Historic Preservation: We'll take a cup of kindness yet
Buildings in Buffalo certainly don’t have an easy life. As soon as a building is constructed or an improvement project completed, nature starts its process of breaking down materials and reclaiming them. Wind, rain, dampness, snow and wildly fluctuating temperatures from extreme cold to heat constantly work to break down buildings.
Yet preservation of old buildings is still something that is valued for its physical and visible connection to our collective past and a reminder of an organic and hand-crafted building process that is indigenous and unique to a region that would otherwise be forgotten. In that way, old buildings become part of a neighborhood’s identity and help to define its personality.
When boiled down to its core, historic preservation of antique structures requires two basic ingredients: 1.) a receptive owner and 2.) resources. The Allentown Association attempts to cultivate the first ingredient through advocacy and education. It sponsors educational historic preservation seminars with experts, walking tours of successfully preserved neighborhood streets and its “Secrets of Allentown” tour of historic homes. In this way, ultimately, historic preservation is cultivated through the metaphoric “carrot” rather than its painful compliment, the “stick.”
It is hoped that the carrot will be more successful than the stick, because the stick approach is a slippery slope that sometimes backfires. Four years ago, the Allentown Association reported that there were four properties at risk for immediate demolition in Allentown: 32 St. John’s Place, 7 Wadsworth Street, 382 Maryland Street and 359 Hudson Street. Since that time only 32 St. John’s Place has been preserved.
An example of the “carrot” philosophy took place at 32 St. John’s Place, which suffered a fire. The preservation work was truly an act of love on the part of Ted & Sherill Flemming, the owners who purchased it from the city of Buffalo. They completely renovated and restored the building, spending a reported $300,000 on the renovations and construction of a garage. One of the reasons they did the renovations was because they believe in the future of Allentown and fell in love with the residents of the street, who were supportive and appreciative of their efforts.
The other structures, which were managed under the “stick” philosophy, were not so fortunate. Each of those structures went through the traditional complaint process, followed by being written up by the City of Buffalo’s inspections department. Each private owner, after failing to make necessary repairs, were summoned to Buffalo Housing Court, a unique criminal court that exists within New York State only in Buffalo and New York City. When put before the judge, each owner was given one of three options: “fix-up, tear-down or be punished.” In each case, the owner chose the tear-down option. No. 382 Maryland was demolished over a year ago; 7 Wadsworth was demolished in January; and it is just a matter of days before 359 Hudson Street, a wood-frame house built circa 1880, is demolished.
While the Allentown Association or the Buffalo Preservation Board (an official City of Buffalo reactive review board) has been successful in slowing down demolitions, there has never been a single instance in Allentown where a private owner, who is intent on demolishing his or her structure, has ever been “forced” to repair it instead of demolishing it!
Of course, the process for advocacy is long and tedious. There are many meetings that must be attended, phone calls to make and letters to write. All this is done by volunteers within the community. And that’s just one side of the story. On the other side are neighbors who are not rallied behind the preservation cause and complain to City of Buffalo officials about falling bricks, buildings that are an eyesore and havens for derelicts, addicts and dealers.
Those complaints made to the City of Buffalo in the hopes of getting something done is also a dangerous slope to traverse because the City of Buffalo is in the demolition business, not the preservation business. In the case of 359 Hudson Street, the owners did not have the money to demolish the house, so the City of Buffalo agreed to pay for the demolition and the owners made payments. Yes, the City of Buffalo actually finances demolitions! Yet it does not have the capability to put on a new roof and finance that.
With all these forces working to tear down properties, with at-risk or severely deteriorated properties, preservation is the exception and not the rule – even in a historic district.
Even with these challenges, there are examples of remarkable success stories. No. 591 Delaware Avenue, through a miracle performed by Matt Moscati, was saved from the wrecking ball after a disastrous fire. The Birge Mansion, facing an uncertain future, has been gloriously restored by the law firm of Spadafora & Verrastro. These restorations were also performed by willing owners who had the resources to make the restorations happen.
A tenser situation occurs when the City of Buffalo is the unwilling owner of a property in danger of demolition. The City of Buffalo is both a long-term and short-term owner of property. Examples of long-term ownership include such landmarks as City Hall, the Historical Society Museum, the Museum of Science and Kleinhans Music Hall. The City also owns hundreds, if not thousands, of properties on a short-term basis, typically acquired when they were “struck” to the City during its annual In Rem tax foreclosure sale. They stay in the City’s ownership until they can be re-sold. Typically, the City will not invest public funds in any building that falls within its short-term ownership inventory.
In cases where government entities are the short-term owners of properties in the City of Buffalo, the stick approach has shown to be more effective. The approach to big public entities is necessarily different than the approach to properties owned by private individuals.
