4/17/2009

Tonawanda Beats Us to Lofts/Mixed Use.

Posted by Anonymous

Image - N. Tonawanda Factory undergoing loft conversion
I read in the Buffalo News that Tonawanda has beat Lockport to a lofts project. Maybe we can inherit it like we did the concert series?

With the tax breaks for mixed use: and county tax breaks for new stores: opportunities are there to make it work (along with existing historic tax credits etc).

The western old Harrison Building is crying out for this. ;) For those who rather own and put in the elbow grease the opportunities exist right next door on South St. and Genessee St. A modern loft anchoring it would provide stability to enable those investments plus put more consumers within walking distance of Main St.

It should be apparent by now that the facility is too large for single use business. Lay the ground work to encourage mixing it up and diversifying. The master plan from '99 calls for it. DT will be stronger because of it.


Image - Old Harrison Building, Walnut St. Lockport NY

4/17/2009

They do exist!

Posted by Anonymous


Walgreen's
Originally uploaded by
elryerson85

It's really true. Stores like Walgreen's etc are capable and willing to design stores with urban site layouts if we are wise enough to require it. We need to enact legislation that guides development to meet our master plan.

Imagine this sitting at West Ave and S Transit instead of large parking lot. Opportunities were missed with Rite Aid, Walgreen's and most recently Family Video. Let's make sure we do not miss anymore.



Here's what we got:

4/17/2009

S. Transit Rezoning Debate.

Posted by Anonymous

A rework of a post over on the LUSJ Forums pertaining to the debate on rezoning S. Transit.

"the cost is the sacrifice of good housing stock and neighborhoods." - I do not agree.

I think the biggest fear of the zoning change stem from current anti-urban developments such as Autozone, Lockport Plaza, Rite Aid, etc. Massive parking lots over the whole property and up to the street blighting them and the properties abutting them. Being on a busy commuter street is not a plus for single residential or high quility buisness development.

Look at Elmwood Ave in Buffalo. A vibrant mix of business and residential. A lot of the businesses are in old homes and some then built out to the street. This is the goal of this zoning change. The streets that run parallel to Elmwood are in high demand because people see the investment and are lured to an interesting active people-centric area with unique older homes. Elmwood even "survives" with only 2 lanes in each direction, street side parking and no turning lanes. It is actually the taming of traffic that adds to it. It makes you go slow and take in the shops and activity around you.

The 4 lane stripping with no street parking currently on S Transit is a waste. It promotes a pass thru culture that is only good for writing speeding tickets. I'll create a separate post on this.

The idea here is sound. Business uses like the 245 Snow Board shop are wonderful reuses that make for a quaint mixed use street (Street front entrance would be nice). I have not read the proposal and no proposal is ever perfect. Fears need to be answered by legislating urban development along this stretch with monetary incentives to go mixed use. Strip malls and street side parking lots need to be outright prohibited.

If businesses do grow along here there is a subset of people that would love to live in such an area with multiple amenities and life outside their front door. Others would prefer a street or two over, still in walking distance but a bit "quieter". People who want to race through can use the Rt 93 by-pass. It's what it is there for.There needs to be some long term plans for "reclaiming" the section from Gaffney to Willow which is gorge of asphalt. The rest of the street still has nice building stock to create a great bridge between the auto-centric town and Main St. I'm surprised how many mature trees still exist along this stetch forming a semi-canopy in the summer. A plan is needed in addition to the zoning to provide a bridge to future growth instead of a long slide of disinvestment.

I am one street over from S. Transit and would welcome a slower street of smaller shops to walk over to and enjoy. It's what makes urban living so great. I do not want anymore suburban layout drug stores and auto parts stores with endless parking lots greeting me the whole walk. If they really really want to be on the street make them build up to the street/corner, etc. It is done elsewhere in this country. We just accept the base model of developments around here in the name of any "progress". Let's not be so desperate. ;)

4/16/2009

Buffalo's Teaching Tree Farm

Posted by Anonymous



Image - Locust St - Lockport NY

Long time no post ;) House work has kept me busy busy... I did come across this "idea in action" over at Buffalo Rising.

