Real Estate October 18, 2010 11:45 PM

Bryant and Stratton Expanding Downtown

Bryant and Stratton Expanding Downtown

Ellicott Development's $7 million plan to restore the former Baker Shoes building at 456 Main Street is moving forward.  A mix of commercial and residential space is planned.  Bryant and Stratton College is leasing 18,000 sq.ft. of space in the first three floors of the building and will also take a portion of the former Courtyard Mall next door.  The college's downtown campus is located across Main Street in the Lafayette Court building. 

Sixteen apartments are planned on the upper floors of the 43,000 sq ft. property.  The building is one to two stories along Main Street, but is eight stories along Pearl Street where the apartments will be located.  Residences will be one and two-bedroom units and will have access to enclosed parking.

DSC_11236.JPGEllicott Development has owned the vacant building since December 2002.  The company also owns the adjacent Courtyard Mall property.

The Erie County Industrial Development Agency approved an amended $245,000 tax abatement package for Ellicott Development/4858 Group, L.P. for the reuse project on Monday.

Bryant and Stratton has over 12,000 students across 17 campuses in four states including Amherst and Orchard Park.

Ellicott Development was one of the downtown residential pioneers when it renovated the former LL Bergers Department store into The Belesario.  That building, with office space and 29 high-end apartments, is located one block away at 514 Main Street. 

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What will become of the current Bryant & Stratton space????

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Bryant & Stratton is expanding across the street, they are not leaving their current space or shuffling the deck. This is a win-win for this block, downtown and the entire city and region! I think there is a dynamic mix of things occurring downtown. ECC student population is increasing dramatically, we have seen a demand for student housing added to the already present demand for overall downtown living. UB is making their presence closer to the core on the BNMC, which will bring more people closer to the LRRT line and hopefully tie the CBD to Allentown.

Also, isn't 600 Delaware a Benderson project? Why was that not disclosed? Just saying.

replied to Lego1981
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I don't think so. I believe Benderson has its local offices on that block of Delaware, though.

This article describes 600 Delaware LLC as being "formed by Alliance Advisory and Bryan Young Development":

http://www.buffalonews.com/business/article224134.ece

replied to urbanboarder
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Benderson has offices at 570 Delaware, but they had control of the entire block at one point. If you check out streetview, the Benderson sign is there for available space. I go past this building everyday, will have to check it out tonight. I guess I am wondering why Business First failed to disclose this information.

replied to JSmith
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I don't know. The city website does show 600 Delaware as being owned by a Benderson company. Perhaps Benderson's only role in this was that they sold the property to 600 Delaware LLC?

replied to urbanboarder
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Wow, Paladino..."Mr. No More Subsidies" gets more subsidies.

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This comment isn't intended to be a statement for or against Paladino, the candidate ...

The tax issue to be addressed is ... reforming the oppressive NY tax situation so that protection from taxes (i.e., tax abatements) isn't necessary in order to make projects worth doing.

Blaming somebody (Paladino, Termini, Zremsky, etc) for using the current, perverted system isn't right.

replied to Travelrrr
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Isn't that where the parole office is?

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next door. The photo is of the parole office building (formerly a small mall), but Baker shoes sits immediately adjacent to the south, vacant.

replied to Sean Brodfuehrer
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So much for first floor retail. Anyone else notice the 500 Block is FINALLY improving? That part of Main Street is actually about to have a few new retailers and restaurants. Yet, Ellicott Development (Paladino) only see's low end development for it's buildings.

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Your right Paladino see's low end development for buildings that no one else saw any development for for over 30 years. The man should be put in jail for his crimes against the aesthetics of Buffalo's downtown.

replied to Lego1981
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Let's see . . . Bryant & Stratton on the first floor, or . . . "Wigs", "Sizes Plus", another Chinese takeout? What's so bad about Bryant and Stratton?? I think they're a great tenant.

