Potential For Revitalization of Fruit Belt
Neighborhood As A Result of BNMC Development
Vera Neroni
University at Buffalo Law Student
Aerial photograph of the Buffalo Niagara Medical Campus, as seen
between Allentown to the West and the Fruit Belt to the East.
Buffalo Niagara Medical Center
The Buffalo-Niagara Medical Campus (“BNMC”) is a rapidly growing
and expanding project that was created in 2001 as a collaboration between
various Buffalo health organizations, the University at Buffalo (“UB”) and
various local organizations and businesses. i The nine main partners of the
BNMC campus include UB and the following health organizations:
Kaleida Health, Roswell Park Cancer Institute, Hauptman-Woodward
Medical Research Institute, Buffalo Medical Group Foundation, Olmstead
Center for Sight, Buffalo Hearing and Speech Center, Unyts, and the
Center for Hospice and Palliative Care.ii The idea behind BNMC is to
create a consortium of health care, life sciences, medical education
institutions, and community interests downtown. iii BNMC is also part of
UB 2020 vision, which aims to relocate the Medical School, Nursing
School, School of Public Health, Dentistry School, and Pharmacy School
downtown.iv Together this would become an Academic Health Center, of
which there are only about 100 nationally.v
Overall, this effort is intended to create an academic medical center of
national, maybe even international, caliber; increase well-paid on-site jobs
to over 13,000 in the next few years; bring in 10,000 to the medical
campus and surrounding areas; provide business for construction
companies upwards of $1 billion; encourage start-ups and
entrepreneurship; and thus ideally would spur economic growth,
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entrepreneurial spin-offs, urban revitalization, and civic pride.vi In 2010,
the BNMC was 120 acres and had 8,500 employees.vii
In the process of growth the BNMC Master Plan Update points out that it
is important to not only simply buy land around the campus, but to
encourage the revitalization of surrounding neighborhoods, like the Fruit
Belt.viii
How BNMC Considers Local Neighborhoods in the
Planning Process
Above is an asset map included in the BNMC Master Plan update.
The BNMC’s Four Neighborhoods, One Community development
strategy appeared in 2007 with the idea that the medical center and the city
need to work together to capitalize on their respective strengths.ix The four
neighborhoods are the Fruit Belt, Allentown, Downtown and the BNMC.
The stated goal is to make the four neighborhoods act cohesively as one
community.
Furthermore, there is a development strategy specifically for the Fruit Belt
that is mentioned briefly in the BNMC Master Plan update,x but is further
expanded upon in a separate document.xi The separate development
strategy goes more in-depth into the assets of the Fruit Belt community,
and how BNMC could work together with the community to make sure
the assets are utilized.
The Fruit Belt Development Strategy points out that the Fruit Belt has an
advantageous location close to downtown Buffalo, has an inviting
residential character, historic buildings, and a large number of active civic
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local organizations; however, since the neighborhood has experienced
population decline recently, these and other assets should be enhanced and
promoted, in order to help the neighborhood improve and take advantage
of BNMC resources.xii
BNMC, together with UB, Kaleida Health, and Roswell Park, has recently
provided a leadership training program, where 24 residents, parishioners,
property owners, and business owners in the area. For four months, the
program provided instruction on team building, decision making, creating
a budget for an action plan, and predicting outcomes, among other skills.
