Higgins to announce plans for Commodore Perry housing complex (New York: low income, fit in)

[videobruce]

Mixed feelings on this one. Many of these buildings were already torn down a couple of decades ago, specifically the ones directly along South Park, just east of Louisiana St. Mnay more have been borded up with the assumption of tearing those down also.
Nothing historic here, more like a bad reminder of the mistakes from the 50's & 60's including the I-190 to the north.

From the Buffalo news;

By Staff Sun, Jun 11, 2017

Rep. Brian Higgins, D-Buffalo, is calling for action in the Commodore Perry neighborhood off of South Park Avenue. He will hold a news conference at 10:30 a.m. Monday to announce his plans for the deteriorating housing complex that stretches from near downtown into South Buffalo's Old First Ward. The Perry complex sits less than a mile from Canalside, and while the six towers and some of the low-standing apartments are occupied, more than 300 of the oldest apartments are vacant, some for more than a decade.

The Buffalo Municipal Housing Authority is looking for state or federal funds to knock them down, and to rebuild low-income housing as part of a larger mixed-income neighborhood. Many residents say they are convinced the housing authority is delaying repairs at Perry because the property will be sold, either to developers or to the Buffalo Bills for a new stadium. The area has been mentioned as a possible site for a new stadium for the Bills, but team owners Terry and Kim Pegula so far have shown little interest in building a new stadium in the city or anywhere else.

The Commodore Perry apartments consist of three sets of apartment complexes that, at one time, totaled 1,000 apartments. Today, there are about 740 units. The three sets are:
- Six high-rise buildings built in 1956, containing about 326 apartments, nearly all occupied.
- Rowhouse apartments built in 1956. A majority of 84 are occupied.
- The original flat-roofed, rowhouse apartments built in 1939. These are in the worst shape. Initially, there were 634, but many were demolished in the late 1990s, leaving about 330. Almost all are vacant.

The housing authority has been working for the past decade on redevelopment plans for the full 41-acre Perry complex. Those plans call for retaining the six high-rise buildings and demolishing 300 to 400 low-rise brick apartments, and then replacing them with new housing and related amenities. Demolition costs are pegged at $10 million, while combined demolition and redevelopment costs have ranged from $44 million to $200 million depending on the extent of the plan. The agency at one point received a federal planning grant for the Perry redevelopment project, and now is hoping to receive money for the demolition and redevelopment from a housing fund that New York State recently approved. The agency also hopes federal redevelopment funds could become available.

[videobruce]

Some of this rehashes the previous article.

From the Buffalo News;

By Susan Schulman Mon, Jun 12, 2017

Scrap your plans to tear down those rows of empty, rundown apartments in the Commodore Perry complex, Rep. Brian Higgins is telling Buffalo’s housing agency. Instead, give developers a chance to renovate the apartments that can be rented to low- and moderate-income tenants, and perhaps provide some market-rate housing, too, he said. “It could be not-for-profits, private developers, could be partnerships. It could be a group of developers,” said Higgins, D-Buffalo. “These guys understand the market and know what works. You are looking at unique housing. Let’s just see what happens.”

Higgins will hold a news conference at 10:30 a.m. Monday to announce his plans for the deteriorating housing complex that sits less than a mile from Canalside. While the six towers and some of the low-standing apartments are occupied, more than 300 of the oldest apartments are vacant, some for more than a decade. “This needs to be taken care of right away,” Higgins said. “We can’t just let this property in such proximity to the downtown core deteriorate as it is. I can’t accept this blight in my city.”

Higgins has no formal role over the Buffalo Municipal Housing Authority, which owns the complex, but as the congressman whose district includes the area, he could influence the federal government’s significant financial support of the agency. The congressman had not discussed his idea for the Perry apartments with the housing authority. “This is the first I am hearing that Congressman Higgins is interested in Perry,” BMHA Chairman Michael Seaman said when asked about the Higgins proposal.

Mayor Byron W. Brown, who controls the BMHA board through appointments, declined to comment on Higgins' proposal. But at least two developers agree that the vacant apartments, which some nearby residents refer to as a ghost town, could be redeveloped. “I think this is a great idea,” said developer Nick Sinatra of Sinatra & Co. “They are good brick structures. This is a great location.”