One example of a successful government-stick approach to preservation efforts stemmed from the Allentown Association’s putting pressure on the City to perform remedial repairs to the “Metzger Building” on the northwest corner of Main and Virginia Streets after a fire. The Metzger Building was owned by the City of Buffalo, but fell into its short-term inventory; therefore, the city was reluctant to expend funds to repair the building and instead issued an emergency demolition order. The effort to halt the demolition turned into one of the Association’s greatest preservation triumphs. This was without question an example of the "stick" approach, as the Allentown Association ended up suing the City of Buffalo to force its hand. As a result, the roof was stabilized and now the building is the cornerstone to the very successful GraniteWorks complex.
After four years, those buildings on the 2004 Allentown critical list have a 1-3 win/loss record. And keep in mind: this article deals only with structural preservation issues, not superficial issues like siding and windows. When evaluating the probability of a building’s chances for making a successful preservation comeback, the most critical component of a building is its roof and gutter system. They must be fully functional. Other than perhaps a fire, nothing is more destructive to a building than a leaky roof and gutters/downspouts that don’t function.
In 2008, two “new” buildings are on the Allentown district critical list: 318 Hudson Street and The Bosche Building, 918-920 Main Street.
No. 318 Hudson Street is a large wood-frame dwelling built in 1887. The approach to preservation in this case is another “stick” example. The private (non-government) owner refused to make repairs to his property. He was written for housing violations and sent to housing court. The violations were so severe that the judge made a rare “order to vacate” decree, making the owner and tenants clear out of the building until repairs could be made. The owner chose not repair the building, or perhaps did not have the resources to repair the building. While the building continued to deteriorate, the owner did not pay his property taxes, so another variable came into play: the property was publicly auctioned in October 2007 at the City’s In Rem sale. A group of citizens who were interested in preserving the building went to the auction prepared to purchase the deteriorated property for $15,000. However, they were outbid by a Batavia-based real estate investment company called Beeville West who paid $20,000 for it. At this point, the property is in serious disrepair. The roof leaks terribly and the west side of the house is badly rotten as a result. Water pipes have been stolen and/or burst. The home’s sewer pipe leaks raw sewage into an adjacent home. While it would be good to think that Beeville will repair the home, their track record is not impressive. They own a number of properties in the Richmond/Ferry area and in the Fruitbelt with documented numerous housing violations and most are in a deteriorated state. If No. 318 Hudson Street is not stabilized very soon, it too will be on the demolition track.
Even more significant than 318 Hudson Street is The Bosche Building at 918-920 Main Street. This significant four-story brick building, built in the early 1890s as a carriage repository, was designed by prominent local architect Cyrus K. Porter. It is at great risk for demolition. It is owned by the City of Buffalo, as a short-term owner after being abandoned by a former private owner. The roof has a large hole in it due to a fire. Water has infiltrated the roof and the interior of the structure has nearly completely collapsed (wood members support the three upper floors). Three independent engineering reports state clearly that the building is in danger of collapse and that demolition is necessary. Although a row-type brick building typical of Buffalo’s late 19th century commercial districts, it is physically separate from the two buildings next to it: on the south is 916 Main Street, a three story brick building and to the north is the Red Jacket apartment building.
Volunteers from the Allentown Association have met with the City of Buffalo and the Allentown Association even commissioned an independent engineering study in hopes of preserving the façade, similar to what was done with the old gas works, now incorporated into the HealthNow building. Preservation of the façade would keep the streetscape intact and allow for development of a new building behind it that would keep the historic face of the building.
There are two serious obstacles in the way to achieving this goal. First, in order to preserve the façade, demolition/stabilization of the structure must be done from North Pearl Street, trespassing on private property and demolishing a garage behind the structure for access. The owner of the parcel behind it must agree with those terms and conditions and want to help preserve the building. Eminent domain does not seem likely since demolition of the building can also be done from Main Street, but in that case, the façade could not be saved.
Secondly, if the owner of the lot on North Pearl Street behind the building consents to the access for demolition, funds must be found to preserve the façade. Initial estimates have come in at between $150,000-$200,000.
If the first obstacle can be resolved, it is hoped that a combination of public/private/nonprofit funds can be found to pay for the façade preservation so that the building site can be redeveloped in the future.
All this information is meant to share the inherent complexity with demolition issues in historic districts and that each case requires a significant amount of time and attention. No two cases are exactly the same. Some efforts are won and some are lost. It is hoped that four years from now, the most recent buildings on the critical list will have a 2-0 win/loss record instead of the 1-3 record from properties identified four years ago.
However, when it comes to historic preservation, often a cup of kindness is more effective than ill-planned attempts to force building owners into historic preservation actions. A look at past losses shows clearly that this simply does not work!
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BuffaloBloviator
I wouldn’t be at all surprised if natural market forces come to the rescue of the Bosche Building. Isn’t Allen Street going to push past Main Street soon and benefit from our biotech corridor? It seems to me that this will make that address valuable. And I believe that the address will be worth much more than an additional $200,000 if the historic façade remains. Together with the Red Jacket building, this corner will be a powerhouse. No doubt about that.
