"The Next 10 Years..." A Study of the Future of Harrison Place

"The Next 10 Years..."

A Study of the Future of Harrison Place Prepared for: Greater Lockport Development Corporation University at Buffalo, School of Architecture and Planning May 2018

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Introduction

Harrison Gardens

Executive Summary............................4

Introduction..................................34 Phase 1a.......................................36 Phase 1b........................................44 Phase 2........................................46 Phase 3........................................48

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Life/Port Phase 1 1

Introduction....................................5 History..........................................6 Economic Snapshot............................8 Site & Urban Analysis.......................10 Building Analysis.............................12

Introduction..................................54 Floor 1.........................................58 Floor 2........................................60 Floor 3........................................62 Roof Level....................................64

Urban Networking Introduction..................................66 Connectivity..................................70 History.........................................74 Linkage.........................................76

Phase 2 Introduction...................................14 Project 1.......................................16 Project 2......................................20 Project 3......................................24 Project 4......................................28

Appendix Aknowledgements............................84

Executive Summary

Phase 1

May 1, 2018

Research April 24, 2018

In the spring of 2017, The University at Buffalo, Department of Planning, was approached by Brian M. Smith, President/CEOÂ of the Greater Lockport Development Corporation from the City of Lockport NY, to undertake a reuse study of the former Harrison Radiator facility, currently known as Harrison Place. In the Spring term of 2018, a multidiscipline, graduate level, Architecture and Planning Studio was created to undertake this study. The studio is an integrated effort of Architecture and Planning students, bring the best of both disciplines to the task. During the study process, various professionals consulted with the students and reviewed their work, including Landscape Architecture, Economic and Real-Estate Development. The studio undertook a three-part process, over four months, researching the existing economic, physical and social conditions of the surrounding Lockport environment and studying multiple concepts for physical and economic development of Harrison Place. Finally, three different concepts were developed into full proposals for redevelopment, each based on a central theme: Sustainability, Live/Work/Play and Integration into the Urban Fabric. This study illustrates and presents these three concepts

We began our research into the city of Lockport, New York, in the beginning of February. Six teams composed of both architects and planners looked into recent master plans, economic studies, and development studies for Lockport and the rest of Niagara County. We researched current zoning codes, existing building plans/ selections, and the history of Harrison Place-the former headquarters of the Harrison Radiator Plant and manufacturing complex, constructed between 1917 and 1930-and its relationship to Lockport as a whole.

The economic analysis team researched the local economy, including industry trends and major employers in the area, using NAICS codes for the City of Lockport. Areas of growth and decline were identified for Lockport and the Western New York region. The team was also responsible for documenting current economic and property development incentives, both statewide and local.

A team dedicated to the site analysis researched historical landmarks in Lockport and gathered important information about the city, such as Walk Score data, crime statistics, and significant cultural amenities, such as the Lockport Cave & Underground Boat Ride.

The class as a whole convened a site visit to the Harrison Complex and toured the campus to get a sense of the physical conditions of the existing structures, hardscape, and the surrounding industrial and residential neighborhoods. The site visit allowed each team to develop a better sense of the size and scope of the overall project and became an essential element of the research phase.

with graphics and sketches. Each concept represents a series of ideas which are intended to stimulate further discussion and consideration of the redevelopment of Harrison Place. The concepts include reorganization of the floor plans, new usage concepts, architectural enhancements of the complex, and suggested implementation phasing.

Precedent Studies Western New York has may former industrial spaces, many of which have gone through similar decline and rebirth as Harrison.

Projects similar in scope and square footage-such as the Tri-Main Center and 500 Seneca-informed our process and provided the inspiration we needed to begin the preliminary stages of design. WE also looked at the Bat, which was a seminal project in the reuse of former Industrial facilities. Also studied we sites throughout the midwest with similar conditions, many with extremely positive transformations. Results form these studies informed the new concepts proposed for Harrison.

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HISTORY Lockport, NY is a small city with a rich industrial history. Its position along the Erie Canal served as an integral part of the City's early growth and remains the defining landmark of downtown Lockport.

The U.S. Congress recognized the Erie Canal's significance to our nation by establishing the Erie Canalway National Heritage Corridor in 2000.

The village of Lockport becomes incorporated.

