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Vision:
“To be a renewed, safe and beautiful community that provides its residents with quality housing, a vibrant economy and healthy environment.”
East Delavan Planning Community Neighborhood Plan
Prepared by the East Delavan GNPA Connie Snell and Rosemary Jackson, Co-Chairs
with Allita Steward, Community PlannerAs a Component of the City of Buffalo’s Comprehensive Plan
April 2006
2006 Public Education Award
APA
Western New York Section , Upstate New York Chapter American Pla
nning Association
Winner of the
2006 Jane Jacobs, Innovation in Neighborhood Planning Award
Upstate New York Chapter American Planning Association
Table of Contents
•Acknowledgments Pg. i
•Dedication Pg. ii
•Vision/ Mission Pg. iii
•Executive Summary Pg. 1
•Documenting the Vision
•History of the GNPA
•About The Report
•About the Community
•Demographics Pg. 2
•Neighborhood Profile
•Population
•Racial Composition
•Age Composition
•Median Household Income
•Household Occupancy and Vacancy
•Household Owner and Renter Occupancy
•History of East Delavan Pg. 4
•Ethnic Transition and a Legacy of Diversity
•MLK Park– A Hub for Surrounding Neighborhoods
•Industry Built the Queen City
•Preservation Pg. 6
•Why is Preservation Necessary?
•What Makes a Structure Significant?
•Good Architecture– Same but Different
•Deconstruction – Architectural Salvage Program
•Parks Pg. 7
•Park Inventory and Opportunities
•Park Improvement Priorities
•Housing Pg. 9
•Housing Inventory and Opportunities
-Housing Characteristics
-Recommendations
•Zoning and Land Use Pg.10
•Zoning Current Designations
•Land Use Current Designations
•Land Use Environmental Concerns
•Zoning and Land Use Recommendation
-Institute a Form-Based Code
-Why is a Form-Based Code Necessary?
-How to Implement a Form-Based Code
•Form-Based Code Illustration
•Zoning/ Land Use Action Items and Timeframes
•Commercial Revitalization Pg. 20
•Introduction
•Linked Corridors and Intersections
-Merged Strategies- The Masten Council District and the GNPA
-Corridor Linkages and Key Intersections
•Dr. Martin Luther King Jr. Neighborhood•Schiller Park Neighborhood•Kenfield•Grider•Genesee/ Moselle
•Additional Salient Issues Pg. 53
•Public Safety
•Transit Oriented Development
•Land Value Tax Structure
•Incentive Zone (Enterprise, Renewal and NYS Empire)
•Conclusion Pg. 54
•Priorities
•Summary
•References Pg. 55
•Appendices Pg. 56
Denise Herkey-Jarosch, Executive Director Lovejoy District NRS
AcknowledgmentsAlthough there has been a huge show of support for planning in this area, the following individuals were especially instrumental in compiling the East Delavan Neighborhood Plan:
Writing Team
Constance Snell, Co-Chair GNPA Reverend Jeff Carter, Ephesus Ministries
Rosemary Jackson, Co-Chair GNPADavid Collins, GNPA Member
Marcus Cole, Demographic Analysis Consultant
Richard Fontana, Lovejoy District Council member
Jamie Marie Benz, Historical Research Intern
Dana Kemp, History & Salient Issues EditorDr. Ken Nixon, GNPA Member
Alonzo Barnes, “Mayor of East Delavan” Reverend Sam Patton, Everlasting Life Church
Louise Bonner, President Delavan Grider Block Club Council
Cleatrice Clark, President Wasmuth Block Club
Daria Pratchard, Board of Directors, FLARE
Antoine Thompson, Masten District Council member
Reverend Kenyatta Cobb, Former Co-Chair GNPA
Leslie Vishwanath, Matt Urban Center
Rita Gay, President MLK Block Club (Former GNPA Co-Chair)
Faye Walton, Secretary MLK Block Club
Other Participants
Honorable Mayor Byron W. Brown
Albert JacksonAnnie Palmer
Cleatrice Clark, Pres. Wasmuth Block ClubBonnie Russell, University Council member
Carroll SimonChuck Thomas, Deputy Director Strategic Planning
Daisy PleasantDerrick Byrd Jr.
Dorothy DeboldDr. David Chesebrough
Edwina StubbsFrancis Epps-Custer, HSBC Bank
Greg DickinsonJames VinsonJanice White
Jill BabinskiKen Stroud Sr.Laura WilliamsLenny Johnson
Linda SaylesLuther Walker Jr.
Pauline GilesRasheen Powell, Former GNPA Community Planner
Reverend Dr. Tracy DickinsonReverend Gillison, Mt. Olive Baptist Church
Sister Margaret GilletteSylvia P Volk
Taniqua SimmonsTerry Howard
Timothy E. Wanamaker, Executive Director OSPTymothi Davis-Howard, City of Rochester
Vicky Bell, City of RochesterVirginia Harper
Allita Steward, Community Planner
Document Support Team
Kresna Brown, Crucial Community Center
Judith Anderson, Lupus Coalition
Ada Hopson-Clemons, GNPA Member
Charles Murray, GNPA Member
Dorothy Brown, GNPA Member
Sister Karen Klimczak, Bissonette House
P. i
Monica Colston, GreenspacesInfrastructure Consultant
Dedication
This document is dedicated to the memory of
Sister Karen Klimczakwhose peaceful methods for change touched the lives of many
Without her support the growth and maturity of the E. Delavan GNPA would not have been possible.
Non-Violence Begins With Me
“To guarantee that all members of the East Delavan Planning Community have a voice in the City’s planning process by encouraging participation from its stakeholders including residents, business owners and elected officials to ensure substantial and tangible responsibilities in both the implementation and monitoring of the recommendations in this Neighborhood Plan.”
Organizational Mission
P. iii
“To be a renewed, safe and beautiful community that provides its residents with quality housing, a vibrant economy and healthy environment.”
East Delavan Good Neighbors’ Planning Alliance
Community Vision
Executive Summary
P. 1
Documenting the VisionEast Delavan truly is a great place made up of caring people who work tirelessly to protect and preserve it. Therefore, the people that form this great community have joined together to create a “shared vision.” This vision, articulated in the pages to come, forged the path that guided our collective ideas and strategies. These ideas and strategies now stand as the foundation for policy decisions to be made for the E. Delavan Planning Area. Furthermore, this report provides details into the community’s specific needs for development and heightened standards for quality.
Two years in the making, this document was authored by the community to make certain that it is whole heartedly embraced.
History of the GNPAProposed by the Mayor, as part of the City of Buffalo’s ongoing Comprehensive Planning efforts, the Good Neighbors’ Planning Alliance involves citizens in the creation of community based plans. In addition, this group supports a community building process, whereby community members have an official voice in determining the future direction of their own neighborhoods. The GNPA builds off of past planning and visioning efforts and employs a collaborative community planning process that:
• Includes diverse individuals and groups in the process of improving the community;• Empowers rather than imposing on residents• Establishes new partnerships within the community; • Builds the community’s capacity to address complex problems;• Improves conditions such as housing, recreation and environmental design;• Improves public policies and services that impact the community; and• Improves the quality of life for all.
About The Report This report was structured to illustrate a unified vision for East Delavan in a way that speaks to a wide audience, from school-aged children to experienced community builders. Its text and pictures provide an optimistic view of the future of East Delavan because a positive approach highlights the strengths and features that make it’s neighborhoods special. This transforms the report into more than a policy document it also makes it a marketing tool that will encourage new investment for future prosperity.
Important to note is the Commercial Revitalization section of the document. In this section, the E. Delavan GNPA opted to approach commercial improvements and economic development one neighborhood at a time. This focuses the City’s financial resources and our efforts to produce a greater visible impact.
Priorities
The report concludes with a set of priorities. These priorities are ranked in order of their importance for revitalization and time sensitive nature. Addressing these issues will ensure implementation of the community’s shared vision:
#1 Preservation– Start an architecture salvage program
#2 Parks– Recognize the value of greenspace and the historic Olmsted Parks by creating a fully integrated green system linking all of E. Delavan’s Park’s with other major parks citywide
#3 Zoning/ Land Use– Address environmental concerns throughout the planning community by targeting brownfields for cleanup and redevelopment. Implement a Form-based code.
#4 Commercial– Make infrastructure improvements (that include both design elements like lighting and service oriented ones like new water and sewer line)s to Key Intersections and Targeted Corridors. Implement a Land-Value Tax structure to encourage development.
#5 Housing– Seek increased funding to rehabilitate architecturally significant housing stock and construct new infill housing with similar architectural design details on vacant parcels
#6 Public Safety/ Education– Support the “zero tolerance policy” of the Buffalo Police Department and the Superintendent’s Plan for Quality Public Schools in the Planning Area
About the CommunityThe East Delavan Planning Area, located in the Masten, University, Fillmore and Lovejoy Council Districts, is a predominately residential area and contains stable neighborhoods, scattered industrial sites, and several industrial corridors. This mostly African-American section of the city is comprised of five neighborhoods on the East Side of the City of Buffalo: (Schiller Park, Martin Luther King Jr., Genesee/ Moselle, Kenfield, and Grider) the East Delavan Good Neighbors Planning Alliance is bound by the I-33 to the north and west, the Town of Cheektowaga to the east, and Walden and Broadway to the south. In 2003, Fillmore Avenue, a Key Commercial Strip for the area, reportedly boasted daily traffic counts of 11,000 cars per day from E. Delavan to Kensington Avenues (Sternberget al, 2005).
Above Left: E. Delavan GNPA Meeting
Above Right: Members of the E. Delavan Planning Alliance
Below: GNPA Co-Chairs Meeting
Demographics
Demographics
P. 2
Neighborhood ProfilesA demographic analysis was conducted to determine who resides in the East Delavan Planning Community. Data for each of the neighborhoods within the East Delavan Planning Community was obtained from the United States Census Bureau SF-3 at the census tract level. Population, race, age composition, median household income, total housing units, household vacancy and occupancy and owner/renter percentage was analyzed. For the purpose of this document, the specific census tracts were added together to create a clearer picture of each neighborhood. For example, the Schiller Park neighborhood is comprised of census tracts 30, 37, and 38 however, all three tracts were added together to establish the Schiller Park neighborhood.
Population Year 2000 census data indicates that the total population in the City of Buffalo was 292,648 persons. Of that number 13 percent or 38,106 people made the East Delavan Planning Community their home marking a 16 percent population loss from 1990 falling by over 7,000 residents. However, the population percentage within this community similar to that of all five neighborhoods situated within it. The pie chart (upper right) indicates that Schiller Park’s 10,748 people made it the neighborhood with the highest percent population of the entire East Delavan Community. In addition, the Genesee/Moselle, Grider, and Kenfield neighborhoods were moderately identical in population percentage making up 20 percent (7,598 residents), 19 percent (7,413 residents), and 21 percent (7,881 residents) percent respectively. Conversely, the Martin Luther King Neighborhood had the smallest population percentage making up 12 percent (4,466 residents) of the East Delavan Planning Community
Racial CompositionEast Delavan Planning Community is significantly homogenous in the category of race. The bar graph (right) illustrates that all five neighborhoods comprising the East Delavan Planning Community are at least 50 percent Black, with Martin Luther King Jr., Grider, Genesee/Moselle, and Kenfield all being above 80 percent (93 percent, 91 percent, 89 percent, and 87 percent respectively). In contrast, the Schiller Park neighborhood is the most racially diverse with 58 percent Black and 38 percent White.
Age CompositionThere are a fair number of middle aged residents in the East Delavan Planning Community. The bottom bar graph highlights that more than 18 percent of the residents are in the middle age cohort of 30-45 year olds. Schiller Park has the highest percentage of 30-45 year old residents with 25 percent (2,638 residents) followed by Kenfield, Grider, and Genesee/ Moselle 19 percent (1,508 residents), 20 percent (1,461 residents), and 19 percent (1,423 residents) respectively. Interestingly enough the Martin Luther King Jr. neighborhood had the second highest percentage of 30-45 year olds (21 percent) it conversely had the lowest total number of middle-aged residents at 935 residents.
Community Population Percentage
20%
28%
19%
12%
21%
Genesee/ Moselle Schiller Park
Grider
MLK Park
Kenfield
Racial Composition
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Genesee/Moselle
Schiller Park Grider MLK Park Kenfield
Perc
ent
ag
e White
Black
American Indian
Asian
Hispanic
Age Composition
0%
5%
10%
15%
20%
25%
30%
0-4 5yrs-10
11yrs-17
18-29 30-45 45-59 60-74 75 andOlder
Age Cohort
Perc
ent
ag
e
Genesee/ Moselle Schiller Park GriderMLK Park Kenfield
Median Household IncomeSignificant increases in the median household income in the East Delavan Planning Community occurred from 1989 to 1999, where the community witnessed an increase of $10,194 from the $39,754 in 1989 to $49,949 in 1999. Notable percentage changes experienced by each East Delavan neighborhood are presented in the upper right bar graph. Both the Genesee/ Moselle and the Grider neighborhoods experienced the greatest growth in their median household incomes by 30 percent. However the Genesee/ Moselle neighborhood increased from $26,850 in 1989 to $36,150 in 1999 (an $9,300 jump). Additionally, the Grider Neighborhood saw a 30 percent increase, moving from $57,084 in 1989 to $74,196 in 1999, producing a $17,112 leap. In contrast, the least significant was the Martin Luther King Jr. neighborhood where, in 2000 it had the smallest population percentage, it experienced the largest median household income percentage increase, escalating 40 percent or $4,930 from $12,193 in 1989 to $17,123 in 1999.
Household Occupancy and Vacancy The East Delavan Planning Community boasts a respectable percentage of occupied households. The center bar graph shows the household occupancy and vacancy percentages for the East Delavan Planning Community. Community wide, the percentage of households are moderately equivalent in the five neighborhoods withKenfield leading the way at 87 percent (3,125 households), followed by both Schiller Park and the Grider neighborhoods with 84 percent (4,257 households) and 83 percent (2,771 households) respectively. In contrast, the East Delavan Planning Community has a low percentage of vacant households. As of 2000 the Kenfield neighborhood had the lowest percentage of vacant household with 4 percent (140 vacant households) whereas the Genesee and Moselle neighborhood had the highest vacancy percentage with 28 percent (1,063 vacant households), followed by the Martin Luther King Jr. neighborhood that had a 24 percent vacancy level. Furthermore, the Schiller Park and Grider neighborhoods had almost identical household vacancy percentages with 16 percent (823 vacant households) and 17 percent (576 vacant households) respectively.
Household Owner and Renter OccupancyCensus data from 2000 indicates that the East Delavan Planning Community experienced slight differences in its neighborhoods with regard to residents who owned their homes versus those who were renters. Each having 54 percent, both the Schiller Park neighborhood and the Grider neighborhood shared the same rate of owner occupied households (see shown in the bottom left graph). By comparison, the Martin Luther King Jr., Genesee/ Moselle and Kenfield neighborhoods all host higher rates of renter occupancy with 61 percent, 55 percent and 41 percent respectively. This information may indicate that the East Delavan Planning Community, although close in renter and owner percentage, is in slight transition.
1989-1999 Median Household Income Percentage Change: East Delavan Planning Community
0%5%
10%15%20%25%30%35%40%45%
Genesee/Moselle
Schiller Park Grider MLK Park Kenfield
East Delavan Neighborhoods
Perc
ent
ag
e
Household Occupancy and Vacancy Percentage
0%20%40%60%80%
100%
Genesee/Moselle
SchillerPark
Grider MLK Park Kenfield
East Delavan Neighborhoods
Perc
ent
ag
e
Occupied
Vacant
Owner and Renter Percentage
0%10%20%30%40%50%60%70%
Genesee/Moselle
SchillerPark
Grider MLK Park Kenfield
East Delavan Neighborhoods
Perc
ent
ag
e
Owner Renter
P. 3
Demographics
History
Ethnic Transition and a Legacy of Diversity The East Delavan Community is comprised of a number of historic neighborhoods that appears to shoot off from Martin Luther King Park when viewing it on a map. It is separated from a portion of the Masten District by the Route 33 Expressway, which lies to the west of the area. The addition of the 33 Expressway is particularly significant when considering the decline of the western portion of East Delevan Community. To the east lies the city line, separating the City of Buffalo from the Town of Cheektowaga. At the start of the 20th century, the community was comprised of whites—Germans, Polish, Canadians, Italians and Russians, along with a small percentage of African-Americans. Currently, many of the communities are largely African-American due to the influx of Blacks prior to World War II. During this time, more than 75,000 African-Americans relocated to this area, forcing Whites to other areas and the suburbs (Taylor et al, 2004).
MLK Park– A Hub for Surrounding NeighborhoodsMartin Luther King Park, on the southwest portion of the planning area, harbors a once-thriving
community. It shall serve as a hub for economic growth and redevelopment. This park, and its neighboring community, was established as a venue for public gathering. It was the wish of Frederick L. Olmstead to complement bustling industry and retail with adequate green space, particularly on Buffalo’s East Side. Designed in 1871, and originally labeled “The Parade,” the park consists of 56 acres of land. Overhead views reveal its heavy geometric layout, belying its intended use as a location for military parades and processions. Partnering with Olmstead on this project was Mr. Calvert Vaux, who designed the Parade House. This clubhouse accommodated the large crowds who once gathered to view the events. On July 4, 1876, fifteen thousand gathered at the park for its official opening, listening to German singing societies in grand performance (McGovern et al, 2005).
An 1896 addition to The Parade House was added by Olmstead’s son. A 500-foot wading pool was added to the grounds to eliminate the need for such extensive grounds keeping and area maintenance. The nearby Humboldt Parkway became the the Parade’s new namesake. Few could ignore the grand tree- lined Parkway, named after Baron Alexander Von Humboldt. Humboldt, a German scientist, had been committed to wilderness and exploration.
Time and progress led to a shift in the scope of the park. The Buffalo Museum of Science was built at the park’s northwestern entrance. Many began to view the park as a city establishment, rather than a neighborhood staple. On January 26, 1977, Common Council voted to rename the park after Dr. Martin Luther King, Jr. An eight-foot bronze bust was added in October of 1983 to honor Dr. King and his legacy. The Science Magnet was added to the framework of the park, after much debate led by Buffalo preservationists (Buffalo Olmsted Parks <http://www.buffaloolmstedparks.org>).
Industry Built the Queen CityThe Delevan-Grider neighborhood lies north of the Martin Luther King Park. Many of the area residents earned a living as industrial workers for companies such as Bethlehem Steel, American Brass, Chevrolet, Ford, Lake Erie Engineering, Eastman Machine, Sylvania, Westinghouse and General Electric. In fact, General Electric once had a location on the corner of Fillmore Avenue and East Ferry Street. The residents of the area, largely upper and middle income inhabitants, as well as working class families allowed the community to grow and prosper, fostering a sense of pride and neighborhood unity. Industrialization certainly aided in the boom of the area.
