Land Bank’s Adams Street Infill Homes Plan Set to Be Approved

It’s been two years since the regional land bank announced plans to partner with the city, a minority-owned brokerage firm and Evans Bank to build single-family homes along a potholed block of Adams Street on Buffalo’s East Side.

The goal was to encourage developers and builders to fill the neighborhood’s gaps by using city-owned vacant land to build affordable housing for local residents. The city even selected a builder.

But as the months went by, construction costs rose, interest rates went up and the number of homes went down. Officials revised their plans and a new builder was selected earlier this year.

Now, after refining its architectural plans and securing state assistance, the land bank — formerly known as the Buffalo Erie Niagara Land Improvement Corp. — presented its $4.8 million proposal to the city’s planning board for approval last week.

And even though the process was delayed two weeks because the planning department failed to properly publicize the public hearing, there was no indication of opposition to the $3.7 million project that will put 12 new homes in the hands of homeowners.

The project has already received two zoning variances. That means it could be approved in two weeks and construction could begin by the end of July. The first house could be ready by April.

“It’s finally happening and we’re thrilled,” said Jocelyn Gordon, the land bank’s executive director.

In addition, the state investment will subsidize the $350,000 to $400,000 construction cost of each home, significantly reducing the sale price and making it more affordable for middle-income households. Officials hope to sell the homes for about $240,000, to buyers who meet income requirements — which currently means a family of four can earn no more than $95,000 a year.

Buyers will be selected by lottery, and the land bank is working with a minority-owned real estate brokerage firm, MMB Realty, which already has more than enough potential buyers for the homes.

“This is not a competition. There will be no bidding war,” Gordon said. “They are extremely confident that there are well over 12 qualified families looking for a home, and these are people they have worked with for a while, who are ready to buy a home and who are interested in Adams Street.”

The land bank encourages buyers to prequalify, including by taking an eight-hour homeownership course through Belmont Housing Resources. They can also use any bank and any additional grant programs.

There will be no lien on the home for the grant. But the homes will have to remain affordable for at least 15 years, so if they are resold later, a new buyer will also have to qualify on income, Gordon added.

Called the Adams Street Infill Initiative, the city and land bank effort aims to create much-needed housing in the city while filling some of the city’s many vacant lots and revitalizing neighborhoods. Officials chose to start with a concentrated area — a single block of Adams between Brown and Sycamore streets — but will use it as a pilot for the future.

“The state has made it clear that they hope we can replicate the program,” Gordon said.

“They’re hoping we can build 100 houses or more,” she said. “We’re hoping we can do that.”

The city initially provided 24 lots — some so small they were unbuildable — that were grouped into 12 parcels, two of which were intended to be open space or parkland and the rest for 10 market-rate housing units. Officials chose a Lancaster company, Severyn Development, which planned to build seven units.

But economic conditions changed, costs rose and interest rates doubled, delaying the project — until it received new state investment that not only revived the effort, but allowed it to expand.

“We had to rethink how we could deliver the project and make it a success,” Gordon said.

The plans call for 12 homes, including eight two-story homes and four ranch-style bungalows. All will be located in the 500 block of Adams and will total 1.5 acres of land, though only half an acre will be disturbed by construction. Nine would be on the west side of the street and three on the east side. And they will be built by Buccilli Custom Homes and Buccilli Renovations of Hamburg, with 10 months of construction.

Designed by Orchard Park architect Michael Lukaszewski, all homes would have three bedrooms and 1.5 bathrooms, with a covered front porch, unfinished basement and driveway.

The two-story homes would be 1,500 square feet, with bedrooms on the second floor and an open living, dining and kitchen area on the first floor. Each would also have a wooden back deck and a separate 1.5-car garage. The ranches, which were specifically requested by the community, would be 1,500 square feet, with a combined kitchen and living room and an attached garage. The garages would include electric vehicle charging stations.

“People want ranches,” Gordon said. “People want to live on one level, and not just seniors.”

The project will be financed by a $2 million construction loan from Evans, which is investing in the downtown area in line with its commitments under the federal Community Reinvestment Act, as well as $500,000 from the Land Bank, which will oversee the project. It will also benefit from a zero-interest loan of up to $1.8 million from the New York State Homes and Community Renewal Affordable Homeownership Program.