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The basis for the work of the Western New York Environmental Alliance (WNYEA) the Environmental Declaration of and Sha
Agenda for Action provide a framework through which we view the Green Code process and will view its outcomes. WNYEA
knows that our environmental resources are immeasurable assets; they have direct impacts on our quality of life and our econom
As such, there is not a dichotomy between economy and environment; rather the environments stewardship should be seen as a
ource of sustained wealth for all of us.
WNYEA continues to believe in the importance of Buffalos Green Code and is happy to participate in this ongoing process.
administration should again be commended for its efforts in this important arena.
As outlined in the attached document (page 1), there are several main elements in the approach to the plan that could use atten
o make the document stronger, more functional, and more effective:
1) Definitions and Metrics must be added for clarity and progress evaluation.
2) Corridors and District place types need additional development and refinement to adequately capture the nuan
purposes of these spaces while protecting good urban design.
3) Although a good starting point, parcels should not be the only scale used to determinate and define place type, cons
instead both the smaller intra-parcel scale and the larger surrounding street function as well.
4) Both definitions of and plotting of place types should be a reflection of what we aspire these places to be, not ju
reflection of existing conditions.
5) The code must go beyond permissive, it must be proactive to achieve environmentally responsible development.
n our letter to the administration in February of 2011, we laid out several elements that must be included in the final Green C
o achieve the aim of a truly environmentally innovative development framework. The attached document is arranged accordin
hese themes and subheadings:
Environmental JusticeSmart Growth
RetailWaterfrontsVacant LandCorridors and Streets
Public SpaceAccess to Green SpaceOpen Space Districts
Natural Resource Protection and AccessUrban AgriculturePublic Health
Healthy LifestylesSafe Environments
Public SafetyEconomic IntegrationClean EnergyPublic Engagement
While no city has yet to adopt workable policies across the entire spectrum of these issues, the ongoing Green Code process aff
an opportunity to adopt best practices from around the country and beyond. In learning from the successes of others, Buffalo
be in a position to achieve a cohesive and interdisciplinary approach to a responsible and sustainable city for all its residents.
The Western New York Environmental Alliance is committed to helping to bring this project to fruition, and is happy to assist
City and its consultants further as the plan moves toward completion, whether that is continued participation in advis
committees and working groups, working directly with city staff to develop standards for specific issues and uses, translating
practices and policies from other cities to accommodate Buffalos unique on the ground conditions, or enhancing pu
participation through our broad networks.
The many member organizations that contributed content for this review of the draft would like to again thank the administra
for pursuing this review of the land use plan and zoning code. We would like to request meeting to discuss these potential area
mprovements to the Green Code. Please review the attached recommended language changes to the draft principles and le
know how we may be of assistance in the months ahead.
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The Western New York Environmental Alliance Submits the following comments
the draft land use plan unveiled by the City of Buffalo in October 2011.
WNYEA Public Comments November 20
The draft land use plan released at the end of October was residents first look at the proposals the City has crafte
based on public input from across the city and from across various sectors and interests. Though the attachreview is long, it should not be interpreted as a criticism of the direction of the project. Our belief is that what w
draw people to Buffalo will be our ability to generate cutting edge urban thinking, design and development with
focus not just on the present but on the long term future of the City and the region. While there are many positi
elements within the draft land use plan, there is room for improvement.
The Western New York Environmental Alliances goal is to forge a stronger, more innovative
document, and a broader, more intensive dialogue is the way to achieve this aim.
We look forward to working with the City to improve the components addressed herein so that the final version
the Green Code is one that can be successful for our city as well as provide a model for other regions attempting
build a framework of a sustainable city in the 21st Century and beyond.
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In this document
Environmental Justice (page 3)
Smart Growth (page 4)
Retail (page 5)
Waterfronts (page 5)
Vacant Land (page 6)
Corridors and Streets (page 6)
Public Space (Page 9)
Access to Green Space (page 9)
Open Space Districts (page 10)
Natural Resource Protection and Access
(page 11)
Urban Agriculture (page 12)
Public Health (page 13)
Health Lifestyles (page 13)
Safe Environments (page 14)
Public Safety (page 14)Economic Integration (page 15)
Clean Energy (page 16)
Public Engagement (page 16)
Before addressing specific elements,
there are several challenges within the
methodology and/or form of
document, but we are confident each
can be addressed in future revisions.
1) The document would benefit
greatly from a definitions section
clarifying the use of various terms.
Additionally, aside from simply having
principles and worthwhile but
nebulous goals for land use, a
successful document will include a set
of measurable indicators and metrics
to hold development accountable to
those elements residents have held up
to inform the future of Buffalo.
2) The document envisions the city as a
collection of place types
Neighborhoods, Districts, and
Corridors. While there is utility in
dividing the city conceptually into
these categories, there remains a need
to insure that each of these types of
places are well integrated with each
other. Though the documentacknowledges as much, it is worth
emphasizing here that designation as aDistrict should not be an excuse to
dispense with quality urban form
and urban design, but should instead
place an additional responsibility on
these spaces to ensure an appropriate,
welcoming and vibrant sense of place.
Likewise, the definition of Corridor
strikes an appropriate tone and vision
for these designations, but the specifics
of corridor typologies are
unfortunately largely
underdeveloped within the remainder
of the draft and is not reflected
adequately in the mapping.
3) Parcel lines should not be the o
determinant of where one place t
ends and another begins, a broad
look at context and a more finely
grained analysis are in order. Multi
place types and uses may or may no
appropriate within a given parcel ba
on the topography, environmental
sensitivity, potential for stormwatercapture, existing habitat values, etc.
the various sections of that parcel. T
is particularly true in open space
designations, along waterways, and
areas designated as Districts. On th
other end of the spectrum, it would
beneficial for a more coherent group
of place types at the scale of the stre
or block. Ensuring that place
classification do not shift multiple ti
within a small stretch will enhance tability to create cohesive a sense of
place.
4) Mapping andplotting of placetypes is too often defined by the
existing land use and conditions,
rather than the conditions we wo
aspire to see. Likewise, the
descriptions outlined in the Place BaPlanning Handbook adhere too clos
to the existing form of these place ty
and not what the desired form wou
be. Though coding aspirationally m
create non-conforming uses, these
grandfathered building types would
not be displaced by the zoning code
until such time as a major
redevelopment occurred in their pla
and, as such, should cause no practi
concern for existing uses.
5) Though the draft is permissive to
environmentally sustainable practic
to be truly green it must insteadbproactive by requiring, or at the v
least incentivizing, progressive
patterns and innovations in
building, land use and site plann
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For all of the principles and policy
goals outlined in the draft plan, the
draft land use plan fails to even invoke
nvironmental justice terminology. In
n impoverished city with vast
disparities of race and class, which
ontains a disproportionate amount of
ontamination, the revision of theoning and land use code must be used
s an opportunity to mitigate existing
nvironmental inequities while
preventing future degradation from
occurring. We must directly
cknowledge the challenge of the
historical and current industrial and
ransportation pollution that we face if
we ever hope to overcome them to
provide equality and opportunity for
ll residents.
The plan needs to adopt a clear
definition of environmental justice as
he fair treatment and meaningful
nvolvement of all people regardless of
ace, color, national origin, or income
with respect to the development,
mplementation and enforcement of
nvironmental laws, regulations and
policies.
Through the lens of environmental
justice, it is imperative to address the
legacy waste in our community. Given
the regions industrial past, there
remain many environmentally
contaminated sites in the city. In fact, in
Erie County there are 24 schools within
a half mile of a Superfund site(WNYEA/Urban Design Project,
Mapping Waste p. 134). Many of
these sites have been cleaned up but
that often means that the contamination
is still on site, is monitored, and the
sites are not open to the public. Not
only should there be clean fresh and
healthy places to access in the city, there
should be protections in place to
identify and limit access to sites where
there is potential contamination thatcould affect human health and
development, especially in children.
In addition to addressing and
monitoring past pollution, a form-
based rather than use-based code
provides opportunities for the fusion of
both a clean environment and economic
activities. Given the new technologies
available to industries, it is possible for
residential areas to be located
working industry but only
comprehensive environme
regulations are met.
However, one area that still needs t
addressed is residential proximity
high volumes of automobiles
trucks. Too often surroun
neighborhoods have poor air qu
and noise that continues unaba
These areas including neighborho
near the Peace Bridge, I-190 and R
33, and other residential areas near
volume roads should receive e
attention to mitigate and elimi
these negative effects. Relieving
health and wellness burden in t
communities should be a top priorithe Green Code.
Principles of Sustainable Development
The draft land use plan starts with an impressive and concise understanding and outlining of the developmenand decline of the City. This rich context provides a great basis on which to restore and rebuild Buffalo movingforward. What this context also provides is a reminder of the conditions that produced instances oinequitable, unjust, and short-sighted decision making throughout our history. While it is important to buildon the strengths and qualities that make Buffalo unique, this code provides an opportunity to correct some othese past mistakes while ensuring future development occurs in a more sustainable, deliberate and equitableway.
