Report From Parklane Condo Hearing
The architect and designer from Uniland, developers of the proposed project, were given space to present out of the sightline of those seated, standing at the back of the room, and packed into the doorway and hall.
Renderings were presented and explained. Project drawings were placed on a wall and the team from Uniland explained various features of the building and it's surrounding landscape. They stressed that the footprint or floor plate of the building is being kept small--to about 20 percent of the overall parcel of land--and that the tower would go higher in an effort to cut down on breadth while still accommodating 68 units. See plan details in this previous BRO article.
Justin Azarella from the Elmwood Village Association said there were several points about the project that pleased the EVA. They were as follows:
- The Planning process was extremely open.
- The increased density of the neighborhood will promote a vibrant urban environment.
- Underground parking is a plus.
- The green design and built-in plant filter is environmentally friendly.
- The modern, contemporary architecture is visually pleasing.
Richard Lippes, representative for the Parklane Association said that he was not given enough time to prepare for a public hearing. Notices were sent out from the 26th to the 29th of May. One major source of contention of those opposing the project was that no traffic impact study information was available. Lippes said the association would bring Type 1 class action litigation, and that the issue can't be decided until the (State Environmental Quality Review) SEQR Act comes through. He ended his lengthy speech by saying, "The past is our future" and that the preservation of historic buildings and landscapes is the most important issue.
Attorney Carol Collard, a resident of the Parklane, reviewed side yard requirements, which she said would be reduced from nearly 80 feet, to 32' and 42' in some areas due to the positioning of the building. She also presented petitions counter to the project that had approximately 2,000 signatures and asked if a three-dimensional model of the project could be made in addition to the renderings, suggesting it might be made of foam.
Several others spoke; one woman read a letter from an architect friend in Rhode Island who is opposed to the project. But the upshot of today’s hearing is that another will be held in two weeks. With Uniland's 2,000 signatures, and Buffalo Rising's petition list growing, it should make for an interesting meeting—a meeting many have voiced concerns about having later in the day and in a larger venue to accommodate a larger and more diverse group.
UPDATE: As we've mentioned in other posts, the architects responsible for the design are Toronto's Diamond and Schmitt Architects and Buffalo's Hamilton Houston Lownie Architects. We went with the correct but not as specific "architect and designer from Uniland" to get the report of this morning's hearing to you as soon as possible.
Comment Options
davvid
"The architect and designer from Uniland"
Did Uniland design really this building??? I think it was a shared effort between HHL and a firm in Toronto.
I really don't understand why BuffaloRising only names developers and community organizations and not architects and architecture firms.
Report this
hodgepodge
memo to the park lane residents and their attorney: this new project WILL increase traffic. that's what happens when you replace a bogus restaurant with a 68-unit condo. imagine that? thought the City wanted more, not less people. oh, i fogot, the traffic might keep judge elvin up at night. sorry; project is doomed.
Report this
BROKEEPSBLOCKINGME
this project is doomed...i see all the old guard from the building sitting in that room. good luck unil;and, i know youre old money, but these NIMBY'S will ruin any progress in this city...ESPECIALLY LIPPES. CLASS ACTION??!@#$# WHAT AJOKE BUFFALO HAS BERCOME
Report this
STEEL
Actually a restaurant will have more traffic than a residence. The study will show that traffic is reduced by removal of the restaurant in favor of this condo. A restaurant like this one that was here can hold several hundred guests plus employees plus deliveries and garbage removal. That several hundred people changes over sevral times throughout an day and evening. That means the restaurant can generate 1000's of trips in and out daily.
The condo tower will have a small staff of maybe 3 or 4 people versus maybe 75 for the restaurant. The 68 units (probably fewer once people combine some into larger units) will probably average less than 2 per unit. Lets say there are 2 people per unit. That is only 136 people total for the whole day. They may not even drive their car for several days. The restaurant probably turns over 120 people every hour! Name me one person who thinks it would be quieter living next to a restaurant instead of a residence.
The anti crowd seem to have a very week front at this meeting. An architect from Rhode Island with an anti statement, I will supply an Illinois pro statement if anyone wants to bring it in. Side yards will be only 35 feet...haha...As opposed to the typical city side yard that is only 5 feet wide! Not enough time to prepare...what have they been doing for 6 months
Report this
HAL9000
Note to davvid: In fact BRO did name the architects (Buffalo's HHL & Toronto's Diamond & Schmitt) in their IN DEPTH article, with renderings, originally posted on 11 May - AND, this article that you're responding to included a link directly to that original article. Hate to sound like a Pr*ck, but I get tired of reading the same crap by the same ill-informed people; you've got a computer, obviously, so make use of it and do your research before ranting.
And Note to STEEL: Excellent observations - I was going to include similar comments about restaurant-traffic vs. the traffic associated with 68 condos, but you covered everything, and said it better, than I could have. Great job. Isn't it all painfully obvious?
