New Buffalo Convention Center: Site Selection Study
by Cannon in association with SMG
November 1998
(This document was acquired from Erie County and placed on the Internet by The Preservation Coalition of Erie County)Table of Contents
Executive Summary
1. Introduction / Analysis
2. Site Evaluation
3. Program Test Fit
4. Detailed Evaluation
5.Site Recommendation
6. Existing Facility Reuse Options
7. Conclusion / Next Steps
Appendix
Acknowledgements
Introduction
During the past year several initiatives have been generated by Erie County, the City of Buffalo, the Buffalo Convention and Visitors Bureau, and the Buffalo Convention Center Corporation in response to depressed economic conditions in downtown Buffalo, New York. These initiatives have included studies by the C. H. Johnson Company and Economics Research Associates which concluded that replacement of the existing Convention Center would be an appropriate step to assist in Vie revitalization of the downtown area. In order to complete the planning for such a facility, several issues needed to be resolved, most importantly being its location.
In September, 1998 the Erie County Department of Environment and Planning selected a team of firms led by Cannon to evaluate potential sites within the downtown area for the new facility. Cannon is in association with SMG, a world leader in the development and management of public assembly facilities. The combined expertise of the two fins includes more than 65 successful Convention Center projects and brought proven problem solving abilities to the project. Intimate knowledge of local real estate issues and familiarity with governmental process was provided by J.R. Militello Real Estate. infrastructure and traffic engineering issues were addressed by Watts Engineers and DiDonato Associates.
The process was coordinated with Erie County and the public through the Convention Center Steering Committee and the Convention Center Task Force. These two bodies provided representation for a broad spectrum of local government. business. and community organizations.
The team reaffirmed the County's goals and objectives, refined the Convention Center program, which had originally been developed by C.H. Johnson Company. Additional issues were considered including regional relationships to major transportation corridors and gateways, adjacent land use, historical implications, urban context, civic use patterns, vehicular circulation, architectural scale and massing, and pedestrian circulation patterns. The Team developed a method for objectively measuring the potential of sites within the downtown area against essential criteria. The Building Program, Development Objectives, and Essential Site Criteria were then applied to 9 sites which had been identified through earlier studies and by interested parties in both the public and private sectors.
The evaluation process continually refined potential sites with the greatest promise to be subjected to more detailed study at each phase of the study. The Convention Center Steering Committee and Task Force were presented with the results of each evaluation and given the opportunity to clarify existing issues or raise concerns with the conclusions being presented. These conclusions reflected consensus among the consultants, the Steering Committee, the Task Force. and the public sectors it represented.
Development Objectives
A review of the development objectives was undertaken in the context of the needs of a vibrant and competitive convention center as well as the long-term economic development objectives of Westem New York and Buffalo. The development objectives were reviewed with the Steering Committee and the Task Force for their input.
The development objectives as summarized below form part of the basis for the evaluation of the selected sites:
1. Build a fully functional. state-of-the-art convention center.
2. Create a safe and appealing convention center district.
3. Re-establish Buffalo as a convention destination.
4. Generate new room nights / increased hotel occupancy.
5. Stimulate growth for existing downtown business.
6. Create reuse for existing Convention Center.
7. Present a high quality image of Buffalo.
8. Reinforce downtown Buffalo's position as a regional hub.
9. Bring more regional residents downtown.
10. Improve Buffalo's visitor/ tourist infrastructure.
11. Serve as a catalyst to economic development in the region.
12. Stimulate long-term development / redevelopment downtown.
REGIONAL MAP - UNABLE TO REPRODUCE
Urban Design Issues
Several key Urban Design considerations have been analyzed during this study to evaluate potential settings that the new Center will occupy. The issues are as follows:
ï Land Use: This graphic identifies the existing uses within the study area and identifies relationships between the various functional areas.
ï Historical Survey: This identifies the boundaries of the Joseph Ellicott Historical District, West Village, and the Theater District. This map also identifies National Historic Landmarks and significant structures in the City.
ï Context: This graphic displays open space, potential points of attraction, and existing hotels in the study area.
ï Civic Space: The importance of the original City Plan is emphasized in this graphic. Although physical barriers do exist, this map highlights the intent of the historic plan.
ï Massing / Scale: Building heights are illustrated in this piece to allow a visual understanding of urban density.
