A. 
Purpose. The purpose of this article is to further define and enhance the community character, design, and identity of the City of Lockport. These standards are intended to ensure future investment includes high-quality building and site design treatments consistent with the preferred character and visual quality of the City, as outlined in the City's Comprehensive Plan. Furthermore, the provision of these standards and guidelines is intended to inspire innovation and distinctive design solutions when undertaking changes, modifications, or adaptive reuse of buildings and properties, as well as direct the style of new or infill development.
B. 
Intent. The application of these design standards and guidelines should seek to achieve the following objectives:
(1) 
Preserve and enhance the City of Lockport's unique character and promote the City as a place where people are attracted to live and recreate;
(2) 
Improve the visual quality of the primary streets leading through the City to create attractive, vibrant activity centers for residents and visitors;
(3) 
Encourage economic development using sustainable development practices;
(4) 
Promote a sense of design continuity that appropriately relates development and redevelopment to the historic character of the community; and
(5) 
Utilize elements, details, styles and architectural features for buildings, sites, and public spaces that complement the surrounding area and reflect the traditional development character and settlement pattern of the City.
A. 
Structures subject to regulation. These design standards shall apply to all existing, altered, or newly constructed nonresidential, mixed-use, and multifamily (over four units) structures as follows:
(1) 
New construction and infill development shall be in conformance with all regulations of this article.
(2) 
Rehabilitation and reuse of historic structures shall be in conformance with § 190-31.9.
(3) 
Improvements to existing buildings and sites, including historic properties, shall follow the regulations of this article to the greatest extent practicable. In the case of nonconformities, Subsection D below shall apply.
(4) 
Industrial buildings and structures located within the General Industrial (GI) District shall be exempt from the requirements of this article.
(5) 
Proposed planned unit developments.
B. 
Historic structures. For this purpose of this article, the term "historic structure" shall refer to all properties, local landmarks, and contributing structures recognized by the State and National Registers of Historic Places, as well as all properties included in the Historic Overlay (HO) District.
C. 
Architectural style. These guidelines are not intended to promote any specific historic architectural style. However, new construction is required to follow these standards and should be compatible with existing contributing architectural features and historic structures, where applicable.
D. 
Review body. For the purposes of this article, the terms "reviewing body" or "review body" shall mean the board, committee, commission, or other body with the authority of review of a development application as duly designated by this chapter.
E. 
Flexibility.
(1) 
Recognizing that the rigidity of these regulations may limit the extent to which development proposals may be sensitive of context and unique site conditions, the standards herein may be waived or modified, in whole or in part, by the reviewing body as part of its development plan review authority. In this regard, a finding must be made by the reviewing body that such waivers or modifications:
(a) 
Are in keeping with the intent of this article and chapter;
(b) 
Offer an innovative development/design solution for the site in question;
(c) 
Are not requisite in the interest of the public health, safety, or general welfare or inappropriate to a particular development plan; and/or
(d) 
Are otherwise compatible with the stated vision and goals of the City's Comprehensive Plan and other relevant plans and studies.
(2) 
An applicant seeking a waiver or modification to the standards set forth by this article should include in its application its proposed reasons why the reasons set forth hereinabove have been met.
A. 
Placement and orientation. Placement refers to how a building is situated on the lot. Orientation refers to the location of a building's main axis, or primary facade. Building placement and orientation is a crucial part of the interface of private building facades with public thoroughfares, which shape a compact, walkable public realm.
B. 
Massing and form. Massing and form refer to the volume and shape of a building. Buildings should provide visual interest that engages pedestrians and others to promote activity and business vitality. Wherever possible, new development should enhance the visual quality of the site on which it is located, as well as the character of the surrounding area.
C. 
Facade composition. A building facade serves as the interface between the public realm and the interior space of the building and should be compatible with the character and context of the surrounding area. Proper facade composition creates visual interest and adds character to a facade, providing visibility into the building interior, particularly for retail uses, contributing to the pedestrian, bicyclist, and motorist experience throughout the City. The arrangement of facade elements should be so designed to create a recognizable and consistent composition.
