Wikipedia

Draft:Penn-trification

Gentrification is a process where a low-income neighborhood in a city sees an influx of middle-class or affluent individuals who invest in renovating homes and businesses, often leading to higher property values and the displacement of long-time, typically less wealthy residents. Gentrification tends to be caused by a growing attraction to an area by people with high income, flowing over from nearby cities, towns, or neighborhoods.[1] Gentrified neighborhoods are centered north and south of Center City, Philadelphia. Though areas that have been gentrified were found throughout the city, the most heavily affected districts were closer to Center City and the Central business district.[2] Gentrifying neighborhoods in the city are economic growth generators, creating new high-quality positions at a faster rate than the city as a whole. This could provide an opportunity for workforce development programmes to educate and improve existing residents.[2] Penntrification is used to describe the gentrification performed by the University of Pennsylvania on the surrounding areas as a result of expansion and development on the university's campus. The university started off as a single building on Fourth and Arch Streets but expanded rapidly to include several hundreds of acres.[3] Penntrification allows Penn students to exist in a protected bubble, segregating university life from the rest of Philadelphia. The historical context of gentrification surrounding the University of Pennsylvania in West Philadelphia is rooted in a complex mix of urban decline, university expansion, and shifting demographic patterns. Penn's development initially concentrated on Locust Walk. By the 20th century, Penn had established itself as the most affluent institution in West Philadelphia, maintaining a strained connection with the community. Soon after, Penn moved west. This decision resulted in an incentive for real estate developers to construct housing for wealthier students.[4]

Historical Background

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Establishment and Early Development

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The University of Pennsylvania was founded in 1740. Originally named the College of Philadelphia, the institution began as a charity school and meeting house established by George Whitefield .It later transformed into a formal college under the guidance of Benjamin Franklin. The original campus was located at Fourth and Arch Streets in Center City, Philadelphia, and it housed two primary buildings: the Academy/College Building, constructed in 1740, and the Dormitory/Charity School, constructed in 1762.These buildings were central to the university's early academic and social life, serving as classrooms, residences, and community spaces.[5][6]

The university remained in Center City for over a century, gradually expanding its academic facilities. However, by the mid-19th century, the cramped urban setting began to pose constraints on the university's growth. The need for more space to accommodate an increasing student population and expanding academic programs led to the decision to relocate the campus.[5]

The Move to West Philadelphia

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Penn's relocation to West Philadelphia in 1872 marked a transformative period in the university's history. The new campus was established on a 43-acre plot purchased from the Blockley Almshouse, bounded by 34th and 40th Streets and Walnut and Spruce Streets. This move allowed Penn to expand its facilities and develop a more cohesive campus environment. The open spaces of West Philadelphia provided more room for the construction of new academic buildings, dormitories, and recreational areas.[5]

West Philadelphia, at the time, was undergoing a transition from a rural landscape into a streetcar suburb, characterized by its mix of residential neighborhoods, small businesses, and growing immigrant communities. The arrival of Penn led to abrupt changes to the area, with the university's presence prompting further development and urbanization. The construction of iconic buildings like College Hall (University of Pennsylvania) and the Quadrangle Dormitories (University of Pennsylvania) soon followed, establishing the architectural style and campus layout that would define Penn​.[7]

West Philadelphia Before Penn

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Before the university's arrival, West Philadelphia was inhabited by the Lenape people, who lived throughout the region until European settlers began arriving in the 17th century. The area was primarily agricultural, with large tracts of farmland and scattered settlements. Wealthy Philadelphians established estates in the region, using it as a retreat from the crowded city center.

By the mid-19th century, the construction of bridges across the Schuylkill River and the introduction of streetcar lines transformed West Philadelphia into a vibrant suburb. This suburbanization made the area attractive for institutions like Penn looking to expand beyond the congested confines of Center City.[7]

During this period, a neighborhood known as the Black Bottom began to take shape in what is now the area surrounding the University City Science Center. Bounded roughly by 32nd to 40th Streets and from Lancaster Avenue to University Avenue, the Black Bottom was a predominantly African American working-class community. It was known for its rich cultural life, with a strong sense of community centered around family-owned businesses, churches, and social organizations. Despite facing systemic challenges such as redlining and limited access to investment, the Black Bottom thrived as a hub of African American life in Philadelphia[8]​[9]​.[10]

