Planting Seeds on the East Side
After spending four years working on the restoration and stabilization of St. Stanislaus Roman Catholic Church, contractor Mike McHugh is beginning work to ‘restore’ surrounding streets. With the encouragement of Bishop Grosz, McHugh is partnering with St. Stanislaus and M&T Bank to build affordable single-family homes near the stately church in the Broadway-Fillmore neighborhood.
With no shortage of land available for new construction, McHugh expects to be working in the neighborhood for five to 10 years building homes. The first home in ‘St. Stanislaus Garden’ is nearing completion.
The Broadway-Fillmore neighborhood, historically a Polish and German neighborhood with a bustling commercial district, has been plagued by poverty and disinvestment in recent decades. St. Stanislaus, the oldest Polish parish in the diocese of Buffalo, has been a community pillar since 1893 and intends to continue that role into the future.
Parish pastor Bishop Grosz convinced Mike McHugh of McHugh Construction, the general contractor for the church restoration project, to help rebuild the surrounding neighborhood. Their vision is to construct affordable, unsubsidized homes on nearby vacant lots where some blocks have more vacant properties than occupied homes.
According to McHugh, “People living in the area cannot wait to get the area developed.”
Working with Councilman David Franczyk and Mayor Brown, McHugh purchased 26 vacant parcels on Coit, Detroit, Townsend, Peckham and William streets last September- enough land to build 14 new homes.
“For the first time in decades, we have a mayor looking at the city as a whole and doing things for all parts of the city,” says McHugh.
First phase homesites near St. Stan's. Peckham Street in center running left-right.
A model home, a three-bedroom ranch plan with 1,100 sq.ft. of living space and attached two-car garage, is nearing completion at 138 Townsend Street across from the church. It is priced at $95,000. Four different styles of homes with two to four bedrooms are priced from the $80,000’s.
These are not subsidized homes. For St. Stanislaus Garden, M&T Bank is offering 30-year, fixed-rate mortgages at one point under the current mortgage rate.
To keep costs down, the homes do not have a basement, but have an insulated crawl space and maintenance-free exteriors of vinyl siding and aluminum trim. “I am building an affordable, well-built home that is Energy Star qualified,” says McHugh.
“I have been getting two to three calls per week about the project. Most cannot afford a $200,000 house like those planned at nearby Sycamore Village, or even a $150,000 house. But they can afford a smaller, energy-efficient home.”
There are nineteen potential buyers currently working with M&T Bank to get qualified. Surprisingly, less than half of those interested are St. Stanislaus parishioners. Sales will start once the model is completed.
Mike is in the process of purchasing additional vacant lots from the City. Homes are purposely clustered close together near the church instead of on scattered sites. “I want to build a whole new neighborhood of owner-occupied homes,” says McHugh.
McHugh, who grew up on the West Side and who has worked on hundreds of church restoration projects across the country, is optimistic about St. Stanislaus Garden. He envisions 30 homes in the short-term and says there is easily room for 200 homes or more.
“I have done work in all areas of the city. The Broadway-Fillmore neighborhood has been ignored so long it is easy to develop,” says McHugh. “Crime is gone; there’s nothing left to steal. I’ve worked down there at 1 a.m. with no problems. There has been nothing stolen while building.”
“Land is readily available and with the City tearing down houses weekly, more land is available. As a contractor, I find the area extremely attractive. The new homes will bring stability to the neighborhood." Adds McHugh, "The area was thriving in the past and it deserves a better fate.”
Get connected: Mike McHugh, 716.741.8077
Photos by Chris Byrd at Broadway Fillmore Alive!
What Others Have To Say
What Do You Think?
Related Articles
-
Buffalo's First Museum District
BRO viewer submission by Mark Weber, www.myspace.com/markwebermusic.
