Downtown Study Circle

Downtown Study Circle Portsmouth Listens (Phase II) Downtown Study Circle Report - July 2003

Organization of the Report

  • Defining the Downtown Core

    Waterfront Infrastructure

  • Riverwalk Project

  • Ceres Street Improvement

  • More Maritime Attractions in Our Harbor

  • North Mill Pond

    Other Infrastructure (Non-Waterfront)

  • Underground Utilities

  • Sidewalks

  • Parking in the Downtown Core

  • Bike Racks

  • Clearer Signage and Street Markings

  • Street Closings (for pedestrian traffic)

  • Hanover Street Improvements

  • Public Restrooms

  • Spot Recreational Pockets

  • Northern Tier Transit Transfer Center

  • Build New Library Downtown, Rather Than at JFK Center

    Downtown Mixed-Use Zoning

  • Mixed Uses of Buildings and Land

    Northern Tier Mixed-Use Development

  • Proposals Embodied in the Northern Tier Feasibility Study (Sasaki Associates 1999)

    Downtown Study Circle

  • Some Study Circle Resources

  • Downtown Study Circle Participants

    Defining the Downtown Core

    In our group discussions, we paid particular attention to a “downtown core” as being most of the Central Business Zones A and B, and the included or adjacent Municipal “Conservation” zones, and the Mixed Office and Residential Zones all loosely bounded by the North Mill Pond, the South Mill Pond and the Piscataqua River. We paid a little less attention to one leg of the Central Business Zone B along Islington Street (Congress to Goodwin Park) and to the Mixed Residential and Office Zone along Middle Street from Middle Street to Cass Street. The downtown core lies almost entirely within Historic District A, where buildings, new and old, are subject to architectural design review and approval by the Portsmouth Historic District Commission.

    Waterfront Infrastructure

    Riverwalk Project

    We support the currently proposed Riverwalk, but would like to see in a future phase the extension of the walkway directly to Prescott Park. It would pass along the water side of private property (Pier II) in clear view of the river.

  • This link would enable people to walk along the river without interruption from Ceres Street all the way to the bridge at Peirce Island. Now may be a final chance to explore the possibility of an easement for this purpose with private property owners on Bow Street and Scott Avenue.

  • The Riverwalk design should include one or more weatherproof waterfront maps of the walk and surrounding downtown streets to orient or guide visitors.

  • It would be appropriate to provide small, weatherproof graphic displays on the Riverwalk describing estuarine natural resources and other information about the Piscataqua River; includes maps, diagrams, historic photos.

  • In summer months, it might be a good idea to post some volunteer “interpreters” as Riverwalk Guides to welcome tourists, to offer some “interpretation” of the river sights (similar to the people who guide visitors at the Strawbery Banke Museum).

    Ceres Street Improvement

    We support the current plans to improve Ceres Street. It should be an inviting promenade for pedestrians.

  • Block the street by the use of stanchions or attractive barriers that plug into pavement receptacles that can be removed for permitted vehicle access and during winter months.

  • Design and install period lighting (avoid lighting pollution).

  • Add suitable historic decorative detailing to building fronts, at least at street level.

  • Repave the streets; use cobblestones or bricks, rather than asphalt.

  • Search for a better system for temporary collection of trash; dumpsters are not attractive and their enclosures become a foul-smelling target for garbage left (thrown) by passersby.

  • Provide landscaping or tub planters with flowers or shrubs; perhaps a small tree or two (in tubs). Install a couple of small outdoor benches; there are a few by the tugboats now.

  • Post a map display for visitors of the downtown area and waterfront.

    More Maritime Attractions in Our Harbor

    We would like to see fresh initiatives pursued to attract small passenger ships, more excursion boats, and more visiting tall ships to dock in Portsmouth, in addition to the commercial ships carrying petroleum, metal scrap and salt and freight.

  • In 2002 alone, cruise ships visiting Bar Harbor, Maine, accounted for $10.3 million in tourist spending by their passengers according to a hospitality trade newspaper. If such vessels, operating into September and October as well as earlier months, visited Portsmouth, they might “extend the summer season,” generating substantial additional revenue for local merchants.

  • Even though we are informed that private interests have expressed complete opposition to the idea, we think it would be a boon to Portsmouth if one could move the seasonal salt piles to the State Pier and use the Granite State Minerals pier in order to bring cruise ships and their passengers conveniently close enough to walk to downtown shopping, sight-seeing, entertainment and dining.

  • Such a pier swap would bring the most interesting aspects of waterfront activity (ships, boats) closer to the downtown core creating an even greater visitor attraction to be experienced by those on shore.

  • As an alternate suggestion, perhaps a new pier could be constructed at Prescott Park (for small cruise ships, excursion boats, visiting tall ships).