ï Pedestrian Circulation: The intent of the map is to highlight the zones of pedestrian circulation, identify target destinations, and pedestrian generators.
ï Vehicular Circulation: This map identifies the vehicular circulation routes, one-way streets, and major bus routes.
LAND USE MAP - UNABLE TO REPRODUCE
CONTEXT MAP - UNABLE TO REPRODUCE
HISTORICAL SURVERY - UNABLE TO REPRODUCE
CIVIC SPACE - UNABLE TO REPRODUCE
MASSING MAP - UNABLE TO REPRODUCE
PEDESTRIAN CIRCULATION MAP - UNABLE TO REPRODUCE
VEHICULAR CIRCULATION MAP - UNABLE TO REPRODUCE
SITE LOCATION MAP - UNABLE TO REPRODUCE
Site Characteristics
The entire downtown, an area of approximately 136 blocks, was studied for potential sites having the characteristics necessary to support the new Center. No single block was of sufficient size to support the program, and multi-block areas were evaluated within the criteria established for the project. Initial evaluations included waterfront, central business district, and perimeter sites. Nine sites were identified as having the potential to meet the criteria. As several of these sites had been identified in the C.H. Johnson Company study and others had been nominated by individuals, it was decided to identify each with an alphabetic character. The following briefly describes the characteristics of each:
Site A
ï Site Boundary: Roughly bounded by the Root Building on the north, Franklin Street on the Mohawk Street on the south and Delaware Avenue on the West
ï Area: 7.5 acres
ï Usage: Current site usage is varied including open surface parking, office, residential, and commercial occupancies
ï Access: Vehicular access is available from I-190 via the Niagara St. Exit and from Rt. 33 via cross-town use of Delaware Avenue, MoHawk Street, and Franklin Street.
ï Adjacent Area: The area includes Street corridor and the Theater District. The area to the south includes the existing Convention Center and the Statler Office Building.
ï Significant Features: Buildings of note include the Hertz Garage and the YWCA and the Firstmark Building. Structured parking is available via the Augsberger and Convention Center Ramps. Primary frontage is on Delaware Avenue.
Site B
ï Site Boundary: Boundaries of the site are Franklin Street on the west, Mohawk and the Bergers Building on the north, Pearl and Main Street on the east, and Court Street on the south.
ï Area: 5.8 acres
ï Usage: Current usage is city-owned building space and the Convention Center.
ï Access: Vehicular access is available from I-190 via the Niagara St. Exit and from Rt 33 via cross-town use of Delaware Avenue, Mohawk Street, and Franklin Street.
ï Adjacent Area: The adjacent area includes the City Government center, adjacent offices, the Light Rail Transit Mall, and service functions for buildings backing onto Pearl Street.
ï Significant Features: Structured parking is available at the Convention Center Parking Ramp and the Fernbach Ramp. Connection to the Hyatt is via an existing skywalk.
Site C
ï Site Boundary: Site C is bounded by Main Street on the west, Huron Street on the north, Blossom Alley on the east, and Broadway on the south.
ï Area: 11.0 acres
ï Usage: Current usage includes commercial, retail, educational, and open surface parking
ï Access: Vehicular access is immediately available to Rt. 33 and I-190.
ï Adjacent Area: Adjacent areas include Fountain Plaza, Lafayette Square
ï Significant Features: Principal buildings include period buildings on the 500 Block of Main Street, Catholic Charities, the City of Buffalo Fire Dispatch Center, the University of Buffalo Education Center, and the Mohawk Parking Ramp. Primary frontage is on Washington Street. Connection to the Hyatt is easily accomplished.
Site D
ï Site Boundary: Site D is bounded by Washington Street on the west, Goodell Street on the north, Oak Street on the east and Genesee Street/Chippewa Street on the south.
ï Area: 10.6 acres
ï Usage: The site is dominated by surface parking and has a mix of low rise office commercial/light industrial buildings of varying age along the eastern boundary.
ï Access: Vehicular access is offered directly from Oak Street/Rt. 33. Connection to I-190 is available from Elm Street.
ï Adjacent Area: The Theater District lies one block to the west, with undeveloped land to the east.
ï Significant Features: Historic St. Michael's Church and the redeveloped Market Arcade anchor the west side of the site. The Raddison Suites Hotel is adjacent to the site. No connection to a headquarters hotel is possible.