Report this
davvid
Hey Prick! The design is what is being discussed and I think that the designers respondsible for it should be named in a "report" like this one. I'm not asking for a whole recap.
Report this
al-alo
boy, everyone is a bit touchy today. So, in an effort to make sure everybody gets angry, I have some thoughts:
to the anti-condo people: stop being obstructionist, status quo loving, NIMBYs.
to the pro people: its a building. and frankly, its not a very interesting one (despite the wannabe postmodern armchair architects). it isnt going to save buffalo.
Report this
RPreskop
As usual the opponents to this wonderful luxury high rise project had room 910 of City Hall packed with their fellow mindless, myopic morons trying to show their political strength. Richard Lippes showed his ignorance by ending his long windbag by stating that the past is our future. What a crock of shit. It is exactly that type of thinking that has caused the continued decay and decline of the City of Buffalo. No wonder any new investment or expansion completely avoids the city and goes into the suburbs instead.
Report this
scooter
The past is our future? Are you kidding me?
What has the past 50 years in Buffalo been? Declining population.....job loss....???
Thats what you're telling us our future is?
Great argument Lippeshits.
Report this
buffalogal
Thank you to the people who came in to listen and comment but left because nothing could be heard in the hall. If you were there to speak on the project and couldn't get in (or wanted to speak but couldn't take the hours away from the office) please send a letter to the Planning Commission. The adjournament gives people who care a chance to be heard in writing.
Report this
hodgepodge
Steel, my friend, I was being a little facetious by suggesting that there would be more traffic than the restaurant; even though the last year or so of the restaurant was pretty quiet. And Hal9000, sorry, but I'm not as smart as you so please show some patience. Anyway, my overall point is: even if the condo adds to traffic, what's wrong with more traffic in a town that's losing people? and, as has been pointed out in previous articles about this project, shouldn't the "anti's" who are concerned about the fabric of this city (or "the past") be more concerned with the corner down the street (Delaware & W. Delavan?) with its vacant lots/shops, pharmacies, and crappy gas stations?
Report this
OutSideLookingIn
This got to be built! It can be a whole new dawn for the city of Buffalo. I am not sure if everybody realizes how many investors/developers are monitoring the situation very closely.
Report this
BuffBiz
Davvid: I'm not sure if uneducated is worse than uninformed OR if uninformed is worse than uneducated. I think that if you are going to take the time to post a comment, you should be BOTH informed and educated. Instead, you attack HAL9000 for actually BEING both educated and informed. BTW, how mature to address someone as "Hey Prick!"
Class Act.
Instead of being petty, let's talk about the bigger picture.
Report this
tudorguy
Please let us know when the next meeting is. Let's be there earlier and more aggressive.
Report this
mjman4
i was there, and the room smelled old, not because 100 people were packed like sardines into what essentially is a conference room (note to buffalo:check availablitliy of common council chambers...), and not because the median age of those in attendance that were mostly opposed to the project was 82, it was the idea that a positive like this project could be brought done with such simpistic obstuctionist tactics.
The building, and the presentation by the developer and architects was actually quite thoughtful, and the stale arguments against it, were frankly embarssing. I for one will be there again in two weeks, at 7:30am, saving seats for anyone else who wants to show their support for this project.
Report this
DumpsterKid
It seems as if the younger generation and the older are at odds here. It makes perfect sense, i just wish it wasnt this way, us young people who will live in this city for decades to come see that progress is the future, not the past. The old and ignorant have a lot of power in this city and the younger generation has to fight for ours. This will not save our city obviously, but it is new development and its not a casino, so its good!
Welcome to the 21st century, better late than never!
Report this
300miles
Let drop the whole "Young VS Old" crap. It's ignorant. Not everyone at the Park Lane condos is old. And not everyone that supports the new tower is young. I know several retirees that like the new project, and I know at least one younger person that hates the new project.
We need to focus on getting our ideas heard and not sound like highschool freshmen. Attack the idea, not the person.
Report this
DSB
Are there any residents of this condo that are in support of this project? Who are the 2,000 souls that signs the petition to kill this project? I find it hard to believe that 2,000 people would knowingly sign such a petition against breathing new life into that location.
Report this
CKBuffalo
I will now put Richard Lippes even with Jim Pitts as one of the most destructive citizens in recent Buffalo history.
Report this
dougk
as stated in previous posts - - - i'll buy two units off plan - who's the realtor?
Report this
gaustad
Richard Lippes is a hairy crotch blue blood.
I fully agree with "outsidelookingin" - there are more investors/developers than you realize that are just waiting to pounce on this region. Too cheap for too long - good schools, good people, cheap labor.
As I always said, one good project will act as a catalst for the rest. It always has to start somwhere, sometime; that is why this particular project is significant.
I've seen it myself in other cities that are now boomin.
