When I first heard about the development plan for the mixed-use project at the corner of West Tupper and South Elmwood, I was pretty excited. I saw that there was great potential to create an anchor project for the block, which had always seemed a bit ragtag and underperforming.
As I looked at the various buildings that would need to come down, in order to accommodate the project – 147 West Tupper, 149 West Tupper, 159 West Tupper, 161 West Tupper, 42 Trinity, 44 Trinity, and 167 W. Tupper – my thoughts turned to 44 Trinity Place (circa 1866). It seemed as if there was a real potential to somehow incorporate the gem of a property into the new project, even if it was a longshot. I soon learned that others, including Frits Abell (Five Points developer), were also inquisitive about the structure. For a number of reasons, this particular structure stood out. We felt that it might be beneficial to reach out to the developers, to see if there was a chance to save an element of the structure for future use, in tandem with the project.
The development team said that they would take our concerns to heart. They promised to consider the idea/request of preserving an element of 44 Trinity. But after a couple of months passed by, I figured that it was a most likely lost cause. That was, until earlier today, when I received a call from a member of the development team, stating that everyone liked the idea of saving the facade of 44 Trinity… and if the project is given the green light, it will become the proud beacon for a neighborhood café or eatery. In order to further illuminate the preserved facade of 44 Trinity, the architects even went so far as to include a recessed “setback” within the project schematic that would allow for an outdoor seating area for the coffee shop. The setback (details below) would also provide a better sightline onto the historic facade.
Following is from Studio V concerning preserving the facade of 44 Trinity Place:
Dear Members of the City of Buffalo Preservation Board,
We are pleased to submit the following amended application to the City of Buffalo Preservation Board for a Certificate of Exception for the assemblage of properties located at 147 West Tupper Street. The attached materials provide additional information to amend our previous application, dated March 16, 2023.
Our team has elected to respond to the Board’s request to consider the retention of the facade and a portion of the existing building at 44 Trinity Street. In the attached proposal, we have proposed to retain or reconstruct the façade, in its current location, and to reconstruct a portion of the volume of the historic building, including the gabled roof, to a depth of approximately 18’-6” from its current location on Trinity Street. This is the depth of the existing front portion of the building, which forms an integral structure and volume, and as was discussed in the public hearing and Board meeting.
As a licensed architect with extensive experience in historic preservation and rehabilitation, I must convey to the Board my personal and professional observations that the structure of 44 Trinity including the façade is severely compromised. These include the following facts: three of the four sides of the foundation are currently in a state of progressive failure; the main façade is in very poor condition; and portions of walls are missing entirely including at the supporting wall of the façade and have been exposed to the elements for long periods of time under previous owners. While this information is supported by our previous submittal of a professional engineer’s report, I have personally reviewed the existing conditions in detail in order to make the following proposals.
Given our Studio’s experience with historic rehabilitation and restoration, my goal will be to retain the original fabric of the façade to the greatest extent possible. We propose to fully document the existing structure with precise measured drawings including exact profiles and dimensions. We will then give direction for skilled carpenters to remove the façade elements by hand, store them in an appropriate secure location, and later reconstruct them in their exact configuration as proposed in our amended application.
In the event the severely compromised elements of the facade are not possible to retain or repair, they will be precisely reconstructed in kind, in like materials, sizes, profiles, and proportions. It is not possible to retain the original fabric of the remainder of the structure, but to ensure the integrity of the façade and building volume and appearance. we will reconstruct the precise volume behind the façade, including the gabled roof, to its original proportions and dimensions to a depth of 18’-6”. In addition, we will conduct an historic paint chip analysis to determine the building’s original historic color and utilize this information in the final design.
With regard to the Board’s question regarding scale or rhythm, we have a series of responses. The existing corner structure facing 42 Trinity is three stories in height. The three existing historic homes to the east of our proposal, owned by and restored by our client, are also all three stories in height. The proposed design for our building is three stories in height. The proposed design is commensurate with the existing historic scale of the neighborhood.
Only 44 Trinity is lower in scale, at two-and-one-half stories (including attic), with very low ceiling heights. In our amended proposal we will retain and or reconstruct this structure as outlined above, adding this variation in scale, volume, and material to our design proposal as shown, and setting the proposed new building back and around 44 Trinity.
The manner of the revised proposed massing and its interaction with 44 Trinity are unusual and worthy of careful examination as to how they positively impact the scale of the historic street and district. To the west of 44 Trinity, we have proposed to set back our new proposed building on Trinity Street, to the west side of 44 Trinity, revealing and expressing it as a complete volume (as in its current condition). In this way, it will not read as a “stuck on” façade as with so many preservation projects, but instead as a true volume with integrity and character.
To provide a suitable adaptive use, our intent is to utilize 44 Trinity, appropriately activate the streetscape, and take full advantage of the storefront-like character of the historic façade. To do this we will reuse it as a small scale commercial retail establishment. It would make an excellent two- story neighborhood café or similar use. To the west, by proposing the setback (even though it reduces our proposed building’s area) we propose creating an intimate outdoor seating area adjacent to and immediately accessible from 44 Trinity to support its use as a café. This further breaks down the scale of the proposed design (including both the retained and new building), while enhancing the historic nature of the streetscape, and establishing the historic building’s re-use within an appropriate setting and historic viewshed.
A significant feature of this elective design feature is our proposed retention and saving of two large, old neighborhood existing trees adjacent to 44 Trinity. This is not easy. These are located immediately adjacent to the property (with no formal means of protection), but we estimate them to be approximately 150 years old and exceed fifty feet in height. These historic trees adjacent to the retention of 44 Trinity will significantly enhance the scale and create a compelling streetscape for this historic neighborhood. At our direction a professional arborist reviewed these trees and believes that given our design modifications (including setbacks and gardens) even if it’s not possible to absolutely guaranty their survival, they are excellent candidates for care and retention, adding a positive contribution of scale and greenery for which we have received very positive feedback from the community.