Adopt a clear definition o
environmental justice.
Environmental Justice
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SMART GROWTH
PR INC I P L E S
I N T H E C I T Y S
C O M P R E H E N S I V E P L A N
1. Mix land uses
2. Take advantage of compactbuilding design
3. Create a range of housingopportunities and choices
4. Create walkable neighborhood
5. Foster distinctive, attractivecommunities with a strong sensplace
6. Preserve open space, farmland,natural beauty, and criticalenvironmental areas
7. Strengthen and directdevelopment towards existingcommunities
8. Provide a variety of transportachoices
9. Make development decisionspredictable, fair and cost-effecti
10. Encourage community andstakeholder collaboration indevelopment decisions
The principles of Smart Growth
(sidebar) that focus on creating
neighborhoods with a higher quality of
life and more lifestyle options are
certainly laudable and applicable to
future development in Buffalo. In itsgeneral application, though, Smart
Growth on its own is too narrow a tool
for addressing the challenges and
development patterns in Buffalo, and
the Citys Queen City in the 21st
Century Comprehensive Plan
acknowledges as much. For instance,
Smart Growth is largely silent on the
repurposing of vacant land or on the
reinterpretation of
neighborhoods thathave lost their
viability within the
regional market. For
the next 20 years or
longer the city is likely to contend with
this reality; however,major elements of
the current draft of the land use plan do
not deviate far enough from the
growth-at-all-costs mindset that has
been in direct conflict with the reality of
Buffalos trends for the last six decades.
But rejecting this growth-first mentality
as out of context with reality in
Buffalos challenged communities does
not mean we should resign ourselves to
lower densities and lesser expectations
of vibrant urban neighborhoods. This
density is critical to maintain local
services with a minimum density of 11
units/acre Buffalos average parcel
density. As noted in the plan (GreenDevelopment text box on pg 29), we
should strive to concentrate
redevelopment in neighborhoods
where public life is a key component.
The highest achievement of a land use
plan would be to direct and facilitate
the growth of social capital as much as
it directs the investment of financial
capital.
But because ensuring smart, accessible,
integrated neighborhoods requires
more than conventional land use
planning, any land use plan can offer
only an incomplete picture of the
elements of Smart Growth within acitys future development. This drafts
framework of place types is a bridge
to this broader goal, but work remains
to ensure the rhetoric of Smart Growth
and the reality of future development
are indeed linked. There are several
components of the draft land use plan
where these connections are either
misaligned or working at cross
purposes.
The Place Based
P l a n n i n g
Handbook, for
instance, needs
more clarity in its intent and
definitions. For example, as
employment patterns continue to shift,
do the proposed place types limit or
allow the kind of small-shop innovation
and incubation that is the only
producer of net new jobs in the national
economy? Restricted classification
types that are generally restricted to
residential uses provide no indication
if, or under what circumstances, home-
based businesses are allowed. Further,
multiple place types have been
excluded from the Placed Based
Planning Handbook. For example,
though both are referenced on pages 18
and 19 in the draft land use plan, Open
Space typologies are not broken outand Corridors have been omitted
entirely.
Smart Growth
Elements of the draft do not
deviate far enough from the
growth-at-all-costs mindset
that has been in direct conflict
with the reality of Buffalos
trends for the last six decades.
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Other categories and classifications
provide more direct challenges to a
ustainable vision of the city. For
xample, while separating suburban
etail development from mixed-use
neighborhood centers is laudable, it is
ultimately ill-advised to encourageuburban, car-dependent development
patterns anywhere in Buffalo. More
mphasis, instead, needs to be placed
on repairing the substantial damage
hat this unsustainable development
pattern has already done to the city and
ts neighborhoods. Just because many
ites throughout the city are currently
ingle-use and non-urban, this should
not relegate these sites to a continuing
underutilization in the citys futureplace type modeling and mapping
lassifications.
Permitting Retail Strips is
problematic, particularly when
scattered throughout otherwise
pedestrian friendly commercial areas.
This type of spot zoning is detrimental
to the overall goal of a people-centered
city and degrades quality of lifeimmensely. Full scale redevelopment of
these single-use sites must be a priority
in the plan. Special classification
should not be given to Retail Districts
that would permit them to continue to
ignore the fabric of the city. Conversely,
such sites should be seen as
opportunities to reknit fragmented
neighborhoods by continuing or
restoring the street grid, linking
neighborhoods along underutilizedcorridors, and eliminating the need for
reliance on the automobile to meet
basic daily needs.
However, even where such sites
anticipated to remain suburban in f
in the near term, provisions in the
use plan and zoning code shoul
least require improvement over exis
conditions. For instance, requiring
site stormwater treatment, particulfor larger scale buildings and l
parking lots, requiring
outbuildings to properly front the st
and to prioritize the pedestr
establishing a maximum buil
footprint for big box stores, requi
a greater mix of uses, such as up
level office or residential uses, w
likewise requiring new buildings t
adaptable for non-retail use given
regions over abundance of retail sqfootage and the continued shift in r
patterns nationwide.
Retail
Permitting Retail Strips is
problematic, particularly when
scattered throughout otherwise
pedestrian friendly commercial areas.
Special classification should not be
given to Retail Districts that
would permit them to continue to
ignore the fabric of the city.
Other major questions arise on the
place types flagged for sensitive
waterfront land. The zoning
designations listed as the Outer Harbor,
Buffalo River and Scajaquada Creek
Brownfield Opportunity Areas (BOAs)
reas should reflect a "Yet to Be
Determined" designation. Though the
BOA process is obviously going to be a
omplex multi-pronged deliberation,
here is a strong environmental case to
made retaining these parcels as open
space. The current designations
including "light" and "heavy" industrial
zoning reflected in the published maps
is prejudicial to an outcome that may
very well not reflect the highest and
best use of this land. In fact, the land
use and place type mapping
throughout this document needs to do
a better job of prioritizing parcels as
crucial to watershed and waterfront
access particularly but not solely
where these lands are currently fallow.
Waterfronts
The Outer Harbor, Buffa
River and Scajaquada Cree
Brownfield Opportuni
Areas (BOAs) areas shou
reflect a "Yet to B
Determined" designation.
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Another missing place type, the C-TM
Metro Rail) is listed in the corridor
descriptions (p.19) as an element in the
and use plan, but is not visible in the
uture place type maps. Clarity about
what the existing Metro Rail Corridor
will mean in the new zoning code and
oning map is needed. The code also
hould plan for development along
proposed corridors such as the route
rom downtown through the east sideo the airport. Each light rail stop
hould not just reflect a desire for
nhanced density in the privately held
ands, but a particular focus on place
making in the public realm should also
be expressed. Making each of these
nodal assets a unique and welcoming
destination will grow the importance,
attractiveness, economy and
connectivity of the corridors over time.
As a whole, as it is currently drafted,
the Transportation Corridor (C-T) is a
blunt restrictive classification that
misses the importance of the synergy
between the public spaces of our streets
and the land use types desired. Streets
are the elements of our city which not
only connect us but also represent the
largest component of land in direct
public control. The land use plan needs
to have stronger and more specific
language to facilitate the range of
transportation options necessary to
reinforce healthy communities and
recognize streets as valuable public
places.
These designations are exceedi
important as the City implement
Complete Streets policy and
consideration is given to conver
highways to boulevards to imp
livability and attract investm
throughout the city. The design of
streets must correspond appropria
to the neighborhood place-based ty
in accordance with the placed-b
development strategy as laid out indraft plan. As the future land use
sets the stage for establishing a
regulatory framework of the pri
realm with a place-based developm
strategy, all transportation corri
and facilities should be included in
place-based maps and not lumped
a single ambiguous category.
SMART GROWTH... A STARTING POINT...WORK REMAINS TO ENSURE THE RHETORIC OF SMART GROWTH AND THE
REALITY OF FUTURE DEVELOPMENT ARE INDEED LINKED...
Corridors and Streets
It is not just adjacent to our waterways
hat the highest and best use of a
property may be non-conventional
development. In general, vacant land is
n underutilized asset that is not given
dequate attention in this draft plan.
Though the plan expands use and
development options as an interim
teps in distressed neighborhoods,
einterpretation of land use must not be
imited to communities in distress, nor
should it be limited temporally. From
community gardens to tot-lots to new
civic spaces, using land for community
amenities not only creates
neighborhood cohesion, but also often
increases aggregate land values (and
thereby property tax) to a higher degree
than a single new structure would
contribute. Specific to this point,
community gardens must be
recognized as a viable long term use,
and should be encouraged and/
designated for each community
Public Space, below). Best prac
from other cities set aside sites in
sub-neighborhood to coincide wi
specific number of households
population.
