Memo to: 2/20/99 KCA Tour Attendees and Interested Parties
From: Christopher Brown, Kleinhans Community Association President
Date: March 10, 1999
Subject: Tour Update and Acknowledgments
On Saturday, February 20, 1999 the weather was a perfect metaphor for our neighborhood. The
day started as a typical clear February morning with the temperature being in the high 20 degrees.
At 9:30 A.M., about ½ an hour before our scheduled KCA tour was to begin, the skies turned
dark grey, the wind whipped up and it started snowing large ominous-looking flakes. This turn of
events was discouraging, to say the least. Despite the inclement weather conditions,
approximately 30-40 people showed up to tour the neighborhood and learn more about the
community which surrounds Kleinhans Music Hall. About 15 minutes into the tour, the skies
cleared and the sun smiled down on the group making everyone feel warm and good. The storm
had passed and the experience bonded the group, forcing everyone to laugh and comment on how
fickle the weather could be. Our neighborhood is often like the weather was that day, as events
quickly change from bad to good and community "storms" often bond neighbors together.
Everyone enjoyed the tour!
The tour was very successful and full of unexpected surprises and pleasures. Dr. Persico opened
up The Coda restaurant and gave everyone a tour of the interior and the work that she has done
there. Later, Niagara District Council Member Robert Quintana and Millie Castro opened their
lovely home on Jersey and Plymouth to the tour. In addition to catching a glimpse of some of our
neighborhood interiors, everyone had a chance to warm up for a few minutes. All tour attendees
were made to feel extra special that day by our police escort, David Delvalle, who walked with us.
His partner followed the tour in a patrol car in the event of an emergency. At the conclusion of
our tour, Chris Kelly and the Karpeles Museum were gracious enough to provide their facility for
a reception and refreshments were provided by the Allentown Association. Those who walked
the entire way seemed to enjoy themselves and in the process learned more about our little
neighborhood in Buffalo that is so integrally tied to big initiatives. While putting together the tour
was admittedly a lot of work, a comment by Lucy Cook made me feel as though the effort was all
worthwhile. Lucy said, "Despite having living in Buffalo and performing public service here for
many years, today I walked down blocks of streets that I never have before."
I'm sure that many individuals who attended the tour would agree with Lucy. They left with a
new perspective of our neighborhood and observed the dichotomy of the area. In our
neighborhood are to be found classic examples of 19th century architecture, a legacy of intimate
pedestrian-based urban design and friendly, committed residents who enjoy living in the area.
There are also issues of abandoned housing, absentee landlords and vice crime that must be
addressed. This memo will update tour attendees on recent events, both good and bad, in the
neighborhood.
In a March 2, 1999 Buffalo News article, Wayne Wisbaum, Kleinhans board vice chairman said
that Kleinhans Music Hall is a "community asset we are fighting very hard to protect." Likewise,
the surrounding neighborhood is an asset that the KCA is continually trying to improve to
compliment Kleinhans Music Hall and provide a safe and aesthetically pleasing living environment
for our residents.
Kleinhans Music Hall Update.
According to a recent conversation with Mr. Ted Lownie, of Hamilton Houston Lownie
Architects, P.C., the ongoing reinvestment in Kleinhans Music Hall will continue over the next
two years. Key initiatives include the following 1999 objectives:
Exterior
Brick repointing. While the building may appear to be in good condition from a distance, it does require repointing all around the building to keep it in good repair.
Anti-graffiti effort. Being a civic building, the music hall is often a target of graffiti, especially on the Pennsylvania Street and Normal Ave. sides of the building. A special product will be applied to the lower levels of the building which will prevent graffiti from bonding to the surface. This product has been used successfully on the Brooklyn Bridge in New York City. While graffiti cannot be stopped, this product will ensure that it won't deface our landmark structure.
Interior
Stage lighting in the main auditorium will be improved so that musicians can see better. These changes will probably not be visible to attendees.
Wood paneling and carpeting in the auditorium will be replaced/repaired.
Refurbishment of the lower lounge will start no later than next summer.
Year 2000 Objectives
The reflecting pool restoration will occur during the spring/summer of 2000. Mr. Lownie commented that he is "most definitely" committed to the restoration of the reflecting pool. Because this is the most visible change of the building, it will wait until 2000 to be implemented. The pool is significant because long-term care and management of it can only be accomplished through a partnership between Kleinhans Music Hall and neighborhood residents. Mr. Lownie called the partnership between the KCA and the reflecting pool restoration a "necessary commitment" for the success of the project.
According to Mr. Lownie, it is his goal to have Kleinhans Music Hall fully restored to its original
design by the conclusion of 2000.
Housing Update.
