Save 32 St. John's Place, Buffalo New York

SPRING 2004


32 St. John's Place

Let's Save 32 St. John's Place! 32 St. John’s Place is one of the most architecturally significant shingle style homes in the Allentown Historic Preservation District, listed on the national register of historic places in the United States.

The house, with its massive chimney and other architectural features is located on one of the most desirable streets in Allentown. Large Queen Anne style homes located on a short street with little traffic and great neighbors surrounds 32 St. John’s Place. The house is literally in the back yard of some of Buffalo’s most significant architectural landmarks such as the First Presbyterian Church, Kleinhans Music Hall and Frederick Law Olmsted’s recently restored Symphony Circle.

The house suffered from a fire in April 1998 and was abandoned by its former owner. The City of Buffalo became owner in October, 2000 due to nonpayment of taxes. The house is threatened with demolition unless an owner can be found to renovate the property. Through the efforts of a neighborhood survey, nearby residents have overwhelmingly voiced their desire to save the building. Over a year ago, the Allentown Association, the Kleinhans Community Association Block Club (KCA) and Preservation Coalition of Erie County joined forces to save the building by trying to find a new owner. While a potential new owner was located, the deal fell through.

The house is a distinguished shingle style house built in 1887 for Howard Bryant, a writer for the Buffalo Evening News. Sometime later, Howard’s wife Jennie was widowed from him and remarried William R. McNiven who moved from Symphony Circle into this home. The home features a front porch with short clustered Doric columns that support round and segmental arches with saw-tooth edging and a shed style roof. The hipped dormer on the third floor shelters a recessed porch with paneled balustrade and French style windows.

Recently renewed efforts have been focused to preserve 32 St. John's Place. Christopher Brown and David Granville of the Allentown Association's Buffalo Architectural Salvage Committee met with Harvey Garrett of the West Side Community collaborative (WSCC) to brainstorm ideas on saving the house.

Through the results of that meeting, a renewed effort has been spearheaded to market the home. The WSCC has identified several potential buyers and the KCA has constructed a flyer and has put up a "BUY THIS HISTORIC HOME" sign, modeled after successful preservation efforts by The Galveston, Texas Historical Foundation. The WSCC will also market the home to architects and skilled building tradesmen. In addition, an article appeared in the Jan.-Feb. 2004 edition of the Allentown Neighbor, the newsletter of the Allentown Association, publicizing the house and attempting to find someone to renovate it.

In addition, Ellicott District Council Member Brian Davis has been enlisted to help save the house. Councilmember Davis will assist with estimating renovation costs and will contact groups such as Habitat For Humanity to determine if they are interested in undertaking the project. Davis has also pledged to sell the house for a nominal sum to anyone willing to take on the project that can produce an acceptable renovation plan. Through these efforts, the community hopes to save the house, preserve the architectural and social fabric of Allentown and put the property back onto the City's tax rolls. If you know anyone interested in purchasing and renovating 32 St. John's Place, please contact the KCA at 716-884-1914.

Lot size: 35 feet by 127 feet
Assessed valuation: $10,000
Square Footage: Approximately 3,000 Square Feet

Please save this house! For more information, contact the
Kleinhans Community Association (716) 884-1914 or
www.kleinhansca.org

View the Preservation Coalition of Erie County Site on 32 St. John's Place.

Fast Facts - St. John’s Place, Buffalo New York

  • St. John’s Place was constructed on site of former circus grounds in 1884, a one block street between Wadsworth Street and Orton Place.
  • All houses built on street between 1884-1888 for prominent Buffalonians in the fashionable Queen Anne style.
  • St. John’s Place was described in 1887 as being one of the “prettiest” streets in Buffalo and in 1891 was called “one of the handsomest and most desirable residential streets in Buffalo.”
  • Traffic on St. John’s Place is minimal as the street is not a “through” street.
  • St. John’s Place is associated with the First Presbyterian Church as it owns 2 lots on St. John’s Place and the church makes a dramatic architectural backdrop to the street.
  • St. John’s Place is adjacent to Symphony Circle, Arlington Park and Days Park, affording ample opportunity for walking in public green spaces.
  • St. John’s Place is in the Allentown preservation district, listed on the national register of historic places in the U.S.
  • There are many professionals living today on St. John’s Place including three attorneys, business owners, college professors and architects.
  • There are currently 22 houses on St. John’s Place:
    • 14 are owner-occupied
    • 6 are rentals, but 2 of them are owned by neighborhood residents on Orton Place
    • 2 are vacant (32 St. John’s Place and 3 St. John’s Place)
  • Many of the houses on St. John’s Place are owned by long-term residents who have owned their homes for decades (several residents have been living on St. John’s Place since the 1950s).
  • Houses on St. John’s Place sell quickly and several renovation projects are currently underway:
    • 45 St. John’s Place underwent a complete exterior renovation in 2003
    • 12 St. John’s Place was completely renovated on the interior in 2003 and will receive exterior renovations in 2004
    • 5 St. John’s Place was listed for $90,000 in 2003 and sold quickly
    • 51 St. John’s Place, a “fixer-upper,” recently sold for $75,000
    • 33 St. John’s Place is in the process of being renovated both in and out
  • St. John’s Place should be able to support values in excess of $100,000. Recently listed houses have been in the range of $90,000.
  • St. John’s Place is within walking distance to many cultural, spiritual and consumer resources in Allentown.
  • St. John’s Place is within the boundaries of The Allentown Association, Inc., a 40-year old neighborhood advocacy organization with the backing of all of Greater Allentown to accomplish beatification and other projects and the Kleinhans Community Association Block Club, one of the strongest block clubs in the City of Buffalo.
  • Housing on St. John’s Place is eligible for the City of Buffalo’s real property tax exemption and deferment plan for exterior renovations that preserve the historic integrity of the house.