Focusing on 172 units
Based on a consultant's report, the BMHA concluded that renovating the vacant apartments would be too expensive and instead is looking for state or federal funds to knock them down, and to help rebuild low-income housing as part of a larger mixed-income neighborhood. But Higgins said he recently toured the Perry homes with a couple of developers, and he believes the development community would jump at the chance to rehabilitate some of the vacant apartments. Higgins is asking the housing authority to seek a request for proposals, a strategy similar to when developers were asked to submit proposals for reusing the Children’s Hospital buildings that soon will close on Bryant Street.

The Commodore Perry apartments consist of three sets of apartment complexes that, at one time, totaled 1,000 apartments. Today, there are about 740 units. The three sets are:
Six high-rise buildings built in 1956, containing about 326 apartments, nearly all occupied.
Row house apartments built in 1956. A majority of 84 are occupied.
The original flat-roofed, row house apartments built in 1939. These are in the worst shape. Initially, there were 634, but many were demolished in the late 1990s, leaving about 330. Almost all are vacant.

Higgins is talking about rehabbing 172 units in the 12 empty, flat-roofed buildings on 12.8 acres of land between Louisiana and Hamburg streets at the southern end of the Perry complex and adjacent to a 7.5-acre swath of vacant BMHA property abutting South Park Avenue. He estimated redevelopment of the 172 units at about $33 million. Higgins said he envisions a mixed-income housing development, with lower-income affordable housing as well as perhaps more expensive market-rate units created on the campus as well.

And while Higgins said he also would consider other ideas for redeveloping Perry, he questioned the wisdom of a football stadium in the Perry neighborhood. The area has been identified as a possible site for a new football stadium for the Buffalo Bills, but team owners Terry and Kim Pegula so far have shown little interest in building a new stadium in the city or anywhere else.

BMHA plans
The housing authority has been working for the past decade on redevelopment plans for the full 41-acre Perry complex, agency chairman Seaman said. Those plans call for retaining the six high-rise buildings and demolishing 300 to 400 low-rise brick apartments, and then replacing them with new housing and related amenities. Demolition costs are pegged at $10 million, while combined demolition and redevelopment costs have ranged from $44 million to $200 million, depending on the extent of the plan. The agency at one point received a federal planning grant for the Perry redevelopment project, and now is hoping to receive money for the demolition and redevelopment from a housing fund that New York State recently approved, Seaman said. The agency also hopes federal redevelopment funds could become available.

Despite the agency’s desire to move forward on its demolition and redevelopment plan, Seaman said the BMHA is open to discussing the congressman’s proposal for Perry. But any plan must be done in coordination with the City of Buffalo’s Office of Strategic Planning, which has been working on a broad housing plan for the city, Seaman said.

Two developers contacted by The Buffalo News, who did not tour the complex with Higgins, said they liked the congressman’s proposal. One is Sinatra; the other is Dennis M. Penman. “It’s an idea whose time has come,” Penman said. “It’s in a very good location.” Both developers spoke of creating a mixed-income development with low-income and affordable units as well as more expensive market-rate apartments. Some commercial development also could be included, Sinatra said. Perhaps some new construction could be mixed with renovating existing buildings, the developers said. Private developers, unlike the BMHA, would qualify for low-income tax credits for low-income housing as well as historic tax credits for market-rate units, Penman said.

Higgins visit
Higgins said he has been hearing for two decades that the boarded-up row houses at Perry, which can be seen from the I-190, need to be demolished. He decided he wanted to see for himself. “I was curious and had developers from Buffalo take a look,” he said. Higgins would not identify the two developers who toured the vacant housing with him, but he said they found the brick buildings structurally sound and worth saving. “Why are we talking about demolition?” Higgins asked.

The buildings are less than a mile from Canalside, as well as the Metro Rail line, making them accessible to downtown and the University at Buffalo medical school opening soon on the Buffalo Niagara Medical Campus, he said. “This could potentially be one of the most exciting preservation projects in a long time,” Higgins said. “The bricks are good. Those are solid buildings. Why waste $10 million to knock them down?” Higgins said it will cost less to renovate the existing units than to demolish them and build new.

