Green Code Document

8/3/2019 Green Code Document

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W E S T E R N N E W Y O R K E N V I R O N M E N T A L A L L I A N C E

The basis for the work of the Western New York Environmental Alliance (WNYEA) the Environmental Declaration of and Sha

Agenda for Action provide a framework through which we view the Green Code process and will view its outcomes. WNYEA

knows that our environmental resources are immeasurable assets; they have direct impacts on our quality of life and our econom

As such, there is not a dichotomy between economy and environment; rather the environments stewardship should be seen as a

ource of sustained wealth for all of us.

WNYEA continues to believe in the importance of Buffalos Green Code and is happy to participate in this ongoing process.

administration should again be commended for its efforts in this important arena.

As outlined in the attached document (page 1), there are several main elements in the approach to the plan that could use atten

o make the document stronger, more functional, and more effective:

1) Definitions and Metrics must be added for clarity and progress evaluation.

2) Corridors and District place types need additional development and refinement to adequately capture the nuan

purposes of these spaces while protecting good urban design.

3) Although a good starting point, parcels should not be the only scale used to determinate and define place type, cons

instead both the smaller intra-parcel scale and the larger surrounding street function as well.

4) Both definitions of and plotting of place types should be a reflection of what we aspire these places to be, not ju

reflection of existing conditions.

5) The code must go beyond permissive, it must be proactive to achieve environmentally responsible development.

n our letter to the administration in February of 2011, we laid out several elements that must be included in the final Green C

o achieve the aim of a truly environmentally innovative development framework. The attached document is arranged accordin

hese themes and subheadings:

Environmental JusticeSmart Growth

RetailWaterfrontsVacant LandCorridors and Streets

Public SpaceAccess to Green SpaceOpen Space Districts

Natural Resource Protection and AccessUrban AgriculturePublic Health

Healthy LifestylesSafe Environments

Public SafetyEconomic IntegrationClean EnergyPublic Engagement

While no city has yet to adopt workable policies across the entire spectrum of these issues, the ongoing Green Code process aff

an opportunity to adopt best practices from around the country and beyond. In learning from the successes of others, Buffalo

be in a position to achieve a cohesive and interdisciplinary approach to a responsible and sustainable city for all its residents.

The Western New York Environmental Alliance is committed to helping to bring this project to fruition, and is happy to assist

City and its consultants further as the plan moves toward completion, whether that is continued participation in advis

committees and working groups, working directly with city staff to develop standards for specific issues and uses, translating

practices and policies from other cities to accommodate Buffalos unique on the ground conditions, or enhancing pu

participation through our broad networks.

The many member organizations that contributed content for this review of the draft would like to again thank the administra

for pursuing this review of the land use plan and zoning code. We would like to request meeting to discuss these potential area

mprovements to the Green Code. Please review the attached recommended language changes to the draft principles and le

know how we may be of assistance in the months ahead.


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raft Land Use Plan Comments

The Western New York Environmental Alliance Submits the following comments

the draft land use plan unveiled by the City of Buffalo in October 2011.

WNYEA Public Comments November 20

The draft land use plan released at the end of October was residents first look at the proposals the City has crafte

based on public input from across the city and from across various sectors and interests. Though the attachreview is long, it should not be interpreted as a criticism of the direction of the project. Our belief is that what w

draw people to Buffalo will be our ability to generate cutting edge urban thinking, design and development with

focus not just on the present but on the long term future of the City and the region. While there are many positi

elements within the draft land use plan, there is room for improvement.

The Western New York Environmental Alliances goal is to forge a stronger, more innovative

document, and a broader, more intensive dialogue is the way to achieve this aim.

We look forward to working with the City to improve the components addressed herein so that the final version

the Green Code is one that can be successful for our city as well as provide a model for other regions attempting

build a framework of a sustainable city in the 21st Century and beyond.


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In this document

Environmental Justice (page 3)

Smart Growth (page 4)

Retail (page 5)

Waterfronts (page 5)

Vacant Land (page 6)

Corridors and Streets (page 6)

Public Space (Page 9)

Access to Green Space (page 9)

Open Space Districts (page 10)

Natural Resource Protection and Access

(page 11)

Urban Agriculture (page 12)

Public Health (page 13)

Health Lifestyles (page 13)

Safe Environments (page 14)

Public Safety (page 14)Economic Integration (page 15)

Clean Energy (page 16)

Public Engagement (page 16)

Before addressing specific elements,

there are several challenges within the

methodology and/or form of

document, but we are confident each

can be addressed in future revisions.

1) The document would benefit

greatly from a definitions section

clarifying the use of various terms.

Additionally, aside from simply having

principles and worthwhile but

nebulous goals for land use, a

successful document will include a set

of measurable indicators and metrics

to hold development accountable to

those elements residents have held up

to inform the future of Buffalo.

2) The document envisions the city as a

collection of place types

Neighborhoods, Districts, and

Corridors. While there is utility in

dividing the city conceptually into

these categories, there remains a need

to insure that each of these types of

places are well integrated with each

other. Though the documentacknowledges as much, it is worth

emphasizing here that designation as aDistrict should not be an excuse to

dispense with quality urban form

and urban design, but should instead

place an additional responsibility on

these spaces to ensure an appropriate,

welcoming and vibrant sense of place.

Likewise, the definition of Corridor

strikes an appropriate tone and vision

for these designations, but the specifics

of corridor typologies are

unfortunately largely

underdeveloped within the remainder

of the draft and is not reflected

adequately in the mapping.

3) Parcel lines should not be the o

determinant of where one place t

ends and another begins, a broad

look at context and a more finely

grained analysis are in order. Multi

place types and uses may or may no

appropriate within a given parcel ba

on the topography, environmental

sensitivity, potential for stormwatercapture, existing habitat values, etc.

the various sections of that parcel. T

is particularly true in open space

designations, along waterways, and

areas designated as Districts. On th

other end of the spectrum, it would

beneficial for a more coherent group

of place types at the scale of the stre

or block. Ensuring that place

classification do not shift multiple ti

within a small stretch will enhance tability to create cohesive a sense of

place.

4) Mapping andplotting of placetypes is too often defined by the

existing land use and conditions,

rather than the conditions we wo

aspire to see. Likewise, the

descriptions outlined in the Place BaPlanning Handbook adhere too clos

to the existing form of these place ty

and not what the desired form wou

be. Though coding aspirationally m

create non-conforming uses, these

grandfathered building types would

not be displaced by the zoning code

until such time as a major

redevelopment occurred in their pla

and, as such, should cause no practi

concern for existing uses.

5) Though the draft is permissive to

environmentally sustainable practic

to be truly green it must insteadbproactive by requiring, or at the v

least incentivizing, progressive

patterns and innovations in

building, land use and site plann

Photo by Thomas Herrera-Mischler


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Draft Land Use Plan Com

For all of the principles and policy

goals outlined in the draft plan, the

draft land use plan fails to even invoke

nvironmental justice terminology. In

n impoverished city with vast

disparities of race and class, which

ontains a disproportionate amount of

ontamination, the revision of theoning and land use code must be used

s an opportunity to mitigate existing

nvironmental inequities while

preventing future degradation from

occurring. We must directly

cknowledge the challenge of the

historical and current industrial and

ransportation pollution that we face if

we ever hope to overcome them to

provide equality and opportunity for

ll residents.

The plan needs to adopt a clear

definition of environmental justice as

he fair treatment and meaningful

nvolvement of all people regardless of

ace, color, national origin, or income

with respect to the development,

mplementation and enforcement of

nvironmental laws, regulations and

policies.

Through the lens of environmental

justice, it is imperative to address the

legacy waste in our community. Given

the regions industrial past, there

remain many environmentally

contaminated sites in the city. In fact, in

Erie County there are 24 schools within

a half mile of a Superfund site(WNYEA/Urban Design Project,

Mapping Waste p. 134). Many of

these sites have been cleaned up but

that often means that the contamination

is still on site, is monitored, and the

sites are not open to the public. Not

only should there be clean fresh and

healthy places to access in the city, there

should be protections in place to

identify and limit access to sites where

there is potential contamination thatcould affect human health and

development, especially in children.

In addition to addressing and

monitoring past pollution, a form-

based rather than use-based code

provides opportunities for the fusion of

both a clean environment and economic

activities. Given the new technologies

available to industries, it is possible for

residential areas to be located

working industry but only

comprehensive environme

regulations are met.

However, one area that still needs t

addressed is residential proximity

high volumes of automobiles

trucks. Too often surroun

neighborhoods have poor air qu

and noise that continues unaba

These areas including neighborho

near the Peace Bridge, I-190 and R

33, and other residential areas near

volume roads should receive e

attention to mitigate and elimi

these negative effects. Relieving

health and wellness burden in t

communities should be a top priorithe Green Code.

