The Case for Protecting Strip Malls from 'Commercial Gentrification'

As our suburbs diversify, the most affordable commercial districts found in such areas (often in strip malls) become an important entry point for immigrants to build their 'American Dream'. Kaid Benfield asks if such opportunities deserve protection.

1 minute read

June 11, 2013, 11:00 AM PDT

By Jonathan Nettler @nettsj


"There is little question that suburban strip malls represent an unsustainable architecture," writes Benfield. "Totally automobile-dependent, marked by large surface parking lots, and remarkably inefficient at using land, strip malls generate much more pollution and consume much more in the way of resources on a per capita basis than do more walkable, urban shopping districtsSuch urbanist thinkers as Galina Tachieva (Sprawl Repair Manual), June Williamson and Ellen Dunham-Jones (Retrofitting Suburbia) are absolutely correct in urging that, as these malls age and decline, they should be replaced with better, greener forms."

"And yet:  As these properties have declined, so have their rents, making them affordable to small, often entrepreneurial businesses.  Particularly as immigrants have settled in inner suburbs (where many of these fading commercial strips are), businesses owned and patronized by the immigrant population have occupied many of these spaces, in some cases alongside small start-ups owned by longtime community residents as well."

Planners have recognized the adverse impacts of redevelopment on affordable housing and responded with inclusionary zoning laws to help prevent displacement. "But, as far as I know," adds Benfield, "there is no comparable, widely understood ethic to protect small, often minority businesses that are harmed by otherwise beneficial neighborhood change, and I am wondering whether there should be."

Tuesday, June 11, 2013 in NRDC Switchboard Blog

portrait of professional woman

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching. Mary G., Urban Planner

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching.

Mary G., Urban Planner

Cover CM Credits, Earn Certificates, Push Your Career Forward

Logo for Planetizen Federal Action Tracker with black and white image of U.S. Capitol with water ripple overlay.

Planetizen Federal Action Tracker

A weekly monitor of how Trump’s orders and actions are impacting planners and planning in America.

July 2, 2025 - Diana Ionescu

Aerial view of town of Wailuku in Maui, Hawaii with mountains in background against cloudy sunset sky.

Maui's Vacation Rental Debate Turns Ugly

Verbal attacks, misinformation campaigns and fistfights plague a high-stakes debate to convert thousands of vacation rentals into long-term housing.

July 1, 2025 - Honolulu Civil Beat

White and purple sign for Slow Street in San Francisco, California with people crossing crosswalk.

San Francisco Suspends Traffic Calming Amidst Record Deaths

Citing “a challenging fiscal landscape,” the city will cease the program on the heels of 42 traffic deaths, including 24 pedestrians.

July 1, 2025 - KQED

Blue and silver Amtrak train at small station.

Amtrak Rolls Out New Orleans to Alabama “Mardi Gras” Train

The new service will operate morning and evening departures between Mobile and New Orleans.

July 3 - New Orleans City Business

Large spinning swing ride at Chicago's Navy Pier.

The Subversive Car-Free Guide to Trump's Great American Road Trip

Car-free ways to access Chicagoland’s best tourist attractions.

July 3 - Streetsblog Chicago

Aerial view of downtown San Antonio, Texas at night with rotating Tower of the Americas in foreground.

San Antonio and Austin are Fusing Into one Massive Megaregion

The region spanning the two central Texas cities is growing fast, posing challenges for local infrastructure and water supplies.

July 3 - Governing