Defining a Town Center

Rindge New Hampshire Charrette January 27-28, 2012

e thanks go to those individuals who donated their professional and personal time to make this charrette a su y thanks to the citizens, businesses and town officials who shared their time, services, thoughts and knowled

Team

The Rindge Team

Without the support and participation of all of the following individuals, organ and businesses this charrette would not have been possible

Charrette Leader

lanning Consultant, Hawk Planning Resources LLC, Concord. 545-1698, rhawk@hawkplanning.com

Charrette Team

, Economy Developer, Arne Development Group, Concord, 219-0043, stuart@arne developmentgroup.com ichelle Craig, PhD, Plan NH, 452-7526, mcraig@plannh.org E, North Branch Construction, Concord, 224-3233, rdapice@northbranch.net dy, AIA, Architect, UK Architects, Hanover, 648-8868, ckennedy@ukarch.com , Engineer, Eaglebrook Engineering & Survey, Danvers, MA, 978-777-0494, kknowles@eaglebrookeng.com mercial Real Estate Broker, Masiello Group Real Estate, , Peterborough, 562-6998 michellelange@masiello.com lanc, Executive Director of Plan NH, 452-7526, r_leblanc@plannh.org , AICP Planner, Town of Salem, 890-2083, RMoldo@ci.salem.nh.us ypenny-Murphy Architects, Portsmouth, 319-8199, brian@manypennymurphy.com ngineer, Nobis Engineering Inc., Concord, 224-4182, cnadeau@nobisengineering.com eenman-Pedersen Inc.- Trac Engineer, Stoneham, MA ,781-279-5500 x 2025, jplourde@gpinet.com , ASLA, Landscape Architect, Woodburn & Company Landscape Architects, Newmarket, 659-5949, robbi@woodburnandcompany.com - Architect, AIA, UK Architects, Hanover, 648-8868, hulf@ukarch.com

Patricia Lang Barry, Board of Selectmen Jed Brummer, Board of Selectmen, Chair Arthur C. Fiorelli Craig Fraley, Recreation Director Burt Goodrich, Planning Board Alternate Tim Halliday April Hobart, Planning Board Alternate Kim McCummings, Planning Board Vice Chair Jed Paquin Robyn Payson, Acting Planning Director Carlo a Pini, Town Administrator Mike Quinlan, Planning Board Samuel Seppala, Board of Selectmen Phil Simeone, Planning Board Kirk Stenersen, Planning Board Chair Dave Tower, Planning Board Hank Whitney, Planning Board The Rindge Historical Society (for the pictures) Jean Kundert Catering (Saturday) Earl Marshall Sandwich Master Plus (Lunch Friday) Douglas Thorn, Woodbound Inn Charrette Booklet Printed by: Print 40 Do

, PO Box 1105, Portsmouth, NH. 603-452-7526

ponsors:

January 27-28, 2012

NH?

Why did the Plan NH Charrette come to R

In March of 2011, the Town of Rindge submi ed a proposal to Plan NH for the proposals submi ed, Rindge was one of ve communities selected for a Plan NH is interested in providing design assistance to communities that se ward with a project, where there appears to be a strong community comm expertise and where there is the ability to move forward with recommendati course of the charre e event. Plan NH also seeks to address community pr may have transferability to other communities.

Plan NH is an association of professionals who work and care about sustainability and a quality built environment in New Hampshire. The organization includes architects, landscape architects, planners, engineers, bankers, builders, construction managers, historic preservationists, and others who are concerned about lessening our environmental footprint and building d communities in the granite state. Plan NH was established to create a foher these dierent professions and serve as a catalyst for spurring interest in ity development. Part of Plan NHs mission is to make a positive contribure communities. One way in which Plan NH does this is by providing demunities with a demonstrated commitment and need.

ign Charrette?