Principles of Sustainable Development

The draft land use plan starts with an impressive and concise understanding and outlining of the developmenand decline of the City. This rich context provides a great basis on which to restore and rebuild Buffalo movingforward. What this context also provides is a reminder of the conditions that produced instances oinequitable, unjust, and short-sighted decision making throughout our history. While it is important to buildon the strengths and qualities that make Buffalo unique, this code provides an opportunity to correct some othese past mistakes while ensuring future development occurs in a more sustainable, deliberate and equitableway.

Adopt a clear definition o

environmental justice.

Environmental Justice

Photos by Anthony Armstrong unless otherwise


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SMART GROWTH

PR INC I P L E S

I N T H E C I T Y S

C O M P R E H E N S I V E P L A N

1. Mix land uses

2. Take advantage of compactbuilding design

3. Create a range of housingopportunities and choices

4. Create walkable neighborhood

5. Foster distinctive, attractivecommunities with a strong sensplace

6. Preserve open space, farmland,natural beauty, and criticalenvironmental areas

7. Strengthen and directdevelopment towards existingcommunities

8. Provide a variety of transportachoices

9. Make development decisionspredictable, fair and cost-effecti

10. Encourage community andstakeholder collaboration indevelopment decisions

The principles of Smart Growth

(sidebar) that focus on creating

neighborhoods with a higher quality of

life and more lifestyle options are

certainly laudable and applicable to

future development in Buffalo. In itsgeneral application, though, Smart

Growth on its own is too narrow a tool

for addressing the challenges and

development patterns in Buffalo, and

the Citys Queen City in the 21st

Century Comprehensive Plan

acknowledges as much. For instance,

Smart Growth is largely silent on the

repurposing of vacant land or on the

reinterpretation of

neighborhoods thathave lost their

viability within the

regional market. For

the next 20 years or

longer the city is likely to contend with

this reality; however,major elements of

the current draft of the land use plan do

not deviate far enough from the

growth-at-all-costs mindset that has

been in direct conflict with the reality of

Buffalos trends for the last six decades.

But rejecting this growth-first mentality

as out of context with reality in

Buffalos challenged communities does

not mean we should resign ourselves to

lower densities and lesser expectations

of vibrant urban neighborhoods. This

density is critical to maintain local

services with a minimum density of 11

units/acre Buffalos average parcel

density. As noted in the plan (GreenDevelopment text box on pg 29), we

should strive to concentrate

redevelopment in neighborhoods

where public life is a key component.

The highest achievement of a land use

plan would be to direct and facilitate

the growth of social capital as much as

it directs the investment of financial

capital.

But because ensuring smart, accessible,

integrated neighborhoods requires

more than conventional land use

planning, any land use plan can offer

only an incomplete picture of the

elements of Smart Growth within acitys future development. This drafts

framework of place types is a bridge

to this broader goal, but work remains

to ensure the rhetoric of Smart Growth

and the reality of future development

are indeed linked. There are several

components of the draft land use plan

where these connections are either

misaligned or working at cross

purposes.

The Place Based

P l a n n i n g

Handbook, for

instance, needs

more clarity in its intent and

definitions. For example, as

employment patterns continue to shift,

do the proposed place types limit or

allow the kind of small-shop innovation

and incubation that is the only

producer of net new jobs in the national

economy? Restricted classification

types that are generally restricted to

residential uses provide no indication

if, or under what circumstances, home-

based businesses are allowed. Further,

multiple place types have been

excluded from the Placed Based

Planning Handbook. For example,

though both are referenced on pages 18

and 19 in the draft land use plan, Open

Space typologies are not broken outand Corridors have been omitted

entirely.

Smart Growth

Elements of the draft do not

deviate far enough from the

growth-at-all-costs mindset

that has been in direct conflict

with the reality of Buffalos

trends for the last six decades.


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Other categories and classifications

provide more direct challenges to a

ustainable vision of the city. For

xample, while separating suburban

etail development from mixed-use

neighborhood centers is laudable, it is

ultimately ill-advised to encourageuburban, car-dependent development

patterns anywhere in Buffalo. More

mphasis, instead, needs to be placed

on repairing the substantial damage

hat this unsustainable development

pattern has already done to the city and

ts neighborhoods. Just because many

ites throughout the city are currently

ingle-use and non-urban, this should

not relegate these sites to a continuing

underutilization in the citys futureplace type modeling and mapping

lassifications.

Permitting Retail Strips is

problematic, particularly when

scattered throughout otherwise

pedestrian friendly commercial areas.

This type of spot zoning is detrimental

to the overall goal of a people-centered

city and degrades quality of lifeimmensely. Full scale redevelopment of

these single-use sites must be a priority

in the plan. Special classification

should not be given to Retail Districts

that would permit them to continue to

ignore the fabric of the city. Conversely,

such sites should be seen as

opportunities to reknit fragmented

neighborhoods by continuing or

restoring the street grid, linking

neighborhoods along underutilizedcorridors, and eliminating the need for

reliance on the automobile to meet

basic daily needs.

However, even where such sites

anticipated to remain suburban in f

in the near term, provisions in the

use plan and zoning code shoul

least require improvement over exis

conditions. For instance, requiring

site stormwater treatment, particulfor larger scale buildings and l

parking lots, requiring

outbuildings to properly front the st

and to prioritize the pedestr

establishing a maximum buil

footprint for big box stores, requi

a greater mix of uses, such as up

level office or residential uses, w

likewise requiring new buildings t

adaptable for non-retail use given

regions over abundance of retail sqfootage and the continued shift in r

patterns nationwide.

Retail

Permitting Retail Strips is

problematic, particularly when

scattered throughout otherwise

pedestrian friendly commercial areas.

Special classification should not be

given to Retail Districts that

would permit them to continue to

ignore the fabric of the city.

Other major questions arise on the

place types flagged for sensitive

waterfront land. The zoning

designations listed as the Outer Harbor,

Buffalo River and Scajaquada Creek

Brownfield Opportunity Areas (BOAs)

reas should reflect a "Yet to Be

Determined" designation. Though the

BOA process is obviously going to be a

omplex multi-pronged deliberation,

here is a strong environmental case to

made retaining these parcels as open

space. The current designations

including "light" and "heavy" industrial

zoning reflected in the published maps

is prejudicial to an outcome that may

very well not reflect the highest and

best use of this land. In fact, the land

use and place type mapping

throughout this document needs to do

a better job of prioritizing parcels as

crucial to watershed and waterfront

access particularly but not solely

where these lands are currently fallow.

Waterfronts

The Outer Harbor, Buffa

River and Scajaquada Cree

Brownfield Opportuni

Areas (BOAs) areas shou

reflect a "Yet to B

Determined" designation.

Photo by Kevin Hayes


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Another missing place type, the C-TM

Metro Rail) is listed in the corridor

descriptions (p.19) as an element in the

and use plan, but is not visible in the

uture place type maps. Clarity about

what the existing Metro Rail Corridor

will mean in the new zoning code and

oning map is needed. The code also

hould plan for development along

proposed corridors such as the route

rom downtown through the east sideo the airport. Each light rail stop

hould not just reflect a desire for

nhanced density in the privately held

ands, but a particular focus on place

making in the public realm should also

be expressed. Making each of these

nodal assets a unique and welcoming

destination will grow the importance,

attractiveness, economy and

connectivity of the corridors over time.

As a whole, as it is currently drafted,

the Transportation Corridor (C-T) is a

blunt restrictive classification that

misses the importance of the synergy

between the public spaces of our streets

and the land use types desired. Streets

are the elements of our city which not

only connect us but also represent the

largest component of land in direct

public control. The land use plan needs

to have stronger and more specific

language to facilitate the range of

transportation options necessary to

reinforce healthy communities and

recognize streets as valuable public

places.

These designations are exceedi

important as the City implement

Complete Streets policy and

consideration is given to conver

highways to boulevards to imp

livability and attract investm

throughout the city. The design of

streets must correspond appropria

to the neighborhood place-based ty

in accordance with the placed-b

development strategy as laid out indraft plan. As the future land use

sets the stage for establishing a

regulatory framework of the pri

realm with a place-based developm

strategy, all transportation corri

and facilities should be included in

place-based maps and not lumped

a single ambiguous category.

SMART GROWTH... A STARTING POINT...WORK REMAINS TO ENSURE THE RHETORIC OF SMART GROWTH AND THE

REALITY OF FUTURE DEVELOPMENT ARE INDEED LINKED...

Corridors and Streets

It is not just adjacent to our waterways

hat the highest and best use of a

property may be non-conventional

development. In general, vacant land is

n underutilized asset that is not given

dequate attention in this draft plan.

Though the plan expands use and

development options as an interim

teps in distressed neighborhoods,

einterpretation of land use must not be

imited to communities in distress, nor

should it be limited temporally. From

community gardens to tot-lots to new

civic spaces, using land for community

amenities not only creates

neighborhood cohesion, but also often

increases aggregate land values (and

thereby property tax) to a higher degree

than a single new structure would

contribute. Specific to this point,

community gardens must be

recognized as a viable long term use,

and should be encouraged and/

designated for each community

Public Space, below). Best prac

from other cities set aside sites in

sub-neighborhood to coincide wi

specific number of households

population.