Post-War Urban Renewal and Institutional Expansion (1940s-1970s)

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The Making of University City

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After World War II, Penn's ambitions for expansion grew, driven by federal funding and urban renewal policies. In 1948, the Philadelphia City Planning Commission, in coordination with Penn trustees, designated an 80-block section of West Philadelphia as the "University Redevelopment Area." This designation enabled the university to acquire land at below-market rates, often through the use of eminent domain, under the justification of clearing "blighted" areas.[11]

As part of President Harry Truman's Fair Deal, the federal government was allotted more power in the construction of public housing and the issuing of mortgage insurance through the Housing Act of 1949 (Section 2 and Title VI). This provided federal funding for "slum clearance," urban redevelopment, and modernization, facilitating the removal of long-standing communities. Penn, along with other institutions, utilized these funds to clear large areas of West Philadelphia.[12]

The West Philadelphia Corporation[13] (WPC), founded by Gaylord Harnwell, the president of Penn at the time, played a critical role in carrying out these efforts. The WPC included representatives from Penn, Drexel, the Philadelphia College of Pharmacy and Science, Presbyterian Hospital, and the Osteopathic Medical School. Its main objective was to transform West Philadelphia into University City, Philadelphia, a district centered around academic and research institutions. One of the central projects of the WPC was the University City Science Center, located around the 3600 block of Market Street.

Despite increasing opposition from both students and local residents, the coalition of universities, headed by the University of Pennsylvania, proved to be powerful and played an instrumental role in tearing down existing infrastructure.

The Erasure of the Black Bottom

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The 1950s and 1960s were a period of aggressive expansion for Penn, as it demolished existing homes and businesses to construct high-rise dormitories, research facilities, and commercial spaces. The establishment of the University City Science Center in 1963, a collaborative research complex shared by Penn, Drexel, and other institutions, played a key role in the downfall of the Black Bottom neighborhood. The project displaced over 5,000 residents and razed much of the community's infrastructure, fundamentally altering the demographic and social fabric of the area​[8][9]​[14].

The loss of the Black Bottom was a physical displacement as well as a cultural erasure. Many former residents and their descendants continue to advocate for recognition of the community's history and for reparative measures to address the intergenerational trauma of displacement. Activists have called for memorials, scholarships, and admissions policies that acknowledge the harm of Penn's expansion on the residents of the Black Bottom[8]

Modern Expansion and Penntrification (1980s-present)

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In the decades following the displacement of the Black Bottom, Penn continued to expand its influence in West Philadelphia. The West Philadelphia Initiatives,[15] launched in the 1990s under President Judith Rodin, aimed to revitalize the area through investments in housing, retail, and public safety. While these initiatives improved local infrastructure and attracted new businesses, they also accelerated gentrification, raising property values and displacing long-term residents​[9].

The development of Penn Park and the Pennovation Center[16] are recent examples of the university's ongoing expansion, further integrating the campus into the urban fabric of West Philadelphia. Today, University City is a district with a mix of high-tech research facilities, upscale housing, and commercial developments. The legacy of Penntrification remains a complex issue, reflecting the tensions between the university's growth and the needs of the surrounding community​[5][17].

Case Studies of Penntrification

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Landscape Development Plan of 1977

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Following the initial development of University City, the University of Pennsylvania devised the Landscape Development Plan of 1977. The Plan was an attempt to create new development both within and outside the campus with an emphasis on improving the University's image.

Drafted by faculty and students, the Plan's introduction establishes that "Penn's image is at present tarnished," emphasizing the need for an improvement of the aesthetic value of the surrounding area.

The Plan determined that much of the interior regions of the campus presented satisfactory landscaping but that the more external regions–34th and Walnut Streets, 38th Street, and College Hall Green–needed to be remodeled to present the campus as a more appealing location to the "casual" visitor (Shepheard).

Critics of the Landscape Development Plan coined it the Master Plan, calling attention to the University's desire to have more power over the surrounding city, beyond its campus boundaries, infiltrating communities and raising home and tax prices.

