Buffalo Development

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

Lighting the grain elevators, great step forward

Chris Ostrander1 Comment

Things are happening on the water, it’s true. Slowly but surely the critical mass along the Inner and Outer Harbor is growing and it would seem as if there is indeed a rhyme and reason to what is happening.

Despite claims that the “slower, dumber, cheaper” approach has been a silver bullet unto itself, attention around Canalside and various properties on the Outer Harbor has grown to a height that has yet to be seen. The most recent example being the test lighting of a grain elevator last night. Continue reading →

Sabres Harbor Center chosen for the Webster Block

Chris Ostrander2 Comments

It is official. The development team led by Terry Pegula and the Buffalo Sabres has been selected to develop the Webster Block.

Work can now begin on the HARBORcenter project that won the bid process for the Sabres’ group. When finished, the building will include parking, a hotel, two ice rinks along with retail and restaurant space. Their official proposal tabbed March as the start of construction, which is the date the Sabres will stick with.

News reports indicate that the restaurant, retail, ice rinks and parking will be ready for the start of the 2014-15 season with the hotel to follow shortly after. With the ground breaking set for March, I would anticipate that significant process will be occurring late in the summer of 2013.

Coupled with the progress on One Canalside (Donovan Building), the faux canals and the rest of the Aud Block, the Canalside footprint will suddenly be awash with construction projects. For a district that stayed afloat on renderings and proposals, this is a breath of fresh air.

The choice of the HARBORcenter over and Carl Paladino’s proposal likely came down to the office component that was part of the Paladino project. With the HSBC tower set to be largely vacated, there was no need for over 100,000 square feet of new office space so close to what is soon to be a vacant tower. In addition, the year-round draw that will come from the ice rink component makes HARBORcenter an extremely viable project.

In addition, the inclusion of Tim Horton’s and New Era as retail partners in the HARBORcenter plans showed that the retail component is going to have an immediate impact. Hearing the word “destination” attached to the Tim Horton’s location is particularly intriguing. I know one source pointed to this as potentially being built as the world’s largest Tim Horton’s.

One thing that should be noted is that this project was kept out of the hands of ECHDC. Byron Brown wanted to keep this as a city parcel and fast track the development and did just thatNot to denigrate the work that has been done by ECHDC at Canalside, but that project has has run into its fair share of snags, holdups and setbacks over the past few years. So much so that all that can be shown for the development of Canalside are a few plush lawns and some colorful chairs. Even one of the lawns came courtesy of Terry Pegula.

Before Donn Esmonde takes the time to credit the slower, dumber, cheaper approach that is being taken at Canalside, realize that lawn chairs have nothing to do with this project. This was a parcel that was identified as prime for major development and the city didn’t settle for anything less. So, if you see some form of rhetoric touting the Adirondack chairs and their influence on this project, realize it is bull crap.

What should be pointed out is that the relationship that HARBORcenter and Canalside will have is definitely going to be give and take. Canalside, while devoid of permanent attractions and activities, draws massive crowds every summer. Once the compressors are active in the canals, it will be a year-round destination. The throngs of people that frequent Canalside will be happy to find accessible parking and real, sit down food options at HARBORcenter. On the other hand, those planning on heading to HARBORcenter for hockey or a meal will be lucky enough to stroll down to the waterfront and take in everything that Canalside has become.

Adding Tim Horton’s and New Era brings the first real private retailers to Canalside’s doorstep along with a full-scale sit down restaurant. Add in the restaurant space at One Canalside and there will be a trio of restaurants (Liberty Hound) just outside of FNC set to serve fans and participants of youth or adult hockey games. Then, of course, there are the hotel patrons that will be staying in either HARBORcenter or One Canalside.

These hotel rooms will serve out-of-town travelers, hockey families and a number of other directly in the heart of downtown near what is now becoming one of the more exciting areas of the city.

There is a ton of positive momentum building at Canalside. Some of it has come from the ancillary installations that have been put in in lieu of any concrete development over the past five years. However, today’s announcement welcomes a second full-scale piece of development that will serve as a true cornerstone for the district.

Choosing HARBORcenter may have been a difficult decision to come to, but it most certainly was the right conclusion to reach.

Helium adds a new wrinkle to Cobblestone

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What was supposed to be a post about the arrival of a new comedy club down in the Cobblestone District morphed into something totally different. Instead of talking about Helium Comedy Club taking over in the space that formerly housed Morrisey’s and Benchwarmers became thoughts on the need for more people in the area around First Niagara Center.