Vacant Land

Vacant land is

underutilized asset that

not given adequate attentio


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n addition to the current

Transportation Corridor (C-T) place

ypes, Boulevard, Avenue, Streets and

Alley/Lane need to be recognized

distinct types of streets and coded as

uch. Table 1 (attached) should be

utilized to define all common street

ypes, which can then be subdivided

nto specific special street typelassifications, such as Main Street,

Woonerf, Festival Street (see table 1.1),

where appropriate. These street types

provide mobility for all modes of

ransportation with a greater focus on

pedestrian, cyclists and transit users. It

s linked more closely to the adjoining

and-use and the need to create a safe

nvironment for all people, rather than

trictly following the conventional but

dated application of functional

classification in determining geometric

criteria.

By defining the street types in

accordance with the adjoining place

types, a framework for street design

guidelines will begin to take shape. As

a preliminary step, many of thetransportation related comments in the

attached mark-up of the land use plans

draft principles reflect the need to code

our streets to reflect and institute

national best practice guidelines. To

establish clarity and precision around

these transportation elements, the plan

should fully incorporate the policy

framework of the Sustainable

Transportation Agenda issued by Green

Options Buffalo (attached as appendix).

Also in the Corridor Place Types

addition to Greenways (C-TG) a

place-type, Blueways/Waterways

TBL) should be included to highl

the multitude of waterways thro

the city that are both natural

capped.

Current best practices in zoning further than defining corridors

street design, though, and typic

incorporates all subdivision and pu

works standards directly in the zon

code. Buffalo should join the rank

cities like Miami and Denver that h

successfully adopted this model, s

the regulations that guide developm

in the city are moving in the direc

of sustainability and smart growth.

Streets are the elements of our

city which not only connect us

but also represent the largest

component of land in direct

public control.

To establish clarity and precision around these transportation elements, the plan should fully

incorporate the policy framework of the Sustainable Transportation Agenda issued by

Green Options Buffalo.

Photo by JoelMann Photo by Green Options Buffalo


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Table 1: Street / Facility Types

Street Type Description Comment

Boulevard*(conventionally arterials)

Traverses and connects districts andneighborhoods within cities; primary a

longer distance route for all vehiclesincluding transit

Often has a planted media

Avenue*(conventionally collectors)

Traverses and connects districts, linksstreets with boulevards. For all vehiclesincluding transit.

May or may not have a med

Street*(conventionally local streets)

Serves neighborhood, connects toadjoining neighborhoods; serves localfunction for vehicles and transit

Alley/Lane Link between streets; allows access togarages

Narrow and without sidewa

*May have segments with specialized functions and features such as a Main Street segment.

Table 1.1: Special Street Types

Street Type Description Comment

Main Street Slower vehicle speeds, favors pedestrians

most, contains the highest level of

streetscape features, typically dominated by

retail and other commercial uses

Functions diferently than oth

streets in that it is a destinat

Drive Located between an urbanized neighborhood

and park or waterway

Transit Mall The traveled way is for exclusive use by buses

or trains, typically dominated by retail and

other commercial uses

Excellent pedestrian access to

and along the transit mall is

critical. Bicycle access may be

supported.

Bike Boulevard A through street for bicycles, but short

distance travel for motor vehicles

Usually a local street with low

trac volumes

Festival Street Contains trac calming, flush curbs, and

streetscape features that allow for easy

conversion to public uses such as farmers

markets and music events

Shared Space

(Woonerf)

Slow, curbless street where pedestrians,

motor vehicles, and bicyclists share space

May support caf seating, pla

areas, and other uses


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As stated earlier and acknowledged in

he draft plan (p. 38), the City should

dopt a policy that every resident

hould be able to access a designated

park or greenspace within a quarter-

mile of where they live. However,

more definition is needed for what

ypes of facilities or which delineation

of Open Space and what acreage or area

will fulfill this requirement. Upon

being identified, though, these spaces

need to be protected in the zoning code

and not be considered transitional uses,

and a corollary standard needs to be

adopted for Community Gardens. This

should include not just neighborhoods

where there is substantial vacant

property but areas that are currently

densely populated, such as the upper

west side. Anywhere there are not

parks or open spaces for public use,

new facilities should be provided and

protected within the one quarter-

benchmark. However, this may inc

play streets that limit traffic w

open land is unavailable. The

street or woonerf (referenced in

Corridor section above) is a con

well established in Europe where s

streets are designated primarily

pedestrian use but permit use by

for access and parking, but

thoroughfare traffic.

The Natural Environment

The depopulated city offers excellent opportunities to try non-conventional redevelopment of vacant properties

essentially a rare chance to rebuild a 19th century city with a 21st century understanding of environmental impact

and synergies. However, it is critical to develop a policy that outlines which of these non-conventional uses i

transitional (where the sites will be incorporated into other uses over time), and which are permanent (to be

permitted and protected in the long term). Using green open space as an example: If a vacant property is to be used

for recreation space for the neighborhood, will that space be incorporated into the permanent open space profile ofthe city, or will it someday become housing to provide sufficient density in the neighborhood to support loca

services? Each place type designation requires this kind of thoughtful consideration and definition.

It is critical to develop a policy that outlines which non-

conventional uses are transitional and which arepermanent.

Public Space

Access to Green Space


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Modifications should also be made to

he definitions for types of Open Space

Districts. As referenced in the

ntroduction to this letter, not all parcels

an be defined as a single land use or

place type. All open spaces shouldprovide multiple use opportunities, not

just one: recreation and habitat,

tormwater management and sports,

lean air and passive recreation, and so

on. In fact, nearly all Open Space

Districts contain or should contain

more than one of the Olmsted,

Recreational, Civic or Natural divisions

urrently outlined (p. 18).

n the Place Based Planning Handbook,he D-OO Olmsted definition should

emain, yet it should be more explicit

hat the place and usage types within

ach park are to be defined by the

Olmsted Conservancys Plan for the 21st

Century. The definition of D-OR

Recreational is appropriate for

playfields, etc. within parks as open

space designed to accommodate active

recreational uses, both structured and

informal. D-OC Civic captures the

character of these smaller spaces well,

yet the City is largely lacking in thistype of gathering space in many

neighborhoods a situation that should

be addressed. Likewise the D-ON

Natural definition is appropriate, yet

walking or biking trails that are part of

a broader system should be indicated as

places in the Corridor typology.

There should, however be additional

delineations of Open Space, including:

D-OG Community Gardens either plot based or communal (whether within

parks or integrated within a

neighborhood block); D-OI Park/

Informal Recreation resembling

Olmsted aesthetic or otherwise

highlighting Buffalos heritage (the city

should add more such parkland

particularly along the waterfront

on the east side); D-OP Conserva

Protected Areas spaces that have

habitat value and should be prote

(see Table 2).

Additionally, many open spaces in

city are owned by institutions or

private, and, again because of

parcel based divisions, this is

reflected in the current d

Unfortunately open space is too o

a term to describe underutilized l

blank lawns or berms which do

provide benefits to humans or to

environment. Policies should go

the use of undeveloped land, example, within campuses, sc

grounds or existing office parks, wi

mix of with regulations and incent

to provide public access

accommodations to on-site produc

open space.

Open Space Districts

Open Space District Description Comment

D-OOOlmsted

Large, meadow-like parks designed byOlmsted with a primarily passive,pastoral, or picturesque character

The various place types within theseparks should be explicitly guided bythe Plan for the 21st Century

D-OIInformal Recreation

Contemporary public park spaceresembling Olmsted aesthetic orotherwise highlighting Bufalos heritage

More such parkland should be addedparticularly along the waterfront andon the east side

D-ORRecreational

Open space designed to accommodateactive recreational uses, both structuredand informal

Appropriate for ball fields and courtswithin parks, school facilities, etc.

D-OCCivic

A formal space that takes on thecharacter of a civic green of plaza usually

of small to medium scale.

Goal should be to introduce more ofthese central gathering places,

potentially at least one per planningcommunity

D-OGCommunity Gardens

Open space designated for communal orplot based ornamental and vegetablegardening

Appropriate within parks or onpreviously vacant land a targetamount of protected space should bestablished per community

D-ONNatural

Naturalized open space or conservationarea with no, or few, active uses asidefrom walking or biking trails

Walking or biking trails that are partof a broader system should beindicated as places in the Corridortypology

D-OPConservation/ Protected Area

Spaces that have high habitat value andshould be protected

Table 2: Open Space District Revisions


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1 Draft Land Use Plan Com

n many ways Green Infrastructure

hould be the primary principle

underlying the new landuse plan. This

nverts our usual planning strategy

because it assumes the city is a network

of green that provides quality living for

ll residents, multiple uses of openpaces, a healthy environmental,

networks of green (such as Olmsted

Parkways) and productive landscapes.

