All about
"The Corner"
at the intersection of
John Daly Boulevard
& Buffalo Avenue
(Where the Robert Moses Parkway exits into downtown Niagara Falls, NY)
At the major entry point to Niagara Falls
This document describes the large (about 22,000 square feet) multi-property lot available for development in THE prime location for a business... at the main entry point into Niagara Falls, NY. These adjacent lots on the corner of Daly Boulevard and Buffalo Avenue (726, 728, 730, and 732 Buffalo Avenue; and 112 & 116 Quay Street/Daly Boulevard) are for sale to a savvy investor or development group.
As a package, 726, 728, 730, 732 and 112 & 116 comprise an area of approximately 22,000 square feet, commanding the first intersection seen by tourists to the city! This grouping of For-Sale properties shall be referred to as the "LARGE LOT". Read on to grasp why these properties are essential to the renewal now taking place in the City of Niagara Falls, and why they offer a stellar opportunity for the alert developer.
*Please be aware that Mr. H of 116 Quay has not confirmed to this author that his house is for sale, however, knowledgeable sources report that it is available for purchase.
KEY to arrows inserted in the image:
Letter A & red outline: The LARGE LOT.
Red: Seneca Nation gambling casino
Orange: Marriott Courtyard hotel
Green: Parks
Blue: The Niagara River
Pink: The former Nabisco plant owned by the Niagara Redevelopment Corporation. It has been renovated on the inside for offices and meetings of large organizations.
Background Information
For quite some time, the American side has stood in the shadow of its Canadian counterpart, being viewed as "The ugly sister" of the twin cities of Niagara Falls. That impression is about to change as New York State, the City of Niagara Falls, and to some extent, the Seneca Nation have undertaken a vast and well-conceived revitalization effort. The "LARGE LOT" sits at the central crux point of this renaissance...The main entry point for tourists to the city. These properties offer an one-of-a-kind opportunity for the savvy developer.
The "LARGE LOT" is a 7 minute walk from the Niagara Reservation (the park at Niagara Falls). It has its own lovely park directly across the street that will be improved to include walking paths, a lake, and access to the walking trail that leads along the majestic, rapid-filled river to the Falls. (See the diagrams below). A short five-minute walk to the Seneca Nation gambling casino and downtown Niagara Falls, The BIG LOT is just a two minute drive to the Rainbow Bridge that leads to Niagara Falls, Ontario with its casinos and attractions. The BIG LOT provides the location for the first business to be seen by entering tourists.
For a business owner, the future of Niagara is the corner area location of The BIG LOT. It is the ideal location for a developer. Ideal?... YES! This exit is the final and only exit into the City of Niagara Falls' downtown area and the State park at the Falls. If tourists wish to avoid traveling city streets and unsightly roadways lined with factories and decaying housing, they MUST use this most-convenient path to the Falls. GPS navigation devices will lead American tourists downstream along the Robert Moses Parkway to the Daly Boulevard exit.
This point was not lost on the savvy new owner (Mr. B.F. Patel) of the former Moore Business Forms building that sits at the corner of Daly and Buffalo avenue. It will become a Marriott Courtyard Hotel (see the final 3 paragraphs of the article), and is presently undergoing renovation. He recognized that this neighborhood is the portal to Niagara. Almost everyone must pass through the intersection at which the LARGE LOT is located. There will be a great deal of foot traffic passing by the LARGE LOT. Pedestrians will be walking to the riverside parks from the casino and multiple hotels that are located within one or two blocks of the LARGE LOT. One can imagine the LARGE LOT properties becoming lovely bed and breakfasts, upscale rental properties, ice cream shoppes, hair salons, or other small businesses. Developers might be more interested in the phenomenal location moreso than the buildings, and decide to erect a new building on the site
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New Development in the LARGE LOT Area
What else is happening or upcoming for the neighborhood? In addition to the Marriott Courtyard across the streer from the LARGE LOT, several hotels are presently refurbishing or being constructed. One is being constructed across the alley behind the LARGE LOT, another (a Wingate Hotel) is about a block away. They join two other hotels with a one or two block area. The alley way that runs behind all the houses in the LARGE LOT is scheduled for renewal to better service the soon-to-be hotels. New businesses are cropping up just blocks away. There are several evidence-based rumors about what is yet to come: Howard Milstein, the former owner of the New York Islander's NHL hockey team and head of the Niagara Redevelopment Corporation has purchased over 400 houses (142 acres) in the area starting just one block from the LARGE LOT (see the map below). New York State has talked about building a new casino at the falls. A local news channel (Channel 4) reported in late June, 2013 that Nik Wallenda (the man who walked on the tight rope over the Niagara Gorge in 2012) in interested in the development of a theme park/museum on the American side..only one block from the LARGE LOT His agent for the tight wire walk is the director of the of the Niagara Redevelopment Corporation (the group that owns the 142 acres near the LARGE LOT). Other stories hint at the construction of an arena.
