PRT Speaks About Trico Complex Redevelopment Feasibility Study

The following comes from the Preservation Roundtable regarding on the ongoing discussions surrounding the Trico #1 Plant.

On November 19th, 2012, the Buffalo Niagara Medical Campus
(BNMC) released the ‘Trico Complex Redevelopment Feasibility Study’ to the
public. The study was undertaken by the BNMC in response to the community’s
concerns about the future of this historic National Register listed complex.
The Preservation Roundtable, having acted in a limited advisory capacity during
the drafting process of the document, has reviewed the BNMC’s study.

We are extremely appreciative of the BNMC’s efforts to
conduct a redevelopment analysis of the historic Trico Complex. The recently
released study provides a wide breadth of important background information, both historical
and structural, and also recognizes the specific challenges and opportunities
that exist related to the limited reuse options that were explored. The BNMC’s
study serves as an excellent foundation for a more in-depth examination of the
potential reuse of the historic Trico Complex.

Given the extensive amount of work already completed by the
BNMC, we propose that continued investigation be undertaken to find an
appropriate adaptive reuse for the historic Trico Complex. This new effort
should have a larger scope including creative design solutions, specific market
conditions and potential economic incentives that were not recognized in the
BNMC study. The current proposed plan is ineligible for historic tax credits,
which places the future reuse of the entire complex at risk. Identifying a
reuse that maximizes tax credits is a win-win for our community and the BNMC.

The Preservation Roundtable, as a community-based member
group comprised of real estate industry professionals, concerned citizens and
community volunteers, is ready to define and direct this follow up
investigation. A creative reuse solution for the historic Trico Complex must be
explored and we are ready to leverage our collective expertise and experience
to guarantee that it takes place. The renewed endeavor will start at the beginning
of the new year with a fundraising event for the associated costs of producing this
new study. The fundraising event will take place at the Lafayette Hotel in mid-January
of 2013. Specific details will be released shortly.

The Preservation Roundtable is extremely excited to continue
our ongoing dialogue with the BNMC as we work together to further investigate
the potential for the reuse of the historic Trico Complex. We welcome your help
and support.

About the Preservation
Roundtable:

Formed in the Fall of 2011, the Preservation Roundtable is a
community-based member group comprised of real estate industry
professionals, concerned citizens and community volunteers who’s mission is to
foster and sustain successful working relationships within the real estate community of Western
New York while actively seeking to preserve our region’s heritage.

About the author  ⁄ david steele

34 comments
Black Rock Lifer
Black Rock Lifer

I was just rattling Karl's chain but the for profit sector does not have such a stellar record as some would claim. There are the same problems and inefficient practices in both worlds. Having worked in the for profit and not for profit sector I have not seen any real differences.

Black Rock Lifer
Black Rock Lifer

"At least we are well on our way", to a liberal utopia?, no, we continue to allow the conservative/right to distort our political process and obstruct progress. The Democrat's are hardly liberal but are simply a kinder, gentler form of corporatist enablers. Contrary to the right wing fantasy even Obama is a centrist and has done little to confront the corporate thugs that have looted the wealth of our nation. The left has never really had the chance to lead this country forward but the tide has shifted and the future looks bright. Most Americans have grown tired of the failed policies, obstruction, and politics of division that now defines the republican party.

paulsobo
paulsobo

Like AM&As....the Trico building is a grouping of about 6 buildings. If you can't afford it then seal up one of the buildings until you can. They are all concrete...put a new roof on and they can stay in storage for another 50 years...realistically...if you separate these buildings...you may only need to wait 10.

Is it worth demolition now rather than seal it up for 10 years.

Same with AM&As. Put the 1890s facade back on Main Street just like it is on Washington, break the buildings back up into 6 with an interior courtyard for natural light similar to Elliott Square...and take on 1 building at a time.

Why must it be done all at once

Why make it harder han it needs to be.

