Jonathan Edwards, Director
Planning@HanoverNH.org

Rural Study Group 2007

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Downtown Hanover Vision
Guiding Growth in Rural Hanover
'Something for Everyone' Scenic Locales Report
Class VI Roads In Hanover

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2.1 Introduction

2.0 Downtown Hanover Vision: Recommendations

2.1 Introduction

The following recommendations are based on input by the Downtown Vision Committee, residents and other stakeholders of Hanover, an analysis of existing conditions in the Downtown and a review of background documents. Several valuable resources have been used in reviewing existing conditions in Hanover including the Hard/Soft analysis prepared by members of the Committee, which reviews potential redevelopment sites throughout the Downtown area.

2.2 Lebanon Street (between Main and Crosby)

Lebanon Street has an important role in the function of Downtown both as a gateway from the southeast and as an appropriate area to accommodate new commercial and mixed-use growth (figure 4+5). By virtue of its relatively consolidated land ownership pattern, size and location (contiguous with Main Street and relatively isolated from established low-density residential areas), Lebanon Street between Main Street and Crosby Street and the lands both north and south of this corridor represent the largest Downtown expansion area identified by this study.


Figure 4 View of Lebanon Street with South Main Street at the bottom of the photo.


Figure 5 Panoramic view of the north side of Lebanon Street with Spaulding Auditorium on the left.

2.2.1 Context

Through the public consultation process and the work of the Downtown Vision Committee (DVC) the future role of Lebanon St. was often compared to that of Main Street. However the context of Lebanon St. has many existing attributes that can be channeled to provide a vibrancy within the Downtown that is currently missing.

2.2.2 North Side of Lebanon Street

The Hard Soft analysis indicates the College owned lands east of Campion's as a longer-term redevelopment site. On the north side of Lebanon Street, the Hopkins Center (Hop) is a large multi-use College building incorporating a variety of student services and arts related programs and facilities. The interior of the building is almost always active with intense levels of pedestrian traffic. This activity is partially explained by the Hop's function as the center for student mail pick-up and as a key food service patronized by both students and downtown employees. The Hop is also an important cultural center for the entire Hanover area, providing regular film screenings, live theater and concerts. In combination with the Hood Museum, these facilities provide an extraordinarily rich cultural focus for a community of Hanover's size, one that is intensively used by both the College and the community.

Yet from the perspective of one's experience of the Downtown, the energy of the Hop is curiously invisible. This is partially due to the mid-block location of the building, the large setbacks from the street and its rather internalized architectural treatment. As a result the Hop has a remote interface with its surrounding urban fabric. From an urban design and planning perspective the activities of the Hop have the potential to have a 'ripple effect' on surrounding land-uses and to act as a catalyst for a more dynamic, public street-life.

The College's future planning for the lands on the north side of Lebanon Street through new building projects and additions to existing structures should therefore consider the objective of 'opening-up' the activity of the Hop to the Downtown and to create a vibrant day and evening environment that will become a new focus for students, residents and visitors. The following recommendations address this objective.

2.2.2.1 Parking Area Infill

Infill the small parking area on the north side of Lebanon, to the west of Spaulding Auditorium, as a new entrance to the Hop, possibly combining a café, bar or other retail-type use accessible for both College and non-College users. Its character should emphasize transparency and visibility through high levels of glazing.

2.2.2.2 Spaulding Auditorium

Redefine the south façade of the Spaulding Auditorium to make a more compelling public façade fronting Lebanon Street. These improvements could for instance, include the elimination of the existing driveway and the addition of a narrow building area that would infill the existing 'light-well' (figures 6+7). This light-well provides daylight to existing arts program areas at the basement level of the Hop underneath Spaulding Auditorium. Conceptually these types of functions should be brought to street level where they can assist in creating a more active and friendly interface with the street. Uses could include studios, galleries, workshops or even a relocated student mail area. Alternatively, similar uses as those suggested for the west infill area (retail, café, bar or night-club) should be considered (figures 8+9).


Figure 7 Lebanon Street recommended section.