When development occurs, and it will at some point in the future, the preservationists and obstructionists will silently go away as they see ther property values double. Then we can all get on the same page. Money talks, it always does.
Report this
knowledgedableone
One of the points made by those opposed to the project was that the material and design of the building "is not in line" with the neighborhood context and interrupt opportunities for historical cultural tourism. If neighborhood context was the guiding principle at the turn of the century one of our City's most prominent cultural tourism gems, the Darwin Martin House would not have been built as it is (and was) out of context with neighborhood architecture. Secondly many of the residents of Park Lane Condos expressed concerns how the structure would interrupt their site lines, view, air flow etc...I imagine that when constructed the Park Lane Condos interfered with neighbors air flow site lines, etc.. It is a shame that more people interested in this project were unable to attend and speak in favor of due to the fact that it was held in the early morning of a work day. The only people able to attend were those who were paid to be there (attorneys, developers) or retired blue hairs with nothing better to do than gripe about the advance of progress. There hasn't been an architecturally significant residential structure built in this city in ages, here is an opportunity worthy of more investigation and discourse. One resident of Park Lane Condos invited the Planning Board over to the complex for "dinner,lunch or cocktails." I couldn't imagine this is legal but of worth noting.
Report this
ChristaSeychew
Certainly off the subject in many ways, I think it is important to note that the Park Lane restaurant has struggled to remain afloat since the late 90s, if not earlier. It has changed hands, cuisine and format in an attempt to bring in enough clientele to be a lucrative business. It has been around a long time and had a dedicated set of clients from the glory days that unfortunately dwindled over time, but very few people outside of that group dined there with any regularity. To the best of my knowledge, no one has stepped forward asking for the privilege to re-invent or re-store the unremarkable building. If any of my information here is incorrect, I apologize.
Regarding traffic- The lack of the bare bones staff (nowhere near 75- sorry, STEEL), and traffic studies are all a moot point in my opinion based on the fact that traffic will be Drastically reduced when Millard Fillmore is closed. As a very nearby resident, doing nothing to lend support and stability to the circle will certainly leave it vulnerable to becoming part of the down-trodden area that currently exists behind what will be a large, empty hospital.
Report this
Sal
I guess the online, pro-development petition will be presented in 2 weeks?
Report this
Sal
Actually if this building gets built but doesn't market well, the City of Buffalo will buy out all unsold units like BURA did for City Centre. A lot of "friends and family" stole those units when they were re-sold at a fraudulent loss.
Report this
Jefferson
Maybe the city should find a bigger space for the next meeting.
Report this
Andrew
I was at the meeting yesterday but unfortunately I arrived at 830 and was forced to stand in the hallway for most of the meeting and could barely hear a thing. However once I got inside I noticed a few things... if construction started tomorrow on the tower then the majority of the opponents would be dead before construction ended because most of them are 100. The biggest concerns of opponents are a curb cut, the side yard being to small, shadows and loss of view. Oh yeah and one park lane condo resident said the building was poorly designed and doesn’t fit in the area and would ruin gates circle "one of the prettiest circles in the city” I wanted to slap that hoe. The park lane condos are in contention for one of the UGLIEST buildings in the city... right up there w/ the convention center. So after the meeting adjourned I went up to the Uniland team and apologized for the bullshit they have to go through.
When I was leaving city hall it struck me that buffalo will probably miss out on a multi million dollar investment because of a sidewalk, grass and a few peoples views of the east side. Way to go crotchety old bastards. P.S. I think it was even the mayor who said, no one has a legal right to a view. I'm only 19 so I didn’t speak at the meeting because I wouldn’t be taken seriously but I wanted to say, "We are in the CITY of Buffalo... shit gets built in cities. Views get obstructed. When is Buffalo going to leave 1800 and enter 2007?
Report this
STEEL
Christa
My numbers are based on (A) restaurant. Studies are based on the potential of a site based on its use. They are not based on how much traffic a poorly run unpopular restaurant generates. If my memory serves me correctly the Park Lane Restaurant seated 130 for dinner and another 250 for banquets. Potential traffic generated by a restaurant at this site is way way more than residential.
And the restaurant currently has 2 curb cuts on the circle and a driveway and a giant parking lot behind it. It was built in the 70's in a fake English Tudor style. It has Tudor detailing made of plastic. Anyone who thinks that is not damaging to the Circle is dilusional
Report this
Spaulding97
We definitely need to show them that we are serious about this building and need to show up hours earlier for the next meeting. Please continue to tell people about the project and the pro-petition. We need to have more of a voice in this. Can't let this one slip away. Let's become BIZZARO Buffalo and take the reigns from the old school mentality.
Report this
SLEEPL8
Dear Lippes, you are a dickhead and one reason why Buffalo has been declining throughout your entire lifetime. There is alot of white hair in that picture. Is there anyone who can get a picture of the view that the old buzzards claim will be "lost" from the perspective of the park lane? Maybe we can bulldoze the park lane and all those miserable snow capped obstructionists can ride their power wheel chairs into the new east side old folks home when it goes up.
