A TWENTY-FIRST CENTURY WASHINGTON MARKET: An Opportunity for Downtown Buffalo
Final Report of CRP 6690: Fall 2011 Cornell Preservation, Design, and Development Workshop
21 C A TWENTY-FIRST CENTURY WASHINGTON MARKET: WM An Opportunity for Downtown Buffalo Final Report of CRP 6690: Fall 2011 Cornell Preservation, Design, and Development Workshop
Report Editor: Christopher Glenn Hayes Project Advisor: Je rey M. Chusid
Project Team: Kamalika Bose Ana Gabriela Castillo Katherine Co eld Price Gutshall Christopher Glenn Hayes Caitlin Kolb Robert Lewis Sarah Rodriguez Jonathan Rusch Annie Schentag Mahyar Hadighi (TA)
Special Thanks: Debra Cherno , Manager of Planning, Bu alo Place, Inc Dr. Susan Christopherson, Cornell University Shadi Nazarian, University at Bu alo Nathan Neuman, General Planner, City of Bu alo Fall 2011 University at Bu alo Architecture Workshop Washington Market, 1890 (Bu alo Rising). 21 C CONTENTS WM
1. PROJECT OVERVIEW 3. REGIONAL CONTEXT 5. RECOMMENDATIONS Introducing the Project 1-2 Physical and Social Culture 3-2 Design Guidelines 5-2
Downtown Challenges 1-4 Demographics 3-8 Use 5-6
Project Goals 1-6 Economy 3-12 Target Market 5-8
Why Institutional Action? 1--8 Real Estate Market 3-16 Site Concept 5-10
Summary of Recommendations 1-10 Chapter Three Notes 3-24 Open Space 5-12
Chapter One Notes 1-12 4. SITE ANALYSIS Finance Deal Structure 5-14 Adjacent Neighborhoods 4-2 2. CURRENT AND HISTORICAL USE Conceptual Design Example 5-16 Current Use 2-1 Nearby Open Space 4-8 Chapter Five Notes 5-18 Historical Use 2-2 Surrounding Architecture 4-14 APPENDIX Chapter Two Notes 2-8 Land Use Regulations 4-15 Market Arcade X-2
Circulation and Access 4-16 Surrounding Context X-6
Downtown Parking 4-18 Case Studies X-18
Chapter Four Notes 4-20 INTRODUCING THE PROJECT Downtown Bu alo is no stranger to it sits at the intersection of the theater Alive economic problems. Like most major district, the UB medical campus, and new cities in the northern United States, the loft development along Ellicott Street. Arts city’s urban core has su ered a substantial Bipolar decline in economic, social, and cultural Development of this unique site may Disorganized activity over the past 50 years. The decline be pivotal for Bu alo if done in concert with other planned improvements Emerging in the city’s manufacturing base and the departure of businesses and residents to such as opening Genesee Street to the Ghost town the periphery have left formerly active waterfront, restoring two-way tra c and Neglected downtown spaces vacant and underused. implementing streetscape improvements to Ellicott and Washington. Potential However, downtown is also on the Return cusp of a transformation. It has strong This document will: Segregated assets on which to build, such as the • Outline goals and rationale for the growing theater district, the University project; at Bu alo medical campus, and world- -words used to describe downtown, • Analyze the real estate market, famous architecture and urban design. Green Code public outreach neighborhood and regional There is increased interest in downtown demographics, amenities, apartments. Bu alo’s recent planning neighborhood open space, circulation, e orts have recognized the need to Fig. 1.1: Market Site and historic and architectural utilize these treasures to revitalize growth characteristics of the site; and in Bu alo or risk losing them forever. • Recommend uses, target market, To these ends, we undertook an analysis and design criteria for orientation, of two key parcels downtown, the parking open space, parking, and types of lots bounded by Ellicott, Washington, institutional partners. Genesee, and St. Michaels Streets. This site has historical signi cance as a public (Basemap: Bing Maps) market and is linked to Main Street through the Market Arcade and along Chippewa Street (see Figure 1). In addition,
1-2 INTRODUCING THE PROJECT site visits including interviews visits including site with city experts. estate local real o cials and the team in mind, this analysis With unique chose the Market due to Site and size, parcel of history, strengths investigated team The exibility. the how determine case studies to on capitalize qualities could Site’s while mitigating strengths downtown’s ultimately analysis This weaknesses. the possible goals which of suggested the Marketa project could at Site articulated goals, These best address. in the next section, guided the developed. the team recommendations 1-3 Strengths and assets, Strengths barriers and internal to Weaknesses goals, the identi ed Opportunities trends and regional supportthat and the goals, outside of trends Threatening control. Bu alo’s of Strength-Weakness-Opportunity- (SWOT) analysis downtown Threat for downtown’s: identifying Bu alo, • • • • the and re ned completed team The a survey through of demographic analysis local history, trends, and employment and land use and architecture, downtown VISION FOR A TWENTY-FIRST CENTURY WASHINGTON MARKET VISION FOR A TWENTY-FIRST marketing e ort to attract the diverse target market. marketing target e ort attract the diverse to The space would be permeable, blending into the surrounding neighborhoods. It would include outdoor and indoor stalls, permanent It and indoor stalls, include outdoor neighborhoods. the surrounding would blending into be permeable, would space The the project should complement The famous winters. in Bu alo’s even year-round, be inviting would that space and outdoor cafés, homage to paying Cathedral; Michael’s and St. Tower the Electric lines to sight drawing of the area, stunning architecture already and along Market through Arcade patterns circulation traditional and reinforcing and its surroundings; site use of the the historical neighborhoods. diverse and its adjacent, both downtown ItChippewa. be an asset for would adding 24-hour entertainment, and employment, within walking retail, space to distance residential be the project would Capping new These 21st-Century economy. part who will become community-oriented residents of Bu alo’s vibrancy and attracting creative, in attracting with local businesses seekingof the new activities role the area, take advantage to to a signi cant play would residents property with nearby urging owners, coordination calls for proposal development The needs and demands of the new population. a coordinated require would success the project’s properties. Finally, in the surrounding invest to owners business local and regional Process City included project and team The a variety from students Planning Regional historic estate, real of backgrounds: and preservation, planning, land use development. economic/community Bu alo members considered team Several an outside while others brought home, used an iterative team The perspective. This the workshop. throughout process advisor, began with the team’s process the semester. prior to Chusid, Je rey a list of creating began by team The in Bu alo’s project identi ed goals both the by public plans and brainstormed then conducted a version team The team. DOWNTOWN CHALLENGES Downtown Bu alo faces a number of Negative retail growth challenges, although it is di cult to Given the number of downtown Winterfest and the Rotary Rink are determine the causal relationship among employees and visitors to attractions and successful, but still only seasonal.3 Even them. For example, many people would conventions, downtown’s retail vacancy downtown’s year-round entertainment seek downtown living if only there was is higher than expected. Despite a 2008 options along Chippewa Street and in more to do, but “retail follows rooftops” Pedestrian Study1 nding “the pedestrian the Theater District, both of which attract and most establishments will not enter volume... especially along Main St., is many people to downtown, are not a neighborhood without a su cient, healthy and strong,” many retailers and nancially feasible to many living nearby. stable or growing population. Therefore, restaurants struggle. This is because the Those that do attend often do not explore the challenges are presented as negative analysis was only undertaken during the rest of downtown.4 cycles, and the project goals are to break the sunniest weekdays of June, July, and these cycles. August when high volumes of o ce While downtown’s opportunities for workers and special event attendees were engagement throughout the year are a present. In actuality, potential shoppers great start, there is not enough variety congregate in open space for short bursts to ensure a permanent daily presence of time, such as during lunchtime hours in of people. A prime reason is the lack of 5 In 2006, pleasant weather. places to shop, dine, and live. Fig. 1.2: Downtown Buffalo Land retail, residencies, and restaurants Use Inventory Moreover, special event attendees’ totaled 6% of land use. 23% of land visits are brief, and they only interact was vacant and 21% was parking.6 with a narrow section of the district. For Although e orts are underway to develop example, the Downtown Country Market, a mixed-use “24/7 hotbed of activity,” Thursdays at the Square, and the M&T vacant land and parking lots continue to concert series each bring thousands of far outnumber built or landscaped areas.7 visitors, but all occur on select summer Misused and underused spaces cannot weekdays in pre-appointed locations.2 predominate if downtown Bu alo aims to thrive.
(City of Bu alo, NFTA, Bu alo Place, New York DOT 2009)
1-4 DOWNTOWN CHALLENGES Although no one Although Niagara - 14 United States City of Buffalo City Buffalo 2005 2006 2007 2008 2009 2010
35% 30% 25% 20% 15% 10% project can solve this issue, a project this issue, project can solve economic provide to can be optimized opportunity residents. existing for Fig. 1.4: Percent of People Living Below Poverty Line Nearby shrinking neighborhoods with shrinking neighborhoods Nearby low incomes faring is well, downtown Although side residents west and lower east side Nearly 30% of poverty. high rates face the poverty below of the City lives of $29,285. a median income with rate poverty is A leading cause for but poorly- not unemployment, However, paid service positions. is also high in the unemployment 12%. around City at (Partnership for the Public Good 2012) Good Public the for (Partnership 11 1-5 (Widener, Metcalf, and Bar-Yam 2011) and Bar-Yam (Widener, Metcalf, Some sectors are growing. Some growing. sectors are 12 13 Nevertheless, Bu alo is increasingly Nevertheless, Bu alo is increasingly of its perceived a problem recognizing young attract to failing quality” “place ll manufacturing to talent retiree’s positions. Fig. 1.3: Food Access and Poverty Buffalo-Niagara as a whole is losing as a whole Buffalo-Niagara in the manufacturing jobs, mostly development economic Comprehensive including being put in place, policies are and entrepreneurial training workforce incubation. In 15 10 Although Although 9 but some residents residents but some 8 Lack of healthy options and amenities farmers marketsWhen close during the such areas impoverished more winter, fresh to less access as the East Side have far away. are as grocery stores foods Parking mismatch Bu alo. in topic is a controversial Parking One report in the a lack of spaces cites district, nancial addition, despite much of Bu alo being addition, despite lack of is an identi ed there vacant, respondents Public quality open spaces. indicated survey Code Green the to options food not healthy were there located conveniently and “green spaces” downtown. throughout believe garage parking garage inexpensive believe is too should be encouraged and employees options. seek transit to downtown parking abundant, is generally downtown apartments o ce market-rate and class-A dedicated still require space and retail suburban the least, parking At sell. to cannot commuters reverse and residents a to transitions as downtown be alienated walkablevibrant, core. PROJECT GOALS Take advantage of shifting Use “crossroads” location to create Honor and enhance cultural and demographics to create a vibrant, 24/7 physical connections among districts architectural “sense of place” to environment Downtown The Market Site is at a crossroads. It is attract talent, increase quality of life, Downtown’s market is growing because located along the Bu alo Metro Rail, and decrease segregation of rising gas prices, shrinking household connecting the Financial District, Theater The industrial-era commercial sizes, a large number of retirees who District, Allentown, University of Bu alo, architecture surrounding the Market Site wish to reduce driving, and “millennial” and other major points of interest in the are key contributors to the area’s sense preferences for urban neighborhoods. If City. In addition, Ellicott Street is poised to of place. Their relatively similar ages of these new residents are attracted to the become a thoroughfare from BNMC and construction have resulted in a consistent site, they can provide a street vibrancy the Fruit Belt. scale, materiality, and level of façade that encourages retail, discourages crime, arrangement and ornamentation. The and enhances quality of life. To forward Main and Chippewa was identi ed as City can adopt complementary design these goals, the site should pay special the second most important downtown guidelines and regulations to continue attention to the “public realm” and mix of intersection in a recent workshop, the attractive urban streetscape. uses. and many cited the pedestrian nature of Chippewa as one of the greatest Additionally, Washington Market is strengths of downtown. Both Chippewa important to Bu alo’s history, with a and Theater Districts draw patrons from legacy of mixing diverse groups. New Fig. 1.5: The site in relation to districts and Bu alo’s radials. Bu alo and the suburbs. development should honor this legacy, appealing to neighborhood residents as BNMC Genesee Street is reclaiming its position MAIN well as out-of-towners. The project can as an Ellicott radial: a gateway between be marketed in the context of the Theater DELAWARE Genesee downtown and adjoining neighborhoods Gtwy. District or the Genesee Gateway. This Theater The City hopes to eventually reknit the kind of marketing e ort will brand the Dist. * street through Niagara Square to the development as being part of a larger Waterfront. “place” while enhancing the notability of (Basemap: Queen City Hub) City (Basemap: Queen Financial the district to visitors. Dist. A public market with strong “public realm” amenities can link the districts, increasing the odds that visitors or residents that stop at one will stop at many.
1-6 PROJECT GOALS -Citizen Goals as Described Outreach Code in Green 1-7 Attractiveness to give back the neighborhood companies to Bringing St. to the waterfront Connecting Main out of and Main Place Mall, completely Convention Center urban fabric place and kill the not cars Focus on people, in the city to move back and stay Getting more people the north/west/ to neighborhoods on Improving connections east Infrastructure issues between people Increasing random interaction levels (integratedMore integration across socio-economic cities stabilize housing values) More pedestrian friendly More people living downtown in Buffalo Need jobs to keep college friends space Providing apartment-style living Reducing parking lots Restoring neglected buildings in the area Stimulating economic development Think “Grafton Street, Dublin”! Walkability • • • • • • • • • • • • • • • • • • • The Market has nearlyThe limitless Site as parkingpossibilities so long questions undeveloped, is large, answered—it are but is also highways to has access near growing walkable, and is located this not develop districts. is to A goal needed asset without ensuring it provides neighborhood or inner-ring downtown and/or greenspace amenities such as grocery markets and other services. Use the site’s infrastructure and infrastructure Use the site’s a assets to create entitlement provide that can also destination to nearby residents amenities Fig. 1.6: Market Arcade, an excellent example of example an excellent Arcade, 1.6: Market Fig. Beaux Arts the site to adjacent architecture WHY INSTITUTIONAL ACTION? Downtown Bu alo’s challenges and goals at rst appear a perfect developer. The • Institutions and public entities are hardly unique. Bu alo mirrors the University’s closest buildings lie only have lower borrowing costs than fortunes of declining industrial towns two blocks from the site. Moreover, the developers, because developments across the United States. These towns face University has set a goal to expand in size are generally seen as risky poor economic prospects, decaying city by a third by 2020. However, like most investments—a half-completed centers, reductions in population, and a state universities, UB faces decreasing development may be worth less than correspondingly shrinking tax base. Since state tax revenue. While downtown the land it was built on. the 1980s, public-private redevelopment development for educational programs • Institutions and public entities have of downtown real estate parcels has aligns well with the University’s mission, longer investment horizons, meaning become a signi cant part of the strategy large pools of capital are simply hard to they can nance out of their general for reversing the fortunes of such cities. raise in the current economic climate. operations or bond, the equivalent of Even though new development at the a developer beginning construction Public-Private Partnership as a Solution Market Site has strong potential for with permanent nancing in place, a economic revitalization and cultural A public-private partnership may solve huge advantage. enrichment, funds for ground-up this challenge: a public-private real construction are di cult to attain even estate development project o ers While the rationale for the private entity in relatively thriving major markets. some unique advantages unavailable to partner is simple, the institution or Despite downtown’s positive indicators, to either the private or public player public entity’s rationale is more complex vacancy rates for o ce and retail space individually. Di ering reputations, and controversial: are 10-15%, and Bu alo is widely viewed capital costs, investment horizons, goals, • The public sector may want to share as a shrinking city, discouraging private and underwriting metrics can combine risks with private investors. developers for anything but a few to make feasible two parts of a deal when • Private partners may deal with rehabilitation projects. neither part is feasible alone. By mixing questions of liability. public and private uses, it becomes This leaves development to institutions. possible to mix funds. • Large institutions have been Even when development cannot largely unable to compete in some be successfully nanced by the The private party relies on the industries; market-rate housing is an private sector, the public sector and institutional partner in the deal to provide obvious example. institutions still require space. However, some combination of money and credit a purely institutional or public-sector su cient to provide pro t or security to The more sophisticated rationales are development may also be infeasible. an otherwise unpro table or risky deal: best addressed with an examination For example, University at Bu alo may of a typical deal structure for this
1--8 WHY INSTITUTIONAL ACTION? certain until said negotiations are well well certain are negotiations said until needs now Bu alo What underway. start willing to is an institution that analysis following The conversation. serve as a may and recommendations springboard. for Deal Structure, Finance 5-14, (See p. and rationales a discussion of potential structures.) 1--9 Where the required subsidy to subsidy to required the Where 19 attract talent exceeds the worth of the attract exceeds talent is a development institutional bene ts, impossible. is the heart of course, of the This, enough a subsidy large Is there matter. to developer attract a competent to stay while still small enough to the site institutional and the quanti able below development? community from bene ts is no a priori there Unfortunately, this question. answering methodology for One cannot simply ll a spreadsheet and metrics and hope with gures the meaningful into insight attain to if only possibility deal, of a public-private one because one can only understand Such deals require side of such a deal. long periods and the of negotiation, is not viability a development of such a public-private deal structure deal the idea is a public-private both partiesadvantage: of comparative the meet equipped to better simply are their particularneeds of parts of the codevelopment and that development, those for framework a trading creates that intersect. However, to advantages justify to is not itself su cient rationale set concrete a more and public subsidy, subsidy must Any of criteria is required. otherwiseboth skill would attract that and be proportionate be unavailable the by the public bene ts generated to project.
16 17 18 The simplest reason to create the create to simplest reason The of complexity implicit in additional layers Obviously, public-private development development public-private Obviously, not deal of complexity a great introduces public or private in either purely present is not be obvious may What investments. well complexity occurs most of this that Once construction takes place. before marketing, building, construction begins, operation and general lease-up, sale, much like a conventional, takes place project. development wholly private kind of project . Unfortunately, deal kind of project . Unfortunately, on dependent extremely structures are which considerations, programming of on the needs in turn dependent are example, For partner. the institutional of this one development, residential is easiest uses, recommended report’s direct nancing through nance to with most of bonds, through assistance controlled considerations the for-pro t Additional partner. the private by such as land write-downs,subsidies, are with a ordability associated generally requirements. On the other hand, institutional On the other hand, much of partners control generally with process, the predevelopment underwritingthe economic and partprogramming of a highly integrated process. negotiating SUMMARY OF RECOMMENDATIONS A public-private partnership to develop A public market or a market and Sharing the site with a major housing the Market Site convenience store anchor component The underlying real estate market makes Several plans have documented a need A housing component is not a traditional it improbable that the Market Site will for indoor space to grow the Tuesday piece of a public market, but adjacent be developed without institutional market into a year-long daily market. In rental housing could still bene t the site partnership. In addition, the owner of the addition, there is a documented problem greatly. It would move toward the City’s site has interest in maintaining parking that start-up retail and restaurant goal of adding 1000 units of housing for its adjacent class-A o ce space. businesses have trouble a ording the downtown to absorb the 161-323 tenant improvements necessary to potential households per year; it would Yet, the Market Site is ideal for a large- activate downtown’s storefronts. A market provide additional patrons to support scale project that could anchor the can serve as an incubator space to build the walkable entertainment/retail in the Theater District, connect several growing expertise and brand. Finally, a market area; and the predictable revenue could districts with an energized streetscape, providing fresh foods can serve both the maintain the site’s nancial sustainability. and provide amenities for nearby growing young and educated downtown In addition, large housing projects residents. Proactive action could take demographic and existing residents living provide an opportunity for a mix of advantage of this asset, giving more on the East Side. apartment sizes and prices. control to the public through community- based design. However, a purely This Market Site is ideal not only because A design that reinforces historic and institutional use is undesirable, both of its central location with excellent present-day circulation patterns because a private partner could distribute highway access, but because of its history A successful design would connect risk and leverage public investment and as a space that drew a crowd, spilled into neighboring districts with perhaps a because the private sector specializes in a the streets, and activated neighboring cut-through or plaza near Market Arcade; number of recommended uses. retail. small-scale restaurant, retail, or market access from Chippewa; and an inviting architectural showpiece viewable from Genesee. Streetscape design along Ellicott should unify BNMC and the Market Site, and open space could take advantage of the site’s solar orientation and provide amenity for loft and rst- Fig. 1.7: Team’s Design Concept oor retail development on Ellicott.
Ellicott Street 1-10 SUMMARY OF RECOMMENDATIONS Engagement with surrounding with surrounding Engagement neighborhoods not just physically should Site The surrounding engage with Baptist John’s St. neighborhoods. Belt with the Fruit engagement Church’s an excellent neighborhood provides institutions can create of how example assets that development economic the host than displace bene t rather community. in this case is “host community” The group still being de ned—a growing preferring professionals of young with empty living mixed downtown and seniors lookingnesters downsize to along with major businesses and it is within However, their employees. diverse walkable many to distance each with neighborhoods as well, stakes in eastern and cultural economic Market will be The Site downtown. if it servesstronger both and engages pot” “melting a and becomes groups ago. 100 years much as it was 1-11 Is positioned to take advantage of the advantage take Is positioned to sun, and easy access, points O ers focal as a varietyHas amenities such of and features, and interactive seating realms Meshes and private public or restaurant retail with surrounding uses. Well-designed open space Well-designed Bu alo claim downtown many Although both space, much open has too already that show and public opinion our analysis quality which: open space have it doesn’t • • • • of a public market could nature The is that on the site sunlit space provide the and visible from easily accessible exposed. overly without feeling street A set of neighborhood design Site guidelines that apply to the Market neighborhood is surrounding The St. rich, anked by architecturally and the Electric Cathedral Michael’s dome of M&T Bank near the gold Tower, The and the Genesee Historic District. deal of neighborhood also has a great on and guidelines homogeneity, existing and façade fenestration, scale, massing, and the sense of place reinforce could other types projects—such of encourage in other as a large-scale locate hotel—to not they would where of downtown areas disrupt the neighborhood pattern. A market can provide a gradient a gradient A market provide can including by outdoor to indoor from stalls along with less- permanent indoor will give This stands. permanent outdoor start-up a variety and vendors businesses and street options and encourage of price activitypublic space same in much the market. A design manner as the historic indoors also shift can is exible that focus all without closing weather during cold activity. street A design that incorporates public and that incorporates A design private space CHAPTER ONE NOTES 1. Bu alo Place, Inc., Bu alo Place Inc. Bu alo Place, Inc., “Live Downtown,” Decisions of New Economy Firms.” 2008 Pedestrian Study. Bu alo Place, Inc., “Downtown Bu alo 15. Partnership for the Public Good, 2. The Downtown Country Market Publicly Available Parking.” “Poverty in Bu alo-Niagara,” 3. occurs between May and October on 8. Desman Associates, Comprehensive 16. For a detailed overview of Tuesdays and Thursdays; Thursdays Parking Assessment Downtown Bu alo the structural implications of at the Square concert series takes New York. programming and public-private place every Thursday from June to 9. Bu alo Rising, “Parking War Heats Up.” cooperation, see the Lincoln August; and the M&T hosts their Land working paper, “Problem summer concert series from June to 10. Widener, M.J., S.S. Metcalf, and Y. Bar-Yam, “Dynamic Urban Food Solving through Redevelopment September. City of Bu alo, Main Street Agreements“ by Joseph E. Coomes. Multi-Modal Access and Revitalization Environments: A Temporal Analysis of Project, 3-3; Bu alo Place, Inc., Bu alo Access to Healthy Foods.” 17. For a detailed examination of the Place: We’re Downtown. 11. City of Bu alo, “Community Workshop development process and how it References.” di ers in public-private projects, see 3. Some other winter attractions are Robert Witherspoon’s Codevelopment: a Christmas Tree Lighting and New 12. University at Bu alo Regional City Rebuilding by Business and Years Eve Drop. City of Bu alo, “Main Institute and Bu alo Niagara Government. Street Multi-Modal Access and Enterprise, Bu alo-Niagara Labor Revitalization Project,” 3-3. Market Assessment 2010. 18. John Stainback’s Public/Private Finance and Development 4. Bu alo Place, Inc., Personal 13. New York State, “Western New York.” o ers a solid overview of this Communication. 14. Bu alo’s 2012-2013 recommended predevelopment process, complete 5. City of Bu alo, Main Street Multi- budget stated, “By investing in with an easily followed timeline. Modal Access and Revitalization quality of life enhancements, we 19. For a broad examination of public- Project, 3-1–3-3 will continue to make Bu alo private dealmaking, as well as a 6. More recent statistics on land use stronger, safer and more attractive delineation of the fundamental could not be found electronically. for economic growth.” City of con ict between these two criteria, Ibid. Bu alo. Fiscal Year 2012-2013 Budget see Harvey Brooks’s rst chapter Overview. 4. For a survey of Quality 7. As of 2010, there were 217 publicly in Public-Private Partnership: New of Life literature, see David Salvesen Opportunities for Meeting Social Needs. available parking lots and garages and Henry Renski’s “The Importance present in the downtown area. of Quality of Life in the Location
1-12 21 C CHAPTER TWO: WM CURRENT AND HISTORICAL USE Fig. 2.1: Market Site GIS) (City Table 2.1: Market Site Parcel Characteristics
Address 571 Washington Street 46 Genesee St SBL 111.38-6-1 111.46-4-1 Shape and Approximate Size Rectangle, 2.7 acre Triangle, 1 acre Owner M&T, since 1992 M&T, since 1992 Use 391-space parking lot 157-space parking lot Currently Assessed $2,094,300 $941,900
These parcels have been parking lots Because the site still currently serves The site is located across Washington since Washington Market was razed in as parking for M&T Center, the total Street from the historic Market Arcade 1965. In 1992, M&T Bank acquired the 548 spaces would likely need to be building, three blocks from both the properties from their previous owner, remediated in some manner for a deal to Financial District and Bu alo Niagara Goldome Bank, as part of a liquidation occur. This might be accomplished with a Medical Campus. The surrounding sale that included what is now known mix of on-site parking, perhaps dedicated buildings are a mix of community, as M&T Center at 1 Fountain Plaza. to car poolers, and using some of the commercial, and upper-story residential They are currently zoned Downtown 609 spaces in the Mohawk parking deck, uses. Nearby are Chippewa Street and Opportunity (DO), and the Draft Bu alo which is only 500 feet further from M&T the Theater District, areas with multiple Green Plan calls for them to be rezoned as Plaza than the site. Currently, the spots restaurants and bars with a thriving Downtown Hub (N-1D). are leased at $41-65 a month, suggesting nightlife. The site is located along the upper bound of income for the the Bu alo Metro Rail and near the rectangle site is $25,415.1 Parking is terminus of NY-33. discussed in detail in following chapters.
