Buffalo Development

Mainly focused on my pet project, Canalside. Also has posts on other development projects throughout the city.

The 2ITB Plan for a Bills stadium

Chris OstranderLeave a comment

The Bills sale is going to close before we know it and the focus will shift from who will be purchasing the team to what that new owner plans to do for a new stadium.

More than a few opinions are floating around currently and this week’s Artvoice cover story goes into great detail about a very cool plan for a new stadium in the heart of downtown. It is a phenomenal article written by a pair of stadium experts with the details worked out and planned by a true expert.

I really love the idea of depressing the 190 and eliminating a great deal of the barriers that sever the central business district from the waterfront. My concern is that the costs associated with such a project would ultimately doom this plan, despite its resounding brilliance. There won’t be a better alternative in terms of quality, preparation and vision compared to what Andrew Kulyk, Peter Farrell and the rest of the Artvoice crew came up with.Bills

That being said, I decided to break down and share my own personal pipe dream for a downtown stadium. In a previous post on this site, I alluded to my interest in utilizing the Perry Projects as the site for a new stadium. I love the proximity to Canalside and First Niagara Center along with the opportunity to reinvigorate a district that has been whittled down to a single block of buildings.

This plan is contingent on one major factor: the development of an adequate replacement to the current Perry Projects. If there isn’t a feasible option for relocating the residents of both the towers and two-story apartments, there is no reason to think about a stadium on this site. Ideally the BMHA (whose office near the Perry projects would need to move as well) would be able to take advantage of the countless vacant lots throughout the city to develop a replacement project. Getting funding for this project from the future owner would certainly go a long way in financing the construction of the new units while aiding in gaining approval for such an undertaking.

Assuming that a new home for the Perry Projects is found, the rest of my proposal follows in a fairly simple path. Upon replacing the Perry Projects, I’d see both the currently occupied buildings along with the vacant ones further south demolished to make way for new development. Everything between Chicago and Hamburg St. could be removed and that land would serve as the location of the new stadium. There would be space for new offices for the Bills as well if that was deemed a necessary addition. You’ll notice that I’m leaving out the field house because I feel that the current one serves the team too well to simply be cast aside. Continue reading →

Food Truck Tuesday Needs more Space

Chris Ostrander2 Comments

Food Truck Tuesday is awesome.

Food Truck Tuesday is awesome.

Food Truck Tuesday is awesome.

Food Truck Tuesday really is awesome. It’s one of the coolest things Buffalo has going on in the summertime. However, it’s quickly outgrown the space it occupies in Larkin Square and I wonder what the result will be if something isn’t done to address the layout of the weekly event.

The sole issue at hand is simply that too many people want to be down in Larkinville to enjoy great food and sunny Tuesday evenings in the summer. But the popularity has resulted in massive crowds that not only create massive lines at many trucks but also a sardine-like experience in every other portion of the square. Next summer’s iteration will need to find some sort of plan to help disperse the crowd. Continue reading →

Reserving green space and public access to the Outer Harbor is key

Chris OstranderLeave a comment

Things have shaped up over the last few months around Buffalo’s waterfront. Approximately a year removed from a relative low point in construction and planning – punctuated by the removal of Pike Construction from the Aud site – things have hit a definitive upswing.

The Erie Canal Harbor Development Corporation has recently taken control of Outer Harbor land and are currently working to identify the proper direction for the property. The public hearings on the land appear to reflect the desire for park space to occupy most, if not all of the ECHDC-held land. As someone who has longed to see true progress along the waterfront in the form of a mixed-use, entertainment district I feel that this seems like a terrific way to go for the Outer Harbor.

If the Outer Harbor was kept as green space that maximized public access thanks to the acres and acres of land, the Inner Harbor and Canalside could be left to grow as the entertainment district it’s been slated to become since the first drafts of the master plan were laid out. A relationship of public access and green space along the Outer Harbor and mixed-use development on the Inner Harbor would not only appease nearly every sector of the public, but would also allow the ECHDC to keep their focus on each topic without being spread thin.

