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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Zoning Board of Adjustment
Zoning Ordinance


Conservation
Conservation Commission
Open Space Priorities Plan
Trails
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Affordable Housing
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Affordable Housing Study
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2.3 South Street

2.3 South Street

The south side of South Street should be considered an appropriate buffer or transition area between the Downtown commercial area and existing residential neighborhoods to the south. It is recommended that this area be designated as part of the Downtown District within a sub-district (D-2) to encourage house form buildings (figures 21+22) that can accommodate smaller retail and office uses at-grade with residential uses on upper floors (see the description of the D-2 category in section 2.7.1).

Figure 21 Plan view of the south side of South Street. The propose D-2 district provides for house-form structures with small commercial uses on the gound floor and residential uses above.


Figure 22 View of South Street looking west from South College Street.

The extension of South Street as a two-way road to Hovey Lane, as proposed above, will provide a more viable commercial role for both the north and south sides of this street, and will facilitate the objective of creating a greater supply of small, mid-market type retail space in the Downtown.

The potential acquisition of the Howe Library site by the College in association with the plan to construct a new facility on the HIC lands is consistent with the concept of this corridor as a buffer between the Downtown and residential neighborhoods. Studies undertaken by the College confirm the feasibility of converting the Library to residential uses from a space planning perspective. This scenario may not however be a cost-effective use of the building and consideration should be given to the Library's use for office purposes, which would also be appropriate in this location. For this reason the Howe Library site should be considered for a site specific rezoning (distinct from the D-2 zone recommended for the other properties on South Street) to allow for an all-office scenario.

2.4 South Main Street

2.4.1 Context

South Main Street is the primary retail street in Downtown Hanover and its built form is characterized by consistent street frontage, heritage architectural style and a high level and variety of at-grade retail uses. Wide sidewalks, street trees, seating, lighting and other streetscape elements create a strong impression of a village main street.

The variety and fine scale of built form, blocks and mid-block pedestrian connections is unique to Hanover. Unlike many traditional main streets that do not extend beyond the main street spine, Hanover's Main Street is a filter for activity as it is intersected by a series of streets and mid-block connections. Lebanon Street, South Street and Allen Street in particular have evolved with a variety of smaller retail, commercial and residential uses. The ability to walk behind Main Street to retail and public surface parking areas allows for a variety of choices and experiences, as pedestrians are able to move both directly and circuitously through the Downtown.

The most successful main street qualities and pedestrian intensity occur between West Wheelock and Lebanon Street. South of Lebanon Street, the impression of Main Street begins to decline. Approaching Main Street from the south one has the sense of a natural gateway that occurs through the rise of the valley (figure 24). However the lack of built form and active street-related uses does not contribute to an appropriate sense of arrival into the Downtown.

Figure 23 View of the rich pedestrian environment on South Main Street.

Figure 24 Approaching Downtown from the South.

New development should be complementary to the character and scales of existing built form and promote the potential for retail, commercial and mixed uses to extend to connecting streets and mid-block areas. There are three important redevelopment sites on Main Street south of Lebanon Street that would assist in extending the existing quality of Main Street to the south. These include the Post Office site at 50 South Main, 68-72 South Main and the HSD properties at 79 South Main also known as the former site of the Grand Union food store.

2.4.2 Post Office Site

The Hard Soft analysis identifies the U.S. Post Office site as a longer-term redevelopment site. Subsequent input obtained through the consultation process recommended that the Post Office site be considered a priority redevelopment site and that the Town should initiate discussions with the U.S. postal agency to determine potential scenarios for the acquisition of the site by a private developer.

One's momentum walking on the east side of the South Main Street begins to diminish at the intersection of Lebanon and South Main partially because of the large gap in retail frontage at the Post Office site. This site is a prime commercial location and should emphasize street-related retail with a high floor-to-floor ground level (18 ft +/-) with office, live/work or residential units above. The street level treatment of the building should emphasize large display windows, high levels of glazing and visible interior areas to compel the pedestrian to the site and extend the retail energy of South Main Street southward (figures 25+26).

Figure 25 View of Potential redevelopment of the Post Office Site on South Main Street.

Figure 26 View looking west at rear of South Street. Post Office site is at the top right hand side.

The present structure of 7, 750 sf occupies a site of approximately 0.5 acres representing a very low FAR of 0.35. Based on an FAR of 2.4 and allowing for 60% site coverage, and a building of 4 floors, the theoretical redevelopment potential of this site with parking provided below-grade or off-site is 52,000 sf.