Our design makes additional significant contributions to address issues of scale and rhythm that go well beyond retaining 44 Trinity as described. While the Certificate of Exception does not yet raise design, the Board’s own question compels its consideration in conjunction with the retention of 44 Trinity. Our proposed design elects to contribute a series of varied rooflines, gables, asymmetrical and non-repetitive fenestration that is inspired by the neighborhood’s historic architecture, without falsely mimicking it. Most importantly, the massing itself offers significant setbacks including gardens, widened sidewalks (requested by the community), terraces, and covered recessed arcades that are costly to the project in terms of built area and elective setbacks but have received great support from the community for their unusual approach and the manner in which they directly address the Board’s question of scale and rhythm.
We previously provided detailed economic analysis of the costs of retaining 44 Trinity, in our previous application. These clearly indicate retaining the historic elements do not provide an appropriate rate of return, primarily due to the structure’s extremely compromised structure due to the willful neglect of previous owners, in contrast to our client who has meticulously restored over twenty houses in the immediate surrounding neighborhood.
I must please note the design team chose to conduct extensive outreach with the local community and has received extensive letters of support. This support was extensive and deep. Specific letters of support include Patty McDonald, President of the Allentown Association; Dennis Maher, a University of Buffalo Professor of Historic Reuse and Rehabilitation, Edmond Cardoni, Executive Director of Hallwalls, Newell Nussbaumer, Founder and CEO of Buffalo Rising, Maria Rosario Cala, Principal of Badillo Academy, and seven members of the immediate neighborhood and community who will be most impacted by the project, including Chad BeVier, Celia White, Thomas Gleed, Susan Peters, Mark Di Giampaolo, and David Wahl—many of whom live on the street or immediate vicinity of our project and include passionate advocates of the community and historic preservation.
As the owner of STUDIO V, I personally undertake community outreach on all our projects. I am humbled by the support for the project, which includes the selective and thoughtful demolition of the structures requested, and for the design that we propose to add in the midst of their homes, businesses, institutions, and neighborhood.
In partnership with our esteemed local professionals and collaborators Silvestri Architects, I wish to convey my personal commitment to create a design that is worthy of this support. It is essential to me to promote and protect both the quality of the rehabilitation of 44 Trinity, and equally the detail, materials, and quality and details of the proposed new architecture and how they interact together to create a complete and compelling work of architecture. And I feel an obligation to work to ensure the viability of these materials details for the proposed project as it progresses through the approval process.
On a personal note, thinking back to my inspiration to join the profession by the historic architecture of the city, including the grain silos at Silo City on which my Studio is engaged, as well as the industrial steel mills in which my father worked, my greatest goal is to work closely with the community to contribute a compelling and inspiring design, combining old and new, that is worthy to stand within the great architectural heritage of Buffalo.
We hope the Preservation Board provides this amended proposal the attention of which we believe it is worthy, and humbly request it has the merit to meet your approval.
Sincerely,
Jay Valgora – Founder and Principal STUDIO V FAIA, AICP, LEED, WEDG
Phil Silvestri – President, Silvestri Architects AIA
You can learn more about the nature of all of the buildings that currently occupy the footprint of the project (all of which will be coming down except for 44 Trinity) by clicking here. It seems to me that by preserving the facade of 44 Trinity for future use as a café, and getting this significant project constructed, it’s an overall win for South Elmwood, and Buffalo.
Proposed Project
We have assembled a dream team of the well-established Silvestri Architects in Buffalo and New York City based Studio V, a successful, internationally renowned, award-winning architectural firm. The founder of Studio V, Jay Valgora, grew up in Buffalo and has a love for his hometown.
Studio V, with the strong support and assistance of David Nardozzi of the Silvestri Architects for consultation, review and compliance with the Buffalo Green Code, have created a beautiful design. Kulback’s Construction has been retained as the Construction Manager for this project. Tom Barrett, the president of Kulback’s, is actively involved in this planning stage as a member of our team.
The plans incorporate the vernacular of surrounding architecture using high-quality and durable historical materials such as elongated real bricks instead of the trendy and less expensive metal panel exterior. Instead of building the maximum number of units up to the lot line, half of the site will be green space with 39 surface parking spaces which will be well landscaped; many existing trees will be preserved and new trees will be planted.
The other half of the site will be a new building containing 40 apartments; (6 studio, 28 one- bedroom and 6 two-bedrooms) on the second and third floors and 13,000 SF of eatery spaces on the first floor. There will be a roof garden of about 1000 SF for tenants of the building. There will be 41 underground parking spaces. The plan will increase foot traffic by widening the sidewalk on the 200 foot frontage on South Elmwood further away from the curb.
Retail Plan
During the Preservation Board Committee meeting on January 27, 2023, Eric Lander rightly pointed out that the neighborhood has been a “retail desert” for decades. Based on our market survey from the neighborhood, there seems to be a real demand for everyday eateries and cafés for breakfast, lunch and supper. We’re especially focusing on new-generation eateries that are open, clean, bright and healthier, instead of traditional fine dining. These eateries are new age, casual, and chic. They utilize the smart phone and new technology for food preparation, ordering, payment, etc.. They tend to have limited seating inside, to encourage patio or curbside dining in a post-pandemic world by serving a growing digital customer base. Our plan calls for five to seven restaurant spaces ranging from 1050 SF to 2440 SF in size.
The revised project will be considered at the next Preservation Board meeting Thursday, March 30, 3 pm. City Hall Room 901, or by video conference.
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