West Rindge Village

gn Charre e is an intense brainstorming session where lots of ideas are local citizens and professional designers in an eort to nd solutions to a in a short timeframe. Because of the compressed time frame, the conclually conceptual. They discuss how dierent plan elements should relate to to the details of how, for example, a particular building would actually be 202/119 Intersection: The Four Corners

road experience of design professionals with local citizens knowledge of oduce a plan of action that deals with a particular issue of concern to that

for the Plan NH charrette are well xcerpt from their Charrette Pro-

seeking assistance with the redesign of a Rindge: the convergence of US Route 202 Other opportunities nearby or directly abu ing the four corner parcels at this intersection include an 86 acre working farm, a 200 acre vacant parcel of land owned by Franklin Pierce University. One concept that has been discussed is integrating the working farm into the life of the proposed village/retail center and utilizing Franklin Pierce land for additional mixed uses which would enhance the lives of the student population. A portion of the Franklin Pierce land might also be appropriate for a sewerage treatment plant which would serve these new uses and the uses proposed for the 202/119 intersection.

the third (a 2.50 acre parcel), a nondescript brick structure housing a real estate brokers oce. One single family residence is located on the fourth corner (an 8 acre parcel). All of these properties have been on the market. There has never been a be er opportunity to control the future of this intersection, and, as a result, the future of Rindge.

The redesign of the 202/119 intersection is n been under study for years. In the fall of Rindge residents gathered for a series of for hopes and concerns for Rindge as it entered The potential for the 202/119 intersection w time. In 2002, the Southwest Regional Plan conducted a corridor study from the Massa shire line in Rindge to NH Route 9 in Hillsb bility for development of a town/retail cent was addressed. In 2005 the intersection wa re e with Randall Arendt. Mr. Arendt wal a presentation to the town on the possible u tersection. Finally, in 2010, the Planning De Board and Economic Development Commi ment of the Board of Selectmen, established ic Development Initiative (REDI). Several c where held and an economic development every household and business in Rindge (w 30% return). People were asked what their economic future was. They were also asked port the redevelopment of the 202/119 inter number of respondents expressed their sup ment of the intersection.

We can begin by doing things at the local lev munity gardens or looking out for our neighb change takes place in living systems, not from within, from many local ac ons occurring sim Gr

is intersection is located in the center of nes Rindge as a place to pass through, ierce is within one mile of this intersection art, Market Basket, Tractor Supply and oths are located approximately one mile to the n represents a classic underutilization of of natural resources. In one corner (a 15 ne station and oil company. On another (a

The 202/119 intersection is located in the Gateway Central Zoning District and is immediately adjacent to the West Rindge Village Zoning District. The Gateway central District was established by a Special Town Meeting in September of 2008 and introduced the concept of mixing commercial, retail and residential uses, providing incentives for the preservation of open space and the provision of riding and walking paths. In order to assure that this concept will work at the 202/119 intersection, a redesign of the highway ap-

s and residents gathered harre e team on Friday, iscuss the details of the the Plan NH team. Dethe team included three ape architect, two planelopment expert, four enl realtor and two profese most critical piece that cked, which only the local vide, was the intimate n of Rindge and the vi-

Two public listening sessions were held on Friday afternoon and evening. The purpose of these sessions was to explain the challenge that the town had set out for the charre e team and receive comments from the community regarding issues and concerns that they have about the development of a new town center at or near the Route 202/119 intersection. The public comments are presented on page 6 of this report serve as an important foundation for the concepts and designs that the charre e team completed on Saturday. The charre e teams observations and ndings are included on page 7. The remainder of the report presents the teams detailed recommendations. The report concludes with sections on implementation and resources that may be useful to Rindge in achieving their long term objectives. interactions. The other challenge we observed is that there are currently no other places in town where there is a concentration of essential community services that would generate enough critical mass of people activity. These features could include a coee shop and bakery, restaurants, book store, post oce, library, grocery store, hardware store, and government oces. 4. 5. 6. 7. 8. 9.

meeting with town om to the issues and cone team took a tour of the nied by several town oe area around the prointersection, west Rindge toric Rindge town center, niversity campus and the etween the Route 202/119 assachuse s border. We sical layout and se ing of re and land uses.