UC Townhomes

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In 1982, Brett Altman , the head of IBID Associates, bought a large portion of land (between 39th Street and 40th Street) for $1. The development of this land aimed to serve as compensation for the overtake of Black Bottom.

Thus, IBID initiated the construction of the UC (University City) Townhomes which would provide Philadelphia residents affordable housing. According, the construction of the townhomes was funded by the United States Department of Housing and Urban Development's (HUD) Program Section 22. Section 22 aimed to provide FHA mortgage insurance to banks in areas that have been subject to revitalization efforts, which is especially important in combating gentrification.

However, in July of 2021, IBID and the City of Philadelphia announced that residents would have to leave the townhomes by August 15th, 2023, following IBID's denial to renew their contract with HUD for affordable housing.

Following this controversial decision, residents and students alike protested the demolition of the townhomes and thus the resulting evictions. These protests resulted in a settlement that required IBID to transfer 23,595 square feet of the land to the City for the construction of 70 affordable housing units. However, these new units would only consist of 20% of the previous UC Townhomes, leaving many residents without access to affordable housing.

Franklin's Table

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Established in 2018, Franklin's Table is a food court located on 34th and Walnut Streets. It replaced more affordable dining options, such as Taco Bell and Quiznos, which were available at the previous Moravian Food Court.[18]

Located within the heart of the University of Pennsylvania, Franklin's Table was primarily designed for students. All of its food stalls are listed on ShopPenn's website which consists of endorsed establishments that are advertised to the University's students. ShopPenn describes the restaurants as offering a "fine casual experience."

However, it has been criticized for its steep prices and inaccessibility to locals. There are no fast-food or chain restaurant options, meaning that all of its smaller restaurants mimic each other in those relatively higher price points. These smaller restaurants are featured in the 8,000 square foot lot and include DK Sushi, High Street Hoagies, Goldie, and more. The average price point ranges from $14-$20.

Gutmann College House

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The Gutmann College House[19] is one of the University of Pennsylvania's most newly constructed housing buildings and was opened in the fall of 2021 for upperclassmen residents. Its spacious 3 acres of land house a variety of amenities including study areas, seminar rooms, music practice rooms, fitness spaces, and common living and social areas.[20]

However, it was built on the green space behind the 40th Street Library, expanding the campus's terrain and infiltrating a space where community members would gather[20]. This plot of land located in the heart of the city was once an open field that housed a variety of social community events and has now been converted as a place for University students.

Furthermore, community members labeled the construction an "eyesore" due to a growing disdain toward the amount of skyscrapers the University has already built[20].

Impact of Penntrification

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Impacts

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Gentrification has a variety of impacts, which often disproportionately affect minorities and people of color. Among these impacts are increased housing prices, forced displacement, discrimination, and neighborhood identity change.[21] For University City and the neighborhoods around the University of Pennsylvania, these effects are evident. Despite these consequences, many note that gentrification can also have positive effects. A study by the Federal Reserve Bank of Philadelphia[22]suggests that long-time homeowners benefit from rising housing prices in gentrified areas. It also notes that within "higher opportunity neighborhoods," children are more likely to obtain higher education. Notably, many disagree about the impact of Penntrification on University City. Some view Penntrification as a way to revamp the surrounding area, while others perceive it as a fundamental threat to neighborhood culture and identity. Because most recent controversy revolves around the latter perspective, this section will largely focus on the negative impacts of gentrification in University City.

Rising Home Prices

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The expansion of the University of Pennsylvania's campus over several decades has contributed to a disproportionate increase in housing prices in the surrounding areas. Between 2014 and 2022, median market value across Philadelphia rose by around 18%. However, the market value in University City grew by nearly 30% throughout the same period.[23] Other data indicate that housing prices tripled[24] in University City between 2000 and 2010, while they roughly doubled[25] across Philadelphia on average.

