of poor communities by rich outsiders. But the effects of this process are
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complex, contradictory, and its real impact varies (Flag Wars premiered June 17, 2003, part
of the Point of View Series of the Public Broadcasting System). The population that
gentrification usually brings is defined as a new class of highly skilled and highly paid
residents. Who are typical business service professionals living in small-sized, non-familial
households which can bring displacement of the neighborhoods initial population (Van
Criekingen & Decroly, 2003). More than likely, gentrifiers are oblivious and ignorant to the
realities of people that inhabit the neighborhood that they come into. The original residents
are, in a sense, replaced because of increase in property, taxes and the destruction of a social
community (Keating, 2000). Nevertheless, despite erce academic debate about whether
promoted in policy circles both in Europe and North America with the assumption that it will
lead to less segregated and more sustainable and diverse communities (Lees, 2008).
Terms like urban renaissance, urban revitalization, urban regeneration and urban
sustainability are used instead, avoiding the class constitution of the processes involved and
neutralizing the negative image that the process of gentrication brings with it (Lees, 2008).
But in all actuality, urban revitalization is defined as the process of a city or neighborhood
improving, after being labeled undesirable. This distinction must be made clear between the
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Motivation
There are multiple reasons for why gentrification happens. Due to the complexities of
the causes, literature on the motivating factors of gentrification has received much
speculation in current texts (Vandergrift, 2006). One possible reason as to why gentrification
happens is that people identify themselves with neighborhoods. People also look places
where people like us will live and where they can participate in the cultural milieu and
occupational influences (Butler & Robson, 2003). Another reason for gentrification the
redevelopment of public housing [in the US], and is a form of exclusive development that is
designed to exclude the very poor from the revitalized spaces and render them safe for
resettlement by the wealthy and afuent (Gotham, 2001). However, alternative options,
including programs of renewal often seek to encourage homeownership. These programs are
(Blomley, 2004). Most of the neighborhoods that are primed for gentrification consist of
historic, low-density houses that are typically proximate to the central business district and
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the city due to the number of African Americans that resided here. But now, it has become a
hotbed for mixed used housing as well as much diversity in the population. A major growth
in population comes from young, college-educated white people. Particularly in the areas of
U & 14th St, Columbia Heights and Rhode Island Ave (Shin, 2013). If you asked residents
that lived/grew up in the area during the early 2000s like me, why the sudden change, most
Gentrification began in DC in the 1990s (4.9% of eligible tracts gentrified) but really
bloomed in the 2000s. Since 2000, per the U.S Census, the percentage of eligible tracts that
gentrified in DC was 51.9 percent (54/104 census tracts). This was only 2nd in the nation to
Portland, OR. One major tipping point to start the gentrification process was after a
community lobbying effort to obtain a Whole Foods Market to P Street, between 14th and
15th streets. Once this took place, many local businesses went out as more high-class
businesses came in. For example, carryouts, which are famous for their chicken and mumbo
sauce were put out of business. Meanwhile sit-down Thai restaurants and fitness studios
were brought in. When these local stores such as carryouts were forced to move. It then
caused a hit to the sense of community individuals feel. These numerous actions positioned
14th Street and, to a lesser extent, H Street NE, Shaw, Navy Yard and other rapidly
gentrifying parts of the city to take advantage of a unique set of conditions created by the
recession, per real estate experts (Shin, 2013). Another essential piece to the gentrification
boom was Washingtons status as an oasis of job security made it one of the nations top
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destinations for the young, highly educated and affluent (Shin, 2013). This is why areas such
as Florida Ave percentage of adults with a college degree since 2000 almost jumped 20%,
from 20.638.1%.
Fortunately, there are many benefits that come from this urban renewal process. Tax
base increases, crime rate seems to go down in the areas effected, and property value go up.
What is not talked about so much are the cons to this urban renewal process. For example,
Tim Christensen, president of the Logan Circle Community Association, talks about his
neighborhoods future. Christensen states he is starting to worry that the flood of restaurants
will drive out other businesses that assist residents. Because of spiraling rents galleries have
already been forced to leave for Northeast Washington (Shin, 2013). Another study was done
by Cunningham (2000), and in his critique of HOPE VI in Washington DC, he argues that
HOPE VI has not aided the revitalization of depressed neighborhoods. Rather it has reduced
affordable housing and caused spiraling high rents and increased prices. Another vital
consequence is displacement. This happens to many former residents who can no longer
afford the rent or the homeowners who get bought out. For example, the massive
redevelopment off Rhode Island Avenue NE has become a symbol of the problems faced by
those of modest means. Tenants advocates, interpret the owners assertions as a polite way of
saying that the company is worried that the multi-generational families will make the soon-
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Debate
urban renewal is an evasion of social responsibility. The assumed social advantages of the
balanced community have been at the heart of nearly all debate on new towns and urban
renewal. The difficulty with the concept is despite numerous empirical investigations, very
little is known about the advantages and disadvantages of different kinds of mix, nor at what
goal for policy objectives (Pitt, 1977). Often the gentrification debate is between Profit vs
Sustainability.
