Lockport NY

As the holiday weekend approaches I thought I'd share a post I came across that hits on the "emotional attachment" to a place that I usually try to allude to when I am discussing the need for updated zoning, planning etc. No one falls in love with and becomes attached to a filled in pothole, a store set behind 2000 sqft of black top etc.

Yes, we need to pave our streets and fix potholes — but there is more to a city than that. My worry in the current economic/political climate is that we will fixate only on these traditional “essentials,” and in doing so undermine the very thing that is keeping many communities going – the love, affection and loyalty that people have for their places. We need to expand our expectation of “essentials” and include that which speaks to our higher selves, and invest at least a little in beauty, fun and engagement. This does not take lots of money — it takes creativity, imagination, and an awareness of its importance.

When I ask people what they love about their cities, the answers always involve small things that often cost little or no money — a comfortable place to people watch, a favorite street corner, a local dog park, a street festival or outdoor movies in the park. These things are like a handwritten note that accompanies the formal gift — the note is just as important as the actual gift, because of the thoughts and emotions conveyed within it. The cost is incidental, but their impact is significant.

Both the Buffalo News and the LUSJ recently reported that Mayor Tucker has chosen the Director of Planning and Community Development.

North Tonawanda’s economic development coordinator was announced Wednesday as Lockport’s new director of planning and development.

R. Charles Bell was appointed by Mayor Michael W. Tucker to the new position, part of the city’s restructuring that places most departments under one of four major directors.

Bell, 35, signed a five-year contract that starts his pay at $72,000 a year. The contract says subsequent raises are up to the mayor and, if granted, will be at least 3 percent per year.

The Common Council didn’t get to vote on the appointment or the contract terms, but it did vote, 4-2, to grant Bell a waiver of the city’s residency requirement. Bell lives in Getzville...

...Bell said he applied for the Lockport job because “I think it’s a community with a ton of potential. . . . You’ve already got a strong business community. I’m impressed with the direction city government is taking with the restructuring and making development more of a priority.”...

To follow up on an earlier post, another quote. This one from the Detroit News:

...There’s a lesson here, as much for local and state politicians as for business leaders facing difficult circumstances and a problematic future: Success depends on the courage of leaders to acknowledge failure, sometimes decades of it, and then chart a credible path away from it — wherever it leads.

The Buffalo News and LUSJ reported.

...The city is negotiating a 20-year tax break for the makeover of the Genesee Street neighborhood by Housing Visions, a Syracuse-based not-for-profit, it was revealed Monday.
Meanwhile, despite some misgivings regarding parking and design, the city Planning Board approved a community center for the project.
Housing Visions has purchase agreements for a collection of rundown properties on Genesee and Locust streets. It seeks state approval to sell income tax credits to a private investor to obtain money to finance the $8.5 million in purchases, demolition, renovation and new construction...

Ben Lockwood, Housing Visions’ director of development, said the tax break would bring the city about as much in taxes as the undervalued buildings produce now. Mayor Michael W. Tucker said it might be a little more, although neither man could come up with the exact figures. 

If the new sign ordinance has not outright banned these elevated free standing pole signs in the city, it should. They add nothing in the urban environment and at best take away from the smaller human scaled features around them.

The picture above shows "recent" graffiti in the Genesee area. It has been there for several weeks now since it was reported in the LUSJ that city hall was also the sprayed down. Several other properties were hit on Genesse alone though I don't recall the paper mentioning any of it besides city hall.

I've always been pleasantly surprised by the lack of graffiti in Lockport (except for maybe the parking garage). This is quite sad to see that not one of these instances have been cleaned up yet since they have happened and it is quite concerning considering the governmental function of keeping the city clean and safe. And not just actual safety but also perceived safety which affects a lot of people's decision of where they choose to live and how they treat the area they live in (broken window theory/demoralization). It has been demonstrated that these small things correlate with higher rates of more serious crime.

Charleston S. Carolina has a policy where they stock over 40 paint colors and on the same day of a report (from an officer or the public) and an officer and state prisoner is sent out around at 4:30 to quickly paint them over. Even in the poorest parts of town graffiti does not exist for more than 24 hours on public or private property. Quite the deterrent and show of concern and action by the city. A morale builder.

Does anyone think something like this would work in Lockport? A 24 hr response may be too much to ask but the several weeks that have since passed is not too much to expect it to be gone by now? Maybe it is from lack of knowledge of its existence but I assume its from the lack of a plan. Why not prisoners/community service or city employees (I know, work limiting rules ;) or even just supplying volunteers and giving them the tools and authority? With the lack of graffiti overall in Lockport I do not see it as being all that hard to keep up on, even weekly. But a lack of response will most likely breed more the longer it sits. The Genessee area is in quite the tough spot as it is. This newest addition is not going to do it any favors. Also, what about the responsibility of property owners to correct the damage?


In addition to the stuff on Genessee there are also instances downtown on old ramp and behind the Clinton Building on Main St. Both of these are visible from the canal.

Not the best image to present tourists nor residents while visiting the "biggest draw" in the city.

I usually like to focus on the "prettier" stuff but thought I would look into this. I've sent an email or two. Instances like these are great steps to developing plans for the future.

From CNU 17:

“Built to Last made me laugh out loud,” said John Norquist, president and CEO of the Congress for the New Urbanism, which offered the submitter of the winning entry a complimentary registration to this year's leading gathering of urbanists,CNU 17, which runs June 10-14th in Denver. “But this video is serious too. First + Main and Paget Films show how New Urbanism is the convenient remedy, providing quality of life and economic value while protecting the environment.”

