Tag Archives: Gentrification in 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 By the 2000s, the building was considered outdated with a convoluted layout.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.



Franklin County Gentrification Trends 1990-2015

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I saw this postthe other day about changing neighborhood demographics in certain cities, particularly when it comes to racial segregation and gentrification. Surprisingly, of all the maps and posts I’ve done on demographics, I hadn’t thought to do one that showed Franklin County gentrification trends. Well, now I have.

Franklin County gentrification trends
A bit of an explanation is needed for the color coding:
-For those categories marked “Steady”, the demographic listed has been the majority throughout the period, with little to no change of other demographics.
-For those mixed categories of one decline and one rise, it means that the majority demographic has declined at least 5 percentage points, while a secondary demographic has risen at least 5 percentage points.
-For the category of recent or steady integration, there are at least 2 demographics at 10% or more of the total population, as well as a 3rd demographic reaching at least 5% of the population.

A few things that stand out to me: The eastern half of the county is in much greater flux than the western half, and integration is respectable county-wide. These neighborhoods of demographic equilibrium are largely the result of increasing Hispanic and Asian populations, particularly on the Northeast and West Sides, as well as the Whitehall area. In the center core, almost all of the High Street corridor has remained Steady White, suggesting that other demographics have, so far, been unable to tap into the building boom along and adjacent to this corridor. One other thing I notice is that there are FAR more tracts with a growing black population than there are with a growing White population, suggesting that perhaps the idea of Whites moving into neighborhoods and displacing residents is not quite as big of an issue as some might believe.

Here are the integrated tracts by year, based the above criteria, and their racial breakdown.

Top 10 Tracts with the Highest White Population
1990
1. 7205: 99.6%
2. 98: 99.1%
3. 7207: 98.9%
4. 120, 9240: 98.8%
5. 7201, 7203, 80: 98.7%
6. 7922, 9440, 9752: 98.6%
7. 9751, 10601: 98.5%
8. 110, 8141, 8821, 9711, 9740: 98.4%
9. 9450, 9800: 98.3%
10. 6230, 7210: 98.2%
2015
1. 65: 98.7%
2. 6810: 97.4%
3. 6822, 9712: 97.0%
4. 98: 96.0%
5. 6721, 6950: 95.9%
6. 220: 95.8%
7. 9497: 95.6%
8. 66: 95.5%
9. 6330: 94.8%
10. 7394: 94.7%

Breakdown of # of Tracts by % of White Population
1990
95% or Higher: 80
90%-94.9%: 73
80%-89.9%: 64
70%-79.9%: 10
60%-69.9%: 11
50%-59.9%: 6
Total Majority White Tracts: 244
40%-49.9%: 7
30%-39.9%: 9
20%-29.9%: 5
10%-19.9%: 9
0.1%-9.9%: 9
0%: 0
Total Minority White Tracts: 39
2015
95% or Higher: 11
90%-94.9%: 35
80%-89.9%: 62
70%-79.9%: 52
60%-69.9%: 30
50%-59.9%: 19
Total Majority White Tracts: 209
40%-49.9%: 11
30%-39.9%: 17
20%-29.9%: 25
10%-19.9%: 15
0.1%-9.9%: 6
0%: 0
Total Minority White Tracts: 74

Top 10 Tracts with the Highest Black Population
1990
1. 730: 94.2%
2. 5420: 93.4%
3. 15, 28: 92.3%
4. 36: 91.8%
5. 5410: 91.4%
6. 7551: 91.1%
7. 7512: 90.9%
8. 23: 89.0%
9. 2520: 87.4%
10. 29: 87.2%
2015
1. 7512: 88.1%
2. 9337: 87.7%
3. 730: 84.9%
4. 7511: 83.6%
5. 23: 82.2%
6. 15: 81.9%
7. 55: 81.4%
8. 5420, 9332: 81.0%
9. 29: 80.9%
10. 8813: 79.1%