History of East Delavan
P. 4
Bust of Dr. Martin Luther King Jr. erected in 1983
Buffalo Museum of Science
Historic Fredrick Law Olmsted Greenhouse
Genesee Street runs from Martin Luther King Park to the City Line, dissecting the both the Genesee/ Moselle and Schiller Communities. This major thoroughfare was integral in lending diversity and cultural exchange to the East Delevan Community. The Schiller Park Neighborhood, now part of the East Delavan Planning Community, was once an overwhelmingly German neighborhood. In the mid 1800’s, Buffalo’s population almost doubled, growing from 29,773 in 1845 to 74,215 only ten years later. Of this population explosion, 31,000 were German alone. Eighteen thousand were Irish, who resided primarily in the First Ward. Skilled German workers resided on the East Side along Genesee Street, east of the Belt Line railroad. At the time, many Germans in Buffalo were skilled prior to coming to America, in a variety of trades. The majority of Buffalo’s skilled workers ranged from shoemakers, to musicians, to butchers and stonecutters.
While work was important to the residents of this area, religion also played a major role in the development of various community establishments. Most of the German immigrants were Roman Catholic, but they did embrace a variety of other religious faiths. In 1832, German Catholics built Saint Louis Church, which was originally a log structure. By 1900, a highly Polish population replaced Germans as the dominant ethnic group on the East side. Looking for further employment, skilled Germans began to play a larger role in the commerciality of Buffalo, as owners of banks, breweries, and hospitals Others served as insurance agents, lawyers and doctors. A rarity at this point in Buffalo’s history, these successful Germans moved about the city, away from their traditionally ethnic enclaves, to serve other ethnic groups, not solely Germans. Prominent individuals played integral roles in the development of the target area. The Schoellkopf family was influential in the mid-nineteenth century, as major players in the leather and grain industry. Jacob Schoellkopf took advantage of Buffalo’s location, at one of the nations most important commercial lines, by setting up tanning and flour mills. These became the largest in the nation. In the late 1800’s, Schoellkopf and his two sons founded the first power company in the area, and later developed a chemical company, which was one of the largest manufacturers of chemicals in the United States.
In the southern portion of Genesee/ Moselle Neighborhood, at what is today Walden and Bailey, was a large tract of land to be the first land area developed by the Buffalo Land Company. Wasmuth Avenue was named after developer Caroline Wasmuth, a partner in the company. Four other developers bought land in the same area in the mid to late 1800’s. Paul Goembel, a German immigrant, arrived in Buffalo during the 1840’s, purchasing land west of the intersection of Genesee and Bailey. This land, acquired from the Holland Land Company was to be used as a farm, slaughterhouse, and for future developments. During the same period of time, Henry E. Briscoe began developing a large tract of land on the east side of Bailey, developing the land east of the New York Central tracks, between Walden Avenue and Doat Street. At the turn of the 20th century, Frederick Boehm acquired land near the intersection of Genesee and Bailey to built more than 400 homes in the Schiller Park neighborhood. Fred W. Jehle, owned and developed much of the land in the Schiller Park area. Jehle was actually responsible for selling the land to the city—land on which the park is located (Old House History <http://www.oldhousehistory.com>).
The park in the Schiller neighborhood was once a place for families and children to relax and enjoy all sorts of entertainment. The appropriately-sized park had a number of baseball diamonds, three swimming pools and a large playground. Now the park is not as utilized, still featuring a pond in the middle, and now a senior center on the eastern border of the park, close to Genesee Street. Sprenger Street, which borders the park on the north side, was also once very active, with community gardens and a coliseum, both very aesthetically pleasing at the time. One establishment still in Schiller Park is the famous German restaurantScharf’s. Genesee Street, since the influx of skilled Germans to this area, was a thriving business district for a variety of businesses. From the beginning of the 20th century until the 1950’s, every street block had a bakery, butcher shop or deli, a flower shop and a tavern. With Schiller Park so close to the Cheektowaga border, the onset of “white flight” tempted many Germans to leave their businesses and relocate into the northernmost Kenfield Neighborhood or the suburbs, where there was more land. Many left homes and businesses vacant. Genesee Street, once a thriving business district, is currently poised for redevelopment.
P. 5
History of East Delavan
Paul Goembel, Businessman and Developer
New York Central Train Line
Genesee Street
Preservation
Why is Preservation Necessary?
Architectural preservation is the key to maintaining a thriving community. Historic preservation instills a sense of pride in the community, and places each community member at the forefront of his or her own potentially soaring property value. Money generated from private property value increases allows for financial security, and ultimately economic stability in the city itself. As a result of past architectural feats, we are able to appreciate an environment rich in aesthetic value and visual diversity. Embracing the past shall serve as a looking glass into the many cultures that once thrived in the East Delevan community.
What Makes a Structure Significant?
There are a number of reasons why certain buildings are deemed significant. When considering neighborhood housing, care and concern need be placed on the visual or “curbside” appeal. Historic homes in this area begin with pitched roofs, including stylish wood shingle. Structures traditionally have ornate window and door detailing, coupled with decorative wide front porches and tree-lines streets. An analysis of previous new builds illustrates that historical accuracy is destroyed when attention to detail is not taken (Shibley et al, 2002).
Commercial spaces have typically been brick structures, or wood frame establishments later converted into usable store front properties. The strength and stature of stately brick retail facilities had provided for effortless use and reuse. However, attempts to modernize these buildings have compromised the strength and inherent beauty of them. Poor paint jobs, wide picture windows and thrifty screen doors have replaced the simple elegance of old. Conversely, small additions to wood frame homes only slightly compromise the maintenance of a historically valuable building.
Good Architecture– Same but Different
Historical preservation is not an “all or nothing” proposition. To successfully achieve a broad goal of preservation, we must redefine the notion that modern architecture can only exist as a visual disappointment. Attention must be paid to detail. For example, designers need to take into consideration something as simple as the difference between a good window and a “bad one” (Kunstler, 2005). The illustration shown left demonstrates how basic proportions help to distinguish the good from the bad. Both the modern and the traditional structures are appropriate additions to the E. Delavan community since their vertical proportions are the same and reflect a common building style in the community. This is a rather simple way to incorporate historic preservation in E. Delavan’s neighborhoods. Attention to proportions can construct new structures without destroying the very urban elements that make it special. Flimsy substitutes for sturdy classic pieces are a poor way to improve or otherwise “modernize” a structure. Public officials and design review boards need toimplement architectural regulations, and require democratic decision-making prior to structure alteration or erection.
Deconstruction—Architectural Salvage Program
Deconstruction is a highly popular means to incorporate costly architectural elements into more modern structures. This process involves salvaging one-of-a-kind, and/ or decorative remnants of the areas older building stock and reintroducing them into the new-builds. Deconstruction can also be used to create an architectural library so that developers have a stock of tangible materials to reference when building new structures.
P. 6
Preservation
RESIDENTIAL DESIGN
COMMERCIAL DESIGNModern Commercial Building
popopopopopopopopop
Eatery
Traditional Commercial Building
Eatery
Roof Line
Molding Line
Entrance Line
Porch Line
Eaves Line
Entrance Line
Traditional HomeModern Home
Roof Line
Consistent Roof Pitch and Elevation Element Locations
An analysis of elevations of homes in the E. Delavan Community reveals a pattern of alignment of roofline molding line, porch line, and entrance lines. These provide a the parameters for developing more modern varieties of housing styles while maintaining a consistent neighborhood character.
(Adapted from Shibley- The Lower West Side Neighborhood Stabilization Demonstration Project)
Parks
P. 7
East Delavan Ave.
Doat
MLK Park
Schiller Park
E. Ferry St.
Mos
elle
Deer
field
Walden Ave.
Fillm
ore
Ave.Hum
boldt Pkwy.
CSXT
Bailey Ave.
Grider
Genesee Street
E. Utica St.
Northampton
Best St.
33
Jefferson Ave.
5
Main St
reet
East Delavan Ave.
198
CITY
LIN
E
Walden Ave.
Legend
Parks
Streets
Railroad
4. GLENWOOD
1.8 Acres1 Basketball Court
6. LANG / WEBER
2 Acres1 Softball Field1 Tennis CourtVolleyball AreaHockey Area
1. KENSINGTON (GLENNY)
9.1 Acres2 Softball Fields1 Tennis Court
2 Basketball Courts1Football Field3 Picnic Tables1 Picnic Shelter
9. EDDIE DAWSON
2 Acres1 Basketball Court12 Picnic Tables3 Picnic Shelters
5 GrillsVolleyball Area
8. SCHILLER
36.9 Acres2 Baseball Fields3 Softball Fields6 Tennis Court
Spray PoolHandball Area
5. MLK
51 Acres4 Tennis Courts
2 Basketball Court29 Picnic Tables6 Picnic Shelters
10 GrillsWading PoolSplash Pad
7. BOX STREET
12 Acres1 Basketball Court
3. SCAJAQUADA LITTLE LEAGUE
17 Acres7 Little League
2. DELAVAN MOSELLE
1.8 Acres2 Basketball Courts
1.
2.
3.
4.
7.
5.
6.
8.
Although better procedures for park management and maintenance would greatly enhance E. Delavan’s public parks, the members of the GNPA recognize that these activities happen at the discretion of the City’s Department of Public Works, Parks and Streets. Despite this fact however, the GNPA has devised a way to impact and improve the communities public parks by creating plans to establish a fully integrated green system. We hope to solicit the assistance of the University at Buffalo or Buffalo State College to conduct studio work with that goal in mind. An integrated system would not only increase the greenspace throughout the entire community but would also act as a way-finding mechanism (Koch 2005).
Public Parks
East Delavan ParksPark Inventory
and Opportunities
9.
10.
10. WALDEN
Parade Street nicely encircles MLK Park Pleasant passive recreation space
Park Data obtained from the City of Buffalo Park Master Plan (Wendel Duchscherer 2003)
P. 8 Public Parks
East Delavan Parks
East Delavan Ave.
Doat
MLK Park
Schiller Park
E. Ferry St.
Mos
elle
Deer
field
Walden Ave.
Fillm
ore
Ave.Hum
boldt Pkwy.
CSXT
Bailey Ave.
Grider
Genesee Street
33
CITY
LIN
E
Walden Ave.
1.
2.
3.
4.
7.
5.
6.
8.
10.
1st Priority Implement Recommendations from Existing Parks Plan
Implement recommendations from the existing Comprehensive Parks, Recreation and Open Space Master Plan that establishes the Olmsted Parks as the foundation of the overall park system. Time Frame24 – 48 mos. (commencing in 2006 - completed in 2008)PartnersOSP, DPW, E. Delavan GNPA
2nd Priority Link MLK Park with other attractions in the E. Delavan AreaMake improvement’s to MLK Park and create better linkages between the park, the surrounding community and other parks and green spaces in the E. Delavan Community.
Time Frame12 – 60 mos. (commencing in 2006 - completed in 2010)PartnersOSP, DPW, Buffalo Museum of Science, E. Delavan GNPA
3rd Priority Complete Greenways PlanCreate a plan that unifies the community’s open space and that links all green spaces in Buffalo. This plan should be integrated into an urban design and land use plan. It should also link to the Central Terminal, and the Waterfront to support cultural tourism efforts on the eastside.
Time Frame12 – 60 mos. (commencing May 2006 – completed November 2006PartnersOSP, citywide GNPA’s, Central Terminal Restoration Corporation, DPW, Buffalo Museum of Science
4th Priority Implement Greenways PlanIdentify funds, and partners to implement the Greenways Plan
Time Frame24– 60 mos. Phased Initiative (commencing December 2006 – until completion)PartnersDepartment of Public Works Parks and Streets, GBNRTC, OSP, E. Delavan GNPA
Legend
Parks
Streets
Railroad
Proposed Greenway linkages
Parks and Open space StrategiesThe East Delavan GNPA has established some overall goals to improve the quality of its park system and to enhance the experience one might have when visiting or residing in the East Delavan Planning Community. When complete these items will create a fully integrated green system linking all of E. Delavan’s park recreation and open space resources to the historic Olmsted Parks and Parkway System.
HUB Gateway
Park Improvement Priorities
9.
Housing
Housing Inventory & Opportunities
P. 9
Housing CharacteristicsThe housing in the East Delavan community is ripe with potential however it varies significantly depending on its location within its respective neighborhood. In some cases the quality of a group of houses will differ from one street block to the next. Programs created to rehabilitate existing housing stock, as well as new construction, are relatively small in comparison to the number of dilapidated buildings and vacant parcels present in this planning area. Yet the presence of well-cared for pockets clearly suggest that there exists a strong and dedicated community that continues to work toward a vision of a restored environment for a more comfortable quality of life.
A windshield survey of the community provided a general picture of the housing conditions in East Delavan. Roughly 65% of the housing is in need of major repair, 20% is in fair condition, and approximately 15% is in good condition. Each street has a combination of structures that are in both poor and good condition. A more formal survey of East Delavan’s residential building stock should be conducted to identify where housing organizations will need to focus financial assistance for rehab and areas for complete complete redevelopment.
A great majority of the housing stock was built prior to 1950. The combination of a decreasing population coupled with an aging housing stock has resulted in a large number of older homes that are left vacant to deteriorate in harsh weather conditions. Unfortunately, this deterioration often progresses to the point of demolition by neglect resulting in a high percentage of vacant lots. The poor housing market (reflected in low priced rental units and meager sale values) compelled the City’s Housing Division to author a citywide housing strategy. This report centered on invigorating the City’s housing market using two interrelated objectives:1.) To attract and / or maintain middle-and upper-income households as residents of the City of Buffalo2.) To demonstrate that Buffalo is the core of an attractive region in which to live, invest and conduct business
Superficially, it appears that the cost of purchasing housing in East Delavan is substantially more affordable than in other parts of the city. However, beneath the lower than average contract rents and housing market values are perceptions of disproportionately high property tax assessments and other development costs. This presented an opportunity for CBO’s along with other governmental departments geared toward offsetting the hidden counteractions to the community’s apparent affordability (Dennison Associates Inc. 2001).
CBO’s That Address Issues of Housing in East Delavan•Community Action Organization (CAO)
•Fillmore-Leroy Area Residents (FLARE)•Lovejoy Neighborhood Revitalization Services
•Broadway Fillmore Neighborhood Housing Services•HomeFront
RecommendationsThe East Delavan GNPA supports rehabilitation and infill for the entire E. Delavan community starting at Parade Street around the Hub (MLK Park) and moving through the area based on the quality and potential of every street thereafter. To tackle this immense residential initiative we suggest that the City’s quasi -agency Buffalo Neighborhood Revitalization Corporation (BNRC) to seek increased funding from CBDG, HOME, ESG, and HOPWA programs to do the following:
1. Assist and implement housing rehabilitation in the community;2. Stimulate privately funded rehabilitation;3. Maintain neighborhood investment stability;4. Encourage reinvestment in the community;5. Encourage the development of or retention of neighborhood commercial investment;6. Exercising all other powers conferred by the Not-For-Profit Corporation Law
The aforementioned programs should attract those who were previously drawn to the suburbs, in part, by a function of the high development costs within the City, as well as, the cost of renovating older, functionally obsolete (yet beautiful and architecturally significant) housing units that were not competitive with new housing developed in the suburbs. This may also produce a formal process for developers who desire the Office of Strategic Planning to articulate a central vision within OSP as to what needs to be accomplished, who is in control, and who is actually going to develop housing on the scale that the City of Buffalo needs!
Housing Styles in the E. Delavan Community
Craftsman Bungalow Double Cottage
French Colonial
Colonial Revival Bungalow
Single-Story Apartment ComplexVictorian
Craftsman
Craftsman
Tudor
Zoning and Land Use
East Delavan ZoningZoning-- Current Designations
Practitioners in planning are becoming increasingly aware that “smart development”** within the Niagara Region is difficult to achieve under conventional zoning practices. Like other areas in the City, the zoning in East Delavan neglects to direct land uses in favor of describing the existing ones which were developed before the City’s first zoning ordinance which was adopted in 1926. Euclidian Zoning is the technical name for conventional zoning and involves the separation of different land uses and prescriptive densities. It often creates sprawl and bland monochromatic neighborhoods by replacing the community’s vision in favor of preset guidelines based on numbers ie: total units, parking spaces and size of setbacks (Mandelker 1997). The illustration and corresponding chart to the left shows the current zoning for all of the neighborhoods in the E. Delavan Community. In order to reverse the trends that support sprawl, disinvestments in poor neighborhoods and the creation of suburban-like commercial strip malls and plazas, the East Delavan GNPA has developed recommendations, in the forthcoming pages that will serve as the basis for more progressive land use in E. Delavan’s neighborhoods. These suggestions were derived to promote greater interconnectivity between the policies that affect zoning, land use and building design in the future.
P. 10
Zoning MapEast Delavan Planning Community
SCHILLER PARK
KENFIELD
GRIDER
MARTIN LUTHER KING
GENESEE MOSELLE
** Our planning alliance has coined the phrase “smart development” since popular planning terminologies, like Smart Growth, fail to appropriately describe how to deal with the population trends of the Schiller Park Neighborhood or the City of Buffalo. Smart development describes the building types, land use patterns and infrastructure improvements that we will seek to implement in this urban environment. Our smart development techniques focus the combined principles of New Urbanism Form-based Code, and Land Value Tax Strategies to create viable dense communities from the loosely populated core areas that came into existence as a result of urban decay experienced by this and many other rustbelt cities.
Schiller Park
GENESEE
DELAVAN
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LANG
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Dr. Martin Luther King Jr.
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Zoning in East Delavan’s5 Neighborhoods
oning Guidelines
Manufacturing zones
M1-Light Industrial Districts:M1 uses include auto assembly, concrete products manufacture, bottling plants, foundries, welding or metal-working shops and the following with uses with restrictions: storage of flammable liquids, freight terminals, truck terminals, livery stables.
M2-General Industrial Districts:M2 uses include boiler making steel or pipe foundries, brewing and distilling, power plants, concrete mixing plants, rock or stone crushing, flour mills, junkyards, meat processing plants, gas manufacturing, sawmills etc.
Business zones
C1-Neighborhood Business DistrictsC1 uses include any neighborhood retail business or service such as bakery shops, banks, clothes cleaners pick up station, book stores, professional offices, barber shops, grocery stores etc., restaurants or café’s public parking areas and auto services stations.
C2-Community Business Districts:C2 uses include auto display and sales amusement arcades, billboards, amusement enterprises, clothes cleaning establishment, car washes, electrical or plumbing shops, hotel or lodging house, trade schools, furniture repair shops, printing or publishing shops, wholesale stores.
Residential zones
R1-One Family Dwelling Districts:R1’s are one family dwellings with 50 foot lot widths and 5000 s.f. of area.
R2-Dwelling Districts:R2’s are two-family, multi-family or row dwellings with lot areas of 2000 s.f. per dwelling unit and not less than 4000 s.f. total area. One-and two-family dwellings must have lot widths of 40 feet and three-family dwellings must have lot widths of 50 feet.