Report this
LivingForge
Aren't there "air rights" in NY state, or is that only in NYC? I know that in NYC an apartment building, for example, can buy the air rights from the property owner next door who owns, say, a shorter building. Thereby the property owner with a tall apartment building can ensure that views and "airflow" are never blocked because he or she owns the space over the neighbor's building. If Parklane Condos owned the air rights over the old Parklane Restaurant, then it would seem to me that they have a case. As it is, they have... well thin air - and their desire to hang on to it at all costs against the will of the wider public and the owner of the development site.
Report this
flyguy
Theres a special place in hell for people who go out of their way to stop society from progressing and stopping any chance that regions will rebuild confidence after years of economic decay and revitalize themselves. This living in the past mentality NIMBY crap is ruining any chance that this city will rid itself from the horrible reputation it has built for itself over the past 50 years. And another thing...yet another opportunity for positive NEW development in a town surpassed by the US economy got me to thinking about the fight people keep having in this town against new development. In 50 years will people living there feel as passionate that a building that has been long established in the area is there? Did city residents in 1902 fight new development that was going up all around them? Our historic buildings werent historic when they were new and being constructed and yet now I bet we thank them for building them because they help make our community what it is today. Why the hell would anyone so feverishly fight nearly all development proposed in this city for whatever reason (mostly NIMBY mentality). My god if we had that mentality back then we wouldnt have the city and buildings we have today. People have become very selfish and what ever happened for the greater good of the people now and in the future. I'm sure if I grew up around the new park lane condos it would be no different then growing up next to the park lane restaurant that used to be there. And why? Because these developments become a part of the community, you get used to them and I assure you people 50 years from now wont be so damn bitter about it. The project is not a blunder like the convention center as it sits today, or an open 33 expressway (instead of a tunnel). Build the damn thing and I really hope some court judge doesnt suck up to this obstructionist mentality anymore and kill this thing. This should be thrown out in court. What ever happened to the benefit of the community? What ever happened to the benefit of the region? The greater good? The building is not bad at all and might actually show that we have some balls to get something new in our urban landscape. Cities are dynamic and ever changing and as such should have both new, old, demolished, and proposed for future aspects about them. Damn it you obstructionists in this town sell your car, build a pony house and a carriage and dress in 1890's victorian garb to show us where your mind truly is at!
Report this
hjarvis
As someone living within several blocks, my fear is yet more damage to our historic neighborhood. This development is a "modern/contemporary" building, and totally unsuitable to be built on this Olmstead circle. I am surprised that Buffalo RIsing hasn't noticed this grave issue.
Report this
Charger
I couldn't agree more with 300miles. This issue has nothing to do with age. It's a mark of really weak thinking to assume that because many Park Lane residents are old AND oppose the project that ALL older people oppose the project.
Let's keep the conversation civil and not personalize it destructive ways.
Report this
flyguy
It seems like those who obstruct everything are not thinking at all about the younger generations that live here and want to see progress. Why the hell do you think 500+ thousand young people have left this area? And belive me they most all probably felt sick leaving this wonderful area, their families and friends. They left because of a bunch of people who cant stand anything new in any neighborhood. They left because each time something new and exciting comes to the table it ultimately dies and nothing happens. Wheres the new convention center? Wheres the new Peace Bridge? Wheres 50 Court? Wheres the zoo? Wheres that indoor amusement park? Wheres the hotel on Elmwood and Forest? Why does Blackrock still stink like raw sewage? Why has it taken so damn long to get the toll booths removed so we can actually stop the backups and dangerous traffic situations in the morning? Why is the prospect of a new industrial plant (ethanol) in a historically industrial area get fought? Why was Starbucks fought on Elmwood? Seems to me it fits in pretty damn well. Why was the GAP fought on Elmwood Ave? Are we really that snooty around here? Why do we get stuck with a temporary casino when we could have something big to add to the downtown area? What happened to the metro rail getting expanded? Why was the HealthNow headquarters fought? Why is everything fought or killed? The problem isnt that one neighborhood fights a project, its that every neighborhood fights every project and its usually the old set in their ways types that are probably retired and have time to fight everything so the urban landscape can maintain its 1920's character that they remember. What ever happened to building better communities for the future generations? I'm a 26 year old professional with a masters degree and its just this sort of thing that is the reason why I am moving to Virginia within the month for better opportunities in a land where economic growth is valued and not killed as it is here. Add me to the list you bastards who kill every prospect this town has of regaining some strength. These projects die because the old timers are the ones who go and vote and are politically active as hell. The rest of us go to work everyday and lead busy lives and just hang our heads in shame when some small group of special interests get all pissy and call lawyers up to screw projects. Its time for the younger generations to start voicing their opinions about what this city should be going forward to drown this crap out. I wish Uniland the very best.