Vacant Land
Vacant land is
underutilized asset that
not given adequate attentio
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n addition to the current
Transportation Corridor (C-T) place
ypes, Boulevard, Avenue, Streets and
Alley/Lane need to be recognized
distinct types of streets and coded as
uch. Table 1 (attached) should be
utilized to define all common street
ypes, which can then be subdivided
nto specific special street typelassifications, such as Main Street,
Woonerf, Festival Street (see table 1.1),
where appropriate. These street types
provide mobility for all modes of
ransportation with a greater focus on
pedestrian, cyclists and transit users. It
s linked more closely to the adjoining
and-use and the need to create a safe
nvironment for all people, rather than
trictly following the conventional but
dated application of functional
classification in determining geometric
criteria.
By defining the street types in
accordance with the adjoining place
types, a framework for street design
guidelines will begin to take shape. As
a preliminary step, many of thetransportation related comments in the
attached mark-up of the land use plans
draft principles reflect the need to code
our streets to reflect and institute
national best practice guidelines. To
establish clarity and precision around
these transportation elements, the plan
should fully incorporate the policy
framework of the Sustainable
Transportation Agenda issued by Green
Options Buffalo (attached as appendix).
Also in the Corridor Place Types
addition to Greenways (C-TG) a
place-type, Blueways/Waterways
TBL) should be included to highl
the multitude of waterways thro
the city that are both natural
capped.
Current best practices in zoning further than defining corridors
street design, though, and typic
incorporates all subdivision and pu
works standards directly in the zon
code. Buffalo should join the rank
cities like Miami and Denver that h
successfully adopted this model, s
the regulations that guide developm
in the city are moving in the direc
of sustainability and smart growth.
Streets are the elements of our
city which not only connect us
but also represent the largest
component of land in direct
public control.
To establish clarity and precision around these transportation elements, the plan should fully
incorporate the policy framework of the Sustainable Transportation Agenda issued by
Green Options Buffalo.
Photo by JoelMann Photo by Green Options Buffalo
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Table 1: Street / Facility Types
Street Type Description Comment
Boulevard*(conventionally arterials)
Traverses and connects districts andneighborhoods within cities; primary a
longer distance route for all vehiclesincluding transit
Often has a planted media
Avenue*(conventionally collectors)
Traverses and connects districts, linksstreets with boulevards. For all vehiclesincluding transit.
May or may not have a med
Street*(conventionally local streets)
Serves neighborhood, connects toadjoining neighborhoods; serves localfunction for vehicles and transit
Alley/Lane Link between streets; allows access togarages
Narrow and without sidewa
*May have segments with specialized functions and features such as a Main Street segment.
Table 1.1: Special Street Types
Street Type Description Comment
Main Street Slower vehicle speeds, favors pedestrians
most, contains the highest level of
streetscape features, typically dominated by
retail and other commercial uses
Functions diferently than oth
streets in that it is a destinat
Drive Located between an urbanized neighborhood
and park or waterway
Transit Mall The traveled way is for exclusive use by buses
or trains, typically dominated by retail and
other commercial uses
Excellent pedestrian access to
and along the transit mall is
critical. Bicycle access may be
supported.
Bike Boulevard A through street for bicycles, but short
distance travel for motor vehicles
Usually a local street with low
trac volumes
Festival Street Contains trac calming, flush curbs, and
streetscape features that allow for easy
conversion to public uses such as farmers
markets and music events
Shared Space
(Woonerf)
Slow, curbless street where pedestrians,
motor vehicles, and bicyclists share space
May support caf seating, pla
areas, and other uses
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As stated earlier and acknowledged in
he draft plan (p. 38), the City should
dopt a policy that every resident
hould be able to access a designated
park or greenspace within a quarter-
mile of where they live. However,
more definition is needed for what
ypes of facilities or which delineation
of Open Space and what acreage or area
will fulfill this requirement. Upon
being identified, though, these spaces
need to be protected in the zoning code
and not be considered transitional uses,
and a corollary standard needs to be
adopted for Community Gardens. This
should include not just neighborhoods
where there is substantial vacant
property but areas that are currently
densely populated, such as the upper
west side. Anywhere there are not
parks or open spaces for public use,
new facilities should be provided and
protected within the one quarter-
benchmark. However, this may inc
play streets that limit traffic w
open land is unavailable. The
street or woonerf (referenced in
Corridor section above) is a con
well established in Europe where s
streets are designated primarily
pedestrian use but permit use by
for access and parking, but
thoroughfare traffic.
The Natural Environment
The depopulated city offers excellent opportunities to try non-conventional redevelopment of vacant properties
essentially a rare chance to rebuild a 19th century city with a 21st century understanding of environmental impact
and synergies. However, it is critical to develop a policy that outlines which of these non-conventional uses i
transitional (where the sites will be incorporated into other uses over time), and which are permanent (to be
permitted and protected in the long term). Using green open space as an example: If a vacant property is to be used
for recreation space for the neighborhood, will that space be incorporated into the permanent open space profile ofthe city, or will it someday become housing to provide sufficient density in the neighborhood to support loca
services? Each place type designation requires this kind of thoughtful consideration and definition.
It is critical to develop a policy that outlines which non-
conventional uses are transitional and which arepermanent.
Public Space
Access to Green Space
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Modifications should also be made to
he definitions for types of Open Space
Districts. As referenced in the
ntroduction to this letter, not all parcels
an be defined as a single land use or
place type. All open spaces shouldprovide multiple use opportunities, not
just one: recreation and habitat,
tormwater management and sports,
lean air and passive recreation, and so
on. In fact, nearly all Open Space
Districts contain or should contain
more than one of the Olmsted,
Recreational, Civic or Natural divisions
urrently outlined (p. 18).
n the Place Based Planning Handbook,he D-OO Olmsted definition should
emain, yet it should be more explicit
hat the place and usage types within
ach park are to be defined by the
Olmsted Conservancys Plan for the 21st
Century. The definition of D-OR
Recreational is appropriate for
playfields, etc. within parks as open
space designed to accommodate active
recreational uses, both structured and
informal. D-OC Civic captures the
character of these smaller spaces well,
yet the City is largely lacking in thistype of gathering space in many
neighborhoods a situation that should
be addressed. Likewise the D-ON
Natural definition is appropriate, yet
walking or biking trails that are part of
a broader system should be indicated as
places in the Corridor typology.
There should, however be additional
delineations of Open Space, including:
D-OG Community Gardens either plot based or communal (whether within
parks or integrated within a
neighborhood block); D-OI Park/
Informal Recreation resembling
Olmsted aesthetic or otherwise
highlighting Buffalos heritage (the city
should add more such parkland
particularly along the waterfront
on the east side); D-OP Conserva
Protected Areas spaces that have
habitat value and should be prote
(see Table 2).
Additionally, many open spaces in
city are owned by institutions or
private, and, again because of
parcel based divisions, this is
reflected in the current d
Unfortunately open space is too o
a term to describe underutilized l
blank lawns or berms which do
provide benefits to humans or to
environment. Policies should go
the use of undeveloped land, example, within campuses, sc
grounds or existing office parks, wi
mix of with regulations and incent
to provide public access
accommodations to on-site produc
open space.
Open Space Districts
Open Space District Description Comment
D-OOOlmsted
Large, meadow-like parks designed byOlmsted with a primarily passive,pastoral, or picturesque character
The various place types within theseparks should be explicitly guided bythe Plan for the 21st Century
D-OIInformal Recreation
Contemporary public park spaceresembling Olmsted aesthetic orotherwise highlighting Bufalos heritage
More such parkland should be addedparticularly along the waterfront andon the east side
D-ORRecreational
Open space designed to accommodateactive recreational uses, both structuredand informal
Appropriate for ball fields and courtswithin parks, school facilities, etc.
D-OCCivic
A formal space that takes on thecharacter of a civic green of plaza usually
of small to medium scale.
Goal should be to introduce more ofthese central gathering places,
potentially at least one per planningcommunity
D-OGCommunity Gardens
Open space designated for communal orplot based ornamental and vegetablegardening
Appropriate within parks or onpreviously vacant land a targetamount of protected space should bestablished per community
D-ONNatural
Naturalized open space or conservationarea with no, or few, active uses asidefrom walking or biking trails
Walking or biking trails that are partof a broader system should beindicated as places in the Corridortypology
D-OPConservation/ Protected Area
Spaces that have high habitat value andshould be protected
Table 2: Open Space District Revisions
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1 Draft Land Use Plan Com
n many ways Green Infrastructure
hould be the primary principle
underlying the new landuse plan. This
nverts our usual planning strategy
because it assumes the city is a network
of green that provides quality living for
ll residents, multiple uses of openpaces, a healthy environmental,
networks of green (such as Olmsted
Parkways) and productive landscapes.
Housing, services, and work places are
hen placed within the green structure,
ather than having natural areas
ubsumed by or accommodated within
he city. Though a new conception, in
many ways this city in a park concept
uilds on Olmsteds grand vision.