Housing, services, and work places are

hen placed within the green structure,

ather than having natural areas

ubsumed by or accommodated within

he city. Though a new conception, in

many ways this city in a park concept

uilds on Olmsteds grand vision.

For a fundamentally environmentally

ocused code, the relationship between

built form and systems in the land use

plan must adequately address the

elationship between the green

nfrastructure and the built form. This

s consistently absent throughout the

urrent draft of the plan. As stated

above, consider the entire city a green

city into which gray infrastructure and

built form are inserted (its historic

evolution) so that policies regarding

built form include consideration of

trees, stormwater management, clean

air, playing outside and so on.

Within this framework it is vital to

identify and protect existing natural

resources areas, and it is critical to

identify areas currently not recognized

and to protect them as well. Consider

not only protecting existing waterways,

for example, but research the possibility

of daylighting historic waterways such

as the Scajaquada Creek where it has

been channelized.Daylighting buried streams would be a

major step to capturing the

environmental benefits provided by

urban waterways, but whenever

possible habitat should be restored to

assist in cleaning the water and

protecting the shoreline. Currently,

there is a 100 foot setback along

Buffalo River for habitat protec

This strategy should be used in o

places for habitat protection and w

quality improvement. The goal sh

be fishable and swimable waters: t

should be no exceptions to the CWater Act protection for waterw

even when adjacent landuse

commercial and industrial.

Another strategy is considering

open and green spaces for stormw

management assistance. That inclu

existing parks, natural areas, me

strips, office parks, incentives

homeowners and so on. Getting

water into the ground where it falthe most achievable way to av

overwhelming the sewer system an

recharge ground water. The

should continue to work with Bu

Sewer Authority on the Long T

Control plan with an emphasis

green infrastructure.

Natural Resource Protection and Access

An environmentally focused code must address the

relationship between green infrastructure and the built form.


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E E D I N G T H E C I T Y

he National Policy & Legal Analysisetwork to Prevent Childhood Obesity

NPLAN) released Seeding the City: Landse Policies to Promote Urban AgricultureOctober 2011. The guide acknowledges the

arious types of Urban Agriculture, fromome gardens to community gardens andrban farms. It also promotes the manynefits of Urban Agriculture in the form of

ealth, environmental Sustainability, andonomic vitality.

eeding the City establishes goals formprehensive planning including: protecting

xisting and promoting new urbangriculture in each of its forms, maximizingpportunities to incorporate urbangriculture into new development, and toromote urban agriculture through ongoingrogramming and partnerships. It alsorovides model zoning ordinances across aariety of circumstances and conditions.

eeding the City is available for download atww.nplanonline.org.

As noted in our initial letter to the

administration, important justifications

for providing clarity for urban

agriculture include: access to local,

fresh and healthy food for urbanresidents; direct environmental benefits

in reduced carbon footprint, increased

biodiversity, storm water management

strategies and organic waste reuse;

education and employment access in

job skills and entrepreneurial training

and supplemental income, experience

with nature and food production;

neighborhood development through

beautification and blight abatement in

addition to reduced crime throughcommunity stewardship and

opportunity.

The draft land use plan acknowledges

that urban agriculture will play an

expanding role in the City of Buffalo

(Section 9.3). However, the current

language does not go far enough in

defining the parameters of urban

agriculture or in ensuring that its role is

lasting and accessible to all. Whetheror not urban agriculture ever provides

an economic boon to the city in te

recognized in GDP-approved metri

is clear that it improves the econom

and opportunities for of families

neighborhoods.

The land use plan must explicitly al

for the establishment of urban

agriculture on public and private

property by adopting zoning

regulations that permit home garde

community gardens, urban husband

(bees, chickens, fish, etc.) as approp

to all five neighborhood place types

must also ensure that urban agricul

can flourish into an extended growiseason with appropriate guidelines

the design of greenhouses, hoop

houses, and the like. Guidelines sho

include uses, quality design, and

standards governing safety and

aesthetics. Sales of produce grown

public and private land should be

allowed as a conditional or permitte

use, with appropriate limitations on

location, size, and time of operation

place-types throughout the city.

Urban Agriculture
http://www.nplanonline.org/sites/phlpnet.org/files/Urban_Ag_SeedingTheCity_FINAL_20111021.pdfhttp://www.nplanonline.org/sites/phlpnet.org/files/Urban_Ag_SeedingTheCity_FINAL_20111021.pdfhttp://www.nplanonline.org/sites/phlpnet.org/files/Urban_Ag_SeedingTheCity_FINAL_20111021.pdf


14/47



The most apparent opportunity in the

Green Code is to affect behavioral

hanges by encouraging active lifestyles

argely through improvements to the

built environment. This includes a host

of actions to increase physical activity

mong residents. The creation of safe,ccessible and walkable neighborhoods

nd routes will facilitate biking and

walking as attractive active

ransportation alternatives integrating

ctivity into daily activities. Creation

nd proper maintenance of a variety of

parks, playgrounds, and recreation/

ommunity centers with seasonally

ppropriate uses and activities will also

provide increased opportunities for

discrete and intentional physical

activity.

Healthy living extends, also, to healthy

eating. Currently, unequal resources

for and access to quality food areprevalent across the city, and the Green

Code should employ a variety of

different strategies appropriate to the

specific challenges and opportunities in

each community. The Green Code can

afford residents greater opportunity to

obtain healthy, affordable, and

culturally appropriate food in their own

neighborhood through production by

allowing land access for commu

gardens and urban agriculture a

variety of scales and thro

distribution by facilitating f

stands, markets, and healthy co

store initiatives. In the same way

the current zoning code restconflicting or potentially harmful

(such as liquor stores) with a defi

radius of schools, the land use c

should also designate zones of the

that restrict development of unhea

food options such as fast

restaurants.

The Built Environment

As in our initial letter, this section on the built environment is not meant to necessarily address structures as a

building code would, but rather to address the physical space, relationships and associated interactions an

behaviors that the design and siting of buildings and public works create. Reversing the detrimental effects o

policies favoring auto-centric and use-separated zoning remains a key goal of WNYEA for the Green Code.

The Green Code can address public health by facilitating both

behavioral and environmental changes.

Public Health

Healthy Lifestyles

The Green Code can provide the opportunity for all communities to be healthy now and in the future by lessening hea

nequity. The acknowledgement of the Green Codes role in public health in the principles section of the land use plan

40) is welcomed, but the section as written is underdeveloped and does not address the full complement of possi

nitiatives and regulations that should be codified to improve wellness within the city. The code can address public hea

by facilitating both behavioral and environmental changes.

Photo b Michael Clarke


15/47



Though many of the elements of

reating a safe public environment will

be delineated in the zoning code rather

han the land use code, it is important

o reinforce the notion that safety is in

arge measure defined by place. A

place that feels safe will be a welcoming

nd therefore active space creating, inffect, a self-fulfilling cycle of

perception and reality. But the

orollary is also true. A place that is

designed poorly will feel unsafe, and

hus become unwelcoming, unused,

nd, thereby, unsafe. This applies from

treets to parks to apartment

omplexes. It applies in

neighborhoods, districts and corridors.

Perhaps in no category is the notion

that we shape our buildings, and

afterwards our buildings shape us

more appropriate. Urban design is a

crucial component of promoting a

vibrant and safe public realm.

At minimum, basic principles of crimeprevention through environmental

design should be included in the land

use plan: natural surveillance (eyes on

the street), access control (privacy

gradients and defined entries), image

(proper maintenance/ broken windows

theory), and territoriality (clearly

defining public/ private space).

SMART GROWTH... A STARTING POINT...WORK REMAINS TO ENSURE THE RHETORIC OF SMART GROWTH AND THE

REALITY OF FUTURE DEVELOPMENT ARE INDEED LINKED...

Behavior change will help contribute to

ncreased health outcomes, but, when it

omes to public health, the impact of

mbient environmental factors cannot

be overlooked. Pollution from the

egions industrial legacy, from freight

nd high volume commuter traffic, and

rom our persistent combined sewer

overflow issues disproportionally

mpacts low-income communities of

olor. As stressed in the Environmental

Justice section above, the Green Code

needs to go farther in identifying and

liminating environmental burdens on

communities. Air, water, and soil

quality should be analyzed throughout

the city and the presence of raised

levels of toxicity in or adjacent to

neighborhoods should add additional

levels of scrutiny for adjoining land

uses and place types while providing a

blueprint for addressing these harmful

elements.

The Green Code also needs to consider

ongoing demographic shifts and what

kind of accommodations will need to be

made for an older population. These

considerations apply not just to the

burdens placed on or lifted

individuals, but also to the demand

our social service sector. For insta

though accessibility is referenced

street design and in place

adjacency, this needs to extend

buildings as well. Though

provides regulations for public spa

it is important, too, to integ

visitablity as a minimum componen

accommodation within

development and retrofitting of pri

spaces as well.

Safe Environments

Places that are designed we

promote public s

Places that are poordesigned quickly becom

unsafe.

