Preserving the H.H. Richardson buildings, creating an Architecture and Visitor Center and reviving the Olmsted landscape of the original Buffalo State Asylum for the Insane is more than just saving an historic landmark.

It will facilitate and spur tourism, particularly architectural tourists who spend a great deal more than the average visitor to the area, thereby generating significant economic spin off to benefit Buffalo’s economy.

Preserving the Richardson buildings, along with Frank Lloyd Wright’s Darwin Martin House and Louis Sullivan’s Guaranty Building sets in place the 3-tiered crown of Buffalo’s architectural treasures.

The Richardson Complex and Olmsted grounds are part of Buffalo’s reputation as an architectural powerhouse. The historic former mental hospital was a partnership between noted American architect H. H. Richardson and best known American landscape architect Frederick Law Olmsted. This Complex, with its signature Gothic towers, stands out as an architectural gem, to locals and admirers from afar. Internationally regarded as a treasure, the buildings and grounds will be rehabilitated as a civic campus of public and private activities.

Reuse of the property could include – among other uses - a hotel, conference center, parking structure, high end condominiums, artist studios, townhouses and academic space for Buffalo State College.

Perhaps most importantly, the creation of an Architecture and Visitor Center is already underway. The Center, located in the twin tower building, will support and encourage architectural tourism.

The 19th century Richardson Complex is a National Historic Landmark. Its reuse is being powered by $76.5 million in New York State funds that will leverage private development. The board of the Richardson Center Corporation (RCC) – was appointed in July, 2006 by then NYS Governor George Pataki.

Project Site

Rehabilitation plans are moving forward for the Richardson Complex (the former Buffalo State Asylum for the Insane), comprised of the H. H. Richardson-designed buildings and Frederick Law Olmsted-designed grounds.

The first step is the development of a plan for the buildings and grounds. The rehabilitation of the Richardson Complex and Olmsted grounds is a long term project that will require dedication and involvement for years.

The 91 acre rectangular site extends from Elmwood Avenue to Rees Street, and Rockwell Road to Forest Avenue. To date, approximately 40 acres and the historic buildings have been designated for this project. The remaining 41 acres are retained by the Office of Mental Health, primarily for the Buffalo Psychiatric Center to carry out its mission of services to adults with mental illness.

Funding

After years of pressure from preservationists, prominent Buffalonians, and elected officials, $100 million in funds was dedicated by then NYS Governor George Pataki to rehabilitate the Richardson Complex. Of the $100 million, some of the funding was used to complete two other institutions; $16.5 million was used to build the new Burchfield Penney Art Center and $7 million was allocated to the Frank Lloyd Wright Darwin Martin House Visitor Center. Of the remaining $76.5 million, $20 million will go towards the Architecture and Visitor Center which will be located in the Richardson Complex.

ULI Visit and Recommendations

The best reuse of the site is of critical importance to the community and the Richardson Center Corporation. In order to assist in the process the RCC invited the Urban Land Institute (ULI) to Buffalo in May, 2007 to study the site, the neighborhood and our City. ULI provides leadership in the responsible use of land and in creating and sustaining thriving communities worldwide. The ULI recommendations provide a “framework” for guiding the community in developing a reuse plan.

After a week of touring the City and surrounding neighborhoods, intensive evaluation of the site itself, and interviews with nearly 100 community stakeholders and regional experts, ULI made recommendations that the Richardson Center Corporation and the community is considering.

The ULI panel of nine national experts and three ULI staff members met with preservation and restoration advocates, Buffalo Olmsted Parks Conservancy, block clubs, business association members, economic development professionals, and experts on tourism, history, and architecture. Regional experts in retail trade, housing and bi-national relations, and representatives of academia and the mental health community, cultural organizations, and political representatives all participated in the panel meetings. The ULI conclusions and final report were positive and hopeful about the reuse of the buildings and the proposal included an Architecture and Visitor Center, a hotel conference center, condominiums and the restoration of the landscape.

Architecture and Visitor Center

For the first time, Buffalo will have a Visitor Center which tourists can easily reach from major highways, right in the heart of the museum district.

Western New York possesses dozens of local architecture and landscape treasures, not the least of which are Frank Lloyd Wright’s Darwin Martin House, Louis Sullivan’s Guaranty Building and Fredrick Law Olmsted’s park and boulevard system. This Center will not only allow tourists to see the awesome Richardson buildings themselves, it will also display a wing showing how patients lived at the turn of the century. Information and direction to Western New York’s architectural and cultural assets will be prominently displayed.

The Architecture and Visitor Center will be the first new change at the Richardson Olmsted Complex. A Feasibility Study will be undertaken in 2008, by a national museum consulting firm to be selected in May, and used to immediately proceed with design plans for the Center.  Current plans focus on the twin towers administration building as the home of the Architecture and Visitor Center.

