Drugstores: A Success Story on Elmwood Avenue
New York | Posted: 09/12/2002
The Threat
A local developer released plans for expanding an existing Rite Aid in Buffalo, New York in March of 1998. Part of the proposal involved demolishing two historic homes along Elmwood Avenue, an intact residential neighborhood filled with numerous 19th and early 20th century buildings. As the plan called for an increase from 8,690 square feet to 11,300 square feet for the drugstore, it directly violated local zoning regulations that limit the size of new building construction on Elmwood Avenue. Rite Aid therefore sought approvals from the city planning board, Zoning Board of Appeals, and Common Council for a special variance.
The Preservation Effort
Citizens quickly opposed the expansion proposal. Popular dissent appeared frequently in the local newspapers, citing a variety of concerns including the proposed store’s lack of architectural sensitivity to the surrounding buildings and the well-established presence of drugstores already in the area.
After several unsuccessful hearings before the Common Council, in which minor revisions to the site plan were proposed, the developer offered a major project redesign. This included locating the store at the corner of the site such that it would abut the sidewalk and move parking to the rear. The proposal included the removal of one of the two buildings on Elmwood and moving the other house to the vacated site. In November of 1998 the Zoning Board of Appeals turned down this proposal as well, citing unmet community concerns regarding the size of the drugstore and its impact on the adjacent historic buildings.
Forever Elmwood, a previously established community group, sponsored public meetings to discuss the impact of expansion. The Preservation League of New York and the National Trust provided the group with technical assistance by connecting Forever Elmwood with other community groups that had faced similar development proposals. Both organizations also assisted in key organizing strategies. Forever Elmwood created a legal defense fund while also providing a strong, unified voice to the Rite-Aid Corporation. Their strength persuaded pharmacy to present numerous site plan modifications to them.
In the spring of 1999, the developers hired a public relations firm and made additional modifications to the site plan that prevented demolition of the houses and relocated the store to the corner of the lot at the street line, size of the store, however, remained unchanged.
The Result
In July 2000, Rite Aid abandoned plans to expand the store on this location. The consistent pressure applied by local citizens proved fundamental in preserving the identity of Elmwood Avenue. Residents refused to accept compromises that fell short of their long-term vision of Elmwood Avenue as a residential area with deep connections to the rich architectural history that exists in Buffalo. Further, this goal was achieved by working with zoning laws and a preservation network that included partnership at the local, statewide, and national levels.
For more information contact:
Bill Wisniewski
Forever Elmwood
Elmwood, NY
716-886-0365
