Tag Archives: Franklinton Ohio

Before and After Franklinton

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Before and after Franklinton Columbus, Ohio

Franklinton has been known as The Bottoms for many years, mainly because the low-lying neighborhood has seen flooding more often than anywhere else in the city. With the completion of the Franklinton Floodwall nearly 20 years ago, the neighborhood has been seeing redevelopment at an ever-increasing pace. This Before and After of the neighborhood only covers some of the changes, and another similar post detailing more changes will most likely be needed.

Before: COSI Parking Lot in 2009

This large parking lot had once been part of Central High School’s campus and was originally the site of the schools track and athletic fields. After the school closed in the early 1980s, the area was converted to a large parking lot. It continued its life as parking when COSI moved from Downtown to a new facility in the converted school. When plans for the Scioto Peninsula to be redeveloped emerged, it was decided to turn the parking lot into a brand new park.
After: New Park in 2020

The parking was not actually lost, however. An underground garage was constructed beneath the park itself, which is now called Dorian Green. New development, which will include offices, retail and hundreds of new residences, can be seen under construction in the background.

Before: Veterans Memorial in 2011

The old Veterans Memorial was constructed in the mid-1950s. Over the subsequent decades, the building was renovated and expanded multiple times. By the 2000s, the building was considered outdated with a convoluted layout. Despite some objections, it was decided that the complex would be torn down and replaced with a new veterans center.
After: National Veterans Memorial and Museum in 2020

The new building had a far more modern, almost futuristic design, like something out of an X-Men movie. The new building was to remain a veterans memorial with office and event space, but also serve as a museum. It was eventually given the status of being the National Veterans Memorial, the only one of its kind in the nation.

Before: 500 West Broad Street in 2011

Back in 2011, 500 W. Broad was a collection of small businesses, most notably Wasserstrom restaurant supply. This stretch of Broad was unremarkable and a more modern remnant of urban renewal during the mid-20th Century.
After: 500 West Broad in 2020

Today, the first phase of the Gravity development occupies the entire stretch. This unique mixed-use development contains, among other things, apartments, retail space, community art and activity space for its residents. Directly across the street, the 2nd- and much larger- phase of Gravity is currently under construction.

Before: A.D. Farrow Harley Davidson in 2012

A century after the business was established, this Harley Davidson sales shop just down the street from Gravity looked out of date. Half the site was also a parking lot that fronted Broad Street.
After: A.D. Farrow Harley Davidson in 2020

In 2020, the business was engaged in a significant remodel and expansion. Local business investments such as this have been on the rise in Franklinton in recent years, especially east of 315.

Before: 524 West Broad in 2009

This site had been used as a car lot for some time. The original buildings had been demolished in the early 1960s,
replaced with surface parking.
After: 524 West Broad in 2020

Today the site is home to Franklinton Station, a lower-income residential complex for seniors.



Before: West Rich Street at the Railroad Crossing, looking west in 2009

This view of West Rich Street shows how the area had been in decline, with abandoned buildings on the right and run-down public housing on the left that had seen little investment since its construction in the early 1960s.
After: West Rich Street at the Railroad Crossing, looking west in 2020

Today, this section of Rich Street looks like a completely different place. Buildings have been renovated and old housing has been replaced with the much more dense River & Rich mixed-use development. The new complex contains retail space and residences that retain affordable housing. Another phase of the River & Rich development is in the works that may eventually include a new residential tower.

Before: 548 West State Street in 2011

The site at 548 W. State had been vacant for a number of years, with the original development having been demolished. By 2011, it was overgrown with weeds.
After: 548 West State Street in 2020

In 2020, the site had a brand new mixed-use building containing 13 apartments and retail space. The mural also contributes to Franklinton becoming more of an arts location as the previous arts destination, the Short North, becomes ever more expensive.

Before: Mount Carmel West in 2015

Mount Carmel West Hospital had been a dominant fixture in Franklinton for more than a century. It was originally known as Hawkes Hospital and constructed in 1886, becoming Mount Carmel in the 20th Century. However, by the 2010s, the location was deemed to be less optimal and so most of the services were moved to a new hospital in Grove City. The fate of the old hospital was sealed and a plan was drawn up to redevelop the entire site.
After: Mount Carmel West in 2020

By 2020, the main hospital was no more. The only structures that will remain include the nurse’s college and several parking garages. The site will be redeveloped with mixed-use projects including residential, retail and office space over the next several years.

Before: Hawkes Avenue, looking south from Chapel Street in 2009

Hawkes Avenue was a typical Franklinton street by the late 2000s, with its vacant lots, abandoned buildings and poorly-maintained infrastructure.
After: Hawkes Avenue, looking south from Chapel Street in 2019

Infill housing has been gradually becoming more common throughout Franklinton, as well as home renovations and general reinvestment in infrastructure by the City. Hawkes Avenue has been a beneficiary, and now looks better than it has in many years.

Franklinton has come a long way in just a few years, and the neighborhood is poised to only continue to change even more drastically in the near future. Many new projects are either under construction or have been recently proposed. Future phases of the Scioto Peninsula redevelopment will only spur additional development and growth westward. Whether Franklinton can revitalize without driving out too many of its existing residents remains somewhat of an open question.