Perhaps an investor, or even the Red Jacket owners, Clover Management if I remember correctly, will find it a safe bet to sink $250,000 into that address to freeze it for a few years. Empire Zone program can automatically defer the property tax increases that will reflect the demolition/stabilization investment for 7-10 years. That seems like a great time-line for this window of opportunity.
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Laird3rd
They did a great job with that house on St. Johns, a great paint job too!( I painted it) Tim Hess Painting 713-4275.
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RisingDamp666
I was going to say something snarky about "The Historic Semon House", but I won't.....too much class.
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RisingDamp666
Wait a minute, I have no class {edit- more raunchy filth}
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dixiechick
The Architectural historry of Buffalo is one of its Greatest assests. It is an assest that is attractive to people moving here from other places, such as NYC. I know of at least 4 houses in the Allentown district bought and happily renovated by 'outsiders' moving from NYC, for example, where one is looking for a neighborhood identity, one that is not 'out of the box', i.e. looks just like any other city. This Architectural history extends far beyond the great mansions on Delaware and the Delaware Park district, but to other,now forgotten, poorer neighborhoods with much potential. Allentown has changed dramtically, positively, since I moved here in 1989. It took me a long time to love B'flo, say, 9-10 years? But I loved the architecture immediately. To me, and other transplants, Allentown is a little NYC neighborhood meshed together.
One BIg question I have is, what the heck happened to HUD? When we bought our house in 2000, in Black Rock, it was 'appraised' at $70,000 (another era of predetory lending and home equity loans) It was on the HUD market for $25,000, went to bid after over a year (and during that year, was cared for....the grass cut, the property monthly inspected.) And it was the only HUD house that we had seen that had never been boarded up, never been broken into. (Unlike other houses in the Elmwood and Richmond area) Perhaps folks in our neighborhood keep a close watch on what goes on here? ! Anyway, the point is, we purchased the home, for $18,00, on an auction sellout. And Immediately had it reappraised, That came in a $37, 000. And so were able to secure a home equity loan to begin restoration, I won't kid you, it is taking awhile, for too many various persoanl reasons to list here. But in my last search for HUD homes available, first of all, there aren't that many, and the market value left no room for any immediate equtiy funds. I'm sure that is becaue the home values were reassessed. However, there are resources available, such as the Energy Star Program, in which one can get grants, that do not have to be paid back, depending on your income level, and other low cost loans. And also, neighborhood housing services,..which, unfortunatly, are being downsized.
The architectural assets of B'flo extend far beyond the grand ole homes, and into those neighborhoods that once thrived and were built by master craftsmen. I've lived in many of those homes, where the architectural detail, built by craftsmen from 100 years ago, were the norm. You could live in a row house, a nice regualr home, and have stained glass windows, incredible wookwork, great foundations, fabulouse details, And this was for the normal working person. To build a house like this, in say, Amherst would cost a at least! a few hunderd thousend.
I'll be the first to admit that somefolks, perhaps an individual owner who cares about the neighorhood, who wants a nice historical house....(isn't most B'flo housing, in some way, historical?) ends up geting in over their head, and just needs some help. Let's think outside the box! There are many ways to to this. In our neighborhood, and even in the Lafayette neighborhood, where grand ole houses stand, neighbors help neighbors. For instance, in both cases, neighbors get together for a weekend, use the talents they have and work on one house. The next weekend, its another house, and so it goes. Bring to that community volunteers, and private/and public monies, and we could save the houses and buildings that are worth saving.
Admittedly, there are houses that need demo. But there is indeed some backward thinking when "the City of Buffalo agreed to pay for the demolition and the owners made payments. Yes, the City of Buffalo actually finances demolitions! Yet it does not have the capability to put on a new roof and finance that." I know that it costs way more to demo a house, or bulding than to help repair the basics (i.e roofs, gutters, etc) And there is a lot of city corruption/or questionable decisions to make sure that certain departments use the funding available to them, or they will lose it in the next budget.
More and more houses are on the demo list, that could actually be saved. Resources are certainly the issue. And community involvement. Both in the homes and buildings that are an issue on the table to be demolished, and for those that need to be saved. Houseing court Judge, Judge Henry Nowak is passionate to the attentiveness to the plight of a neighborhood, Heck he even volunteered to come out on any Saturday, to help others in the neighboorhood close up the second floor windows, which are not covered by the city funding, in order to help save those houses worth saving. And is working diligently with financial institutions to help out with low cost loans for those who want the opportunity to buy, renovate, and save a siginficant part of our city's history.
Singular Block clubs are finally coming together, realizing that one neighborhood does not make a city. Its all of our neighborhoods that make this city what it is. And that can go both ways....so lets choose the combined community way. A quote from a good friend of mine, and whose Firehouse in Black Rock, in which I had to great fortune to live in for almost 5 years, and be a part of their extended family, Bob Creely had this to say.