Public Safety


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stated in our original letter, Buffalo

nnot achieve sustainable

mmunities without sustainable

mployment. The inclusion of Retail

stricts as a future place type (see

mart Growth above) is one suchample where the draft land use plan

ls to reduce logistical barriers to

mployment (i.e., time and expense of

nsportation and childcare) and

rpetuates reliance on private

tomobiles for accessing daily needs.

egrating economic development and

mmunity development means

egrating and erasing the lines

etween where those activities were

couraged in the previous zoningde.

e plans goals to enhance connections

etween the Central Business District

d adjacent neighborhoods (Section

) is a good start, but can be improved

d broadened. However, inclusion of

her districts requires establishing

onnections rather than the mixed-

e ideal of full integration instead of

ngle use zones. The language that

dresses medical and educationalstricts is telling (Section 2.1) in that it

ely focuses on mitigating conflicts

her than addressing shared benefit.

long as these types of us vs. them

chotomies are allowed (or regulated)

persist, conflict will be the dominant

der of the relationship and we will be

ever relegated to settling for

acticing mitigation and

establishing connections. The plan

needs to go much further in this regard.

The draft plan furthers this otherness of

community and economy by placing an

emphasis on the expansion of office and

industrial parks (Section 3.1). Yet thesesites tend to yield disappointing

employment densities even at full

build-out. They are almost always

caught in the car-dependent trap that

plagues Retail Districts and

disadvantage low-income households

through their inaccessibility via public

transit, walking, or cycling from

neighborhoods.

The Larkin District revitalization,however, provides a more sustainable

and urban means of building on

Buffalos heritage to provide new

opportunities for commercial and light

industrial development that

strengthens existing communities. This

means of redevelopment should be

prioritized and the "Belt

Line" (referenced in Section 3.2 in the

draft plan), where many of Buffalos

large scale structures are positioned,provides a framework for linking these

secondary centers together in the future

and to neighborhoods today. Reusing

former industrial structures along the

Belt Line for environmentally-friendly,

mixed-use redevelopment is likely to

yield stronger results than the

conventional greenfield style economic

development which has unfortunately

provided the model for much

Buffalos Brownfield redevelopme

strategy. Focusing on the existi

infrastructure along the Belt Line as

preservation and reuse strategy is mo

sustainable and less resource-intensiapproach to growing jobs in Buffalo.

should be given priority in the pl

over office and light industrial parks

The Belt Line provides a speci

example of how valuable the existi

rights of way are and can becom

Preserving rights of way for linkag

between communities and econo

opportunity should be a priority. Th

should not be turned over to privaownership or private development.

Another plank of the histo

transportation network on whi

Buffalo thrived and requir

revitalization is the Ellicott grid a

radial network. Though referenced

the plan (Section 10.3), this reference

insufficient on its own. The restorati

of this network including streets li

Genesee, Busti, the Terrace, and

should be visible in the future platype maps and reserved for restorati

in the future zoning code and zoni

map. A detailed plan for the restorati

of lost neighborhoods, like the Itali

Colony referenced in the plan, shou

be focal points for rebui

downtown and fostering strong

connections to adjacent neighborhood

conomic Integration

The Belt Line offers a model of development that focuses on

adaptive reuse of former industrial buildings and integrates

into existing neighborhoods.

Photo by mark.hoganon Flickr


17/47



Board of DirectorsBob Knoer Chair

Judith Einach Vice Chair

Loren Smith Secretary

Arthur Wheaton Treasurer

Anthony Armstrong

Justin Booth

Jay Burney

Erin Heaney

Megan Mills Hoffman

Kerri Bentkowski Li

Thomas Herrera-Mishler

Micaela Shaprio-Shellaby

Terry L. Yonker

The City has made a commitment to public engagement that has been

demonstrated through its many public meetings, the Green Code

website, and the Community Advisory Committee. Robust turnout at

he Citys Planning Day in October underscores the fact that the

public is, and has a desire to remain, engaged in this process. However,

here are elements in the plan that are underrepresented and the City

hould strongly consider formation of targeted issue advisory or focus

groups such as environmental justice, vacant land reclamation and

einterpretation, youth and educational facilities, and green energy to

ugment the ongoing process.

n addition, the public meetings still to come need to do a better job of

ccommodating families and children. Successful expanded

ngagement techniques make it easier for those who want to come to

raditional meetings by providing childrens activities, and even bus

are wherever possible. WNYEA member organizations have heard

rom a number of residents that they have been unable to attend

meetings in their communities over just these concerns. To reiterate

our previous statements, though these extra efforts represent an

ncrease in costs, in relation to the project scope, the benefits of a better

process are well worth the minimal expense.

As the plan notes, early in Buffalos

development the Citys energy

ourcechanged almost from decade

o decade horse power, water power,

oal and steam, hydroelectric(p.4).

This draft has begun to establishprinciples that do, in fact, anticipate the

caling up of existing green technology

while paving the way for Buffalo to

build on our legacy of energy

nnovation to become a hub for new

lean energy in the future. Particularly

s fresh water becomes more precious,

Buffalo will be well positioned for

etaining and attracting residents if it

an also craft an energy independent

future as carbon based fuels likewise

become more rare and expensive.

In addition to considering energy

conservation (p.20) the plan is right to

look to energy production as well. TheGreen Code should employ as many

tools as possible within zoning

regulations to incentivize energy

conservation (energy smart

mechanicals and increased insulation),

clean on site production (i.e.

geothermal, active and passive solar,

small scale wind) in addition to

environmentally sensitive building

methods in new construction, changes

of use, and substantial renovations. As

noted in our initial letter, a sepa

City initiative will need to focus o

those remedies that heal the exis

city by creating a suite

accompanying policies and prac

that align municipal operations capital investment with the intent o

new code. A large component of

companion policy would need

incentivize existing buildings and

to comply with the spirit of the c

Ideally the ongoing planning pro

for land use and zoning review

produce recommendations for this

aspect as well.

Clean Energy

Public Engagement

Photo by TonyDude919 on Flickr


18/47

Economy

1Reinforcedowntownasaregionalhub.

1.1Activatethedowntowncore.

1.2EnhanceconnectionsbetweentheCBDand

adjacentneighborhoods.

1.3Reintroduceahighqualitypublicrealm.

2Supporttheemergingknowledge

economy.

2.1Supportthegrowthofregionaleducational

andmedicalanchors.

2.2Embraceartsandcultureaseconomic

drivers.

2.3ImprovethevisitorexperienceinBuffalo.

3Growemploymentcenters.

3.1Facilitateofficeandindustrialpark

development.

3.2Facilitatemixed-useredevelopmentalong

theBeltLine.

3.3Supportaworkingwaterfront.

3.4Devoteresourcestowardbrownfieldand

greyfieldreclamation.

3.5Promoteandfacilitateentrepreneurship,

homebasedbusinessandgreenenergy

innovation

4Increaseretailactivity.

4.31Supportneighborhoodretailersand

entrepreneurs.

4.2Reintegrateretailwiththeurban

environment

4.1Facilitatedevelopmentofretailcenters.

4.2Identifyappropriatesitestoclusterretail

stripdevelopment.

5Optimizeaccessandcirculation.

5.1ReinforceMetroRailridership.

5.2Supportefficientmovementofgoods.

5.3ConnectwithCanada.

Neighborhoods

6Reinforcewalkableneighborhoods.

6.1Supporteffortstorevitalizeneighborhood

centers.

6.2Buildonexistingneighborhoodstrengths.

6.3Capitalizeonneighborhoodassets.

6.4Maximizehousingchoiceandaffordability.

6.5Establishinterimalternativeusesand

improvemanagementpracticesforvacantland.

6.6Increasepublicsafetythrougheffective

urbandesign

7Improvetransportationoptions.

7.1Improvestreetdesign.

7.2Encouragewalkingandcycling.

7.3Promotetransportationalternatives.

Environment

8Enhancenaturalresources.

8.1Protectandrestoresensitivehabitats.

8.2Enhanceriparianenvironments.

9Reinvigoratepublichealth.

9.1Promotehealthyandsustainable

environments

9.21Promoteactiveliving.

9.32CreateahealthylocalfoodsystemEnable

healthyfoodproductionanddistribution.

10Preservenatural,cultural,andhistoric

resources.

10.1Protectandenhanceopenspaces.

10.2Supportwaterfrontaccessandusage.

10.3Preserveculturalandhistoricresources.

Implementation

FuturePlaceTypeMaps-General

Principles


19/47

Economy

Planningforasustainableeconomymeanshelpingensurethatbothcurrentandfuture

businessesareabletosuccessfullyoperateandgrow.Theplanaimstopromoteplace-

based economic development by targetingdowntown investments, fortifying employ-

ment centers, reclaiming brownfields, and improving accessibility, capitalizing on our

potentialforgreenenergyproduction,andpromotingentrepreneurshipinachanging

economy.

