village of three rivers...tambrands closed operations 20 years ago • red bridge closing has had a...

Final Public PresentationJanuary 23 30, 2017

VILLAGE OF THREE RIVERS

• Project Team• Project Process• Existing Conditions• Stakeholder Input• Preliminary Concepts• Proposed Masterplan• Top Ten Priorities List• Discussion

Agenda

Project Team

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…

Why are we here?

Sandwich, MA

Newburyport, MA

Orange, MA

Providence, RI

Project Process

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

Existing Conditions

Study Area

Study Area - Uses

Existing Conditions

Existing Conditions

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

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


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


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.


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


Intersection of Main Street/Springfield Street and Bridge Street


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


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 Masterplan

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

Proposed MasterplanTactical Urbanism

Proposed Masterplan

Hryniewicz ParkProposed Masterplan

Springfield Street

Front Street

Maple Street

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 StreetProposed Masterplan

Springfield Street Main 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 BridgeProposed Masterplan

Main Street

QuabaogRiver

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 StreetProposed Masterplan

Main Street

Belanger Street

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 ParkProposed Masterplan

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

Proposed Masterplan Bird’s Eye View (Current)

Proposed Masterplan Bird’s Eye View (Future)

Perspective View Towards Park (Current)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


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 (Current)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 (Current)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


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.

Discussion

village of three rivers...tambrands closed operations 20 years ago • red bridge closing has had a...

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