Following is a plan, designed by four SUNY Buffalo students, whose project was to analyze the current conditions of a Niagara Street neighborhood, and then come up with a number of solutions to revitalize the corridor stretch. The students who participated in this undertaking are Conor Flynn, Anastasia Stumpf, Elahe Hosseini and Kristen Flick. The report will be broken down into a series of informational articles, starting with an introduction to the concept behind the initiative. Before we get started, I asked the four students as series of questions, and I will post one before each part of the series… also see part 1, part 2 and Part 3.
What this project covers…
This project covers (1) what’s in the neighborhood now and its geographic boundaries; (2) the history of the area, (3) an inventory of its existing positive / negative features, (4) our plans for developing the community; and (5) our perhaps unqualified assessment of the plans already in place.
Plans in Place at this Time
There are several plans already in place for the redevelopment of this section of Niagara Street. Perhaps the most publicized plan at present is a $16.3 million, four-phase plan that will start from the stretch from South Elmwood to Virginia Street (to be completed mid-summer 2015). After, Phase 2 will continue the project to Porter Avenue (to be completed by late 2015), Phase 3 concerns our particular neighborhood (to be started late 2015), and Phase 4 will extend the project to Ontario Street.*107
This plan considers input from Vision Niagara, the Hispanic American Council, and the NFTA. The project is ambitious.*108
Some version of the plan has been obtained, and the plans are expensive and dramatic. There are plans included for a Brewing School, a Toll Plaza Park, and a Hotel, with the supposition that these improvements will make the area a better place to live. There is no consideration in the plan of how this will improve the community; rather, it offers a pretty, computer-generated plan.
Consider the advice of Jane Jacobs about these types of “improvements,” involving large, “cataclysmic” monies being invested to “cataclysmically” shape cities. Jacobs argues in The Life and Death of Great American Cities that the reason neighborhoods fail to improve is there is an unstable population of residents there. With these residents, there are no “roots.” Residents are ready and willing to leave at a moment’s notice. Jacobs further argues, this instability considered, the amount of public and private investment in a neighborhood is limited, is incapable of buying success for those cities, and, we suggest, lacking success factors. Accordingly, we believe it is irresponsible and short-sighted to invest large sums of moneys into neighborhoods lacking success factors. We believe it is irresponsible and short-sighted to invest large sums of money into neighborhoods lacking a strong sense of community.
Jacobs classifies money into three forms: (1) credit extended by banks; (2) grant money from the government raised by taxes and borrowing power; and (3) money from the underworld of cash and credit. Indeed, Niagara Street has matched, almost precisely, the cycles in city districts Jacobs describes. First, there is a withdrawal of “conventional money.” Second, there is ruination financed by the “shadows.” Then, the area is selected by the Planning Commission as a candidate for the cataclysmic use of government to finance renewal ($16.3 million in this particular case.) These “cataclysmic” shifts ignore, in every case, the community. Accordingly, while there may be brief, but visible “changes” as the aesthetics of the community are improved, the changes occur in rapid cataclysmic shifts: the community can’t catch up or conform; there is a lack of authenticity in the shift; and, eventually, the community cycle will begin again. If the government insists on cataclysmic shifts, then in coming years, conventional money will once again be withdrawn because there is no sense of community or desire to stay, and the cycle will start again.
Jacobs’s teachings implore both city and state governments to be intelligent and creative when planning. Rather than focus on the amount of money being obtained in the form of grants and other subsidies, it is important to focus on how to ensure that a community develops. This notion informs our plan for the neighborhood. Instead of focusing on complicated, cataclysmic projects to “reshape” the neighborhood, we focus on the assets we have and how to ensure a stable, vibrant community develops from those assets and our suggested improvements. The rest, including the hotels and brewing schools, will take care of themselves.
Appendix A: Survey Responses
Robert E. Rich III – ROAR Logistics
1. Do you feel that Niagara Street between West Ferry and Lafayette is safe? Would you feel comfortable walking around it during the daytime? During the nighttime? In each case, where would you be walking to?
