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Central Terminal Buffalo, New York Getting Adaptive Use Right June 25–30, 2017 a ULI Advisorya ULI Services Panel Report A ULI Advisory Services Report Panel A ULI Central Terminal Buffalo, New York June 25–30, 2017 Advisory Report Services Panel A ULI Buffalo_cover.indd 2 1/4/18 6:42 PM Central Terminal Buffalo, New York Getting Adaptive Use Right June 25–30, 2017 Advisory Services Panel Report A ULI A ULI Buffalo_NYCentralTerminal_PanelReport_v6.indd 1 1/4/18 7:39 PM About the Urban Land Institute THE URBAN LAND INSTITUTE is a global, member- a variety of factors affecting the built environment, includ- driven organization comprising more than 40,000 real ing urbanization, demographic and population changes, estate and urban development professionals dedicated to new economic drivers, technology advancements, and advancing the Institute’s mission of providing leadership environmental concerns. in the responsible use of land and creating and sustaining Peer-to-peer learning is achieved through the knowledge thriving communities worldwide. shared by members at thousands of convenings each ULI’s interdisciplinary membership represents all aspects year that reinforce ULI’s position as a global authority on of the industry, including developers, property owners, land use and real estate. In 2017 alone, more than 1,900 investors, architects, urban planners, public officials, real events were held in about 290 cities around the world. estate brokers, appraisers, attorneys, engineers, finan- Drawing on the work of its members, the Institute recog- ciers, and academics. Established in 1936, the Institute nizes and shares best practices in urban design and devel- has a presence in the Americas, Europe, and Asia Pacific opment for the benefit of communities around the globe. regions, with members in 80 countries. More information is available at uli.org. Follow ULI on The extraordinary impact that ULI makes on land use deci- Twitter, Facebook, LinkedIn, and Instagram. sion making is based on its members sharing expertise on Cover photo: Buffalo Central Terminal (Betsy del Monte/ULI). © 2018 by the Urban Land Institute 2001 L Street, NW Suite 200 Washington, DC 20036-4948 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 A ULI Advisory Services Panel Report Buffalo_NYCentralTerminal_PanelReport_v6.indd 2 1/4/18 7:39 PM About ULI Advisory Services THE GOAL OF THE ULI ADVISORY SERVICES pro- able to make accurate assessments of a sponsor’s issues gram is to bring the finest expertise in the real estate field and to provide recommendations in a compressed amount to bear on complex land use planning and development of time. projects, programs, and policies. Since 1947, this program A major strength of the program is ULI’s unique ability has assembled well over 600 ULI-member teams to help to draw on the knowledge and expertise of its members, sponsors find creative, practical solutions for issues such including land developers and owners, public officials, as downtown redevelopment, land management strate- academics, representatives of financial institutions, and gies, evaluation of development potential, growth manage- others. In fulfillment of the mission of the Urban Land ment, community revitalization, brownfield redevelopment, Institute, this Advisory Services panel report is intended to military base reuse, provision of low-cost and affordable provide objective advice that will promote the responsible housing, and asset management strategies, among other use of land to enhance the environment. matters. A wide variety of public, private, and nonprofit or- ganizations have contracted for ULI’s advisory services. ULI Program Staff Thomas W. Eitler Each panel team is composed of highly qualified profession- Senior Vice President, Advisory Services als who volunteer their time to ULI. They are chosen for their knowledge of the panel topic and screened to ensure their Beth Silverman objectivity. ULI’s interdisciplinary panel teams provide a holis- Senior Director, Advisory Services tic look at development problems. A respected ULI member Paul Angelone who has previous panel experience chairs each panel. Director, Advisory Services Steven Gu The agenda for a five-day panel assignment is intensive. Associate, Advisory Services It includes an in-depth briefing day composed of a tour of Daniel Lobo the site and meetings with sponsor representatives, a day Senior Director, Awards and Publications of hour-long interviews of typically 50 to 75 key commu- nity representatives, and two days of formulating recom- James A. Mulligan mendations. Long nights of discussion precede the panel’s Senior Editor conclusions. On the final day on site, the panel makes an Laura Glassman, Publications Professionals LLC oral presentation of its findings and conclusions to