PVPC_West_Street_Study
WEST STREET NEIGHBORHOOD DESIGN STUDY: Existing Conditions Assessment
& Recommended Design Goals
Pioneer Valley Planning Commission
This study consists of a site analysis and inventory of land uses and dimensional features, as
well as a review of architectural styles and historic structures. The Existing Conditions
Assessment & Recommended Design Goals includes a brief analysis of current design and
land use characteristics, as well as a recommended set of goals to consider for future design guidelines.
Context Analysis
—r-> ~ — — ---~. .~~ ,~~ t::, ,_ Qy:: :` tr ,~ ~-- ~-
~ additional ~ •~ : ~tde`~r°~rtti "--d.,agr`een s~1`~e~ ~~ -~
~~• ' °'~ -
i ~ neighborhood ~ seprr ~tëd from side~!a k ~
~ ' ~~~-~•
~ ~~ ~ .a ì ~
point business ~:^ " ""
x~~ _.Visual focal ,k ~ ~~~ ~f ~;~: ~•,,,,..,,:
• ~ from downtown _ _ ~G, ~ ~ ~ ~. _ ~~
'.i~ -- _•^~~s~~~►. ? +
~ , ~ ~ P~, , ~~` ~~.v
a dise ~ ~ 1 ~, ` ~ ~ ' ~' ~ ; ~ ~~+4~...~ - ~,~
P ta ú ~ '` y ' "• ~ J ~ ~~ '_ ain Steet-~~~ ` ` ;~
J
POn ~ ' ; ~ ~ ~ ~y~~g14:~Lee~-- ~ '.- e
•"'9~ . ' ,~° ~
:. ~~ ~
~ ~ . ~~ ~ - ~ ~ ,~~ I
? Colk ge , ~
-. . ~ ~ \ n1iLh ~ _ . ~ ~ ~ í~
~ „,..\` `~~' S Campus !y +~ ~ ~ ~` .+S,l u R ~ +
~f ~ . ` . I i ~ `, , {'
,'",..N'~ ~,~~~~: Y~~~ ~~~,<_~ -~, M
III.; ~ ~ ~ " bt~ ¡~~~ Pt', ~ 6 ,~ , _
~ ' %~~ el'U'OL1 ~O~~u '.0`.~ 1? ►_ ~~ ~~ ~ ~ IF~ ~ ~
I ÿ~~ D ¡, It ~. ~ ; f ~~ •lilt , ` _ ' - - - ~ s -.
*,,~ ! ~;+~ ~ otd `~ , ~ ~ 1 y 9 € ~ ''
+V~i{ : ~t w~ \\ ~U, ~ _ _~~,~`'' II0., ` ,' , , ~ ~ ~ Bi k e"s p a t i
~
l'A ~ 42~ ~\ ,% L~~~ (Ieá ~ s''' 4a ~~ ~ ' paLking ~ ! -4.....:4W^"~~0 d own t ~~
~ j ~ \ CeL . i . GaLa~?` _ ■ ' ~ , r.._
~ ~~~ '
, ~ al n and I,' . . ,~ ~ I _ ~~ ~ ik i• r ~R:
•' . i visU ecti~ ~ .4...ti ~ .- ~ ~ ~ ,
Stron9 an conn ~ ~`' s •~ ' ''' ♦~ ,', ~~ _ ~, ~. d nsi ty ~ ~~.:~: ;
•edest ,. r7 A~ •
, .. ti •..; ■ , - ~,~d~n~tia1, ',~ ~~
p , , . x,~ ±~ ~ - . :~n. --~ ~ ~.~ , "~~ connect~t~°i~ ,~r~,• Ito .et ), v~ ►.~,~e~~' ~ ~ ,' y~ es!t S~°regt ~~:G ~` ~°.>
\ `'. ~ ~ ~ , ~ ~ -r ~ ÿ i k e 'a t '
~^ \` ~ `~ ,,~ • Q~~ 1e / '~ ~6. }. ~ ~. ~ ~°` ~~1 ~"
* L . r ,`~ ,\~CY ;~~ ~5 ~< ~ 1. ri ;r.~, s~lé+ ~ ~ ~ ~ ~.~
ti" ;.r rcte-rl- ~~~ ~~-~ ,~~ ~,~ ~ ; jib ~
?~' c h a a • Z 0 ~ ~ : ~ ~ Po-~t t i a t'~r'Lk~ ;, . , ~, ~
eet ate ~ ~> . ~~~;~
~~~ tr equ s , ' ~ti. Wea k connect i on- to to p~t~conn~bi on : _Y.
