Real Estate November 15, 2012 2:50 PM

UB Buys First Property Needed for New Med School

UB Buys First Property Needed for New Med School

The University at Buffalo today announced the purchase of land at 960 Washington St., the first of needed to make way for construction of the new $375 million University at Buffalo School of Medicine and Biomedical Sciences.

The lot is one of three properties, located at the southeast corner of Main and High streets, which UB hopes to acquire by the end of the year for its historic project to relocate the medical school from the UB South Campus to the downtown Buffalo Niagara Medical Campus.

"In moving our medical school downtown, where it will be ideally aligned with local hospitals and other key life sciences partners, UB is staying true to our roots in more ways than one," said UB President Satish K. Tripathi.

"Building healthier communities has always been a vital focus of our academic mission -- from our early days as a small private medical school serving the City of Buffalo in the 19th century, to our 21st century role as a major public research university that enriches the quality of life both locally and globally.  The acquisition of this land is a timely and important next step as we move forward with this critical next phase of UB 2020."

UB planners have selected HOK to design the state-of-the-art medical school and biomedical sciences center. Ground will be broken for the new UB facility in September 2013. One of the world's leading architectural firms, HOK has a global portfolio of health sciences facilities and academic buildings and an international reputation for sustainable design.  HOK is currently finalizing the design for the building that is projected to be the largest new building to be built in Buffalo in decades.

The $375 million project, funded in part by NYSUNY 2020 legislation signed into law last year by Gov. Andrew M. Cuomo, is a key component of the UB 2020 plan for academic excellence, which is intended to benefit students, faculty, staff and the Western New York community. The new medical school will sit at the corner of High and Main streets, in the center of the region's emerging biosciences corridor, a short walk from hospitals, research centers and incubators that nurture new bioscience start-up companies.

The acquisition was executed by UB Foundation Services Inc. (UBFS).

"This is an exciting step in an effort to create a world-class medical school on the Buffalo Niagara Medical Campus.  We are proud to facilitate this purchase on behalf of the university and its medical school," said Robert Denning, chairman of the UBFS board.

UBFS paid $1.2 million to acquire the parcel from Evergreen Real Estate, whose partners are developer Michael Joseph and businessman Kevin Brinkworth, which has owned the property since 2005. Real estate firm CBRE Buffalo worked with the UBFS to broker the property transaction.  The property, also known as 23 High Street, was the site of the German American Brewing Company Building, a 12-story structure that had been converted to apartments and demolished a decade ago.

960Washington.JPGThe University at Buffalo Foundation noted that Joseph served on its board from 2002 through 2008, prior to when UB began contemplating relocation of its medical school to the downtown site.

FNUB Inc, an affiliate of the University at Buffalo Foundation, is continuing negotiations on other properties to accommodate the first phase of the medical school project.  Separate discussions continue between UB and the Niagara Frontier Transportation Authority regarding the Main-Allen Transit station, which the university would like to incorporate into the medical school building.

The first phase of the medical school is expected to open in 2016.

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Can someone shed some light on these projects start dates...Medical school(sept 2013), Roswell tower(?), Womens and Childrens(?), Ciminelli medical building(?).....Again buffalo losing jobs......What the heck is going on with Billion for buffalo? Can we not lure anyone with a 1,000,000,000 incentive.....?

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The potential challenge that some may not be grasping is the jobs that are being targeted for the future are not necessarily for those who are in the region presently.

replied to elmdog
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elm - as for the number of jobs that will be attributed to the "billion for Buffalo", I'd be surprised if anybody really claimed those would necessarily exceed the area's number of jobs subtracted for different reasons.
If they did imply that using politician-speak, it shouldn't be taken seriously.

So it isn't clear what you meant by "buffalo losing jobs" as if it's anything to do with the billion? Losing which jobs?

replied to elmdog
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Definitely a precedent-setting sale for the area - this property last sold for $410,000 in 2005.

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wow - this property sold for $410,000 and Evergreen borrowed $300,000 from BERC and it has been assessed at $55,700 (not a typo). The city taxpayers should be out about $70,000 in lost tax revenue on the empty lot alone.

I have heard the rumor already that the city is refusing to re-assess Hotel Lafayette already. That tax bill should be over $1,250,000 per year.

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Why would the city turn down property tax revenue?

replied to Superman3d
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JS - the city doesn't turn down property tax revenue. It loses out on substantial property tax revenue with unfair tax assessments. If the city assessor doesn't review the assessment of Hotel Lafayette this year, the city loses out on about $1.25 million dollars in my estimation. Hotel Lafayette should be re-assessed to over $40 million as this was the amount invested in it.

