Design Revealed for 766 Elmwood Infill Project

So pretty much the same exact building a couple blocks away?? Definitely not a fan!

Another parking lot bites the dust. Great news!

What's next?

These stupid zoning laws can't be gotten rid of fast enough.

Looks great.

No Dry-Vit, please -- and how about some architectural terra-cotta--? I talked with a representative from Boston Valley at a conference recently, and they told me they can make up designs cost-competitive with brick for buildings like this.

Not a very inspiring design, but not every building needs to be. Its a good urban building, and will make the area safer for pedestrians and drivers.

LIke it except for the Dryvit "cornice". Why not just end the top in brick? Or keep it flat?

Predictable and not terribly exciting but not worth fussing over. I like that it fills a gap and brings more density, it is a good project.

Put a convenience store in the ground floor retail and finally kill the Wilson Farms-now-7/11.Then knock it down for another new build or rehab the building with an addition up to the sidewalk. Make the parking lot next to Blockbuster a multistory parking facility. That's my fantasy for this morning.

This should be a model for all city commercial infill redevelopment. First floor retail, apartments or offices on upper floors, built to sidewalk and most importantly - parking in back.
Duplicate this footprint all over the city. I like it a lot.

This has always been an area on Elmwood where I look across from Spot and feel disappointed to see that parking lot next to the Globe. This is a more than welcome change to one of the centers of elmwood.

Retail space, a descent design, and fills in a parking lot - bud-ah-da-da-dah, Im lovin it.

Eh, apathetic.

Good because it brings more density to a great part of town.

With the ammount of rent this area demands, why wouldn't the architect put a little more pazzaz into the design. I know this isn't 1901, but there has to be a "model" above this.

They're giving us a Ford, when all we're asking for is a Mercury. (as opposed to the top of the line Lincoln for those who don't follow car levels)

Maybe they could "jeuge" it with some embellishments from the Bethlehem slated for demo.

Oh, the irony is killing me..........

www.buffalorising.com/2012/05/one-last-look.html

Elmwood is sacred is should not be scarred with new development nor alteration, unless it is done to "MY" standards. This interjection of liquidity, jobs and development is killing our urban, neo-hippie culture.

Fantastic project! I love that it uses the alley to provide parking access instead of having one or two curb cuts for a driveway. This is one of the few alleys in Buffalo, and it's wonderful to see it used as designed.

I hope the materials will conform to the Elmwood Village Design Standards, which disallow Dry-Vit and other "fake stone" materials. That is my one disappointment with the 448 Elmwood building.

I don't care if the design of the building itself is a bit ordinary. Buffalo needs about 1000 more of these to fill in the parking lots that we've chopped our neighborhoods up with over the past 70 years or so. Of all the architects in Buffalo, I'd say that Karl Frizlen is the one with the best urban sensibility. His buildings really feel like they belong in a city, and he manages to make the site plan work without needing to demolish adjacent buildings for parking, or add multiple curb cuts for driveways.

And this also gives me a bit of hope that Benderson might be capable of doing something that approximates urban design at Canal Side.

what would be ideal is to demolish 7-eleven and plaece this building on the corner where 7 eleven stands....I cant stand the vagrants and dirt that store brings....Why cant we just eliminate it.....Also - the build looks really nice but I hope it doesnt place a shadow over Globes patio all day long and it looks like it will

And is his Bryant and elmwood project a complete success? Coffee Culture's business is stagnant at best and the other 2 commercial spots have zero interest...........Once childrens is gone this building will be a dead zone

What are the air rights on the Elmwood Strip. Are you only able to cap any new builds at 3 stories? I bet 5 stories with apartments could probably be pre-rented before construction is even complete

Infill, love it.

Nice!

This is terrible. Sure it fills a parking lot, but that parking lot is never empty! It is always packed. Why not fill some of the other vacant buildings around the area.. i.e. Off the Wall on West Utica & Elmwood, the building a few store fronts down from Zetti's or the building next to Bullfeathers...

ALSO, if you are going to build a building ON ELMWOOD, why can't you build a patio to go with it. Buffalo, specifically Elmwood, needs more patios!

I love the infill. You get so used to the sight of a parking lot there that you almost think it's (gulp) normal. I've said this before, and I'm saying it again. Karl Frizlen's designs are lifeless and BORING. And yes, somebody mentioned virtually an identical structure right down the street where the KFC used to be. Where's the creativity. Why can't we reach out to other architects from other cities and add some CHARACTER to projects like this. Yes, it's much better than a parking lot, but these opportunities need to be seized.