The principles support downtown as a regional center by introducing strategies to

reinforceitsdensity,accessibility,compactform,andrangeofuses.Theplanwillhelp

diversifythecitysemploymentbasebysupportingemergingindustriesthatneedplaces

togrow.ItwilldefinetheknowledgecorridorthatstretchesalongMainStreetfrom

theUniversityofBuffalototheheartofdowntown,andhelpcapturethecitysshareof

consumerandvisitordollars.

Convenientshoppingis anamenityforvisitors,a necessityforresidents,ananchorfor

neighborhoods, and an economic benefit to the citys economy. The recognizedprinciples encourage mixed-use centers in every neighborhood, and protect the

intimateandpedestrian-orientedcharacter,andallowforthetransitionofconventional

suburbanarterialsto mixed-usecenterswhereappropriate.Theplanalsoattemptsto

reintegrate locatesadditional destinationretail whereitispossibletoclusterbigbox

developmentintothefabricofthecity.

Theplananditsprincipleswillhelpmaintainthecitysemploymentbase.Itsupports

developmentofemploymentcenters,suchasthosealongtheBeltLine.Theplanalso

reinforcesongoingworktoreclaimindustriallandinBrownfieldOpportunityAreasin

SouthBuffalo,BlackRock,theEastSide,andtheInnerandOuterHarbors.


20/47

1Reinforcedowntownasaregionalhub.

1.1Activatethedowntowncore.

Permitthefullrangeofuses,suchasoffice,residential,hospitality,civic,retail,

andentertainment,toactivatethestreetsofdowntown.

AcceleratedevelopmentofemergingneighborhoodclusterswithintheCentralBusinessDistricttocreateamixed-use,24/7downtown.

Encouragecentralizationofregionallysignificantgovernmentfacilitiesto

downtownBuffalo.

SupportthecontinuedgrowthandintensificationoftheBuffaloNiagaraMedical

CampusandtheUniversityatBuffalosDowntownCampus.

FocusstructuresofthegreatestheightandintensityneartheMainStreetTransit

Mall.

Supportregionaldevelopmentpoliciesthatattractresidentsandemployersback

totransit-servicedlocationsoftheurbancore. Encouragegreenbuildingtechnologies(includingon-sitestormwater

management)thatcanbolsterdowntownsimageandattractinnovative

businesses.

Re-establishandRestoreJosephEllicottsoriginalstreetgridpatternintheCentralBusinessDistrictandwithinurbanrenewalareas(I.e.TheWaterfrontUrban

RenewalProject)

Restoreallone-waystreetstotwo-way1.2EnhanceconnectionsbetweentheCBDandadjacentneighborhoodsandbeyond.

Enhancelinearconnectionstoadjoiningneighborhoodswithpedestrian-oriented

frontagesandmulti-modalaccommodationsalongradialssuchasErie,Niagara,

Delaware,Main,Genesee,Broadway,andSeneca. ReducethenegativeimpactofstreetsthatserveasbarriersbetweentheCBDand

adjacentneighborhoods,suchastheElm/Oakarterials,SouthElmwood,Tupper

andGoodell.

Supportenhancedmulti-modaltransportationconnectionsbetweentheCBD

andadjacentneighborhoodswhereverpossible.

Encouragemid-riseredevelopmentwithinthedowntownedgetoprovideap-propriatetransitionsinscalefromtheCBDtoadjoiningneighborhoods.ImproveconnectivitybetweentheInnerHarbor/ErieBasinMarinaandthe

Downtowncoreunderthe190(short-term);throughahighcapacityBoulevard

(longterm).1.3Reintroduceahighqualitypublicrealm.


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Downtownshouldbegreenandwelcomingwithampleprovisionoftrees/

vegetation,plantedmedians,andnaturalstormwatermanagement.

EstablishastreetgridwithintheCBDwherepedestrian-orientedfrontageswillbealignedandmulti-modalaccommodationsprovided.

Prioritizeroaddietinitiativesondowntownstreetstoproperlyallocatespaceformotorvehicles,cyclists,andpedestriansandgreeninfrastructure.

Reestablishtwo-waytrafficonstreetsthatarecurrentlyone-way.

AvoidnewsurfaceparkinglotswithintheCBDcore;allowingdevelopmentof

structuredparkingthatmeetsdesign,mixed-use,andenvironmentalstandards.

LimitProhibitskywalksandtunnelsthatdivertpedestriantrafficfromsidewalks.

CompletetheCarsSharingMainStreetProjectwhilepreservingrapid-transit

prioritization,accessandqualityofservice.

ContinueimprovingNiagaraSquareandotherpublicsquaresandgreenspaces

intoamorebeautiful,clean,comfortable,andpedestrian-friendlypublic

spaceplaces.

2Supporttheemergingknowledgeeconomy.

2.1Supportthegrowthofregionaleducationalandmedicalanchors.

Encouragemulti-buildingeducationalandmedicalinstitutionstoestablishor

updatecampusplanstofacilitatedevelopmentthatintegrateswith

neighborhoodswiththebenefitofpublicinput.

Inconsultationwithsurroundingresidentialneighborhoods,developstrategiesthataddresstownandgownconflictsandprovidejointbenefits.

2.2Embraceartsandcultureaseconomicdrivers.

RecognizeculturaltourismusessuchastheMartinHouseComplex,Richardson

OlmstedCenter,andtheTheatreDistrict,MuseumDistrict,andMichiganStreet

BaptistChurch.

Supportpublicartinstallationsinstrategiclocationsincludingstreetscapes.

2.3ImprovethevisitorexperienceinBuffalo.

Facilitatethedevelopmentofvisitoraccommodations,includinghotels,inns,hostels,andbed-and-breakfasts,inappropriateplacesacrossthecity.

DevelopImplementstrategiesforimprovingtheappearanceoffirstimpression

corridorsandentrypointsintothecity.

SupportErieCanalHarborDevelopmentCorporationseffortstorReestablishthe

historicstreetgridandcanalnetworkofdowntownandCanalside.


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SupportCreateimprovedtransitconnectionstotheBuffaloNiagaraInternational

Airport.

WorkwithAmtrakonanimproveddowntowntrainstation.

SupportNFTAplansforimprovementstotheMetropolitanTransportation

Center.

3Growemploymentcenters.

3.1Facilitateofficecommercialandindustrialparkdevelopment.

ReserveEnsureavailablelandforeconomicdevelopmentofficecampusesand

industrialuses,encouragingthataresuchenvironmentstodevelopedinanurban

characterandintegratedintoneighborhoodswherepossible.

Accelerateprovisionofreuse-readystructuresandfacilitateexistingvacantland

forshovel-readylanduseswhereappropriateandreuse-readystructures.

Capitalizeuponhighway,rail,andPeaceBridgemultimodalaccesspointsfor

cargo-orienteddevelopment,whileensuringneighborhoodsarenotnegatively

impactedfromfreightactivity.

Minimizeconflictbetweenemploymentdistrictsandresidentialneighborhoods

throughappropriateedgeedgeform,scaleanduse,notthroughsuburban

treatmentsanddesignssuchasgrassyberms.

3.2Facilitatemixed-useredevelopmentalongtheBeltLine.

Continuetoactupontheeconomicpotentialofexistingandemergingemploy-

mentcenters,suchastheLarkinDistrict,Tri-Main,andNorthland.Permitthewidestrangeofadaptivereuseoptions,includingoffice,residential,

andlightindustrial,tofacilitatereinvigoration.

IntegrateadjacentneighborhoodcentersintoBeltLineemploymentareas.

SupportEstablishongoingserviceimprovementsandthedevelopmentofto

transitroutesthatconnecttoBeltLineemploymentcenters.

3.3Supportaworkingwaterfront.

Protectmarinecommercialandwater-dependentandenhancedindustrialuses

whichdonotdegradetheenvironmentorimpactneighborhoodsinthezoning

code.

Facilitaterepurposingofvacantwaterfrontlandandstructuresforemployment

usesthroughongoingbrownfieldsplanningandheritagepreservationefforts.

IncorporategreeninfrastructureintoallstreetscapeprojectstoreduceCSOsandestablishahealthymarineecosystemtosupportwater-dependentuses.


23/47

3.4Devoteresourcestowardbrownfieldandgreyfieldreclamation.

IncorporateplanningeffortstoreclaimbrownfieldsacrossthecitythroughNew

YorkStatesBrownfieldOpportunityAreas(BOA)Program.

Activelyseekoutdevelopmentsolutionsforunderperformingretailsites,suchas

CentralParkPlaza.Supportinfrastructureinvestmentsthatreintegratebrownfieldsandgreyfields

backintotheregionaleconomywhileenhancingandreinforcingurbancharacter.

Prioritizebrownfieldredevelopmentwithinneighborhoods,bothtoeliminatehealthrisksandprovideaccessibleemploymentopportunitieswithincommunities.

3.5Promoteandfacilitateentrepreneurship,homebasedbusinessesandgreenenergy

innovation

Permitnon-noxious,non-nuisancestartupsandbusinessesinallareasofthecityregardlessofbuildingtype.

