A commercial and civic center for Cohasset, Massachusetts

A 001OEBCIAL AND CIVIC CENTER FOR COHASSET, MASSACHUSETTS

A Thesis Submitted in Partial ?ulfillment of the Require-ments for the Degree of Vaster In Architecture.

Massachusetts Institute of Technology September 9, 1955

Bobert Stanley Allan

Bachelor of Science Architectural Engineering University of Illinois, June 1949

Professor Lawrence 3. Anderson

A COMMMERIAL AND CIVIC CENTER FOR CONASSET, NASSACEUSZfTS

Ibbert S. Allan, 3.S., University of Illinois

Submitted to the Department of Architecture on September 9, 1955 in partial fulfillment of the requirements for the degree of hbster

of Architecture.

One of the characteristics of our era is the sububan shopping oenter. The planners now advocate combining these conweroial areas with a civic center wherever possible. This provides a complete town

center which would fill the present vacuum created by the absence of social, cultural, and civic focal points in our vast suburban areas.

These new oenters present a multitude of problems. If some means are not allowed for the redevelopment of the existing commercial areas the town is paying the high price of a potentially blighted area for the new center. The comsroial and civic demands of a town vary considerably with the population and income characteristics. A center muat be flexible enough to meet these changing requirements. Any suo. oessful center built today must have separate circulation for automo-biles, pedestrians, and service. The civic buildings should be adjam cent to the commercial area but should not interfere with its function. There should be some strong connection linking the commercial and civic areas to each other and to the residential sections. A careful market analysis must be made and only those stores which will assure a fair re-turn to the operator should be built.

In an attempt to solve these and similar problems a town with a definite need for this kind of development was selected as a

proto-type. It is hoped that some of the answers arrived at in this report

may lead to a better solution in the future of this complex problem

of a town center.

Thesis Supervisor: Ke&vin Andrew Lynch, ).o.P.

Assistant Professor of City Planning

The Graduate House

Cambridge 39, Massachusetts September 9, 1955

Pietro Belluschi, Dean

School of Architecture and Planning Massachusetts Institute of Technology

Cambridge 39, Massachusetts Dear Dean Belluaschi:

In partial fulfillment of the requirements for the degree of Master of Architecture, I herewith submit this thesis, titled A Commercial and Civic Center For Cohasset, Massachusetts.

Sincerely yours,

ACO0WIEDGEMERT

I wish to expiess appreciation to those members of the faefity ho gave valuable assistance and criticism to this study.

Special acknowledgement is also due to the following: Mr. Clark Perkins, Town Engineer, Cohaset, Massachusetts; Planning Board, Cohasset, Massachusetts; Yr. W.E. Oononrs. The United States Bureau of Labor Statistics, Boston Division and The United States Department of Goworce, B2-ton Division.

~A)2'I OF UTES

I* KISTORICAl 1JTIROWCTIfON TO COHASS8IT II* 18301EITU OF COR&SSRT5

A. NATUA~L MUI~CTBRISTlO8 N. IND MS

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III* ANALYSIS OF PWX T ACILITIMS it

A. PM1ICAL TQUOT 3. PU3LIO RVILDINCS C. COMEIAL 3UILDIIG$ D 0 ThAPJ'IO

IV, KL3U? A11ALYSIS 26

A. PWOEDU= 3. ANALYSIS

a.*sum

IMT 07 1WflMAXWS

FIOUS l. AERIAL PROTOGAPR 00HASSET (AIITUI: 16,000 PT.)

2. RO snoWv 1MIATIVU SMATIO

3. TQPOGRAPHICAL PRWf-U,S. ThPA1ENT OP ?R NTERIOR GtOWGI0AL RYI

4. POPUIATION 0URMES

6. TA3B2 Is POPUIATI(Z STATISTICS

6. TABR IIs SURVEY OF UXSTNG 30PUBLIC WIO8 7. TABU IIIs SURVEY OF ZXISTING C0MKIAL 3kO8. 8. PROTOGSAPHIO $URVKY OP &ISTNG PAILIBTIS 9. TABLE IM NAJOR QATROGE

RMNTAGE DISTRIRUION OP RHPENDITUES PO CU UT 003tT0PO, soncir, XASSAOUSMTTS 10. TABIX Ts AJOR CAT00RIM

OF 211MR91900 AND 2811%&92 P0MTasB

31. TABAR VI

PEMUTAGES OF MAJOR CATGORIRS OP EXPENSim TUS AND PAIXTIES AT WRI IT IS RSTIXATRD ITEm WILL 3IBM SP

12. TAJIZ VII

FACILITY AND AMA ESTIMATS 13. LiAND USE DAWNG8

14. DES I0 DIAM708 Pnontispine n 8 10 21 2243 25 3S 35 17408 40

. 1 4r4 Ab . 4 XA lit -t 41

MAIN TIROUGH ROUTES SHOWN IN RED.

Paved and Improved Roads also recommended and usually less congested.

Divided Arterial Higkways 4 Parks and Reservations Parkways

4 Lane Payte r over Prwy

4 Mileage shown between stars

Pawed Reads - A Beaches tnt skr..-o sO .sstr .t

Improved Read - Fcndies

Graded Roads 'oro inyr,

.'r s. Aipess

-le -e Points of ilnterest

U. S. Intnsaft Highways -b-4

-- Golf and

Staft Highways Stat -H~gwaysCountry 9 C-6 -c" Clebe

-One inch equals appsroxmately 2. 5 miles.

Sc l o 0.5 1 2 -- - - 3 -It

Scale:

Copyright by Rand M9Naly & Company

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HISTORICAL INTROIJCTIO91

The history of Cohasset dates back almost as far as the advent of white settlements in this country. The first white man to set foot in Cohasset, as far as is known, was Captain John Smith. After helping in the settlement of Jamestown he returned to England and in 1614 was chosen by a company of London Merchants to command an ex-pedition to the coast of Maine. Leaving his main ships, he sailed with a small boat and eight men along the New England coast as far south as Cape Cod. On this trip he entered Cohasset Harbor and later described his visit in his diary.