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2000 Harrison Radiator Company established in downtown Lockport. The industrial complex becomes a staple of Lockport.

The name 'Lockport' is officially designated. Canal construction begins.

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1816 Members of the Society of Friends, more commonly known as the Quakers, are the first to settle what would eventually become Lockport.

The area of future Lockport is chosen as the site of the Locks for the Erie Canal.

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1998

The first Locks are completed and functional.

1851 The first gaspowered street lights are introduced to Lockport.

The Downtown Lockport Revitalization Initiative is designed to revitalize downtown Lockport, by capitalizing on prior and future private and public investment.

Examples of past investments are The Flight of the Five Locks, Harrison Place: Trek and Building 3 and the Old Post Office.

City of Lockport redeveloped its comprehensive plan to focus on the city's central business district, canal tourism, and parks and recreation.

2006 The Mancuso Business Development group purchases Harrison Complex. Harrison Place has grown to include nearly 40 companies employing more than 200 workers.

2018 Today it is known as the Harrison Place Business Center which offers industrial, office, commercial space and incubator programs to assist startups focused primarily in manufacturing, technology and artisan enterprises.

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Commute Inflow/Outflow-City of Lockport

Map to Employment Locations in Lockport NY

Economic Snapshot The City of Lockport is the county seat of Niagara County and is situated in the Western NY region.

Lockport contributes to the Niagara County labor force, comprised of roughly 100,000 workers, and the overall Western NY labor force, which employees upwards of 600,000. In 2016, Lockport's unemployment rate was comparable to that of the Western NY region. Additionally, in 2016, Lockport's unemployment rate was lower than that of previous years. Currently, Lockport has an unemployment rate of six percent.

The City and Town of Lockport have a combined workforce of roughly 20,000. The majority of its employees work in business, management, science, arts, and sales and office industries. The Town of Lockport features the highest concentration of natural resources, construction, maintenance, and sales and office employees in the entire Western NY region. The City has the highest representation of production, transportation, and material and moving occupations.

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Education, healthcare, and social assistance careers comprise roughly one quarter of employment in Lockport and in the entire Western NY region. A higher proportion of Lockport City residents are employed in manufacturing compared to the surrounding areas. Town of Lockport residents are more likely to have careers in finance, insurance, and real estate than residents of the county or region.

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Site Analysis The Harrison building is situated in a primarily commercial district with single-family residences located to the south and east of the property. In its current use, the site is zoned for light industry and features four buildings. Buildings 1 and 1A are reserved for office and Building 2 holds a warehouse, small office space, and a winter farmer's market. Building 3 features the grand atrium and significant storage space and Building 4 is occupied in full capacity by Trek, Inc.-a manufacturing company specializing in electrostatics and high-voltage power amplification. On site parking is available as well as an accessory lot located to the east of Washburn Street.

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Lockport is a small city spanning approximately 8.44 square miles with a population of 20,480. Intimate in size, Lockport offers its residents a positive quality of life with a low crime rate, walkable downtown, and significant cultural identity, featuring amenities such as the Erie Canalway National Heritage Corridor and the Lockport Caves. Several Lockport properties and districts appear on the National Register of Historic Places, including the High and Locust Streets Historic District and the Niagara County Courthouse and County Clerk's Office-both of which are located within walking distance of Harrison Place.

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Building Analysis

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Buildings 2 and 3 both have atrium spaces. The glass roof portion

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of Building 3 (the southern-most building) extends from one end

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permeating from both Buildings 2 and 3.

to the other. The atrium within extends throughout the building,

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structural, as the columns and floor slabs

cutting a hole through the floors of both the 2nd and 3rd floors.

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for these two buildings. The walls are not

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These columns are the primary structure

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seen on the roof plan. In addition to this, the only floor

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exterior walls are large glass windows.

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currently benefitting from the glass roof is the 3rd floor.

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Phase 2 April 24, 2018

Our Phase 1 research into the historic, economic, and social conditions of the Harrison Complex and the surrounding City of Lockport informed our designs for Phase 2. For the second phase of our project, architects and planners paired off into teams and contributed their area of expertise to develop nine different concepts for Harrison Place. While each of the design concepts laid out by the teams illustrates a unique identity, common themes reveal themselves throughout, including:  Proposals to resolve an identified need for more parking, if we are to welcome business and/or residential development.  Strategies to foster mixed-use development, consisting of a combination of retail, office, residential, and entertainment uses.  Policies allowing the Harrison Complex to accommodate modes of public and/or private models of transportation that would reduce single-passenger car traffic, such as additional bus stops, bike lanes, and ridesharing services.  Answering a desire for additional landscaping to beautify the site.  Concepts for the rooftop, including a community garden, rooftop bar, and recreational maze.