That conflicts with a study conducted several years ago for the U.S. Department of Housing and Urban Development that concluded the price tag for renovating the existing shuttered Perry units was about the same as it would be to demolish the apartments and build new ones. Sinatra, one of the local developers supporting Higgins’ plan, agreed with the congressman that renovation is generally less costly. “I would have to look into it, but on paper, it is cheaper to do rehab than knock down and build new,” Sinatra said.

The ghost town
Residents who live in the Commodore Perry complex describe the shuttered buildings that Higgins is referring to as a ghost town. Higgins said he hopes the BMHA will issue a request for proposals soon, so that renovation work could begin in 2018. There’s no downside to requesting proposals, he said. The financially struggling BMHA would get fair market value for sale of the 20 acres of property, and 172 apartment buildings, Higgins said.

What’s more, as a private development, he said, the project could generate property tax revenue for Buffalo and Erie County, which he pegged at $1.75 million and $580,000 annually, respectively. “They’ve had decades to do something about the property, and nothing has happened,” Higgins said of the BMHA plans for the Perry site.

[videobruce]

In spite of the exterior of the buildings and the structure itself, the overall design should come into question. There is a closed in feeling, especially with the high rises which should be the ones to go.

[videobruce]

From the tenants perspective;

From the Buffalo news;

By Deidre Williams Mon, Jun 12, 2017

Rep. Brian Higgins encountered anger and frustration from some Commodore Perry public housing tenants when he held a press conference there Monday to tout his idea of renovating rows of empty, rundown apartments into low- and moderate-income units – and perhaps some market-rate housing, as well. Disgruntled neighbors said they fear they will be priced out of their own community under his plan and that Higgins didn't take an interest in Commodore Perry until Canalside – less than a mile away – started developing. And, they added, what he's proposing is not what the Buffalo Municipal Housing Authority – which owns the complex – promised them.

When Higgins began taking questions, they shouted over him to express their opposition, wouldn't let him finish statements and didn't give him much of a chance to address their concerns. Other residents interviewed by The Buffalo News after Higgins' press conference voiced similar objections to his plan. Commodore Perry, off of Louisiana Street just north of South Park Avenue, consist of three sets of apartment complexes: six high-rise buildings with 326 apartments, nearly all occupied; rowhouse apartments, of which a majority of 84 are occupied; and the flat-roofed apartments of which the remaining 330 that were not demolished are almost all vacant. Higgins wants to rehab 172 units in the 12 empty, flat-roofed buildings between Louisiana and Hamburg streets. He is asking the Housing Authority to seek a request for proposals, a strategy similar to when developers were asked to submit proposals for reusing the Women and Children's Hospital buildings that soon will close on Bryant Street.

But residents say they prefer the BMHA's plan for the flat-roofed apartment buildings, even though they haven't heard anything more about it in about a decade. Based on a consultant's report, the BMHA – which owns the complex – concluded that renovating the vacant apartments would be too expensive and instead is looking for state or federal funds to knock them down and to help rebuild new, replacement, low-income housing as part of a larger, mixed-income neighborhood.

"BMHA promised us ... we would have first choice to come back," said Dorothy Flakes, president of the Commodore Perry tenant council, who once lived in one of the vacant apartments Higgins wants to rehab. Flakes – who now lives in one of Perry's high-rise buildings – was one of several residents who attended Higgins' press conference. "About 10 to 15 years ago, they promised us then that once they got torn down, they would be rebuilt, and we could move into them. What he's talking about is for people who don't live here," Flakes said of Higgins. "We down here in the Perry feel like we are the forgotten people. They're always coming in promising us this and promising us that, and nothing ever gets done. It's not fair to the tenants."

At one point during the press conference, Linda Abernathy asked Higgins how low-income residents fit into his proposal, to which he explained that some of the housing he was suggesting would be for low- and moderate-income people. "I don't believe you," Abernathy told him flatly. Abernathy also lives in a Perry tower and was moved from an apartment in the flat-top building about five years ago.
"We can't afford this housing. They're joking," she said of Higgins' idea. "The promise (BMHA) gave us was we were going to get relocated somewhere else, and we would have first choice to come back," Abernathy said. "Yeah, they're empty but there was a promise behind it – that they would get torn down and make them low-income housing."