R3-Dwelling Districts:R3’s have lot areas of 1250 feet per dwelling unity and not less than 4000 s.f. total area.
R4-Apartment Districts and R5-Apartment/ Hotel Districts:R4’s and R5’s require 1000 s.f. lot area per dwelling unity under 3 stories and decreasing as the number of stories rise.
Z
P. 11
DELAVAN
LANGFIELD
EASTON
WESTON
RUSPIN
HEMPSTEAD
KENSINGTON
DECKER
MANHART
ALMA
DORRIS
SCHRECK
LANGMEYER
KERMIT
PROCTOR
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Grider
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Genesee-Moselle
Zoning in East Delavan’s5 Neighborhoods
P. 12
BAIL
EY
**Note that Zones are identified by labels whose parameters are distinguished by color
Land Use-- Current DesignationsCurrently,the East Delavan area combines housing, industry, commercial businesses, parks, schools, churches and community organizations. While the majority of property in the community is residential, an unusually large portion of land is devoted to industrial and commercial uses. Furthermore, East Delavan’s manufacturing history, the high percentage of homes built before World War II, and the close proximity of homes to industries together raise environmental concerns.
Wherever manufacturing-related uses exist or have existed, there is a possibility that hazardous materials are present. With this in mind, the community has taken, and continues to take, an “on alert” stance during issues of siting and land use. Thus far, traditional methods of land use planning has served as the best precautionary measure to mitigate future health crises related to environmental conditions. These facts are significant given the degree to which the neighborhoods or individual parcels must be remediated in order to institute new and more progressive techniques for addressing zoning and land use (Beadle, Rachel and Johnson, Mark 1996).
East Delavan Land Use
P. 13
Land Use MapEast Delavan Planning Community
SCHILLER PARK
KENFIELD
GRIDER
MARTIN LUTHER KING
GENESEE MOSELLE
Parcel Land Use
Schiller Park
Residential Three FamilyResidential OtherVacant LandCommercialRecreationalCommunity Service
Public ServiceConservation Areas/ParksNo Data
Industrial
Residential Single FamilyResidential Two Family
P. 14
Land Use in East Delavan’s5 Neighborhoods
Dr. Martin Luther King Jr.
Genesee-Moselle Grider
Land Use in East Delavan’s5 Neighborhoods
Kenfield
P. 15
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True Bethel Baptist Church
Active Railroad Line
Active Railroad Line
858 E. Ferry
Superfund Cleanup Site
Co
mm
unity
Visi
on
ing
: 858
E. F
erryA Strategy For Open Space
Although this site is located on a commercial thoroughfare, the long-range plan for the East Delavan Neighborhood did not select this street as a target for commercial development.
Therefore, it was determined that the best use of the 3 acre vacant site at 858 E. Ferry Street is to create an area of greenspace. Using this land as public open space will further the E. Delavan Planning Alliance’s efforts toward reforestation this urban neighborhood.
Brain Storming SessionOpportunities:•Create a miniature golf course•Driving range•Passive recreational space (sitting area)•Ice skating•Soccer field •Create a model of the Epic Center here•Create a 21st century facility with lots of windows that is notthe traditional community center with basketball
•Railroad overlook to view the trains going by•Railroad theme for the space so that it connects to the larger community
•Rock garden for year-round beauty•Incorporate a water feature such as a shallow reflecting pond with a fountain that can freeze in the winter so that people can skate on it
•Create parking•Incorporate public art
Issues/ Concerns:•Busy thoroughfare•Poor lighting•May become a hangout with the liquor store nearby•There is standing water under the bridge at the corner•There is a blind spot at the corner near the bridge•NYC Railroad will need to upgrade the railroad to make it safe•The bridge is old•sidewalks are narrow in front of the property•Sound buffers need to be put in place to maintain tranquility on the site
•The car lot next to the site must be cleaned to the same high standards as this site, based on its proximity and possible future uses
•There will need to be cooperation with the owner of the car lot next door.
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Possible areas of concern exist around both active and inactive rail lines as well as the large manufacturing sites along Broadway. We recommend that civic leaders as well as individuals monitor the rate of illness in the community to determine if irregular rates of autoimmune diseases (which may indicate exposure to contamination) have escalated. Our past planning efforts with the Lupus Coalition should continue as they play an integral role in identifying potential NYS Superfund sites.
As of late, New York State has designated a superfund clean-up site in this community. It exists in the Grider neighborhood at 858 E. Ferry Street. The illustration shown left demonstrates the community’s desires for redevelopment after clean-up has occurred.
As completion nears for the 858 E. Ferry site, the E. Delavan GNPA will work with the Lupus Coalition to select another site to present to the NYS Department of Environmental Conservation and the NYS Department of Health for a Record of Decision Amendment (ROD) to develop a proposal using information from a Pre-Design Investigation (PDI) to assess the nature and extent of contamination at the site so that remedial clean-up alternatives are identified (Nattanma et al, 2005).
Environmental Concerns
P. 16
The illustration and text shown left is the actual write-up provided to New York State DEC in an effort to direct the level of clean-up for the Superfund site located at 858 E. Ferry Street.
The results of the meeting demonstrate the community’s desire to have the site remediated to its highest possible use.
BUILDING PLACEMENT STANDARDS FOR SHOPFRONT BUILDINGS
AWNINGS, OVERHANGS
ENCOURAGED
GROUND FLOOR FENESTRATION
MIN. 60%
MAX 45 FT.
MIN 2 FT. TO EAVES OR 24 FT. TO PARAPET TOP
OUTBUILDING OR SIDEWING ON ALLEY OR COMMON LOT LINE MAX 15FT. TO EAVE OR PARAPAET
WALLS REQUIRED ON COMMON DRIVE OR LOT LINES 6FT. WALL MIN.
MIN. 8FT. 8 IN. CLEAR
MIN. 12FT. 8 IN. CLEAR
6 IN. MAX
MIN. OPEN LOT AREA
ALLEYROW
BUILDING AREA
WITHIN 30FT.
BUILDING AREA WITHIN 25FT.
REQUIRED BUILDING LINE
MIN 80% BLD. ALONG
STREET FRONTAGE
REQUIRED BLD. LINE (SBL).STREET FRONTAGE
RESIDENTIAL ONLY
OFFICES OR RESIDENTIAL
COMMERCE ONLY
GARAGES OR PARKING OR WORKSHOPS U
ses
He
ight
Sitin
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sZoning and Land Use Recommendation
Institute a Form-Based CodeAn increase in brownfield cleanup coupled with a decrease in pollutant producing factories provide an opportunity to institute new policies for effective land uses along commercial strips as well as in the East Delavan Planning Community as a whole. Therefore, this section combines issues of zoning and land use so that they are approached from a regulatory standpoint (Ferrell et al, 2002). Regulation structures the landscape such that each building contributes to the neighborhood and city and shows the arrangement of the public space (streets, greens, parks and greenbelts) in relations to private space. It places a higher priority on arrangement and design than use. More specifically, it illustrates placement of shopfront buildings which are a fundamental element in main streets across the country. Unlike previous planning documents for the area, the Zoning and Land Use Section is an initial strategy for the implementation of Form-Based codes (Woodford County 2000).
Although the zoning within the entire E. Delavan Planning community will need to be revised and new approaches sought, the development areas in this section of the report present evidence of a sufficient zoning designation for effective commercial development along Key Commercial Strip’s in the short term. The current designation in E. Delavan Avenue are somewhat appropriate and consistent with the type of development that exists however will be inappropriate for that which will be pursued based on the recommendations of this document. The illustration demonstrates the course of action to be taken by the Planning Community as well as the Office of Strategic Planning’s Land Use section in the coming years to better shape land use and zoning for this area and for all of E. Delavan.
Why is a Form-Based Code Necessary?A great deal of litigation comes from the way that zoning text and ordinances classify land into zoning districts. Form-Based Codes have emerged as an alternative to conventional land use regulations (National association of Realtors realtor.org). These new regulations support mixed-use neighborhoods with a range of housing types by focusing more on the size, form, and placement of buildings and parking, and less on land use (residential vs. commercial) and density (housing units per acre). Although there is some flexibility, there are still regulations, such as minimum and maximum heights of buildings, but overall, there is more flexibility for a land owner, developer, or building owner to meet changing real estate markets by having the flexibility to build single-family homes, apartments, offices or retail based on market demand, as long as the building form conforms to the community's vision as expressed in the form-based codes (Vasquez 2003). There may be instances where additional design guidelines will need to be developed.
How to Implement a Form-Based Code?The Land Use Division of the Office of Strategic Planning will play a critical role in devising a strategy for transition from traditional forms of zoning and land use to this more contemporary method. One such transition strategy could be scattered site designations for form-based codes along our Targeted Corridors or at Key Intersections.
This Illustration provides a
general explanation of
Form-based Code for
storefronts along commercial strips.
P. 17 (Adapted from Ferrell Rutherford Associates-- The New Urban Code for Woodford County 2000)
P. 18
BUILDING PLACEMENT STANDARDS FOR SHOPFRONT BUILDINGS
Purpose1. To Create pleasant public spaces (streets, squares, and civic greens).2. To shape and to guard private space and property (yards and gardens).3. To increase property values through quality neighborhoods.
Basic Principles1. Buildings are built-to a street building line (versus setback from the row).2. Views are directed toward the street, alley, and/or held with the lot - not directed into neighboring properties.
Siting Specifications:1. The building occupies only the specified (hatched) area of the lot. No parts of the building (except overhanging eaves, garden trellises and other light and unroofed garden structures) may occupy the remaining lot area.
2. A max of 35% of the lot area remains open and not built on (not used for parking more than one day per week) except where otherwise specified.
3. Corner Lots:a. The street frontage for corner lots is both the front and side streets.b. The fence requirements for corner lots additionally allows a privacy fence along the side street
frontage as a substitute for the required front yard fence. This privacy fence shall begin no closer than 20 feet from the corner (row intersection) of the frontage street.
Height Specifications:Building height is measured from the highest fronting sidewalk elevation (alley frontage for outbuildings) to the eaves or other point specified on the standard. Fence and garden wall heights are relative to the adjacent ground elevation when not fronting a sidewalk.
Elements Specifications:1. The building’s street façade should be composed as a simple plane interrupted only by porches, stoops, balconies, and storefronts. This is a requirement.
2. A storefront bay may encroach as much as 18’ into the public row.
3. All lots bordering an alley should all use the alley as the primary means of automobile access.
4. Garages and parking areas must not sit or open within 10 feet of the street unless hidden by a garden wall.
Form-based Code Illustration
•Dry Cleaners Drive thru-hidden by a garden wall.
•Optimally, the Dry-Cleaner’s street façade should be composed as a simple plane
•No parts of the building except occupy the front area except a light and unroofed patio structures
•On this block, the highest fronting sidewalk elevation is the existing structure
This illustration demonstrates how the implementation of a form-based code can create an area which is pleasant to the pedestrian and fosters neighborhood commercial strip development
Examination of Form-based Code
Cleaner’s Drive-Thru
Elements Specifications:
Siting and Height Specifications:
Before and After
CAFÉ LATTÉ
(Adapted from Ferrell Rutherford Associates-- The New Urban Code for Woodford County 2000)
Objective: Commercial Strip Redevelopment Commencement Dates Coordination Partners
1. Opportunity: Zoning Review Ongoing Process beginning in 2005
a. Strategy: Case Study ReviewLocation: All Key Commercial Strips 1 year project commencing in 2005 Community Planner, Intern
b. Strategy: Compile Form-Based GuidelinesLocation: All Key Commercial Strips 5 month project commencing in 2006 Community Planner, Intern, Land Use
2. Opportunity: Zoning Revision Ongoing Process beginning in 2007
a. Strategy: Guidelines Reviewed & ApprovedLocation: All Key Commercial Strip 1 year project commencing May 2007 E. Delavan Community & Planner, OSP
Exe. Director, Land Use Dir., Zoning Board of Appeals, Planning Board, Common Council
Action Items Implementation Timeframe
Zoning and Land Use
Action Items/ Timeframes
P. 19
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Dr. Martin Luther King Jr.
Neighborhood Commercial Strip
Box
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Dr. Martin Luther King Jr.Neighborhood
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EASTON
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Genesee-MoselleNeighborhood
Schiller Park Neighborhood Commercial
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Schiller Park Neighborhood
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Grider Neighborhood
Grider Neighborhood Commercial
Strip
Introduction
The Commercial Strip Revitalization section is
comprised of five separate reports. Each report is
dedicated to one of the five individual
neighborhoods that form the East Delavan
Planning Community. Within each report are
recommendations for the primary commercial
corridor that runs through the neighborhood. For
easy reference, each community has been color-
coded (i.e. Schiller Park is in orange and MLK is in
Navy). Organizing the document in this way
should help each neighborhoods civic leaders
with targeting their resources to specific areas of
concern.
Commercial Strip Revitalization
P. 20
Schiller Park“The Gateway”
Kenfield“The Northern Strip”
Grider“The Pathway”
MLK“Community Hub”
Genesee/ Moselle“The Gateway”
Merged Strategies – The Masten Council District and the GNPAIn 2004, the Honorable Masten District Councilman Antoine Thompson presented his constituency with the Masten District Neighborhood Plan. This document, developed to present an overall framework for physical improvements necessary for revitalization, was prepared by the Office of Urban Initiatives and the Center for Urban Studies at the University at Buffalo.
The map shown left illustrates a significant overlap in the boundaries of the E. Delavan Planning Community and that of the Masten Council District. This common geography presents a unique opportunity for collaborative planning and implementation on the city’s Eastside. Since multi-organizational planning is difficult to institute on an ongoing basis, the stakeholders in the E. Delavan GNPA have elected to incorporate a number of recommendations, goals and objectives outlined in the Masten District document with that of this plan, as they sufficiently satisfy the current and future needs of the East Delavan Planning area.
Corridor Linkages and Key IntersectionsOutlined as a primary goal in the Masten District Neighborhood Plan is the transformation of it’s thoroughfares into attractive and energetic arteries that produce positive images of the neighborhood that surrounds them. The authors suggest that the presence of beautiful thoroughfares will increase the value and marketability of nearby neighborhoods. The members of the E. Delavan GNPA are in agreement with this opinion and have developed specific strategies to create the type of corridors that will be economically viable for generations to come.
The E. Delavan Planning Alliance has designated specific corridors to target for new development (hereafter referred to as, Key Intersections Targeted Corridors). This approach will maximize the financial resources available for infrastructure improvements, beautification and reforestation. Furthermore, the identification of specific streets and intersections provides an opportunity to establish and evaluate strategies that address issues affecting the overall quality of life in this community (Cornell Cooperative Association of Erie County 2004).
Linked Corridors & Intersections
P. 21
E. Delavan Planning Community
East Delavan Ave.
Doat
MLK Park
Schiller Park
E. Ferry St.M
osel
leDe
erfie
ld
Walden Ave.
Fillm
ore
Ave.
Humboldt Pkwy.
CSXT
Bailey Ave.
Grider
Genesee Street
E. Utica St.
Northampton
Best St.
33
Jefferson Ave.
Main St
reet
East Delavan Ave.
198
CITY
LIN
E
Walden Ave.
Legend
E. Delavan Community Corridor Hub Streets
Railroad
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FrankfortErns
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Kehr
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Glenwood
Warwick Ave.
Masten Council District
5
Selection CriteriaThe location of E. Delavan Planning Alliances’ Targeted Corridors and Key Intersections are indicated on the map. Great care was taken in the selection of our Targeted Corridors and Key Intersections to ensure that they are contiguous, and that they also serve each of the five individual planning neighborhoods throughout the entire planning community.
The boulevards and pedestrian paths that link the community’s hub (with its central most assets Dr. Martin Luther King Jr. Park and the Science museum) to all of the neighborhoods will yield neighborhood corridors that are designed with consistency. When appropriate, these streets will receive priority as new investment capital is disbursed throughout the planning area.
The Targeted Corridors and Key Intersections were selected based on the following criteria:
•Concentration of existing businesses•Density of existing urban fabric •Traffic counts•Pedestrian-scaled environment•Direct connection to other municipalities•Direct connection to MLK Park/ Science Museum Hub
MLK Park--A Revitalization HUBIt is clear that the single largest recreational draw of visitors into the E. Delavan Planning Community is MLK Jr. Park (designed by Fredrick Law Olmsted) as well as the Buffalo Museum of Science which is situated within it. These two destinations are the focus of this redevelopment strategy given the importance of cultural tourism and the significance of the Olmsted Park System in the City of Buffalo’s history. Just as important as history and tourism is the critical role that reforestation and greenspace will play in redeveloping the E. Delavan Planning Area.
Geographically, these two attractions physically link all of the commercial corridors of focus, thereby establishing the MLK neighborhood as the logical hub for redevelopment of the entire E. Delavan community. Although more specific redevelopment strategies for the MLK neighborhood are outlined in the MLK section of this document, the following table and maps illustrate where the corridors connect. It also depicts the relationship of the park and museum with the corridors that create a hub for economic revitalization, beautification and reforestation of key commercial thoroughfares.
P. 22
Magnification of E. Delavan Planning Community’s Commercial Corridors and Key Intersections
Kenfield
Schiller Park
MLKGenesee-Moselle
Grider
Planning Neighborhood Targeted Corridor Key Intersections
Genesee/ Moselle Genesee Street Moselle, Best, Parade
Schiller Park E. Delavan Ave. Courtland
Kenfield Bailey Ave. E. Delavan
Grider E. Delavan Ave. Grider, Fillmore
Dr. Martin Luther King Jr. Fillmore Ave. E. Ferry, E. Utica
The Planning Neighborhoods with their corresponding Targeted Corridors and Key Intersections have been organized to better focus resources for revitalization
Linked Corridors & Intersections
Dr. Martin Luther King Jr.
Neighborhood Commercial Strip
Box
French
Keh
r
Dr. Martin Luther King Jr.Neighborhood
Glenwood
Riley
Girard
Parade Parade
Para
de
Hum
bo
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Fillm
ore
Ma
rsh
all
La T
our
Northampton
Fougeron
Rail
Roa
dGenesee
Genesee
Mo
selle
FerryFerry
Woodlawn
Winslow
Ern
st
Frankfort
Best
Fillmore Avenue MLK NEIGHBORHOOD
Community-wide Hub Revitalization Strategy
Business Inventory
Fillmore Avenue– The Community’s Economic and Cultural CorridorThe MLK Neighborhood lies at the southwest corner of the East Delavan Planning Community. It is bounded by E. Ferry and Glenwood streets to the North, Genesee and Moselle streets to the east, Best Street to the south and Best street to the west. and the Genesee Moselle Neighborhood to the south. Favorably, MLK’sprimary commercial corridor (Fillmore Avenue) accepts a steady flow of automobile traffic into its borders and the entire East Delavan Community from Main street, East Delavan Avenue as well as every other major thoroughfares in the area including the 33 expressway. Extending south from Main Street to Parade and terminating at Best Street, Fillmore Avenue is MLK’s primary commercial street and E. Delavan Planning Area’s economic and cultural corridor.
