Lockport NY

A post by Richard Florida (who I at times agree and disagree with) highlights what I think a lot of us feel. Drop the massive "Urban Renewal" schemes and instead focus on giving us the power to direct our own prosperity and growth:

...Needless to say, there aren’t any. The record of schemes to revive cities by assembling and remaking neighborhoods is littered with disastrous unintended consequences. People thrown of out their homes, neighborhoods destroyed, historic structures leveled, and the community fabric of too many once great cities ripped to shreds....

...The most successful efforts of renewing old urban neighborhoods don’t come from top-down reclamation schemes but from organic, bottom-up, community-based efforts to strengthen and build on neighborhood assets. Many of today’s great urban neighborhoods from New York’s Greenwich Village to Boston’s North End to Columbus’s German Village were those where residents successfully blocked top-down renewal schemes.

Instead of handing over neighborhoods or even whole sections of cities to city hall or private developers, we’d be much better off enabling residents to take control of and build on community assets, engaging them in community-based organizations that can spearhead revitalization and build real quality of place...

This is what I, and I believe a lot of others would like to see. A forward thinking plan to engage the residents in rebuilding and directing their own future. Help us by giving us the best chance at a decent return on investment (both direct and indirect) an in the long run we will give back to the city a healthier and larger tax base.

The city lacks a housing/taxation policy to turn around it's slow downward slide. Some risk needs to be taken to turn it around. Home owners will follow by taken bigger risks themselves in reshaping where they live.

The Syracuse not-for-profit agency that plans an extreme makeover of a blighted Lockport neighborhood has been approved for more than $1 million in state funding, Alderman Jack L. Smith Jr. announced Wednesday.

Housing Visions received the money from a state homeless housing assistance program, which was passing on federal funding.

Smith, D-2nd Ward, said the approval probably resulted in large part from an early application and the partnership of the YWCA of Niagara, which intends to use some of the new housing for victims of domestic violence.

They announced their application for the $1.1 million interest-free state loan last August...

Here are some renderings/floor plans/unit details for the project as it stands:

Rendering 84 Locust
Rendering 163 Genesse
Rendering 261 Genesse
Rendering 267 Genesse

Rendering Pine St

Preliminary Plans
Preliminary Data

From a design standpoint it is nice to see that the buildings are unique and compliment the neighborhood architecture.

Jack Smith will be holding a Ward Meeting on Saturday November 6th from 10 am untill 12 pm in the meeting room. Representatives from Housing Visions will be there so bring all those burning questions and get them answered right from the source.

The LUSJ reported that at last night's council meeting the PILOT was approved for the Housing Visions Lockport Canal Homes project.

The Lockport Canal Homes housing development will be property-tax exempt for 20 years, according to an agreement approved by the Common Council on Wednesday.



The not-for-profit developer, Syracuse-based Housing Visions, plans to renovate or rebuild houses on 11 lots along Genesee, Locust and Pine streets, if financing for the $9 million product can be lined up.


The agency sought tax-exempt status for the properties to strengthen its application for a homeless housing assistance grant; other grants and funding sources are being pursued now as well, said Housing Visions’ director of development, Ben Lockwood.


According to the agreement, the agency will make annual payments to the city in lieu of taxes, either 5 percent of gross rents collected or $9,000 per year, whichever is more......

People were pining for the numbers "behind the scenes" and I thankfully have them:

LCH Development Budget

LCH Operating Budget

LCH Tax Analysis

Jack Smith has a tentatvie ward meeting lined up for Saturday Nov 6th at the Public Library from 10am to 12pm. HV has been invited to this meeting and confirmation is being awaited. Chew over the numbers and bring your questions.

UPDATE: 10-08-10
Buffalo News Article

Old posts on current HV plan:
HV Before Zoning Board Tonight
Housing Visions Rd 2

The Buffalo News and LUSJ reported on the HV's visit to the planning board last night:

As promised, Housing Visions is back with a plan to revitalize Genesee Street.

The Syracuse-based not-for-profit agency, which specializes in troubled-neighborhood turnaround, is negotiating again with local landowners to buy up parcels along Genesee and several cross streets.....