"My neighbors here in this working class part of Buffalo, Black Rock, may some of them know I'm a poet, but it's the neighborhood which most defines us.What I can make clear is that I am not here in Black Rock to soak up that culture, etc. It's simply where I feel at home and where we live and have raised our son and daughter". Robert Creeley {1926-2005} The hard work that his wife, Penelope, did for the neighborhood, was tremendous. And anyone, Anyone! could ring their door bell, share some tea, or a shot and just talk about stuff. This neighborhood was important to him. He could have chosen any other neighborhood, but wanted a sense of place, where he felt he was comfortable and involved in 'company' (any of you who know his work, understands this)
My husband and I married in 1998, in the Creeley's Firehouse garden. We then planned on moving to Scottsdale AZ, where we have family. But after expoloring that city, and realizing some of the costs issues, but most importantly, that it was a 'driving' city, as in, no front porch neighborhoods, not enough sidewalks, no community feeling to be a part of,...we decided, with JOY and Commitment to stay put in B'flo. And I can assure anyone, that folks that are moving from other, historic cities, looking for that community and history, see B'flo as a fantastic opportunity to find what they are looking for.
Whining is something that I hear often with certain posts on BRO, But perhpas Bitching is a better voice to use. In my vernacular, Bitching gets things done...i.e. you have to be willing to rolll up your sleeves, and get into the issues you want to see accomplished.
Buffalo is poised on the brink of a great renaissance. Some new blood into the city and communities, more commitment from community leaders and occupants, and if there is, indeed, a recession to come, we, as a city, may be poised to reap the benefits of that. There are many issues to face, and many many opportunities coming our way, but if you care about the city, then become involved. Our strong community voice can have a iimportant impact on our elected officials. But it takes making our voices heard, above the din of special interests to do that. This is an effort that I challenge you all to commit to.
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sbrof
so true, what a perfect summation of the problem and misconceptions that surround preservation in our city.
Demo - demo - demo - saved. At that rate we should have just one gorgeous city in another 50 years... lots of space, weeds and fauna.
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11111inBlo
What ever. We always talk about the goddamn Allentown preservation district. Are they also trying to "preserve" the old pavement, curbs and sidewalks? Isn't Elmwood & Allen supposed to be the Main hub of this district? Why is it if you walk from Wadsworth to Delaware on Allen it feels like you are in a war zone with bombed up streets. Look at the corner in front of Jim's Steak out, it is completely falling apart with more bricks disappearing every day. In my opinion, until they city / Allentown Association does something about the blighted streets EVERY building looks like shit. Even the nice buildings look like dumps because they are on a street that is literally falling apart. I moved into Allentown 5 years ago and thought that the street was messed up they. Well nothing has happened in those 5 years. Meanwhile Genessee St. by the airport has been paved 3 or 4 times.
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buffcitygirl
Beauty is in the eye of the beholder, but yeah, I can see the contradictions going on here and there. An old city is like an old house. You wake up everyday to something else that needs tending to and it piles up fast if you don't get at it as each day comes along. Each of the business and homeowners need to take care of their own and nudge the guy who doesn't keep up. It's surely a concerted effort. It'd help if young adults who frequent these establishments on Allen would be young ADULTS and realize the hard work others are doing to make their world a better place to party in. Hey, I'm old...that's my role here you little brats! LOL
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buffcitygirl
I meant little whippersnappers...;)
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jstraubinger
i couldn't agree more with your article. I'm curious. How is the house at 30 Plymouth coming along. It certainly had a major renovation going on this past summer. Do you have any before and after pictures of that house now? 2 examples of rehabs are better than 1.
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thisoldcrackhouse
Terrific posts, dixiechick and buffcitygirl. It's no secret that sprawl we're seeing in places like Wheatfield and Clarence is a result of a large demographic who don't want to deal with renovation and repair required with an older home. Heck, even a 25 yr old home is considered too old now!! It's a shame these folks will never get to experience the personal hell we live in with our old city homes. With that said, I wouldn't trade places for a second. I'll stay here in NBflo, Spaulding Lake will just have to wait.
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benfranklin
Wasn't the Main property a GY auction buy a few years back? He bought one of them along here....before reading this post I would have thought it was this one. If someone were to purchase it and not be able to bring it aournd... would they be given the 'pass' he seems to have received?
How much inspecting would the city allow for a potential purchaser? How long has the hole been in the roof? Getting a covering to that hole, even a temporary one, would do more than a thousand posts to this thread. Is it possible to get to the roof, through the building?
