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Thursday, March 28, 2024

Neighborhood revitalization or secret gentrification?

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In a city where old gas-run vehicles have been replaced by electric ones and millions of dollars have been invested in biking and walking trails, ask anyone in the Indianapolis community about the changes that have occurred and are continuing to occur within the city, and they are more than likely to rattle off a list of new buildings and amenities previously not available.

With new development comes upticks in the housing market and increasing property taxes. While some residents see development as a way to spruce up area eyesores, others donā€™t feel welcome in communities their families have resided in for decades. Most of all, some of these residents feel they are slowly being forced out of their area by way of gentrification used to attract the young, white and educated.

The Recorder checked out four historic downtown neighborhoods bustling with development to discover how longtime residents and newcomers to the area feel about the rapid changes of the ever-evolving city.

Herron-Morton Place

Thinking of the Herron-Morton neighborhood may conjure mental images of a few physical pillars of the community, such as The Oaks Academy, the constantly busy Foundry Provisions eatery and Tinker Street restaurant. Given each mentioned landmark is quite new to the area, what did the neighborhood look like 10 to 15 years ago? One can still find traces of history on Alabama Street, but only after glancing past a handful of newly built custom homes.

The few blocks surrounding this street are in similar condition: many old homes and many new homes, and several residents asking, ā€œWhat happens when the new homes begin to outnumber the older homes? Will the neighborhood dynamic and demographic alter?ā€

Area resident James Washington, who lives in an older home, said yes.

ā€œWhen friends and family come to visit from out of town, they constantly compliment the new homes on my block, and I have to admit, they are stunning and give our community a fresh glow. But development is happening so fast; Iā€™m trying to protect my own property,ā€ said Washington. ā€œI donā€™t want to one day lose my home because these new homes are going up and increasing property values.ā€

He mentioned if the development continues, he knows the demographic will change.

ā€œIā€™m not saying Black people canā€™t afford these homes, because many of us can, however those who are buying them donā€™t look like me. They are white people in their 30s and 40s who can afford the finer things. Iā€™m sure this home and this home vary in price range by at least $500,000,ā€ Washington said, pointing to two homes in the area.

Despite Washingtonā€™s concern, Josh Dubach, vice president of The Re-Development Group, the developer responsible for the majority of the custom homes built in the area, said he doesnā€™t see this occurring.

ā€œWe havenā€™t seen any examples of that happening through our efforts, and I canā€™t imagine a scenario of when that could occur. Having a nicer home next to you doesnā€™t make it any more expensive for you to maintain your home and shouldnā€™t have any effect on cost,ā€ said Dubach.

He mentioned The Re-Development Group continues to work with area neighborhood associations to help paint homes, clean up backyards and organize cleanup days for the community. Dubach also mentioned the company has helped improve the value of a residentā€™s home from $45,000 to over $100,000 by assisting with renovations. The companyā€™s goal is to transform vacant lots that have been eyesores to the community, said Dubach.

ā€œWeā€™re actively involved in getting our hands dirty to work with neighbors,ā€ he stated.

Homes featured on the company website range from $285,000 to $950,000, but Dubach said it has been fairly difficult to construct their custom-built homes for less than $350,000 due to the increase in the housing market and construction materials. He finds many of the groupā€™s marketable homes are 3,000 square feet with three bedrooms, a full basement and three and a half bathrooms. He said a semi-custom home could be built for the amount mentioned, but there may need to be some concessions in home size and finishes.

At 1709 N. Alabama St., a pending sale for a 2,692-square-foot home built in 1990 rests at $269,000 for three bedrooms and two bathrooms, according to Zillow, a leading real estate and rental marketplace company. Just around the corner on New Jersey Street are a variety of newer homes as well as a lot under construction where a basement is being carved out. At 1528 Carrollton Ave., a 2,610-square-foot home built in 1902 with three bedrooms and three and a half bathrooms is for sale at $310,000.

Herron-Morton resident Kate Johnson said neighbors in her area donā€™t mind the development and looks forward to the facelift.

ā€œOver the past 10 years, this area has really developed. You can clearly tell some of the homes are newer than others, as many of the old vacant lots were purchased and built on, but Iā€™m excited to see what this area could turn into. Maybe it will mimic a Fountain Square or Broad Ripple.ā€

Ransom Place

Paula Brooks, longtime resident of Ransom Place ā€” a historic African-American community northwest of Monument Circle that was once home to the elite of the time ā€” fears for her neighborhood. In September 2015, development of the 10th and MLK area caught the attention of Bloomington, Indiana, developer Olaf Lava LLC. The talk of constructing an apartment building and single- and multi-family homes deeply angered several residents, who felt as if the project only met the needs of a preferred demographic.

While Brooks is unsure if the project will continue, she believes investors of large-scale projects have no interest in learning the needs of current residents, as it does not fit existing structures.

ā€œFor years there has been no investment on MLK; the city just didnā€™t have any interest. Interstate access roads sprang up, and the current sidewalks are not passable for the population. We have a lot of senior citizens and disabled individuals, and people would walk MLK when it was safe, but now you canā€™t navigate it because of the heavy traffic,ā€ said Brooks, who noted large-scale developments would only bring in more traffic to an already high-density area while also snatching limited parking away.

ā€œIt comes with a lack of respect for the heritage for the people who have always lived there. Itā€™s almost like our needs are disposable and we arenā€™t there, because they are trying to get a preferred demographic in and our needs arenā€™t the same,ā€ she said. ā€œOnce that new demographic is attracted, they will improve the roadways and sidewalks for them, but not for us.ā€

The Recorder reached out to Olaf Lava LLC and Indianapolis-based Studio 3 Design Inc., designers of the project, but as of press time, those calls had not been returned.

