Buffalo Rising Online

Oct 24th 2007, 12:42pm By BRO Reader Submission

As a former resident of Buffalo I have been interested in development of the outer harbor Buffalo waterfront. I believe development of the outer harbor waterfront is the pivotal key to a new image of Buffalo, and that it must be based on ONE main entity theme for recreation and clean water. My sole interest is to help Buffalo groom a waterfront they can enjoy and be proud of.

Long before the diesel engines start, wrecking balls sway and rubble is carried from the waterfront, the plan must be accepted as one main project, and backed by the common citizens of Western NY.

The beautiful waterfront stretch of Lake Erie shoreline from the Buffalo River south to Woodlawn is what I call the outer harbor and according to former Mayor Jim Griffin I may have the longest standing development proposal on record at City Hall. I studied coastline initiatives while attending college in Los Angeles in 1972 and spent some time with Tom Blanchard and the former Waterfront Commission at Buffalo. Again here is my 12-step plan for development.

1) Through EMINANT DOMAIN and ratified by WNY voters, the “outer harbor” portion of Buffalo waterfront from the Buffalo River south to Woodlawn Beach, and inland to 100’ East of Route 5 will be purchased back from current owners at fair market value and designated public property owned and governed by Erie County and the City of Buffalo. This will preserve the waterfront as one main entity, blocking private development and piece meal ownership. Successful development depends on a “one central theme” approach.

(Private business will be welcomed, but all land ownership will be by residents of Erie County) Once development is complete, maintenance will be the responsibility of Erie County and City of Buffalo residents.

2) BUFFALO RIVER: While my plan for outer harbor development does not encompass Buffalo River, in a nutshell my thoughts for this area are as follows: Buffalo River cradles the Historic infant of Buffalo’s economic boom in the 1900’s. The Historic grain elevators dot the canal near Ohio Street. However now that these buildings are out of use, it is time to recycle them and welcome in the new. One possible idea would be to evaluate one or two and convert them to residential condominiums through steel reinforcement and makeover. The cost analysis for such renovation would deem its feasibility. Perhaps keep and renovate one or two as a Historical stop for tourists, or as converted luxury condominiums. The rest however should be demolished, loaded on barges, and dumped deep in Lake Erie for underwater fish structures and/or used for jetty and shoreline fill in areas sensitive to erosion. In a nutshell – use it or loose it. Vacant abandoned buildings with broken out windows will be removed, the area restored to grass and provided to the proper groups for new development. A KEY to the success of all waterfront development is drastic improvement in water quality of Lake Erie and ALL tributary streams draining to the outer harbor, from their smallest beginnings upstream.

3) TIFT FARM PRESERVE

While Outer Harbor development does not directly include lands 100’ and more East of Route 5, the entire area between Route 5 and South Park Avenue as well as south to Ridge Road is in the same relative state of decay as most of the outer harbor and needs to be reclaimed and made useful and beautiful. Unfortunately some areas of this land have been “abused” by industrial byproducts of previous generations and need to be legally re classified for remedial restoration. The areas of Class B and other carcinogenic toxins need to be identified, tested, processed, contained and transported to underground storage facilities by truck or rail. Till now parts of this land have been designated as toxic wasteland. (which it is) NOW is the time to CLEAN IT UP and move forward with beautiful residential development. I would call for several phases of Senior Citizen low maintenance homes with a terraced view of the Lake Erie sunsets from Route 5 to South Park along Tift Street.

This area, once cleaned and developed, would be adjacent to the waterfront and should offer prime residential value perhaps with Hi Tech and light manufacturing facilities mixed in. Small shopping plaza’s might compliment the new residential neighborhood of Buffalo however no large Mall or industrial business should be allowed that would detract from it’s beauty.

A KEY to reclamation and development of the beautiful acreage between Route 5 and Hopkins Street, Abbey Street and South Park Avenue is the complete legal reclassification of the area as reclaimed and restored from toxic classification. After careful and thorough cleanup of known and tested sites of toxic materials, no legal suits will be allowed that claim a pre existing condition harmful for residential development. We are talking about COMPLETE cleanup and restoration. Once finished indemnity from any legal action based on previous conditions must be precluded.

(It is the same as finding a campground someone spilled oil and paint on. Do you deem it wasteland forever, or clean it up and use it?)

4) DEMOLISH, DREDGE, DUMP (Phase 1)

To start, my plan calls for a basic restoration of the natural coastline from the Coast Guard Station at Buffalo River, south to where it joins Woodlawn Beach, just to the south of the Bethlehem complex. Along the way are several beautifully developed areas that should remain and be built around. ALL the rest must go – ESPECIALLY the Bethlehem complex.

