City March 25, 2010 5:02 PM

Rock Harbor Veterans Village

Rock Harbor Veterans Village
Last summer I had the pleasure of working on an exciting project in Black Rock that, for a number of reasons, has had a tough time getting support. The project in question is Rock Harbor Village - an eco-friendly student village proposed by Atlas Steel's Ed Hogle. Although the project has been waiting in standby mode in hopes that a higher education institution, such as Buffalo State College, would see the upside of the project, Ed has been busy looking for alternative ideas to run with in order to keep the concept of the village moving forward.

When Ed first told me that he was heading in a different direction I was not surprised. I knew that he had been throwing different ideas against the wall to see what would stick. One of those ideas happened to be a vision where Rock Harbor was transformed into housing for military vets returning back to Buffalo after the war. "Many of these young people are looking for a place to live, work and acclimate back into society," Ed pointed out. "I've got something to offer them that will serve as a place to live while seeking employment and/or higher education. Atlas Steel and Steel Crazy (Ed's other business) can even provide trade skills and jobs to the returning vets living at Rock Harbor Barracks."

It took me a while to acclimate myself to the idea that this village, since it was was no longer going to be for students. It was Ed who snapped me out of my daydream to remind me that Rock Harbor would still be built in the same manner that he had always envisioned. But instead of 19-year olds looking to get out of their parents' houses, it would be 26+ year olds who had served in the military, many of whom left Western New York when they were 18-years of age. "We still have the property, we have the drawings, the permits, and many of the blocks have been laid. I've also come up with a concept that will make this vision work on an entirely different level."

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This is where Rock Harbor Veterans Village gets interesting. In recent weeks, Ed has been traveling to military bases in order to negotiate partnerships and set up Steel Crazy outlets. The first deal that he landed happened to be at Fort Drum, and the sales that he did on the first two Saturdays far surpassed sales that he is conducting locally. "It's working," he told me. "We have artisans here in Buffalo fabricating steel remembrances that military personnel wants to purchase and hang on their walls, whether that's at the base or to take home with them. There's no reason that, as we add sales outlets at the bases, we shouldn't be training and hiring military veterans to fashion the products that are being delivered to the bases. In two weeks we're going to West Point to negotiate our third shop... our second is in Niagara Falls. There are over 200 military MXs (Military Exchanges) in the country. I'm establishing relationships one at a time."

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Rock Harbor Veterans Village is being partially financed through sales of Steel Crazy artwork, currently being designed featuring military insignias, though Ed admits that other sources of capital are being infused to make the concept work. Ed is intent on coming up with a solution that will hopefully transform an industrial eyesore into a cyclical live-work veterans' village where the residents can get their feet back on the ground, learn a trade, create products that reflect military pride, which will then sell to military units and personnel, thus creating a need for more products to be created at Steel Crazy (right next to Rock Harbor Veterans Village).  

Ed wanted to remind BRO readers that work has never stopped with clean up and demolition of the interior of Rock Harbor. That's why the upcoming Artists and Models event is being held inside The Yard. "I was always a firm believer that this project would move forward, and if that meant that I needed to rethink who was going to be living there, then so be it." 
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Gotta give Ed credit for perseverance, redevelopment of this area will dovetail nicely with the many other projects underway here in Black Rock.

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The best idea that I can think of for the Atlas site IS NOT dormitories but a small business office park that can be either sold or incorporated into Buffalo State.

The partnership between Buffalo State and UB is growing. UB takes on Design Engineering and Research, Buffalo State takes on all forms technology application.

The need for entrepreneurs and small businesses who would like facilities near Buffalo State will grow as this trend develops.

Residential at Buffalo State is going to expand in the area between Forest and Lafayette (opposite the Richardson), along Grant for the near future with growth beyond that along Forest to Niagara and across the Kensington to Amherst.

Following this trend, the Atlas Steel site should leverage its incredibly valuable space for offices and light industrial and commercial rather than residential.

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Oh no!!! Please don't build a group home here.

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i think it is a nice idea. men and women who have been in combat deserve our support. how about including a satellite office for veterans services?

i've lived in a few places that would have been way more pleasant if my neighbors had had the kind of adult supervision you get with group homes.

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Why does this have to be an either/or proposition?