Overview

Our initial observation was that the historic town center is very picturesque and functional. It does have the town meeting hall, town oces, library, a concentration of residential uses and several other features that qualify it as the center of the community. What it has lost in past decades is the small retail and eating he experts on the community what makes establishments and other has brought forth, what will pass at the local elements that draw people the design team relies on resident input and to it and provide places for evelop viable sugges ons and proposals. the community to have ar-

Maximized private inv Growth of the tax base Job creation Building on previous c Be realistic Develop action, not j will sit on a shelf. In order for the idea of a new town center to work it will need to generate a signicant amount of people activity on a daily basis and become the place to go to for regular daily and weekly activities. In short, it will need to be immediately recognized as the activity center of Rindge. Other key features of the town center are: 1. Build a sense of place 2. Build community pride In considering the possibi center at the Route 202/11 NH team looked at all of they might materialize on considered other alternati cluding reinvigorating th and West Rindge village c

g sessions were held during the afternoon and evening of January 27. The purpose of the sessions was to share their ideas with the ch what they saw as the top issues and challenges and develop an idea of what a new town center should look like in the future.

es do you want to see at the 119/202

/bakery (gathering space; third

dly, aordable sit-down restaurant pace appropriate for walking or tai

ntertainment venue ore (unique and local) multifamily housing or inn rs-boutiques, or practical stores ent an alternative to big boxes. oces, possibly business incupartnership with Franklin n (FPU) ace that would be used by loell as FPU community evelopment (retail and oce or al) rket otential for moving local govoces Question #3: What have you seen that looks like what you want? Peterborough Small, unique, a ractive shops You can park and walk between businesses Compact downtown Trac slows in town

neighborhoods Courtyard and playgrounds with space for kids to play within sight of gathering spaces Parking hidden from view Tables and benches Enhance and respect existing natural features: hill to the northeast and wetlands to the northwest and southeast Buildings in proportion with each other

A wide road that can be cr Smaller in scale than Keen Good use of trees Consider Commercial Lane in Rin Other towns mentioned Manchester, Vermont Townsend, Massachuse s Groton, Massachuse s Concord, Massachuse s Marlborough College towns Wellesley, Massachuse s Bowdoin, Brunswick Main West Hartford, Connecticu Good example of s by University, sh

you want the intersection to look

New England town ories ass d bike friendly, connected trails and

Question #4: What social functi served? A ract families (also necessary Community gathering space; a grams that dont have enough yoga classes Core audience is locals Bring together the FPU communit Give teenagers a place to hang ou Information center (welcome visit Region).

ons and concerns of the residents. We walked, studied, and observed the physical character, the topography, wetlands, traffic and near bserved the conditions that need to be addressed to develop a comprehensive proposal. Following are our findings and recommen to the Plan NH Team.

2 Corridor, Route. 119 is a natural dividing line between the local use area to the north (Franklin Pierce University land, West Rindge commons) and the hea the south.

ntact village center with considerable architectural character and a great physical se ing that should be reinforced with additional inll development and in , retail, food and oce land uses.

e village, the historic Rindge center village has many classic ributes that could easily be reinforced. Consideration should ing or encouraging a few retail and food establishments to

versity is an important community resource that should be n life by reinforcing physical connections to West Rindge vilute 202/119 intersection.

ntersection has development value, but in its current congutoo large and trac is too heavy for it to become a cohesive, ted village center.

he Puzzle - One Community

ting assets of West Rindge Village unique qualities of the Historic Rindge Village Center ranklin Pierce UniversityTown connections

West Rindge Village

Retail, Four Corners, West Rindge Village

202 between the Mass. line and Market Basket is dominated by big box retailers like Walmart, sket , Tractor Supply and others.

Route 202/114

Market B

Route 202 , in the vicinity of the Route 119 intersection contains more medium sized developg Foggs gas and convenience store.

comprising West Rindge village is all smaller, residential scale development.

on from big to medium to small scale provides an excellent opportunity to ransition from larger scale development to the more historic and intimate t Rindge Village. Done well, it can create a genuine sense of arrival into West Rindge and the Gateway to the Monadnock Region.

WalMart, Hannaford & Tr

Pool Pond

Bra dfo rd S t.

Goodall St.

