Real Estate June 19, 2009 2:40 PM

HOME Moving on Main and Ferry Project

WCPerspective 25

A prime Main Street corner will be getting a bit of shine. Housing Opportunities Made Equal (HOME) announced today it has obtained a $1,682,134 grant from the New York State Housing Trust Fund to rehabilitate a long-vacant but architecturally significant building on the northwest corner of Main & Ferry Streets and to build an adjoining structure. The two buildings will house the offices of the civil rights organization as well as ten units of energy-efficient barrier-free affordable housing.

In addition to providing new housing, the project marries architectural preservation with community development--changing the face of the highly visible Main Street intersection which acts as a gateway to both the Linwood-Oxford and Cold Springs neighborhoods. It will also provide the first permanent home for the nationally recognized fair housing agency, which last year served more than 10,000 residents from all parts of the Buffalo-Niagara region.

The first floor will provide 3,000 square feet of accessible office space for HOME, now located at 700 Main Street in the Theater District. The increased visibility will enable HOME to serve more clients in need of fair housing services.

The second and third floors will provide ten units of barrier-free energy-efficient affordable housing for low income families. Modest rents from the apartments will help HOME move toward the goal of self-sufficiency.

To build its offices, HOME has undertaken a half-million dollar Capital Campaign. Beginning with a leadership grant from the Margaret L. Wendt Foundation, in nine months HOME raised $255,000--51 percent of its goal. The M&T Charitable Foundation recently announced a $30,000 contribution. With funding previously committed by the City of Buffalo and Federal Home Loan Bank of New York for construction of the housing units, to date HOME has now secured approximately $2.4 million dollars for the project.

"The Home for HOME Project is no longer just a dream," said Executive Director Scott W. Gehl. "Private donors and government grants have already committed 91 percent of the project's cost. With support from local foundations, businesses and people who believe in equal opportunity and understand the importance of diversity to our region, we will raise the last dollars needed. Even in hard times, this community will come through."

Housing Opportunities Made Equal is a civil rights organization which, since 1963, has led the struggle for fair housing in the Buffalo-Niagara region. HOME's mission is to ensure the people of Western New York an equal opportunity to live in the housing and communities of their choice through education, advocacy, the enforcement of fair housing laws and the creation of housing opportunities.

Charles Gordon in association with Conway & Company Architects designed the project. Lampanelli Construction is the contractor. Work is expected to start in the fall.

View image

Comments

25 Comments Leave a comment

QueenCity

June 19, 2009 2:45 PM

The linwood/oxford neighborhood is ripe for renaissance as the beneficial resurgence of Linwood stretches north to Forest Lawn and Delaware Park (though I hate the Canisius bunkers).

The linwood/oxford neighborhood is highly dependent upon the future of the Gates Circle Hospital...which Im hoping is reskinned, expanded and redeveloped as residential with a decent sized hotel for Canisius, Medaille, Buffalo State and the culturals. Its perfectly situated for that purpose!

The historic building is so nice...its a shame they decided to put a modern stucco next door to it and then integrate it. Better to blend than to contrast! A nice brick and stucco tudor would have blended nicely...

[ Reply ]

Score: 0 ( 0 votes )

sin|ill

June 19, 2009 3:12 PM

A few sides (not the front) of Gates Circle even look like old row houses. could be nice.

[ Reply ]

replied to QueenCity

Score: 0 ( 0 votes )

jstraubinger

June 19, 2009 3:06 PM

I grew up close to the corner of Linwood and West Ferry. That's great news for everybody who has shaken their head at that corner. There is a very large vacant lot next to these building where a great delicatessen once stood. Is it safe to asume that there will be a parking lot there?

[ Reply ]

Score: 0 ( 0 votes )

peripatetic

June 19, 2009 3:43 PM

Wonderful project for a long neglected corner. The contemporary addition contrasts well with the brick corner building. The city needs some present day buildings that don't look like the past. Kudos to Mr. Gordon.