Figure 8 View of Lebanon Street looking east. Infill of Spaulding Auditorium and development of the Row is illustrated.



Figure 9 View of proposed infill along the the north and south sides of Lebanon Street centered on a new landscaped civic square called "The Row".

2.2.2.3 Expansion of Arts Facilities East of the Hopkins Center

Expansion of arts related, College facilities to the east of the Hop should similarly provide street-related, active uses that are retail in character, or provide some form of visible activity that will assist in defining the north side of the street as a vibrant, active edge.

2.2.2.4 Gateway Parking

Definition of the northwest corner at the intersection of Lebanon and Crosby as a gateway into Downtown Hanover should be reinforced through building massing that provides a landmark element on axis with the view from Lebanon approaching from the southeast (figure 10).


Figure 10 View from Lebanon Street approach from the southeast to gateway building.

This site, which is currently used as a College facilities yard, should also be considered as a potential location for a future below-grade parking structure to be developed in conjunction with a College building but providing structured parking for both the College and additional public parking spaces. This site (along with the Grand Union/HSD site) is one of three locations identified as appropriate to capture Downtown-parking demand before traffic filters into the core area.

2.2.2.5 'The Row' Pedestrian Allee

A tree-lined, linear civic space should be considered on the north side of Lebanon Street extending from the west side of the Hopkins Center easterly to Crosby Street. This linear 'town square' would take advantage of the existing significant setback (approximately 45-50 feet) between the north curb of Lebanon Street and the existing face of the Spaulding Auditorium by providing a combination of hard and soft landscaping with an ideal southern exposure. For the purpose of discussion this proposed public space is referred to as 'the Row' to reflect its potential as a pedestrian, tree-lined allee. Just as the Green on West Wheelock is both a defining symbol and organizing element for the College, the Row, in a more modest fashion, can serve a similar symbolic and functional purpose for the Downtown (figures 11-13).


Figure 11 View of The Row looking west from the intersection of Lebanon and Crosby.


Figure 12 View of Lebanon Street looking west from the Lebanon and Crosby intersection.


Figure 13 View of through-block pedestrian connections linking East Wheelock (bottom of picture) to Lebanon and South Streets.

In particular the Row addresses two perceived needs identified for the Downtown. The first is to provide more public outdoor space. The second need is to give the Downtown a more vibrant focus - a high-energy scene that can function day and night as a destination. Given its proximity to the Hop, the Row has the potential to be a place where the youthful intensity of student culture mixes with the eclectic bustle of a healthy downtown. It also can help to create a public and visitor awareness of the College as a 'place' that combines excellence and tradition with the excitement of contemporary culture and the future (similar to the role that Brattle Street and Harvard Square have in defining the experience of Harvard University). Its location at the east gateway to the Downtown further reinforces its potential impact.

In conjunction with future additions to the Hopkins Center and Hood Museum fronting the north side of Lebanon Street, the Row can accommodate spill-out activities such as outdoor dining, café terraces, newspaper stands, sidewalk sales, vending carts and community events such as festivals, open-air film screenings, barbeques or charity drives. This type of public space will also naturally attract informal activity such as people watching, street music and street performers
.
2.2.2.6 Elimination of On-Street Parking

It is recommended that planning for this area take into consideration the elimination of on-street parking on this stretch of Lebanon Street adjacent to the proposed Row in order to shift the existing north curb approximately 16 ft southward as a means of both expanding the potential width of the Row and to maximize sight lines to the public space (see figures 6+7). A narrow curb-to-curb width accommodating two-way traffic in this area will also assist in slowing vehicular traffic as it enters the downtown. However planning for the area must allow for drop-off areas to accommodate bus loading and unloading.

2.2.2.7 Streetscaping

Streetscaping can assist in defining this entire Lebanon corridor as a 'pedestrian emphasis' zone. A double row of trees could for instance be planted at regular intervals (18 - 25 ft on-center) parallel to the street. A pattern of decorative banding utilizing brick or granite pavers could be extended from the Row area into and across the street to unify the sense of gateway and the public life of the street. The existing, unsightly power lines should be buried throughout this corridor.