The Scioto Peninsula Reborn

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The Scioto Peninsula reborn

The Scioto Peninsula looking east.

The history of the Scioto Peninsula is much the same as the Franklinton neighborhood it resides in. Since Franklinton’s founding in 1797 (Columbus’ oldest neighborhood and predates Columbus itself by 15 years), it did not take long to figure out the area’s one major flaw: Floods. Essentially built upon a river flood plain, Franklinton flooded several times during the 19th century, but the most devastating came in 1913 and 1959. The 1913 flood, Ohio’s deadliest and most widespread natural disaster, inundated Franklinton with up to 20 feet of water in places, and the neighborhood flooded all the way back to where present-day I-70 cuts through the far western border. Franklinton suffered massive damage, and over 100 people died along the Scioto in Columbus. The flood in 1959 was less severe, thanks to flood protections put into place after 1913, but one consequence of this flood was that new construction and most renovation was all but prohibited due to the flood risk. This helped to stagnate the entire neighborhood, and combined with the urban decline for the next several decades, Franklinton gradually fell into disrepair. The Scioto Peninsula, the far eastern section of the neighborhood just across from Downtown, was always the hardest hit by flooding. As such, the 56-acre peninsula gradually became a manufacturing and warehouse site, although a few thousand people did live there in low-income housing projects. Central High School also helped to maintain a residential presence.

As manufacturing declined and more people left the urban core, the warehouses and businesses closed shop. Many were bulldozed into vacant lots. Central High was closed as a school in the early 1980s. By the mid-1990s, the area was largely empty except for Veteran’s Memorial and a handful of housing developments and businesses. Plans were in the works to help bring Franklinton back, however, and construction of the Franklinton Floodwall began at this time. This construction helped encourage COSI to move into Central High, renovating and expanding the old building in exhibit and museum space. Most of the rest of the peninsula became surface parking. In 2004, with the completion of the floodwall, building restrictions were finally lifted, but for several years, little happened. The stigma of a neighborhood in decline kept development interests away.

In 2010, Columbus came out with a list of 12 projects it wanted to accomplish in the downtown area. Some of them have come to pass, such as the renovation of the riverfront with Scioto Mile and the redevelopment of City Center into Columbus Commons. Another one of these projects was the redevelopment of the Scioto Peninsula. The city saw an opportunity in so much empty land so close to Downtown, especially coinciding with the emerging back-to-the-city movement. This prime real estate was ripe. The city began planning of this project early in 2012, as East Franklinton itself began to emerge as an artist destination. The Short North has, more or less, reached the final stage of gentrification. It’s become upscale, attracting high end retail and residential, as the number of art galleries has gradually declined due to rising rents. Franklinton has proven to be an attractive alternative, with such live-work projects as 400 Rich, which grew rapidly in its first year. Residential projects are now in the works, as well as more artist space, warehouse conversions and new bars and restaurants.

General plan for the Peninsula.

A few months back, details of the Peninsula’s redevelopment plan began to trickle out, but the official announcement finally came yesterday. Here is what we now know of the plan:

1. Veterans Memorial, built in 1955 and expanded/renovated a few times over the years, will be torn down and replaced with a new Vets. This new Vets will be of modern design, spiral in shape with glass walls and a rooftop, outdoor amphitheater. Inside will be an Ohio military museum, along with meeting and event space. Estimated costs run around $50 million.
Old Vets Memorial


New Veterans Memorial



2. Southwest of COSI, the Columbus Zoo will build a $50+ million, 50,000 square foot zoo extension. The building will include an aquarium, rainforest, outdoor zoo-themed playground and other exhibits.

3. Where the current COSI parking lots are, a large underground parking garage will be constructed to serve the 3 attractions. Once complete, the garage will be covered by a large central park.
4. While not yet designed and weren’t talked about yesterday, previous details have included elevated walkways connecting all 3 buildings across the peninsula.
5. Between Bell Street and the railroad tracts that run along the western border of the peninsula, a mix of low, mid and high-rise mixed-use buildings will go in. Ground floor retail will line streets while upper floors will be mostly residential. Between 1,000 and 1,200 residential units are planned, but private interests could easily include more given the very high demand for urban residential and the fantastic location with views of Downtown and the river. Estimated costs exceed $100 million.
6. Not included specifically in the peninsula plan, but surely also impacting it, will be the Scioto River itself. Another one of the 12 projects is the removal of low-head dams through Downtown. This will lower the river level through Downtown, creating 33 acres of new land that will be landscaped into park space. Bike paths and walkways will also be constructed on this new land. The river itself will run faster, cleaner and open up more potential recreational uses. This project is set to begin this fall and complete in 2015. Estimated costs for the project are around $25 million.

The Riverfront after reconstruction.

The Riverfront now.

7. After the completion of the river restoration project, another one of the 12 ideas should begin. That will be the construction of a signature pedestrian bridge connecting North Bank Park in the Arena District with the Scioto Peninsula near the new Vets. There are no cost estimates at this time.

So given all this, the Scioto River and the Scioto Peninsula are looking at several hundred million in investment and development over the next several years. This will radically change the riverfront, and has the potential to jumpstart Franklinton, especially eastern parts, in ways not seen in many decades.

Much more about local development can be found here:
Development Under Construction
Proposed Development