The Small Boat Harbor has been beautifully done and in my opinion has also been well managed. I believe it should remain as is – with possible expansion to the North. Starting from the Coast Guard station, the inner rock break wall should be removed and the natural shoreline should be “re cut” – with removal of the outer half of the two (unused) freighter slips. The Pier restaurant would be removed and could be re located as the coastline is re cut south to the Freezer Queen facility, which also would be removed. That area could be used as a possible expansion for the small boat harbor to the North, and re location of the other small boat rental just south of the Cargill Cement structure.

(Phase 2)

From The Small Boat Harbor south lies the one small part of the shoreline I like to call Buffalo Beach. It is one small area that is very close to the original shoreline. It has been used by wind surfers, jet skiers and the occasional swimmer. The water quality has been getting better every year. There are thick weed beds in the past 3 years starting 50’ off shore and water quality is clear. This area would be extended south – with the demolition and removal of the entire CARGIL cement building, boat storage facility and peninsula it is on. The cement and steel from this structure will be loaded on barges and dumped off shore for more underwater structure to enhance fish habitat. The landfill from the peninsula it is on can be used for landfill to refill the inner half of the freighter slips and other landfill areas. With the restoration of the natural coastline through the Cargill peninsula, the project will continue south.

With the removal of 70 Cement slabs at the boat rental harbor there, the next task in line would be removal of the abandoned cement grain elevators and dredging of the peninsula there to continue a gentle shoreline curve outward to meet the real scar of the waterfront – the BETHLEHEM COMPLEX.

The cement from the slabs and grain elevators there would again be barged to Lake Erie for excellent underwater habitat structures for fish populations.

5) BETHLEHEM COMPLEX

From the turn of the century to the 1960’s, Bethlehem Steel was the anchor of a booming industrial economy for Buffalo. It was built out into Lake Erie on landfill and employed thousands. When Bethlehem Steel moved operations to Pittsburg major steel production ended and other than small coke operations the Bethlehem complex has remained as a SCAR to the beautiful waterfront.

COMPLETE REMOVAL of its facilities, buildings, steel and cement are mandatory. Complete removal and redredging of the landfill will restore the shoreline to a natural curve ending at Woodlawn Beach. This is no small task, and will require dismantling of all structures on the complex, again with clean cement and steel materials barged to Lake Erie for underwater structures.

Once above ground structure is removed, the main task will be the dredging, removing of landfill and reclamation of natural shoreline as it curves to meet Woodlawn beach. This will complete the initial development phase – reclamation and restoration of the shoreline to its natural state.

Funding for the Outer Harbor development project should be from a combination of Federal, State and County sources. However removal of the Bethlehem Complex should be funded by a combination of those who benefited from its presence (Erie County Residents) and the corporation that built it there.

6) CLEAN, CLEAR, GROOM

Starting again from the Coast Guard Station at Buffalo River heading south, the restored waterfront coastline will start to clean itself, creating some natural sand and shell beaches with the natural wave action. Although the outer harbor break walls diminish the natural grooming effect of wind and waves, I believe they should remain as protection for beautiful boating and protection for the small boat harbor. The shoreline will “clean itself” as already evident at the stretch south of the small boat harbor that I call Buffalo Beach.

Once all man made land fills, peninsulas, structures and the Bethlehem Complex are removed through demolition and dredging the next phase will be grooming of approximately the first 200’ inland from the waterline to its natural state, with enhancement of as much sand beach as possible. There should be a period of 3-6 months for natural reshaping of the shoreline and environmental enhancement once restoration of the natural shoreline is complete.

7) ROUTE 5

Route 5 will now be the key waterfront road and should be converted to a uniform 4 lane divided highway, 40MPH. The Skyway may be left intact at its normal speed limit however it will become the 4 lane divided road just North of the small boat harbor. This road is the KEY to a tranquil and beautiful waterfront spectacle.

