Elmwood Ave is changing. Out of town, even out of state investors are buying up the vacant properties. The fall of the US dollar will lure in Canadians especially with an advertising campaign including residents of Ontario. This Buffalo News article highlights some changes some of which appeal to me, others that don't. I'm sure (e:joshua) will love the Village Beer Merchant.
[box] Out-of-staters lured by quality, low price
By Mark Sommer NEWS STAFF REPORTER
Updated: 11/23/07 7:42 AM
Bill Wippert/Buffalo News
Elmwood Avenue is on a lot of radar screens.
It can be measured by new local businesses and particularly, interest from out-of-state investors.
Justin Azzarella of the Elmwood Village Association says some of the attention stems from being named one of the "10 great neighborhoods in America" by the American Planning Association in October.
"The amount of interest in the Elmwood Village, and this street, is huge," said Azzarella, the group's executive director.
Susie Lenahan, a real estate broker in MJ Peterson's new downtown office, concurs.
"The New York-Boston-Philadelphia- Washington, D.C.-type investor just can't believe how inexpensive the prices are here. They're seeing the buzz about Elmwood, and Elmwood has never looked better," Lenahan said.
A New York investment company has bought the Elmwood building that houses Ujima theater and the former Jimmy Mac's and Chef's Deli. Commercial property along Bryant Street, west of Elmwood, was purchased by a Boston company.
The popular shopping district, which is in a continual state of flux, continues to have vacant properties, but some hard-to-rent spaces have recently been leased. For example:
> Elmwood Market will open in the former DVD Dot storefront near North Street. Groceries, frozen foods, deli items and made-to-order subs are among the expected offerings, along with an outdoor patio and free deliveries to seniors.
Latina's, a supermarket on the same block in Stuyvesant Plaza, closed in April.
"This area is so vibrant, and we really want to be part of this new Buffalo," said Alex Alarshi, co-owner with Dale Ali.
> Village Beer Merchant, locating in the former Chef's Deli, will offer upper-end and specialty beers, as well as a deli counter and pastas.
> Bryant Street Cake Co., 291 Bryant St., will be housed in the former home of the old Buffalo Rome restaurant.
> Hunt Real Estate, at Elmwood and Breckenridge, will open a store for sales and rentals in 2008, allowing window shopping for a new home.
> Evans National Bank will go into the current Elmwood Taco & Subs, which is moving a few doors down to take over a former Burger King space.
> Pano's has received city approval for an expanded, twostory building, with a groundbreaking expected in early spring.
> Bank of America will relocate from Utica Street to an Elmwood storefront vacated almost two years ago by Pier 1 Imports. The bank, which is expected to open in the spring, will have a "faux second floor," a compromise worked out between the bank and the association.
"It's going to look like a twostory building, with the ability to build out if the bank should ever leave," Azzarella said.
Bel Cibo, which means good food in Italian, opened earlier this month on Elmwood Avenue near Bidwell Parkway.
> The plaza where Bank of America currently resides, next door to a recently closed Eckerd's drug store, will become a surface parking lot for staff of Women and Children's Hospital.
That decision has drawn a cool response from the association. "Surface parking is not a positive for an urban environment," Azzarella said.
> Bel Cibo, a casual, Italian- American restaurant, opened earlier this month in a location vacated 2z years ago by Sofra, a Turkish restaurant. It's best known for housing the longtime Soda Bar & Pastry Co. The owners are Marty Palame and Buck Kaber, who also own Mode at Elmwood and Utica.
> The eclectic gift store Neo recently relocated near Elmwood and Utica from its longtime home on Allen Street.
> Firebrand, a sneaker boutique, has opened on Elmwood near Breckenridge.
To boost holiday shopping, the Elmwood Village Association is distributing 46,000 guides about the commercial strip in subscription-based mailings in southern Ontario and Western New York. Canadian shoppers have been pouring into the Niagara Frontier because of the decline of the U.S. dollar.
"There's been a really big uptick in Canadian shoppers," Azzarella said.