However, I still wanted to explore what could come of Cobblestone’s newest tenant.

The fact that there is going to be a full-fledged comedy club down in the heart of the arena district is huge. The only drawback is the lack of your traditional bar/restaurant with the departure of Morriseys and Benchwarmers. However, this has the potential to be self-sustaining to a degree.

While Morrisey’s and Benchwarmers likely ebbed and flowed with hockey season, Helium has the ability to become a destination all by itself. The key will be booking solid acts on a regular occasion while also providing a solid regular lineup.

I’m no expert on the comedy scene, so I’m not sure how big of a room Helium will have as compared to the type of club which land relatively solid acts. Regardless, I think it will be key to ensure the long-term success of the club. It will be particularly important in the early going as the casino, Webster Block and Donovan Buildings are built out. Continue reading →

Changes in Cobblestone indicate need for progress

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No matter how many pretty drawings have been rolled out, nothing can duplicate the real action taking place around First Niagara Center.

There is actual construction taking place at Canalside, as the faux replica canals are being built on the Aud site. The Donovan Building has been stripped and is well on the way towards completion in 2013 and, across the street, there are a pair of bids on the Webster Block that are set to be decided upon.

The Cobblestone District also made some news today as it was announced that a brand new comedy club will be opening on Mississippi. Helium Comedy will be opening in the space that was formerly occupied by Benchwarmers and Morrissey’s.

Getting a new, unique spot down in that area is a great addition to that entire area. However, the loss of Benchwarmers and Morrisey’s will not be conducive to the overall district, particularly when hockey season begins.

This is something that was pointed out by Eric at 3rd Man In earlier when I was still soaking in the news of a new comedy club getting plopped down in a neighborhood desperate for additional attractions.

Eric’s tweets indicate the need for construction in Canalside to ramp up to ensure that there are still locations for Sabres fans to patronize both prior to and after games. The Donovan and Webster block projects will each have a restaurant on the ground floor, but the soonest a restaurant will be in either of those buildings is late 2013. Continue reading →

Peace Bridge remains in neutral

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I am by no means an old person, and that isn’t meant as a slight to people who are older than me. However, I was in seventh grade when serious talks about the Peace Bridge caught fire. Fifteen years later, I have graduated from college, have a job and still trek across the three lane bridge opened in 1927.

Well, probably not.

Fifteen years of some form of conversation on the Peace Bridge dominating most conversation throughout Buffalo. There have been talks of a signature span, a twin span, the common tern, LED lights and even a bit of obstruction. After all, what would any failed project in Buffalo be without some form of obstruction masquerading as preservation?

Perhaps the most realistic plan for the Peace Bridge expansion was scuttled after it was determined that birds would not be capable of flying around an object. Any dreams of a signature span were a little too big for a city like Buffalo that is built on simplicity and little forward thinking. Now, as a city and region, we have devolved to simply expanding the American plaza while keeping the three lane bridge.

Aside from the obvious failure that was letting birds derail an entire bridge, it is sad to think that what once could have been a signature bridge welcoming all to the region has become plans for a re-configured inspection plaza. Things like this perpetuate Buffalo’s defeatist attitude. What is more pathetic is that the agenda of a select few will impact the entire region.

As of right now, the plaza expansion is being held up by a handful of obstructionists who are attempting to save a handful of old houses along Busti Avenue. Note, I did not use preservationist or historic in that last sentence. These people aren’t preserving shit, they’re obstructing progress. In addition, old doesn’t necessarily mean historic. Just cuz Jedadiah sneezed on the corner of the house in 1893 doesn’t make it historic. At some point Buffalo needs to get past saving every brick laid before the Great Depression.

By providing the American plaza additional space for car and truck inspections, traffic on the bridge will flow much better, as will the traffic heading to the I-190. Providing a Duty Free Store is just part of the program. You have a major border crossing and you capitalize on those looking for last minute items. Capitalism works. Continue reading →

Room for links along Route 5

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Back when Joel Giambra was in office, he mentioned that the former Bethlehem Steel site and the Outer Harbor could serve as a grand links-style golf course. If only that could be the case.

Clearly there is enough space for a golf course, but plenty of work needed on the former Bethlehem Steel site.