Displacement

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Higher home prices in the University City area have inevitably displaced large numbers of people who could no longer afford their rent. These displacements have tended to disproportionately affect people of color, especially Black people. During the Period of Urban Renewal in the 1960s, the creation of the University City Science Center displaced an estimated 600 low-income[24] and African American families and around 2,000 individuals[10] overall. In 2021, the controversial decision to demolish the University City Townhomes threatened to displace around 70 families,[26] suggesting that the University of Pennsylvania's impact on housing availability in the surrounding areas remains prominent. However, in a 2023 agreement with the University City Townhomes owner, the city of Philadelphia agreed to build 70 new affordable housing units on the townhomes plot–a decision that many opposing gentrification recognized as a victory.[27]

Demographic Changes and Shifting Neighborhood Identity

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Forced displacements due to Penntrification have altered demographics within the University City area, leading to increased discrimination and a shift in neighborhood identity. Between 2000 and 2010, University City's demographic composition changed dramatically. During these years, the percentage of white and Asian residents grew steadily. In contrast, the number of Black residents decreased by 6,500 people, becoming 29.34% lower than in 1990.[28]

Such a drastic shift in demographic composition has had ripple effects on the West Philadelphia community as a whole. One such effect has been increased discrimination and racial division. For years, University of Pennsylvania students received maps at orientation which had black "warning lines" running along 40th street. The implication was that students should avoid crossing this boundary because it marked a shift in racial demographics and supposedly outlined an area of higher risk. Students also nicknamed a nearby grocery store "Black-me" and tended to avoid it–ostensibly because of its shoppers' demographics[24]. Examples like these indicate that Penntrification not only resulted in increased housing prices and displacement but also in higher racial tension and discrimination in the surrounding area.

Studies[29] reveal that gentrification and displacement often spark a number of consequences, including homelessness, unemployment, and decreased mental and physical health for those affected. One such study[30] that examined the impact of gentrification in Philadelphia neighborhoods (including University City) found a correlation between gentrification and decreased sense of community. However, more research is likely needed to examine the specific impacts of gentrification on these factors in University City.

Community Response

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Throughout the years, citizens who have been displaced in West Philadelphia due to the University of Pennsylvania's expansion have led to growing concerns from local residents. Many times, the surrounding communities express their thoughts through protest or forming groups against Penn-trification.

Class of 2026 Convocation Protest

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During the Class of 2026 convocation, over 100 activists protested the University's impact on displacing black citizens in West Philadelphia.[31] Citizens have been fighting against IBID Associates, a subsidiary of the Altman Group which can sell the properties to developers, evicting 68 families[32] As former Penn President Liz Magill was giving a speech, outside protestors along with members of the class of 2026 interrupted and began chanting "Stop Penntrification" and "Save UC Townhomes"[33] Residents called on Penn to purchase the Townhomes and keep them affordable so they could stay Hundreds of residents used bullhorns to share how Penn is to blame for the gentrification of Black Bottom, a historically known black neighborhood

University City High School Closure

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University City High School (Philadelphia) opened its doors in 1972, with the purpose of serving the growing population in West Philadelphia. Along with two other schools, the purpose of its creation was to combat overcrowding, improve test scores, and better Philadelphia schools. The creation of the high school was largely funded by the West Philadelphia Corporation.[34] While the school was originally intended to be a math and science magnet school, the plan was never enacted because of a lack of structure and gang-related crimes. With intense racial divides and high levels of violence, the high school continuously dealt with drug usage and stabbings, poorly implementing measures to prevent violence within the school.[35] In 2009, the school became a Promise Academy school, an initiative by the School District of Philadelphia meant to help under-achieving public schools through help from the district. Despite copious protests, in 2013, Philadelphia's School Reform Commission voted to close University City High School along with 22 other city schools. Hours prior to the vote, protestors gathered at the District headquarters to fight for public school education. Spearheaded by American Federation of Teachers national president Randi Weingarten, she among 17 other protestors from the Philadelphia Student Union and Youth United for Change[36] were arrested.

College Hall Sit-In

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The 1969 College Hall Sit-in was a large-scale protest against the University City Science Center organized by Students for a Democratic Society (SDS) at the University of Pennsylvania. Students and the community alike were infuriated by the displacement of civilians and the center's classified research provisions.[37] The demands called for by the protestors included community involvement in relation to Penn's expansion, more commitment to providing Public Housing, and stopping war-related research at the University City Science Center. On February 18, 1969, students gathered in College Hall to begin the sit-in. The sit-in[38] was organized and nonviolent, even being deemed as "strange" for its threat-free environment. People brought in bedding, money, food, and textbooks among other things in order to prepare for the sit-in. Throughout the sit-in, participants, such as Ira Harkavy (pictured below), the head of student negotiations, requested that the Trustees and administration listen to their concerns. Negotiations took place over multiple plenary meetings over the days. Eventually, the trustees concluded that $10 million would be raised for community renewal programs and that housing destroyed by the University's expansion would be rebuilt. After six days, on February 23, 1969, the sit-in came to an end with students celebrating and cleaning up the area where nearly 1,000 students came together to advocate for the community.[39]

