The Cooperage Redux: River Lofts Buffalo
I love Buffalo’s Old First Ward and its rich heritage. In 2004 and 2005, while working on a project for a client there, I dedicated many lunch hours to exploring it. I had been fortunate to find Buffalo’s Waterfront: a Guidebook, written by Tim Tielman and published by the Preservation Coalition of Erie County in the early 1990’s. Before long, my copy was worn ragged, dog-eared, and full of notes. But I was all too frequently jarred to find that landmarks in the guidebook had vanished by the time I searched for them, in just the decade or so since the guidebook had been published. It’s nothing short of tragic that so much of the heritage of Buffalo’s oldest and most historically rich district has disappeared at such a rapid pace, and so recently—condemned to live on only in memories, old photos, and guidebooks.
Given that experience, I couldn’t be happier to report today that one of the most historically significant of those landmarks will not be disappearing as some had feared (here: http://www.buffalorising.com/story/hope_for_the_cooperage). The three connected building comprising the former E&B Holmes Machinery Company—also known as “The Cooperage” due to its long involvement in barrel making—will be preserved and adapted to become River Lofts Buffalo (here: http://riverloftsbuffalo.com/). Like the Livery, the Karpeles Manuscript Library on North Street, and McBride’s Pub, the Cooperage had suffered structural damage during recent rough weather events. The owner, Newark-Niagara LLC, headed by local preservation architect Clinton Brown, knew they were working against time to both stabilize the building and put together the funding to adapt it for new use.
So since acquiring the building in 2005, Newark-Niagara has been working to clean out the building and stabilize it. According to Clint, “We’ve taken out hundreds of tons of junk and debris” that had accumulated since E&B Holmes moved out in 2001. Clint has used his own resources, and worked with neighboring property owners and the City, and often worked on site on weekends. “It’s been a tremendous collaboration,” Clint said. “Everyone realized they had a stake in saving the building.” When I asked Clint if the building would be on the way to the landfill if Newark-Niagara hadn’t stepped in, without hesitation he said, “it would be in the landfill now. It was that close.” The weather damage in the last year was an unanticipated setback, and has required additional resources to address, but Clint said that, although a difficult loss, in many ways it helps with the configuration of the planned lofts project.
The project assistance that will be announced tomorrow in Buffalo by the Preservation League of New York State will help with the additional shoring and stabilization of the building, and get the project on the way toward construction, which Clint expects to both start and complete next year.
In addition to his career as a preservation architect, Clint is also a devotee of the history of the region, particularly the canal, the river, and the lakes. Clint has served on the Western Erie Canal Heritage Corridor commission, and was a founder of Canal New York, an organization dedicated to promoting and marketing our waterways. According to Clint, the “Newark” of Newark-Niagara LLC reflects an early native name of the river, and therefore the region. And if Clint has his way, Newark-Niagara will undertake other projects in the region. “For twenty years now, the Clinton Brown Company has been helping others take on these preservation projects, and now we have the opportunity to do them ourselves. I’m doing this for my family and my community—it’s part of our inheritance that we need to pass down to the next generation.” He added, “This is something new for us, a project that’s very pioneering, but we’re moving forward with great confidence. Projects like this are what we need to move our city and region forward.”
That canal and waterfront heritage certainly resonates in Clint’s decision to take on so much risk and effort to save the Cooperage. Located overlooking the former water-filled Ohio Basin (now Father Conway Park), which linked to both the Buffalo River and the Erie Canal, it is believed to include the westernmost original building on the original Erie Canal system. Like a lone old-growth tree standing amid a clearcut, it is a timeworn but stubborn surviving remnant of the once-thriving industrial waterfront which gave rise to Buffalo’s boom days in manufacturing and commerce.
When I asked Clint if he recognized any similarity between his efforts on behalf of the Cooperage and those of Sam Savarino to bring his own resources to bear for the Livery (here: http://www.buffalorising.com/story/sam_savarino_man_of_the_hour), he acknowledged that Sam has always been an inspiration, and sets the benchmark. “If we can approach a fraction of what Sam has done, we’ll be very pleased.”
A full announcement of project plans, and project assistance from the Preservation League of New York State, will be made tomorrow (Wednesday) afternoon at 4PM, on site, by Clinton Brown of Newark-Niagara LLC and Jay DiLorenzo, President of the Preservation League of New York State.
