In 1960, the Chrysler Corporation introduced a revolutionary
compact American automobile called the Plymouth Valiant that embodied
the principles of "showing courage and determination." Over 40 years later,
this title is a fitting description for a grassroots project to revitalize
the first block of Plymouth Avenue in Buffalo, New York.
Plymouth Avenue has a history of tenacity. Originally called "12th Street," the street and a Methodist
church built on it were renamed "Plymouth" in the 1870s after the church experienced a catastrophic fire.
The name was meant to invoke the spirit of the Pilgrims at Plymouth Rock who persevered despite overwhelming
obstacles. The first
block of Plymouth Avenue was also the long time home of Parnell St. John-Sidway, the daughter
of Margaret St. John, who single-handedly stood up to the British in 1813 when they burned the City of
Buffalo. Her house alone survived the conflagration. The legacy of these long-ago Buffalonians who originally built and rebuilt
Plymouth Avenue remains with us today. Their efforts serve as an inspiration for the present generation to
improve the physical, social and spiritual health of the street.
BE PART OF THE TRANSFORMATION - HOMEOWNERSHIP OPPORTUNITIES:
This unique work of art and bus shelter located at Plymouth Ave.
at Pennsylvania Street was created by neighborhood residents
and University at Buffalo architecture students.
39 Plymouth Avenue For Sale - - A successful conversion to owner-occupant
55 Plymouth Avenue - A successful conversion to owner-occupant
315 Pennsylvania Street - A succesful conversion to closely-held ownership
15 Plymouth Avenue - A successful conversion to owner-occupant
31 Plymouth Avenue - A successful sale to owner-occupant
314 Hudson Street For Sale - A successful sale to owner-occupant
18 Plymouth Avenue For Sale - A successful sale to owner-occupant
October 2004 Housing Walking Tour
Project Background
In January 2002, Heart of the City's Board of Directors and staff worked collaboratively with
the Kleinhans Community Association (KCA) to create an action plan for the first block of Plymouth Avenue,
a small troubled block adjacent to a stable and diverse community of many ethnicities, income levels and professions.
The KCA has been working independently on this project since 1997.
The KCA and HCN identified the first block of Plymouth Avenue, between Hudson and Pennsylvania Streets,
as the area in most need of attention and endangering the stability of the bordering Days Park,
Kleinhans and Fargo Estate neighborhoods - three of the most successful, middle income areas in the Lower West Side.
Abandonment, decay, the drug trade, and sheer age have all taken their toll on this block.
Through the Plymouth - Valiant! Block Reclamation Project, the community will do more than clean up a
blighted block; it will create an integrated, mixed-income neighborhood where low-income and
moderate-income individuals and families will have a critical interest in the community.
The first block of Plymouth Avenue will be a neighborhood where people of all ages and hues take
pride in their property, their street and their neighborhood. It will be a place where
involvement, advocacy and celebration will incorporate everyone. The community will view this area as
a treasure, not a wasteland.
View of first block of Plymouth Avenue from Hudson Street.
This area also lies within one of the three housing rehabilitation zones identified in Many Communities,
One Neighborhood: A Redevelopment Plan for the Lower West Side, written in 2002 by Homefront, Inc and
Lovejoy District Neighborhood Revitalization Services, Inc for Hispanics United and Heart of the City. This
plan also highlights many of the social and economic inequalities that plague the Lower West Side.
The median family income on the Lower West Side in the 2000 Census was $17,814, compared to $30,614 for
Buffalo overall. 44% of the LWS population lives in poverty, compared to 23% for Buffalo. For female-headed
households, that number rises to 72%. The unemployment rate was only 10% though, indicating that many
are either underemployed or working in the growing low-wage service sector. In terms of housing, the
vacancy rate was 5% in 1970; by 2000, that number had quadrupled to 22%. The neighborhood has been
a transitional neighborhood since the 1970s, as the tenant-occupied to owner-occupied ratio has remained
roughly steady at 80:20. Interestingly enough, the racial composition breaks down
as follows: 41% Latino, 28% White, 22% Black and 9% other.
Many of the homes on Plymouth Avenue are distinguished by their fine architecture.