Successful Waterfront development should be for the enjoyment of the PUBLIC taxpayers and citizens of Erie County. It is not about private corporations making profit from it. While there will be numerous shops, restaurants and stands supportive to recreational use, medium and large industrial or retail sites should be situated more inland and not on the immediate waterfront. In general, Route 5 should have an average of 200’ (or in places more) “beach front” or shoreline property to its West, with ample parking areas, changing rooms, restrooms and park/picnic areas for general public recreation. Parking areas would be ideally situated just east or inland from Route 5, with over road walkways, safe pedestrian crosswalks and traffic signals periodically. The first parallel street inland from Route 5 will also be used for numerous convenience markets and small businesses supportive to the recreational waterfront area and new residential areas inland from there. NO JUNK YARDS, ABANDON BUILDINGS, UNUSED RAIL YARDS, DUMPS, ETC. The one rail line currently used will be cleaned and walled for minimal aesthetic impact. Route 5 will be the common theme highway dividing the natural waterfront shoreline from new residential and park areas inland. There is the option of using part of the “new” waterfront area South of Tift street and near the existing Bethlehem Complex for some waterfront cottages or luxury condominiums for weekly rentals. However no private development or ownership will be allowed.

8) USE OF WATEREFRONT YEAR ROUND

While Buffalo has 4 beautiful seasons of June, July, August and winter the reclaimed and developed Outer Harbor should offer enjoyment and reflection to Buffalo at all times of the year. While my plan for development is of a Macro view I would like to see the restored waterfront be used in summer as a place to drive to, park at and recreate. Arriving by car, foot, bus or bicycle this means ample opportunity for leisure activity. Areas of shaded parks with picnic tables, family reunion facilities, youth sports fields, large quiet beach areas, and piers with tourist shops and ice cream stands come to mind. The main theme would be waterfront enjoyment. Whether relaxing on your boat at the small boat harbor, watching the kids splashing in the new beaches under the watchful eye of stationed lifeguards, or cooking hot dogs at one of the many picnic and park sites the absence of busy industrial or commercial operations will be apparent.

(Pedestrian Travel) One main theme of a successful recreational waterfront is a long strand connecting its north and south boundaries. In Los Angeles there are so many people using the waterfront they have two strands. One is for pedestrian use (walking, jogging, strollers, etc) and another is for wheeled use. (Bicycles, skateboards, rollerblades, etc.) The strands are usually blacktopped approx. 7’ wide and adjacent to each other with 10’ – 50’ separation.

(Off Season Use) Long after summer shops are closed till spring, the waterfront will still be of key recreational importance. While historical areas of the newly developed Buffalo River may attract year round tourism, the windy open waterfront will still be used for bicycling and walking on the strands when snow free. Optional covered stretches or stretches converted for winter ice skating and outdoor skating facilities are easily created.

9) WATER/ENVIRONMENTAL QUALITY

The present decay of our beautiful waterfront is the direct result of irresponsible contamination of our soils by corporations for financial gain. It was easier to “dump” toxins than to contain and store them responsibly.

A CLEAN ENVIRONMENT is the key to a successful waterfront experience.

My plan calls for detailed evaluation of ALL inland streams and tributaries feeding the outer harbor, Buffalo River, Smoke Creek, etc. The water quality (or lack of) is the result of pollution or erosion from sources far upstream. For example, although not part of the outer harbor plan, If the Scajaquada creek was opened up and cleaned from the headwaters near Delaware Park, to flow through Delaware Lake and out to the Black Rock canal it would be a boost to environmental health. To clear flowing water, add the culture of healthy aquatic vegetation, bait species and ground cover for drainage areas around the creek and you have clean productive water for fish species and recreation flowing unobstructed to the river. This must take place in Buffalo River, Smoke Creek and all other tributaries for the plan to be effective. Unobstructed tributaries will flow clean.

Monitoring Water Quality for enhancement and maintenance of healthy standards will provide clean flowing streams and rivers (again) to the outer harbor waterfront area. As the Buffalo River turns green and clean, enhanced recreation and tourism will soon follow. This is the culture Buffalo is now lacking from its potentially beautiful waterfront region. The creeks and rivers must flow clean and unobstructed with habitat enhancements and strict monitoring to maintain high levels of water quality. Shoreline plantings and propagation of bait species will compliment clean flowing tributary streams.

10) INLAND RESIDENTIAL DEVELOPMENT

When the current Buffalo Waterfront is mentioned I think of rail yards, abandoned buildings from 1900, junk yards, scattered industrial waste sites, abandoned freighter slips and an abandoned charred steel complex. This is not a successful or pleasant image. My plan calls for the waterfront as a combination of a beautiful recreational shoreline backed by nice residential low maintenance homes terraced for senior citizens as well as mixed upscale residential development of homes on either side of Tift Street. Besides phases of new residential communities the area is conducive for neighborhood parks with tennis and basketball courts, skateboard facility, golf course, bicycle trail, etc. The phases of the Tift residential development can take place over time but the swift remedial cleaning and reclamation of these areas will be the cornerstone for success.