A much wider distribution - as many as 300,000 pieces - is planned for the spring.
msommer@buffnews.com
[/box]
Already I feel that Elmwood is not what it used to be. Many of my favorite businesses are gone. Pier 1 although a chain was somewhere I could enjoy going to, but a bank I have very little interest in. I feel that the banks already here more than suit my needs. I don't have to wait too long when going to the teller. Same thing with a real estate office. I love the space that they are moving into where Feel Rite used to be. Now it will become absolutely useless to me and many other city residents. Increased traffic could considerably change commute times for everyone. To me the thought of economic growth is exciting, but it concerns me that residents may not be able to take advantage of the growth. I really just hope that our interests are not sold out to outside investors.
Libertad's Journal
My Podcast Link
11/23/2007 10:04 #42258
Elmwood Changes11/22/2007 23:14 #42252
Gobble GobbleThis 10lb hairball was surgically removed from a women who obsessively ate her own hair. It is called Tricophagia. Ten pounds is like the size of a huge baby! It really just makes me want to vomit. 
jenks - 11/23/07 09:59
yeah. gross. It's called a bezoar. Blech.
yeah. gross. It's called a bezoar. Blech.
ladycroft - 11/23/07 03:54
Ewe. I first saw this some years ago when they removed the same thing from a 9 year old girl in India. I hate hair, gag.
Ewe. I first saw this some years ago when they removed the same thing from a 9 year old girl in India. I hate hair, gag.
tinypliny - 11/23/07 00:58
Now that's what I call Super-Keratinized. EW.
Now that's what I call Super-Keratinized. EW.
mike - 11/22/07 23:45
that sir, is disgusting!
that sir, is disgusting!
11/14/2007 18:37 #42123
Smoking cessationThis guy I talked to today was 15yrs old and wanted to quit smoking. He really wanted to stop and he made me think of myself at 15 years old and smoking. He also started very young at like 12 years old. I pleaded with him to stop and told him how much I wish I stopped when he did. It was nice to feel like OK maybe I didn't stop at that age, but that this guy could and that I could help him. That feels nice. I think I'll try and call him to check on him. It is so hard to stop at any time but I really tried to tell him how much harder it will get if he waits. I told him about all the smokers who wish they stopped earlier.
I'm not for prohibition, but I think cigarette advertising should be illegal, and that the manufactures not be permitted to add anything to the tobacco leaf. This is a major crisis in our country and in the world. New York State's goal by the way is to reduce smoking prevalence from 19% to 12% by 2010. It is a lofty goal, but I believe it is a good one.
I'm not for prohibition, but I think cigarette advertising should be illegal, and that the manufactures not be permitted to add anything to the tobacco leaf. This is a major crisis in our country and in the world. New York State's goal by the way is to reduce smoking prevalence from 19% to 12% by 2010. It is a lofty goal, but I believe it is a good one.
metalpeter - 11/15/07 16:42
Ok I gotta ad a little more here. Anything you burn puts out stuff that will do damage to your lungs and body. I'm not a doctor but I don't think the tobacco is what really does all the damage (yes it does some) it is the stuff like nicotine that addicts you and then all the other shit that they ad for what ever reason it is in there that does all the damage. Not that it would be considered ethical by the science community. But I would love to see someone do a study with thousands of people in each group and have multiple groups broken up by things like age, sex, race and then compare smoking cigarettes over say 10 years to just tobacco and see what they find. One of the things with weed I think why it isn't as harmfull is cause they don't add all kinds of nasty shit to it. The other thing is that you don't smoke anywhere near as much of it. If you have a two pack a day habit of weed you must be making a lot more money then a doctor or selling your own shit.
Ok I gotta ad a little more here. Anything you burn puts out stuff that will do damage to your lungs and body. I'm not a doctor but I don't think the tobacco is what really does all the damage (yes it does some) it is the stuff like nicotine that addicts you and then all the other shit that they ad for what ever reason it is in there that does all the damage. Not that it would be considered ethical by the science community. But I would love to see someone do a study with thousands of people in each group and have multiple groups broken up by things like age, sex, race and then compare smoking cigarettes over say 10 years to just tobacco and see what they find. One of the things with weed I think why it isn't as harmfull is cause they don't add all kinds of nasty shit to it. The other thing is that you don't smoke anywhere near as much of it. If you have a two pack a day habit of weed you must be making a lot more money then a doctor or selling your own shit.
lauren - 11/15/07 11:47
My beef is...pot is illegal, cocaine is illegal, i could go on...but these laws don't stop people from doing these things...if cigarettes were illegal it would become one more commodity to sell on the streets and cause violence. This is why I think pot should be legalized, among other reasons. If cigarettes were made illegal we would see something akin to alcohol proabition and it would not be pretty. We need to ask questions about WHY people start smoking in the first place...I know I started because I wanted to be cool for the older kids, I wanted to fit in. What is going on in our school systems that kids think they need to do these kinds of things? One thing I can't stand is adults (ie 18+) who start smoking...not that my adolescent excuse is any better, but come on.
