• Project Team• Project Process• Existing Conditions• Stakeholder Input• Preliminary Concepts• Proposed Masterplan• Top Ten Priorities List• Discussion
Agenda
Project Team
Town of Palmer Alice L. Davey, Comm. Dev. DirectorLinda G. Leduc, Town Planner/
Econ. Dev. Director
MassDevelopment Amanda M. Maher, VP Real EstateServices
Union Studio Donald W. Powers, AIA, Founding PartnerJeremy R. Lake, AIA, Senior AssociateJoel VanderWeele, Architectural Designer
Rustpoint Advisory/ Eric Busch, PrincipalPeregrine Group
rustpoint advisory
Union Studio was founded in 2001 with one overriding goal: to use our skills as architects and urban designers to make a civic contribution to communities of all types.
• Community Design • Architectural Design • Civic Architecture • Sustainable Design from a Holistic Perspective • Design Guidelines • Design Charrettes
We specialize in…
Project Process
Pre-Design June-July 2016Visit Site and Review Overall Objectives, Opportunities and
Constraints with Project Team
Stakeholder Input August 2016Meet with Local Business Owners, Building Owners and
Town Officials to Gather Input
Preliminary Concepts September 2016Share Potential Strategies for Revitalization of Main Street Area
with Local Stakeholders for Further Input
Draft Revitalization Strategy October 2016Refine Strategies and Generate Draft Report
Final Revitalization Strategy January 2017Finalize Strategies and Finalize Report
Existing Conditions
Economic Equation is challenged
• Rents & For-Sale prices do not support capital investment / development
• Lacking financial incentive to invest more $
• Multiple examples of physical opportunities limited ability to finance
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Stakeholder Input
Business Owners• Business has been declining last
several years, less people coming to town
• Long time business owners moving on, businesses closing down
• Three Rivers getting bad reputation due in part to growing rental population/absentee owners
• Incidence/perception of crime getting better thanks to efforts of business owners and police but still an issue
• Town leadership missing redevelopment needs, lots of red tape for making changes
• Willing to help, but would appreciate relief relative to assessments and fees
• Main Street has lost it’s “downtown” feel, could use continuity in design
• Need more restaurants• Need to get more people involved:
build on efforts of TRACK, CDC, and Chamber of Commerce
• Make Three Rivers the “Heartbeat of Palmer” again
Property Owners• Hard to attract new tenants – old
tenants leaving due to lack of business and nature of folks loitering on street
• Need to make streetscape improvements like lighting, flower planters and artwork to improve impression
• Would also help to slow traffic –need to create safer environment for pedestrians
• Get folks to utilize CDC initiative –6 months free rent (3 on CDC, 3 on bldg. owner) for new businesses
• Bridge closing has caused a significant loss of business
• Need to stop additional retail to residential conversions on Main Street
• Town needs to review sign regulations and inconsistencies in taxes
• Approach local service organizations for volunteer help
Town Officials• Challenges started when
Tambrands closed operations 20 years ago
• Red Bridge closing has had a major impact – closed 3 years ago, still 18 months to go, state reps trying to get repairs fast tracked
• Main Street bridge also in need of repairs
• Population shift in recent years has brought a drug problem, but not a lot of person to person crime
• Some business owners (especially absentee owners) not keeping things up
• Laviolette Park is a big draw but in back of buildings
• Complaints about lack of parking, but may just be need for more efficient layout and better signage
• Streetscape/utility improvements would help but would require coordination between multiple entities
Series of discussions on August 9, 2016 in Three Rivers
Vicious Cycle
Lack of New Investment
Low Rents
Lack of Sense of PlaceHigh Vacancy
Limited Activity/Limited Spending
Undesirable Physical Setting
Vicious Cycle
Lack of New Investment
Low Rents
Lack of Sense of PlaceHigh Vacancy
Limited Activity/Limited Spending
Undesirable Physical Setting
Virtuous Cycle
Influx of New Investment
Higher Rents
Generate a Sense of Place
Lower Vacancy
Increased Activity/Increased Spending
Improved Physical Setting
Preliminary Concepts
General Streetscape Improvements1. Relocate overhead utilities underground – visual
improvement and allows for tree canopy2. Add street trees to both sides of street, redistribute
closely planted existing trees3. Extend artwork in empty storefronts and flower
planters along Main Street4. Potential for historic billboard/signage to re-brand
district5. Add bulb-outs in parallel parking zone and alternate
crosswalk paving at key pedestrian crossings6. Allow park-lets (temporary or long term) in parallel
parking zone in front of restaurants to encourage outdoor seating
Preliminary Concepts
General Building Improvements7. Suggest infill buildings in empty/
underutilized lots8. Show reuse of town owned parcel as catalyst
for revitalization9. Generate design guidelines for façade
improvements possibly funded by CDBG grants
10. Generate sample pro-forma(s) to show what is possible and/or what may be needed to encourage reinvestment
11. Share examples of white box strategy with which owners can promote use of underutilized space
Preliminary Concepts
Bridge/River Views12. Physical improvements are need to the Main Street
bridge that connects both sides of the village core. In addition to structural needs, the bridge also needs to support pedestrian activity which could be facilitated by generous sidewalk areas and possibly intermittent lookout points.