I do feel that this area is safe. If I was walking in this area it would be because I am on campus at Rich Products or going out for a beer after work with friends. I have no reservations walking in it during the day or evening. Has this always been the case? I don’t believe so. I would say that the revitalization of the Niagara Street Corridor is making for a much safer area than before as business is moving to the area which is creating a positive energy and putting a focus on safety for both the business owners and their customers.
2. Who makes up the community in this area? What ethnicity? Young / old? Is the community working class / immigrants / young professionals / etc? How would you best describe the community that surrounds this area?
This is a very mixed demographic. You do have some “Old school” residents that represent generations of Italian/Sicilian families as well as some younger families, many of which are African American, Puerto Rican and other ethnicities. The West Side has always been a melting pot and unique mix of immigrants and working families. While diverse, the West Side has always been very cohesive as a community.
3. Where do you live (not an exact address, just the city / town / village / neighborhood).
Downtown Buffalo
4. If you do not live in this community, why would you come visit this community? Why would your neighbor come visit this community?
I live close to the community and go there for work as well as for the diverse restaurants. I cannot speak for my neighbor, but I would assume for the same reasons.
5. If you work in this community, why did you choose to do so?
Our world headquarters (Rich Products) is located at the corner of Niagara St. and West Ferry.
6. What is your favorite neighborhood to visit in the Buffalo-Niagara region and why?
I am partial to the Elmwood Village. Not only do I live there, but I frequent the shops and restaurants.
7. What are the three best things, in your opinion, about this area?
The people, the stores, and the cool vibe that accompanies the renaissance of our city.
8. What are three things in this area that you think should be improved?
I believe that city property taxes should be lower, more incentives for small business owners to set up shop in the city, better city services.
Patti Jablonski-Dopkin, General Manager, Urban Roots
1. Do you feel that Niagara Street between West Ferry and Lafayette is safe? Would you feel comfortable walking around it during the daytime? During the nighttime? In each case, where would you be walking to?
Yes, I think those blocks are safe to walk during the day and night. I don’t think I would necessarily be walking around there as other than restaurants at either end I would be driving to. I think most of the people walking that neighborhood are workers from Rich products. Whenever I am driving those blocks I rarely see walkers.
2. Who makes up the community in this area? What ethnicity? Young / old? Is the community working class / immigrants / young professionals / etc? How would you best describe the community that surrounds this area?
I think the make up of the west side is changing to a very diverse crowd. While it has been seen as a community of the poor, working class it has definitely been drawing professionals and young couples because of the reasonable housing market. The immigrant population has steadily grown over the years.
3. Where do you live (not an exact address, just the city / town / village / neighborhood).
Buffalo, Parkside neighborhood
4. If you do not live in this community, why would you come visit this community? Why would your neighbor come visit this community?
I work on the west side and thoroughly enjoy the diversity of the people and neighborhoods. The new businesses popping up are drawing people from all over WNY. I think in general people are becoming bored w/ the same old same old and are showing an interest in different cultures and support of local businesses.
5. If you work in this community, why did you choose to do so?
It’s 8 minutes from my house, I have the most beautiful drive to work ( no thruways or traffic) and I believed in the mission of the business which was to be a part of and support the community around us. We were the catalyst for change in our neighborhood and great things are now happening.
6. What is your favorite neighborhood to visit in the Buffalo-Niagara region and why?
Grant Street – I love the diversity of local businesses and people to interact with
7. What are the three best things, in your opinion, about this area?
Local Business – no big box
Ethnic diversity
What was once a down trodden neighborhood is bouncing back in full force
8. What are three things in this area that you think should be improved?
I think the city needs to address the housing situation and hold slumlords accountable for the poor housing in the community. Better sidewalks as most people walk these neighborhoods and many sidewalks are in need of repair. A stronger police presence to let the drug dealers know that the community wants to take it’s neighborhoods back and provide a safe living experience for everyone.
Alex Jordan, Account Manager, Resurgence Brewing Company
1. Do you feel that Niagara Street between West Ferry and Lafayette is safe? Would you feel comfortable walking around it during the daytime? During the nighttime? In each case, where would you be walking to?
Niagara Street is transforming from what it was 10 years ago. I would feel safe walking from West Ferry to Lafayette during the day or night. Destinations could include but are not limited to, Community Beer Works, Resurgence Brewing Co, Sweetness 7 Café, or one of the many business’ between the two streets.