I remember the planning board giving the architect a hard time about a driveway from Linwood and the site location of a refuse container while glossing over a hideous ill designed new Buffalo Municipal Housing project on East Amherst Street. They also were more concerned about the HOME project's color palette.

[ Reply ]

Score: 0 ( 0 votes )

Dagner

June 19, 2009 4:04 PM

Fantastic. Main Street's image will be greatly enhanced, especially going south. Main angles at Ferry, making the corner building all the more visible, for ill (currently) or good (this project.)

[ Reply ]

Score: 0 ( 0 votes )

whynot

June 19, 2009 4:08 PM

IT IS ABOUT F...ING TIME!

I truly hope that the owners of this building stay out of the development business for good. They failed on their Genesee Street endeavor and they failed at this one. At least The Church was finished, albeit late and seriously over budget.

[ Reply ]

Score: 0 ( 0 votes )

biniszkiewicz

June 19, 2009 9:19 PM

I think criticism of the current owners is misplaced. True, they did not renovate this corner, although they did toy with that idea after purchase. Nevertheless, that was not their intent when buying it.

They purchased these buildings in order to secure them and prevent their demolition. Their concern was that the corner building would fall victim to the wrecking ball; they sought to insure that would not happen. Kudos to them. When the took them over the buildings were routinely unsecured (windows and doors never stayed boarded, druggies were constantly camping out upstairs of the former pizzeria). It may be ugly, but it's quiet, much safer than it was.

Scot and Jesse purchased the buildings, secured them, alarmed them, preserved them for a better day. That's better day is at hand. Their stewardship has been beneficial. Ditto with Genesee Street. They had a great deal to do with getting the whole block into the hands of the current developers. Not everything can be done at once. No one has the resources to tackle every problem. But Scot and Jesse have tried (and succeeded, more often than not) in preserving deserving structures for future use. That's not nothing. Sometimes that's all that can be hoped for. Too bad the Vernor, 918 Main, the church on Niagara highlighted a month or so ago, the Livery, etc. didn't have such concerned white nights.

Congratulations to HOME and thanks to them as well for their vision. Great development.

[ Reply ]

replied to whynot

Score: 0 ( 0 votes )

whynot

June 19, 2009 11:23 PM

I understand your position, but respectfully disagree. You have a vested interest in this corner and this entire stretch of Main Street, so I hardly consider your opinion objective. I know that you are close to the Fischers, so again, I question the objectivity. This building was donated to a non-profit, then sold to the Fischers, who did the bare minimum to board it up and keep it out of housing court (which Jessie is connected with), while they waited for HOME to secure funding for this one particular building. How much of a profit are they taking on this deal? Did you broker the sale to home 'gratis' as you did when you took it off the hands of the non-profit? The corner has stood abandoned and forlorn for years, waiting for this one deal to finally pan out. That is a shame. For years people driving into and out of the city on Main Street or Ferry have had to contend with this eyesore and the trash that collects around it. They have also had to look at your buildings, which only recently have received a little TLC.

You can cite a few examples of buildings that were not saved, but that does not dismiss the Fischer's responsibility for the building, and their responsibility to the community. If the gold standard for property stewardship is plywood and sloppy paint to cover up years of graffiti, then we are truly screwed as a city. The fact is that this building could have, should have, been improved in the time it sat vacant. I cannot believe that anyone would support the perpetuation of urban blight that exists with this building and these owners. They are no more heroes than the Freudenheims, the only difference is that this building didn't collapse from neglect (at least not yet).

Would the Fischer's have gotten involved in this venture if HOME wasn't lined up for them? I wonder if they are making a profit off this deal? I wonder if you would be giving ElWaseems the boot if the liquor store hadn't moved in.

I don't mean to come off as holier than thou, but honestly this stretch of Main Street is a disgrace. One of the problems is that a small group of investors have snatched up certain properties to sit on until someone else invests in the area. Good business plan, but the social and safety costs to the community should be factored in to the profit / loss equation.