All of you self described urbanists demanding first floor retail everywhere, newsflash: people shop differently than they once did and they're not going back anytime soon. Wegmans and Tops, Walmart and Target, Ebay and Amazon: they aren't going out of business anytime soon. And when they do, it won't be to hipster mom and pops that the retail world gravitates. There are not enough customers to support first floor retail everywhere commentators wish for. As far as I'm concerned, this is a great use of a first floor in the 500 block. Congrats to Carl.

replied to Lego1981
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A bit of an over reaction to ONE guy's comment don't you think?

replied to biniszkiewicz
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well, yeah . . . if it were one guy on one post. But it's not. I'm still reacting to the story the other day about the parking ramp for the hospital where a group was lamenting no retail on the first floor as well as lots of other stories over the years. From those who insisted that the Avant should have been expanded to the curb to allow for retail to those who want a mall on the waterfront, there's a pretty strong push on this site to always incorporate first floor retail into any new commercial projects. I'm bearish on the prospects of filling all the retail spaces people advocate creating.

replied to STEEL
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That parking ramp is a piece of crap.

replied to biniszkiewicz
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Steel: out of curiosity, what does it cost for a better ramp? This one is near $20k/space. Sell us on something better. I know there have been posts in the past about innovative ramps. I don't recall the costs.

replied to STEEL
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Bini, I have no problem with the new facade of the Courtyard Mall. It isn't retail but it keeps the lights on which will make it easier for retail conversion once demand allows it.

That being said though shouldn't there be some restrictions on what builders can build so they don't conflict with the way a street functions or, as important, how we want it to function?
Don't you think it makes sense to at least preserve the basic form of storefronts(again, the above project does this) on a commercial street so that if demand improves they can easily be put back to use?

On the ramp: The presence of storefronts in the High st. project is only one way to accommodate pedestrian traffic in this heavily walked neighborhood. If constructing turnkey storefronts is too cost prohibitive maybe they could design a ramp that would allow addition of storefronts in the future. (see the painfully rigid Augsburger Ramp versus its more flexible addition) If that doesn't work they could design the ramp so it is more narrow and mid-block so it doesn't take up as much street frontage.

I'm not sure how much these things would cost but I think it is important to guide development along a greater vision of what the community would like to see. If we want accommodations for alternative transportation, development should assist, not infringe upon those desires.

replied to biniszkiewicz
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I would think that you could convert a couple of spaces of the ramp (which rent for what, $50/month each?) into a small deli or newsstand which would rent for maybe $200 a month. The maintenance costs are probably lower on the retail space, too.

I've never built or managed a parking ramp or newsstand, so maybe my numbers or even the basic premises are totally off, but my intuition is that a retail space would provide a higher revenue than using the equivalent space for parking spots. I expect they are just assuming that they would not be able to rent a retail space, and I'm not sure that's a valid assumption at all. Or they just don't want to bother trying.

replied to biniszkiewicz
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I don't know the cost of this parking system but you have to admit it is innovative. Here's the link,

http://www.woehr.de/en/projekte/budapest_m730/index.htm

replied to biniszkiewicz
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Well they could put a row of townhouses in front of it as an option. That might even reduce the cost. It would certainly improve the city. This will just be another dead block in the city for decades. That is not even getting into the lack luster aesthetics. There are ramps in the city that at least look better than this. So it is possible.

replied to biniszkiewicz
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you are the queen of overreacting to comments.

See: every post made about the suburbs, ever.

replied to STEEL
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Traditional urban shopping would make life easier for a lot of people. Fully one third of households in Buffalo do not have access to a car. I'm sure it would be much easier for them if they could just walk over to a neighborhood grocery store with a couple of bags instead of having to pay for a taxi to take them to and from Wegmans or Tops every week.