Of course, that means that the Outer Harbor is indeed pegged to become a sterling waterfront park. It seems doubtful that the Outer Harbor is used for a football stadium, residential development or any other sort of large development. This is a space that is already dominated by a number of linked green spaces that could be further enhanced if the space was enhanced further. Continue reading →

Connecting the dots between Hofbrauhaus and Canalside

Chris OstranderLeave a comment

It’s been a long time since this much news has come out about Canalside in such a short period of time. Aside from one small announcement that ECHDC will be waiting to develop the north portion of the Aud Block it’s been all great news for the epicenter of Buffalo’s waterfront development.

The building on the right will be bringing a beer garden to Canalside within the next year and it might just be the home of the previously announced Hofbrauhaus.

Today’s news included a report that Pizza Plant will be occupying the ground floor retail space in One Canalside and adding another food and entertainment option to the area around Canalside and the arena. The best part of that news is that there’s potential to see Pizza Plant open and operating right around the same time that HARBORCENTER and (716) open their doors.

Another report indicated that Pizza Plant and (716) will have company along Washington Street as Benderson has begun to work on developing a yet to be unnamed beer garden for the South Block. The Buffalo News report says the beer garden is at least a year away, which would probably slate it for a late-2015 opening. Continue reading →

Finding a home for concerts along Buffalo’s Outer and Inner Harbor

Chris Ostrander1 Comment

If there’s one summer entertainment option that Buffalo lacks as compared to similar cities it’s an actual concert venue. The stage setup at Canalside makes for a great setting for concerts, but the temporary status makes for an underwhelming venue. The same can be said for the Outer Harbor stage, which has drawn big names but lacks amenities.

At some point in the near future there should be active construction on a number of the parcels at Canalside. When that process begins it will spell the end for the temporary stage and the current set up along the Wharf. Additionally, with the wheels in motion to formulate a master plan for the Outer Harbor State Park, there could be a possibility that the Outer Harbor Concert series needs to relocate.

One way or another, both current sites are potentially in line to be nudged out of their locations due to future development plans. There’s much more flexibility with the Outer Harbor given that there’s no clear direction on how the park land will be developed and the massive amount of space can and should allow for a proper amphitheater to be included in the plans.

Look no further than the concert space at Millennium Park in Chicago for a guideline on this project. While Buffalo’s version doesn’t need to be nearly as big, something that can serve as a real venue as part of the Outer Harbor project should be part of the plans.

Conceivably a slightly larger venue on the Outer Harbor and a scaled down version near the Inner Harbor could co-exist. The two entities work in unison now so it shouldn’t be a stretch to think that a big venue for large acts can settle on the Outer Harbor while a smaller, but still permanent, stage could be built near Canalside. If you’re looking for a comparable to what I envision for the Canalside venue, check out Nautica Pavilion or Stage AE.

That particular point (using those two venues as an example for Canalside) is a point that I’ve harped on ad nauseum, so I don’t wish to linger on finding a parcel within Canalside’s footprint for such a project. One idea that recently came to me was using the land along the Outer Harbor that’s just across the river from Canalside. Use of the land would be nearly entirely reliant upon the completion of the proposed Outer Harbor Bridge, but it would also solve the problem of the future space problem across the way. Continue reading →

ECHDC can maintain positive momentum with some smaller projects

Chris OstranderLeave a comment

Since the first announcement and rendering of Canalside was released in what seems like 2004, it’s been something I’ve been passionate about following. I’ve experienced the waterfront in Baltimore, Vancouver, Pittsburgh and many other cities and I’m eagerly awaiting the day that Buffalo’s impressive project is finally complete for the world to enjoy.

Getting to that complete point has taken a bit longer than expected. Much longer than expected, actually. A myriad of issues and hurdles that include, but aren’t limited to obstructionists, contractor issues, hold ups in Albany, obstructionists again and even poor leadership at times. It would appear that the ECDHC has finally gotten things on the right track although we’re still waiting to see the train pick up some speed.