[ Reply ]

replied to biniszkiewicz

Score: 0 ( 0 votes )

biniszkiewicz

June 20, 2009 8:57 AM

Well, let's parse the issues.

And by the way, I always like your comments.

First, with regard to the not for profit ownership. Yes, about a year before the Fischers purchased the property, it was donated to a not for profit. Reason? The former owner (a Mr. Virginia, operator of a store on Fillmore near the Broadway Market, father of a guy who died being choked while being arrested for a traffic infraction years ago) could not get any offers for the property at any price. The property was listed, marketed, potential buyers were begged to give any offer; none were produced.

For what it's worth, I had the opportunity to pick up the corner myself for a song, but declined. I owned the pieces across the street--the Fenton from '99-'04, bought the ElWaseem building and the vacant lots after I bought the Fenton--I seemed to be the natural buyer. I could have had that corner for peanuts and then I'd have controlled both corners. I had no interest. Too much on my plate. I wanted someone else to develop it. I wanted to develop my corner; let someone else lift that corner and we'd make it work by teaming together. But I couldn't take it on myself. So I passed, too. Unable to find any buyer at all after years of trying, Mr. Virginia donated the property. It was under Mr. Virginia's ownership that the property was treated as if abandoned. The not for profit tried a little for a while, but time and again it was broken into by squatters.

It was when the not for profit inherited the building that serious discussion about possible development scenarios ensued. A plan of the not for profit for a short time was to gut the front building (Main Street corner), keep the exterior walls intact as a sort of urban ruins. Sort of like an old castle, the decayed walls without windows or roof would make a type of interior courtyard. They considered renovating the first floor of the two story section for their meeting room (it was a kid's sailing scouts thing) connected to the Main Street courtyard. Unfortunately, the not for profit decided the project was infeasible; they didn't have any money to put into the place. Then when housing court faced them, the not for profit considered unloading the property for any purpose at all, to any buyer at all, and demolition seemed much more likely (demo would erase issues in housing court, which the buyer, Mr. Fischer inherited). It was at that point that I talked Scot into buying it in order to mothball it. He and Jesse live around the corner, they are preservationists, and I personally did not want to see the corner building come down. I hooked up seller and buyer and declined an opportunity for a (small) commission.

I am making a (small) commission on the sale to HOME, but that is because HOME has their own broker (Karen Kirst, a very good broker). Since a commission is being paid anyway, I'm taking half representing Scot and Jesse in the sale. My personal take is $2,000 minus taxes. Maybe $1200 take home? Not exactly a big deal. I'm happy that Scot and Jesse bought and secured the places. They kept that corner preserved for another day. As that corner's neighbor, I am as affected as anyone. In my estimation, we should be glad the endgame involves redevelopment of that corner. If the Fischers didn't step in, I personally believe that corner would already be gone.

The HOME deal has taken a few years (so did the Packard, so do many of these deals). But the money is now there. That's tremendous news for the neighborhood.

As to defending my building, I'll do it another day and have before. But part of the disconnect, I know, is that I'm a little oblivious to the aesthetics for a long time when I own something or am invested in a neighborhood because I'm always seeing things as I imagine they're going to become. I walk into somebody's house and mentally I'm knocking down walls and rearranging floor plans and adding another floor. Looking at Scot's corner hasn't bothered me because I see the bones and know it's going to be redone someday. So I'm always looking at my properties (and others) through my rose colored glasses of what they will become. I knew the other corner was in good hands and had good prospects. I've been bullish for a long time on that.

On my corner, give me a buzz and I'll walk you through.

[ Reply ]

replied to whynot

Score: 0 ( 0 votes )

PaulBuffalo

June 20, 2009 9:48 AM

Once again, you've offered information that you could've withheld because you're not obligated to explain such details. When you do, though, it makes for interesting reading regarding the challenges that landlords/developers encounter. Thanks for taking the time to explain your perspective.

