Urbanism
Gentrification isn’t inevitable − it can hinge on how residents view their neighborhood
Elizabeth Korver-Glenn, University of North Carolina at Chapel Hill and Sarah Mayorga, Brandeis University
Gentrification has become a familiar story in cities across the United States. The story line typically goes this way: Middle- and upper-income people start moving into a lower-income or poor neighborhood. Housing prices rise in response, and longtime residents and businesses are driven out.
As the U.S. population becomes increasingly urban, gentrification can seem inevitable. However, scholars have found that it’s actually pretty rare.
For example, a study by the nonprofit National Community Reinvestment Coalition that examined neighborhood change from 2000 through 2013 found that most low- and moderate-income neighborhoods across the United States did not gentrify during that period. Just seven cities – New York, Los Angeles, Washington, Philadelphia, Baltimore, San Diego and Chicago – accounted for almost half of all neighborhood gentrification nationwide.
Why is gentrification less common than many people fear? In our book, “A Good Reputation: How Residents Fight for an American Barrio,” we argue that conflicts over neighborhood reputation are an important factor.
We examined disputes among residents of Northside, a predominantly Latino neighborhood, or barrio, in Houston, over how their neighborhood was perceived. We found that those who thought outsiders stigmatized the barrio, or who stigmatized it themselves, avoided engaging with the neighborhood, its institutions and its residents. This group supported measures that would facilitate gentrification, such as monitoring local bars to file nuisance complaints.
By contrast, those who perceived the barrio as a welcome, desirable space worked to cultivate the neighborhood’s institutions and connect its people, pushing back against attempts to gentrify the area.
Gentrification isn’t linear or automatic
Common understandings of gentrification and urban development often frame these urban processes as natural, linear and even inevitable for low-income neighborhoods. The argument goes that once you see a new Starbucks, or a light rail station in the case of Northside, gentrification is sure to follow.
Based on our research, however, we argue that when politicians, developers and even residents themselves attempt to develop or redevelop marginalized urban neighborhoods, they spur neighborhood conflicts that, in turn, can greatly influence the redevelopment process.
Northside is one such neighborhood. Located just north of downtown Houston, it has been majority Latino for more than 60 years. It has also been a high-poverty area, with 23% to 38% of its residents living beneath the federal poverty line over this time period.
About one-third of its residents are foreign-born, many of them originating from Mexico or Central America. But most Latino Northsiders are second-, third- or later-generation Mexican Americans or Latino Americans.
The neighborhood consists mainly of single-family homes on small, densely packed urban lots. Some streets have sidewalks and covered drainage systems, while others have open ditches and lack sidewalks. Although the METRO red line train travels along the barrio’s western border and a few busy thoroughfares crisscross the neighborhood, much of the area has a small-town, quiet, residential feel.
Conflicting approaches
As we describe in our book, we found two widespread and conflicting views of Northside among its residents. Interestingly, these views did not easily map onto individual characteristics, such as racial identity or class. People would sometimes change their viewpoints depending on the conflict in question.
One group wanted to cleanse the barrio of what its members saw as negative features, transform the area and prepare the way for gentrification to occur. The other group was intent on celebrating the barrio as it already was and on preserving its character and supporting its residents.
Residents who wanted to remake Northside often believed that it had too many features that they felt were associated with Black or low-income people, such as public housing, cantinas or bars, and services for people without homes. For example, one woman we spoke with cited neighborhood cantinas and housing shelters as evidence that Northside was dangerous.
These Northsiders wanted to purge and clean the neighborhood to improve what they perceived as its marred image. They sought to remove facilities, such as a Salvation Army shelter, which they believed attracted undesirable people; called for increased police presence in the neighborhood; and avoided local places such as parks and grocery stores, often driving to other neighborhoods instead.
They also attempted to curate what they viewed as respectable behavior, through steps such as installing video cameras and calling on residents to report neighbors whom they believed were dumping trash or failing to neuter and spay their pets.
In contrast, other residents believed that their neighborhood was a welcoming and desirable place. They were proud of its parks, churches, public schools and Mexican restaurants, and they spoke of pivotal moments in Northside’s past to argue for its desirability in the present. One such event was an uprising at Moody Park in 1978 that spurred reforms in the Houston police department and capital improvements to the park.