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urbansplendor
Like you have the choice to live in Spaulding Lake or north buffalo. You live in North Buffalo because you choose to, but your next choice is not likely Spaulding Lake or any other major development in Clarence. The city has charm but has low value and little luxury. Spaulding Lake offers luxury and opulence, it is a sign of affluence to live there because most Buffalonians can't afford the stiff price tag that goes with the address. You can't afford the taxes and association fees, the cost of furnishing a 5,800 square foot home, or the lifestyle that it takes to live in a place like that. Comparing the two is like comparing a Prius hybrid to a Jaguar XJ, there is a status that goes with both cars, both are sending a message about the owner or driver, but there is a significant difference between the two. Some choose the Prius while others choose the Jag and it is safe to assume that the majority of Jag owners could easily afford the Prius while the reverse is not necessarily true. Buffalo needs Spaulding Lake. We need Clarence and Orchard Park, Amherst and East Aurora, because they make our area diverse in a way that transcends living next door to someone of colour or knowing a homosexual. They offer another layer of choice and economic diversity, they offer success to a struggling city, and they are probably one of the only things that is keeping the region afloat.
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thisoldcrackhouse
Uhhh...thanks for taking my comment so literally urbansplendor. One thing I can afford is a sense of humor. Spaulding Lake is largely the exception. It's the cheap cookie cutter developments plopped down on old farm fields that help to devalue city and first ring neighboorhoods, not Eagle Heights or Spaulding Lake. Lastly, give the book titled "The Millionaire Next Door" a quick read, it may suprise you.
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benfranklin
Urbansplendor...interesting comments. While there may be a class looking to go from North Buffalo to Clarence, there's also a group with deeper pockets that admire those on Chapin, etc., that can walk to Hutch's, or have a short drive to their 100 level seats for a Sabres game. That, would be living.
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eliz
916 is private property, now being offered for sale through Hunt. 918-920 has been city property for--I'm reasonably sure-- at least eight years.
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Martin
Great post Chris! And many ineresting and well thought out posts.
Living and working in Allentown, i do agree to a point with the "warzone' post, gets pretty rank around here with garbage and general upkeep getting lax, I blame that on the people who patronize the area and the people who own property. Seems we have a plethora of Buffaloians with zero pride. [Hell, new years day eve some drunks were walking down Allen kicking in the plate glass windows of the shops and eaterys! ]It seems the people who care about the area are outnimbered by those who do not. Yet I do see Allentown getting better with each passing year.
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comptart_lws
If I was Mayor… there would be a City Historian and it would be a noble appointment, like the National Poet Lauriate (Robert Frost in Kennedy's time, Maya Anjelou in Clinton's). The citizen of our city would be inspired to greater pride if the "leadership" established that lead. It's been sorely lacking in WNY.
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Denizen
One man’s treasure is another’s unrelenting pest. Or, to be more blunt, one man’s sentimental gem is another’s crackhouse.
Preserving old houses is great for recognized historic districts and certainly boosts the city's character, but architecture and history isn't everything to a city. Often an “historic” abandoned house is more of a nuisance to its shrinking, crime-ridden neighborhood then any architectural value the house may offer in the many years it will take to find a responsible buyer and occupant. When looking at neighborhoods we must first thing of the neighbors and what their specific needs are.
We must remember that the city of Buffalo has a supply of housing which vastly outstrips demand thanks to decades of population flight and disinvestment. A vacant house with fading Victorian character in a troubled neighborhood might appear to be a historic treasure to an educated, history-loving resident living in a nicer part of town, but to those poor families who actually have to live next to these blighted firetraps, the houses are seen as nothing more than a nuisance that would be better off torn down. An abandoned home makes for way too easy a crime magnet—an eager host to countless malicious activities which can so easily drag down an entire block and subsequently the whole neighborhood.
Those now-trendy urban planning principles, which so many of us urban-inclined cling to tightly, are really geared toward growth and not shrinkage. It’s frustrating to have a mindset that calls for planning new things and immaculately restoring troubled areas in a city that is still contracting by the day. Many of the city’s declining but still salvageable neighborhoods would actually be better off with a reduced density of building stock and infrastructure. On a street where selling a home for even $25K is a stretch, a vacant lot which can be annexed to a homeowner’s property for an expanded garden is far more sustainable than a run-down abandoned house waiting for the tooth fairy to come along and “save” it.
The real disconnect between the two Buffalos seems to be brought to the forefront by this particular issue, a reoccurring theme in our “have” vs. “have not” society.
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eliz
Yes, Denizen, but we ARE talking about a preservation district, where it is important to keep blocks intact. Blocks not riddled with vacant lots and parking lots are more desirable. Housing values are helped and thus the city's economy is helped. It's not just a question of aesthetics. We had a house in jeopardy on our block and we all pitched in to get it sold to a responsible owner--we didn't do it just because we like to look at nice old houses.