My beef is...pot is illegal, cocaine is illegal, i could go on...but these laws don't stop people from doing these things...if cigarettes were illegal it would become one more commodity to sell on the streets and cause violence. This is why I think pot should be legalized, among other reasons. If cigarettes were made illegal we would see something akin to alcohol proabition and it would not be pretty. We need to ask questions about WHY people start smoking in the first place...I know I started because I wanted to be cool for the older kids, I wanted to fit in. What is going on in our school systems that kids think they need to do these kinds of things? One thing I can't stand is adults (ie 18+) who start smoking...not that my adolescent excuse is any better, but come on.
joshua - 11/15/07 09:23
I suppose seeing black lungs and cancer patients all the time would turn people off to smoking.
Personally I've always felt that being able to sell addictive products, thus guaranteeing customers for their (short) lives, is the most unethical market endeavor in human history. Then again, in the 40's when movie stars, etc. smoked for glamour, they all thought that cigarettes were good for your lungs! At the time, if people knew that cigarettes were addictive and could kill you, I think things would be different now.
I suppose seeing black lungs and cancer patients all the time would turn people off to smoking.
Personally I've always felt that being able to sell addictive products, thus guaranteeing customers for their (short) lives, is the most unethical market endeavor in human history. Then again, in the 40's when movie stars, etc. smoked for glamour, they all thought that cigarettes were good for your lungs! At the time, if people knew that cigarettes were addictive and could kill you, I think things would be different now.
tinypliny - 11/15/07 00:52
And I am with jenks 100000000000%.
And I am with jenks 100000000000%.
james - 11/14/07 22:25
well, as long as you leave alcohol and kinky sex out of it then you have my support ^_^
well, as long as you leave alcohol and kinky sex out of it then you have my support ^_^
jenks - 11/14/07 21:30
Ok, that was harsh. I'm sorry.
But in the few years that I've been doing what I do, I have seen WAY too much smoking related illness. And it's not just lung cancer. It effects every system in your body.
I made a scary realization a while ago.
There is not ONE REDEEMING THING about tobacco.
At least pot/hemp can be used to make rope/clothing, etc, and to treat glaucoma and AIDS wasting syndrome etc. Not to mention the minor detail that it doesn't kill you.
Yet, pot is illegal and tobacco is legal?
It's hypocritical of me to say I want to legalize pot and criminalize tobacco, I guess. But frankly that's what I think should happen.
But it never will b/c it's all about the $$, and Big Tobacco has alot.
I keep thinking about how if tobacco was illegal, we'd lose a lot of tax money and the gov't doesn't want that.
But- imagine how much health care money we'd save!! I wish I knew the numbers, but I don't even know the ballpark. But I can't imagine that the money made off cigarettes is THAT MUCH more than the money lost- directly in hospital bills etc, and all the indirect losses like lost productivity at work etc.
So yeah. I am strongly anti-smoking.
To the point that even if I think someone is super-cool, and then I find out s/he smokes- my opinion of them goes through the floor.
Sure, that's harsh.
And I'm not sorry.
Ok, that was harsh. I'm sorry.
But in the few years that I've been doing what I do, I have seen WAY too much smoking related illness. And it's not just lung cancer. It effects every system in your body.
I made a scary realization a while ago.
There is not ONE REDEEMING THING about tobacco.
At least pot/hemp can be used to make rope/clothing, etc, and to treat glaucoma and AIDS wasting syndrome etc. Not to mention the minor detail that it doesn't kill you.
Yet, pot is illegal and tobacco is legal?
It's hypocritical of me to say I want to legalize pot and criminalize tobacco, I guess. But frankly that's what I think should happen.
But it never will b/c it's all about the $$, and Big Tobacco has alot.
I keep thinking about how if tobacco was illegal, we'd lose a lot of tax money and the gov't doesn't want that.