Sure there might be expenses with doing it in phases but at least you have a choice of a phase 2. There are no choices with demolition.

paulsobo
paulsobo

Like AM&As....the Trico building is a grouping of about 6 buildings. If you can't afford it then seal up one of the buildings until you can. They are all concrete...put a new roof on and they can stay in storage for another 50 years...realistically...if you separate these buildings...you may only need to wait 10.

Is it worth demolition now rather than seal it up for 10 years.

Same with AM&As. Put the 1890s facade back on Main Street just like it is on Washington, break the buildings back up into 6 with an interior courtyard for natural light similar to Elliott Square...and take on 1 building at a time.

Why must it be done all at once

Why make it harder han it needs to be.

Sure there might be expenses with doing it in phases but at least you have a choice of a phase 2. There are no choices with demolition.

whatever
whatever

BRL - true about the corporate welfare and bailouts, but even aside from those doesn't this already happen often in the private sector?

"effectiveness and need for consolidation in the 'for profit' sector"

Wilson Farms consolidated into 7/11, Quality Markets into Tops, SmartPill Corp. into a successful Israeli-located biotech company, several smaller bank co's in CT and PA into First Niagara, Eckerd into Rite Aid, Fisher Price into Mattel, ...

You're really saying it doesn't happen enough, or was that kidding with Karl?

Hoop
Hoop

But as we all know the government is always right, all knowing and the light that shines us through the dark tunnel, so if the government is giving away all these breaks, then is the government at fault?

Oh that’s right, only the republicans are responsible for all this irresponsible behavior. If the liberals controlled all branches, everything would be corrected. We could even reach the ultimate utopia in left thinking: put business out of business. Oh what a glorious day that will be,

At least we are well on our way...Happy Days

Black Rock Lifer
Black Rock Lifer

Karl- Actually the for profit sector does not let "the market dictate their survival", we bailed out the banks, Wall St, and continue to subsidize just about every big business in America. On the local scene we just handed Ralph Wison 95 million and Rich Products another big bag of taxpayer dollars. Then there are the IDA's and other corporate welfare programs. Let's stop pretending the "free market" is anything more than a farce where risk in publicized and profits are privatized

Hoop
Hoop

It would neat to have an independent body be established with the mission to review and compile prior studies so we can have a holistic overview of the studies completed to date: a study of the studies.

When it is completed we can reconvene with the new mission being a call for an updated version of the above study.

LouisTully
LouisTully

How far will $30mil go for Trico#1? Could $30mil accomplish the following:

"a new 100,000G sq.ft. state-of-the art multi-story building"

Hoop
Hoop

Well, since they generate their evil profits through sales, it looks like the market dictates their survival. They don't enjoy tax free status nor anywhere near the level of pork handouts from Erie county, NY State. They have no measure of effectiveness, beside bloated salaries and wasted public resources. People should go to jail, just like they do in the private sector.

Up and coming
Up and coming

After that we need an independent study, of the independent study, of the BNMC study. We then when we need to have a community meeting, then it needs approved by the (enter alphabet agency here) and sent back for a feasibility study. Then we needs a community benefits agreement so each worker can earn a living wage, which will make the project run over budget by 15 percent, which will cause the design to be scalled down, which in turn will cause the project to be put on the back burner for 10 years and eventually. Then when it's actually built we'll end up with the same watered down build we have on the Casino site.

RaChaCha
RaChaCha

What BBL said. Thx, BBL!

Black Rock Lifer
Black Rock Lifer

Karl- I think we should propose a study to look at the effectiveness and need for consolidation in the 'for profit' sector. Seems like they blow a lot of smoke, waste resources, and always have their hands out for taxpayer dollars.

Nickel City Joe
Nickel City Joe

We desperately need an independent review or follow up study to the BNMC study. The BNMC study had conclusions that defy common sense. For example, the study's conclusion that there is no market for the the redeveloped Trico space doesn't jive at all with what is going on with real estate on the medical campus.

