Buffalo Development

Buffalo Pipe Dream: The Webster Block and the Sabres

Chris Ostrander2 Comments

Part two of my Pipe Dream series will focus on the Webster Block and in what direction this prime piece of realty may go. Read part one on the Central Terminal here.

Just over a year ago it looked as if HSBC would bounce down Main Street to build a sparkling new office building across the street from the glass-faced Atrium. Weeks after that announcement the bank decided to go in the opposite direction, selling off local branches and consolidating a number of operations. That left the parcel of their potential development sitting empty once again.

Currently standing as a parking lot, the Webster Block blends nicely with the green fields and lawn chairs of Canalside, plus the Cobblestone Parking District that sit nearby. However, it seems as if Bryon Brown wants to fast track development on this prime piece of real estate.

Based on what I’ve read, the possibility for a multi-use facility run by the Buffalo Sabres is pretty exciting. I previously worked up an idea on a practice facility for the Sabres to be built in the Cobblestone District. With the alleged interest in the Webster Block, I’ll tweak my original plan to fit. My recent thoughts on this project go beyond just an arena capable of housing a junior team. I think a proper mixed-use development would serve the Sabres and city well.

Like George Costanza, I like to pretend I’m an architect but have no real skills in the field. So this may come off as completely backwards. Ideally, the arena would occupy the lower floors of the structure – possibly being built a story or two underground if necessary. The shops and restaurants would be on the second level, with access from ground floor entries and a skybridge with First Niagara Center. I’d also have a modest tower built on the corner of the lot fronting Scott St., nearest to the Donovan Building. Continue reading →

Buffalo Pipe Dream: The Central Terminal

Chris Ostrander2 Comments

The past few years have seen a surge in development within Buffalo’s city limits. A great deal of attention has been paid to the action (or inaction) down on the waterfront, but there has been a plethora or projects popping up around the city.

The Central Terminal could be a perfect home for the NFTA along with Amtrak, bus and high-speed rail service.

I would never claim to be an expert on urban development. But I’ve certainly made my way around North America enough to know what I like, what I hate, what works and what doesn’t in various cities. No I’d like to lend my experiences to some big picture concepts for projects around Buffalo. I have always wanted to use this space to start conversation and this Buffalo Pipe Dream series is designed to do just that. None of the thoughts I have come up with are attached to any sort of development plan and they shouldn’t be considered in that light. Each idea has been conceived with no concern for cost or how obstructionists or conservationists may view them.

Again, the point of this exercise is to share some thoughts and create conversation. I encourage you to use Twitter or the comments section to tell me how terrible my ideas are, what you like, what you hate or what could be improved on. Maybe you just want to chat about what could be done one day, share your thoughts. If there is one thing this city needs it is fresh ideas. Hopefully we can come up with a few during the series. Project number one? The Central Terminal.

The Central Terminal, to me, stands as one of the beacons of opportunity in the city. While there is little more than houses in the immediate vicinity; the Central Terminal sits in an interesting spot along a number of rail lines. Namely, the right-of-ways owned by NFTA that connect up to the airport and UB North. Developing the Central Terminal could work in concert with extending the Metro Rail. Continue reading →

Don’t just provide access, provide attractions

Chris OstranderLeave a comment

A recent setback with the pending sale of Outer Harbor land has brought additional debates to the surface of how the valuable waterfront property should be used.

Ensuring that public access is maintained by whomever ends up buying the property has suddenly become a key concern with any future sale. For the outer harbor, a vast expanse of underutilized property has begun making rounds in the news cycle as the NFTA attempts to unburden themselves of what seems to be an operational and budgetary albatross for the Authority.

Recent press would indicate that the impending sale has not just been moved to the back burner, they have been taken off the stove altogether. Again, as citizens hoping for a truly wonder waterfront, we need to wait.

Hurry up and wait could probably substitute quite well for other phrases that have been tossed around the discussion regarding the development of Buffalo’s waterfront. After all, what’s the big deal with a few more months or years of delays after decades of waiting?