Mo un tai n

West Rindge Village: Looking west a

Ro ad

W. Main St.

Route 2
Route 119

Rindge Village has many a ributes that form the foundation for a illage center. They include: its central physical location; close proxranklin Pierce University; existing assets, such as a small common/ od examples of classic New England architecture, existing commerersions, a restaurant as well as some on-street and o-street parking;

02

The planning concept for the West Rindge Village begins by o mile diameter circle on the area, with its center at the intersect Road, Bradford Street, and Route 202. One quarter-mile repre nute walking distance. The boundaries of this circle went fro median strip just north of the Route 202 and 119 intersection o the intersection of Route 202 and Goodall Street on the north e points were identied as natural gateways to the Village Ce this circle should be dened and reinforced as a Village Cente and streetscaping (lighting, benches, sidewalks, street trees, et creased density of structures allowing for mixed uses that are out and scaled appropriately for a pedestrian environment. The length of Route 202 within this circle can be thought of as There is an existing restaurant, and at least one other building Route 202 and West Main Street) that could support an appro mercial use. There are other locations along this length of Rou support new buildings that would begin to inll and form a c isting residential buildings could eventually be converted, or r commercial uses with compatible architectural style to the re The spaces in and around the village common need to be give and maintenance to ensure that this space is the focal point of

More retail, office, residential along Route 202

Potential new housing to generate more people activity in West Rindge Village
Route 119

nents of a vibrant village is a combination of mixed uses. By coms with residential uses, people have a presence in the Village 24 s a week. The parcel of land that is located on the north-east cor19 intersection could support as many as 32 medium density using would have a natural separation from the busier State grade that currently exists. Housing in this location should be of nd form a strong connection to the Village Green to the north. ideal for either mixed-age housing, or independent senior living, ocation and easy access to village amenities and businesses. Resio be encouraged on the upper level of small commercial buildUniversity could develop housing at its eastern-most boundary on only would this provide desirable housing, close to a village cenively narrow the gap between the University and the Village Cen-

Route 202

le of the Village Center should not compete with the larger scale proposed for the Route 202 and 119 intersection. The Village Cen-

evelopment on ay between Frankdge Village will ction between the st Rindge Village.

Franklin Pierce Campus

bicycle connecisting and potential be very important ity nodes into a coing. Once completused and the e perceived as sepct elements of a

FPU/ Community Housing

ghlights existing links (tan do ed n Pierce, West , the historic Route 202 com-

West Rindge Village

Route 202/119 4 Corners

Ped/Bike Paths

Route 202 Commercial

nter has nearly all of the a ributes that make a great town center. It has government oces, a library, church and housing. What it lacks is more people activ

road system and some level of commerce that naturally draws people to it. Historically Ridge center had retail activity. In recent decades that activity been sy

e Plan NH team envisions the available Price property to the North of the common, the old General Store and the old Post Oce to the West, and the historic

potentially be re-activated. A coee shop, a restaurant, and a home for the winter Farmers Market were all uses that the town desires and could potentially i

enter.

Re-Think the scale and appearance of the roadway improvements

e the function and nce of Foggs Corner

Encourage the development of a new mixed-use center that serves the needs of the community and reflects traditional New England architectural forms

of the intersection, where Foggs gas station and convenience store is located, panding the transportation oriented nature of this space.

n but upgrading its look as well as adding a diner and other commercial uses d out trips will create a more dense commercial development in this location.

nce and upgraded functions should a ract more business and enhance its mmunity meeting place.

ace should be located along the street side setbacks with parking to the rear of ion of the fuel storage would remain and be buered by new landscaping. In addition to the building expansion and enhancements, considerable eort is needed to upgrade site landscaping and recongure the parking to be er serve the expanded customer base and help transform the four corners from a highway oriented appearance to more of a community and neighborhood character.

Foggs Corner Today

If this re-design is to be successful, much of the landscaping adjacent the public rights-of-way needs to be designed and installed through a cooperative eort between the property owner, the town and NHDOT.