~ ori ent 1 anes i n de setba~ evel "•~• bi ke path and *Irk `~ +,~° .r!'~~
jlphicl• ~`. e w alk ~ ~. ~ . ' erri '~ ide lks, dew ''. ~ , t~ "~;. iuil~' ~
dUe~tn cross~p ove side *~4^ n '~ é. \,\N ,,,0~ ~ ~ '. ~ k á. ~~
~ r7i a set ab wntow .~~~ ~ .3! ô ~Q ~cCCrans' A ~s.
den ~~.eremoraarSA*
1e$tn9S'bu} ~►~' r~mary ~ Ni l l res "• ,.' .\t- ~a~~ ~ ~ ~ a ~ '~ ~ ~
p w
~, H o 5 •p 1 t a 'le .0 ,`0 PIK,~,+[ 4(~ ~~ ~
~~ — — - ~~..~~etiîWs~;~` _ ~ . ? ~.,~ ~. . -~- A. _.•._ til ~~~~ ' ~ ,. ~ ;
~ ~ ~ ~ ~ no
WEST STREET NEIGHBOR HOOD DESIGN STUDY : Existing Conditions Assessment
& Recommended Design Goals
Pioneer Valley Planning Commission
Land Use and Design Characteristics
West Street is identified in the Sustainable Northampton master plan as a Traditional Neighborhood Development area. The Plan describes Traditional Neighborhood
Development areas as places that can accommodate the vast majority of new residential
smart growth development. The Plan also embraces the use of design standards to ensure the qual ity of these new developments.
West Street is the spine of an historic yet changing downtown neighborhood that that is
adjacent to the expanding Smith College campus and that connects the mixed -use Village at Hospital Hill development to downtown Northam pton. For these reasons, the West
Street
Neighborhood has been chosen as a critical area for adopting design standards to ensure that
future developments are of high quality, are compatible with the existing neighborhood, and are consistent with the city’s future vision of the neighborhood.
The West Street Neighborhood currently has a mixture of uses, approximately 260 residents, and a small, walkable commercial area that rounds the corner of West Street and Green
Street. This project seeks to build on pre vious efforts to assess and determine the
appropriate character for this area, including a 2005 Community Workshop and Recommendations developed by Goody Clancy. The Appendix contains a summary of the key observations
from the Goody Clancy study.
Context Analysis and Discussion
The Context Analysis shows critical conditions in and around the target neighborhood. The
gateway to West Street, with Smith College on one side and Forbes Library on the other,
creates the impression of a rural estate, with extreme ly wide landscaped setback areas in front of massive, formal buildings that look down upon the street. Pedestrian access
to the grounds of these properties is limited by metal fencing in front of Forbes Library and a line
of hedges in front of Smith Colleg e. Wide lanes and wide setbacks all along West Street further contribute to the vehicle -oriented nature of the street, and there is little
street
the previous Green Street/Smith College Ad Hoc Working Group priority design principles, which included smart growth development, mixed -uses, and integration of Ford Hall with
the streetscape and neighborhood. This document proposes that this “green” district be compri sed of two parts: a slightly expanded mixed use commercial district, and a mixed use
residential infill district.
The near completion of Ford Hall, Smith College’s new LEED Certified science and engineering building, offers a critical building block for future West Street development.
This new building will help create a high volume pedestrian route along Arnold Street
between the campus and the parking garage, as well as downtown, bringing many new
visitors to the West Street commercial area. This new ro ute will include not only those who
travel between the parking garage and Ford Hall, but will also likely become the main path from the athletic facilities and central campus to the parking garage. In addition,
this is likely
to become a pedestrian route f rom the athletic facilities and Ford Hall to downtown.
In addition to its proximity to the West Street commercial area, the Ford Building creates an
attractive view across West Street and down Arnold street, suggesting the possibility of a slight expans ion of the West Street commercial area to develop a pedestrian oriented
, urban
gateway to the campus that combines new college , restaurant, retail and residential uses
within a campus -oriented mixed use district. This mixed use area would include the two
wood frame houses next to the West Street commercial building, as well as the next two wood frame houses across Arnold Street (across from the parking garage). To create a pedestrian
friendly environment, ground floors would include active uses, including
commercial uses and perhaps some college uses. The mixed use area would also include a
moderate extension across West Street to the area south of the parking garage, creating a “gateway” location with a two -sided commercial street wall; in addition to helpi ng to
define
the commercial district, this small mixed use area would help create the critical connection
between the greenway and this mixed use district, with a greenway extension nestled between the parking garage and mixed use area, winding visibly thr ough a pocket park or
plaza in front of the parking garage.
The Future of West Street Community Workshop and Recommendations suggests that 2,000 to 3,000 residents are required to support a successful neighborhood retail district. The study
also recommen ds a market study to examine the potential of such a district. Despite limited street parking, some people do appear to park on West Street and walk into town. In
addition, neighborhood retail may be supported by new residents (~400) at the Village at Hosp ital Hill development, as well as residents of the relatively high density neighborhoods
along the west side of South Street (Note: A s part of a market study, it will be important to determine the population of this area - especially for those residents to the south
of the greenway, a strengthened and better connected West Street commercial district would be a
strong attraction) . In order to draw residents from the South Street neighborhoods, as well as bike path users, a pathway can be created , as describe d above, to connect the West
Street commercial area to the bike path. Neighborhood commercial development can also be supported by Smith College students, employees and visitors, especially those walking from
the campus and the new Ford Hall to the parking garage or downtown. Smith College has
approximately 2,600 students, 1,300 employees (including nearly 300 faculty members) , and (between students, academics, and the Museum of Art) many thousands of additional
visitors each year. In addition, engineering and the sciences are among the fastest growing
2
majors. Forbes Library also has a large parking lot behind it, was well as bicycle racks, and its
many visitors (who arrive by car, bicycle and foot) are also potential users of an expanded West Street commerc ial district. Finally, the West Street commercial area would
be further supported by new development that increase’s residential density through additional units in existing buildings, additions to existing buildings, or new infill buildings.
