Gentrification:TheFutureofThayerStreet

AsoneroamsThayerStreet,theimprovementsandredevelopmenteffortsaredistinct
andunmistakable,buttheeffectstheseseeminglyslightprojectshaveontheuseofthispublic
spaceisnotasglaringlyevident.Aparklet,greenalleys,257Thayer,newsignage,andbicycle
parkingmakeupafragmentoftheimprovementsthathavebeenmade,orwillbemade,onthis
activeandwellutilizedcommercialdistrict.RunningthroughthecenteroftheBrownUniversity
campus,ThayerStreetishometomanyrestaurantsandshopsthatcatertotheneedsofstudents,
aswellaslocals.Recently,thebustlingandoftenrowdynatureofthiscommercialcorridorhas
becomeincommodioustosome,includingtheThayerStreetDistrictManagementAuthorityand
theCollegeHillNeighborhoodAssociation.Theseorganizationsareworkinginpartnershipto
buildamorerefinedandsophisticatedThayerStreetthatwillappealtobusinessesandclientele
beyondthecollegemarket.Althoughtheseprojectsmayseemsuperficialatfirst,the
redevelopmentcurrentlyoccurringandthefutureplansforThayerStreet,particularlythe257
Thayerproject,willlikelyleadtotheprocessofgentrification,asithasmanytimesbeforein
areassimilartoCollegeHill,suchasUniversityCity.

OverviewofGentrification

RENDERING COURTESY KLOPFER MARTIN DESIGN GROUP AND PROVIDENCE PLANNING DEPARTMENT STREET
SMARTS: Fones Alley Green Alley. COURTESY KLOPPER MARTIN DESIGN GROUP AND PROVIDENCE PLANNING
DEPARTMENT

In response to the improvements and redevelopment on Thayer, there is a growing

possibility that the steps the city has taken may lead to gentrification. PBS describes
gentrificationas, ageneraltermforthearrivalofwealthierpeopleinanexistingurbandistrict,a
related increase in rents and property values,andchangesinthedistrictscharacterandculture.
Gentrification often materializes in large cities that have had an urban tradition since
industrialization. It results in cities,orareaswithinacity,havingahigheraverageincomedueto
the removal of poorer pregentrification residents who are no longer able toaffordtheincreased
rents or property taxes. Gentrification emerges in various different forms. Revanchism is a type
of gentrification whereby the communities who fled the urban environment to the suburbs
through the process of white flight decide that they wish to return to their original home cities.
Sweat equity is the process by which people in degraded, declined, or blighted environments in
the urban environment work to rehab or engage in a process of doityourself construction to
rebuild the neighborhood, resulting in increased housing value and prices. Emancipatory
gentrification is similar to sweat equity where individuals move into existing communities with
theintentiontosavethecommunityandhelpthespacetosurvive,howeverdevelopersview their
actions as something happening and follow these pioneers. The final form of gentrification,
financifier gentrification, is the classification that can be easily identified on Thayer Street.
Financifier regentrification is the process by which degraded communities or communities with
blight are seen by investors and developers as a favorable place to invest in and build to reap
economic profits. It is very similar to neoliberal redevelopment because it pushes out particular
use values, the value you put on a place or object basedontheuseyougetoutofit,forthesake
of particular exchange values, the value that can be extracted out of a commodity that can be
exchanged for money oranothercommodity.Inotherwords,financifierregentrificationinsertsa
new use value for an urbanenvironment,whichisbasedonanewexchangevalueforthatspace.
Although gentrification is an occurrence that happens over generations, Thayer Street is
currently experiencing many of the stages and procedures that correlate to financifier

regentrification, therefore there is a strong possibility of gentrification being in the future of

ThayerStreet.
GoalsofRedevelopment

ThayerStreetimagefromGoogleStreetView

TheredevelopmentofThayerStreetisaresponsetotheconcernsofthegrowing
communitysurroundingthisarea.Thethoughtfulplanningprocesshasbeeninstatedtobalance
theinterestsofthediversecommunity,whilealsoestablishingaframeworkforprospective
growthanddevelopment.AccordingtoanarticlefoundonBrownDailyHerald,thechangesto
thestreetscapeaswellastheimplementationofthesechangessaysthat,theapprovedoutline
callsforthelongtermdevelopmentanddiversificationofThayerStreet."Theredevelopment
hasbecomeanongoingprocessthatwilltakethecityagreatdealoftimeandfundingto
complete.TheseminorimprovementsarelaidoutintheThayerStreetPlanningStudy,created
bytheCityofProvidenceDepartmentofPlanning&Development.TheCityofProvidencehas
listedfourprincipalgoalsinwhichtheireffortsarebeingtranslated.Thesegoalsareasfollows:
(1)torestoreThayerStreetasadiversedistrictthatattractsandretainsnewresidence,visitors
andbusinesses,(2)toestablishThayerStreetasanattractiveandvibrantcommunitydestination
thatisaccessiblebyfoot,bike,car,andpublictransit,(3)tocreateawelcomingandeclectic