Cohasset was originally a part of Hingham, which was settled and incorporated in 165. At this time all travel through the area was along the shore or by Indian trails. In 1670 it was decided to

divide all the land which is now Cohasset among the Hingham proprie-tors. The surveyor first laid out a road system; each road straight with intersections at right angles. Then the whole tract was divided

into 700 shares; individuals being granted shares in number corre-sponding to their prominence and rank. Lots were usually a mile long and varied in width according to the number of shares the individual had. All boundaries were straight and usually parallel to the

inter-secting roads. It is interesting to note that some of the old stone walls in the woods stand on the original lines of this early survey. 1 Note: _{information in this section was largely based on "A Brief}

Sketch of the History of Cohasset, Massachusetts." by Oliver H. Howe, M.D.

Agriculture has never played an important part in the town's eoonomgr due to the rocky nature of the land. Being situated on the sea with natural harbor facilities the town turned in its early

his-tory to the sea as a means of livelihood. Up until 1840 the main industry was cod fishing along the Grand Banks of Newfoundland.

Later the mackerel fisheries became more important with the advan-tage of shorter voyages. _{At one time sixty Cohasset vessels were} engaged in this trade and in the period between 1840 and 1860 it was one of the leading fishing ports of Massachusetts. The ex-periences gained on these fishing voyages produced a group of deep-sea captains sailing for foreign ports around the world.

During this period many vessels were built locally and launched into the Cohasset Harbor. Sail-making, blacksmithing, coopering, and other aoessory trades were also flourishing during this period. All these various factors played an important role in determining the future character of the expanding town. Thus we see the charac-ter of many of the older homes was no accident but a natural result of the town's industries. The lessons learned in ship building were expressed in many attractive and well constructed wood frame homes. Many of these homes still exist in excellent condition and are a great asset to the town--this is partially true of the houses

surrounding the town common.

In recent years the fishing industry has steadily declined in importance. Boat building and repair work is still carried on but to a much lesser extent. H2wever, yachting and sailing as a sport

has become a major form of recreation for townspeople and for summer tourists alike. Aside from the marine trades Cohasset has had very little manufacturing.

004

NATURAL CHABACTIISTICS

The town of Cohasset is approximately 15 miles to the South and East of the Capitol Building in Boston. It is bordered on the West by Hingham; on the Northwest by Hall; on the North by the Atlantic

Ocean; and on the South and East by Scituate. The terrain is rocky with undulating elevations. In the area near the proposed new *enter

these grades vary from 10 feet to 60 feet above sea level. (See contour map and model.) The main harbor is to the east and at a dies tance of approximately 2,000 feet from the town center. The large bay to the Northwest of the center called Little Harbor is approxi-mately the same distance from the center. Little Harbor is relatively shallow and therefore not used by boats. From the large bluffs

flanking the existing center-oelevations 50 and 60 ft. respectively-both bays are visible.

Running through the existing commercial center is a small stream called James Brook. At present it is carried under the center in a

5 ft.X 7ft. tunnel. After it passes through the center it comes to

the surface and flows into the main harbor. This stream has a con-tinuous steady flow of substantial volume. At the point where it enters the underground tunnel the water is pure but at the tunnel exit the water is polluted due to some local shops and homes emptying waste materials into the tunnel. At the present time a survey is being made to determine the sources of pollution and in the near

ONY-0

At the point where James Brook comes to the surface the contour level has dropped to 10 feet above sea level. Once or twice a year this low area is flooded by unusually high tides. This prevents this area from betng used for building and has re-sulted in a large open space. Upon inspeution of the site and study of contour maps it was observed that the sea flowed in at one narrow point-the mouth of James Brook-between surrounding high levels. Thus it was obvious that a small amount of fill in the right position could prevent the area from ever flooding. Tn most cases two or three foot of fill would suffice.

The land area is 9.86 square miles and the water area is 0.20 square miles--the total area of the town being 10.06 square miles. The prevailing wind is from the Southwest.ligh winds are

not frequent. The man temperature in January is 33.60 F,9 and

the mean tenperature in July Is 69. 40 p. The annual rainfall is

49.15 inches.2

-9-IAND USE -'.WO

A breakdown of the various land uses of Cohasset is shown below: 3

Besienc . . .. .. .. .20.0%

Businees and Industry . . . 05% Publie and Sent-Pablic , . . . 0.8%

Waras and Nstatee . . . 32.0%

Undeveloped _22.?$

mereotion . . . 24.0%

If the 24% for recreation is converted to acreage it will be 1,520 acres for the estimated population of 8,400 expected in 1980. This will be one acre for every 56 persons. There is at present a

large tract of 700 acres of unbroken forest, known as Whitney Woods,

with bridle paths, foot trails and pionic facilities. The town also

has Wheelwright Park, a forest area of 80 acres. In addition there

is a golf course, yachting facilities, and a beach.4

The existing density is not more than two families per acre.

DEe to the large amount of undeveloped land this same relative density can be kept for the 1980 estimated population of 8,400.5 A large

amount of this undeveloped land is dispersed in various tracts around

the existing commroial center. (See aerial photographs)

3 Atnana, p.i. pp. 1-8

4owe, op. cit.

-10.

POPUIATION

The present population (fNbruary-Narch census) is 4,723. From studies made by the Department of City Planning at the assachusetts Institute of Technology the population is estimated to be 8,400 by 1980.6 The population from 1800 to the present and also future pro-Jected curve was plotted on a graph (See page 9). After 1945 sepa-rate _{figures were available for both summer and winter from the}

Cen-sus _Department. 7 _{The figures for the sumer were considerably higher} due to summer residents and tourists. However, upon examining the graph it becomes evident that the curves for the summer and winter are rapidly converging. This is _{due to the fact that the population} of the Boston area is moving out to the South and indicates that

many more families are making Cohasset their permanent home. This tends to give a more stable population and therefore a more stable market.

Department of City Planning, Vassachusetts Institute of Technology. United States Census.

0 14 p-.. 5 0 2 n La ud 00 r- D0L s~~j~vsnOH-L -I N -vina

-1l-TABIE I

The 1950 United States ensue gives the following data on the population of Cohasset. These figtres are oompared to those of the Boston Ntropolitan Area.