There are two Key Intersections within this stretch: •Fillmore and E. Ferry Street•Fillmore and E. Utica Street
A visual assessment of these two intersections revealed that the greatest potential for economic success for a single small business would be at Utica Intersection. Although not listed as a key intersection there exists significant economic development potential in the block of Fillmore Avenue at Parade. The presence of festivals and foot traffic would easily support a completely new development in this area provided owners of the affected properties were willing to participate in a venture of substantial scope. General public infrastructure improvements (i.e. traffic circle) would appropriately stimulate pedestrian and automobile traffic into the community along the entire strip particularly Best and Parade streets. Specific recommendations for improvements are outlined in the Transportation and infrastructure section.
P. 23
LOCK IT UP
Sample Inventory
ADORA CLEANERS TEXAS HOTS TB CLOTHES CLOSET
MOHICAN
BUELL
EAST DELAVAN
INTERPARK
SYDNEY
WINSLOW
FERRY
WOODLAWN
FILL
MO
RE
GLENWOOD
FERRY
WOODLAWN
WINSLOW
UTICA
GLENWOOD
FRENCH
RILEY URBAN
GIRARD FOUGERON
NORTHAMPTON
PARADE PARADE
BESTBEST
•Kim’s Kitchen•Locksmith•Adams Food Market
Retail at the Intersection of
Fillmore and E. Ferry
•New York Grocery•Sonny’s Barbershop•Habeeb’s Oils& Attars•Nino’s Drycleaners•Mike’s Texas Hots•D&T Liquor Store•Fillmore Beauty Salon•Great Look Fashions
Retail at the Intersection of
Fillmore and E. Utica
Dry CleanersCAFÉ LATTÉ
n n n
opopopopopopopopopopo
Bookstore
Existing Conditions on Fillmore Avenue between Roeder and Box Streets
“For decades, the siting of new buildings has tended toward the abysmally antiurban. We tuck office towers behind ridiculous landscaping fantasias (to conceal the absence of retail on the ground floor), which confuses things further by ruralizing the city…We stick apartment towers on dreary blank-wall masonry podiums that act like fortifications. More commonly, we isolate buildings in parking lagoons to accommodate our tragic national addiction to cars. All these things degrade the quality of civic life… In the face of these forces of fashion, real standards wither.”
James Howard Kunstler -Throw out the Architrash
Design guidelines to shape the prevailing features of building types common to the areaEvery block on Fillmore Avenue engenders subtle variations in urban design of which, some of the specifics, are illustrated left. The prevailing urban design of the neighborhood, however, encompasses broad themes that will be consistent throughout, depending on the building type and use. Remarkably, a few simple rules would allow a great deal of variety and innovation to emerge in any new development, entirely consistent with and complementary to the existing building stock. This plan wants to encourage architectural variety as part of its effort to create a neighborhood embracing imaginative, even whimsical, ways of thinking. These “rules” would allow new development to be creative and contemporary, not merely a mirror image of older building stock, while nurturing compact streetscapes that enhance the historic composition of the neighborhood.
The Rules:•Make the widows and doors important
•Encourage architectural details that are built into the façade•Bring the buildings to the street
•Foster opportunities for additional street level lighting (ie: lit storefront signage, illumination from shop front windows)
•Pre-orchestrated gathering areas for retail patrons “positive loitering”
The structure in the photo (left) is an example of the unique architecture found along Fillmore Avenue. In almost every case structures along this commercial strip directly abut the street and contain at least two stories. An exception to this are the more recently constructed buildings that reflect the more bland suburban style of architecture an example of this is the discount variety store near E. Utica. Practically all of the structures are built of durable, permanent materials, such as strong wood-frame, stone and brick. They tend to have ample fenestration, especially at street level, as well as tall ceilings often exceeding 12 feet in height. They often contain character brickwork and subtle details that give the buildings character and distinction. With a focus on walkability, not automobility, they also rarely contain off-street parking.
Fillmore Avenue MLK NEIGHBORHOOD
Community-wide Hub Revitalization Strategy
Urban Design Elements
P. 24
Dry CleanDrive-Thu
There are many opportunities to put “eyes to the street” and create a safe
environment for residents, pedestrians and store patrons. A patio, pedestrian scaled
lighting, benches and large storefront windows let would-be criminals know that
they are being watched.
The Congress for New Urbanism defines neighborhood as “A place with a center and an edge. The center should be a public space whether a square, a green or an
important intersection”This small greenspace, illustrates the potential for a center on this
section of E.. Delavan Ave.
Fill in vacant parcels(like the one presently on this block) with
buildings that have a consistent and understandable edge
Remove security bars on doors and windows as well
as lit signage
New Urbanist principles support streets that are pleasant shared spaces. Currently this block appropriately boasts buildings that open onto sidewalks and not parking lots, windows and doors facing the sidewalk make the street feel safer and look more interesting for everyone.
Fillmore Avenue
E. F
erry
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Figure Ground Map of E. Delavan GNPA’s Hub Commercial Strip
Objective: Commercial Strip Redevelopment Commencement Dates Potential Funding Sources (if known)
1. Opportunity: Urban Reforestation 10-20 year multi-phased beginning 2006
a. Strategy: Passive Recreation GreenspaceLocation: Vacant parcel located between
E. Ferry and Parade 1 year project comm. 2006 Mayor’s Livable Communities Grant
b. Strategy: Green Buffers btwn. Curb & StreetLocation: Fillmore Ave. btwn. Ferry & Parade 2-3 year project comm. 2006 NYS Brownfield Opportunity Area Grant
c. Strategy: Green Traffic-clamed IntersectionLocation: Fillmore at Ferry, Parade and Best 10-20 year project comm. 2009 NYS DOT, Federal TI- 21& Grants for DPW/
Econ. Devel. Facilities (EDA & DOC)
2. Opportunity: Quality Surfaces 10 year Multi-phased beginning 2006
a. Strategy: Brick Cross WalksLocation: At Stop Sign/ Traffic
Lights along Fillmore Ave. Key Commercial Strip 1 year project comm. 2006
b. Strategy: Memorial Paths&Greenspaces Proj.Location: Vacant Parcel TBD 1 year project commencing in 2007
3. Opportunity: Way-finding
a. Strategy: GNPA Commercial Corridor Neighborhood Banners
Location: On Light Posts along Fillmore Key Commercial Strip 1 year project commencing in 2007
b. Strategy: Decorative SignageLocation: Corner of Fillmore & E. Ferry
Utica, Parade, Best 1 year project commencing in 2006
4. Opportunity: Quality of Life
a. Strategy: Effective Snow Removal StrategiesLocation: Fillmore Ave. Key Commercial Strip
-Alternate places for cars to park during winter months-Business Assoc. fund sidewalk clearance
b. Strategy: Combating Illegal dumpingLocation: Fillmore Ave. Key Commercial Strip
-Keeping eyes to the street-Utilizing the Mayor’s Hotline-Creating beautiful obstructions on vacant lots
5. Opportunity: Preservation 20 year Multi-phased project beginning in 2006
a. Strategy: Maintain Urban Fabric/ DensityLocation: Vacant Parcels & non-conforming
structures along Fillmore Ave. Key Commercial Strip 20 year project commencing in 2006
b. Strategy: Rehab of Deteriorating StructuresLocation: Non- conforming structures 10 year project commencing in 2006
along Fillmore Ave. Key Commercial Strip
Action Items Implementation Timeframe
Fillmore Avenue MLK NEIGHBORHOOD
Community-wide Hub Revitalization Strategy
Action Items, Timeframes, Funding
P. 25
Description of Action Items and Implementation TimeframesThe major categories Urban Reforestation, Quality Surfaces, Way-finding, Quality of Life and Preservation will serve as the basis for the formation of more specific urban design principles in this community. These principles generally guide how any street appears to residents and visitors at first glance. Much of the funding for these areas could be from obtained from the same source as funds garnered through major infrastructure projects highlighted in the Transportation and Infrastructure portion of this report.
One of the most challenging Actions Items is that of Preservation. Preservation requires more than simply attaching a dollar amount to the idea but rather, building a knowledge base within the community about what characteristics make a structure worth saving and why the areas old and sometimes dilapidated building stock is, or can be beautiful. The 20 year time frame factors in opportunities to develop an inventory of salvageable properties that should be placed on local and national historic preservation lists and studies that specifically state reuse and redevelopment options.
Integrating quality surfaces into the existing infrastructure is extremely important in a financially troubled city like Buffalo. The use of sound materials make maintenance less expensive because it doesn’t require replacement as often and will “age” nicely as opposed to getting old and broken as flimsier materials often do. Even our public gardens should be created and maintained with quality surfaces as they often become permanent public spaces from which reforestation efforts are linked.
In an effort to make E. Delavan’s corridor experience effortless, way-finding techniques must be incorporated into the built environment. Since our goal is to encourage residents and visitors to experience E. Delavan community as a whole, the way-finding mechanisms must be sufficiently permanent and effectively lead individuals to the community’s hub (MLK Park). The low-impact way-finding techniques employed along each of the Key Corridors form a network that creates a sense of place.
Description of Street Network Fillmore AvenueThe existing street network in the East Delavan Planning Area is primarily a grid system oriented N-S-E-W. Fillmore Avenue is one of five major roads that passes through the E. Delavan Planning Community and is the most vibrant commercial street in the MLK neighborhood. The other four major thoroughfares are Genesee Street, Bailey Avenue, East Ferry Street and E. Delavan Avenue. These major roads generally range in total lane widths from 40 to 60 feet on average, with some small sections of road below 30 feet in width. Road conditions on Fillmore Avenue can be characterized as slightly below average. Commercial, retail and a few residential structures form the main land uses along this strip.
The East Delavan study area is bordered by the Kensington Expressway (NY 33) and an existing rail corridor. The construction of the Kensington Expressway and Conrail corridor bisects the community into quadrants, giving distinct boundaries to E. Delavan’s neighborhoods. Although Fillmore Avenue acts as the primary entryway into the community’s hub, the East Delavan planning area is also accessible east using E. Delavan Avenue from the city line, west bound from the Kensington Expressway at the Grider Street exit ramp, the East Ferry and East Utica exit ramp and Best Street exit ramp. Truck routes in this community were established by the Department of Safety and include E. Delavan Avenue since it meets the Department’s minimum trucking width requirement of 32 feet. This width includes two 12-foot traffic lanes and two 4-foot parking lanes on both sides of the street see the illustration on the left.
Transportation ImprovementsCurrently the City of Buffalo’s Department of Public Works and the NYS Department of Transportation are not scheduled to make improvements to any segment of MLK’s key corridor. However, it is the intent of this plan to serve as the catalyst for transportation studies and improvements to this most important commercial strip. With these improvements we hope to beautify this corridor and achieve ease of movement of pedestrian traffic and bring the condition of the street, curbs, and sidewalks from less than average to excellent condition. The members of the E. Delavan Planning Alliance compiled a list of physical improvements that when implemented will increase pedestrian friendly access, beautify the area and add visual cohesiveness to connect all of the commercial corridors targeted in this plan.
Sidewalk Sidewalk12’ Car lane Parking
laneParking lane
Entrance into MLK Park Fillmore Avenue and Best Street
(Street Section)
12’ Car lane12’ Car lane12’ Car lane
Conceptual Transportation Improvements
*Drawings are for illustrative purposes and are not to scale*
Fillmore Avenue MLK NEIGHBORHOOD
Community-wide Hub
Revitalization Strategy
Transportation Infrastructure
P. 26
Landscaped Boulevard Fillmore Avenue from Best Street Extending Southeast(Street Section)
Median Sidewalk
12’ Car lane Parkinglane
This median may only be appropriate at the southeast end of Fillmore Avenue at Best and Genesee Streets. A median such as this should extend into the adjoining GNPA community linking it to Central Terminal.
Sidewalk
12’ Car laneParking lane
BMHA Housing
Buffalo SchoolBuilding
MOHICAN
BUELL
EAST DELAVAN
INTERPARK
SYDNEY
WINSLOW
FERRY
WOODLAWN
FILL
MO
RE
GLENWOOD
FERRY
WOODLAWN
WINSLOW
UTICA
GLENWOOD
FRENCH
RILEY URBAN
GIRARD FOUGERON
NORTHAMPTON
PARADE PARADE
BEST
Placement of Improvements
The Brick Crosswalk/ Ample signage Whether stamped brick or laid cobblestone, crosswalks with well designed and integrated signage add both safety and beauty to a commercial strip. While utility is important, the use of high grade materials ensures the creation of quality surfaces.
PED
XRecommendations for Fillmore Avenue, are illustrated left and, provide specific details as to what should be placed where and include the following items:
1. Intersection Circle2. Brick Crosswalks 3. Quality Uniform Traffic Control Signage
In addition to the above improvements, ease of movement and safety improvements must be extended to bicyclists in the community. The Erie County Department of Environment and Planning released a report in December 1999 entitled Guiding Principles for Countywide Land Use Planning that describes the degree to which the County is vested in establishing and maintaining bicycle routes that connect to local parks of countywide significance and or have potential to be used by non-local residents. Since this strip serves as the gateway to a historic park from a neighboring suburb, the following bicycle and pedestrian enhancements are suggested for the entire length of MLK’s key commercial corridor (E. Ferry to Best Streets):
1. Installation of bicycle safe drainage grates2. Install Bike Racks at key Intersections3. Snow Shovel Buffers w/ Tree Plantings4. Sidewalks with ADA Access Ramps5. Pedestrian Light Signal Countdown Timers at Key Intersections6. Signage viewable from wheelchair height7. Transit Oriented Development Zoning
Fillmore Avenue MLK NEIGHBORHOOD
Community-wide Hub Revitalization Strategy
Transportation Infrastructure
P. 27
The Clock Monument and Way-finding Pavement Markers
A monument-style clock that is well designed and based on a historic landmark can creatively mark a path to cultural tourism sites throughout the district. A welcome sign with a plaque that leads to the bust of Dr. King or a replica of the Science Museum are examples.
Rather than simply relying on traffic lights, a roundabout similar to this would work well to control car traffic and beautify the entrances at either end of MLK Jr. Park
The Roundabout
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Objective: Commercial Strip Redevelopment Commencement Dates Coordination Partners
1. Opportunity: Traffic Control 3 year project commencing in 2005a. Strategy: Intersection CirclesLocation: Parade and Best 2 year project commencing in 2005 Community Planner, OSP, DPW
b. Strategy: Quality Uniform SignageLocation: MLK Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Pedestrian Safety 4 year project commencing in 2005
a. Strategy: Brick CrosswalksLocation: traffic lights along Fillmore Ave.
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Snow Shovel BuffersLocation: MLK Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
c. Strategy: ADA Access Ramps on SidewalksLocation: MLK Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
d. Strategy: Light Signal Countdown TimersLocation: traffic lights along Fillmore Ave.
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Bicycle Safety 2 year project commencing in 2006
a. Strategy: Bicycle Safe Drainage GratesLocation: MLK Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Bicycle RacksLocation: Fillmore at E. Ferry and E. Utica
Fillmore at Parade and Best Streets 2 year project commencing in 2006 Community Planner, OSP, DPW
Action Items Implementation Timeframe
Potential Funding Sources
•Greater Buffalo Niagara Regional Transportation Council (GBNRTC) Transportation Improvement Program (TIP)•Economic Development Administration (EDA) Grant for Public Works and Economic Development Facilities
•New York State Department of Transportation•City of Buffalo Department of Public Works
Community-wide Hub Revitalization StrategyActions Items, Timeframes, Funding
P. 28
Description of Action Items and Implementation TimeframesThe members of the GNPA recognize that in order to receive funding for desired infrastructure projects, the group must outline specific improvements so that the municipality can integrate these desires into the planning documents and budgets of the GBNRTC. The major players for this section are its Community Planner (as he/she will be the conduit for citizen concerns and will recommend additional studies related to impact and or needs) the Office of Strategic Planning (for policy making/ budgetary concerns as well as interdepartmental coordination) and the Department of Public Works where final implementation will be spearheaded.
Although the timeframes for implementation of the Action Items are rather short term, it is expected that all upgrades of this nature will require continuous planning beyond these dates to ensure the most effective system is established and evolves using the best practices for multi-modal transit and infrastructure. The major areas of focus for continuous planning are Traffic Control or “calming,” Pedestrian Safety and Bicycle Safety. Along with safety are goals of access whereby the needs of the physically handicapped, particularly those who are confined to wheelchairs, are not inadvertently buried from common areas intended for the general public. It is imperative that issues of accessibility are addressed immediately if E. Delavan GNPA wants to promote itself as an inclusive and easily enjoyed community.
Fillmore Avenue MLK NEIGHBORHOOD
Schiller Park Neighborhood Commercial
Strip
Schiller Park Neighborhood
GENESEE
DELAVAN
ERIC
SON
NEW
BURG
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LANG
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SUM
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WALDEN
BROADWAY
BANK OF AMERICADEVELOPABLE LAND ST. JOHN’S FLOWER SHOPCHET & MEL’S AUTO SERVICE
Sample Inventory
Eric
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East Delavan Avenue SCHILLER PARK
NEIGHBORHOOD
Gateway Revitalization Strategy
Business Inventory
E. Delavan Avenue-- A Community GatewayThe Schiller Park Neighborhood is bounded by the Town of Cheektowaga to the east, the Kenfield Neighborhood to the north, Grider Neighborhood to the west and the Lovejoy Neighborhood to the south. Conveniently enough Schiller Park’s primary commercial corridor, East Delavan Avenue, accepts a steady flow of automobile traffic into its borders and the entire East Delavan Community from the neighboring suburban municipality. Extending west from Eggert Road (East End) to Ericson Street, East Delavan Avenue is Schiller Park’s primary commercial street and E. Delavan Planning Area’s northeast Gateway to the MLK HUB.
There is one Key Intersection within this stretch: •East Delavan Avenue and Cortland Avenue
Although the corner at East End and E. Delavan Avenues is the actual opening or “gateway” to this commercial strip, a visual assessment of this intersection revealed that a greater economic impact could be achieved if new commercial as well as public infrastructure investment is directed at the Courtland / E. Delavan intersection. General public infrastructure improvements (i.e. traffic circle) would appropriately stimulate pedestrian and automobile traffic into the community at East End Avenue. Specific recommendations for improvements are outlined in the Transportation and infrastructure section.
