West Street Neighborhood Design Study-PVPC-2009
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.
1 WEST STREET NEIGHBORHOOD 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 quality 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 Northampton. 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 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 previous
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 extremely 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 College. Wide lanes and wide setbacks all along West Street further contribute to the vehicle-oriented nature of the street, and there is little street parking. In addition,
the greenway is not visible from West Street; even directly adjacent to the greenway at the Felt Building parking lot entrance, the path is easy to overlook. As a LEED Certified green
building, Ford Hall provides a foundation for a potential “green” West Street Neighborhood District. This future West Street Neighborhood might be crafted as a cutting edge, exemplary
smart growth district with design standards that include green building and landscaping, low impact development urban stormwater management, and medium to high density infill development.
This would be consistent with
2 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 comprised 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 route 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 from 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 expansion
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 helping 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 through 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 recommends 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 Hospital Hill development, as well as residents of the relatively high density neighborhoods along the west side of South Street (Note: As 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 described
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
3 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 commercial 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, the study area houses just 260 residents, but, given the relatively low residential
density (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 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 to 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 setbacks 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 consider 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 pollution 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 activity 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 life and promotion of green development) for the new mixed-use district. Avoid the use of the east
side of Ford Hall as a parking lot. • Mix restaurant, retail, office and college uses at the ground levels in this expanded mixed-use district, with college uses, residential units and
offices above. • Consider locating some parking for the new mixed-use district in a surface parking lot next to the “L-Building.” In addition, consider reintroducing the removed parking
spaces to the north side of West Street. Allow parallel parking along one or both sides of Arnold Street within a pedestrian oriented “woonerf,” and perhaps on
4 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 shade 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 that 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 crosswalks).
• The city may also want to consider a much narrower intersection of Green and West Streets, perhaps adding (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 Street
is in critical need of greater 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. • Ask Smith College to remove significant portions of the hedge along its property, and to provide
a new more inviting landscape design facing West Street. Helpful elements might include more stairs from the street and parallel parking to the sidewalk. In addition, design landscaping
that makes the pathways to campus more visible.
5 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 southwest. • 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
entrance 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, public 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 bioretention 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 developments in neighborhood. • Discourage car use through pedestrian,
bicycle and public transit amenities, discussed above. • Consider use of economic development tools such as Tax Increment Financing and District Improvement Financing (Note: tax increment
cannot be captured for properties owned by Smith College). Leverage city and campus investments to spur private development, and pursue public-private partnerships. Consider establishment
of a 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 the same
time, use street improvements and design criteria for new developments to strengthen the West Street corridor itself, focusing heavily on the experience of pedestrians and cyclists.
6 Appendix 2005 Future of West Street Community Workshop and Recommendations Summary of Findings The one type 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 setbacks 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 all 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 Green 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 Building, 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 in 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 staying 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 commercial 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,
which deters people from visiting. Several of the businesses, such as Green Street Café and the East Heaven Hot Tubs have an established regional reputation. One of the Felt Building
employees stated during the community workshop that some employees will walk to Green Street for lunch or patronize other businesses, but most go downtown. The building stock consists
predominantly of wood-frame residential buildings of no more than three stories, one-to two-story commercial or mixed-use buildings, and a
7 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 door. 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 of Arnold Avenue, where several large parking lots nearly merge together behind Green Street
buildings and 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 active, 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 neighborhood. 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 used 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 assumes that there is a defined and recognizable edge between the campus and the community. Future neighborhood
and campus designs should consider transitions between larger scale and smaller buildings. However, to some degree, the disjunction between large institutional buildings and residential-scale
buildings is already a feature of the neighborhood, especially along Belmont Avenue. Green Street businesses report that the absence of a regular stream of students who used to come
to the Green Street bookstore and post office has resulted in an overall
8 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 return.) 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 Design 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 feel that then opens up to downtown 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 street 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 had 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 Smith 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 and 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 the 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.
9 The steep grade at the library 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 houses 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 cluster 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, userfriendly
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 supported 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
10 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 approximately 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 downtown 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 retail. West Street traffic averages about 10,000 daily trips. On the south side of West Street, the 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.
WEST STREET NEIGHBORHOOD DESIGN STUDY: Existing Conditions Inventory Pioneer Valley Planning Commission
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) Notes 1 High Victorian Gothic Smith Administrative Buildings, 19th Century 115 100 60 -Prominent 100' tower, set back high on a hill overlooking town 2 High Victorian
Gothic Smith Administrative Buildings, 19th Century 30 50 60 -Back of building faces Elm Street 3 High Victorian Gothic Smith Administrative Buildings /Classrooms 33 50 60 -4 Classical
Revival Commercial Corner Building 0 20 15 0.24 Street height is taller here because façade is 20' while flat roof is 30'. Also includes Southern Colonial elements (i.e. gables, end
chimneys) 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 Tower is 40', seen prominantly from front 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 Big height
difference because built a boxy 20' business addition to the original house 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 -Street height facing new Smith construction street.Used to face West Street with 120' setback, setback
about 25' from new Smith access road 20 Modern 1950s L-Shaped Apartment Building, No Street Wall 75 25 30 0.58 Elevated from street, parking lot next to street, interrupts street rhythm,
35' and 115' setbacks for the two buildings, took the average 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 Setback 10' to Belmont, 20' to Green, took the average 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 Page 1 West Street Inventory
38 Colonial Revival 10 30 30 0.17 39 Queen Anne 5 25 25 0.13 40 Colonial /Federal Revival Smith Building NA 40 80 -No setback noted because this building is not 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 46 Colonial Revival 25 30 35 0.43 Potential
additional commercial /connection to greenway 47 Modern Smith Parking Garage 25 50 45 1.72 Street height is taller here because little tower is 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 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 oriols, elles 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, Page 2 West Street Inventory
West Street Neighborhood Existing Conditions Inventory Pioneer Valley Planning Commission Summary Statistics Street Height Range (ft) 15-100 Street Height Mean (ft) 35 Street Height
Median (ft) 38 Street Height Mode (ft) 30 Roof Height Range (ft) 15-80 Roof Height Mean (ft) 39 Roof Height Median (ft) 40 Roof Height Mode (ft) 30 Lot Size Range (acres) .07-.58 Lot
Size Mean (acres) 0.19 Lot Size Median (acres) 0.16 Lot size Modes (acres) .1, .12, .15, .16 & .23 Page 3 West Street Inventory