Abstract: Gentrification is a phenomenon of neighborhood change prevalent in Western post-industrial cities, and is manifested in the upscale reconfiguration of neighborhood social space. It can be divided into residential gentrification and commercial gentrification, which are often mutually beneficial. Among them, commercial gentrification is reflected in the exclusion and replacement of low-end businesses by higher-end businesses. Since the middle of last century, a number of studies have been conducted on residential gentrification, but not enough attention has been paid to commercial gentrification. Business circles are important carriers of urban commerce, and the transformation and upgrading of urban business circles may bring about the reconstruction of social space while promoting inner-city revival, thus becoming one of the important drivers of commercial gentrification, whose main negative effects include the replacement of affordable businesses and the marginalization of community residents who rely on those ones. This paper takes the Binjiang Road business circle in Tianjin as an example, and combines macro and micro scale analysis to identify the influence of the business circle on commercial gentrification and its negative effects. The results can be used as a supplement to the empirical research on commercial gentrification in China and provide references for sustainable urban renewal decision-making. At the macro level, the radiational effects of various types of business circles on the surrounding areas are determined, and at the micro level, the spatial pattern of commercial gentrification in the Binjiang Road business circle and the influence of the core area on the peripheral areas are identified. Moreover, the negative effects of commercial replacement, motorization of public space, and social space fragmentation are verified based on streetscape image analysis, questionnaires, and human behavior tracking. Finally, the results of macro and micro studies are combined to explain the driving mechanism of commercial gentrification. It is found that: (1) the areas where commercial gentrification occurs in the central city of Tianjin overlaps highly with the business circles, and traditional business centers such as Binjiang Road have been highly gentrified and with a certain radiation effect on the surrounding areas; (2) only the municipal business circles have a significant impact on commercial gentrification of surrounding areas, and the extent decays with increasing distance from the business circle center; (3) the extent of commercial gentrification of the Binjiang Road business circle gradually decreases from the core area to the peripheral area, the homogeneity of the surrounding community business is significant, the phenomenon of parking occupying the road is serious, and the residents' travel routes are fragmented by the Binjiang Road pedestrian street. The continuous transformation and upgrading of the core area of the Binjiang Road business circle has caused the radiational effect outside the circle and the spillover effect on the peripheral residential areas in the circle, forming a situation in which the fast upgrading and the slow evolution of local coexist. Based on the theory of spatial production, the urban growth alliance，formed by the government and enterprises， with the new middle-class consumer group play important roles from the supply and demand sides respectively. The former transforms and upgrades traditional shopping areas into high-end consumption spaces serving new middle-class consumers, driving regional renewal, breaking through the renewal dilemma, increasing capital return to realize the capture of rent gap. With the formation of a new consumption atmosphere, and upscale reconstruction of social space, the direct or indirect exclusion of low-end businesses is realized; the shift of the consumer class to elitist and power/capital mutually reinforcement, caused the fast transformation of commercial space, and the adjacent old settlements also witnessed asset appreciation as a result, breeding a slow encroaching commercial gentrification. In this progress, the interests of the surrounding residents are eroded.

Key words: commercial gentrification, business circle, replacement, exclusion, spatial production theory

摘要： 商业绅士化是指低端业态被更高端业态排斥和置换的现象。城市商圈的转型升级可能带来区域的物质环境与社会空间重构，从而产生商业绅士化现象，在促进内城复兴的同时，也可能对周边社区居民产生排斥、置换等负面效应。国内缺乏针对这一现象的实证研究。以天津市滨江道商圈为例，结合宏观与微观尺度的分析，探究商圈对商业绅士化的影响及可能对区域产生的负面效应。在宏观层面，针对整个中心城区，判定天津各级商圈对区域商业绅士化的辐射效应及空间差异；在微观层面，针对滨江道商圈，判定商圈内的商业绅士化格局及核心区对外围区造成的负面效应。研究发现：（1）仅有市级商圈对区域商业绅士化的影响显著，其周边区域商业绅士化程度随距商圈中心距离的增大而衰减；（2）滨江道商圈的商业绅士化程度由核心区向外围区逐渐减弱，且核心区的转型升级带动了外围区的商业绅士化发育，使得业态同质化现象显著，停车占道现象严重，居民出行路线呈现被滨江道步行街割裂的态势。滨江道商圈核心区域的持续转型升级造成了对商圈周边的辐射效应及商圈内外围居住区的溢出效应，带动了其商业绅士化的发展，其中城市增长同盟与新中产消费群体分别从供需两端起到重要作用。

关键词: 商业绅士化, 商圈, 置换, 排斥, 空间生产理论