For a few weeks now, I’ve wanted to talk about the Greenmont neighborhood revitalization efforts. But I’ve struggled with how to discuss them in a way that isn’t insulting or condescending to one of Morgantown’s oldest neighborhoods.
So here’s my disclaimer: I have never lived in Greenmont, though I have repeatedly traveled through it, and I know the area mostly by its reputation, whether that reputation is deserved or not. What I do know is that Greenmont has become the focus of Morgantown’s next wave of revitalization efforts, and that is wonderful news for the neighborhood.
The city has put up roughly $600,000 in American Rescue Plan money through the Morgantown Land Reuse and Preservation Agency. (Thank you to Ben Conley for his reporting.) Plus, $2 million is coming down in congressionally directed spending.
There has been a big push recently for the city to buy up abandoned and/or dilapidated housing, and the Greenmont community has expressed what it would like to see done to spruce up the neighborhood, such as green spaces, connections to the nearby rail-trail system and there was even mention of a small park.
I hope Greenmont residents get everything they are asking for.
But I’m a little concerned they won’t.
One of the first thoughts I had when I heard about the dedicated revitalization efforts was: At what point does “revitalization” become “gentrification”?
Apparently, I am not the first person to ask that question. Google had a plethora of results laying out the distinction.
According to a 2019 article by the National Low Income Housing Coalition, “Gentrification occurs where land is cheap and the chance to make a profit is high due to the influx of wealthier wage earners willing to pay higher rents.” Revitalization, in contrast, uses “a positive development model that builds a new vision of community health and sustainability that benefits all residents. … The development process should enable community members to identify the types of housing, services and infrastructure that should exist in their neighborhood. The process should value longtime residents’ visions of neighborhood change and give the power of decision-making to community residents.”
I read a few articles from a few different sources, and the biggest distinction between gentrification and revitalization is that the former is driven by profit for developers at the expense of residents while the latter is driven by community need and done for the existing residents, not necessarily to attract new occupants or businesses.
Gentrification is inextricably tied to race, because in most areas, racial and ethnic minorities also tend to have the lowest incomes. So as wealthier (and usually white) people are drawn into a revitalized/gentrified neighborhood, increasing property values and rents force out lower income (and usually minority) residents.
In a state as homogenous as West Virginia, gentrification would be less likely to have a noticeable racial component, but it would still have a very visible impact on socio-economic demographics.
If handled incorrectly, Greenmont’s revitalization could easily tip into gentrification. If priority is given to corporate investors or large, expensive developments, lower income individuals could be pushed out of one of the few areas in Morgantown that has reasonable home prices (in the $100,000 to $200,000 range instead of $250,000 to $400,000 range). Considering Greenmont has many rental properties or absentee owners, it’s a legitimate concern that the property owners will try to hold out for a big payday to the detriment of the people who live in the neighborhood.
Yes, the city and any partners it brings on board will need to see some return on investment. However, since the process is using primarily federal dollars, that should not be the top concern. Greenmont deserves this investment and revitalization. Its existing residents — not just property owners but the people who live and work there — deserve this. Which is why they need to be the ones in the driver’s seat, guiding this process.
It will take public scrutiny — particularly from Greenmont residents, but also from the rest of the Morgantown community — to make sure that the city’s efforts are done in service to the neighborhood’s current occupants rather than in service to developers or potential investors.
J. Nelson - Writer 