Next up a visit to the Zoning Board for parking variances similar to the ones they were granted last winter for other properties:

The Pine/Genesee portion will go before the Zoning Board of Appeals later this month. A number of variances will be sought, including a waiver on the rule that two parking spaces must be provided per apartment unit. The site plan on that portion calls for one shared parking lot for three apartment houses containing a total of 10 units and one parking space for each unit. The zoning board OK’d the one-space-per-unit layout of the overall development last year.

Another item of note is this quote:

"Neither new builds nor rebuilds may too closely imitate the originals they’re replacing, Lockwood said. That’s per the direction of the state Historic Preservation Office, which approves Housing Visions’ construction plans."

I am familiar with the requirements that an addition to a registered historic structure must be readily distinguishable from the original structure. I guess it is no surprise that it also applies to districts. We'll have to see what the proposed plans look like. I have yet to be able to get a hold of them. I'll try to get something at the zoning board meeting.

While this statute can be an excuse to supply crap architecture I don't feel it has to be the case. The statute is most likely open to interpretation. The community center that was shown last winter was nice looking with peaked roof, wrap around porch etc.

The main goal needs to be making the new builds fit in with the existing property. This goes beyond looks into the realm of the site plans. The site plans themselves must also mimic the current land use around them as to blend in and add value as opposed to most short sighted development site plans that detract from it.

An interesting development to note is High Point in Seattle. It is a development of 1700 mixed income housing units (600 low-income/senior units). Although it was a total remake of a distressed neighborhood it uses some sound principles to make the total package succeed.


HV should be a first step to shoring up the street and DT next door. What remains is a plan to promote private investment in the remaining structures in the area.

LUSJ reported that Housing Visions was not approved for funding in the latest round of funding.

Housing Visions Inc. has shelved its plans for Lockport Canal Homes at Genesee and Locust streets, after learning it won’t obtain a federal grant to undertake the $9 million low-income-housing rehabilitation project.

Officials of the Syracuse-based not-for-profit agency found out Thursday that Housing Visions will not receive a requested share of Neighborhood Stabilization Program economic stimulus funding awarded in New York state by the federal government.

Housing Visions sought $2 million in NSP funds, the amount it’s coming up short in a bid to acquire and rehabilitate 15 parcels in the Genesee-Locust area....

 As for now funding won't be sought again next year. The hope is that the markets will turn around in 2011.

"Since the stock market crashed in the fall of 2008, however, the value of the tax credits is seriously diminished.

...We’ve gotten up to 94 cents on the dollar (when selling the credits). The latest quote we received was 66 cents. That’s a huge difference,” LaFlair said. “We spent all of Thursday crunching the (Lockport) numbers, looking at how we could scale back the project ... . It still wouldn’t work.”

LaFlair started contacting local property owners Friday to tell them Housing Visions is backing out of their deals. Private property owners already received down payments, which they’ll keep. The agency deciding it won’t apply for 2010 housing tax credits is a contractual deal-breaker.

Hopefully Housing Visions can line up other funding, and/or the credit market will rebound, in time for the agency to get in line for 2011 housing tax credits, LaFlair said. The agency will stay in touch with the city and residents in the meantime, he added. It has already invested $125,000 in planning a rescue project and is treating the lack of financing as a temporary setback only."....

Projects in NYS received $36 million in funds.

Of the federal stimulus funding announced Thursday, grants are going to specific housing recovery projects in every state. Housing Visions filed a joint, $20 million application with several other upstate-based not-for-profit agencies. New York applicants landed a combined $36 million in grants; the lion’s share is going to New York City and Habitat For Humanity International.

As mentioned in the last post on the topic, these are main avenues for low income housing projects in our country at this time. Complain about the system as you will but $36 million was spent with $0 dollars coming to Lockport. Tax dollars in this system are flowing this year.  Just none of the $2 million requested for Lockport will appear. Hopefully they can find some success in 2011.

In the mean time there are many other avenues that the city can explore. They won't be as  immediately noticeable as this project would have been but that does not mean that they should not be pursued.

UPDATE 01-16-2010:
The Buffalo News has their report with some more information.