Next Steps

Historic Structures Report

The Historic Structures and Cultural Landscape Reports are underway to serve as a guide for changes made to this historic property.  As an important first step in the planning process, these reports provide a critical foundation for future stabilization and master planning activities.  Goody Clancy was selected to prepare the Historic Structures Report and, utilizing its expertise in historic preservation, began work in August, 2007. As an award winning firm, Goody Clancy has been instrumental in the rehabilitation of buildings such as the H.H. Richardson designed Trinity Church and Faneuil Hall in Boston. The Historic Structures Report follows National Park Service guidelines to provide detailed documentary, graphic, and physical information about the property's history and existing condition and serve as a guide for rehabilitation as plans for reuse proceed. Heritage Landscapes, Preservation Landscape Architects & Planners, is completing the Cultural Landscape Report which is the principal tool to document the history, significance and preservation treatment of the historic landscape designed by Frederick Law Olmsted and Calvert Vaux in 1871.  Firm founder Patricia O’Donnell is a Buffalo native and a leader and expert in historic landscape preservation.

The preliminary Historic Structures Report highlights the importance of the entire site as a continuum of mental health treatment, from nineteenth century asylum treatment to community based care and modern medical facilities.  The unique significance of the site is defined by the interrelated elements of Henry Hobson Richardson, Frederick Law Olmsted, the Kirkbride plan, insane asylums in America, Buffalo architecture, and mental health treatment.  The existing conditions survey of the interior and exterior of the original asylum buildings is complete.  Much of the original complex remains intact and treatment recommendations are being formulated. 

Field work for the Cultural Landscape Report has identified elements of the original Olmsted-Vaux plan and several late 19th century trees, including a +150 year old white oak. Remaining elements of the park style landscape, created as a therapeutic element of the hospital, are being revealed and will form a basis for the recommendations.

Stabilization

In 2004 and 2005, $5 million of the $7 million in stabilization funds set aside by the State was spent on repairs and security. The work centered on emergency repairs to roof and roof leaders to stop water damage, masonry and window repairs and measures to further secure the buildings against vandals such as fencing in the entire complex, blocking off ground level points of entry, and upgrading the fire alarm system.

The Richardson Center Corporation obtained the remaining $2 million to continue stabilization of the buildings and began work in the Fall of 2007.  Continuing the earlier stabilization efforts, additional measures are taking place to prevent further deterioration and vandalism.  Work includes the assessment and repair of roof leaks, structural shoring of vulnerable areas and the installation of a more extensive security and fire alarm system. The Dormitory Authority of the State of NY is completing the work, with guidance from architects Goody Clancy and engineers Simpson Gumpertz and Heger.  Roofs were sealed on the twin towers administration building and the adjacent ward, Buildings 45 and 10, and gaping holes covered on the roof of Building 39, the second building west of Rees Street.  Superstructures engineering firm evaluated all the connector links and prepared a design to stabilize the collapsing connecting corridor between two brick wards, Buildings 39 and 40.   Building 43, the former female kitchen located behind the central twin towers building, is being stabilized with a support structure and temporary roof repairs.  Electrical power and security measures are underway to install a more extensive security and fire alarm system and an agreement is being worked out with the Office of Mental Health to temporarily connect to the existing electric on the campus. 

Master Plan

Taking place throughout 2008 and concluding with the final report early in 2009, the master plan will assess the Richardson Olmsted building and site, adjacent neighborhoods and, with a public process, create a plan for long term development of the historic buildings and grounds.  The Generic Environmental Impact Statement (GEIS) process will run concurrently and the final document will be the Master Plan and GEIS. 

Chan Krieger Sieniewicz was selected as the master planning firm for the Richardson Olmsted Complex.  Based in Cambridge MA, Chan Krieger Sieniewicz combines planning and urban design work with experience as architects, which results in a keen understanding of the technical aspects required for successful implementation of planning ideas.  Familiar with Buffalo through the widely recognized innovative and practical plan for the Buffalo Niagara Medical Campus, Chan Krieger Sieniewicz has completed master plans for historic campuses at Rhode Island School of Design, which helped win a 1997 Preservation Award from the Providence Preservation Society, Harvard Medical School and UMASS Dartmouth.  Recognition of the firm's work includes sixteen AIA design awards, eight awards in national design competitions, two Progressive Architecture awards, and two AIA Institute Honor Awards for Regional and Urban Design

Members of Master Planning team are Alex Krieger and David Gamble of Chan Krieger Sieniewicz (master planners), Robert Shibley from the University at Buffalo Urban Design Project (community outreach), Mark Tytka and Nick Raczyk of Parsons Brinckerhoff (GEIS and permitting), Gary Papke of Clarion Associates (economic modeling), Bill Weyland of City Properties (real estate development), Douglas Reed and John Kett of Reed Hilderbrand Associates (landscape architecture), John Bero and Virginia Searl of Bero Architecture (historic preservation) and Joe Dommer and Kevin Mahoney of Baer & Associates (cost estimating).

Frequently Asked Questions

How will the public be involved in development plans?  What is the public meeting schedule?