Report this
hodgepodge
i also am someone who lives w/in several blocks (what does that mean & who really cares?) and my fear is that lack of new development will further drive people away thus further damaging our city. as flyguy notes: city hall, the darwin martin house, etc., where once "modern/contemporary" buildings (as compared to their then surroundings) so are you saying that for this reason alone, we should oppose any modern design? as i have posted before, what is "unsuitable" for the Olmstead Cirlce area is the crappy corner at Delaware/Delevan. Or, how about the unbelievably run-down "cul-de-sac" of Linwood Terrace adjoining the circle? Or the general dilapitated condition of lower linwood? shouldn't something be done about these current problems/eyesores? i usually do not agree with uniland but, on this one, there are better fights to fight than opposing this new condo.
Report this
SLEEPL8
hjarvis. This is not a "grave issue" Times change. Uniland has taken into considration the landscape of the area and designed an asthetically pleasing building with a minimal footprint. It hurts nothing and no one to mix modern architecture within a historic neighborhoood. How has the socioeconomic status of Buffalo changed in your lifetime? Has it been for better or for worse? You know the answer. The reason for it is the resistance to change by people like you and your nieghbors. You are short sighted and selfish. Buffalo will grow and change despite your efforts today and long after you are gone.
Report this
flyguy
I hate to target people and its usually not my nature but I am so fed up and me moving away is very real at this point. The point is that its not 1890, 1920, 1940 or even 1970, its 2007 and this town doesnt look much changed from then on. In addition to the age factor I say not everyone has a bohemian lifestyle either and it seems to me that its these two mentalities that are actively fighting everything in town and i'm sure many of them are highly educated persons. Unfortunately intelligence and thinking too much sometimes can be very negative and regressive as we see here in Buffalo. Maybe we should change the City of Buffalo's motto to the city of no progress.
Report this
LivingForge
For anyone who is on Facebook:
http://cornell.facebook.com/group.php?gid=2372724704
Report this
mr_peteza
As a resident of the Gate's Circle apartments on the other side of the proposed site, I feel that the project will add new life to the area. I seriously doubt that it will bring much more traffic then the Park Lane restaurant did. I do recall many an evening before the restaurant closed where traffic and parking in that area were tight. How can less overall people, with their own parking increase the traffic footprint?
This project presents a new beginning to a circle that could be facing its demise shortly with the loss of the hospital. I hope that all of the residents of this city see that development along Delaware ave provides new hope for further progress elsewhere. It also shows that we are not afraid of progress, which is long overdue....
I signed the pro-condo petition to help bring our once vibrant city back.
Report this
MJWorthington
Urban isn't how the building looks, but the site plan. If this had surface parking everywhere, etc, I could see the reason to fight.
Parking is underground, it is set back to keep green space around the circle like the others. There is nothing to complain about here.
This could be the catalyst of future development at Millard Filmore, or if not done, the continual slide of this circle into abondoned and decay once the hospital closes.
If somebody wanted to invest millions of dollars near my property in this wonderful urban manner, I'd be welcomong them with open arms.
Maybe a Walgreens can move here instead with a nice oversized asphalt lot, flod lights and some nice cinder block ...
Report this
BLOFriend
A couple notes on the oft mentioned anti development petition.
The main text begins "Gates circle is a monumental part of the historic landmark Frederick Law Olmstead [sic] Park and Parkway System. The size and scale of a high rise building directly on Gates Circle would deliberately compromise the original vision and plan of Frederick Law Olmstead [sic].
If you are basing an argument on the historical significance of Olmsted in Buffalo, at least spell his name correctly on the petition.
I noticed that not every signature on the petition is anti-high rise. There are some who signed opposing the petition and in favor of the plan, thus adding to the automatic count.
Report this
gretchencercone
Sorry if someone already posted this, but is the date/time/location of the next meeting known yet?
Report this
AuburnAve
"Air rights" was a great comment. We should focus on facts like this, not opinions like it looks ugly, or out of place. How do buildings get built in other cities? Find out.
Since Lippshitz is involved, he will fight as hard and as long as he has to to legally win. We must put together a coherent legal defense, showing that others have no legal right to prevent this type of development in their backyard, if it not a health hazard to them.
Report this
Spaulding97
I wrote to Higgins about this, seeing if he can help in anyway. Nothing yet from him.
Report this
Glencora
A few notes on the conversation so far:
1. I and everyone else who was on time knew that the meeting was scheduled to begin at 8:15.
2. Uniland and the City of Buffalo failed to supply a copy of the completed plans to the Mr. Lippes, as required by law. Of course, once they were questioned by the board, they assured them that a copy would be sent.
3. Uniland, without going through any of the normal channels, obtained permission for a curb cut that would allow access to the parking lot at 33 Lancaster. This would mean putting a driveway through what is now a very pleasant sidewalk park area, with trees and benches. The Lancaster Block Club and others have sued Uniland over this.