    North Mill Pond

    As another important way for citizens and visitors to reconnect with the water, we favor the creation of footpaths and open space along the [south] shore of the North Mill Pond (from the cemeteries), as proposed in the Introduction of the Northern Tier Feasibility Study (1999).

    Stakeholders for Waterfront Infrastructure

  • Businesses which support riverfront access

  • Landlords/owners along waterfront; properties such as Harbor Place

  • Downtown business groups

  • City office of economic development (municipal)

  • Very wealthy benefactors

    Coordination/Timing:

  • Planning Board New Master Plan booklet as are the plans for the Piscataqua Riverwalk Project. (Pages 111, 112)

  • Some items may happen only as certain major unexpected events occur such as the Federal Building being vacated.

  • Some items are contingent upon achievement and completion of other goals. The priorities and sequences need to be studied and documented.

  • Funding from outside sources (state and federal government) often determines which projects/-goals can be implemented soon and which ones must be postponed.

    Benchmarks/Comments

  • The Master Plan is the “checklist” as well as a recipe for civic improvements. Comparing actual activity and achievements with the plan and its benchmarks will give a measure of progress. The progress of most infrastructure projects is highly visible in the later stages.

    Opportunities to Improve the Infrastructure of the Downtown Core Underground Utilities

    Overhead utilities are an eyesore. One of the most important steps in vastly upgrading the appearance of Portsmouth’s downtown streetscapes would be to put the utilities (wires, pipes, cables, posts, and poles) underground.

  • Putting utility lines underground would be fairly costly; everyone recognizes that it isn’t a simple job and that it could create temporary interruptions in city traffic flow (what highway work doesn’t?), but the appearance of Portsmouth’s treasured, historic streetscapes and landmarks would be greatly enhanced and the immeasurable benefit would accrue to the whole city as well as her downtown businesses.

  • Underground utilities are found in most recent revitalized urban downtown areas in many parts of the U.S. and they are a common feature of many European cities.

  • Updated building utilities in Portsmouth are required to go underground to the street and then up poles to overhead wires.

    Sidewalks

    Let’s continue the excellent work in progress, while looking for further improvements. o Study the tradeoffs possible if sidewalks were to be widened (to enhance flow of foot traffic) with the sacrifice of parking spaces on one or both sides of certain downtown streets that are popular with tourists and shoppers. (For example, Market Street between Bow Street and Market Square; also Bow Street and State Street)

  • We favor brick sidewalks with granite curbs (current practice). Where space is available, we’d like to see the planting of trees.

  • Sidewalks need to be kept in good repair as a matter of safety and handicapped access as well as an appearance item.

    Parking in the Downtown Core

  • The use of centralized “Iron Mike” boxes (to collect fees and dispense parking permit tickets keyed to numbered spaces) instead of individual parking meters in parking lots and garages had mixed support in our group. This system reduces the visual clutter of meters, the frustration of meters that fail to work, and eliminates time-consuming collection of coins and mechanical servicing.

  • Future parking garages should be concealed as much as possible by building them underground or behind retail shops. We have in mind parking infrastructure in the Worth lot or in the future at the Parade Mall property.

  • In European cities create pleasant parks with shade trees, or flower gardens, with footpaths and benches in the open space that is the “roof” of municipal underground parking garages. As a bonus, the underground parking doesn’t require plowing in winter.

    Bike Racks

  • Install high-capacity racks around town and in the Parking Garage. There is a rack at City Hall (by the 1895 building), and racks in other places, but we think more are needed in various places where bikes could be parked and locked. We believe bicycle theft is a problem in the downtown area.

    Clearer Signage and Street Markings

  • Street name signs must be easy to read. The design of the sign panels, lettering, and sign supports are one part of the need; location of the signs (to avoid obscuring them) is another. In some locations, mounting street name signs on building walls is better than putting them on posts.

  • Display clear street directions (traffic lanes, turn arrows, no entry, etc.). They must be easy to see and understand, especially in wet weather and at night.

  • Label key buildings, sites, street numbers, for improved orientation.

  • City directories and maps should be posted as fixed, weather-proof displays at selected locations (especially at transportation nodes), a common feature in most European cities. The directory maps should always show a “you are here” location on each map.

    Street Closings (for Pedestrian Traffic)

  • The closing of selected streets on occasions when high volumes of foot traffic will be benefitted seems to be a desirable option and should be the subject of more actual trials.

  • We like the idea of using attractive street barriers that can be plugged into flush receptacles for convenient installation and removal.

    Hanover Street Improvements

  • Remove sidewalk utilities and put them underground (as suggested elsewhere in this report).

  • Provide better bus parking and circulation (for COAST, Wildcat, and other) such as the currently proposed Transit Transfer Center function.