My example of this empty lot at 960 Washington was sold for $1.2 million but only assessed at $55,700 even though it sold for $410,000 in 2005. It should have been assessed at $1.2 million or at least $410,000 starting back in 2005. The $70,000 in lost revenue will never be recovered because it is too late to re-assess.

replied to JSmith
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Don't assessments hinge on market value? If so just because termini invested 40 million doesn't mean it should be assessed at that. The question is how much would he get for the completed building if he put it on the market? I'm guessing much less than that.

replied to Superman3d
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Assessments do hinge on market value. And when a property is sold "it is the absolute test of the market value". When I bought my house my assessment immediately went to my purchase price. And anyone in the neighborhood with a single family house saw increases in their assessments.

replied to Tim
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Actually spot re-assessing is illegal, see CONSTITUTIONAL LAW -- "WELCOME, STRANGER": CALIFORNIA'S ACQUISITION VALUE PROPERTY TAX SURVIVES AN EQUAL PROTECTION CHALLENGE -- NORDLINGER v. HAHN, 112 S. CT. 2326 (1992)

Yes, I agree that this lot should've been assessed at least at $410,000. I also believe that the city assessor is doing an injustice to the taxpayers if he doesn't re-assess the Hotel Lafayette. He has the next two weeks before the new tax roll comes out.

replied to Allentwnguy
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There is a disconnect between the rendering and the discussion of three properties. The building extends from Main to Ellicott Street, across Washington, and onto the site of the former Langston Hughes building and adjacent parking lot.

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The rendering is depicting both phase I and phase II.

replied to charger
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"Hotel Lafayette should be re-assessed to over $40 million as this was the amount invested in it."

Wrong. Actual value and amount spent on restoration are 2 totally different things. Just like assessed value (because its just and empty lot) and sale price (because of what someone wants to put there) are 2 different things

BUT at the same time I DO think that the city should reassess all these empty lots and value them like they have a 5 story appt building on them.... and anything w/ an abandonded building should be valued like the building is operational.

Demo by neglect wouldnt be such a good idea anymore at that point, would it ?

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Any truth to the rumors UB and Kaleida are looking at the Salvation Army Property?

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Perhaps!

replied to benfranklin
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Can someone put up the map of construction projects that are in progress and or going to start in the next years...You know, the colorful one that pin points all of the renovations, new build etc....On top of that, I would like to know how many new jobs are going to be created versus the number of jobs that are going to be move from one place or another....
It seems like between 2012 and 2016 there are at least 15 projects going on simultaneously....

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Yes- around Jan. 1 that project map should be making an appearance.

replied to elmdog
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Here is a link to a downloadable Downtown Buffalo Development Project List and Map that was created by the BNE a year ago. It certainly will suffice until West Coast's year-end review at the end of next month.

http://blog.buffaloniagara.org/2011/11/21/downtown-buffalo-development-projects-map/

replied to elmdog
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And since we are going to have the NCAA again in 2014....Is there a chance that some of the inner harbor projects will be fast tracked to accommodate? It seems like it would be a smart thing to do....This is the perfect event and time to push the envelope on a new Buffalo harbor etc................

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Yes - both Kaleida and UB have had conversations with the Salvation Army for purchase.

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That picture is beautiful. I know the Federal building showed us it doesn't always translate but I can't wait to see this go up! The medical campus is quietly the best thing to happen to Buffalo in 60 years.

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With Larkin and Canalside (finally) not to far behind.

The cards are starting to fall into place!

replied to Eric
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good news!!! i cat wait.

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SCAM ALERT!!

Healthcare in the United States is a massive bubble. Locally, we have confused spending on medicine with something that will create wealth. It will not.

The new medical school is just another shiny building project that will benefit contractors and healthcare executives but not medical students or the general population. How do we justify building a 400 million dollar new medical school when there is nothing wrong with the old one. Put it on the students credit cards, ie student loans. Look for tuition to double in the next ten years at UB across the board.

Why is it going to cost so much money? We thought we had a problem with cost containment in insurance, it looks much worse here.

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Can you explain why its a massive scam? Are you suggesting the health care industry is going to fall though? What is going to fail?

It seems to me that we are going to continue to need more and more medical services as our population gets older and less healthy. Subsequently, the R&D, drug and medical device manufacturing industries will continue to grow and there will always be a market for innovations.