Currently, th e study
area houses just 260 residents, but , given the relatively low residential densit y (the area has an
average household size of 1.2 person per unit, with many apartments occupied by just one person) , vacant lots, and large spaces between buildings, it is not inconceivable that,
with
infill development , the area could easily support 3 -4 times this, up to over 1,000 residents, and still retain its medium density urban neighborhood character.
As discussed in the Future of West Street Community Workshop and Recommendations,
streetscape and building elements work together to create the character of a corridor. The design and arrangement of streetscape and building elements communicates whether a
street
is urban, suburban or rural, whether it is welcoming t o pedestrians, and what kinds of
activities might be expected on the street. In a medium density urban context like West Street, streetscape elements to be considered include road width, bicycle lanes,
sidewalks,
street trees, the size and treatment of set backs to buildings, treatment of property lines (no
definition, fences, etc.), and the number, size and impact of curb cuts to allow the entrance
of vehicles. The buildings along the street influence the experience of that street based on their size, type (for example, residential, commercial, or institutional, which
tend to have distinct characteristics), materials, the kind of use on the ground floor, the design of the ground floor, and where the entrance is located. Additional design variables
to conside r include landscaping, as well as green building, stormwater management and green site design.
Green site design elements may include tree preservation, passive solar design, low maintenance and low water use landscaping, heat island reduction, and light p ollution
reduction. For human comfort, it is important to consider shade, places to sit, and how
people experience cars. Changes in design variables will affect how West Street looks and functions, whether pedestrians feel comfortable there, how much activ ity there will
be on
the street, and also how drivers will perceive the street and how fast they will drive.
Planning & Design Recommendations
1. Create an expanded mixed -use commercial district, building off existing commercial and the new Ford Hall.
• Build off the existing West Street commercial district and the new traffic that will be generated by Ford Hall, as well as a new greenway connection to downtown and the bike
path, to slightly expand the West Street commercial district, adding commercial
at the corners of West Street and Arnold Avenue, as well as to the southwest of the parking garage.
• Use Ford Hall as both a visual focal point and an organizing agent (both for street
a new street next to the ‘L -Building” that also connects West Street and the Ford Building. Encourage biking to the district with bicycle lanes and abundant bicycle racks. Encourage
walking by providing adequate sh ade and resting areas. Consider
mass transit options along West Street, including a shuttle bus between Hospital Hill and downtown, or an alteration of existing bus routes to Easthampton, including R41.
2. Create a mixed use residential -office district th at increases residential density and provides some use flexibility while maintaining a pleasant urban neighborhood feel.
• Increase the residential density in the district by encouraging additions and infill development. Consider ground level condos, live-work units, stepped up facades, bays and
courtyards. Consider whether this might be an appropriate TDR receiving zone.
• Allow office or residential uses on the ground floor throughout the mixed use
residential portion of the district (excluding the mixed -use commercial district, where residential ground floor uses should not be allowed). Other appropriate uses might include
home based businesses, bed and breakfasts, etc.
• New infill developments should have smaller setbacks, creating a more urban street wall and enhancing the pedestrian experience .
3. Improve the pedestrian and public open space experience.
• Pursue streetscape improvements that improve the pedestrian experience and calm traffic, especially: narrowing driving lanes, adding bicycle lanes, widening sidewalks, decreasing
curb cuts, reducing building setbacks, and making wide, visible pedestrian
crossings ( i.e. new downtown Springfield cross walks ).
• The city may also want to consider a much narrower intersection of Green and West Streets, perhaps addin g (or allowing the addition of) a raised, outdoor public dining area at the
corner ( i.e. Kerrytown courtyard, in front of the Ann Arbor Food
COOP ).
• The crosswalk between Forbes Library and the commercial building at the corner of West Street and Green Stre et is in critical need of greate r visibility and traffic
calming . A second crosswalk should be added between the Parking Garage and Arnold Street, and a third might be added at the southernmost end of the expanded mixed -use district
(see Context Analysis ).
• Remove the iron fence at Forbes Library and design an inviting reading park that invites people off the sidewalk and onto the library property. This park would also draw
visitors from the library to the West Street commercial area. In addition , work with Smith College to integrate the adjacent property to the southwest (between Forbes Library
and the parking garage) into the park design.
4. Connect to the greenway and downtown.
• To increase the reach of the mixed -use district, and to better connect the West Street
neighborhood to downtown, build a wide, visible greenway connector at the south side of the parking garage, between the garage and new mixed -use commercial to the southwes t.
• An additional greenway connector to the Forbes Library parking lot might be
considered as well. However, this connector would not be able to serve cyclists, and would likely require the development of a staircase with switchbacks.
• To improve the entranc e to (and visibility of) the greenway from West Street, redesign the greenway entrance at the Felt Building parking lot, including clear visual cues, as
well as signage.
5. Create a model “green” district featuring smart growth, mixed -use development, pub lic amenities, and green development principles.
• Include innovative and low impact development stormwater management, i .e. use of rain barrels, rain gardens and bioretention areas. Look to Portland /Seattle for examples.