Breakdown of # of Tracts by % of Black Population
1990
95% or Higher: 0
90%-94.9%: 7
80%-89.9%: 10
70%-79.9%: 4
60%-69.9%: 8
50%-59.9%: 6
Total Majority Black Tracts: 35
40%-49.9%: 7
30%-39.9%: 10
20%-29.9%: 9
10%-19.9%: 32
0.1%-9.9%: 190
0%: 0
Total Minority Black Tracts: 248
2015
95% or Higher: 0
90%-94.9%: 0
80%-89.9%: 9
70%-79.9%: 8
60%-69.9%: 28
50%-59.9%: 9
Total Majority Black Tracts: 52
40%-49.9%: 20
30%-39.9%: 17
20%-29.9%: 24
10%-19.9%: 44
0.1%-9.9%: 126
0%: 0
Total Minority Black Tracts: 231

Top 10 Tracts with the Highest Asian Population
1990
1. 7820: 23.3%
2. 1122: 11.2%
3. 1110: 10.8%
4. 105: 9.0%
5. 1810: 8.2%
6. 6372: 7.6%
7. 6384: 7.3%
8. 1121: 7.2%
9. 6386: 6.9%
10. 6395: 6.8%
2015
1. 7820: 34.1%
2. 7721: 26.8%
3. 6230: 26.7%
4. 1122: 21.9%
5. 7830: 17.0%
6. 1110: 16.6%
7. 105: 16.2%
8. 6395: 15.5%
9. 6372: 15.3%
10. 6386: 14.9%

Breakdown of # of Tracts by % of Asian Population
1990
95% or Higher: 0
90%-94.9%: 0
80%-89.9%: 0
70%-79.9%: 0
60%-69.9%: 0
50%-59.9%: 0
Total Majority Asian Tracts: 0
40%-49.9%: 0
30%-39.9%: 0
20%-29.9%: 1
10%-19.9%: 2
0.1%-9.9%: 273
0%: 7
Total Minority Asian Tracts: 283
2015
95% or Higher: 0
90%-94.9%: 0
80%-89.9%: 0
70%-79.9%: 0
60%-69.9%: 0
50%-59.9%: 0
Total Majority Asian Tracts: 0
40%-49.9%: 0
30%-39.9%: 1
20%-29.9%: 4
10%-19.9%: 17
0.1%-9.9%: 215
0%: 46
Total Minority Asian Tracts: 283

Top 10 Tracts with the Highest Hispanic Population
1990
1. 7820: 2.9%
2. 1122, 7209: 2.5%
3. 1810, 30: 2.3%
4. 8163, 9323, 9336: 2.1%
5. 6352, 7830: 2.0%
6. 1110, 1121, 2750: 1.9%
7. 10, 32, 40, 42, 7533: 1.8%
8. 12, 17, 1901, 6353, 7041, 7199: 1.7%
9. 6, 1820, 6945, 7531, 7551, 7721, 9326, 99: 1.6%
10. 13, 2710, 6933, 7120, 7532, 8164, 8230, 8730, 103: 1.5%
2015
1. 8230: 39.3%
2. 8164: 28.7%
3. 8163: 26.4%
4. 26: 24.2%
5. 9321: 22.7%
6. 8210: 22.6%
7. 99: 21.4%
8. 9230: 21.0%
9. 7043: 19.8%
10. 6945: 18.9%

Breakdown of # of Tracts by % of Hispanic Population
1990
95% or Higher: 0
90%-94.9%: 0
80%-89.9%: 0
70%-79.9%: 0
60%-69.9%: 0
50%-59.9%: 0
Total Majority Hispanic Tracts: 0
40%-49.9%: 0
30%-39.9%: 0
20%-29.9%: 0
10%-19.9%: 0
0.1%-9.9%: 278
0%: 5
2015
95% or Higher: 0
90%-94.9%: 0
80%-89.9%: 0
70%-79.9%: 0
60%-69.9%: 0
50%-59.9%: 0
Total Majority Hispanic Tracts: 0
40%-49.9%: 0
30%-39.9%: 1
20%-29.9%: 7
10%-19.9%: 33
0.1%-9.9%: 241
0%: 9

Integrated Tracts By Year
1990: 2
2015: 98

Most Integrated Tract by Year
1990
1122: White: 76.6% Black: 9.6% Asian: 11.2% Hispanic: 2.5%
2015
7721: White: 33.9% Black: 31.2% Asian: 26.8% Hispanic: 10.1%

All in all, the data shows that the county is much less racially stratified/segregated now than it was in 1990, and that it doesn’t appear that gentrification is really affecting many areas in terms of forcing out one racial group for another.