  • Reconfigure corner of Hanover and Market streets (the Hanover Parking Lot) to provide more accessible space (the sidewalk is narrow) and provide bicycle parking and some open space. Currently this corner is hazardous for pedestrians negotiating the sidewalk (especially in winter) and crossing streets and it is awkward for automobile parking; also a poor place for buses to pick up and drop off passengers.

    Public Restrooms

  • More restrooms are needed than just those in Parking Garage or at Prescott Park.

  • Well-kept public restrooms are an especially important part of attracting visitors to the downtown area. We recognize that they are a high-maintenance item, requiring frequent cleaning and good security (monitoring, lighting), and good signage to help the public find them easily.

  • There may be a benefit in the use of pre-fabricated, automated public toilet units (Europe, some US cities). We encourage further investigation into the cost and effectiveness of such equipment.

    Spot Recreational Pockets

  • Some investigation should be done to identify particular sports or simple recreational pastimes such as hopscotch or rope jumping or horseshoes that would be suitable for small urban spots that may become available (in the Worth lot, close to Vaughan Mall?). In a similar vein, we urge the installation of at least a few more recreational or sports opportunities at Peirce Island (there is a fine kiddy playground there now, as well as the recently and beautifully restored municipal swimming pool). Some candidates might include basketball courts, volleyball courts, horseshoe pits, etc.

    Northern Tier Transit Transfer Center

    A Transit Transfer Center, if Northern Tier is developed, smaller than the bus station at Pease.

  • Locate near Gary’s Beverages. We expect that a Transit Transfer Center in the Northern Tier would be linked with the functions of a new convention or civic center in that area.

  • The Transit Transfer Center would be a primary pickup/drop-off location for bus passengers.

  • It would serve tour buses and have a shuttle bus link to Pease bus terminal.

  • A Bike Station would be a worthwhile adjunct to a Transit Transfer Center in the Northern Tier. Bike Stations are appearing in U.S. cities such as Seattle and Denver to support bicycling as an important mode of urban travel.

  • If passenger rail service between Portsmouth and Boston on the Hampton Branch becomes a reality, we feel that a train station will be needed in the Northern Tier and it should be located close to a Transit Transfer Center.

  • A Transit Transfer Center in the Northern Tier might include restrooms, showers, and storage lockers.

    Build New Library Downtown, Rather Than at JFK Center

  • Use the McIntyre Federal Building site.

  • This location wasn’t available when library site evaluations were made previously. It may have been officially discussed since the time that it was announced that the city might acquire the property (we don’t have information that confirms such discussions). We are also aware that the new library committee has reaffirmed the JFK Center site as its choice.

  • A downtown library in Daniel Street would occupy a portion of the 2-plus acre block; it would be elevated with much parking underneath.

  • The public would, we expect, have access to open space (as stipulated for this property by Senator Gregg) above and around the library, and, possibly with a magnificent view of the river in all seasons.

  • As well as a library with open spaces, we imagine that the building complex would also include a mixture of spaces for other purposes, including some retail use, a library café and the central post office.

    Stakeholders for Infrastructure of Downtown Topic:

  • Businesses located in downtown core.

  • Property owners.

  • City department of transportation; department of public works; office of economic development.

  • Chamber(s) of commerce.

  • Wealthy benefactors.

    Coordination/Timing:

  • Some items may happen only as certain major unexpected events occur such as the Federal Building being vacated.

  • Public review of proposed projects (probably continual).

    Benchmarks/Comments:

  • The progress of most infrastructure projects is highly visible in the later stages.

    Downtown Mixed-Use Zoning

    Mix Uses of buildings and Land to Preserve and Enhance Vitality of Portsmouth’s Central Business District (“Smart Growth”)

  • Ordain that street level (first floor) building spaces be used exclusively for retail stores, restaurants, banks, public entertainment. Such an ordinance would apply whenever there is new construction or major building renovations. Offer various forms of special business support (incentives) to these enterprises.

  • Retail trade is the most important use of public (accessible) space at street level to attract people (visitors and residents) and commerce and more human activity to the downtown core.

  • We strongly support Portsmouth’s arts and culture which attracts people from all directions to our city, including the downtown core, and street level indoor and outdoor spaces should be always be made available to support and present art in any valid form.

  • Chain stores (franchise businesses) should not be excluded, but their buildings would have to provide the same degree of visibility and access (curb appeal) as locally owned retail shops.

  • Street level retail uses would include establishments providing social activity and entertainment for various segments of the public (adults, youths, e.g.). Street level open spaces are equally important downtown.

  • Offices and residences at street level create a boring urban environment in the downtown business district. So do large, street-level parking lots (e.g., Parade Mall). We suggest that offices (service businesses) and residences, excepting those that already exist or are under construction, should occupy only upper floors of downtown buildings (with special exceptions to be made on a case-by-case basis by city officials).