This past week, I sang at Lafayette Avenue Presbyterian Church, located at the corner of Elmwood and Lafayette, as part of the Elmwood Village Association's holiday tree lighting ceremony. It was the first time I ever sang my very personal song, “Who Wants To Cry At Christmas,” in front of the public. There were about 80 people gathered to hear me and my piano-playing friend Johnny Juarez present our “Chri … - Today, 3:05pm
- Continue Reading
- 1 Comments
-
Outsourcing Journalism for Less than a Penny a Word: Is T …
As the global financial crisis throws economies around the world into recession, more and more industries are getting hit. Banks have been bailed out. Auto manufacturers are drowning. Newspapers, though, were ahead of their time as they've been dying slowly for more than a decade.
Warren Buffett, the legendary investor and owner of our hometown Buffalo News, acknowledged the fate of newspapers in his 2006 shareholder letter when he wrote:
Nevertheless, this operation faces … - Today, 2:10pm
- Continue Reading
- Join the conversation
-
Got a Good Photo? Win $100 Gift Certificate
As you look outside your office window today, you're likely overtaken by the sheer beauty. Blowing snow. People hunched over, freezing, trying to walk into a 30MPH wind. You're probably reading from the script of American Beauty:
Sometimes there's so much beauty in the world I feel like I can't take it... and my heart is going to cave in.
Or, maybe you're just thinking "Oh f#@!, I have to drive home in this s*$#."
Either way, we're here to lift your spirits.
If you'd li … - Today, 12:35pm
- Continue Reading
- 1 Comments
-
Delaware Avenue Make-Over Approved
A two-story Delaware Avenue office building is getting a new face and a third story. The Buffalo Planning Board approved renovation plans for 334 Delaware Avenue at this morning's meeting. Owner 120 W. Tupper Street Inc. is undertaking the $1.2 million project. The bland building will get a new look and a glass third-floor addition.- Today, 11:08am
- Continue Reading
- 9 Comments
Comment Options
kirkswan
Exciting! with all the new development (or supposive development!) the east side could be a very different place in the matter of ten years!!! Imagine the east side as a safe, clean, middle class neighborhood! That would be great, but who knows if its possible. Knowing buffalo, its not.......but theres no hurt in being optimistic!!!
Report this
BroadwayFillmoreAlive
WCP nice balanced post...it will be interesting to see how this development works out.
Report this
Colin
I'm sure we'll see complaints about adding new housing with so many vacancies in the area, but I don't think those hold water here. This is an example of a church being proactive in building up the neighborhood around it, instead of simply watching it decline and then walking away. The east Side needs to be realigned around what's actually functioning there, whether it's stable neighborhoods or strong churches.
Report this
Einstein
Mike McHugh has my respect for making a difference! What can we do to help?
Report this
RisingDamp666
To paraphrase the beloved Chairman Mao, let a thousand houses bloom.
Report this
Mrrealestate
I wish him all the luck in the world, he will need it.
Report this
rubygreta
This is fabulous. The developer actually buys the land, builds houses for $80,000 to $95,000, and makes a profit, without government subsidies. He will sell these homes with no problem. And as confidence grows in the area, he could sell hundreds or thousands of these houses.
The city should tear down as many of the old, obsolete and wortheless houses as possible, and sell the land to devlopers like McHugh.
And that ranch house is pretty darn cute.
Report this
mpitman
Great development potential. Let's hope the commercial districts in the area benefit from population moving back in.
Report this
xanbuf
Great news! I'm pleasantly surprised to see development actually happen instead of debating and waiting for help from the government. Koodos for Mr. McHugh and his efforts to work with local partners!
Report this
Drew
Wow. I want one.
Report this
sbrof
While I applaud the church, M&T and the contractors for taking a stand and helping to revitalize their neighborhood. I am am sure these are going help do that. It is very misleading to consider this an "energy-efficient home." Just because it is new and vinyl covered doesn't mean it is efficient. The fact that it is a detached home means heating and cooling are inherit problems. Plus I think we know better than to call vinyl maintenance free. It is less maintenance than clapboard but still more maintenance than brick / stone.
I totally understand the need for more affordable homes. But using the same materials and land I can't help but think you could get some real efficiencies with row houses. Their heating bills would be less and you could then utilize more land for gardens, water mitigation of if popular more In the age of rising water, energy and transportation costs we can't assume that detached homes are a viable and affordable sollution.