D. 
Fenestration. Fenestration refers to the area of the facade or building exterior covered with openings, in particular windows and doors, how transparent the enclosing glass in the openings is, and how the openings are arranged and/or relate to each other with respect to size, depth, location, etc.
E. 
Rooflines. A roofline is an architectural element, such as a cornice, parapet or change in material, plane, or design, which creates a distinction between the top of the building and the lower floors.
F. 
Historic context of downtown and contributing architectural features.
(1) 
The City of Lockport has designated a Historic Overlay (HO) District to conserve the existing unique assets of Lockport's historic urban center and to encourage new development that enhances the traditional urban design and character of its downtown, in order to promote economic viability, offer a diverse urban lifestyle, and help position the city as a regional center.
(2) 
Contributing architectural features are architectural elements and materials that contribute to, enhance, or support identified architectural styles in use from the mid-nineteenth through early-twentieth century in downtown Lockport. These features include but are not limited to the following elements of traditional urban facades:
(a) 
At least two stories in height and constructed using masonry and/or face brick;
(b) 
A storefront at street level with large glass display windows with bulkheads or kickplates below, often with a recessed entrance;
(c) 
An upper facade with regularly spaced windows; and
(d) 
A flat or concealed pitch roof with a decorative cornice at the top.
(3) 
Any contributing architectural feature is considered a significant asset of Lockport's downtown. These assets are unique, irreplaceable, and vital to maintaining the character of Lockport's downtown.
A. 
Establishment of primary and secondary streets.
(1) 
Where only one street abuts a lot, that street is designated the primary street.
(2) 
Where a lot has multiple street frontages, the street(s) clearly associated with the front facade of a primary building is designated the primary street. Up to two streets may be designated as the primary street for any lot with multiple frontages. If the primary street designation is unclear, the CEO will determine the primary street(s) based on the following criteria:
(a) 
The orientation of principal buildings at the intersection. Where the front facades of principal buildings are oriented toward a particular street, this street(s) will typically be designated the primary street.
(b) 
Multi-modal orientation. The street with the widest sidewalk and/or greatest number of multi-modal facilities will typically be designated the primary street.
(c) 
The width of streets. The street with the widest right-of-way will typically be designated the primary street.
(3) 
All streets fronting a lot that are not designated as the primary street are considered to be secondary streets.
B. 
General requirements.
(1) 
The placement of buildings shall follow the minimum and maximum front yard requirements of the zoning districts of this chapter. Relief from this provision may be provided for historically appropriate architectural elements and pedestrian amenities, such as recessed entries or chamfered corners, as deemed appropriate by the reviewing body.
(2) 
The primary facade is considered side of a building that faces a public street. Buildings that are located on a street corner are considered to have two primary facades.
(3) 
All primary facades and main entrances should face the primary street or be at the same orientation as adjacent historic structures.
(4) 
The addition of landscaping and/or a low wall to restore the street setback line where existing buildings are set further back on the lot is encouraged.
(5) 
The tallest and largest sections of new buildings should be located on the street frontage, away from adjoining residences.
C. 
Entrances and storefronts.
(1) 
Primary pedestrian entrances shall face the street and be so located to afford direct access from the sidewalk, where applicable.
(2) 
All entrances should be easily identifiable and pedestrian-scaled. Entrances for upper floors shall be distinguished from entrances for first floor uses.
(3) 
Corner buildings may have two separate entry points or a single-entry point at the corner.
(4) 
Additional pedestrian entrances adjacent to other streets or pedestrian areas are allowed.
(5) 
Storefront construction shall be recessed enough at the point of entry to allow the door to swing out without obstructing the sidewalk, where applicable.
(6) 
The sill of storefront windows should be no higher than three feet above grade.
(7) 
For buildings with multiple storefronts, there should be a direct correlation between the delineations of interior tenant spaces and the exterior facade.
A. 
General design requirements.
(1) 
Buildings situated at street corners should "wrap" the corner by continuing certain facade design elements (such as the cornice or horizontal accent bands) on all street elevations (see Figure 31.1).