P. 29
•Advanced Auto Shop•Derek Hair Salon•Print shop•Fashion Town•Ideal Liquor Store•Food Mart
Retail at the Intersection of
E. Delavan and Courtland
•Nails•Steve Meats•Little Darlings•Styles Men’s Barbershop
“For decades, the siting of new buildings has tended toward the abysmally antiurban. We tuck office towers behind ridiculous landscaping fantasias (to conceal the absence of retail on the ground floor), which confuses things further by ruralizing the city…We stick apartment towers on dreary blank-wall masonry podiums that act like fortifications. More commonly, we isolate buildings in parking lagoons to accommodate our tragic national addiction to cars. All these things degrade the quality of civic life… In the face of these forces of fashion, real standards wither.”
James Howard Kunstler -Throw out the Architrash
Design guidelines to shape the prevailing features of building types common to the areaEvery block on East Delavan Avenue engenders subtle variations in urban design of which, some of the specifics, are illustrated left. The prevailing urban design of the neighborhood, however, encompasses broad themes that will be consistent throughout, depending on the building type and use. Remarkably, a few simple rules would allow a great deal of variety and innovation to emerge in any new development, entirely consistent with and complementary to the existing building stock. This plan wants to encourage architectural variety as part of its effort to create a neighborhood embracing imaginative, even whimsical, ways of thinking. These “rules” would allow new development to be creative and contemporary, not merely a mirror image of older building stock, while nurturing compact streetscapes that enhance the historic composition of the neighborhood.
The Rules:•Make the widows and doors important
•Encourage architectural details that are built into the façade•Bring the buildings to the street
•Foster opportunities for additional street level lighting (ie: lit storefront signage, illumination from shop front windows)
•Pre-orchestrated gathering areas for retail patrons “positive loitering”
Structures similar to 1286 E. Delavan exist primarily along and near E. Delavan Ave, but are also present on select corners in residential areas. They almost always directly abut the street and contain at least two stories. An exception to this is the small plaza at the corner of E. Delavan and Courtland Avenues. Practically all of the structures are built of durable, permanent materials, such as strong wood-frame, stone and brick. They tend to have ample fenestration, especially at street level, as well as tall ceilings often exceeding 12 feet in height. They often contain character brickwork and subtle details that give the buildings character and distinction. With a focus on walkability, not automobility, they also rarely contain off-street parking.
1286 East Delavan
Fill in vacant parcels(like the one presently on this block) with
buildings that have a consistent and understandable edge
New Urbanist principles support streets that are pleasant shared spaces. Currently this block appropriately boasts buildings that open onto sidewalks and not parking lots, windows and doors facing the sidewalk make the street
feel safer and look more interesting for everyone.
The Congress for New Urbanism defines neighborhood as “A place with a center and
an edge. The center should be a public space whether a square, a green or an
important intersection”This small greenspace, illustrates the potential for a center on this section of E.. Delavan Ave.
East Delavan Avenue SCHILLER PARK
NEIGHBORHOOD
Gateway Revitalization Strategy
Urban Design Elements
There are many opportunities to put “eyes to the street” and create a safe
environment for residents, pedestrians and store patrons. A rooftop patio, pedestrian
scaled lighting, benches and large storefront windows let would-be criminals
know that they are being watched.
P. 30
Remove security bars on doors and windows as well
as lit signage
Objective: Commercial Strip Redevelopment Commencement Dates Potential Funding Sources (if known)
1. Opportunity: Urban Reforestation 10-20 year multi-phased beginning 2006
a. Strategy: Passive Recreation GreenspaceLocation: Vacant parcel located between
Ericson and Roebling 1 year project comm. 2006 Mayor’s Livable Communities Grant
b. Strategy: Green Buffers btwn. Curb & StreetLocation: E. Delavan from East end to Bailey 2-3 year project comm. 2006 NYS Brownfield Opportunity Area Grant
2. Opportunity: Quality Surfaces 10 year Multi-phased beginning 2006
a. Strategy: Brick Cross WalksLocation: At Stop Sign/ Traffic
Lights along E. Delavan Key Commercial Strip 1 year project comm. 2006
b. Strategy: Memorial Paths&Greenspaces Proj.Location: Vacant Parcel TBD 1 year project commencing in 2007
3. Opportunity: Way-finding
a. Strategy: GNPA Commercial Corridor Neighborhood Banners
Location: On Light Posts along E. Delavan Key Commercial Strip 1 year project commencing in 2007
b. Strategy: Decorative SignageLocation: Corner of E. Delavan & E. End,
Courtland, Roebling, 1 year project commencing in 2006
4. Opportunity: Quality of Life
a. Strategy: Effective Snow Removal StrategiesLocation: E. Delavan between Bailey & E. End
-Alternate places for cars to park during winter months-Business Association fund sidewalk clearance
b. Strategy: Combating Illegal dumpingLocation: E. Delavan between Bailey & E. End
-Keeping eyes to the street-Utilizing the Mayor’s Hotline-Creating beautiful obstructions on vacant lots
5. Opportunity: Preservation 20 year Multi-phased project beginning in 2006
a. Strategy: Maintain Urban Fabric/ DensityLocation: Vacant Parcels and non- conforming
structures along E. Delavan Between Bailey & E. End 20 year project commencing in 2006
b. Strategy: Rehab of Deteriorating StructuresLocation: Non- conforming structures 10 year project commencing in 2006
along E. Delavan Between Bailey & E. End
Action Items Implementation Timeframe East Delavan Avenue SCHILLER PARK
NEIGHBORHOOD
Gateway Revitalization StrategyAction Items, Timeframes, Funding
P. 31
Description of Action Items and Implementation TimeframesThe major categories Urban Reforestation, Quality Surfaces, Way-finding, Quality of Life and Preservation will serve as the basis for the formation of more specific urban design principles in this community. These principles generally guide how any street appears to residents and visitors at first glance. Much of the funding for these areas could be from obtained from the same source as funds garnered through major infrastructure projects highlighted in the Transportation and Infrastructure portion of this report.
One of the most challenging Actions Items is that of Preservation. Preservation requires more than simply attaching a dollar amount to the idea but rather, building a knowledge base within the community about what characteristics make a structure worth saving and why the areas old and sometimes dilapidated building stock is, or can be beautiful. The 20 year time frame factors in opportunities to develop an inventory of salvageable properties that should be placed on local and national historic preservation lists and studies that specifically state reuse and redevelopment options.
Integrating quality surfaces into the existing infrastructure is extremely important in a financially troubled city like Buffalo. The use of sound materials make maintenance less expensive because it doesn’t require replacement as often and will “age” nicely as opposed to getting old and broken as flimsier materials often do. Even our public gardens should be created and maintained with quality surfaces as they often become permanent public spaces from which reforestation efforts are linked.
In an effort to make E. Delavan’s corridor experience effortless, way-finding techniques must be incorporated into the built environment. Since our goal is to encourage residents and vistors to experience E. Delavan community as a whole, the way-finding mechanisms must be sufficiently permanent and effectively lead individuals to the community’s hub (MLK Park). The low-impact way-finding techniques employed along each of the Key Corridors form a network that creates a sense of place.
Description of Street Network East Delavan AvenueThe existing street network in the East Delavan Planning Area is primarily a grid system oriented N-S-E-W. East Delavan Avenue is one of five major roads that passes through the E. Delavan Planning Community and is the most vibrant commercial street in the Schiller Park neighborhood. The other four major thoroughfares in the E. Delavan Planning Community are Genesee Street, Bailey Avenue, East Ferry Street and Fillmore Avenue. These major roads generally range in total lane widths from 40 to 60 feet on average, with some small sections of road below 30 feet in width. Road conditions on E. Delavan Avenue can be characterized as average. Commercial, retail and a few residential structures form the main land uses along this strip.
The East Delavan study area is bordered by the Kensington Expressway (NY 33) and an existing rail corridor. The construction of the Kensington Expressway and Conrail corridor bisects the community into quadrants, giving distinct boundaries to E. Delavan’s neighborhoods. Although E. Delavan Avenue acts as a suburban entryway for the eastern most part of the planning area, the East Delavan planning area is also accessible west bound from the Kensington Expressway at the Grider Street exit ramp, the East Ferry and East Utica exit ramp and Best Street exit ramp. Truck routes in this community were established by the Department of Safety and include E. Delavan Avenue since it meets the Department’s minimum trucking width requirement of 32 feet. This width includes two 12-foot traffic lanes and two 4-foot parking lanes on both sides of the street see the illustration on the left.
Transportation ImprovementsCurrently the City of Buffalo’s Department of Public Works and the NYS Department of Transportation are making improvements to the western end of Schiller Park’s key corridor at the intersection of Bailey and E. Delavan Avenues. With these improvements they hope to achieve ease of movement of vehicular traffic and bring the condition of the street, curbs, and sidewalks from average to excellent. The members of the E. Delavan Planning Alliance compiled a list of physical improvements that when implemented will increase pedestrian friendly access, beautify the area and add visual cohesiveness to connect all of the commercial corridors targeted in this plan.
Sidewalk Sidewalk12’ Car lane Parking
laneParking lane
Intersection of East Delavan Avenue and East End
(Street Section)
12’ Car lane12’ Car lane12’ Car lane
.. ... ... .... ............
Intersection Aerial view
Conceptual Transportation Improvements
*Drawings are for illustrative purposes and are not to scale*
East Delavan Avenue SCHILLER PARK
NEIGHBORHOOD
Gateway Revitalization Strategy
Transportation Infrastructure
P. 32
Buffered Multi-way Thoroughfare with Center Median
(Street Section)
Median Sidewalk
Car lanes Car lanes
Decorative fencing(sound/air pollution filter)
Railroad Car on Platform
Parking laneSloped buffer(landscaped)
Existing Conditions on Broadway
in the Schiller Park Neighborhood
Although Broadway is not a Key Commercial strip, this uncommon thoroughfare nonetheless deserves some attention.
Buffers like the one illustrated, may also be employed in other instances of visible, audible and air quality nuisances.
Placement of Improvements
In addition to existing traffic lights, a small round decorative island at an intersection (with either a central clock or welcome sign) would work well to further control car traffic and beautify both the East End Gateway into Schiller Park as well as major cross streets like Bailey and East Delavan Avenues.
The Intersection Circle
The Brick Crosswalk/ Ample signage
Whether stamped brick or laid cobblestone, crosswalks with well designed and integrated signage add both safety and beauty to a commercial strip. While utility is important, the use of high grade materials ensures the creation of quality surfaces.
..
...
.
..
..
.
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iley
Recommendations for E. Delavan Avenue, illustrated left, provide specific details as to what should be placed where and include the following items:
1. Intersection Circle2. Brick Crosswalks 3. Quality Uniform Traffic Control Signage
In addition to the above improvements, ease of movement and safety improvements must be extended to bicyclists in the community. The Erie County Department of Environment and Planning released a report in December 1999 entitled Guiding Principles for Countywide Land Use Planning that describes the degree to which the County is vested in establishing and maintaining bicycle routes that connect to local parks of countywide significance and or have potential to be used by non-local residents. Since this strip serves as the gateway to a historic park from a neighboring suburb, the following bicycle and pedestrian enhancements are suggested for the entire length of Schiller Parks key commercial corridor (East end to Bailey Avenue):
1. Installation of bicycle safe drainage grates2. Install Bike Racks at key Intersections3. Snow Shovel Buffers w/ Tree Plantings4. Sidewalks with ADA Access Ramps5. Pedestrian Light Signal Countdown Timers at Key Intersections6. Signage viewable from wheelchair height7. Transit Oriented Development Zoning
East Delavan Avenue SCHILLER PARK
NEIGHBORHOOD
Gateway Revitalization Strategy
Transportation Infrastructure
P. 33
Objective: Commercial Strip Redevelopment Commencement Dates Coordination Partners
1. Opportunity: Traffic Control 3 year project commencing in 2005a. Strategy: Quality Uniform SignageLocation: Schiller Park Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Pedestrian Safety 4 year project commencing in 2005
a. Strategy: Brick CrosswalksLocation: Bailey and E. Delavan
Courtland and E. Delavan 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Snow Shovel BuffersLocation: Schiller Park Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
c. Strategy: ADA Access Ramps on SidewalksLocation: Schiller Park Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
d. Strategy: Light Signal Countdown TimersLocation: Bailey and E. Delavan
Courtland and E. Delavan 2 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Bicycle Safety 2 year project commencing in 2006
a. Strategy: Bicycle Safe Drainage GratesLocation: Schiller Park Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Bicycle RacksLocation: Bailey and E. Delavan
Courtland and E. Delavan 2 year project commencing in 2006 Community Planner, OSP, DPW
Action Items Implementation Timeframe
Potential Funding Sources
•Greater Buffalo Niagara Regional Transportation Council (GBNRTC) Transportation Improvement Program (TIP)•Economic Development Administration (EDA) Grant for Public Works and Economic Development Facilities
•New York State Department of Transportation•City of Buffalo Department of Public Works
East Delavan Avenue SCHILLER PARK
NEIGHBORHOOD
Gateway Revitalization StrategyActions Items, Timeframes, Funding
P. 34
Description of Action Items and Implementation TimeframesThe members of the GNPA recognize that in order to receive funding for desired infrastructure projects, the group must outline specific improvements so that the municipality can integrate these desires into the planning documents and budgets of the GBNRTC. The major players for this section are its Community Planner (as he/she will be the conduit for citizen concerns and will recommend additional studies related to impact and or needs) the Office of Strategic Planning (for policy making/ budgetary concerns as well as interdepartmental coordination) and the Department of Public Works where final implementation will be spearheaded.
Although the timeframes for implementation of the Action Items are rather short term, it is expected that all upgrades of this nature will require continuous planning beyond these dates to ensure the most effective system is established and evolves using the best practices for multi-modal transit and infrastructure. The major areas of focus for continuous planning are Traffic Control or “calming,” Pedestrian Safety and Bicycle Safety. Along with safety are goals of access whereby the needs of the physically handicapped, particularly those who are confined to wheelchairs, are not inadvertently buried from common areas intended for the general public. It is imperative that issues of accessibility are addressed immediately if E. Delavan GNPA wants to promote itself as an inclusive and easily enjoyed community.
KenfieldNeighborhood Commercial
Strip
DELAVAN
LANGFIELD
EASTON
WESTON
RUSPIN
HEMPSTEAD
KENSINGTON
DECKER
MANHART
ALMA
DORRIS
SCHRECK
LANGMEYER
KERMIT
PROCTOR
ARDEN
GERALD
SUFF
OLK
ERIC
SON
ROEB
LIN
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NEW
BUR
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LK
OAKMONT
KENFIELD
TOW
ER
SUN
KenfieldNeighborhood
BAIL
EY
BAILEY DELAVAN MARKET FUNERAL HOMETHE JACK MAN
Sample InventoryE. Delavan and Bailey Avenues
KENFIELD NEIGHBORHOOD
Northern Strip Revitalization Strategy
Business Inventory
E. Delavan Avenue-- A Community GatewayThe Kenfield Neighborhood is bounded by the Town of Cheektowaga to the east, the Northeast GNPA Area to the north, the Schiller Park and Genesee/ Moselle Neighborhoods to the south and the Grider neighborhood to the west. Conveniently enough Kenfield’s primary commercial corridors, Bailey and E. Delavan Avenues, accepts a steady flow of automobile traffic into its borders and the entire East Delavan Community from the connecting Northeast GNPA Area and an adjoining municipality.
East Delavan, extends westerly from the city line to the neighborhood’s center and Bailey Avenue, extends southward from the community’s northern border to a targeted intersection. These two streets intersect to make Kenfield’s primary commercial strips and E. Delavan Planning Area’s Pathway to the MLK HUB.
There is one Key Intersections within this stretch: •East Delavan and Bailey Avenues
A visual assessment of this intersection revealed that general public infrastructure improvements (i.e. traffic circle) would appropriately stimulate pedestrian and automobile traffic into the community at Bailey Avenue. Specific recommendations for improvements are outlined in the Transportation and infrastructure section.
P. 35
Weston
Langmeyer
Kermit
Roe
blin
g
Suff
olk
Eric
son
EastonManhart
Alma
Dorris
Schreck
Proctor
Arden
Gerald
Baile
y
E. Delavan Ave.
RETAIL
Eric
son
Rosly
n
Oly
mp
ic
•Bank of America•Bailey/ Delavan Market•Rite-Aid
Retail at the Intersection of
E. Delavan and Bailey
“For decades, the siting of new buildings has tended toward the abysmally antiurban. We tuck office towers behind ridiculous landscaping fantasias (to conceal the absence of retail on the ground floor), which confuses things further by ruralizing the city…We stick apartment towers on dreary blank-wall masonry podiums that act like fortifications. More commonly, we isolate buildings in parking lagoons to accommodate our tragic national addiction to cars. All these things degrade the quality of civic life… In the face of these forces of fashion, real standards wither.”
James Howard Kunstler -Throw out the Architrash
Design guidelines to shape the prevailing features of building types common to the areaEvery block on East Delavan and Bailey Avenues engenders subtle variations in urban design of which, some of the specifics, are illustrated left. The prevailing urban design of the neighborhood, however, encompasses broad themes that will be consistent throughout, depending on the building type and use. Remarkably, a few simple rules would allow a great deal of variety and innovation to emerge in any new development, entirely consistent with and complementary to the existing building stock. This plan wants to encourage architectural variety as part of its effort to create a neighborhood embracing imaginative, even whimsical, ways of thinking. These “rules” would allow new development to be creative and contemporary, not merely a mirror image of older building stock, while nurturing compact streetscapes that enhance the historic composition of the neighborhood.
The Rules:•Make the widows and doors important
•Encourage architectural details that are built into the façade•Bring the buildings to the street
•Foster opportunities for additional street level lighting (ie: lit storefront signage, illumination from shop front windows)
•Pre-orchestrated gathering areas for retail patrons “positive loitering”
Structures similar to the Bailey avenue storefront featured left exist primarily along and near Bailey Avenue, but are also present on select corners in residential areas. They almost always directly abut the street and contain at least two stories. Practically all of the structures are built of durable, permanent materials, such as strong wood-frame, stone and brick. They tend to have ample fenestration, especially at street level, as well as tall ceilings often exceeding 12 feet in height. They often contain character brickwork and subtle details that give the buildings character and distinction. With a focus on walkability, notautomobility, they also rarely contain off-street parking with the exception of the automobile sales and service car lot.
Bailey Avenue near E. Delavan Avenue
New Urbanist principles support streets that are pleasant shared spaces. Currently this block has a structure that is appropriately situated on it with However, buildings should open onto
sidewalks and not parking lots, therefore conceal corner parking lotswith landscaping and pedestrian scaled fencing to beatify and give the block a consistent and understandable edge. Also windows and doors that face the sidewalk make the street
feel safer and look more interesting for everyone.
Northern Strip Revitalization StrategyUrban Design Elements
There are many opportunities to put “eyes to the street” and create a safe environment for residents, pedestrians and store patrons. Pedestrian scaled lighting, benches and large storefront windows with transparent glass let would-be criminals know that they are being watched.