Site E
ï Site Boundary: This site occupies the entire Main Place Mall property and utilizes the air-rights above the LRRT line. Boundaries include Pearl Street to the west, Church Street on the south, the Liberty Building to the north. and the east boundary of the LRRT on the east.
ï Area: 6.2 acres
ï Usage: The site presently supports the Main Place Mail and surface section of the Transit Mall. Also included is the 1000 Car City of Buffalo Main Place Parking Facility.
ï Access: Access to the site is available through use of the general downtown street network. Direct access is limited to Pearl Street from Rt. 33 and through the downtown street network from the I-1 90.
ï Adjacent Area: The principal site frontage is on Buffalo Place. M&T Plaza is sited immediately to the east and the County Government core is immediately to the west. Entertainment areas are reachable to the north and south along the LRRT line.
ï Significant Features: The site offers intriguing possibilities for a Convention Center in the heart of the city. The existence of a 25 story office tower also provides potential for a headquarters hotel as part of the Center.
Site F
ï Site Boundary: The site is bounded by Clinton Street on the north, Oak Street on the east, South Division on the South and Ellicott on the west.
ï Area: 7.5 acres
ï Usage: The site is presently used for surface parking, an urban park, and the NFTA Transportation Center and offices.
ï Access: Access is direct from both Rt. 33 and 1-190.
ï Adjacent Area: Adjacent uses include Erie Community College and its associated sports facility, general offices and banking functions and the Erie County Main Library.
ï Significant Features: The site contains a significant public use in the Transportation Center. This facility would require replacement prior to demolition.
Site G
ï Site Boundary: The site is bounded by Exchange Street on the north, Washington Street on the east, Ferry Street on the south and Marine Drive on the west.
ï Area: 14.7 acres
ï Usage: Site G occupies a broad area presently supporting both Memorial Auditorium and the Donovan State Office Building. Included in this site is the Webster Block which is used for surface parking and a surface parking area adjacent to the Marine Drive apartments.
ï Access: Access is via city streets from the Skyway Bridge (NY Route 5), I-190 Elm Street Exit, and Rt. 33.
ï Adjacent Area: The adjacent area is presently used as surface parking, Marine Midland Center Service, Marine Midland Atrium Office and the Buffalo News. The proposed Inner Harbor Development is scheduled to occur adjacent to the site in 3 to 5 years.
ï Significant Features: The site is bisected by the LRRT system and has access to heavy rail on the north. The dominant features of the site (Memorial Auditorium and the Donovan State Office Building) will require demolition to construct the new facility. The Webster Block is the proposed location for construction of a new headquarters hotel.
Site H
ï Site Boundary: The site is bounded by the Buffalo News property on the north, the Mississippi Street R.O.W. on the east, Perry Street on the south and the Marine Atrium on the west.
ï Area: 9.4 acres
ï Usage: Present usage is surface parking for the Marine Atrium office building.
ï Access: Access is via Oak and various cross streets from Rt. 33 and the Elm Street exit of I-190.
ï Adjacent Area: The surrounding area is dominated by surface parking and service functions. The area is in transition awaiting redevelopment with the exception of the recently constructed Marine Midland Arena and Marine Atrium office building.
ï Significant Features: The site is essentially featureless.
Site I
ï Site Boundary: The site is bounded by Perry Street on the north, Michigan Avenue on the east, South Park Avenue on the south and Illinois Street on the west.
ï Area: 8.7 acres
ï Usage: The site is utilized as surface parking for office uses during the day and event parking for the Marine Midland Arena.
ï Access: Access is via Oak and various cross streets from Rt. 33 and the Elm Street exit of 1-190.
ï Adjacent Area: The surrounding area is dominated by surface parking and service functions. The area is in transition awaiting redevelopment with the exception of the recently constructed Marine Midland Arena and Marine Atrium office building.
ï Significant Features: The site is essentially featureless.
Essential Site Criteria Matrix
Each of the nine sites was studied and the site size and characteristics were categorized. Each site was then analyzed to determine whether it met the Essential Site Criteria. The matrix below summarizes the analyses: Four of the nine identified sites met all of the essential site criteria.