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SPECIFICS ON THE PLANNED RE-DEVELOPMENT
Interested? GREAT! All the information that you'll need is found below. We'll start with the satellite view and move to the street view.
Niagara Falls is one of the top-10 tourist destinations in America. It sits on the border of New York State and Ontario, Canada. It is a half-hour beautiful, attraction-filled drive to Niagara-on-the-Lake or Fort Niagara, both at the mouth of the Niagara River where it enters into Lake Ontario. Wineries line the river and lake. Toronto and Rochester are an hour-and-a-half drive away. Buffalo is a half hour drive across Grand Island. The Finger Lakes are two hours from Niagara. Snow skiing and Lake Erie beaches are a mere hour away.
Below is a sky view of the Niagara Parks area. The location of the LARGE LOT is indicated by the "A" in the reddish bubble. Note that the Robert Moses Parkway that lines the Niagara River will be dismantled downstream (toward the Falls) from the LARGE LOT. All highway traffic will now exit right at the LARGE LOT in order to travel to the bridge to Canada and the Niagara Park containing the famous waterfalls. (See the next image following this one)
KEY to arrows inserted in images:
Purple: The LARGE LOT (also indicated by a red bubble with an "A" inside in several images, and circled in red in one image)
Red: Seneca Nation gambling casino
Orange: Marriott Courtyard hotel
Green: Parks
Blue: The Niagara River
Pink: The former Nabisco plant owned by the Niagara Redevelopment Corporation is 1/2 block to 1 block from the LARGE LOT. It has been renovated on the inside for offices and meetings of large organizations.
This next sky view shows a closer look at the area around the LARGE LOT. The squiggled red lines drawn through parts of the Robert Moses Parkway indicate the sections that will be removed. A slow-speed access road to riverside picnic and fishing areas, and a walkway along the river will take it's place. No longer will through-traffic pass the John Daly exit near the LARGE LOT. Traffic will now exit on Daly Boulevard, right at the location of the LARGE LOT (purple arrow).
This higher-up sky view shows that the Robert Moses Parkway along the river is the only way for tourists from the U.S. to get to the falls area without going through city streets. The city's main streets (including route 61 - Pine Avenue - Niagara Falls Blvd.) are lined with factories and decaying housing/businesses. Route 62-Ferry/Walnut Avenues take cars through city streets. The Robert Moses Parkway is the fastest, most direct/convenient, and most scenic route to the falls. GPS navigation devices will direct drivers to use the Robert Moses Parkway along the Niagara River.
Next, we have the land area owned by billionaire Mr. Milsteen and his Niagara Redevelopment Corporation. They have purchased 142 acres just one block away from the LARGE LOT (see the purple arrow that points to it). A Channel 4 (WIVB-Buffalo) 11pm News report on 6/17 stated that Nik Wallenda (the fellow who walked the tightrope over the Niagara George in 2012) is involved in the development of a theme park on the American side. Given that the head of the Niagara Redevelopment Corporation (Mr. Travino) arranged the tightrope walk, there is a strong chance that the theme park/museum will be placed in the NRC development site. Others have mentioned the building of an arena/convention center.
Below, is the view as a driver leaves the Robert Moses Parkway on the Daley Boulevard exit. The LARGE LOT is hidden behind trees. (purple arrow) The Seneca Nation Casino is seen straight ahead (red arrow). The yellow arrow points to the Marriott Courtyard Hotel.
This scene below is from the same spot on the exit as in the photo above. Here, the driver is looking out of his/her side window as s/he exits the Parkway. The birm/rise that hides the river from view (blue arrow) is the part of the Robt. Moses Parkway that will be removed. The little hill will be leveled so that the river is visible from both this spot AND the LARGE LOT (It will be visible across the park from the 726, 728, and 730 front porches). The three green arrows point to the park across the street from the LARGE LOT (purple arrow) that will be returned to its previous state with a lake, walking paths, antique-style lamp posts, etc. That plan for the park is seen in the image of New York State's diagram. (3rd image below)
In the image below, the driver has reached the end of the exit off of the Robt. Moses Parkway. S/he is at the intersection of Buffalo Avenue and John Daly Boulevard. S/he can see the casino in the distance, the Marriott Courtyard Hotel at the yellow arrow, and LARGE LOT at the purple arrow. A left turn will take the driver to The Falls.
The photo below shows the view as one leaves the Seneca casino and heads toward the Niagara River. The overpass seen in the distance is the Robert Moses Parkway the borders the river. The traffic lights are at the intersection of Buffalo Avenue and Daly Boulevard (where a traffic circle will be built). The Marriott Courtyard Hotel is on the left (yellow arrow). The green arrows point to park land. The park on the right is across the street from the LARGE LOT.
Next are New York State's planned changes to the Robt. Moses Parkway and creation of riverside trails. The lake that is to be built in the park across from the LARGE LOT is indicated by a green arrow. The "two-lanes one direction" part of the Parkway will be for cars leaving the falls. Entry to the city will be at the round-about that is AT the LARGE LOT.
