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SUBPRIME CHARLOTTE: TRAJECTORIES of NEIGHBORHOOD CHANGE in a GLOBALIZING NEW SOUTH CITY by Elizabeth Grace Morrell a Dissertati

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SUBPRIME CHARLOTTE: TRAJECTORIES of NEIGHBORHOOD CHANGE in a GLOBALIZING NEW SOUTH CITY by Elizabeth Grace Morrell a Dissertati SUBPRIME CHARLOTTE: TRAJECTORIES OF NEIGHBORHOOD CHANGE IN A GLOBALIZING NEW SOUTH CITY by Elizabeth Grace Morrell A dissertation submitted to the faculty of The University of North Carolina at Charlotte in partial fulfillment of the requirements for the degree of Doctor of Philosophy in Geography and Urban/Regional Analysis Charlotte 2018 Approved by: ______________________________ Dr. Heather Smith ______________________________ Dr. Janni Sorensen ______________________________ Dr. Elizabeth Delmelle ______________________________ Dr. Jose Gamez ©2018 Elizabeth Grace Morrell ALL RIGHTS RESERVED ii ABSTRACT ELIZABETH GRACE MORRELL. Subprime Charlotte: Trajectories of Neighborhood Change in a Globalizing New South City. (Under the direction of DR. HEATHER SMITH) This dissertation is a mixed-methods exploration of neighborhood change in Charlotte, North Carolina focused specifically on the impact of mortgage lending patterns leading up to the Great Recession of 2008 as well neoliberal policies and discourse. Using cluster analysis and a spatial data mining algorithm, I mapped trajectories of change in lending patterns across the Charlotte metropolitan area for the years 2000- 2006. This analysis drove the selection of six case study neighborhoods for qualitative analysis, including interviews, content analysis, and discourse analysis to identify behaviors, policies, and transactions impacting processes of change. The study’s major contributions include the proposal of a continuum model for the consideration of processes of change within cities and their surrounding areas, a rigorous method for the conduction of discourse analysis in human geography, an empirical justification for the inclusion of mortgage lending activity in studies of neighborhood change, and a call for activism surrounding the interaction of developers and neighborhood residents. iii ACKNOWLEDGMENTS This project would not have been possible without the participation of my neighborhood partners and interviewees. The input of those 31 individuals was invaluable, and I offer my sincerest thanks for their time and interest in this research. I wish also to extend my gratitude to my committee members. Specifically, I would like to thank Dr. Heather Smith for her guidance and support in developing the theoretical framework of this dissertation. Drs. Janni Smith and Jose Gamez were also instrumental in the development of this project for their facilitation of the university partnership with Windy Ridge that began back in 2009. My service in Windy Ridge planted the seeds in my first semester of the Master’s program for what would ultimately become this, my capstone project of my graduate career – an investigation into the lending practices and policies that led to the outcomes we saw in that neighborhood. Dr. Elizabeth Delmelle has served as a “methods mentor,” and I thank her for her guidance through the empirical side of this research as well as for her friendship. Finally, a heartfelt thanks to my friends and family, particularly my husband Derek and son Alistair, who have supported me throughout my journey to a terminal degree in Geography. Their positive affirmations and unwavering affection were central to my achievement of this significant professional milestone. iv DEDICATION My work as a graduate student in Geography (2009-2018), including this capstone dissertation project, is dedicated to the memory of my grandparents, Richard and Margaret Mumford. Gramps (1925-2001) was a veteran, city councilman, entrepreneur, and property appraiser, and Granny (1928-2013) was a school secretary and homemaker. They inspired in me a love for landscapes, travel, and maps at a young age. v Table of Contents LIST OF TABLES ............................................................................................................. ix LIST OF FIGURES ........................................................................................................... xi CHAPTER 1: INTRODUCTION ....................................................................................... 1 CHAPTER 2: LITERATURE REVIEW .......................................................................... 12 2.1 Space and Urban Landscapes: Theoretical Considerations................................ 12 2.1.1 The Production of Space ............................................................................. 12 2.1.2 Issues of Scale .................................................................................................. 15 2.1.3 Marxist Approaches to Neighborhood Change ................................................ 17 2.1.4 Reflections on Structure and Agency ............................................................... 24 2.1.5 Neoliberalism.................................................................................................... 25 2.2 Urban Restructuring: Grounding Theory ............................................................... 26 2.2.1 Neoliberalism in Cities ..................................................................................... 27 2.2.2 Neighborhood Change and Urban Structure .................................................... 34 2.2.3 Polarization ....................................................................................................... 37 2.2.4 Segregation and Mortgage Lending ................................................................. 40 2.2.5 Gentrification .................................................................................................... 48 2.2.6 Suburbanization ................................................................................................ 54 CHAPTER 3: RESEARCH DESIGN AND METHODS ................................................. 57 3.1 Mixed Method Design ............................................................................................. 57 3.2 Cluster Analysis ...................................................................................................... 60 3.3 Descriptive Statistics ............................................................................................... 65 3.4 Windshield Surveys................................................................................................. 66 3.5 Interviews and Textual Documents ......................................................................... 68 3.6 Reflexivity Review .................................................................................................. 79 3.7 Rigor Review and IRB Protocol ............................................................................. 82 CHAPTER 4: CASE STUDY SELECTION .................................................................... 89 vi 4.1 Charlotte Context .................................................................................................... 89 4.2 Neighborhood Selection .......................................................................................... 91 CHAPTER 5: NEIGHBORHOOD PROFILES.............................................................. 113 5.1 Sharon Woods ....................................................................................................... 116 5.2 Sedgefield .............................................................................................................. 125 5.3 Enderly Park .......................................................................................................... 136 4.4 Hidden Valley ....................................................................................................... 147 5.5 Prosperity Church .................................................................................................. 158 5.6 East Forest ............................................................................................................. 168 CHAPTER 6: DISCOURSE ANALYSIS (RESEARCH QUESTION #2) ................... 177 6.1 Summary Statement .............................................................................................. 177 6.2 Discussion and Evidence ....................................................................................... 177 6.2.1 Territorial Stigmatization and Acclaim .......................................................... 177 6.2.2 Spatial Governmentality ................................................................................. 187 6.2.3 Exchange Value and Use Value ..................................................................... 193 6.2.4 Citizen Engagement and Personal Responsibility In Response to Roll-Back Neoliberalism........................................................................................................... 199 6.2.5 Marketing and Branding ................................................................................. 206 6.2.6 Public Private Partnerships and the Role of the Developer ............................ 211 CHAPTER 7: CONTENT ANALYSIS (RESEARCH QUESTION #3) ...................... 215 7.1 Summary Statement .............................................................................................. 215 7.2 Discussion and Evidence ....................................................................................... 215 7.2.1 Housing Policy ............................................................................................... 215 7.2.2 Retail Development ........................................................................................ 220 7.2.3 Transit ............................................................................................................. 226 7.2.4 Planner-Developer-Community
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