A 001OEBCIAL AND CIVIC CENTER FOR COHASSET, MASSACHUSETTS
A Thesis Submitted in Partial ?ulfillment of the Requirements 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
Head of the Department of Architecture
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 automobiles, 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 return 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 prototype.
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,
Robert Stanley Allan
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, B2ton Division.
~A)2'I OF UTES
I* KISTORICAl 1JTIROWCTIfON TO COHASS8IT
II* 18301EITU
OF COR&SSRT5
A. NATUA~L MUI~CTBRISTlO8
N. IND MS
o * POPUIATIN
DO EASI, BWOK=
so TRANSPORTATION
P. $=PA&L
Go TOW PFAMLMI
III* ANALYSIS OF PWX
T ACILITIMS
it
A. PM1ICAL TQUOT
3. PU3LIO RVILDINCS
C. COMEIAL 3UILDIIG$
D 0 ThAPJ'IO
IV, KL3U? A11ALYSIS
26
A. PWOEDU=
3. ANALYSIS
a.*sum
T. mim(
A.
3.
0.
D.
1.
F.
SITZ GROUING
TunFic
01110 RUILDINGS
QONKWIAL B31108
STAGIKS
2011
43
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
RYI
NTERIOR GtOWGI0AL
Pnontispine
8n
10
4. POPUIATION 0URMES
6. TA3B2 Is POPUIATI(Z STATISTICS
UXSTNG 30PUBLIC WIO8
6. TABR
IIs SURVEY OF
7. TABU
IIIs SURVEY OF ZXISTING C0MKIAL 3kO8.
8. PROTOGSAPHIO $URVKY OP &ISTNG
PAILIBTIS
9. TABLE IM NAJOR QATROGE
RMNTAGE DISTRIRUION OP RHPENDITUES PO
003tT0PO, soncir, XASSAOUSMTTS
CU UT
10. TABIX Ts AJOR CAT00RIM
OF 211MR91900 AND 2811%&92
21
2243
25
3S
P0MTasB
35
31. TABAR VI
PEMUTAGES OF MAJOR CATGORIRS OP EXPENSim
IT IS RSTIXATRD
TUS AND PAIXTIES AT WRI
ITEm WILL 3IBM SP
17408
12. TAJIZ VII
FACILITY AND AMA ESTIMATS
40
13. LiAND USE DAWNG8
14. DES I0 DIAM708
.1
4r4
Ab
.
4
XA
lit
-t
41
MAIN TIROUGH ROUTESSHOWN IN RED.
Paved and Improved Roads also recommended and usually lesscongested.
Divided Arterial Higkways
r over
4 Lane Payte
PawedReads
tnt
skr..-o
sO
Parksand Reservations
Parkways
Prwy
Mileage shown between stars
4
-
.t
.sstr
Improved Read
4
A
Beaches
Fcndies
-
Graded Roads 'oro inyr,
.'r s.
Aipess
-le-
U.S. Intnsaft Highways
Staft HighwaysStat
-
C-6
Points ofilnterest
e
H~gwaysCountry
9
-b-4
--
One inch equals appsroxmately 2. 5 miles.
3 -It
- 2 -1
0.5
l o
Sc
Scale:
Copyright by Rand M9Naly & Company
Lithographed in the U. S. A.
Chicago. Il.
Golf and
-c" Clebe
-
-240
HISTORICAL INTROIJCTIO 91
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 expedition 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 proprietors.
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 corresponding 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 history 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 advantage 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 deepsea 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.
with undulating elevations.
The terrain is rocky
In the area near the proposed new *enter
these grades vary from 10 feet to 60 feet above sea level.
contour map and model.)
(See
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 approximately the same distance from the center.
shallow and therefore not used by boats.
Little Harbor is relatively
From the large bluffs
flanking the existing center-oelevations 50 and 60 ft. respectivelyboth 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.
tinuous steady flow of substantial volume.
This stream has a conAt 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
future the condition will be remedied.
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 resulted 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. 4 0 p.
The annual rainfall is
49.15 inches. 2
Atuanya, Udenesue Obidiqwe, "Town of Cohasset, A Town Surry," p. 1.
11
-9-
IAND
USE
'.WO
A breakdown of the various land uses of Cohasset is shown below:
Besienc
.
.
..
Businees and Industry .
Publie and Sent-Pablic ,
Waras and Nstatee
.
.
..
..
.
.
.
.
.20.0%
.
.
.
.
.
.
.
.
05%
.
.
Undeveloped
mereotion
3
0.8%
32.0%
22.?$
.
.
.
.
.
.
.
.
.
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.
has Wheelwright Park, a forest area of 80 acres.
The town also
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.
3 Atnana,
p.i.
pp. 1-8
4owe, op. cit.
