BNMC’s Master Plan Proves The Need For Trico.

According to the BNMC, we don’t need one Trico building, we need at least four of them!

In the 2010 BNMC Master Plan, the BNMC plans to add over five million square feet of space on the campus over the next 20 years.

When looking at the proposed uses outlined in the plan, there is over 2 million square feet planned for the medical campus that could use a building like Trico. Because Trico has large, open floor plates, it can be easily re purposed. Trico’s vacant, 600,000 sf of space can be used for office, residential and incubator space, all three uses which the BNMC needs. Looks like we don’t need one Trico, we need four!

The Trico building has striking similarities with several of Buffalo’s success stories including the Larkin Exchange Building, Tri Main Center and the AC Lofts. We have seen several successful adaptive reuse projects in Buffalo with this type of building and considering it’s location and the need for space on the medical campus, there is no reason why 66% of Trico should be demolished.

Check out the needs of the BNMC from their 2010 master plan. The highlighted ones represent the uses that need a building like Trico. All information was pulled directly from the 2010 BNMC master plan.

PROJECT INSTITUTION ESTIMATED SIZE (GSF) / UNITS

  • SCHOOL OF MEDICINE / BIOMEDICAL SCIENCES UB – 1,156,000
  • SCHOOL OF NURSING UB – 85,000
  • MD FACILITY UB – 200,000
  • CAMPUS LIFE / SUPPORT UB / private developer – 560,000
  • SCHOOL OF PUBLIC HEALTH UB – 232,000
  • SCHOOL OF DENTAL MEDICINE UB – 378,000
  • SCHOOL OF PHARMACY UB – 172,000
  • INCUBATOR UB – 328,000
  • OTHER ACADEMIC, ADMINISTRATION & CAMPUS LIFE UB – 725,000
  • UNIVERSITY HOUSING UB/ private developer – 660,000
  • PARKING STRUCTURE tbd +/- (1600 cars)
  • CAMPUS SUBSTATION tbd tbd
  • PARKING STRUCTURE tbd +/- (1600 cars)
  • AMBULATORY CARE CENTER Kaleida – 100,000
  • FUTURE BNMC EXPANSION (program TBD) Kaleida – 400,000
  • CLINICAL SCIENCE CENTER (CSC) Roswell Park – 20,000
  • SCIENCE BUILDING (post CSC) Roswell Park – 140,000
  • OFF CAMPUS DEVELOPMENT Roswell Park tbd

GRAND TOTAL – 20 year horizon and beyond – 5,256,000 sf

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A Half Trico Is Not Okay.

If half of Trico is demolished, the iconic historic landmark will be stripped of it’s ability to take advantage of the valuable historic tax credits which often is the only way to make projects of this scale work. 

This week, this Buffalo News article was posted which states half of Trico will be demolished. The plan removes significant portions of the building including the ice house and several portions of the daylight factory. This study presented has not explored all options fully, does not take into account the loss of important historic tax credits and most importantly, it dismisses the need for an official RFP process (similar to Millard Fillmore Hospital) which is the strongest way to attract a developer.

Here is why a half Trico is not acceptable.

1. Despite what the BNMC says, the market is there. The BNMC and UB have planned over SIX million square feet of office, lab, residential and classroom space for the medical corridor. This includes 600,000 sf needed for living space for UB students. News Flash – Trico is shy of 600,000 sf! Trico could easily be this space instead of spending millions of tax payer dollars to demolish and build new.

2. With the valuable historic tax credits removed from the equation (due to demolishing half the building) it makes the remainder of Trico highly unlikely to find a developer to rehab the space. Many experts feel that this will ultimately lead towards the ENTIRE building being demolished.

3. Parking. This is an argument about parking. Why would the BNMC demolish a building to build new when there is a vacant, shovel ready site owned by the BNMC directly acrossed the street? Oh yeah, PARKING. If Trico was rehabbed, parking would now become a SERIOUS issue that the BNMC does not want to deal with.

4. This decision was not community driven nor public in anyway. The BNMC did not meet with the community, nor did they gather a consensus from their “Trico Round Table” on the decision to remove half of the building. The BNMC told preservationists their decision and did not give them any time to read, review, or give comments on the decision. Do not be fooled. This was NOT a community process however should be because the BNMC is funded almost entirely with community tax dollars.

We challenge UB and BNMC to make good on their pledge to explore the reuse of Trico, and to issue an open, constructive, RFP with a reasonable timeline. Ultimately, their will have been no open minded exploration of the possibility for reuse for Trico without a public RFP.

A half Trico is not okay.

Save Trico!

 

The Market is There for a Whole Trico.

Doug Swift stated on WBFO this morning that the entire building can be saved however the market will not justify the costs associated with redevelopment. 

This statement is absolutely not true. 

Trico is located in an area with high expected growth and development. The BNMC plans to add six million square feet of space to the campus within the next 10 years, including creating 600,000 sf of living space for UB students. Read the master plan of 2010 here. There is no market argument. There is no excuse to remove half of the Trico building. The market is there. The money is there. What is lacking? The creativity to think outside of the box, the want to save this building and parking. It comes down to no creativity, no want and no parking.

Funny enough that if Trico was redeveloped in full, it would compete with the Innovation Center for the parking lot across the street  which is something that the BNMC does not want. Of course BNMC wants the rights to develop this space to avoid parking issues. Could this fight be over parking? We wouldn’t be surprised.

When will Buffalo step up it’s game? There is no excuse for demolishing half of the iconic Trico building.

Trico Reuse Plan Announced.

The reuse plan for Trico was announced today. You can read the Buffalorising article here.

At first glace, we see several options however, BNMC has announced the decision to move forward with the Goodell option, which would mean that over 50% of this Nationally listed historic building would be removed, an option which is unacceptable to us.

EB Blue stated: What “qualified developer” will step forward to renovate the remaining portion of the complex without historic tax credits? It’s not feasible.

BNMC doesn’t plan to renovate any portion of the building, as it has stated. BNMC plans to start demolition on the rest of the complex on the premise that no developer will step forward for Building 8. This is a demolition strategy, not a compromise intended to save any portion of the building.”

This comment speaks very loudly. Trico will be removed of its ability to access the historic tax credits that often are the only way to make projects of this scale work.

Now,this is the first time the plan has been released to the public so we are in the process of reading, reviewing and making comments to this plan. More to come. Stay tuned.

SAVE TRICO.