2-1 HISTORICAL USE The history of Bu alo and the Washington electricity from Niagara Falls to light the Market are intertwined, both integral exposition. Despite the assassination of to the relevance of the site in the past, President McKinley at the fair, the Pan-Am present and future. By examining this made Bu alo famous. history, it is possible to identify the past successes and failures of the market and Bu alo prospered into the early twentieth the site, which can be utilized to inform century, drawing many important the planning and architecture of future architects to the areas, such as Wright, development. The historic market added Sullivan, and Richardson. From the 1950s economic vitality to downtown Bu alo, to the present, the opening of the St. exhibiting a density that created a sense Lawrence Seaway and the age of the of urban spectacle. This excitement automobile made Bu alo’s strategic was lost as the market was refurbished transportation location obsolete, and in an attempt to increase parking and suburban sprawl plagued the region. capture suburban commuters. However, To compete, city o cials advocated for it is possible to recreate those bene cial highways to connect the city to suburbs, attributes in a manner that corresponds but neighborhoods were disrupted and with present day values. the highways never reached their design capacity. Fig 2.2: “The Passing of Old St. John’s”, c. 1906. BUFFALO: A BRIEF HISTORY OF (Picture Book of Earlier Bu alo, 1912). CREATIVE DESTRUCTION AND Because Bu alo no longer had a RENEWAL locational advantage, industry moved During the nineteenth and early south or overseas, and the loss of jobs twentieth centuries, Bu alo was the resulted in a continually declining gateway to the Great Lakes. The Erie population and widespread poverty and Canal, grain elevators, railroads, and the demolition. In the 1980s, Bu alo adopted waterfront all positioned Bu alo as a a new nickname: “City of No Illusions,” prominent center of industry. In 1901, but along with this nickname came a Bu alo drew millions of visitors into the new commitment to preservation and Fig 2.3: View north from Frontier Elevator c. reconstruction. 1900. (Bu alo Industrial Heritage Committee). city to see the Pan-American Exposition. The Pan-Am was famous for harnessing
2-2 HISTORICAL USE Bu alo & Erie Bu alo ). County Historical SocietyCounty Historical Fig 2.5: Postcard, c. 1900 ( c. 2.5: Postcard, Fig Fig 2.6: Postcard (J. Chusid). (J. 2.6: Postcard Fig Fig 2.4: View of the Market, c. 1905 (Bu alo & 1905 (Bu alo c. of the Market, 2.4: View Fig Society).Erie County Historical 2-3 The bustling crowds of the bustling crowds The Outside this section, merchants 5 3 Saturday, is of course, the greatest the greatest course, is of Saturday, day and upon that day from market early morning till midnight the narrow between so are the stalls pavements and market-men that even crowded move to nd room scarcely can farmers 4 of crockery, tins, knit and other tins, products, of crockery, assorted products stalls in open set up air. market spilled out of the building and streets, the lot and surrounding into urban spectacle. an enjoyable creating Tuesdays, primaryThe were market days with the and Saturdays, Thursdays, the nighttime market hours spanning into market a was Saturday The on Saturdays. particularly sight: exciting At the market, xed stalls were stalls were the market, xed At with temporary outdoor complemented wagons, as movable stalls as well stand on the to “allowed which were the which surround side of the streets and pedestrians walk marketplace, these and buy from along the sidewalks wagons.” The market roof reached outwards from from outwards reached market roof The and shelter providing both exterior walls, exterior and a blend of interior shade in poultry, for stalls hosted space This space. vegetable fruits and cheese, butter, vendors.
2 Early History: 1856-1910 Early History: In of the 1856, the establishment in a thriving Market resulted Washington neighborhood in downtown commercial During this early industrial era, Bu alo. with community, a growing Bu alo was of economic amount an impressive opportunities a booming, attracted that creation market’s The population. diverse this, to Prior prosperity. Bu alo’s re ected a sparsely settled block was the location and a a small schoolhouse contained that structures. other frame few a brick Romanesque market building, The the length of style ran structure, revival building with narrow a long, the site: the stalls to additional for ample room the market belonged Financially, sides. out the spaces which rented City, the to provided form structure’s The vendors. to di erent various types for of space portion central The of sorts of vendors. and a gable roof the building featured and ventilation, lighting clerestory for each at brick arches with pointed innermost portionThis was entrance. housing predominantly fully enclosed, protection who needed more butchers, than other vendors. the elements from WASHINGTON MARKET: MARKET: WASHINGTON TO PRESENT PAST SUCCESS OPPORTUNITIES about. The market is lit by gas and many The connections between these of the outside stands use torch lights, so businesses and the market vendors that as one approaches the market at was due in part to the architecture of night the scene is a brilliant and active the market building, which provided a one.6 permeable environment that intentionally interacted with the adjacent streets. This Although moving through the more connection with the broader community than 400 stalls could be di cult, the was an essential feature of the market in market experience was accompanied its heyday, and attested to the ability of by a delightful sense of chaos amongst a market to provide a thriving economic the crowds. In addition to the plethora basis for a much larger region. of colorful goods for sale, the dense conglomeration of a diverse range of Like the Washington Market, the people provided an urban sense of 1892 Market Arcade building directly theatrical stimulation. encouraged a connection between the commercial shops on di erent streets. Fig 2.7: Washington Market, c. 1890 (Bu alo & The market spilled out into the Designed to provide direct access Erie County Historical Society). nearby streets, creating a surrounding from Main Street to the Washington neighborhood with a strong economic Market, the Market Arcade served to vitality. Although the o cial site of the architecturally link these two commercial market was con ned to a single lot, corridors. The use of glass skylights the wagons and stalls encouraged the echoed the blend of interior and exterior visitor to meander to nearby stores lining space that is present in the Washington Washington, Ellicott, Chippewa and Market building, encouraging pedestrian Genesee streets. These shops provided use. a diversity of goods and services, capitalizing on the spillover population In the Midst of Change: 1920’s-1950’s from the market and providing economic The structure and usage of the continuity on days the market was Washington Market evolved alongside 7 closed. An additional de ning feature the development of technology and the of the neighborhood was the ve-story increasing popularity of automobiles. Urban Roller Mills with a loading space As cars replaced horses, the market Fig 2.8: View of Ellicott Street from Market. Tallest 8 across from the Market on Ellicott. was used di erently than in the earlier Building on the right is the Urban Roller Mills (BECHS).
2-4 HISTORICAL USE Fig. 2.9: This 1955 drawing by the architecture the architecture by drawing 1955 2.9: This Fig. the shows and Love Crane rm of Backus, structure the original building that replaced 1955). News 4 Feb Evening (Bu alo last days, building in its market 2.10: The Fig & Erie County (Bu alo Chippewa,1963 from Society).Historical 9 2-5 didn’t even have bags. People brought brought People bags. have even didn’t baskets.’ their own Urban Transformations: 1950’s-Present Market Washington In 1955, the original a modern by replaced building was the destroying block building, concrete exibility original and permeable form of the market in the service of more permanent parking and less expensive new market building The construction. predominantly that storefronts featured thus Street, with Chippewa interacted connection East-West the eliminating and Ellicott Washington between the vital uidity disrupted This Streets. the marketbetween and the surrounding the role reducing e ectively businesses, of the market in the community. Bu alo was In downtown the early 1960s, The introduction of the automobile the automobile of introduction The in the slow role a large played of the market. Although abandonment duringthe market the thirties still thrived based gradually and forties, the customer those of Mrs. Burkhardt’s changed from further those who lived to era away the center driving into downtown, from the day, in and later casually city more than the nostalgia out of perhaps more goods. need for strong Poof! Being on the market today today Being on the market Poof! in the at 5 o’clock is nothing...Why, in as crowded morning our aisles were at 2 p.m.’ today those days as they are pityingly at the Burkhardt waved Mrs. shoppers. of soft-bodiedthrongs market late in here come at them. They ‘Look used and they buy only half of what they a have to want They And deliver? to. we In the old days, delivered. cake yeast period. More customers drove to the site, the site, to drove customers More period. parking requiring and reducing thereby the pedestrian visitors contact that businesses. the surrounding had with t new to adjusted was market site The the majority eliminating needs by of the of the size exterior stalls and reducing in order the building itself, the market to parking In the earlier provide space. to the market still of the automobile, days use of the but with the increasing thrived, of patterns as the changing as well car, began to area the downtown city living, and the witness a reduction of customers struggle. of economic beginnings the market, and Bu alo changes to These in a newspaper re ected are large, at market article a lifelong 1931, where from describes the nostalgically vendor Burkhardt Margaret of the site. evolution states, subjected to a particularly destructive Gateway for details.) This designation case of urban renewal, in which the implies the possibility of connecting the domination of the automobile led to historic market site to nearby e orts, thus the razing of several historic buildings linking the two communities. Many of the in order to provide an excess of parking di culties faced in the neighborhood, lots. Kensington expressway, constructed such as poor amenities and the lack of from 1961-1965, separated and racially downtown residents, could be addressed segregated low-income communities by animating this site in a manner similar from wealthier ones, disrupted the park to the original Washington Market. system, bypassed the historic business corridor on the East Side of Bu alo, and Several aspects of the original market encouraged suburban exodus. In 1965, could be applied to successfully create the year of the Expressway’s completion, a similarly bustling site today, thus the Washington Market was razed and improving not only the current lot but replaced with a parking lot.10 also the surrounding community. The early history of the market demonstrates SUMMARY AND ANALYSIS the need to congregate people, rather Today, the site of the original Washington than disperse them. Rather than provide Market remains a parking lot, fenced an excess of open space, the new site in from the surrounding streets in an should attempt to create a crowd that action antithetical to its original function. rivals the urban spectacle of the original Unlike many parking lots with similar thriving market, thereby drawing people Fig 2.11: “Washington Market Demolished” histories, the location of this site is still into the site and recreating that original (Bu alo News 1965). quite valuable. There is a very relevant, urban density. In addition, the later enormous opportunity to reconnect history of the market reveals a necessity Washington, Ellicott and Chippewa to capitalize on the strategic location of Streets to the centrally located site of the lot, using the space, and a permeable the former market. Capitalizing on this interior-exterior structure, to connect to signi cant history, some recent e orts the nearby streets and storefronts rather have been made by the Genesee Gateway than isolating it from its surroundings. Company, who has listed a few of the The e ect of automobiles on the site has structures opposite the market site as a also revealed a complicated history of small local district.11 (See p. 4-4, Genesee urban decisions, suggesting that parking
2-6 HISTORICAL USE Fig 2.12: Washington Market, circa 1880 (Forgotten Bu alo). 1880 (Forgotten circa Market, 2.12: Washington Fig 2-7 should be less valued in the footprint in the footprint less valued should be the to paid with attention of the site, uses exibility creative of stalls or other than prioritizing the automobile. rather be di cult to may suggestions These history suggests but the site’s achieve, their importance and value. CHAPTER TWO NOTES 1. City of Bu alo, Bu alo Place, Inc., and Urban Design Project, The Queen City Hub: A Regional Action Plan for Downtown Bu alo. 2. Mark Goldman, Bu alo Rising, “A Backward Glance at the Revival of Chippewa Street.” 3. Michael Rizzo, Nine Nine Eight: The Glory Days of Bu alo Shopping. 4. Chuck LaChiusa, Bu alo as an Architectural Museum, “Chippewa/ Washington Market.” 5. Peter Paul Book Company, Paul’s Dictionary of Bu alo, Niagara Falls, Tonawanda and Vicinity, 168. 6. Ibid, 167. 7. Bu alo City Directories, 1882-1889. 8. H.W. Hill, Municipality of Bu alo, New York: A History, 1720-1923, 51. 9. Ethel Ho man, Bu alo News, “40 Years in the Market Place, She Longs for the Old Days,” 2. 10. Bu alo Evening News, “Washington Market to Close July 1, Banas Announces.” 11. Sharon Linstedt, Bu alo News, “Historic But Vacant Genesee St. Strip for Sale,” D-7.
2-8 21 C CHAPTER THREE: WM REGIONAL CONTEXT
Modern Bu alo is very much a city in However, the region and city’s economy love with, at odds with, and de ned by has diversi ed, and major corporations its history, as evidenced by the work of have moved back-o ce operations into grassroots preservationists to maintain the region because of its combination of its many architectural treasures and the high skills and low wages. The region’s disdain toward mid-century highways many schools have positioned it as a that divide the City. It is the heart of the education and medical research center. Bu alo-Niagara Falls Metropolitan Area, New, young workers are moving to an economic region that includes Erie neighborhoods near the center of the and Niagara Counties. The region cannot city. Nevertheless, the region as a whole escape—and in fact embraces—its image continues to lose jobs, shed population, as a blue-collar manufacturing hub, and remains one of the most segregated positioning itself as a “real” city. metros in America.
This chapter explores how the region’s trends and amenities might suggest uses and design for the Market Site.
Word cloud representing Bu alo’s 2030 vision from the 2006 Queen City in the 21st Century Plan.
3-1 BUFFALO'S PHYSICAL AND SOCIAL CULTURE "Buffalo is home to some of the greatest American architecture of the late 19th and early 20th centuries.” - New York Times1 Approximately 80 sites in Bu alo are on the National Register of Historic Places, including skyscrapers, housing, and industrial sites. These sites share an “uncommon quality” and have inspired a grassroots preservation movement that has resisted their demolition since the 1970s.2 Fig 3.1: Art Deco style City Hall (Bu alo as Arch. Museum). Fig 3.3: Beaux Arts style Bu alo Savings Bank, now Many associate Bu alo with the M&T Bank (Bu alo as Arch. Museum). Arts & Crafts movement. Roycroft, a formative community in the movement, is located in East Aurora, near Bu alo. The 1894 Guaranty Building has clear Arts & Crafts in uences, and much of Bu alo’s surviving historic housing is craft cottages. Another dominant style, Beaux Arts, was featured during Bu alo’s Pan- American Expo. Finally, some of the most prominent buildings, such as the City Hall and Rand Building, are Art Deco style.
New construction must live up to and compliment these high standards. Architectural critic Reyner Banham wrote, “the city needs new buildings for economic and functional reasons, but psychologically it also needs new buildings of high architectural quality…”3 Fig 3.4: Roycroft Print Shop in East Aurora (Gualdoni 2010).
Fig 3.2: Sullivanesque style Guaranty Building (Caul eld 2011) 3-2 BUFFALO'S PHYSICAL AND SOCIAL CULTURE
7 6 9
8 Magical Memories Rink and the Ice in particular activate blustery while winter during Bu alo’s Main Street are events because both also ensuring inclusivity, more o er They partake. to welcome and all are free a wider variety and to of people than economically in the cityother entertainment center. options available other initiatives a model for should be considered They including the Market Site. undertaken the city, by Fig 3.6: Skyway sledding at Winterfest (VisitFig Bu alo-Niagara). The Rotary Rink and Magical Memories are a model Memories are Rink and Magical The Rotary activity for year-round is one of Plaza Fountain RotaryThe Rink Main at Street’s during winter. bringpeople downtown that events few Winterfest is an all-ages event with a motto, “In a motto, with is an all-ages event Winterfest in it.” revel We winter. fear don’t we Bu alo, downtown The skating rink is free to use and open throughout the skatinguse and open throughout The to rink is free afternoon evening. extendweek, to with hours that from In recent years, two new wintertime events have wintertime have new two events years, In recent gurines once showcases Memories” “Magical emerged. Department AM&A Bu alo’s by displays used in holiday along Main Street. displays window in animated Store 3-3 and as the 4 5 The Market Site is at downtown’s downtown’s Market is at The Site northeast on Genesee gateway Radial an Ellicott currently that Street, buildings several by is interrupted and physically one day but could the connect to the site psychologically City Hall and the waterfront. The Bu alo Olmsted Parks Conservancy Parks Bu alo Olmsted The guide the a plan in 2008 to adopted of the parks, restoration long-term landscape on the National a cultural they Not only are Historic Register. of a famous landscape a milestone cultural a but also they play architect, health, development, in Bu alo’s role underway is already Work and economy. Park, in Martin King Jr. Luther parks are restored and reconnected and reconnected restored are parks Square Niagara each other and to to or planned constructed greenways by will they along the waterfront, an importantbecome destination- type Olmstead’s amenity similar to Park. famous Central 1. Delaware Park – 368 Acres Park 1. Delaware – 168 Acres 2. South Park – 196 Acres Park 3. Cazenovia – 51 Acres Park 4. Martin King Jr. Luther – 37 Acres 5. Riverside Park – 26 Acres Park 6. Front 5 6 3 4 2 1 Although all three elements have been damaged by intrusion of facilities intrusion by been damaged have elements all three Although and Bu alo Convention Bridge Plaza, Peace system, such as the highway character and sense of place. Bu alo’s to central remain they Center, The Ellicott radials, Olmsted parks, and waterfront are “to be are “to parks, and waterfront radials, Olmsted The Ellicott task in as a central and reconnected restored, expanded preserved, Plan -Queen City of Buffalo.” the revitalization Fig 3.5: Olsmted Parks 3.5: Olsmted Parks Fig Conservancy 2008). Parks (Olmsted Buffalo is a regional arts and Table 3.1: Culture and Entertainment Districts entertainment center, home Attractions Distance from Site to NY’s second-largest theater Theater District Shea’s Performing Arts Center, Bu ulo United Artists <3 walking community Theater, Andrews Theater, Forbes Theatre, Main The Market Site is not only Street Cabaret, Market Arcade Film & Arts Centre adjacent to the theater district, Kleinhans Music Hall Bu alo Philahrmonic Orchestra 7 by car or bike, 17 NFTA but within transit distance to the ne Albright-Knox Art Gallery of Elmwood Museum District Albright-Knox Gallery, Burchwood-Penney Art 12 by car, 20-30 NFTA modern and contemporary art in Center, Rockwell Hall, Bu alo Historical Society, the Elmwood Museum District. Shakespeare at the Park Bu alo Zoological Garden 10 by car, 25 by bike or NFTA Bu alo Botanical Gardens 17 by car, 30 by bike or NFTA
“The city has evolved from a snow-covered bump... into a culturally-diverse Local businesses give Buffalo a unique appeal, but a hotspot for creative-types, young adults, and LGBTQ people.” -OutTraveler10 lack of national retailers reflects a poor market Visit Bu alo-Niagara markets the region as a destination for gender- Many national chains, such as California Pizza Kitchen, neutral weddings and honeymoons. In fact, even the Market Arcade has Trader Joe’s, and Bertucci’s, have not embraced Bu alo played host to gender-neutral weddings, with one couple saying, “We due to poor fundamentals such as growth and median were genuinely taken aback over and over by how friendly and truly income. This may impact the decisions of those familiar embracing the people of Bu alo were.”11 This stance helped Bu alo win with national chains and considering moving to the region. GayCities/American Airlines 2011 “Best Up and Coming City.”12 However, this gives room for local businesses to ourish, creating an “only in Bu alo” feel.
Fig 3.7: 2007 Pride Week Parade (Dendizo). Bu alo’s Pride Week celebration Additionally, H&M, Urban Out tters, White House Black in Elmwood is attended by an Market, Joe’s Crab Shack, and other national chains estimated 6,000-10,000.13 Allen St., recently expanded to Walden-Galleria Mall, and Five between Main and Delaware, is a Guys and Dinosaur popular spot for gay nightclubs, BBQ are coming Future Dino BBQ and a renovated church on the downtown. This corner of Tupper and Delaware is may indicate an home to “Babeville,” Ani DiFranco’s economic shift. gay-friendly performing art venue/ record studio.
Fig 3.8: Dinosaur BBQ and Market 3-4 TGIF near site (Google Maps). TGI Friday’s Site BUFFALO'S PHYSICAL AND SOCIAL CULTURE Distance f/ site (mins) f/ site Distance NFTA 5 by foot, 8 by bike or 20 by car, 9 by NFTA 25 by bike, 17 by car, 9 by NFTA bike 26 by car, 10 by NFTA by Fig. 3.9: Farmers at Clinton Bailey Farmers Bailey Farmers at Clinton 3.9: Farmers Fig. Glennie Seychew). (Christa Market In 18 Features and crafts Food candy, events, Community sundries restaurants, delis, food, and public, Wholesale Christmas trees bushes, plants, foods fresh Demos, producer-only music, Demos, 30 bike, 17 by car, 11 by
The region is region The 15 14 3-5 “Expanding [Downtown Country Market] into a year round round a year into Market] Country “Expanding [Downtown QCH plan suggests, The for retail convenience shopping opportunities, will increase provide market market has an The space.” incubator retail and provide populations, residential 20,000 shoppers each week, should be but an expansion of 15,000 to draw estimated public markets. with existing than compete rather complement planned to carefully Open 8 am-2:30 pm Thu, – Tue - OctoberMay Year-round – Nov 7 am – 6 pm May 7 days – Apr 6 am – 1 pm Nov Sat 10 am – 4 pm Fri – OctoberMay – December May The Site can engage in this heritage can in a Site The 17 (Harry Scull Jr., Bu alo News) Address Main between Court and Church 1443-1517 Clinton Street ECMC Parking A Lot ParkwayBidwell 8 am – 1 pm Sat 16 Downtown Country Downtown Market MarketBroadway Bailey Farmers Clinton Market Broadway 999 Market at ECMC Farmers Grider Mon-Sat, 8 am – 5 pm Farmers Elmwood-Bidwell Market addition, 17 farmer’s or public markets take place annually in Erie County, 5 in Bu alo: 5 annually in Erie markets or public County, take place addition, 17 farmer’s Table 3.2: Farmer’s and Public Markets in the City of Buffalo Table 3.2: Farmer’s and Public Taste of Bu alo, the largest two-day food festival in America, attracts 450,000 annually attracts America, in two-day festival largest the food of Bu alo, Taste Site. the Market from blocks away only four Buffalo “is steering itself toward culinary prominence.” - Atlantic Cities - Atlantic culinary prominence.” steering itself toward Buffalo “is Roast Beef on Wings, including Bu alo cuisine “blue collar” famous for Bu alo is Bu alo’s pizza. However, and Chicago York New between a unique cross and Kummelweck, and famous steakhouses. cuisines world include authentic also restaurants number of ways, from o ering low-cost areas for vendors to build a brand to being a home to build a brand to vendors for low-cost areas o ering from number of ways, Niagara Community Notably, culture. and beverage a unique food desire that residents for opened a culinary recently arts Niagara in nearby College Falls. school/restaurant home to several craft breweries and wineries; Bu alo’s 2012 Winterfest even featured a beer featured even Winterfest 2012 and wineries; Bu alo’s craft breweries several home to event. wine taste vs. Fig 3.10: Downtown Country 3.10: Downtown Market. Fig Although crime rates have improved since the 1990s, Buffalo 28 of 57 Buffalo schools are Buffalo’s well-regarded, diverse higher ranks in the top 25 US metros for violent and property crime categorized as failing.27 education plans to expand Bu alo reports an average of 14 violent and 60 property Bu alo has a bussing Erie County has 11 colleges and crimes per 1,000 people per year, compared to 4 and 20 in New system intended to universities which have a history of York State.25 One cannot accurately rank cities due to di erences promote diversity in its cooperating with Bu alo. Most degrees in reporting, but crime is clearly a perceived problem. However, schools, which include in Erie are awarded for business, the majority of crimes are reported in areas with high vacancy specialized magnet education, health elds, or liberal arts, rates, and Downtown is considered a safe neighborhood. schools. Some of these but the schools also have programs in are very well regarded: engineering, architecture, planning, 26 Crime Prevention Through Environmental Design City Honors School at public administration, visual and Development should encourage 24-7 activity to discourage Fosdick-Masten Park is performing arts, and many other elds. crime in the area and ensure public areas: ranked as one of the best The largest public university in New York, high schools in the US.28 University at Bu alo (UB), was ranked 51st • Are visible from windows and the street, Most schools’ middle-class best public university in the US, and its • Are well-lit but avoid glare, student achievement School of Pharmacy 17th best.32 • Have alarm or video surveillance systems, rates are at or above state UB is implementing “UB 2020,” a plan to forge averages.29 Nevertheless, • Are consistently well-maintained, and new business and research connections residents report moving and strengthen all three campuses, • Have strategies evaluated regularly. to suburbs or out of the which share the Main Street corridor with area, seeking Fig 3.12: Crime Rates and Ratio of Violent Crime the Market Site. Ultimately, it hopes to better schools. increase its student/faculty size 40%.33 (Basemap: Neighborhood Scout, Trulia) Scout, (Basemap: Neighborhood “Buffalo Public Schools is working to upend its record of low student outcomes.” - BPS Review Report30 Bu alo is near the end of a ten-year program for rebuilding schools’ structures and technology, and all Bu alo residents who graduate from Bu alo public schools are now eligible to receive a scholarship to any SUNY or CUNY.31 Nevertheless, fundamentals will need to improve as well before Bu alo becomes more attractive to families. The Market Site is likely ideal for singles and couples, but to retain families as they age, school improvement must continue to be a priority.
Market Site 3-6 BUFFALO'S PHYSICAL AND SOCIAL CULTURE 0.37 0.32 The Bu alo Sabres have kept have Sabres Bu alo The 22 23 Nearby Dunn Tire Park is also a draw, is also a draw, Park Tire Dunn Nearby 24 downtown First Niagara (formerly HSBC) Center’s Niagara HSBC) (formerly Center’s First downtown 99.9% capacity at 18,690 seats during40 their Itannual games. also hosts a variety of concerts and events. housing Bisons minor league baseball. Both professional teams have never won a won never have teams Both professional video but one promotional championship, who knows the Bills history “Anybody proclaims, long how no matter up give won’t knows we that then keep those legs moving, the odds are… happen, inch going to something’s eventually inch.” by Buffalo’s sports are a major attraction for those attraction for sports are a major Buffalo’s city around the living in and culture, to contributing largely despite However, Wilson games keep Ralph annual seven the Bills’ 85% capacity: around only at Stadium around 65,000 spectators. 3-7 21 0.40 0.44 0.47 0.50 0.52 0.53 0.52 0.50 0.44 JFMAMJJASOND 3.07 2.8315.9 2.84 14.2 3.03 13.1 3.05 12.4 3.47 11.5 2.75 10.7 3.59 3.72 9.0 3.19 10.1 3.83 10.6 3.93 12.2 14.2 16.5 1.24 2.060.34 3.18 4.41 5.39 5.97 5.95 5.16 3.99 2.59 1.52 1.04 14.45 13.51 13.69 13.53 11.70 10.92 10.18 10.02 11.18 12.55 14.05 14.34 20.26 22.62 31.84 44.74 56.64 65.98 70.00 67.87 60.37 49.01 38.14 26.06 19 Insolation, kWh/ m²/day 0 - 1 Clearness, °F Temperature, mph speed, Wind in Precipitation, d days, Wet 20 : At the summer solstice, the sun apexes at 70° in the south, in winter it 70° in the south, in winter at the sun apexes the summer solstice, Sun: At with the eastern a N-S axis, from 10° roughly lot is oriented The 25°. reaches casts Tower Electric sun. Nearby portion receive to best situated of the site on partshadow US than a midday triangle of the Bu alo is less sunny lot. annually. days 80 sunny with about months, especially in winter average, early fall to late especially from : Bu alo is particularlyWind windy, often used as are Trees east/southeast. winds are Predominating spring. windbreaks. throughout average than America’s cooler : Bu alo is slightly Temperature chilly summers and slightly temperate making enjoyably for the year, during winter. down temperatures drives Windchill winters. Bu alo is famously snowy, averaging 30 days of snow per year, per year, of snow days 30 averaging famously snowy, Bu alo is Snow: Bu alo inches annually. and 93 in Jan-Feb monthly 2 feet over reaching expand be able to and may areas Main on Street snow removes Place not been discussed but have sidewalks Heated their service site. the to implemented.