5 Atuaxya, op.
0it.,pp. 19-20.
(See aerial photographs)
-10.
POPUIATION
The present population (fNbruary-Narch census) is 4,723.
studies made by the Department of City Planning at the
From
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.
00
r-
N
s~~j~vsnOH-L
-vina
D0L
0
0
..
n
2
ud
14
5
La
p-
-I
-1l-
TABIE I
The 1950 United States
population of Cohasset.
ensue gives the following data on the
These figtres are oompared to those of the
Boston Ntropolitan Area.
POPUIATION GROWTE
Note:
1930 = 100%
Year
Number
Cohasset
1910
1920
1930
1940
1945
1950
2,585
29639
3,083
3,111
3,540
3,751
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
Age
Numbe r
Under 5
381
5-13
534
14-19
248
14 & over 2816
21 & over 2523
65 & over 433
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
NATIVITY
Number
Native-born White 3375
Foreign-born White 327
29
Negro
Othe r
--
Cohasset
90 .4Y
8.8
.8
----M
B.M.A.
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.
EDUCATION
(Persons 25 years old and over)
Cohasset
11.9
12.5
2.3%
67.56
Median No. of Soh ool Years Completed
Completing less t han Five Grades
Completing High S*hool or Nore
7.0 7
49.06
INCO1ES OF FAMLIES AND UNEIUATED INDIVIDUALS
Lsse than 2,500
2,500-4,999
5,000-6,999
7,000 and over
Not Beportod
Median Inonm
Cohasset
Boston
38.5%
18.7
4.6
8.6
29.6
2,146.0
36.7%
36.7
10.7
8.1
7.8
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.
and 24.2% were female, 2.7%were
1nemployed
5.7%for the Boston Metropolitan Area.
Of these 75.8%were male
which was lower than the
Group
Number
Prof., Tooh. & Xindred
g:., Off., & Prop.
Clerical, eta.
Sales
Craftsmen, Foreman, tet.
Operatives
Pvt* ousehold Worker"
Service Workers
laborers
Not reported
%of total in
171
210
152
112
185
71
75
82
151
45
Cohasset
13,6
16.8
12.1
8.9
14,8
5.7
6.0
6.5
12.0
3 .6
B.X.A.
9,8
17.9
8.7
14.9
19.4
1.9
9.4
5.0
.9
MASIC zoology
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
Area.
ommaUting to jobs elsewhere in the Boston Metropolitan
Of the total town population only one out of every ninety-
eight inhabitants are employed loeally.8
Atwanya, op. sit., p. 17.
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
week days.
-. 15.
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 pollumCompetent engineering surreys were made, and the estimated
tion.
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 popalation.
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
WMWM -""A-~MW
The existing commercial center is at v Y-intersection formOd
by Elm and South Kain Streets.
high bluffs.
On both sides of the center are
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*
plateau the land slopes away gradually to the North.
From this
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,
this study are listed in Table Ioon page 21 .
Ihe results of
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 removed.
The Police Station is located directly Southeast of St. Stephen's
Churoh on the side of the North bluff. This building is in poor condition 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.
building will not be adequate for the increased population.
This
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 in Square Feet
Good-Historical value
Poor
2,520'
3,600
5,208
850
Poor
Historical value-R*
1,360
640
Arerage-R
3,310
1,160
Good-Nistorical value
Good-Historical value
Substandard
Poor-R
Average
Average-R
Average-
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,
five buildings this is the only masonry struoture.
located on South Main.
Of the f
The Pod Lion Inn
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
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
3nildings
M M i - '.
xAistin
Area
Subtotal
1,780
840
1,900
400
700
1,780
..
2,740
400
700
1,320
8,210
2,000
1,320
1,065
830
11,275
830
392
$64
798
800
2,120
..
.o
.0
...
1,662
...
2,920
TABDI III (Continned).
Type of Esiness
Condition
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
Existing Area
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
Subtotal
Subtotal
2,310
..
3,692*
30
3,800
5,290
1,100
510
660
..
2,580
700
a-
200
90
2,340
856
2,496
800
900
1,612
a-
5,692
800
900
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.
NOTE:
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.
in good physical condition.
They are all improved roads
The principal road is Main Street.
In
the center of the commercial district Elm Street, serving the residential Section between Cohasset Harbor and Little Harbor, joins
Street.
ain
This junction forms a bad Y intersection which should be corrected
..
mW--
- - --
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 shops is excessive.
The first is that the distance to
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&
01M
YA,.V''
.
A
4i
4e4
--w
17
.L.
M
IA
2~
'1
A
"
%-
thok
dll
REAL
MCTAT;
MIAMI
LE
I
S
4
vi
,
lkb~~JL.
