Category: Front Page

Urgent Update: Ongoing Deterioration at St. Ann’s

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St. Ann’s Church remains one of Buffalo’s most significant and vulnerable historic structures. Unfortunately, recent site observations indicate that conditions at the property are worsening—and at an alarming pace.

Preservation Buffalo Niagara is deeply concerned by the extent of recent material removal and the growing exposure of the building’s structure to the elements.

Importantly, St. Ann’s is a designated City of Buffalo local landmark and has been determined eligible for listing on the National Register of Historic Places—making it a strong candidate for historic tax credits that could support its rehabilitation. Despite these tools and protections, the building continues to deteriorate.

Significant Loss of Roof Protection
On the western side of the building, approximately half of the copper roof over the lower side aisle has been removed. This has left large sections of underlayment exposed, along with multiple visible holes in the roof system.
These openings are not minor. They represent direct pathways for water infiltration, which will accelerate structural deterioration if not addressed immediately.
Removal of Critical Building Components
Additional material loss has been observed across several key areas of the structure, including:

  • Removal of metal lining from the stone gutter systems built into the tops of the walls
  • Missing ridge caps along portions of the roof
  • Extraction of metal from the southwest valley of the crossing, resulting in a large opening at a critical drainage point
These elements are not decorative—they are essential to managing water and protecting the building envelope. Their removal significantly increases the risk of widespread damage.
Exposure of the Tower and Upper Structure
The rear lantern and steeple have also been compromised. Much of the metal cladding has been removed, exposing underlying wood framing and architectural elements, including railings.
In addition, attic windows throughout the structure are now open or missing entirely. These openings appear to have been used to access roof elements, including gutters, snow guards, and lightning protection systems. As a result, the interior is now increasingly exposed to weather and moisture intrusion.
Escalating Risk
There is little visible evidence of stabilization or active stewardship on site. In contrast, the pattern of material removal suggests that stripping activity has intensified over time.
Without immediate intervention, the current conditions will lead to rapid and potentially irreversible damage.
A Call for Action
Preservation Buffalo Niagara is urging the property owner to take immediate steps to secure and stabilize the building.
At a minimum, this includes:

  • Closing and protecting all roof openings
  • Securing exposed structural elements from further weather damage
  • Reestablishing basic building envelope protections
  • An alarm system to be installed
St. Ann’s is not just another vacant structure. It is a defining piece of Buffalo’s architectural and cultural history. The loss of this building would be a significant and avoidable setback for the community—especially when viable rehabilitation tools already exist.
We remain ready to assist in identifying pathways toward stabilization and reuse. However, time is a critical factor, and action must be taken now to prevent further deterioration.

Photographs courtesy of: Adam Hudymiak

Preservation Buffalo Niagara Shares East Side Commercial Building Stabilization Model at Statewide Preservation Conference.

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Preservation Buffalo Niagara recently presented at the New York Statewide Preservation Conference, highlighting the organization’s East Side Commercial Building Stabilization Program—an initiative that has worked over the past five years to prevent the loss of historic buildings in some of Buffalo’s most disinvested neighborhoods.

The program was designed to address a critical gap: the need to stabilize vacant historic structures before they reach the point of demolition.
Both Phase 1 and Phase 2 of the program were funded through a combination of public and philanthropic support, including Empire State Development, the Community Foundation for Greater Buffalo, and additional philanthropic partners.

Program Outcomes
To date, nine out of ten of the “Phase 2” targeted properties have been successfully stabilized. These efforts have included securing roofs, addressing structural issues, and preventing further water infiltration—interventions that extend the life of a building and create the opportunity for future rehabilitation. In many cases, these properties were at immediate risk of demolition. Stabilization has allowed them to remain viable assets within their neighborhoods.

Lessons from the Field
During the conference presentation, Bernice Radle and Constance Strother shared both the successes and challenges of implementing the program.
Key challenges discussed included the complexity of working with long-vacant structures and fluctuating construction costs. These realities underscore the importance of flexibility and strong coordination among project partners.

At the same time, several factors contributed to the program’s success:
  • A targeted approach focused on high-priority, at-risk buildings
  • Strategic investment in historically disinvested neighborhoods
  • A preservation-driven framework guiding all project decisions
  • Collaboration between public agencies, philanthropic partners, and local stakeholders
  • Having an experienced team with an architecture and engineering team that understands historic buildings and how to repair them.
A Replicable Approach
The East Side Stabilization Program offers a model for other communities across New York State facing similar challenges.
Too often, buildings are lost because intervention comes too late. This program demonstrates that early, strategic stabilization can prevent demolition, preserve historic fabric, and create pathways for future investment.