The Bethlehem Steel property sits along a massive stretch of waterfront land along Route 5 and has been sitting fallow for a number of years. A bit of green development has recently dotted the property, as the Steel Winds wind farm has sprouted 13 wind turbines along the property. Its not exactly brownfield remediation, but it is better than the few pieces of the blast furnaces and coke ovens that still stand.

Just like almost everything else in Buffalo and Western New York, the golf community is in somewhat of a vacuum. There are few premier courses in the area, with the handful that do exist charging a truly premium rate in greens fees. The rest of the courses in Western New York range anywhere from average to terrible with greens fees typically heading in the opposite direction.

Buffalo, by no means, is a haven that golfers from across the nation flock to. There are some gems to play, however. Glen Oak is probably the most impressive course of the bunch as a Robert Trent Jones design. In a few more years, Seneca Hickory Stick (Robert Trent Jones Jr. design) will be equal to the task. Ivy Ridge is a phenomenal track and even Diamond Hawk and Harvest Hill fall into the premium category for courses in the area.

All of the best courses, however, are located in outer suburbs. In fact, some of the best golf within 30 minutes of Buffalo is played in Canada (Thundering Waters, Legends on the Niagara). Diamond Hawk is the closest premium course to the city of Buffalo and that is located across the street from the airport.

Not only does the Bethlehem Steel site provide the necessary land for a golf course, it has a great location. The course is minutes from downtown and would provide vistas that would rival another links course that resides along the shores of a Great Lake, Whistling Straits. Maybe the opposite side of Route 5 isn’t exactly picturesque, but the drive leading up to where the old Bethlehem Steel administration building sits is rather scenic. Continue reading →

It is time for action at Canalside

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At some point in the future Canalside will be a gleaming beacon for the city of Buffalo. A multi-use district rooted in the rich history of the Erie Canal and it’s impact on the city. When that day will come will remain TBD.

A glut of renderings, plans, hopes and dreams have one by the wayside over the past 15 years as a singular direction has tried to be found at Canalside. Every progressive plan has been met by opposition from obstructionists masquerading as preservationists, newspaper columnists with a personal agenda akin to a 16-year old girl and grassroots complaints from NIMBYsand history buffs.

It is time to find concrete activities for these people at Canalside.

The most recent victory for those who oppose was when Bass Pro was officially wiped from the table as an option for Canalside. What replaced the shopping mecca? A hole in the ground, grass and lawn chairs.

Now, Bass Pro was a foolhardy mission. No matter what kind of shopping numbers were used as an example of it’s purpose in Canalside, it was ridiculous to think an outdoor supply store would be a proper anchor for what was to be a regional destination. Losing Bass Pro was indeed a victory for the city and Canalside as it provided space to explore other, more realistic options.

However, it shouldn’t have served as a catalyst for a crowdsourced lawn complete with different colored chairs and a hot dog stand. Depending on your point of view, ditching Bass Pro and rolling out the sod was real progress towards the “waterfront we deserve”. Tell me, does Buffalo not deserve a waterfront with, you know, things to do?

Lately The Buffalo News has deteriorated to little more than a propaganda machine to endorse alternatives to failed projects. Typically it is Donn Esmonde filling his weekly quota of Tim Tielman quotes – no matter how pointless – and Bass Pro potshots – no matter how outdated. For example, a few articles have run covering the plan to convert Ohio Street into a parkway that connects downtown and the Outer Harbor. In fact, Brian Higgins himself penned a piece about the benefits. It was interesting because it always seemed that Higgins’ passion project was the harbor bridge that received minor coverage in the News.

The Ohio street plan isn’t a bad one. In fact, the work being done along that corridor is impressive. It is simply pathetic that the superior plan has been abandoned for one that is so obviously a second or third option. If the funding for the Harbor Bridge is truly dead, then so be it; the Ohio street option will serve the city just fine. Just don’t act as if Ohio street was the first and best option all along. The best option is for both, whether or not that is realistic is a different story.

A harbor bridge would not only provide a direct connection to downtown from the Outer Harbor (keyword: direct), it would funnel people directly into the arena district and Canalside. Of course, there would need to actually be buildings in and around the arena and Canalside to keep people there. Continue reading →

Webster Block proposals on the table

Chris Ostrander1 Comment

Both Carl Paladino and the Buffalo Sabres bid for the Webster Block are now open to the public. Both on the City of Buffalo website and The Buffalo News.