the Manuscript Editor sponsor. A written report is prepared and published. Betsy Van Buskirk Creative Director Because the sponsoring entities are responsible for Deanna Pineda, Muse Advertising Design significant preparation before the panel’s visit, including Graphic Designer sending extensive briefing materials to each member and arranging for the panel to meet with key local community Craig Chapman members and stakeholders in the project under consider- Senior Director, Publishing Operations ation, participants in ULI’s five-day panel assignments are Central Terminal, Buffalo, New York, June 25–30, 2017 3 Buffalo_NYCentralTerminal_PanelReport_v6.indd 3 1/4/18 7:39 PM Acknowledgments THE URBAN LAND INSTITUTE wishes to thank the us huge amounts of their time, supplied us with mountains sponsors of the Buffalo Central Terminal: the Central Ter- of information, and were always ready to discuss and minal Restoration Corporation (CTRC), the city of Buffalo, answer questions with us. Empire State Development, National Grid, and the Buffalo The panel would also like to thank the many stakehold- Urban Redevelopment Corporation. We appreciate their ers from the Broadway-Fillmore neighborhood, the city of support and help in making the panel feel welcome and at Buffalo, and the greater region. This group of interviewees home while in Buffalo. included elected officials, local business owners, com- This panel could not have been completed without the tre- munity members, faith leaders, and municipal and state mendous support of CTRC board members Paul Lang and staff members. Throughout the week, the ULI panel was Jim Hycner as well as the city of Buffalo’s mayor, Byron continually impressed by both the CTRC’s and the city of Brown, and president and CEO of Empire State Develop- Buffalo’s rich cultural history and commitment to improving ment and commissioner of the New York State Department their community. of Economic Development, Howard Zemsky. In addition, we would like to thank Christopher Schoepflin, Robert Sozanski, Mo Sumbundu, and Paul Tronolone, who gave 4 A ULI Advisory Services Panel Report Buffalo_NYCentralTerminal_PanelReport_v6.indd 4 1/4/18 7:39 PM Contents ULI Panel and Project Staff ...............................................................................................................................6 Background and Key Recommendations ............................................................................................................7 Establishing the Vision ...................................................................................................................................10 The Buffalo Real Estate Market .......................................................................................................................11 Value Creation ...............................................................................................................................................15 Placemaking and Connectivity ........................................................................................................................25 Getting It Right...............................................................................................................................................30 Conclusion ....................................................................................................................................................33 About the Panel .............................................................................................................................................34 Central Terminal, Buffalo, New York, June 25–30, 2017 5 Buffalo_NYCentralTerminal_PanelReport_v6.indd 5 1/4/18 7:39 PM ULI Panel and Project Staff Panel Chair Malaika Abernathy Scriven Walter Reed Project Manager Michael A. Stern Deputy Mayor’s Office for Planning and Principal Economic Development MAS Places Washington, D.C. Jackson, Wyoming Ross Tilghman Panel Members President The Tilghman Group Daniel T. Anderton Seattle, Washington Senior Planner Dewberry Gaithersburg, Maryland ULI Project Staff Paul Angelone Jennifer Ball Director, Advisory Services Vice President of Planning and Economic Development Central Atlanta Progress Inc. Grace Hill Atlanta, Georgia Senior Associate, Meetings and Events Keith Bawolek Sean Geygan Managing Principal/CEO Associate, UrbanPlan and Professional Development Vermillion Realty Advisors Michael Frankiewicz Chicago, Illinois Intern, Advisory Services Betsy del Monte Founding Principal Student Intern Transform Global Evan Schweigel Dallas, Texas Master of Architecture, Real Estate Development University of Buffalo Graduate School Buffalo, New York 6 A ULI Advisory Services Panel Report Buffalo_NYCentralTerminal_PanelReport_v6.indd 6 1/4/18 7:39 PM PB Background
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