2. Who makes up the community in this area? What ethnicity? Young / old? Is the community working class / immigrants / young professionals / etc? How would you best describe the community that surrounds this area?
The West Side community, specifically the lower west side, is made up of ethnic families either refugees or immigrants looking for opportunity in the city of Buffalo. We have a mix of young professionals, families, and college students as you gravitate up east towards Elmwood. Ethnic families could easily describe the majority of the community.
3. Where do you live (not an exact address, just the city / town / village / neighborhood).
I was born and raised in the Buffalo South towns. I am looking for places on the lower west side due to its rapid expansion and changing economic premise.
4. If you do not live in this community, why would you come visit this community? Why would your neighbor come visit this community?
The West Side community, as aforementioned, is rapidly changing. The people are driven to create a better community and the businesses are working with these willing people to make that happen. Over the past 5 years alone business have been popping up between Niagara and Elmwood; a once barren community for business.
5. If you work in this community, why did you choose to do so?
I love what I do and who I do it with. I love the ability to assimilate into the culture that Buffalo was born on; immigration and opportunity.
6. What is your favorite neighborhood to visit in the Buffalo-Niagara region and why?
Elmwood/Allentown. The architecture is impeccable and the people are amazing.
7. What are the three best things, in your opinion, about this area?
History, Community, and Growth. History for the West Side was once the hub of Buffalo. Community because of the ability to make friends anywhere you go. Growth because of the constant desire for bigger and better local businesses.
8. What are three things in this area that you think should be improved?
Homeowners. The landlords or owners of a multitude of homes really are the catalyst for how fast the West Side is changing. Their desire to improve the homes or lack of desire is the missing piece in the final steps of revitalization. Property values are rising every day and if these select individuals of the lower west side were to invest in their properties and implement home / business improvement then more and more people will follow.
Traffic Flow. As of now, Niagara Street is not the most pedestrian friendly. As cars zoom down at 60+ miles an hour it is tough for bicyclists or pedestrians to get around. I feel if the city was to implement some more crosswalks/stoplights/ or bike lanes, it would provoke a more welcoming vibe.
Perceived Image. The lower west side has had a very bad reputation and it seems that most people not from the area are still under the preconception that the crime/terror/and violence are still that of what they were years ago. It is a changing part of town and that needs to be made clear to the people of the north and south towns who fear to venture this way.
Bart Roberts, AICP, Research Assistant Professor, University at Buffalo Regional Institute
1. Do you feel that Niagara Street between West Ferry and Lafayette is safe? Would you feel comfortable walking around it during the daytime? During the nighttime? In each case, where would you be walking to?
In general, I find the area to be safe; however, I am not sure how comfortable I would feel walking in the area during the day or at night because it is not a very inviting pedestrian environment.
2. Who makes up the community in this area? What ethnicity? Young / old? Is the community working class / immigrants / young professionals / etc? How would you best describe the community that surrounds this area?
Without looking up the demographics of the area, it is my understanding that the blocks nearby are very diverse – older Italians who have resided in the neighborhood for a long time, new immigrant groups like the Burmese and Laotians, Hispanic families, etc. I would imagine there are even some young professionals attracted to the affordability and transformation that can be seen in the neighborhood.
3. Where do you live (not an exact address, just the city / town / village / neighborhood).
Elmwood Village
4. If you do not live in this community, why would you come visit this community? Why would your neighbor come visit this community?
I visit commercial establishments in this area regularly – Santasiero’s, Resurgence Brewery, Marco’s, etc. That said, if there were better connections to the water, as well as other features that made it more of a place, I would welcome the opportunity to visit more regularly.
5. If you work in this community, why did you choose to do so?
N/A
6. What is your favorite neighborhood to visit in the Buffalo-Niagara region and why?
Elmwood Village.
7. What are the three best things, in your opinion, about this area?
Diversity of activity; walkability; cultural uniqueness.
8. What are three things in this area that you think should be improved?
Better transit/multi-modal transportation service; creative affordable housing; assistance with large properties in flux (i.e. Children’s Hospital, etc.)