P. 36
E. Delavan and Bailey Avenues
KENFIELD NEIGHBORHOOD
Auto Sales
Try using quality materials and surfaces means incorporating signage that is both beautiful ,
sturdy and practical like this monument style sign
Objective: Commercial Strip Redevelopment Commencement Dates Potential Funding Sources (if known)
1. Opportunity: Urban Reforestation 10-20 year multi-phased beginning 2006
a. Strategy: Passive Recreation GreenspaceLocation: Vacant parcel located along
Bailey and E. Delavan 1 year project comm. 2006 Mayor’s Livable Communities Grant
b. Strategy: Green Buffers btwn. Curb & StreetLocation: along Bailey and E. Delavan 2-3 year project comm. 2006 NYS Brownfield Opportunity Area Grant
c. Strategy: Green Traffic-calmed IntersectionLocation: Bailey and E. Delavan Avenues 10-20 year project comm. 2009 NYS DOT, Federal TI- 21and Grants for
Public Works /Economic Development Facilities (EDA & DOC)
2. Opportunity: Quality Surfaces 10 year Multi-phased beginning 2006
a. Strategy: Brick Cross WalksLocation: At Stop Sign/ Traffic
Lights on E. Delavan and Bailey Avenues 1 year project comm. 2006
b. Strategy: Memorial Paths&Greenspaces Proj.Location: Vacant Parcel TBD 1 year project commencing in 2007
3. Opportunity: Way-finding
a. Strategy: GNPA Commercial Corridor Neighborhood Banners
Location: On Light Posts along E. Delavan and Bailey Avenues 1 year project commencing in 2007
b. Strategy: Decorative SignageLocation: Corner of E. Delavan
and Bailey Avenues 1 year project commencing in 2006
4. Opportunity: Quality of Life
a. Strategy: Effective Snow Removal StrategiesLocation: E. Delavan and Bailey Avenues
-Alternate places for cars to park during winter months-Business Association fund sidewalk clearance
b. Strategy: Combating Illegal dumpingLocation: E. Delavan and Bailey Avenues
-Keeping eyes to the street-Utilizing the Mayor’s Hotline-Creating beautiful obstructions on vacant lots
5. Opportunity: Preservation 20 year Multi-phased project beginning in 2006
a. Strategy: Maintain Urban Fabric/ DensityLocation: Vacant Parcels and non- conforming
structures along E. Delavan and Bailey Avenues 20 year project commencing in 2006
b. Strategy: Rehab of Deteriorating StructuresLocation: Non- conforming structures 10 year project commencing in 2006
along E. Delavan and Bailey Avenues
Action Items Implementation Timeframe
Northern Strip Revitalization StrategyAction Items, Timeframes, Funding
Description of Action Items and Implementation TimeframesThe major categories Urban Reforestation, Quality Surfaces, Way-finding, Quality of Life and Preservation will serve as the basis for the formation of more specific urban design principles in this community. These principles generally guide how any street appears to residents and visitors at first glance. Much of the funding for these areas could be from obtained from the same source as funds garnered through major infrastructure projects highlighted in the Transportation and Infrastructure portion of this report.
One of the most challenging Actions Items is that of Preservation. Preservation requires more than simply attaching a dollar amount to the idea but rather, building a knowledge base within the community about what characteristics make a structure worth saving and why the areas old and sometimes dilapidated building stock is, or can be beautiful. The 20 year time frame factors in opportunities to develop an inventory of salvageable properties that should be placed on local and national historic preservation lists and studies that specifically state reuse and redevelopment options.
Integrating quality surfaces into the existing infrastructure is extremely important in a financially troubled city like Buffalo. The use of sound materials make maintenance less expensive because it doesn’t require replacement as often and will “age” nicely as opposed to getting old and broken as flimsier materials often do. Even our public gardens should be created and maintained with quality surfaces as they often become permanent public spaces from which reforestation efforts are linked.
In an effort to make E. Delavan’s corridor experience effortless, way-finding techniques must be incorporated into the built environment. Since our goal is to encourage residents and visitors to experience E. Delavan community as a whole, the way-finding mechanisms must be sufficiently permanent and effectively lead individuals to the community’s hub (MLK Park). The low-impact way-finding techniques employed along each of the Key Corridors form a network that creates a sense of place.
P. 37
E. Delavan and Bailey Avenues
KENFIELD NEIGHBORHOOD
Description of Street Network East Delavan AvenueThe existing street network in the East Delavan Planning Area is primarily a grid system oriented N-S-E-W. East Delavan and Bailey Avenues are two of the five major roads that passes through the E. Delavan Planning Community and are the most vibrant commercial streets in the Kenfield Neighborhood. The other four major thoroughfares are Genesee Street, Bailey Avenue East Ferry Street and Fillmore Avenue. These major roads generally range in total lane widths from 40 to 60 feet on average, with some small sections of road below 30 feet in width. Road conditions on E. Delavan Avenue can be characterized as average. Commercial, retail and a few residential structures form the main land uses along this strip.
The East Delavan study area is bordered by the Kensington Expressway (NY 33) and an existing rail corridor. The construction of the Kensington Expressway and Conrail corridor bisects the community into quadrants, giving distinct boundaries to E. Delavan’s neighborhoods. Although E. Delavan Avenue acts as a suburban entryway for the eastern most part of the planning area, the East Delavan planning area is also accessible west bound from the Kensington Expressway at the Grider Street exit ramp, the East Ferry and East Utica exit ramp and Best Street exit ramp. Truck routes in this community were established by the Department of Safety and include E. Delavan Avenue since it meets the Department’s minimum trucking width requirement of 32 feet. This width includes two 12-foot traffic lanes and two 4-foot parking lanes on both sides of the street see the illustration on the left.
Transportation ImprovementsCurrently the City of Buffalo’s Department of Public Works and the NYS Department of Transportation are making improvements to the southern end of Kenfield’s key corridor (Bailey Avenue). With these improvements they hope to achieve ease of movement of vehicular traffic and bring the condition of the street, curbs, and sidewalks from average to excellent. The members of the E. Delavan Planning Alliance compiled a list of physical improvements that when implemented will increase pedestrian friendly access, beautify the area and add visual cohesiveness to connect all of the commercial corridors targeted in this plan.
Northern Strip Revitalization StrategyTransportation Infrastructure
P. 38
E. Delavan and Bailey Avenues
KENFIELD NEIGHBORHOOD
Sidewalk SidewalkCar lanes Parkinglane
Parking lane
Intersection of East Delavan and Bailey(Street Section)
Car lanes
Intersection Aerial view
Conceptual Transportation Improvements
*Drawings are for illustrative purposes and are not to scale*
Decorative Highway light Postwith large way-finding banner
Decorative Highway light Postwith large way-finding banner
Weston
Langmeyer
Kermit
Eric
son
Roe
blin
g
Suff
olk
Rosly
n
Eric
son
EastonManhart
Alma
Dorris
Schreck
Proctor
Arden
GeraldBa
iley
E. Delavan Ave.
Placement of Improvements
Recommendations for E. Delavan and Bailey Avenues, illustrated on the following page, provide specific details as to what should be placed where and include the following items:
1. Intersection Circle2. Brick Crosswalks 3. Quality Uniform Traffic Control Signage
In addition to the above improvements, ease of movement and safety improvements must be extended to bicyclists in the community. The Erie County Department of Environment and Planning released a report in December 1999 entitled Guiding Principles for Countywide Land Use Planning that describes the degree to which the County is vested in establishing and maintaining bicycle routes that connect to local parks of countywide significance and or have potential to be used by non-local residents. Since this strip serves as the gateway to a historic park from a neighboring suburb, the following bicycle and pedestrian enhancements are suggested for the entire length of Kenfield’s key commercial corridors:
1. Installation of bicycle safe drainage grates2. Install Bike Racks at key Intersections3. Snow Shovel Buffers w/ Tree Plantings4. Sidewalks with ADA Access Ramps5. Pedestrian Light Signal Countdown Timers at Key Intersections6. Signage viewable from wheelchair height7. Transit Oriented Development Zoning
Northern Strip Revitalization StrategyTransportation Infrastructure
P. 39
The Brick Crosswalk/ Ample signage
Whether stamped brick or laid cobblestone, crosswalks with well designed and integrated signage add both safety and beauty to a commercial strip. While utility is important, the use of high grade materials ensures the creation of quality surfaces.
PED
X
Way-finding Pavement Markers
Way-finding pavement markers (designed and based on a historic landmark) can be placed in the sidewalk to creatively mark a path to cultural tourism sites throughout the district. A bronze marker that leads to the bust of Dr. King is an example. Also heavy landscaping serves as a substitute in place of medians and circles where they are difficult include in a transportation plan.
Heavy Landscaping
Decorative Highway LightingWith Large way-finding Banner
At some intersections, highway lighting is appropriate. You can maximize it by making it decorative and by installing grand way-finding banners.
Way-finding Signage
E. Delavan and Bailey Avenues
KENFIELD NEIGHBORHOOD
In addition to existing traffic lights, a small round decorative island at an intersection (with either a central clock or welcome sign) would work well to further control car traffic and beautify both the East End Gateway into Schiller Park as well as major cross streets like Bailey and East Delavan Avenues.
The Intersection Circle
..
...
.
..
..
.
.
...
..
.
...
..
.
The Clock Monument
A monument-style clock that is well designed and based on a historic landmark can creatively mark a path to cultural tourism sites throughout the district. The Central Terminal or the bust of Dr. King are good examples.
Objective: Commercial Strip Redevelopment Commencement Dates Coordination Partners
1. Opportunity: Traffic Control 3 year project commencing in 2005a. Strategy: Intersection CirclesLocation: Bailey and E. Delavan 2 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Quality Uniform SignageLocation: Kenfield Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Pedestrian Safety 4 year project commencing in 2005
a. Strategy: Brick CrosswalksLocation: Traffic Lights and Intersections
along Kenfield NeighborhoodKey Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Snow Shovel BuffersLocation: Kenfield Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
c. Strategy: ADA Access Ramps on SidewalksLocation: Kenfield Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
d. Strategy: Light Signal Countdown TimersLocation: Traffic Lights and Intersections
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Bicycle Safety 2 year project commencing in 2006
a. Strategy: Bicycle Safe Drainage GratesLocation: Kenfield Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Bicycle RacksLocation: Key Intersection
in Kenfield Neighborhood 2 year project commencing in 2006 Community Planner, OSP, DPW
Action Items Implementation Timeframe
Potential Funding Sources
•Greater Buffalo Niagara Regional Transportation Council (GBNRTC) Transportation Improvement Program (TIP)•Economic Development Administration (EDA) Grant for Public Works and Economic Development Facilities
•New York State Department of Transportation•City of Buffalo Department of Public Works
Northern Strip Revitalization StrategyActions Items, Timeframes, Funding
Description of Action Items and Implementation TimeframesThe members of the GNPA recognize that in order to receive funding for desired infrastructure projects, the group must outline specific improvements so that the municipality can integrate these desires into the planning documents and budgets of the GBNRTC. The major players for this section are its Community Planner (as he/she will be the conduit for citizen concerns and will recommend additional studies related to impact and or needs) the Office of Strategic Planning (for policy making/ budgetary concerns as well as interdepartmental coordination) and the Department of Public Works where final implementation will be spearheaded.
Although the timeframes for implementation of the Action Items are rather short term, it is expected that all upgrades of this nature will require continuous planning beyond these dates to ensure the most effective system is established and evolves using the best practices for multi-modal transit and infrastructure. The major areas of focus for continuous planning are Traffic Control or “calming,” Pedestrian Safety and Bicycle Safety. Along with safety are goals of access whereby the needs of the physically handicapped, particularly those who are confined to wheelchairs, are not inadvertently buried from common areas intended for the general public. It is imperative that issues of accessibility are addressed immediately if E. Delavan GNPA wants to promote itself as an inclusive and easily enjoyed community.
P. 40
E. Delavan and Bailey Avenues
KENFIELD NEIGHBORHOOD
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DELAVAN
Grider Neighborhood
Grider Neighborhood Commercial
Strip
DE SPIRIT COMPANY DELAVAN GRIDER CENTERHOBSON’S DRY CLEANERS
Sample Inventory
Pathway Revitalization Strategy
Business Inventory
E. Delavan Avenue-- A Community PathwayThe Grider Neighborhood is bounded by the Schiller Park Neighborhood to the east, the Kenfield Neighborhood to the northeast, the MLK Neighborhood to the south and the Kensington Expressway to the west. Conveniently enough Grider’s primary commercial corridor, East Delavan Avenue, accepts a steady flow of automobile traffic into its borders and the entire East Delavan Community from the connecting Schiller Park neighborhood and the entryway that it provides via the neighboring suburban municipality. Extending west from Norfolk Street to the Kensington Expressway, East Delavan Avenue is Grider’s primary commercial strip and E. Delavan Planning Area’s Pathway to the MLK HUB.
There are two Key Intersections within this stretch: •East Delavan Avenue and Fillmore Avenue•East Delavan Avenue and Grider Street
A visual assessment of these three intersections revealed that the greatest economic impact could be achieved if new commercial as well as public infrastructure investment is directed at the two selected intersections as opposed to all three. General public infrastructure improvements (i.e. traffic circle) would appropriately stimulate pedestrian and automobile traffic into the community at East End Avenue. Specific recommendations for improvements are outlined in the Transportation and infrastructure section.
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P. 41
E. Delavan andFillmore Avenues
GRIDER NEIGHBORHOOD
•Sunoco and Mini Mart•Mc Donald’s•Rite-Aid•Family Dollar•U’ Kno’ Betta Salon
Retail at the Intersection of
E. Delavan and GriderFILL
MO
RE
Retail at the Intersection of
E. Delavan and Fillmore
•Texas Gas and Mini Mart•KFC•Delavan Auto Parts•Fast Eddies Hand Car Wash•Welding by Riely•Rodgers•Ace Collision•K&B Motors
“For decades, the siting of new buildings has tended toward the abysmally antiurban. We tuck office towers behind ridiculous landscaping fantasias (to conceal the absence of retail on the ground floor), which confuses things further by ruralizing the city…We stick apartment towers on dreary blank-wall masonry podiums that act like fortifications. More commonly, we isolate buildings in parking lagoons to accommodate our tragic national addiction to cars. All these things degrade the quality of civic life… In the face of these forces of fashion, real standards wither.”
James Howard Kunstler -Throw out the Architrash
Design guidelines to shape the prevailing features of building types common to the areaEvery block on East Delavan Avenue engenders subtle variations in urban design of which, some of the specifics, are illustrated left. The prevailing urban design of the neighborhood, however, encompasses broad themes that will be consistent throughout, depending on the building type and use. Remarkably, a few simple rules would allow a great deal of variety and innovation to emerge in any new development, entirely consistent with and complementary to the existing building stock. This plan wants to encourage architectural variety as part of its effort to create a neighborhood embracing imaginative, even whimsical, ways of thinking. These “rules” would allow new development to be creative and contemporary, not merely a mirror image of older building stock, while nurturing compact streetscapes that enhance the historic composition of the neighborhood.
The Rules:•Make the widows and doors important
•Encourage architectural details that are built into the façade•Bring the buildings to the street
•Foster opportunities for additional street level lighting (ie: lit storefront signage, illumination from shop front windows)
•Pre-orchestrated gathering areas for retail patrons “positive loitering”
Structures similar to the Family Dollar exist primarily on corners along and near E. Delavan Ave, but are not present in residential areas. They almost always directly abut the street and contain at least two stories. An exception to this is the small plaza at the corner of E. Delavan and Courtland Avenues. Practically all of the structures are built of durable, permanent materials, such as strong wood-frame, stone and brick. They tend to have ample fenestration, especially at street level, as well as tall ceilings often exceeding 12 feet in height. They often contain character brickwork and subtle details that give the buildings character and distinction. With a focus on walkability, not automobility, they also rarely contain off-street parking.
Corner of Grider Street and East Delavan Avenue
New Urbanist principles support streets that are pleasant shared spaces. Currently this block has a suburban style structure on it with a large parking lot. Buildings should open onto sidewalks and not parking lots, therefore conceal
corner parking lotswith landscaping and pedestrian scaled fencing to beatify and give the
block a consistent and understandable edge
The Congress for New Urbanism defines neighborhood as “A place with a center and an edge. The center
should be a public space whether a square, a green or an important
intersection”This small greenspace, illustrates the
potential for a center on this section of E.. Delavan Ave.
Pathway Revitalization Strategy
Urban Design Elements
There are many opportunities to put “eyes to the street” and create a safe
environment for residents, pedestrians and store patrons. Pedestrian scaled lighting, benches and large storefront windows let
would-be criminals know that they are being watched.
P. 42
E. Delavan andFillmore Avenues
GRIDER NEIGHBORHOOD
Family Dollar
try using quality materials and surfaces means incorporating signage that is both beautiful , sturdy and practical like this monument style sign
windows and doors facing the sidewalk make the street feel
safer and look more interesting for everyone.
Objective: Commercial Strip Redevelopment Commencement Dates Potential Funding Sources (if known)
1. Opportunity: Urban Reforestation 10-20 year multi-phased beginning 2006
a. Strategy: Passive Recreation GreenspaceLocation: Vacant parcels located on
E. Delavan Key Strip 1 year project comm. 2006 Mayor’s Livable Communities Grant
b. Strategy: Green Buffers btwn. Curb & StreetLocation: E. Delavan Key Strip 2-3 year project comm. 2006 NYS Brownfield Opportunity Area Grant
c. Strategy: Heavy Landscaping at IntersectionsLocation: Fillmore, Grider and Chelsea 10-20 year project comm. 2009 NYS DOT, Federal TI- 21and Grants for
Public Works /Economic Development Facilities (EDA & DOC)
2. Opportunity: Quality Surfaces 10 year Multi-phased beginning 2006
a. Strategy: Brick Cross WalksLocation: At Stop Sign/ Traffic
Lights along E. Delavan Key Strip 1 year project comm. 2006
b. Strategy: Memorial Paths&Greenspaces Proj.Location: Vacant Parcel on E. Delavan
at Humber Ave. 1 year project commencing in 2005
3. Opportunity: Way-finding
a. Strategy: GNPA Commercial Corridor Neighborhood Banners
Location: On Light Posts alongE. Delavan Key Strip 1 year project commencing in 2007
b. Strategy: Decorative SignageLocation: Corner of E. Delavan at
Grider and at Fillmore 1 year project commencing in 2006
4. Opportunity: Quality of Life
a. Strategy: Effective Snow Removal StrategiesLocation: along E. Delavan Key Strip
-Alternate places for cars to park during winter months-Business Association fund sidewalk clearance
b. Strategy: Combating Illegal dumpingLocation: along E. Delavan & Fillmore Avenues
-Keeping eyes to the street-Utilizing the Mayor’s Hotline-Creating beautiful obstructions on vacant lots
5. Opportunity: Preservation 20 year Multi-phased project beginning in 2006
a. Strategy: Maintain Urban Fabric/ DensityLocation: Vacant Parcels and non- conforming
along E. Delavan Key Strip 20 year project commencing in 2006
b. Strategy: Rehab of Deteriorating StructuresLocation: Non- conforming structures
along E. Delavan Key Strip 10 year project commencing in 2006
Action Items Implementation Timeframe
Pathway Revitalization StrategyAction Items, Timeframes, Funding
Description of Action Items and Implementation TimeframesThe major categories Urban Reforestation, Quality Surfaces, Way-finding, Quality of Life and Preservation will serve as the basis for the formation of more specific urban design principles in this community. These principles generally guide how any street appears to residents and visitors at first glance. Much of the funding for these areas could be from obtained from the same source as funds garnered through major infrastructure projects highlighted in the Transportation and Infrastructure portion of this report.
