Based in Lackawanna's Regional Commercial (RC) Zoning
This project explores the practical applications of an affordable housing infill in the City of Lackawanna's Regional Commercial (RC) zoning district site at the intersection of Gates Avenue and Mill Street. Earlier in 2026, Lackawanna was certified as a Pro-Housing Community (PHC) by NYS Department of Homes and Community Renewal. This designation allows the City's Department of Development and Lackawanna Housing/Community Development Corporation to work collaboratively to bridge the gap between housing shortage and economic development in the First Ward by leveraging on discretionary funding through New York State. Through affordable housing development for existing and incoming diverse populations, the city aims to improve the local economy while providing for a healthy, dignified living environment for their residents.
The site is located on the west end of the First Ward, comprising of 3 parcel lots - 0 Gates Avenue, 129 Gates Avenue, and 2256 Hamburg Turnpike, wedged between the Hamburg Turnpike and the rest of the district. It has a mix of uses between residential, commercial, and industrial areas, which are identified as a development priority by the 2020 Comprehensive Plan and the 2018 BOA Implementation Strategy. Despite its proximity to the waterfront and Route 5, the First Ward has seen few infrastructural improvements in the past few years, marked by approximately 24% of residents living below poverty who can no longer afford to live in Lackawanna.
The implementation of an affordable housing at this site would support the construction of mixed-use, mixed-income, multi-family housing applicable to various funding programs and incentives for potential developers, with the addition of incorporating neighborhood-level facilities that improves the quality of life for residents and promote an increased tax base for the Hamburg Turnpike Corridor and First Ward. It identifies the need for creating impactful public infrastructure on city-owned vacant lots by not only investing in the housing stock but also creating a welcoming environment for changing populations in the city. Through this project, I hope to present a feasible possibility for achieving social equity through urban design, fostered by partnerships between the city and residents, developers, and non-profit organizations alike.
This is a work in progress until 12/20. See my proposed methodology for more information!
Proposed Methodology
For this project, I will be conducting a brief analysis of current site conditions at 0 Gates Avenue, 129 Gates Avenue, 2256 Hamburg Turnpike and neighboring area, as well as the rules and regulations surrounding urban design and affordable housing infill in the Regional Commercial (RC) zone. This will be followed by bringing in design and policy perspectives from cities with similar population and housing trends like Lackawanna that are rooted in the principles of social sustainability. Based on these analyses, I will present a site plan for an affordable housing infill outlining potential planning recommendations that can be adopted by the city in the future.