environmentthatpreservesexistinghistoricresourcesandstructures,andcompeteswithother
communityretaildestinations,and(4)tostrengthenmanagementoftheDistrict.Throughthis,
thecityofProvidencebelievesthatthewellutilizedcommercialcorridorofThayerStreet
specificallywilldrawinawider,morediverse,customerbase,whichwillpromotethedistrictas
awhole.Theeffortstodevelopthisurbanenvironmentareduetothepressingcollective
concernsofcommunitymembersfortheconditionofthesurroundingarea.Inordertocreatea
cleanandattractivepublicrealm,thecityhascomeupwithalongtermstrategytomarketthe
areaandimprovethephysicalenvironmentthroughasetofstepstoimprovethegeneral
infrastructureofThayerStreet.

RedevelopmentProjects

RENDERING COURTESY KLOPFER MARTIN DESIGN GROUP AND PROVIDENCE PLANNING DEPARTMENT STREET
SMARTS: The Fones Alley RIPTA stoponthe East Sideof Providence shown as it would appear withimprovementsrecommended by
planners studying the Thayer Street commercial corridor. COURTESY KLOPPER MARTIN DESIGN GROUP AND PROVIDENCE
PLANNINGDEPARTMENT

ThekeychallengestheDistrictfacesarebeingaddressedbyahandfulofmodifications.
ManyrecommendationshavebeenmadetotheCityandpartners,suchastheTSDMA(Thayer
StreetDistrictManagementAuthority),inordertoprovideakindoftemplatefortheatmosphere
ofdevelopmentandtodirecttheimplementationofstreetandstreetscapeimprovements.The
firsteffortshavebeentowardstherepavingoftheroadsinandaroundThayerStreet,aswellas

theconstructionandwideningofsidewalkssofarthesidewalkshavebeenwidenedinfrontof
CitysportsandBlueStateCoffee.Alongwithrepavingtheroads,bikingsharrows,painted
symbolsonaroadindicatingsharedspaceformotoristsandbicyclists,andnewsignagewillbe
installedtoensurealltrafficontheroadflowsoneway.InordertomakeThayerStreetan
invitingenvironmentforthegeneralpublictheyplanonconstructingbumpouts,greenspaces
andpublicseatingareas.Thepublicseatingareasalsoincludetheinstallationofaparkleta
parkingspacesconvertedintoapublicseatingareainfrontoftheBrownBookstore.Both
ProvidenceandtheTSDMAinvested$10,000inthisparklet.AsreportedintheThayerStreet
PlanningStudy,thefutureincludestheconstructionofabikerepairstation,improvementof
trees,newparkingmeters,benches,andbicycleparking.FoundinthesamearticleonThe
BrownDailyHerald,urbandesigneratNBBJ,NickHornig,saysthathisgoalsareto"make
(Thayer)aspaceforpeopletoinhabitandfeelcomfortablein."Sofar,onlysomeoftheminor
redevelopmentprojectshavebeenimplemented,butmanyofthemajorprojectsarestillgoing
throughtheapprovalprocess.Oneofthemajorprojectsthathavebeenproposedisa$35million
luxuryhotelonBrookStreet,whichwaspreviouslyshotdownin2004and2008.TheBrown
DailyHeraldexplainsthatinordertobeginconstruction,realestatedeveloper,EdBishopneeds
toattainproperapprovalandraisethenecessaryfunds.Ifthehotelweretobeapproved,Bishop
claimsthatitwouldbeprofitablebecauseofthecloseproximitytoBrownUniversity.Along
withthehotelhewantstoconstructanundergroundparkinglotbeneathPembrokeField.In
responsetothisdevelopmentproject,manyhaveexpressedconcernfortheimpactofbuildinga
hotelsoclosetothemaincampus.Theapplicationoftheredevelopmentgoalsrecommendedto
theCityofProvidenceintheThayerStreetPlanningStudyhavebeguntorefinedthepublic
spaceandthenaturaloftheurbanenvironmentingeneral.Inattemptingtocreateaclientelebase
beyondthecollegemarket,theplanforThayerStreetaimsatcreatingasophisticated,clean,and
welcomingenvironmentforthoseinvitedtousethisspecificpubliccapital.