Fig. 3.11: Weather and Sunlight in Buffalo Fig. 3.11: Weather and Sunlight • • • • “Buffalo is known for its snow, but... enjoys four distinct seasons, each four distinct seasons, but... enjoys is known for its snow, “Buffalo Buffalo - University of in its own right.” remarkable (Tukiainen 2013) (Tukiainen DEMOGRAPHICS Erie County is shrinking, but it’s 25-44 Fig. 3.14: Historic and Projected Population, Erie County year old population is projected to grow until 2020-25 350,000 1,200,000 In the last 20 years, Erie County’s 300,000 1,000,000 population has decreased by more than 250,000 800,000 50,000 people, and although it’s stabilized 200,000 somewhat, current birth and migratory 600,000 150,000 trends suggest it will continue to decline 400,000 in the coming decades. However, the 100,000 (Total Population) (Total 45-64 category is projected to shrink 50,000 200,000 the most, with some aging in place 0 0 and others out-migrating, with groups 1990 2000 2010 2015 2020 2025 2030 2035 2040 younger than 45 growing in the short- 0-4 5-14 15-24 25-44 45-64 65plus Total term. Outmigration is shifting to outer Buffalo-Niagara’s young people are neighborhoods and suburbs, but more educated than the US average Fig. 3.13: Population Change 2000-2010 downtown growth is still slow About 33% of Erie County’s residents Erie County’s loss was until recently almost have some college or an associate’s entirely in Bu alo. The City shrunk from degree, and 35% have a bachelor’s 34% to 28% of Erie County since 1990, with degree or higher; several percentage residents emigrating both to suburbs and points over US average. This education is out of the metro. However, in the last ten concentrated in the population below 35, years, growth patterns have shifted. Older re ecting the change in Bu alo-Niagara’s suburbs are declining, while distant, rural economy. Those skilled in manufacturing areas and the downtown are now modestly but without college degrees will soon growing. In those years, downtown grew by retire, indicating that businesses that may 421 to a total of 1,337 in 2010.34 However, occupy the Market Site should provide nearby neighborhoods continue to decline. occupations requiring college education. The Queen City Plan identi es reasons Conversely, there may be a need to of school choice, housing choice, and expand training for vacated highly-skilled proximity to suburban employment. manufacturing positions.35 (Esri) Figs 3.3 & 3.8: (Cornell Program on Applied Demographics) 3-8 Figs 3.6 & 3.7: (US Census Bureau)
DEMOGRAPHICS White Population White 37 2011 2010 850,000 800,000 750,000 700,000 Net Migration rate Migration Net 2009 Asian 2008 2007 (on right axis - still by (on right axis - still by group) far largest 2006 2005 American Indian White International Migrationrate 2004 2003 2002 0 2001 Black Latino Domestic Migration rate
50,000 38 5.00 5.00 0.00
- 150,000 100,000
10.00 Minority Population Minority - Migration Rate Migration Fig. 3.18: Net Migration Rates Fig. 3.17: Race in Erie County Race in Erie Fig. 3.17: 3-9
Buffalo-Niagara has diverse, often highly-skilled international immigrants Buffalo-Niagara has diverse, often by has been tempered domestic net out-migration Much of Erie County’s diverse more are in Bu alo Immigrants in-migration. international a steady are 62% of these immigrants and an estimated other metros, than many 100 US metros. 50% in the top of the average to highly skilled, compared Immigrants from Canada, Southern and Eastern Europe, and South-Central Southern Canada, Europe, Eastern and from Immigrants Africa and Eastern Southeastern the Caribbean, Asia, from and refugees Asia Nevertheless, the population. of foreign-born groups among the largest are than the is still lower per 1000 residents rate immigration foreign overall average. national 2011 This is especially This
: :
36 2010
2009 918,028 2008 261,025
2011 Erie relevant to the site, as it as the site, to relevant is only one block from a historic Main Street, the dividing line between overwhelmingly black and the white “East Side” Side.” “West and Hispanic 2007 Buffalo-Niagara’s Buffalo-Niagara’s are minorities but staying segregated in the region Erie from Out-migration is overwhelminglycounty with the net e ect white, of making Erie more proportionately minority. is still Metro the However, the sixth-most segregated in the US, with Metro in minorities concentrated the City.
2011 Buffalo 2006
2005
2004
2003
2002
2001
2000
1999
1998
1997
1996 1995
: 1994
: 969,780 : 1993
Buffalo 1992
1991 328,117 1990 1990 Erie 1990
98% 94% 90% 86% 82% 78%
102% fCt/ony19 Population 1990 City/County of % Fig. 3.16: Erie County and Buffalo Fig. 3.15: Race and Density Fig. 3.15: (Megan Basnak) Nearly 5,000 households yearly are potential downtown in-migrants, most already living New households in Buffalo-Niagara are in Erie County a mix of singles and families In 2008, about 10,500 households in-migrated to Erie County, approximately 3,800 from More than 2/3 of Bu alo households outside the state. About a third of households moved to Bu alo. A residential demand contain just one or two persons, with study39 estimated the average number of in-migrant households—and those moving the rest of hoseholds split between 3 or internally in Erie County—that would consider downtown living to be about 4,865 annually: 4 or more. Only 10% are married-couple • 76% are young singles and couples families with children, 20% are single Fig. 3.19: Housing Type as % of parents with children, and 70% are singles Downtown Potential • 19% are retirees, and or couples. These singles and couples are • only 5% are families. most likely to move to the City, and most likely to move downtown in particular.40 70% of these households would be relocating from somewhere in Erie 30% of Buffalo households are carless, County, but a growing number are from many 2-person households own 1 car other places as the economy changes Still, only about 14.2% of employed and the metro’s turnover increases. While residents take transit to work, with small the young singles may be moving out of numbers that walk or bicycle.41 This may student housing, their parents’ houses, be partly due to a housing/employment or from out of the area for jobs, the mismatch: many who work in the suburbs retirees would largely be downsizing from choose to live in the City; many who elsewhere in Bu alo-Niagara. work in the City choose to live in the suburbs. Only a small number are forced Fig. 3.20: Recent Housing Development to live near their employment for lack of transportation.
(Bu alo Niagara Partnership) There’s a growing market for downtown living The 2011 study suggests the market is larger than a similar study estimated in 2004.42 The study also suggests the retiree market may grow as housing prices stabilize nationally and seniors can sell their homes for their perceived value. These households may choose to live elsewhere in the Bu alo-Niagara region if their needs aren’t a ordably met downtown.
3-10 DEMOGRAPHICS
3-11 City of Bu alo (BZABEL). Bu alo of City ECONOMY Buffalo-Niagara specializes in seven Table 3.3: Buffalo-Niagara Employees and Locational Quotient 43 high-growth export clusters: Avg. Private • Advanced Business Services (Back Sector Emp. 2001 Emp. 2010 Change LQ ‘01 LQ ‘10 # Emp. 2011 o ce, call centers, data centers) Total 443,209 426,562 -16,647 1.00 1.00 16.6 • Advanced Manufacturing (Automotive, Natural Resources and Mining 1,850 1,595 -255 .27 .22 9.0 aerospace, chemicals, plastics, food) Construction 19,865 18,022 -1,842 .72 .82 7.3 • Agribusiness (Dairy, food processing) Manufacturing 78,172 49,408 -28,764 1.18 1.07 39.5 Trade, Transportation, and Utilities 104,212 94,845 -9,367 1.00 .97 17.2 • “Cleantech” (Wind, photovoltaic, (Bureau of Labor Statistics) thermal solar, hydro) Information 10,379 7,505 -2,874 .71 .69 23.3 Financial Activities 30,175 30,193 18 .97 1.02 13.8 • Life Science (Medical device, therapeutic, in Toronto-Rochester Professional and Business Services 58,024 68,741 10,717 .88 1.02 16.3 biomedical cluster) Education and Health Services 75,632 85,417 9,687 1.26 1.14 25.6 • Logistics (Trade with Canada) Leisure and Hospitality 44,947 51,867 6,920 .92 .99 18.6 Other Services 19,497 18,550 -947 1.14 1.06 6.9 • Tourism Unclassi ed 457 517 60 .44 .81 0.9
New York State has invested heavily in several sectors of Buffalo-Niagara’s economy 90% of net job growth since 2001 was The Bu alo region’s economy is slowly contracting, but it is reinventing itself as a center in health services, education, financial, 45 for high-growth, high-tech industries. In late 2011, New York State dedicated one billion business services, and hospitality dollars for economic development in the Bu alo metro. Selected programs include:44 Highest-LQ subsectors are residential care 46 • Streetscape and circulation improvements for downtown, facilities and business management. Although growth in nancial sector was • Career education programs for youth and adults including an arts & health technology slight, it may increase: the City of Bu alo center, hosts the growing M&T and First Niagara’s • Support for Roswell Park Cancer Institute and Alfred University’s material research, corporate headquarters, and HSBC Bank plans • Tourism and education programs for Niagara Falls, and to concentrate back-o ce services for its worldwide operations in Bu alo.47 Notably, • A collaboration between Upstate institutions including UB to translate research into the average private business in Bu alo is small: businesses through an entrepreneurship-incubator program which bridges business around 16.6 employees. However, most jobs clusters in 27 counties. are in a small number of large businesses.48
3-12 ECONOMY 53 Not Applicable Distance f/ Site (Mins) f/ Site Distance S. Campus to 23 NFTA Not Applicable HQ Corp. to 45 NFTA 21 car, 7 walk 3 car or bike, The Site’s unique history as a public Site’s The suggest a tie into even market may agribusiness. Clearly, there is opportunity is there a for Clearly, of these one or more tie into project to sectors of investment and the $4 billion development the $1 billion of economic generate. is expected money to grant Retail Trade Retail Trade 2,578 Manufacturing 63 NFTA 20 car, 27,955 Government10,000 Services Health Not Applicable or NFTA bike, 10 car, 5,117 4,611 Finance/Insurance 6 NFTA 3 car or bike, 3-13 Moog Inc. Top employers, 2011 employers, Top York of New State Bu alo at University Emp.Kaleida Health of America State United Industry Health SystemCatholic 10,898 ServicesEmployer Corp. Education 10,000Bu alo City School District Government 6,230 Markets 6,089Tops 5,200 Health ServicesHSBC Bank USA N.A. and Support Admin Education Not Applicable M&T Bank 57 NFTA 25 car, 15 NFTA 11 car or bike, of Bu alo Diocese Catholic Institute Cancer Park Roswell 5,000 3,500 3,224 Markets Food Wegmans Finance/Insurance Other Health Services 7 NFTA 4 car or bike, 3,134 10 NFTA 5 car or bike, *Note that many employers have multiple locations spread throughout Bu alo-Niagara. State of New State Bu alo-Niagara. throughout spread locations multiple have employers that many *Note jobs are Government Federal many and (Bu State) jobs at SUNY Bu alo education includes many York Canada. to crossing the border to related Table 3.4: Top 14 Employers in Buffalo-Niagara Table 3.4: Top The Market Site is walkable to health, Site is walkable The Market and tourism clusters financial, from away Market is minutes The Site the Bu alo-Niagara Campus Health District and located and the Financial District, a tourist Theater the to adjacent including other clusters, The location. business services, advanced logistics, are manufacturing, and agribusiness, or south of the in Amherst concentrated the site. to drivable Bu alo River,
(Visit Bu alo-Niagara) 51 Since Since There There 52 50 This tourism is centered on the is centered tourism This 49 Niagara Falls state park, receiving more park, more state receiving Niagara Falls a year. million visitors than eight A 2007 study suggested 40% of visitors 40% of visitors A 2007 study suggested 37% were business, in Bu alo on were in the and 23% were leisure, for there or sports. conventions for region Bu alo-Niagara is the second-largest afterFinger the markettourism in Upstate Lakes. Tourism accounts for about 8% (direct for about Tourism accounts employment, of regional and indirect) of visitor types with a variety 2007, the number of events in Bu alo in 2007, the number of events are new hotels and several has increased . Hotels) 3-23, Real Estate: planned (See p. are currently 1,803 rooms in downtown in downtown rooms 1,803 currently are with an in ErieBu alo and 9,163 County 66.1% occupancy rate. above-average Fig. 3.21: Monthly Hotel Occupancy, Hotel Occupancy, Fig. 3.21: Monthly 2011 New tourism and manufacturing Those in highly-skilled positions tend to have lower incomes than the US average clusters are planned for brownfields Many HUD and mortgage underwriting standards use a guideline that households spend near the Market Site only 28% of their income on housing. This suggests the average Bu alo worker can a ord New York State awarded three Brown eld $900 monthly for rent or mortgage, home or renter’s insurance, and utilities. Opportunity Area Grants to Bu alo, including two close to the site: Bu alo The average worker in manufacturing, construction, information, professional, or nance—or Harbor and Bu alo River. The grants pay working for the federal government—have wages at or near $4,000 monthly and could for suitability studies and implementation a ord common downtown rents. However, those wages are still under US averages and are plans, and although the program is in almost all falling. public comment phase, suggestions include creating additional recreational Table 3.5: Average Weekly/Monthly Wage, Buffalo Niagara 2011 facilities and positioning large, key parcels for manufacturing or logistics Supersector Average 12 mo. % change 12 mo. absolute 28% of south of the river.54 Monthly in average weekly change in average Monthly Wage Wage Q4 wage Dec 2010 - weekly wage Dec 2011 Dec 2011 2010 - Dec 2011 Total, all industries $3,216 -0.50% ($4) $900.48 Natural Resources and Mining $3,516 -4.40% ($40) $984.48 Jobs walkable to the Market Site tend Construction $4,156 -2.40% ($26) $1,163.68 to pay more than the Erie county Manufacturing $4,644 -0.20% ($2) $1,300.32 average and require at least a Trade, Transportation, and Utilities $2,676 -1.20% ($8) $749.28 bachelor’s degree Information $3,916 -1.90% ($19) $1,096.48 Jobs within a .5 mile distance to the Financial Activities $4,028 -2.70% ($28) $1,127.84 Market Site are often in the nancial or Professional and Business Services $3,868 -0.40% ($4) $1,083.04 professional sector, and more workers in that radius have a bachelor’s degree Education and Health Services $2,980 -0.50% ($4) $834.40 (Bureau of Labor Statistics) and make more than $3,333 a month Leisure and Hospitality $1,880 5.40% $24 $526.40 than the Erie County average.55 However, Other Services $1,880 -1.50% ($7) $526.40 many people who live downtown actually Unclassi ed $2,736 -3.30% ($23) $766.08 reverse-commute to mostly northeastern Federal $5,412 -4.80% ($68) $1,515.36 suburbs, where there are many education State $3,596 -1.50% ($14) $1,006.88 and information-related jobs. Local $3,564 -3.50% ($32) $997.92
3-14 ECONOMY DEMOGRAPHIC AND AND DEMOGRAPHIC ECONOMIC SUMMARY ECONOMIC Bu alo’s laborshed—potential laborshed—potential Bu alo’s or residents, Market customers, Site increasingly become workers—may skilled, and multicultural, young, the type enjoys that of population if even However, living. downtown Bu alo-Niagara’s grows, this segment to continue may population overall shrink. will population the retiree However, senior need for creating also grow, and entertainment.services, housing, state Bu alo-Niagara is leveraging industries, money in specialized especially biomedical and tourism. is near both these clusters, Site The a stable nancial sectorin addition to downtown. manufacturing of the future Finally, in Bu alo is still uncertain. Bu alo is take advantage positioning itself to of a manufacturing comeback, but pool of labor and with a weakened in interested less workers young competitive manufacturing, Bu alo’s is weak. advantage 3-15 View from City from Hall observation deck (TimView Lewis). REAL ESTATE MARKET: HOUSING Single family home prices are stable, Fig. 3.22: Avg. Single Family Price Per SqFt REAL ESTATE but few are being sold Even if the Market Site is The Bu alo-Niagara region as a whole developed for institutional use, enjoys a great deal of market stability. including private-sector uses Between 2008-2012, median single-family (Trulia) can increase the site’s scal per square feet grew around 40%; 18% sustainability and add vibrancy. last year. This is due to a combination Matching appropriate private of Bu alo’s a ordability and diverse Fig. 3.23: 1-Year Change in HPI and institutional uses could economy preventing foreclosures from
20 (Bureau of Labor Statistics) also suggest reasons for going dragging the housing market down.56 Buffalo-Niagara 15 ahead with a public-private Housing Price Index has been growing US 10 partnership; for example, a since 2000, although it has slowed 5 convention hall that operates somewhat recently. partially with public money in 0 the same project as a completely Although there were 9,080 subprime -5 private hotel will increase the loans in the region at the time of the 2008 -10 recession, Bu alo’s foreclosure rates were viability of both pieces of the 1978 Q4 1980 Q1 1981 Q2 1982 Q3 1983 Q4 1985 Q1 1986 Q2 1987 Q3 1988 Q4 1990 Q1 1991 Q2 1992 Q3 1993 Q4 1995 Q1 1996 Q2 1997 Q3 1998 Q4 2000 Q1 2001 Q2 2002 Q3 2003 Q4 2005 Q1 2006 Q2 2007 Q3 2008 Q4 2010 Q1 2011 Q2 project. about 1.6%,57 less than half of the US rate. Its delinquency rate is medium-low Multiunit structure sales are strong, selling at Examining Bu alo’s real estate as well, at around 7%, which suggests around $30,000 per unit stock, absorption rates, sales that future foreclosures may cool the In Bu alo-Niagara, sale price per unit in and lease prices, and projects market while avoiding serious disruption. multiunit structures has remained slightly over in the pipeline can suggest However, the number of new mortgages $30,000 from 2008-2012.60 However, similar to what private uses are viable is shrinking, suggesting many cannot single family detached trends, tighter lending at the Market Site. In addition, 58 meet tight lending requirements. This requirements have decreased the number of Bu alo Building Reuse Project also suggests sellers cannot nd buyers annual transactions. This also indicates that few o ers location/project criteria at perceived values, reinforced by the property owners are troubled and need to sell for public project funding of average list price being $170,622, but the for less than perceived value of their properties. di erent types of projects. The average sale price being only $93,478. Bu alo currently commands higher-than Market Site is analyzed through Many houses in Bu alo are taken o the average per-unit asking prices for the metro at these criteria as well. 59 market when list prices aren’t met. about $33,000.
3-16 REAL ESTATE MARKET: HOUSING 63 2.5% to 5%2.5% to 5%2.5% to 41 20 to 5%2.5% to 38 19 to 22 11 to Annual PotentialAnnual Rate Capture Est. Absorption Est. 2,215815 430 10% 5% to 222 111 to 1/3 of downtown workers would rather live 1/3 of downtown workers would rental being downtown, with the average ideal (2011 adj. $) two bedroom and $685 monthly a 1998 to of 2100 respondants one third About survey prefer would said they employee downtown districts if there or Allentown Theater living in the live to who desire Those housing. a ordable was 79% white, graduates, 64% college were downtown prices The and 81% childless singles or couple. $96,000 or were a ord could most respondents although 35% were in 1998 dollars, $476 monthly preferred seeking$500-1000. 62% of renters rentals singles or townhouses. apartments and 38% preferred owners. for reversed were preferences These 3-17 513 downtown 513 downtown 62
Type Rental Multi-Family Condo For-Sale Attached Single-Family For-Sale 765 Detached Single-Family For-Sale
Table 3.6: Estimated Absorption Potential Downtown Absorption Potential Table 3.6: Estimated (Zimmerman-Volk 2011) (Zimmerman-Volk Absorption for downtown is estimated at 161 to 323 units per year 161 to 323 units is estimated at for downtown Absorption those projectionsto similar using demographic study, residential Zimmerman-Volk The unit absorb market di erent could described the downtown this report, in that estimated new construction: prefers that proportion each group of average based on the typed, units in 19 buildings that units in 19 buildings that surveyed in Zimmerman-Volk They 98% occupied. 2011 were units only 22 condo found sale. for available Zimmerman-Volk suggest downtown could capture more units based on its proximity to to units based on its proximity more capture could suggest downtown Zimmerman-Volk on absorption is unknown. rail light Although the e ect of Bu alo’s However, stops. transit it still lacks important such as UB’s connections places to nowhere,” “train to a it is hardly conservative projections seem appropriate. or the airport,Main Campus therefore There is little available for-rent or for-sale multifamily housing currently available downtown is only a 3.2% there Overall, with 2% annual vacancy rate multifamily for growth rent housing in the Bu alo-Niagara most New to comparable region, markets. York
(Bu alo Niagara Partnership 2012) Site noted by team. 61 Market Site Market The Market Site is a priority residential area Site is a priority The Market Bu alo-Niagara suggests Enterprises near development residential incentivizing site The density. and retail housing existing is within the Queen City Hub priority area priority reuse to but not adjacent residential can link those the site However, projects. the new housing near Geneseeprojects to is active retail there Additionally, Gateway. and St. along Ellicott residents potential for district.in the Chippewa BNE recommends types. a mix of development encouraging Fig. 3.24: BBRP Residential Priority Areas Fig. 3.24: BBRP Residential Priority Available housing downtown is at a large range of types and prices New units are almost always adaptive reuse/restoration or A major barrier to many who wish to live downtown are rents, which can senior/student housing with 331 new units now or soon online push up to $2,000 a month. Public opinion as voiced in the Green Plan In 2012, 161 new units downtown—including 115 at Hotel Workshops is that downtown housing is not accessible enough to a mix Lafayette—had been completed or were in the pipeline. of incomes and ages. Although new construction would necessarily have An additional 83 units were complete or in the pipeline in to be largely market-rate, larger housing developments can provide a nearby Allentown or Elmwood Village, and 87 additional diversity of options at a range of prices. This is an option not available for were elsewhere in Bu alo. Most of these units are adaptive smaller developments that must maximize the rents of every unit.64 reuse or restorations, with the only new construction in Elmwood Village.65 In addition, 49 new townhomes are built According to the Zimmerman-Volk residential demand study, or planned for the neighboring Fruit Belt neighborhood.
Of the 20 properties covered in the survey, rents for studios currently range from $525 to $600 a month for units containing from just under 400 to 500 square feet (between $0.93 to $1.58 per square foot, up from $0.80 to $1.00 per square foot in 2004). Rents for one-bedroom apartments generally start at about $650 and reach $1,895 a month for units ranging in size from around 700 to 1,850 square feet (a general range of $0.90 to $1.28 per square foot, although a few individual units fall below or above this rent-per-square-foot range, and up from $0.70 to $1.25 per square foot in 2004). Rents for two-bedroom apartments generally start at around $850 per month with a few units priced at or near $2,500 a month (at the Buehl Lofts at 136, adaptive reuse, only downtown student housing. and Pierce Buildings), for approximately 1,000 square feet up to 2,400 square feet of living space (from well under $1.00 to about $1.33 per square Dedicated student housing is usually outside downtown foot, from $1.00 to about $1.25 per square foot in 2004). For the most part Most student housing development is in Amherst or (and depending on location), these rents and prices cannot be achieved University Heights, with the largest recent project 150 by the development of one or two in ll units, but require that projects be new units in Amherst. Since 2010, Lofts at 136 has the of su cient size (at least 20 units) to support a high-impact marketing prime example of downtown student housing, with 91 2-5 campaign and achieve some measure of cost e ciency through economy bedroom furnished units ranging from $460 to $595 per of scale. Location will also have a signi cant impact on rents and prices; student, utilities and internet included, parking extra.66 The projects situated within a short walking distance of high-value amenities, Lofts advertise to all the area universities, but nearly 70% of such as restaurants, theaters, shops, or employment will likely command residents went to nearby Erie Community College in 2010 rents and prices at the upper end of values. Those projects in less desirable and 24% attended Bu alo State.67 When Bu alo State sent locations are likely to command rents and prices at the lower end of values. 175 students to Lofts at 136 during 2012 dorm renovations, it reached its full 303-student occupancy.68
3-18 REAL ESTATE MARKET: HOUSING
78 Quoted Quoted Lease ($ PSF) Net Absorption (SF) Change in Vacancy (%) 80 Vacancy Vacancy Rate (%) Available Available (SF) Change in Supply (SF) 3-19 If this space is vacated and the current, healthy absorption rates continue, continue, absorption rates healthy and the current, If is vacated this space Total Total Inventory (SF) 79
Class A 3,966,677 0 173,379 4.37 0.37 -14,716 19-24 Class B 4,300,490 113,840 552,676 12.85 -1.68 169,439 15-18 Class C 4,292,219 -110,700 ≈ 963,945 ≈ 22.5 N/A N/A N/A Flex O ceFlex 125,000 0 10,000 8 -20 25,000 N/A
it would still take more than 11 years for the vacancy rate of all classes of o ces to reach reach to of all classes of o ces the vacancy for rate than 11 years still take more it would BBRC. by healthy considered 10% in downtown, Until the future of the HSBC space is determined, new o ce space should be limited to to should be limited space new o ce is determined, of the HSBC space the future Until type A and B prospects the long-term for districts. in existing However, space specialized seem strong. downtown space Table 3.8: Inventory of Office Space in Central Business District of Office Space in Table 3.8: Inventory and creation of space at the Statler may add Projected vacancies at HSBC Tower 1,700,000 sf of all types of vacant downtown space. 1,450,000 sf of type A to existing to relocate it plans to in Bu alo, back-o ce operations maintain HSBC plans to Although of the owners The vacated. already have other major tenants atrium, and two the nearby space, or hotel condos to o ces including converting their options, considering plaza are landlords on smaller put pressure could competition space especially as the extra o ce downtown. s may soon double. vacancie s may soon well, but currently performing Office Space is Type “A” Bu alo-Niagara the of 2012, Although the beginning at vacancy a 10% o ce had rate In downtown, and in downtown. in Amherst/Williamsville best-performing buildings were with class A and B performing than and C space, better A, B, mix of Class even an there’s in the Larkin is being added New inventory of 13%. rate downtown the US Average District projects downtown. along with some rehab and near the medical campus sectors. and healthcare the education fueled by largely is region entire Expansion in the Rehab projects have reduced the largely-vacant class C space by 110,000 square feet, but feet, 110,000 square by space class C the largely-vacant reduced Rehab projects have left. of class C space feet of square still millions are there (CBRE, Inc.) (CBRE,
(Bu alo Niagara Partnership 2012) Site noted by team. Market Site Market 81 The BBRP recommends priority BBRP recommends The build on recent that o ces funding for space o ce “A” class provide investments, decked and nearby plates with large surfaceparking, and reduces parking the site Although parcels. lots and vacant it is not in an oorplates, large o er could such as Larkin, cluster existing BNMC, or District. the Financial REAL ESTATE: OFFICE REAL ESTATE: all the Site doesn’t match The Market development priority office criteria for Fig 3.29: BBRP Office Priority Areas Fig 3.29: BBRP Office Priority REAL ESTATE MARKET: RETAIL Buffalo-Niagara’s retail is concentrated Downtown isn’t as successful as the metro in existing shopping centers At the end of 2012, CoStar reported a 25.74% vacancy rate and CBRE reported a 7.1%. The At a macro level, Bu alo-Niagara is di erence may be due to CoStar’s inclusion of buildings of less than 50,000 sf. Both reports organized into ve regional shopping agree, however, that Bu alo’s net absorption is negative: tenants are moving out faster centers centered on enclosed malls. than moving in. The only positive absorption was in the North Bu alo corridor, with a new CoStar estimates 62 million square feet of Spot Co ee, Target, and Shoe Depot. Although there is no recent report on vacancy or retail in the metro, with about 9 million absorption rates downtown, a 2002 Bu alo Place analysis of Main Street indicated a 27% in Bu alo CBD69, not counting o ces rst- oor vacancy rate. The team found that some and apartments with rst-story retail. asking rents reached $12 for mixed-use rst- oor Table 3.7: Number of Stores Consumers spent an estimated 9.6 billion retail, but the average was below the MSA’s average by Category 2003 from summer 2011-summer 2012 in the at $9-10 psf. metro.70 Bicycle Shop 1 Fig 3.25: Avg. Per SqFt Asking Rent, Retail Book Stores 3 A common measure of competition Confectionery Stores 1 is dividing spending by square feet of Cigar Store 1 active retail (Index of Retail Saturation), Clothing Stores 1 with 200 indicating low-competition Eating and Drinking 108 areas. Bu alo-Niagara’s IRS is around 170. Electronics 1 Another measure, retail space per capita, Florist 7 puts Bu alo at 32-34 sf per capita, higher Furniture and Acc. 3 71 than most metros. The large amount of Gift Stores 5 retail SF re ects Bu alo’s strength in retail. Jewelry Stores 9 In fact, it ranks 17th of the top 100 metros Fig 3.26: Avg. Per SqFt Asking Price, Retail Newsstands 10 for retail jobs retained 2008-2012 and 3rd O ce Supplies 1 in rent growth 2012: .5% per quarter.72 Hub Plan) (Queen City Pawn Shops 3 Much of the success is attributed in part Shoe Stores 5 due to Bu alo-Niagara’s continued appeal Stamp/Coin Shop 1 to Canadian shoppers as the US Dollar Variety Stores 2 weakens.73 However, the fact that there’s almost no retail growth indicates that Vitamins/Supplements 1 retail in Bu alo-Niagara may be overbuilt. 2004 unmet demand: $75 million. (Loopnet.com)
3-20 REAL ESTATE MARKET: RETAIL There There are 76 outside workers outside workers 77 currently support 98,600 square feet, supportcurrently feet, square 98,600 supportbut could feet. 400,000 square Why don’t workers and visitors spend Why don’t workers and visitors spend more? Queen City The Hub plan identi es di culty as poor landlord- retail’s along with a mismatch relations tenant the typesbetween of services desired and those employees downtown by often Landlords downtown. by o ered to and restaurateurs retailers require but improvements, storefront for pay to access have rarely entrepreneurs startup Among the required capital. a education, landlord solutions were entrepreneurs, loan fund for revolving marketing program. and a focused Buffalo workers and tourists don’t and tourists Buffalo workers much as US averages spend as downtown Bu alo that indicated A 1998 study $675 downtown only spend workers at the US average below well annually, $2,740. the time of around about 38,700 workers who commute who commute about 38,700 workers 10 with about 40% from downtown, into an estimate Using miles away. or more service food of $265 psf sales for establishments,
(Bureau of Labor Statistics) have have 75 US NewYork Buffalo 3-21 This is comparable to to is comparable This 74 5.00% 0.00% 30.00% 25.00% 20.00% 15.00% 10.00% Cleveland. Most of this retail serves Most of this retail those Cleveland. studies Several outside downtown: Downtown’s retail largely serves people Downtown’s retail largely serves who do not live downtown feet 588,750 square is currently There in the Bu alo and restaurants retail of service on either 2 blocks Place area, Goodell to from side of Main Street the waterfront. Fig. 3.28: Buffalo vs. US Spending Buffalo vs. US Fig. 3.28: suggested one household can supportsuggested 9 serves that of retail per capita feet square 12,033 square suggesting that daily needs, is supported retail by of downtown feet meets if Bu alo Even residents. downtown residents, its goal of adding 1,500 downtown suggest only another 13,500 this would be activated. could of retail feet square neighborhoods are adjacent Although have they growth, continue also poised to centers. neighborhood retail their own
(Bu alo Niagara Partnership 2012) Site noted by team. Market Site Market Site is near priority retail investment areas priority retail investment Site is near the most optimistic even Although do not require growth projections of retail having for is argument construction, there It on the market site. components retail a the Genesee Gateway, to is adjacent high-visibility BBRP priority Other area. including design, be met by criteria could needs. or resident worker, visitor, targeting could establishments Existing nearby A or unmet needs. clusters suggest existing is recommended. full market evaluation Fig. 3.27: BBRP Retail Priority Areas Fig. 3.27: BBRP Retail Priority REAL ESTATE MARKET: HOTEL, OFFICE, INDUSTRIAL Fig. 3.30: Downtown Hotels
Buffalo-Niagara hotels have strong occupancy rates, but many projects are “in the pipeline.” Downtown hotels routinely reach full occupancy during conventions and sporting events. Several developers have responded with downtown hotel projects. A 32-room boutique hotel and 96- room Marriot hotel are currently under construction, and 643 additional rooms are in planning stages.82 Because these represent a 33% increase in downtown inventory, it is inadvisable to begin (Bu alo Rising 2012) additional hotel projects until fewer are “in the pipeline.” However, there may be an eventual need for a large, brand name hotel such as a Four Seasons, depending on sports and convention growth.83
Fig 3.31: Economic Development Zones Buffalo’s industrial vacancy rate is relatively low, but the site is not ideal for industry. Bu alo-Niagara’s vacancy rate increased in 2011 to 13.2%, still below the national average.