But- imagine how much health care money we'd save!! I wish I knew the numbers, but I don't even know the ballpark. But I can't imagine that the money made off cigarettes is THAT MUCH more than the money lost- directly in hospital bills etc, and all the indirect losses like lost productivity at work etc.
So yeah. I am strongly anti-smoking.
To the point that even if I think someone is super-cool, and then I find out s/he smokes- my opinion of them goes through the floor.
Sure, that's harsh.
And I'm not sorry.
james - 11/14/07 21:16
Just smokers Jenks?
What should we do with other vices like drink, red meat, sun exposure, car exhaust, nuclear waste, desk jobs, and so on?
Just smokers Jenks?
What should we do with other vices like drink, red meat, sun exposure, car exhaust, nuclear waste, desk jobs, and so on?
metalpeter - 11/14/07 19:39
The problem with smoking lounges is that someone has to work there and they are exposed to the smoke. That would make the company liable for any health problems that person gets. The other problem is lets say a place has a lounge for smokers since there is a health factor you can't force any one to clean it or work there.
In terms of advertising I'm a little mixed there. I think that what they are doing is advertising there own brand. But the problem I have with it is where they advertise. Little corner stores or even Wilson Farms get money for putting those ads up. They are often at eye level for kids or light up. I think that having them behind the counter is a great trick really. Everyone who goes to a store cashes out there and then they see all the brands and holders often light up with a brand name . Look the next time you go to a corner store or a wilson farms.
I agree with you that legally cigs should only be Tabbaco and you can add nicotine if you want but if any thing else is added it has to be sold as something else like maybe a they have to be called Chems or something like that.
Just so I'm clear hear I also think that Weed should be made legal taxed and sold in stores. But what does that have to do with Cigarettes you might ask. Well part of my plan is that there is a tax maybe 1% - 5% not sure that goes directly into a government addiction program. That money would be used to fund true facts about the harms of smoking and education and it would also help to fund quiting programs.
The problem with smoking lounges is that someone has to work there and they are exposed to the smoke. That would make the company liable for any health problems that person gets. The other problem is lets say a place has a lounge for smokers since there is a health factor you can't force any one to clean it or work there.
In terms of advertising I'm a little mixed there. I think that what they are doing is advertising there own brand. But the problem I have with it is where they advertise. Little corner stores or even Wilson Farms get money for putting those ads up. They are often at eye level for kids or light up. I think that having them behind the counter is a great trick really. Everyone who goes to a store cashes out there and then they see all the brands and holders often light up with a brand name . Look the next time you go to a corner store or a wilson farms.
I agree with you that legally cigs should only be Tabbaco and you can add nicotine if you want but if any thing else is added it has to be sold as something else like maybe a they have to be called Chems or something like that.
Just so I'm clear hear I also think that Weed should be made legal taxed and sold in stores. But what does that have to do with Cigarettes you might ask. Well part of my plan is that there is a tax maybe 1% - 5% not sure that goes directly into a government addiction program. That money would be used to fund true facts about the harms of smoking and education and it would also help to fund quiting programs.
james - 11/14/07 18:43
I don't like the puritanical demonization of smokers. I appreciate not smoking in closed in public spaces. I think smoking lounges should be legal.
So far, the legislation has limited the rights of smokers. Wouldn't it be nicer if they instead went after the people who manufacture the cigarettes and made them not put in little things like asbestos and chlorine into their product?
probably, but then cigarette companies have lobbyists with big bank accounts.
I do hope this kid quits though.
I don't like the puritanical demonization of smokers. I appreciate not smoking in closed in public spaces. I think smoking lounges should be legal.
So far, the legislation has limited the rights of smokers. Wouldn't it be nicer if they instead went after the people who manufacture the cigarettes and made them not put in little things like asbestos and chlorine into their product?
probably, but then cigarette companies have lobbyists with big bank accounts.
I do hope this kid quits though.