  • New rules governing mixed-uses of street level building spaces could add some needed liveliness to the downtown area by permitting or even encouraging greater use by local merchants of public space on the sidewalk/street in front of retail establishments for outdoor events. More sidewalk cafes with outside tables such as Cafe Brioche would be welcome; they have been very successful and immensely popular with tourists and local inhabitants in European cities. Openair markets (such as Farmer’s Market) are already seen to be a very successful attraction and they have been included in the Northern Tier Development Feasibility Study.

  • We feel that a greater variety and number of people should be attracted to Portsmouth for lively evening and nighttime entertainment, but active nightlife seems hampered by regulatory limits on sound levels (of music in most cases) for purely residential neighborhoods. We worry that residents who were originally attracted to live in downtown Portsmouth would in time decide that they were entitled to peace and quiet, and would successfully seek ordinances to silence the city at night. One group member feared that Portsmouth could become like Concord “...where the sidewalks are rolled up at 6 p.m.” We believe that both daytime and nighttime business activity are vital to our city. Stakeholders for this Topic

  • Businesses located in downtown core.

  • Property owners.

  • City department of transportation; department of public works; office of economic development.

  • Chamber(s) of commerce.

  • Wealthy benefactors. Coordination / Timing:

  • Some items may happen only as certain major unexpected events occur such as the Federal Building being vacated.

  • Public review of proposed projects (probably continual). Benchmarks / Comments:

  • The progress of most infrastructure projects is highly visible in the later stages.

    Proposals Embodied in the Northern Tier Feasibility Study (Sasaki Associates, 1999)

    We support the proposals of this study. The “Northern Tier” area of the Portsmouth business district is an opportunity not to be missed.

  • The study “...suggests that the area could support high tech and general office uses, residential uses and limited retail and entertainment.” as well as additional public parking-all consistent with our group’s interest in downtown mixed-use planning and zoning.

  • We agree that the Northern Tier Feasibility Study deserves continued promotion, study, discussion and support. Within the study’s two alternative site plans, there remains quite a bit of flexibility about how the several land parcels involved could be exploited to the city’s great advantage. Support Northern Tier Proposals Including Convention Center or Civic Center

  • See Northern Tier proposal discussion of convention centers

    Stakeholders for this Topic:

  • City Parking and Transportation officials

  • City Public Works Department

  • City Economic Development office

  • Utility suppliers (power, water, gas, sewer)

  • Sheraton Hotel; Parade Mall; Chamber of Commerce; Seacoast Newspapers; Gilford RR; other property owners

  • Port Authority Coordination / Timing:

  • Parcel #2 (parking lot for hotel) is high priority for Sheraton.

  • Other parts of Northern Tier may develop slowly. Benchmarks / Comments:

  • The Northern Tier Feasibility Study is the current proposal; this and related proposals will probably be “massaged” and reviewed quite thoroughly before action can ever occur. The only exception may be Parcel #2.

    “...the district offers a significant opportunity for future expansion of the downtown. Redevelopment in this area can begin to knit together the historic urban scale of downtown, the waterfront edge along the North Mill Pond Inlet, and the working waterfront of the Piscataqua River....The current industrial uses near the heart of the commercial downtown seems to be an under-utilization of a valuable resource.”

    Portsmouth Northern Tier Feasibility

    Study 1999 (Introduction)

    Some Study Circle Resources

    We reviewed all of the Phase One Study Circle Reports published by Seacoast Newspapers, to collect all of those master plan recommendations that pertained to the Portsmouth Business District and especially the Downtown Business Core area.

    Our meetings and studies were most helpfully informed by several presentations.

    On April 15, at Yokens Conference Center, Taintor Associates described many of their interesting preliminary professional findings about existing conditions in Portsmouth relevant to the new Master Plan.

    On April 29, at City Hall, the Portsmouth Planning Board organized a very ambitious, interesting and informative meeting for participants of Portsmouth Listens in which leaders of various city departments and other municipal offices described in great detail their very many accomplished projects, current work and future objectives, most related to aims set forth in the previous (1991-93) Master Plan. The content of this meeting is documented in the Planning Board’s excellent 120-page booklet entitled Master Planning: Cooperative, Comprehensive & Continuous.

    We began our meetings with briefings by Cindy Hayden (Planning Board), Nancy Carmer (Community Development Office) and Rick Taintor (Taintor Associates, Planning Consultants).

    A 26-page portion of the draft version of the forthcoming Portsmouth Master Plan describing Existing Conditions of Land Use was distributed to provide up-to-the-minute data for our benefit. We also had a copy of the 1991-93 Master Plan (two volumes), a copy of the Northern Tier Feasibility Study (Sasaki Associates, 1999), and a binder of copies of “Downtown Ideas” newsletters pertaining to “Smart Growth” concepts and Mixed-Use planning in downtown locations around the nation.


    • Contact Us: volunteers@portsmouthlistens.org