Each team developed and illustrated proposed solutions for the redevelopment of the Harrison Complex. The architectural drawings created in Phase I were used as the basis for each team's design. Frequent pinup presentations were held for each team to share their process the class using 24x36 drawings. Each team invited critique of their work from both classmates and visiting experts on architecture and real estate development. Here we've chosen four concepts from Phase 2 to highlight concepts that are representative of each group's core ideas for the Harrison campus.

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Building 2 will feature enhanced street-side entrances including awnings and lighting in contrasting color and materials to the building for the most impact. The extension of the atrium to the 2nd floor will utilize improved daylighting to light the standardized hallway system. The vast rooftop and it's orientation to the south is prime for solar production to reduce electrical costs.

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Building 1 will benefit from new signage and updated landscaping to draw attention to the buildings, particularly at the intersection of Walnut and Locust. Building 1A is programmed for a spa and fitness studio that will be accessible from Building 3.

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The goal of this project was to create a business park that would bring in new businesses. Offering amenities such as garden spaces, plenty of start-up space, and a brewery.

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Building 3 becomes the highlight of the block with an interior gardenscape of winding paths, plant and water features and interspersed seating. A microbrewery and eatery with access to a rooftop beer garden, using the existing water tower to mimic a brewer's mash tun container for signage. The cafe will be located on the first floor with access to the garden area. A boutique hotel model will be an asset to downtown and the new ice arena by featuring standard size and larger rooms with both a king size bed and a separate bunk bed area for kids. To make the Harrison block a destination of Lockport. With the creation of a functional work/stay place that will both benefit and enhance downtown Lockport, it will create a connection to downtown, while drawing interest from the West, South, and East as well. The addition of greenspace and landscaping to the property will enhance both the aesthetics of the property and environment.

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For the spacious rooftop, we've designed a community garden that overlooks the historic Lockport streetscape. Gardens provide a sense of ownership; we want tenants to say, "Harrison Place isn't just my office--it's a community of socially conscious people working toward a common goal."

Additionally, the Harrison rooftop is the ideal space for an outdoor bar. The event space will host cocktail parties and corporate networking events, and local musicians may perform weekly concerts during the summer. To activate the space during colder months, we suggest cozy fire pits and comfortable seating.

We propose the addition of Class A office space, a corporate fitness center, and a rooftop bar and community garden.

Additionally, we'd like to capitalize on the site's multi-story atrium by keeping it open as an event space with indoor flora and fauna and plenty of natural light. The atrium is the centerpiece of the Harrison Place campus, and we believe its highest and best use involves preserving its flexibility.

Concept 4 - Elizabeth & Sam Our approach to design is guided by one word: flexibility. From partition walls to open concept floor plans and versatile spaces, our blueprint for Harrison Place is redesigned to serve the City of Lockport's current and anticipated needs. We'd like Harrison Place to lure the best and brightest of the millennial workforce.

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Partition walls with sliding tracks rather than permanent fixtures will enable a change in space to accommodate a company's shifting day-to-day needs. The use of glass will allow for transparency and the possibility of public-private interaction.

The circulation of the buildings should be clear and intuitive-we've designed a pattern that replicates itself on each floor with essential spaces in the same location.

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We'd like to activate the pathway between Buildings 2 and 3 and make the first floor a vibrant entertainment and retail center with public visibility and access, including the addition of glass garage doors to accommodate outdoor seating, weather permitting.

We believe the condition of the main entrance needs to be adjusted to improve street visibility and orientation. We recommend the addition of a setback, extrusion, or overhanging element.

We understand that, in order to compete with other converted industrial spaces in Downtown Buffalo, Harrison Place must offer a variety of amenities to attract and retain tenants. Flexible office space is the current trend in commercial real estate development, and is perfect for start-up companies with changing needs who desire open communication and the exchange of social capital.

