abandoned housing in buffalo, ny – liability or asset? · 2010-12-13 · decreased property...

Abandoned Housing in Buffalo, Abandoned Housing in Buffalo, NY NY –– Liability or Asset?Liability or Asset?

Presented byPresented byAndrew Murphy, P.E. &Andrew Murphy, P.E. &

Michael GainerMichael GainerBuffalo Buffalo ReUseReUse, Inc., Inc.

www.buffaloreuse.orgwww.buffaloreuse.org

2007 Building Materials Reuse Association 2007 Building Materials Reuse Association National ConferenceNational ConferenceMadison, WisconsinMadison, Wisconsin

Presentation OutlinePresentation Outline

Buffalo, NY Introduction & HistoryBuffalo, NY Introduction & HistoryBuffalo Buffalo ReUseReUse, Inc. , Inc. –– Program IntroProgram IntroSalvage and Hybrid DeconstructionSalvage and Hybrid DeconstructionLessons Learned Lessons Learned

Incorporated as a City in 1832Incorporated as a City in 1832Significant expansion as the western terminus of Significant expansion as the western terminus of the Erie Canalthe Erie CanalMajor transportation hub, providing shipping and Major transportation hub, providing shipping and storage of grain and goods arriving from the storage of grain and goods arriving from the midwestmidwest and heading to the east coast marketsand heading to the east coast marketsIndustries such as steel & auto manufacturing Industries such as steel & auto manufacturing flourish with an influx of European immigrantsflourish with an influx of European immigrants8th largest city in the United States in 1900 8th largest city in the United States in 1900 (352,387)(352,387)Peak population in 1950 Peak population in 1950 –– 580,132 (15580,132 (15thth largest in largest in the US)the US)

BuffaloBuffalo’’s Rises Rise……

Mirrors Upstate New York population loss Mirrors Upstate New York population loss and and ……National population trends toward the National population trends toward the ““Sun BeltSun Belt”” and away from the and away from the ““Rust BeltRust Belt””Manufacturing leaves townManufacturing leaves townSuburban migrationSuburban migrationWellandWelland Canal & St. Lawrence SeawayCanal & St. Lawrence Seaway

……and Declineand Decline

Buffalo TodayBuffalo TodayPopulation of 292,648 Population of 292,648 (2000 census)(2000 census)6666thth largest city in the USlargest city in the USHistorical footprint and Historical footprint and infrastructure for half a infrastructure for half a million people leads to million people leads to ……Lots of vacant and Lots of vacant and abandoned propertiesabandoned properties……

StatisticsStatistics

20,000 empty homes in Buffalo20,000 empty homes in Buffalo-- 17% vacancy 17% vacancy (2005 American Community Survey, Census Bureau)(2005 American Community Survey, Census Bureau)

7.7 vacant housing units for every 100 city 7.7 vacant housing units for every 100 city residents residents –– worst of upstate NY citiesworst of upstate NY cities(Buffalo News, 3/10/07)(Buffalo News, 3/10/07)

Total 40,000 vacant parcelsTotal 40,000 vacant parcels“Each of these known abandoned residential properties may involve 20 or more city actions and cost taxpayers nearly $12,000 over a five-year period…” (Blueprint Buffalo)

More StatisticsMore Statistics

The average cost of a residential The average cost of a residential demolition by the City is $17,000demolition by the City is $17,000Estimated cost to demolish these vacant Estimated cost to demolish these vacant structures = WAY TOO MUCH $$$!!!structures = WAY TOO MUCH $$$!!!Abandonment is beginning to spread to Abandonment is beginning to spread to inner ring suburbsinner ring suburbs39,000 vacant homes in the region39,000 vacant homes in the region

Why abandoned houses?Why abandoned houses?

Negative property values Negative property values –– many many properties are a net liability due to the properties are a net liability due to the costs of demolitioncosts of demolitionHouses in limbo Houses in limbo -- ““pseudopseudo”” foreclosures foreclosures that are eventually adopted by the Citythat are eventually adopted by the CityMBBAMBBAAging populationAging population

BuffaloBuffalo’’s Harsh Economic s Harsh Economic RealitiesRealities

Per Capita income = $14,991 ($42,000 Per Capita income = $14,991 ($42,000 nationwide)nationwide)26.6% of the City population lives 26.6% of the City population lives below the poverty line (13% below the poverty line (13% nationwide)nationwide)

What are the effects of all What are the effects of all this abandoned housing??this abandoned housing??