Get connected:
Clinton Brown Companies (here: http://www.clintonbrowncompany.com/)
River Lofts Buffalo (here: http://riverloftsbuffalo.com/)
Preservation League of New York State (here: http://preservenys.org/)
Rendering and interior photo provided by Clinton Brown Company Architecture
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sweeper
I'm glad this is going to be saved, but can't imagine just how much work is going to need to be done. I drove past (almost by accident) today after picking up my Sabres season tickets and then visiting the former Michigan St. lift bridge (which needs to be put back...)
Anyways, this building has only been vacant 7 years and it's already in this bad of shape? From what it looked like, almost ALL of the roof is gone and that north wall is a total disaster, not to mention the huge section that collasped. I'd guess that if some sort of roof isn't put on this thing it won't last the winter.
It'd be really nice if they re-watered the Ohio Basin. They could dig up the Larkin Admin. building and put that back too (HA!)
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Andrew
Wow i'm surprised. Kind of a risky neighborhood for this type of project. I wish them all the luck
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sbrof
really... but we just save everything in this town..
^ biggest myth in Buffalo
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bhorvath
I wish this project luck too. I guess I hoped the (good) energy of the preservationists would be spent on buildings a little closer to economically feasible areas, but not even sure where that is these days. I looked into loft availablity in the 1st ward area, and if you want to you can live there tomorrow with your choice of several places (Elk Terminal doesn't even post availability, but a phone call will show that there are several units available, other places are pretty much no more than half filled)....my point is what's the timetable down there, this project is way way way ahead of the curve. And, your saving one wall, but I get it so I don't need the reeducation.
I guess it wasn't a joke. Wish I had a spare 6 mil!
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buffaloweiner
I hope they rewater that basin and build the convention/conference center
Acutally the cobbletone streets should extend all the way to the Ohio Basin as the ohio canal was the historical southern end of the canal district.
Also the nice thing about the canal district / cobblestone district / warehouse district is that those brick warehouses have very clean architectural lines which makes blending new contemporary and modern buildings easily without the problems encountered between Niagara and michigan....there a building can really look out of place.
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Bizzles
I just don't get this. Where this building sits has to be one of the most depressing shitholes I've ever seen. There are absolutely no amenities nearby (with the exception of a couple dive bars) and It just seems really odd to me and very out of place. It would be DECADES before Cobblestone and city development reach this area. Wouldn't it be better to rehab another historic structure that is actually in the downtown core or in another neighborhood that already has surrounding development? At some point we need to start thinking about creating critical mass. We don't have the kind of resources to bring everything back at once. All this piecemeal development does is create isolated islands in seas of decay.
I mean it's still a great building and I'm happy this is happening, but I think the money and effort being spent on this could've made much greater impact elsewhere and with more success.
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WCPerspective
@BH-
"other places are pretty much no more than half filled"- care to list which ones? When I organized the loft tour in late-June most were completely leased. Elk Terminal had one unit available. Rocco's properties are full. As are many others (Elsinghorst, Warehouse Lofts, Pierce, Market Arcade). Belesario had several units for lease.
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gaustad
Does anyone have a map of this location? Seems like a big and expensive project, must be using lots of tax credits
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siloman02
When this property was purchased 2-3 years ago, by the current owners, it was in much better shape than it is now. Yet, it laid dormant, exposed to the weather (ala McBrides). While I admire the building and the endeavors to revive it, it would have been a much better had the building been secured/weatherized when purchased - not in the last two weeks. More of the inherent structure could have been used. Where is accountability?
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sonyactivision
This is so cool! I can't wait to see the finished product. Buffalo can save anything that isn't a buried foundation. Really, in so many situations where buildings appear irredeemable, a bit of extra effort and expense has yielded amazing results. This landmark will lead the way for so many other old structures that many deem marginal but fully rebuilt, and taken together, restitch the tattered urban fabric of Buffalo and will demonstrate that this city is determined to reclaim its story from the bulldozers and the naysayers. Godspeed!
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buffaloweiner
this area will come to life when a new convention, conference and hotel complex is built
this is the best area possible for it
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whynot
Rewater the basin until this entire area is under 5 feet of water.
