AN ADVISORY SERVICES PANEL REPORT H.H. Richardson Complex Buffalo, New York Urban Land $ Institute H.H. Richardson Complex Buffalo, New York Strategies for Reusing a National Historic Landmark May 20–25, 2007 An Advisory Services Panel Report ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 About ULI–the Urban Land Institute he mission of the Urban Land Institute is to • Sustaining a diverse global network of local provide leadership in the responsible use of practice and advisory efforts that address cur- land and in creating and sustaining thriving rent and future challenges. T communities worldwide. ULI is committed to Established in 1936, the Institute today has more • Bringing together leaders from across the fields than 38,000 members from 90 countries, represent- of real estate and land use policy to exchange ing the entire spectrum of the land use and develop- best practices and serve community needs; ment disciplines. Professionals represented include developers, builders, property owners, investors, • Fostering collaboration within and beyond architects, public officials, planners, real estate ULI’s membership through mentoring, dia- brokers, appraisers, attorneys, engineers, financiers, logue, and problem solving; academics, students, and librarians. ULI relies • Exploring issues of urbanization, conservation, heavily on the experience of its members. It is regeneration, land use, capital formation, and through member involvement and information sustainable development; resources that ULI has been able to set standards of excellence in development practice. The Insti- • Advancing land use policies and design prac- tute has long been recognized as one of the world’s tices that respect the uniqueness of both built most respected and widely quoted sources of ob- and natural environments; jective information on urban planning, growth, and development. • Sharing knowledge through education, applied research, publishing, and electronic media; and ©2007 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 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 An Advisory Services Panel Report About ULI Advisory Services he goal of ULI’s Advisory Services Program pants in ULI’s five-day panel assignments are is to bring the finest expertise in the real able to make accurate assessments of a sponsor’s estate field to bear on complex land use plan- issues and to provide recommendations in a com- T ning and development projects, programs, pressed amount of time. and policies. Since 1947, this program has assem- bled well over 400 ULI-member teams to help A major strength of the program is ULI’s unique sponsors find creative, practical solutions for ability to draw on the knowledge and expertise of issues such as downtown redevelopment, land its members, including land developers and own- management strategies, evaluation of develop- ers, public officials, academicians, representatives ment potential, growth management, community of financial institutions, and others. In fulfillment revitalization, brownfields redevelopment, mili- of the mission of the Urban Land Institute, this tary base reuse, provision of low-cost and afford- Advisory Services panel report is intended to able housing, and asset management strategies, provide objective advice that will promote the re- among other matters. A wide variety of public, sponsible use of land to enhance the environment. private, and nonprofit organizations have con- tracted for ULI’s Advisory Services. ULI Program Staff Each panel team is composed of highly qualified professionals who volunteer their time to ULI. Marta V. Goldsmith Senior Vice President, Community Group They are chosen for their knowledge of the panel topic and screened to ensure their objectivity. Thomas W. Eitler ULI’s interdisciplinary panel teams provide a Director, Advisory Services holistic look at development problems. A re- Cary Sheih spected ULI member who has previous panel Senior Associate, Advisory Services experience chairs each panel. Matthew Rader The agenda for a five-day panel assignment is in- Senior Associate, Advisory Services tensive. It includes an in-depth briefing day com- Carmen McCormick posed of a tour of the site and meetings with spon- Panel Coordinator, Advisory Services sor representatives; a day of hour-long interviews of typically 50 to 75 key community representa- Romana Kerns tives; and two days of formulating recommenda- Administrative Assistant, Advisory Services tions. Many long nights of discussion precede the Nancy H. Stewart panel’s conclusions. On the final day on site, the Director, Book Program panel makes an oral presentation of its findings