The graduates of the program formed the Orchard Community Initiative,
which aims to bring together various community members and groups in
the Fruit Belt. The organization will receive a $7,500 grant from BNMC to
implement a community program and marketing initiatives.xiii
The BNMC also has several members on its Economic Opportunity Panel,
which addresses economic opportunity and workforce development in the
neighborhoods surrounding BNMC, including the Fruit Belt.xivxv Three
members were chosen by St. Johns Baptist Church, and three were chosen
by BNMC, but none of the six live in the Fruit Belt.xvi Patrick Whalen,
COO of BNMC, Inc., mentioned that the three Fruit Belt panelists were
chosen by the Fruit Belt’s own church and the BNMC had no part in their
choosing. However, it seems that the residents of the Fruit Belt many
times did not know they had panel representation. This led to a movement
for inclusion of Fruit Belt residents into BNMC economic decisions, led in
part by Veronica Hemphill-Nichols of the Fruit Belt Housing Task
Force.xvii
Fruit Belt Background
The Fruit Belt lies directly east of the
BNMC, and is contained by North Street
on the northern edge, Jefferson street on
the eastern edge, the 33 Kensington
Expressway in the south, and Michigan
Avenue on the west.xviii Historically the
neighborhood was much larger,
encompassing the area where the BNMC is now located, and stretching
from Main St in the West to Best St in the North, and Genesee St. in the
East. However, the construction of the Kensington Expressway (the 33),
and the BNMC, as well as other developments in the surrounding area,
created natural barriers that limited the residential neighborhood to the
borders first described.xix Established in 1839, and originally planted with
many orchards, that gave rise to the street names, the Fruit Belt
transitioned to a predominantly African American community
around1970; by 2000 percent of Fruit Belt population living in poverty
increased to 45%, and population decreased to about 3000. xx In 2009 the
population dropped to below 2000, the average income was $23,000 – less
than half of Buffalo’s median income of $46,900 – and less than 13% of
the population had an associate’s degree or higher.xxi The Economic
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Development Committee made a decision in March of 2013 to include
members McCarley Gardens Tenant Association and the Fruit Belt
Housing Task Force in any decisions that influence policy regarding the
Fruit Belt neighborhood.xxii
Fruit Belt Assets
Physical Assets
The neighborhood is home to leafy residential streets, and traditional
wood frame homes (although some have been demolished leaving open
lots or uncharacteristic infill housing). It is within 1 mile of the Buffalo
city center, a 10 minute walk from the Buffalo rail route, and contains
several bus routes.
Transportation routes around the Fruit Belt.
There are also community gardens in several locations, including at the
Futures Academy, the corner of Virgina and Mulberry streets, the corner
of Mulberry and Goodell, and others.xxiii There is also a playground
located at 165 Mulberry St, which was constructed in 2005 as a result of
the collaboration of Fruit Belt United, UB Law School, Teen Challenge,
Locust Street Art, and Daemen College and a gift from Home Depot.xxiv
Churches
The Fruit Belt has long been home to a large number of historical
churches, which are predominantly Baptist. The churches have a positive
effect on the neighborhood by providing various services, such as youth
activities, food banks, and counseling. This is an approximate list of
churches, their locations, and what they offer.
New Mt. Ararat Temple of Prayer (983 Jefferson Ave)
First Centennial Baptist Church (299 High St)
Gethsemane Baptist Church (55 Grape St)
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Macedonia Baptist Church
Macedonia Baptist Church (237 E North St)
Provides a food bank for the local neighborhood.xxv
New Zion Baptist Church (318 High St)
Promised Land Missionary Baptist Church (227 High St)
Old Landmark Church of God in Christ (896 Jefferson Ave)
Greater Refuge Temple of Christ (943 Jefferson Ave)
St. John Baptist Church (184 Goodell St)xxvi
St John Baptist Church’s 45 acre campus is located in close
proximity to BNMC, and houses many developments that were
started by the church. Among the developments that are providing
services to the Fruit Belt community and beyond are:
Aloma D. Johnson Fruit Belt Community Charter School (833
Michigan Ave)
The charter school is a K-4th grade primary school and is in a
partnership with the Fruit Belt Development Corporation (also a
related to St. John’s) and with Daemen College. The school
provides after school and mentoring programs.
Rev. Dr. Bennett W. Smith Sr. Family Life Center (833 Michigan
Ave)xxvii
The center, located in the same building as the charter school,
provides health, education, and recreational opportunities,
including athletic activities; art, mucis and dance classes; after
school programs; health screening; computer literacy; and child
care.