• Include treatment of stormwater in b ioretention areas prior to discharge to the storm drain system.
• Require use of low maintenance and low water use plants, including native landscaping .
• For commercial buildings exceeding a certain size, require LEED certification (i.e. see PVPC Model Green Buildings Bylaw) .
• Consider site plan review requirements that address tree preservation, passive solar design, heat island reduction, light pollution reduction, bicycle parking, pedestrian amenities,
etc.
• Explore incentives for creating higher density deve lopments in neighborhood .
• Discourage car use through pedestrian, bicycle and public transit amenities, discussed above.
• Consider use of economic development tools such as T ax Increment Financing and District Improvement Financing (Note: tax increment canno t be captured for properties owned by Smith
College) . Leverage city and campus investments to spur private development , and p ursue public -private partnerships. Consider establishment of a fund created by captured
tax increment to disburse small grants and/ or revolving loans for energy efficiency improvements, renewable energy installations,
green roofs, innovative stormwater technologies, bicycle and pedestrian amenities,
low income housing, neighborhood community building, etc.
• Design the study area as a single district, and use city and campus infrastructure investments to strengthen connections between the greenway, library, parking garage, Ford Hall,
central campus, downtown, and West Street commercial area. At
Appendix
2005 Future of West Street Community Workshop and Recommendations
Summary of Findings
The one t ype of street edge that did not come up as a preference in the community
workshop was a more campus -like West Street edge.
Residents want a walkable, pedestrian -friendly West Street with street trees, nice landscaping and “people activity.”
Some community members were comfortable with the current residential scale and
massing of most buildings along the street, while others were open to other options.
The vehicle oriented character of West Street is due to lack of parallel parking
combined with wide setback s at the library and Garrison Hall, the large presence of the college parking garage, and the fact that many of the residential buildings on the
north side of West Street are set above the sidewalk level.
The potential market to support retail expansion al l along West Street is limited,
given the proximity to downtown. However, the combination of residents with the
potential market of the students and faculty who will be working in Ford Hall could
support satellite retail and services for this population as well as destination
businesses with regional viability. In addition, West Street could become an overflow
location for offices unable to locate in downtown due to cost or other reasons.
Except for the commercial district at the corner of West Street and G reen Street, residential and institutional uses predominate in the West Street Neighborhood. Institutional
and non -retail uses include several parcels and buildings used by Smith for offices or parking; the city library; and office uses in the Felt Buildin g, a former mill.
Except for the Green Street commercial area, including the West Street corner, which is zoned Neighborhood Business, the area is zoned Urban Residential C, the city’s densest
residential zone.
Most of the 216 housing units are located i n 29 multifamily buildings, 19 of which
have 4 or more units. Many of the apartments are occupied by one person. Some
residents have lived in the area for more than 5 years, but overall the area has a relatively transient population, with many residents st aying there for only one or two years.
Rents are lower than in downtown Northampton.
Smith owns 39 of the 72 lots within the study area boundaries. The college owns
four of the seven single -family homes and 84 or 206 apartments. All but one of the
commerci al or mixed -use properties along Green Street are owned or will soon be owned by Smith.
There is a perception that the Green Street commercial area has limited parking,
few unique, larger -scale structures, including the public library, the college parking garage, an L -shaped apartment building, the college athletic center, and the Felt Building.
On the campus side of West Street, three red -brick College buildings are elevated above the street, with lawn setbacks. These buildings are oriented toward the interior of
Smith’s campus.
Forbes Library is set back quite far from the street, with a number of trees on the
front lawn. (Note: The sidewalk is adjacent to an iron fence, which physically
separates the sidewalk from the adjacent line of trees and open space).
Next to the West Street commercial building, the two wood frame houses with apartments next door have setbacks, in one case paved over for parking.
Many of the residential buildings are at higher elevations than the sidewalk, with steps up to the front do or.
On Arnold Avenue, the lack of distinct boundaries to the street gives the entire area the appearance of a large parking lot, especially at the end of Arnold Avenue, where
several large parking lots nearly merge together behind Green Street buildings an d on
Belmont Avenue. (Note: This parking lot feel has been somewhat reduced by the recent construction of Ford Hall.)
The previous Green Street/Smith College Ad Hoc Working Group wanted the area to continue to include nonacademic uses, and to maintain an a ctive, mixed -use and diverse neighborhood
accessible to the campus.
The previous Green Street/Smith College Ad Hoc Working Group identified a set of priority design principles, including: pursuing smart growth principles; making
West Street a vibrant mixed -use area with commercial, residential and college uses; ensuring adequate parking and pedestrian safety; minimizing the impacts of expansion on neighborhood
uses; and integrating Ford Hall’s building and landscape design with the campus, streetscape and n eighborhood.
In response to the Working Group recommendations, Smith conveyed a vision of an
expanded campus in the northern half of the area bounded by West and Green
Streets and Belmont Avenue. Smith suggested that the south side of West Street would be appropriate for a mixed -use commercial/residential cluster to “create a border of commercial
and residential space similar to the borders of many campuses
(and similar to Green Street in its older, more commercially viable days). However, Smith also stated a willingness to discuss the creation of a mixed -use environment in
the buildings it owns that would not be affected by Ford Hall.