Courtesy: The Buffalo News

Paladino released renderings of his plans early in the process in what was likely a play for some positive PR from anyone keeping track of the project. The Sabres proposal, called the Harbor Center, was expected to be impressive and upon a cursory reading of their proposal, it is.

According to documents attached to the news story, Harbor Center will combine a pair of ice rinks on the lower roof of the building and a 200 room hotel facing the lake which looks to take up somewhere north of seven or eight floors.

The rink layout is staggered along the length of the building, as is the hotel. Other details that stood out is the apparent layout of where the restaurant and retail locations would be located. The Harbor Center has a very Torontonian feel to it for some reason. When everything is finished between the Donovan Building and Webster Block, the density and design concepts in that neighborhood will be very impressive. Continue reading →

UPDATED: Sabres a player for Webster Block

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It would appear that the competition for the Webster Block will come down to a pair of plans submitted to the City on the 15th.

According to Business First, the Sabres and Carl Paladino each have submitted a bid for the RFP process for the block across from First Niagara Center. Business First mentions a third bid which was described as more of a concept as compared to the other two bids.

Shovels should be in the ground on the Webster Block within 12 months.

“Sources said the Sabres are proposing a multi-rink facility, with a themed sports bar/restaurant to be developed by Delaware North. The rinks would be used as a practice facility for the team as well as the home base for some of the area’s collegiate hockey teams. It would also host amateur and youth tournaments.

The Paladino/Ellicott Development proposal calls for a multi-use project anchored by 140-room brand name hotel, 42 market rate apartments, 110,000-square-feet of Class A office space, some street level restaurant and retail store fronts and a 1,089-space parking garage.”

The part that should illicit the most excitement is that the city is expected to announce a winner by the end of the summer and construction will be expected to begin next year. Based on that time table I wouldn’t be surprised if major progress wasn’t underway on the block within the next 12-18 months. Continue reading →

Consulting for less progress

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By the time the historically aligned, 18-inch deep canals are complete at Canalside, over $300,000 will have been spent on consultants for the developing district.

I’d consult that these lawns turn into buildings.

Buffalo Rising, yesterday reported that Biederman Redevelopment Ventures will be contracted for no more than $253,455 to serve as a public space consultant for ECHDC. Tack that onto the $100,000+ paid to power point and Google image touting Fred Kent.

Here are a few cherry picked quotes from the BRO article:

…the consultant will expand the Canalside vision and activation plan from the Central Wharf area to the former Memorial Auditorium block. The purpose is to further enhance Canalside as a regional destination, attract a diverse and growing audience, and support the public amenities currently under construction.

BRV’s scope of work will include leading a public workshop to solicit ideas from the general public; identifying key issues, opportunities, partners, audiences and technical items (such as availability of power, lighting, ADA access); developing principles and themes that describe each environment, their inter-relationships, as well as the former Aud Block’s connection to Canalside; developing a program plan of activities for Canalside on the Aud Block for 2013; and developing two signature Canalside ideas (e.g., physical amenities, events, festivals, programs) for summer 2013 and winter 2013, among other tasks.

The article goes on to state that the canal construction will serve as a key area for development under this consultation along with the functional lawns that border the Central Wharf.

It is all fine and dandy that ECHDC identified the need to bring in someone with so much experience in operating public areas; but at what point will ECHDC actually take action on actually developing Canalside? Hell, it took Terry Pegula getting fed up with looking at a windblown patch of dirt to get the rest of the lawns in place down there. I suppose he will need to get angry about the lack of buildings before anything is ever actually built.

BRV is supposed to host a workshop to solicit ideas from the public. Unless they bar all of the loony toons from gaining access, BRV will be peddling bocce ball, hula hoops and hop-scotch as their big ideas for Canalside. Remember, public access and lighter, quicker and cheaper is the wave of the future.

I do trust that BRV will be capable of identifying the need for a uniform look in terms of lighting, signage and other amenities. After all, it shouldn’t be hard to realize that the look and feel of the district should reflect – as Andrew Kulyk puts it – Ye Olde Canal District.

The most intriguing portion of this announcement is that BRV is expected to come up with a pair of “signature ideas” for summer and winter of 2013. Now, that has the potential to be as big as actual development or as flimsy as the crowdsourced public programming that is currently be touted as progress.

Continue reading →