For a fundamentally environmentally
ocused code, the relationship between
built form and systems in the land use
plan must adequately address the
elationship between the green
nfrastructure and the built form. This
s consistently absent throughout the
urrent draft of the plan. As stated
above, consider the entire city a green
city into which gray infrastructure and
built form are inserted (its historic
evolution) so that policies regarding
built form include consideration of
trees, stormwater management, clean
air, playing outside and so on.
Within this framework it is vital to
identify and protect existing natural
resources areas, and it is critical to
identify areas currently not recognized
and to protect them as well. Consider
not only protecting existing waterways,
for example, but research the possibility
of daylighting historic waterways such
as the Scajaquada Creek where it has
been channelized.Daylighting buried streams would be a
major step to capturing the
environmental benefits provided by
urban waterways, but whenever
possible habitat should be restored to
assist in cleaning the water and
protecting the shoreline. Currently,
there is a 100 foot setback along
Buffalo River for habitat protec
This strategy should be used in o
places for habitat protection and w
quality improvement. The goal sh
be fishable and swimable waters: t
should be no exceptions to the CWater Act protection for waterw
even when adjacent landuse
commercial and industrial.
Another strategy is considering
open and green spaces for stormw
management assistance. That inclu
existing parks, natural areas, me
strips, office parks, incentives
homeowners and so on. Getting
water into the ground where it falthe most achievable way to av
overwhelming the sewer system an
recharge ground water. The
should continue to work with Bu
Sewer Authority on the Long T
Control plan with an emphasis
green infrastructure.
Natural Resource Protection and Access
An environmentally focused code must address the
relationship between green infrastructure and the built form.
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E E D I N G T H E C I T Y
he National Policy & Legal Analysisetwork to Prevent Childhood Obesity
NPLAN) released Seeding the City: Landse Policies to Promote Urban AgricultureOctober 2011. The guide acknowledges the
arious types of Urban Agriculture, fromome gardens to community gardens andrban farms. It also promotes the manynefits of Urban Agriculture in the form of
ealth, environmental Sustainability, andonomic vitality.
eeding the City establishes goals formprehensive planning including: protecting
xisting and promoting new urbangriculture in each of its forms, maximizingpportunities to incorporate urbangriculture into new development, and toromote urban agriculture through ongoingrogramming and partnerships. It alsorovides model zoning ordinances across aariety of circumstances and conditions.
eeding the City is available for download atww.nplanonline.org.
As noted in our initial letter to the
administration, important justifications
for providing clarity for urban
agriculture include: access to local,
fresh and healthy food for urbanresidents; direct environmental benefits
in reduced carbon footprint, increased
biodiversity, storm water management
strategies and organic waste reuse;
education and employment access in
job skills and entrepreneurial training
and supplemental income, experience
with nature and food production;
neighborhood development through
beautification and blight abatement in
addition to reduced crime throughcommunity stewardship and
opportunity.
The draft land use plan acknowledges
that urban agriculture will play an
expanding role in the City of Buffalo
(Section 9.3). However, the current
language does not go far enough in
defining the parameters of urban
agriculture or in ensuring that its role is
lasting and accessible to all. Whetheror not urban agriculture ever provides
an economic boon to the city in te
recognized in GDP-approved metri
is clear that it improves the econom
and opportunities for of families
neighborhoods.
The land use plan must explicitly al
for the establishment of urban
agriculture on public and private
property by adopting zoning
regulations that permit home garde
community gardens, urban husband
(bees, chickens, fish, etc.) as approp
to all five neighborhood place types
must also ensure that urban agricul
can flourish into an extended growiseason with appropriate guidelines
the design of greenhouses, hoop
houses, and the like. Guidelines sho
include uses, quality design, and
standards governing safety and
aesthetics. Sales of produce grown
public and private land should be
allowed as a conditional or permitte
use, with appropriate limitations on
location, size, and time of operation
place-types throughout the city.
Urban Agriculture
http://www.nplanonline.org/sites/phlpnet.org/files/Urban_Ag_SeedingTheCity_FINAL_20111021.pdfhttp://www.nplanonline.org/sites/phlpnet.org/files/Urban_Ag_SeedingTheCity_FINAL_20111021.pdfhttp://www.nplanonline.org/sites/phlpnet.org/files/Urban_Ag_SeedingTheCity_FINAL_20111021.pdf8/3/2019 Green Code Document
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3 Draft Land Use Plan Com
The most apparent opportunity in the
Green Code is to affect behavioral
hanges by encouraging active lifestyles
argely through improvements to the
built environment. This includes a host
of actions to increase physical activity
mong residents. The creation of safe,ccessible and walkable neighborhoods
nd routes will facilitate biking and
walking as attractive active
ransportation alternatives integrating
ctivity into daily activities. Creation
nd proper maintenance of a variety of
parks, playgrounds, and recreation/
ommunity centers with seasonally
ppropriate uses and activities will also
provide increased opportunities for
discrete and intentional physical
activity.
Healthy living extends, also, to healthy
eating. Currently, unequal resources
for and access to quality food areprevalent across the city, and the Green
Code should employ a variety of
different strategies appropriate to the
specific challenges and opportunities in
each community. The Green Code can
afford residents greater opportunity to
obtain healthy, affordable, and
culturally appropriate food in their own
neighborhood through production by
allowing land access for commu
gardens and urban agriculture a
variety of scales and thro
distribution by facilitating f
stands, markets, and healthy co
store initiatives. In the same way
the current zoning code restconflicting or potentially harmful
(such as liquor stores) with a defi
radius of schools, the land use c
should also designate zones of the
that restrict development of unhea
food options such as fast
restaurants.
The Built Environment
As in our initial letter, this section on the built environment is not meant to necessarily address structures as a
building code would, but rather to address the physical space, relationships and associated interactions an
behaviors that the design and siting of buildings and public works create. Reversing the detrimental effects o
policies favoring auto-centric and use-separated zoning remains a key goal of WNYEA for the Green Code.
The Green Code can address public health by facilitating both
behavioral and environmental changes.
Public Health
Healthy Lifestyles
The Green Code can provide the opportunity for all communities to be healthy now and in the future by lessening hea
nequity. The acknowledgement of the Green Codes role in public health in the principles section of the land use plan
40) is welcomed, but the section as written is underdeveloped and does not address the full complement of possi
nitiatives and regulations that should be codified to improve wellness within the city. The code can address public hea
by facilitating both behavioral and environmental changes.
Photo b Michael Clarke
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raft Land Use Plan Comments
Though many of the elements of
reating a safe public environment will
be delineated in the zoning code rather
han the land use code, it is important
o reinforce the notion that safety is in
arge measure defined by place. A
place that feels safe will be a welcoming
nd therefore active space creating, inffect, a self-fulfilling cycle of
perception and reality. But the
orollary is also true. A place that is
designed poorly will feel unsafe, and
hus become unwelcoming, unused,
nd, thereby, unsafe. This applies from
treets to parks to apartment
omplexes. It applies in
neighborhoods, districts and corridors.
Perhaps in no category is the notion
that we shape our buildings, and
afterwards our buildings shape us
more appropriate. Urban design is a
crucial component of promoting a
vibrant and safe public realm.
At minimum, basic principles of crimeprevention through environmental
design should be included in the land
use plan: natural surveillance (eyes on
the street), access control (privacy
gradients and defined entries), image
(proper maintenance/ broken windows
theory), and territoriality (clearly
defining public/ private space).
SMART GROWTH... A STARTING POINT...WORK REMAINS TO ENSURE THE RHETORIC OF SMART GROWTH AND THE
REALITY OF FUTURE DEVELOPMENT ARE INDEED LINKED...
Behavior change will help contribute to
ncreased health outcomes, but, when it
omes to public health, the impact of
mbient environmental factors cannot
be overlooked. Pollution from the
egions industrial legacy, from freight
nd high volume commuter traffic, and
rom our persistent combined sewer
overflow issues disproportionally
mpacts low-income communities of
olor. As stressed in the Environmental
Justice section above, the Green Code
needs to go farther in identifying and
liminating environmental burdens on
communities. Air, water, and soil
quality should be analyzed throughout
the city and the presence of raised
levels of toxicity in or adjacent to
neighborhoods should add additional
levels of scrutiny for adjoining land
uses and place types while providing a
blueprint for addressing these harmful
elements.
The Green Code also needs to consider
ongoing demographic shifts and what
kind of accommodations will need to be
made for an older population. These
considerations apply not just to the
burdens placed on or lifted
individuals, but also to the demand
our social service sector. For insta
though accessibility is referenced
street design and in place
adjacency, this needs to extend
buildings as well. Though
provides regulations for public spa
it is important, too, to integ
visitablity as a minimum componen
accommodation within
development and retrofitting of pri
spaces as well.
Safe Environments
Places that are designed we
promote public s
Places that are poordesigned quickly becom
unsafe.
