2007 Endangered Buildings List

2007 has proven to be another eventful year for the historic buildings of the Greater Utica area. Landmarks has worked diligently toward preserving our historic past, as architecture is a built art form with which Utica is richly endowed. Our board has been inspirational in its commitment to putting money where its mouth is — many trustees have purchased, own, renovated and continue to personally save a number of significant historic structures in the city. Many have made a commitment to living in or near the central city core. Moreover, as icing on the cake, we are all community-minded activists — volunteers all!

Never before has such a watchful eye been kept on the condition and potential fate of our historic building stock. Yet, for some structures, time, the elements, lack of stewardship and lack of capital have taken their toll.

Last year’s concept of “The Endangered City” — that is, that the entire City of Utica is endangered for myriad reasons — was a departure from Landmarks’ “traditional” endangered buildings lists. While some found that concept intangible, it was a valid assessment — as it was important to indicate that the problem is larger and more pervasive than simply isolated buildings.

Communities that have benefited the most from revitalizing historic buildings have done so by addressing them collectively, as neighborhoods and districts, where common preservation standards apply. It was with that in mind that the 2007 Endangered Buildings list was developed. While we are limited to what we can do to alter the economic and social dilemmas that the area faces, Landmarks can work to influence attitudes and perceptions, and help steer the trends.

Therefore, to better assess where we have made progress (or where we have regressed), we are assessing structures throughout the city by neighborhood, highlighting various structures within and ranking individual buildings, neighborhoods and vistas.

Overall, the verdict this year is mixed, but with definite signs of improvement. It is clear that government cannot do the job alone, but it can be a strong advocate for the best asset this area has besides its residents — its remarkable, historic architecture. But the message must be clear, the vision focused and the commitment solid.

Utica is poised for a renaissance. People are rediscovering the city’s wide range of building stock and its economic potential. Some, like J. Mark Ford of ShipRite Software and Joel Grimaldi of Metalogix, have returned to establish their businesses here. Others, like Black River Systems, have bought out less-than desirable uses and expanded to proliferate their thriving business.

Still others like JetNet have relocated into historic structures and have lovingly preserved and restored them into functional showpieces worthy of preservationists’ commendations. And yet others like Jeff Avalier of Castle Recording Studio have come from elsewhere to find Utica a vast, under tapped resource of potential worthy of consideration and investment.

As an added level of protection, the time appears to be right for the City to work with the New York State Office of Parks, Recreation and Historic Preservation (SHPO) to expand Utica’s Scenic and Historic (Preservation) District to include a greater number of our prized buildings.

The process is slow and tedious — but it is worth the fight! If it weren’t for the dedication of those associated with the Landmarks Society, we would no longer have such gems as The Stanley Theatre, Union Station, Old Main, Hotel Utica, The Rosemont Bed & Breakfast, 3 Hopper Street, 3 Steuben Park, The Swan Memorial Fountain and many others.

The goal of the Endangered Buildings list is to sound the alarm and focus the attention and resources of this organization, the citizens of Utica and our elected officials on the most threatened. This does not mean that because a structure is not listed it is not worthy of preservation. Demolition and loss of these irreplaceable buildings is forever.

Our architecture is our heritage, our history and our sense of place. It must be treasured. We owe it to those who built before us and those who will build after us.

2007 ENDANGERED NEIGHBORHOODS (RANKED 1-5)

1. RUTGER-STEUBEN PARKS, PARK AVENUE (#1 in 2006)
The perpetual neglect and extended vacancies of #1 and #3 Rutger Park (deterioration of roofs, unheated, failure to maintain, etc.) continue to be among our most significant emergencies. Coupled with this are the closing and sale of #4 Swancott Home, the listing of #5 for sale and the extended vacancy of #7, the former Teamsters building, and the vacancy and degradation of the home on the corner of Park Avenue and Lansing
Street. These disturbing trends place Rutger-Steuben squarely at the number one position.

