Buffalo Launches Canalside Next Wave Planning With MKSK Leading Waterfront Strategy

Buffalo's waterfront planning effort moved into a new phase when Empire State Development selected MKSK to lead “Canalside: The Next Wave,” a strategic vision for the next decade of investment around Canalside, the Cobblestone District, KeyBank Center and the Buffalo River waterfront. Governor Kathy Hochul announced the effort on September 17, 2026, and the state said the planning work is intended to evaluate future development sites, strengthen connections to downtown and guide long-term mixed-use growth Empire State Development.

For contractors, designers, owners and subcontractors, the immediate takeaway is that this is not a construction award yet. It is a market, urban design and public-engagement framework that could influence the next wave of waterfront work in Buffalo. The state said MKSK will conduct market analysis, urban design analysis, public engagement and development strategy work for an area extending from the Erie Basin Marina to Michigan Avenue and bounded by the Buffalo River and I-190 Governor Kathy Hochul.

What happened

Empire State Development said the state selected MKSK, an urban planning and design firm, to develop the strategic framework for Canalside: The Next Wave Empire State Development. The work will evaluate new development sites, analyze market demand, review financial feasibility and consider how new development can integrate with ongoing local investments Governor Kathy Hochul.

The state said the planning effort will consider residential units, hotels, dining, retail and experiential public spaces Empire State Development. The Governor's office said the plan is meant to help leverage three-quarters of a billion dollars in prior state investments and shape the next decade of waterfront growth Governor Kathy Hochul.

The geography matters

The preliminary study area is bigger than a single parcel. The Governor's office described a targeted zone spanning from the Erie Basin Marina to Michigan Avenue, bounded by the Buffalo River and I-190, and including Sahlen Field Governor Kathy Hochul. The broader strategy addresses Canalside, KeyBank Center, the Cobblestone District and Buffalo River waterfront Governor Kathy Hochul.

That geography creates several construction implications. Better connections among Canalside, downtown, the marina, entertainment uses and the Cobblestone District would likely require public-realm work, utilities, streetscape coordination, pedestrian circulation, site preparation and future private vertical development. None of those scopes is guaranteed by the study, but the planning area is large enough to affect multiple construction markets if the strategy leads to funded projects.

Public input is already part of the process

WIVB reported that a public-feedback pop-up at Erie Basin Marina asked visitors about their experience with Canalside, how often they visit and what they want to see in the future WIVB. The station quoted Leanne Voit of Highland Planning saying the strategy is about gathering ideas from the public and stakeholders while looking at what development has occurred and what may still be missing WIVB.

WBEN reported that Erie Canal Harbor Development Corp. retained MKSK to look realistically at Canalside and identify development opportunities, with a report due by the end of the year WBEN. That timing gives owners, consultants and contractors a planning window to watch before any construction procurement becomes clear.

Why it matters to construction professionals

The Canalside announcement is a pipeline signal. It does not identify a contractor, construction manager, engineer, architect or project budget. It does, however, show that the state and waterfront stakeholders are trying to organize the next phase of public and private investment before individual projects are released.

For contractors, that means the right move is to track the planning process, not assume a bid package is imminent. Civil contractors should watch for street, utility, waterfront edge, park, access and public-realm scopes. Building contractors should watch whether the framework identifies sites for housing, hotel, restaurant, retail or mixed-use development. Specialty contractors should monitor whether the plan creates demand for waterfront infrastructure, lighting, security, landscaping, structural work, elevators, facade systems or high-traffic public-space finishes.

What owners and developers should watch next

• Framework release: WBEN reported that MKSK's report is due by the end of the year WBEN.
• Public-sector priorities: The final strategy should clarify which improvements are public infrastructure, which are private development opportunities and which require partnerships.
• Market feasibility: The state specifically said MKSK will analyze market demand and financial feasibility Empire State Development.
• Connections to nearby assets: The study area includes Canalside, KeyBank Center, the Cobblestone District and the Buffalo River waterfront, which makes circulation and district integration central to the construction story Governor Kathy Hochul.

Implications for early estimating

Early cost planning will need to separate public infrastructure from private vertical development. Streets, waterfront access, utilities, stormwater, site lighting and pedestrian improvements have different funding paths and risk profiles than housing, hospitality or restaurant work. Contractors that track the plan can start identifying likely constraints, including access around event venues, seasonal waterfront work, existing utilities, parking impacts and coordination with businesses that remain open during construction.

Bottom line

Canalside: The Next Wave is planning work, but it matters because planning is how Buffalo's next waterfront construction opportunities will be framed. The firms that follow the process early will be better positioned to understand likely scopes, public priorities, constraints and the owner groups that may shape future work.

Image credit: Thumbnail image, Buffalo Outer Harbor Waterfront, from Governor Kathy Hochul's official website Governor Kathy Hochul.

Sources

• Empire State Development: https://esd.ny.gov/esd-media-center/press-releases/governor-hochul-announces-launch-canalside-next-wave-develop-strategic-vision-buffalos-waterfront
• Governor Kathy Hochul: https://www.governor.ny.gov/news/governor-hochul-announces-launch-canalside-next-wave-develop-strategic-vision-buffalos
• WIVB: https://www.wivb.com/news/local-news/buffalo/waterfront-expansion-project-starts-collecting-public-feedback/
• WBEN: https://www.audacy.com/wben/news/local/coming-soon-to-canalside-more-development-options