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EricOak
Eliz is completely right; this article addresses the issues within a preservation district. But those particular issues are also relevant to the city's overall redevelopment. Buffalo's future appearance probably depends more heavily than most cities on the preservation of its 19th century architectural textures and street design features. Our stalled economic engine since the late 1950s has at least left us this relatively rich inventory of buildings and streetscapes--this is what we need to work with. Our economic recuperation will most likely fashion us as a city less on the scale of Chicago and more along the lines of a moderate-sized cosmopolitan city. There is and will be a strong market for cities with that kind of ambiance, and what Buffalo can offer to compete with other ciites like this is an unusually varied and beautiful mosaic of historic neighboorhoods and almost time-warping streetscapes. That's not doting on nostalgia; its building interest on an inheritance, and Chris's article is an excellent primer on how to proceed with this vision.
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nonono
""It is hoped that the carrot will be more successful than the stick, because the stick approach is a slippery slope that sometimes backfires.""
This statement perfectly illustrates Mr. Chris Browns faulty assertion that the carrot and the stick are mutually exclusive, and why time and time again he has found himself advocating a contradictory position on preservation and enforcement issues. Mr. Brown is not a public policy maker, he is a volunteer community activist. What he asserts here is a personal opinion and not a matter accepted public policy. He is in not in the majority of property owners in these opinions.
It is not a 'slippery slope' if the codes and laws are enforced evenly and with integrity toward the process. It IS a slippery slope if you selectively ignore the erratic enforcement of city and preservation codes set forth in this historic area.
Code enforcement does NOT equal demolition. Harvey Garrett and west side activists have successfully used this leverage of code violation, fines, and pressure by the courts to convince inattentive landlords to SELL their properties to buyers interested in renovation and rehab. His statements are deliberately and conveniently misleading, since he is well aware of these efforts.
Hypocrisy is the claim made often surrounding his, and the Allentown Associations haphazard commitment to protecting endangered properties from their less than responsible owners. The Association made few efforts to press the city to enforce violations on many bad apples in Allentown during the years it owned the Coit House- for fear that inspectors would cite similar violations to the AA in regard to Coit House for the ongoing neglect the AA were themselves guilty of.
This article is spin on recent criticisms cited on this site of late (Coit, Falcon, Keller Printing), but ultimately self serving, and not entirely credible.
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NBJOHN
Any pressure that the citizens of Bflo can assit with to try and help save the Main Street site?
Not trying to put some places over others, but that site is fixed soon or shovel ready.
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Denizen
Eric, name me one city that was built on "ambiance".
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EricOak
I said nothing about how cities are "built"; I talked about our redevelopment, and some cities with interesting histories and a supply of old urban neighborhoods continue to redevelop themselves with a careful eye to their ambiance: Savannah, San Antonio, Portland MN, Washington D.C., Providence. Then there are old cities that have always valued ambiance over trend: New Orleans, Charleston, Quebec CIty etc. Some are economically healthy; others not. But they are all unique--you can't mistake any of these cities for another; people embrace their idiosyncrasy. I think Buffalo should be like that. With some cleverness and luck we might also be economically competitive again, and I think historic preservation will be a shrewder handmaiden to that vitality than trying to emulate Seattle or Toronto.
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MiesvanderDoh
So where exactly is this easily attainable allentown association? I am 22, just finished at UB with a BA in urban planning and architecture. I've got more than enough for a downpayment, and have been trying to buy a house for some time now. As a native west sider I have contacted many organizations. The allentown and kleinhans groups had NOTHING for me. Harvey was the only one to get back to me, however I couldn't continue contacting him as his e-mail box was full last time I tried to write.
Here I am, TRYING HARD to buy a house. A huge project is fine by me. All I want is a location and a building with potential. If I'm trying and can't find anything, promotion is a big problem here. If anyone has any info on any west side or allentown houses, dont care if they need work, single or multiple, email me at Nerdigger@aol.com or amsadoff@buffalo.edu. I care for this city and these neighborhoods and am ready to buy.
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nonono
MiesvanderDoh
the place to go when looking to buy property in any city is a certified licensed realtor.
chris and harvey are not licensed realtors, another line zealous housing advocates often blur....would either care to comment on this particular 'slippery slope'?
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MiesvanderDoh
While that may be a shot at me, I will not blast back.
I had a realtor. Didn't really find anything I was interested in. Since I don't mind doing a ton of work, it seems the grassroots method is more my scene, as I don't mind buying a place that needs work.
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BetterThanDetroit
MiesvanderDoh - what's your price range? I may be able to help. And, stop into the liquor store at Allen/Wadworth and ask the owner, Rick, how to get in touch with the association. If he isn't there, his son, Rich, will be next door at the bar they own called Staples (not to be confused with Sample accross the street).
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nonono
MiesvanderDoh,
impressive vanDoh, you deduced my deviously encrypted sarcasm! it is none the less a challenge to reason that you are a credible adult. you claim to have a graduate degree, but cant figure out how to google contact information for the allentown association? similarly Detroit....how about by passing the gin distributor and going to the associations web site- or are we steeping ourselves in history to the exclusion of modern communication devices?