Perhaps the plan that had been put forward by Bear Development wasn’t going to be the very best for the outer harbor, but we won’t know either way. Obviously with the NFTA shifting gears with the development plans there won’t be a singular direction as to what citizens can expect. However, with all the talk for public access, I wonder what exactly will there be for the public if no developers are ever pegged? Continue reading →

Casino redesign and Webster Block building momentum downtown

Chris OstranderLeave a comment

The recently released design for the Seneca Buffalo Creek Casino struck me as a big middle finger to every person who has spent the better half of a decade trying to hold up and halt the progress of the downtown casino.

The release of the design came out just ahead of the official announcement of the RFP for the Webster Block – one of the pivotal lots in and Canalside and the First Niagara Center. According to reports, the plan for the Webster Block will come out in June with the possibility of construction on a new project to coincide with that of the Donovan Building and the casino just a few blocks away.

Construction on the casino is supposed to be complete in 2013, but we will see how many lawsuits are filed in hopes of stalling the project. One of the ideas behind the scaled-back casino project was to allow the surrounding neighborhood(s) to prosper from those patronizing the establishment. In theory, it is a good approach to take; allowing casino-goers certain services from the nearby restaurants and FNC will keep people moving throughout the area, rather than confining them to the casino. This is the type of thinking I can get behind.

If I’m being truthful, I don’t love the redesigned casino. The entire project is nothing more than a nice looking building buried in a sea of parking lots. I understand the need for parking – it is something that has been lost on many – but it would seem as if the assembly of lots may be more of an antagonistic piece of design. I can’t say I blame the Seneca’s for such action, regardless of the actual intent. This project was once a giant hotel and casino project complete with a performance hall. It may have been expected to act as a silver bullet for the city, which was an incorrect designation. However, the hotel tower and gaming hall would have brought a serious attraction just steps away from FNC. However, numerous lawsuits and the claim of a dipping economy held up the project and eventually led to the pathetic embarrassment that has graced the corner of the lot since 2008.

Now the casino will be nothing more than a complimentary piece of the puzzle, rather than a major part of the big picture approach to a district starving for development.

The reason I offer such an opinion on the casino itself is that the potential project to be built on the Webster Block could have some relationship to some of the ancillary amenities offered to casino patrons. The Webster Block project will undoubtedly have an impact and ties to the development of Canalside. At least it should.

Continue reading →

Further additions coming to Buffalo’s waterfront

Chris OstranderLeave a comment

After a decade of announcements, renderings and eventual letdowns with regard to most development around Canalside, the ECHDC went out and just did something. I don’t hate it either.

There has been some discussion over the past year about putting more public art in and around the waterfront, specifically regarding putting murals on the Connecting Terminal elevator and lighting up a number of the grain elevators along the Buffalo River. Now it appears that the ECHDC also plan on lighting up the Skyway, too.

The story (link above) came out with little fanfare as the lighting process seems to be in the preliminary testing phase. However, I’m glad the ECHDC decided to take this step without giving those against the move time to whine, complain and sue. According to a first hand account, the setup is very basic at this point. More from friend and 2ITB reader Andrew Kulyk:

Light sources are on portable stands and reflect onto the supports. I assume the permanent lighting will be somehow affixed to the concrete itself. Three supports are lit up in the testing phase and change colors. Looks totally awesome.

Only a few support legs are lit at this point. That is ok, obviously those in charge have decided that if the Skyway won’t be leaving anytime soon, let it become part of the neighborhood. The Peace Bridge looks fantastic bathed in changing LED lights, I don’t expect the Skyway to turn into the Golden Gate, but the LEDs will at least help turn a hulking barrier into something less obstructive than before. Continue reading →

Getting behind lighting the grain elevators

Chris OstranderLeave a comment

Yesterday’s post on the decision to accept proposals for a children’s museum at Canalside was particularly venomous. There was a bit of Canalside news that came out yesterday afternoon that I did want to address.