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bhorvath
perhaps you get a different data set when you pretend you are a potential renter than when you play the part of patsie
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pegger
This building does raise many issues. Like Bizzles, I don't get it. I don't get the Elk Terminal Lofts and their location either. The Lofts claim walkability. To where? Why would people want to live in either place no matter how nice the facilities are? Where do they shop for decent groceries? The views are of industrial ruble that serves as a testament to better days gone by. And the neighbors? Projects and project people, a casino, a highway, a river, large tracts of urban prairie.
I just can't see the investment in this building in this area. Yes, it would be nice, but...
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gaustad
pegger, this is Buffalo, do the opposite of what makes sense
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KenS
gaustad...here you go.
http://maps.google.com/maps?f=q&hl=en&geocode=&q=buffalo,+ny&ie=UTF8&ll=42.869804,-78.868157&spn=0.002269,0.003862&t=h&z=18
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UrbanGuy
What's going on with that prime riverfront land south of the property? Its a giant parking lot being used for.....? what i have no idea. that could be a great open space with maybe a hatch like restaurant or a few shops/services to justify the residential development. queenseyes, WCP....anything?
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sbrof
UrbanGuy, is that the site of the Riverfest park / Boardwalk thing?
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KenS
At the foot of Chicago St., there are two adjacent properties between Ohio St. and the river. The one closer to Michigan is the riverfront park parcel. The other one is where they had the motorcycle festival recently and I don't know if there are any plans for it.
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MeliQ
I can't fault anyone who is willing to invest their money into a project like this. Good luck with the renovations, hopefully all will be a success. It would be cool if they repainted the original words back onto the building. Kinda of like urban yet historial graffitti.
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STEEL
Sounds like the same kind of comments aimed at the people who renovated the Larkin warehouse. Those guys of course are laughing all the way to the bank.
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sbrof
It is really a stable area. This isn't some building on Fillmore and Walden, the people are small community that still exists around this site is far from a place unworthy of investment. There are a lot of Grain Elevators around, some used, some unused but that only adds to the appeal for many. Not everyone finds them eyesores. I used to walk around this area taking pictures and ride my bike through it every once and a while.
Agree with steel, this isn't any more insane or crazy than what people said when the Bellsario was getting redone.. then it was the Perry St Lofts, the Larkin Warehouse building who were crazy.. then it became the Webb building and the Livery...
When will people realize that the renovation of these buildings is not crazy but a profitable venture. If new construction was so much cheaper and easier why are there only two new residential projects in downtown and about 20+ that are all renovation. Our buildings are our greatest asset, not something old to be discarded on a whim.
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chrishawley
I don't understand people's hesitation. The building is practically on the water. What is more marketable than that?
The curse of native Buffalonians is thinking nothing can succeed, until proven otherwise.
Fortunately there are folks like Clint Brown and several dozen other smart people who understand the vast economic potential of the city's undervalued heritage buildings, and know an opportunity when they see one!
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vgs
Some people believe it or not want to live in an area like this, and who gives a shit about "amentities" , it's 5-10 minutes from Tops, Lexington Market, Wegmans and Wash Market. Apparently people do want to live in places like this considering Elk has been about 100% from day one. I swear its like some of you just don't want to see Buffalo turn the corner, kind of like the Red Sox and Cubs winning the World Series...what will our identity be if we actually start being successful.
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dpbflo
bhorvath- Sorry, you could not be more wrong. As WCP has mentioned all of Roccos properties are full (oak school ellicott lofts, ellicott commons, is lofts, webb building.. am i missing any?). The Elk Terminal may have one or two open but that is because they have added more lofts to the property after being consistently rented. The Belesario? Well I feel the problem there is at the price they are not as appealing as the rest. Even there, its minimum availability. Downtown living dare I say is finally becoming a demand. Waiting lists are a beautiful thing.
Some think putting lofts in this area (old first ward)is risky. I somewhat agree. Then I look at the elk terminal. Its a success, even in right besidethe projects with not much around they remain full. The Cooperage lofts will sell and will help this great historic area, and just a few steps from the new festival grounds.
I cant wait to see it!
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MichaelB
This could be the beginning of the redefinition of an area! I am excited to see what the outcome will be...moving people into the area is key to changing its image and others outlook on it.
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