(2) 
Primary buildings not subject to a district minimum building height requirement shall be designed to appear to be a minimum of 1 1/2 stories in height.
(3) 
Buildings of two or more stories shall have a transition line. A transition line is a horizontal architectural element, such as a cornice, balcony, or change in material, which spans the full width of the facade, and creates a distinction between the first and second stories. Transition lines shall be designed in proportion to the overall height and width of the building (see Figure 31.1).
(4) 
A single, large, dominant building mass shall be avoided. No facade shall have a blank, uninterrupted length exceeding 40 feet without including architectural features such as columns, pilasters, piers, or changes in plane, in texture or masonry pattern, storefronts and entry treatments, or equivalent design element that subdivides the wall into pedestrian-scaled proportions (see Figure 31.1).
(5) 
All buildings shall exhibit a clearly defined base, mid-section, and crown. This can be accomplished using a combination of architectural details, materials, textures, and colors (see Figure 31.2). Buildings which are "squat" in proportion or which have very strong horizontal elements that dominate the facade are discouraged.
FIGURE 31.1 BUILDING MASSING
FIGURE 31.2 TRIPARTITE (3-PART) FACADE DESIGN
A. 
General facade design.
(1) 
Buildings should employ four-sided architecture design practices, extending and relating architectural detailing and design elements across all facades.
(2) 
The same exterior treatment provided to the primary facade shall also be provided to any side and rear wall facing a public right-of-way or residential use.
(3) 
The rhythm of openings of a primary facade shall observe the size, location, and proportion of fenestration elements of adjacent historic structures, where applicable.
(4) 
Buildings designed to advertise or promote a uniform corporate image in a manner that may render the building undesirable or unable to reasonably accommodate future uses without significant modification shall be prohibited.
B. 
Windows and doors.
(1) 
The first-floor levels of a facade shall provide the highest amount of facade openings and articulation.
(2) 
Depth shall be used to highlight facade openings to create a three-dimensional relief which produces shadows. Windows and doors should not be flush to the exterior of the facade.
(3) 
All primary facades shall observe the minimum transparency requirements in the table below (see also Figures 31.3 and 31.4).
Building/Use
Minimum Transparency
First Floor (Area between Two and Eight Feet above Ground Level)
Commercial/Mixed-Use
65% of wall area (MU-D)
30% of wall area (Other Districts)
Industrial
25% of wall area
Multifamily and other
30% of wall area
Upper floors
All buildings/uses (except industrial)
30% of wall area
FIGURE 31.3 COMMERCIAL/MIXED USE BUILDING (MU-D DISTRICT)
FIGURE 31.4 COMMERCIAL/MIXED USE BUILDING (OTHER DISTRICTS)
(4) 
Awning or transom windows are encouraged for new construction within the MU-D District.
(5) 
The use of plexiglass, spandrel glass panels, opaque, mirrored, or tinted glass with less than 50% light transmittance is prohibited. If screening is necessary, interior blinds or curtains are encouraged. Translucent or colored glass may be used for design details.
(6) 
Doors that are comprised of an area of at least 30% transparent glass shall be used for building entrances on the primary facade. Opaque doors may be used for doorways providing access to upper floors.
(7) 
Windows may be grouped or spaced evenly and must correspond with window placement on the first floor.
(8) 
Windows and doors must not be blocked or boarded.
(9) 
The size, extent and location of windows on upper floors of new buildings should be limited when directly overlooking private areas of adjacent residential properties.
C. 
Awnings and canopies.
(1) 
Awnings or canopies may be permitted over entrances, storefronts, large first-floor windows, and upper-floor windows.
(2) 
Awnings and canopies shall be designed to fit the window, door, or storefront openings that they are intended to cover. Placement shall not conceal architectural features.
(3) 
Awnings and canopies in the Mixed Use - Downtown (MU-D) District shall:
(a) 
Be made of low-sheen fabrics with a traditional appearance such as canvas or acrylic.
(b) 
Not use rigid, reflective, neon, and translucent materials or colors, including wood, metal, plastic, fiberglass, aluminum, and stock metal.