13. Package store (Ramadon’s) should be repurposed as a restaurant/café that includes a new deck facing the river.
14. In a similar light, the old market (Tenczar’s) should include a patio area adjacent to the river(s) as well as a linear park/pedestrian path along the river’s edge.
Preliminary Concepts
Laviolette Park15. The access point to Laviolette Park should include a
pavilion/seating area to both make its presence on Main Street stronger and take advantage of views of the river(s)
16. Can also serve as starting point for paths in park along river’s edge.
17. Consolidate parking area to increase efficiency and/or provide opportunity to screen rear loading areas of Main Street buildings.
18. Consider additional programming like yearly events and/or farmers’ markets
Preliminary Concepts
19. Physical improvements from a pedestrian safety standpoint should be considered: reduced curb radii and/or street widths as well as crosswalk improvements.
20. Landscaping and/or other improvements should be considered at the corners of lots to better define the area.
21. A small infill building could be considered at the corner of the Tech Center lot to take this even further.
22. Hardware store (Chudy’s) could be encouraged to repurpose zone between building and street as sales lot to foster additional activity and reduce vehicular flow.
Intersection of Main Street/Springfield Street and Bridge Street
Preliminary Concepts
Hryniewicz Park23. Remove paving of Park Avenue to extend park to
adjacent island and add bulb-outs
Old School House24. Propose utilizing old school house as housing (senior?)
to bring more life to main street area.
Palmer Technology Center25. Open up lower level to street – potential for retail along
Springfield Street26. Repurpose loading dock area adjacent to park as
restaurant/brew pub.27. Opportunity for art work on blank walls
Proposed MasterplanEconomic tools/components must develop in cooperation with vision
1. Additional Funding Sources• “Subsidy”, grants, low interest rate loans, State and Federal Historic Tax Credits…
2. Reduce Capital Costs• Public infrastructure investments (utilities, sidewalk improvements, stormwater
management, street lighting) that ease project/private cost burden• Shared parking• Façade programs
3. Increase Annual Cash Flow for Developers/Owners• Decreased/predictable real estate taxes, fees, permitting• … Increased rental/for sale pricing via placemaking, desirability
4. Look for Creative Solutions to prime the pump: white-box, seasonal/temporary
5. Public and Private Efforts are self-reinforcing
Hryniewicz Park
Park extended to connect to Springfield
Street, parking distributed to adjacent
streets
Potential for Brew Pub (or similar) across from Park
Small plaza space celebrates historic fountain, facilitates
pedestrian activity
Park extended to connect open spaces, parking distributed to
adjacent streets
Additional crosswalks and bulb‐outs at crossings
Potential for retail in lower level, streetscape improvements
Proposed Masterplan
Springfield Street
Front Street
Maple Street
Bridge Street
Space adjacent to Tenczar’s treated as
hardscape/ paths with view of rivers
Overlook creates gateway at western
edge of bridge
Reduced curb radii and special paving promote
pedestrian safety / activity
Space in front of Chudy’s repurposed as
forecourt/sales area
Potential for infill to help hold corner and activate streetscape
General streetscape improvements will
promote pedestrian safety/activity
Former schoolhouse repurposed as housing
(senior?) to add residents
Landscaping to create
buffer between
sidewalks and parking/
service areas
Proposed Masterplan
Springfield Street Main Street
Main Street Bridge
Bridge reconstruction can include lookouts and other
pedestrian amenities
Expand sidewalk on bridge by removing shoulders and
minimizing lanes
Open up side of corner building and include deck
with views of rivers
Pavilion at eastern end of bridge serves as gateway to
bridge and park
Improved streetscapes: underground utilities, regularly-spaced street trees, additional crosswalks and bulb-outs to promote pedestrian safety/activity
Plaza space, including special paving in street, to promote pedestrian activity by reducing crossing
