The Best Neighborhoods in Town

By Kyle Patterson

Our region is defined as the sum of its parts. Tying together neighborhoods and working to redefine our city at the micro- level provides many avenues forward to a city on the rebound as Buffalo is. While many point to urban flight and other issues affecting our region, there are handfuls of neighborhoods and towns in Western New York that standout as not only great places to live, but great sub-communities to be a part of. The local flavor presented here is truly unique to our area. As the City of Good Neighbors, we are redefining ourselves as the community of people, places, organizations and businesses that care about our city. Starting at the neighborhood level and growing out, we are influenced,  defining to a degree and changing the perception of our region.  From downtown to Elmwood, Allentown, East Side, West Side and everything in between, Buffalo offers a diverse and  eclectic offering as to where to live. Our hopes here is to highlight some of the best areas and what they are doing to make a  difference and make their neighborhood a great place to live and work.

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The Elmwood Village

Stretching from Forest to North Street and accompanying everything in between the Elmwood Village has garnered a reputation as being one of the marquee progressive urban  neighborhoods in Buffalo. With the mix of artists, good restaurants and amenities including grocery, shopping, housing availability, schools and churches, the Elmwood Village (EV) continues to attract attention and investment. While the area needs no introduction, some of the successes of the neighborhood need to be highlighted. The village has a handful of resources that are causing the work to continue to grow and make the community a high profile neighborhood in our region.  Included in those resources are the Elmwood Village Association and a handful of block clubs throughout the village that make connecting with other people in the neighborhood an easy process making it a community that cares and connects. With coffee shops like SPOT Coffee, food availability from Lexington Cooperative Market, churches and even its own news sources like BuffaloRising.com which covers much of the beat of the neighborhoods in the EV, the Elmwood Village has become a meeting place for many locals. Justin Azzarella, Executive Director of the Elmwood Village Association, a non-profit organization that works with businesses and residents to improve the quality of life for the  entire community says, “Elmwood Village has a unique sense of place and community; there is no place like this place anywhere else in the world!  Take a stroll down Elmwood Avenue and discover 200 locally owned shops, galleries, restaurants, pubs and coffee houses.  Elmwood Village is made up of quiet tree-lined streets, Frederick Law Olmsted designed parks and parkways, beautiful Victorian homes and stately apartment buildings. There’s always something to do in the Elmwood Village; from our weekly Farmer’s Market and free Summer Concert   Series to holiday shopping and the annual Elmwood Avenue  Festival of the Arts.  We welcome you to explore this unique  urban enclave filled with artists, young families, high culture and trendy fashions!”

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Allentown

The Allentown Historic Preservation District—bound by North Street to the north, Main Street to the East, Edward Street to the South, and Plymouth to the West is walking distance from  downtown Buffalo, the West Village, the Elmwood Village, the Fruit Belt neighborhood, and the Buffalo Niagara Medical  Campus. This neighborhood described as “simultaneously high society and bohemian” by the Allentown Association makes up some of the richest history, architecture and culture in our city and is proud of it, showcasing a bit of their culture every year in the now 55 year old Allentown Art Festival, attracting tens of thousands of visitors yearly. In reality the neighborhood needs no introduction and boasts of some of Buffalo’s best culture, food and entertainment. Allentown Association President, Lura Bechtel explains one of the best parts of the neighborhood is the community feel, where you know your neighbors and generally speaking people are friendly without being intrusive. Couple that with the constant flow of things to do like First Friday Gallery walks, affordable housing, diversity, walkability and the historic aesthetic of the area and it is no wonder it is a top neighborhood for people to live, work and play. Included in this community pride is the growing fight against city crime, something Allentown prides   itself in combating and keeping out of the area by partnering with local police and keeping an eye out for your neighbors, an age old adage, that still speaks today. In the end though, Bechtel explains it all comes down to the people, “You can't help but meet people in Allentown, I would love to see someone move here and not meet people right away.”