Site Essential Site Criteria A
B
C
D
E
F
G
H
I
1.01 Size to meet program 7.5 acres X
X
X
X
X
X
X
1.02 Site available X
X
X
X
X
X
X
X
X
1.03 Existing hotel adjacency or new
hotel opportunityX
X
X
X
X
1.04 Public and service access X
X
X
X
X
X
X
X
X
1.05 Parking X
X
X
X
X
X
X
X
X
1.06 Attractive, marketable location X
X
X
X
X
X
X
Rating: X YES
Based on application of the Essential Site Criteria, Sites A, C, E, and G were determined to be broadly acceptable and selected for further study.
Clarifications are as follows:
ï Site E was included in this group even though its site area was achieved in a vertical fashion rather than through ground area availability.
ï Site B was determined to be too constrained to function properly.
ï Site D lacked an opportunity for a headquarters hotel.
ï Site F was determined to lack a headquarters hotel opportunity. The Lafayette Hotel,
which is adjacent to the site, is considered to be a prime candidate for restoration and rehabilitation, but is unlikely to have the features necessary for a 'headquarters" designation.
ï Sites H and I were considered to lack an opportunity for a headquarters hotel and were considered to lack attractive and marketable locations.
Program Test Fit Guidelines
Following direction of the Convention Center Task Force to proceed with Sites A, C, E, and G, a more refined set of evaluation criteria was developed and applied to each site. In addition, the refined Convention Center building program was converted into blocks to allow concept planning and testing of each site's compatibility.
Refinements included:
ï Site Characteristics were studied to include provisions for expansion. It was the lack of expansion which contributed to the existing Center's inability to respond to current market demands. Impact on urban infrastructure was also added noting the critical issues involving the existing street patterns and utilities.
ï Access issues such as bus loading/parking, local traffic impact, taxi access, and service vehicle considerations were studied.
ï Urban Design Considerations were studied as a distinct set of criteria.
ï Marketability issues were developed based on SMG's experience with Convention Centers throughout North America.
ï Public Policy Objectives were also added. This sector also prompted meetings with the City of Buffalo Master Planning Consultants to ensure compatibility with the planning process currently underway.
Convention Center Program and Essential Characteristics
Having the right "convention center package"is essential in an increasingly convention, trade, and consumer show and meetings market.
Program Total Range
ï Exhibition Halls
125,000 SF ï Meeting Space 25,000
ó
30,000 SF ï Ballroom Space 25,000
ó
30,000 SF ï Public Circulation / Public Services 67,800
ó
80,500 SF ï Service Support 85,150
ó
98,900 SF ï Food Service 14,800
ó
16,750 SF ï Administration 5,900
ó
7,000 SF Total Gross Square Footage 348,150
ó
388,150 SF ï Potential for Expansion 75,000
ó
150,000 SF
Characteristics
ï easy access to regional highways and airport.
ï Ample secure parking nearby (minimum 500 spaces).
ï Connected to "headquarters" hotel.
ï Proximity to other nearby hotels.
ï Flexibility in exhibition hall and meting room size.
ï Latest technology.
ï Highly functional and efficient building.
ï Efficient loading / service area with nearby marshaling area.
ï Restrictive building in an attractive / animated setting.
ï Excellent amenities and services within and nearby.