Public Safety
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5 Draft Land Use Plan Com
stated in our original letter, Buffalo
nnot achieve sustainable
mmunities without sustainable
mployment. The inclusion of Retail
stricts as a future place type (see
mart Growth above) is one suchample where the draft land use plan
ls to reduce logistical barriers to
mployment (i.e., time and expense of
nsportation and childcare) and
rpetuates reliance on private
tomobiles for accessing daily needs.
egrating economic development and
mmunity development means
egrating and erasing the lines
etween where those activities were
couraged in the previous zoningde.
e plans goals to enhance connections
etween the Central Business District
d adjacent neighborhoods (Section
) is a good start, but can be improved
d broadened. However, inclusion of
her districts requires establishing
onnections rather than the mixed-
e ideal of full integration instead of
ngle use zones. The language that
dresses medical and educationalstricts is telling (Section 2.1) in that it
ely focuses on mitigating conflicts
her than addressing shared benefit.
long as these types of us vs. them
chotomies are allowed (or regulated)
persist, conflict will be the dominant
der of the relationship and we will be
ever relegated to settling for
acticing mitigation and
establishing connections. The plan
needs to go much further in this regard.
The draft plan furthers this otherness of
community and economy by placing an
emphasis on the expansion of office and
industrial parks (Section 3.1). Yet thesesites tend to yield disappointing
employment densities even at full
build-out. They are almost always
caught in the car-dependent trap that
plagues Retail Districts and
disadvantage low-income households
through their inaccessibility via public
transit, walking, or cycling from
neighborhoods.
The Larkin District revitalization,however, provides a more sustainable
and urban means of building on
Buffalos heritage to provide new
opportunities for commercial and light
industrial development that
strengthens existing communities. This
means of redevelopment should be
prioritized and the "Belt
Line" (referenced in Section 3.2 in the
draft plan), where many of Buffalos
large scale structures are positioned,provides a framework for linking these
secondary centers together in the future
and to neighborhoods today. Reusing
former industrial structures along the
Belt Line for environmentally-friendly,
mixed-use redevelopment is likely to
yield stronger results than the
conventional greenfield style economic
development which has unfortunately
provided the model for much
Buffalos Brownfield redevelopme
strategy. Focusing on the existi
infrastructure along the Belt Line as
preservation and reuse strategy is mo
sustainable and less resource-intensiapproach to growing jobs in Buffalo.
should be given priority in the pl
over office and light industrial parks
The Belt Line provides a speci
example of how valuable the existi
rights of way are and can becom
Preserving rights of way for linkag
between communities and econo
opportunity should be a priority. Th
should not be turned over to privaownership or private development.
Another plank of the histo
transportation network on whi
Buffalo thrived and requir
revitalization is the Ellicott grid a
radial network. Though referenced
the plan (Section 10.3), this reference
insufficient on its own. The restorati
of this network including streets li
Genesee, Busti, the Terrace, and
should be visible in the future platype maps and reserved for restorati
in the future zoning code and zoni
map. A detailed plan for the restorati
of lost neighborhoods, like the Itali
Colony referenced in the plan, shou
be focal points for rebui
downtown and fostering strong
connections to adjacent neighborhood
conomic Integration
The Belt Line offers a model of development that focuses on
adaptive reuse of former industrial buildings and integrates
into existing neighborhoods.
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Board of DirectorsBob Knoer Chair
Judith Einach Vice Chair
Loren Smith Secretary
Arthur Wheaton Treasurer
Anthony Armstrong
Justin Booth
Jay Burney
Erin Heaney
Megan Mills Hoffman
Kerri Bentkowski Li
Thomas Herrera-Mishler
Micaela Shaprio-Shellaby
Terry L. Yonker
The City has made a commitment to public engagement that has been
demonstrated through its many public meetings, the Green Code
website, and the Community Advisory Committee. Robust turnout at
he Citys Planning Day in October underscores the fact that the
public is, and has a desire to remain, engaged in this process. However,
here are elements in the plan that are underrepresented and the City
hould strongly consider formation of targeted issue advisory or focus
groups such as environmental justice, vacant land reclamation and
einterpretation, youth and educational facilities, and green energy to
ugment the ongoing process.
n addition, the public meetings still to come need to do a better job of
ccommodating families and children. Successful expanded
ngagement techniques make it easier for those who want to come to
raditional meetings by providing childrens activities, and even bus
are wherever possible. WNYEA member organizations have heard
rom a number of residents that they have been unable to attend
meetings in their communities over just these concerns. To reiterate
our previous statements, though these extra efforts represent an
ncrease in costs, in relation to the project scope, the benefits of a better
process are well worth the minimal expense.
As the plan notes, early in Buffalos
development the Citys energy
ourcechanged almost from decade
o decade horse power, water power,
oal and steam, hydroelectric(p.4).
This draft has begun to establishprinciples that do, in fact, anticipate the
caling up of existing green technology
while paving the way for Buffalo to
build on our legacy of energy
nnovation to become a hub for new
lean energy in the future. Particularly
s fresh water becomes more precious,
Buffalo will be well positioned for
etaining and attracting residents if it
an also craft an energy independent
future as carbon based fuels likewise
become more rare and expensive.
In addition to considering energy
conservation (p.20) the plan is right to
look to energy production as well. TheGreen Code should employ as many
tools as possible within zoning
regulations to incentivize energy
conservation (energy smart
mechanicals and increased insulation),
clean on site production (i.e.
geothermal, active and passive solar,
small scale wind) in addition to
environmentally sensitive building
methods in new construction, changes
of use, and substantial renovations. As
noted in our initial letter, a sepa
City initiative will need to focus o
those remedies that heal the exis
city by creating a suite
accompanying policies and prac
that align municipal operations capital investment with the intent o
new code. A large component of
companion policy would need
incentivize existing buildings and
to comply with the spirit of the c
Ideally the ongoing planning pro
for land use and zoning review
produce recommendations for this
aspect as well.
Clean Energy
Public Engagement
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Economy
1Reinforcedowntownasaregionalhub.
1.1Activatethedowntowncore.
1.2EnhanceconnectionsbetweentheCBDand
adjacentneighborhoods.
1.3Reintroduceahighqualitypublicrealm.
2Supporttheemergingknowledge
economy.
2.1Supportthegrowthofregionaleducational
andmedicalanchors.
2.2Embraceartsandcultureaseconomic
drivers.
2.3ImprovethevisitorexperienceinBuffalo.
3Growemploymentcenters.
3.1Facilitateofficeandindustrialpark
development.
3.2Facilitatemixed-useredevelopmentalong
theBeltLine.
3.3Supportaworkingwaterfront.
3.4Devoteresourcestowardbrownfieldand
greyfieldreclamation.
3.5Promoteandfacilitateentrepreneurship,
homebasedbusinessandgreenenergy
innovation
4Increaseretailactivity.
4.31Supportneighborhoodretailersand
entrepreneurs.
4.2Reintegrateretailwiththeurban
environment
4.1Facilitatedevelopmentofretailcenters.
4.2Identifyappropriatesitestoclusterretail
stripdevelopment.
5Optimizeaccessandcirculation.
5.1ReinforceMetroRailridership.
5.2Supportefficientmovementofgoods.
5.3ConnectwithCanada.
Neighborhoods
6Reinforcewalkableneighborhoods.
6.1Supporteffortstorevitalizeneighborhood
centers.
6.2Buildonexistingneighborhoodstrengths.
6.3Capitalizeonneighborhoodassets.
6.4Maximizehousingchoiceandaffordability.
6.5Establishinterimalternativeusesand
improvemanagementpracticesforvacantland.
6.6Increasepublicsafetythrougheffective
urbandesign
7Improvetransportationoptions.
7.1Improvestreetdesign.
7.2Encouragewalkingandcycling.
7.3Promotetransportationalternatives.
Environment
8Enhancenaturalresources.
8.1Protectandrestoresensitivehabitats.
8.2Enhanceriparianenvironments.
9Reinvigoratepublichealth.
9.1Promotehealthyandsustainable
environments
9.21Promoteactiveliving.
9.32CreateahealthylocalfoodsystemEnable
healthyfoodproductionanddistribution.
10Preservenatural,cultural,andhistoric
resources.
10.1Protectandenhanceopenspaces.
10.2Supportwaterfrontaccessandusage.
10.3Preserveculturalandhistoricresources.
Implementation
FuturePlaceTypeMaps-General
Principles
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Economy
Planningforasustainableeconomymeanshelpingensurethatbothcurrentandfuture
businessesareabletosuccessfullyoperateandgrow.Theplanaimstopromoteplace-
based economic development by targetingdowntown investments, fortifying employ-
ment centers, reclaiming brownfields, and improving accessibility, capitalizing on our
potentialforgreenenergyproduction,andpromotingentrepreneurshipinachanging
economy.
The principles support downtown as a regional center by introducing strategies to
reinforceitsdensity,accessibility,compactform,andrangeofuses.Theplanwillhelp
diversifythecitysemploymentbasebysupportingemergingindustriesthatneedplaces
togrow.ItwilldefinetheknowledgecorridorthatstretchesalongMainStreetfrom
theUniversityofBuffalototheheartofdowntown,andhelpcapturethecitysshareof
consumerandvisitordollars.