While I suppose you can make the argument that we won't get the return on the nearly billion dollars in public money we will eventually have spent on the medical campus - I don't know the math enough to say one way or the other.

But please explain why the industry is on a bubble? That doesn't make any sense to me.

replied to BROHaterRegulator
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BROHater, you need to get out more and realize what's happening in the rest of the country. When you have a health crisis and need our care, be assured that the facilities in which you receive that care, and the clinical staff providing it, are world-class.

replied to BROHaterRegulator
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Couldn't be farther from the truth. "There is nothing wrong with the current school" I invite you to walk through Farber or Sherman Halls... and come away with the same attitude. The existing med school buildings are old, cramped, outdated and not very updateable. You could blow 200M on those buildings and still have a mediocre facility. They are definitely not a facility that will attract the best students, physicians and researchers.

Also co-locating the education, research with the clinical practice is a win for everyone. For the first time in 60 years (since the med school left the medical campus) the medical school student population will be together. Currently your first two years are on south and the next 2 years are downtown. That makes it difficult for the last years to feel a part of the school and also difficult for them to impact the education of the first two years.

Then you have the actual doctors. The basic sciences, clinical researchers and education on south campus, and much of their clinical practices on the downtown campus. Nothing like having to travel 20 minutes 4 times a day to eat into your productivity. We want to get the most out of these people and keep the costs down, traveling between south and downtown all day long isn't helping. Plus the co-locating of these functions together gives us the best opportunity for new ideas, and collaborative research that because of geography, just doesn't happen today.

replied to BROHaterRegulator
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So this new facility is going to attract the best? The best? We are going to begin competing with Harvard and Johns Hopkins for students and researchers.

This is more demonstration of the difference between what the public has been led to believe about this medical campus expansion and reality. This building will not suddenly attract the best people to go to UB or teach here. UB would have to jump close to one hundred institutions to attract the best. Let's tone down the hyperbole please. Also, 20 minute travel between campuses four times per day is a current problem? Maybe a change to the schedule would help. I don't think that is a valid justification to plop 400 million dollars into a new facility.

Townline, if the purpose is to "grow business" then why is SUNY putting 400 million dollars into the new school. Are you referring to the student loan business? The local building developer business? This article is about the med school.

replied to sbrof
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Is no one else troubled that a former UB Foundation board member made $800,000 on this transaction by just happening to own the property where they decided to build a UB building? I wonder which UB Foundation board member will get the contract for developing the property...

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The scam is that we are putting a ton of public money into what is amounting to a developer building binge on the medical campus with no promise of better or cheaper health care. We already pay the most for the worst health care results in this country. Outdated facilities are not the problem and new facilities will actually make the cost increase.


If you think that the purpose of the medical campus is to serve the entire aging population I think you don't understand how the world works. The big players here are all private companies, why do you think they care about caring for the elderly? Business is in business to make money not take care of seniors. That is why we have Medicare.

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No one is claiming this will bring cheaper health care or that the whole campus is to serve the aging- it was just an example of why the industry is not on a bubble. Growing business is exactly why there're doing this, not some public good, and they have been upfront about that. You can choose to disagree with those motivations, but it is no scam as you claim.

replied to BROHaterRegulator
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The city is very willy-nilly with tax assessment. I can totally believe someone in Allentown sees an instant tax hike based on purchase price, but that's almost unheard of in lower income areas in my experience. There are houses in my 'hood (Black Rock) and surrounding areas that assess for $30k but sold for $60k (and have the amenities to be assessed at $70-100 if they were in a "better" area). It works against the city in many ways to ignore reassessment in poorer areas when property values start to creep up, but good for the 'hoods, as people who may have otherwise been unwilling to buy there will gobble up property with lower taxes (see a lot Amherst St, all the scrapping companies moving in, etc).

For instance, I was in the works to buy a house in need of major upgrades, a new roof and other TLC for around $39k on Ledger. It's a rather rundown, tiny street with a warehouse complex on one end and transmission shop on the other, but it's in North Buffalo (apparently the new IT place, based on the $100k+ prices many house are going for) and seemed walker-friendly with its Hertel/Delaware proximity. My current house in Black Rock, which I paid $52,900 for and is in excellent shape with many upgrades and a new roof, easy highway access and lots of walkable businesses/recreation, has taxes $300-400 less even though its the same size. It makes zero sense - nicer house, similar floor plan, plus a garage (which other house lacked) on a nicer, more residential street but considerably less in taxes simply based on neighborhood name appeal.

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