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Entrances Store Fonts Restaraunt/Bar

Expandable Office Space

Public Food Court

Conference Rooms

Erie Canal Museum

Reseidential Living Units

Community Center Public Gym Storage/Mailroom Event Space

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Store-Fronts

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Concept 5 - Mike & Malik This project was especially interested in drastic changes and extreme measures. With little restraint on what could be done, we attempted to make the complex into the ideal version of itself without a cap of what could be spent.

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Building 1 & 2 Demolition

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Attrium Spaces

In this diagram, phasing throughout the project is seen. Various demolitions, extensions, and reconstructions will be done. Shown to the top left is a representation of how the Walnut Street facade sidewalk may look after reconstruction.

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Seen above are different views of how the newly widened alleyway may look. The walls are taken away, leaving just the columns and some beams. This newly widened alley becomes a focal point and almost creates a tertiary atrium for harrison Complex as a whole.

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Accommodations would include accessible parking (indoor & outdoor), private parking for apartments and event space that could host a variety of celebrations.

tenants, hotel users, office workers, would all have access to the wide range of ammenities provided by New Lock City.

Concept 6 - Jeff, Peter & Quiyu

Tourism & Entertainment were a large focus. go kart racing, a movie theater, maze, arcade, hotel, food court, farmers market, event center, rooftop pathway, rooftop bar, outdoor skating and gardens all were factored into this concept.

The goal of this project was to create a regional destination for entertainment, tourism, business. What would make people visit here, live here, work here, and play here?

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With the New branding of New Lock City, we wanted to create a destination to attract a wide range of people. The goal was create a mixed use atmosphere in replica to other larger city's downtown market. Having a facility that can incorporate different entities will open up different markets for the city of Lockport. We wanted to also create a modern day office space to advance the business dynamics in Lockport.

One very important facet of the project is the inclusion of Bio-swales. These Bioswales, included throughout the project, especially in the parking lot, would help immensely with stormwater. This water could even potentially be reused within the building itself.

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Phase 3 April 24, 2018

The third and final phase of our project introduces three major designs for the Harrison Complex. For this portion of the project, three teams were established based on preliminary concepts from Phase II. Along with individual floor plans, we've developed a master site plan that illustrates the removal or adaptive reuse of Buildings 1, 2, 3, and 4.

Each of the final concepts revolved around a central theme: 1. Environmental design and sustainable development 2. Mixed-use development with an emphasis on "Live, Work, Play" 3. Urban connectivity and the relationship between Harrison Place and the surrounding neighborhood.

A summary of the goals of each of the project's three Phase III concepts follows: Harrison Gardens

Minimize environmental impact and explore alternative energy sources such as wind, solar, and thermal

Maximize use of green infrastructure and the recycling of natural materials throughout construction

Introduce natural lighting concepts to create an open environment

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Create a mixed-use destination that will at once attract start-up companies and their educated workforce; offer both affordable and market-rate housing for young professionals and families looking to enjoy the benefits of life downtown

Harrison Place

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Strengthen the connection between Harrison campus and downtown Lockport and the greater Buffalo-Niagara region In the next few pages, we will explore the alternative plans put forward by each of the three groups.

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HARRISON GARDENS DOUGLASS WESSELLS SAMANTHA SU IRENE TURLAN MEGHAN EDWARDS MICHAEL HEITZ

Harrison Gardens set out to minimize the environmental impact on the city of Lockport and explore alternative energy sources such as wind, solar, and thermal in Harrison Place. By maximizing the use of green infrastructure and the recycling of natural materials throughout construction, various design aspects begin to reveal themselves.

By taking advantage of and embracing these methodologies, Harrison Gardens becomes a beacon of sustainability in Western New York.

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Phase 1a is effective immediately, and includes the installation of Bike racks, lamp posts and the drawing of new parking lines.

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The new Harrison Gardens will connect to the Erie Canal Heritage Trail. This will offer a sense of connectivity to the gardens, bringing the garden both in and out of the site.

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Proposed green screen will perform as dividers between each apartment in Building 3. Vines will grow up these walls, engulfing the balconies in green. This will give a sense of life to the apartments and further work to soften the side of the building, along with the cut aways of the building. This could also be a source of greenery and vegetation gardens.