(Queen City Hub Plan) Site (Queen noted City by team. However, neighboring markets vacancy rates are better, as low as 5.5% in Toronto. There was negative absorption for manufacturing and ex space, but good performance for warehouse.84 Market Site Rents are at around $3 - 4 psf.85 Costs for sites with already-developed infrastructure are $45,000 - $60,000 per acre, and several industrial parks have ready-to-build sites.
Although light industry such as the Choco-logo Confectionary has proven successful in downtown and the QCH plan recommends marketing class B and C space for light industry incubation, o ce and residential space can out-bid industry and new development on the site would likely be too expensive compared to the city’s peripheral industrial parks. In addition, there are still vacant industrial buildings for high-end or artisan industry desiring a “hip” location. Empire Zones Renewal Communities Empire Zones and Renewal Communities 3-22 REAL ESTATE MARKET: HOTEL, OFFICE, INDUSTRIAL 87 This This is 86 REAL ESTATE SUMMARY REAL ESTATE 3-23 this regional backdrop. this regional Because of Bu alo-Niagara’s population loss, it may be undervalued. Well- be undervalued. it may loss, population Because of Bu alo-Niagara’s absorption had excellent have properties rental downtown positioned residential as well. had some success have Condominiums cap rates. favorable with rates more demand for is great there achievable, $1,000 - $1,500 are from rates Although units. rental a ordable periods, long often on the market for are however, Single family detached homes, On the sellers take the homes o the market when they do not sell. and many Bu alo’s disrupted greatly the mortgageupside, have crisis does not seem to market. but the end of both strong, are space and hotel space o ce class-A market for The projects in the pipeline create hotel several and leases in HSBC tower tenants’ large deal of uncertainty the time of this report.a great access at better Other o er sites rents. lower at estate industrial real for some site-speci c have potential, use may and restaurant retail On the other hand, to feet of square metro-wide ratio a large downtown, a high vacancydespite rate 10 than around more activate to population small a downtown too and population, occurs. if growth even of retail feet additional square 15,000 to who downtown, working serve Bu alo’s in employees however, may, New retail spend as much as their counterpartsdo not currently in other cities on downtown and services.of the neighborhood along with an A closer examination food the ideal uses against of complimentary reveal exploration institutional uses could Bu alo-Niagara is viewed as a “third tier” market for many reasons, but most of reasons, many market for tier” “third Bu alo-Niagara a as is viewed and Bu alo is stable However, loss of jobs. historic of the metro’s all because modestly but steadily. growing sale prices and with lease rates predictable, in large part due to the economy’s resiliency, “one of the best-performing of regional “one resiliency, partin large the economy’s due to a Brookings Institution shows. Study biggest,” 100 nation’s among the economies CHAPTER THREE NOTES 1. Nicolai Ourousso , New York Times, 6. Some other winter attractions are and partners created a 90,000 square “Saving Bu alo’s Untold Beauty.” a Christmas Tree Lighting and New foot facility in the former Rainbow 2. Reyner Banham, et al, Bu alo Years Eve Drop. City of Bu alo, Mall includes teaching kitchens, Architecture: A Guide. Main Street Multi-Modal Access and restaurants and cafés in Fall 2012. Revitalization Project, 3-3. The institute includes space for 1,000 3. Ibid, 11. 7. Bu alo Place, Inc., “Rotary Rink at students and invites tourists and 4. In late 2011, the City undertook a Fountain Plaza.” celebrity chefs. The Bu alo News, $4.5 million project to restore Martin “New culinary school could help kick- Luther King Jr.’s early-1900s basin, 8. Bu alo Place, Inc., “Magical Memories start Falls development.” on Main Street.” creating a winter skating rink, fall/ 19. University of Bu alo website, spring re ecting pool, and summer 9. Bu alo Winterfest, Bu alo Winterfest “Weather: A Four-Season Region.” splash pad. The City and Olmsted Powder Keg. Parks Conservancy undertook 20. The City has worked with property 10. Evan Lambert, OutTraveler G.P.S., owners who wish to coordinate concurrent projects such as restoring “Bu alo, NY: The Queen City.” and improving shelters. Public Works installing private sidewalk heating commissioner Steven Stepniak said, 11. Lyndsey D’Arcangelo, Advocate.com, systems with sidewalk reconstruction. “To us, this is not just about MLK “Op-ed: The Bu alo Stace.” “Meeting Minutes: Main Street 500 Park, this is the historical signi cance 12. GayCities.com, “Best Up & Coming Block Rehabilitation.” of that basin. It’s a huge part of the City Results” 21. Matti Tukiainen, Gaisma, “Bu alo, NY.” history of Bu alo.” Sara DiNatale, 13. Pride Center of Western New York, 22. ESPN, “NFL Attendance – 2011.” Artvoice, “Still Wading: MLK Splash “Pride 2011 Vendor Frequently Asked Pad’s Opening Delayed.” 23. ESPN, “NHL Attendance Report – Questions.” 2009-10.” 5. Although a master plan has been 14. Christine Sismondo, Atlantic Cities, adopted outlining implementation 24. Visit Bu alo Niagara, Preservation “The Secret to Bu alo’s Farm-to-Table Bu alo-Niagara, “Bu alo: This Place steps and costs to restore and relink Culture.” the park system, full funding has not Matters.” been committed. See Olmstead Parks 15. Urbanspoon, “Urbanspoon Bu alo.” 25. Neighborhood Scout, “Crime Rates for Conservancy, The Olmsted City: The 16. S.J. Velasquez, Bu alo.com, “Battle of Bu alo, NY.” Bu alo Olmsted Park System Plan for the Booze: Wine vs. Beer.” 26. Crime Prevention Through the 21st Century; City of Bu alo, Queen 17. Taste of Bu alo Website. Environmental Design (CPTED) For a City in the 21st Century. 18. Niagara County Community College brief summary of a literature review
3-24 CHAPTER THREE NOTES FactFinder fact sheet: Bu alo, NY. fact sheet: Bu alo, FactFinder Market of Residential Inc., Update Bu alo Downtown The Potential: Study Area, 9. these identi ed professionals of the depth due to clusters rms between in the relationships and growth, for potential region, factors. advantage other locational Bu alo Niagara currently Enterprise rms these industries. in targets Governance Local Institute for The Securing the Growth’s and Regional A Distinctive and Compelling Future: Region in Niagara Role for the Bu alo of the 21st Century the New Economy of of many discusses the foundation these clusters. “Western New York.” State, New York Institute and Bu alo Niagara Labor Bu alo-Niagara Enterprise, Assessment, 4. 2010 Market of Employment “Quarterly Census and Wages.” future see strong owners “Tower 41. American Bureau, Census U.S. 42. Associates, Zimmerman/Volk 43. Development Economic 44. 45. Bu alo Regional at University 46. of Labor Statistics, Bureau U.S. 47. News, Bu alo Epstein, Jonathan 3-25 of the faculty, UB was ranked 51st of ranked UB was of the faculty, News and US by public universities Reportand its School in 2013, World of Pharmacy and Pharmaceutical Sciences 17th of Pharmacy Grad and World News Schools US in 2012. Report. Education , “UB Website University at Bu alo 2020 Plan.” Strategic Bu alo’s at University Trends. Institute and Bu alo Niagara Labor Bu alo-Niagara Enterprise, Assessment 2010. Market 48% of Bu alo has a black population, as a whole only 12% of the region is black. News, “Region’s See Bu alo in New Data,” Living Cited Segregated a brief overview Rey of for Jay by segregation. racial Bu alo-Niagara’s Happening with the $1 Billion “What’s Bu alo Challenge?” for and Immigrants, “Refugees, Languages Spoken.” Potential: of Residential Market Update Study Area. Bu alo Downtown The 33. 34. Inc., 1990 - 2010 Census Bu alo Place, 35. Bu alo Regional at University 36. 37. Katz Bruce and Brookings Institution, 38. Good, the Public for Partnership 39. Inc., Associates, Zimmerman/Volk 40. Ibid. Bu alo schools as “priority,” based “priority,” Bu alo schools as and/ scores achievement on low with combined rates or graduation as lack of improvement persistent Elementaryde ned in the federal and Secondary Act (No Child Education schools must have These Behind).Left include which may plans, remediation a charter to school. closing or transfer “School and District See NYSED’s Reports” Designation Accountability school listings. more for US by in the State 3rd and nationally Report . “City News & World Honors Park.” School Fosdick-Masten at “Non-economically disadvantaged” Report 2010-2011 NYSED subgroup, . Cards Review.” System and the strength rates, graduation of strategy evaluations, see Bureau see Bureau evaluations, of strategy We “What Have Assistance’s of Justice of Crime Evaluations From Learned Through Environmental Prevention Strategies?” Design 28. City Honors School 23rd is ranked 29. Based on Bu alo City School’s 30. Schools: “Bu alo Public & Joftus, Cross 31. Ibid. 32. retention, Based on freshman 27. 28 categorized State York New despite HSBC’s move to vacate Housing Markets during the Year 2012 Bu alo/Niagara Falls Retail building.” Recession.” Market. 48. University at Bu alo Regional 58. Leah Hendey and Rob Pitingolo, 70. Bu alo Niagara Enterprise and Institute and Bu alo Niagara Urban Institute MetroTrends, “Serious Applied Geographic Solutions, Bu alo Enterprise, Bu alo-Niagara Labor Delinquency Rates - 100 Largest Niagara Commercial Listing System, Market Assessment 2010. Metro Areas, June 2011.” “Consumer Spending Report.” 49. Tourism Economics, The Economic 59. Trulia, “Bu alo Market Trends.” 71. Citizens Waterfront Project, Impact of Tourism in New York State. 60. Mean price not counting distressed Sustainability (PowerPoint 50. New York State O ce of Parks, property, see CB Richard Ellis, Presentation), Slide 12. Western New York State Parks and MarketView Bu alo Multi-Housing, 72. G. Scott Thomas, On Numbers, Historic Sites. Annual 2011. “Houston leads 10 major U.S. markets 51. James Fink, WKBW News, “Bu alo 61. Bu alo Niagara Partnership, Bu alo in retail jobs rebound.” Hotel Occupancy Above National Building Reuse Project Report, 21. 73. CB Richard Ellis, MarketView Bu alo Average.” 62. U.S. Department of Housing and Retail, Annual 2011. 52. Bu alo-Niagara Convention and Urban Development, Regional Activity, 74. City of Bu alo, “Main Street Multi- Visitor’s Bureau, 2007 Annual Business 2012. Modal Access and Revitalization review. 63. Center for Urban Studies, Fruit Belt/ Project.” 53. New York State, “Western New York.” Bu alo Niagara Medical Campus Tax 75. See, for example, Cushman & 54. City of Bu alo, Bu alo Brown eld Increment Financing District, 10 – 11. Wake eld’s estimates used Opportunities Website. 64. City of Bu alo O ce of Strategic in Captial Region Council of Planning, Personal Communication. Government Connecticut Urban 55. U.S. Census Bureau, “Longitudinal Areas Policy, Planning, and Zoning Employer-Household Dynamics-On 65. CB Richard Ellis, MarketView Bu alo Recommendations. Gregory Easton the Map.” Multi-Housing, Annual 2011. and John Owen use an estimate 56. Ken Fears, Economists’ Outlook Blog, 66. 136 Lofts Website. of 15 square feet per household “Steady So Far in Bu alo.” 67. The Bu alo News, “Downtown Student in Makers Architecture and Design, 57. Jaison R. Abel and Richard Deitz, Living is O cial.” “Creating Walkable Neighborhood Business Districts: An exploration Federal Reserve Bank of New York 68. The Bu alo News, “Bu alo State of the demographic and physical Current Issues in Economics and Students Fill up the Lofts.” Finance, “Bypassing the Bust: The characteristics needed to support Stability of Upstate New York’s 69. CoStar, The CoStar Retail Report Mid- local retail services.”
3-26 CHAPTER THREE NOTES 3-27 Industrial, Annual 2011. Annual Industrial, Bu alo to Business Your Expand to , 11. Works Where Business Niagara: 2011. Annual Residential, . 2010-2011 NY, Bu alo Review, 85. Reasons Niagara Bu alo Enterprise, 86. Bu alo MarketView CB Richard Ellis, 87. Market Annual Brokerage, Pyramid Fruit Belt/ Fruit Urban Studies, for Center Tax Campus Medical Niagara Bu alo District, 13. Financing Increment services. food neighborhood center in ation. for 2004 dollars adjusted RobertRobert Sabath, Kramer, Anita Dollars ULI, of & Cents Buchmeier, 2004. Shopping Centers . 2010-2011 NY, Bu alo Review, “Experts HSBC study options for to tower.” ReportBuilding Reuse Project , 8. 21, August Market.” Hotel Downtown 2012. in the Bu alo a discussion prompted exceptional are while there News that Mark, Hyatt, only Adam’s small hotels, enough large are and Embassy Suites sports professional host teams. to , “Patriots Today USA DeBarbara Lollis, ‘Not the on Bu alo hotels: QB Brady places.’” nicest 76. in ation. for adjusted 1998 dollars 77. sales for feet per square Average 78. Market Annual Brokerage, Pyramid 79. Bu alo Business First, James Fink, 80. Bu alo Bu alo Niagara Partnership, 81. Ibid, 21. 82. to Drawn “Developers Bu alo Rising, 83. Quarterback a NFL Criticism from 84. Bu alo MarketView CB Richard Ellis, Current use of Market Site, an M&T parking lot (Steve Siegel). City of Buffalo, New York Downtown Street Infrastructure Improvements
17th St Northampton St 16th St
Vermont St 15th St Coe Pl Southampton St Normal Ave Connecticut St N Parade Ave
14th St Oakland Pl
Ashland Ave Ashland Norwood Ave Norwood Dodge St Ketchum Pl
Roehrer Ave Roehrer
Wohlers Ave Wohlers Summer St Linwood Ave Edna Pl
Masten Ave Masten Plymouth Ave Ave Richmond
Linden Park
St Paul Mall N Timon St York St Best St Norway Park Humboldt Pkwy S Holloway Blvd
Elmwood Ave Elmwood Cobb Aly Porter Ave
Fosdick St Fosdick
Peach St
North St Orange St
E North St St Myers
E North St St Rich Johnson St Johnson Porter Ave St Sweeney
Wadsworth St Pl Earl Goodrich St Alwin Pl
Pershing Ave Pershing Arlington PlArlington A St Orton Pl St Rose
Park St Jersey St PlIrving
College St Mariner St High St Fargo Ave Pennsylvania St B St Locust St Allen St Cayuga St Reynolds Aly Orange St C St N Pearl St N Oak St Lemon St Days Park Carlton St
Niagara St Hudson St Peach St Cottage St St Grey
Malta Pl Rose St Prospect Ave State Hwy 33
Park St Grape St
College St West Ave Mariner St
Osborne Aly Virginia Pl Elm St Beech St Herman St Herman Whitney Pl Keep Aly
DerutteAly Ellicott St
HollowayAly CityWoodbury Alyof Buffalo, New YorkVirginia St Galveston Pl 7th St Maple St Burton St Burnie Ln 10th St
Reed St Reed
Downtown Street Infrastructure Improvements St Fox Busti Ave Edward St StStrauss Garden Aly Brown St Mulberry St Davis St Trinity Pl Goodell St State Hwy 33
Trenton Ave StGuilford
Maryland St St Johnson Camp St 17th St City of Buffalo, New York BFNC Dr
N Oak St Fig 4.1: Downtown Infrastructure ProjectsBennett Ln with Kane St Virginia St Delaware Ave W Tupper St Northampton St 16th St DowntownTracy Street St InfrastructureMain St Improvements Cherry St St Grey 4th St Niagara FellSt Aly Genesee EurekaSt Pl Vermont St 15th St Coe Pl Southampton St Normal A Connecticut St E Tupper St N Parade Ave NeighborhoodsEfner St 17th St noted Sycamore St Northampton St 14th Oakland Pl 16th St Walnut St 4th St Ave Ashland I 190 Ave Norwood Sydni Ln Dodge St
n Ave n ond Ave ond Spruce St wood Ave Southampton St Vermont St ve15th St St Ketchum Pl S Elmwood Ave Coe Pl
Roehrer Ave Roehrer Normal Ave Connecticut St N Parade Ave Ave Wohlers Carolina St Lin Edna Pl
14th St Oakland Pl Summer St Ash St Matthews St Washington St
Ashland Ave Ashland W Chippewa St
Maste
Norwood Ave Norwood Dodge St Plymouth Ave Richm Ketchum Pl
Roehrer Ave Roehrer Wohlers Ave Wohlers George St Linden Park
N Pine St Gibson St Gibson
Timon St 7th St Linwood Ave Edna Pl St Paul Mall N York St Summer St Cary St Best St Ave Fillmore Asbury Aly Trenton Rd Ave Masten Michigan Ave Tousey St
Georgia St Norway Park Humboldt Pkwy S Plymouth Ave Ave Richmond Genesee St Walnut St Rey St E Chippewa St Linden Park
Dar Dr St Paul Mall N Timon St York St Best St Spruce St Holloway Blvd Norway Park Humboldt Pkwy S
W HuronAve Elmwood St Broadway St Paderewski Dr CHAPTER FOUR: Franklin St Ash St Lakefront Blvd Cobb Aly Porter Ave Holloway Blvd
Elmwood Ave Elmwood Spring St Cobb Aly Porter Ave C St Fosdick 21 Peach St
North St CastorOrange St Aly Myers St Myers
Fosdick St Fosdick E North St
Peach St
North St Orange St St Adams E North ESt Huron St St Myers
E North St St Rich Johnson St Johnson Sweeney St Sweeney
E North St St Rich Johnson St Johnson PorterPorter Ave Ave St Sweeney
Earl Pl Earl Wadsworth St Wadsworth St W Mohawk St Pl Earl Goodrich St Cypress St St Detroit Goodrich St Alwin Pl St Townsend
Pershing Ave Pershing Alwin Pl
Arlington PlArlington Peckham St
Pershing Ave Pershing Flint Aly Pine St StWilson
Arlington PlArlington A St Orton Pl St Rose Archie St W Peckham St Walnut St Cedar St A St
Pratt St StCoit Rose St Rose Orton Pl Park St
Irving PlIrving E Mohawk St Jersey St I 190 Bennett St College St Mariner St High St Iroquois Aly
Park St Fargo Ave Pearl St Irving PlIrving Jersey St Pennsylvania St Staats St Milnor St B St College St Locust St Mariner St
High St St Stanton 4th St Shumway St SITE ANALYSIS Fargo Ave Nash St Allen St Pennsylvania St Allentown St Krettner B St Cayuga St Locust St Reynolds Aly Orange St StSherman Court St Blossom St C St Perkins Dr N Pearl St Allen St N Oak St Lemon St Days Park Carlton St Niagara St Hudson St Peach St Cayuga St Orange St
Reynolds Aly St Mortimer Cottage St St Grey Malta Pl C St N Pearl St N Oak St Rose St Lemon St Oak St Elm St State Hwy 33 Prospect Ave St Watson
WM Park St Grape St
College St West Ave Mariner St Osborne Aly Days Park WVirginia Pl Eagle St Elm St Beech St Carlton St Niagara St Portside Hudson St William St Peach St St Herman
Whitney Pl Keep Aly St Mark
DerutteAly Ellicott St Cottage St St Grey
HollowayAly
Malta Pl Woodbury Aly St Monroe W Genesee St Virginia St Galveston Pl McNeeley Way Rose St Maple St
7th St BNMC Ave Jefferson Prospect Ave E EagleBurnie St Ln Durham Ct State Hwy 33 Ojibwa Cir BurtonPark St St Grape St Madison St Madison
College St 10th St West Ave Mariner St Osborne Aly Church St Virginia Pl Elm St ByrdSt Reed Beech StWay
Fruit Belt St Herman Fox St Fox Busti Ave Whitney Pl Keep Aly Edward St StStrauss ton Pl Garden Aly DerutteAly Ellicott St Brown St Church St Mulberry St Davis St Paul Ct John HollowayAly State Hwy 33 Trinity Pl Goodell St Woodbury Aly Virginia St Trenton Ave E Eagle St Maple St Devon Grn StGuilford Galves Howard St 7th St Maryland St N Division St St Johnson Burnie CampLn St Essex Ln Many initiatives are currently underway to revitalize Bu alo’s Burton StBFNC Dr Oxford Ct Erie St 10th St N Oak St Kane St Virginia St Bennett Ln Pink St St Reed Bingham StDelaware Ave W Tupper St Main St
Main St St Grey Tracy St W Swan St Cherry St St Fox 4th St Busti Ave Niagara FellSt Aly BoothEdward Aly St Eureka Pl rown St Oneida St StStrauss Garden Aly Genesee St B Olga Pl Mulberry St Davis St Trinity Pl E Tupper St State Hwy 33 Efner St Goodell St Sycamore St
Guilford StGuilford Trenton Ave Booth Aly StBond downtown core. Some of these schemes include St Johnson Maryland St Fritz Aly I 190 4th St Walnut St Camp St Clinton St W Seneca St Sydni Ln BFNC Dr Hickory St Spruce St S Elmwood Ave Bristol St N Oak St Carolina St Virginia St Bennett Ln S Division St N DivisionKane St St Delaware Ave Ash St Matthews St Fritz Aly La RiviereW Chippewa Dr St Washington St W Tupper St
E Eagle St St Grey Tracy St Main St Cherry St Lower Terrace St George St Gladys Holmes Blvd 4th St Niagara FellSt Aly N Pine St
Eureka Pl St Gibson 7th St Genesee St
Fillmore Ave Fillmore
Cary St St Clare St Trenton Rd Georgia St Asbury Aly Michigan Ave Tousey St Center St Swan St • “The Queen City Hub: A Regional Action Plan for E Chippewa St Genesee St Walnut St Rey St Dar Dr N Division St Spruce St E Tupper St Lord St Efner St W Huron St BroadwayMyrtle St Ave Paderewski Dr Sycamore Ash St Butler Pl James St Franklin St Theater Lakefront Blvd Spring St I 190 4th St Marine Dr Carroll St Elmira Pl Walnut St Castor Aly Sydni Ln
Genesee St Adams Chicago St Spruce St S ElmwoodE Huron Ave St Emslie St Meteor Aly Downtown Bu alo” – a civic e ort to ‘improve the Wells St Spring St W Mohawk St Carolina St Dist. Cypress St Carroll St S Cedar St St Detroit Seneca St St Townsend Hanover St Ash St PeckhamNear St East Matthews St Flint Aly W Chippewa St Pine StWashington St StWilson Archie St W Peckham St Walnut St Cedar St E Mohawk St Gtwy. Pratt St StCoit I 190 Bennett St Iroquois Aly George St Seymour St Pearl St N Pine St Staats St Milnor St Baltic Pl St Gibson 7th St St Stanton 4th St Shumway St Nash St
Fillmore Ave Fillmore
Cary St St Krettner Trenton Rd Georgia St Asbury Aly Michigan Ave Tousey St center of the city’ through the identi cation of strategic Scott St StSherman Blossom St Side Perkins Dr Court St E Chippewa St Genesee St Walnut St Rey St Dar Dr t Spruce St Exchange St
Smith St Smith
Mortimer St Mortimer
Oak St Elm St W Huron St * St Watson Broadway S Paderewski Dr Ash St LakefrontPortside Blvd W Eagle St Franklin St William St Seneca St Mark St Mark Bessemer St Spring St
W Genesee St McNeeley Way St Monroe Illinois St investment areas; Ave Jefferson Durham Ct Ojibwa Cir E Eagle St Castor Aly Madison St Madison Church St E Huron St Byrd Way St Adams Dillon St
Church St W Mohawk St Paul Ct John Cypress St Carroll St St Detroit E Eagle St Devon Grn Howard St N Division St Marvin St St Townsend Essex Ln Peckham St E Market St Larkin St Flint Aly Oxford Ct Pine St StWilson Erie St Illinois St Archie St PinkW St Peckham St Bingham St Walnut St Main St Otto St Fulton St Cedar St W Swan St E Mohawk St OneidaPratt St St StCoit I 190 Booth Aly Chicago St Bennett St Olga Pl • “Bu alo Building Reuse Project” –an analysis of Iroquois Aly Mississippi St Scott St Pearl St Baltimore St Staats St Perry St Columbia St Milnor St
Stanton St Stanton
Bond StBond 4th St Booth Aly Roseville St Shumway St Nash St Fritz Aly
Clinton St St Krettner W Seneca St Marvin St Hickory St
Sherman StSherman Blossom St Bristol St Orman Pl Perkins Dr Court St S Division St Stannard Aly Van Rensselaer St State Hwy 5 N Division St La Riviere Dr S Park Ave E Eagle St Fritz Aly Lower Terrace St current conditions using Queen City Hub’s identi ed Gladys Holmes Blvd Mortimer St Mortimer Minton St
Clare St Center St Swan St Oak St Elm St N Division St St Watson Coatsworth Aly Lord St Scatchard Pl Portside W Eagle St Myrtle Ave Hayward St Perry St Clifford St Butler Pl William St James St Selkirk St Miami St St Mark Marine Dr Carroll St Elmira Pl Moore St W Genesee St McNeeley Way St Monroe Chicago St Louisiana St
Emslie St FinancialOhio St Durham Ct Ave Jefferson Meteor Aly strategic investment areas as well as an examination of Wells St E Eagle St Spring St Ojibwa Cir Carroll St S Cedar St Seneca St St Madison Hanover St Church St S Michigan Ave RedByrd Jacket St Way Fuhrmann Blvd Mackinaw St Miami St Seymour St Church St Baltic Pl Fulton St Paul Ct John Scott St Dist. Quinn St E Eagle St Devon Grn N Division St Howard St Perry St Exchange St Mackinaw St Essex Ln precedents; and St Smith Elk St Oxford Ct Erie St Pink St Bingham St Alabama St Main St Bessemer St Seneca St W Swan St Smith St Illinois St Booth Aly Ganson St Leddy St Oneida St Olga Pl
Dillon St State Hwy 5 Carroll St Marvin St Booth Aly Oconnell Ave Fritz Aly StBond E Market St Larkin St Clinton St Illinois St Hickory St • “Main Street Multi-Modal Access and Revitalization FultonFuhrmann St Blvd Otto St Peabody St W Seneca St Walter St Euclid Pl Chicago St Bristol St Sidway St Mississippi St Scott St Baltimore St Perry St Maurice St Columbia St KentuckyS St Division StRoseville St N Division St Fitzgerald St La Riviere Dr Katherine St Fritz Aly Marvin St Orman Pl E Eagle St Lower Terrace St Van Rensselaer St Stannard Aly Vandalia St Gladys Holmes Blvd State Hwy 5 S Park Ave Hamburg St Republic St Harvey Pl Minton St Clare St Project” – an e ort to reintroduce the automobile back Center St Swan St Lee St Coatsworth Aly N Division St Scatchard Pl Bolton Pl Lord St Hayward St Perry St Clifford St Miami St Myrtle Ave Selkirk St Moore St Butler Pl Owahn Pl James St Ohio St Louisiana St Marine Dr Carroll St Elmira Pl S Michigan Ave Red Jacket St Fuhrmann Blvd Mackinaw St Miami St Chicago St to Main Street in hopes that the presence of cars will Emslie St Fulton St Meteor Aly Wells St Spring St Quinn St Carroll St S Cedar St Seneca St Perry St Hanover St Mackinaw St Project InvestmentElk St Project Investment Legend Alabama St Seymour St Leddy St Smith St reinvigorate the thoroughfare and the surrounding Ganson St Baltic Pl State Hwy 5 Scott St Downtown Street Infrastructure Improvements OconnellBNMC Ave Phase 1 - Ellicott St 2,400,000$ Fruitbelt - Carlton St 1,000,000$
Fuhrmann Blvd Exchange St Peabody St Walter St
Euclid Pl St Smith Sidway St
Fitzgerald St (Main to Jefferson) Maurice St Streetscape Improvements Planned or Under Construction 2013 - 2014 Kentucky St (Goodell - Best) Katherine St Seneca St Republic St Vandalia St Hamburg St Bessemer St streets. Recently Completed Streetscape Improvements 3,500,000$ Harvey Pl Elmwood/Chippewa Signals 1,000,000$ Illinois St BNMC Phase 2 - Ellicott St Lee St Bolton Pl Elmwood: West Genesee-Chippewa Pending Traffic Reconfiguration 2013 - 2014 (Goodell - Best) OwahnChippewa: Pl Elmwood-Washington Dillon St
ois St Carroll St ia St sippi St Marvin St ore St BNMC Market St Phase 3 ago St 8,000,000$ arkin St 1,000,000$ Street Resurfacing 2012 - 2014 E Niagara Street L Illin Otto St Legend Project FultonInvestmentAllen St Street (Main-Ellicott)Project Investment Chic (Carolina - Busti)