11/07/2007 19:01 #42031
My dreams are on fire.Wow all of a sudden I'm so tired and then I realized why when I saw (e:jenk)'s latest journal. It seemed like I was hearing sirens all night long. I remember looking at the clock at 2:30 and thinking about when Coffee & burned to the ground which I also was awoken to by the sirens. Again the sirens became part of my dream and this time someone told me that it was far away and that they were just trying to get through to it and everyone had to pass by my house. I guess that sort of makes sense because I do live by a fire station by the Left Bank. At about 4pm two police cars came and blocked off Elmwood at Lexington. The lights were strobing and it was extra disorientating with being groggy from my dream state. My alarm was set for 6pm so I got up and turned on the news and saw the Parish Commons had a serious fire. I drove by on the way to work and wow. My friend who lives directly across the street didn't even wake up. I wonder if the smoke kept him asleep, because it was a really smoky fire and he does sleep very lightly. I couldn't believe he didn't hear it. I hate when things burn.
Today at work I asked where a guy was from and he said Cuba. I said oh your Cubano and he was like "yeah, why do you say it like that?" Then he was all mad cause I told him I had been there. He started yelling at me in English and asked me if I liked Communism or if I was in love with Fidel. He was definitely interested in why I went to Cuba and he was surprised that I spoke in Spanish the way that I do for only having been there for four months. I told him that I hardly knew it at all when I had went, but that I have been working on it and now I work on this bilingual line and get to practice. So overall it was a good conversation, but a reminder of the ways things are. I love getting to ask people what country they are from. Usually they are from PR, but rarely Cuba.
I took the bus tonight home from work. This is the first time since I have started working there because I have been riding my bike because of our extended summer. It was a pretty good experience and some lady even gave me .50 because I couldn't get any change for the bus in the gift store. Was all good timing because by the time I walked to the end of Allen I only had to wait a couple of minutes before the bus pulled up. I even got off the phone a tad late with the Cuban guy, so at least I know that is OK to be a few minutes over.
Today at work I asked where a guy was from and he said Cuba. I said oh your Cubano and he was like "yeah, why do you say it like that?" Then he was all mad cause I told him I had been there. He started yelling at me in English and asked me if I liked Communism or if I was in love with Fidel. He was definitely interested in why I went to Cuba and he was surprised that I spoke in Spanish the way that I do for only having been there for four months. I told him that I hardly knew it at all when I had went, but that I have been working on it and now I work on this bilingual line and get to practice. So overall it was a good conversation, but a reminder of the ways things are. I love getting to ask people what country they are from. Usually they are from PR, but rarely Cuba.
I took the bus tonight home from work. This is the first time since I have started working there because I have been riding my bike because of our extended summer. It was a pretty good experience and some lady even gave me .50 because I couldn't get any change for the bus in the gift store. Was all good timing because by the time I walked to the end of Allen I only had to wait a couple of minutes before the bus pulled up. I even got off the phone a tad late with the Cuban guy, so at least I know that is OK to be a few minutes over.
james - 11/08/07 11:16
I read some magazine article a year or so ago where South American countries were creating tourist destinations surrounding communist and nationalist revolutions. Part of it talked about American's getting to Cuba some how for a little Che and Fidel hero worship.
I read some magazine article a year or so ago where South American countries were creating tourist destinations surrounding communist and nationalist revolutions. Part of it talked about American's getting to Cuba some how for a little Che and Fidel hero worship.
10/31/2007 18:27 #41910
Sex, drugs and carbon polluting.HSBC Center in Buffalo according to a friend in the know is going carbon free. They are starting here in Buffalo and even composting everything in the cafeteria. They are recycling everything I guess. Here is a little something I found.
Since already (e:tinypliny) has made her own letter to Roswell's Trump regarding better environmental practices, then maybe I can draft something up as well that provides an example of a company as large as HSBC already making these efforts. Surely a cancer institution will do so as well. This all reminds me that I have to look for a washable plate and utensils that come in a small case I can carry to and from work in the meanwhile. I have used more Styrofoam in the last couple of months at Roswell than I have in the whole year. (e:tinypliny) is glaring at me with her beady little eyes of disapproval while I'm eating lunch.
It is Halloween and I have no scary movies and tricker treaters will never reach me in my lair that has no door bell. I haven't had tricker treaters in so long. Today I overheard someone saying that because there wasn't prayer in schools anymore that people were dressing up as devils and what not. I love dressing up as a devil. They are so scary. When I saw who had said this I was surprised at who it was. It seemed like inapropriate conversation (time and place), but I guess I am not always so appropriate either like during my lunch time conversations in the cafeteria that are usually too loud about sex, drugs and carbon polluting.