These residents hosted parties, exercised at local parks and volunteered with public schools and Catholic parishes. Many regularly participated in neighborhood development and nonprofit meetings, and they objected when other speakers cast Northside as a stigmatized place and its residents as the cause of barrio ills.
They also defended Northside against what they saw as threats to its quality of life. As one example, residents sued the owners of White Oak Music Hall, a 5-acre, three-stage concert venue that opened in 2016 on the western edge of the neighborhood. Plaintiffs argued that loud music was interrupting their children’s sleep and decreasing their property values. They won important concessions in a 2018 settlement, including caps on the number of outdoor concerts, installation of sound-monitoring equipment and limits on the number and duration of concerts on school nights.
A different kind of gentrification story
Ultimately, we found that Northside did not gentrify because the conflict between these disparate views of the neighborhood blocked or slowed large-scale redevelopment. Some residents’ attempts to protect and preserve the barrio interrupted developers’ plans – for example, by using Houston’s Code of Ordinances to block the subdivision of existing lots. Other actions, such as the lawsuit against White Oak Music Hall, checked developers’ influence in the area.
Although residents’ efforts to prevent redevelopment did not constitute a full-blown, organized social movement, people who valued Northside as it was successfully challenged the idea that it was a dangerous and unattractive place that needed to be remade, and they worked to preserve the place they called home.
Other researchers have examined similar struggles in cities including Boston, Los Angeles and Chicago. We think that paying attention to these conflicts in cities of all sizes can provide a deeper understanding of why gentrification succeeds – or, more commonly, why it fails.
Elizabeth Korver-Glenn, Assistant Professor of Sociology, University of North Carolina at Chapel Hill and Sarah Mayorga, Professor of Sociology, Brandeis University
This article is republished from The Conversation under a Creative Commons license. Read the original article.
The Bridge is a section of the STM Daily News Blog meant for diversity, offering real news stories about bona fide community efforts to perpetuate a greater good. The purpose of The Bridge is to connect the divides that separate us, fostering understanding and empathy among different groups. By highlighting positive initiatives and inspirational actions, The Bridge aims to create a sense of unity and shared purpose. This section brings to light stories of individuals and organizations working tirelessly to promote inclusivity, equality, and mutual respect. Through these narratives, readers are encouraged to appreciate the richness of diverse perspectives and to participate actively in building stronger, more cohesive communities.
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Los Angeles: Exciting developments are underway for Southern California drivers as the Metro initiates the I-105 ExpressLanes Project, aimed at easing traffic congestion and enhancing roadway safety. As one of the region’s major arteries, the I-105 has long been burdened by heavy traffic, and Metro’s innovative approach promises to transform the existing landscape for the better.
What’s Happening?
The I-105 ExpressLanes Project is set to convert the existing High Occupancy Vehicle (HOV) lane, commonly known as the carpool lane, into not one, but two Metro ExpressLanes in each direction along the I-105. This enhancement is part of Phase 1 of the project, specifically Segment 1, which stretches between Sepulveda Boulevard and Central Avenue. This phase is anticipated to last approximately three years, during which significant improvements will be made.
As part of the construction process, crews will be actively engaged in demolishing and reconstructing several sound walls, as well as performing crucial roadway pavement construction along the corridor in Segment 1. These sound wall adjustments are needed to facilitate the necessary roadway upgrades and ensure a smoother driving experience.
Where Is All This Happening?
The primary work will take place along the existing sound wall area on Westbound I-105, specifically located between Domingues Channel and the Crenshaw Boulevard on-ramp. This location is critical, as it serves as a vital section of the highway that many rely on daily.
What Can You Expect During Construction?
Navigating through construction zones can sometimes be tricky, but here’s what you can expect during this project:
- Access Points: Crews will enter the work area primarily from the freeway, meaning minimal disruptions to side streets.
- Daytime Work Hours: Most of the construction activities will occur during daytime hours, making it easier for commuters to plan their travel. However, keep in mind that intermittent nighttime work may be necessary to perform certain activities safely, particularly those related to roadway pavement construction.