Mies, what are you going to do when the decrepit property you covet ruptures a water line......call your pediatrist?
attempting intelligent civic discourse on this sight reminds me of the old joke, 'i was watching a perfectly good fight when a hockey game broke out!'
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heathersmiles
Steer clear of Ryan at Polis Realty based on his comments about Jimmy Ertl (comment deleted from Jimmy Knows Community Ownership) and his negative comments about Buffalo's future.
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MiesvanderDoh
yes nonono, great battle of wits here. i am very impressed. your rhetoric impresses me. your rebuttals humble me. Please, teach me your ways.
Betterthandetroit -I would like to stick around the ~60k range, but would go up to 90 or so if it were worthwhile. I've got about 18 now, so I've got dp money and a bit to spare. or wouldn't mind buying something cheap and putting time and effort into it, I've done a pretty fair amount of home repair. I actually knew rich sasala when I was young, and still see him around allentown.
to those with helpful replies, thank you
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Charger
Mies, I'd try PUSH too. Not sure which liquor store owner knows how to reach them, but I'm sure you'll find them or they'll find you.
Re: 359 Hudson. Wasn't there a willing buyer for this property a year or two ago? Is this another SNAFU related to City-owned real estate?
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georgethomasapfel
Here's PUSH Buffalo's website, with their contact info: http://pushbuffalo.org/contact_info.htm
You'll find their phone number, email contacts, and address here.
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MiesvanderDoh
thanks, I appreciate it. Aaron's a good guy, I see him around from time to time. Sent him an e-mail a few weeks ago and never got a reply, hopefully I'll see him around soon. Saw him at the PUSH party but it was a bit loud and... inebriated in there. Heh, it was a good time and a successful event
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MatthewOnPark
Chris does a great job of outlining the Allentown Association's preservation efforts. He is an excellent example of someone putting his time and energy where his mouth is. I do not believe this is an article for the sake of spin. I see it as a volunteer speaking on behalf of a larger group of volunteers to share a constructive vision. Goals, strategy and most of all intended results. Hopefully it will result in more like minded folks stepping up and joining the cause. Chris is not a public official, policy maker, etc... he is someone who is tirelesly trying to bring about positive results. We should encourage people like Chris rather than spotlight percieved shortcomings or mis-steps. Give me a do-er who trips up sometimes over a critic quarterbacking from the sidelines any day of the week. Again, Chris is a volunteer in his preservation efforts and as President of the Allentown Association. In my eyes those who volunteer should be given some slack and spared ridicule if their generous efforts miss the mark at times. .... Bottom line, thanks to Chris for outlining the efforts, I'll be there to help the Allentown Association not screw up so much - Ha ... P.S. one great thing about the Allentown Association is the fact that it has a board that turns over almost 100% over the course of just a few years. So there is plenty of opportunity for all to get involved AND the promise that the makeup of the board will change. My point, don't make the mistake of blaming the current board for something that happened under a previous board's watch, better yet, get involved so that you can help make sure things go right.
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HelenGood
nonono-
You wrote: Mies, what are you going to do when the decrepit property you covet ruptures a water line......call your pediatrist?
attempting intelligent civic discourse on this sight reminds me of the old joke, 'i was watching a perfectly good fight when a hockey game broke out!'
Is a pediatrist a doctor that takes care of infants' feet? And that just before your comment about attempting intelligent discourse! Oops! Try, try again.
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MatthewOnPark
Mies,
To contact the Allentown Association: http://www.allentown.org/ ...
I'm sure everyone has a favorite realator but Tim Riordan is on the Allentown Association Board and a great guy who knows the neighborhood, including owning multiple places personally. 716 390 6075 triordan@polisrealty.com
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pgf1948
Stupid remark,. Denizen. No city is built on ambience. Ambience is attained through time and accretion.
Eric: Why do you waste your good ideas here?
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RisingDamp666
"Time and accretion"? Isn't that how you type in your posts, pgf1948?
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pgf1948
A-----e, Rising Dunce
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RisingDamp666
That was three words, pffft1948, must hvae taken you 15 minutes.
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Denizen
Fair enough Eric and pgf, I'll revise my inquiry...
Name me one North American city that has rebounded or "redeveloped" after decades of population flight and economic disinvestment thanks to a bunch of pretty buildings being left over while lacking in any significant regional gain of good paying jobs and new residents to repopulate previously deserted city neighborhoods.
Architecture and history is not a primary engine of the type of urban redevelopment you hope for. As evidenced by all the atrocious garbage built in this country after WW2, most Americans really don't give flying crap about quality architecture or historical heritage; at best they're ambivalent.
Finally, where are the market forces to fuel such redevelopment? For Buffalo to have an urban core that even tries to resemble those "old cities that have always valued ambiance over trend" you cite like New Orleans, Charleston, Quebec CIty, ect., billions of investment $$$ in the form of appropriately-scaled new buildings wold be needed to fill in all the gaping holes of our downtown's depressingly empty streetscapes.