West Street is viewed by Smith College as a natural border for the Smith Campus.
The traditional campus development model u sed by Smith College consists of contiguous properties interspersed with green open space. Major buildings on the campus tend
to face inward rather than toward the street. The campus model
decline in business. Merchants also attribute business weakness to a lack of visible parking. (Note: The City or College may be able to provide some relocation assistance to these
businesses. However, once Ford Hall opens, a regular stream of student and faculty traffic may r eturn.)
From the city’s perspective, the affordable, market rate West Street Neighborhood rental housing close to downtown is an asset. The city also wants to retain the commercial presence
on West Street, preferably at the Green Street intersection. The city would like West Street to be an attractive mixed -use corridor extending from the new development at the Village
at Hospital hill to downtown. (Note: The Village at Hospital Hill plan currently calls for 207 new residential units).
Summary of Urban Des ign and Scenario Workshop Discussions
Participants expressed a variety of views on West Street, but tended to be united in a desire for a pedestrian friendly street:
One possibility for West Street is to have a more enclosed feel that then opens up to down town at Elm Street.
Curb cuts for commercial uses make sidewalks on West Street feel less safe for walkers and runners.
The West Street edge should be envisioned as a permeable edge to the campus, not a barrier. On the north side of West Street, a mixed -use edge with the college behind it would
be a good approach.
Future traffic associated with Hospital Hill should not be allowed to threaten the pedestrian character of West Street. Public transportation options such as a shuttle should be
considered.
The s treet should have a pedestrian -friendly, tree lined character.
West Street needs more green, better lighting, and traffic calming.
Traffic and speeding on West Street are concerns.
The city removed 30 parking spaces on the north side of West Street that ha d contributed to a greater sense of pedestrian safety and traffic calming.
The scale and relationships of the residential buildings along the street should be kept.
West Street must be walkable and feel safe.
Preserve the character and neighborhood of the West Street Corridor.
A commercial zone on the south side of West Street near the library and parking garage could be a good connector to downtown.
While Green Street is not as strong commercially as it once was, this weakening is a
result of actions by Sm ith College, i.e. relocation of the bookstore to the interior part of the campus. These actions have made the college more introverted.
There is support for the expansion of retail or mixed -use development, but it is
preferable to preserve existing uses an d then look at expansion if it is viable.
Create more housing. For example, redevelop housing at the L -shaped building on West Street and the adjacent lot where a house burned down.
Bicycles need to be a part of the thinking on West Street.
The signal at t he downtown end of West Street is problematic.
The library is an important facility and should not become isolated from housing and retail uses.
The open space behind the library should be considered and integrated into the plan.
8
The steep grade at the li brary indicates that development here would be inappropriate, especially given the public green edge.
Summary of Design and Planning Principles to Consider
Buildings should be oriented towards the street. (Note: There are currently a few places where hou ses are oriented to side streets rather than West Street.)
Building design should contribute to a pedestrian -friendly ground -floor environment (i.e. with windows, welcoming doorways, articulated facades, etc.).
Building alternatives should explore options that include:
o Massing and scale facing the street that is similar to the existing residential scale through use of stepped up facades, bays and courtyards, and other design options.
o More urban -style facades built near the sidewalk edge that include ground floors with active uses.
To the degree possible, widen sidewalks and provide street trees.
Create principles for a town/gown edge, including transitions across streets and property lines between college and residential uses.
Except for a possible retail c luster location near the parking garage, the library side of West Street is not particularly suitable for retail because of small lots and lack
of visibility. Even if mixed -use zoning were to be established on both sides of West Street, it is unlikely that this would trigger a substantial conversion of residential to commercial
uses. Consider obtaining a market assessment for retail and services along the West Street Corridor.
Ground -floor commercial uses extended to the parcels around Arnold Avenue could benefit from pedestrian traffic crossing from the parking garage.
Summary of the Commercial Analysis
The Urban Land Institute has described successful neighborhood retail districts as “convenient, service -oriented, pedestrian oriented, and connected the urban lifestyles of the
neighborhood’s residents.” They typically are surrounded by customers living in dense neighborhoods. The districts are highly visible, easy to get to, and provide sufficient, user
-
friendly parking. Retail footprints for independent retailers generally range from 2,000 to
5,000 square feet, and small retailers need to be clustered near an anchor, destination business, or densely populated area.
Although close to downtown, the success of the Green Street/West Street commercial district has historically depended on a close market relationship with the Smith College community
on the adjacent campus. During periods in the past, Green Street was thriving even when downtown had many retail vacancies. At one time it was elegant dress shops that attracted
Smith Students. Then they cam to the college book store and post office.
The West Street/Green Street area has a significantly smaller residential population that is typical of a successful neighborhood retail district, which is usually sup ported by at
least
2,000 – 3,000 residents. In effect, the area is a hybrid, partially supported by
college/neighborhood activity and partially serving as an overflow area for the downtown market. Consequently, its success as a neighborhood retail cluster close to downtown is
9
depended on accommodated a mix of uses that either serve immediate residents and college
affiliates or attract regional customers to destination businesses.