It would seem that ECHDC is prepared to shell out some dough to light up grain elevators along Buffalo’s waterfront. Without coming across as a complete hypocrite, I have to say the plan to light the grain elevators is a good one. I’m a pretty well documented opponent of the lighter, quicker, cheaper approach, but this is an instance where the strategy makes sense.

The grain elevators that line the Buffalo River are great cathedrals of Buffalo’s industrial past. They’re so formidable that they’re virtually impossible to demolish – without ridiculous overhead – and they possess a “rugged masculinity” in terms of architecture. The simple fact that these behemoths are so massive and immovable makes them a potential albatross for waterfront development. Finding a simple use of them is nearly the only solution.

A very rough mock-up of how the Connecting Terminal Elevator could look.

There are options out there for utilizing the elevators for something other than a movie screen. However, such plans would be ridiculously expensive and quite difficult to pull off. Personally, I’d love to see the Connecting Terminal (pictured) serve as the terminus for a full tour of Buffalo’s grain elevators. If possible, the roof could be reinforced and renovated to provide the foundation for a grain elevator museum with unparalleled views of the lake, river and city. The museum would be the starting and ending point for a tour that would take people up the river through to elevator alley to teach all about the history of the grain elevator in Buffalo and around the country. Not to mention, a museum on top of the Connecting Terminal would look fantastic.

For the time being, it would seem as if public art and LED lighting will have to do regarding the use of Buffalo’s grain elevators. Like I said, this is a great decision.

Continue reading →

Proposed children’s museum moving Canalside the wrong way

Chris OstranderLeave a comment

This is to be the year that Canalside reaches critical mass. The excavation and construction of the canals should be underway soon and some visible progress at the Donovan Building should come by the summer.

The first step of the Canalside development (Commercial Slip, Naval Museum etc.) was a great step forward. It was a sign that waterfront development was being taken seriously and that the district was to be a year-round attraction for those around the region.

Will this type of atmosphere ever be accomplished based on the current trajectory of Canalside?

However, recent years has seen the project hijacked by obstructionists and those who wish to revert Buffalo to 1901. Larry Quinn was forced out of involvement by those who wished to avoid the big box, commercialization of the district. Even re-tooled ideas for a retail-based development were squashed by a vocal minority. Now, we have been stuck waiting to see “the waterfront we deserve” materialize. It would seem that waterfront isn’t in the cards.

I should point out that I was never in love with the idea of plopping Bass Pro on a prime downtown parcel. Part of it never translated for me. My biggest turn off was the fact that Bass Pro didn’t attract a broad audience. However, using Bass Pro as a catalyst made total sense to me. So, with that in mind, I was always ok with utilizing a major centerpiece to carry the Canalside development.

It would seem as if ECHDC is prepared to take one major step forward with regard to their plans for the massive hole that once was home to The Aud. A children’s museum is one of three projects that are proposed for the former Aud site. Passing such a plan off as part of “the waterfront we deserve” is rather embarrassing.

First of all, the goal of the Canalside was to attract people of all ages to Buffalo’s waterfront. A children’s museum doesn’t accomplish that feat. Not in the slightest. This plan eliminates a major portion of the public who is expected to frequent this district; young, unmarried men and women aged 18-30. Not to mention the fact that the Strong Museum is an established attraction just an hour up the Thruway.

Allow me to point out that the children’s museum isn’t all bad. There sounds to be a few pretty intriguing features to be part of the museum – the canal, locks and grain elevator to be exact. However, it doesn’t get past the fact that this plan is designed for a specific audience, not everyone. If Canalside is to turn into the incredible attraction everyone expects, this museum will not be the harbinger for such progress.

Comparing the other two proposals, I agree that the children’s museum is the best choice. What I disagree with is placing this project on the prime piece of real estate in Canalside. Continue reading →

Another athlete bags on Buffalo, maybe it is time to answer the bell

Chris OstranderLeave a comment

This is the part when everyone is supposed to freak out. You know, when everyone stands up, puffs their chest and says how Buffalo’s heritage is fantastic, the architectural history is unparalleled and you simply don’t know this city unless you’ve lived here.