The Buffalo News and LUSJ reported.

...The city is negotiating a 20-year tax break for the makeover of the Genesee Street neighborhood by Housing Visions, a Syracuse-based not-for-profit, it was revealed Monday.
Meanwhile, despite some misgivings regarding parking and design, the city Planning Board approved a community center for the project.
Housing Visions has purchase agreements for a collection of rundown properties on Genesee and Locust streets. It seeks state approval to sell income tax credits to a private investor to obtain money to finance the $8.5 million in purchases, demolition, renovation and new construction...

Ben Lockwood, Housing Visions’ director of development, said the tax break would bring the city about as much in taxes as the undervalued buildings produce now. Mayor Michael W. Tucker said it might be a little more, although neither man could come up with the exact figures. 

I have no problem with these tax breaks as long as the city offered anyone else looking to invest in the street the same benefits. Buy a house, commit to invest a certain amount, and your assessment will be frozen for 10 years or so. This Housing Visions project is a nice start but a larger plan for the street and surrounding area needs to be in place.

In related news, an information session is scheduled for this Friday (01/08/10) at First Baptist Church, corner of Genesee and Pine, starting at 6pm.

The Buffalo News and LUSJ Reporting.

Some quick thoughts on why I voted yes.

• • The residents’ concerns were heard. I believe that HV has the track record to alleviate most of them on the type of tenants. Police, Credit, Sex-Offender and Current Home Visits along with zero tolerance on police visits or breaking lease rules. If there is to be low income in the neighborhood these are the people you want to be running it. They will also have staff in the area and have local people involved. This is not some guy from Texas who bought sight unseen houses off E-bay. They are a non profit that was started by people from a neighborhood with similar conerns to this one. I can not think of anyone better to head this type of project.
  
  • One must realize that the whole district was zoned the same as new build neighborhoods (subdivisions). Not one existing property there meets current zoning to begin with (maybe except the vacant lots). Nor do I believe that it should since it is an urban neighborhood. It illustrates the problem with number based zoning. All it guaranties you is ratioed junk. If they met all the requirements all we would have is a small apartment house surrounded by asphalt parking. Or even like the duplex on High near Locus, something that does not fit in at all.
  
  • The parking is more than is currently there. Owners will go in knowing they only have space for one car it is up to them to decide if they want to rent. With 99->97% occupancy and waiting lists they have elsewhere I don't forecast them having a problem renting. The one spot each residence also opens up green space. It discourages long term overnight unchecked visitors. They mentioned trying to possibly create a lot on Locust if they could contact the overseas owner.
  
  • All housing must past state requirements for historic districts. Front porches and hardboard composite siding are items you don't even find on new build suburban houses. These will blend in with the existing housing and hopefully give other owners some security in bringing their rentals up to the new par.
  
  There were a few others I now forget without my notes at hand. Maybe I'll update it with more later
  

This is a huge investment that sets a foundation. The next challenge is how to get other owners who are slacking to step it up and how to encourage private investment and more home ownership. The meeting was full of people who love their neighborhood and were passionate as they should be. They should be commended for sticking it out and trying to make it better. I believe this is a step in making it better and one with the biggest chance of initial success.

Housing Visions LLC will be before the zoning board next Tuesday (22nd) in a special session addressing some aspects of their plans for the Genesee St area.

LUSJ reporting the list:

ousing Visions wants the city’s OK to construct new multi-family residences on old lots that are smaller than modern zoning code allows. Also, in most cases, Housing Visions would create parking space at the rate of one per living unit, while the code requires two per unit.

Housing Visions is seeking permission to:

• Demolish and rebuild a four-unit house with four parking spaces at 163 Genesee St., where a three-unit house currently stands.

• Demolish and rebuild a four-unit house with four parking spaces at 182 Genesee St., where the existing apartment house changed hands three times since 2004, according to assessment records.

• Construct a new, four-unit apartment house with four parking spaces at 84 Locust St., a vacant commercial lot at Locust and South streets.

• Construct a new, six-unit house and community center with an accessory garage and eight parking spaces at 95 Locust St. The property is zoned for commercial use.