Neighborhood shopping areas, such as the Green Street/West Street area, must also attract
tenants by offering significantly lower rents than downtown, usually through use of space
within existing structures. Development of newly constructed retail space in these districts is unlikely to be viable, given attainable rent levels. New construction has more potential
on
high-volume traffic corridors or in downtown locations that provide the visibility strong retail businesses desire.
With respect to office uses, the West Street/Green Street area could potentially serve as a location for an expansion/accommodation of small -scale professional office space within
existing structures, but again, achievable rents are not likely to support development costs associated with new construction.
Additional notes from study:
With a population of ap proximately 260, the study area by itself does not have
sufficient people to support even a convenience store. (PVPC Note: However, this
does not account for Smith’s 2,600 students, who currently go to Serios, the State Street Fruit Market, and the downtow n CVS. Nor does this account for the several hundred
faculty and staff who come to the college each day.)
The Village at Hospital Hill development is likely to have a population of fewer than 500 people, and that development will have some of its own retai l.
West Street traffic averages about 10,000 daily trips.
On the south side of West Street, t he parcels physically suitable for commercial uses
are all Smith -owned: 1) The parcel and buildings just to the east of the library; 2) Garrison Hall, just east of the garage; and 3) The parcel and residential building just southwest
of the garage.
10
-
.11.
I
M
Ç1wntovn
~
1..cay. r•■
14.,64
~
•le•
►rI
AAr •"w!'/~.1r'~•~.
aMM.,
s.,,,
1
le
in*r.r. n.....e,r•r+•ww
7...._. 14....
-311
r. rwi lir: :. .--
:. J
c.r Mi. •■
10+eW740 p...fte
IOW w r..rg .wr
~ r
~
r~ ' Ii~Zi.1i
F ~
West Street Corridor Study Area:
I Land Use and Zoning
City of Northampton T
e I May Zúóá
zo o aie Nei ITV I
_ .... ',\\,) ~ A`/~ ` ~, - ~51 ~ ~ ~~ ~.)~ ~' ~~ ~ r~~~ ~ ~L ~ , ,f .
~ r.,~ . --•~ .II ~ - I .--...Fr p .,,
a ~ ~ ~
r ~~- ~~- , 0 1 ~ . ~ ~~ ~~ o
~ o
i í _ _- ~1 ~
V"-
. ~
. ~ iii yi t~cEK `'~ ' } f
~ i\---=_-:------------~~ ~~~ ~ 1 ,.
r
- ,~
_ ._
EH `~SA4E ~ .~
~~ •
~
, rC •~t:
~~ ty
1\2akr ni
}5,
- ~~4•?
,
. ~6~ • <~ J
~ • {•,~ ~ ~,
~~~Lf /
' 1
er'"í `~~v
~ ~-
/` 1 -.
/ \ •~. ~ f. ~Si
• '
~ ‘ ,~ .,I
~ r • t~;
•-----------~ ., C1 - C ~40)./-...
--__--
f►
l~ ~ .: nS S~R£ _ - ~
---~~
~... .
- w..
i IS «Wit _
--4.
~n =
r r.--1/1 D
, e
~
vi
i'
it
~
„ ~ 1
• _Ai
~arren 9rmea
Pop/fly
Iti-w►-ar+~a, o~.e.a
Pttpor{y
f— f l T i
0 25 75 150 250 375
SA'il CH ( .U1.1.E:GE: Clark Science CC11IL'[
EngiiomFe L Molecular SolBnocs 8iiloìiC
21 Sret.rrá.r h74 (Wart Cywrsic+ 1800441
WEST STREET NEIGHBORHOOD DESIGN STUDY: Existing Conditions Inventory
Pioneer Valley Planning Commission
West Street Neighborhood Existing Conditions Inventory
~ ~:~. ..t.;~ ~.~ F~~ r~
~; ~
~:4 ` N~, ~ ,i~ 1 ~ /~,.‹~
~ , ; . .~>
~ . ~` .3r '~a~~ .~' •"Main
4,ç.---1',*, _,.:. ~ ~ ,. , .~~ ~ -_ ;~~ _ .
k-h , ~ ~i5,
~ ~_~ S~,Z ~ , ~' (J~ :eM°_ n1e ti
' ~ • .# .. ~~`~~~. -~nN'w°,¡ ,. .~ '~ 4.1c :2'. iv
v`~ L-. h- ~ .•~li~~~•I , 9 a~;. ~
~ A¡ ~,, ' ~J ~ h ~ r ~n ~~ ~~ ~ 3~
,i_~ c, ~. ~y. ~e n Wee- „pt~e~` ~ ~` :~ ~~i
~ G e F ~w~~~ ~~~ ~
.~ a ~
~ s LP
./~- ~'' ~6 ~ ~ ► ~ °
~ ~x ,,:
~, .-~ 10 ~ ~ ~ ~ ;~ < < ~ ~:~~~
~.ï ~ ~;t' ~ ~ ,
~
ã 1 1 ~`~ ~, r.~ ~' ~: - -
,- _. }
~~~ ~ ~~ Arnol 's.'w ~ 3 ~~~ y I` "
~~ ~ ~~~!' _ .~it~L 1 ~.Y' T 7 y ~ ~(\n~ f ~ ~
S'" ~. ' l
r.......~.
•_ , 2~
, ...~:~~; _. .