Assets and Constraints
Site A
Assets
ï Good taxi access
ï Available structured parking nearby
ï Provides good street level animation
ï Has a positive impact on the surrounding neighborhood
ï Capitalizes on proximity to Chippewa Street entertainment and the Theater District
ï Has A positive impact on existing downtown business
ï Has a positive impact on surrounding land use/investment
Constraints
ï Requires vertical expansion to meet future demands
ï Severely constrained service vehicle access and marshaling
ï Difficult connection t Hyatt Hotel
SITE A TEST MAP ñ UNABLE TO REPRODUCE
SITE A SECTION MAP ñ UNABLE TO REPRODUCE
Assets and Constraints
Site C
Assets
ï Good site expansion potential
ï Good Bus loading and parking
ï Excellent service access and marshaling
ï Excellent pedestrian access
ï Good taxi access
ï Has a good program relationship to the site
ï Provides good street level animation
ï Has a positive impact on the surrounding neighborhood
ï Provides a good image
ï Has good ìmarketabilityî
ï Reasonable proximity to entertainment and the Theater District
ï Has a positive impact on existing downtown business
ï Has a positive impact on surrounding land use/investment
Constraints
ï Difficult connection to Hyatt Hotel
SITE C TEST FIT MAP ñ UNABLE TO REPRODUCE
SITE C SECTION MAP ñ UNABLE TO REPRODUCE
Assets and Constraints
Site E
Assets
ï Excellent pedestrian access
ï Good taxi access
ï Ample structured parking available nearby
ï Provides good street level animation
ï Has a positive impact on the surrounding neighborhood
ï Has a positive impact on existing downtown business
ï Has a positive impact on surrounding land use/investment
Constraints
ï Unacceptable expansion capability
ï Creates a local traffic impact
ï Very constrained service vehicle operations
ï Poor relationship of program to site
ï No connection to existing headquarters hotel
SITE E TEST FIT MAP ñ UNABLE TO REPRODUCE
SITE E SECTION MAP ñ UNABLE TO REPRODUCE
Assets and Constraints
Site G
Assets
ï Good taxi access
ï Ample structured parking available nearby
ï Positive impact on neighborhood
ï Provides good image
Constraints
ï Unacceptable expansion capability
ï Impacts local street pattern
ï Very constrained service vehicle operations
ï Poor relationship of program to site
ï No connection to existing headquarters hotel
ï Very poor ìmarketabilityî
SITE G TEST FIT MAP ñ UNABLE TO REPRODUCE
SITE G SECTION MAP ñ UNABLE TO REPRODUCE
Short-Listed Site Selection Study Matrix
Site A
Site C
Site E
Site G
Site Characteristics
Size to meet program 7.5 acres 3
3
1
3
Size for expansion 2.0 acres 2
3
0
0
Infrastructure impact 2
2
2
3
Site availability 2
2
2
2
9
10
5
8
Access
Bus loading / Staging 2
3
2
3
Local traffic impact 2
2
1
3
Taxi drop off/pick up 3
3
3
3
Service vehicle access/from highways 1
3
1
2
Pedestrian access/proximity to public transit 2
3
3
2
Parking availability 3
2
3
3
13
16
13
16
Urban Design Considerations
Relationship to site 2
3
1
2
Offers street level animation 2
3
3
2
Impact on surrounding neighborhood 3
3
2
3
Impact on historic structures/open spaces 2
3
3
3
Impact on street pattern 3
3
3
1
Opportunity to present high quality image 2
3
2
3
14
18
14
14
Marketability
Connection to existing headquarter hotel 1
2
0
0
Proximity to other hotels 2
3
1
0
Destination appeal of location 2
3
2
1
Perceived safe and secure area 2
3
2
1
Amenities nearby 3
3
2
1
10
14
7
3
Public Policy Objectives
Impact on existing downtown business 3
3
3
1
Impact on surrounding land use/investment 2
3
3
1
Catalyst to new hotel development 2
2
2
2
Impact on downtown long-term redevelopment 2
3
3
0
Impact on waterfront development 0
0
0
3
Improves visitor infrastructure 2
3
3
2
11
14
14
9
TOTAL 57
72
54
9
Rating: 3: Good 2:Acceptable 1: Poor 0: Does not meet requirement
Final Site Study
The following section evaluates the remaining two sites in a comprehensive manner including:
ï Program relationship to the site
.
ï Parcel acquisition.
ï Existing and required infrastructure.
ï Building demolition/construction staging.
ï Urban design considerations.
- Image of new facility (first impression)
- Street level animation opportunities
- Expansion of the urban core
- Connections to existing headquarters hotel
- Connections to other public amenities
The final site selection matrix which follows this study summarizes the evaluation results and clearly supports a conclusion.