RE: 'why can't we get rid of 7-11 next door?':

Well, the primary reason that building isn't being demolished is because it houses a thriving business, supported strongly by the neighborhood. Which is a good thing. Despite the affront to urban sensibilities its parking lot and one story box bring to BR readers, that site works very well for the store and its patrons. Waste your energy bemoaning that fact, if you like. But as long as it thrives (which it does; the parking lot is always in use, mostly from store patrons), it's not going down anytime soon. Someday, way in the future, sure. Now or in the next decade? Don't hold your breath.

As to this infill project? Sure it looks derivative, but it functions well. Love the parking in the rear, love that each residential unit gets a porch (that's critical, imo). Vast improvement over current conditions. Thanks, Benchmark.

This is a great urban building by its form and relationship to the street. Of course the design could be better but form is the foundation for good urbanism.

Its a shame that a building like this needs a zoning variance for density! Everyone needs to make it out to the Buffalo Green Code open houses the first week of June and ensure this madness dies with our old code.

This will look great!!!!

Wouldn't it be stellar to see some townhouse infill (Main/Niagara/Elmwood): www.flickr.com/photos/rllayman/4135356735/

Or, maybe something with a little edge: www.archdaily.com/94591/building-115-graham-baba-architects

First I think people need to "get real" about how awesome Elmwood is. Now I moved here from a major city, so maybe the comparison isn't fair, but it's all I heard about as a "newbie", and, to be honest, it just isn't that great. Where I moved from there are a million versions of (a better) Elmwood. I can exhaust all that Elmwood has to offer in a hour. Plus, the traffic along it is horrid (I never drive on it anymore). The parking lot in question is A.) a pain in the butt to use and B.) ugly. Granted, the proposed building is nothing amazing and it does look like the building on the corner of Bryant and Elmwood -- but, right now, and for Buffalo, investment is investment. I do agree, though, that I hope it doesn't interfere with The Globe in any way - such a nice spot.

I like that this development will be replacing a parking lot and hoping there are some exciting businesses to completely occupy the commercial space that both complement and add to the Elmwood flavor. Now if we could only get more development like this over in South Buffalo, perhaps Seneca Street,would make me very happy!

Aiming low for project's sake. Hire a competent Architect!

Am I the only one who thinks the design is boring and very cookie cutter? Especially if it doesnt have real brick on the outside. I can't really see this project making a huge impact on Elmwood. Especially when you walk up and down Elmwood and you pass empty store front, after empty store front around where Mode used to be.

Thumbs down on this design. It looks very ordinary. I agree with the terra-cotta suggestion or tile work with brick. There should be something to distinguish the building. It has to be more than just a place to shop. "Oh, look dear they have a Gap on Elmwood now" Yuck
I don't agree that we should eliminate all our open spaces. Where should people who don't want to shop go to hang, c-n-b-seen.

Great project! Hope it starts soon.

There are two business mottos.
"location, Location, Location" and "build and they will come" as long as there is parking.

Look at Mulberry's ...odd location, plenty of parking, and a huge business.

Penzy Spices, searched for two years before picking Elmwood. Their other spots, Hertel or a mall in Orchard Park. They picked Elmwood....a section of Elmwood that has parking across the street. (please note: they did not pick the empty places of Frizlen projects at the other end of Elmwood with less parking....and the parking ramp for Children's ? no one uses it, for the limited shops in that area) Remember Pier One Imports? OH?? they are gone?? Wonder why?

Anyone that thinks that customers from the "outskirts" will be more than happy to search for parking that they may never find, walk several blocks in one of the wintery or rainy days we have, carry many shopping bags (hopefully), or the guy that has a hour or less for lunch, well; way less once he finds parking and walks several blocks to eat his lunch, or the woman who is spending $150 for hair color and a great blow out for a big night on the town, I am sure she won't mind dashing out to pay for her meter that is blocks away, Oh? and the elderly parent or grandparent that doesn't walk that well anymore, someone might want to take to lunch or dinner on Elmwood? ( I quess you can leave them at the front of the door while you search for awhile for a spot,lets hope they don't wander off) Needless to say this list can go on.

Frizlen will build, hopefully get paid and be on to another box. Benchmark, well they are claiming they have economic hardship and need to build this project....taller than what the Arocopolis wanted ?? but the same group of people that are against Acrocopolis want this building???? Benchmark will be able to continue building, because there will be plenty of vacant spots, more for Benchmark to bring in commerical chains like Panera's in the Block Buster spot.

It is just amazing to read some of the comments here??? I have no idea where some of this stuff would come from. Maybe no one has ever owned a business, been responsible for the paycheck of another man, never really have had to push their nose to the grind and look at how ever and anything that can make or destory your lively hood. And! actually make responible decisions.

Frizlen, Benchmark, Elmwood Village, and the city of Buffalo will have this attached to their names and not in a positive way.