257ThayerStreet

ReDesignof257ThayerSt.,RenderingbyUnionStudio

InlookingattheprocessofredevelopmentonandaroundThayerStreet,itisimpossible
tooverlooktheexpansivenewbuildingcomplexcurrentlyunderconstruction.257Thayer,the
newluxurystudentapartmentcomplexisafourstorycomplexthatwasbuiltbyGilbane
BuildingCompanyanddesignedbyUnionStudio.Thisapartmentcomplexisdesignedtohouse
267tenantsinamovementcoinedbyGilbanecalled,TheNextLevelofStudentHousing.
Suchterminologyreferencestheextremeluxuryoftheapartmentcomplexcomparedtothe
normaloffcampushousingBrownUniversitystudentsusuallyseek.Theapartmentsare
furnishedwithsinglebedrooms,privatebathrooms,livingroomsandflatscreentelevisions.This
luxurycomesataloftyprice,however,theperpersonratesgofromaonebedroomat$1,900,
twobedroomat$1,350,andthreebedroomapartmentscostfrom$1,085to$1,319.Thefacility
isLEEDcertified,whichmeansitisenergyefficient,hasacourtyardthatopensontoBrook
Street,andincludesanexercisecenteranda1000squarefootretailspace.Althoughthis
apartmentcomplexisnotaffiliatedwithBrownUniversity,thefacilityfocusesonhousinga
majorityofBrownstudents.Inordertobuildthiscomplex,astudyofthepreexistingareawas
performed.Indoingso,photographsweretakenoftheExistingSiteConditionsinthe257
ThayerStreetplanningstudypublishedbyGilbane.Thephotosgiveofftheappearanceofthe
areatobeblightedandinneedofredevelopment.Inordertobuildthemassivecomplex,nine
houseshadtobedemolished,dislocatingthestudentswhopreviouslylivedinthoseoffcampus

houses.Postapprovalbythecity,somecommunitymembersbeganexpressingconcernabout
thecomplexanditbeingtooinvasiveandclosedofffromtheneighborhood.Theoppositional
wordscontinuedinGabriellaCorvesesarticlefoundonTheBlogDailyHeraldwebsitewhere
shetalkabouttheprojectinaverynegativepointofview,
Nevertheless,theconstructionbehemoththatis257Thayerisamooddampenerand
ifnotthat,thenthesurroundingfencesconsumingperfectlygoodsidewalksforthepast
fewmonths.AsHillestadpointsoutinhiscolumn,thereisastrongchancethat257
Thayershighrentsandexcessiveamenitieswillrenderitabastionofclassprivilege.
Althoughwordsofdisapprovalarecommon,the257Thayerluxuryapartmentcomplexmeets
theconstantneedformorecentrallylocatedoffcampushousingforBrownstudents.Despite
thesecritiques,thenewapartmentcomplexisamajorpartinthestepstoredevelopThayerStreet
andProvidenceinoverall.

Penntrification

LongtermdetailsforDrexel's"CampusMasterPlan."

UniversityCityisacommercialdistrictlargelyfocusedonretailthatismostcommonly
frequentedbythestudentpopulation,hospitalvisitors,andlocals.Itsawrisingcrimeratesinthe
1990s,whichdidnotbodewellwiththemembersofthePennadministration,faculty,and

