Buffalo Development

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

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 →

Buffalo Pipe Dream: A better use for the Cobblestone Parking District

Chris Ostrander2 Comments
Note the four massive parking lots smack in the middle of this “district”.

With a trio of pipe dreams on paper, I thought I would share another idea I have been mulling for some time. This will revolve around two massive parking lots and one densely packed neighborhood otherwise known as the Cobblestone District.

Let’s call a spade a spade. The Cobblestone District is horribly named. It should be the Cobblestone Parking District. After all, 75% of the neighborhood is composed of two massive surface lots that are kept empty expect for 100 days a year when the arena is in use. These lots were spawned due to the construction of the arena, but I can’t imagine that this was the only use that planners could have come up with for two such massive pieces of land.

The one surviving block has become a well-used strip of property with some terrific re-use projects anchoring the side of the block that fronts Mississippi St. The back side (Illinois St.) leaves much to be desired, but most of the buildings are at least occupied at this time. There is still a massive black hole in the old smith shop on the corner of South Park and Illinois that has slowly become an albatross for the neighborhood and the building owner. There are plenty of great re-use ideas on the table for that property, but I doubt anything will ever come of it.

A photo from Buffalo Rising showing a terrific re-use for the empty smith shop in the Cobblestone District.

As for the rest; there is nothing. Literally nothing. The streets are paved with Cobblestones but they are utterly pointless as there is nothing that they lead to. This needs to change. There is a slow trickle of development happening on the waterfront and the Buffalo Creek Casino appears to be poised to grow out of the pathetic steel building it currently occupies. By the time these two pieces of the puzzle are complete, I will be 50; but I digress.

The Cobblestone District sits between two very important pieces of Buffalo’s entertainment district. Canalside and the arena make up one bookend and the casino makes up the other. There is a tremendous opportunity for this district to become something similar to Toronto’s Distillery District and act as a solid filler for two major pieces of entertainment in the city. However, the massive plain of concrete needs to rise into something better. I think I may have a solution – or, at least part of one. Continue reading →

Action at BNMC should serve as an example for entire city

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With the University at Buffalo choosing the design firm for their new medical school in downtown’s burgeoning Medical Campus, things are looking up for the city’s fastest growing district.

(Buffalo Rising)

However, the winning firm (HOK), will not be building the stunning design that won out over the other four finalists will not even be built. Knowing that an internationally acclaimed firm will be leading the way to creating an iconic piece of development for a key district in the city is incredibly exciting.

The corner in which the new medical school will be built is should be bustling with action once all of the projects planned for the area are complete. According to Buffalo Rising, Women’s and Children’s Hospital will be moved nearby along with a new build from Ciminelli Development on the corner. All told, it will add up to three more serious additions to the entire district.

What I don’t understand is why the designs originally pitched for this project aren’t being considered for construction? Obviously UB and BNMC thought that HOK was more than capable of running with this project based on their submission. Why wouldn’t that submission be capable of actually being built? Hell, the New and BRO posted the pictures of the rendering as if it would be built. There are probably plenty of people thinking that construction will start on this building in the very near future. But there is  still a year left before shovels will be in the ground. Continue reading →

Buffalo Pipe Dream: An aquarium on the Outer Harbor

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My third Buffalo Pipe Dream will be about a true pie-in-the-sky idea that would probably have little to know chance of coming to fruition in this city and in this economy. After part one and two, this is going to seem a little ridiculous. However, I had brought up the idea before.

I’d like to see a state-of-the-art aquarium built within the Buffalo city limits, not an aquarium that would rival the Georgia Aquarium, but a substantial attraction to the city to boast. Ideally, the aquarium and zoo would work hand-in-hand as one super awesome entity.

Considering the space that would be required for a proper aquarium, the outer harbor would make for a wonderful home for this new piece of development. The amount of empty land would even allow for the Zoo to be built right next door, but that seems unlikely. After all, the recent capital improvements that have been made basically locks the Zoo into place indefinitely. At this point, any changes to the Zoo will require expansion into Delaware Park. There should be no hesitation to do so, either. Expanding the Zoo to help compete with others like the Cleveland would be a wise step to take. Continue reading →

Canalside and Explore-n-More: Why Buffalo can’t have nice things

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Comparing development projects to fables probably isn’t a very good strategy. Typically the first one to the finish line is the project that finds the most success. However, those in charge of planning, approving and building Canalside seem to think slow and steady wins the race.

Canalside: coming, spring 2030! (Date subject to change)

After putting out an RFP for organizations to pitch for museum space to be built on the former Aud site, ECHDC is allowing Explore-n-More to move forward with the initial study for the children’s museum they plan on building at Canalside.

According to Buffalo Rising, Explore-n-More will begin to determine the size, configuration, exhibit space, capital and operational costs of the “Children’s Experience” that will occupy a major section of the Aud Block. This exploratory phase will also determine if Explore-n-More will be capable of raising the necessary funds – to which ECHDC will match on a $1 to $2 basis – to run such a museum. The BRO report also details that a public involvement plan will be implemented as part of the Master Plan process in addition to a Capital Campagin Feasibility Study for another portion of another Master Plan.

All of this nonsense will be compiled as part of a Final Museum Master Plan based on a Feasibility Study and public input which will be completed in May of 2013 before being submitted to the ECHDC and Explore-n-More boards. All of these hoops and hurdles are supposed to lead towards the museum opening on Memorial Day of 2016. 2016!

Whatever happened to lighter, quicker, cheaper? The dumbest tag line in the embarrassingly pathetic history of Canalside is truly taking on its true meaning; dumber, slower, cheaper. So often you hear people rally towards “the waterfront we deserve” only to see the progress crawl along for half a decade. Continue reading →

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

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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 →

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

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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

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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 →