With the first Whipple Truss bridge in on the Aud Block site and the accompanying Swartz bridges should be in late in the fall. Additionally, reports indicate that the bids for the trio of buildings on the southern portion of the Aud Block will be out this summer and those buildings will be ready to open in mid-2016.

All of that is tremendous news. While the timeline on the first three buildings on the Aud Block – and really in all of proper Canalside parcels – is lamentable, real progress will be seen in the coming months. When you consider how stagnant any real development has been at Canalside, this is a terrific sign.

However, Dee also managed to slip in a statement that development on the North Aud Block will be taking a downshift for the time being. From The Buffalo News:

“Two buildings and a parking ramp planned for the north block are now on hold, Dee said, while they wait to see how the various developments emerge.

Restaurateurs and retailers have expressed interest, Dee said, but they’re waiting for the buildings to go up before making a commitment. He said he has directed them to HarborCenter and to Benderson Development, whose timetables are ahead of the canal site, because it will only add to the synergy of the whole area, he said.”

To his credit, it’s good to hear that a parking garage isn’t part of the immediate plans for any Canalside parcel. There are far too many options in the immediate area for there to be any excuse for including a ramp in future developments. What’s unfortunate is to hear that future development on more physical buildings at Canalside are on hold yet again. All of the parcels around the Central Wharf were sold to the public with dense, bustling streets. They’re still grassy lots at this time. Now the majority of the Aud Block will join those parcels and that of the parcel just south of the East Canal in development limbo. Continue reading →

Breaking down the rumored sites for the Bills next home

Chris Ostrander2 Comments

It’s the elephant in the room when it comes to discussing the future of the Bills in Buffalo. Finding a solution to where the Bills will be playing their games for the foreseeable future has presented a myriad of questions, proposals and debates throughout Western New York and it doesn’t appear we’re collectively closer to a final answer than before Ralph Wilson passed away.

The Buffalo News has been the most active in covering various plans and potential owners involved in the saga. They’ve done everything from profiling potential owners to scouting potential stadium sites. Outside of the News’ coverage, it appears as if there is a small handful of locations that have made the unofficial shortlist when it comes to the Bills home turf.

Keeping the team located in Orchard Park has been a popular topic along with spots in and around the Perry Projects, the Outer Harbor and even Niagara Falls. That group, to me, appears to be the most popular at this point in time. Other spots like Scott Congel’s land in West Seneca, Batavia and others have come up, but it seems as if they’re all extreme long shots.

What’s interesting is how the stadium project will factor into the mix with potential owners as well. Tom Golisano, Donald Trump or perhaps even Jeff Gundlach may have the funds to make a competitive bid on the franchise, but do they have the scratch to finance enough of a stadium to limit the need for PSLs – something that’s widely accepted as a non-starter given WNY’s economy? Terry Pegula, on the other hand, has the funds available to go off and buy the team and build the stadium without even searching for public assistance considering his vast wealth. In fact, you could argue that the $1.75 billion he made in his recent land sale is nearly enough to cover the costs associated with purchasing the team and building a new home in one fell swoop.

The various scenarios that can and will play out surrounding the potential owners is a lengthy conversation in and of itself. Placing the primary focus on what seems to work best in terms of a stadium without taking into account future influences from ownership is the point of this post. I’ve been on record voicing my support for a great number of options. At one point I saw the Outer Harbor as a simple solution but I’ve since backed off from that theory. I certainly support the idea of saving the public (and owner) any major costs by putting a serious renovation effort into the Ralph but I’d also love to see a perfect storm converge to see a new stadium built downtown. Continue reading →

Canalside wouldn’t be the only beneficiary of the Skyway’s removal

Chris Ostrander2 Comments

Run down a list of synonyms for eyesore and you’re bound to check off a number of phrases used to describe Buffalo’s Skyway. The elevated roadway has been the subject of debate for the last number of years as the clamor to bring it down continues to grow louder.

skyway mainThe arguments for its removal are obvious and well documented. It’s an antiquated roadway that not only causes headaches each year (due to its lack of shoulders) but now stands as a barrier against waterfront development in Buffalo as the roadway’s supports stand in the middle of prime space in the Outer Harbor and Canalside neighborhood. Plans to, at the very least, introduce an at-grade harbor bridge are moving along (slowly) with the goal being to provide a better alternative to using the Skyway for travelers on Route 5.