A "teaching tree farm" is planned and ready for planting on the site of former ramshackle, abandoned homes on Buffalo's west side.


The tree farm will encompass two abandoned city lots at 309-315 14th Street between Vermont and Rhode Island streets, and will be installed with the first trees planted on Friday, April 24th, and Saturday, April 25th. Used to train area youth to
learn the craft of raising seedlings to become trees large enough for planting along Buffalo's city streets, the initiative was established through a grant given to *Re-Tree WNY by the Community Foundation for Greater Buffalo.


The Youth Forestry Crew Initiative will employ twelve youth and a supervisor that will work for the entire season managing the tree farm, watering trees and working with the City Forester, Jeff Brett, to do regular pruning along our city streets....



I personally love this idea. Many municipalities throw out the "cost" issue as a reason for not being able to replenish the tree canopy along the streets. But as any home owner knows, once spring thaw hits there are more than enough tree seedlings already finding their way out of the yard. If left alone they grow much quicker than one would expect. Small 6" seedlings also cost a small fraction of a more mature tree price. No need to buy them at the larger more expensive "ready to plant" stage.

What would it take for the Lockport DPW to section of a part of their yard to start growing some trees? How hard would it be to keep them watered and growing until large enough to plant? Would they allow volunteers to tend to them during business hours or would union rules get in the way? There are already numerous volunteers in out city whom greatly add to our quality of life. With today's interest in "green" lifestyles, nature, etc I think young enthusiastic volunteers would be easy to find if given the proper tools.

Paul Maurer, Chairman of Re-Tree WNY, puts this into perspective: "If you give these trees on just this one property three years of growth and they're replanted in the city, we just became more cost-efficient by about $29,000. Our whole City of Buffalo initiative could be supplied by four such farms yielding 480 trees per year and will only cost us about $5,000 for the materials. Plus, we will have made a lot of future foresters out of our inner-city children. It's a great 'win- win'. We are very grateful to the Community Foundation for Greater Buffalo for giving us this grant."


Trees can be low cost if allow ourselves to set up a system to nurture them on our own.

Italic (Image 79 Canal St on Google Maps)
The LUSJ has an article on the city filing for a Niagara River Greenway grant on behalf of Beautiful Visions LLC to create the "Wine Emporium"

The city is asking Niagara County for $100,000 to help launch a Wine Emporium on
Canal Street.On behalf of Beautiful Visions LLC, the city earlier this month filed an application for a Niagara River Greenway grant to complete the purchase and furnishing of 79 Canal St.

Beautiful Visions, a separate company by J. Fitzgerald Group partners Jack Martin and Carmel Cerullo-Beiter, would rent the building to Margo Bittner’s Appleton Creek Winery LLC as a satellite winery.According to Martin, the Wine Emporium would sell all Niagara County-produced wines and a host of other locally grown and created goods.

His ambitious vision has the emporium serving both tourists and residents,
jump starting redevelopment of the long-dormant Canal Street block and
strengthening Niagara agribusiness all at once....

I had a similar thought as I was contemplating a Niagara Wine Trail post for later this spring. I envisioned a start/stop point in downtown Lockport for the Niagara Wine Trail. People would be able to grab maps, purchase the all access passports and find out about special events.
The big plus would be the one-stop-shop for all of the wines on the trail. Personally I would enjoy being able to mark down wines I enjoyed on the trail and then having a location to pick them up at the end. Some of the hardest choices are deciding to buy or not at initial winery stops before you have had the chance to sample others. Also to pick them up at a later time, etc.
I'd love to see an outdoor patio off to the side if there were to be tastings etc on site. Though in the long run infilling the area between this building and the old Harrison Building with new development would allow more development to natural work its way down the street. Lockport needs to continue to fill in its missing teeth.
I'm torn on the use of the greenway grant. The original vision of the greenway grant was to use the money pried from the hydro plant relicensing to create a Niagara River greenway from Youngstown to Buffalo similar to what exists on the Canadian side of the river. As the process went along special interests off of the river started to dilute the chances of reaching the original goal by allowing "inland" projects. I guess if they're going to be allowed, we might as well "get ours"...