Decreased property valuesDecreased property values““Attractive nuisanceAttractive nuisance””Opportunity for drug and criminal activityOpportunity for drug and criminal activityFire/arson hazards Fire/arson hazards –– misplaced municipal misplaced municipal resourcesresourcesProperty speculation & flippingProperty speculation & flippingCommunity with low Community with low ““self esteemself esteem””“Since 1995, Buffalo has spent in excess of $30 million to demolish more than 4,500 vacant buildings.” (Blue Print Buffalo)

The Typical The Typical ““SolutionSolution””

BuffaloBuffalo’’s Past Prosperity = s Past Prosperity = SOLID HOUSING STOCK!!SOLID HOUSING STOCK!!

EnterEnter……Buffalo Buffalo ReUseReUse, Inc., Inc.

EnterEnter……Buffalo Buffalo ReUseReUse, Inc., Inc.

Brainchild of Mr. Michael GainerBrainchild of Mr. Michael GainerBegan with a presentation/workshop in Began with a presentation/workshop in March 2006March 2006Initiated an ongoing community dialogue Initiated an ongoing community dialogue Seeking to answer the question, Seeking to answer the question, ““Can the Can the liability associated with abandoned liability associated with abandoned housing be turned into a communityhousing be turned into a community--strengthening asset?strengthening asset?””

Buffalo Buffalo ReUseReUse, Inc., Inc.Vision (Vision (““Community, Jobs, ResourcesCommunity, Jobs, Resources””):):–– Strengthen communitiesStrengthen communities–– Support small businesses using reused materialsSupport small businesses using reused materials–– Support policies that encourage diversion and reuseSupport policies that encourage diversion and reuse–– Educate other municipalities and demolition Educate other municipalities and demolition

contractorscontractors

Mission:Mission:–– Create a sustainable business model using Create a sustainable business model using

deconstruction and reuse that supports economic deconstruction and reuse that supports economic and community development and creates jobs and and community development and creates jobs and educational opportunitieseducational opportunities

Initial Program ChallengesInitial Program Challenges

Business model economics are unproven Business model economics are unproven in Buffalo and upstate NYin Buffalo and upstate NY–– Cheap disposal feesCheap disposal fees–– High labor ratesHigh labor ratesLots of ideas and energyLots of ideas and energy……but no capitalbut no capitalSupportive governmentSupportive government……but strict but strict licensing and permitting requirementslicensing and permitting requirementsAsbestosAsbestosInsurance and bonding Insurance and bonding -- $$$$$$

Path to Our First Path to Our First DeconstructionDeconstruction……..

Research, research, researchResearch, research, researchEstablish community support for energy, ideas, Establish community support for energy, ideas, volunteersvolunteersEstablish political supportEstablish political supportFundraising and grant writingFundraising and grant writingInsurance and bonding Insurance and bonding -- $5,000 leap!$5,000 leap!Incorporation & Licensing Incorporation & Licensing Tool & equipment acquisitionTool & equipment acquisitionInitiate salvage operationsInitiate salvage operationsAll in 13 months!All in 13 months!

Salvage OperationsSalvage Operations

First step = Insurance!First step = Insurance!Obtain warehouse spaceObtain warehouse spaceStrategic partnerships Strategic partnerships with Buffalowith Buffalo’’s demolition s demolition contractorscontractorsSalvage performed Salvage performed during weekends and during weekends and evenings by Board evenings by Board members and volunteersmembers and volunteers

Reuse StoreReuse Store

Great downtown Great downtown locationlocationSalvaged materials Salvaged materials available for less available for less than new materialsthan new materialsOpen every Sunday Open every Sunday afternoonafternoon

Hybrid DeconstructionHybrid Deconstruction

Combination of hand and mechanized Combination of hand and mechanized methods methods Typically less laborTypically less labor--intensive and timeintensive and time--consuming than consuming than ““traditional traditional deconstructiondeconstruction””Sliding scale of waste vs. reuse to Sliding scale of waste vs. reuse to maximize efficiency and benefitsmaximize efficiency and benefitsTerm is attributed to Mr. David Term is attributed to Mr. David BenninkBenninkof Reuse Consultingof Reuse Consulting

Hybrid DeconstructionHybrid DeconstructionCase Study Case Study –– 26 Lombard St.26 Lombard St.