POPUIATION GROWTE Note: 1930 = 100% Year 1910 1920 1930 1940 1945 1950 Number 2,585 29639 3,083 3,111 3,540 3,751 Cohasset 83.8% 85.6% 100.0% 100.9% 114.8% 121.0% B.MA. 73.?% 86.1% 100.1% 101.7% 106.4% 110.7% Los 00MPOSITION Percent of total Numbe r Under 5 381 5-13 534 14-19 248 14 & over 2816 21 & over 2523 65 & over 433 NATIVITY Number Native-born White 3375 Foreign-born White 327 Negro 29 Othe r --Age Cohasset 10.2% 14.3 6.6 75.5 67.6 11.6 B.MA. 9.4% 12.6 7.9 78.0 68.6 9.7 Cohasset B.M.A. 90 .4Y 8.8 .8 ---- M 81.5% 16.2 2.1 .2

-12-Of the 327 foreign-born persons in Cohasset 27.5% were Canmdias

not French, 16.5% Italia, 8.6% English, 6.1% other European, and 4.9%

of Scottish origin.

Median No. of Soh Completing less t Completing High S

EDUCATION

(Persons 25 years old and over) Cohasset ool Years Completed 12.5 han Five Grades 2.3% *hool or Nore 67.56

11.9

7.0 7

49.06

INCO1ES OF FAMLIES AND UNEIUATED INDIVIDUALS Cohasset Boston Lsse than 2,500 38.5% 36.7% 2,500-4,999 18.7 36.7 5,000-6,999 4.6 10.7 7,000 and over 8.6 8.1 Not Beportod 29.6 7.8 Median Inonm 2,146.0 3,028.0 OCCUPATION

Of the 2,816 persons 14 years old and over in Cohasset, 1,289 or 45.8% were in the average labor force. Of these 75.8% were male and 24.2% were female, 2.7% were 1nemployed which was lower than the

Group

Prof.,

Sales

Craftsmen, Foreman, tet. Operatives Pvt* ousehold Worker" Service Workers laborers Not reported Number 171 210 152 112 185 71 75 82 151 45

%

The major local industry is a plant manufaeturing radio and radar parts. This plant is located two miles from the comercial

center and employs approximately 565 men. In addition there are the local activities of fisheries, dairy, poultry, and trok farms. In the smer there is some tourist trade.

Roeever Qohasset is primarily a residential town with most of its workers ommaUting to jobs elsewhere in the Boston Metropolitan

Area. Of the total town population only one out of every ninety-eight inhabitants are employed loeally.8

Atwanya, op. sit., p. 17.

B.X.A. 9,8 17.9 8.7 14.9 19.4 1.9 9.4 5.0 .9

TRANSPORTATIQ

The New Tork, New Haven, and Hartford Railroad provides rail transportation for freight and passenger services to this town and to the South Shore via the Boston-Greenbush line. There are eight trains each day to and from Boston having a scheduled time between

Cohasset and South Station of 48 minutes.

Riste 3A passes approximately one mile to the Southwest of the

existing town center. Driving time depends upon traffic congestion

but one hour is average between 3ohasset and Boston for moderate

conditions. New roads are now being planned which will make auto

travel between Cohasaet and Boston more convenient.

Other roads are local in nature and make up the circulation

system of the town. These local roads are about 10% unimproved. There is no regular bus service to or within the town.

No exact figures exist on the respective percentages of those

people using the train services or those using their own oars.

However conferences with the townspeople indicate that a large

number of the oommators elect to nse their own car for at least

part of the journey. This fast was somewhat verified by observing

the small number of ears left in the railroad parking lot on various

GMPAL

The general character of the residential sections of. the town are quite pleasant. The homes are well taken care of. This combined with the undulating terrain tends to make the Cohasset an attractive

town. The harbor facilities, beach, summer theatre, and similar facilities have attracted to the town a certain amount of sumer tourist trade.

Xuch of the land is held in large estates whioh are now in the process of being broken up.

There are no hospitals or sanatoriums in Cohasset but clinic service is provided. Also there are no museums or movie theatres.

There exists an adequate supply of gas and electricity utility serviees. The water supply will have to be increased to meet future expansion but it does not present a difficult problem.

TOWN PROBIBMS

The town has a planning board but as of the present no soning building laws. A resent attempt to pass soning laws was defeated by a olose margin.9 The town has relied upon the istance from Boston and a certain amunt of control among landholders to regu-' late property uses. In view of the rapid southward expansion of the Boston Ietropolitan Area this uncertain control is inadequate. Cohasset needs to have a good system of omning laws in the inue-diate future if they are going to preserve the qualities of their tn. 9 *Town of Cohasset, Annual Ieport," pp. 23-49, 1954.

One of the major problems the town has to correct is that of sewage disposal. There is no comprehensive sewerage system pro-vided for the town. The disposal is largely done on an individual basis by the use of septic tanks and cesspools. Where a flush system is provided the sewerage is emptied into the tidal inlets. This has resulted in the pollution of James Brook and of the inner

harbor,10 This condition requires immdiate attention. In the Annual Report, Town of Cohasset, 1953 the following statement was

made, "The Town was directed by the 8tate Wealth Cosissioner in

November 1948 to take necessary action to prevent continued pollum-tion. Competent engineering surreys were made, and the estimated oost based on figures as revised in 1951 was $385,000." lA view of the increasing population the town has no choice but to install adequate sewerage facilities.

The existing civic buildings are inadequate for the town popa-lation. In addition they are widely dispersed and therefore present no logical focal point for oommuity gatherings.

The present comereial facilities are probably the worst single feature of the town. The buildings are largely composed of residences which lave been converted into stores and offices by the addition of false fronts, show windows, and other superficial methods. There is no logical traffic pattern nor any provision for adequate parting.

Both the existing oommercial and civic facilities are discussed in detail in the next section. A phLotographic survey was made of the town center and is included in this report.

10 Atuanya, op. cit., p. 5, see alsos "Town of Cohasset, Annual Report," 1953, p.

24.

