Conclusions

The Urban Planning discipline first analyzed the evolution of the historic landscape of the ROC through the use of historic maps, and the analysis of the evolving features of the site shown on these maps, starting from the 1870s, all the way to 2008. This analysis of the historic landscape concludes that the historic features of the site need to be incorporated when developing the north lawn of the ROC as well as the development of The Barn. The maps illustrate what Olmsted once incorporated in his landscape designs, and therefore can guide the developer when reintroducing Olmsted features. Following, the current site was analyzed and a few major conclusions were made. The current site lacks many things that can be detrimental to the site as a whole and can leave the user with frustration and confusion when visiting. The site lacks a grand main entrance, creating no sense of place. The site also has poor way finding within the campus, making it difficult for visitors to navigate the site. Fencing surrounds the site as a whole, limiting the connection to the surrounding neighborhoods. The north lawn of the campus is completely underutilized with a vast parking lot and empty green space surrounding the Barn, and it is basically cut off from the main campus by the underutilized space. Lastly, the amenities that are already on campus seem to cater to a certain user and demographic, and therefore create a less welcoming space for other types of users. Therefore, by evaluating the historic features of the campus’ landscape and the strengths and weaknesses of the current site, the Master of Urban Planning discipline focuses on recommendations for future development of the site. The main recommendations include creating a campus that has greater connectivity to the Barn that will be developed as well. This connectivity will be improved by the incorporation of pedestrian and bike-friendly paths, better road conditions, incorporating historic landscape features to generate more traffic to the site and connect to the historic past of the site, and creating a more welcoming and better designed main entrance to create a sense of place for the user. The development of the landscape of this site should include paths, agricultural lands, water features and gardens which will introduce more amenities for the proposed user, and more of a reason for the public to come visit the site. These recommendations bring together the important historic features of the site and use these features to address the current weaknesses of the site in order to propose a campus that will be designed to work for each proposed user of the campus. From this research, we have learned that each development project comes with very unique challenges. The history of the campus can be both a hindrance to the development, but it also can be utilized in a way that will enhance the project and make it an unparalleled development project. However, with such a large-scale project, comes the grand cost of the redevelopment of the site. Therefore, it is important to plan what can be included on the site so that it meets the budget, connects back to the historic nature and landscape, and creates a space that a user wants to visit and

experience. Many different factors were considered by the Real Estate Development discipline when finding its conclusions. Market and financial analyses as well as case studies were factored into the final plans for the Barn as well as the critique of McGuire Group’s proposed development strategy. It was found that McGuire’s plan was constrained too much by the historic tax credit standards and they would not be able to generate enough revenue to sustain success for their proposed use. The market did not show favor for the desired use considering the proposed amenities for the site compared to what amenities are offered at similar developments. The Barn on the Richardson Olmsted Campus was studied as a potential mixed-use development. Several studies were done including market and financial analyses, interviews with local residents, students attending Buffalo State College and employees of the Richardson Center Corporations. It was determined that the best use for the Barn is a combination of uses including a restaurant/ bar with a tasting room, a destination home furnishings store, and an artisan olive oil and vinegar shop with loose tea sales as well. This group of uses was finalized due to the market favoring each use, projecting sales growth over the next five years. The market analysis proves that the market is not already saturated in each use and there is sufficient demand for each. The financial analysis shows that the proposed development is feasible with a comfortable return on equity to the developers through the use of historic tax credits and minimal additional public financing. The Richardson Olmsted Campus has a rich history, and because of this there are many great opportunities to bring the site to life. With ample historic documentation, creating a narrative that respects the key characteristics of the architecture, landscaping, and theory that the original design was derived from, is important. As a designated Historic Landmark, this narrative can be instrumental in the success of development projects. Through thorough investigation of the site, it becomes evident that there is a significant amount of character defining features. In considering the future use of the buildings, compliance with the Secretary of the Interior’s standards will require one to envision the preservation from inside out; from materiality to line of sight. As members from different disciplines examine this site, the identification of these features, and understanding of the Secretary of the Interior’s role, may lend to a smoother process. To sum up the importance of this process, one can look at the site as it is. The past decisions, by planners, developers and architects alike lead to the dismemberment of much of the campus, including two buildings on the eastern-most wing of the main structure. Such drastic changes, while representing shifts in medical practice as well as architectural styles, had altered forever the profile of the campus. This is what is at stake for the site, and this is why it is so important to preserve the deep architectural history is embodied by this varied site. The future of the Richardson Olmsted Complex needs to connect with surrounding neighbor-

hoods and institutions by creating inviting spaces and connection gateways. It must also preserve the history of this unique Historic Landmark all while creating a mix of uses that will provide ongoing financial income that will cover the initial costs and ongoing maintenance. This report has outlined the many difficulties that lie ahead for the potential developer but has also provided a clear path forward that can be used as a stepping stone for the next group of diverse disciplines that is prepared to take this plan to the next iteration.