Looking Ahead
While stabilization is a critical first step, it is not the final outcome. The long-term success of these projects will depend on continued investment and thoughtful redevelopment that supports neighborhood stability and growth. Preservation Buffalo Niagara remains committed to advancing this work in Buffalo and sharing lessons learned with communities across the state.

A Note of Thanks
We would love to say thank you to all our partners in this program – contractors, ESD, CRS, The Community Foundation, all the property owners,… everyone plays a role here. It takes a village! We are also grateful to the leadership team at the Preservation Conference for asking us to come and speak on this.

Collapse at 102 Johnson Park Raises Urgent Accountability Concerns

A portion of the rear structure at 102 Johnson Park collapsed last week, marking a serious and preventable failure in the stewardship of a historic property.

Located within the West Village Historic District, this building is part of a neighborhood defined by its architectural significance and proximity to downtown Buffalo. The loss of any portion of a structure in this area is not just a property issue—it is a broader threat to the integrity of the district.

This property is owned by Chuck Dobucki, whose pattern of deferred maintenance continues to put historic buildings at risk. The collapse underscores the consequences of inaction and neglect. Chuck was arrested in 2025 for Housing Court violations and just had his property at 2 St. Louis taken by the City of Buffalo under the abandonment act.

Preservation Buffalo Niagara believes this situation warrants immediate intervention. The property owner should be held accountable through housing court, including appropriate fines, and the City should pursue receivership to ensure the building is stabilized and protected from further deterioration.

When properties are allowed to decline to the point of collapse, the outcome is often irreversible. This is exactly the type of situation where proactive enforcement and intervention can prevent further loss.

Photos of the damage illustrate the severity of the collapse and reinforce the urgency of action.

Preservation Buffalo Niagara will continue to advocate for stronger enforcement and tools that protect Buffalo’s historic fabric—especially in designated districts where these resources should be safeguarded.

*Photo: Taken by a neighbor of 102 Johnson Parkway.

Revitalizing New York’s Largest Historic Landmarks: Why the White Elephant Tax Credit Matters

Across New York State, some of our most iconic historic buildings still sit vacant—massive, architecturally significant structures that have shaped the identity of their communities for generations. These “White Elephant Buildings” are too important to lose, yet too large and complex to redevelop without meaningful support. A new piece of legislation, the White Elephant Historic Tax Credit Enhancement Act (S.6021A/A10366), offers a path forward.

For more than fifteen years, the New York State Historic Rehabilitation Tax Credit (NYSHTC) has been one of the state’s most effective revitalization tools. As the fact sheet notes, the program has “leveraged over $17 billion in total project costs from nearly 1,500 projects,” creating thousands of housing units, supporting small businesses, and fueling local economies. These successes demonstrate what’s possible when preservation and smart investment work hand in hand.

But the largest and most challenging buildings—places like the Richardson Olmsted Campus, Central Terminal, AM&A’s, the Hudson River State Hospital, and the Glenwood Power Station—require more. Their rehabilitation costs often exceed $50 million, and many have been vacant for a decade or longer. Without additional incentives, they remain stuck in limbo: too expensive to redevelop, too significant to demolish, and too deteriorated to leave untouched. The proposed legislation directly addresses this gap.

What the White Elephant Enhancement Act Would Do

The bill strengthens the NYSHTC in two key ways:

1. Increases the per‑project cap from $5 million to $15 million
This expanded cap applies specifically to White Elephant Buildings—very large, long‑vacant structures with exceptionally high rehabilitation costs. This change would finally make it feasible for developers, nonprofits, and communities to take on these transformative projects.

2. Extends the entire NYSHTC program from 2030 to 2037
Large‑scale rehabilitations require years of planning, financing, and construction. Extending the program ensures that these projects can be responsibly developed without racing against an expiration date.
Importantly, the fact sheet emphasizes that “no tax credits will be claimed until the projects are completed,” and that the state should expect no fiscal impact in the upcoming year due to the long timelines of these complex rehabilitations.

Why This Matters

Without improved incentives, these monumental buildings continue to generate no tax revenue and often require public dollars simply to stabilize or maintain them. With the right tools, they can become engines of economic development—creating jobs, housing, commercial space, and renewed community pride.
New York has already seen what historic tax credits can accomplish. Strengthening the program for the state’s most challenging buildings is the next logical step.

A Call to Action

The Preservation League of New York State and partners across the state are urging legislators to co‑sponsor the White Elephant Historic Tax Credit Enhancement Act (S.6021A Baskin / A10366 Hunter). Supporting this bill means supporting community revitalization, economic development, and the preservation of irreplaceable historic places.

These buildings have waited long enough. With the right investment, they can once again become anchors of vibrant, thriving communities.