BTW, BNMC's master plan calls for 600,000 square feet of student housing to be developed by UB, among the university's many other needs for space on the medical campus. Embarrassing and unfortunate that UB has refused to participate in the discussion of Trico's reuse. The BNMC study didn't try to align with the BNMC master plan - maybe the independent review can connect some of these dots.

bernicebuffalove
bernicebuffalove

PRT is a mix of people who work in preservation, development and Buffalo. It includes Rocco Termini, representatives from Preservation Buffalo Niagara, Buffalo's Young Preservationists, Richardson Complex, Olmstead Parks... folks from architecture firms and engineering too. PRT came together to assist with the preservation plan and this evolved into working with the BNMC to save Trico.

The study does not discuss the loss of historic tax credits, design options to max incentives and get what the BNMC wants... there is no mention of any other grants, incentives and financing alternatives that exist currently for rehabs either. A feasibility study needs to determine all financing options and this study does not.

THE MAJOR ISSUE NOT DISCUSSED:

The BNMC study/reuse option does not address PARKING. The BNMC stripped Trico of its only parking lot. Regardless of how big or small Trico is, no developer will touch a 200,00 (proposed) or a 600,000 (existing) sf building without any parking options.

Hoop
Hoop

Sure you should, we all should have a say in everything that happens in today's society. My question, will you. Based upon what I have seen, the odds are against it.

paulsobo
paulsobo

Well I could see the citizens of Buffalo continuing a strong objection to demolition just as with the Columbus neighborhood. If its a fight they want ...its a fight they will get. People hate BERC, BNMC, BNPA, etc,,,,thy don't do anything. Its just like when they said unearthing the canal stone could cause an explosion...they have been hurried too long. Insanity.

Don't count on Brown and Pigeon if its not funneled through a black vote buying church. Its disgusting. There isn't even a facade about separating church and state. If you catholic or protestant ... yes big discussion. If your black or Jewish .... keep quiet. Its reverse descrimination.

I digress. I see them getting their new building in the future. Trick isn't for them Trick is for new startups looking for inexpensive space close to other startups for shared resources. Growth will jump out of Trico into a new building.

That is if we haven't infilled with municipal low income housing stupidity.

Dagner
Dagner

Who is on the Preservation Roundtable? How can the general public learn more about the organization?

TheRealBuffaloBill
TheRealBuffaloBill

I did think the lack of historic tax creidts was odd, if I recall the diffrence in price between the knock half down vs save it all was $115m and the one they want to go with was $97m so with a maxed out creidt wouldn't then get betting 10m back from the state and the feds, and if the new law pushed the cap up to $12m it would cover the whole diffrence. I guess I don't see why you wouldn't save the whole thing if it costs the same about? Maybe I am just missing something from the study?

Travelrrr
Travelrrr

The BNMC wants this building down. Period. So, the real question is where do their rights stand? They were given development rights by BERC. So, the real test is on those rights vis-a-vis a portion of the public, which wants the building repurposed.

Also, someone asked about funding, and from where would the money come. From our tax dollars (ie from where most of the money has already come). So, yes, we (concerned citizens) should have a say.

grad94
grad94

maybe you're confusing the preservation roundtable with the city of buffalo preservation board?

RaChaCha
RaChaCha

As someone who was involved with the Roundtable, I can mention one glaring fault of the study in particular: we asked, persistently, for the option of converting some of the building to a "shell" -- removing or reconfiguring portions of the interior to allow for space that could be built to what we were told were the more demaning labratory specs of the clients of the Innovation Center. Regular BRO readers will recall the great article and concept renderings by Nicholas Tyler Miller with ideas along these lines:

http://www.buffalorising.com/2012/03/uncovering-the-trico-plants-beauty.html

Despite that the Roundtable acted as the steering committee for the study, the option we requested was not considered, and is not found in the study as released by BNMC. This alone is a glaring oversight and gaping hole (so to speak) in the study. BNMC and its consultants should have listened to the Roundtable on this good input. The failure to do so is one of the reasons why the Roundtable now has to raise funds for additional, independent study work.