You're probably right about the current economics of it, in our society today (I am bummed that the corner grocery store on Hertel closed down again). But that doesn't mean people shouldn't wish for or aspire to a better built environment that accommodates the needs of all people, not just those who choose to (and can afford to) own a private automobile.

replied to biniszkiewicz
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There is not enough foot traffic in DT Buffalo for first floor retail to be profitable. Take a look at the demographic of housing, East Side (poor) West Side (poor) North Side (mansions and delaware park) South Side (Seneca Street but the rest is residential). Elmwood is the only viable place to start a business that will take advantage of walkability. There are not residential living (ie lofts, apartments, condos, single family residents) located in a concentrated area of DT to make it work. Buffalo right now is a ripped pear of jeans that developers are patching one development at a time. Maybe in 5-10 years we will have a mass of students from ECC and UB downtown with a mix of young professionals, but realisticly we are still about 10,000-20,000 people away from that happening.

replied to JSmith
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Unfortunately the facts do not at all bear out your wishful thinking theory. If indeed pedestrian shopping would be favored by Buffalonians then all of the "Urban Style" retail that vanished over the past half century in the City would not have vanished. Clearly the City of Buffalo consumers have voted with their spending and they did not choose the type of shopping you wanted them to.

replied to JSmith
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We get what we encourage. For over 50 years, this region's zoning codes and subsidies have encouraged the prioritization of the automobile, and ignored the needs of those who don't drive, whether because they can't afford it, physically cannot drive, or choose not to.

replied to Sally
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so clearly there is a need for even more centralized planning and greater rigidity of codes.

Together, We can plan your future.

replied to JSmith
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Actually, in many cases, it would mean less rigidity. For example, eliminating minimum parking space requirements would allow developers to decide for themselves how much parking they want or need to create. In a dense walkable neighborhood with good transit access, a developer could choose to design an apartment building with no off-street parking, allowing the building to include more apartments and for rents to be much lower than if they were forced to construct a parking lot on the site.

Right now, they don't have that option without fighting an uphill battle through government bureaucracies for zoning variances, etc.

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Great post JSmith.

replied to JSmith
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Yes why plan when we can let the wise and powerful Market dictate our future. Forget shaping our own destiny, "The Market" controls our fate.

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You're not looking to "control your own destiny." You're looking to legislate everyone else's destiny.

replied to Armchair MBA
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As others have legislated the less desirable environment you see before you today. Just saying its possible to change.

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That's a load of BS. Zoning did not stop people from patronizing downtown stores, those stores were already there.

It was the opportunity taken by the consumers to patronize far better, more convenient and more consumer friendly shopping that killed off downtown shopping. People do not want to nor should they have to put up with the inconvenience of downtown shopping. In short the retail industry built a better moustrap and the public bought it.

replied to JSmith
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Sally> "It was the opportunity taken by the consumers to patronize far better, more convenient and more consumer friendly shopping that killed off downtown shopping."

That "far better" and "more convenient" shopping experience was paid for with massive public subsidies and monumental public policy decisions. Are you saying we shouldn't spend a fraction of that money and enact more city friendly codes to encourage more development in the city core? If no, why not?

replied to Sally
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Is that why more people are moving to houses in walking distance to the regions remaining functioning retail strips?

replied to Sally
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I'd like to know what the rationale is behind giving Bryant & Stratton College, Inc., a NY for-profit corporation, a tax-abatement to move across the street.

According to the most recent information I could find on the NY Department of Education's website, in 2007 Bryant and Stratton was seeking approval for the sale to Parthenon Investors II, L.P., a Delaware limited partnership with over $1.5 billion in assets under management, doing business as Parthenon Capital. (see http://www.regents.nysed.gov/meetings/2007Meetings/July2007/0707heppa1.htm)

Did Bryant & Stratton receive a tax abatement when they moved into their current downtown location? I'd be a lot more supportive of the re-use of that location if the move into the Baker Shoes location is more than a taxpayer supported move across the street.