-18-PIAN 0 CWLER_-"W"K

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The existing commercial center is at v Y-intersection formOd by Elm and South Kain Streets. On both sides of the center are high bluffs. On the North the land rises very rapidly from an elevation of 20 feet above sea level to an elevation of 50 feet above sea level. At this elevation it forms a small plateau with

an average width of 80 feet and a length of 600 feet* From this

plateau the land slopes away gradually to the North. On the South side the change in level is more gradual finally reaching a height of 60 feet above sea level. The land then slopqe down at a steeper grade until it reaches a level of 20 feet above sea level again at the railroad tracks. The commereial buildings are on both sides of the streets forming the Y-interseation; in the triangle formed by the Y and Brook Street; on the East side of Brook Street; and along Wain Street to Depot Court. In addition there are a few comercial buildings near the railroad station.

Directly to the Northeast of the comercial buildings is the town common bounded by North Main, William B. Long, and Highland Streets.

This common fulfills the best New _{England traditions. In his book,} A Brief Sketch of the History of Oohasset, Xr. Howe writes the

fol--loving description of the common, "The central feature of Cohasset town life is the old common, more than a quarter mile in length, well shaded by elms and with an attractive natural pond. Two old churohes dating from 1747 and 1824, together with the town hall, form a nueleus of

-Ia

publio buildings, and the dignified stone tower of St. Stephen* Church conoands it from the adjoining rocky hill.

The surroundings of the Comon consist of dwelling houses of the old type; six of tins bear dates in the 1700's and several were built by old sea-captains. The aspect of the whole scene is one of quiet dignity and beauty, unsurpassed in assachusetts." 11

PUBLIC JUILDINGS

A survey was made of all the public buildings, Ihe results of this study are listed in Table Io on page 21 . All the church build*-ings are in excellent condition with the exception of the small

building in front of St. Stephen's Church at the Southeast end of the comon. This building is already in the process of being re-moved.

The Police Station is located directly Southeast of St. Stephen's Churoh on the side of the North bluff. This building is in poor condi-tion and has inadequate facilities.

Two structures to the Southeast is located the Historical Society Building. This building is preserved as a historical example of early

American homes. The Cohasset Historical Society conduets its tours from this building. The house is not as old as some of the hoses on the commn-dating only back to 1840 while many of the homes on the common were built between 1700 to 1800. Ro*yrer this house has a quiet dignity which Is representative of the best work of its period.

CIVIC BUIIINGS

The present community center is located in a residence on the west corner of the intersection of North Main and Depot Court. The facilities are inadequate but the building is in good condition and serves to define part of the town oommon.

The railroad station is located at the Southwest end of Depot Court. The railroad has leased most of the space in the station for commercial use.

The social service department is located in a residence on the Southeast corner of the intersection of South Main and Brook Streets.

On the North corner of the common is located the town hall. This building will not be adequate for the increased population. However, the building is in average condition and serves to define part of the space of the common.

The waterworks' office is located in a residence on Elm Street. This office is at a considerable distance from the town center.

The Public Library is in average condition but will be inadequate for the future population. It is situated on South Main at an incon-renient distance from the town center.

The terms under condition in Tables II and III are operational terms and may be further defined as follows:

Poor--should be removed Substandard--say be removed

Average-may be rmoved if necessary Good-should remain.

- J

Further reference is made to the Existing Land Use Plan and plan Relative Value of Ezisting Wuildings in the section devoted to photographs of drawings.

TABin II

Survey of Ezisting Public Buildings

Type of Building Church church Church-St . Stephens Parish Bldg. St. Stephens Police Station Historical Society Community Center Railroad Station Soe ial Service Town Hall

Water Works Office

Public Library Condition Area Good-Historical value Good-Nistorical value Good-Historical value Poor Poor Historical value-R* Arerage-R Substandard Poor-R Average Average-R Average-in Square Feet 2,520' 3,600 5,208 850 1,360 640 3,310 1,160 540 8,420 1,230 6,480 *Note: The i after condition indicates that the building is a

modified residence.

COREIAL BUILDINGS

A survey similar to the one made for public buildings was also made for the commercial buildings. The resalts of this survey are shown in Table III on page ZZ # The commercial buildings are in worse condition than the civie buildings. With the exception of five

buildings all of the commercial buildings were found to be substandard (may _{be removed) or poor (should be removed). The decision regarding} these buildings was based on their condition, ability to serve their respective functions, location, appearance, and historical value.

The five exceptions were given a rating of average and are as follows. The beauty shop located on Elm Street, The bank situated in the triangle formed by South Main, Brook, and -8m Streets, Of the f five buildings this is the only masonry struoture. The Pod Lion Inn located on South Main. The building on the South corner of the inter. section of ain Street and Depot Court. This building contains a drug store, newspaper, post office, and real estate office, The fifth building is an appliance store situated on Ripley Road on the opposite

side of the railroad station from the center. Of the five buildings the bank and the appliance store were the only ones designed for their specific function--the others being modified residences. The appliance store is at too great a distance to function properly as part of the conmercial center.

TABL III

Survey of Existing Commercial 3nildings

Type of Business Appliances Bank Bank Barber Shop Beauty Shop cabinet Work Car Dealer-Ford Car Dealer-Plymouth Car Dealer-Used Cleaners

Coal and Gas Dress Shop Dress Shop Drugs Drugs Condition Average Poor Average Substandard-R Average-R! Poor-l Substandard Poor-R Poor Substandard-R Poor Substandard-B Substandard-R Average-R Poor-f

xAistin Area Subtotal

1,780 1,780 840 .. 1,900 2,740 400 400 700 700 1,320 1,320 8,210 .. 2,000 .o 1,065 11,275 830 830 392 .0 $64 ... 798 1,662 800 ... 2,120 2,920 M M i -'.

TABDI III (Continned).