(4) 
Awnings and canopies shall not be backlit or internally illuminated.
(5) 
Awnings may be retractable or fixed and shall be capable of withstanding both high winds and winter snow loads.
(6) 
Street-level awnings shall be mounted so that its valance is no less than eight feet above grade.
(7) 
Awnings and canopies shall not project more than seven feet from the building facade.
(8) 
Awnings must not extend across multiple buildings.
A. 
Roof design.
(1) 
All structures shall have a visible roofline.
(2) 
Rooflines shall be designed in proportion to the overall height and width of the building and, where applicable, shall relate to nearby historic structures.
(3) 
Rooflines shall include an ornamental cornice. The use of ornamental brackets is encouraged.
(4) 
Eaves shall include design detail to add visual interest.
(5) 
Mechanical equipment that is located on the rooftop shall be effectively screened with parapet walls, decorative fencing and/or gables to eliminate views.
(6) 
Rooflines shall be designed to direct runoff from snow and rain away from pedestrians.
B. 
Roof treatments.
(1) 
Roofing materials that reflect sunlight (e.g. lighter colors) or incorporate vegetated roofing are encouraged. Lighter colors decrease heating and cooling needs, while green roofs reduce stormwater run-off.
(2) 
Where green roofs are proposed, the reviewing body may deduct a portion of the green roof building from the lot coverage calculations up to 75% of the green roof footprint.
(3) 
The use of alternative energy materials and systems, such as solar panels or shingles, is encouraged. Their installation shall be incorporated into the design of the building so as not to detract from the architectural style and detailing.
(4) 
Alternative energy equipment shall be located so as not to be visible from the public right-of-way.
A. 
General requirements.
(1) 
Building facades shall be constructed of durable materials such as brick, stone masonry, or fiber cement (panels, siding and trim boards) or finishing wood.
(2) 
Changes in materials shall occur at inside corners. Material changes at the outside corners or in a plane shall be prohibited, unless otherwise approved by the reviewing board.
(3) 
Building materials, textures, and colors should be compatible with adjacent historic structures, where applicable, so as not to detract from existing historic character.
(4) 
No more than three building materials or colors should be used on any one facade of a building. A single material or color should be used as the dominant theme in the facade, with secondary materials and colors used to highlight and accent the design.
B. 
Prohibited materials.
(1) 
In the MU-D District, the use of stucco, vinyl, fiberglass, plastic panels, sheet metal, clear-coated aluminum, stainless steel, concrete block, or smooth concrete is prohibited. The use of these materials may be permitted with approval by the reviewing board if the applicant can show that the selected material is of high-quality and otherwise appropriate for the context and use of the property.
(2) 
Finishes that are mirrored and otherwise intended or designed to reflect light and glare are not permitted.
C. 
Modern materials. The use of other modern and nontraditional materials or textures on historic structures may be permitted with approval by the reviewing board.
D. 
Colors.
(1) 
Florescent, neon, day-glow, primary, pastel, or metallic colors are prohibited.
(2) 
Colors should be harmonious with that of adjacent historic structures in the case of new development.
The following additional regulations shall apply to the rehabilitation and reuse of existing historic structures, unless it is so determined by the reviewing board that the restoration of any such structure to its historic state would be inconsistent with the purpose and intent of this article.
A. 
Preservation of character.
(1) 
Each property shall be recognized as a product of its own time. Alterations that seek to create a false sense of historical development are discouraged.
(2) 
Changes to a building that have taken place over time are evidence of its history and development. Those changes that have acquired significance in their own right shall be recognized and preserved.
(3) 
Where architectural or site features are determined to contribute to the character of the property or the district, proposed alterations or additions shall be designed to minimize the impact on those features.
(4) 
New additions, exterior alterations, or new construction shall not destroy historic materials or general features that characterize the property. The new work shall be compatible with the massing, size, scale and architectural features of the property and the surrounding neighborhood, to protect the integrity of the property.
(5) 
Additions or alterations to structures shall be constructed in such a manner that, if removed in the future, the essential form and integrity of the structure and the site would be unimpaired.