The Roundtable includes some outstanding folks with years of relevant experience. It acted in good faith vis a vis BNMC and its consultant team. It did what it was asked to proactively and professionally. It should have been listened to.

hamp
hamp

You have no credible basis for that comment.

Non-profits are doing great things for Buffalo.

paulsobo
paulsobo

As many non-profits as it takes to rebuild our city.

Do you see anything better coming out of the mayors office that isn't funneled through a black urban church to get votes. Its corruption, patronage and vote buying.

Double see anything better coming out of the county execs.

Do you see anything better coming out of Buffalo State, Peace Bridge Authority, BNPA, etc,

paulsobo
paulsobo

As many non-profits as it takes to rebuild our city.

Do you see anything better coming out of the mayors office that isn't funneled through a black urban church to get votes. Its corruption, patronage and vote buying.

Double see anything better coming out of the county execs.

Do you see anything better coming out of Buffalo State, Peace Bridge Authority, BNPA, etc,

buffaloroam
buffaloroam

If you read the article it does say the following: The Preservation Roundtable, as a community-based member group comprised of real estate industry professionals, concerned citizens and community volunteers, is ready to define and direct this follow up investigation.

Also, I don't believe that the BNMC has really stepped up with an extensive amount of work. It doesn't take a lot of resources to say it's to expensive because of x,y and z.

Hoop
Hoop

how many not for profits does this city really need. Maybe we should propose a study to look at their effectiveness and the need for consolidation. All these groups do is blow smoke and waster resources.

freshrut
freshrut

Who will pay for this 'new effort' which is 'larger in scope'?

'Given the extensive amount of work already completed by the BNMC', is there another organization willing to step up?

trobbflo
trobbflo

Preservation Buffalo Niagara is distinct from the Preservation Roundtable. The recently completed "study" commissioned by the BNMC was limited and, in my opinion, was not credible as an analysis of preservation options for Trico Plant No. 1. The study did affirm the presence of lead paint and other environmental concerns at the site and it affirmed structural damage as a consequence of the owner's failure to properly maintain or secure the structure. The property is owned by Buffalo Brownfield Restoration Corporation (BBRC) and it was acquired in 2007. The BNMC was granted designated developer status for a three year period prior to purchase of the property. BNMC's agenda regarding this National Register of Historic Places site has been consistent and apparent from the outset. Their deliberate policy of demolition by neglect has been further documented rather than obfuscated by this most recent "study". The "study" will be critiqued in an appropriate manner and appropriate forum but suffice to say here the "study" was incomplete.

trobbflo
trobbflo

Preservation Buffalo Niagara is distinct from the Preservation Roundtable. The recently completed "study" commissioned by the BNMC was limited and, in my opinion, was not credible as an analysis of preservation options for Trico Plant No. 1. The study did affirm the presence of lead paint and other environmental concerns at the site and it affirmed structural damage as a consequence of the owner's failure to properly maintain or secure the structure. The property is owned by Buffalo Brownfield Restoration Corporation (BBRC) and it was acquired in 2007. The BNMC was granted designated developer status for a three year period prior to purchase of the property. BNMC's agenda regarding this National Register of Historic Places site has been consistent and apparent from the outset. Their deliberate policy of demolition by neglect has been further documented rather than obfuscated by this most recent "study". The "study" will be critiqued in an appropriate manner and appropriate forum but suffice to say here the "study" was incomplete.

hamp
hamp

Agree about the "smoke and mirrors", and the thinking that BNMC is operating similar to the Peace Bridge folks is scary, but apt.

If the BNMC is serious about getting community input, they have to give the community some power. Input without any power to implement things is mostly window dressing.

ccbuffalo
ccbuffalo

the preservation board sucks.. delete

buffaloroam
buffaloroam

Something smells fishy over at the BNMC. Doing a feasibility study for re-use of the complex without taking into account historic tax credits and incentives seems disingenuous. The BNMC is starting to feel like the PBA, where they do studies and create proposals that are meant to appease certain crowds and buy time, but in reality are just smoke and mirrors for their agenda which has not changed.

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