Type of Esiness Condition Existing Area Electric Applianoes Filling taton-Garage Gift Shop Gift Shop Gift Shop Grocery Market Grocery Market Hardware Hardware Jewele r lawyer's Office Liquor Store lwaber Yard Newspaper Post Office

eal Estate Office Real rstate Office Real Estate Office pestaurant Restaurant estaurant Sports Wear oodorking Snbtandard-R Substandard Substandard-R Poor.B Substandard-R Poor Poor-Ri Poor-R Poor-R Poor Poor Substandard-B Sabotandard dierag-R Average-R Average-R3 Poor Substandard- 8 Substandard Substandard Average-B Poor-R Poor 2,310 1,900 1,712 600 1,580 2,000 1,000 2,160 5,150 1,100 510 660 1,520 2,580 700 432

200

NOTE: The R after Condition indicates that the building i a modified residence.

*This area for gift shops is highly unreliable &s living quarters were internind with stores in all cases.

The existing roads servicing the town center are all local in

nature. They are adeqvate to aarry present traffic and could handle a moderate increase without difficulty. They are all improved roads in good physical condition. The principal road is Main Street. In the center of the commercial district Elm Street, serving the resi-dential Section between Cohasset Harbor and Little Harbor, joins ain Street. This junction forms a bad Y intersection which should be corrected

Onoe traff-i enters the commerial area congestion oours. Parking space is inadequate and in an attempt to alleviate this cars are allowed to park diagonally. This restricts street width

vntil it is inadequate and motorists have to stop and wait for cars entering and leaving diagonal parking spaces.

There is a large parking area between the backs of the stores on Main Street and the railroad tracks designed to serve the ao--mutors. At first one would think that cars cold park here for

shopping. However, upon closer examination it was found that the area serves neither the commutors nor the shoppers. The ailroad Station is aceross Depot Court and at a considerable distance from the parking area. The result is that most commutors instead of parking in the space provided, park along the Railroad right of way as close to the station as possible. The shoppers will not use this space for two reasoans. The first is that the distance to the shops is excessive. The second reason is that the backs of the shops permit no passageway through and visibly present an extremely poor appearance. This parking area was observed over a period of several days and it was only used to about one third of its capacity despite the fast that at the same time there was a lack of parking space in front of the stores. It was further observed that the few cars parked here were not those of shoppers but apparently the oars of commuters who could not find space closer to the railroad station.

--ANEW 4& YA,.V'' . A 4i 01M 4e4

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PROEDURE

In order to determine the required store areas the only logical guide is the potential consumer market. Too many stores have ap-proached this problem with little or no realistic planning. The

following statement was made in a survey by the Department of Com-meroe,"Relatively few of the operators of the new stores had at-tempted specifically to analyze their opportunities for

success-fully operating the establishment. Typically this explanation was given as to the reason for operating the store, "I wanted to operate a business of my own, this location was available and looked pretty good, so I started out." Not even a cursory examination had been made in most cases of the extent to which new industries had come into the community, or of the changes which had occurred in popula-tion, general purchasing power, and buying habits. Stores soundly located appeared to hav* been so located by accident as much as by design. One fifth of these stores were so poorly located and financed that liquidation seemed likely within a year."12

The average citizen too often accepts these large numbers of store failures as a necessary evil of competition. He further rea-sons that this competition lowers prices and thereby increases his buying power. He is correct only to the extent that a reasonable amount of competition prevents a monoply with its frequent higher prices and tends to give the consumar a wider selection.

12 "Small Rstail Store Mortality," U.S. Department of Commerce, June 1943, pp. 35-36.

An entire chain of related events occur when a store fails.

First of all the store operator loses his investment, perhaps has

to go into bankruptcy. The wholesaler and other distributing agencies lose a source of income and probable back debts incurred by the store. The real estate owner loses back rent, and certainly must look forward to a period of vacancy and the cost of renovation for a new tenant. The conunity loses by unsightly vacancies and eventually by a devaluation of surrounding property. Finally the city loses a source of tax-income. These losses are compensated for by distribution over the general price level, thus raising the general consumer prices. 13

In contrast to this a well planned shopping center designed to accomodate the existing market assures the store operator a reason-able income, the real estate owner a streason-able investment, and the con.-sumer a wide selection of merchandise at reasonable prices.

In order to find the types of stores and their respective floor areas which the community will support the general procedure listed below was followed.

1) Oalculate the probable average family yearly expenditure. This figure will indicate the amount spent per family for merchandise and services, it does not include taxes and savings.

2) Compute the town's total expenditures by multiplying average family expenditures by estimated number of families in Cohasset.

13 Stein, Clarence and 'Bauer, Catherine, "Store Buildings and Neigh.-borhood Shopping Centers,"

-29-3) The only available income figures are from the 1950 U.s. Census. The consumer price index for 1950 and for now should be compared to see if any adjustment is necessary.

4) Secure percentages of major category for the average family total expenditures for the area under study.

5) Estimate the percentages of major category which will be spent in the community, neighborhood, and central city.

6) Secure percentage figures for further breakdown of major category percentage. For example _{the major category "Household} Operation" may _{be further divided into laundry supplies,} dry

cleaning, laundry service, postage, and tools. A complete analysis of expenditures is necessary to determine in what stores and in what percentage the family expenditures will be spent.

7) Apply item expenditures to major category dollar totals. 8) _{Allocate item expenditures to various facilities.}

9) Summarise item expenditures allocated to the respective faci-lities.

10) Check dollar totals for the facilities, reallocate if neces-sary, and determine the total area for each type of facility,

11) Calculate areas for each individual facility.

12) Compute total areas required for all facilities and allocate parking areas.

This procedure _{is similar to the method suggested by Robert I.} Lillibridge14 _{The procedure was modified to fit the existing problem.} 14 Lillibridge, Robert Y., "Shopping Centers in Urban Ibdevelopment,"

-30-The statistical information was compiled from the U.S. Census Bureau and the Bureau of Labor Statistics, United States Department of labor. These sources conducted comprehensive surveys and their information is very reliable.

ANA LSIS

The population of Cohasset in 1950 was 5,751 persons. In the same year the total numbor of dwelling vuits was 1,268. The follow* ing is a breakdown of the dwelling vatts in 1950t

Total Dwelling t 1,268

ower oocupied 80 73+6fu

Rbnter ocoupled 289 22.8

All vacaut 172 15.6

of Bmu

One delling =It 1,152 89.5%

fte dwelling wait 112 0.8

Three or mere 24 1.9

Aesuming one family per ocotpied dwelling unit we have a total of 1,096 families. Dividing the total population in 1950 of 3.731 persons we have a figure of 3.4 people per family. This oorresponds to the commonly used figwre of 3.5 people per family for the Boston Netropolitan Area.