studentbody.AfraidoftheeffectsthiscouldhaveonthefutureviabilityoftheUniversityof
Pennsylvania,redevelopmentprojectsinWestPhiladelphiacommenced.TheThayerStreet
PlanningStudysays,Theinitiativesfocusedonacleanandsafeprogram,realestate
development,andeducation.Accordingtoacasestudyinurbanrevitalization,theWest
PhiladelphiaInitiativeswereorganizedinfivebroadgoals:(1)improveneighborhoodservices
andcapacity,(2)providehighquality,diversehousingchoices,(3)revivecommercialactivity,
(4)accelerateeconomicdevelopment,and(5)enhancelocalschooloptions.Measurestakento
accomplishthesegoalsinclude,butarenotlimitedto:maintainingastrongpublicpresence,
initiatingcommunitygreeningprograms,attractingnewhomebuyerstoUniversityCitythrough
financialincentivestoencouragePennaffiliatedfamiliestobuyorimprovehomesinthe
neighborhood,stimulatingnewinvestmentinWestPhiladelphiarealestatebydeveloping
programstosupporttherehabilitationofdeterioratedorvacantmultifamilyproperties,
improvingretailclimatenearcampus,stimulatingmajorbusinessrelocationandexpansionin
UniversityCity,andcreatingaUniversityassistedprekindergartenthrough8thgradepublic
schoolinanadjacentneighborhood.TheimprovementsimplementedbytheUniversityof
Pennsylvaniaareaperfectdisplayoffinancifierregentrification.Theresultsoftheproject
includetheinvestmentofmorethan$55millionbyaprivatedevelopertoconvertavacant
industrialbuildingclosetotheuniversityscampusinto282marketraterentalunits.Many
graduatestudentsmovedtoareaslikethese,withthegraduatestudentresidencyincreasingfrom
23.8percentin1998to28.6percentin2001.Changescanalsobefoundintheaveragehome
salepricesinUniversityCity,whichincreasedfrom$78,500in1995to$175,000in2003.
Additionally,from1998to2004386PennaffiliatedhouseholdsboughthomesinUniversity
City.Ofwhich,75%ofthehomesatmortgagesaround$150,000.Thispriceincreaseleftmany
homeownersunabletoaffordtheircurrentplacesofdwellingandforcedthemtorelocateto
otherinexpensiveareasofPhiladelphia.UniversityofPennsylvaniasimprovementstothe
neighborhoodsinWestPhiladelphiacorrelatedirectlytotheinvoluntarymovementofmany
poorblackpeopletohomeswestofUniversityCity.Additionally,theWestPhiladelphia
Initiativesdeveloped150,000squarefeetofnewretailspaceintwocommons,knownas
UniversitySquareandHamiltonSquare.Withinthesetwosquares,25businessesopenedinless

thanfouryears.Additionally,economicdevelopmentsoaredandlocalschooloptionsareof
muchhigherquality.Whilemanyoftheimprovementscanbeseenasbeneficialtothe
community,with95%ofresidentsreportingthatthecityismuchcleaner,71%reportingthatthe
atmosphereisnowsafe,and95%respondingthattheareaismuchbetter,therearesignificant
amountsofpeoplethatcriticizetheWestPhiladelphiaInitiatives.Inhisblogon
Penntrification,MatthewSandersonsays,TheUniversityofPennsylvaniauseditspowerand
moneytoshapetheneighborhoodasanaffluentwhitecommunity.Headds,
PenninjectedasteadyflowofcashstraightintotheveinsofWestPhiladelphia.Indoing
so,theyreducedcrime,raisedpropertyvalues,createdjobsandprovidedexcellent
servicestoresidents.Weonlystarttobecomeuncomfortablewhenweacknowledgethe
effectsthatthoseimprovementshaveontheraceandclassdemographicsofthearea.

Conclusion
ItisevidentthatThayerStreetwillbechangingatremendousamountwithinthenextfew
years.However,changeswillnotonlybemadetothephysicalappearancesoftheurban
environment,butratherthesocialstructurewithinit.AllisonSpooner,presidentoftheCollege
HillNeighborhoodAssociation,saysthattheywishtocreateamorediverseThayerStreet,
cateringtotheneedsofstudentsandanolder,wealthierclientele.Shesaysthattheplanincludes
marketingeffortsthatwillfocusonpotentialnewtenantsinthepersonalcare,apparel,home
furnishingsandgiftsandjewelryandaccessorysectors.Asaresult,therewillmostlikelybea
shiftinthepeoplewhofrequentThayerStreet.Itislikelythattherewillbeanarrivalof
wealthierpeople,alongwithanincreaseinrentsandpropertyvalues.Inotherwords,
gentrification.AlthoughthereisnoproofthatgentrificationisthefutureofThayerStreet,the
studyoftheUniversityofPennsylvaniaandUniversityCitysupportsthefactthatitisastrong
possibility.Manyofthesameprojectswereimplementedwithinthesetwocollegecities,suchas
increasingtheretailstoresinthearea,thecreationofgreens,thedevelopmentofhousing,and
thepromotionofasaferandcleaneratmosphere.ThesimilaritiesbetweentheThayerStreet
redevelopmentprojectsandtheWestPhiladelphiaInitiativesleadonetoconcludethatthefuture

ofThayerStreetwilllookstrikinglysimilartopresentdayUniversityCity,ashiftthatwilloccur
duetotheprocessofgentrification.

AlexandraScalaandEmmaQuigley
UrbanStudiesProgram,BrownUniversity,Providence,RI,USA
alexandra_scala@brown.edu
emma_quigley@brown.edu
2014,AlexandraScalaandEmmaQuigley

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