Streetscape Study (Bond Authorized) Missis Main Steet.(North-Goodell) Scott St Baltim Perry St The Queen City Hub plan sets goals for districts that compose Columb Downtown Street Infrastructure Improvements 2,400,000$ 1,000,000$ Roseville St BNMC Phase 1 - Ellicott St Fruitbelt - Carlton St 8,000,000$ Allen Street 100,000$ Cars on MarvinMain St - 600 block StreetscapeSignalization Improvements Planned or Under Construction 2013 - 2014 (Goodell - Best) (Main to Jefferson) Orman Pl Stannard Aly Van Rensselaer St State Hwy 5 (Chippewa-Tupper)S Park Ave (Main - Wadsworth) RecentlyDowntown Completed Streetscape Districts Improvements BNMC Phase 2 - Ellicott St 3,500,000$ Elmwood/Chippewa Signals 1,000,000$ Minton St downtown, with an ultimate goal of knitting these districts Elmwood: West Genesee-Chippewa (Goodell - Best) 1,700,000$ Pending Traffic Reconfiguration 2013 - 2014 Cars on Main - 500Chippewa: block Elmwood-Washington 21,000,000$ Coatsworth Aly Ohio Street Pathway Scatchard Pl Hayward St Perry St Clifford St BNMC Phase 3 8,000,000$ Miami St Niagara Street 1,000,000$ Selkirk St Street Resurfacing 2012 - 2014 Moore St (Michigan - Fuhrmann) Allen Street (Main-Ellicott) (Chippewa-Mohawk) (Carolina - Busti)Louisiana St Streetscape Study (Bond Authorized) Main Steet.(North-Goodell) Ohio St BURA Fruitbelt Medical Campus 468,876$ together with adjacent neighborhoods. The site analysis 15,800,000$ Red Jacket St S Michigan Ave 8,000,000$ Allen Street 100,000$ Signalization Fuhrmann Blvd Cars on Main - 600 block Cars ofMackinaw Main - Lower St Main Miami St Resurfacing Fulton St (Chippewa-Tupper) (Scott-Exchange)(Main - Wadsworth) Quinn St Downtown Districts (Grape, Orange, Beech, Rose, Lemon, High) Perry St 21,000,000$ Ohio Street PathwayMackinaw St 1,700,000$ Cars on Main - 500 block 1,000,000$ Elk St begins with a description of districts and neighborhoods Canal Harbor - Phase(Michigan 3 - Fuhrmann) 2,000,000$ (Chippewa-Mohawk) Canal Harbor - Phase I - Veteran's Alabama St
(Exchange - Marine Drive 468,876$ Leddy St Smith St Cars of Main - Lower MainGanson St 15,800,000$ BURA Fruitbelt Medical Campus Park Resurfacing State Hwy 5(Scott-Exchange) 1,100,000$ near the site, then moves to analyzing surrounding adjacent Genesee Gateway(Grape, Orange, Beech, Rose,Oconnell Lemon, High) Ave Canal Harbor - Phase II - 2,500,000$ 1,000,000$ 1,000,000$ FuhrmannCanal HarborBlvd - Phase 3 2,000,000$ Canal Harbor - Phase I - Veteran's Peabody St Walter St (Washington-Oak) Euclid Pl Sidway St Cobblestone Streets (Exchange - Marine Drive Maurice St Park Kentucky St Fitzgerald St
Katherine St Genesee Gateway 1,100,000$ Pearl St. Phase I 1,000,000$ 2,500,000$ 2,400,000$ Canal Harbor - PhaseRepublic II - St Vandalia St Hamburg St Main St - 700 Block architecture, open space, circulation, and land use regulation. Harvey Pl (Washington-Oak) Cobblestone Streets (Tupper-Court) (Goodell-Tupper) Lee St 1,000,000$ 1,000,000$ Bolton Pl Pearl St. Phase I Main St - 700 Block 2,400,000$ 1,00 0,0 00$ 1,000,000$ 2,000,000$ Owahn Pl 0 0.5Miles (Tupper-Court) Pearl St. Phase II (Goodell-Tupper) Seneca St (Court-Exchange) 0 0.5Miles Pearl St. Phase II 1,000,000$ Seneca St 2,000,000$ (Van Rensseler - Smith) (Court-Exchange) (Van Rensseler - Smith) Chippewa Street Improvements 500,000$ Porter Avenue 3,000,000$ Legend Chippewa Street Improvements Project 500,000$ Investment 3,000,000$ Project Investment (Elmwood - Washington)Porter Avenue (Amvets Dr - Symphony Cir) City of BuffaloCity of Buffalo (Elmwood - Washington) (Amvets Dr - Symphony Cir) Downtown Street Infrastructure Improvements BNMC Phase 1 - Ellicott St 2,400,000$ Fruitbelt - Carlton St 1,000,000$ Office ofOffice Strategic of Planning Strategic Planning Niagara Street Gateway 2,000,000$ Niagara Street GatewayFargo Avenue 2,000,000$ 3,500,000$ Fargo Avenue 3,500,000$ 4/27/2012 (Niagara Sq. - Carolina) (Porter - Conneticut) (Main to Jefferson) Streetscape4/27/2012 Improvements Planned or Under Construction 2013 - 2014 (Goodell(Niagara - Best) Sq. - Carolina) (Porter - Conneticut) (City of Bu alo 2012) Site and neighborhoods noted by team. and neighborhoods 2012) Site by (City noted of Bu alo Recently Completed Streetscape Improvements BNMC Phase 2 - Ellicott St 3,500,000$ Elmwood/Chippewa Signals 1,000,000$ Elmwood: West Genesee-Chippewa Pending Traffic Reconfiguration 2013 - 2014 (Goodell - Best) Chippewa: Elmwood-Washington Street Resurfacing 2012 - 2014 BNMC Phase 3 8,000,000$ Niagara Street 1,000,000$ Allen Street (Main-Ellicott) (Carolina - Busti) Streetscape Study (Bond Authorized) Main Steet.(North-Goodell) 4-1 100,000$ Signalization Cars on Main - 600 block 8,000,000$ Allen Street (Chippewa-Tupper) (Main - Wadsworth) Downtown Districts 1,7 00,0 00$ 1,700,000$ Cars on Main - 500 block 21,000,000$ Ohio Street Pathway (Chippewa-Mohawk) (Michigan - Fuhrmann) 4 68,8 76$ 468,876$ Cars of Main - Lower Main 15,800,000$ BURA Fruitbelt Medical Campus (Scott-Exchange) Resurfacing (Grape, Orange, Beech, Rose, Lemon, High) 1 ,000 ,000$ 1,000,000$ Canal Harbor - Phase 3 Canal Harbor - Phase I - Veteran's 2,000,000$ (Exchange - Marine Drive Park 1 ,100 ,000$ 1,100,000$ Genesee Gateway Canal Harbor - Phase II - 2,500,000$ (Washington-Oak) Cobblestone Streets 1 ,000 ,000$ 1,000,000$ Pearl St. Phase I Main St - 700 Block 2,400,000$ (Tupper-Court) (Goodell-Tupper) 0 0.5Miles Pearl St. Phase II 1,000,000$ Seneca St 2,000,000$ (Court-Exchange) (Van Rensseler - Smith)
Chippewa Street Improvements 500,000$ Porter Avenue 3,000,000$ City of Buffalo (Elmwood - Washington) (Amvets Dr - Symphony Cir) Office of Strategic Planning Niagara Street Gateway 2,000,000$ Fargo Avenue 3,500,000$ 4/27/2012 (Niagara Sq. - Carolina) (Porter - Conneticut) ADJACENT NEIGHBORHOODS Genesee Village several buildings on Ellicott, which two startup investment advisory rms.4 The Genesee Village was a cultural are now upscale lofts at 100% and economic hub from mid-1800s to capacity renting at $1150 to $1950.2 The BUDC plans to improve the mid-1900s, fueled in part by activity One neighborhood draw is named streetscape with high-visibility at the Washington Market. However, after the Washington Market, an crossings, street trees, and pedestrian- it su ered from suburbanization, upscale deli/co ee shop with scale lighting along Genesee, which deindustrialization and urban renewal, convenience grocery items. would link the new developments and many of the buildings were to the Market Site. It is considering a demolished. In summer 2010, Bu alo created tra c circle at Genesee and Elicott.5 In a Historic District enabling addition, Catholic Health is planning a The Bu alo Urban Renewal Authority tax credits. This enabled a $10 700-employee facility on Oak Street.6 created a 2005 plan to assemble million+ rehabilitation creating a Figs. 4.2 - 4.6, Counterclockwise from top: Former parcels for reuse and create streetscape mixed-use project.3 The “Genesee 1 Werner Photography Building, Genesee Block in the improvements to revitalize this area. Gateway” houses the US Passport 1940s, Genesee Gateway, Streetscape Improvement Concurrently, developers rehabilitated O ce, Department of State, and Plan, Genesee Renewal Plan. B l iig (Bu alo Urban Renewal Authority) (Bu alo Rising)
Possible Tra c Circle
(Market Site) (Catholic Health Site)
(Bu alo Urban Renewal Authority) Team noted health site.
4-2 ADJACENT NEIGHBORHOODS Notably, the Notably, 10 Financial District Financial district, Financial/Government The one of the largest is the site, south of Erie in County, centers employment in 20% jobs, about 30,000 home to 20% in professional/technical, nance, More and 16% in public/administration. more make than half of the employees hold about a third than $3,333 a month, and 85% degree, least a bachelor’s at in and outside of live They white. are 10% living farther 50 than Erie County, number a large However, miles away. Side neighborhood, West in the live McKinleyAbbot or neighborhood, Kensington, villages of Kenmore, neaby Most drive. and Hamburg. grandest renovations and new projects renovations grandest Courthouse and such as the Federal in take place renovation Hotel Statler the nancial district. Fig 4.7 Below: Niagara Square (Bill Cobb). Square 4.7 Below: Niagara Fig Performing Arts (AAA). Center Shea’s 4.8 Left: Fig 9 8 4-3 Other prominent architecture includes includes Other architecture prominent a shopping plaza that the Market Arcade, connects the Market with Main Site Street partand once of a series of mid-block (See 6-2, Market pedestrian cut-throughs . for description and recommendations) Arcade the scale of on Main south Street, Further than 20 stories, more to buildings grows KeyBank including the Hyatt-Regency, includes area This and M&T Center. Tower, (See Plaza . 4-8, Open Space) the Fountain the districtAlthough of is an example storefronts many redevelopment, successful 1970s-eraThe pedestrian closed. remain although as a failure, viewed mall is now its most likely due to are the reasons is full than its concept—it rather design such as events many during downtown’s Country Market, Downtown Curtain Up, Nevertheless, to plans lunches. and weekday been the mall have to tra c vehicular return be need to may there Finally, implemented. in this area. interpretation historic enhance Street is developed into housing, the City housing, into is developed Street onto districtthe theatre growing envisions According Streets. and Pearl Washington the “Over the Queen Cityto Hub plan, consistently has focused attention years, Districtand vicinity Theatre as on the to place logical and the most attractive new housing Downtown.” develop Although Although 7 Theatre District Theatre preserve and market to idea the 500- The District Theatre of Main600 block as the architecture born in a UB graduate was In a local made it was 1983, studio. preservation district Goodell, bounded by and and Pearl, Washington, Chippewa, attraction drawing a regional it is now year. each 1.2 million visitors Bu alo had a theater community since community since Bu alo had a theater the centerpiece the early 19th century, was district,of the theater Shea’s, actually theater. movie silent built as a 70s after in the late restored was Shea’s shows and now a period of decline, and band orchestra musicals, broadway and other lm series, performances, a free type “o -Broadway” Other shows. live the district. opened around have theaters a converted have developers Recently, and light o ce number of 1920-30s era lofts. As industry residential into spaces and third-story along Mainsecond space Allentown Allentown is described as “an artist although has recently seen restoration community… it's where all the young and conversion to dwelling units. boho-trendy people hang out.” 11 The Delaware Avenue is the most heavily- neighborhood was famously one-time tra cked corridor, and has some national residence of Millard Filmore and Samuel chains along with service businesses. Clements. It faced decline from the great Particularly famous are Rust Belt Books depression through the 1940s, but in and a strip of nightclubds on Allen St.14 Fig. 4.9: Allen Street nightclubs (Wikipedia). the early 1960s, Allentown residents formed a community association to Homes in Allentown currently have preserve its variety of architecture, sold from an average of $100,000 to secure home improvement loans, and $200,000, and are a very eclectic mix 15 demand increased city services. It of styles and types. However, only gained a reputation as a hub for Bu alo about 25% of residents live in owner- counterculture, which remains to this occupied buildings. Employed Allentown day—although some argue it has been residents tend to be poorer than the gentri ed, it remains diverse. It was made average employed Bu alo-Niagara into a local historic district in 1978, with resident, likely because they rarely work part listed on the National Register in in manufacturing. Instead, they tend 1980 and the remainder listed in 2012.12 to be employed in healthcare or food service elds. As in downtown, about 45% reverse-commute to Amherst and other Fig. 4.10: Eclectic houses in Allentown (Sasaki Allentown has a “First Fridays” celebration suburbs for work.16 and Madden). the rst Friday of each month at galleries, restaurants, and businesses and an annual Art Festival drawing 450 exhibitors and an estimated crowd of more than 300,000 annually.13 Allentown’s retail—69 businesses in 2009—is centered on Allen Street’s intersections with Elmwood and Delaware, featuring an eclectic mix of restaurants, services, and art galleries. Main Street actually has few businesses, Education Churches Cultural/Historic Services Fig 4.11: Allentown Fig. 4:12: Parks BNMC Features (Sasaki and Allen St. Historic District Historic Structure Madden) 4-4 (Wikipedia)
ADJACENT NEIGHBORHOODS
Ellicott Park (CKS and Gamble). and (CKS Park Ellicott Fig. 4.13: Conceptual Rendering of of Rendering Conceptual 4.13: Fig. Fig. 4.14: BNMC Master Plan Fig. 4.14: BNMC 22 23 21 4-5 BNMC Master Plan includes linear Plan Master BNMC Belt. Fruit parks and expands into 20 Notably, if UB expands its if UB expands Notably, 19 presence at BNMC, it anticipates growing growing it anticipates BNMC, at presence transportation retail, housing, student conference and on-site infrastructure, needs. center Less than 30% of BNMC’s employees live live employees of BNMC’s than 30% Less nearby live remainder The in Bu alo. although or Cheektowaga, in Amherst live would one survey many suggested housing were if a ordable downtown available. has caused friction the growth However, Belt and Allentown. in neighboring Fruit parkingDemand for the has disrupted Belt and neighborhood character of Fruit In some addition, businesses. Allentown scale development what questioned have the between transition to is appropriate campus and neighborhood. with NFTA BNMC has begun cooperating parking/shuttleand the City utilize to pedestrian strong create options and to with stops, rail connections light to much of the supporting cluster hopes to or o ce, (residential, development support the stops. at retail) for a continuous streetwall along the park along the streetwall a continuous for with building, UB Gateway the current to the southern portion focused of the site use. on educational 18 17 8,500 employees 500+ MDs 200+ PhDs Most relevant to the Market Site’s the Market to Site’s Most relevant planned streetscape are layout physical including along Ellicott, improvements and a linear park conversion a two-way two Goodell, Best to from stretching plan calls The the Marketblocks from Site. BNMC updated its strategic plan in its strategic BNMC updated 2010, projecting 5.3 million sf growth projects, or anticipated in permitted o ce much of downtown’s creating outstripped has growth The growth. indicate trends and economic predictions, 2030. buildout by it will reach Buffalo-Niagara Medical Campus Medical Buffalo-Niagara Hill, Hospital BNMC was 2000, Before three a neighborhood containing treatment and research medical regional smaller and many centers These centers. a consortium guide to created players collaboration, development, physical with the surrounding and interaction 120-acre sf, 3.4 million The community. walk minute a ten campus is less than on and a stop the site from along Ellicott campus employs: The rail. the metro • • • million than one It more by also is visited annually. patients Near East Side The Market Site is three blocks from created inward-facing self-help groups Bu alo’s East Side, a geographic region and businesses such as the Colored extending easterly from Michigan Street. Musicians Club. However, the East Side The area is notable for an early African faced decline in the postwar period, American settlement near Michigan-William accelerated by late-1950s urban renewal Street Area in the early 1800s. Germans projects that displaced thousands of settled in areas near what would become black and Jewish residents.26 The East Side the Fruit Belt. Later communities of Jewish, transitioned to a black majority as white Italian, and Polish formed in the East families migrated mostly to suburbs such Side.24 as Cheektowaga and Amherst.
Bu alo’s black history is especially Today, the east side has around 23% important in understanding this region. vacancy rates and is considered an Three facilities near Michigan-William “urban prairie.” This in uences the nation’s Street were instrumental in the abolitionist perception of Bu alo as a whole. Racial movement and underground railroad; two tensions are still high, as recently as 1992 of were demolished, while the Michigan polls found racist attitudes in whites.27 Baptist Church is listed on the National Fig. 4.13: Colored Musicians Club (WBFO.com). Register.28 During the Pan-American Expo of Although there have been some 1901, groups successfully lobbied for “the community-building e orts elsewhere in Negro Exhibit,” displays and photographs the East side, the team was able to nd no of black history and accomplishments. plans for the area nearest the Site, the “Near Fig. 4.14: Michigan Baptist Church (National However, this was overshadowed by East Side.” This area includes Enterprise Historic Trust). exploitative and misrepresentative School, Western New York Maritime Charter Midway presentations such as “Darkest School, Pinnacle Charter School, and light Africa” and “The Old Plantation.”25 industry/warehouse development, along with the historic Michican Baptist Church The black population in Bu alo remained and the Colored Musicians Club, which small until the Great Depression, when hosts daily performances and an annual a large population migrated from rural jazz festival to this day.1 south to urban north. Most settled in the Michigan-William Street neighborhood. They faced bitter segregation, and
4-6 ADJACENT NEIGHBORHOODS 35 (Sasaki and Madden) One of BNMC’s goals One of BNMC’s 34 is to work with these disparate groups, groups, these disparate with work is to while retail, housing and encouraging the boundary the between “blurring” campus and neighborhood through step-downs and scale. in massing and amenities. notable amenities Belt contains Fruit The City Honors and schools. such as churches magnet a nationally-recognized School, on NorthHigh located is School, Street. center is in the Academy, PS 47, Futures neighborhoodThe of the neighborhood. Locust nationally-recognized is home to Art which provides Street Class program artfree all ages. to training 33 4-7 suburbanites of all races interested in interested all races of suburbanites population Increased the city. living near support may a small power and buying aggressive An center. neighborhood retail built was anti-gentri cation strategy of the plan, including refurbishment into existing for tax breaks public cost, homes at and guaranteed residents, low-income re-housing residents. of displaced Although the TIF to fund the project was fund the project was TIF to the Although and community groups not approved, the implement begun to have churches Development John Community plan; St. in particular $500 on is moving Corp. of 150 in ll houses a total million plan for Figs. 4.15-4.17: Fruit Belt aerial, In ll next to Belt aerial, 4.15-4.17: Fruit Figs. Map of in ll of last 50 years older housing, 32 29 31 and the expanding future future and the expanding 30 Bu alo Niagara Medical Campus. This This Bu alo Niagara Medical Campus. fracturingsparked loss, of population of homes. and depreciation community, However, in the last two decades, the the decades, in the last two However, community building again. began planning careful leaders believe Community may expansion with BNMC’s coordinated for Center UB’s loss. population reverse rehabilitate a plan to Urban created Studies landscape residential or build new housing, BNMC to and market aggressively streets, and mobile blacks, upwardly employees, The vacancy rate was around 17% in around was vacancyThe rate under 2000 residents. 2000, with slightly However, distressed properties were properties distressed were However, loans like with low-interest not restored and bulldozed but instead Allentown’s, apartment a ordable with two replaced complexes Fruit Belt orchards to refers name Belt’s Fruit The such as Peach streets with there, once It mostly from transitioned and Orange. AmericanGerman in the African to projects in when urban renewal 1950s, families East Side displaced the lower the same time, Belt. At the Fruit to the German learned the population split the would Expressway Kensington Itneighborhood suburbs. and left for the increasing for became a destination in the 1960s. American population African NEARBY OPEN SPACE Public opinion is that there isn’t enough Whyte realized that a careful study of quality greenspace in downtown Bu alo. people’s movements and actions was What exists is inaccessible, poorly lit, and key to understanding what draws them concentrates the homeless population. to certain spaces and deters them from HSBC Plaza is considered underutilized others. He found that people are most and uninviting. In order to attract people attracted to spaces by the presence of on a daily basis, no matter the time of other people and that people watching is year, a key part of programming must the “number one activity” that frequenters include well-conceived open spaces of urban open spaces engage in. Whyte between the building(s) and the property insisted that the ability of people to line. move through and within a space “is the Figure 4.18: Example of ideal types of sittable ultimate test of a design.”37 Many of his space, according to Whyte and PPS. Notice that Social Life of Small Urban Spaces ndings may seem commonsensical to trees are also present in the background and In “The Social Life of Small Urban Spaces,” many readers but aspects he outlines the number of people making use of this space William H. Whyte and other members as necessary for successful open spaces, despite the obvious presence of fall. (Project for of his “Street Life Team” use careful like adequate seating and the presence Public Spaces) observation of real spaces to uncover of a diversity of activities, are very why certain areas in a city are lled often disregarded when professionals with people and lively and others are embark on urban space planning empty and underused. Spaces within endeavors. Whyte developed a number New York City such as the Seagram’s of recommendations based upon his Plaza–successful–and Bryant Park–not ndings that can act as criteria for the successful, at the time–are their main programming of the open space on the focus, but other spaces are evaluated Market Site and throughout downtown as well, both outdoors and in.36 Whyte’s (See sidebar.) advice, based upon detailed analyses, can be used as a model when critiquing Although preferable, not all of these current open spaces in downtown Bu alo aspects must be present for an area to as well as when developing new points of be animated. But some of the criteria are interest, such as at the Market Site. considerably more important than others. Whyte discovered “one major nding” true in all studied plazas, deceptively simple,
4-8 NEARBY OPEN SPACE Figure 4.19: A Street vendor like this one in this like vendor 4.19: A Street Figure an otherwise enliven help to City can New York the modern tower by created space cavernous (Thispiggy.com). in the background
39 made on Sunday, made on Sunday, 40 4-9 Figure 4.20: Example of successful of successful 4.20: Example Figure Sculpture at triangulation. Eye 2009). (Kolb in Chicago Park Pritzker yet often unheeded by cities: “People “People cities: often by unheeded yet It sit.” to places are there sit where to tend variety a is important of sittable have to feeling “a people it gives because space type Some of the most favored of choice.” ledges and built-in are of sitting spaces chairs. lightweight or movable, steps – or are that chairs or movable Ledges in the drama take to can be – oriented particularly are of the street desirable. September 18, 2011 and Wednesday, Wednesday, and September 18, 2011 October 2, October Friday, 19 through analysis. used in the following 2011 are in Bu alo’s of the open spaces Many when appear as dead zones downtown on them walking and around through but uctuating weather a crisp fall day, On blame. cannot solely be to patterns lack appeal in these spaces their own, o erings. their siting and everyday These criteria in addition to qualitative qualitative criteriato in addition These personal observations (Fig. 4.20) (Fig. 38 place within. place RECOMMENDATIONS Presence of Presence space: Sittable and comfortable seating adequate 4.18) (Fig. of a lively Creation Street: and the the site dialogue between street sun or towards Sun: Orient space warmth provide its re ection to and light noise amenity Useful for Water: qualities its relieving and for cover shade- Pollution-deterrents, Trees: and beauti cation providers, elements outdoor Such as vendors, Food: to as a way or restaurants, cafes, 4.19) attract activity (Fig. a space to “Characteristics Triangulation: can bring that of a speci c space the Involves people together.” attracts that ongoing interest Might include site. people to acts, unusual street impromptu or other street sculpture windows or large furniture, along nearby strategically placed people to allow buildings that easily observe the activity taking 1. 2. 3. 4. 5. 6. 7. Niagara Square and Lafayette Square plaza zone. Conversely, Lafayette Square Niagara Square and Lafayette Square is burdened by rows of thick trees at its lie south of the Market Site and are three straight sides to the north, south, separated from one another by Court and east. The under-pruned trees give the Street, which runs east west. Neither of inner spaces a foreboding appearance these park-like spaces is actually square and grass does not grow well beneath the in shape. Niagara Square is circular and thick foliage. A sunken, grassy plaza is at located at the intersection of Delaware, the square’s west “pointed” end, where Niagara, Genesee, and Court Street. The a stage is set up during the Thursdays at 42 Fig. 4.22: Niagara Square, c. 1912 postcard architecturally stunning City Hall borders the Square concert series. (Wikipedia). the square to the west.41 Lafayette Both Niagara Square and Lafayette Square, located just west of Main Street, Square are completely encompassed by resembles the narrow end of an ironing three to four lane streets , seeming more board. Over the years, its northwest and like islands in a sea of cars and pavement southwest edges were shaved to allow than gathering spaces. Although more room for passing vehicular tra c heavy car tra c is not often present, (See gures page 4-11). accessibility is still poor because of wide Niagara Square is the more attractive of breadths of pavement. Niagara Square the two. Its trees are lacey and provide has particular access problems: despite visibility from both within and outside the the four openings around its perimeter, square. A grassy expanse acts as an open demarcated pedestrian walkways are only but de ned barrier between street and located at the east and west ends. Fig. 4.23: Niagara Square today (Bing Maps).