Good luck. I'd love to see this come to fruition.


The Buffalo News reported last week on the recommendations of the 4 experts that the National Trust for Historic Preservation sent our way under the Main St program. Some of the high lites were:
Schuette said Emmanuel United Methodist Church should be asked to allow use of its parking lot at Chestnut and Washburn streets for a Saturday morning farmers’ market, perhaps also including art, as a companion attraction to the Niagara County Produce store across the street. He also said Route 78 should run from North Transit Street to Main and Market streets instead of bypassing the business district. “It really is the route that would tell your story,” Schuette said.

I think both ideas have some merit. I've always wondered why Rt 78 continued on to N Transit and through the residential streets over to Clinton. I wouldn't run it down Main St though since running tractor trailers down it is probably not optimal. If it were ran continuous with Rt 31 from Transit then hooked a left on Locust and then on to Market It would still give more of a sense of DT. Or it could hook a left at Pine then onto Gooding and then Clinton where it currently ends up. This would take traffic through one of the more scenic intersections of downtown and right over the Locks. Having the Locks located right on 78 would also make for easier tourism directions.
As for the "Farmers Market" I think it would be a better fit somewhere else than its current location on Walnut St. next to Molinaro's toward the rear of the lot. In a separate article it was noted:
It <<the city>> authorized the farmers’ market daily from April 1 to Nov. 30 in the municipal parking lot on Walnut Street west of Pine Street. Consultants on downtown revitalization had suggested moving it to the parking lot of Emmanuel United Methodist Church at Washburn and Chestnut streets, but Tucker said, “We’ll keep it where it’s been.”
To be honest, I didn't even realize that what was set-up over there last summer was actually a farmer's market when I drove by. There is really no synergy with anything else near it. The tie in with Niagara Produce is a nice idea though I doubt EUMC would want a part of their parking lot tied up all summer as the farmer's market is daily. It is too bad that there is not another municipal lot available that would put the farmer's market a little closer to some action. I wonder if it would work over by the restored buildings on Canal St. It would add some life over there and add interest until they get rented and maybe draw some people over who are visiting the locks. A city sign for what it actually is may help a bit too.
The consultants also gave thier input on the ramp redo:
The National Trust crew said Lockport does not make enough use of the canal through its heart. Schuette suggested a water-powered elevator to lift people from the locks and the Canalway Trail to Main Street. Elise Tinsley of the National Trust’s Washington office said that when the city demolishes the crumbling Main Street parking ramp and replaces it with an underground garage, it should lean toward the park like option for the top of the garage, leading to the canal overlook.

An overview expressed by them:

Capping a three-day visit to the city, the experts brought in by the National Trust’s Main Street Program said Lockport residents have to get over their memories of the pre-urban renewal downtown and blaze a new trail based on historic preservation and authenticity. “You’re in better shape than the community thinks it’s in,” said Kent Schuette, associate professor of architecture and historic preservation at Purdue University.

I think we are in good shape and are taking those small steps to fill our DT back in. We do need to gradually fill in the gaps and introduce residential sooner or later if we want it to be more than a few stores with parking lots. We should cherish are memories of what was there, but instead of hopelessly ending our effort there, we should use it to guide us as we build it back up: a walkable environment, small store fronts, a variety of uses, etc.

3/16/2009

Father Gary on "Irish" and St. Mary's

Posted by Anonymous

Very interesting interview with Fr. Gary in the LUSJ on the topics of his Irish heritage and on St. Patrick.

The Rev. Gary Kibler, the pastor of St. Mary’s Church, knows a bit about the patron saint of Ireland and St. Patrick’s Feast Day which is Tuesday. Kibler’s mother is Irish, his grandparents came from Ireland and he’s traveled the old sod.
I had the honor of meeting Fr. Gary about a month ago in my long quest to photograph Lockport's churches. I chose St. Mary's first since they were (and are still) appealing the closure instituted by the Buffalo Diocese. Older post is located here. Father Gary is one of the nicest and most welcoming people I've ever met. If you ever get a chance to stop in, check out the church and say hi, be sure to do so. You will not be disappointed.

Some images from our visit:





More Lockport church images here.