A controversial project to construct a 133-unit apartment building on the edge of the Fruit Belt neighborhood overcame its final hurdle Monday, as the Buffalo Planning Board cited support from Maple Street neighbors in granting final approval despite resistance from Green Code advocates.
The 4-1 vote – two weeks after the Zoning Board of Appeals backed a set of variances from the Green Code – means that Symphony Property Management can now proceed with its $25 million-plus Lawrence development at 983 Michigan Ave., across from the Buffalo Niagara Medical Campus.
The Lawrence project calls for a mixture of one- and two-bedroom apartments in a pair of long buildings along both Michigan and Maple, with 78 underground parking spaces and 55 additional spaces on the medical campus.
Planning Board members heard arguments Monday both for and against the project that mirrored what was voiced before the Zoning Board of Appeals earlier this month.
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Opponents argued that the project is out-of-scale with the historic neighborhood, violates the Green Code and is inconsistent with the city's comprehensive land-use plan. Supporters said the proposal would represent a significant aesthetic improvement to that stretch of Maple and would bring the density and professional residents that they say are critical to the neighborhood's growth and revival.
But as with the ZBA two weeks ago, board members noted that the backers actually live in the Fruit Belt, and particularly on Maple itself, while most of the critics do not – something that Dr. Benjamin Cashaw of the Fruit Belt Coalition pointed out.
"I can’t understand all this outside concern and they’re not even residents," Cashaw said, alluding to South Buffalo land-use attorney Arthur Giacalone and Lorna Peterson, who lives on Delaware Avenue. "I am speaking as a resident and vested owner in the Fruit Belt. I know what I want. We do endorse this project."
That carried weight. "From what we’re seeing and hearing, there’s strong support, and I am willing to listen to those residents," said Planning Board Vice Chair Cynthia Schwartz.
Nevertheless, Giacalone called the ZBA's vote "an unlawful intrusion into the Common Council's authority" over land-use, while Daniel Sack, another frequent development critic, said the developer "is more greedy than allowed" by code.
But Cashaw and other neighbors said the neighborhood – with more than 200 vacant lots – lacks enough access to public transportation, parking and food options because it doesn't currently have enough demand. That's what they hope to change. "With this project, we will start to get municipal services like buses and other things, because there will be enough density to support it," he said. "This would add value and prosperity to the Fruit Belt."