Allowforgrowthofurbanagricultureandfoodrelatedindustriesinavarietyofsettingsandapplications

Promoteandincentivizesharedcommercialtenanciesaswellasretail/productionspaces,particularlyalongcommercialstripsandurbancenters

Permitandencouragethedevelopmentofcleanenergyonavarietyofscales,bothforon-siteuseandforcommercialization,includingdistrictandgeothermal

heating,solar,wind,andagri-fueltechnologywhereappropriate.

4Increaseretailactivity.4.31Supportneighborhoodretailersandentrepreneurs.

ActivelyEencourageandincentivizewalkableretaildevelopmentin

neighborhoodcenters.

Establishlegalclarityforcornershopsandsmall-scaleretailuses(suchas)in

residentialareasneighborhoodplacetypesneighborhoodplacetypes.

Developtransparentandpredictableregulationsformobilefoodvendors,

includingfoodtrucks,wagons,bikes,andcarts.

4.12ReintegrateretailwiththeurbanenvironmentFacilitatedevelopmentofretail

centers.

Reservesitesforretailcentersinappropriatelocations.

Establishguidelinesforretailcentersthatprovideforthesafetyandcomfortof

pedestrians,cyclists,transitusers,andmotoristsalike.

Establishedgetreatmentguidelinesforretailcentersthatallowforappropriate

transitionstoadjacentneighborhoods.


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Mitigatetheenvironmentalimpactsofexistingcar-dominatedretailcentersby

connectingtomulti-modaltransportationoptionsanddeployinggreen

infrastructuresolutions;restrictthedevelopmentofauto-orientedretailcentersin

thefutureers;restrictthedevelopmentofauto-orientedretailcentersinthe

future..

4.2Identifyappropriatesitestoclusterretailstripdevelopment.

Prohibitretailstripdevelopmentthatisoutofcharacterandformwith

traditionalurbanism.Focusretailstripdevelopmentontheoutskirtsof

neighborhoods.

Targetlocationsalonghigh-volumearterials;proximatetohighwayaccess

points;industrialsitesnolongermarketablefortheiroriginalpurpose;and

adjacenttoestablishedretailcenters.

5Optimizeaccessandcirculation.

5.1ReinforceMetroRailridership.

CreategreatplacesatMetroRailstationareasbyemphasizingmixed-use,high-

densityneighborhoodcenters.

Prioritizetrafficcalmingandwalkabilityimprovementsthatwouldhelphu-

manizeandactivateMainStreet.

Pursueeffortstoprovidepublicsafetythroughenvironmentaldesign.StriveforthemaximumpopulationandemploymentdensitiesnearMetroRail

stations.

SupportfurtherstudyofMetroRailexpansionalternativesandencouragethe

developmentoflightrailreadyneighborhoodsalongtheseroutes.

Thelightrailsystemshouldbeexpandedtoprovidebetteraccesstoresidentswithstopslocatedwithina14mileofallresidentialandcommercialparcels.

Enhancepedestrianfacilitieswithinaone(1)mileradiusofalltransitstations. Enhancebicyclefacilitieswithinathree(3)mileradiusofalltransitstations.

5.2Supportefficientmovementofgoods.

Protectcorridorsforrailandwaterfreighttransportation.

Supportinfrastructureimprovementsthatincreasefreightmovementefficien-

ciesandreducecarbonemissions.

Reviewdesignatedtruckroutestoensureconsistencywithbotheconomic

development,andneighborhoodstabilityandenvironmentaljusticeobjectives.


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Protectstrategicexcessroadway,rail,aircargo,andportcapacitytoattract

economicdevelopment.

5.3ConnectwithCanada.

PromotetheInternationalRailwayBridgeasacross-borderfreightconnection.

Supporteffortstoimprovepassenger-orientedtrafficflowtraveloverthePeaceBridge,tocapitalizeonthegrowingknowledgeandleisureeconomyindowntown

BuffaloandtheBuffaloNiagaraMedicalCampus.

ReducetheenvironmentalhealthburdensofinternationalfreightontheWestSidewhileminimizingtheimpactsonrestoringFrontParkandsurrounding

neighborhoods.


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GREEN DEVELOPMENT IN DISTRESSED NEIGHB ORHOODS

While Buffalo has many strong neighborhoods, there are others that suffer from abandonment. This has created areas in the city

where most of the housing stock has been demolished, leaving large tracts of vacant land. This situat ion i s particularly

apparent in the Broadway- Fillmore neighborhood.

Vacant land created by abandonment can become an asset. The pending zon ing ordinance wi ll allow the land to be used for its

potential to:

employ local residen ts in activit ies such as silviculture, growing ornamentals, and other forms of urban

farming;

expand recreational amenities and restore ecologically sensitive lands;

provide areas for producing new forms of renewable energy; and

address the city s stormwater problems.

Even left as green space, the land ho lds va lue given it s proximity to downtown, secondary employment centers, and major

transportation corridors.

While permitting new activities such as those listed above, the city must be clear about which lands are to be permanently

green and which are transit ional or temporary spaces and must also protect the traditional development patterns in these

neighb orhoods for future housi ng or commercial reuse in the later category. However, until its demographic trends improve,

Buffalo must encourage development towards neighborhoods where the majority of the urban fabric remains intact.

Neighborhoods

Planningforsustainableneighborhoodsmeanspreservingthecharacterofneighborhoodswhile

encouraging redevelopment consistent with the prevailing pattern. The plan identifies five

majorneighborhoodtypesthathavebeenidentifiedbasedontheircharacter,form,andmixof

uses.

The principles encourage integrated mixed-use development at thecenter of neighborhoods.

Neighborhood centers provide important services to residents and create a greater sense of

place.Theplanidentifiesamixed-usecenterineveryneighborhoodwhereonealreadyexists

orwhereonemightbedevelopedtopromotepedestriansafety,comfort,andinterest.

Highqualitypublicspaceisvitaltocommunitycohesion,yetmanyneighborhoodsofthecityare

deficientpresentingasituationthatneedstoberemedied.Greeninfrastructurefromstreet

treestostormwater managinglandscapetreatment isalsoa crucialcomponentofqualityof

lifeoneveryblockofthecity.

Theplanwillexpanduseanddevelopmentoptions ,particularlyindistressedneighborhoods.It

isimportantthatvacant land ismanagedcreatively, keeping itin activeorpassive usesinthe

short term, and making the most of its development potential over the longer term whereappropriatetopromoteincreaseddensityandregeneration.WhereWherevacancyexistsareas

arepredominantly vacant, the plan will allow transitionalusessuchas community gardening,

side and back lot programs, or urban agriculatureagriculture and also acknowledges the

appropriateness oftheseuses insome ofthe Citysparks. In environmentallysensitiveareas

andin some heavily distressed communities itmay beappropriate to pursue a naturalization

program which creates amenities for residents while providing valuable ecological services.,

whilekeepingopenlonger-termoptionsforredevelopment.

Instrongneighborhoodsoroneswherevacanciesarelesssevere, communityspaceneedswill

beaccommodatedandinfillprogramsopportunitieswillbefacilitated.Wheresuperblocksare

intransitionplaceswherethestreetpatternhasbeendisruptedtocreatedistrictorcampus-

likeareastheplanwillallowredevelopmentconsistentwithanadjacentneighborhoodto

reconnectwiththecity-widestreetpatternonceagain.


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6Reinforcewalkableneighborhoods.

6.1Supporteffortstorevitalizeneighborhoodcenters.

Identifythemixed-use,walkableneighborhoodcentersfrommajorcenters

suchasSeneca/CazenoviaandJefferson/Utica,topedestrianpocketsorfour-

cornerssuchasClinton/BaitzandFivePointsandtargettheirregenerationasfocalpointsfordailylife.

Prioritizerevitalizationeffortswithinneighborhoodcenterslocatedontransit

routeswithstrongmarketpotentialandstakeholdercommitment.

Coordinatetransitplanningwitheffortstorebuildneighborhoodcenters.

Rebuildweakmarketneighborhoodcentersthroughfocusedinfillandreha-

bilitationwithinthepedestrianshed.

Safeguardtheeconomicpotentialofneighborhoodcenterswithzoningprovi-

sionsthatprotecttheirintimate,pedestrian-orientedcharacter.

Removerestrictiveregulatorybarrierswhileencouragingandproviding

incentivesfornewtosmart,compactdevelopment;Encourageandprovide

incentivesfornewsmart,compactdevelopment.

6.2Buildonexistingneighborhoodstrengths.

Identifyandsupporttheformandcharacterelementsoftraditionalneighbor-

hoodsaccordingtoBuffalosdistincturbantransect.

Reinforcethedistinctiverolesofneighborhoodcenters,whereeconomicand

socialactivityisconcentrated;andneighborhoodedges,intendedasplacesofless

intenseactivity.

Recognizetheroleofneighborhoodsinprovidingabalancedmixofshopping,

work,schooling,recreation,andalltypesofhousing.