and conclusions to the sponsor. A written report is Lise Lingo, Publications Professionals LLC Manuscript Editor prepared and published. Betsy VanBuskirk Because the sponsoring entities are responsible Art Director for significant preparation before the panel’s visit, including sending extensive briefing materials to Martha Loomis each member and arranging for the panel to meet Desktop Publishing Specialist/Graphics with key local community members and stake- Craig Chapman holders in the project under consideration, partici- Director, Publishing Operations Buffalo, New York, May 20–25, 2007 3 Acknowledgments n behalf of the Urban Land Institute, the paign for Greater Buffalo, Cannon Design, the panelists would like to thank the sponsor, Community Preservation Corporation, Erie the Richardson Center Corporation, no- County, the Elmwood Village Association, the O tably Chairman Stanford Lipsey and Vice Empire State Development Corporation, the Erie Chairman Howard Zemsky. Without their sup- County Industrial Development Agency, Flynn port and assistance, the panel would not have Battaglia Architects, Foit Albert Associates, the been possible. Grant Ferry Association, Hunt Real Estate, the Landmark Society of the Niagara Frontier, the Special thanks go to Tom Dodson and Sue Joffe of Martin House Restoration Company, MJ Peterson the Buffalo Psychiatric Center (BPC); Barbara Real Estate, Militello Realty, the National Al- Seals-Nevergold and Hal Fabinsky of the BPC liance on Mental Illness, the National Park Ser- Board of Visitors; Sandy Tolkacz and Donald Lan- vice, the National Trust for Historic Preservation, greck of the BPC Recipient Associate Managers; the New York State Historic Preservation Office, Commissioner Rich Tobe, Christina Akers, and the Preservation Coalition of Erie County, the Eric Birner of the city of Buffalo; Senator Charles University at Buffalo School of Architecture and Schumer, Senator Hillary Clinton, Congressman Planning’s Urban Design Project and the Univer- Brian Higgins, Assemblyman Sam Hoyt, Council- sity at Buffalo Law School’s Regional Institute, man Joseph Golombek, and Councilman David Signature Development Buffalo, and the West Franczyk; Richard Geiger and Edward Healy of Side Community Collaborative. the Buffalo Niagara Convention and Visitors Bu- reau; and Dr. Muriel Howard and Frank Kowsky Interviews conducted with numerous stakehold- of Buffalo State College. ers, including residents, business owners, and public officials, provided valuable information and The panel also expresses thanks to the following diverse perspectives, aiding the panel in its analy- organizations for their participation: the Albright- sis. The panelists thank all those who consented to Knox Art Gallery, Architectural Resources, the be interviewed. Arts Council in Buffalo and Erie County, the Baird Foundation, the Buffalo and Erie County We extend a special thanks to the residents of Historical Society, the Buffalo Niagara Medical Buffalo, who were welcoming and helpful through- Campus, the Buffalo Niagara Partnership, the out our stay. Buffalo Olmsted Parks Conservancy, Buffalo Place, the Buffalo Niagara Association of Real- tors, the Burchfield-Penney Art Center, the Cam- 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff 6 Foreword: The Panel’s Assignment 7 Market Potential 13 Planning and Design Strategies 15 Development Strategies 21 Implementation Strategies 25 Conclusion 29 About the Panel 30 Buffalo, New York, May 20–25, 2007 5 ULI Panel and Project Staff Panel Chair Ralph L. Núñez President/Design Principal Mike Higbee DesignTeam Limited President Southfield, Michigan Development Concepts, Inc. Indianapolis, Indiana Christine L. Saum Director, Urban Design and Plan Review Panel Members National Capital Planning Commission Washington, D.C. John (Jack) F. Crowley III Dean, College of Environment and Design Douglas M. Wrenn University of Georgia Principal Athens, Georgia Rodgers Consulting, Inc. Germantown, Maryland Abigail Byers Ferretti Vice President ULI Project Directors Bay Area Economics Silver Spring, Maryland Thomas W. Eitler Director, Advisory Services Charles Johnson IV President Cary Sheih Johnson Consulting Senior Associate, Advisory Services Chicago, Illinois James T. Kienle ULI On-Site Coordinator President Romana Kerns James T. Kienle & Associates Inc. Panel Coordinator Indianapolis, Indiana Paula Konikoff Vice Chair Appraisal Standards Board New York, New York 6 An Advisory Services Panel Report Foreword: The Panel’s Assignment t the invitation of the Richardson Center experienced a housing vacancy rate of 10.2 percent Corporation, a ULI Advisory Services in 1990, and