Sittable Space Street Dialogue Sun Trees Water Food Niagara Square None Dominated by 3-4 Adequate because Lacey and well-kept None Not close to food vehicular street lanes of orientation vendors Lafayette Square None Dominated by 3-4 Trees provide too Unpruned None Not close to food vehicular street lanes much shade vendors Fountain Plaza Only immovable Flagpoles demarcate Oriented southward Trees in beds Pool not interactive Close to o ces for benches space without creating for maximum sun in summer, fountain lunch, no vendors barrier too loud
4-10 NEARBY OPEN SPACE Triangulation street across architecture with No interaction buildings surrounding Fig 4.25: Lafayette Square today (Bing Maps). today Square 4.25: Lafayette Fig Fig. 4.24: Lafayette Square, c.1912 postcard postcard c.1912 Square, 4.24: Lafayette Fig. (Wikipedia). 44 Programming demonstrationsPolitical and Single monument the Squareat Thursdays Single monument Lighting, Christmas Tree Parade Day Patrick’s St. 4-11 Access 3-4 lane streets across crosswalks streets pedestrian plaza Good: spills into Fountain Plaza blocks from two located Plaza, Fountain side of Main the Market on the west Site departs Street, the design markedly from like Niagara Square of older public spaces plaza was The Square. and Lafayette and constructed in the early designed 1980s as part Main of the same Street the e orts transformed that revitalization While mall. a pedestrian/transit into street automobiles to closure Main Street’s acknowledged a largely failure, is now view and citizens visitors downtown on A reviewer favorably. the plaza quite goes so far as to even website a travel World!” “the Best the plaza in it, declare and Lafayette the grassy to In contrast In Fall 2011, the Occupy Bu alo protest Bu alo protest Occupy 2011, the In Fall selecteda rms Niagara that Square designation. hall” “town Bu alo Inc.’s actually of protesters presence The and street liveliness added welcome the square. to engagement Shape
43 Walking Distance Distance Walking Marketfrom Site Niagara Square SquareLafayette 10 minutes 7 minutes PlazaFountain Circular 3 minutes Iron-board only two entries, Four Poor: 3-4 lane by Surrounded Poor: Rectangle There is little to do or to see at either see at do or to is little to There sculptures the large for save square, in each square’s stand triumphantly that architecture the attractive and center These of the street. side on the opposite the street- to exposed too are squares points. many it at -even by consumed a pedestrian appeal to is little to There Whyte’s Despite of respite. in search with the street, emphasis on interaction is not ratio square to the street here making of balanced, the formation evenly a dialogue impossible. of Niagara and locations Square The some useful for are Squares Lafayette those especially however, purposes, of people. groups large involve that balance a better create groups Larger Bu alo and square. street between Inc. describes Niagara as Square Place, of Bu alo” square town “uno cial the of political and it is sometimes the site gatherings. and other demonstrations Niagara Squares, stone is used to pave the area ensures that its benches are used the ground around Fountain Square’s during lunchtime hours on weekdays. fountain, and trees are arranged in individual beds. A large waterfall is Although the plaza incorporates many located at the south end of the plaza. of Whyte’s guidelines, noticeable shortcomings are present: The square has many elements called for by Whyte in Small Urban Spaces: • There are no ledges or other surfaces upon which to “create” impromptu • It is sited adjacent to the pedestrian seats. The water features are also only street, allowing for an easy dialogue somewhat successful. Fig 4.26: Fountain Plaza as fountain. Note 5’ between the two. • The re ecting pool has no interactive benches (Nathan Mroz). • Occupying much of the plaza space function when not in use as an ice is a large rectangular re ecting pool rink. It does have the opportunity that functions as the Rotary Rink in to be a wonderful asset in warmer cold weather. months too, as a place for children • Benches approximately ve feet in and adults to wade in and refresh length are placed around the pool. themselves. • Lines of agpoles surround the • The water fountain along the re ecting pool, demarcating o the southern edge of the pool creates space but without the creation of a a near-deafening roar when in use, solid barrier. which reduces its triangulation e ect. Fountain Plaza is well used in the winter • The neighboring o ce towers Fig 4.27: Fountain Plaza as Rotary Rink (Nathan months. In addition to the ice rink, the exude a sense of being inaccessible Mroz). plaza is also the site of the Christmas Tree fortresses, further reducing Lighting Ceremony and a main feature triangulation. Although large during the St. Patrick’s Day Parade.45 windows are present at the sidewalk Its use during the summer months is level, they are recessed back into the indiscernible by the team, although its caverns of the building so that it is strategic location along Main Street and di cult to discern what is present close proximity to many o ce towers in within without walking into the void.
4-12 NEARBY OPEN SPACE Market Site Market Lafayette Sq. Lafayette Fountain Plz. Fountain Niagara Sq. Niagara
4-13 (Brijhette Farmer) Parks & Site noted by team. by noted Site & Parks Farmer) (Brijhette Fig. 4.28: Attractions and Open Space Downtown and Open Space Attractions Fig. 4.28: Ensuring 46 Niagara Square, Lafayette Square, Square, Lafayette Niagara Square, for places are Plaza and Fountain amongst and interaction congregation but they so of Bu alo, the citizens performrarely this function. If dull were or overwhelming features as great behave these spaces addressed the throughout centers congregating all three that element A noticeable year. attainable lack is easily open spaces strict guidelines Currently centers. food vendors of food the presence regulate a time Bu alo and it is in downtown a vending acquire to process consuming the city should consider Perhaps license. a low as loosening such regulations many downtown’s animate to way cost on a daily basis. open spaces the active use of these sites has the the active these sites use of other parts people to draw to potential such as the Market as well, of downtown just a block east of Main Site Street. SURROUNDING ARCHITECTURE The surrounding neighborhood is cornices, large storefront windows with comprised of largely late 19th century recessed entrances, and rectangular or and early 20th century commercial rounded-arch windows on the upper buildings. Their relatively similar ages of levels. Electric Tower, a dominant view construction have resulted in a consistent across Genesee, is reminiscent of the architectural character in terms of Tower of Pisa, Italy; and the Pharos scale, materiality, and level of façade lighthouse of Alexandria, Egypt. arrangement and ornamentation.
The block north of the site is dominated by the nine-bay southern elevation of St. Michael’s Church. The church is clad with brick and incorporates brick corbelling and stone detailing around the nine Fig. 4.31: Electric Tower. rounded-arch windows. East of the site stands a block of adjoined rectangular commercial buildings. These two-to-four story buildings are clad with brick and are characterized by at roofs and parapets, Fig 4.29: St. Michael’s Church. typically crowned by bracketed cornices. Each building’s rst story-level features Fig. 4.30: 639 Main Street typi es the low-rise large storefront windows with recessed commercial blocks surrounding the site. entrances. The upper levels, which are separated by brick stringcourses, feature rectangular or rounded-arch windows. West of the site are the rear elevations of the commercial buildings that front on Main Street. The simple rear façades of these rectangular, brick buildings are similar to those east of the site, featuring at roofs and parapets with bracketed
4-14 LAND USE REGULATIONS 4-15 It on the is very development likely that under the be permitted to will need Site but the exact speci cations new code, team’s The been nalized. not yet have both compatible are recommendations and with drafts of the zoning with current be enough to exible but Code, Green the nal ordinance. adapt to (Megan Basnak) Fig. 4.32: Zoning Districts Current drafts of Current 47 the Green Code place the Site in the in the the Site place Code the Green or regional “Downtown N1-D district: scale with a mix of hub of substantial hospitality and residential, commercial, drafts have The entertainment uses.” some uses N1-D will prohibit suggested including gas and service most stations, parking and commercial types of industry, urban to will be limited Forms lots. blocks, structuresas mixed-use such buildings. or civic/monumental towers, while conditionally, will be allowed Plazas by-right. courtyards will be allowed LAND USE REGULATIONS LAND USE Downtown zoned is the site Currently, Opportunity uses allowed with most (DO), least two at Buildings must be right. by the right-of-way built to or 24’, stories 50% and with without side setbacks, It can level. street at vision glass” “clear minimum 40’ lots at be subdivided into ft, 4,000 sq. and is otherwise and frontage very In addition, all projects must exible. with a citywidecomply review. plan site city the is in the midst of Bu alo However, of a Uni ed Development of creation The Code. the Green Ordinance, a new regulatory “establish purpose is to of our the development for framework neighborhoods.” CIRCULATION AND ACCESS Main Street reaches 1000 pedestrians The Site has excellent highway access per hour during lunch in summer, the The Site is one block from the termination Fig. 4.33: Pedestrian Volume (Bu alo Place 2008) Site noted by team. most of any street downtown of the Kensington Expressway, a 55-mph Most recent pedestrian counts performed grade-separated highway to the Bu alo- Market Site by Bu alo Place have suggested that Niagara airport and beyond. ADT near fteen locations along Main Street the site was 62,400 in 2010, growing experience the 1,000 pedestrians per to 100,000 as it moves toward auent hour required to sustain ground- oor northeastern suburbs. The Expressway retail during lunchtime.48 Volume is is currently the subject of a NYS DOT heaviest on Main Street in the nancial study in which capping portions of the district, with Main & Chippewa lunch trenched highway or converting it to an counts between 500 and 1000. Pedestrian at-grade boulevard is being considered.50 counts along Ellicott are below 250. Funding has not been identi ed and Although these counts were conducted its e ect on the site, if any, is unclear. only during lunchtime in summer, they Additionally, the site is only three minutes may reveal which sites experience from the Peace Bridge and I-190, linking the most pedestrians, even if they Bu alo to Toronto and the rest of New overestimate the count. Chippewa has York. many late-night establishments, and may have greater counts than Main on Friday and Saturday evenings. Fig. 4.34: Diurnal Ebb and Flow of People
Kensington defines traffic patterns around the site49 The most successful sites need a delicate balance—enough cars to be visible and accessible, but not too many to make the area unpleasant or unsafe for pedestrians. This site may have this balance, as there are around 4,000-7,000 cars daily on the four streets the site touches, with most tra c headed to or from from Kensington Expressway. Nearby arterials Oak and Goodell Streets have the largest tra c counts in the area, with between 15,000-17,000 cars daily. A challenge will be to draw eyes from these arterials to the neighborhood while maintaining calm tra c on the surrounding streets.
4-16 (UB Architecture Studio) CIRCULATION AND ACCESS It be may 51 Fountain Fountain 54 The The system 52 Given the transit-friendly target target the transit-friendly Given 53 4-17 The Site is one block from the Fountain Plaza and Theater NFTA stops from the Fountain Plaza and The Site is one block every every during run once rush hour and once minutes trains ten twenty minutes NFTA in the morning on weekends. and later 12:50 am weekdays, 5:10 am to other times from a 5-10% increase has experienced the system nowhere” to train “a being labeled Despite in ridership most quarterdaily. 23,000 passengers 2008, reaching since The Site is separated from nearby neighborhoods by Oak and Goodell by Oak nearby neighborhoods is separated from The Site and Goodell/Tupper—these Oak/Elm good visibility having from to a ip side There’s districts nearby the Market from and neighborhoods, Site corridors separate high-tra c Belt, Near East Side. and the BNMC, Fruit Allentown, cutting it o from e ectively are and calming measures tra c two-way to has been reconverted Tupper Although Oak/Elm, planned for but no projects are partbeing installed as of BNMC improvements, improvements. an QCH action recommend despite suggesting a study to item market of the site and the large number of downtown residents who currently work in work who currently residents number of downtown large and the market of the site district,the Chippewa but enjoy in Amherst who live and number of students Amherst home and attraction. appeal as both In is addition, there the site’s only increase this would the airport. to Streets Division, or Exchange a new line along Genesee, in creating interest the Main a hub between and airport but city create Genesee would lines near the site, this at is only theoretical expansion This option. as the preferred Exchange plans identify time. increase to removed is being serves which now 2,000 passengers daily, stop, Theater The tra c. for is reopened when Main Street Theater curbside drop-o Shea’s for Stop is closer to the Site, and would likely channel more people down Chippewa than Chippewa people down more likely channel and would the Site, is closer to Stop Marketthrough Arcade. bene cial to consider improvements to the Genesee Street intersection two with these the Genesee Street to improvements consider bene cial to is further as Genesee Gateway roads developed. currently terminates at UB’s south campus, but NFTA is currently undertaking is currently a $1.2 but NFTA south campus, UB’s at terminates currently campus. Amherst UB’s extendthe line to million study to
(Base map: Bing Maps, Tra c data: City of Bu alo) Fig. 4.35: Average Daily Traffic Fig. 4.35: Average DOWNTOWN PARKING Theatre District parking near capacity Table 4.2: Parking Availability near Market Site Although QCH recommends a study that Surplus under includes weighing shuttle options, transit, Private Public Total Peak 90% capacity and demand-side programs; the most Theatre 1709 (1318) 1397 3106 (2715) 2417 378 (-13) recent parking study55 simply analyzed Main-Genesee 391 3167 (3010) 3586 2811 416 (259) parking facility use and downtown growth to recommend construction of Market Site N 391 (0) 0 391 (0) 350 1 (-390) new garages, then completed feasibility Market Site S 0 157 (0) 157 (0) 120 21 (-136) studies on several potential sites. Parenthesis indicate parking availability if all Market Site parking was removed. The study separated downtown into districts, with the Market Site split between “Theatre” and “Main-Genesee.” It Parking requirements can be satisfied Full market-rate or luxury apartments assumed 90% was maximum functional by existing garages may require on-site parking compete capacity. There were no developments at Current minimum parking regulations About 2/3 of downtown residents the time of study that would create new require a parking space for every dwelling currently reverse commute to mainly demand in the theatre or Main-Genesee unit, in addition to one parking spot for northeastern suburbs,58 and the City districts. The table indicates that if the every 150 square feet of restaurant and Planning Department has suggested 548 parking spaces at the Market Site 300 square feet of retail.56 However, this upscale apartments currently require were removed and demand unchanged, parking can be up to 1,000 feet from on-site parking to attract high rents.59 the Theatre District would be above 90% the site, and there are twelve 24-hour Nevertheless, many recent loft-style capacity. parking lots and two garages within that developments have been successful with radius.57 Developers of the Green Code minimal on-site parking. If a parking deck A shortage of short-term, inexpensive are exploring the possibility of removing is determined to be required, it should parking downtown creates an impression parking minimums altogether. have ground- oor retail or community of an overall parking shortage space, as outlined in the Queen City Hub The Queen City Hub plan recommends plan. requiring retailers and restaurants to validate parking, and perhaps provide a small number of short-term spaces reserved for visitors to retail locations on the site.
4-18 DOWNTOWN PARKING Market Site Market (Desmond 2011) Market Site noted by team. by noted Site (Desmond 2011) Market Fig. 4.10: Parking and Impact of Development Parking and Fig. 4.10: 4-19 60 The Executive Director of Bu alo Place of Bu alo Place Director Executive The dialogue a continued “That’s continued, every probably day takes place that and real building owners the between developers.” estate between the relationship Although parking is complex, supply and demand the veryat nearby least it is clear that absorb to room not have blocks would an was There additional demand. shortageidenti ed in the southern district and the City of town, “o ce” seeking need by the to has responded partners the at build new ramps to block near the waterfront and Webster Mall. near Mainthe Ellicott-Oaksite Place parking changing and prices However, still reduce options may adding transit demand on parking additional and create urban vibrancy. “We have a lot of access to downtown a lot of access “We have buses,Metro Rail and Metro with our of people still like vast majority the but to Place, here.” - Buffalo drive their cars Inc CHAPTER FOUR NOTES 1. Bu alo Urban Development the Map.” 23. CKS Architecture and Design, Gamble Corporation, “Genesee Gateway.” 11. University at Bu alo, “Allentown.” Associates, Bu alo Niagara Medical Campus Master Plan Update. 2. Bu alo Rising, “Key to the City.” 12. Bu alo Rising, “Thursday Event to 3. Bu alo Rising, “Genesee Block, You’ve Mark Expansion of Allentown Historic 24. James Napora, History of Bu alo, Come a Long Way.” District.” “History of the Lower East Side.” 4. Bu alo Rising, “Genesee Gateway 13. Daniel Patrick Moynhihan, Library of 25. Although the Bethel AME Church and Announces Two New Tenants.” Congress Local Legacies, “Allentown Vine Alley Colored School have been Art Festival.” demolished, the Michigan Street 5. Jonathan Epstein, Bu alo News, “City Baptist Church was listed on the has Genesee Street tra c circle on 14. Sasaski and Madden Planning Group, National Register of Historic Places. drawing board.” Allentown Neighborhood Strategy. The Michigan Street Preservation 6. The 700-employee facility, only 15. Colleen Kulikowski, Bu alo Real Estate Corporation is spearheading e orts to two blocks from the Market Site, News, “Current Real Estate Market restore the church, the nearby Nash will include a 700-car garage, Conditions in Allentown.” House museum, and surrounding with construction expected to be 16. U.S. Census Bureau, “Longitudinal neighborhood. Monroe Fordham, completed in 2014. However, the Employer-Household Dynamics-On Nash House museum website, “History: site design does not completely the Map.” The Nash House.” align with a walkable urban context. 17. BNMC Website, “Work;” CKS 26. Sarah Ruth O haus, Bu alo Rising, Bu alo Rising, “Catholic Health Admin “The Negro Exhibit at the Pan-Am.” Center Design Released.” Architecture and Design, Gamble Associates, Bu alo Niagara Medical July 15, 2010. 7. Nile Guide Website, “Bu alo Theater Campus Master Plan Update, 2. 27. Edward L. Glaeser, New York Sun, “Can District.” 18. Ibid, 2. Bu alo Ever Come Back?” October 19, 8. City of Bu alo, Bu alo Place, Inc., 2007. 19. Ibid. and Urban Design Project. The Queen 28. The Circle Association, African 20. Ibid. City Hub: A Regional Action Plan for American History of Western New York. Downtown Bu alo, 32. 21. Center for Urban Studies, Fruit Belt/ 29. The Colored Musicians Club of Bu alo, Bu alo Niagara Medical Campus Tax 9. Ibid, 88. New York Website. Increment Financing District, 10 – 11. 10. U.S. Census Bureau, “Longitudinal 30. Henry Louis Taylor, Jr., A Historical 22. Sasaski and Madden Planning Group, Employer-Household Dynamics-On Overview of Blacks in the Fruit Belt: The Allentown Neighborhood Strategy.
4-20 CHAPTER FOUR NOTES , “Planning for Economic Economic for “Planning , to improve these downtown parks these downtown improve to Mark critical. Summer, all the more Lafayette to “Adieu Bu alo News, Now.” For Square , “Bu alo Attractions: Yahoo!Travel Bu alo.” Plaza, Fountain and Revitalization Modal Access t. Projec District “Special Downtown Inc., Overview and Program: Vending Application.” Code Development.” Study. 2008 Pedestrian Transportation Regional Council’s s. Count 2010 Tra c alternative is the prefered Ferry of Reclaiming Our Community However, a local group. Colation, $465 million. at is projected its cost be $35 million, would Boulevard and a partial be $170 deck would is in early stages million. NYSDOT Micki Changing Maynard, of study. 43. “Niagara Square.” Inc. Bu alo Place, 44. 45. Multi- Main Street City of Bu alo, 46. City and Bu alo Place of Bu alo 47. Green Bu alo City of Bu alo, 48. Inc. Place Bu alo Inc., Bu alo Place, 49. Bu alo-Niagara See Greater 50. and East Best A cap between Street 4-21 Spaces (PPS), a non-pro t dedicated dedicated a non-pro t (PPS), Spaces and sustain “helping people create to build stronger that public spaces PPS is intimately communities.” the research; Whyte’s connected to in 1975 to “founded was organization him. laid out by the tenets on” expand PPS.” “About Spaces, Public for Project SocialThe , Life of Small Urban Spaces Directed Vimeo. Whyte. William by conducted under strict guidelines but surveyas an on-foot of the passing pedestrian a cityscape familiar by and circulation with the sidewalks cities as of select and midsize large and Whyte as the ndings of well A note Spaces. Public for Project during these about the weather and sunny visits: September 18 was brisk while October moderately 19 winds a mix of strong 21 was through and rain. the weekly permanently move concert series out of Lafayette the revitalized to and down Park need which makes the waterfront, 37. 38. Ibid. 39. Ibid. 40. not personal observations These were 41. “Niagara Square.” Inc. Bu alo Place, 42. underway currently to are Plans . Neighborhood Strategy Tax Campus Medical Niagara Bu alo District. Financing Increment Announced.” being left at concern expressed and out of the planning process block to attempting consider may demolition of the HUD-sponsored underscores This McCarley Gardens. importance of community all downtown for engagement both public and leadership projects at Artvoice , “Fruit See Buck Quigly, levels. Belt, McCarley Residents Gardens SpeakingContinue Up.” the ndings of by is corroborated other people/space-numerous observers including those discussed and Carolyn Marcus Cooper Clare by Places: “People in their book Francis Design Guidelines for Urban Open the research as by as well ” Space Public for carried the Project out by Continuing Struggle to Build a Vibrant Build a Vibrant to Struggle Continuing Community. 33. Belt/ Fruit Urban Studies, for Center 34. Belt Initiative “Fruit Bu alo Rising, 35. Much of the community has 36. observations Whyte’s of veracity The 31. Ibid. 32. Sasaki Belt and Madden, Fruit Gears, “A Bu alo Neighborhood Wants the Map.” to Turn Back the Clock.” 59. City of Bu alo Department of 51. NYSDOT repaved Oak and Elm in Strategic Planning, Personal late 2012, but did not install tra c Communication. calming measures such as bike lanes 60. Jane Schmitt, Bu alo Business First, or improved crosswalks, despite “Downtown Parking squeeze still a a request by the City for parkway headache in Bu alo.” designation and a statement of need in the Queen City Hub plan. City of Bu alo, Bu alo Place, Inc., and Urban Design Project. The Queen City Hub: A Regional Action Plan for Downtown Bu alo, 81. 52. American Public Transportation Association, Transit Ridership Report First Quarter 2012. 53. Bu alo Rising, “NFTA to Study Amherst Light Rail Extension.” 54. City of Bu alo, Bu alo Place, Inc., and Urban Design Project. The Queen City Hub: A Regional Action Plan for Downtown Bu alo. 55. Desman Associates, Comprehensive Parking Assessment Downtown Bu alo New York. 56. City of Bu alo Charter, Subsection 511-96 57. Bu alo Place, Inc., “Downtown Publicly Available Parking.” 58. U.S. Census Bureau, “Longitudinal Employer-Household Dynamics-On
4-22 21 C CHAPTER FIVE: WM RECOMMENDATIONS
The following chapter details the Example Design - View Facing North. recommendations for the Washington Market Site, including: • Neighborhood Design Guidelines • Programming and Use • Target Market • Site Concept, Orientation, and Features • Open Space Design • Finance Deal Structure
The chapter ends with an example design that applies the written recommendations and guidelines. This concept is just one form the exible recommendations might take.
5-1 NEIGHBORHOOD DESIGN GUDIELINES Recommended Context-Sensitive Guidelines for Neighborhood Massing New construction at the site should be designed to acknowledge local precedents All buildings along Washington Street but should not rely on strictly historicist interpretations of the surrounding area. These and Ellicott Street that face the site under guidelines will assist designers in identifying and responding to, while not mimicking, the consideration for redevelopment express salient character-de ning features of the local architectural context (see p. 6-4 for greater solid massing distributed evenly across detail): the anticipated result of the strategic employment of the area’s valued built qualities their lots, each of which is lled entirely is a navigable downtown neighborhood constructed to a human scale and easily activated by the footprint of its respective building. for pedestrian use. These volumes have in common a regular, cubic shape and lack of projections, and together they create an even streetwall facing the parking lot. Each of these collections of commercial blocks, however, is formed by several adjacent CURRENT GUIDELINES volumes that vary in height, serving as independent but component parts at a All projects must comply with a citywide site plan review. Sites must use compatible variety of scales. scales, lighting, and signage both with the surrounding neighborhood and within the site. The site must provide for pedestrian and automotive circulation. As Washington New adjacent construction should be Street is a bus route, transit shelters should be incorporated into the design as well. similarly massed to produce a varied but still consistent collection of volumes, The development should be designed to relate to all streets it fronts. It should also which largely ll their rectangular be harmonious in character with compatible building materials, façade treatments, footprints and preserve the impression and landscaping. If the development is to be built to the street line, which would be of a continuous streetwall. At the ground in character with the neighborhood, 5% of the site must be dedicated to landscaping, level, the new construction will ll at seating, or other public amenity. Landscaping should be hearty enough to survive an minimum 50% of the length of each side urban environment and a cold climate. of the block to the property line, with no single opening surpassing 25% of Glass on street level cannot have re ective glazing. In addition, street level and upper the respective total length of its block. levels must be separated by a cornice or other architectural element. Flat roofs must be Similarly, at minimum 50% of the facades surrounded by a parapet, although pitched roofs are acceptable if congruous with the of the upper stories will be positioned other pitched roofs in the neighborhood. at the property line. Cubic forms are strongly encouraged.