[ Reply ]

replied to biniszkiewicz

Score: 0 ( 0 votes )

sonyactivision

June 20, 2009 12:21 PM

Yep. Bini rocks!

[ Reply ]

replied to PaulBuffalo

Score: 0 ( 0 votes )

whynot

June 20, 2009 12:55 PM

Bob - Thanks for the explanation and reiteration of your perspective, as I also appreciate the details and your time.

I am relieved to see the building change hands to an organization that will rebuild it. In the current economic climate, HOME's improvements on the building and expansion of services is desperately needed.

You and the Fischers have earned your profits for maintaining the blight. This is the best we can do in Buffalo where success is equated with the lack of decline instead of actual progress. I agree with you that what the current owners have done with the building is better than demolition, and just slightly better than nothing.

To my original point, I hope that they stay out of the investment business, because to date they have done little to improve the areas that they have invested in. Let them focus on the smaller projects, like their house, because that is within scope of what they can manage.

If the Fischers had lived in Virginia or NYC when they bought this building and sat on it like they did, we would be up in arms complaining about their lack of ownership and attention to repair of this potentially significant corner. Instead they get a free ride and are lauded as heroes for putting up plywood and slapping on paint. My guess is that this building is close enough to the east side that most people have already written it off as hopeless, so they will take whatever they can get.

I truly hope that your investments reap substantial rewards for you when / if this neighborhood turns around. One of the issues with this stretch of Main Street is that there are a few investors who are sitting on properties just waiting to sell. They are not investing in improvements or making them ready for occupation. When it comes to commercial investment, this stretch of Main is not open for business, and that is a shame for Buffalo because this stretch is as significant as the Oak / Genesee corner and Broadway / Fillmore as a gateway to the city.

[ Reply ]

replied to biniszkiewicz

Score: 0 ( 0 votes )

biniszkiewicz

June 20, 2009 10:41 PM

Boats have been described as holes in the water into which one pours money. Buildings are a lot like boats. They take time and they eat money.

An empty building takes the most money of all, because it's all outgo; no income. You contend that the Fischers and I benefit, essentially, by being slumlords. Well, let's take their case first (and incidentally, I know them as neighbors to my property. We are acquaintances, not friends, although I like them. They've never been to my house, they've never met my kids or wife, I haven't met their younger one, we've never been out on any social occasions, etc.).

You consider it contemptible that Scot and Jesse should make any money on their transaction here. But they put up with owning it for five or six years. They paid taxes, paid utility bills, paid to cut the grass, paid insurance, paid snowplowing, paid attorney fees for incessant housing court dates, paid for alarm installation and monitoring and every other nickel and dime thing the city sends your way. And they risked their own capital, tying up their money for years. so I should hope they make some profit, though it won't be much. sometimes it's not even that, as on the corner of Genesee Street where they lost far more than they recouped. Again, their motivation in that acquisition was to save a building (in that case, from certain demolition). Hopefully, main/ferry will balance out Genesee street a little and they come out close to even.

You insinuate that I ought to be ashamed for taking rent from ElWaseem. Well, ElWaseem was there long before I bought the place (by a decade or more). And in answer to your earlier question, no I wouldn't kick out ElWaseem if the liquor store wasn't there; I don't think a 100% vacant building here at the corner would be better than having the deli there and the building (aside from being even more expensive to own with no tenant) would be more vulnerable. As it is, I'm worried about evicting the deli. I'm concerned about retribution from the drug dealers for ruining their setup. But I wouldn't have kicked them out without a new tenant first. I want activity in the building.

You act as if the liquor store was some happenstance of which I did not play a substantive part. There would be no liquor story if I hadn't sunk a boatload of money into that space. I renovated that space on spec. Halfway through, i had two prospective tenants. Unfortunately I had neither the resources nor time to build out for both. The liquor store stepped up the plate first so I took them; I liked the operator. (I hoped I could still get the second tenant, a national tax prep company, for this coming winter, but now I've lost them due to the economic downturn and a change in their direction for this year from free standing offices to temporary locations within Walmarts and Family Dollars. Oh, well). I've spent far more on the building than I've ever received in rent. I appreciate your good wishes for my future profits, and I do believe the area is going to rebound, but such is less than guaranteed. i only need to go to Main and Delavan to find good quality retail half empty.