The southeast corner provides a signicant o development of medium to light commercial tial for residential on upper oors. The design incorporates small to medium si from 3,000 to 5,000 square feet and areas for This scale helps to make the transition betwe the south and the smaller scale of West Rind As with Foggs Corner on the southwest sid located along the street side setbacks with th hind. A variety of uses could occupy this develop commercial retail uses could be placed as te ing or as standalone buildings. The area of t ing pond could support a family oriented re central portion of the development illustrate septic system as well as a site appropriate fo vice. It appears that well and septic require modated on the site. The residents also expressed interest in inclu oce space which was placed in the rear of t visibility is more important to retail tenants. ment conguration for this site will take coo Basket to realize its full development potenti nections. Internal roadways should be connected to th to the south, reducing the need to exit on to each development. This would enhance con trac congestion at the Route 202 and 119 in trail along the east boundary of the property both the proposed residential development t

rsectionThe Four Corners

For both lots south of Route 119 the tri of way is shown as landscaped for use with walkways and benches. These ar idents desire for areas appropriate for sible relocation of the farmers market In addition to creating a much more a the community, the combined benets widths, landscaped medians, street tre crosswalks is a trac calming eect th down as they approach the intersectio public safety.

orners Commercial area are recomd strengthen and protect West Rindge y gathering place while preserving the of the properties at the intersection four corners also serve as a transition tail along Route 202 to the south.

idth between Market Basket and the provides an opportunity to change ide-open automobile oriented nature of to the smaller, more rural scale twoough West Rindge Village.

sidered as ways to transition from the ercial environment south of the interimate scale of the village neighborhood

Key right of way design elem

Narrower roads and a much s Safer pedestrian and bicycle c walks Landscaped median islands Sidewalks that connect the fo ate a safe link to West Rindge Significant landscaped mini-p east and southwest corners Creation of well landscaped g and the Monadnock Region Traffic Calming

ed right turn lanes on both Routes 202 t space for sidewalks and landscaping aesthetics of the area and provide space el.

edians with curbing will provide area to erly scaled lighting, and serve as trac

ovide opportunities to hang banners e residents and visitors to the town of e University and the gateway to the ighting should be properly scaled maller north) to signal the transition in to the village center.

In order to bring the scale of t down to something that appro roads and neighborhood size, team is proposing to reduce t width on the northbound appr Route 119 intersection from a feet of uninterrupted paveme lanes down to 48 feet of pave a landscaped median, and fo

Proposed Cro

The Four C

Existing Cross-

lso heard comments about the desire to e the traditional New England architeceady prevalent in Rindge. Any developin a new town center or an existing one illage needs to follow these building demunities throughout New Hampshire are increasingly implementing design ons to be er manage the appearance of

nly a few of the New England communidesign guidelines, regulations or form-

requirements can be found on the web ommunities.

raphic examples of new developments itional design elements.

AY:

Tools for Implementatio There are a wealth of sources of funding a explore. When applying for grants and foun many of the funders require plans or a deta be in place as an assurance that projects w in order to qualify for funds. This charrette portant document that can be used to adva plans and funding. Expertise NH Office of Energy and Planning (OEP) NH Office of Travel & Tourism Division of Economic Development (within NH Department of Environmental Services NH Division of Historic Resources NH Council on the Arts U.S. Small Business Administration (SBA) NH Preservation Alliance NH Department of Transportation (NHDOT Southwest Regional Planning Commission rejoin) USDA Rural Development Funding Community Development Block Grants (C Economic Development Administration NH Department of Transportation (NHDOT Community Revitalization Tax Relief Incent Conservation License Plate Funds Land and Community Heritage Investment Community Development Finance Authorit Tax Increment Financing (TIF) NH Housing Finance Authority: Communi Grant Program (Applications are due Ju