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Amherst and Grant Streets

A neighborhood on the rise, Amherst and Grant Street on the West Side is attracting a lot of attention of late as businesses continue to open and serve the local community. Led in part by the Grant-Amherst Business Association and the Block Watchers who have for years now promoted the area through their annual Rediscover Amherst Street Festival, taking place in June, the neighborhood is attracting investment from artists, restaurants and cafes taking   advantage of cheaper rent, a growing cultural scene and close  proximity to Buffalo State College. Though some things take a while to catch on, this neighborhood admittedly a work in progress is becoming known as a growing cultural center and one that does not tolerate crime. Defined by Buffalo Rising as an picture of     urban progress the neighborhood continues to thrive in part due to anchor tenants and resources provided by the likes of Wegmans and an upswing in their local art scene that continues to flourish and attract visitors and businesses alike. Cultural Ambassador, Doreen DeBoth of Artsphere Studio & Gallery, 464 Gallery's  Marcus Wise, Jill Hart and local recording studio Starfield’s Production combine to create a number of resources for the  creative type.  Marcus Wise who has invested in his gallery— 464 on Amherst Street says that the influx of news businesses and the steady population uptick accounts for the fact that nothing happens without someone knowing about it in the area. “If people consider moving here I would suggest buying a house rather than renting because of the types of homes and the prices available. Homes are inexpensive and have so much character. For artists there are                  networking opportunities at 464 and of course Burchfield Penny and the Albright-Knox so close.”

      With the proximity to the growing population at Buffalo State College, neighborhood businesses are betting that the  neighborhood will continue to turn and existing businesses continue to invest in revitalizing their current locations. The areas rich architecture and history only serves to add to the possibilities for the area that continues to attract places like Delish—who just moved locations to 414 Amherst Street, between Grant Street and Wegmans.

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Downtown Living

The name Rocco Termini has become synonymous with restorative re-use. His company, Signature Development’s work of converting abandoned properties to high end loft living in downtown Buffalo is a sign of hope. While the neighborhood  scene is unique in that the properties are right in the middle of what was traditionally office towers, Termini has pioneered a new market for urban living  that has caught the attention of many locals.

     Termini has six properties on the market right now to rent with his biggest project in the works at the Hotel Lafayette making him a leader in downtown residential living. Termini has coined the term “Genesee Village” for his string of properties on Oak and Washington Streets just north of Genesee. Included in his  investments are the IS Lofts, Ellicott Commons on 461 Ellicott Street, Webb Lofts on Pearl Street, IS Lofts, Oak School Lofts, Ellicott Lofts and the recently finished AM & A’s Warehouse Lofts. The IS Lofts’ name Termini explains was inspired by the fact that many people look at Buffalo’s past instead of what is now, “So many people in Buffalo keep dwelling on what was  instead of what IS,” said Termini. “What was is gone. We've got to think of what IS.” All Termini’s projects are higher end lofts for rent and include custom modern amenities like stainless steel   appliances, fireplaces, exposed brick walls, oversized doors, air conditioning, and access to storage, laundry room, gym and patios with great downtown views. Termini’s company, Signature Development spared no expense in providing the finest finishes including hardwood floors, daycare and roof playgrounds on some properties and even a business program including answering service and conference room time in the Ellicott Lofts.

     Many of the lofts  also feature indoor parking and beautiful views of Lake Erie and the Niagara River, located just minutes from HSBC Arena, Dunn Tire Park, and the Downtown Theater District. Additionally the Ellicott Commons are a combination of residential and commercial space. There are restaurants, hair salons, and retail outlets at the Commons which helps create critical mass necessary for a self-sustaining neighborhood.

     The Oak School Lofts at 362 Oak Street Buffalo are listed on the National Historic Register which Buffalo's Elmwood Villageensures it has preserved much of the original 1915 luster. Everything from the wide brick halls to the translucent glass numbered doors to the original auditorium have been preserved during the conversion from  traditional classrooms to 29 modern apartments. Together with the rest of the city, it is places like these that are pushing Buffalo  forward.

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South Side

The South Buffalo neighborhood, traditionally Irish-American, centers along the south side of the Buffalo River extending to Lackawanna on the south, South Park Avenue on the west and Cazenovia Park on the east. The residential neighborhood grew in response to the commercial success of the industrial  development in the First Ward. The neighborhood retains its Celtic flavor in area restaurants, churches, and social clubs.   Holy Family Roman Catholic Church, Mercy Hospital of Buffalo and Trocaire College are important community centers.     Cazenovia Creek, a tributary of the Buffalo River, winds through the neighborhood and the beautiful Olmsted Park—Cazenovia Park. The Buffalo and Erie County Botanical Gardens are also located in South Park. Among South Buffalo’s claim to fame are hockey stars, Patrick Kane, Tim Kennedy, Peter Ratchuk, and Mike Ratchuk as well as Tim Russert, a journalist, recognized for his long-time role on NBC's Meet the Press, grew up in this neighborhood and many times told stories of his Buffalo experience. He has been honored throughout the area with a variety of parks and tributes.