St. John Christian Academy (184 Goodell St)
St. John Baptist Buffalo Hospice House (111 Maple St)
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The Hospice house has an 8-bed inpatient unit that takes patients
from various local hospitals, and provides short-term care. The St.
Johns inpatient hospice unit is affiliated with the Center for
Hospice and Palliative Care.xxviii
St. John Towers (865 Michigan Ave)
The Towers provide about 150 living spaces for seniors in the area.
St. John’s also created multiple corporations, including a credit
union, several community development corporations, a real estate
corporation.
Because of the multitude of resources that St. John’s controls, the
organization could be a very valuable resource for the Fruit Belt
neighborhood, entrepreneurs in the area.
Faith Based Organizations
Urban Christian Ministries (967 Jefferson Ave)xxix
This organization is a non-profit non-denominational Christian home
missionary program that serves the youth in inner city Buffalo, including
the Fruit Belt. It is under the leadership of Alexander Wright, a recent
participant in the BNMC leadership training program.xxx Founded in 1970,
this organization has been providing youth activities and resources, such
as a kids’ club, mentoring services, basketball club, summer camp,
mission trips, food pantry, and community picnics, among others.
Teen Challenge International, USA (124 Locust St)
Teen Challenge is a Christian non-profit organization with locations
nationwide that focuses on helping young men combat addictions by
providing a comprehensive faith-based approach to lifestyle change. Teen
Challenge has a location in the Fruit Belt that works with the community,
and is involved in a multitude of activities, including: National Night Out,
an annual event that raises anti-crime awareness, which has seen an
increase in attendance from 35 eight years ago to over 300 people at the
last event; tending to Fruit Belt community gardens; assisting elderly
residents with snow removal and yard work; community clean ups; and
speaking engagements with local schools and colleges where men in the
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program share their experiences. Teen Challenge cooperates with various
local organizations, such as the Urban Christian Ministries, Fruit Belt
United, and the Fruit Belt Coalition on events such as the National Night
Out. Teen Challenge is working on the construction of New Hope
Women’s Center, because at the time it can only provide services to men
at the current location. The Center will be constructed at Virginia and
Mulberry streets, where Teen Challenge purchased the property with the
help of a $18,000 grant, and $12,000 earned by the men in the program
during their work at the HSBC. The construction of the center is now on
hold due to lack of funding. Teen Challenge holds various fundraisers
throughout the year, including golf tournaments and banquets, and would
benefit from outside investment. Teen Challenge notes that they have had
many successes with their graduates – who come back to the Fruit Belt
and WNY community after the program completion and start businesses
of their own.
Educational Institutions
There are several educational institutions in the Fruit Belt, or in the close
vicinity.
Futures Academy
Futures Academy (PS 37) (295 Carlton St)xxxi
The school is public and provides a pre-K to 8th grade educaton. It is
partnered with the University at Buffalo Urban Development Center,
Daemen College, and local organizations, and participates in local
activities, such as neighborhood clean-a-thons, mentoring, a summer
enrichment program, after school programs, and a collaborative effort with
the Locust Street Art Classes program to provide art instruction to local
youth.
Locust Street Art Classes (138 Locust St)xxxii
This non-profit organization provides free community art classes to any
interested individual, and is funded by private donations, the New York
State Council on the Arts, Erie County Cultural Funding, and many other
organizations. The center provides constructive activities for youth in the
neighborhood, and Teen Assistant positions to long-time members. The
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center also works with other neighborhood schools (Futures Academy and
the local Charter School, for example), to provide art education.
City Honors School at Fosdick-Masten Park (186 E North St)
City Honors is a grades 5-12 program that is one of the top public schools
in Western New York and even nationally. Its students come from many
different Buffalo neighborhoods, including some from the Fruit Belt. Even
though the school is not within the Fruit Belt, boundaries as it is defined
now, it has the potential to be a strong influence on the community.