While the Skyway’s replacement is still at least two, if not three years away, it’s time to take serious action towards removing the Skyway as well.

Among the areas that will benefit most from removing the Skyway will be Canalside, as the parcels along the Central Wharf will be completely free for development as opposed to how they appear today. However, the corner of Pearl and Seneca Streets will also see a massive amount of space open up thanks to the removal of the ramp connecting the Skyway to the 190. Three areas on Pearl St. along with another that runs along Perry Blvd. will be open for business after previously sitting relatively dormant under the Skyway.

These blocks could serve as an extension of Canalside and bridge the growing district with the downtown core. Without any specific residential plans set for the area around Canalside at this point, these blocks – particularly the current parking lot across from Pearl St. – could be developed as residential infill to continue to draw permanent residents to this portion of the city. Continue reading →

NFTA can keep pace with Canalside development with a minor alteration

Chris OstranderLeave a comment

Progress at Canalside is expected to be in high gear this summer as HARBORcenter continues to rise at a breakneck pace and construction on the faux canals should recommence now that Pike has taken over. One Canalside is almost fully open for business and the entertainment district is truly taking shape.

While the grassy, empty parcels wait for private investors to dive in, another opportunity continues to be missed as the Metro Rail trains cruise through each day.

Use this as a guide, not a template for the idea I’m floating.

The hideous red arch that spanned the rail line was taken down last year and additional work on the former Aud Station has taken place lately as the NFTA took the necessary steps to bring the rail line and stations up to par around the burgeoning district. However, there’s so much more they could be doing.

As the project to return cars to Main Street continues to inch towards the waterfront, the NFTA is seeing major changes made to the antiquated décor that surrounds each of their stations in the free zone. However, slapping a fresh coat of paint on the current Erie Canal Harbor Station is simply lipstick on a pig. Continue reading →

Pipe Dream: Altering the FNC pavilion

Chris Ostrander3 Comments

As HARBORcenter continues to grow, the encroachment upon the front door of First Niagara Center is becoming more and more apparent. One of the most significantly altered spaces of the 18-year old arena will be the pavilion.

The grand entrance atrium was a hallmark of the design of the arena when it was originally introduced as Crossroads Arena. Having a main front door and entryway to an arena was a design feature that wasn’t regularly utilized in pro sports. It made the new home of the Sabres unique from many of its NHL counterparts. Now, with the skybridge connecting HARBORcenter and First Niagara Center, the look and functionality of the atrium will be significantly altered.

Based on the renderings and seeing how the façade of the arena will be affected by HARBORcenter, the original design and look of the atrium will be almost entirely compromised. While it would certainly be costly, there is now an opportunity change the outward appearance of the arena’s front door while also improving the design aesthetic of the arena so it fits better with its new neighbor.

The way that HARBORcenter and First Niagara Center come together has a somewhat awkward look when you look at the height and design of the pavilion and how the skybridge works into it. Additionally, the height of HARBORcenter’s rinks serves to affect the look of the pavilion. Why not alter the façade of the pavilion in order to allow for the two buildings to join together in a less awkward manner? By extending a redesign onto the other side of the pavilion to extend down to the Alumni Plaza, the front of the arena would not only get a visual upgrade but would also create a uniform look with HARBORcenter.

A simple glass façade would not only be the easiest but would also provide a nice visual upgrade. However, the lower levels of HARBORcenter, particularly the skybridge is brick which would likely clash with an all-glass look for the arena. Continue reading →