Rindge Economic Development Initia-

Changes to enable this plan: luate the current zoning regulations to hey support and promote the develops and building densities that are recthis report. ning at the four corners permits a mix being suciently restrictive to limit es to 3000-5000 square feet but not big

e zoning in West Rindge Village will of uses and sucient density to grow a e center as envisioned in this plan. ment and adoption of design guidements to ensure new development in to design standards that are consistent unitys aesthetic goals. provements (Town and NHDOT): e detailed plan for the Route 202/119 provements and begin a dialogue with ermine local and state funding capacipotential impediments. Involve Rinddelegation in the discussions from the en current state funding limitations, eed to consider undertaking some of nts directly, through grants, and/or ent funding. in Pierce University and consider them nt partner. er density housing on Mountain Road

between Franklin Pierce and West Rindge Village. 7. Encourage growth of small businesses in the historic Rindge center. 8. Make use of existing commercial buildings in the historic Rindge center. 9. Consider a winter farmers market in the historic Rindge center. 10. Start working with property owners to promote all of the ideas in this plan. 11. Pursue establishing the bike/ped paths proposed on page 12 and seek permission, easements and donations to get the ball rolling. 12. Explore tax increment nancing for water, sewer, road, landscaping, sidewalk and other improvements recommended in this plan. 13. Pursue adoption of RSA 79-E The downtown revitalization and tax relief incentive program to encourage revitalization and reinvestment in both Rindge and West Rindge village centers. 14. Adopt this report as part of the master plan. 15. Integrate Frankiln Pierces campus master plan with the towns. 16. Work with Chamber of Commerce to help with marketing, a racting developers. 17. Put this report on the town web site to illustrate opportunities to potential users, property owners and developers. 18. Designate someone in the town oces to spearhead the implementation of this plan and have that person report to the Board of Selectmen or Planning Board on progressseveral times each year. Keep the plan in the forefront of the public discussion!

on - www.allstatefoundation.org

y Partners - www.enterprisecommunity.org/

, www.fordfound.org/grants

and pedestrians; safety and educational activities for bicyclists and pedestr scenic easements and scenic or historic sites; scenic or historic highway pro and other scenic beautication; historic preservation; rehabilitation and o transportation buildings, structures or facilities; preservation of abandoned control and removal of outdoor advertising; archaeological planning and re mental mitigation to address water pollution due to highways or vehicles; transportation museums. h p://www.nh.gov/dot/municipalhighways/te

mmunity Impact Grants, www.homedepotfoundation.org

www.merck.org/

ots Environment Fund - www.grassrootsfund.org/

Rural Development Administration provides low interest loans and grant jects as well as nancing for some private development. Molly Lambert, U.S. Rural Development Administration, City Center, 3rd F Montpelier, VT 05602. Tel: 802-828-6080

itable Foundation, www.nhcf.org

tion, www.orton.org Heart & Soul Community Planning

NH Division of Historic Resources may be used as a source for historic pr expertise, any use of historic tax credits must be approved by this agency. Elizabeth Muzzey, Director, NH Division of Historical Resources, 19 Pillsb NH 03001. 603-271-8850

evelopment Grants, www.psnh.com/Economic Development/ NH Business Finance Authority is a source for tax-exempt bonding and ot private and non-prot investment. Jack Donovan, Executive Director, NH Business Finance Authority, 2 Pills Concord, NH 03301 603-415-0190 NH Community Development Finance Authority is a source for tax credit ported projects and Community Development Block Brant funds . Kathy Bogle-Shields, Executive Director, NH Community Development Fin Dixon Avenue, Suite 102, Concord, NH 03301 603-226-2170

Weber Trust - Funds projects in community development, neighboruman services and the performing arts. Contact: Madelaine G. von WeC. Tucker, 95 Market St., Manchester, NH 03101.

s www.walmartfoundation.org

haritable Giving Program - Support for Environment, Education, and ograms - h p://www.wm.com/about/community/charitable-giving.jsp

Other Public Resources

NH Municipal Bond Bank provides low interest funds for publicly bonde Sheila St Germain, Executive Director, 25 Triangle Park Drive, Suite 102, Co

ansportation NH Department of Transportation rtment of Transportation is a source of public funding for state road imsafety and sidewalk improvements. Commissioner; Bill Watson, Planning and Community Assistance BuDrive, Concord, NH 03301

We also suggest the town consider enac ng RSA 79-E, Community Revitaliz ves as part of the village center ini a ves. Signed into law in 2006, this sta possible for property owners wan ng to substan ally rehabilitate buildings or village center to apply to the local governing body for a period of tempor