As a community, Kleinhans neighborhood residents value safety and diversity in all its
facets and pride ourselves on our
ability to build and support a neighborhood that includes residents from all ethnic backgrounds
and economic circumstances. In addition, we feel that our neighborhood's unique position as a
pedestrian-centered community at the western end of Allentown adjacent to the Kleinhans Music
Hall and other cultural and educational venues provide a culturally enriching environment for
families to live in and prosper.
This burned house at 34 Plymouth is at risk for demolition, but efforts
are underway to save the house.
Progress on the reclamation project has been sure and steady. Continued interest and
support of the project has inspired hope and involvement for those already living in the
community. Since project inception, block club members have acquired five properties on the
block and have begun to renovate those properties. West Side NHS in collaboration with Heart
of the City Neighborhoods has acquired one property for rehab and resale and is considering the
purchase of a multiple-unit property on the street.
A fine Italianate cottage on Plymouth Ave. from the 1860s
is well maintained by its owner, Don Johnson.
In addition, neighborhood residents have spent untold hours of sweat equity working with
the University at Buffalo and local businesses to build an artistic bus shelter at Plymouth Avenue
and Pennsylvania Street in 2002 to provide a beautiful and protective enclosure to be used by
those waiting for a bus. The KCA block club provided funding for landscaping at the bus shelter
site.
This grouping of homes at 42, 44, 46 and 50 Plymouth are some of the oldest in
the area and some date to as early as 1850.
42 Plymouth (first house on left) has been renovated as the new home of
Heart of the City Neighborhoods, Inc.
These accomplishments along with other minor block enhancements such as the erection
of block club signs, planting of new trees, a completed plan for traffic calming, crime reduction
activities, information dissemination of property repair programs, regularly scheduled street
clean-ups, graffiti abatement and landmarking historically significant properties has helped to set
the stage for future positive incremental changes on the block.
These activities, along with regular updates of the project posted to our block club’s web
site clearly show a high level of support from neighborhood residents.
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Why The Street Is Important:
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The street borders Buffalo's Allentown Preservation District
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The street is one block away from the Kleinhans Music Hall
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It is close to all Allentown conveniences
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The street has important, historic housing stock
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It is a weak link between stronger neighborhoods and needs to be strengthened
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Supporting Organizations:
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City of Buffalo
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Heart of the City Neighborhoods, Inc.
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Kleinhans Community Association
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Plymouth/Pennsylvania Revitalization Project
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West Side Neighborhood Housing Services
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Goals:
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Increase home ownership and improved communication with owners and tenants of rental
properties
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Improved cleanliness through efforts to decrease litter and sponsoring block cleanups
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Improved housing conditions through housing code enforcement and availability to financial
programs for those who cannot afford to make repairs
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Increased safety through crime prevention measures
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Active participation in project by residents and community stakeholders
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Identification of opportunities for improved quality of life for neighborhood residents
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Linking of resources to identified needs
11 Plymouth Ave. received local landmark status in 2003.
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Recent Successes:
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11 Plymouth Historic Landmark Designation
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Posting of Block Club Signs
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Renovation of 42 Plymouth Avenue as new home of Heart of the City Neighborhoods
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Creation of Artistic Bus Shelter at Plymouth/Pennsylvania
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15 Plymouth Avenue Rehabilitation and Resale program
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Trees planted on block
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Traffic calming plan completed
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Crime Watch program begun
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Distribution of 2003 home repair program information
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Participation in the annual Great American Spring Cleanup
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Symphony Circle Restoration
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Ongoing Projects:
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Future Projects:
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Partnering with nearby churches to provide youth services
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Training workshops in house maintenance
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Continued renovation of existing properties
The Plymouth Ave./Hudson St. mansion built in 1832 by Benjamin Rathbun and home to
Parnell St. John-Sidway and her husband Jonathan Sidway was demolished
but its barn still remains on Plymouth Avenue.
The first block of Plymouth Avenue between Hudson Street and Pennsylvania Street was a sore thumb of blight threatening the more stable neighborhoods of Plymouth Avenue between Pennsylvania Street and Porter Avenue, Pennsylvania Street itself and nearby Orton Place and St. John’s Place. The crime and disinvestment found on the block was also a threat to the entire Allentown Historic Preservation District.