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gaustad
Agreed - way to much focus on this site and in this town on Architecture and historic heritage.....it is a hobby, not a real solution to revitalize Buffalo.
Most people in this country could care less; it is not a way to attract investors or business.
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BetterThanDetroit
gaustad - remodleing one of these pieces of downtown shit is a full-time job! my suggestion (through experience) - DONT DO IT!!
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BetterThanDetroit
1.) Does anyone want to buy a 3/4 remodeled 3-unit that's way better than this?
2.) Does anyone have a parking lot downton for sale?
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BetterThanDetroit
and, nonono, i would have recommended googling the allentown association, but none of us have access to google. newell set up our computers for us. beep beep...vrrrr...
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nonono
MatthewOnPark
""P.S. one great thing about the Allentown Association is the fact that it has a board that turns over almost 100% over the course of just a few years. So there is plenty of opportunity for all to get involved AND the promise that the makeup of the board will change.""
Historical FACTS: Chris Brown key player in acquiring the Coit House over 8 years ago, saddled AA with the project, left the board, came back 3 + years ago to manipulate the sale of Coit to GY, and is now president. Pete Carroll has maintained editorial autonomy over the news letter for 10+ years, basically printing what he wants, refusing any editorial oversight by the board of directors..........yeah, yearly change of board members alright.
Newell, can we get a new dirty laundry delivery system for BR? This one is stuck on 'spin' cycle.
M.O.P. very convincing 'testimonial', there are opportunities for men like you in L.Ron Hubbard's church of scientology. (yeah, yeah, i know, edit delete, defamatory non sequitur, blah, blah, blah).
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allentowndiva
DEAR NONONO: YOUR POSTS ARE SO FULL OF HATE TOWARDS CHRIS BROWN AND THE ALLENTOWN ASSOCIATION. CONSIDERING YOU WERE ONCE A MEMBER OF THE AA FOR MANY YEARS I WONDER WHY YOU ARE SO NASTY. WHAT DID THEY DO TO YOU? SEEMS TO ME YOU MUST BE VERY UNHAPPY WITH YOUR LOT IN LIFE, NOT TO MENTION THAT YOU HIDE BEHIND A FALSE ID WHEN POSTING YOUR "OH I HATE EVERYTHING ABOUT CHRIS BROWN" POSTS WHICH ONLY ENHANCES YOUR NEED TO HIDE BEHIND MOMA'S SKIRTS WHICH IS THE NORM FOR THE SCHOOL YARD BULLY WHO CAN'T BACK UP HIS STATEMENTS OR STANCE WITH REASON OR FACTS!
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nonono
Ummmm, plenty of facts Diva, reread, or check the record of past AA board minutes. I dont hide behind the 'Museum Of Modern Arts' skirts, why dont you let CB respond for himself? My posts are not full of hate, they are filled with utter disgust and disappointment that a once worthwhile community organization has again been hijacked by a few with a personal agenda, and not the Allentown communities best interests.
You do realize the irony of your aspersions in light that of the fact that you too post under an alias? I do not expect anyone to accept what I post here as the truth on my say so, everything I post is verifiable in AA documents to the best of my knowledge.
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allentowndiva
LOL...got me on my mama misspell...good for you. If the turnover on the board is so great amd you are so disgusted with the AA and the way it is run, then maybe you need to rejoin and actually try to do something about it instead of complaining about it...right? BTW great story Chris Brown and most of us appreciate your hard work and commitment to Allentown and the improvement of Buffalo!
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nonono
diva,
WOW, you post, and almost instantly have one rating of 5 stars, every time you post ! the only thing more ridiculous than my typing here, is your thinking anyone cares how many stars youre rated.
nice deflection away from the discussion of FACTS however.
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allentowndiva
Where are your proven facts then? Since I read your rants and raves I would also be happy to read your facts!
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allentowndiva
oh, you also never answered my question, why don't you rejoin the AA and start to cleam up the mess they have created that you are so unhappy about hmmmmmmmmmm?
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Harvey
MiesvanderDoh,
Sorry my email box was full. My grandmother passed away and I was out of town in mid December (which I'm assuming was when you had the trouble). I look forward to showing you around. You should also hook up with chris Brown though - he has some amazing properties over in his area.
Nonono,
I appreciate the kudos but we always use the carrot approach before introducing the stick. You are correct that the stick can be very effective though. A balance is necessary. I worked with Chris on 32 St. John and it was definately a carrot model - and a very sucessful one. We are all gettting better at neighborhood revitalization - but we still have a lot to learn. Chris' post was a very good depiction of just how complicated it can get.
Harvey
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nonono
Harvey, Your ability to address criticism and answer questions in the open is a credit to your character, and exactly the point of my criticism of the AA and CB. Keep up the good work.
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