What happens in 10 years when heating costs have quadrupled again. Even at with a lower mortgage can these people afford to heat their homes? It is a quality of life question to. I feel like we are sentencing these people to spend more than they should have too on utilities when they could really be spending that money in the economy somehow.
Report this
mpitman
sbrof - I think the demand is higher for single family homes. Also I disagree, it's certainly possible to make these energy efficient with thick walls and attention to detail during construction. Finally, I'd rather power wash vinyl every 5 years vs. repaint wood or repoint brick.
Report this
Drew
I don't think we should make the perfect the enemy of the very good.
Report this
mmjazz
This mchugh has guts--what a great job! What if everyone thought like him?
Report this
ktl2277
These homes are light years ahead of the average east side home with respect to energy efficency, and am I correct no government subsidies?
Report this
SLEEPL8
This is a great example of a "team" approach to revitalizing a neighborhood. It is great to see the city working with the parish and developer to come up with a cost effective development plan that does not require public money. Buffalo can be renewed with projects like this, one neighborhood at a time. It was the church that got the ball rolling on this project which is great but what happens to the neighborhoods where so many churches are closing? What other institutions can spur on such development?
Report this
Martin
I applaud Mr. McHugh, this stands a great chance of turning an area around. Nice homes, in the city, affordable. Well done!
Report this
Sal
I like the fact that these homes are not subsidized. It's interesting to note that M & T Bank is offering one point under the current rates, in light of the Mayor Brown's new lawsuit against them.
Does anyone know what the city provided in land acquisition? There's a city homestead provision to give vacant lots to homeowners that should be utlized here.
Report this
sbrof
Well it depends on the stats. Vinyl is a worse insulator than brick because it lets more air behind it. Even though most of the insulation happens behind the exterior facade the open aspect of vinyl causes problems. I wonder how many power washes you get before the plastic is brittle and needs replacing. Usually vinyl starts to deteriorate and get brittle after 15-30 years, especially in our hot to cold climate. Ever try to lean a ladder against a home build built 15 years ago with vinyl? You are lucky not to crack it. Brick, while needs pointing every 25-30 years will easily last 100 years. If you plan to own a home for a lifetime the savings add up. Or if you plan to resell a home, when all else equal, brick always catches a higher resale price and in an area desperate to keep housing values up, wouldn't it make sense to build a little higher quality. So they don't end up on FixBuffalo's vinyl foreclosure list?
http://www.maconline.org/tech/rescost2004lr.pdf
Report this
OutsidetheBox
Brick would make these homes more expensive and would reduce the number of people that can afford to buy them. While almost everybody would probably want brick or stone over vinyl siding, the reality is it's just too expensive. The only places you see homes that have brick around the entire house are in high-end developments with half million dollar plus homes.
It's not misleading to consider this an energy efficient home, the builder says it will be energy star rated which means it has to meet certain criteria. And like ktl2277 said, these homes will be absurdly more efficient then anything built over 50 years ago.
Report this
rubygreta
I knew there would be one poster that would be critical of this. This time it's sbrof.
Did you know that Toll Brothers uses vinyl siding on the sides and rear of there 4,000-square-foot homes? If it's good enough for Toll buyers, it's good enough for this neighborhood.
Attached townhouses are ridiculous. People moving into this neighborhood want some privacy. In addition, there is so much vacant land, it will be much faster to rid the blight of vacant lots with detached houses than townhouses.
Finally, how much cheaper do you think it would be if to heat this house if it were attached? My guess is not much.
This development is a 100% winner.
Report this
jstraubinger
It's a very needed and very well thought out project. Does anyone know about the progress, if any, of the housing development and rehabilitation project that a Muslim group was interested in starting near a mosque on the East Side?. The project was to include new builds as well as rehabed houses. I read a Buffalo News story about it 6 to 9 m onths ago.The story mentioned that the project was getting help from the Matt Urban Center.