11) REVENUE/EXPENSE OF THE PROJECT

Cost analysis for initial demolition, shoreline reshaping and transport of removed material alone will show this to be not inexpensive. Think of it as two projects. The reclamation and restoration of unusable land will be the initial phase followed by Development and construction of a brand new waterfront.

While funding for the removal and restoration of the Bethlehem Complex site will come partially from the entity responsible for its construction and ownership, funding for the rest of this vast project will come from a variety of sources. These include short and long term bond measures; state and federal funds earmarked for such long overdue development and careful limited allocation of local county tax revenues.

Various phases of the project should be open for bid from contractors. Demolition of existing above ground structures, dredging and reshaping of the natural shoreline and the relocation, barging and dumping of clean fill from operations should all be put up for bid from qualified contractors to have things “done right” and at the least expense.

COMPLETE REMOVAL of the Bethlehem complex and its related landfill should be treated and funded separately. This phase of the reclamation project might be better managed by Bethlehem itself. There is no better press than a demonstrated concern for environmental preservation and enhancement. With knowledge and experience creating structures and landfill in Lackawanna, Bethlehem Steel Company may be best qualified to manage complete removal of the landfill it created. The important task of identification and removal of “hot spots” or toxic areas east of the complex may also be best handled by Bethlehem Steel Company as a token of remedial concern.

Once operational, a beautiful new waterfront will provide some sources of revenue. My recommendation is that any and ALL REVENUE generated from waterfront related use, although minimal in comparison to previous industrial revenues, be carefully recorded and allocated to the maintenance of and payment for the project. By no means should any revenue from waterfront activities be allowed to leave Erie County. While beaches, piers, shops, harbors and parks do not generate large revenues by their nature, revenues they do create will be more than ample to maintain and enhance the new waterfront.

While revenue can be generated from parking meters and lot fees I would strongly suggest through their portion of funding Residents have free access to their waterfront. Further revenue to help pay for the project will eventually come from residential development east of Route 5. Unlike past tax revenues of WNY, the key to success here will be to use this tax revenue for funding the waterfront project and NOT sent downstate or used anywhere other than for funding the waterfront project.

12) LONG-TERM MAINTENANCE

50 years after completion, Buffalo residents will be enjoying a beautiful waterfront on the shores of Lake Erie. Maintenance of its beaches, parking lots, restrooms, parks, marinas, piers and bike strands must be carefully budgeted annually. Costs for maintenance should be mainly generated from shops and merchants who benefit from waterfront related revenues, and never become the burden of the taxpayer.

The recreational theme of the new waterfront should never be compromised, nor should ownership ever be granted to any private entity. Although industrial and large commercial entities should not be allowed to locate near the waterfront, small to medium high tech companies able to provide high paying jobs and revenue to Buffalo should be encouraged to locate near the new residential areas east of Route 5 and around South Park.

ADDENDUM

While nothing happens until action is taken, a good start to this development project would be to fund, approve and begin the initial phase of cleaning and reshaping the original shoreline from the Coast Guard station south to the Freezer Queen structure. Removal of the break wall beginning at the south end of the Coast Guard station will expose the start of the natural coastline. From an aerial map online you can see the natural shoreline that begins there (Times Beach) and extends southward bisecting the middle of the two unused freighter slips where the Pier restaurant is/was located.

That will be a start and with careful cost analysis and projection, phase two can continue south along the access road to the Pier restaurant to the small boat harbor. Removal of the freezer Queen complex will be the first use of heavy demolition and barging of debris to Lake Erie. Removal of the peninsula just south of there will complete reshaping to the Small Boat harbor, allowing its possible expansion northward.

If removal of the Bethlehem complex is able to be managed by Bethlehem Steel Company itself that would leave just the middle section including the Cargill Cement structure, peninsula and landfill to its south completing reclamation to the southern outer harbor. With a 3-6 month rest period, beach development, paved parking areas, restrooms, strand and pier or shopping area development can begin. The main question of such a development proposal is “Who is going to pay for it?” By doing nothing, and living with the beautiful outer harbor in a state of polluted decay – all residents of Erie County are paying for it in a more costly way. They are accepting the garbage left from our forefathers and missing the shimmering waters of a beautiful shoreline Buffalo has been blessed with.

It is time for Buffalo Residents to clean up the waterfront mess, and shape it into something they can be proud of for years to come.