5-2 NEIGHBORHOOD DESIGN GUDIELINES <20˚ <25% YES YES >20˚ Fig 5.1: Massing and Roof Massing and Fig 5.1: >25% 5-3 Cladding materials buildings on nearby Cladding materials of brick, largely consist although a variety and hues were compositions of clay such in ornament, is found Stone used. spaced evenly across the width of the the width across evenly spaced distributed are bays resulting The façade. feet; eight intervalsat of approximately fty are façades that most nearby feet In upper-story four bays. contain across among is found a hierarchy cases, a few so that higher oors, of the the windows rounded have the uppermost windows simply are while the remainder arches less by surrounded rectangular or are than those ornamentation elaborate them. below New construction the will maintain and level ground between relationship 75% of with no less than upper levels, exterior surfacesground-level clad in contrast must o er levels Upper glass. surface-to-void or material through bays Regularly window spaced ratio. by separated encouraged, strongly are twice the width surfaces of approximately widths should Window of each window. all upper levels, across consistent remain and shapes can heights although window hierarchy a logical vary form to in order crown. to level ground from Fenestration of fenestration—the Patterns characteristics of and arrangement openings within facades—of the rather buildings are surrounding oors of all ground-level The consistent. the parking blocks facing commercial lot, include use, commercial for programmed anked (often recessed) slightly entrances on these oors, picture windows; large by surface-to-void least 3:1 at are ratios of transparency. a high degree and o er vertically contain largely Upper stories sash windows divided-light oriented, Roof type in the commercial Roof types found Washington the blocks surrounding parking at St. consistently lot appear with the the sidewalk) (as seen from a building to of one (belonging exception is end-gabled. that on Elliott St.) located apart lack overhangs shallow They from buildings’ adjacent Although cornices. the same meet at do not always roofs strong form they together height, the width continue that axes horizontal New construction will of the streetwalls. the majority having by re ect this pattern (including extended of visible roo ines to parallel and oriented at walls) parapet must roofs pitched visible All the street. than 20% slope. greater not have Fig 5.2: Fenstration and Articulation as cornices, stringcourses, and window are horizontally oriented, with widths of surrounds. St. Michael’s is clad in a red, between seventy- ve and one hundred dressed stone. New construction can feet; more narrow buildings have those be clad in any material that provides a buildings that have three or four stories. predominantly even surface nish. Component volumes included in new construction must re ect this pattern. Articulation Not Reg. Spaced Among all commercial buildings Setbacks surrounding the parking lot, as well as on The surrounding buildings largely feature <75% St. Michael’s, is a prominent stringcourse no setbacks and end immediately at or cornice between the rst and second the sidewalk. The one exception is St. stories that separates commercial spaces Michael’s Church, whose south façade is from what occurs above. Cornices set back no more than ten feet from the No upper/lower contrast spanning roof edges are also evident on sidewalk to allow for a narrow side yard most buildings. The degree of further containing a few trees. In accordance ornamentation and articulation varies with the previous massing guidelines, among the buildings, with some (such newly constructed buildings should have as the Market Arcade) featuring another no setback along at least 50% of their stringcourse between its second and third ground levels. stories. New construction must include a horizontal articulation—for instance, a Landscaping protruding stringcourse—to separate the The immediate area is characterized ground level from the upper levels; it is by a lack of green space infrastructure. YES encouraged that all exterior walls with at Immature trees have been planted roo ines be articulated at their top edges at intervals of approximately fteen Cornice to give the impression of a cornice. feet along the sidewalks that run the perimeter of the parking lot, to function Number of stories as a screen. On the opposite sides of Commercial blocks located along the streets—east of Ellicott and west of Washington and Elliott streets facing Washington—similar trees are found, but Stringcourse the Washington Avenue parking lot site only occasionally. None are components stand largely between two and four of the historical fabric of the area. >75% stories tall. Those that are two stories tall Landscaped features can be introduced
5-4 NEIGHBORHOOD DESIGN GUDIELINES YES Interrupts relationship between building and sidewalk sense Gives of pedestrian and safety street for room etc. tables, Fig 5.2: Landscaping Fig 5.2: Dense/Screens Activity in Courtyard YES Gives of impression axis horizontal but does not screen 5-5 St. Michael’s Church and the Niagara and Church Michael’s St. prominent form Tower ElectricMohawk the north to visual anchors of and south the subject particularly area, from visible Each will likely remain Street. Washington Washington on all points visible from followed are guidelines if all design Street (especially exterior surface orientation these maintaining and number of stories); and no protruding anchors is a priority, in new constructionelements will either obscure to the street over encroach on point any from building prominent Street. Washington this block of Views in and out of site exists relationship sight A current parking Street Washington the across Street Washington the between lot, the Market to Arcade entrance blocks Building and the commercial the ower to including and adjacent market. New construction need not (which could relationship this maintain surface through be accomplished are patterns transparency) circulation if along an tra c orient foot to designed Building the Marketaxis between Arcade blocks. commercial and its opposite Signage (not historic) is largely contained contained is largely (not historic) Signage non-projecting banners positioned to Similarly on the facades of buildings. in new is required signage unobtrusive construction. Signage into new construction—particularly new into in block— of the in the center open spaces relationship the not interrupt but should sidewalk. building and between should be Openings in the streetwall that elements with landscape designed property along the a screen form line of a continuous the impression give to or tall but not dense axis, horizontal activity screen completely enough to behind the wall. USE Public Market Housing Given the Market Site’s history, the City’s Incorporating multiple uses on the site desire to expand the Downtown Country has the bene t of diversifying against Market to a year-round enterprise, a risk and creating greater liveliness. The possible need to provide low-cost retail most viable development in the area incubator to grow skills and brand, along is residential because of downtown’s with the site’s excellent access and large continued positive rent growth. size, the team decided a public market Apartments in the site neighborhood are would be an excellent primary use. almost at full occupancy and there is still unmet demand. Considering favorable Other uses, such as a conference center, residential real estate conditions, housing museum, or light industry space were would be the easiest part of the project to deemed inappropriate for the cultural nance. and architectural character of the Fig 5.4: Spokane Public Market opened in 2011 neighborhood. A more detailed analysis Still, the goal of the project is to not and shares a building with Sun City Dry Goods. of current businesses and the other only activate the space at the site but farmers and public markets in the area is also in the surrounding area. Although necessary to determine the particulars many residential sites in the area have of the potential market. However, the density, they lack basic necessities such Fig 5.5: Detroit’s Eastern Market is a community market could easily be a exible space, nearby grocery stores and pharmacies. center as well as a hub for healthy food (Project adapting to changing demands and There is also a physical division between for Public Spaces). tastes. residential sites and entertainment districts such as Chippewa Street. Housing at the site would physically link neighborhoods, encouraging more travel between them. Additional residents would also provide additional customers for both existing retail and entertainment, and for the Public Market component of the project.
5-6 USE Fig. 5.6: Detroit’s Eastern Market is adjacent to to is adjacent Market Eastern 5.6: Detroit’s Fig. wine shops, complimentary restaurants, several (Wikipedia).and stores Fig 5.7: Portland is considering a public market a public market 5.7: Portland is considering Fig its to gateway as an iconic tower with an o ce (Oregonlive.com). downtown Ground- 1 5-7 2 The Queen City The Hub plan identi es di culty as poor landlord- retail’s existing between and a mismatch relations tenant and the typesservices of services o ered often Landlords downtown. by desired and restaurateurs retailers require improvements, storefront for pay to access have rarely but entrepreneurs The startup required the capital. to a education, landlord plan suggested entrepreneurs, loan fund for revolving marketing program. and a focused should not space new retail However, New additions to space. existing replicate include restaurant/bar could downtown gardens, includes semi-private that space low-cost sundry for space medium-sized or space residents, downtown shops for the Public compliment to specialized Market, such as delis. Support Retail Support warrants context neighborhood’s The yet projects, mixed-use in retail rst- oor already space retail Mainmuch of Street’s downtown new However, lies vacant. the rst example, For is viable. space retail are Lofts of the new Ellicott oor retail rents. reasonable out at rented oor retail of similar loft oor retail projects coming similarly low have online is expected to vacancy rates. Despite demonstrated housing demonstrated Despite decided team a 2003 R/UDAT demand, and permit reforms, subsidies, that developers to assistance technical be necessary housing would catalyze to Queen CityThe Hub development. public any that plan recommended be leveraged to be required incentives of private fair amount with a predictable, project built on the Any contribution. Market of should set an example Site transparency. public-private starting a ords site with a large Finally, special opportunity a mix provide to that of housing types and a ordability cannot sustain. Insmaller sites fact, it housing that create to be key might families in order young appeal to may as it population downtown’s retain to be a neighborhood to has yet There ages. likely downtown, for formed organization expectation that the population’s due to for a hub Creating transitory. it is merely longer- mobilize the neighborhood may a stronger creating into residents term community. downtown TARGET MARKET
60.00% Public Market: Attracting suburbanites Housing: Attracting young, upper-
50.00% Downtown and urban dwellers alike middle class professionals interested in Buffalo-Niagara 40.00% Allentown The Public Market should attract a broad food culture and urban living 30.00% audience. According to a study on land The Site will be on a very active, 20.00% use conducted by Bu alo Place Inc. in potentially loud corridor where the 10.00% 2006, the most obvious group in the area apartment market appears to be “hottest,” 0.00% Age 29 or younger Age 30 to 54 Age 55 or older during the daytime is businessmen, with therefore the team identi ed the target 32% of land use appropriated for o ce market as younger population rather than
45.00% space. The growing number of young empty nesters and retirees. Young and 40.00% Downtown 35.00% Buffalo-Niagara professionals living in or near downtown nontraditional families were considered, Allentown 30.00% is also a strong potential market. but single family detached options 25.00% 20.00% attractive to this group are currently 15.00% However, the good access may also 10.00% inexpensively available nearby. 5.00% draw suburbanites looking for a unique 0.00% $1,250 per month or $1,251 to $3,333 per More than $3,333 per experience. The team also recommends The team anticipates that a middle- less month month marketing toward established to-upper income group must be Fig. 5.8: Age and income levels of residents. communities such as the Near East Side targeted to o set urban construction and Fruit Belt. Markets can provide a costs. Price ranges should therefore be variety of goods at a variety of price $1,000-1,500, a ordable for those in points. As there are several other public middle management, professional, or or farmers markets in Bu alo, it may make information positions in the region’s sense to have coordinated advertising growing industries. A large building can campaigns, o ering a day of shopping for integrate permanently a ordable units each market’s speciality. to segment the market and achieve a mix of incomes, so long as these units Finally, the Public Market should be are spread throughout the building. part of a coordinated tourism campaign Mix of incomes may also be achieved that highlights an all-day, every day through inexpensive, market-rate studio Fig 5.9: Concept art for Urban Harvest Market downtown including entertainment apartments with rough nishes mixed in Oklahoma. Coordinated marketing such as in the theatre district and unique with the standard two-bedroom units this can show the new Washington Market’s and restaurants on Chippewa. that may be o ered. other markets’ unique niches in Bu alo.
5-8 TARGET MARKET 1% 4% County Monroe County Niagara Niagara 3% City New York Co. 30% of Erie Balance Balance 21% of US Balance Balance 41% POTENTIAL RESIDENTS City of Buffalo 25 to 44 years old, mostly single old, 44 years 25 to $51,000 median income mostly single old, 30 years 21 to $145,000 median income no children old, 44 years 25 to $184,800 median income Fig 5.10: Places of origin of potential Bu alo Bu alo of origin of potential 5.10: Places Fig residents. Downtown E-Types • • Urban Achievers • • Entrepreneuers • • 5-9 Sense of place; district, Chippewa to Ease of access and district, and Allentown; Theater history. Unique food-related Marketing plan targets city, metro, and plan targets city, Marketing region marketing plan should housing’s The its emphasize • • • BNMC to its close proximity Although District be advertised, may and Financial will reverse- just as likely residents it’s thriving Still, Amherst. to commute can be emphasized centers employment Bu alo as a city with a future illustrate to Its as a past. as well position on the NFTA if the line is invaluable line will become Amherst. extended to is most segment “Urban Achiever” The in Bu alo, elsewhere from come likely to and the suburbs, from “entrepreneur” in America. elsewhere from “e-type” “E-types,” “E-types,” and “Urban achievers,” “Entrepreneurs.” Segments from the Zimmerman-Volk the Zimmerman-Volk from Segments the for be considered could study that project include: • • • 25-40, often foreign- are groups These and may be renters, to born, tend “Urban and transit. culture food enjoy group potential the largest Achievers,” also has a lower downtown, to move to median income--$48,700 in Erie County. rents. $1000+ a ord to is su cient This another group, bohemian” “new The is rentals, seeking group downtown large downtown existing for appropriate more or Fruit neighborhoods such as Allentown not targeted. Belt, thus was and two-bedroom enjoy segments target The soft lofts ductwork, exposed with large xtures, minimalist light windows, ts well This oors. and hardwood of the within the established patterns Environmentally-sensitive neighborhood. building on preferred, are materials and activism. Ifthemes of local food $1,500, more exceed rents required be required nishes may traditional Desired additional markets. target to space, exercise amenities include laundry, courtyard. and a semi-private storage, SITE CONCEPT In addition to following the team’s proposed Access Preservation neighborhood design guidelines, the site should The project should The project has been conceptualized follow the ve tenants put forth in the QCH plan: have fully integrated as reinforcing the Genesee Gateway’s pedestrian, bike, architectural patterns along with bus, and rail reviving the historic use of the services honoring property. existing and desired circulation patterns along with way nding signage linking with the rest Provide open space to take of downtown. advantage of eastern or southern sun. Provide an active, well-lit, and attractive link between the Market Arcade and the Ellicott Incorporate Lofts/Flower Market area. streetscape design from BNMC to Use signage or pavement Urban Design enhance markings to direct pedestrian The project may require parking, but this a sense of and bicycle ow. should be wrapped or otherwise hidden to continuity create a pedestrian feel. The center of the site along Ellicott may be ideal for a courtyard.
Provide covered, secure bicycle racks Maintain and enhance Chippewa’s that serve both the Washington strong pedestrian focus Market and surrounding buildings.
10 SITE CONCEPT
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arched skylight illustrates direct connection connection direct illustrates skylight arched adaptive reuse of shopping ma shopping of reuse adaptive food health restaurants, vegetarian includes a between nearby buildings and streetscape and buildings nearby between stores, cafes stores, - - - l G r e d n U s n e d r a G Fig. 5.11: Use of glass can provide an ideal provide 5.11: Use of glass can Fig. dialogue betweenmaterial and historic modern design.
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can provide an ideal ideal an provide can
retation of architecture of architecture retation gradual, subtle impact on streetscape, impact on streetscape, subtle gradual, use of glass warmth, light and plantlife as ideal historicist citation of crystal palace, potential to attract new urban settlers, - height of sense incremental with culminating in center - and between dialogue historic material modern design Greenhouse as Urban Market Greenhouse as - Buffalo in especially environment, winters - traditional as well as market arcade, modern room for with use, market interp - urban farmers markets, in interested winter in café ‘outdoor’ farming,
environment 11 Rochester, 2006 Rochester, - sensitivity to could be used to connect to to connect to used be could es Buffalo Botanical Gardens, 1897 Gardens, Botanical Buffalo - Butterfly House Butterfly - Chatsworth Conservatory, 1837 Conservatory, Chatsworth
- elevation at center center at elevation modern example of glass design, including connecting connecting including design, glass of modern example low Jensen & Stark Joesph Paxton Joesph &Lord Burnham - demonstrat walkway that - nearby areas to while pointing market arcade, Image The project should be developed as a project developed should be The property agship will be seen by that downtown as they enter thousands or Genesee Expressway via Kensington it should be marketed However, Street. and architectural of the as just one piece downtown. is greater puzzle that cultural Be One Piece of a Larger, Integrated Economic Development Strategy Be One Piece of a Larger, Integrated Belt, the Fruit reinvigorate to strategy as part project been envisioned has The of Bu alo’s in development economic and continue the waterfront, Genesee to BNMC, reopen expand Toronto lling a unique niche positioned between for, industries Bu alo is especially suited in the Goldenand Rochester Horseshoe. Face Ellicott, Washington, and Genessee with Engaging Architecture Face Ellicott, Washington, and Genessee at with main gateway Washington, and Ellicott both “face” project be able to must The pedestrians draw One goal will be to throughout. streetwall an engaging but Chippewa smaller triangular The district. Theater with the it must also interact BNMC. However, from the Financial Genesee, from the site to it is the gateway as well; lot should be utilized be striking, must while remaining architecture The District, Expressway. and Kensington guidelines. within the district’s Interact with the Streetwall with Glass or Awnings Interact with the public market should be a single-storyThe with the streetwall, interacts building that “blank wall” not just a it’s ensure to other ways or awnings, retractable with perhaps glass, carts the project, moveable to and temporary for Space stands is integral in the winter. startup vendors. options for or food retail many provide and to space the animate both to and in scale with the surroundings, level, grade should be at windows with large Storefronts realm.” “public the will activate too, This, those with disabilities. of accommodating Green Design project should incorporate The save only to not features sustainable the target appeal to but costs, energy reputation Bu alo’s market and continue industry green and for as a center innovation. OPEN SPACE The following recommendations o er • Large expanses of plaza should • Points of interest, in the form of advice on the programming of the Market be avoided, and instead, intimate, sculpture or other such artwork, Site’s outdoor spaces. They are based programmable spaces encouraged. should be displayed along the upon the observations made above but • Trees and plants arranged in beds or walkways and within storefronts as do not attempt to be all encompassing. planters are encouraged. well. For the site and its designed public • Types of sittable space that are • No fences or other sorts of barriers spaces to truly be successful the views should be erected around the and visions of Bu alonians must be encouraged include ledges of a comfortable height, small ights of perimeter of the building. If gates considered and the surrounding areas necessary for security reasons, they must be given amble weight. Good wide steps, or movable chairs. Well- designed benches are not necessarily should be minimal and creatively public spaces require the input of the designed. community as well as careful studies of discouraged but their placement the area in question. and comfort level should be well • Alternative means of transportation considered before installment. should be encouraged. Parking • The south end of the site should spaces should be minimal and not contain the greatest amount of outdoor impose on the design of open spaces space to take advantage of the sun’s within the property line. Bike racks southern exposure. Here a small plaza should be provided at the majority of should be designed accommodating entrances. They might be creatively sittable space, trees, planter beds, and designed, helping to animate the food carts. The eastern portion of the space even when not in use. site also receives good sun exposure, due to an approximate 10 degree tilt. The northern end should minimize open space, both because it is shaded and because it is not a major area of circulation.
Fig. 5.12: Points of interest can Fig 5.13: A creative bike take many forms, but should rack that appeals whether always be a draw (Andre Jenny). in use or not (Flickriver).
5-12 OPEN SPACE activity taking within. place RECOMMENDATIONS Presence of Presence space: Sittable and comfortable adequate seating of a lively Creation Street: and the site dialogue between the street towards Sun: Orient space provide sun or its re ection to and light warmth noise amenity Useful for Water: qualities its relieving and for cover Pollution-deterrents, Trees: shade-providers, and elements beauti cation outdoor Such as vendors, Food: to as a way or restaurants, cafes, attract activity) a space to “Characteristics Triangulation: can bring that of a speci c space the Involves people together.” attracts that ongoing interest Might include site. people to acts, unusual street impromptu or other street sculpture windows or large furniture, along strategically placed allow buildings that nearby easily observepeople to the 1. 2. 3. 4. 5. 6. 7. 5-13 Mint Plaza in San Francisco follows many of the recommendations outlined above. This This outlined above. of the recommendations many follows Mint in San Francisco Plaza a variety of providing by their own make the space to visitors encourages open space planter integrated The and steps. ledges, chairs, of movable in the form options seating space in scale with the plaza line the Storefronts and color. with greenery adds interest the Market models that Site’s plaza is just one of many San Francisco This either side. at the building(s) and open spaces. a vision for when developing can reference designers its distinct of Bu alo, in the context the precedents consider to must be given But care or unused, go that spaces of and northerly the creation characteristics, avoid setting to ignored. worse, even Fig. 5.14: Mint Plaza in San Francisco (Brand Avenue, “Action and Choreography”.) and “Action Avenue, (Brand 5.14: Mint in San Plaza Francisco Fig. FINANCE DEAL STRUCTURE The reasons for public-pro t partnership with the public drive for pro t. With is not publicly owned, which not only have been described in the introduction the decline of the industrial city and removes some of the pro t/divestment of this report. The bene ts of such a urban core in the 1950's and 60's, cities motivations from the equation, but partnership are clear when considering were left with large holdings of land. also eliminates land write-downs as a the success of Bu alo Niagara Medical Whether arising from closed government meaningful part of the capital structure. Center. buildings, repossessed vacant lots, or partially-completed urban renewal Value-Capture4 In addition, BNMC’s master plan’s careful projects, this parcel inventory constitutes Instead, a local institution would have attention to adjacent communities is a sizable collection of capital assets. These to look elsewhere for motivation, such a good model for public projects. The assets place a considerable burden on as using a real estate development to medical corridor has a contentious municipalities in the form of property capture value generated by an external history; unfortunately many Fruit Belt maintenance, foregone tax revenue, action, a pattern most easily illustrated residents were displaced from homes and blight e ects, and the only way for by transit-oriented development. Transit which could appreciate as the land grew cities to divest themselves of this burden construction is one of the most capital in values. However, the neighborhood’s while realizing an economic return on intensive functions a government modern anti-gentri cation e orts are their assets is to pursue some for-pro t can pursue, and revenues from transit commendable, and BNMC must continue development strategy. operations are rarely su cient to to support these e orts to truly be recapture the large capital investments successful. Similar e orts to include As governments and institutions required. the community could be included in generally do not function well in a development of the Market Site, although for-pro t environment, this usually As a way around these limitations, transit development on the site is not expected took the form of a public-private deal authorities across the country have to result in any gentri cation e ects. structure, with the city contributing turned to real estate development as a creditworthiness in the form of bonding way to recapture the value generated by An exploration of the bene ts of a authority and capital in the form of land transit investments, thereby rationalizing private/public partnership are explored write-downs. It is this combination of otherwise infeasible investments in here: drives: pro t and the need to divest infrastructure. In this framework, the themselves from burdensome assets, that institution involved contributes not 3 Public Profit drove the large wave of public-private a write-down on land value, but an Institutions can pursue real estate real estate development in the 1980's amenity: the new infrastructure. It is development for myriad reasons, starting and 90's. Unfortunately, the Market Site this amenity, combined with the credit-
5-14 FINANCE DEAL STRUCTURE 5-15 Recommendation of the report beginning the As indicated, a particular recommend it is impossible to deal structure knowing without the institutional partners. A corporation the public market implement to designed a housing be one such partner, could a mix of housing authority provide to be another. may options downtown has a stake in the Market Bu alo Place most importantThe issue is as well. Site development economic if current that a not having successful, are initiatives mean a missed may now conversation opportunity. outlined in the motivations above. above. in the motivations outlined structures in those the Whereas partnerinstitutional generate seeks to within a particular return an economic development project, an economic return seeks an economic rationale particularoutside any transaction be to of economic level in the general re ected activity neighborhood, area, in the larger these secondary As are returns or city. they identify, accurately di cult to dispersed more smaller, lead to generally to less well-suited and are investments, programs. site-speci c investment 5 Economic Development the goal of the public In some cases, existing agency from pro t is neither to the recapture nor to land holdings, public alternative by generated value of the the motivation Instead, investment. create institution in question can be to the by externalities can be generated that Commonly itself. development private lens of the broader through viewed this type of development,” “economic partnership economic sees the private with activity end in and of itself, as an externalities positive overlapping activity. economic future generating along with its It activity, is this future justi es that tax revenue, corresponding the public subsidies necessary to investment. the initial private generate this type that is far of subsidy Notice than the public investments di erent worthiness the institution, which of private-sector the allows portion to in itself, investment a feasible become private-sector that from pro t and it the the amenity to allows which investment be underwritten viable. as economically Belt neighborhood suggested Fruit The of an value the capture to this strategy but its program, renewal aggressive rejected. was proposal CONCEPTUAL DESIGN EXAMPLE The height of the complex, fenestrations, on the real estate market strategies, site setbacks, roof type, cladding materials, analysis, and adjacent neighborhood’s the relationship of the site with the need. surroundings, and other features of the project follow the regulations and The result is a 2-story Karl Marx-Hof6 guidelines previously described in this -based proposal in the parameter of document. Even the program is based the site, which is the public section of
5-16 CONCEPTUAL DESIGN EXAMPLE Limited parking spots are provided parkingLimited provided are spots south section the at with a the site of of the the advantage use setback to parking the more for provide to street the rst on super market, designed of the south section. level Additional the at parking provided spots are project The north section of the site. and detailed based on the organized 5-17 church’s tower. A two-story semi-public tower. church’s of the rst on top is organized building serve to the needs of the public level of the roof The of the complex. residents (the two-storypublic layer building at serve would as a green the parameter) the for specially space, semi-public open complex. residential the mixed-used programmatic hybrid hybrid programmatic the mixed-used an active with courtyard public design partThis of the project in the center. and cafés markets, of shops, consists serve that the neighborhood. restaurants the northAt part on the of the site is there Church, Michael’s of St. opposite a 4-story section balance to residential project of the the with the composition historical context. Thus, the west-east axis is in line with the Market Arcade building’s axis. The main entrance of the complex, which is the west entry to the courtyard, is composed with the design of the Market Arcade’s entrance.
In one sentence, the design is based on the surrounding architectural context, with a Modernistic approach and contemporary look.
5-18 CHAPTER FIVE NOTES 5-19 in Lo-Do Denver: Private Risk and Public Risk and Public Denver:in Lo-Do Private Bene ts in Urban Redevelopment. Karl Marx-Hof 1927 between built was cityand 1930 by planner Karl Ehn, a Vienna, in Wagner of Otto follower Austria. 6. OTES IVE N Planning, Personal Communication. Personal Planning, Study. 2008 Pedestrian as motivated development private make need to the institutional by land assets, use of existing economic Public Sagalyn’s please see Lynne as a Capital Development: Using Land Resource. real-estate public-private for partnerships category, is a broad within it is most easily examined of transit-oriented the context is a there Luckily, development. on such of academic literature wealth overview, a recent For development. Research Transportation see the Oriented Development Transit Board’s Experiences, States: in the United and Prospects. Challenges, real-estate for as a motivation area is a well-tread development a brief theoretical For of research. overview with a combined please see case study, mathematical and Settlers Pioneers Weiler’s Stephen F HAPTER 2. Inc. Place Inc., Bu alo Bu alo Place, 3. of public- a detailed examination For 4. value-capture While as a motivation 5. development economic Again, C 1. City of Bu alo O ce Strategic of 1906 map of Washington Market area (Library of Congress). 21 C APPENDIX WM
X-1 MARKET ARCADE Year Built: 1892 5. The Bird Store 6. S H Knox & Company (1920) Architect: Edward Brodhead Green and W.S. Wicks; 7. Show Cards Store 8. Homoeopathic clinic of Dr. Peter Erb – Developer: G.B. Marshall 32 Palace Arcade (1899) Conceptually modeled on the Burlington 9. Sword & Shield Tract Society: Arcade in London, this late 19th century Christian book publishers (1916) shopping arcade, brie y also known as 10. The Crippled Children’s Guild: Palace Arcade, connected the bustling publishers (1915) stretch of Main Street with the ourishing Early 20th century view of the Palace Arcade 11. Edwards Skirt Supported Company – public market that formerly existed at showing occupied store fronts and sign boards 124 Palace Arcade (1908) Washington and Chippewa streets. of retailers. 12. Excel Feature Film Company (1913) Historic Use 13. Santa Elena Mining Company – 50 As a distinctive indoor atrium anked Palace Arcade (1907) by three stories of commercial oor 14. C C Brown & Company – 55 Palace space, some of the early business units Arcade (1915) operating out of the Market Arcade have been: 15. F M Van Etten & Sons – pancake griddles – (1905) 1. Ho man House Co ee Company 16. Edwin Broad & George Tubbs Coal (1905) Mining Company – 74 Palace arcade 2. E G Wiseman Optometrists (1908) (1913) 3. Federal Mail Order Association 17. Bay State Milling Company (1917) 4. Postal Telegraph & Cable Company 18. Defender Photo Supply Company – (1901) 27 Palace Arcade (1908)
The Arcade’s atrium in its heydays with decorations and neatly lined up sign boards on the 2nd oor.