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CHALLENGER

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Phase 1b should be completed after the first year, and includes the repaving of the parking lot and installation of cisterns and bioswales, the cleaning and repair of the facades of buildings 2 and 3 to match 4. Tenants in Building 2 will also be relocated according to a new floorplan to enable future construction. The atrium roof in building 3 will be replaced with energy efficient glass panels, and the installation of solar panels.

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Phase 2 will be completed after the first 5 year, and will include opening and replacing all windows in buildings 2 and 3, the demolition of 1 and 1a, installation of shading systems and balconies, creation of residential spaces, and completion of the garage spaces to allow residential tenants and create a source of income. Brick from 1 and 1a can be used to repave Elm Street and the alleyway. The atrium in 3 will be completed during this phase.

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Phase 3 includes the creation of the new atrium in 2 by cutting through the roof and upper floors, the expansion of the alleyway into 2 and the sidewalk expansion and landing on Walnut Street. The green roof, bridges and pergolas will be constructed during this phase.

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LIVE WORK PLAY JEFFREY REHLER NING DING YINDO GONG PETER MURPHY YAQI LI

With Harrison Place, we aim to create a mixed-use destination that specifically targets college-educated millennials to join the workforce in the City of Lockport and encourages collaboration between local business and start-up companies. The creation of flexible office space equipped with amenities such as restaurants and markets, fitness centers, gallery space, and recreational facilities will not only contribute to the City's tax base. These amenities but also attract a 'creative class' of workers that will enhance Lockport's cultural identity and encourage positive growth within the community. Additionally, we have identified a need for a diverse range of housing types that appeals to college graduates and urban professionals, as well as young families and empty-nesters looking to escape to downtown. We want Harrison Place to serve as a community landmark where valued citizens can live close to work, earn a competitive salary, and enjoy an assortment of options for entertainment.

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Canal

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Neighboring Residential

By looking to provide such a variety of programs, the three types may be sectioned off, with residential "live" being located towards the existing residential district and more the entertainment-oriented "play" located towards downtown.

HARRISON PLACE 

HARRISON PLACE 

By looking to provide such a variety of programs, the three types may be sectioned off, with residential "live" being located towards the existing residential district and more the entertainment-oriented "play" located towards downtown.

HARRISON PLACE 

HARRISON PLACE 

The connection of two buildings will reveal the best view of the newly decorated water tower. The water tower will become a major feature for the city as a whole. A glass roof above the alley will allow for natural light.

Available natural light from glass roof in building 3 will help to create a relaxation space for both staff members and resident. This will serve to provide green space in the winter.

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HARRISON PLACE 

Connecting buildings 2 and 3 are skyway walkways. These will be covered, providing protection from potential bad weather.

These connections will bring programs pertaining to Live Work and Play in a memorable moment.

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HARRISON PLACE 

A roof maze will provide an interesting attraction for the site. In the center of the maze, the water tower can be found.

The roof of building 4 will provide ample room for solar panels. It shall use the existing surface and add greenery. These panels will generate energy for the entire complex.

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HARRISON PLACE 

URBAN NETWORKING MATTHEW ABBOTT JOHNNY LIN QIUYU CHEN GREG PINTO TERA PERILLI PENGCHONG ZHOU

The goal of our Master Plan is to transform the Harrison Complex into a site that is compatible with Lockport's Urban Network. Through incorporation of design elements that will enhance one's experience at Harrison Place without competing with what is already present in the downtown Lockport area, this network will be establised. To do so, we focused on the objectives of: improving upon Lockport's bicycle trails and bus routes, building on the history of the Erie Canal and the Harrison Radiator Corporation, and enhancing the connectivity of the site with the community of Lockport through design implementations. Our plan aims to transform Harrison Place into becoming a site that will connect seamlessly with the city of Lockport in a way that it will become a destination for visitors as well as longtime residents to enjoy.

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HARRISON PLACE 

Phase 1: Improve Landscape and introduce events about Canal with Harrison Place

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Phase 2: Create Boat Making Workshop & Museum, Produce direct path between Canal and Harrison

Phase 3: Establish Hotel, Brewery, Theatre, Offices

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There are existing paths and trails in Lockport, including the Upson Park Heritage Trail and the Canal Bike Trail.