Jamilah Salaamhas lived in one of the high-rises for about six years but had lived in one of the flat-top buildings. She, too, would like to see the buildings torn down and replacement housing built. "Through my eyes, I think it would be cheaper – and to keep the promises that were already made" by the BMHA, she said. "I might be low-income, but I'm not about to be stepped on."

A Perry resident for nearly 20 years, Fatima HaSidi never lived in the flat-top buildings but remembers when they were all pretty much occupied. She didn't attend Higgins' press conference, but she heard about what he is thinking of doing. She prefers the original idea of razing the buildings and rebuilding. And like Flakes, HaSidi feels like Perry tenants are the forgotten people. "Well, according to what Mrs. Sanders Garrett has said, most of the apartments are uninhabitable. That's why they're being torn down," HaSidi said, referring to BMHA Executive Director Dawn Sanders Garrett.

"From what I have surmised, Higgins wants to build housing at market rate, which would virtually knock out most of the low-income people, those living on a fixed income such as myself and anyone who could not afford to live in market rate. It's not right. Give us a break," HaSidi said. "We have been the lost community for years. Nothing happens down here. "The only thing that you see happening is when there are events going on downtown. You see cars come in and you see cars leave like a bat out of hell when they go out. It's disgusting. It's disgraceful. It's not fair to the community that lives here. We are the lost community. We have been for years."

Perry tenant John Irving also would like to see the buildings razed and rebuilt, and he wondered of the people who already live in the Perry complex, which of them could afford to live in the renovated apartments Higgins is proposing. "They're going to want at least $1,500 a month. Everybody down here is on a fixed income," Irving said. "As it stands right at this moment, they're not for nobody that lives here. You're saying affordable housing, that's definitely not affordable housing for people who live here now. Come on, now."

Otis Levering, who lives in one of the Perry high-rise buildings summed up his opposition to Higgins' plans in a few words. "This ain't for us," he said. "What he wants to do is for the rich folks. They want to build for folks who got money." Higgins has no formal authority over the BMHA, and the congressman had not discussed his idea for the Perry apartments with the authority. After hearing the opposition during his press conference Q&A, Higgins eventually walked away from the podium. Later, he said he understood the residents' discontent.

"People are frustrated and passionate, and rightly so," he said. "An ambitious plan to remove severe blight is going to spark an emotional response, and that's both good and healthy." "That's why I'm calling on the BMHA to solicit proposals from nonprofits and developers for plans to replace 12 vacant and boarded buildings with new affordable and market-rate housing," Higgins added. "The only risk is in doing nothing. We should demand better because the people in the Perry neighborhood deserve better."

[videobruce]

Thou not related directly, compare this building that it's owner wants to tear down to those projects. A perfect example of something that shouldn't be torn down especially it's been remodeled and it was recently occupied.

From the Buffalo news;

By Karen Robinson Fri, Jun 9, 2017

A preservation group plans to seek a preliminary injunction to further spare demolition of a home believed to be designed by famed architect E.B. Green on the northern edge of the Buffalo Niagara Medical Campus.

Attorney Richard G. Berger, representing Campaign for Buffalo, History, Architecture & Culture, said the case will return June 15 before state Supreme Court Justice Diane Devlin when he will argue for a temporary restraining order to be converted to a preliminary injunction. The group has sued the city and a company connected to BNMC Inc., which oversees the campus and is proposing demolishing a portion of the site for a possible second startup incubator.

Demolition of much of the former Osmose Holdings manufacturing structures surrounding the house at 980 Ellicott St. has begun. The Buffalo Preservation Board is trying to secure local landmark status for the house.

A history of the building:

By Karen Robinson Tue, May 2, 2017

Property headed for demolition on the northern edge of the Buffalo Niagara Medical Campus was designed by architect E.B. Green and also has ties to auto history. About a handful of parcels on the site were home to Buffalo-headquartered Brunn & Company, an auto body manufacturer that helped build Franklin D. Roosevelt's presidential limousine. The company also custom built a car for the Shah of Persia on the site. These historical nuggets surfaced through research into the former Osmose Holdings site at 980 Ellicott St. by members of the Buffalo Preservation Board, according to Timothy Tielman and architectural historian Frank Kowsky. "There are segments of the Brunn factory that will remain, but some would be demolished," Tielman said.