- Landscape Restoration: Once the construction wraps up and improvements are complete, landscaping and any trees that have been removed will be restored, allowing the area to flourish once again.
Important Note on Scheduling
As with any large construction project, it’s crucial to understand that work activity is subject to change based on various factors, primarily weather conditions. Because construction can be dynamic, schedules may be adjusted according to the team’s assessments on-site.
In Conclusion
The I-105 ExpressLanes Project represents a forward-thinking solution to Southern California’s persistent traffic challenges. By converting the existing HOV lane into ExpressLanes, Metro is aiming not just to alleviate congestion, but to provide a safer and more efficient roadway experience for all. Keep an eye out for updates, stay informed, and plan your travel accordingly—we can look forward to a smoother ride on the I-105 in the years to come!
Related link:
https://www.metro.net/projects/i105-expresslanes/#documents
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Metro Updates
Welcome to the latest updates on the progress of Metro projects in the Westside area of Los Angeles! As part of LA Metro’s commitment to improving transportation and community infrastructure, there are several important developments to share.
Upcoming Wilshire Boulevard Construction – What to Expect
Mark your calendars! Starting on March 17, 2025, the contractor will initiate deck removal and street restoration for the future Wilshire/Rodeo Station. Thanks to the City of Beverly Hills, an alternative closure plan has been approved, drastically reducing the originally planned 18 weekend closures to a streamlined three-week full closure.
During this closure, Wilshire Boulevard will be completely shut down between just west of Crescent Drive and just east of El Camino Drive. This essential closure will facilitate deck removal, street restoration, and restoration of water service lines, all while minimizing disruption to the community. Additionally, please be advised that the intersection of Wilshire Boulevard and Beverly Drive will be closed during this period.
For detailed information and the latest updates, visit the official website here. For immediate concerns, feel free to contact the Metro Hotline at 213.922.6934 or the Beverly Hills Customer Service at 310.285.2467.
D Line Section 1 & 2 Community Meeting – Beverly Hills Stations
On March 12, 2025, Metro is hosting an in-person community meeting to provide the public with an update on the D Line Extension’s Beverly Hills stations. This informative session will cover key construction progress, project milestones, and the anticipated benefits of the new Wilshire/La Cienega and Wilshire/Rodeo stations. Stay tuned for more details!
D Line Art Workshop
In an exciting initiative, Metro Art is inviting the Veteran community to a free art workshop designed to uplift Veteran stories. This fun and engaging event will allow participants to learn new artistic skills and collaborate with an artist in designing construction site banners for the future D Line Metro station that will serve the West LA VA.
Event Details:
- Date: March 8, 2025
- Time: 10 AM – 1 PM (Drop In)
- Location: Heroes Golf Course, 11301 Wilshire Blvd, Los Angeles, CA 90073
Art supplies and refreshments will be provided, and all ages and experience levels are welcome! Click here for the event flyer and to RSVP.
Stay tuned for more updates on these projects and how they will enhance mobility and community engagement in the Westside of Los Angeles!
Visit the website for details and the latest updates: https://bit.ly/41by7K4
The Bridge is a section of the STM Daily News Blog meant for diversity, offering real news stories about bona fide community efforts to perpetuate a greater good. The purpose of The Bridge is to connect the divides that separate us, fostering understanding and empathy among different groups. By highlighting positive initiatives and inspirational actions, The Bridge aims to create a sense of unity and shared purpose. This section brings to light stories of individuals and organizations working tirelessly to promote inclusivity, equality, and mutual respect. Through these narratives, readers are encouraged to appreciate the richness of diverse perspectives and to participate actively in building stronger, more cohesive communities.
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The 16th Street Train Station in West Oakland, a historic landmark that has stood as a silent witness to over a century of cultural and industrial evolution, is now one step closer to restoration. Recently listed on the National Register of Historic Places, the station’s new status has ignited hope and momentum for its revival. This milestone, celebrated by preservationists and community members alike, could be the key to unlocking the funding and support needed to breathe new life into this iconic structure.