Report this
xanbuf
The single family homes with yards is a great re-development plan for the space available - homes too close to each other is not that appealing (or necessary anymore - why is it that the west side homes are so close to each other anyway?) and why not use the space if you can start clean again? Good point there SAL - I'd also like to know from the city how they feel about the collaboration of the local bank (that they are suing to pay for some questionable demos) with the revitalization of the east side ... what's the from city hall?
Report this
sbrof
ruby, only critical because I feel that in 20 years these properties are going to be in dire need or repairs / rethinking and might not even be worth saving because energy / heating costs are going to keep going up.
why are attached townhomes / rowhouses ridiculous. Why are their privacy issues? Your yards still abut the neighbors in either situation, difference is you won't have windows looking into windows of another unit. Actually in that manor they are more private than detached homes. If you are worried about sound, it is easy to build in sound dampers / proofing between them reducing any or all noise.
Your guess about heating is wrong. I would suggest reading The Grow Home by Avi Freedman. Sharing a single wall between two units reduces heat loss by 26% attaching 3 or more units into a row house with middle properties reduces overall heat loss by another 21%. That means row homes can reduce heat loss and consumption by almost 50% Pretty significant for our winters and people on a limited budget. But that's ok your guess is what people want to hear.
Report this
tonyarmani
I think all those people moving into these houses should go to St. Stans and pray for someone like Mike, without him they wouldn't have what they have at that price.
Report this
Martin
i think we should send him a butter lamb
Report this
wizardofza
Noble effort....I wish the developer the best of luck selling these units, he'll need it.
I generally agree with sbrof on how rowhousing would be much better from an energy efficiency and security standpoint, but the American cultural zeitgeist is still very much all gung-ho about detached housing. Fighting this/changing people's stubborn attitudes is a steep uphill battle. Add to that, land in this neighborhoods is dirt cheap, so there's really no incentive nor great need to build densely.
I'd feel much safer (and warmer) with two less exposed walls, but that's just me :/
Report this
cojo
I want one too!!
Report this
tonyarmani
does anyone know how bad the area is? what is the % if I park my car outside ill end up with 4 cinder blocks the next day?
Report this
exnihilo
This is great news, and I applaud Mr. McHugh’s efforts and the backing of M&T, City Hall, and the Bishop. This is precisely the type of endeavor that will help stem the tide of attrition and put property back into the hands of Buffalonians.
I understand some of the knee-jerk reactions to the bit of criticism that has been injected into very positive news; however, sbrof (unlike many other posters of negativity) is airing very practical and quantifiable concerns. I do not believe sbrof is being a wet blanket for shits and giggles – a discussion is always enriched when all valid viewpoints are explored. The heating and energy numbers he provided are accurate and the general information regarding the longevity/sustainability of these homes is valid, but, in this case, regardless of what is the best solution, Mr. McHugh has come about a realistic solution.
The current American home buyer is not as interested in purchasing attached homes in an area that does not have exorbitant lot and housing costs as they are in an area of low supply and high demand. In an area like the Baltimore/Washington corridor townhouses and condos are realistic options for the average homebuyer (and extremely profitable for developers) when faced with the prospect of purchasing a single family home “handyman special” at rates that could easily buy one of the overly lauded Toll Brother homes in Amherst. In Western New York, and Buffalo specifically, this is not the case. The market here lends itself to a certain level of want that is unlike the more populous areas of the country. People want a SFH with a decent sized yard to call their own; regardless of what is the most environmentally sound and responsible choice.
One of the reasons (a minor one in the grand scheme of why some of these neighborhoods have died) that there is little interest in the current housing (over)stock is that the lots are small and many of the homes were designed and built poorly. It’s difficult for a developer or a family to look at some of these homes and see the worth in rehabbing (although, I, being a sentimental fool, am loathe to see these hallmarks of our past go to the landfill). Mr. McHugh has struck a decent balance and is building affordable and reasonably sized homes with (what appears to be) the lot sizes people crave. In addition, the smaller footprint of these homes allows for less runoff, less square footage to heat, a tighter heating envelope, and still allows for a lot once occupied by nearly all house to have a more decent balance of yard to home size. It doesn’t hurt that the systems installed and building methods used allow for an EnergyStar qualification.