Community Organizations
There are several community organizations active in the Fruit Belt:
Orchard Community Initiativexxxiiixxxiv
This organization was formed by the graduates of the leadership
development course provided by the BNMC. The nascent organization
will focus on community outreach and events with the goal of promoting
local cooperation among residents and organizations.
Friendly Neighborhood Block Club (100 Mulberry St)
Fruit Belt Coalition (150 Maple St)xxxv
This non-profit block club provides community events such as caroling,
partnered with Teen Challenge to participate in National Night Out, and
advocates for the Fruit Belt residents regarding the parking issues on
Michigan Ave that occur due to the combination of nearby BNMC
development and lack of parking spaces.
Fruit Belt Homeowners’ and Tenants’ Council (326 High St)
This non-profit organization is not a block club, but rather a collective of
residents in the area. The organization addresses any issues that may come
up, including development projects, neighborhood issues that may include
8
crimes or other unwelcome events. The group also provides assistance
with taxes for the elderly, food give-aways, and tutoring programs.
Fruit Belt Unitedxxxvi
This non-profit organization mainly works with youth in the area,
including providing summer activities and jobs. The organization was
involved with building the playground on Mulberry St mentioned above.
Fruit Belt Housing Task Forcexxxviixxxviii
This organization, not a non-profit like the other block organizations
mentioned above, is predominantly active in issues surrounding the
McCarley Gardens development. It works to include Fruit Belt community
input in the development of McCarley gardens, and in the decisions of the
BNMC Economic Opportunity Panel. This organization is also affiliated
with the Restorative Justice Community Peacemakers, who have a similar
goal.
Buffalo Federation of Neighborhood Centers (97 Lemon St)xxxix
The organization runs Moot Senior Center (292 High St) that provides hot
lunches and recreational activities to senior citizens. The organization also
provides adult group home and supervised living services, and youth
summer activities and pregnancy prevention program.
McCarley Gardens
Residential Resources
McCarley Gardens (818 Michigan Ave)
Developed by St. John Baptist Church, this is a housing complex with 149
units. The property is in the process of being sold for development related
to the BNMC, which would require the current residents to relocate,
possibly outside of the neighborhood. This fact, and the fact that Fruit Belt
residents were not involved in the initial decision-making is creating
tensions in the neighborhood, and is the main issue that the Fruit Belt
Housing Task Force is trying to resolve.
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Fruit Belt Towers (233 Lemon)
Partnerships
Daemen College – Fruit Belt Partnershipxl
This partnership focuses on summer and after school programs, and
participation in National Night Out.
UB Urban Development Center and Futures Academy
GO Buffalo Champions
Partnership between GO Bike, BNMC, and the neighborhood that works
on transportation issues
Twisted Pickle, in construction
Businesses
Twisted Pickle Take Out Restaurant (173 High St)xli
Restaurant was opened 4 months ago, and provides both take out and
some seated dining indoors. The restaurant recently joined the Fruit Belt
Coalition, and works together with local organizations, for example
catering a substance abuse meeting at Futures Academy every 1st of the
month. There are people both from the Fruit Belt and from the BNMC that
order at the restaurant. The owner has been making efforts to spread the
word about his business around the BNMC campus by distributing menus,
and creating employee discount incentives. There seems to be an increased
interest in his business, which will hopefully grow in the summer months.
Other restaurants and stores in the area:
Shop n Go (984 Jefferson Ave)
Big Basha market (845 Jefferson Ave)
Citywide Food & Beauty Supply (137 Maple St)
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High St Deli (195 High St)
Conclusions
There are many community organizations that are doing important work in
the community and providing much needed services to the residents of the
Fruit Belt. There seems to be a lot of potential for cooperation between the
organizations and it seems that beneficial development can be achieved
through communication, cooperation, and smart investment in areas where
there may be efforts that already started but lack funding, such as the
Women’s Center for Teen Challenge. The most important avenue for job
creation seems to be the fact that there is a relative lack of businesses in
the Fruit Belt that could service the BNMC area, such as shops and
restaurants. There are several now present but there could be more,
considering how much business could come from BNMC.