32 St. John's Opinion Survey. Neighborhood residents were surveyed regarding their opinion regarding the fate of 32 St. John's Place, the fire damaged property which burned in April 1998 and was abandoned by its owner.

As a former poorly managed rooming house, the state of the property is a mixed blessing. The site is quiet, yet vacant and deteriorating. The home’s abandonment has caused it to be threatened with demolition.

The survey follows. As you can see, most respondents wish the home to be saved.

Save Demo Name Comments
X Henry J. Cohen 24 St. John’s Pl. Buffalo, NY 14201 The inside condition of the property would determine if it’s worth someone’s while. Perhaps a 5-10 tax exemption should be granted by the city??
X John Bova 34 St. John’s Pl. Buffalo, NY 14201 If someone can be found to renovate the property that’s fine, but otherwise, building codes should change so that a new house can be built on the lot. A new home should be built on the site. It is done in other neighborhoods in the city. Let the city beautify our neighborhood like it has others. If the property is demolished, a fence should be put up along the back of the property so we don’t have people crossing from Hudson Street to St. John’s Place.
X Harvey Garrett 414 Richmond Ave. Buffalo NY, 14222 I think the building should be preserved. If that means moth balling for now then let’s do that. A buyer will eventually come along. Let me know if you need any help with this, I'm willing to help in any way I can.
X Alison Kimberly Buffalo Preservation Board Buffalo City Hall Buffalo, NY 14201 St. John's isn't on anyone's list - at least not yet. I think it would definitely be possible to get a variance for a new build if that is desired. Look at the infill stuff on the lower end of Irving Place. Believe me, the normal codes don't allow 2 houses on a lot that measures 50 x 50. At the least it should be mothballed. We could perhaps use some of our [Buffalo Architectural Salvage Committee] dollars to assist in mothballing if enough of our "board" agreed. The urban homesteading is probably limited to individuals and not groups. Then there would be the zoning question. A lot of problems which could involve lots of new legislation to get through this Council. Definitely preferable to find a young enthusiastic person who would like it for $1.00.
X Sue Byron 332 Penn. St. Buffalo, NY 14201 I would opt for mothballing it.
X Michael Miano 287 Jersey Street Buffalo, NY 14201 I think that 32 St. John's Place should be preserved. It should be mothballed until a site reuse plan can be put in place. Someone should spend the money to rehab the property. I think the property should be preserved. I don't care how.
X E. von Hahn 403 Porter Avenue Buffalo, NY 14201 I really do not think this house should be torn down.
X E. Kauf­fman 5 Orton Place Buffalo, NY 14201 Hopefully somebody will see the potential in the beautiful house and restore it. It could be an asset to the community.
X Christopher Brown 34 Orton Place Buffalo, NY 14201 The exposed roof should be repaired until a plan for rehabilitation can be put in place.
X Jim and Tanya Peck 51 Symphony Cir. Buffalo, NY 14201 I think as many old houses as possible in this area should be saved. They have a long, historical past to them that we can all learn from. I think that some of the problem may be that the city is not willing to help potential buyers with financial incentive to restore these old homes and that is indeed costly. I can give you a couple of names of people who are a whole family that have restored many old homes in the area and have a great deal of interest in doing so.
X Donna Levin 357 Penn. St. Buffalo NY 14201
X Mark Kubiniac Director of former Lower West Side Devel­opment Corporation Publicize the availability of, and rehab costs associated with this property. Direct market to employees of D'Youville, Buffalo Philharmonic, Roswell, Kalieda, etc... Consider holding a reverse lottery for the property, and use the proceeds to rehab for an owner occupant. Rehab to be done by a non-profit housing development corporation with proceeds of lottery entry fees to finance rehab. Lottery winner gets house, pay the fair market value taxes, pled­ge to live there for ten years, housing corp. holds equity position on mortgage, owner pays mortgage payments to pay back all or some of rehab costs. Housing corp. gets mortgage payments and will revolve back into new project.1000 entries * $100 cost of lottery ticket = $100,0­00 available for rehab... Incidentally a house can be built on a 35' lot with a zoning variance. To my knowledge, does not need a change in building codes to build new on this size lot - but need to adhere to necessary setbacks, codes as does any new build.
X Tim Tielman Preservation Coalition of Erie County The issue should not be "tear down or save?" but "how to save?"
X Dan Greenway 325 Penn. St. Buffalo, NY 14201 I hate to see it demolished as it's irreplaceable and a new build seems out of the question unless codes do change but is that really a wise door to open? I think it should be saved and moth balled as it's just too interesting architecturally
X Paul Lachacz 36 Orton Place Buffalo, NY 14201 I hate to see old buildings and houses get torn down, and 32 St. Johns does have certain qualities that makes me want to see it restored, but I know that I'm thinking with my heart and not my brain. It is a shame that the city doesn't require all property owners to have sufficient fire insurance and also require that necessary repairs be done using that money. Tragically, this property is too far gone now. We can hope that someone will buy it for a dollar and invest 60 grand or more to make it livable, but I really don't believe that is going to happen. There are better houses in Allentown worth buying. It is also a fact that boarded up houses are a sign of a declining neighborhood. This one is boarded up and burned out. It is a fire risk to the houses on either side. If that house was next to mine, I would have insisted it be torn down years ago. Music hall patrons are parking by it and have been for 4 years. How does that make us look? I imagine addicts inside shooting up. It is so bad to have it standing there. If we try to save it, it may stand as is for years to come. I know that you really hate to see empty lots. An open space here and there doesn't attract attention as much as you think. People don't look at something that is not there. It would be nice to have the lots leveled and grass planted, but as long as the weeds are trimmed down a couple times a year, the fields look ok. Perhaps we can buy a heavy duty gas powered trimmer with Community Garden funds and trim the lots more often. As the population declines and we become a smaller city, there are going to be more and more unwanted houses and buildings. There is no logical reason to keep them all. It is a sad thing, but there really is nothing that can be done without people willing to buy them.
X Morgan Smith Allentown Associat­ion Housing Commi­ttee Chair I believe that 32 St. John's Place shouldn't be demolished under any circumstances. Why not? 1) A certain density is necessary to maintain the character of the street / neighborhood. 2) There's no credible evidence (so far as I'm aware) to suggest that the building is fundamentally unsound and could not be restored. It's generally agreed that in order to function properly urban neighborhoods such as Allentown have to be relatively dense. This density is important both because it provides sufficient on-street activity to make people feel safe, and because the range of building styles and types makes that street visually interesting. St. John's Place is already much less dense than most other streets in Allentown since it has significant open spaces on both sides of the street. These vacant lots contribute to the somewhat blighted impression one gets on the street. Even though several of the houses on the north-­east side of the street are well maintained or have been rehabilitated one has nothing of the sense of a complete streetscape that one does on Irving or North Pearl between Allen & Virginia. As a wide street with relatively large (for Allentown) lots, St. John's Place is particularly susceptible to losing the sense of enclosure and protection that a complete streetscape affords.

