Marlboro Street Zoning and Land Use Regulations Project
Summary of Land Use and Development Options
Draft for Review and Discussion
May 21, 2013
Option
Traditional Neighborhoods
Innovation District
Thematic Characteristics
 Restore the traditional characteristics of
compact residential neighborhoods separated
from but linked to employment
opportunities, shopping, services and
institutions
Land Use and Development Implications
 Promote and prepare for significant
industrial or commercial redevelopment
of large lots, including seeking funds to
prepare existing properties for
redevelopment
 Re-establish the principles associated with
the historic pattern of neighborhood
development when manufacturing was in
full swing, before the Route 101 bypass and
concentration of chain retailing in other
locations, and before the substantial growth
in Keene State College
 Restrict incompatibility in residential uses,
other uses or aspects of site and building
design along predominately residential
streets
 Allow for and promote innovative mixes
and types of uses to support entrepreneurial
businesses, services, and residential choices
 Blend new buildings and retrofit existing
buildings adapted to new uses, focusing on
small-scale increments with high quality,
contemporary site and building design
 Use Innovative approaches to infrastructure
and open space to provide high mobility
and sustainability
 Focus on promoting the quality of life and
vitality of the district for many different
residents, workers, visitors
Corridor Character
 Focus on redeveloping and improving
Marlboro Street as the central spine of
activity, connections and character that
distinguishes the area
 Create connecting streets, paths, open
space corridors that link other areas to the
main, Marlboro Street Corridor
 Focus on substantial residential and
commercial/industrial development to
support additional retail and services
 Emphasize site planning and development
patterns that provide contemporary
amenities such as walkability, bicycle
access, food and fitness.
 Allow for flexible use of buildings and
spaces that allow business and living
facilities to be created at low cost.
 Promote programs to rebuild and
redesign Marlboro Street to become a
distinctive “complete street” that calms
traffic, supports pedestrian and bicycle use,
and has a high quality streetscape.
Zoning Tools and Other Methods
 Use traditional zoning methods but revise
the existing zoning framework to more
clearly and appropriately distribute land uses,
and to separate incompatible uses over time
 Use design guidelines and design review to
establish design compatibility
Strengths (+) and Weaknesses (-)
+
-
 Create standards to allow for appropriate
and desirable reinvestment in existing
non-conforming uses
 Use performance standards to establish
compatibility among uses (site relationships,
activity levels, and the like)
 Use aspects of form-based zoning and/or
guidelines to provide for desirable site and
design characteristics that are distinctive,
well-scaled, and well-related
+
-
 Emphasize regulations that provide for
efficient use of land and space, such as
shared parking, multiple buildings on lots,
flexible building use
 Create a combination of design standards
linked to bonus provisions and incentives
to unlock private sector redevelopment along
Marlboro Street
 Create pedestrian, bicycle and streetscape
improvements that provide connections to
and from Marlboro Street
 Emphasize site design standards and
shared parking standards to provide for
more efficient use of land along Marlboro
Street
 Seek and provide development incentives
for the mixed-use redevelopment of
frontage lots along Marlboro Street,
 Provide zoning for flanking neighborhoods
and subareas that are appropriate for
their distinct characteristics and goals,
+
-
moving parking to rear of lots
using standard zoning and conditional use
standards rather than creating a unified
district