• Construct two new, four-unit houses with four parking spaces each at 261 and 267 Genesee St., both vacant lots.

• Rehabilitate the existing apartment house at 271 Genesee St. and provide one parking space per living unit.

• Rehabilitate the existing two-family house at 281 Genesee St. and provide one parking space per unit.

The targeted lots on Genesee are between Washburn and Pine streets.

 A comment on another post addressed the parking issue:

that project for Genessee st sounds great except the parking situation. As a rental owner the biggest thing to getting good tenants is to provide parking. If you don't have enough parking you don't get the good tenants, you get the ones that can't afford cars usually without jobs. Couldn't they reduce the amount of units in each building, or even take one of the lots and make it parking? This would be a tough decision for me to make, do you bend the laws on required spaces to get new houses, which will help for the short term but end up a long term problem or risk not getting the improvements by forcing it to be done the right way?

 The parking requirement is sure to be a polarizing issue. I was actually surprised to see the desire for only one spot per residence and I was happy to see it. For the new builds I was worrying that we would get non-descript buildings on oversized lots covered with excessive dirty parking. It was nice to see site plans that actually respect the urban nature of area and that will add long term value to it instead of short term gains.

HV has developed enough housing to know that this requirement will work in gaining good tenants. I believe that there will be a market for one car people/families in brand new quality residences. Less parking would also avoid long-term crashers at the properties. I'd also have some concern about large dedicated lots. For reference the lot on Harvey is a big dirty lot mid-block that adds nothing to the appeal of the street, except a place to add more cars while they sit idle and sitting there looking ugly.

Anybody else have any thoughts? DT and the surrounding area will grow again by increasing density and having a large quantity of people interacting 24/7. Paving and thinning it out will only continue to hollow it out and lower values.

Update 12/21 Buffalo News article. The article mentions a community parking lot. Also anyone know of the "one man urban renewal" mentioned in the comments?

The Buffalo News had an article on the city partnership with Housing Vision LLC yesterday. While waiting for some additional information from Mayor Tucker I give this post as a lead in.

Mayor Michael W. Tucker announced at Wednesday’s Common Council meeting that Housing Visions Unlimited is buying 15 properties on Genesee and South streets. It will rehabilitate some and demolish others, replacing the demolished structures with newly built three-or four-unit housing.

Alderman-elect Jack L. Smith Jr., D-2nd Ward, said he and some other members of his United Neighborhood Watch Group recruited Housing Visions in an effort to clean up the neighborhood fast.

The mayor said, “These houses are like ours, Victorians. They’re immaculately landscaped. They don’t tolerate any nonsense. They’re very rigid. They interview people. Any police calls, they evict people. They go through the properties once a month.”

Tucker's been throwing hints about this project for a while and its great to see it reach this point. Some additional information on Housing Visions LLC:
- Housing Visions LLC Main Website.
-A Neighborhood Revitalization Plan that makes all too much sense.
-Pictures of past projects and the group's history and humble beginnings as a group of residents in a neglected Syracuse neighborhood.
-Past investments in Syracuse, Utica, Binghamton, Cortland, Auburn and Oswego

It's a welcome sign having an organization with a proven track record coming in to tackle what many consider to be Lockport's neighborhood most in need. The once grand houses which still sit on the street are an important part of bridging the recent investment dowtown with the adjacent residential neighborhood and halting disinvestment form further radiating outward. This is the type of project Buffalo needed 20 yrs ago before the string of random demolitions and scattered out-of-place new builds. Along with additional planning (infrastructure improvements, incentives for private owners to get on board, etc) and home owner involvement, this could end up being a model for the WNY area if done right. 

Public meetings involving the project are as follows:

The site plans will be presented to the city Planning Board at a Dec. 21 meeting, and the next night, the Zoning Board of Appeals will consider variance requests for multiple dwellings in a single-family zone.

I'll post more as I hopefully obtain more information. Thanks to Alderman-elect Jack L. Smith Jr., D-2nd Ward (United Neighborhood Watch Group), Mayor Tucker and all those involved in finally laying a foundation for what I hope to be long needed turnaround in the Genesee St area.

UPDATE: Write up in LUSJ 11/29