'` . '~y 24
~
I ,~ ~ ~ ~y
, . ` ~ ~~3~-~~ó
~ rx~~;, ~-33
L,: ~
, ~~~ ~, a
22 20'e
.~°~ , ~ r ~
'r .,, a. Ai
1. : ~ . , 1 ~, 44
21..`,., . `.
25 26 ' 43
qh:. ~g
~ 1
dg ~ 4,
~'
29
d
128 ~%
'22 $ o,, ~; ~..
par
Garage
►L
` Veterans'
Memorial Park
.immt . we. i
~ '~w
h' H ~
. ° J
L
~ 1
":~r:~
`
~N
¡'.
—Ji',~
West Street Neighborhood Existing Conditions Inventory Pioneer Valley Planning Commission
Map ID
Architectural Style
Additional Description
Setback (ft)
Street Height (ft)
Roof Height (ft)
Lot Size (acres)
1
High Victorian Gothic
Smith Administrative Buildings, 19th Century
115
100
60
-
2
High Victorian Gothic
Smith Administrative Buildings, 19th Century
30
50
60
-
3
High Victorian Gothic
Smith Administrative Buildings / Classrooms
33
50
60
-
4
Classical Revival
Commercial Corner Building
0
20
15
0.24
5
Contemporary
Green Street
0
15
15
-
6
Contemporary
Green Street, Small Building, Flat Roof
0
15
15
0.07
7
Art Deco
Green Street, Small Building
10
23
23
-
8
Queen Anne
Green Street
0
40
40
0.15
9
Queen Anne
Green Street
0
30
40
0.12
10
Utilitarian & Queen Anne
Green Street, Queen Anne at Rear
0
20
40
0.12
11
Modern
Ford Science & Engineering Building
10
45
60
1.48
12
Greek Revival
20
20
30
0.16
13
Second Empire
French Second Empire
25
20
40
0.09
14
Colonial Revival
5
20
35
0.16
15
Colonial Revival
2
40
50
0.15
16
Colonial Revival
15
30
45
0.13
17
Colonial Revival
20
30
45
0.14
18
Italianate
Late, Very Pretty
30
20
30
0.34
19
Eclectic/Craftsman
Early 1900s, Stucco
120
20
30
-
20
Modern
1950s L-Shaped Apartment Building, No Street Wall
75
25
30
0.58
21
Colonial Revival / Queen Anne
House is Colonial Revival, Porch is Queen Anne
20
30
35
0.23
22
Colonial Revival
Large
5
30
35
-
23
Colonial Revival
0
35
35
0.24
24
Mission
Small
5
20
20
0.07
25
Colonial Revival
Four Square Subtype
7
30
35
0.10
26
Craftsman
7
25
30
0.10
27
Italianate
Cottage, Cute
30
20
20
0.15
28
0.18
29
Craftsman
15
20
30
0.10
30
Colonial Revival
5
30
30
0.09
31
Colonial Revival
33
35
35
0.18
32
Colonial Revival
5
35
35
0.08
33
No Style
Gable and Wing Form, Somewhat Hidden
20
25
30
0.11
34
Colonial Revival
Corner Building, Mixed Craftstman / Colonial Revival
15
30
30
0.11
35
Alterned Colonial Revival
Corner Building
30
30
30
0.16
36
Queen Anne
Heavily Modified
5
30
35
0.17
37
Mixed Colonial Revival/Queen Anne Transitional Style
10
30
35
0.23
Notes
Prominent 100' tower, set back high on a hill overlooking town
Back of building faces Elm Street
Street height is taller here because façade is 20' while flat roof is 30'. Also includes Southern Colonial elements (i.e. gables, end chimneys)
Tower is 40', seen prominantly from front
Big height difference because built a boxy 20' business addition to the original house
Street height facing new Smith construction
street.Used to face West Street with 120' setback, setback about 25' from new Smith access road
Elevated from street, parking lot next to street, interrupts street rhythm, 35' and 115' setbacks for the two buildings, took the average
Setback 10' to Belmont, 20' to Green, took the average
Page 1 West Street Inventory
38
Colonial Revival
10
30
30
0.17
39
Queen Anne
5
25
25
0.13
No setback noted because this building is not
40
Colonial / Federal Revival
Smith Building
NA
40
80
-
oriented to the street
41
Queen Anne / Colonial Revival
Last house on Green St, Across from Bike Path
20
25
30
0.44
42
Gothic Revival
Identical to #43, Closer to Original Condition
10
30
30
0.20
43
Gothic Revival
Identifcal to #42, Lost Some of its Trim
15
30
30
0.12
44
Queen Anne
Nice!
17
30
30
0.19
45
Greek Revival
Late Greek Revival
15
25
25
0.23
Potential additional commercial / connection to
46
Colonial Revival
25
30
35
0.43
greenway
Street height is taller here because little tower is
47
Modern
Smith Parking Garage
25
50
45
1.72
50' while garage roof is 40'.