Assets and Constraints
Sites A and C were compared to one another as well as to the criteria in reading a final recommendation. The assets and constraints are shown below:
Site A
ï Assets
Existing parking availability
Proximity to amenities
Positive impact on existing downtown businesses
ï Constraints
Site size to accommodate expansion
Service vehicle access and marshaling
Site C
ï Assets
Site size to accommodate expansion
General access and serviceability
Positive response to all urban design considerations
Positive marketability
ï Constraints
No comparative constraints were noted
SITE A SITE ANALYSIS MAP ñ UNABLE TO REPRODUCE
SITE A PARCELS MAP ñ UNABLE TO REPRODUCE
SITE A DEMOLITION MAP ñ UNABLE TO REPRODUCE
SITE A EXISTING UTILITIES MAP ñ UNABLE TO REPRODUCE
SITE C SITE ANALYSIS MAP ñ UNABLE TO REPRODUCE
SITE C PARCELS MAP ñ UNABLE TO REPRODUCE
SITE C DEMOLITION MAP ñ UNABLE TO REPRODUCE
SITE C EXISTING UTILITIES MAP ñ UNABLE TO REPRODUCE
Site Selection Study Matrix
Site A
Site C
Site Characteristics
Size to meet program 7.5 acres 3
3
Size for expansion 2.0 acres 1
3
Infrastructure impact 2
2
Site availability 2
2
8
10
Access
Bus loading / Staging 2
3
Local traffic impact 2
2
Taxi drop off/pick up 3
3
Service vehicle access/from highways 1
3
Pedestrian access/proximity to public transit 2
3
Parking availability 3
2
13
16
Urban Design Considerations
Relationship to site 2
3
Offers street level animation 2
3
Impact on surrounding neighborhood 3
3
Impact on historic structures/open spaces 2
3
Impact on street pattern 3
3
Opportunity to present high quality image 2
3
14
18
Marketability
Connection to existing headquarter hotel 1
2
Proximity to other hotels 2
3
Destination appeal of location 2
3
Perceived safe and secure area 2
3
Amenities nearby 3
3
10
14
Public Policy Objectives
Impact on existing downtown business 3
3
Impact on surrounding land use/investment 2
3
Catalyst to new hotel development 2
2
Impact on downtown long-term redevelopment 2
3
Impact on waterfront development 0
0
Improves visitor infrastructure 2
3
11
14
TOTAL 56
72
Preferred Site Recommendation
Site C is clearly the best site available for the new Convention Center. Commonly referred to as the Mohawk Site, it offers the size to accommodate both present and future needs, proximity to an existing headquarters hotel and development site options for future hotels, proximity to a major arterial route (Rt. 33) as well as interstate access to the I-190. In addition, it brings an opportunity to create a new public space and link it to the major public space in downtown Buffalo.
Site Characteristics
Size: The 11 acre configuration allows for construction of the complete program and provides 75,000 SF of site area for expansion.
Infrastructure Impact: The proposed site development would include re-opening of Mohawk Street between Pearl Street and Washington Street. The closure of Mohawk Street between Washington Street and Ellicott Street is recommended but not essential to the development of the Center. Infrastructure associatedwith the City of Buffalo Fire Dispatch Center is planned to be incorporated within the new Convention Center.
Site Availability: The site is comprised of 48 parcels of varied ownership. Acquisition is planned through negotiated purchase or eminent domain proceedings.
Access
Bus Loading and Staging: Bus traffic serving the Center will load on Washington and stage on Ellicott.
Local Traffic Impact: As noted above, Mohawk Street is planned to re-open between Pearl Street and Washington Street. Mohawk would also close between Washington Street and Ellicott Street. The opening is viewed as a positive step to encourage cross-town access to the Center and the closing would have minimal impact on traffic patterns. The direction of flow on Washington Street is planned to either reverse or become two way. The preferred solution is to have the traffic in a one-way scheme to the north at least between Genesee Street and Broadway. Final determination of the options will be made so as to be consistent with the new downtown traffic study which is currently under way.
Taxi Drop-off: Taxi traffic will drop visitors on both the Washington Street frontage and the Huron Street Ballroom entrances.
Service Vehicle Access/Marshalling: Service vehicles will access the site from the Oak Street/Huron intersection. Traffic will utilize a ramp up from street level to the Exhibit Hall level which is approximately 3 stories above the Oak Street level. Loading docks, Exhibit Hall access ramps and maneuvering areas are located so that they do not impact the streetscape at ground level.
Pedestrian Access/Public Transit: The Mohawk Site offers significant opportunity to enhance public access and maximize the advantages of public transit facilities. The scheme provides a covered link between Lafayette Square and the new Roosevelt Plaza development.
Parking Availability: The proposed building configuration provides an option to construct structured parking for 1250 cars beneath the Convention Center. These parking spaces would be above ground due to the site topography and would replace the 600 cars lost due to demolition of the Mohawk Ramp. In addition, surface parking would be included in the overall site area prior to final expansion.