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Waterfront Village

Waterfront Village, located off of Erie Street as you make your way to the Erie Basin Marina is a community of high end  residences along Buffalo’s waterfront including numerous condos, townhomes and private homes along Buffalo’s outer harbor. The views to start are absolutely stunning and within Waterfront Village are numerous micro community developments including Waterfront Place Townhomes and The Pasquale at Waterfront Place both developed by Ellicott  Development and both include the best of Buffalo’s fine living with luxury units and custom amenities. The Pasquale at                        The Pasquale at Waterfront Place in Waterfront VillageWaterfront Place which is a new build as of 2008, feature 1-3 bedroom units, all for sale with 35/49 units sold to date. 13 of the remaining units are rented until sold. The property also  includes private indoor parking, and a range of options from one bedroom to penthouse suites. Features include designer kitchens with custom cabinets, granite countertops and stainless steel appliances, luxurious baths with jacuzzi tubs, steam showers and ceramic tile, private central park, and a building attendant. 

The properties in Waterfront Village have attracted people  relocating within downtown, people from the suburbs and those involved in the medical field explained Tom Fox of Ellicott Development, “It made sense for us to build there, it’s a beautiful area, it has been very successful and it was a great opportunity. It’s a beautiful spot, secluded and a lot of great amenities. We went vertical with it to create a nice common space for all the units in our development.”

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University Heights

While University Heights doesn’t necessarily have the brightest reputation, located in the area surrounding UB South Campus, leading organizations along with the help of the University of Buffalo are working hard to turn around some of the not so bright spots. The recently started University Heights Collaborative (UHC) is a community-based group of residents and other interested people working together to maintain and enhance the quality of life for all in the neighborhood. The committees       include: Beautification, Business Involvement, Communication, Neighborhood Watch, and Landlord Outreach. The  collaborative works with residents, property owners, University at Buffalo staff and students, law enforcement officers,  business owners, elected officials, and other community leaders in order to coordinate resources and co-create the future of the neighborhood. The Collaborative also serves as an umbrella organization for Block Clubs and Neighborhood Watch groups in University Heights.

      UB has also partnered and started numerous task forces helping to create a “problem properties” task force to address safety and quality-of-life issues that arise in and around rental properties.

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West Side

 The West Side runs west from Elmwood Avenue to Lake Erie and north from Porter Avenue to Buffalo State College and by area is one of the largest neighborhoods in the city. The West Side neighborhoods have gotten a lot of attention in the past couple of years as neighborhoods like Massachusetts Avenue and organizations like PUSH continue to get attention for their work toward more sustainable housing and better jobs in a part of town that historically has been plagued with violence and drugs, and now is beginning to glimmer with new hope for the future. Community organizations and people that care are  doing their part to begin turning the neighborhood. The  imprint from Extreme Makeover is still lingering, work  projects and suburban youth from Breakout and Love Buffalo continue to invest time and resources into neighborhoods each summer, creating an environment for change. PUSH and               organizations like MAP– Massachusetts Avenue Project are working toward change through creating a sustainable model for a food ecosystem and re-use of vacant lots turned into   urban farms. More non-profits continue to serve the growing refugee population creating a diverse cultural scene and a need for education and services that can help break the cycle of poverty and dependence that are still plaguing the refugee community. The West Side is also home to important  architecture like the Buffalo Psychiatric Center designed by Henry Hobson Richardson, Kleinhans Music Hall &  Symphony Circle and Grover Cleveland High School.

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North Buffalo

Covering a little over six square miles with a population of just over 32,000, North Buffalo is a stable residential community typified by older duplex homes. Hertel Avenue is the main street through the neighborhood and is populated by numerous restaurants, antique shops and Buffalo's most noted movie theater for independent films, the North Park Theatre. Within North Buffalo are numerous outdoor activities and attraction including golf, rollerblading, biking, walking, basketball and the Buffalo Zoo. The area is served by the NFTA bus system as well as  a wide variety of excellent restaurants and small markets offering a diverse selection of foods.

     Within North Buffalo is North Park a neighborhood adjacent to Frederick Law Olmsted's Delaware Park. Tree-lined streets carry the park like setting throughout this neighborhood of beautiful residential properties. The entire park system, designed by Olmsted is an attraction for numerous reasons and as such attracted the investment of numerous home owners enjoying city living in style with some of the most attractive and distinct properties anywhere in Buffalo. Served by Nichols School (private school) on Amherst Street, Bennett High School (public) and private school Holy Angels Academy (Catholic, college preparatory, secondary school for young women) the area was the site of the Pan-American Exposition of 1901. The Buffalo & Erie County Historical Society building (25 Nottingham Court) is the only remaining building from the famous fair and exposition.!