By JAMES FINK
Business First

FJF Development LLC has submitted a proposal to the Buffalo Planning Board to raze a vacant KFC restaurant at 448 Elmwood Ave. and replace it with a three-story mixed-use building with first-floor retail and a dozen market-rate apartments on the upper floors.

The planning board will get its first look at the privately financed $3.4 million project on Sept. 9. Pending various Buffalo approvals, the developers want to start demolishing the fast-food restaurant and begin construction by late fall. The project, at 17,707 square feet, is targeted to be completed within one year.

"We view this as a bookmark not only for the 500 block (of Elmwood) but for the entire district," said Buffalo architect Karl Frizlen, one of three principals in the project.

His partners include general contractor Paul Johnson and lawyer Michael Ferdman of Hiscock & Barclay LLP.

The project is the fourth in the Elmwood Village or on Buffalo's West Side that the partners have undertaken in recent years.

"The model is not that much different from what we did at 504 (Elmwood)," Frizlen said.

The trio constructed a three-story building at that site that mixes first-floor retail with nine market-rate apartments. It opened in early 2007.

FJF Development is in the process of developing a 12-unit condominium complex on West Utica Street, just off the Elmwood strip. It also announced plans to renovate the former School of Annunciation property on Lafayette Avenue for a mixed-use complex with offices and residential components.

The plan to demolish the former KFC is being applauded by Elmwood Village officials.

"It's critical for that block and intersection," said Justin Azzarella, Elmwood Village Association executive director. "This is this is the right kind of project for the street."

Located at the corner of Elmwood Avenue and Bryant Street, the new building is expected to dramatically change the look and feel of the neighborhood.

Frizlen said the first floor will contain two retailers: one with 2,183 square feet and the other with 1,788 square feet. Talks are under way with at least one tenant, he said. The rear portion of the first floor will be used for nine, indoor parking spaces for the upper apartments.

"The idea is to wrap retail around Elmwood and onto Bryant," Frizlen said.

The apartments will range from 942 to 1,281 square feet. Amenities will include appliances and trendy interior finishes.

Azzarella said he hopes the template created by FJF Development will be followed by others along Elmwood Avenue, which is one of Buffalo's most stable retailing and residential neighborhoods.

"We're starting to see some of the bigger guys coming in and taking a look at what people like Karl are doing," Azzarella said. "Realistically, there's more development value per square foot if they built a traditional suburban retail structure, but they didn't. Instead of doing the easy thing, they did the right thing."