Convenientshoppingis anamenityforvisitors,a necessityforresidents,ananchorfor
neighborhoods, and an economic benefit to the citys economy. The recognizedprinciples encourage mixed-use centers in every neighborhood, and protect the
intimateandpedestrian-orientedcharacter,andallowforthetransitionofconventional
suburbanarterialsto mixed-usecenterswhereappropriate.Theplanalsoattemptsto
reintegrate locatesadditional destinationretail whereitispossibletoclusterbigbox
developmentintothefabricofthecity.
Theplananditsprincipleswillhelpmaintainthecitysemploymentbase.Itsupports
developmentofemploymentcenters,suchasthosealongtheBeltLine.Theplanalso
reinforcesongoingworktoreclaimindustriallandinBrownfieldOpportunityAreasin
SouthBuffalo,BlackRock,theEastSide,andtheInnerandOuterHarbors.
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1Reinforcedowntownasaregionalhub.
1.1Activatethedowntowncore.
Permitthefullrangeofuses,suchasoffice,residential,hospitality,civic,retail,
andentertainment,toactivatethestreetsofdowntown.
AcceleratedevelopmentofemergingneighborhoodclusterswithintheCentralBusinessDistricttocreateamixed-use,24/7downtown.
Encouragecentralizationofregionallysignificantgovernmentfacilitiesto
downtownBuffalo.
SupportthecontinuedgrowthandintensificationoftheBuffaloNiagaraMedical
CampusandtheUniversityatBuffalosDowntownCampus.
FocusstructuresofthegreatestheightandintensityneartheMainStreetTransit
Mall.
Supportregionaldevelopmentpoliciesthatattractresidentsandemployersback
totransit-servicedlocationsoftheurbancore. Encouragegreenbuildingtechnologies(includingon-sitestormwater
management)thatcanbolsterdowntownsimageandattractinnovative
businesses.
Re-establishandRestoreJosephEllicottsoriginalstreetgridpatternintheCentralBusinessDistrictandwithinurbanrenewalareas(I.e.TheWaterfrontUrban
RenewalProject)
Restoreallone-waystreetstotwo-way1.2EnhanceconnectionsbetweentheCBDandadjacentneighborhoodsandbeyond.
Enhancelinearconnectionstoadjoiningneighborhoodswithpedestrian-oriented
frontagesandmulti-modalaccommodationsalongradialssuchasErie,Niagara,
Delaware,Main,Genesee,Broadway,andSeneca. ReducethenegativeimpactofstreetsthatserveasbarriersbetweentheCBDand
adjacentneighborhoods,suchastheElm/Oakarterials,SouthElmwood,Tupper
andGoodell.
Supportenhancedmulti-modaltransportationconnectionsbetweentheCBD
andadjacentneighborhoodswhereverpossible.
Encouragemid-riseredevelopmentwithinthedowntownedgetoprovideap-propriatetransitionsinscalefromtheCBDtoadjoiningneighborhoods.ImproveconnectivitybetweentheInnerHarbor/ErieBasinMarinaandthe
Downtowncoreunderthe190(short-term);throughahighcapacityBoulevard
(longterm).1.3Reintroduceahighqualitypublicrealm.
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Downtownshouldbegreenandwelcomingwithampleprovisionoftrees/
vegetation,plantedmedians,andnaturalstormwatermanagement.
EstablishastreetgridwithintheCBDwherepedestrian-orientedfrontageswillbealignedandmulti-modalaccommodationsprovided.
Prioritizeroaddietinitiativesondowntownstreetstoproperlyallocatespaceformotorvehicles,cyclists,andpedestriansandgreeninfrastructure.
Reestablishtwo-waytrafficonstreetsthatarecurrentlyone-way.
AvoidnewsurfaceparkinglotswithintheCBDcore;allowingdevelopmentof
structuredparkingthatmeetsdesign,mixed-use,andenvironmentalstandards.
LimitProhibitskywalksandtunnelsthatdivertpedestriantrafficfromsidewalks.
CompletetheCarsSharingMainStreetProjectwhilepreservingrapid-transit
prioritization,accessandqualityofservice.
ContinueimprovingNiagaraSquareandotherpublicsquaresandgreenspaces
intoamorebeautiful,clean,comfortable,andpedestrian-friendlypublic
spaceplaces.
2Supporttheemergingknowledgeeconomy.
2.1Supportthegrowthofregionaleducationalandmedicalanchors.
Encouragemulti-buildingeducationalandmedicalinstitutionstoestablishor
updatecampusplanstofacilitatedevelopmentthatintegrateswith
neighborhoodswiththebenefitofpublicinput.
Inconsultationwithsurroundingresidentialneighborhoods,developstrategiesthataddresstownandgownconflictsandprovidejointbenefits.
2.2Embraceartsandcultureaseconomicdrivers.
RecognizeculturaltourismusessuchastheMartinHouseComplex,Richardson
OlmstedCenter,andtheTheatreDistrict,MuseumDistrict,andMichiganStreet
BaptistChurch.
Supportpublicartinstallationsinstrategiclocationsincludingstreetscapes.
2.3ImprovethevisitorexperienceinBuffalo.
Facilitatethedevelopmentofvisitoraccommodations,includinghotels,inns,hostels,andbed-and-breakfasts,inappropriateplacesacrossthecity.
DevelopImplementstrategiesforimprovingtheappearanceoffirstimpression
corridorsandentrypointsintothecity.
SupportErieCanalHarborDevelopmentCorporationseffortstorReestablishthe
historicstreetgridandcanalnetworkofdowntownandCanalside.
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SupportCreateimprovedtransitconnectionstotheBuffaloNiagaraInternational
Airport.
WorkwithAmtrakonanimproveddowntowntrainstation.
SupportNFTAplansforimprovementstotheMetropolitanTransportation
Center.
3Growemploymentcenters.
3.1Facilitateofficecommercialandindustrialparkdevelopment.
ReserveEnsureavailablelandforeconomicdevelopmentofficecampusesand
industrialuses,encouragingthataresuchenvironmentstodevelopedinanurban
characterandintegratedintoneighborhoodswherepossible.
Accelerateprovisionofreuse-readystructuresandfacilitateexistingvacantland
forshovel-readylanduseswhereappropriateandreuse-readystructures.
Capitalizeuponhighway,rail,andPeaceBridgemultimodalaccesspointsfor
cargo-orienteddevelopment,whileensuringneighborhoodsarenotnegatively
impactedfromfreightactivity.
Minimizeconflictbetweenemploymentdistrictsandresidentialneighborhoods
throughappropriateedgeedgeform,scaleanduse,notthroughsuburban
treatmentsanddesignssuchasgrassyberms.
3.2Facilitatemixed-useredevelopmentalongtheBeltLine.
Continuetoactupontheeconomicpotentialofexistingandemergingemploy-
mentcenters,suchastheLarkinDistrict,Tri-Main,andNorthland.Permitthewidestrangeofadaptivereuseoptions,includingoffice,residential,
andlightindustrial,tofacilitatereinvigoration.
IntegrateadjacentneighborhoodcentersintoBeltLineemploymentareas.
SupportEstablishongoingserviceimprovementsandthedevelopmentofto
transitroutesthatconnecttoBeltLineemploymentcenters.
3.3Supportaworkingwaterfront.
Protectmarinecommercialandwater-dependentandenhancedindustrialuses
whichdonotdegradetheenvironmentorimpactneighborhoodsinthezoning
code.
Facilitaterepurposingofvacantwaterfrontlandandstructuresforemployment
usesthroughongoingbrownfieldsplanningandheritagepreservationefforts.
IncorporategreeninfrastructureintoallstreetscapeprojectstoreduceCSOsandestablishahealthymarineecosystemtosupportwater-dependentuses.
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3.4Devoteresourcestowardbrownfieldandgreyfieldreclamation.
IncorporateplanningeffortstoreclaimbrownfieldsacrossthecitythroughNew
YorkStatesBrownfieldOpportunityAreas(BOA)Program.
Activelyseekoutdevelopmentsolutionsforunderperformingretailsites,suchas
CentralParkPlaza.Supportinfrastructureinvestmentsthatreintegratebrownfieldsandgreyfields
backintotheregionaleconomywhileenhancingandreinforcingurbancharacter.
Prioritizebrownfieldredevelopmentwithinneighborhoods,bothtoeliminatehealthrisksandprovideaccessibleemploymentopportunitieswithincommunities.
3.5Promoteandfacilitateentrepreneurship,homebasedbusinessesandgreenenergy
innovation
Permitnon-noxious,non-nuisancestartupsandbusinessesinallareasofthecityregardlessofbuildingtype.