On a final note, a number of years ago (when I was in college) I worked for Bluebird and drove a charter run that brought a busload of Nuns down to St. Stans. There was barely a dry eye on that bus by the time we arrived at the ceremony as each of these grand ladies remembered the vibrant glory days of the surrounding neighborhood and wept for all that had been lost.
I am glad to see that all was not lost and that a new light is being to shine there.
Report this
mmjazz
I find an interesting dichtomy between someone like Mchugh and the freegans. As open minded as we might be about "squatting" having a stablizing effect on that part of the west side, isnt it a bit more refreshing to see someone like Mchugh doing what he is doing? This is an interesting juxtaposition for those of us on the other thread. My personal belief is that change is more likely to take hold if people are "for" a cause--this mchugh incorporated his company and the church in a truly unique way. He stands for something. For the freegans, its all about what they are "against" We see this muddled in politics all the time. Everyone is so excited and energetic being against something, that they stand for nothing. I see these two threads as reflective of this point. Mother Teresa I think said something to the effect: I am not against war, I am for peace. There seems to be much wisdom in this. By the same token, I think its a good rationale for optimistic thinking in Buffalo. There has been a bit of resistance to blind optimism, in these threads, which I understand. I just think, that as St. Teresa said and implied in her comment: the energy of what we send out, is what we draw toward us. If build, create and dream, we get new houses on the east side. If we complain about what's wrong and how we arent good enough, we get empty fields.
Report this
mmjazz
"If build, create and dream, we get new houses on the east side. If we complain about what's wrong and how we arent good enough, we get empty fields."
Forgive the typo: "If we build...."
Report this
bison716
Great project!
Report this
mmjazz
exnihilo-great story on the nuns from the church---how cool is that?
Report this
rubygreta
sbrof - I will place my faith in the developer rather than you. If townhouses made sense, he would build them because he would make more money. He obviously believes that detached houses will sell for a premium and sell quicker.
This is a desperate neighborhood. In the 1980's in an even more desparate neigborhood called the South Bronx, the first new development, Charlotte Gardens was constructed. What was CG? Detached raised ranches on 4,000-square-foot lots in a neighborhood that had been densely developed with apartment buildings. Why did they do this? Because they felt it was the only way they could get anybody to move into the most squalid and dangerous area of the country. Guess what? They sold like hot cakes.
Also, the people buying these units will have jobs. They will be able to afford to heat the houses. What do you think it costs to heat a similar-sized house that was built in 1895? A lot more.
Report this
hashma
To me the most amazing part of this is the fact that the city is cooperating with the church. In the past, it would only get in the way of positive development so bravo for all those involved; Oh and I agree with Martin, send him a butter lamb!!!
The issue raised on the city's dichotomy with M&T Bank should be explained. I don't know much on the specifics, so if anyone knows what the differences are between the bank here and with other properties, because I'm not quite understanding why the bank has too different issues with housing in the same city.
Report this
Tesla
This makes me very happy.
Shit is going down in Buffalo these days.
Report this
mmjazz
Rubygreta brings up a good point. Developers want to make money--they will find a way to make it work and have it occupied--this in turn, is good for Buffalo--as someone said, the utilities will be paid for and hopefully will maintain payment on the mortgage. This is yet another example of what can happen if we make Buffalo more friendly to developers and businesses. The more we can open up the Buffalo market, the better.
Report this
xanbuf
Hmm...hashma, could it be the other way around? Does the city have "different" issues (aka agenda) with suing M&T(lumped it in with other banks in the lawsuit for demos vs. encourages the bank to work with buyers in such a depressed area)? It's been brought up before in a previous post that local banks have interest in working with the community (which makes sense as we can often see this bank/patron behind the incentive to several cultural, educational and other events in buffalo) and this friction is somewhat contradictory to its track history...? I smell city hall politics.
Report this
hashma
Thanks for that information xanbuf. Its often difficult to see who's doing what, but one thing is for sure: the nature of double play in this town needs to change!