The block was a hotbed of drug dealing and other criminal behaviors. It was not uncommon to find heroin needles lying about, prostitutes turning tricks on corners, or teenagers shooting up under streetlights. The problem came to a head about five years ago when a “duel” was fought between residents living across the street from each other at 44 Plymouth Avenue and 39 Plymouth Avenue over a suspected burglary. Innocent bystanders were shot and some of the neighboring homes were riddled with bullet holes. A short time later, the owner of 44 Plymouth Avenue was arrested by the FBI for drug dealing and the house was seized.
Law abiding residents said “enough is enough” and worked to reclaim the block. Candace Church and Dinah Gamin, nearby residents of Orton Place, purchased two properties behind their home: an abandoned and abused house at 43 Plymouth Avenue and a notorious drug house at 42 Plymouth Avenue. They razed 43 Plymouth Avenue and converted the site to a beautiful garden that is opened on the annual GardenWalk. It has been a perennial favorite since then, visited by thousands of people every year.
Next, Gamin and Church renovated 42 Plymouth Avenue and it became the home of Heart of the City Neighborhoods, Inc. who has worked tirelessly to enhance the neighborhood through its presence on the street and its own housing renovation projects.
From this small beginning, the positive momentum grew. Below is a listing of some of the major accomplishments on the block (in reverse chronological order):
- Mar. 2009 - 49 Plymouth sells to area resident Tia Greno, who plans to renovate the house.
- Dec. 2008 - 25-29 Plymouth Avenue sells to Dawn and Sam, owners of 15 Plymouth, who plan to renovate 25 Plymouth.
- Summer 2008 - Work continues on the renovation of the fire-damaged house at 34 Plymouth Avenue.
- Summer 2008 - Heart of the City Neighborhoods has street celebration on the first block of Plymouth Avenue
- Spring 2008 - Completion of book: Historic Plymouth Avenue in the Kleinhans Neighborhood and posting on website; documentation of the houses on the first and second blocks of Plymouth Avenue.
- 2008 - Nine new trees were planted on the first block of Plymouth Avenue in front of: 15, 17, 22, 30,47, 50, 54, 55 and 56 Plymouth Avenue.
- Oct. 2007 - 23 Plymouth Avenue is renovated by Heart of the City Neighborhoods and sold to an owner-occupant.
- Apr. 2007 - 44 Plymouth Avenue is renovated by Heart of the City Neighborhoods and sold to an owner-occupant.
- Feb. 2007 - 17 Plymouth Avenue is sold to an owner-occupant after previously being rented out
- Jan. 2007 - 39 Plymouth Avenue is sold to nearby Allentown resident
- Nov. 2006 - Work began on the total renovation of 23 Plymouth Ave. by Heart of the City Neighborhoods, Inc.
- Sept. 2006 - 55 Plymouth Avenue is sold to an owner-occupant and renovated.
- Aug. 2006 - 315 Pennsylvania Street, an important corner location, is sold and renovated.
- Jun. 2006 - Grant received to install a "Welcome to Allentown" sign along with other beautification efforts
- May 2006 - Mayor’s Livable Community Grant improves the corner of Plymouth Avenue at Pennsylvania Street.
- May 2006 - Outreach is made to Yisroel Krinsky, new owner of a large apartment building at 22 Plymouth Avenue; he wants to work with the KCA to make the house a better place to live. He said that the reason he has invested in the property is because of the visible improvement efforts being made on the street.
- March 2006 - A private individual, Cynthia Cruz, purchases the long-vacant house at 35 Plymouth Avenue and renovates it for her own home.
- March 2006 - Historic Plymouth Avenue neighborhood documentation is completed.
- Spring 2006 - Joe Dallos purchases 20 Plymouth Avenue, a vacant, blighted building and plans to renovate it with private funds.
- Feb. 2006 - 44 Plymouth Avenue, the house that started it all, receives renovations by Heart of the City Neighborhoods, Inc.
- Fall 2005 - The KCA works with Buffalo State College to document the oral history of people living on the street and to engage them in the process of improving the neighborhood.