Matt Hartrich, Vice President, Schneider Development
1. Do you feel that Niagara Street between West Ferry and Lafayette is safe? Would you feel comfortable walking around it during the daytime? During the nighttime? In each case, where would you be walking to?
I would feel comfortable walking around during the daytime when traffic levels are higher and there are more “eyes on the street.” The area seems less safe during the evening, as larger land uses and under-utilization of many of the properties result in larger stretches of inactivity and desolation. I’m also not sure how lighting is in that particular part of the corridor. During the day, perhaps Broderick Park, or if you are an employer at Rich’s, to and from that facility. During the evening, Resurgence Brewery.
2. Who makes up the community in this area? What ethnicity? Young / old? Is the community working class / immigrants / young professionals / etc? How would you best describe the community that surrounds this area?
The West Side is one of the most diverse neighborhoods in the region. There is probably a higher than average proportion of immigrants, as well as of Hispanic origin. Driving around, there seems to be a substantial amount of children and families – particularly of international origin. Socioeconomically, I would describe the community as lower- middle class. Some of the housing stock has been very well kept over the years, while other properties have been neglected for decades. This seems to be true on a block-to- block basis and driven by the level of homeownership.
3. Where do you live (not an exact address, just the city / town / village / neighborhood).
City of Buffalo 5 Points Neighborhood on the West Side – Rhode Island/West Utica
4. If you do not live in this community, why would you come visit this community? Why would your neighbor come visit this community?
Destinations such as Resurgence Brewery, Community Beer Works, or other retail/restaurant offerings that are proposing to open across the street from Resurgence. To walk the Dog at Broderick Park. To ride a bicycle along the Riverwalk trail.
5. If you work in this community, why did you choose to do so?
n/a
6. What is your favorite neighborhood to visit in the Buffalo-Niagara region and why?
Allentown. It’s very walkable, feels safe, has historic charm and a sense of community and community identity. There are restaurants and retail options, which continue to grow and evolve over the years.
7. What are the three best things, in your opinion, about this area?
1) Historic building stock along Niagara Street
2) Incredibly diverse neighborhood
3) Proximity to the water and Broderick Park
8. What are three things in this area that you think should be improved?
1) Enhanced emphasis Connections to the waterfront – Broderick Park and Riverwalk
2) Public streetscape and infrastructure – more pedestrian friendly along Niagara Street to connect the surrounding residential neighborhoods with the Niagara Street commercial corridor.
3) Establish a unique community identity for the area, centered along that portion of Niagara Street.
107 See http://www.buffalorising.com/2014/08/niagara-street-to-get-complete/.
108 Id.
About the students who worked on this project
Conor is a third year law student at SUNY Buffalo. He is interested in working with patents, entrepreneurship, and biotechnology. Conor was the team leader for the 2014 winning Panasci Technology Entrepreneurship Competition team. Conor currently works with the Rochester office of LeClairRyan, P.C. on biotechnology and life sciences patent matters. Conor would like to see Western New York succeed, and came to law school to learn how he could help it do so.
Anastasia is a third year law student at SUNY Buffalo. She currently works as a law clerk at Doran & Murphy PLLC, a personal injury firm that focuses on railroad litigation under the Federal Employer’s Liability Act. In her third year, Anastasia has taken on several leadership roles in student groups, including OUTLaw and Women of SUNY Buffalo Law. After graduation, she hopes to work in litigation.
Elahe is a third year law student at SUNY Buffalo. A newcomer to the Buffalo area, Elahe has sought out opportunities to become involved in the community. She works as a law clerk at the United States Attorney’s Office and volunteers for the Erie County Bar Association’s Volunteer Lawyers Project, where she provides Arabic translation and interpretation services for indigent clients seeking asylum. She will return to her native New York City after law school to work as a Staff Attorney at the United States Court of Appeals for the Second Circuit.
Kristen is a third year law student at SUNY Buffalo. She is dedicated to the Western New York community and excited about the direction Buffalo is moving in. Kristen volunteers as a tutor for elementary school students at PS 18 on the West Side through Lawyers for Learning. After passing the New York State Bar Exam, Kristen will begin as a business litigation associate at the Buffalo Office of Hodgson Russ LLP.