The housing front has mixed news. Most attendees on the KCA tour were impressed by the
architecture of the homes in the community, but I also think that many people were surprised by
the sheer number of vacant, abandoned and boarded-up houses -- more than there should be. On
the good news front, 5 St. John's Place has sold, and the pair of houses at 21-23 Plymouth
Avenue has sold to a neighborhood resident who plans to renovate them. This is exciting news
because the first block of Plymouth Avenue between Hudson and Pennsylvania Streets needs lots
of TLC and these houses in particular are challenging. While they are charming and original to
their 1870s design, they are also in a significant state of disrepair.
370 Hudson St. - Houses like this kill the 'hood
On the discouraging side, 370 Hudson Street, the two family home that was for sale through
HUD, was bid at $1,255. While it is too soon to know the long-term impact of this sale, a real
estate transaction price of $1,255 for a 2-unit building might suggest a scenario where the new
owner invests the minimum amount possible for maximum income at the expense of the long-term
sustainability of both the building and the immediate community. It's an unacceptable pattern of
behavior that's all too familiar to those who have lived in the city. We can only hope that 370
Hudson St. becomes an asset to the community instead of a new thorn. Of the other two Hudson
Street houses mentioned during the tour, 364 Hudson Street remains for sale in the $8,000 price
range and 315 Hudson Street is still vacant while its mortgage holder works to take possession of
the house.
On Orton Place, 20 Orton continues to be the only vacant and boarded house on an otherwise
pleasant street. It will be remembered that the house was abandoned about a year ago and
boarded several months ago by an out-of-state home equity funding company. Its water pipes
burst inside the house during the winter season of 1997-1998.
St. John's Place, the quaint short street of stately Queen Anne style homes, is plagued by two sites
with no change since the tour - 39 St. John's, the vacant lot which would make a fine building site
for an infill house of appropriate architecture, and 32 St. John's Place, the vacant fire ruins of a
once lovely building that was the victim of a fire-bomb cocktail in April, 1998.
The first block of Plymouth Avenue, between Hudson Street and Pennsylvania Street needs the
most attention within our block club, and is perhaps best suited for a dramatic comeback, should
the right pieces fit in place. No doubt due to the recent publicity surrounding the intersection of
Cottage Street, Hudson Street and Plymouth Avenue, the vacant house at 146 Cottage Street, the
last on that street has the red deathmark of demolition. Renewed, aggressive police enforcement
in the immediate vicinity of The One Stop Party Store has noticeably calmed the intersection
within the last several weeks. On Plymouth Avenue, houses that are vacant warrant near-term
attention: 49 Plymouth is vacant and listed with a Realtor; 43 Plymouth is vacant and boarded up.
While the mid-19th century cottages between 42-50 Plymouth are occupied, they are in poor
repair. Even though the above-noted houses are problematic, there are positive changes
happening right now and further potential abounds. As already noted, 21 and 23 Plymouth will be
sold to a resident in the community who will work to renovate the properties. Also of note is 38
Plymouth - the infill house that is about 10 years old - within the last week sold to a family who is
looking forward to moving into the house.
We need to find a good home for 18 Plymouth!
The next neighborhood challenge and opportunity can be found at 18 Plymouth Avenue. This
house was built circa 1892 on the site of the Sidway estate to be the home of William H. Harris,
superintendent of the Standard Radiator Company. The house is a stunningly beautiful
high-Victorian Queen Anne house with tower and original iron finial. The main house is divided
into approximately 3 units and there is a back carriage house with about 2 units. The main house
has stained glass and beautiful oak woodwork throughout which has never been painted. The
house is in receivership and the mortgage holder is M&T Mortgage Corporation. M&T Bank has
been a great friend to this community and provides loan products to help individuals secure homes
in the area. M&T Mortgage Corporation representative Paul T. Bandriwsky attended the KCA
tour and said: "it was a very enjoyable tour. You did a great job highlighting the interesting
architecture in the KCA area. We have some mortgage programs that would work great for
people who want to buy or restore one of these great homes. Just give Jayne K. Rand a call and
she will be glad to meet with any interested prospects to answer any questions they may have."
M&T Mortgage Corporation has already paid to winterize and secure the property to keep it safe
and sound until a new owner can be found. Significant actions such as this disclose the value of
having a local mortgage provider who has a vested interest in the community - unlike Household
Finance Corp., of Elmhurst IL, the mortgage holder of 20 Orton Place with the burst water pipes.
Because of the deteriorated condition of 20 Orton, it's most likely just a matter of time until it is
demolished. With M&T's continued support of the KCA area, hopefully 18 Plymouth won't suffer
the same fate and will find a new owner who enjoys the neighborhood amenities and architectural
beauty of the house.
On Jersey Street, the major update since the tour concerns the firehouse at Plymouth and Jersey.