Since already (e:tinypliny) has made her own letter to Roswell's Trump regarding better environmental practices, then maybe I can draft something up as well that provides an example of a company as large as HSBC already making these efforts. Surely a cancer institution will do so as well. This all reminds me that I have to look for a washable plate and utensils that come in a small case I can carry to and from work in the meanwhile. I have used more Styrofoam in the last couple of months at Roswell than I have in the whole year. (e:tinypliny) is glaring at me with her beady little eyes of disapproval while I'm eating lunch.
It is Halloween and I have no scary movies and tricker treaters will never reach me in my lair that has no door bell. I haven't had tricker treaters in so long. Today I overheard someone saying that because there wasn't prayer in schools anymore that people were dressing up as devils and what not. I love dressing up as a devil. They are so scary. When I saw who had said this I was surprised at who it was. It seemed like inapropriate conversation (time and place), but I guess I am not always so appropriate either like during my lunch time conversations in the cafeteria that are usually too loud about sex, drugs and carbon polluting.
tinypliny - 11/06/07 03:23
Heheh... I made everyone pick up their plastic bottles and take them home, today at the evil cafeteria. My beady little eyes work their hardest magic during lunch. ;)
Heheh... I made everyone pick up their plastic bottles and take them home, today at the evil cafeteria. My beady little eyes work their hardest magic during lunch. ;)
libertad - 11/01/07 20:20
You really couldn't ever be carbon-free in our society. Even the Amish are buzzing around at the greyhound station and at airports. I'm not sure how they claim to be going carbon free, but at least they are making attempts. Like (e:terry) said, they are referring to pollutants, mainly the one that causes global warming. Whatever we do really is producing more carbon dioxide which now even the oceans aren't able to absorb like they used to. Less trees, the saturation of the oceans, increasing levels of pollutants are all contributing to the changes in temperature we are all ready seeing. We are not responding fast enough to these changes.
You really couldn't ever be carbon-free in our society. Even the Amish are buzzing around at the greyhound station and at airports. I'm not sure how they claim to be going carbon free, but at least they are making attempts. Like (e:terry) said, they are referring to pollutants, mainly the one that causes global warming. Whatever we do really is producing more carbon dioxide which now even the oceans aren't able to absorb like they used to. Less trees, the saturation of the oceans, increasing levels of pollutants are all contributing to the changes in temperature we are all ready seeing. We are not responding fast enough to these changes.
carolinian - 11/01/07 09:26
One of my friends knew a person who was responsible for wearing the costume and being the Duke mascot at Duke games (I grew up in Durham, where Duke is based).
One of my friends knew a person who was responsible for wearing the costume and being the Duke mascot at Duke games (I grew up in Durham, where Duke is based).
terry - 10/31/07 22:43
i believe he means carbon emissions, ie: CO2, methane, etc, and not just carbon the element in general.
i believe he means carbon emissions, ie: CO2, methane, etc, and not just carbon the element in general.
jenks - 10/31/07 21:44
sorry, but what does carbon-free mean? Pretty much everything has carbon in it...
sorry, but what does carbon-free mean? Pretty much everything has carbon in it...
metalpeter - 10/31/07 19:18
Your post just gave me a great idea for a costume of course it is to late now, not that I would have any idea how to get or make this costume but to go as a blue devil as in the mascot and name of the Duke basketball team.
Your post just gave me a great idea for a costume of course it is to late now, not that I would have any idea how to get or make this costume but to go as a blue devil as in the mascot and name of the Duke basketball team.
i came in after pier one, but noticed the ghostly sign.. dammit! i love pier 1!
That is a great article I like how it tells what places will become what. One thing I did notice is that no one has taken over sweet tooth yet. I would think that would be a prime spot the same with that place that is allways some Asian resturant and then goes out of buiesness (closes). The good news is that some of the empty buildings now have some thing in them or will soon. Yes it would be nicer if they were more then just a bank in Pier 1 but that place is pretty big for a retail place. In terms of ETS does anyone remember that it burnt down a long time ago. I can't remember if it was rebuilt where it is or if that was a new location. In any event it has been there for a good long time I say they should stay and the Burger King should become a bank. I still can't beleive that Burger King closed, very strange.
I love the idea of the Village Beer store, but it's a little depressing to see the Pier one store go to a bank and the ETS site be a bank, along with the flattening of the plaza on Utica. The "growth" seems a little haphazard