11--1/2 stories1/2 storiesPrivately ownedPrivately ownedFieldstone piers, no basementFieldstone piers, no basementBalloon framing with hemlock plank wallsBalloon framing with hemlock plank wallsLocated on BuffaloLocated on Buffalo’’s East Sides East SideTextText--book book ““telescope housetelescope house”” -- >100 LF>100 LF

Order of OperationsOrder of OperationsCommunityCommunity--led cleanled clean--outoutPrePre--demolition activities and permittingdemolition activities and permittingMobilization of equipmentMobilization of equipmentRemove and dispose of rotted Remove and dispose of rotted ““telescopetelescope””Panelize and remove roof Panelize and remove roof Panelize and remove walls and floorsPanelize and remove walls and floorsProcess panels and segregate materials Process panels and segregate materials ––ongoing in adjacent staging areaongoing in adjacent staging areaSite restorationSite restoration

Day 1: April 26, 2007Day 1: April 26, 2007

26 Lombard 26 Lombard -- ChallengesChallenges

Age and condition of house is typical of Age and condition of house is typical of Buffalo, but less than ideal for Buffalo, but less than ideal for deconstructiondeconstruction……Despite initial cleanDespite initial clean--out, large amounts of out, large amounts of trash and debris needed to be handledtrash and debris needed to be handledCareful handling of panels required due Careful handling of panels required due to proximity of neighborsto proximity of neighbors’’ houseshousesRain and wet spring led to wet workers Rain and wet spring led to wet workers and muddy, rutted staging area that and muddy, rutted staging area that required considerable restoration effortrequired considerable restoration effort

26 Lombard Project Summary26 Lombard Project SummaryTons of salvaged materialTons of salvaged material ~6 tons lumber ~6 tons lumber

1 ton stone/brick1 ton stone/brickTons of recyclable materialTons of recyclable material 1.5 tons metal1.5 tons metal

5 tons lumber5 tons lumber5 tons concrete5 tons concrete

Tons of wasteTons of waste 45 tons mixed 45 tons mixed debrisdebris

Total Estimated DiversionTotal Estimated Diversion 29 %29 %

Lessons Learned: ProjectLessons Learned: ProjectPrePre--demolition activities and permitting are demolition activities and permitting are more timemore time--consuming than anticipated consuming than anticipated Debris management and site housekeeping are Debris management and site housekeeping are CRITICAL to an efficient operation!!CRITICAL to an efficient operation!!Fork truck helps, but large amounts of labor are Fork truck helps, but large amounts of labor are still necessary to handle and process debris and still necessary to handle and process debris and reusable/recyclable materialsreusable/recyclable materialsHandle materials as little as possible Handle materials as little as possible ––volunteer pool essential in beginningvolunteer pool essential in beginning

Lessons Learned: ProgramLessons Learned: Program

Buffalo is ready for changeBuffalo is ready for change……to a pointto a point–– City Hall still works at its own paceCity Hall still works at its own pace–– Must work within existing frameworkMust work within existing framework““BootBoot--strapstrap”” approach workedapproach worked……to a pointto a pointDonDon’’t be afraid to reach out for help t be afraid to reach out for help –– The problem is self evidentThe problem is self evident–– The program is logical The program is logical –– People will listenPeople will listenBe prepared for long hoursBe prepared for long hours

What is a weed?....What is a weed?....

……A plant whose virtues A plant whose virtues have not been discovered.have not been discovered.Ralph Waldo EmersonRalph Waldo Emerson

Thank you!Thank you!Linda Jacobs, Empire State Linda Jacobs, Empire State Development CorporationDevelopment CorporationDavid David BenninkBennink, Reuse Consulting, Reuse ConsultingSeveral photos courtesy of David Several photos courtesy of David TorkeTorke, , www.fixbuffalo.blogspot.comwww.fixbuffalo.blogspot.comPlease visit us at Please visit us at www.buffaloreuse.orgwww.buffaloreuse.org

http://www.fixbuffalo.blogspot.com/

http://www.buffaloreuse.org/

abandoned housing in buffalo, ny – liability or asset? · 2010-12-13 · decreased property...

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