One of the most challenging Actions Items is that of Preservation. Preservation requires more than simply attaching a dollar amount to the idea but rather, building a knowledge base within the community about what characteristics make a structure worth saving and why the areas old and sometimes dilapidated building stock is, or can be beautiful. The 20 year time frame factors in opportunities to develop an inventory of salvageable properties that should be placed on local and national historic preservation lists and studies that specifically state reuse and redevelopment options.
Integrating quality surfaces into the existing infrastructure is extremely important in a financially troubled city like Buffalo. The use of sound materials make maintenance less expensive because they don’t require replacement as often and will “age” nicely as opposed to getting old and broken as flimsier materials often do. Even our public gardens should be created and maintained with quality surfaces as they often become permanent public spaces from which reforestation efforts are linked.
In an effort to make E. Delavan’s corridor experience effortless, way-finding techniques must be incorporated into the built environment. Since our goal is to encourage residents and visitors to experience E. Delavan community as a whole, the way-finding mechanisms must be sufficiently permanent and effectively lead individuals to the community’s hub (MLK Park). The low-impact way-finding techniques employed along each of the Key Corridors form a network that creates a sense of place.
P. 43
E. Delavan andFillmore Avenues
GRIDER NEIGHBORHOOD
Description of Street Network East Delavan AvenueThe existing street network in the East Delavan Planning Area is primarily a grid system oriented N-S-E-W. East Delavan and Bailey Avenues are two of five major roads that passes through the E. Delavan Planning Community and are the most vibrant commercial streets in the Grider neighborhood. The other four major thoroughfares are Bailey Avenue, E. Ferry Street, Fillmore Avenue and Genesee Street. These major roads generally range in total lane widths from 40 to 60 feet on average, with some small sections of road below 30 feet in width. Road conditions on E. Delavan Avenue can be characterized as average while Fillmore is slightly below average. Commercial, retail and a few residential structures form the main land uses along this strip.
The East Delavan study area is bordered by the Kensington Expressway (NY 33) and an existing rail corridor. The construction of the Kensington Expressway and Conrail corridor bisects the community into quadrants, giving distinct boundaries to E. Delavan’s neighborhoods. Although E. Delavan Avenue acts as a pathway for the central most section of the planning area, the East Delavan planning area is also extremely accessible west bound from the Kensington Expressway at the Grider Street exit ramp, the East Ferry and East Utica exit ramp and Best Street exit ramp. Truck routes in this community were established by the Department of Safety and include E. Delavan Avenue since it meets the Department’s minimum trucking width requirement of 32 feet. This width includes two 12-foot traffic lanes and two 4-foot parking lanes on both sides of the street see the illustration on the left.
Transportation ImprovementsCurrently the City of Buffalo’s Department of Public Works and the NYS Department of Transportation are making improvements to the central portion of Grider’s key corridor at the intersection of Grider Street and E. Delavan Avenue. With these improvements they hope to achieve ease of movement of vehicular traffic and bring the condition of the street, curbs, and sidewalks from slightly below average to excellent. The members of the E. Delavan Planning Alliance compiled a list of physical improvements that when implemented will increase pedestrian friendly access, beautify the area and add visual cohesiveness to connect all of the commercial corridors targeted in this plan.
Sidewalk SidewalkCar lanes Parkinglane
Parking lane
Intersection of East Delavan Avenue and Grider
(Street Section)
Car lanes
Intersection Aerial view
Conceptual Transportation Improvements
*Drawings are for illustrative purposes and are not to scale*
Pathway Revitalization Strategy
Transportation Infrastructure
P. 44
Family Dollar StoreMc Donald’s
Decorative Highway light Postwith large way-finding banner
Decorative Highway light Postwith large way-finding banner
E. Delavan andFillmore Avenues
GRIDER NEIGHBORHOOD
Placement of Improvements
Recommendations for E. Delavan Avenue, illustrated on the following page, provide specific details as to what should be placed where and include the following items:
1. Intersection Circle2. Brick Crosswalks 3. Quality Uniform Traffic Control Signage
In addition to the above improvements, ease of movement and safety improvements must be extended to bicyclists in the community. The Erie County Department of Environment and Planning released a report in December 1999 entitled Guiding Principles for Countywide Land Use Planning that describes the degree to which the County is vested in establishing and maintaining bicycle routes that connect to local parks of countywide significance and or have potential to be used by non-local residents. Since this strip serves as the pathway to a historic park from a neighboring major expressay, the following bicycle and pedestrian enhancements are suggested for the entire length of Grider’s key commercial corridors:
1. Installation of bicycle safe drainage grates2. Install Bike Racks at key Intersections3. Snow Shovel Buffers w/ Tree Plantings4. Sidewalks with ADA Access Ramps5. Pedestrian Light Signal Countdown Timers at Key Intersections6. Signage viewable from wheelchair height7. Transit Oriented Development Zoning
E. Delavan andFillmore Avenues
GRIDER NEIGHBORHOOD
Pathway Revitalization Strategy
Transportation Infrastructure
P. 45 The Brick Crosswalk/ Ample signage
Whether stamped brick or laid cobblestone, crosswalks with well designed and integrated signage add both safety and beauty to a commercial strip. While utility is important, the use of high grade materials ensures the creation of quality surfaces.
PED
X
Way-finding Pavement Markers
Way-finding pavement markers (designed and based on a historic landmark) can be placed in the sidewalk to creatively mark a path to cultural tourism sites throughout the district. A bronze marker that leads to the bust of Dr. King is an example. Also heavy landscaping serves as a substitute in place of medians and circles where they are difficult include in a transportation plan.
Heavy Landscaping Decorative Highway LightingWith Large way-finding Banner
At some intersections, highway lighting is appropriate. You can maximize it by making it decorative and by installing grand way-finding banners.
Way-finding Signage
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Objective: Commercial Strip Redevelopment Commencement Dates Coordination Partners
1. Opportunity: Traffic Control3 year project commencing in 2005
a. Strategy: Quality Uniform SignageLocation: Grider Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Pedestrian Safety 4 year project commencing in 2005
a. Strategy: Brick CrosswalksLocation: Traffic Lights and Intersections
along Grider Neighborhood Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Snow Shovel BuffersLocation: Grider Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
c. Strategy: ADA Access Ramps on SidewalksLocation: Grider Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
d. Strategy: Light Signal Countdown TimersLocation: Traffic Lights Grider Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Bicycle Safety 2 year project commencing in 2006
a. Strategy: Bicycle Safe Drainage GratesLocation: Grider Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Bicycle RacksLocation: Key Intersections 2 year project commencing in 2006 Community Planner, OSP, DPW
Action Items Implementation Timeframe
Potential Funding Sources
•Greater Buffalo Niagara Regional Transportation Council (GBNRTC) Transportation Improvement Program (TIP)•Economic Development Administration (EDA) Grant for Public Works and Economic Development Facilities
•New York State Department of Transportation•City of Buffalo Department of Public Works
E. Delavan andFillmore Avenues
GRIDER NEIGHBORHOOD
Pathway Revitalization StrategyActions Items, Timeframes, Funding
Description of Action Items and Implementation TimeframesThe members of the GNPA recognize that in order to receive funding for desired infrastructure projects, the group must outline specific improvements so that the municipality can integrate these desires into the planning documents and budgets of the GBNRTC. The major players for this section are its Community Planner (as he/she will be the conduit for citizen concerns and will recommend additional studies related to impact and or needs) the Office of Strategic Planning (for policy making/ budgetary concerns as well as interdepartmental coordination) and the Department of Public Works where final implementation will be spearheaded.
Although the timeframes for implementation of the Action Items are rather short term, it is expected that all upgrades of this nature will require continuous planning beyond these dates to ensure the most effective system is established and evolves using the best practices for multi-modal transit and infrastructure. The major areas of focus for continuous planning are Traffic Control or “calming,” Pedestrian Safety and Bicycle Safety. Along with safety are goals of access whereby the needs of the physically handicapped, particularly those who are confined to wheelchairs, are not inadvertently buried from common areas intended for the general public. It is imperative that issues of accessibility are addressed immediately if E. Delavan GNPA wants to promote itself as an inclusive and easily enjoyed community.
P. 46
Genesee-MoselleNeighborhood Commercial
Strip
E. DELAVAN
DOATGENESEE
SCAJAQUADA
HAZEL
WALDEN
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WA
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Genesee-MoselleNeighborhood
Para
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Fillm
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Sample Inventory
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E. Delavan Ave.
Genesee Street GENESEE/ MOSELLENEIGHBORHOOD
Gateway Revitalization Strategy
Business Inventory
P. 47
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Genesee
Genesee Street– Gateway to the Community’s HubThe Genesee/ Moselle Neighborhood is bounded by the East Buffalo GNPA Area to the south, the MLK Neighborhood to the southwest, the Grider Neighborhood to the northwest, Kenfield Neighborhood to the northeast and the Schiller Park Neighborhood to the east. Conveniently enough Genesee/ Moselle’s primary commercial corridor, Genesee Street, accepts a steady flow of automobile traffic into its borders and the entire East Delavan Community from the neighboring Planning community and its close proximity to the Humboldt Exit on the 33 Expressway. Extending west from East End to the MLK Park Hub, Genesee Street is Genesee/ Moselle’s primary commercial street and E. Delavan Planning Area’s southwest Gateway to the MLK HUB.
There are three Key Intersections within this stretch: •Genesee Street at Moselle Avenue•Genesee Street at Fillmore•Genesee Street at Parade
Currently the City is making infrastructure improvements to Genesee Street near East End however, attention must be paid closer to the park where visitors convene to enjoy the Science Museum or Olmsted Park. The Key Intersections on Genesee Street serves as the southerly “gateway” to this planning area. Here, the greatest economic impact could be achieved if new commercial as well as public infrastructure investment is directed along the entire Key Commercial Strip. It is anticipated that even general public infrastructure improvements (i.e. traffic circle) would stimulate pedestrian and automobile traffic into the community via Wasmuth and Parade Avenues. Specific recommendations for improvements are outlined in the Transportation and infrastructure section.
COMMERCIAL PROPERTY DELI AND OFFICIAL OUTFITSGRANNY’S FLEA MARKET
•Granny’s Flea•Used Furniture•Official Outfits•Genesee Grocery
Retail at the Intersection of
Genesee and Moselle
•Costal gas and Mini Mart•Family Dollar Store
Retail at the Intersection of
Genesee and Parade
•Exxon Gas Station and Mini Mart•Rite-Aid•Antiques•Miller Time Takeout•Rick’s Steakhouse•S and A Grocery
Retail at the Intersection of
Genesee and Fillmore
“For decades, the siting of new buildings has tended toward the abysmally antiurban. We tuck office towers behind ridiculous landscaping fantasias (to conceal the absence of retail on the ground floor), which confuses things further by ruralizing the city…We stick apartment towers on dreary blank-wall masonry podiums that act like fortifications. More commonly, we isolate buildings in parking lagoons to accommodate our tragic national addiction to cars. All these things degrade the quality of civic life… In the face of these forces of fashion, real standards wither.”
James Howard Kunstler -Throw out the Architrash
Design guidelines to shape the prevailing features of building types common to the areaEvery block on Genesee Street engenders subtle variations in urban design of which, some of the specifics, are illustrated left. The prevailing urban design of the neighborhood, however, encompasses broad themes that will be consistent throughout, depending on the building type and use. Remarkably, a few simple rules would allow a great deal of variety and innovation to emerge in any new development, entirely consistent with and complementary to the existing building stock. This plan wants to encourage architectural variety as part of its effort to create a neighborhood embracing imaginative, even whimsical, ways of thinking. These “rules” would allow new development to be creative and contemporary, not merely a mirror image of older building stock, while nurturing compact streetscapes that enhance the historic composition of the neighborhood.
The Rules:•Make the widows and doors important
•Encourage architectural details that are built into the façade•Bring the buildings to the street
•Foster opportunities for additional street level lighting (ie: lit storefront signage, illumination from shop front windows)
•Pre-orchestrated gathering areas for retail patrons “positive loitering”
Structures similar to the one at Genesee and Moselle exist primarily along and near Genesee Street, but are also present on select corners in residential areas. They almost always directly abut the street and contain at least two stories. Practically all of the structures are built of durable, permanent materials, such as strong wood-frame, stone and brick. They tend to have ample fenestration, especially at street level, as well as tall ceilings often exceeding 12 feet in height. They often contain character brickwork and subtle details that give the buildings character and distinction. With a focus on walkability, notautomobility, they also rarely contain off-street parking.
Corner of Genesee and Moselle Streets
Fortunately, every structure on this block has a consistent and understandable edge
New Urbanist principles support streets that are pleasant shared spaces. Currently this block appropriately boasts buildings that open onto sidewalks and not parking lots, however merchants should remove
security bars from doors and windows as it opens up visibility and make the street feel safer and look more interesting for everyone.
The Congress for New Urbanism defines neighborhood as “A place with a center and an edge. The center should be a public space whether a square, a green or an important intersection”This small greenspace, illustrates the potential for an edge at this intersection on Genesee Street.
Genesee Street GENESEE/ MOSELLENEIGHBORHOOD
Gateway Revitalization Strategy
Urban Design Elements
There are many opportunities to put “eyes to the street” and create a safe environment for residents, pedestrians and store patrons. Pedestrian scaled lighting, benches and large storefront windows (without advertisements) covering them let would-be criminals know that they are being watched.
P. 48
Remove security bars on doors and windows
GRANNY’S FLEA MARKET
A lit sign provides additional illumination for the sidewalk
Objective: Commercial Strip Redevelopment Commencement Dates Potential Funding Sources (if known)
1. Opportunity: Urban Reforestation 10-20 year multi-phased beginning 2006
a. Strategy: Passive Recreation GreenspaceLocation: Select Vacant parcel TBD 1 year project comm. 2006 Mayor’s Livable Communities Grant
b. Strategy: Green Buffers btwn. Curb & StreetLocation: Genesee St. Key Commercial Strip 2-3 year project comm. 2006 NYS Brownfield Opportunity Area Grant
c. Strategy: Green Traffic-calmed IntersectionLocation: Genesee St. Key Commercial Strip 10-20 year project comm. 2009 NYS DOT, Federal TI- 21and Grants for
Public Works /Economic Development Facilities (EDA & DOC)
2. Opportunity: Quality Surfaces 10 year Multi-phased beginning 2006
a. Strategy: Brick Cross WalksLocation: At Stop Sign/ Traffic
Lights on Genesee St. Key Commercial Strip 1 year project comm. 2006
b. Strategy: Memorial Paths&Greenspaces Proj.Location: Vacant Parcel TBD located on
Genesee St. Key Commercial Strip 1 year project commencing in 2007
3. Opportunity: Way-finding
a. Strategy: GNPA Commercial Corridor Neighborhood Banners
Location: On Light Posts along Genesee St. Key Commercial Strip 1 year project commencing in 2007
b. Strategy: Decorative SignageLocation: Corner of Genesee & Moselle
and Genesee & Parade 1 year project commencing in 2006
4. Opportunity: Quality of Life
a. Strategy: Effective Snow Removal StrategiesLocation: Genesee St. Key Commercial Strip
-Alternate places for cars to park during winter months-Business Association fund sidewalk clearance
b. Strategy: Combating Illegal dumpingLocation: Genesee St. Key Commercial Strip
-Keeping eyes to the street-Utilizing the Mayor’s Hotline-Creating beautiful obstructions on vacant lots
5. Opportunity: Preservation 20 year Multi-phased project beginning in 2006
a. Strategy: Maintain Urban Fabric/ DensityLocation: Vacant Parcels and non- conforming
structures along Genesee St. Key Commercial Strip 20 year project commencing in 2006
b. Strategy: Rehab of Deteriorating StructuresLocation: Non- conforming structures 10 year project commencing in 2006
along Genesee St. Key Commercial Strip
Action Items Implementation Timeframe Genesee Street GENESEE/ MOSELLENEIGHBORHOOD
Gateway Revitalization StrategyAction Items, Timeframes, Funding
P. 49
Description of Action Items and Implementation TimeframesThe major categories Urban Reforestation, Quality Surfaces, Way-finding, Quality of Life and Preservation will serve as the basis for the formation of more specific urban design principles in this community. These principles generally guide how any street appears to residents and visitors at first glance. Much of the funding for these areas could be from obtained from the same source as funds garnered through major infrastructure projects highlighted in the Transportation and Infrastructure portion of this report.
One of the most challenging Actions Items is that of Preservation. Preservation requires more than simply attaching a dollar amount to the idea but rather, building a knowledge base within the community about what characteristics make a structure worth saving and why the areas old and sometimes dilapidated building stock is, or can be beautiful. The 20 year time frame factors in opportunities to develop an inventory of salvageable properties that should be placed on local and national historic preservation lists and studies that specifically state reuse and redevelopment options.
Integrating quality surfaces into the existing infrastructure is extremely important in a financially troubled city like Buffalo. The use of sound materials make maintenance less expensive because it doesn’t require replacement as often and will “age” nicely as opposed to getting old and broken as flimsier materials often do. Even our public gardens should be created and maintained with quality surfaces as they often become permanent public spaces from which reforestation efforts are linked.
In an effort to make E. Delavan’s corridor experience effortless, way-finding techniques must be incorporated into the built environment. Since our goal is to encourage residents and vistors to experience E. Delavan community as a whole, the way-finding mechanisms must be sufficiently permanent and effectively lead individuals to the community’s hub (MLK Park). The low-impact way-finding techniques employed along each of the Key Corridors form a network that crease a sense of place.
Description of Street Network East Delavan AvenueThe existing street network in the East Delavan Planning Area is primarily a grid system oriented N-S-E-W. Genesee Street is one of five major roads that passes through the E. Delavan Planning Community and is the most vibrant commercial street in the Genesee/ Moselle neighborhood. The other four major thoroughfares are E. Delavan Avenue, Genesee Street, East Ferry Street and Fillmore Avenue. These major roads generally range in total lane widths from 40 to 60 feet on average, with some small sections of road below 30 feet in width. Road conditions on Genesee Street can be characterized as poor. Commercial, retail and a few residential structures form the main land uses along this strip.