Brad Marchand likes to try an injure people, he does not like Buffalo.

When Joffery Lupul first started ragging on the city, Buffalo as taken some heat from athletes in the NHL and NFL for the fact that the city isn’t as nice as the ones they call home. Lupul, Tom Brady and now Marchand have all had their pot shots as of late. Sure it stings to hear people say our city stinks, but are they really that off base?

This just in, Boston is a cooler city and has more things to do than Buffalo. Yeah, no kidding. Also in the new today, it is cold out, the sky is blue and Marchand’s nose would be mistaken for a shark fin if he was doing the backstroke. Comparing Buffalo to Boston or Toronto would be like trying to compare Channing Tatum to Tom Hanks. There is no common ground for comparison, aside from the fact that Buffalo and Boston are both indeed cities.

Where I take offense is not so much in the comments made by Marchand, but in the fact that Buffalo is still treading water rather than attempting to improve the city. Sure the swarm of bees becomes infuriated when the nest gets poked, but everyone is content to stay inside unless otherwise provoked. Continue reading →

Canalside potential grows with Marriott annoucement

Chris OstranderLeave a comment

With the news that a Courtyard by Marriott will occupy the balance of the Donovan Building, development at Canalside appears to finally be ramping up.

According to the Business First report, the Marriott will fill the balance of the remodeled Donovan Building once it is completed late in 2013. The Marriott is expected to occupy the second, third and fourth floors with Phillips Lytle covering the upper four. The first floor has space to house retail or restaurant space.

This is a major step forward in the development of Buffalo’s waterfront district. Event when plans for the Donovan Building were unveiled, there wasn’t a commercial tenant like this to anchor the second half of the building’s space. With a national hotel chain placing 96 rooms and the potential of 192 beds a few feet from Canalside and a stone’s throw from First Niagara Center, the Canalside development now has a true cornerstone.

When Phillps Lytle announced they would be moving into a re-skinned Donovan Building last year, it was a huge step forward. With a national tenant signed on and the potential for two restaurants to anchor the ground floor, this is now a building that will attract some staying power to the Canalside district.

Perhaps the most important development with this announcement is the fact that a national chain has identified Canalside as an attractive destination for business development. With Marriott in their back pocket, Benderson can truly begin luring big names to build or occupy the Canalside development. Continue reading →

Ted Black wants major NHL events, is the city ready?

Chris Ostrander1 Comment

Ted Black came out of this weekend’s board of governors meeting with a mission that he has trumpeted many times over the past 12 months. He wants to host anything and everything related to the NHL.

Whether it be the All-Star Game, Draft, Winter Classic or something so cool we haven’t even heard of it, Black and the Sabres want in. Unfortunately the Columbus Blue Jackets will host the 2013 All-Star Game before the event is skipped for the 2014 Winter Olympics in Sochi. However, being passed over for next season may be in the best interest for the Sabres as a team (and management) and the City of Buffalo.

Frozen canals and real attractions would make a great venue for All-Star festivities.

First of all, it is totally awesome to think that Ted Black is going into every BOG meeting and lobbying for the Sabres to host the any major NHL event. This is just another one of those tangible examples of what this ownership group is doing to make Buffalo “Hockey Heaven”.

Going into All-Star weekend, 2012 Draft and 2013 Winter Classic hosts had already been chosen. Also, considering the Leafs will be the visitors for the next Classic, it is safe to assume the Leafs will be due to host in the near future. The decision on who would host next year’s All-Star game was to be made this weekend; giving Black the opportunity to pull for Buffalo as the hosts.

With Columbus hosting next season and the Olympics likely cancelling the 2014 event, the next All-Star Game without a host will be 2015. Looking at all the secondary factors; that should be the game Buffalo pushes to host.

To begin, First Niagara Center is a perfect arena to host an All-Star game or any other major NHL event.  Between the original features (pavilion, Harbour Club, congregating areas) and the new additions (laser beam Zambonis and locker room renovations), FNC is a class-A venue for any major event. It is the area outside the Arena that is ill prepared. Continue reading →