If this is not the gold standard of restoration, well, at least it is a path which seems to be yielding success in the long run. If such slow progress frustrates you and you are inclined toward faster results, then invest yourself into making things happen the way you believe they should. Plenty of buildings come up for sale. Buy your own. Come up with your own business plan of how to turn around decayed product. There's still lots of stuff around to pick up (hell, the old liquor store next to my building is available. Buy that and redo it).

People sometimes act as if owners of buildings must all be rich bastards sitting atop safes full of money, only we're too cheap to spend it where we should. You know the type of critic, the Heathers of the world who imagine that possession of money is evidence of moral turpitude and that penury bespeaks valor. But in the real world, it's very hard to make a go of marginal buildings. Free yourself of your delusions. Take the plunge. If you don't like the way we do it, do it your way. It's a free market. If we do it wrong, compete with us and show us a thing or two. Kick our tails by doing it right. Reward awaits those who persevere.

Paul and Sony, thanks for kind words, as always.

[ Reply ]

replied to whynot

Score: 0 ( 0 votes )

whynot

June 21, 2009 9:38 AM

I am not insinuating anything about Elwaseem or your liquor store. I am glad to see you working on improving your property. I honestly hope that you make a profit on the building that you are improving. I would like nothing more than to see this entire stretch of Main Street revived, and I know that it will take people like you, who invest in the improvement of a building, to make that happen.

My only issue here is that the Fischers are being lauded as heroes for flipping this property. If they were living in NYC or somewhere else, we would be all over them like the owner of Bethune or AM&As. The fact that they live in Buffalo should not matter here. As I stated at the start of this article, IT IS ABOUT F...ING TIME that something is done with this building. I am happy to see the Fischers move on to less visible and costly things. I wish them luck and hope that they stay out of the property speculation business.

I will just accept the double standards and hypocrisy of the armchair urbanists on BRO and move on. No worries, I hope your investments treat you well. See you in two weeks.

[ Reply ]

replied to biniszkiewicz

Score: 0 ( 0 votes )

Andrew

June 19, 2009 5:35 PM

About time is right. This is going to help this neighborhood immensely! Main is a big mess but this is a huge leap forward. I hope elwaseems across the street spruces up a little bit too

[ Reply ]

Score: 0 ( 0 votes )

biniszkiewicz

June 19, 2009 9:22 PM

ElWaseems is not long for this location. Their lease is up. They'll be gone before the end of the year. If I can swing it, they'll be gone around September. How do you like the liquor store? Go inside. Look around.

[ Reply ]

replied to Andrew

Score: 0 ( 0 votes )

buffalogordon

June 20, 2009 12:28 PM

A previous blogger pointed out that the new addition to the building looks to be covered in stucco or "Dryvit". This is untrue. While the historically significant building on the corner will be restored, the newer and less significant addition to the west will be removed completely. There are many structural issues with this newer part of the structure.

Instead, the new addition depicted as light colored on these graphics will actually consist of a new three story steel frame building with a buff-colored brick and glass exterior. Not stucco. It will be separated from the existing building by a narrow, transparent window wall reveal to appropriately set the new addition apart from the more historic building on the corner.

This approach is recommended by prevailing historic preservation guidelines.

[ Reply ]

Score: 0 ( 0 votes )

PaulBuffalo

June 20, 2009 12:40 PM

I was curious about the exterior details. Thank you for providing this info.

This is an exciting little project, especially at this intersection and the architect has provided a wonderful design. (It makes me wonder what they could've done with a Wingate Hotel design.)

I hope BRO is able to follow the progress of this project with more photos.