-31.

In 1950 the median Income for (Ohasset was #2,146 as uenpared

to the median inmome for Boston of $3,028.15

Prom the surrey made by the U.S. Dept. of labor, Bureau of

labor Statistics for the year 1950 the average expenditure for current consumption in Boston was $4,500 per family.1 In the

same proportion as the median incomes this gives the average

yearly expenditure per family for Cohasset equal to $5,050. It

is realised that this figure is only approximate but due to the

proximity of the two areas it is felt that it is sufficiently accurate for this kind of a Surrey. There are so many possible variations which ocsur in even a more detailed study than this that the result can only be a carefully thought out approximation. The results obtained from these figures were checked in later oal'. oulations by several different methods and in all cases agreed within a very small degree of tolerance.

Based on this average expenditure per family of $5,050 the total yearly expenditure in 1950 for Cehasset would be $5,050 per

family times 1,096 families or a total of $5,50,000.

For the purposes of this study the analysis is made for the ultimate estimated population of 8,400 in 1980. However, this

figure was raised to 9,000 and the yearly average family expendi'. ture was increased from $3,050 to $5,500.17

1b _{Note: Thes figures were all obtained from the Department of}

Commerce, U.S. Census, 1950.

18 ,,amily mo, _{txpenditures, and Saviogs in 1950," U.S. Dept.}

of Labor, Bureau of Labor Statistios, 0. 17.

.. 52a

This was done for several reasons. Cohasset attracts some tourist trade in the summer and this is certain to increase the retail sales. Purthermore, in view of the town's proximity to Boston it was felt that the population estimate was conservative. Also the increase in population of the commtors will probably rctse the income figures slightly.

The consumer price index for 1950 and for Pay 1955 shows an

increase of 9.f 18 However, it was thought to be conservative to

assume that the relation between income and purchasing power would remain constant.

Therefore, assuming the yearly average family expenditure a constant value of A,500 there will be a total expenditure for 1990 of $3,500 per famitl times 2,650 families or 19,260,000. The number of families was based on the figure of 3.4 persons per family pre-viously calculated.

In 'able I the major categories are listed as percentages of total yearly family expenditures. hile these percentage figures are for Boston they are assumd to he approximately correct for Go-hasset which is in the Boston letropolitan Area. As a check on these percentages the city of Barre, Vermont, which falls in the same popu-lation division as Cohasset, was selected for comparison. It was found that the percentages closely agreed. (See Table IV).

18 "Gonsumer Price Index," U.S. Dept. of Labor, Burean of labor Statis-tics.

TABLE IT XAJOR CATRGORT

Peroentage Distribution of Expenditures for Current Consmption, Boston, Massachusetts. (All Families)"9

NOTE: City of Barre, Vermont included for comparison.

BARWB,

ITES fER CUT SMTOTAL T,

Present Expenditures for current

con-sumption 100 100

Housing 13.6

Fuel, light, refrigeration, and water 5.3 23.2 23.3

Romeshold operation 4.3

House furnishings and equipment: total 5.7

ousehold textiles .9

Furniture 1.5

Floor Coverings .5 5.7 7.7

Kitchen, cleaning equipment 1.18

Miscellaneous 1.0 Food 31.5 31.5 31.4 Alooholic drinks 1.4 1.4 3. Tobacco 2.3 2.3 Personal Care 2.5 2.3 2.1 Glothing: Total 11.3

Women and girls: total 5.9

Outerwear 3.1 11.3 10.5

Underwear and nightwear .8

Hosiory and footwear 1.3

Hats, gloves, accessories .7

Men and Boyst total 3.9

Outerwear 2.3

Underwear and nightwear .3

Hosiery and footwear .8

Hats, gloves, accessories .5 Children under 2 years: total .2 Clothing materials & services; total 1.3

Medical care 4.7 4.4

boreation and reading 5.6 5.7

Education .7

Automobile transportat ion 7.5 10.

Otber transportation 2.4

Miscellaneous 1.4 1.0

19 "Family Income, Expenditures, and Savings in 1950." U.S. Dept. of labor, Bureau of Labor Statistics, pp. 19 and 3.

In a survey entitled "The Boston arkest* prepared by the Boston Globe, the total retail sales for 1950 in the Cohasset area were listed as $1,941,000.20 This figure is 58% of the

total yearly expenditures of $3,340,000. Some of the total ex-penditures would naturally be spent for itetms which wouldn't be

sold in commeroial facilities, for eiample, rent. Therefore, this indicates that over 604v of the total comercial

expendi-tures are purchased locally.

In Table V the respective percentages of iajor categories that would be spent in the eomimity, neighborhood, and central city are estimated. These estimates are based on a survey of local oonditions and upon standards and procedures outlined in the books listed in footnote.21

20

"The Boston Market" prepared by the Boston Globe.

21 LIllibridge, op. oit., pp. 137.460; _{see alos Ballion, "The} Ur-ban Pattera," pp. 291-301; and Baker and Pamaro, "Shopping Cen-ters," pp. 17-20.