Seems, to me, like he is unnecessarily restricting his pool of residents. Turn it into a quality, residential complex and people (students AND vets AND others you've never even considered) will move there.

Housing is the only niche that housing needs to serve.

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I agree. Why does this have to be a group home - dormitory, "barracks," or otherwise? Homogeneity doesn't go as far in helping to create a neighborhood field. I think a mix of ages and socioeconomic groups would be more transformative.

I like the idea of turning the buildings into office space for small businesses, light industrial/assembly, or research and development. It would make the project more affordable as there would be less cost involved in renovating the space, it would be more consistent with existing zoning, and in my opinion would be the best use of the site. He could even target "green" businesses and include space specifically targeted and marketed to startups. Part of the space could be leased, part of it could be condominiumized. Selling space would produce some capital up front for remaining improvements and conversion.

Also, what about a mixed-use project that includes apartments, office space, retail, etc.? His ideas are outside of the box, but ironically they seem really shortsighted.

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BNP, Is there a lot of unmet demand for small business space (even for "green" businesses)? Just asking. I doubt it. Isn't there a surplus of available commercial space in Buffalo?

Same for residential. Reggie's point that quality living spaces could attract tenants there is probably right, but the difficulty is it's a very competitive market for non-upscale residential as long term population declines. Also the location is semi-isolated and the surroundings not great. Seems unlikely that residential there would attract enough tenant revenues no matter what marketing strategy is tried - students, vets, general, etc.

Maybe eventually some industrial use will be found. Meanwhile it's basically land banked.

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From what I understand, there is a glut of Class B and Class C office space. There may be more of a market for Class A office space. It's all about building amenities, transportation access, and location...and of course, how well you can market the property. Developing synergies with Buff State would bode well for R&D type uses. Rail access bodes well for industrial uses and warehousing/ distribution.

I too have a hard time seeing residential work in this area, especially a private dormitory or "barracks." I know dormitories work on campus, but there are a lot more amenities on campus and on-campus dorms are closer to classrooms. On-campus living gives parents greater peace-of-mind, too. However, most students want to move off campus as quickly as possible because there is a lot more freedom. You also get a lot more space and a lot more privacy for a lot less money. I don't know about you, but I'm not going to pay $400 per month to live off campus in an 800 sq. ft. room with 3 other people. Upscale apartments are renting for $12/sq. ft. annually. At that rate, an 800 sq. ft. unit should rent for no more than $800 per month, though I understand the proposal calls for a number of different services, which obviously drives up the price. He'd be better off trying to do lofts commanding mid-level rents and still market them to students. Look at UB - they've been building dozens and dozens of apartments, not dorms (though I understand the first dorm in about 40+ years is planned for the campus).

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I see what you mean about more surplus of Class B/C space vs Class A, but Rock Harbor seems far fetched for Class A.

BNPlanner>"Developing synergies with Buff State would bode well for R&D type uses.

Destiny says that a lot, but I don't think mid level undergrad colleges like Buff State typically need a lot of off-campus space for R&D or spin offs. Even if Buff State ever needs it, I don't know what would make Rock Harbor a likely site. There's other commercial space not from Buff State. For example, Pierce Arrow complex at Great Arrow.

BNPlanner>"Rail access bodes well for industrial uses and warehousing/ distribution."

Yes those possibilities sound more feasible. Similar uses as the city is trying to attract at Lakeside Commerce Park, but without water access. I wonder if Rock Harbor's owner has tried attracting those uses.

BNPlanner>"He'd be better off trying to do lofts commanding mid-level rents and still market them to students"

He could try that too. Still, for residential it will be hard for even great marketing to overcome supply-demand, surroundings, and location.

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I agree with your points. There are a lot of arguments that can be made against the feasibility of redeveloping this property (for anything). Thanks for adding to the breadth of the discussion. It's all about getting more ideas out there and debating them in a public forum (or semi-public forum or online forum or whatever it is that we do here on BRO on an all-too-often basis). There's nothing wrong with a little brainstorming!

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I think the whole idea of this project returning vets is a "throw it gainst the wall" suggestion. A terrible concept! Does the city need a concentration of young adults in a place where employment might not be easy to come? All cramped into small spaces? Those proposed dorm style rooms were awfully small for idle people to coexist. Too small IMHO for busy students!

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