The board is endeavoring to lead a process that will prove to be a model for projects of this nature and believes that if the process is handled properly there will be a consensus plan, with no surprises and lots of input from stakeholders, including of course the neighborhood.  A Master Plan Community Advisory Group, including representatives from the neighborhood, is being developed as part of the master planning process.  Throughout 2008 and early 2009, the Community Advisory Group will meet approximately six times over the next year to review the master plan preliminary work products and report findings and provide feedback to the board.   Public meetings will occur quarterly over the next year to provide updates.  If you wish to be added to the mailing list for public meetings and updates, please contact our Project Coordinator at monica@richardson-olmsted.com.

How will the adjacent neighborhoods be impacted by this project? 

It is the board’s intention to advance a plan that has a positive impact on the neighboring residential and business districts and increases public access to the site.  At each stage in the process the importance of three adjacent neighborhoods has been emphasized; the West Side’s Grant Ferry and Elmwood districts and Black Rock Riverside’s Grant Amherst district.  

What is the project time line and next steps?

The Historic Structures Report and Cultural Landscape Report will serve as guides for future changes to this historic property, the final reports will be complete in July, 2008.  The master plan will take place throughout 2008 and will be completed in early 2009.  The Architecture and Visitor Center Feasibility Study will be undertaken July to October, 2008 and used to immediately proceed with design plans for the Center

What kind of development will happen at the Richardson Olmsted Complex?  What are the future plans for the brick ward buildings that appear deteriorated?  Is the Richardson Center Corporation going to retain all the buildings or will some be demolished?  Will the RCC build new development on the site? 

The master plan process will define the future development and uses at the Complex.  The Historic Structures Report, Cultural Landscape Report and Master Plan, in consultation with the State Historic Preservation Office, will help guide alterations and changes to the historic buildings and grounds.  Except for the development of the Architecture and Visitor Center, the board has no preconceived ideas about the future uses of the buildings.   The RCC values both the historic buildings and grounds and endeavors to create a plan that respects both elements.  The Community Advisory Group now forming will help to review preliminary work products and report findings and give feedback to the RCC board. 

The Richardson Olmsted Complex does not easily lend itself to reuse.  The economics of making the complex viable will be challenging, but that is one of the jobs of the master planning team.

Is the RCC working on a plan for the landscape? 

Landscape improvements will be one of the first noticeable changes on the site.  The master plan will develop a plan for the appropriate landscaping for the entire site, utilizing the Cultural Landscape Report. 

Are the Urban Land Institute Report recommendations going to be implemented?

The ULI report, generated from a one week examination of the site, was a first attempt to generate ideas for development.  The RCC is pleased with the report, but recognizes that a Master Plan is needed for more extensive planning.

What parts of the site is the RCC working on? 

The Office of Mental Health identified 40 acres of their 91 acre site as “surplus” and no longer necessary for their operations.  This area, the historic asylum building and surroundings, is indicated in tan on the site map.  The master plan will address the entire rectangular site, and develop a plan to create defined spaces for RCC and BPC by rearranging uses, for example addressing parking, circulation, access, and service delivery. A landscape plan for the entire site will also be developed.

Does the Richardson Center Corporation own the historic buildings and land?  How and when will ownership be acquired?

The RCC does not yet own any buildings or land; the entire rectangular site, including the surplus historic buildings and grounds are owned by the NYS Office of Mental Health.  Ownership or lease will be pursued once the Master Plan is prepared, identifying specific reuse and development plans. 

How are the $76.5 million in state allocated funds obtained and spent?

The Richardson Center Corporation draws down the funds through Empire State Development (ESD) for specific uses.  There are currently three Grant Disbursement Agreements:  Working Capital, Capital and Stabilization.  A Working Capital Grant of $200,000 funds salary and operational expenses.  A Capital Grant of $10 million funds preconstruction activities, such as the studies underway.   The Stabilization Grant of $2.1 million funds emergency stabilization efforts to prevent further deterioration and vandalism.  Expenditure documentation is submitted quarterly to ESD for their approval. 

What are the potential project costs?  Is the $76 million in state funding sufficient to complete the project?

The $76 million state allocation is a start; however the costs to complete this project are vast and will require funding significant additional funding.  The master plan team will develop a plan to assist the RCC, including the use of historic tax credits.

Can I tour the Complex?  Can I photograph or film the Complex?  Can I conduct paranormal studies? 

Currently there is not public access at the Richardson Olmsted Complex.  The Richardson Center Corporation does not yet own or lease the property, it is still owned by the NYS Office of Mental Health.  There is a limited access agreement that allows entry to the building to conduct studies, such as the Historic Structures Report, Master Plan and Architecture and Visitor Center Feasibility Study.

Is the Buffalo Psychiatric Center going to move to another location?  How will people with mental illness continue to be served on the campus? 

There are no plans for the Buffalo Psychiatric Center to move, they will continue inpatient and outpatient services on the site. 

Why do you need yet more studies after years of studies?  How will past studies be used by the current board?

The studies will provide us with information we never had before; information that will be necessary to make intelligent decisions and secure approval from various agencies.