(6) 
Design elements on historic structures shall not be altered or covered in a manner that would adversely impact the facade and architectural character of the structure.
B. 
Preservation, repair, and replacement of openings.
(1) 
Original window, storefront, and door openings shall not be reduced in size or covered. Transoms must be retained and uncovered during applicable building renovations.
(2) 
Original window, storefront, and door openings that have been covered or filled in on a building facade shall be restored during applicable building renovations.
(3) 
Replacement windows shall fill the original size of each opening and be of similar style (ex. double hung) and shall utilize true divided lights or simulated divided lights when matching the original mullion and/or muntin configuration. The use of interior-only grids or grids between the panes of glass is prohibited.
(4) 
Lowered ceilings shall have a soffit at each window that allows retention of the full window height.
C. 
Historic masonry treatments.
(1) 
Masonry on existing historic structures that has not previously been painted shall not be painted unless deterioration has progressed so far that a protective surface coating is needed. In such cases, a breathable masonry paint or stain shall be used.
(2) 
Masonry that has previously been painted shall be repainted with a breathable masonry paint or restored to unpainted masonry.
(3) 
If paint is to be removed from masonry surfaces, the gentlest effective paint removal method available shall be employed so as to avoid damage to historic masonry and mortar. Sandblasting and similar methods should never be employed.
A. 
Applicability. All nonresidential uses and multifamily dwellings shall employ similar building and site design standards to ensure compatibility with adjacent residential development. These requirements shall be in addition to the design standards and guidelines of this article and requirements set forth by this chapter for landscaping, screening, and buffering of uses.
B. 
Requirements. To the maximum extent practicable, nonresidential and multifamily dwellings over four units shall use all of the following techniques when developed adjacent to a residential use.
(1) 
Similar building setback;
(2) 
Similar building height;
(3) 
Similar roof form; and
(4) 
Similar exterior materials.
A. 
Site layout. The layout of all improvements must be designed to generally follow the existing topography of the site. The layout of roads, walkways and building footprints must be aligned with existing contours where practical, with limited connecting streets or walkways aligned perpendicular to existing slopes.
B. 
Natural topography and grading.
(1) 
The design of buildings and the parking facilities shall take advantage of the natural topography of the project site where appropriate.
(2) 
Contour grading, where both the horizontal and vertical slopes are varied to reflect naturally occurring landforms, is preferred.
(3) 
Grading shall be minimized to the extent possible, and all finished grades shall blend with existing off-site grades.
C. 
Landmark, views, and gateways.
(1) 
Context. A key element in defining an area as a special space is a gateway that creates a sense of entry, indicating to both drivers and pedestrians that they are entering a distinct space. Enhancing landmarks and gateways within the City is a crucial component in strengthening the perception of the downtown, Erie Canal, and parks as destinations.
(2) 
Sense of entry. Intersections create natural opportunities for gateways, which can be enhanced through a combination of landscaping, welcome/identity signage, framed views, and focal points. Signage and focal points, if included, must be used in ways that complement rather than obstruct or detract from important views.
(3) 
Focal points. Focal points such as sculpture, fountains, and historic monuments can add interest to an area, making it a more attractive destination. A series of related focal points can also serve as interesting and effective wayfinding tools for connecting different areas. Too many focal points however can register as clutter and detract from the overall character of the City. Focal points must therefore be selected and located carefully in a way that maintains and supports the desired City aesthetic.
(4) 
Views. Views to natural and cultural features play an especially large role in shaping the character of waterfront centers. Existing view corridors should be respected and protected. New construction and landscaping must take into account how views may be affected. Protecting and creating views experienced from points of entry to the City and from designated viewing areas is important.
D. 
Utilities. Electrical, cable, fiber, and other utilities must be placed underground whenever possible.
E. 
Pedestrian and bicyclist accommodations.
(1) 
Sidewalks must be provided connecting main building or site entrances to parking, adjacent public rights-of-way, and all other uses on a site that allow for public access.