When asked how the city and potential investors should approach revitalizing a community without disturbing current residents, Brooks mentioned the areaā€™s long-established conservation plan thatā€™s being blatantly ignored.

Visitors to RansomPlaceMatters.org will find a similar statement: ā€œHistoric Ransom Place is facing the loss of its physical, historic and spiritual character to a precedent-setting development that could eventually lead to the loss of this irreplaceable cultural asset.

ā€œRather than follow the long-established Conservation Plan calling for like structures ā€” small dwellings on small, narrow lots ā€” respecting what has been lost and mourned for by many, an out-of-town developer wants to build two huge fortress-like buildings that ā€˜turn their backsā€™ to Dr. Martin L. King Jr. Street.ā€

A call to action button follows with options such as contacting Mayor Joe Hogsett and donating to the community. Brooks said the Hogsett administration has not been in office long enough for her to assess their level of care for Ransom Place, but she does think they arenā€™t being aggressive enough to ensure current residents arenā€™t being displaced.

ā€œOld timers are those who actually keep the neighborhoods going, and if they attract this demographic, who is going to be invested enough to keep the history going?ā€ asked Brooks. ā€œThatā€™s a huge question for us.ā€

16 Tech

Some may ask, ā€œWhat is Indy missing?ā€ Betsy McCaw, president of 16 Tech Community Corporation, may respond with an answer along the lines of ā€œa tech hub.ā€ That is exactly what she is spearheading along Indiana Avenue between 10th Street and 16th Street, spanning 500 acres. The area is ā€œpurpose-built to attract the best talent to collaborate, innovate and commercialize new ideas across a spectrum of advanced industries, including life sciences, technology and advanced manufacturing.ā€

While McCaw sees the area attracting dozens of tomorrowā€™s technology companies, nearby residents expressed concern, especially when it comes to the development of Indiana Avenue.

ā€œFrom a technical standpoint, we donā€™t touch any residential properties, which is really important to us,ā€ said McCaw, who previously spoke with one neighbor who saw a news article about the development and said, ā€œI was wondering where my house is on this map and when youā€™re going to come rolling over it.ā€

ā€œI had to explain to her this isnā€™t that kind of activity. Based on the people weā€™ve spoken to in the variety of neighborhoods, they see this as an opportunity to help with the development of their neighborhoods. At the same time, they are very wary of the people who want to come in and develop, for understandable reasons, as they have seen that go poorly in the past.ā€

Topics such as these have increased the conversation on gentrification and long-term intrusion.

Pam Hunter, who is new to living in the area but has spent much of her life growing up in the city with her grandmother, said she hopes the historic Indiana Avenue will not become a place of the past.

ā€œMy grandmother has told me numerous stories about The Avenue and today, I look around and can hardly see any traces of it. Itā€™s sad the city and developers havenā€™t attempted to save an area they call ā€˜historic,ā€™ā€ said Hunter.

McCaw noted she has connected with residents in the Ransom Place area and others to really get a feel for their community. She said she made it clear her project will not have any direct activity happening on the avenue south of 10th Street, where she is aware a project residents arenā€™t a fan of is in development.

ā€œThey donā€™t want taxes to go up or to be moved out of their homes, whether they canā€™t afford it or someone drops a townhouse next door. I respect all of those issues, and Iā€™m hopeful the neighbors of the area have the strength to work well with developers and voice their concerns. When I do hear of housing development plans, I tend to shift folks back to neighborhood leaders and counselors in the area, because housing isnā€™t our area. Weā€™re pretty enthusiastic about working with neighborhood leaders and residents,ā€ she said.

Sam McCall, a longtime resident of the area, said after researching the 16 Tech development and knowing his home isnā€™t in jeopardy, he hopes to see a smooth transition.

ā€œWe need to retain more of our talent, and building a mini Silicon Valley in Indianapolis seems like a good idea as long as people can stay in their neighborhoods,ā€ he said.

Fountain Square

Big Car, a nonprofit arts organization and collective of artists, was born in the Fountain Square neighborhood, a place filled today with what many people like to call ā€œhipsters,ā€ trendy artists and craft breweries. But Jim Walker, founder of the organization, said this wasnā€™t always the case. In its early development, Walkerā€™s organization found a home in the then-empty Murphy Art Center, where they paid about $600 per month in rent. As time went on, the neighborhood transformed from one of the poorest areas of town to welcoming ample number of people who visit several of its amenities, such as the Cultural Trail.

After leaving the Fountain Square area, Big Car moved to the Lafayette Square area and is currently located near Garfield Park.

ā€œWe learned Fountain Square was doing just fine, and we decided to move out. We then began looking at other neighborhoods where we could make a difference. Part of why we moved out was because we werenā€™t needed as much, but the area really did start to change. Many of the artists who were there before were leaving. I know rent had gone up in many places, both on the commercial and residential side,ā€ he mentioned.

Walker said while he canā€™t confirm, heā€™s sure the previous rented space where Big Car began now rents for double what Walker paid years ago and mimics the atmosphere of Broad Ripple.

ā€œThe transition in the Murphy has been pretty major. I wouldnā€™t say itā€™s all bad, just different,ā€ he said. ā€œItā€™s really important to keep the residents who have been in the neighborhood, because they keep the history. But itā€™s a two-way street; if there are offers of development in the area, residents should investigate to see whatā€™s going on.ā€

Walker said there are many businesses that have sustained in the area and have been able to enjoy the success of the neighborhood, but some of the very small businesses werenā€™t able to keep up with the rent increases.

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