4. When questioned as to whether this issue was related to the issue of the building at 33 Gates Circle, the Uniland people said, "no." When it was pointed out that this curb cut is in fact included on all plans for the 33 Gates building, and that the parking lot will be used by overflow cars fromt he underground parking at 33 Gates, they then changed their answer.
5. The City of Buffalo has issued numerous declarations, and passed many governing laws, which are intended to promote Buffalo as a city full of architectural history. "Architectural tourism" is being actively promoted and encouraged. Included in these laws is very specific language that protects the integrity of the Olmsted park system, and Olmsted's vision for the city. Many changes, such as the traffic circles on Richmond Ave. at West Ferry and Symphony Circle, are being made in support of these declared goals. Placing a modern glass tower that is over twice as high as any other building in the surrounding area is against botht he letter and the spirit of these laws.
5. Many of you sound very young - at least, let's say, 25 or under. You may not have had the experience of living in cities with "grow at all costs" attitudes. I can assure you that compared to most cities, Buffalo already contains a huge variety of architectural styles. I lived in Seattle for over a year, and that city is now having terrible problems because it did not take steps to properly manage new developments when the city began to grow. I have also lived in Boston, where you literally can't paint your shutters in some neighborhoods without having the color approved by two local committees and the parish priest. Cities have Planning Commissions for very good reasons, and those who disagree with you may not simply be backward and obstructionist, but may have different ideas about what makes a neighborhood great and how best to preserve that.
Report this
Spaulding97
Wow Glencora, exactly what does a curb cut personally have to do with you besides the couple of trees and benches? There are plans to keep as much green space possible and to add more. Basically you're finding ways to stop this because anyway possible. If it weren't the curb cut it would be something else to bitch about. Yes, many of us here are younger. That doesn't mean we don't care about our city. Doesn't mean we don't want it to grow. Yeah your right about most of us haven't lived in a city that's "Grow at all costs", that's because we want to live here. This is our home. We want Buffalo to grow. We don't want to move to a city like Seattle, but people like you are forcing us to do so. By the way, what problems is Seattle having by the way? Last time I checked, Seattle was doing very very well. I guess progress by your standards are a problem, you've just proved it by your statement above. Do our generation a favor and stop coming up with BS excuses. Move if you can't handle the curb cut or extra 100 cars a day. You want fresh air? Move to the burbs. Look at the whole picture please.
Report this
hodgepodge
glencora: please recognize how petty you sound (curb cuts, 1 driveway, no copy of the plans for your lawyer, lions & tigers & bears?). do you really believe that "managing new developments" is a problem in our little town? what new developments? like i've said before, can't the "anti's" focus on fixing the eyesores that already exist in & around Gates Circle? at least this new eye-sore (the new condo) may generate real tax revenue. by the way; i'm old too.
Report this
ChristaSeychew
Thank you, Glencora. I appreciate anyone that would lump me in with the under 25 group (off a decade or so on that one). I'd also like to note that I fully support the new building, and using your example, that would be despite the fact that I have spent the lion's share of my life in my home town- Seattle.
Report this
stinker
Well Glencora what do you do with that very pleasant stretch of sidewalk you talk about,... Sit on it,... Lay on it, ... Have dinner parties on it?. It's a sidewalk!!! And why are they required to give LIppes a copy of the plans? Did he request them in the first place? Or were they under some sort of court order? Did you ever stop to think he may never have asked for them. And Big deal, you lived in other cities. so have many of the rest of us . And Yes, I'm old enough to have owned several homes and condominiums around the the country.
Report this
MRodgers
I believe Mr.Lippes should have requested a copy of the plans as the opposing attorney. It could be construed as a stall tactic, otherwise. How else whould he have such plans? I'm no attorney, but if I were going into battle for my clients, I would have wanted to be well armed, unless I needed time.
Report this
Emjay
bgrillo@city-buffalo.com This is the email to Bill Grillo, head of the planning commission. Voice your support through email.
Report this
gaustad
Glencora - I am 33 and have lived in Boston and Seattle - I'll tell you what - BUFFALO IS A LIGHT YEAR AWAY FROM BEING SIMILAR TO EITHER CITY. WE ARE A PIMPLE COMPARED TO SEATTLE AND BOSTON - when a city grows to be that large, then it makes sese to have quirky rules to preserve what is nice .
On the contrary, WHEN A CITY SUCH AS BUFFALO HASN'T PROGRESSED IN 50 YRS AND NOW HAS A CHANCE AT ONE GOOD DEVELOPMENT PROJECT, COMMON SENSE TELLS YOU - DON'T STAND IN ITS WAY!