Through the current bus system, the site is left by the wayside. To fix this, we aim to provide an additional

The goal is to connect these existing trails to Harrison Place via improved pathways and to build bike sharing

transportation system that is easily accessible. This includes new proposed stops to limit reliance on cars while also

stations to draw appeal and improve streetscape and walkability of Lockport.

improving the appearance of the exterior with landscaping and more prominent design. The shelter provided by these stops increases safety and walkability. Signage with directions help people navigate around town and add to the character of downtown Lockport.

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HARRISON PLACE 

This new proposed bike and bus paths help to create better access for Harrison Place, increasing its prominance in Lockport and connecting it to the rest of Lockport. Group bicycle rides around town starting at Harrison Place Brewery using newly designed paths would be beneficial to the community.

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HARRISON PLACE 

(right) The alleyway between buildings 2 and 3 currently isn't much of anthing. Through paving, better lighting, and programming that all speak to this historical context, the alleyway can become a destination in itself.

(below) Reopening Elm to minimal traffic and granting pedestrian access could help to immediately liven up the site.

There are plenty of existing historical material across Lockport. The lamposts at Main Street and Locust Street (above left) and the stop lights at Main Street (left) each have a unique character that can be brought into the site.

500 Seneca in Buffalo, NY (above) went through a very similar redesign and has been successful since, hosting many events in addition to its more permanent programs.

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HARRISON PLACE 

The new Harrison Place aims to provide a plethora of community-engaging activities, such as a Maritime center and places to display these historic boats.

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HARRISON PLACE 

Theaters providing shows of movies that may be more niche or not new releases could become a great way to spend a night.

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HARRISON PLACE 

Space will be designated both outdoors and indoors for local farmers to sell to pedestrians year round at the Lockport Community Farmers Market.

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HARRISON PLACE 

The roof also has the potential to connect with the community.

With the addition of a brewery that makes use of the copper kettles (above) design. Both the water tower and seating (above right) could be modelled after this, making it a unique experience. Adding green space and walking paths on the roof also helps to provide a nice, more private space with plenty of room to spread out and enjoy the time spent on the site.

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HARRISON PLACE 

Acknowledgements First and foremost, we would like to acknowledge Brian Smith, President and CEO of the Greater Lockport Development Corporation and alumnus of the MUP program at UB. From the onset of the project, you provided us with a unique vision for the City of Lockport. We remain inspired by your commitment to community and the betterment of the entire Buffalo-Niagara region. Additionally, we'd like to thank Thomas Mancuso, Property Manager and Leasing Agent for Harrison Complex and SIOR of Mancuso Business Development Group. We value your role in the revitalization and economic development of the City of Lockport and are grateful for your recommendations for further action.

We wish to express our sincere thanks to Dr. Harry Warren, our supervisor, for the continuous encouragement of creativity, ongoing patience, and providing us with all the necessary facilities for the research. Thank you for sharing your expertise and offering valuable guidance throughout the project.

We extend gratitude to all of the School of Architecture and Planning faculty members for their help and support, specifically David Stebbins, City of Buffalo BUDC, and Mark Forester, Professor of Real Estate Development. Thank you both for your active participation and technical insight throughout each of the three phases of development.

Finally, the success of this studio depends largely on the contributions of the eighteen undergraduate and graduate architecture and planning students, without whom the final project would not have materialized. Thank you all for your diligent effort and commitment to excellence throughout the entire semester. We'd like to extend a special congratulations to the graduating seniors in the architecture program-we wish you all the best of luck for bright futures.

Brian M. Smith President/CEO Greater Lockport Development Corporation

Harry L warren AIA Associate Professor University at Buffalo School of Architecture and Planning

Spring 2018 Urban Design and Architecture Studio: Matthew Abbott, MUP

Malik Murray, MUP

Elizabeth Bengel, MUP

Marie Myers Shearing, MUP

Craig Brozowski, ARC

Tera Perilli, MUP

Qiuyu Chen, ARC

Greg Pinto, MUP

Ning Ding, ARC

Jeff Rehler, MUP

Megan Edwards, ARC

Samantha Su, ARC

Michael Heitz, ARC

Irene Turlan, ARC

Yaqi Li, MUP

Douglas Wessells, MUP

Johnny Lin, ARC

Penchong Zhou, MUP

Peter Murphy, MUP

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HARRISON PLACE 