The pattern of development and the existing vacant land also diminishes the validity of any argument in favor of more green space. Based on the relative popularity and property values of different areas in Allentown it seems safe to say that the most valuable residential property is located on streets that are entirely, or almost entirely intact with respect to the absence of vacant land. Irving and upper Mariner do not have finer homes on them than St. John's, but as you walk down these streets there is a visual interest and sense of wholeness that is already somewhat lacking on St. John's Place, and would be further diminished by the loss of 32. Though damaged by fire and neglect I believe that it is generally acknowledged that the house could be stabilized and restored. Any realtor familiar with the Allentown and Buffalo markets will attest to the fact that there is currently a shortage of available stock of the kind that 32 St. John would be once restored. It is not unreasonable to hope that a number of factors will combine to make St. John's Place a much more sought after address in the months and years to come. The City is about to restore Symphony Circle, the Birge Mansion has been bought by a sympathetic buyer, Day's Park is dramatically improved, Heart of the City of Neighbors is preparing to focus its work in the immediate vicinity, and there is very strong block club/community participation in the neighborhood. The efforts of the Preservation Coalition and others to market the house were a positive step, but the difficulty and confusion encountered by at least one prospective buyer suggest that no comprehensive approach and package was ever developed to simplify the acquisition process as much as possible for someone contemplating the admittedly significant task at hand. As we have discussed before, demolition is not a no-cost alternative. If the City is prepared to spend between $5,000 and $10,000 to demolish the property every effort should be made to have them make an investment in its immediate stabilization. A restored building will be a far greater generator of tax revenue than a vacant lot, and the employment generated by the stabilization and eventual restoration will be far greater for demolition. A restored property will also be a far better neighbor to every house on St. John's than a vacant lot, however well tended it might be.

One of your scenarios was the demolition of the house and the amendment of zoning laws to allow for the lot to be reused. With all due respect to members of the architectural and home building professions the chances that any structure built on that site would add to the property values or overall appeal of the street are limited. At best one would likely see a house similar to those built at Cottage and Maryland, which would be quite inappropriate in scale and style on St. John.

Again, thank you for the opportunity to offer my opinions. As I have said before, I stand ready to do what I can to save this property from an untimely end.
X Joseph Delaney 425 Jersey St. Buffalo, NY 14213 I would like to inspect the building to determine its salvagability. If possible/feasible preserve and market the building as a rehab.

Kleinhans Community Association
c/o 34 Orton Place, Buffalo NY 14201, (716) 884-1914
Visit our web site on the Internet: http://kleinhansca.org

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Last updated: January, 2004