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I believe it's an expansion and not just a move.

replied to BuffaloRox
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In Section II (H) on page 4 of the Erie County IDA's Countywide Industrial Development Agency Uniform Tax Exemption Policy expressly excludes "[p]otential applicants/projects and/or a proposed occupant that is engaged in...educational services and all subgroups under NAICS Code 61 ineligible for 'for-profit' companies". Seems that Bryant & Stratton project doesn't qualify regardless of whether it's a move or an expansion.

replied to Sally
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Other good news in the Business First article that covers this story: "Alliance Advisory Group Inc. and 600 Delaware LLC. were approved for a $2.7 million project that will see the financial services firm move from Amherst to a vacant building at 600 Delaware Ave."

This is the former Rural Metro Ambulance building (next to Holiday Inn). And it's always good to see businesses moving back into the city center.

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Carl Paladino does what is best for him, often at the expense of the city.

That's why he put a parole office on Main Street, he lets the Greystone rot, and he demolishes buildings in the middle of the night.

In my opinion he is an embarassment to Buffalo, and doesn't deserve any praise. Based on his recent comments, and copious emails, the guy is a racist bigot.


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Want first floor retail? Go to the Jenny Shop or Mike Attardo's or any other retail that sunk. THERE IS NO DEMAND FOR RETAIL ON MAIN ST PEOPLE...It's either the internet, Elmwood Village, or Wegmans

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JSmith that grocer on Hertel was horrible... there are at least 6 other small scale grocers and food related speciality stores within walking distance of Pasquales.

Retail in downtown has a long way to go, I agree with JP. Elmwood works because you have to walk and people like it because its different and you have to walk. You can't force the market to do something it won't do by itself. Downtown retail will consist of coffee and hotdogs for a long time.

On a different note, with a retail like spin. I took a drive down Ellicott and Genessee the other day to see how the Gateway Project was coming along. For a seccond you could picture it full, with Sherers across the street cleaned up. With vibrant like-size developments on the M&T lot that mirror what we have in the "Flower District" Ellicott street area and at the Genessee Gateway.

I honestly think that this is going to be the "district" of downtown in the coming years. With everthing going on a short walk down Ellicott in the Medical District UB area; I really think that this is the closest thing Downtown has to an Elmwood-Like environment with potential walkability and the blank slate development space to do so.

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Specialty stores, yes, but I don't think any of them sell fresh produce (I might be wrong, though). Oh, I guess Feel-Rite on Delaware has produce.

I agree that Pasquale's and its previous incarnation had some implementation issues that affected its outcome as much as any putative "people won't shop at neighborhood groceries anymore" did.

I think once downtown gets more residents there will be a natural increase in shopping options there. It may never be a retail destination like it was up until the '80s (at least not for a long time), but we will see more basic services as time goes on. The Hotel Lafayette conversion should be a nice jump-start as far as that goes.

replied to Buffalo All Star
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Caruso's sells fresh produce only a couple blocks away. That's where I do the bulk of my fresh veggie shopping. There's also the Price Right, Tops, and at the far end of Hertel, Dash's. Pasquale's had very little inventory and that isn't going to entice people to come back.

replied to JSmith
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Don't get hung up on the word "retail'.

Better to use the word "Commercial".

We're talking about commercial spaces on the first floor that add life to the street. This includes restaurants, hair salons, theatres, dry cleaners, etc.