-35-TABIE V

MAJOR CATEGORIES OF EXPMDITOUI AND ESTIMATED PEER1TAGES SPUNT IN

Peroent of lstimated Percent of Total Expe-- NAjor Category Upon-diture.nrnual diture Spent in Shop.-Eajo Catgor Insns png euters

Community Neighborhood Ciavval ity

Nousing 3.- 50 50

foul, ight, refrig.

and ater 5.5 - 40 60

Rousehold Operation 4.5 55 40 5

Houee Furnishings & Equip. 5.7 30 10 60

Ftod 31.5 60 15 25 Alcoholic Drinks 1.4 60 20 30 Tobaaeo 2.3 55 20 25 Personal Care 2. 65 10 25 clothing 11.5 60 0 40 Clothing Wterials and Services 1.5 60 10 30 Xedieal Care 4.7 20 10 70

Toereation and Beading 4.6 40 10 50

Education .7 !5 15 50

Auto Transportation 7.5 25 1 60

Other Transportation 2.4 0 0 100

--56--Under each major category there are many items which will be purehased at various types of stores. In order to determine

the number, site and types of stores this major category mat be broken down into its component parts. In Table VI the major

eategories are divided into their sub--parts which are listed as pereentages of the major category. The facilities at which thewse items will be purchased are also list4.22 Items which will not affect the comeretal center, such as telephone bills, are not listedb

-- U

TA)IB TI

ITWS AS ?=TAGES OF EAZ01 CATYGORINS OF BXIPNDITU8 AXD)

FAOILITIES AT WRICR IT IS ESTIVATED THE ITEMS WILL VE SPW.T

Major Category Pereent of Failities at Whioh

and Item hpapn- Eajor It is estimatet Items

diture. Category. Will 30 Spen

Household Operation

laundry Rupplies 11. Gen. Edse.

Dry Oleaning 23.4 Cleaners

laoary Serries 13.0 aundry

Postage .5 Post Office

Toole .et Hardware

Rousefarnishings & quip.

!fousehold Textiles 15.7U s

Farniture 26.3 Frnituxe

Floor Covering 8.8

Kitchen Cleaning Equip. 31.6 l G. Udse.

miscellneus 17.0 AS I

Food

At Home

Away from Rome

84.25 15.75

Gr0 a, t. 5kt., akery

Liestauranit

Aleoholie Drinks 100.0 Tavern, Liquor Store

Tobacco 200.*0 Drmg Stirmol MA2ket.

Personal Care

Nieu 28.99 Barber Shop

Towun 16.T2 beauty Shop

Toilet Articles 54.24 b ua Stor %m Gem. IAe. Clothing (Women & Girls)

Outerwear

Underwear & Nightwear Hosiery & Footwear

Hats, Gloves, Aacessories Clothing (Men & Boys)

Outerwear

Underwear & ightwear Hosiery & Footwear

Hate, Gloves, Accessories Children Under 2 27.4 7.1 11. 6.2 20.3 2.7 7.1 4.4 1.8 Clothing Store

" and $hoe Store

* Stoee

Clothing Store

" and Shoe Store

" Store

Glothing Vaterials & Service 10.0 Gen. Ase r

53diCal dare

al

11edical Services 84 Physician, Dents* Heop.

Drugs 16.0S%

feading and soeion M

Radios 6.99 G04 N.4.

Television SotS 16.54

Television Hpairs .78 Fopair serrioe

Novies 28.95 Theater

Toys 5.44 Gen. Els

Sporting Goods 23.01 Sports 3quip. Store Newsppers16 PhyNeicano, _DraRSor Den~ t omp

10M.91Msea. IN B A.

25 ")slative Importanoe of Items in the CI."

TABIA VI (Gentinuet).

ITM A3 PEROENTAGEs OF 1 JOR CATGO.RIES OF EXPENDITUJS AND THE

FACILITIES AT WICH IT IS ESTINATED THE ITEMS WILL 1E SPENT

Yajor Category and Im Expen-Percent of ajor Faoilities at Which It Is Estimatet Itoas

diture Category Will Be Spent '

Education

looks & Supplies 24 Bookstore, Sohool

Tai t Ion 76 School

Auto Transportation

New Cars 24,00 Car Salesman

Used ears 15.00 Used Car Dealer Tires, Gasoline & 25.16 Gas Station

In Table VII the anual sales per square foot for the various type stores is estimated. These figures were based on studies in

books listed in footnote.24 Since the estimated gross annual re-ceipts per store are already known, the total area per facility can readily be calculated. Then the number of facilities for each mate-gory was decided upon and the required area distributed to the indi. vidual shops. Where gross annual receipts were large enough more than one of the same type store was indicated in order to provide competition. owever, stores were kept to a sise sufficiently large to permit foconouioal operation.

A sample calculation for the entire procedure is as followst

Food

Estimated spent

Ya4or Gategog Total Pamily Expenditure in

Oenter

31.5 I $9,260,000 I 60%

4#1,760,000 annually spent on food.

Location

%

At home 241,700,000 X 84.26% m 1,472,000 Away from home 4$1,760,000 X 15.75 a 278,000

Food at Market = 1,472,000 Tobaco at Nkt a 37,000 Total 1 509 000

Dollar Sales per sq. ft. Grocery 1946 a #72 Dollar Sales per sq. ft. Market 1946 = 194

Assume median valve $83 Price index factor = 114.3

%*a,%a 1.57

Present dollar sales per square ft. = $83 X 1.57 = $124.

Total Area for facility = $1,509,000 divided by $114 per sq. ft. n 13,200 sq. ft.

TABIE VII

FACILITY AND AREA ESTIXATE

AVERAGE EXPENDITURE FOR CURNT CONSUMPTION $3,500 PER FAXILY 2,650 FAILIES; TOTAL POPUIATIOW OF 9,000 PERSONS

Estimated No. Gross Annual

Bseipts Area In Square Ft. Per Store Total Area For Faoility Annual Sales Per Sqvare Foot Groeery Drugstore Iaundry & Cleaning Gen. Ndse. Auto Trans. New Cars Used Cars Tires, Gas, Oil Barber Shop Beauty shop Package Liq. Clothing Women,gi risa Nen & Boys Children un-der two Sports Eiquip. Drs. Dentists Books, Stat. I Fraiture & I Applianoes Post Office 1 2 1,509,000 3 278,000 176,600 137,600 1 188,200 41,700 26,000 43,600 40,000 23,200 45,400 335,400 224,000 11,100 47,750 51,200 5,450 55,600 1,100 6,500 6,700 3,000 3,000 5,800 2,240 3,000 3,200 2,486 plus full basement 1,500 1,000 4,040 800 740 690 1,600 4,191 2,700 560 540 600 Combine vith Gen. Edoe. 1,570 plus full basement

1 Add to Women and Girls' Store Area. Add to General Nerchandise Store Area. Facility 13,200 11,800 2,240 6,200 1,500 1,000 4,040 1,540 690 1,600 4,060 2,700 1311 560 1,140 1262 1,570 $114. 23.5 79. 22.2 80. 27.4 26.0 10.8 26.10 M8.60 28.50 82.4 83.2 85.0 85.0 45. 43.4 35.4 600 - -

0-

-41-TSuJdifE

Of the stores listed in Table TII all may be grouped in a common commercial center with the exception of the items under auto transport.