Reinforceandenhancetraditionalnetworksofstraightstreetsandshortblocks

thatprovideequallyforpedestrians,bicycles,andautomobiles.

Locateanddesigncivicbuildingstopromotetheirpublicstatusonprominent,

visible,andaccessiblesites,includingimportantstreetintersectionsandsitesthat

terminateastreetvieworfaceanimportantnaturalorculturalfeature.

IntroduceregulatorytoolstoprotectBuffalosexistinganddesiredneighbor-

hoodcharacter,includingguidelinesonbuildingtype,height,disposition,visual

andfunctionalpermeability,parking,signs,landscaping,andancillarystructures.

Supportthecreation,rehabilitationandmaintenanceofgreenwaysandtrails,parks,playgroundsandrecreationfacilitiessothatallresidentialareasintheCity

ofBuffalohaveaccesswithina1/4miledistanceoftheirhomes.

6.3Capitalizeonneighborhoodassets.


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Focusinfilldevelopmentandpromoteproductiveusesnearexistingwalkable

neighborhoodcentersandcivicspaces,schools,communitycenters,andsenior

centerstorecognizetheirvalueascommunityhubs.

Focuspublicrealmimprovementswithinwalkingdistanceofreconstructed

schools,particularlythosethatincreasethesafetyandcomfortofchildrenwalking

andcyclingtoschoolfollowingtheSafeRoutestoSchoolModel.

PermitPursueproductiveneighborhoodsensitivereusesofhistoricschool

buildingsscheduledtoclose.

BuilduponneighborhoodplanningeffortssuchastheLarkinDistrictPlan,Al-

lentownNeighborhoodStrategy,andFruitBeltNeighborhoodStrategy.

Assessexistingvacant,abandonedandleftoveropenspacesaspotentialassets.6.4Maximizehousingchoiceandaffordability.

Allowhousingtypesofeveryvarietyintheirappropriatelocations,takinginto

specialconsiderationtheneedsoftheelderly,children,andthemobility-impaired.

Removebarrierstohousingaffordability,suchasrestrictionsongrannyflats,

minimumparkingrequirements,excessivelotareastandards,andlimitson

multifamilyhousing.

Focusaffordablehousinginitiativesaroundprioritytransitroutestofoster

combinedhousingandtransportationsavings.

Reintegratesuperblockdevelopmentsbackintoneighborhoods.

Establishlegalclarityforhome-basedbusinessesandworkshops.

Establishlegalclarityforresidentialrenewableenergysystems,suchassmallwind,solarthermal/photovoltaic,anddistrictgeothermalsystems.

6.5Establishinterimalternativealternativeusesandimprovemanagementpractices

forvacantland.

SupportPrioritizetheuseofvacantlandtoexpandparks,recreation,gardens,

andhabitatareas,andotherinnovativeuses.

Developatypologyofinterimreusestrategiesforvacantland,includingcorner

gateways,cut-throughs,multipleparcelconnections,splitlotgreening,andrain

gardens,amongothers.Establishcriteriaforwhichusesandwhichspacesare

transitionalusesandwhicharepermanentlandusechanges.

Permitandpromoteandpromotethedevelopmentofcommunitygardenson

publiclands,withlandscapingandbeauticiationbeautificationstandardsthat

ensurecommunitybenefit.

WorkwithcommunityorganizationstoAllowdeveloppilotprojectsfor

aesthetically-pleasingandenvironmentallybeneficialconstructedwetlands,forest


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reserves,municipalorchards,andurbanagriculturewithinhigh-vacancyblocksto

reduceCitymaintenanceexpenses.

Minimizeregulatorybarrierstoadaptivereuseofvacantpropertiestoprevent

blightandabandonment.

ContinueintegratingtheCitysdatasystemsintoasinglepointofentryasaprecursortoaBuffaloNiagaraPropertyIntelligenceNetworkforanticipatingandreactingtoneighborhoodtrendsandspecificpropertyinterventions.

EstablishalandbankunderNewYorkStatesenablinglegislationthatconsolidatesvacantpropertyacquisition,management,anddispositionwithinasingleentity.

Revampcitypolicysothatallvacantparcelsandpropertiesareacquiredwithinthelandbank.Implementaclearandrigorousclassificationsystemtodetermine

whichareappropriateforshorttermredevelopmentandwhichareappropriate

forotheruses.

Createacleanandgreenstrategywhichemployslocalresidentsthroughnon-profitpartnerstobeautifyandmaintainvacantlots.

6.6Increasepublicsafetythrougheffectiveurbandesign.

Incorporatestrategiesfortheinclusionofeyesonthestreetthrough

mandatoryfenestrationcoverage,regulationsonfenceheightsandtypes,and

othermeansofvisualsurveillanceofpublicandsemi-publicspace.

Provideguidanceforthedesignofspacesandbuildingstocreateperceptibleand

clearlydelineatedgradientsandaccesspointsbetweenpublicandprivaterealms.

StrictlyenforcemaintenancestandardsandbuildingcodesMandatetheincorporationofsymbolicbarriersindicativeofdefensiblespace,

particularlyincampusandlargerinstitutionalsettings

7Improvetransportationoptions

7.1Improvestreetdesign.

Codethestreetsidentifyingallcorridorplacetypesbyadoptingthe:TheCompleteStreetsThoroughfareAssemblies,Transit-OrientedDevelopmentandBicycling

ModulesintheSmartCode,whichcanbeaccessedhere:

http://www.transect.org/modules.html

Developacompletestreetsdesignmanualandspecificationsbaseduponthestreetcodestoensurethatinallroadwayfacilityupgrades,includinglane-marking

contracts,allappropriatebicycleandpedestrianfacilitiesaswellasstormwater

managementmitigationareincludedasamatterofcourse.

CodeBuffalosexistingoverbuilthighwayinfrastructuretobeginthediscussionofupgradingourhighwaystopedestrian-friendly,bikeable,high-capacityurban

boulevardsthatreconnectstotheJosephEllicottradialstreetgridpattern.


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IncorporatebyreferencetheNationalAssociationofCityTransportationOfficials'UrbanBikewayDesignGuide(2010)astheimplementationguideforthe

City'sCompleteStreetsPolicy.

Mapaconceptualframeworkforthefullbuild-outofaBuffalobicyclefacilitynetwork,includingasystemofon-streetbicyclelanesandcycle-tracksaswellas

off-streetpaths(includingrailstotrails).Establishcitypolicytoincludethe

developmentandmaintenanceofaminimumoften(10)milesofbicyclefacilities

annually.

IncorporatebyreferencetheInstituteforTransportationEngineersDesigningWalkableUrbanThoroughfares:AContextSensitiveApproach(2010)astheguide

forthedesignofnewandreconstructedstreetsinBuffalosneighborhood

contexts.

Mapaconceptualframeworkfortheimplementationofwalkableurbanthoroughfareimprovementsinfocusedareasovertime.Adoptatargeted

approachforstreetscapebeautificationandright-sizingofBuffalosprioritymixed-useneighborhoodcenters,takingintoaccounttheneedtodeploylimited

resourcestositesthatwillgeneratehighreturnsoninvestment.Establishcity

policytoincludethemaintenanceandrepairofaminimumoften(10)milesof

pedestrianfacilitiesannually.

Identifycandidatesforroaddietstrategiesacrossthecitythatwouldrationalizetrafficflowandalignroadwaycapacitywithdesireddesignspeeds.

Maximizeon-streetparkingfacilitiesandchargemarket-ratepricingtoensuretheavailabilityandconvenienceofparkingformotorists,whilecreatingdedicated

on-streetspacesforcarsharinginitiatives.

Providesidewalksalongbothsidesofallgeneralaccessstreets,withtheexcep-tionofalleys.

Maximizeon-streetparkingfacilitiesandchargemarket-ratepricingtoensuretheavailabilityandconvenienceofparkingformotorists,whilecreatingdedicatedon-

streetspacesforcarsharinginitiatives.

Maximizeon-streetparkingandconsiderdedicatedspacesforcar-sharing

initiatives.

StriveforImplementreasonabledesignspeedsforgeneralaccessstreetsthat

calmtraffic,reducepedestriancrossingdistances,andpromoteefficientmotor

vehiclemovement.

Introducefeaturesthathavebeenshowntoeffectivelyimproveroadwaysafety,

suchastimedpedestriansignalsandcurbextensions.

Craftmaximumblocksizestandardstofacilitateaconnectivestreetnetwork,

andavoidcul-de-sacs.


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Plantandmaintainnativeshadetreesbetweenthestreetandsidewalkalongall

neighborhoodstreets.

Ensurestreetlightingoftheproperscale,aesthetics,andintensity.

Reducethenegativeeffectsofhighwayshigh-capacityroadwaysonadjacent

neighborhoods.7.2Encouragewalkingandcycling.

SupporttheNFTAsgoalstoimplementBikesonBusesonallvehiclesintheAuthoritysbusfleet.

IncorporatetheCity'sbicycleparkingpolicydirectlyi

Documents

Green Code Document