BNMC “Master Plan” page of the website
http://www.bnmc.org/explore/master-plan/
ii
Getting Around: A Guide To Destinations In and Around Allentown,
Buffalo Niagara Medical Campus, Fruit Belt, Downtown: Theatre and
Entertainment Districts. 2012 pgs4-5
iii
Buffalo Niagara Master Plan Update report from December 3, 2010; pdf
found at this website http://www.bnmc.org/explore/four-neighborhoodsone-community/
iv
Id.
v
Id at 11
vi
Id
vii
Master Plan Update pg 1
viii
Id at 1-2
ix
Id at 28
x
Id at 30-31
xi
Fruit Belt Development strategy
http://issuu.com/buffaloniagaramedicalcampus/docs/fruit_belt_3-1209_final
xii
Fruit Belt Strategy pg 1
xiii
http://www.buffalo.edu/news/releases/2013/03/041.html Fruit Belt
residents graduate from leadership program offered by UB and other
BNMC stakeholders, John DellaContrada
xiv
Fruit Belt Residents Confront UB Panel, Buck Quigley, Artvoice, Issue
v11n55, December 20, 2012
http://artvoice.com/issues/v11n51/week_in_review/residents_confront_ub;
xv
Legislator Urgers Economic Panel Community Membership, Erie
County Legislature Democratic Majority Caucus,
http://www2.erie.gov/hogues/index.php?q=legislator-hogues-urgeseconomic-panel-community-membership
xvi
Fruit Belt Residents and Homeowners Testify; Artvoice, Issue v12n9,
February 28, 2013
http://artvoice.com/issues/v12n9/week_in_review/fruit_belt_testify
xvii
Id
xviii
Strategy at 5
11
i
xix
Conversation with Professor Taylor
Historical overview of blacks in fruit belt, pg 2
xxi
Strategy at 4
xxii
March 14, 2013, Economic Development Committee Report No. 5,
Chari Thomas A. Loughran
xxiii
Phone interview with Carol Stiegler at Teen Challenge, Fruit Belt
walkabout.
xx
xxiv
http://www.daemen.edu/academics/centersinitiatives/CSCCE/fruitbeltpart
nership/Pages/default.aspx Daemen College - Fruit Belt Partnership.
xxv
Conversation with Zaid Islam
xxvi
St John Baptist Church webpage http://www.stjohnbaptistbuffalo.org/
xxvii
pg 73, March 15, 2001, Nelson A. Rockefeller Institute of
Government Study of Urban Neighborhoods and Community Capacity
Building: Fruit Belt; Beverly McLean
xxviii
http://www.hospicebuffalo.com/
xxix
Urban Christian Ministries website http://urbanchristianministries.org/
xxx
http://www.buffalo.edu/news/releases/2013/03/041.html Fruit Belt
residents graduate from leadership program offered by UB and other
BNMC stakeholders, John DellaContrada
xxxi
Futures Academy website
http://www.buffaloschools.org/futuresacademy37.cfm
xxxii
Locust Street Art website http://www.locuststreetart.org/
xxxiii
http://www.buffalo.edu/news/releases/2013/03/041.html
xxxiv
Conversation with Holly Hutchinson
xxxv
Conversation with Zaid Islam; Linda Freidenberg; Fruit Belt Coalition
Facebook page
https://www.facebook.com/UCMBuffalo/posts/10150873056366727
xxxvi
Zaid Islam, Linda Freidenberg
xxxvii
Zaid Islam
xxxviii
Fruit Belt Residents and Homeowners Testify
http://artvoice.com/issues/v12n9/week_in_review/fruit_belt_testify
xxxix
http://www.bfnc.org/
xl
http://www.daemen.edu/academics/centersinitiatives/CSCCE/fruitbeltpart
nership/Pages/default.aspx
xli
Conversation with Jason Argo, Owner
12