Equally disturbing are the trends along Park Avenue, particularly in the 1000 block (broken windows, perilously neglected, spalling brick, working without a building permit). Continued extended vacancies, stalled renovation projects and general deterioration must be reversed to bring this neighborhood back into vibrancy. Despite some positive steps this district continues to top the endangered list.

2. BAGG’S SQUARE EAST AND WEST (WAS #3)
Long-term stagnation of progress in this historically significant district has caused it to move up in priority. While strongly stabilized by Union Station, The Children’s Museum and JetNet (former Hurd Shoe Building), Bagg’s Square (East) needs a master plan that addresses parking and the former R.E.A (Railway Express Agency) building. Plans have been proposed for this structure, with the most promising being a place for a farmer’s market and/or an “antiques row” with a number of different dealers and shops. Its unique architecture provides a development challenge and interesting opportunities, but the east end of the building is becoming progressively worse, as is 400 Main.

With the closing and sale of the Doyle Hardware building, the ante has certainly been raised to make significant long-term progress in turning this area around. Historically accurate or complementary façade improvements to the former Daily Press Building (Gaffney Communications) would greatly benefit the area’s aesthetics.

A section of even greater issue is the Lower Genesee Street Historic District/ Bagg’s Square West. Buildings we cannot afford to lose include the former Jacoby Appliances Building (badly compromised roof, water damage, vacancy) and its neighbor at 100 Genesee (vacant, absentee landlord, structural stress evident).

Mechanics Hall, among the city’s most historic structures, needs roof work soon. There are also a number of former railroad buildings (O&W freighthouse, New York Central Tower 30, and Lackawanna switchman’s tower on Schuyler Street) that are historically important but face uncertain futures.

3. DOWNTOWN CORE (WAS #5)
The quest to create parking that may or may not be needed by tearing down vacant and presumably deteriorating structures continues to dominate people’s concerns. Much of it is a result of creating an easy fix to a daunting problem, i.e., what to do with vacant, deteriorating structures.

The former New Century Club at the corner of Genesee and Hopper streets, now vacant and owned by the City, has had several roof issues, break-ins and vandalism due to a lack of attention and funds. Great building fronts, such as 238 Genesee Street, one of only a handful of cast iron facades in our area, need specialized, detailed, sensitive and immediate care.

There are several other structures, notably the Federalist Row Houses in the 400 block of Lafayette Street (compromised roofs, broken windows, cornices damaged/collapsed, brick/mortar deterioration), that are among the city’s oldest remaining structures, but which are becoming seriously distressed.

The vacant Jones-Haberer, (former Foto Fair) building is a great commercial anchor on Columbia Street whose roof needs attention. This building might be well suited for apartments, with commercial uses on the ground floor. The Security Building on Bleecker Street and the Morehouse building on Columbia are also large commercial structures that have serious roof leaks and actual structural collapse.

Clear vision, imagination and finding the right entrepreneurs who are not afraid of challenges are needed to make these projects work.

One only needs to look at cities as close as Syracuse, or as far as Venice, Italy, where the streetscapes and urban fabric are considered so important that buildings are maintained even during long vacancies. In Buffalo, downtown street wall façades are retained as a last resort even if the entire interior is gutted and a new interior is developed, often combining two or more buildings into one larger structure behind the historic building front.

Special attention for historic façade restoration and reconstruction needs to be taken in the downtown core. At the very least, storefronts need to be recreated into something more complementary to the historic nature of the area as it appeared prior to the bland “modernization” movement of the 1950s and 1960s eliminated much of the inspired and appealing detail. This is where the Scenic and Historic Commission and the Department of Urban and Economic Development can make a significant impact. We cannot afford to lose these façades because they maintain the urban streetscape that defines Utica.

4. BLEECKER-MOHAWK-BROAD STREETS (WAS #4)
While there appears to be welcomed movement toward a celebration of Utica’s ethnic diversity in this area, several large-scale industrial buildings may soon disappear from the scene. These are a throwback to Utica’s industrial past and are a potential opportunity for the future. Besides good-sized and inexpensive live/work artists space, they can serve as incubator buildings for start-up companies (which some on Broad Street already do).