Urban Design Considerations
Relationship to Site: The building program is very compatible with the site in that the natural ìfront doorî faces Main Street and the new square while service functions have direct access to the major traffic routes into and out of the Central Business District. The relationship also allows the linkage of major urban features in the City center.
Offers Street Level Animation: The proposed transparent nature of the entrance facades of the building will provide animation of the street frontage on Washington. Due to the development of the new square, the pedestrian and vehicular activity will be visible and will become part of the Main Street frontage.
Impact on the Surrounding Neighborhood: The site and its surroundings have become a service district which is divorced from the activities of the City center. This project will act as a catalyst to bring pedestrian activity to the area along with its private development potential.
Impact on Historic Structures/Open Space: This site creates the opportunity to spotlight two of the most significant buildings in Buffalo. The Niagara Mohawk tower and the M&T Banking Hall are cornerstones of what will become the public gathering center of the city.
Impact on Street Pattern: The impact is positive with the re-opening of Mohawk Street across Main Street. The new facility will require a northerly flow on Washington Street which could become one- or two-way.
Image: The image created by the new Center in context with the quality of the surrounding buildings will be very positive and will create an excellent opportunity for marketing the new facility.
Marketability
Connection to Existing Headquarters Hotel: The connection to the Hyatt Hotel is proposed to link through the historic building frontages on the 500 Block of main Street. The connection will have a high degree of transparency and will provide an all-weather enclosure for movement between the Center and the hotel.
Proximity to Other Hotels: The recently constructed Radisson Hotel is located within one block and the opportunity to restore the historic Lafayette Hotel is enhanced by the Lafayette Square entrance to the new facility.
Destination Appeal of Location: The location is in the architectural and civic heart of the City. The quality of its surroundings will provide great appeal for convention planners.
Safety/Security: The site is highly visible and secure.
Amenities Nearby: It is in close proximity to the entertainment areas of Chippewa Street and the Theater District. It also has direct connection to the sports centers via the LRRT.
Public Policy Objectives
Impact on Downtown Business: The increase in potential consumer volume will benefit this area greatly.
Impact on Surrounding Land Use/Investment: Investment began as soon as this site was identified. The impact on surrounding land use will tend to change from its current use to those which support the convention trade and users.
Catalyst to Additional Hotel Development: Several prime areas have been identified for hotel development to satisfy the demand generated by the Center.
Impact on Downtown Redevelopment: The site provides maximum public benefit in an area which is truly the heart of downtown.
Impact on Waterfront Development: The site does not benefit the waterfront, but rather the heart of downtown which does not have the natural attraction of the water. The Center itself will, however, provide a new source of visitors to take advantage of the other initiatives presently underway on the waterfront.
Improves the Visitor Infrastructure: The new Center will provide an enormous improvement in the area and will promote private sector development focused on visitor services.
CITY MAP SHOWING SITE C LOCATION - UNABLE TO REPRODUCE
SITE C SECTION MAP ñ UNABLE TO REPRODUCE
Concept Cost Estimate
Convention Center design and construction costs for the building program described are approximately $100,000,000. This cost is consistent with earlier estimates and anticipates a level of quality which is equivalent to newly constructed Centers such as that in Milwaukee, Wisconsin.
The estimated cost for property acquisition, infrastructure improvements, and demolition of existing structures is approximately $24,500,000.
Private initiatives and self-funding elements such as parking, retail and commercial areas within the Center, linkages to the headquarters hotel, and site improvements are in addition to the estimates shown above.
Existing Center Re-Use Options
There are several re-use opportunities for the existing Buffalo Convention Center. Many of these depend on activities which are currently being developed by both the public and private sectors.
The highest and best use is truly dependent on the outcome of the activities noted above and public policy being determined by the City of Buffalo Master Plan. Several opportunities, however, are available for further study.
1. Replacement for the Central Police Facility: The potential to replace the somewhat aged City facility. The potential parking opportunity within the structure would be a benefit to such a facility.
2. Tennis Sports Facility: Recent renovations at Adams Mark have left the downtown area without a Tennis/Sports facility. There was demand demonstrated at the other site and the high-bay nature of the Convention Center would be compatible with such a use.
3. Commercial Re-Use - Telephone Call Center: The open configuration of the exhibit hall floor and the existence of fiber-optic infrastructure makes this a candidate for a growing segment of the private sector.