As reported in the tour booklet, the firehouse was sold at an auction in April 1998, but
subsequently, the deal has fallen through. There may be hope, however from Tim Tielman's
clever triple-header presentation in the recently released Spring 1999 edition of the Buffalo
Preservation Report. Page 4 of that report devotes the entire page to firehouses with KCA's
Engine 2 being noticeably conspicuous in the center of the page. In the first article entitled "Could
firehouse be a prototype for a new urban house?" author Johnny Green argues that firehouses and
similar buildings with first floor parking are ideal domestic structures for urban security,
appearance and efficient use of small city-size lots. Next, Tim edited and updated the firehouse
landmark application submitted by the KCA and retitled it "Neighbors gain landmark status for
Engine 2, Ladder 9." The article focuses not only on the historic importance of the building but
also emphasizes the strong neighborhood commitment to guide the building's redevelopment in a
way that protects the structure and enhances the surrounding neighborhood. After focusing on
firehouses in general and Engine 2 specifically, Tim goes for the big finish by drawing a box
around the article entitled "New city law gives big tax savings for rehabs in historic districts." In
that article, author Susan McCartney describes legislation which allows for tax incentives to rehab
properties in compliance with historic standards - obviously this would be applicable to the
firehouse. Perhaps someone may see the three articles together and be inspired to purchase and
rehab our neighborhood's historic firehouse!
Last but certainly not least, a meeting has been scheduled between Heart of the City
Neighborhoods, the Kleinhans Community Association and Mr. Joseph E. Ryan, Buffalo
Commissioner of Community Development along with his staff. We hope to discuss the
enormous potential of the KCA neighborhood and emphasize its importance in concert with the
greater Buffalo and Western New York community which continues to focus energy on the
restoration of Kleinhans Music Hall and Porter Avenue - Buffalo's gateway to the Peace Bridge
and our northern friends in Canada. After all, it is estimated that approximately 150,000 people a
year throughout the region visit our neighborhood when they attend events at Kleinhans Music
Hall.
The Kleinhans Community Association hopes that the summer of 1999 will be the best ever for
our community, our neighbors and our city. We expect to have our most beautiful, well-watered
gardens emerge this year at Symphony Circle and hope to invite visitors to our area in July as we
participate for the first time ever in the popular Garden Walk event.
While putting the tour together was a labor of love, I couldn't have done it without help. The idea
was spawned from a meeting with Heart of the City Neighborhoods in December, 1998. The
KCA is especially thankful to Mr. Chris Kelly of the Karpeles Museum for allowing us to use the
facility and even arriving early to help us set up. As a neighborhood at the western boundary of
the Allentown Preservation District, we appreciate the encouragement of the Allentown
Association in this endeavor and are grateful for their generous offer to provide refreshments after
the tour. Dr. Susan Persico was a gracious hostess and impeccably dressed with her signature
high-heels (even during the storm!) when she showed us around The Coda. Niagara District
Council Member Robert Quintana provided for the duplication of the tour booklets. I am
thankful to Joyce Berg, who made several trips back and forth to City Hall for the brochures and
helped shop for refreshments. Ann Angelo, with her tireless energy and advocation of Symphony
Circle, helped to speedily set up Karpeles in the few minutes we had prior to the tour start time.
Cyndy Allen stepped in to be our impromptu photographer, important because we never seem to
take the time to photograph any of the many activities that we do in our neighborhood. Police
Officer David Delvalle was just terrific as our walking escort and sure seemed to enjoy getting an
"insider" view of the neighborhood! Joe Gerace pitched in at the last minute and helped to greet
people at Kleinhans Music Hall prior to starting the tour. I also hope that everyone enjoyed the
KCA Walking Tour booklet, and I'm thankful to Lynne Vallone who helped with editing. Even if
you're not a history buff, I hope that you found the information entertaining and are proud of our
rich Buffalo neighborhood legacy. Research such as that found in the booklet takes a lot of time.
Luckily for me (and our neighborhood) I have a stellar research resource team: Cynthia Van Ness
of the Buffalo and Erie County Public Library Special Collections Department, Patricia Virgil of
the Buffalo and Erie County Historical Society Library and architectural historian Martin
Wachadlo, who has been a tremendous mentor. Unfortunately for us, Martin spends most of his
time in Italy these days. Last but certainly not least, Robert Beavers is the one who prods me on
in this endeavor and gives me pep talks when required. Besides the fact that I am entirely grateful
for having such a strong supporting community, the people listed here are but a small sampling of
our neighborhood advocates. It goes to show how much people really do care about the
Kleinhans Community Association neighborhood and encourage its success.
Without having attendees, a tour is like a play without an audience. Thanks to everyone who
showed up to learn about our neighborhood. For those who couldn't attend, I hope that our tour
booklet allowed you to have a "virtual tour" and wish that you can use it at your leisure to
rediscover our neighborhood.
If you have ideas about our neighborhood, observations or other feedback, please E-mail
comments to cbrown4884@aol.com. Thanks again for your support of our neighborhood.
Christopher Brown, Kleinhans Community Association President
Carlos Benitez, Kleinhans Community Association Vice President
Cynthia Allen, Kleinhans Community Association Treasurer
Sue Byron, Kleinhans Community Association Secretary
KCA "Bakers Dozen" of suggested neighborhood improvements:
Kleinhans Community Association Current Topics Page