I agree that Benchmark never took care of their property, that they let it be as ugly as possible. It is a shame that Elmwood Village, the city, and Benchmark did not have the ability to see that a parking lot that one would pay a rate to be there by the hour would have been the only and best solution. When business owners start to lose money, businesses goes down, What will ever one's comments be then??? knock everything done and continue with the strip mall concept? Is that what will make Elmwood Ave the place to be and live?
I can only sadly, imagine the insane advice some people would give.

How many apartments are planned for the upper 2 floors? The picture shows 2 units on each floor facing Elmwood, but how many more are in the design???? Probably should have been mentioned in the article as part of full disclosure.

Look at unique villages in other cities. Do you see a Panaro Bread in Niagara on the lake, Yorkville in Toronto, or Soho in New York. The answer is no. Whoever is dumb enough to celebrate the arrival of franchises in our village, is celebrating the demise of Elmwood Village for their own selfish reason Do you work for Benchmark? I suppose you are are in favor of a payless shoe store as well. Like I said wake up! And to the individual who said "why didn't the business owners buy it" the answer is Benchmark bought the property which was assessed for 44k and put it on the market for one million bucks. The reality is it was never really on the market. Anybody starting to smell corporate greed?

Groce. Do not want.

"What's all this I hear about Panera in Blockbuster??"
-- Emily Litella

No seriously... is that in the works?

"Infill" as you folks call it is more pleasing to the eye, but personally, I'd rather have a reliable place to park when I go to Globe Market and East Meets West Yoga.

i once read a designer who argued that lovability is essential for sustainability. if a building is not lovable, people will not take care of it and it will get thrown away.

obviously, this is not a 100% guarantee. the beth steel administration building is unusually lovable and it is being sent to a landfill.

but i think the argument is still sound. we worked very hard to keep our most lovable buildings out of landfills: guaranty, shea's, martin house, coit house, richardson complex, and so on.

my take is that frizlen's work meets the bare minimum for adequate urbanism but goes no further. it is far from lovable. catherine faust, on the other hand, now there's a designer who ought to be getting more commissions on elmwood. she did toro and empire grill. great stuff, and, well, lovable.

This building is so bland, it's like replacing one blank spot on Elmwood with another. No wait, actually, I think I prefer the look of the parking lot.

Thanks for more great news, Mike. Slowly but surely a critical mass is evolving: In Elmwood village and Buffalo Medical Campus. Allentown at Main is ready for major resurgence as well. Wish I owned property there. More people living in the city. gotta love it! I live in the near suburbs and two of my neighbors are selling their home for city life. I'm jealous. Keep 'em coming for world class living in a world class medical and education city.

I don't know why people are so down on Frizlen's work. Is it bland because it doesn't have some bizarre glass corkscrew cantilevered over the sidewalk? Or windows shaped like figure-eights? Maybe it should be shaped like an off-balance stack of pyramids?

I think this building is just fine for a run-of-the-mill commercial building. The proportions look good to me. Admittedly, I have an amateur's eye, not professional training, but I can recognize the badly-proportioned cartoon architecture that makes up most modern commercial buildings (e.g., Delaware or Elmwood Avenue in North Buffalo, Niagara Falls Boulevard, Transit Road, etc.). This is so much better than the norm.

It is built to the property line, with no useless shrubs or two foot grass strip in front. The windows aren't tinted black. It doesn't endanger pedestrians, cyclists, and drivers with multiple curb cuts. It finds a clever way to include parking for the residential tenants without allowing that parking to negatively impact on Elmwood Avenue.

The only things I dislike about it are the potential use of EIFS (I don't know if that's what it actually is, or if it's natural stucco), and that a bit of understated ornamental brickwork would be nice and not necessarily that expensive, I would think. I agree that it is plain, but I just don't think it's that big of a problem compared to the many things this design does right.

Really, I can't think of any other local architects who do new building designs that consistently get the basics of urban design correct. What more do we want?

From the Buffalo News:

"A parking study done several years ago confirmed that a long-term solution is needed, because demand outweighs supply in the popular shopping district, said Rebecca L. Gandour, interim executive director. But more than the project’s loss of parking needs to be taken into account, she said."

This here is the usual "solution". Knock down enough buildings for parking and eventually the the demand will be lowered to meet the supply. In pretty much every area of Buffalo this was used it has resulted in a faus-suburbia which cannot compete with that large scale automobile driven development. Most of these strips have been on a continual slide.

The removal of this unplanned surface lot exposed to the main drag is good. The lack of proper hidden lots remains and should be studied. They should be pay lots with money in dedicated funds to street improvement.

I have also never parked more than a block away from a business. No different than the Galleria in the busy seasons. I also get to walk past, and go into, other businesses I never would have paid attention to otherwise.