University Engagement and Community Partnerships

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As part of its recent broader efforts to mitigate the impact of Penntrification and develop positive relationships with the West Philadelphia community, Penn has developed several initiatives focused on community engagement and education.

The Netter Center

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The Netter Center[40]for Community Partnerships was created in 1992 by the University of Pennsylvania to "improve the quality of life and learning both in the community and on campus". Founded by activist Ira Harkavy, the Netter Center has culminated three strategies over the years: academically based community service (ABCS), university assisted community schools (UACS), and democratic anchor institution strategy.[41]

Academically based community service: ABCS courses seek to fuse learning and teaching with service by allowing ABCS students and faculty to interact with West Philadelphia public schools and community organizations to address issues such as education and health.

University Assisted Community Schools: University Assisted Community Schools work together with universities to receive support such as resources, expertise, and volunteers in solving local problems. Community schools are approached as neighborhood centers that not only serve the students, but also their families and the overall community, creating a stronger connection between the school and the encompassing neighborhood.

Democratic anchor institution strategy: The democratic anchor institution strategy states that higher education institutions have a responsibility to help local communities by utilizing and providing their resources. The Netter Center works to optimize community economic development and ensure that the University of Pennsylvania continues to serve as an active anchor institution for the West Philadelphia community.

Civic House

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Civic House,[42] founded in 1998, is Penn's hub for student civic engagement and social justice education. Civic House encourages students to integrate learning with meaningful action by addressing issues through partnerships with West Philadelphia community organizations. The mission of Civic House is rooted in fostering a deeper understanding of systemic inequalities. Civic House offers programming to support advocacy efforts by students, including the Civic Scholars Program.[43]