48
Greek Revival
Smith Administrative Building, Nice
75
30
35
-
49
Romanesque Revival
Forbes Library, Renaissance Revival
130
60
70
3.48
50
Georgian Revival
Georgian Classical Revival
15
35
40
0.41
51
Queen Anne
Church Converted to Residential Building
40
60
40
0.32
Tower 60', prominent
Notes
Street heights, roof heights and setbacks approximated using Pictometry measurements Architectural Style identified by Bonnie Parsons, Historical Preservation Planner
Lot Sizes identified using ArcGIS
Setbacks measured from edge of sidewalk to nearest building structure, including decks, stairs or porches
Setbacks measured from dominant direction building faces, including West or Green where possible, used average setback distance where noted Lot Sizes for some Smith
College campus properties not included, due to very lot large sizes or irregular lot configurations
Additional notes based on site visits and observations from electronic analysis
Recommendations for additions/design modifications: In general, solid brick, slate, keep scale depending on structure type. For Colonial Revivals, use volume pieces,
gables, porches trim, oriols, elles
Page 2 West Street Inventory
West Street Neighborhood Existing Conditions Inventory Pioneer Valley Planning Commission
Summary Statistics Street Height Range (ft) Street Height Mean (ft) Street Height Median (ft) Street Height Mode (ft)
Roof Height Range (ft) Roof Height Mean (ft) Roof Height Median (ft) Roof Height Mode (ft)
Lot Size Range (acres) Lot Size Mean (acres) Lot Size Median (acres) Lot size Modes (acres)
.1,
.12,
15-100 35 38 30
15-80 39 40 30
.07-.58
0.19
0.16
.15, .16 &
.23
Page 3 West Street Inventory
Historical Architectural Styles - Notable Buildings
.~
~ L
á
Vet.
IVA;.
. ;.. ~,.
r.~:.~Y - ~
~' ~.~
~__
co ~V, ,4...,:,.:..4,. ~
o,~- Main
.ç.\\~ ~i~. k: :• 5~ ..i 0.`' ~
, ~ :~~ ll► S'
'`~e.S(Ce i;~
~ ~
~,~, v CL ~~~Ca ù
~ ,,,. ~
,,
,w_._ ~ • t~.l~. -~~ _ ~
~- „ ~r. ~ ~
~
~( a — ~ . :4..s~., e
til ~¡4•y • ~~~~~ ~ T~
~ ~~/~ Q ç vY ~
~ ~- 9..• y ~ rt ~
:a~ ~{ t _
,414 ~ ~ :~. m 4 .
it. ~ , ~
~ aCk~n9~ 2-:',-t4101-.
°~^
~Y _ 5rn\th P e. .~ ~
l`~r Gata9.~~ ~ .
Î ~ ~;
Olt ~
~~ ,i b ihr
~
b
.116f~td `
:;GR
°~
;, Qx-
C /Q ~~2
c.,~ G O
r, ~~
'~~GO
"fir;
:-- .- ~ti•; , .
~ f+
- Cs-w
:.x¡,?
-
~~.
Veterans'
Memorial Park
~0a~4,21
v;,1
`te
4t.~
-:
~.~
Notes:
Colonial Revivals are a dominant
type. When adding to a Colonial
Revival, select volume pieces,
gabled roofs and porches,
colonial trim, orioles, elles....
G Georgian (1700-1780)
GR Greek Revival (1825-1860)
GO Gothic Revival (1840-1880)
I Italianate (1840-1885)
▪ Victorian (1855-1900)
S Second Empire (1855-1885)
Q Queen Anne (1880-1910)
C Colonial Revival (1880-1955)
M Mission (1890-1920)
CL Classical Revival (1895-1950)
CF Craftsman (1905-1930)
**- Exemplary Houses
10^~
li‘
~-/--
. ~
~~ Of!
n
~
fï .,
d0¡í!4.
~
4h 116' ;
'I/C?
<90/ ,A, _,~
!
10,
i~
'- ~
~ ' 4.-~ ~;: .
~:~-
.. F .
- \
~%.. . .l~r 4i
`~
~
;117'. . ~. ... - ~
~;~~ ~, r Ma¡n-
~~-
~~ `~ zé~ l~~'t . :~
~w*
{ (4(1(e' .~ ~
. ~
:~1.,_s,eS~ ~ÈT' ~i ~'~;=
VV~V '' 't- ,. Ï.
ac y ^
e~ r~ ~,' taeS~\bc .
~~ ,~;,R~# ~
~~
~ ~~
~~ '_-, ~ ça' ~ ~.,
'
Ñ ., _,! ~ _
•
_ Q~ ~ ~' ~ ~
s
-~> ~ ~~
~~, ,~ ith PaCk~ng~
47-
45.
~ Sm Gac ge _~
~
... •.~' ~ 1
i? ~ 2
~, ~ _~
c,
.~ ç_;~ - 3
~ -``~~_-, r~
H
Al' ~
~} r ~` .y
.:v
Veterans'
• Memorial Park
,
: 4
X4'
~ 5Ar"
} 6
~~ 7
8
Green Street Cafe
The Family Jewelers Inc.
Women & Financial Independence
Kennedy Screen Graphics
Seth Nemeroff Old & Rare Books
Smith College Executive Education
for Women
(Vacancy)
Elbow Room Coffee
Kittredge Jewelry Manufacturing
Center for Public Representation
Pizza Amore
Kumon
The Market
Bistro Les Gras
Paradise Spa
East Heaven Hot Tubs
Business Inventory