I believe the profit side leans on the notion of increasing the citys economy. The
defending the neighborhood argument claims middle-class people are stronger advocate for
public resources, and that socially mixed neighborhoods will fare better than those without
middle-class households (Schoon, 2001). For example, public schools are usually better in
neighborhoods can support a stronger local economy than areas of concentrated poverty
(Schoon, 2001). There is also scholarly researched conducted to show as the community
tends to gentrify, disorder should begin to decline as people begin to socially organize more
(Papachristos et al, 2011). The rationale behind this is the neighborhood initiates to change in
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socioeconomic class and increases with more people who have similar interests. People are
less likely to commit crimes against people who share the same interests and activities.
gentrification, improves the citys physical health by forestalling further decay of the housing
stock. And it also improves its fiscal health by boosting the property tax base (Helms, 2003).
The profit side is aware of the displacement that gentrification produces but then compares
effects are what will be used as a tool to justify the negative effects of gentrification.
However, studies show that displacement may often be overemphasized and under researched
and more often assumed (Freeman, 2005 & Atkinson, 2004). Yet there is poor evidence for
the new middle classes desire for diversity and difference. Overall, gentrication is part of
an aggressive, revanchist ideology designed to retake the inner city for the middle classes
(Lees, 2008).
On the other hand, the sustainability side is for sustaining historical and close-knit
communities which includes anti-displacement. This side of the debate leans on the notion
and historic and social preservation. For example, many former residents who are forced into
a gentrified area may feel that these newcomers do not want to be socially involved with
them and instead adopt a me vs. you attitude. This is not always the case but more than likely
will be a pre-conceived notion until proven otherwise by new residents. To further the claim
of old vs new residents, there is a poor evidence base for the widespread policy assumption
that gentrication will help increase the social mix and thereby increases the social capital
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and social cohesion of inner city communities (Rose, 2004). Moreover, it is not clear exactly
what kind of mix is most desirable, or what sort of mix matters most in producing the
expected positive outcomes (Walks & Maaranen, 2008). Butler & Robson (2003) have
argued that the spatial proximity of middle-class and working-class groups in gentried
literature supports the pre-conceived notion and adopted mindset that new residents will not
try and reach out to old residents of the community. Nevertheless, quantitative studies of
displacement, which is the most direct negative consequence of gentrification, are often
difficult because of differentiating between displacement and normal turnover that would
Many individuals from the Profit side will argue that the benets of gentrication
are far greater than the costs. The benets and costs are so unevenly distributed that one must
look not at some overall equation but at different segments of the population which refers to
my prescription/pill metaphor stated at the introduction. The new affluent residents seem to
receive numerous benefits or side effects. These benefits include prime location in housing,
low crime rates, and other amenities. Whereas the old and low income residents seem to
receive numerous disadvantages or side effects including loss sense of community and
displacement. Williams and Smith (1986) support this claim stating there are distinct losers
as well as winners. And the consistent losers are the poor and the working class who will be
displaced as gentrication proceeds. These people will confront higher housing costs in tight
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social responsibility. The lesson for policy-makers is that if they want to intervene to ensure
proportionate levels of social mix and retain a more balanced social structure, they should be
aiming to limit, rather than promote, gentrication (Walks and Maaranen, 2008).
plans rather than creating lenient policies that will attract developers to gentrify
form of urban renewal numerous spillover effects will developed, such as hypersegregation.
Thus, low-income communities will become some of the most hostile and dangerous places
to live. Dangerous conditions can possibly lead to the diminishing reputation of a city like
hurt market value in an area. Hypersegregation will only repeat a never-ending cycle of low-
income individuals who will possibly turn to illegal means to generate income.
Research has shown there are damaging effects of gentrification. The displacement of
low income populations and a disruption of crucial social networks is just one of them. Social
networks are social support systems. And when gentrification comes along, it can interfere or
destroy these social support systems. Even though the displacement of the individuals might
seem to be swept under the rug, it will cause major problems in the future if it continues to
persist and cluster low-income individuals in one area. These hyper-segregated areas will
then be resource-neglected by the government and will not provide any sort of opportunities
for economic advancement. Quality public education and other municipal services needed for
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an efficient community are opportunities which are an essential part of a community. When
individuals feel as if the government or the people that are supposed to help, no longer care
for them it builds even more of a resistance to any type of assistance eventually provided. At
that point if policymakers and elected officials finally decide to intervene and try to improve
Looking into the future, Washington D.C will become more gentrified. As local
officials see it, too many benefits are coming from this urban renewal process and the cons
are simply hard to show in empirical data. Many negative effects will not show until years
later. And consequently, will be labeled spillover effects. For example, displacement and loss
of community cannot be shown in data as effectively as tax base and property value
increasing. Many people who cannot afford to live in the city are now moving to Prince
Georges County Maryland, right outside of Washington D.C. It will be interesting to see
how the result of displacement impacts Prince Georges County. In five years the data will
show if crime has increased. Furthermore, if tax bases and property value continue to
must be developed and implemented in the targeted gentrification areas as soon as possible.
Once they are implemented, follow up research must be completed to provide a necessary
blueprint for future urban revitalization plans. This will possibly incorporate more advocacy
planning needed for future development. Civic associations and community leaders will also
need to be involved more in future redevelopment plans. Then, inclusionary zoning will need
to be executed in each area of redevelopment. Some incentives could be provided from the
government to better motivate owners to make a certain percentage of homes affordable for
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low and moderate income residents. All these possible policy solutions are easier said than
done but it will make the necessary difference to limit gentrification. By bringing in a new
group of affluent individuals, but also not creating an area only they can afford will not only
keep long-time residents happy, but the tax base will broaden. Broadening the tax base allows
more flexibility in a citys budget. However, it is then up to the elected officials to efficiently
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References
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