References

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  1. ^ "Definition of GENTRIFICATION". www.merriam-webster.com. 21 September 2024.
  2. ^ a b Thomas, Dawn (27 May 2022). "Gentrification and Neighborhood Change in Philadelphia: Demographic and Labor Market Characteristics". Philadelphia Works.
  3. ^ "A Brief History of Penntrification". Penn Disorientation Guide. 26 August 2023.
  4. ^ "Penn's Complicated Relationship with Gentrification in West Philadelphia". www.34st.com.
  5. ^ a b c d "Penn's Campus Growth, 1870-2015". University Archives and Records Center.
  6. ^ "Penn's West Philadelphia Campus". University Archives and Records Center.
  7. ^ a b "West Philadelphia: The History | West Philadelphia Community History Center". westphillyhistory.archives.upenn.edu.
  8. ^ a b c "West Philadelphia Collaborative History - The University City Science Center and the Black Bottom". collaborativehistory.gse.upenn.edu.
  9. ^ a b c "A Brief History of Penn-trification". Penn Disorientation Guide. 26 August 2023.
  10. ^ a b "West Philadelphia Collaborative History - The University Redevelopment Area". collaborativehistory.gse.upenn.edu.
  11. ^ Epstein, Edward. "Race, real estate and education: The university of Pennsylvania's interventions in west philadelphia". Dissertations & Theses @ University of Pennsylvania; ProQuest Dissertations & Theses Global; Publicly Available Content Database. Retrieved 30 September 2024.
  12. ^ Scolnick, Emily. "From Black Bottom to UC Townhomes: The ongoing fight for affordable housing near Penn". www.thedp.com.
  13. ^ https://collaborativehistory.gse.upenn.edu/stories/west-philadelphia-corporation
  14. ^ Puckett, John L.; Lloyd, Mark Frazier (2013). "Penn's Great Expansion: Postwar Urban Renewal and the Alliance between Private Universities and the Public Sector". The Pennsylvania Magazine of History and Biography. pp. 381–430. doi:10.5215/pennmaghistbio.137.4.0381.
  15. ^ https://collaborativehistory.gse.upenn.edu/stories/west-philadelphia-initiatives
  16. ^ https://pennovation.upenn.edu/pennovation-center
  17. ^ Puckett, John L.; Lloyd, Mark Frazier (2013). "Penn's Great Expansion: Postwar Urban Renewal and the Alliance between Private Universities and the Public Sector". The Pennsylvania Magazine of History and Biography. pp. 381–430. doi:10.5215/pennmaghistbio.137.4.0381.
  18. ^ Lodewick, Colin. "The Ivory Tower is Built On Eight Dollar Smoothies". www.34st.com. Retrieved 30 September 2024.
  19. ^ https://www.collegehouses.upenn.edu/about/gutmann
  20. ^ a b c Featherstone, Mariel Diana (17 December 2022). "Penntrification: University Driven Gentrification and Heat". ArcGIS StoryMaps.
  21. ^ "Examining the Negative Impacts of Gentrification".
  22. ^ "The Effects of Gentrification on the Well-Being and Opportunity of Original Resident Adults and Children". www.philadelphiafed.org.
  23. ^ Staff, The Daily Pennsylvanian Analytics. "Market values in University City rise as residents struggle to stay in their homes". www.thedp.com.
  24. ^ a b c Etienne, Harley F. (2012). "Pushing Back the Gates: Neighborhood Perspectives on University-Driven Revitalization in West Philadelphia". Temple University Press.
  25. ^ "Single-Family Home Sales in Philadelphia". pew.org. 23 July 2024.
  26. ^ Wang, Emily Scolnick , Diamy. "Demolition of University City Townhomes begins after delays, surprising community members". www.thedp.com.{{cite web}}: CS1 maint: multiple names: authors list (link)
  27. ^ "Philly reaches deal with property owner over the future of UC Townhomes". WHYY.
  28. ^ Ehlenz, Meagan M. (September 2016). "Neighborhood Revitalization and the Anchor Institution: Assessing the Impact of the University of Pennsylvania's West Philadelphia Initiatives on University City". Urban Affairs Review. pp. 714–750. doi:10.1177/1078087415601220.
  29. ^ Smith, Genee S.; Breakstone, Hannah; Dean, Lorraine T.; Thorpe, Roland J. (1 December 2020). "Impacts of Gentrification on Health in the US: a Systematic Review of the Literature". Journal of Urban Health. pp. 845–856. doi:10.1007/s11524-020-00448-4.
  30. ^ Gibbons, Joseph; Barton, Michael S; Reling, Timothy T (May 2020). "Do gentrifying neighbourhoods have less community? Evidence from Philadelphia". Urban Studies. pp. 1143–1163. doi:10.1177/0042098019829331.
  31. ^ "Protest of 'Penntrification' shuts down UPenn convocation". Workers World. 6 September 2022.
  32. ^ Ware, Jared (7 October 2022). "Housing activists fight gentrification in West Philadelphia". Prism.
  33. ^ Siddiqui, Tori Sousa, Delaney Parks, Emi Tuyetnhi Tran, Imran. "Protestors crash Convocation, cutting Liz Magill's first major speech short". www.thedp.com.{{cite web}}: CS1 maint: multiple names: authors list (link)
  34. ^ "School Reform Commission votes to close 23 Philadelphia schools, sparking anger and despair for students, parents, teachers". WHYY.
  35. ^ "West Philadelphia Collaborative History - University City High School". collaborativehistory.gse.upenn.edu.
  36. ^ https://www.youthunitedforchange.org/about
  37. ^ "College Hall Sit-in" (PDF).
  38. ^ "1969 College Hall Sit-In: Gazette Article". University Archives and Records Center.
  39. ^ "1969 College Hall Sit-In". University Archives and Records Center.
  40. ^ "What We Do". Netter Center for Community Partnerships. 4 June 2017.
  41. ^ "Effective Governance of a University as an Anchor Institution" (PDF).
  42. ^ https://civichouse.upenn.edu/about/history/
  43. ^ Walk, © 2024 Civic House at the University of Pennsylvania 3914 Locust; ch, Philadelphia PA 19104 1898-4831 Contact. "History – Civic House".{{cite web}}: CS1 maint: numeric names: authors list (link)
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