X-2 MARKET ARCADE X-3 New Market Arcade Arcade New Market complex. Rear of the Rear of the showing market with connection Street. Ellicott Academy of Medicine the held at Academy in 1898 - 1900 Parlors Academy Club in 1900 Camera and Decorators, of Painters, 57 Palace of America at Paperhangers in 1911 Arcade Current Use Market was Washington the After the Market demolished in the 1960s, a substantial experienced Arcade tra c Pedestrian decline. economic out moved and the tenants dropped close to the Arcade forcing eventually City of Bu alo The in the early 1970s. it in 1979 through acquired subsequently bankruptcy and its e orts proceedings, fruition bore the Arcade rehabilitate to by in 1995 after renovation a $10 million LLC. Architects, Lownie Houston Hamilton Apart serving from outlets and as retail the businesses, above the for o ces organizations to space rented also Arcade conductto and conventions. meeting known have are to Some that associations used this facility are: 1. Quarterly meeting of the Bu alo 2. MonthlyBu alo meetings of the 3. meeting of Brotherhood Weekly Exploring possible uses: Reprogramming the Market arcade In spite of the above organizations occupying portions and a moderately renewed interest in the Market Arcade (owing to its history and distinctiveness in the context of Bu alo), there is still huge unexplored potential in this building. If the Market Site were to be redeveloped, the Arcade could once again play a pivotal role in multiple ways. This would also be a valuable exercise in repositioning a historic resource in the Remodeled atrium and store edges. Bridges as connectors near the staircases ease movement and access contemporary context . even to the connecting buildings. As the new extension to the Market CEPA Gallery: holding exhibitions, guest Arcade is a primary revenue generator, Their new design used the atrium as an lectures and public art programs. meant for commercial and o ce entryway to the two adjacent buildings. Bu alo Niagara Convention & related activities, the historic Arcade This mixed use project involving six Visitor’s Bureau and Visitor Center: an building need not duplicate this revenue existing historic structures, that adjoined information center on the city’s history model. Being managed by the same the Market Arcade, in Bu alo’s Theater and architecture for tourists. organization, it can perhaps bene t from District is together known as the Market the accessory revenue for its upkeep Arcade complex and now contains a Preservation Bu alo Niagara: a non- pro t that aims to identify, preserve, and maintenance. This would allow the museum, restaurants, retail, o ces, and Market Arcade proper to host activities of housing. Prominent tenants include: protect, promote and revitalize historically architecturally signi cant a broader nature, building upon e orts to draw visitors and residents to downtown. Market Arcade Film & Arts Centre: sites, structures, neighborhoods, and accessed from within the arcade and from landscapes in Western New York. The Arcade as an Accessible Washington Street, it comprises eight Bu alo Architecture Center: dedicated Resource? theatres and can accommodate from 120 to enhancing appreciation of the This would enable the historic structure to 350 people per theatre with a total architecture, art, history and natural to be used by a larger segment of people seating capacity of 1,600. beauty that is unique to Bu alo and the including both locals and tourists without Niagara Frontier.
X-4 MARKET ARCADE X-5 Arcade could form the meeting point for a for the meeting point form could Arcade school locals, walkingdesigned trail—for onto moving and tourists—before children, downtown. in historic route a predetermined history be could audio-visualAn Bu alo’s on began, and the the walk before here projected shop. host a gift and souvenir could Arcade (1905), Company the Ho man House Co ee A new on Main Street. the storefront occupying carry in to come could brand on the local co ee crowd. in a younger while bringing tradition currently exhibitions The local groups: for place residents where nature of a specialized held are not participants. and the audience A more are be could format and inclusive interactive (like the forums of citizen in the form adopted cooking meetings), Code classes Bu alo Green and art-craft all age groups, for workshops amongst other events. 2. has a history Arcade of housing The shop: Co ee 3. and meeting exhibitions workshops, for A venue a hub for new activities create aim to above The and get together, downtown, come to groups citizen be held could These participate events. in collective underway currently in conjunction with all programs the Marketat Arcade. any impending commercial focus. While the existing the existing While focus. commercial impending any art and culture-basedactivities a start are that in direction, include: additional possibilities 1. The Trail: Heritage Start of a Downtown point SURROUNDING CONTEXT The target site is bounded by St. Michael’s of these rectangular, brick buildings are Place to the north, Ellicott Street to the similar to those east of the site, featuring east, Chippewa Street to the south, at roofs and parapets with bracketed and Washington Street to the west. The cornices, large storefront windows with surrounding neighborhood is comprised recessed entrances, and rectangular or of largely late 19th century and early 20th rounded-arch windows on the upper century commercial buildings, resulting levels. in a consistent architectural character in terms of scale, materiality and façade arrangement.
The block north of the site is dominated by the nine-bay southern elevation of St. Michael’s Church. The church is clad with brick and incorporates brick corbelling and stone detailing around the nine rounded-arch windows. East of the site stands a block of adjoined rectangular commercial buildings. These two-to-four story buildings are clad with brick and are characterized by at roofs and parapets, typically crowned by bracketed cornices. Each building’s rst story-level features large storefront windows with recessed entrances. The upper levels, which are separated by brick stringcourses, feature rectangular or rounded-arch windows. The block south of the site is a large triangular-shaped surface parking lot. West of the site are the rear elevations of the commercial buildings that front on Main Street. The simple rear façades
X-6 SURROUNDING CONTEXT Comfort Suites Downtown, TGI Fridays TGI Downtown, Comfort Suites Bu alo Hotel Associates LLC Associates Bu alo Hotel Hotel, Restaurant, Parking Lot Lot Parking Restaurant, Hotel, This property is a rectangular, seven-story, corner commercial, commercial, corner seven-story, propertyThis is a rectangular, primaryThe façade and parapet. brick roof building with a at windows storefront commercial Large bays. ve is divided into second- The the rst story. characterize entrances and recessed A stringcourse 2/2 vertical windows. have stories seventh also and fourth A stringcourse third oors. the second, delineates facade looking to The over oors. the sixthdelineates and seventh has a parking St. of it. lot in front Washington on the project area 601 MAIN STREET OWNER: USES: KEY TENANTS: X-7 M & T Bank M & Manufacturers & Traders Trust Company Manufacturers Trust & Traders Bank, High-Rise O ce Consists of three buildings built in di erent time periods, each time periods, in di erent buildings built three of Consists their time to style a distinctive architectural in accordance having is the M&T Bank, rst building built The which used to period. Bank,be the Bu alo Savings its construction is granite material nextThe building, and it has a Neoclassical Beaux-Arts style. with a Brutalist designed is the M&T Center, directly site facing the has an corner, west last building in the The style of architecture. with glass. it is a tower International style architecture, 575 MAIN STREET OWNER: USES: KEY TENANTS: 617 MAIN STREET 625 MAIN STREET OWNER: Bu alo Urban Renewal Agency OWNER: Bu alo Economic Renaissance Corporation USES: Retail, Walk-Up O ce USES: Theatre, Walk-Up Apartments KEY TENANTS: Queen City Art Gallery & Bu alo-Niagara Visitor KEY TENANTS: Irish Classical Theatre Company & Market Arcade Center Apartments (10 units, 1 br $950/mo; 2 br $1,250/mo) It was modeled after the Burlington Arcade in London. It’s a The main façade of this building faces Main St. It’s a Neoclassical Neoclassical Beaux-Arts styled, rectangular shaped, three-story Beaux-Arts styled, rectangular shaped, four-story, commercial, yellow-brick commercial building with a at roof and crowned brick building with a at roof and crowned eave. The primary eave. The primary façade is divided into three bays. The rst story façade is divided into two bays. The rst story has two recessed, has four commercial-glass-door entrances and two commercial- glass-door, commercial entrances and one central, large, display front windows; the bays are divided vertically by six granite storefront window. The second story has two rectangular, divided pilasters, and horizontally by an accentuated, dentil-cornice. light windows; a concrete, rectangular, bracketed transom topped The second story has three windows, the side windows are with ornamented keystones frame these windows. The third story rectangular shaped with decorative window crowns; the one in the has two rectangular, divided light windows without frames. The middle is on top of the main entrance, it is a rounded-arch divided- fourth story has two segmental-arched, divided light windows. light window, with a unique key stone: a bu alo head. The third The building is topped with crowned, dentil cornice. story has ve, rounded-arched windows divided by paired pilasters. A slight eave overhead delineates the second and third story.
X-8 SURROUNDING CONTEXT
bays the left is a two-story, with seven roofed with parapet, four bays, rectangular-shaped, maybe Italian maybe rectangular-shaped, bays, four with parapet, roofed the delineate belt courses Three styledRenaissance building. rst-storyThe has a curtain wall, and fourth-story. third second, and third, second, The and doors. windows commercial storefront, single- two-over-two, same fenestrations: the fourth have stories eave has a slight parapet The windows. rounded-arch hung, moldings. with dentil boxed overhang, • to The building divided by pilasters. The frontal façade wall is covered with white with white covered is façade wall frontal The pilasters. divided by but it is windows, had storefront have rst oor seems to The tile. story second The also had seven now. with concrete all covered also covered they are windows; look like openings that square now. with concrete X-9 flat- a Colonial Revival have Market Arcade Film & Arts Centre & Arts Centre Film Market Arcade Bu alo Urban Renewal Agency Restaurant, Walk-Up O ce Walk-Up Restaurant, 639 MAIN STREET OWNER: USES: KEY TENANTS: style. It is a symmetrical, at-roofed with parapet, two-story, two-story, with parapet, Itstyle. at-roofed is a symmetrical, divide the Pilasters bays. with seven building rectangular-shaped in the bottom window commercial has one large each bay bays; on the second-story. two-over-two window casement and a large, concrete building has a rounded-arch, this to main entrance The has a slight parapet The pediment. door with a decorated frame moldings. with dentil boxed overhang, eave • The middle building is a four-story symmetrical, This property has three di erent commercial buildings that were were buildings that commercial propertyThis di erent has three It has eight one activity: into incorporated center. theater a movie seating the total 120-340 people per theatre; seat that theatres capacity is 1,600. • to The right side building seems 573 WASHINGTON STREET 471-475 ELLICOTT STREET OWNER: St. Michaels Roman Catholic Church OWNER: Ellicott Lofts II LLC USES: Church, Convent/Rectory USES: Apartments, Restaurant KEY TENANTS: St. Michaels KEY TENANTS: Ellicott Commons (30 luxury units, $1,150 to The front façade has a central tower topped with a bell and $1,950) & Sea Bar City lantern bell roof. It is a symmetrical, rectangular shaped, and This property is a rectangular, three-story brick commercial gable-roofed building of Romanesque architecture style. The building with a at roof and parapet, crowned by a bracketed exterior walls show distinctive linear, decorative polychrome cornice. The primary façade is divided into four bays .The rst patterns produced by bands of contrasting color and texture story has three entrances, anked by large storefront windows in the stone blocks that make up the wall and the limestone and topped by a bracketed cornice. The second story has vertical, wall foundation´s stonework. All the doors and windows have divided-light rectangular windows and the third story has rounded-arch shape. The walls are made out of sandstone bricks; rounded-arch divided-light windows. A stringcourse delineates the most dominating color is the red brick, bands of white brick the second and third stories. go around the doors to accentuate them. White bricks are also applied in the voussoirs of doors and windows. A dentil cornice goes around the top of all the walls. The walls delineating the tower, in the frontal façade, have quoins in the rst-story going up until they reach a cornice that only goes along the tower walls.
X-10 SURROUNDING CONTEXT The Washington Market & Washington The Ellicott Lofts II LLC Lofts Ellicott Grocery, Café, Apartments Café, Grocery, USES: KEY TENANTS: 461 ELLICOTT STREET OWNER: Ellicott Commons Commons Ellicott three-story propertyThis is a rectangular, roof building with a at brick commercial a bracketed by crowned and parapet, primaryThe and brick corbelling. cornice rst .The bays ve façade is divided into anked by story entrance, has a central and topped windows storefront large and second The cornice. a bracketed by of 1/1 vertical, rows have stories third detailing. with stone rectangular windows X-11 Ellicott Commons & Copier & Copier Commons Ellicott Ellicott Lofts II LLC Lofts Ellicott Apartments, Commercial Apartments, Commercial Fax Business Technologies Business Technologies Fax primary property’s This façade is divided three- It is a rectangular, bays. four into brick, red business-commercial story, and parapet, roof building with a at consoles with eight a cornice by crowned rst storyThe bays). the four (divided by large anked by has a single entrance, dentil by and topped windows storefront story second The has vertical, cornice. that rectangular windows divided-light story. the third extend to 465 ELLICOTT STREET OWNER: USES: KEY TENANTS: Ellicott Commons Commons Ellicott Ellicott Lofts II LLC Lofts Ellicott Apartments, Retail Space 467-469 ELLICOTT STREET OWNER: USES: KEY TENANTS: This property is a rectangular, three-story, property This is a rectangular, building apartment-yellow-brick, commercial frieze A bracketed and parapet. roof with a at the crowns with a keystone cornice and dentil primaryThe ve façade is divided into parapet. anked rst story .The entrances, has two bays by and topped windows storefront large by stories and third second The cornice. a dentil single-hung arch, rounded vertical, tall, have divides the second cornice A dentil windows. running along six consoles stories; and third the bays. delineate the cornice 457-459 ELLICOTT STREET 453-455 ELLICOTT STREET 451 ELLICOTT STREET OWNER: Bu alo Properties LTD OWNER: 455 Ellicott Street LLC OWNER: 455 Ellicott Street LLC USES: Commercial USES: Kennel/Vet, Apartment USES: Parking Lot KEY TENANTS: Service 1st Heating Cooling KEY TENANTS: McClelland Small Animal 451 Ellicott Street is a narrow parking Appliance Hospital lot that serves the neighboring The loading area for Service 1st Heating This property is a rectangular, three-story McClelland Small Animal Hospital. The Cooling Appliance is located between 455 commercial building with a at roof and property is vacant of a structure and and 461 Ellicott Street. The space fronting parapet, crowned by a bracketed cornice. covered with asphalt. the target property is vacant and covered The primary façade is divided into three with asphalt. The rear of 334 North Oak bays, accentuated by groupings of 1/1 Street is visible from Ellicott Street and vertical, rectangular windows on the appears to be a one-and-a-half story second and third stories. The rst story commercial building with a side-gabled has a central entrance anked by a garage roof. A single-bay garage is situated on door on the southern end and a second the left side of the street-facing façade. entrance on the northern end.
X-12 SURROUNDING CONTEXT The Golden Swan Café & Café Golden Swan The William Oshei William Neighborhood Tavern, Apartment Neighborhood Tavern, USES: KEY TENANTS: 437 ELLICOTT STREET OWNER: Grille three-story propertyThis is a rectangular, building with a at brick commercial primaryThe façade is and parapet. roof thick by separated bays two divided into story rst .The brick pilasters has two storefront large anked by entrances, brick a corbelled by and topped windows stories and third second The cornice. 1/1 vertical four rectangular each have pairs. into grouped windows, X-13 Hastings Marking Devices 439 Ellicott Street LLC Street 439 Ellicott Retail 439 ELLICOTT STREET OWNER: USES: KEY TENANTS: This property is a rectangular, three-story propertyThis is a rectangular, roof building with a at brick commercial a decorative by crowned and parapet, primaryThe façade is brick cornice. commercial Large bays. four divided into and recessed windows storefront The the rst story. characterize entrances storysecond has 4/4 vertical, rectangular story and the third has 4/4 windows windows. rounded-arch Maureen’s Bu alo Maureen’s Bu alo Properties LTD Bu alo Properties Retail Wholesale Flower Market Flower Wholesale two-story property This is a rectangular, roof building with a at brick commercial a decorative by crowned and parapet, long primaryThe façade is cornice. rst storyThe has six bays. divided into anked by entrances, multiple recessed by and topped windows storefront large story second The has cornice. a decorative of 2-to-3 vertical, rectangular groupings and sills with stone per bay, windows keystones. KEY TENANTS: OWNER: USES: 441 ELLICOTT STREET 435 ELLICOTT STREET 433 ELLICOTT STREET 429 ELLICOTT STREET & 62 CHIPPEWA OWNER: Bu alo Properties LTD OWNER: MM&E Holdings LLC STREET USES: Vacant Commercial Building USES: Retail OWNER: Genesee Gateway LLC This property is a rectangular, three-and-a-half- KEY TENANTS: Bu alo Wholesale Flower USES: Parking Lot story, red brick commercial building with a Market 429 Ellicott Street and 62 Chippewa Street gabled roof. The primary façade is divided into 433 Ellicott Street is a simple Genesee combine to form a large, irregularly- four bays. The rst story has a single entrance, Street is a simple one-and a-half-story, shaped asphalt surface parking lot at anked by tall, storefront windows and topped rectangular-shaped, red brick, at roofed, the corner of East Chippewa and Ellicott by a brick frieze. The second story has a belt- commercial building with parapet; used Streets. The parking lot is enclosed by a course running along the façade, under the as a ower shop. The primary façade is low metal guardrail. windows. The second and third stories’ windows divided into two bays. The rst-story are identical: tall, single-hung, rounded arched features large commercial storefront windows. The half-story or attic has two, smaller, windows and two recessed entrances. rounded arch, casement windows in the center. A simple cornice tops the building, with 4/4 vertical, rectangular windows and the third decorative moldings on each end. story has 4/4 rounded-arch windows.
X-14 SURROUNDING CONTEXT Genesee Gateway LLC Genesee Gateway Vacant; former Giesser Building Giesser former Vacant; USES: 99 GENESEE STREET OWNER: 99 Genesee Street is a simple two-story99 Genesee Street known formerly building, commercial story rst The Building”. “Giesser as the divided-glass a large storefront, features on the right with the main entrance side of the primary On the façade. vertically- storysecond band of four are single-light by topped windows oriented brick building is clad in red The transoms. a simple cornice. by and is topped X-15 Genesee Gateway LLC Genesee Gateway Vacant; former Werner Photography Building Photography Werner former Vacant; OWNER: USES: 101-103 GENESEE STREET This property is a trapezoidal shaped, four-story high, yellow-brick, at-roofed, commercial commercial at-roofed, property four-story high, yellow-brick, This shaped, is a trapezoidal commercial Large primaryThe bays. two façade is divided into building with parapet. a frieze by topped the rs-story. characterize entrance and a recessed windows storefront and second The and belt-course functions the second-story (that windows). as a sill for fourth-The single-hung arches. are segmental by windows topped rst-bay stories’, third single-hung this is the same for are arches; with rounded windows topped rst-bay story’s, “waterfall” ornamented, glass and copper A large windows. second-bay story, the second- A slight, of the building. bay on the second and fourth the third stories, skylight covers propertyThis has been parapet. the crowns with brackets, boxed overhang, eave copper Bu alo the prominent by designed because it was designation historic for nominated photography the speci cally for designed building was The Waite. Richard A. architect, industry. 97 GENESEE STREET 91 GENESEE STREET OWNER: William Oshei OWNER: Genesee Gateway LLC USES: Neighborhood Tavern, Apartment USES: Vacant Commercial Building KEY TENANTS: Eddie Brady’s Bar 91 Genesee Street is a three-story, brick commercial building. The 97 Genesee Street is a three-story commercial building of the six-bay building features two commercial storefronts on the rst Italianate style. The building features three distinctive bays, with story, topped by transom windows. The second and third stories are rows of arched windows arranged on the second and third stories. characterized by rows of vertical, arched windows. A keystone accents Two storefront windows ank the main entrance on the primary the windows on the third story. façade of the rst story. The entire building is clad in brick; however, the rst story is blond brick while the upper stories are red brick. The building is topped by a bracketed cornice.
X-16 SURROUNDING CONTEXT Federal & NYS O ces & NYS Federal Iskalo Electric Tower LLC Tower Iskalo Electric Class A O ce Space 535 WASHNGTON STREET OWNER: USES: KEY TENANTS: Modeled after an Electric Tower presented at Bu alo’s 1901 Pan- Bu alo’s at presented Tower Modeled after an Electric Tower people of the reminds tower central The Exposition. Am Italy; of Pisa, Egypt. of Alexandria, lighthouse and the Pharos in white-sand lime and exteriorThe of the building is covered the Depending on the time of year, tiles. brick-glazed terracotta white patriotic red, in ascending be bathed may of the tower top A and green. red of holiday or a combination and blue lights Eve Year’s New of midnight the stroke at ball drop ceremonial thousands witnessed by display includes a spectacular reworks of revelers. X-17 Genesee Gateway LLC Genesee Gateway Vacant Commercial Lot Commercial Vacant 85 GENESEE STREET OWNER: USES: 85 Genesee Street is a currently vacant commercial lot at the lot at commercial vacant is a currently 85 Genesee Street building on the The and Genesee Streets. of Ellicott corner demolished in July 2010. was triangular site CASE STUDIES
THE TRIANGLE LEXINGTON MARKET Austin, Texas Baltimore, Maryland The Triangle complex in Austin, Texas, is made up The success of the Lexington of over a hundred apartments with over 100,000 model lies in its abilities to feet of commercial space. The success of the project meet the needs of the local is due to many factors such as unique and diverse community. It hosts multiple shopping opportunities and the green public space events for the community METRAMARKET that site provides for its residents. The small eateries year round and draws in the Chicago, Illinois there are unique in the city and provide an upscale community around the space boutique atmosphere. They also face inward to with and array of eatery spots. Metramarket’s success is most evidences create a courtyard, which blocks of the negative By including a market in the in its ability to meld an upper class food components of outside space. The green space in mixed-use project the site market, the Chicago French Market, with the courtyard, along with the addition of outside would be accessible to the commercial chains such as CVS. This restaurant seating provides density for the space. people that work in area but model creates two di erent channels of It provides retail and commercial space to not only do not currently engage the shopping. Metramarket also creates open support the built in population, but also draws site. It would also give the space for shoppers to allow for shifts in people from surrounding areas for lunch, dinner, surrounding communities a density. Restaurants are also included shopping and other activities. The mixed of uses place to gather and create sustain more density and feed into the creates a sustainable and thriving environment. density. main market.
X-18 CASE STUDIES COVENT GARDEN MARKET London, England Market open air Garden began as a fruit and vegetable Covent A structure Garden. was of Covent square market in the 1649 town made glass in 1872. Congestion in built in 1830, and then covered nearly was demolished in the 1970s. and it the market infeasible, into redeveloped and in 1980 it was it, rescued Preservationists exible have main market largely buildings The a specialty mall. clothing/ hand crafts to with themed days--antiques, stalls devoted a plaza by surrounded are They and handcrafts. household goods, the appeal of an having boutiques and restaurants anked by upscale mall. X-19 San Francisco, California of a four-year the result Building Marketplace Ferry was The of a ferry in 2003. It a completed terminal is now renovation shops are market. Permanent public food foot 65,000 square is lit by area The “street.” an indoor into spill out to allowed feet skylight. notable is the 175,000 square Also a dramatic of Class a O ce easing the and plaza on upper stories space the to the Embarcadero, conduit, of the major tra c crossing nancial district blocks away. only FERRY BUILDING MARKETPLACE WORKS REFERENCED 136 Lofts Website. Accessed 3 Jan 2013. Lofts.” The Bu alo News, 1 Sep 2012. --- “Niagara Square.” Accessed 4 Dec http://www.136lofts.com/ Accessed 1 Oct 2012. http://www. 2011. http://www.bu aloplace.com/ wben.com/Bu alo-Business-Report- PopupLeaf/NiagaraSquare/133 Abel, Jaison R. and Richard Deitz. Friday-Aug-3-2012/13889765 “Bypassing the Bust: The Stability of ---. “Fountain Plaza.” Accessed 4 Dec Upstate New York’s Housing Markets Bu alo-Niagara Convention and Visitor’s 2011. http://www.bu aloplace.com/ during the Recession.” Federal Reserve Bureau. “2007 Annual Business PopupLeaf/Fountain/128 Bank of New York Current Issues in review.” Economics and Finance, Mar 2010 ---. “Magical Memories on Main Street.” (16:3). Accessed 12 Dec 2012. http:// Bu alo-Niagara Enterprise. “Reasons Accessed 1 Jan 2013. http://www. www.ppgbu alo.org/wp-content/ to Expand Your Business to Bu alo bu aloplace.com/app.aspx?st=3001& uploads/2010/07/bypassing-the-bust. Niagara: Where Business Works.” e=newsdetail&newsid=263 pdf Accessed 4 Jan 2013. http:// www.bu aloniagara.org/ les/ ---. “Rotary Rink at Fountain Plaza” American Public Transportation content/Marketing/Brochures/ Accessed 4 Dec2011. http://www. Association, “Transit Ridership BookofListsInsert2012.pdf bu aloplace.com/app.aspx?st=3001& Report First Quarter 2012.” Accessed e=newsdetail&newsid=49 9 Mar 2013. http://www.apta.com/ Bu alo Niagara Enterprise, Applied ---. “Work Downtown.” Accessed Jan 3 resources/statistics/Documents/ Geographic Solutions, Bu alo 2013. http://www.bu aloplace.com/ Ridership/2012-q1-ridership-APTA. Niagara Commercial Listing System. workdowntown pdf “Consumer Spending Report.” Bu alo-Niagara Enterprise Website. ---. “Downtown Bu alo Publicly Available Brooks, Harvey, Lance Liebman, and 2012. Accessed 3 Jan 2013. http:// Parking” Accessed Dec. 4, 2011. http:// Corinne S. Schelling. Public-private westernnewyork.zoomprospector. www.bu aloplace.com/Public/ le/ Partnership: New Opportunities for com/default.aspx?DID=COMMUNITIE PubliclyAvailableParking(1).pdf Meeting Social Needs. Cambridge, MA: S_36063&TB=CONSUMERSPENDING Ballinger, 1984. Print. ---. “Bu alo Place Inc. 2008 Pedestrian Bu alo Place, Inc. Bu alo Place: We’re Study.” August 2008. Accessed 4 Dec Banham, Reyner, et al. Bu alo Architecture: Downtown. Accessed 4 Dec 2011. 2011. http://www.bu aloplace.com/ A Guide. Cambridge, MA: The MIT http://www.bu aloplace.com/home Public/ le/2008%20Pedestrian%20 Press, 1981. Print. --- “Census Trends 1990-2010.” Accessed 4 Study%20Final.pdf “Bu alo State Students Fill up the Dec 2012.
X-20 WORKS REFERENCED Nile Guide Bu alo WinterfestBu alo . Accessed 1 Jan 2013. . Accessed Website http://www.nileguide.com/ destination/bu alo/things-to-do/ bu alo-theater-district/720467 “Genesee Corporation, Gateway.” Urban Development Bu alo 3 Accessed Website. Corporation Jan 2013. http://www.ecidany. com/budc-projects-genesee- gateway 3 Jan 2013. . Accessed Keg Powder http://www.bu alowinterfest. com/ From Learned We “What Have of Crime Prevention Evaluations Design Environmental Through 3 Jan 2013. Accessed Strategies?” https://www.bja.gov/evaluation/ program-crime-prevention/ cpted2.htm Bu alo Industrial, Annual bu alorising.com/2012/04/ thursday-event-to-mark- expansion-of-allentown-historic- district.html Bu alo Urban Development Bu alo Urban Development Bu alo Winterfest, Assistance. of Justice Bureau “MarketView CB Richard Ellis, “Bu alo Theater District.” “Bu alo Theater District.” X-21 Nov. Nov. Bu alorising.com Accessed Jan. 1, 2013. http://www. Jan. 1, 2013. 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