A company connected to BNMC Inc., which oversees the campus, proposes demolition of the site. Even if the full demolition proceeds, the Brunn paint and carpentry shops would remain, he said. The Preservation Board already granted permission for demolition for about 85 percent of a section that represents about a quarter of the total site. The exception is the brick home at 980 Ellicott that is believed to have been designed by Green. Earlier in April, the Campaign for Buffalo, History, Architecture & Culture got a temporary restraining order in state Supreme Court to spare demolition of the house. The matter is back in court June 5. The Preservation Board is trying to secure local landmark status for the house. Research shows Brunn & Co. was commissioned to custom build a car for the Shah of Persia in 1929. And there were other vehicles built between 1908 and 1941 on parcels controlled by Brunn at the site behind the Green house.

Post-World War II, the Playboy Motor Car Corp. of Buffalo built what was described as "a cute little automobile" between 1946 and 1949. The two-seat coupe was designed with the intention of being that "around-the-town second car." It featured America's first retractable hardtop convertible. The company made 97 cars prior to closing, and none was offered for sale to the public.

All this history at the former Osmose site has Preservation Board leaders thinking harder about the historical significance of the site and the demolition. The city has issued a demolition permit. "All the factory buildings wrapping around the house were Brunn offices," Tielman said, noting the 980 Ellicott address for the Green home is the same address listed for Brunn & Co. "We regret the demolition decision, but given the new information, we are exploring whether that approval can be reversed," Tielman said. "It indicates that maybe while research is going on, maybe we shouldn't do any approvals. That's why it is so important to review demolitions through the Preservation Board."

Brunn supplied custom bodies to Lincoln throughout the late 1930s, and dealers for Packard, Pierce-Arrow, Reo and Cadillac occasionally ordered Brunn bodies as well. Brunn left its mark in 1937 on a Lincoln parade car for President Franklin D. Roosevelt. Pierce-Arrow had started leasing cars to the oval office but Edsel Ford wanted a Lincoln in the president's garage. Brunn built the four-door convertible sedan and it was painted presidential blue. The car included forward-facing jump seats, reinforced extra depth runningboards and a couple of step plates at the rear of the car. The roof was built extra high so the crippled president could enter and exit with ease. The presidential limousine was dubbed the "Sunshine Special" by the press and the 9,300-pound car continued to serve the White House for several more years, accompanying presidents on overseas and domestic journeys.

Another notable Brunn creation at the site was an almost entirely handmade white Pierce-Arrow town car commissioned by the Riza Khan, the Shah of Persia in 1929. It had 18-carat gold-plated interior fixtures plus gold brocade upholstery, according to the Coachbuilt website. Other high-end amenities of the day included a carpet of Russian wolf hound, handcarved woodwork, a diamond-studded cigarette case and gold-plated smoking accessories.

[BuffaloTransplant]

Read that they want low income mixed with market rate. Uhh, look up NYC Housing. Yeah, look up the 80/20 buildings and the incomes for other projects.

If someone got into an 80/20 building ( new upper end market rate 8 @ market rate, must have 2 for low-income), where is the incentive for the lower end tenant to get a better job? To have to leave a building in a good area where it may have a pool , a fitness center? None, because it would kick them out of the nice new apt. w/amenities. Regular NYC housing has public housing at all kinds of rates... again, no incentive to get better job, as if you go over the income you are out.

We do not need this in Buffalo. There are enough places to rent, but maybe not in downtown.

[bmd69]

Bills stadium

[videobruce]

Tell that to Pegula.

Actually that would be a good idea, then the lower income housing cam go out in East Amherst, Clarence & Orchard Park to equalize the gross discrepancy in housing.

[VA Yankee]

Assisted housing has no value unless it is near employment centers, placing it in a suburban location does not work well for many residents . Of course the city leadership would never allow redevelopment dollars leave the city limits....

[bmd69]

Originally Posted by videobruce

Tell that to Pegula.

Actually that would be a good idea, then the lower income housing cam go out in East Amherst, Clarence & Orchard Park to equalize the gross discrepancy in housing.

Never happen. The areas would freak. Pegula will get his way