Luckily we in the city still have the bones intact. We just to make sure our developments work toward fleshing it back out instead of holding it back.

Thanks to fixbuffalo for being my source.

Walgreen's
Originally uploaded by elryerson85

It's really true. Stores like Walgreen's etc are capable and willing to design stores with urban site layouts if we are wise enough to require it. We need to enact legislation that guides development to meet our master plan.

Imagine this sitting at West Ave and S Transit instead of large parking lot. Opportunities were missed with Rite Aid, Walgreen's and most recently Family Video. Let's make sure we do not miss anymore.

Schuette said Emmanuel United Methodist Church should be asked to allow use of its parking lot at Chestnut and Washburn streets for a Saturday morning farmers’ market, perhaps also including art, as a companion attraction to the Niagara County Produce store across the street. He also said Route 78 should run from North Transit Street to Main and Market streets instead of bypassing the business district. “It really is the route that would tell your story,” Schuette said.

Capping a three-day visit to the city, the experts brought in by the National Trust’s Main Street Program said Lockport residents have to get over their memories of the pre-urban renewal downtown and blaze a new trail based on historic preservation and authenticity. “You’re in better shape than the community thinks it’s in,” said Kent Schuette, associate professor of architecture and historic preservation at Purdue University.

(Image: YWCA Main St. Facade in Ulrich City Center, Lockport NY)

Update on the YMCA facade:

I was informed that the window treatments were put up because of reports that some of the residents from Urban Park Towers were staring through the windows from across the street watching the woman working out and it made them feel uncomfortable.

While I find this a logical reason, it still underscores the poor planning and lack of street side facade regulation. Why put the "sensitive" use facing Main st? Why not put the Main Entrance and reception area facing Main St. with the workout area at the rear facing the "private" property parking lot? I'm not fully aware of the interior layout so someone who uses the facility could chime in. All I know for sure is the vibe it gives along its Main St frontage is counterproductive to a lively functioning Main St.

Safe streets have eyes everywhere. Locals, strangers, transparent frontages all contribute to self-surveillance. Building little forts only make the perceived threats outside the fortress walls all the more possible.

(Image: YWCA Main St. Facade in Ulrich City Center, Lockport NY)

The Buffalo News is reporting that the city's Main Street Program will be kicking off in March with the hosting of a group of experts from the National Trust for Historic Preservation.

I'll be very interested to see what business owners feel and what the experts suggest. I'm hoping something is mentioned to put an end to the practice shown above. Covered windows and locked doors along Main St. facades should be minimized through regulation. This practice does nothing to provide an interesting, safe, walkable or welcoming atmosphere on Main St. The street has enough non-retail facades and frontage parking lots already making any type of synergy and connectivity tough. Places such as the Elmwood Village Association in Buffalo have rules such as no more that 25% window coverings. A visit there shows the positive effects of such regulations.

Open up your window views and unlock your front doors. Businesses should be inviting people to come on in or to continue down the street to "share" customers.

From the news:

...Program manager Heather Peck said Wednesday that a team of four consultants chosen by the National Trust will be in town March 9-12 to gather information that can be used to create a customized plan for improving business conditions in downtown Lockport.

The visit will include a community reception from 5 to 7 p. m. March 10 in the Lockport Main Street program office in the Old Post Office, 1 East Ave.; a full day of closed-door interviews with small groups of officials and business people March 11; and a public presentation of preliminary findings by the consultants March 12. ...

...Peck said she has already lined up some business owners to take part in the March 11 talks but is looking for more participants. She said she would like business people not just from the city but Lockport’s nearby environs, too. She can be reached at 525-0620 or by e-mail at heatherbpeck@yahoo.com . “After three days, we’ll be making a comprehensive plan of action for the next three years,” Peck said. “What the consultants want to know [from business people] is, ‘What do you think about Lockport? What do you want to see from this program?’ ” The interview sessions will be confidential to encourage plain speaking, she said.

The consultants will take a driving tour of the area and will go door-to-door on Main Street, checking out the space both available and occupied and “taking a lot of photographs,” Peck said....

Past post on Ulrich City Center Main St. facade usage: Peek-a-boo! I Can't See You (2009-02-16)

Final approval of the Dormitory Authority grant is several months behind because the LIASC board of directors didn’t know, until recently, the extent of technical information it needed to provide. Pitrello declined to say Monday if the ice pad can still open in July, given the funding delay.

Pitrello said he and Todd Sukdolak, Lockport High School vice principal, who is another board member, have the job of gauging the demand for ice time, which he said is extremely strong.

“If we can justify that, we’ll go right for two [rinks in the building],” Pitrello said.

This disregarded?

For this?



A great local example of my last post "Smart Code- Form Based Zoning" has just popped up in Buffalo. Here is the Buffalo News article. A 4 story highway off-ramp hotel with surface lots was chosen as the preffered option by the "Buffalo Urban Renewal Agency" while a 10-story mixed-use hidden-parking competing proposal was not allowed to present based on not meeting current zoning codes for the strip of land; even though the design nicely meets the goals for the site listed in the award winning Queen City Master Plan accepted by the common council in 2006 and preffered by the nearby waterfront condo owners.

Discussions/Images/Commentary on Buffalo Rising:

Zoning Inspired

Planning Inspired

Even though there may other underlying factors here (political insider/build the easiest/quickest before next elections, etc), the vote was rested on the current zoning requirements. It reinforces how all those "pretty" visions we routinely see in plans for an area almost never come to be. The Zoning is either against, or not defined enough, to produce what we plan and envision for an area. (See Chapter 3 of the Smart Code Slide Show)