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hamp: "restaurants, hair salons, theaters, dry cleaners" . . . these all fall under the category of 'retail', as oppposed to 'office' or 'industrial'. Offices on the first floors of many downtown buildings provide the best hope for occupancy.

replied to hamp
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Genesee Gateway, unfortunately, is also a gateway for the crime that lies just down the street on Genesee...
Dont think for a minute that the gangs dont see the yuppies coming from a mile away

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Gangs don't generally target yuppies; they target rival gang members.

replied to ronburgundy
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How do you spell naive? I spell it J-S-m-i-t-h

replied to JSmith
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Actually JSmith is correct, the vast majority of violence and especially murder is thug to thug, criminal to crininal. I have not heard of any yuppies being murdered here in Buffalo.

replied to Sally
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Realy BRL? How about the 32 yr old married couple getting a hotdog at Chippewa and Pearl a few months back who got their heads bashed in by 4 black teen gang members, or the Lawyer on Delaware who was stabbed by 3 black teen gang members? Ever hear of Gang inititation?

replied to Blackrocklifer
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Garbage. The droves of people moving downtown would disagree with your baseless blatherings. Not everybody shares your ignorance and fear.

replied to ronburgundy
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Heh, real mature. Are you going to taunt me with "nah-nah-nanah-nah" too?

I don't think it's exactly a big secret that a vast proportion of criminal violence is against other people involved in criminal activity.

Maybe you meant petty theft type crimes. That happens everywhere (yes, even in Amherst) and the solutions to that include getting more eyes on the street.

replied to Sally
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It is interesting how the suburban tea set is seemingly so threatened by positive development in the city.

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It's quite a stretch to assume people in favor of smaller government are threatened by a positive development in the city. (The other issues you ascribe to the teaparty may help you get through the day, but have little basis in reality.)

Your posts are becoming more extreme as the months pass.

replied to STEEL
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There is nothing extreme about noting that the same far right wing sububanites feel the need to throw insults at every positive development in Buffalo. Don't dare suggest that there is anything wrong with the suburbs though. Why is that?

replied to benfranklin
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The desire by certain posters to want to draw stark contrasting lines that delineate wealthy/poor, black/white, city/suburb, left/right doesn't seem to engender mature discussion of the topics written about here.

While it's probably not worthwhile asking... how have you deduced that everyone you disagree with is a far right wing suburbanite? Sorry, it just sounds kind of juvenile.

Urban-radical left wing progressive probably sounds offensive to you and others, and is a simplistic generalization that wouldn't stand up to serious inquiry. Neither does far right wing suburbanite.

replied to STEEL
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Urban radical left wing progressive isn't offensive at all. It is noble to look out for the less priviledged and to fight for what is best for America. Being progressive is a good thing. The problem with America is the hypocritical greedy far right conservative douchebaggers. They are leeches who feed from the hard work of the poor and the working class. There is a revolution in America against the greedy fat cat suburbanites and their oppressive ways. This is fact! This is the future! The majority of Americans have cast their ballots for change! This is the change they were talking about.

replied to benfranklin
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First, I have never said everyone I disagree with is a far right wing suburbanite. Why do you start your queston with a superlative that is false? That kind of thing is not conducive to intelligent conversation.

Second, I can't think of too many (any) radical left wing posters on BRO. If by radical left wing you mean communists I can't think of one person espousing communism on here. I know the Tea Party people are prone to throwing around the term communism for anyone who suggests that the government should collect taxes to pay for things. So if you equate communism with promoting the city and an urban form of built environment then again, we will have a difficult time having an intelligent conversation.

As far as the right wing people posting on BRO. I know many of them are suburbanites becasue they have said as much at various times in their posting. As well, I know they are right wing because of their posts such as a recent one by RonBurgundy where he went off on a rant about Obama's massive failure.

replied to benfranklin
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In this economy... how many 'fat cat suburbanites' do you know? Can you give an example of a single 'oppressive' action undertaken by one of these individuals?

Noble? I'd think it quite a bit more noble to start a company and give a guy a job than to 'leech' (your word) off the efforts of the tax payer. A job gives a person dignity, your 'noble' act perpetuates the situation, and only makes you feel better.

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That is such a typical response. Let me guess you claim to be a Libertarian but lean heavily to the right. You probably don't see yourself as a Republican because of a few differences of opinion but you are all the same.