The East Delavan study area is bordered by the Kensington Expressway (NY 33) and an existing rail corridor. The construction of the Kensington Expressway and Conrail corridor bisects the community into quadrants, giving distinct boundaries to E. Delavan’s neighborhoods. Although E. Delavan Avenue acts as a suburban entryway for the eastern most part of the planning area, the East Delavan planning area is also accessible west bound from the Kensington Expressway at the Grider Street exit ramp, the East Ferry and East Utica exit ramp and Best Street exit ramp. Truck routes in this community were established by the Department of Safety and include E. Delavan Avenue since it meets the Department’s minimum trucking width requirement of 32 feet. This width includes two 12-foot traffic lanes and two 4-foot parking lanes on both sides of the street see the illustration on the left regarding Genesee Street’s lane widths.
Transportation ImprovementsCurrently the City of Buffalo’s Department of Public Works and the NYS Department of Transportation are making improvements to the western end of Genesee/ Moselle’s key corridor at the intersection of Bailey Avenue and Genesee Street. With these improvements they hope to achieve ease of movement of vehicular traffic and bring the condition of the street, curbs, and sidewalks from poor to excellent. The members of the E. Delavan Planning Alliance compiled a list of physical improvements that when implemented will increase pedestrian friendly access, beautify the area and add visual cohesiveness to connect all of the commercial corridors targeted in this plan.
Genesee Street GENESEE/ MOSELLENEIGHBORHOOD
Gateway Revitalization Strategy
Transportation Infrastructure
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Sidewalk SidewalkCar lanes Parkinglane
Parking lane
Intersection of Genesee and Moselle(Street Section)
Car lanes
Intersection Aerial view
Conceptual Transportation Improvements
*Drawings are for illustrative purposes and are not to scale*
Decorative Highway light Postwith large way-finding banner
Decorative Highway light Postwith large way-finding banner
Placement of Improvements
The Intersection Circle.
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Recommendations for Genesee Street, illustrated on the following page, provide specific details as to what should be placed where and include the following items:
1. Intersection Circle2. Brick Crosswalks 3. Quality Uniform Traffic Control Signage
In addition to the above improvements, ease of movement and safety improvements must be extended to bicyclists in the community. The Erie County Department of Environment and Planning released a report in December 1999 entitled Guiding Principles for Countywide Land Use Planning that describes the degree to which the County is vested in establishing and maintaining bicycle routes that connect to local parks of countywide significance and or have potential to be used by non-local residents. Since this strip serves as the gateway to a historic park from a neighboring suburb, the following bicycle and pedestrian enhancements are suggested for the entire length of Genesee/ Moselle’s key commercial corridor:
1. Installation of bicycle safe drainage grates2. Install Bike Racks at key Intersections3. Snow Shovel Buffers w/ Tree Plantings4. Sidewalks with ADA Access Ramps5. Pedestrian Light Signal Countdown Timers at Key Intersections6. Signage viewable from wheelchair height7. Transit Oriented Development Zoning
Genesee Street GENESEE/ MOSELLENEIGHBORHOOD
Gateway Revitalization Strategy
Transportation Infrastructure
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The Clock Monument
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The Brick Crosswalk/ Ample signage
Whether stamped brick or laid cobblestone, crosswalks with well designed and integrated signage add both safety and beauty to a commercial strip. While utility is important, the use of high grade materials ensures the creation of quality surfaces.
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Way-finding Pavement Markers
Way-finding pavement markers (designed and based on a historic landmark) can be placed in the sidewalk to creatively mark a path to cultural tourism sites throughout the district. Also a bust of Dr. King, a miniature Science Museum, Olmsted greenhouse or Central terminal clock Monument are examples. In addition, heavy landscaping serves as a substitute in place of medians and circles where they are difficult include in a transportation plan.
Heavy Landscaping Decorative Highway LightingWith Large way-finding Banner
At some intersections, highway lighting is appropriate. You can maximize it by making it decorative and by installing grand way-finding banners.
Way-finding Signage
In addition to existing traffic lights, a small round decorative island at an intersection (with either a central clock or welcome sign) would work well to further control car traffic and beautify both the East End Gateway into Schiller Park as well as major cross streets like Bailey and East Delavan Avenues.
Objective: Commercial Strip Redevelopment Commencement Dates Coordination Partners
1. Opportunity: Traffic Control 3 year project commencing in 2005a. Strategy: Intersection CirclesLocation: Genesee and Parade 2 year project commencing in 2005 Community Planner, OSP, DPW
b. Strategy: Quality Uniform SignageLocation: Genesee Moselle Neighborhood
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Pedestrian Safety 4 year project commencing in 2005
a. Strategy: Brick CrosswalksLocation: along Genesee
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Snow Shovel BuffersLocation: Genesee/ Moselle Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
c. Strategy: ADA Access Ramps on SidewalksLocation: Genesee/ Moselle Neighborhood
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
d. Strategy: Light Signal Countdown TimersLocation: along Genesee/ Moselle
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
2. Opportunity: Bicycle Safety 2 year project commencing in 2006
a. Strategy: Bicycle Safe Drainage GratesLocation: Genesee/ Moselle
Key Commercial Strip 1 year project commencing in 2006 Community Planner, OSP, DPW
b. Strategy: Bicycle RacksLocation: Genesee/ Moselle
Key Commercial Strip 2 year project commencing in 2006 Community Planner, OSP, DPW
Action Items Implementation Timeframe
Potential Funding Sources
•Greater Buffalo Niagara Regional Transportation Council (GBNRTC) Transportation Improvement Program (TIP)•Economic Development Administration (EDA) Grant for Public Works and Economic Development Facilities
•New York State Department of Transportation•City of Buffalo Department of Public Works
Genesee Street GENESEE/ MOSELLENEIGHBORHOOD
Gateway Revitalization StrategyActions Items, Timeframes, Funding
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Description of Action Items and Implementation TimeframesThe members of the GNPA recognize that in order to receive funding for desired infrastructure projects, the group must outline specific improvements so that the municipality can integrate these desires into the planning documents and budgets of the GBNRTC. The major players for this section are its Community Planner (as he/she will be the conduit for citizen concerns and will recommend additional studies related to impact and or needs) the Office of Strategic Planning (for policy making/ budgetary concerns as well as interdepartmental coordination) and the Department of Public Works where final implementation will be spearheaded.
Although the timeframes for implementation of the Action Items are rather short term, it is expected that all upgrades of this nature will require continuous planning beyond these dates to ensure the most effective system is established and evolves using the best practices for multi-modal transit and infrastructure. The major areas of focus for continuous planning are Traffic Control or “calming,” Pedestrian Safety and Bicycle Safety. Along with safety are goals of access whereby the needs of the physically handicapped, particularly those who are confined to wheelchairs, are not inadvertently buried from common areas intended for the general public. It is imperative that issues of accessibility are addressed immediately if E. Delavan GNPA wants to promote itself as an inclusive and easily enjoyed community.
Additional Salient Issues
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Additional Salient IssuesPublic SafetyCrime issues are no longer being ignored. Commissioner McCarthy is fully backed by the community. Specific emphasis has been placed on the steady rise in crime, as well as the damage it causes to any geographical area. Not only does the allowance of criminal activity promote property vandalism and neighborhood neglect, it also decreases morale. Unresolved criminal acts create residents who no longer believe in the ability of the City to actively pursue a healthy community environment. Under the“zero-tolerance” policy, when dealing with criminal activity, even traffic violations and parking infractions are considered major concerns as well. No offenses will be taken lightly.
Land Value Tax StructureThe City of Buffalo’s current conventional real estate tax structure is an incentive for land speculation. This land speculation produces vacant lots and dilapidated buildings which serve as an invitation for unwelcome vandalism. Thus, the inept property owner is encouraged to either leave his property vacant and accessible to drugs and criminal activity, or demolish an otherwise usable property, simply to save capital. Often times properties with a great deal of historical significance are affected by these chain of events and ultimately fall victim to the wrecking ball although the East Delevan community needs a solid stock homes and commercial facilities. Therefore, in order to encourage historic preservation, maintain the momentum of impending progress and encourage development while still discouraging speculation a new land value tax structure must be considered (City of Philadelphia 2001).
The conventional real estate tax penalizes investment since it is less expensive to leave property vacant or unimproved than it is to build on it. Since improvements raise the value of property not the land, a spin on economic theory suggests that removing a tax from buildings would encourage people to build more valuable buildings, just as placing a tax on land would drive land into production and encourage people to make that land more productive (Saidel2004). The Land Value Tax was designed by Henry George, a noted philosopher and economist during the late nineteenth century contends that if property owners pay less and the owners of vacant lots pay more (but generate the same amount of revenue) development will in fact flourish. In addition theory implies that the latter too will benefit in that if they build on their lots they do so without paying any additional tax (Metalitz 2003). Because of its immeasurable impact the members of the E. Delavan GNPA will work with City’s Assessment and Taxation Department to adopt a LVT structure.
Incentive ZonesThe physical improvements to the built environment are more easily achieved when the various levels of government contribute by “priming the pump” of development. Aside from infrastructure improvements, financial incentives to spur investment are the simplest way for federal, state and local bodies to assist entrepreneurs, small businesses and developers.
Federal:The Renewal Community (RC) initiative is a designation granted by the U.S. Department of Housing and Urban Development in an effort to stimulate economic development in distressed neighborhoods by offering Federal tax incentives to encourage businesses to locate or expand operations and to hire residents of the RC. The tax benefits took effect January 1, 2002 and remain until December 31, 2009. (U.S. Department of Housing and Urban Development <www.hud.gov>). The Buffalo-Lackawanna Renewal Community is 11 square miles within 23 contiguous census tracts that include sections of the East Side including Broadway-Fillmore. Benefits include:•Credit against Federal Taxes up to $15,00 for businesses for each year of RC designation for every qualifying employee, both existing and new hire who live and works in the RC•Increased Section 179 Deduction limit by $35,000 for property acquired after December 31, 2001•Commercial buildings in the RC are able to take advantage of a very accelerated depreciation schedule (as short as 10 years) through a Commercial Revitalization Deduction (CRD). $12 million in CRD’s is available annually to allocate to projects in a RC (Buffalo Economic Renaissance Corporation 2004).
The term HUBZone comes from the phrase, "Historically Underutilized Business Zone"The HUBZone Empowerment Contracting Program is designed to stimulate economic development and create jobs in urban and rural communities by providing federal contracting preferences to small businesses. These preferences go to small businesses that obtain HUBZone certification by being located in a HUBZonedesignated area or employing staff who live in such an area.The program resulted from provisions contained in the Small Business Reauthorization Act of 1997 (United States Small Business Administration <http://map.sba.gov/hubzone/hzqry.asp?scope>).
State:Qualified Empire Zone Enterprises (QEZEs) are eligible for sales tax exemption, real property and business tax credits for businesses locating and expanding in EZs. The purpose of the Empire Zones Program is to give companies that increase employment the opportunity to operate on an almost "tax-free" basis for up to 10 years in designated areas of the State, with additional savings available on a declining basis in years 11 through 15 (New York State Development <http://www.nylovesbiz.com>).
Map generated by Empire State Development Corporation at:http://www.sba.gov
Map generated by U.S. Department of Housing and Urban Development at:www.hud.gov
Areas in E. Delavan that are Eligible for Renewal Community Benefits
Areas in E. Delavan that are Eligible for HubZone Benefits
Conclusion
Priorities
To conclude this report the members of the E. Delavan Planning Area have documented a clear set of priorities. These priorities are ranked in order of their importance for achieving a revitalized community and on the level of time sensitivity associated with its role in redevelopment. The members of the E. Delavan GNPA are confident that by addressing these issues in order the physical environment will reflect the community’s shared vision:
#1 Preservation– Start an architecture salvage program
#2 Parks– Recognize the value of greenspace and the historic Olmsted Parks by creating a fully integrated green system linking all of E. Delavan’s Park’s with other major parks citywide
#3 Zoning/ Land Use– Address environmental concerns throughout the planning community by targetingbrownfields for cleanup and redevelopment. Implement a Form-based code.
#4 Commercial– Make infrastructure improvements (that include both design elements like lighting and service oriented ones like new water and sewer line)s to Key Intersections and Targeted Corridors. Implement a Land-Value Tax structure to encourage development.
#5 Housing– Seek increased funding to rehabilitate architecturally significant housing stock and construct new infill housing with similar architectural design details on vacant parcels
#6 Public Safety/ Education– Support the “zero tolerance policy” of the Buffalo Police Department and the Superintendent’s Plan for Quality Public Schools in the Planning Area
Summary
The East Delevan Planning Community is a valuable part of the fabric that is Buffalo, New York. In order for the area to prosper and play its position as a regional destination that is rich in history and character, the basic fundamentals of community development and urban design must be reinforced. This is easily accomplished by preserving the architectural richness that exists. Our illustrious park system whose “green elements” should be respected and protected as the landmarks and neighborhood anchors that they are is one clear example.
Furthermore, the City should enact more current and progressive zoning and land use policies that are rigorously enforced via democratic procedures and intense community involvement. If done properly a greater percentage commercial and residential properties will be maintained, preserved and protected. Lastly, modern structures will be welcomed with the same enthusiasm as historic buildings however, rules to guide proper building design based on neighborhood character should be created and considered to assist the City’s Planning Board.
All of the recommendations in this document work in concert with one another. Implementing them starts a course events that directly and affirmatively affect the safety, beauty economic viability and overall quality of life in the East Delevan Planning area.
Conclusion
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References
ArticlesKunstler, James Howard. “Throw Out the Architrash.” Preservation November/ December 2005: 38,39,63.
Vasquez, Karen. “New Planning Tool Adopted.” Urban Land Developments June 2003.
Ferrell, Geoffrey and Madden, Mary. “Form-Based Codes.” The Town Paper August 2002: 12.
Metalitz, Chuck. “Philadelphia Weighs Property Tax Reform.” The Heartland Institute. December 1, 2003: 3.
BooksMandelker, Daniel. Land Use Law Fourth Edition. Charlottesville, Virginia: Lexis Law Publishing, 1997: 106.
Government DocumentsCity of Buffalo. Office of Strategic Planning. East Delavan Community Master Plan Volume 1, Needs Assessment. Beadle, Rachel and Johnson, Mark and City of Buffalo Division of Planning. January 1996: 21.
City of Buffalo. Office of Strategic Planning. City of Buffalo Housing Study. Dennison Associates, Inc. August 2001: 10-30.
City of Buffalo. Housing Design Advisory Board. The Lower West Side Neighborhood Stabilization Demonstration Project. Shibley, Robert G. January 2002: 28,32.
City of Buffalo. Office of Strategic Planning. City of Buffalo Parks Master Plan. Wendel Duchscherer Architects and Engineers. January 2003: 19.
City of Buffalo. Office of Strategic Planning. Vacant Land, Buildings and Facilities Asset Management Project. Cornell Cooperative Association of Erie County. January 2004: 4-8.
City of Buffalo. Office of Strategic Planning. Buffalo Green Spaces– Ways to a Greener and Healthier City. Koch, Lars. December 2005.
City of Philadelphia. Office of the Comptroller. Tax Structure Analysis Report. November 2001: 98.
City of San Jose. Department of Planning Building and Code Enforcement. Downtown Design Guidelines. Saidel, Jonathan. July 2004.
County of Erie. Department of Environment and Planning. Guiding Principles for Countywide Land Use Planning. December 1999.
Woodford County. Woodford County: Design for Tomorrow, The New Urban Code. Ferrell Rutherford Associates. June 2000: IV-2, IV-31, IV-32.
InternetBuffalo Olmsted Parks Conservancy. “Martin Luther King Jr. Park” Buffalo Olmsted Parks Conservancy Website. Accessed September 30, 2004 <http://www.buffaloolmstedparks.org/Tools/Portfolio/frontend/item.asp?reset=1&ItemID=7&type=3> Internet.
Congress for New Urbanism. “Giving Physical Shape to the Community” Congress for New Urbanism Website. Accessed November 08, 2004 <http://www.cnu.org/about/index.cfm?formaction=tour&CFID=14381395&CFTOKEN=83788869> Internet.
Ferrell Madden and Associates L.L.C. “Form-Based Coding: Building Form and Street Space” Ferrell Madden and Associates Website. Accessed November 08, 2004 <http://www.geoffreyferrell.com/id69_m.htm> Internet.
National Association of Realtors. “Zoning Reform Has Begun: Form-Based Codes” Realtor.org Website. Accessed November 08, 2004 <http://www.realtor.org/SG3.nsf/Pages/formbasedcodes?OpenDocument> Internet.
New York State Development. “Empire Zones Program” New York Loves Business Website. Accessed April 18, 2006 <http://www.nylovesbiz.com/Tax_and_Financial_Incentives/Empire_Zones/default.asp> Internet.
Old House History. “House and History Research in Buffalo, New York” Old House History.com Website. Accessed September 30, 2004 <http://www.oldhousehistory.com/Features/Schoellkopf.htm> Internet.
United States Department of Housing and Urban Development. “About the Community Renewal Initiative” Homes and Communities Website. Accessed April 18, 2006 <http://www.hud.gov/offices/cpd/economicdevelopment/programs/rc/about/index.cfm> Internet.
United States Small BusinessAdministration. “HubZone Empowerment Contracting Program” SBA Website. Accessed April 18, 2006 <http://www.sba.gov/businessop/programs/hubzone.html> Internet.
Newsletters and BrochuresBuffalo Economic Renaissance Corporation. “Buffalo Renewal Community.” 2004.
Buffalo Economic Renaissance Corporation. “HUB Zone Program.” 2004.
Greater Buffalo Niagara Regional Transportation Council. “Nearly a billion dollars in TIP projects.” GBNRTC Newsletter Summer 2005: 1-5.
Nattanmai, Vivek and Podd, Michael. “Proposed Record of Decision Amendment 858 E. Ferry Street Site, Site No. 9-15-175.” New York State Department of Environmental Conservation Fact Sheet June 2005: 1-2
University Research DocumentsUniversity at Buffalo Center for Urban Studies. “Masten District Neighborhood Plan.” Taylor, Henry L. 2004: 1, 4, 11.
University at Buffalo Department of Urban and Regional Planning Architecture Studio. “Urban Design Proposals for MLK Jr. Park Neighborhood.” McGovern, Patrignani and Sinha. December 2005: 2-4, 14, 15, 16, 17.
University at Buffalo Department of Urban and Regional Planning Graduate Workshop. “The Plaza at Kensington Heights An Opportunity for Large-Scale Retail Development in East Buffalo.” Sternberg, Ernest. December 2005: 42, 51,52.
References
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Appendices
East Delavan and Humber SiteDedicated to Sister Karen Klimczak
Key Features Include:
•Year-round plantings•Solar lighting for beauty and safety•Memorial brick path supplied by Brick Markers USA
For information Contact:Allita Steward, Community Planner
Connie Snell, Co-Chair GNPARosemary Jackson, Co-Chair GNPA
Humber Avenue E. De
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Memorial Paths and Greenspaces Project
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