- Summer 2005 - UB Professor Brad Wales' efforts to make Allentown a more attractive place is nationally recognized. The University at Buffalo Architecture department wins the grand prize from The National Council of Architectural Registration Boards for the "West Side Streetscape/Small Built Works Project," that included the bus shelter on Plymouth Avenue at Pennsylvania Street.
- Summer 2005 - An Hispanic mission begins renovations at 49 Plymouth Avenue and operates a place for people to worship on the street.
- Summer 2005 - City of Buffalo paves Plymouth Avenue, giving it a fresh appearance.
- April, 2005 - An article appears in Western New York Heritage magazine highlighting the history of Plymouth Avenue.
- April, 2005 - Mr. Joseph Dallos, Jr., owner of 24-30 Plymouth purchases 18 Plymouth Avenue and begins renovating it to be his primary residence. The building has been vacant for over five years.
- April, 2005 - New owners purchase the Victorian-style tenant-occupied house at 314 Hudson Street on the corner of Plymouth Avenue. They gut the interior of the house and rebuild it as a two unit owner-occupied house, retaining/restoring all the original characteristics of the house.
- March, 2005 - A partnership of three neighborhood residents is formed to acquire and restore 34 Plymouth Avenue, a fire damaged property, abandoned for over six years. As soon as the house was sold, several truckloads of garbage were cleared out, the roof was secured and windows were repaired to keep out the rain and snow. The new owners plan to convert the handsome Shingle/Queen Anne style home into a two-family dwelling.
- December, 2004 - 31 Plymouth Avenue sells to an owner-occupant who has made major renovations to the interior of the property.
- October, 2004 - 44 Plymouth Avenue is deeded to Heart of the City Neighborhoods, Inc. by the federal government after an FBI-led drug bust. Neighborhood residents contribute $2,300 to help stabilize the property.
- July, 2004 - 42 Plymouth Avenue is dedicated as the new home of Heart of the City Neighborhoods, Inc.
- April, 2004 - Dawn Lauck purchases 15 Plymouth Avenue to be used as an owner-occupied residence. The sale of the house was a joint venture between the Kleinhans Community Association, Heart of the City Neighborhoods, Inc. and West Side Neighborhood Housing Services. The house was acquired and held by the joint venture until a responsible owner could be found to buy and maintain the property.
- February, 2004 - John Gulick, owner of 32 Plymouth Avenue (the original Sidway mansion barn dating from the 1830s or 1840s) commits to renovating the barn into a business on the first floor and a living unit on the second floor. In addition to saving an important component of Buffalo's history, Mr. Gulick made a significant investment on the street and increased economic development by operating his small business, Gulick Window Restoration, from the structure.
- December, 2003 - Joseph Dallos, Jr. purchases 24-30 Plymouth Avenue, a troubled 20-unit apartment complex, and pledges to make sure there is no drug dealing at the property.
- December, 2003 - The KCA sponsors an historic walking tour of the homes of Victorian-era architect/builder Richard Caudell, establishing the historic importance of several homes on the first block of Plymouth Avenue and bringing neighborhood and architectural experts to the block. The event received Buffalo News, West Side Times and the Allentown Neighbor, the Allentown Association newsletter, media coverage.
- November, 2003 - Dinah Gamin, of 42 Orton Place, completes the renovation of 42 Plymouth Avenue. The first floor is the new official home of Heart of the City Neighborhoods, Inc. and the second floor has been rented to a responsible tenant. The KCA now meets at this location to increase community presence on the street.
- October, 2003 - The KCA, in conjunction with the City of Buffalo Housing Inspections Department, performs a housing inspections sweep, targeting houses on the block that require repairs to keep them from falling into disrepair.
- March, 2003 - The Buffalo Preservation Board and Buffalo Common Council approves the landmark application for 11 Plymouth Avenue, increasing the awareness of historic preservation on the first block of Plymouth Avenue. The event also received Buffalo News and Allentown Neighbor media coverage.
- Spring 2001 - Bus shelter planning and construction begins.
This lovely Plymouth Avenue garden, belonging to Dinah Gamin of Orton Place
is opened annually for the GardenWalk during the last week of July.
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