Below is a New York State diagram of the lighting and other changes when a part of the Robt. Moses Parkway is discontinued. The plan is to make for a lovely walking area... both day and night. The purple arrow points to the LARGE LOT. The green arrow indicates the lake to be built across the street from the LARGE LOT. The brown arrow is a roundabout.
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A Closer Look at the LARGE LOT For Sale
Above is Buffalo Avenue as one drives from the proposed Marriott Hotel toward The Falls. The purple arrow points to 728 Buffalo Avenue (5,445 sq. feet), one of the properties in the LARGE LOT. Next to 728 is 726 (5,445 sq. feet), also for sale. On the left side of the photo is a lovely park (soon to be given a lake and walking paths) and the Niagara River. The Falls are a 7 minute walk from this point.
Beautiful, isn't it? This is the view from the front porch of 726, 728, and 730 Buffalo Avenue (3 houses in the LARGE LOT). A lake and lighted walkways will soon be placed in this park to return it to it's previous state (see the New York State plans above). The rise/hill/berm in the distance supports the part of the Robert Moses Parkway that will be leveled to allow for pedestrian access to the river. The river will be visible from the front porches of the above-mentioned properties.
Purchase Price:
Presently, the properties in the LARGE LOT are listed as having assessed property values in the mid-60s to low 80s (thousands). The low prices are due to no houses having been sold in that area for quite a while... a testament to the ever-increasing value of the area. Offers for purchase of these properties separately or as a whole should consider the present and future value of such well-placed, undervalued properties. Indeed, it is the location of the property that makes the LARGE LOT so desireable.
Overview of the Corner at Daly Blvd & Buffalo Avenue
Here is an image of the LARGE LOT. The alley that will be improved by the City of Niagara Falls can be seen at the top of the red outline. It extends for a several blocks to the left (toward the Falls).
KEY to arrows inserted in the image:
Light red outline & Letter "A": The LARGE LOT.
Red: Seneca Nation gambling casino
Orange: Marriott Courtyard hotel
Green: Parks
Blue: The Niagara River
Pink: The former Nabisco plant owned by the Niagara Redevelopment Corporation. It has been renovated on the inside for offices and meetings of large organizations.
What a Place!
The LARGE LOT sits in a "Heritage area" (zoned R-4) that will always look nice. According to planning board documents just about any business or residencial use of in this area is acceptable as long as the image of the neighborhood remains the same. Only buildings that maintain and/or enhance the look of the neighborhood can be erected.
Contact Information:
728 Buffalo Avenue
Tom
Phone: 914/484-3344
e-mail: ProfessorMac@hotmail.com
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726 Buffalo Avenue
Mr. V
Phone: 716-510-7582
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730 & 732 Buffalo Avenue AND 112 Quay
Bob
716-773-3233
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116 Quay Street
Mr. H.
(716) 285-0477
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Related documents and reference material:
Grants are available that cover 1/2 of the cost of building and fascade improvement at: http://www.usaniagara.com/UploadedFiles/projectpdfs/MicroGrantApplication.pdf
To find out more about the changes, go to the USA Niagara Redevelopment Corporation (New York State site) at: www.USANiagara.com
For street level views of the area, go to: http://www.viewofhouse.com Please realize that the house next to 728 will be identified on the site as being 728. 728 is the house with the tree and brick wall porch in front.
To view a document that talks about public sector buying of properties on Buffalo Avenue. See pages 9 and 50 (vacant parcels) at: http://www.usaniagara.com/UploadedFiles/projectpdfs/BuffaloAvenueFinal.pdf
To read the page describing the revitalization of the Buffalo Avenue heritage district: http://www.usaniagara.com/projects.asp and http://www.usaniagara.com
To read the Niagara Falls Zoning Ordinance document:
http://www.egovlink.com/public_documents300/niagarafalls/published_documents/City%20Council/Official%20Zoning%20Ordinance%202009%20Amended%2012%2013%202010.pdf
To read about the proposed Marriott Courtyard Hotel in the building at Buffalo Avenue & Daly Boulevard:
http://niagara-gazette.com/local/x1746088135/Comfort-Inn-The-Pointe-owners-Falls-hotelier-seeking-assistance-from-county-IDA
To read about the possibility of the Buffalo Bills football team building their new stadium VERY NEAR to 728: http://www.niagarafallsreporter.com/Stories/2012/Sep18/Milstein.html As you read the article, be aware that Milstein's son, who is in charge of the Niagara Falls Redevelopment Corporation, socializes with Jim Kelley who wishes to buy the Bills. Know too that the new Bill's stadium can't be built on the lakefront in Buffalo because the ground is not solid enough to support it. At the Niagara location, the bedrock can support a stadium, and the facility (rumored to be more than just a football stadium) would also be more easily accessible to major population centers.
About hotels building and renovating: http://www.buffalonews.com/apps/pbcs.dll/article?aid=/20130213/business/130219667/1005
Thanks for dropping by. Let's talk. Give us a call!
*This information is the best report and analysis of the author of this document (Tom). It is accurate to the best of this author's knowlege base.