(2) 
Where sidewalks do not exist on adjacent primary or secondary streets, developments shall provide a sidewalk in the public right-of-way, along the full length of the lot boundary. If a sidewalk already exists, but does not meet the criteria specified in this section, the sidewalk shall be replaced as part of the proposed project.
(3) 
If a development is located along a trail, an accessible pedestrian route must be provided between the trail and a pedestrian entrance.
(4) 
All sidewalks provided on a site and/or in the public right-of-way, must be constructed of poured concrete, brick, or concrete pavers. Permeable materials are strongly encouraged. Asphalt is prohibited.
(5) 
Pedestrian connections shall be designed as integral parts of an overall site design and be properly related to existing and proposed buildings. Separated circulation should be provided to the extent practicable.
(6) 
Buildings and vehicular circulation areas shall be arranged so that pedestrians moving between buildings are not unnecessarily exposed to vehicular traffic.
(7) 
Bicycle and walking paths should be parallel to major roadways or driveways and shall form an interconnected network of path facilities within a property or group of properties.
(8) 
Wherever practicable, every effort should be made to interconnect on-site pathways to adjacent parks and trails, including the larger regional network of paths.
F. 
ADA conformance. All new or reconstructed off-street parking areas must conform to Americans with Disabilities Act standards.
A. 
Open spaces, green spaces, public preserves, parklands and other such natural areas shall be retained and established as required by this chapter.
B. 
The reviewing body, as part of development plan review, may require the reservation or creation of open space provided such designation is determined to be:
(1) 
Consistent with the City's adopted plans and studies with respect to environmental conservation and improving public use of and access to green spaces, recreational areas, trails, and the Erie Canal;
(2) 
Necessary for the protection and preservation of natural resources, local habitats, wildlife, and native species, woodlots, and/or wetlands;
(3) 
A significant benefit to the health, safety, and general welfare of the public, relative to the burden placed upon the property owner and/or developer in preserving, maintaining, and/or programming such areas.
A. 
Guiding documents and regulations. The below documents serve as the official guides and specifications for stormwater management.
(1) 
New York State Stormwater Management Design Manual (New York State Department of Environmental Conservation).
(2) 
New York State Standards and Specifications for Erosion and Sediment Control (New York State Department of Environmental Conservation).
B. 
Discharge preferences.
(1) 
Where technically feasible, stormwater discharges must be directed to sewers according to the following hierarchy of preference:
(a) 
Green infrastructure system in accordance with Subsection C.
(b) 
Storm sewer and/or storm overflow sewer.
(2) 
Where the stormwater will be released to a storm sewer or storm overflow sewer, the project must meet both the sizing criteria and water quality standards contained in the New York State Stormwater Management Design Manual.
C. 
Green infrastructure.
(1) 
Where practicable, stormwater management facilities should utilize green infrastructure best management practices (BMPs) according to the following hierarchy of preference:
(a) 
Conservation of natural areas.
(b) 
On-site infiltration practices including, but not limited to, bioretention cells/rain gardens, vegetated swales, filter strips, constructed wetlands and porous pavement.
(c) 
Capture and reuse of runoff through low-impact practices including, but not limited to, green roofs, blue roofs, and rain barrels or cisterns.
(2) 
Where on-site green infrastructure BMPs are not feasible for all or a portion of stormwater runoff volume due to factors including, but not limited to, contamination, high groundwater table, shallow bedrock, or poor infiltration rates, or where it can be proven that such practices would cause property or environmental damage, the remaining portion may be treated by another stormwater management practice acceptable to the reviewing body.
(3) 
In cases where on-site BMPs have been determined not to be feasible, the reviewing body may consider the following alternative stormwater management practices to meet water quantity standards, in order of preference:
(a) 
Off-site green infrastructure BMPs within the same sub-sewershed;
(b) 
Retention through subsurface infiltration or underground storage vaults;
(c) 
Detention through underground storage vaults.
(4) 
Where stormwater management performance standards cannot be met due to unique site constraints or any other conditions beyond the control of the applicant, the reviewing body may provide an exemption to the standards of this section.