Paterson on Buffalo: Sustainable Neighborhoods Project

Dr Williiams made some big public statements on neighborhood schools during this last year. In the fall of 2008 he had a press conference at the Donaldson Road, School #74, he extolled the virtues having schools where you could walk and bike to school. So far though I have seen nothing of the program. I hope that he comes out with it this winter so families can begin planning for the Fall 2010.

I wouldn't get my hopes up. The best Paterson can offer is some salutory spending that's a mere drop in the bucket compared with the need. Downstate wants to secede, what does that tell you? They don't want any more of their money funding Upstate projects and would be happy to cut Buffalo, Rochester, Syracuse, et al. loose. I do think this proposal is a huge improvement because it not only acknowleges the community eforts in Buffalo, but lays out a state interest in seeing houses saved from demolition and reused. Now if we could only swap our DOT commissioner for NYC's Jeanette Sadik Khan: the Skyway would come down and the region might be more bike and mass transit-friendly.

That is defintely one of the major factors for urban decay in the first place. The other is no state and/or county level Smart Growth/Regional (County) development programs with the proper incentives to slow suburban sprawl and facilitate reinvestment and redevelopment in urban centers.

Sure, we need jobs in WNY, but further, we need careers in our city – something that goes beyond jobs and creates sustainability for the population.

We can achieve career development utilizing the many resources available to us throughout the area from organizations, businesses, government and even individuals who live here.

Now, bear with me here, this next paragraph may seem disjointed from the foundation of this article, but, I assure you, it fits in nicely. Buffalo has over 23,000 vacant structures and most are on the city’s demolition list. With the average 30’ frontage on our urban lots, families can still enjoy space if a home that has “good bones” is rehabilitated in an area where others are demolished making extended lots available to those new rehab pioneers. In this manner, the urban fabric of the local architecture is not compromised but the suburban feel of additional yard space for gardens, relaxation and children’s play areas can be added to the marketability for these properties.

Now, as far as the career aspect, sure, there is a need to create jobs here. But, what good are jobs that can end when the need is no longer? What is needed is the sustainability of careers.

So, as Step One, we need to review the city’s demolition list and determine those properties that are salvageable from those that are too far gone for rehabilitation. Step Two would be to create community partnerships for projects that utilize Green demolition and rehab. The need for neighborhood revitalization and the desire to retain our urban fabric of neighborhoods not only creates sustainable properties and neighborhoods but also develops careers as well as jobs, increasing the viability of lower unemployment rates, increased educational opportunities, a stronger connectivity between all citizens and businesses in the city and an overall better Buffalo.

Demolition is not only expensive, it also demolishes our earth. Those properties awaiting demolition are not only eyesores; they increase crime, blight and the chance of injury or death for first responders. The scrutiny of demo versus rehab of the current roster of city-owned dwellings could decrease our need for additional demo funding while securing our neighborhoods in a more efficient time frame. The 5-5-5 Program touted by the city will take us into the next generation while criminals and drug dealers and users continue to have their own rent-free stores and firefighters risk their lives with each arson call.

This was an idea I proposed during my interview with the Common Council for the Ellicott seat. And, no matter the outcome of that event, I still want to make sure this idea goes beyond that interview and is in the minds of our city leaders and our citizens so we can not only create new suburban–styled city villages, but reinvest in our current neighborhoods without compromising the architecture and urban fabric that defines Buffalo.

Today, Gov. Patterson mentioned the use of Green Technologies for housing rehabilitation in Buffalo, NY. He called it his Sustainable Neighborhood Project. This title has already been used by many communities globally, so it is not some amazing brain-storm. It is, however, something we have missed the boat on for about eight years or so. My intent was to picture the project as our own mini-WPA but this time with neighborhood properties over public facilities, utilizing LEED for sustainable neighborhoods of our future. Already in Louisville, KY. they are using empty lots for orcharding, edible landscaping, shared composting, co-op housing, solar retrofit centers and more. And, we can, too while also creating more careers for our future and the future of our city.

Look at the effective and efficient use of Green Demolition by Buffalo ReUse and the satellite benefits of on-the-job training for careers in these methods. It takes kids off the street and trains them for careers that are sustainable far more than any of the properties on the demo list. Go further and recognize the work of WNY AmeriCorps and their Service Corps program. Even further is the work of PUSH Buffalo. All three grouped together to form the foundation of the work on the Massachusetts Avenue Extreme Makeover Project and they trained people not only for a job, but gave them hope towards a career. That’s sustainability.

Take the next step and see the training that can occur with Green Rehabilitation. Not only could there be a new generation of carpenters, plumbers, HVAC, electricians and more, there would also be need for the new urban planners that utilize eco- and Green systems for smart growth and new urbanism for green building into the design and redevelopment of neighborhoods.
There are some caveats, however. We need to change the way various departments in city and county government work to lure the prospective urban pioneers we need for community revitalization and career development. For example:

1. To assure people are amenable to rehabilitation and moving back into the city we desperately need to review the use of Land Value Tax over property tax.

Land Value Tax (LVT) could be an economic as well as revitalization engine for our city. More houses could be rehabbed based upon a solid tax such as LVT and homeowners and neighborhood revitalization pioneers would not fear increased property taxes after major renovations outside of the Historic Tax Credit program. Additionally, those land banking speculators would find it more beneficial to either rehabilitate or sell their stalemated properties to someone who would do something with them.

With LVT, we could see our tax base stabilized while encouraging this revitalization. And, once again, job and career development would prosper even further due to the amount of rehab activity that would increase throughout the city.

2. Capital Budget development and review must be a process in which all areas of the city see monies coming in to revitalize basic infrastructure.
Infrastructure revitalization such as streets, curbs, lighting, sewers all play a major role in reinvestment of individuals and businesses into our city.

3. We need a more efficient turn-around of sales of city-owned houses designated as rehab over demo. This will also increase the tax base in a more efficient manner.

4. The Inspections Department may need some additional staffing to determine the difference between “good bones” versus demolition-worthy properties.

5. The Permit Process needs streamlining to create a package of information for each individual, small business or small- to mid-sized developer for community revitalization that compliments the current larger developers’ works in our city for this system to work effectively.

Basically, folks, it’s time to engage collectively. If the city could be approached to append its current codes and permit processes as well as how it does business regarding inspections and real estate, we could very well create sustainable careers, neighborhoods and a Better Buffalo.

Partnering with organizations that have proven track records of accomplishment over the usual “I’ll fund you if….” can bring great dividends to our community. Using their expertise in training youth for sustainable careers, their record of innovation, new green technologies with incentives for their use and our government along with our citizen base can reap great benefits for growing and sustaining increased population as well as a tax base supported by working smart over the same ol’, same ol’.