The former Charlestown Complex is showing signs of escalating deterioration (failure to maintain, dependency buildings have collapsed roofs and are in hazardous condition).

There is strong concern over plans to demolish the “Meyda Tiffany” block (former Big Daddy’s and Food Bank) for parking while at least two of these buildings at the western end of the block can be rehabilitated. The character of this neighborhood continues to be lost through inappropriate construction materials such as stucco, corrugated metal and vinyl siding, as well as bad or inappropriate repair and work without a permit.

5. WEST UTICA (WAS #2)
Although the condition of West Utica remains in jeopardy, there has been much discussion and many planning sessions to help guide this district forward. Landmarks’ subcommittee looking after Old Main and the surrounding campus (The Old Main Redevelopment Advisory Committee — OMRAC) is exploring different avenues for significant surplus properties on the site.

But long-established sites previously thought safe, such as the CAG Building, are beginning to show signs of becoming endangered. The area’s mill-era housing is aging, with some being badly or inappropriately repaired. Dunham Hall on the Mohawk Valley Psychiatric Center Campus as well as the massive Brigham Hall are rapidly reaching the point of no return (compromised roofs, water and mold damage). Continued diligence and discussion are critical.

These neighborhoods are not ranked:

VARICK STREET
Despite some of the best progress and attention in the city of late, the Brewery District still faces challenges. The Pasquale’s Pizza building is another rather large commercial structure with great upper floors potential, but which faces questionable stewardship and mounting issues with the building envelope and deterioration. The recent Observer-Dispatch editorial that spoke to the need for diversity of uses and endeavors to make this district as successful as Syracuse’s Armory Square is right on the mark.

ONEIDA SQUARE
Oneida Square is an awakening giant that has made some significant progress in the last year. Examples include ShipRite Software, the upscale Nolita apartments and encouraging trends toward a comprehensive façade improvement program. However, the Knights of Columbus building remains vacant as that organization weights its options, and Oneida Castle (active leaking, collapsed floors) and 1210 Park Avenue (holes in roof, collapsed ceilings, extended vacancy, fire damage) are neighborhood anchors that have no rescue plan in sight.

EAST UTICA
There is a new trend that has been growing in popularity across the city, but is perhaps most prevalent in East Utica: “stuccoization” (to coin a phrase) of existing structures with synthetic stucco or E.I.F.S. (Exterior Insulation and Finish Systems). While it is critically important to maintain a building’s exterior envelope, it is equally important to note that some materials and methods are inappropriate for certain applications and could actually be detrimental if applied incorrectly. It is far worse to see this trend appearing in the Downtown city core, where buildings begin to resemble the “blah-chitecture” of the suburban sprawl malls.

CORNHILL
Cornhill faces challenges that, it was hoped, would have been somewhat addressed by the infusion of money from the Hope VI project. While this has yet to bear much fruit, increased law enforcement presence and zero tolerance will certainly help in the short-term, while the long-term plan unfolds. Among noteworthy buildings is the abandoned former Roosevelt School that is escalating in deterioration and vandalism.

NORTH UTICA
Herkimer Road and Riverside Drive are well-maintained overall. However, commercial development is compromising the character of this historic corridor. The John G. Weaver House (deterioration/ lack of maintenance, piles of debris and garbage) and the First Baptist Church on Herkimer Road (needs moisture remediation/ painting) require attention.

SOUTH UTICA/UPTOWN
The Genesee Street corridor is in admirable condition and is an excellent example of productive mixed use of historic structures. The recent purchase and renovation of the Uptown Theatre, The Uptown Plaza Liquor Store and 2108 Genesee Street, as well as the ongoing revitalization efforts of small businesses like Domenico’s Café, are models to be emulated in other Utica neighborhoods.