[ Reply ]

replied to buffalogordon

Score: 0 ( 0 votes )

QueenCity

June 21, 2009 12:14 AM

Im standing apart from other comments...and just say that I recommend Buffalonians drive down the streets of Oxford/Linwood neighborhood.

The homes are some of the best in Buffalo...some are on par with the rest of the homes along linwood...and with the homes between Delaware and Richmond....and the homes around North Park.

BUT THE OXFORD/LINWOOD NEIGHBORHOOD HAS BEEN BLIGHTED BY MAIN STREET FOR DECADES...EVEN BEFORE (canisius science, before healthnow, before SEARS closed).

I think that the Oxford/Linwood area has some of the best potential for good quality, character and property values in Buffalo.

Anyone know when the Gates Tower will start?

What this area needs is a strong plan for the Millard Fillmore Gates Circle Hospital that is closing and preferably combine it with the Richardson. How? Well how about making one of the purposes of the Richardson a Conference Center for Canisius, Medaille, Buffalo State and the Culturals, then part of the Hospital could be a hotel/residential.

[ Reply ]

Score: 0 ( 0 votes )

biniszkiewicz

June 21, 2009 9:40 AM

I often find myself in disagreement with your positions, but you're right here. The triangle containing Oxford, Harvard, Balcom and Lafayette stretching from Ferry to Delavan is ripe for gentrification. Many of these are large, well constructed historic homes, and they are located within the Delaware district. Pioneers here have lost money for decades (see SKarnath's previous comments about investing $150k and selling for $60k). But if Main sees redevelopment buffering these blocks, and if east of Main continues its redevelopment courtesy of several non profits and churches and school projects, then this section is a great long term investment. Young entrepreneurial prospective investors take note.

Separately, I'm petitioning for a crime camera at the corner of Main/Ferry. That would put a crimp in the drug trade, too. About a dozen businesses on Main near the corner have signed so far.

[ Reply ]

replied to QueenCity

Score: 0 ( 0 votes )

whatever

June 23, 2009 6:31 PM

Bini, it looks as though your petition didn't work, so far anyhow.

"06/23/09
List of proposed locations for second round of crime cameras

Following are locations where the Buffalo Police Department proposes adding the second phase of surveillance cameras:"
http://www.buffalonews.com/cityregion/buffaloerie/story/712513.html

[ Reply ]

replied to biniszkiewicz

Score: 0 ( 0 votes )

peripatetic

June 21, 2009 7:28 AM

Pan Biniszkiewicz - thank you for your erudite contributions to BR. People like you, Scott and Jessie make a difference in Buffalo.
WC Perspective: Will you be doing story about plans before the planning board for the new fire station at 3226 Bailey Avenue? I appreciate when you save me a trip to City Hall to review plans. It's beyond me why the city Office of Strategic Planning doesn't post plans on the city website? Or at least post hearing notices.

[ Reply ]

Score: 0 ( 0 votes )

kjthomas

June 22, 2009 12:32 PM

i, too, say it's about f'in time something be done with this corner. it is nothing but a blight to the residents in the surrounding neighborhood. nothing but trash blowing back and forth -- both in the form of refuse on the streets, as well as the denizens that sit there thinking they own this corner. construction and tenants for the opposite corner cannot come fast enough in my opinion.

until then, i will continue to direct all my guests to visit my home using the delaware/gates circle approach, so i don't have to be embarrassed.

[ Reply ]

Score: 0 ( 0 votes )

biniszkiewicz

June 23, 2009 9:35 PM

bummer. Quite a few locations on that list that seem less important than Main/Ferry for a camera. Haven't presented the petition yet, but I'll get on the Common Council people tomorrow; thanks for the heads up.

[ Reply ]

Score: 0 ( 0 votes )

PaulBuffalo

June 23, 2009 9:51 PM

Well, you could petition for a red-light camera, but then you'd get caught, too. :)

[ Reply ]

replied to biniszkiewicz

Score: 0 ( 0 votes )