As one would suspect, talk of a new design for Pano’s has brought a firestorm of opinion, and rightly so. As with all major projects there are to be opinions as to if a project such as this should be allowed or even encouraged to happen. One thing is for certain, that this block of Elmwood is being targeted for significant development.
While reading through the responses to the post on Pano’s, one thing (as an urban planner) stuck out at me. Maybe the problem with both the Elmwood Village Hotel, which, we were just informed is dead (but is still being marketed as a possible development site/parcel), and Pano’s, is that we are trying to deal with problems that neither project can solve on its own. What has been a large sticking point between the Hotel and Pano’s? The need for more parking. But how can this be achieved while keeping the block as urban as possible? As a planner, I tend to think of how can we get all of this new development to work together? How can we design new development so that it meets the communities’ vision for the neighborhood? The answer, why not consider a master plan for the block?
Now, I know what some of you are thinking: “Great another plan, just what we need!” In this case though, I would feel it is prudent. Taken separately, both of these developments would greatly change the landscape of this block. The greater likelihood is that once either, or even both, developments would be completed that there would be a push to do the same with the parcels in between. The first five houses from Forest were slated for the Hotel. The site is still a viable corner that should be worked into the transformation of the block. Next, is Home of the Hits, which sadly is closing, but also is for sale. Between Home of the Hits and the Atwater house are three doubles, which are residential rentals only. This leaves a largely continuous stretch, which could be developed all at once. Now, I am not saying that there should be one developer who should take on this whole stretch, but a master plan that sets clear goals and design standards to guide future development of the block should be in place to deal with this development pressure.
To deal with the major problem, parking, is rather simple if we are looking at this whole block as a whole. Have one continuous parking lot behind where the holtel was to be located, new mixed-use development, and Pano’s. If properly executed, there might be room for the Atwater House (to appease the preservationists). This would significantly reduce the need for so many curb cuts along the block, which would in turn add to the street parking.
If taken as a whole, this block along Elmwood could be a huge success, and an example of how good development can happen in Buffalo. If we continue to follow this very piecemeal approach to development, then we will continue to have these continuous, back and forth arguments in which nothing is really accomplished other than to raise the blood pressure of several hundred Buffalonians. So what do you think, is there a third answer to the Pano’s question?
Aerial image created using Google Earth.