Report this
pegger
I don't care for this project because it looks cheap. I don't care for the location, either. Ever since I had a German Lugar put to my face in the Kensington area in 1966 in broad daylight, I have never once traveled east of Main Street. I've been everywhere else in the city except there. In as much as I knew the teens were just intimidating me, it was none the less unnerving. After the incident, 10 cars pulled up and insisted I get in. One of the men jumped out, grabbed me, insisted I get in, and took me all the way home. That was in the "safe days." I'm sure there are wonderful people there. Just color me very uninterested at any price.
Report this
Mrrealestate
Lets be realistic, for all the humanitarians and do gooders, this guy is doing this to make money, not for charity. He’s not dumb enough to build a row house. These people have come from multiple dwellings and are tired of living with drug dealing, domestic abusive neighbors, they want privacy. They could care less about energy, HEAP pays the bill for the house being heated to 90. He can make a profit because I’m sure if anyone is brave enough to go see one, I’m sure you will find it to be Very cheap construction ( for anyone who really knows about construction) and no basements, that brings the building cost way down, but that’s not good in this area for servicing the home, nor for our winters.
What makes anyone think these houses are not going to be trashed within 5 yrs like all the other homes ( 100s) in the last 15 yrs. I’ve showed some of those homes, it’s a crying shame, it makes me sick to see the damage done. Look., this is a big social problem. Building cheap houses won’t fix it.
Report this
FunGuy
Row Houses vs Privacy - moving from a multiple dwelling to a row house is like moving into the same ol', same ol'.
When one purchases a home OF THEIR OWN, it leads to better maintenance and neighborhood pride.
New builds - how could you not? How could anyone attempt to rebuild what was once there? Impossible.
Good effort and project.
Report this
joey
This could be a great project as long as wanna be homeowners are capable of owning..financially these homes.Unlike the subsidized homes in the past on the east side that were forced down the throats of low income minorities who had no business owning a home as they lacked the responsibilities required to be a homeowner. Just look at the new build foreclosures CASH REALTY has been trying to unload for pennies on the dollar..WITH NO TAKERS. AT TAXPAYERS EXPENSE! AND as usual..SOMEONE bashing the use of vinyl siding..Please..give this fetish a break already...Vinyl siding is here and will be used for decades to come. Give it up already. This exterior maint free product will only help afford the viability of a reasonably paid wage earner to afford and maintain the house instead of watching the exterior fall into decay as so many houses on the east side.
Report this
mmjazz
Mrrealestate,
Humanitarianism and dogooding doesnt work. Someone willing and able to make a profit in real estate will help propel the neighborhood forward. And you are correct about the social problem. Nice things might lead to habit changes, you never know.
Report this
pegger
That about covers it all.
Report this
MJWorthington
A big issue with a lot of the east side new builds was that they were scattered with no reason next to houses that were in decline and vacant. Now you have a vacant new build next to a bunch of vacant old houses. Not much hope for it. There was no power in numbers for the new houses to build off of other new houses. Building these together will exponentially help their long term viabiity. Look at the ones that were built together around Pratt, William/Pine etc and you can see they are much more sucessful.
Things have come along way since 1966. Go figure? I spent a good portion of last summer walking the east side with camera equipment all over me and was never approached once in a theatening manner. And conversly met a lot of curious people who are trapped in the mess and desire nothing more than a better neighborhood. Most of the crap has moved out past here already. Look how vacant it is.
Using the church as a center for the development is a great idea. Its nice to see a church actually care about the area and be progressive about it. Or more so, I guess not having the Diocese picking up and running like a majority of its parishioners as we have seen lately. In a religion where the poor and needy are king, its nice to see the effort focued around them and rebuilding the neighborhood.
Report this
sbrof
A row house would be a home of their own. Moving from the projects to a row house would be very different. Just because some people feel that all homes that share a wall are public housing doesn't mean everyone thinks that way.
I doubt anyone in the waterfront village think they live in a public housing complex.. because they all share walls and probably save a crap load of money doing it.
Report this