distances and calming traffic
Proposed Masterplan
Main Street
QuabaogRiver
Main Street
Potential for infill (mixed-use?) at site of old
lumber yard canopy
Potential for infill (housing?) at edge of PHCC parking lot
Improved streetscapes including underground utilities, regularly-spaced street trees, additional crosswalks
and bulb-outs promote pedestrian safety/activity
Bulb-outs and special paving to create plaza space in front of St. Stans helping calm traffic as it enters Main Street
mixed-use zone
Opportunity for civic monument at triangular lot that can help create
gateway to town center
Proposed Masterplan
Main Street
Belanger Street
Laviolette Park
Small dock to provide access for boaters/ pedestrians and visual interest
Hardscape area could provide gathering point and visual connection to river
Lot reconfigured to fit additional parking and screen service areas. Extension to Belanger Street would provide secondary access and more spaces
Walking trails formalize park and promote additional use
Secondary parking area could be formalized and serve as primary parking for fields leaving other lot available for Main Street uses
Opportunity for civic monument as view termination of Belanger Street access
Proposed Masterplan
Perspective View Towards Park (Future)
Plaza space, including special paving in street, to promote pedestrian activity by reducing
crossing distances and calming traffic
Improved streetscape including underground utilities, regularly-spaced street trees, additional crosswalks
and bulb-outs promote pedestrian safety/activity
Bridge reconstruction can include lookouts and other
pedestrian amenities
Expand sidewalk on bridge by removing shoulders and
minimizing lanes
Pavilion at eastern end of bridge serves as gateway
to bridge and park
Small dock would provide access for boaters/pedestrians
and visual interest
Proposed Masterplan
Perspective View of Tenczar’s (Future)
Space in front of Chudy’srepurposed as
forecourt/sales area
Improved streetscapes including underground utilities, regular street trees, additional crosswalks and bulb-outs promote pedestrian safety/activity
Space adjacent to Tenczar’streated as hardscape/paths
with view of rivers
Reduced curb radii and special paving to promote pedestrian safety/activity
Overlook creates gateway at western edge of bridge
Proposed Masterplan
Perspective View of Town-Owned Parcel (Future)
Town-owned parcel redeveloped into
cafe
Improved streetscapes including underground utilities, regularly-spaced street trees, additional crosswalks
and bulb-outs promote pedestrian safety/activity
Parklet used to encourage pedestrian activity on the street
Pavilion at eastern end of bridge serves as gateway
to bridge and park
Proposed Masterplan
The Three Rivers Top Ten List1. Reinforce connection to the rivers and strengthen ties
between both ends of Main Street by making physical improvements to the Main Street Bridge
2. Improve access to Laviolette Park with a riverside pavilion and walking path around the park
3. Consolidate and reorganize parking and rear loading areas of Main Street buildings by Laviolette Park
4. Create new housing opportunities and preserve historic character of the village by renovating and reusing the Old School House
5. Enhance pedestrian experience with streetscape improvements like street trees, bulb-outs, and parklets
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The Three Rivers Top Ten List6. Leverage the pending redevelopment of the town-owned
parcel to attract new business and encourage improvements by existing businesses
7. Schedule additional programming in the village core to attract visitors and support existing businesses
8. Shape key intersection in village core by landscaping corners where buildings do not exist
9. Create a social gathering place adjacent to HryniewiczPark by encouraging Palmer Tech Center to add a café, brewpub, etc.
10. Support local development by compiling and maintaining technical resources like sample pro-formas, etc.
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7. Programming
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10. Resources
Overall vision relies on grassroots commitment from the community as a whole based around strong leadership.