Allowforgrowthofurbanagricultureandfoodrelatedindustriesinavarietyofsettingsandapplications
Promoteandincentivizesharedcommercialtenanciesaswellasretail/productionspaces,particularlyalongcommercialstripsandurbancenters
Permitandencouragethedevelopmentofcleanenergyonavarietyofscales,bothforon-siteuseandforcommercialization,includingdistrictandgeothermal
heating,solar,wind,andagri-fueltechnologywhereappropriate.
4Increaseretailactivity.4.31Supportneighborhoodretailersandentrepreneurs.
ActivelyEencourageandincentivizewalkableretaildevelopmentin
neighborhoodcenters.
Establishlegalclarityforcornershopsandsmall-scaleretailuses(suchas)in
residentialareasneighborhoodplacetypesneighborhoodplacetypes.
Developtransparentandpredictableregulationsformobilefoodvendors,
includingfoodtrucks,wagons,bikes,andcarts.
4.12ReintegrateretailwiththeurbanenvironmentFacilitatedevelopmentofretail
centers.
Reservesitesforretailcentersinappropriatelocations.
Establishguidelinesforretailcentersthatprovideforthesafetyandcomfortof
pedestrians,cyclists,transitusers,andmotoristsalike.
Establishedgetreatmentguidelinesforretailcentersthatallowforappropriate
transitionstoadjacentneighborhoods.
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Mitigatetheenvironmentalimpactsofexistingcar-dominatedretailcentersby
connectingtomulti-modaltransportationoptionsanddeployinggreen
infrastructuresolutions;restrictthedevelopmentofauto-orientedretailcentersin
thefutureers;restrictthedevelopmentofauto-orientedretailcentersinthe
future..
4.2Identifyappropriatesitestoclusterretailstripdevelopment.
Prohibitretailstripdevelopmentthatisoutofcharacterandformwith
traditionalurbanism.Focusretailstripdevelopmentontheoutskirtsof
neighborhoods.
Targetlocationsalonghigh-volumearterials;proximatetohighwayaccess
points;industrialsitesnolongermarketablefortheiroriginalpurpose;and
adjacenttoestablishedretailcenters.
5Optimizeaccessandcirculation.
5.1ReinforceMetroRailridership.
CreategreatplacesatMetroRailstationareasbyemphasizingmixed-use,high-
densityneighborhoodcenters.
Prioritizetrafficcalmingandwalkabilityimprovementsthatwouldhelphu-
manizeandactivateMainStreet.
Pursueeffortstoprovidepublicsafetythroughenvironmentaldesign.StriveforthemaximumpopulationandemploymentdensitiesnearMetroRail
stations.
SupportfurtherstudyofMetroRailexpansionalternativesandencouragethe
developmentoflightrailreadyneighborhoodsalongtheseroutes.
Thelightrailsystemshouldbeexpandedtoprovidebetteraccesstoresidentswithstopslocatedwithina14mileofallresidentialandcommercialparcels.
Enhancepedestrianfacilitieswithinaone(1)mileradiusofalltransitstations. Enhancebicyclefacilitieswithinathree(3)mileradiusofalltransitstations.
5.2Supportefficientmovementofgoods.
Protectcorridorsforrailandwaterfreighttransportation.
Supportinfrastructureimprovementsthatincreasefreightmovementefficien-
ciesandreducecarbonemissions.
Reviewdesignatedtruckroutestoensureconsistencywithbotheconomic
development,andneighborhoodstabilityandenvironmentaljusticeobjectives.
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Protectstrategicexcessroadway,rail,aircargo,andportcapacitytoattract
economicdevelopment.
5.3ConnectwithCanada.
PromotetheInternationalRailwayBridgeasacross-borderfreightconnection.
Supporteffortstoimprovepassenger-orientedtrafficflowtraveloverthePeaceBridge,tocapitalizeonthegrowingknowledgeandleisureeconomyindowntown
BuffaloandtheBuffaloNiagaraMedicalCampus.
ReducetheenvironmentalhealthburdensofinternationalfreightontheWestSidewhileminimizingtheimpactsonrestoringFrontParkandsurrounding
neighborhoods.
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GREEN DEVELOPMENT IN DISTRESSED NEIGHB ORHOODS
While Buffalo has many strong neighborhoods, there are others that suffer from abandonment. This has created areas in the city
where most of the housing stock has been demolished, leaving large tracts of vacant land. This situat ion i s particularly
apparent in the Broadway- Fillmore neighborhood.
Vacant land created by abandonment can become an asset. The pending zon ing ordinance wi ll allow the land to be used for its
potential to:
employ local residen ts in activit ies such as silviculture, growing ornamentals, and other forms of urban
farming;
expand recreational amenities and restore ecologically sensitive lands;
provide areas for producing new forms of renewable energy; and
address the city s stormwater problems.
Even left as green space, the land ho lds va lue given it s proximity to downtown, secondary employment centers, and major
transportation corridors.
While permitting new activities such as those listed above, the city must be clear about which lands are to be permanently
green and which are transit ional or temporary spaces and must also protect the traditional development patterns in these
neighb orhoods for future housi ng or commercial reuse in the later category. However, until its demographic trends improve,
Buffalo must encourage development towards neighborhoods where the majority of the urban fabric remains intact.
Neighborhoods
Planningforsustainableneighborhoodsmeanspreservingthecharacterofneighborhoodswhile
encouraging redevelopment consistent with the prevailing pattern. The plan identifies five
majorneighborhoodtypesthathavebeenidentifiedbasedontheircharacter,form,andmixof
uses.
The principles encourage integrated mixed-use development at thecenter of neighborhoods.
Neighborhood centers provide important services to residents and create a greater sense of
place.Theplanidentifiesamixed-usecenterineveryneighborhoodwhereonealreadyexists
orwhereonemightbedevelopedtopromotepedestriansafety,comfort,andinterest.
Highqualitypublicspaceisvitaltocommunitycohesion,yetmanyneighborhoodsofthecityare
deficientpresentingasituationthatneedstoberemedied.Greeninfrastructurefromstreet
treestostormwater managinglandscapetreatment isalsoa crucialcomponentofqualityof
lifeoneveryblockofthecity.
Theplanwillexpanduseanddevelopmentoptions ,particularlyindistressedneighborhoods.It
isimportantthatvacant land ismanagedcreatively, keeping itin activeorpassive usesinthe
short term, and making the most of its development potential over the longer term whereappropriatetopromoteincreaseddensityandregeneration.WhereWherevacancyexistsareas
arepredominantly vacant, the plan will allow transitionalusessuchas community gardening,
side and back lot programs, or urban agriculatureagriculture and also acknowledges the
appropriateness oftheseuses insome ofthe Citysparks. In environmentallysensitiveareas
andin some heavily distressed communities itmay beappropriate to pursue a naturalization
program which creates amenities for residents while providing valuable ecological services.,
whilekeepingopenlonger-termoptionsforredevelopment.
Instrongneighborhoodsoroneswherevacanciesarelesssevere, communityspaceneedswill
beaccommodatedandinfillprogramsopportunitieswillbefacilitated.Wheresuperblocksare
intransitionplaceswherethestreetpatternhasbeendisruptedtocreatedistrictorcampus-
likeareastheplanwillallowredevelopmentconsistentwithanadjacentneighborhoodto
reconnectwiththecity-widestreetpatternonceagain.
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6Reinforcewalkableneighborhoods.
6.1Supporteffortstorevitalizeneighborhoodcenters.
Identifythemixed-use,walkableneighborhoodcentersfrommajorcenters
suchasSeneca/CazenoviaandJefferson/Utica,topedestrianpocketsorfour-
cornerssuchasClinton/BaitzandFivePointsandtargettheirregenerationasfocalpointsfordailylife.
Prioritizerevitalizationeffortswithinneighborhoodcenterslocatedontransit
routeswithstrongmarketpotentialandstakeholdercommitment.
Coordinatetransitplanningwitheffortstorebuildneighborhoodcenters.
Rebuildweakmarketneighborhoodcentersthroughfocusedinfillandreha-
bilitationwithinthepedestrianshed.
Safeguardtheeconomicpotentialofneighborhoodcenterswithzoningprovi-
sionsthatprotecttheirintimate,pedestrian-orientedcharacter.
Removerestrictiveregulatorybarrierswhileencouragingandproviding
incentivesfornewtosmart,compactdevelopment;Encourageandprovide
incentivesfornewsmart,compactdevelopment.
6.2Buildonexistingneighborhoodstrengths.
Identifyandsupporttheformandcharacterelementsoftraditionalneighbor-
hoodsaccordingtoBuffalosdistincturbantransect.
Reinforcethedistinctiverolesofneighborhoodcenters,whereeconomicand
socialactivityisconcentrated;andneighborhoodedges,intendedasplacesofless
intenseactivity.
Recognizetheroleofneighborhoodsinprovidingabalancedmixofshopping,
work,schooling,recreation,andalltypesofhousing.