We become conditioned that the "asphalt jungle" is the no-brainer replacement for the concrete jungle. A whole new generation of residents is voting with their dollars that pure convenience isn't really all that more convenient and results in an unpleasant public realm to live and interact in.

I live in Lincoln Park, Chicago and can tell you people do not care what the buildings look like for shops, restaurants, bars, etc. You can put a Starbucks in a rundown shack and it will still succeed in the right area. Every single new building built or being built in the Bucktown/Wicker Park neighborhoods here look like this project, if it's good enough for Chicago why can't it be good enough for Buffalo?

You know in most large cities six blocks from a subway stop would be considered walkable and is reflected in the upscale rents. However, in Buffalo, two blocks is considered too far to walk.

This just in:

@BeseckerBN

Zoning Board takes no action on mixed-use project at 766 Elmwood. Waiting for Planning Board to do enviro review.

this debate is really about a very basic question: what is a city for? is its primary purpose to be automobile habitat or human habitat? pick one, because you can't have it both ways. great car places are murder to walk in. literally. remember the cynthia wiggins case?

great people places are murder to park in. figuratively, not literally. you might not find a free spot right up against your destination. my point, of course, is that paying a few bucks more to park or walking a block or two to your destination is not equivalent to vehicular manslaughter. but we act like it is high treason.

As an infill building its ok. If they start tarring things down to put up this stuff that’s a problem. Can one say Pano’s . Most national chains haven’t worked. They want tax breaks big parking or a drive through. That’s why you don’t see the King, Colonel, or the Clown, Pier One… Business should be happy to have 24 to 50+ new customers with money at their doorstep. Go to any real city and parking and the cost of parking is much worse, people adapt. The parking excuse I get tired of hearing it. Go to Kenmore there’s tons of parking and empty storefronts to.

The right idea but the wrong design. No dry-vit and no veneers should be allowed. This is simply a cheap building. EVA must wake up and assert a strong vision for quality design and construction on Elmwood Avnue. Every recent building on the strip has been cheaply built and undeviatingly dull.
Why do we settle for this?

This reminds me of a development I wake up next to unbeknownst: she's built to the curb but plain. Where are the dry-vit ladies.

There went my hopes for the Place de La Concorde here...

"There are plenty of $200k+ sales in Allentown to go along with your lower-priced examples.

Some recent sale prices on the streets townline mentioned (within the past three years):

120 College 280k
161 College 227k
114 Mariner 232k
130 Mariner 250k
141 Mariner 205k
22 Irving 219k
25 Irving 301k
56 Irving 245k
57 Irving 236k
60 Irving 260k
61 Irving 428k
74 Irving 380k
78 Irving 315k
41 Park 243k
111 Park 270k
133 Park 300k"

Thank you SO much for posting this. I hate when people try to argue with me that Allentown is "affordable" for average Buffalonians. On what planet? Some people clearly have a skewed view of what constitutes the average Buffalonian - $40k income for a FAMILY is average, $27k average for a single person. Who the H can afford a $800-1000+ house payment on that, before they pay any utilities or grocery bills? Also, off street parking is NO problem in Black Rock, despite people's assumptions about "poor neighborhoods". 90% of the houses in my area have off street parking and many (like mine) actually have large driveways and garages, which is why there are many homeowners in my area (as opposed to the rotating cast of college kid renters I saw at my friends' apartment building in Allentown). $437 house payment, super quiet, LOADS of shopping, restaurants, access to Delaware and Riverside Park all within 2 miles.

Elmwood Village was fun when I was 22 and there was an artsy, alt vibe there (and I didn't mind the constant crowding and noise). Now it is 70% Urban Outfitter clones that have a crap attitude about EVERYTHING that doesn't 100% fit their agenda (because part of being a hipster is having your ideals never agree with anyone else - if they like x you like y, if they like y you like z). The cooler-than-thou p+ssing contest is lame when you are nearing 30, folks. I like to shop there and eat there, occasionally, and it is nice to see how vibrant it still is but more and more I notice empty store fronts and absurd rent. It has become a victim of its own success in many ways. A lot of times it isn't worth the hassle of finding parking when Hertel is so much closer to my house and is closer to the practical businesses I shop at for groceries, hardware, etc. Being a slave to hip areas ruins your wallet and limits your feel for the city as a whole.

To actually comment on point that building is super boring, and there are other buildings on Elmwood that are empty or in need of renovation that could serve the same purpose. I'm unsure why 100 years ago, when practicality was everything, buildings still came out gorgeous and unique but now in the era of excess we make the most boring, ugly structures (see most of the new build houses in the suburbs). However, I'm never against infill on principle. I'd just like to see places like this put more thought into design and parking for shoppers, not just residents. Plus, if Elmwood Village had any affordable grocery stores (other than Price Rite, which is far from this area) 7-11 wouldn't be so popular.

looks good