THINK BEFROE YOU SPEAK. YOU ARE MISSING THE POINT - BUFFALONIANS ARE BEING FORCED TO LEAVE HOME BECAUSE NOTHING POSITIVE EVER HAPPENS HERE! DO YOU WANT ME TO WRITE IT ON YOUR FOREHEAD.
Report this
MisterChips
Warning: sarcasm ahead. Humor-impaired, take note.
Thanks to flyguy and others, I am now fully convinced that we can cancel Buffalo Old Home Week because once this tower goes up, we'll quickly get back those lost 500,000 (or whatever figure was cited) Buffalonians. The hard-working Marti Gorman & crew can take a well-deserved vacation. Uniland will save Buffalo for us. Who knew it would be so easy?
Report this
gaustad
Mister chips - its a must needed step in the right direction - showing people abandoned buildings and Sabres emblems aint gonna cut it - show them some progress and maybe they might see some upside.
MOST PEOPLE HERE ARE BROKE - DRIVE BEATERS AND LIVE IN THERE PARENTS BASEMENT.
Those that have left are following a monetary and career goal that can not be fullfilled here.
Report this
gretchencercone
Glencora-- I am chair of the steering committee that heads the Lancaster/Melbourne Block Club. Under no circumstances has our Block Club issued a lawsuit regarding the curb cut. Please be sure that you have the facts before posting erroneous information. The fact is that some (five or six, I believe) residents of our street, independently, have filed such a suit. Additionally, several of the people involved in this lawsuit do support the project, just not the curb cut onto Lancaster.
Speaking for myself, not on behalf of the Block Club, I am very excited to see this addition to our neighborhood. I know of many others (none of whom are even close to 25) who share these sentiments. The irony of a group of people in a tall building on the circle debating another tall building on the circle is not lost on us. For years, we have dealt with our views being blocked by the Park Lane building, the increased traffic, etc. I chalk this up to living in a vibrant city, and that's why I live here.
Report this
Confused
Glencora --- Can you please provide me with citation for the documents you reference in your argument No. 5. I would be interested in reviewing such document and determining for myself how governing the authority is that you are relying on for this argument.
What is Olmstead's vision for the City? Based on your argument, he would oppose any development along any of his parks. However, in other cities with Olmstead parks, this is simply not the case. For example, what about Columbus Circle? Here is a circle that is next to one of his parks, Central Park. Has is stopped any development? No. Instead, because of its location next to the Park, development has flourished. I agree with you the actual circles and parks themselves should not be touched. However I have never seen nor read anything which stated Olmstead wanted to discourage development along his parks. Instead, even during Olmstead’s lifetime, he witnessed great development along 5th Avenue, Central Park South and West after his park was created. I actually believe he would be very proud of his accomplishment today and development that has sprung from it (expect maybe in Buffalo).
Report this
knowledgedableone
As far as the plans being given to Mr. Lippes, Site plans are available for viewing at City Hall during normal business hours. Can you show up during normal business hours and walk home with a set of plans? No of course not. Did Mr. Lippes file a Freedom of Information Request? Yes. By law the City has 21 days to prepare and send the requester a set of plans.
So the discussion that the City somehow failed to present the Park Lane residents with the plans is way out of line. On any given day individuals wanting to review Site Plans presented for a Public Hearing can walk into City Hall and view them (that is if you don't have a day job) or if you are able to,by virtue of being an attorney hired at $500 an hour or a retired and have the luxury of involvement by virtue of your previous life's work.
Report this
hodgepodge
mister chips: warning; more sarcasm ahead. let's stop this project before it starts because preserving gates circle as is what I want. love that rite aid down the street and the smell & sight of those gas stations on the corner of delevan are really special to me. screw uniland; my faith lies with the residents of lancaster and the park lane b/c they truly are looking out for us all. we all know that they're not out for themselves on this one. and, why blemish our record over the last 40 years of getting every major development decision wrong?
Report this
JohnnyWalker
I think Glencora's confusion comes from spending too much time with her cousins Glenlivit, Glenfiddich, and Glenkinchie.
Report this
BROKEEPSBLOCKINGME
WHAT ARCHITECTURAL & HISTORICAL TOURISM? WE HAVE NO TOURISM...PERIOD!!! YOU CRUCHY HIPPIES REALLY HAVE TO WAKE UP AND SMELL THE GRANOLA...NOONE COMES TO BUFFALO TO SEE THIS STUFF!!! WHAT IS THE ECONOMIC CONTRIBUTION TI BUFFALO FROM HERIATGE AND ARCH. TOURISM? A FEW THOUSAND DOLLARS??? I MEAN REALLY... ENOUGH IS ENOUGH FROM YOU OBSTRCUTIONIST ASSHOLES... LET THE PROS LEAD THIS CITY AND GO BACK TO SPOT COFFEE AND STINK UP THE JOINT
Report this
Glencora
Okay - how about this?