A Moment of Celebration and Reflection
“I am ecstatic,” said Feleciai Favroth, treasurer of the Oakland Heritage Alliance, which spearheaded the station’s nomination for historic designation. “This could be the key to make the station a viable rehab project.” Favroth’s enthusiasm is shared by many who have long advocated for the station’s preservation, recognizing its profound historical and cultural significance.
The listing on the National Register of Historic Places not only honors the station’s legacy but also makes it eligible for a 20% federal income tax credit for restoration costs. Similar incentives have played a crucial role in reviving other Bay Area landmarks, such as Oakland’s Fox Theater and Richmond’s Ford Assembly Plant. “The bottom line of the tax credit is it just makes things much more financially feasible and attractive for developers,” said Kara Brunzell, an architectural historian who worked on the nomination.
A Daunting Financial Challenge
Despite this significant achievement, the road to restoration remains steep. The station requires an estimated $50 million for seismic retrofitting and restoration—a daunting sum that has stymied previous efforts to save the building. “Just because we’re on the registry doesn’t mean the station is saved,” Favroth cautioned. Over the decades, multiple owners have attempted to restore the station, but none have secured the necessary funding.
The current owner, City Ventures, has proposed a 77-unit townhome-style development called “Signal House” around the station site. However, the plan, under review since May 2023, does not include the station’s rehabilitation. City Ventures has hired OE Consulting to explore fundraising options for the station’s repairs. According to OE Consulting, the search is on for an “anchor funder”—a major donor willing to provide the initial funds to kickstart the restoration and allow the community to decide the station’s future use.
A Vision for the Future
The Oakland Heritage Alliance is now focused on securing funding for a feasibility study to explore the station’s potential. “You have to do something that’s financially viable because that’s the big thing nowadays with historical preservation. ‘Can the asset financially sustain itself?’” Favroth explained. Proposed ideas for the station’s reuse include an event venue, offices, a technology hub, or a business incubator.
Brunzell emphasized the station’s architectural and historical significance, comparing it to Grand Central Station in its grandeur and solidity. Designed in the Beaux Arts style by renowned architect Jarvis Hunt and opened in 1912, the station was a key hub for both local and long-distance trains during the heyday of rail travel. “You could come into the station from distant parts on the Southern Pacific, get off on the ground floor, walk upstairs, and get on a local streetcar to take you to your hotel. That was really important and unusual for the time,” Brunzell said.
Honoring African American History
The 16th Street Train Station is also one of the first to be designated under a new category that recognizes the history of African Americans in California. For Favroth, the station holds deep personal significance. Like many African Americans, her family has a direct connection to the station. Her aunts passed through it when they migrated to Oakland from Louisiana in the 1940s during the Great Migration. “I wanted to be able to honor their history and their memory,” Favroth said. “And this station has a strong tie to our history.”
The station served as a gateway for thousands of Black families seeking new opportunities in the West, and its surrounding neighborhood became a vibrant center of African American culture, commerce, and activism. Restoring the station is not just about preserving a building—it’s about reclaiming a piece of history that reflects the resilience and contributions of the Black community.
A Community Effort
The push to restore the 16th Street Train Station is a testament to the power of community advocacy and collaboration. From preservationists and historians to local officials and developers, a diverse coalition is working to ensure the station’s future. While challenges remain, the historic designation has provided a critical boost, offering both recognition and financial incentives to support the restoration effort.
As the project moves forward, the focus will be on balancing historical preservation with modern needs, ensuring that the station becomes a sustainable and inclusive space for the community. For West Oakland, the restoration of the 16th Street Train Station represents more than just the revival of a building—it’s a chance to honor the past, inspire the present, and build a brighter future.
The Bridge is a section of the STM Daily News Blog meant for diversity, offering real news stories about bona fide community efforts to perpetuate a greater good. The purpose of The Bridge is to connect the divides that separate us, fostering understanding and empathy among different groups. By highlighting positive initiatives and inspirational actions, The Bridge aims to create a sense of unity and shared purpose. This section brings to light stories of individuals and organizations working tirelessly to promote inclusivity, equality, and mutual respect. Through these narratives, readers are encouraged to appreciate the richness of diverse perspectives and to participate actively in building stronger, more cohesive communities.
https://stmdailynews.com/the-bridge
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