It is felt that these should be adjacent but not in the center. The medical offices may be located on the upper floor above the stores. This then gives approximate area requirements as follows:

Total Area Shops a 49,377 sq. ft. = 1.14 acres Parking at 4 to I = 4.56 "

Circulation, Service & Setback

a .25 X 5.70 = 1.42 "

Total 7.12 "

Separating the existing commercial areas from such items as real estate offices, banks, auto agencies, lawyers' offices and similar establishments we have a total area for existing shops of 28,856 sq. ft. Included in this figure is 980 sq. ft. of the total of 1,980 for gift shops. This was estimated _{as area used for actual selling while} remainder was used as living space.

Thus we have an increase in shop area of 59% for an estimated population increase of 58%.

A further check is afforded by the book, "Planning the Neighbor-hood," published by the Public Administration Service.2 5 _Their

recom-mendations for _{parking, gas station (which they include), and setback} allowance were used in the calculations. _{The results were a total of} .59 acres _{per thousand persons which compares to their recommended} figure of approximately .60 acres per thousand persons.

1 _{"Planning the Neighborhood," Public Administration}

Service, pp. 50-52.

-

-42-Further study of the existing comercial facilities as compared to the proposed facilities shows that while the percentage increase is very close to the estimated population increase there is a consi-derable variation between the individual stores. Some shops show a large increase in area while others actually decrease. This indi-cates a lack of balance in the existing faoilities. Listed below is a oonparison between the results of this analysis and the existing facilities.

TYPE OF SHOP EXISTING PROPOSED 1980

Drugs 2,920 ft. 2,240 sq. ft.

Restaurants 5,692 11,800

Barber Shop 400 1,540

Cleaners 831) 6,200

Women & Girls Clothing 1,651 4,191

Ren and Boys Clothing 2,700

Liquor Store 550 1,800 Appliances 2,310 1,570 Hardware 5,290 General Merchandise 2,486 Beauty Shop 700 690 Jeweler 1,100 Grocery 3,800 13,200 Sportswear 800 560

In the next _{section of this report further slight modifications} are made to these figures based on a field survey and interviews with shop owners. Also provision is made for special services such as banks.

Since the total area figures in Table _{VII are based on the} popula-tion the requirements at any particular time can easily be detemined. The population could be read off the population curve and a proportion set up ihich would give the approximate requirements for that particular time Those figures would need some adjustment but would be accurate enough for estimating.

i

3

7

-44-SITE G2UPING

The present commercial center is located in the approximate center of the various residential developments (see aerial photoq graph, frontispiece).

There are several large undeveloped areas which will beoe new residential areas to accomodate the expected population in-crease. These areas are located at varing distances from the existing center but are so arranged that the existing oomvoial area is approximately in the center of the group.

The existing facilities are in sush bad shape as to function and physical condition that they are already a potentially blighted area. Therefore, it was decided to locate the now developent in approximately the same location as existing facilities and by a system of staging evolve a new civic and commercial center for the town. This has the double advantage of preserving the central lo-eation and of redeveloping a potentially bad section of the town. Also by using the land already in commercial use for similar do.. velopment the real estate value and Incom the city derives from taxes will not decline but will be substantially increased. In the article "Shopping Centers in Urban lbdevelopment," 3bbert K.

Lillibridge wrote, "The consideration of proposed land uses in an area to be cleared of blight may well emphasise as the prinry re-quirement that the reclaimed land should fulfill the highest possible function consistent with the strategic position it often ocupies.

.45-Unles this is the approach, in respect to both esonomies and social fustias, blight may ocur again, with its attendant expense to all in the urban eomuity."26

3y using a staging system of developnut the new buildings will be added only as needed and the old buildings can be reaed in the

order their condition dietates. By having the new development ad-Jacent to the existing comrcial area the old buildings can be used in conjunetien with the new eenter until it Is tie for them to be replaced.

The existing village oemon was observed to be one of the finer features of the tova-having a fin natural beauty ant a historieal

value of its own. It was therefore decided to keep this area exaetly

as it is with the possible exception of see landscaping. the

exist-ing town hail is one of the buildexist-ings which defines the town omman. This building is inadequate to serve the expected increase in

popula-tion but it is in fair eondipopula-tion and plays a large part in giving the

eomen its character. It was therefore decided to preserve this

building and develop a new oivio group to provide the needed additional earviees.

It was felt that there should be a tie in the form of a green

belt between the new development and the existing comon. This tie would form a visaal and physical link unifying the thole area.

Sine sme of the

eivie

on in

the cowmen it was decided to loeate the new civic area as close to the

comon as possible. Therefore the area to the Stth of the inter.

section of Vain Street and Depot Court was selected as the utte for the main civic buildings. This area is now Voupied by comercial

buildings and by the commuter's parking area. In addition to the

fact that this site provides a close tie to the existing civic area there are several distinct advantages for its proposed use.

First

the area is too small to provide any kind of a comercial develop. ment--being bonded on the Northeast by the high bluff and en the Northwest by the railroad. If it was used for parking for a con'.

mercial development loosted further to the Northeast it would pre'. vent

wV

the need for the civic development will depend on the population in'. *rease and is less acute than the commercial requirements Which re-quire immediate attention. This assits in the staging process s the existing stores will remain until replaced by the new shopping *enter, then as this area begins to open up the new civic buildings will be built. Finally the location in this area of a low ecnteur

area of 10 ft. (the general level being 20 ft.) suggested the pew'

sibility of a relatively large scale water treatment which would be fitting with a civic center.

Since pedestrian traffic would approach the ceomareial area from several directions it was felt desirable to design the shopping area as a bridge between the two high bluffs. This made it possible