1. Yes, Mr. Lippes did request a copy of the plans. Yes, there is a law which states he must receive them. By scheduling the meeting within the 20 days allowed for the city to respond to the request, Mr. Lippes was therefore unable to have the plans examined by experts in urban planning, which may have provided him with much needed information.
2. The article above incorrectly states that a traffic impact study has not been done. It has been done, and concludes that with 123 parking spaces available for the 68 units, only 31 cars would be added to the morning rush hour, and 28 to the evening. Not one person in that room that I could see bought those numbers. They're ridiculous. The Gates Circle area is already considered a Level 4 area (with level 5 being the most congested). The curb cut is apparently intended to try and relieve some of the exiting from the Delaware Ave. egress. That means directing the traffic from a main artery onto a residential street, and destroying a local green space to do so.
3. One of the people who spoke at the meeting represented himself as a board member of the Lancaster St. Block Club, and (I believe) stated that they were suing the city. If I misunderstood his statements, I apologize. He also stated that he was not opposed to the building at 33 Gates, just the curb cut. If I misrepresented this opinion, again, my apologies.
4. There has been no environmental impact study done, which is a requirement for all major construction projects.
5. There has been absolutely no information disseminated regarding the ability of the power grid, sewer, and water systems to accommodate the proposed tower. The area is already subject to brownouts at peak usage times, and there is currently no way of knowing if the grid could handle the increased demand. The same is true for the water and sewage systems - both could be overwhelmed by the size of the new tower.
6. The current problems in Seattle include traffic jams that can last as long as 4 - 5 hours, overwhelmed city services such as fire departments, police and hospitals, problems caused by shoddy construction and many other problems caused by poor urban planning.
7. If you want to live in a Boston or Seattle, please go ahead and do so. Buffalo is not now, and hopefully will never be, anything like those cities. And I can assure you there are plenty of people in both places who wish that those "quirky little rules" had been in place to save their neighborhoods, which is what they are designed to do. During the course of the meeting, it was explained that buildings of this type, "splinter buildings," have actually been outlawed in NYC since 1983. I would have to do more research to be sure, but it was explained to me that they are called "splinter" buildings because that is what they do - they splinter neighborhoods.
7. As far as Buffalo hasn't progressed in 50 years - maybe you haven't been paying attention but - The City Center, The Lofts on Elk Street, The Sidway, the Granite Works, the Statler, The Mansion, Chippewa St, the new condos on the waterfront, and how many other buildings that are currently being rehabbed or constructed? This NOT the only project in this city, and not the most important project, by a long shot. But it could be one of the most destructive.
8. One of the residents of the Park Lane did request that members of the Board come to the Park Lane so that they could see the building site more in context, rather than just as a two-dimensional drawing. One of the board members jokingly asked if they should come for lunch or for dinner, to which the resident replied, also jokingly, come for lunch, dinner, or cocktails. Then everyone laughed.
9. And finally, a question - with all the new developments that are going on in downtown and on the waterfront, what has all of you so convinced that this one project will somehow save the city? I don't happen to have a degree in urban planning, but I know people who do. And they, to a person, are convinced this building could make the Gates Circle area unlivable. It's been stated to me that housing in the (literal) shadow of this building could lose as much of 30% of its current value. How is this a benefit to the neighborhood?
Report this
BROKEEPSBLOCKINGME
SO TYPICAL BUFFALO...YOU F#@%$#@CKING LOSERS ARE TALKING ABOUT CURB CUTS!!!!! EXCUSE ME WHILE I GO PLAY GOLF AT THE WYNN GOLF COURSE, GET A RUB N, THEN GO HIKE RED ROCK CANYON. THIS IS jet2vegas..... THEY KEPT BLOCKING ME!!!
Report this
stinker
Glecora, you wouldn't last 2 minutes on a witness stand the way your facts are changing. You admit you may have misunderstood this or that. What else didn't you understand. Your credibility is shot as to what you heard, or didn't hear. As far as Buffalo's infrastructure, It's built to handle 700,000. So I guess your doom and gloom is a little misplaced. The sky is falling... The sky is falling ...
Report this
Digginit
BROKEEPSBLOCKINGME: Really.....believe me when I say it is a very small minority that are going haywire over that dumb curb cut issue from the Lancaster Avenue Area. The "ringleader" of the 5 or 6 people really just needs something to argue about. It is NOT the majority.
Glencora - I too, am thoroughly flattered that you have lumped myself and my husband (11 years my senior) into the 25 and under category! YIPEE!!!
We have owned our home around the corner from this proprosed project for 10 years. We bought when NO ONE was buying in the City - our house sat vacant for 8 months before we bought it. Now it would not sit a day. We have watched the City reassess our home to well over double of what we paid for it 10 years ago, as most of this immediate area has. We are thrilled that this neighborhood has taken off the way it has, as well as many other areas of the City.
We truly hope that this project gets the green light so we can have 22 floors of new neighbors very soon.
Report this
JoeS