Is it noble to start a company and hire someone so you can get rich off their labor? I am sure you'll start spouting something about the business owner being compensated for his risk. In other words he makes money because he has the money to begin with. The worker has no money so he has no ability to make more without screwing some other guy out of his labor. Working as a low paid servant to the business owner doesn't give dignity. It cripples the laborer and makes the greedy business owner rich. That is oppressive. The manager and owner class is getting fat and rich off the laborers of the working class. This is fact!

So you say "in this economy", well these fat cats were getting rich for years before their greed caused the economic collapse of America. I don't feel sorry for them losing some of their money because they still have a lot more than they deserve or need. They have a lot more than the workers of America.

None of this makes me feel better in fact the greed and ambivelence of the rich sickens me to the core.

replied to benfranklin
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Peter,
what would you suggest the regular folk do for work instead of being made a slave to the fat cat business owner? Just curious?

replied to Peter_Parkdale
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OK so maybe Peter is close to being a radical lefty

replied to Peter_Parkdale
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YAWN. My father owns a business. I guess I should hate that he ever got off food stamps and made something work for our family. Excuse me while I puke after ingesting your comment.

replied to Peter_Parkdale
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So your father was on food stamps but you are complaining about government helping the poor. There seems to be a disconnect here.

replied to Tim
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Peterpark: this radical rant sounds suspiciously like some other buffalo rising commentator a while ago, some Buff State girl who used to post . . . forget her moniker. I advised her to take economic courses, but it likely went unheeded. what's your real name?

And please answer norpark's question.

replied to Peter_Parkdale
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How about more Afro barber shops hair care product stores? Those seem to do really well on Main st near UB. I supported Pasquales on Hertel when he was there and talked to him was great guy really wanted to make it. But Carusos and Johnny meats have the same things it does gets redundant. Look at all the pizzerias that survive on Hertel.

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The issue is the owner getting rich off the labor of his workers. Why should a business owner or board of directors make hundreds of times more than the employees who are doing the bulk of the work? The government should be regulating profits for the good and benefit of everyone and not just the wealthiest. Our economic system is a bossist and statist dictatorship with all control held by very few at the top of the pyramid. The life and livelihood of most workers is held at the strings by those with money for the sole purpose of feeding their greed. We need more government control of our business to bring humanity back to capitalism. The rich control the people and the rich control the government. Rich folks like Carl Pallidino bribe the government for favors in return. Those favors include lucrative contracts that suck away money from more productive programs. Isn't this how Pallidino got rich? Big corporations pay millions to elected officials so they can preserve their greediness. We have created a very greedy elitist right-wing executive class that claims to be infallible in doing the best thing for America. They throw their workers the scraps from their feast and call it a banquet. They pay workers as little as possible and call it a market rate all while they control and set that rate through their government bribes and kickbacks.

Capitalism in America has failed as we know it. The rich have gotten richer by taking away more and more from the workers. We'd like to see the government step in to aide the majority but they are too corrupt and greedy to make this happen. This is why we need a revolution by the working class. It is time that the rich stopped getting so much for very little work while the workers are given so little for doing so much work.

Score: -2 ( 6 votes ) Vote up Vote down Report this comment

Nice try buddy, but not for the majority of business owners in Buffalo. First off, what gives you the idea that the laborer does all the work and the white collar/management does none? Are you just speaking of laborers, or the white collar workers who work hard to bring in new sales and work to keep current accounts happy, as well as the marketing department who puts their business in front of potential customers, as well as the white collar purchasing agents who get good deals on product to help meet the weekly payrolls as well? I assume you speak from experience...
What is a fair wage for a business owner to bring home? 4x the average laborers salary, 2x, 10x?

replied to Peter_Parkdale
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What does this have to do with some good news about Bryant and Stratton?

replied to Peter_Parkdale
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{deleted: off-topic}

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Great news! Look at the great colleges in this area with major think tanks like Bryant and Stratton and ECC. This rivals cities like Boston! Let's name this area the Academic District!

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