4. Casino: Casino gambling is a potential use which could help generate additional demand for both hotel space and act as an attraction for convention business.
5. Exploratorium: This is also a growing market which would fit well within this type of building. It is a family-use facility and may fit within an overall Master Plan for the downtown.
6. Mixed-Use Retail: The potential for two ìfront doorsî on different levels offers potential for mixed use focused at different market needs.
7. Structured Parking: The potential for conversion exists provided the need is supported by the City Master Plan.
8. Re-Capture: The value of the land at this location may be greater than the improved value for several types of uses and densities. The existing Center could be demolished to make the site available.
9. Combination Uses: Any combination of uses could be explored. A combination of 4, 5, 6, and 7 are shown, along with the existing condition on the attached plans.
EXISTING CONVENTION CENTER 1ST FLOOR PLAN MAP ñ UNABLE TO REPRODUCE
EXISTING CONVENTION CENTER 2ND FLOOR PLAN MAP ñ UNABLE TO REPRODUCE
PROPOSED USE PLAN 1ST FLOOR PLAN MAP ñ UNABLE TO REPRODUCE
PROPOSED USE PLAN 2ND FLOOR PLAN MAP ñ UNABLE TO REPRODUCE
Conclusion
The study has evaluated the downtown area objectively and has selected the most appropriate site for the New Buffalo Convention Center. The Mohawk Site offers all the qualities necessary to maximize the new Centers effectiveness. It promotes the objectives of creating a safe and appealing district, stimulating growth for existing downtown business, presenting a high quality image of the city, serving as a catalyst for economic development, and stimulating long-term development and redevelopment.
The ìnext stepsî include identifying funding sources and providing a Convention Center design which capitalizes on the opportunities identified in this study. We hope that the momentum generated in the past 3 months will continue as this project moves forward.
Throughout the process, the consultants were supported and assisted by the Convention Center Steering Committee chaired by Commissioner Richard Tobe, and the Convention Center Task Force chaired by Deputy County Executive James Keane. We would like to extend our thanks to each of the Committee members for making our ask both enjoyable and fulfilling.
Convention Center Task Force
Mr. Keith M. Belanger
Administrative Vice President
Facilities Management and Services Group
Manufacturers and Traders trust Company
Mr. Leroy Coles, Jr.
Buffalo Urban League
Ms. Laurie Dann
Waterfest Inc.
Mr. Patrick Fagan
President
Sheaís Performing Arts Center
Mr. Richard Geiger
President/CEO
Greater Buffalo Convention & Visitors Bureau
The Honorable George A. Holt, Jr.
Erie County Legislature
Mr. James Keane
Deputy County Executive
County of Erie
Dan D. Kohane, Esq.
Chairman, Buffalo Convention Center Management Corporation
Hurwitz & Fine
The Honorable Dale Larson
Erie County Legislature
Mr. Jordan Levy
Co-Chairman
Softbank Services Group
The Honorable Anthony M. Masiello
Mayor, City of Buffalo
The Honorable James W. Pitts
President
Buffalo Common Council
Mr. Lewis Rich
VP/Regional Director
Empire State Development Corporation
Mr. Timothy Rigas
Chief Executive Officer
Buffalo Sabres
Adelphia Cable Communications
Dr. Andrew J. Rudnick
President
Buffalo Niagara Partnership
Commissioner Richard Tobe
Department of Environment & Planning
County of Erie
The Honorable Paul A. Tokasz
New York State Assembly
Convention Center Steering Committee
Mr. Keith M. Belanger
Administrative Vice President
Facilities Management and Services Group
Manufacturers and Traders Trust Company
Mr. Thomas Blanchard
Empire State Development Corporation
Mr. Richard Geiger
President/CEO
Greater Buffalo Convention & Visitors Bureau
Commissioner Joseph Ryan
Community Development
City of Buffalo
Commissioner Richard Tobe
Department of Environment & Planning
County of Erie
Site Selection Planning Team
ï Cannon: Architects and Engineersï SMG: Convention Center Planning, Development, and Operation
ï J.R. Millitello Realty, Inc.: Real Estate Identification and Acquisition
ï Edward O. Watts, PE, PC: Environmental Engineering and Traffic Planning
ï DiDonato Associates, PE, PC: Civil Engineers
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