Reinforceandenhancetraditionalnetworksofstraightstreetsandshortblocks
thatprovideequallyforpedestrians,bicycles,andautomobiles.
Locateanddesigncivicbuildingstopromotetheirpublicstatusonprominent,
visible,andaccessiblesites,includingimportantstreetintersectionsandsitesthat
terminateastreetvieworfaceanimportantnaturalorculturalfeature.
IntroduceregulatorytoolstoprotectBuffalosexistinganddesiredneighbor-
hoodcharacter,includingguidelinesonbuildingtype,height,disposition,visual
andfunctionalpermeability,parking,signs,landscaping,andancillarystructures.
Supportthecreation,rehabilitationandmaintenanceofgreenwaysandtrails,parks,playgroundsandrecreationfacilitiessothatallresidentialareasintheCity
ofBuffalohaveaccesswithina1/4miledistanceoftheirhomes.
6.3Capitalizeonneighborhoodassets.
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Focusinfilldevelopmentandpromoteproductiveusesnearexistingwalkable
neighborhoodcentersandcivicspaces,schools,communitycenters,andsenior
centerstorecognizetheirvalueascommunityhubs.
Focuspublicrealmimprovementswithinwalkingdistanceofreconstructed
schools,particularlythosethatincreasethesafetyandcomfortofchildrenwalking
andcyclingtoschoolfollowingtheSafeRoutestoSchoolModel.
PermitPursueproductiveneighborhoodsensitivereusesofhistoricschool
buildingsscheduledtoclose.
BuilduponneighborhoodplanningeffortssuchastheLarkinDistrictPlan,Al-
lentownNeighborhoodStrategy,andFruitBeltNeighborhoodStrategy.
Assessexistingvacant,abandonedandleftoveropenspacesaspotentialassets.6.4Maximizehousingchoiceandaffordability.
Allowhousingtypesofeveryvarietyintheirappropriatelocations,takinginto
specialconsiderationtheneedsoftheelderly,children,andthemobility-impaired.
Removebarrierstohousingaffordability,suchasrestrictionsongrannyflats,
minimumparkingrequirements,excessivelotareastandards,andlimitson
multifamilyhousing.
Focusaffordablehousinginitiativesaroundprioritytransitroutestofoster
combinedhousingandtransportationsavings.
Reintegratesuperblockdevelopmentsbackintoneighborhoods.
Establishlegalclarityforhome-basedbusinessesandworkshops.
Establishlegalclarityforresidentialrenewableenergysystems,suchassmallwind,solarthermal/photovoltaic,anddistrictgeothermalsystems.
6.5Establishinterimalternativealternativeusesandimprovemanagementpractices
forvacantland.
SupportPrioritizetheuseofvacantlandtoexpandparks,recreation,gardens,
andhabitatareas,andotherinnovativeuses.
Developatypologyofinterimreusestrategiesforvacantland,includingcorner
gateways,cut-throughs,multipleparcelconnections,splitlotgreening,andrain
gardens,amongothers.Establishcriteriaforwhichusesandwhichspacesare
transitionalusesandwhicharepermanentlandusechanges.
Permitandpromoteandpromotethedevelopmentofcommunitygardenson
publiclands,withlandscapingandbeauticiationbeautificationstandardsthat
ensurecommunitybenefit.
WorkwithcommunityorganizationstoAllowdeveloppilotprojectsfor
aesthetically-pleasingandenvironmentallybeneficialconstructedwetlands,forest
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reserves,municipalorchards,andurbanagriculturewithinhigh-vacancyblocksto
reduceCitymaintenanceexpenses.
Minimizeregulatorybarrierstoadaptivereuseofvacantpropertiestoprevent
blightandabandonment.
ContinueintegratingtheCitysdatasystemsintoasinglepointofentryasaprecursortoaBuffaloNiagaraPropertyIntelligenceNetworkforanticipatingandreactingtoneighborhoodtrendsandspecificpropertyinterventions.
EstablishalandbankunderNewYorkStatesenablinglegislationthatconsolidatesvacantpropertyacquisition,management,anddispositionwithinasingleentity.
Revampcitypolicysothatallvacantparcelsandpropertiesareacquiredwithinthelandbank.Implementaclearandrigorousclassificationsystemtodetermine
whichareappropriateforshorttermredevelopmentandwhichareappropriate
forotheruses.
Createacleanandgreenstrategywhichemployslocalresidentsthroughnon-profitpartnerstobeautifyandmaintainvacantlots.
6.6Increasepublicsafetythrougheffectiveurbandesign.
Incorporatestrategiesfortheinclusionofeyesonthestreetthrough
mandatoryfenestrationcoverage,regulationsonfenceheightsandtypes,and
othermeansofvisualsurveillanceofpublicandsemi-publicspace.
Provideguidanceforthedesignofspacesandbuildingstocreateperceptibleand
clearlydelineatedgradientsandaccesspointsbetweenpublicandprivaterealms.
StrictlyenforcemaintenancestandardsandbuildingcodesMandatetheincorporationofsymbolicbarriersindicativeofdefensiblespace,
particularlyincampusandlargerinstitutionalsettings
7Improvetransportationoptions
7.1Improvestreetdesign.
Codethestreetsidentifyingallcorridorplacetypesbyadoptingthe:TheCompleteStreetsThoroughfareAssemblies,Transit-OrientedDevelopmentandBicycling
ModulesintheSmartCode,whichcanbeaccessedhere:
http://www.transect.org/modules.html
Developacompletestreetsdesignmanualandspecificationsbaseduponthestreetcodestoensurethatinallroadwayfacilityupgrades,includinglane-marking
contracts,allappropriatebicycleandpedestrianfacilitiesaswellasstormwater
managementmitigationareincludedasamatterofcourse.
CodeBuffalosexistingoverbuilthighwayinfrastructuretobeginthediscussionofupgradingourhighwaystopedestrian-friendly,bikeable,high-capacityurban
boulevardsthatreconnectstotheJosephEllicottradialstreetgridpattern.
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IncorporatebyreferencetheNationalAssociationofCityTransportationOfficials'UrbanBikewayDesignGuide(2010)astheimplementationguideforthe
City'sCompleteStreetsPolicy.
Mapaconceptualframeworkforthefullbuild-outofaBuffalobicyclefacilitynetwork,includingasystemofon-streetbicyclelanesandcycle-tracksaswellas
off-streetpaths(includingrailstotrails).Establishcitypolicytoincludethe
developmentandmaintenanceofaminimumoften(10)milesofbicyclefacilities
annually.
IncorporatebyreferencetheInstituteforTransportationEngineersDesigningWalkableUrbanThoroughfares:AContextSensitiveApproach(2010)astheguide
forthedesignofnewandreconstructedstreetsinBuffalosneighborhood
contexts.
Mapaconceptualframeworkfortheimplementationofwalkableurbanthoroughfareimprovementsinfocusedareasovertime.Adoptatargeted
approachforstreetscapebeautificationandright-sizingofBuffalosprioritymixed-useneighborhoodcenters,takingintoaccounttheneedtodeploylimited
resourcestositesthatwillgeneratehighreturnsoninvestment.Establishcity
policytoincludethemaintenanceandrepairofaminimumoften(10)milesof
pedestrianfacilitiesannually.
Identifycandidatesforroaddietstrategiesacrossthecitythatwouldrationalizetrafficflowandalignroadwaycapacitywithdesireddesignspeeds.
Maximizeon-streetparkingfacilitiesandchargemarket-ratepricingtoensuretheavailabilityandconvenienceofparkingformotorists,whilecreatingdedicated
on-streetspacesforcarsharinginitiatives.
Providesidewalksalongbothsidesofallgeneralaccessstreets,withtheexcep-tionofalleys.
Maximizeon-streetparkingfacilitiesandchargemarket-ratepricingtoensuretheavailabilityandconvenienceofparkingformotorists,whilecreatingdedicatedon-
streetspacesforcarsharinginitiatives.
Maximizeon-streetparkingandconsiderdedicatedspacesforcar-sharing
initiatives.
StriveforImplementreasonabledesignspeedsforgeneralaccessstreetsthat
calmtraffic,reducepedestriancrossingdistances,andpromoteefficientmotor
vehiclemovement.
Introducefeaturesthathavebeenshowntoeffectivelyimproveroadwaysafety,
suchastimedpedestriansignalsandcurbextensions.
Craftmaximumblocksizestandardstofacilitateaconnectivestreetnetwork,
andavoidcul-de-sacs.
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Plantandmaintainnativeshadetreesbetweenthestreetandsidewalkalongall
neighborhoodstreets.
Ensurestreetlightingoftheproperscale,aesthetics,andintensity.
Reducethenegativeeffectsofhighwayshigh-capacityroadwaysonadjacent
neighborhoods.7.2Encouragewalkingandcycling.
SupporttheNFTAsgoalstoimplementBikesonBusesonallvehiclesintheAuthoritysbusfleet.
IncorporatetheCity'sbicycleparkingpolicydirectlyi