! I.
w.F4
J: 7;
tA
V1
J A
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 Commeroe,"Relatively few of the operators of the new stores had attempted specifically to analyze their opportunities for successfully 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 population, 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 reasonable income, the real estate owner a stable 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 facilities.
10) Check dollar totals for the facilities, reallocate if necessary, 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.
Lillibridge 14
The procedure was modified to fit the existing problem.
14 Lillibridge, Robert Y., "Shopping Centers in Urban
Ibdevelopment,"
in May, 1948 issue of land Boonomics, pp. 137-160.
-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.
same year the total numbor of dwelling vuits was 1,268.
In the
The follow*
ing is a breakdown of the dwelling vatts in 1950t
Total Dwelling
t
1,268
ower oocupied
8073+6fu
Rbnter ocoupled
289
22.8
All vacaut
172
15.6
of Bmu
89.5%
One delling =It
1,152
fte dwelling wait
112
0.8
24
1.9
Three or mere
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.
17 Conference with thesis advisor, Kevin lynah.
.. 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 previously 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 Gohasset which is in the Boston letropolitan Area.
As a check on these
percentages the city of Barre, Vermont, which falls in the same population 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 Statistics.
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
Present Expenditures for current consumption
Housing
Fuel, light, refrigeration, and water
Romeshold operation
House furnishings and equipment: total
ousehold textiles
Furniture
Floor Coverings
Kitchen, cleaning equipment
Miscellaneous
Food
Alooholic drinks
Tobacco
Personal Care
Glothing: Total
Women and girls: total
Outerwear
Underwear and nightwear
Hosiory and footwear
Hats, gloves, accessories
Men and Boyst total
Outerwear
Underwear and nightwear
Hosiery and footwear
Hats, gloves, accessories
Children under 2 years: total
Clothing materials & services; total
Medical care
boreation and reading
Education
Automobile transportat ion
Otber transportation
Miscellaneous
fER CUT
SMTOTAL
100
13.6
5.3
4.3
5.7
.9
1.5
.5
1.18
1.0
31.5
1.4
2.3
2.5
11.3
5.9
3.1
.8
1.3
.7
3.9
2.3
.3
.8
.5
.2
1.3
4.7
5.6
.7
7.5
2.4
1.4
19 "Family Income, Expenditures, and Savings in 1950."
labor, Bureau of Labor Statistics, pp. 19 and 3.
T,
100
23.2
23.3
5.7
7.7
31.5
1.4
31.4
3.
2.3
2.1
11.3
10.5
2.3
4.4
5.7
10.
1.0
U.S. Dept. of
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 expenditures 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 expenditures 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 Urban Pattera," pp. 291-301; and Baker and Pamaro, "Shopping Centers," pp. 17-20.
-35-
TABIE V
MAJOR CATEGORIES OF EXPMDITOUI
Eajo
Peroent of
Total Expe-diture.nrnual
Catgor Insns
lstimated Percent of
NAjor Category Uponditure Spent in Shop.png euters
Community Neighborhood Ciavval
3.-
Nousing
foul,
AND ESTIMATED PEER1TAGES SPUNT IN
ight, refrig.
50
50
5.5
-
40
60
Rousehold Operation
4.5
55
40
5
Houee Furnishings & Equip.
5.7
30
10
60
31.5
60
15
25
Alcoholic Drinks
1.4
60
20
30
Tobaaeo
2.3
55
20
25
Personal Care
2.
65
10
25
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
.7
!5
15
50
Auto Transportation
7.5
25
1
60
Other Transportation
2.4
0
0
100
1issellaneous
1.4
60
10
50
and
ater
Ftod
clothing
Education
ity
--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
22 Ullibridge, OR. 60., pp. 137-160.
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
Pereent of
Eajor
Category.
Major Category
and Item hpapnditure.
Household Operation
laundry Rupplies
Dry Oleaning
laoary Serries
Postage
Toole
Rousefarnishings &
Failities at Whioh
It is estimatet Items
Will 30 Spen
11.
Gen. Edse.
23.4
13.0
.5
.et
Cleaners
aundry
Post Office
Hardware
quip.
!fousehold Textiles
Farniture
Floor Covering
Kitchen Cleaning Equip.
miscellneus
Food
At Home
Away from Rome
Aleoholie Drinks
Tobacco
15.7U
26.3
8.8
31.6
l
17.0
84.25
15.75
100.0
200.*0
Personal Care
Nieu
Towun
Toilet Articles
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
Glothing Vaterials & Service
s
Frnituxe
G.
Udse.
AS I
Gr0 a, t. 5kt.,
Liestauranit
Tavern, Liquor Store
Drmg Stirmol MA2ket.
28.99
16.T2
54.24
Barber Shop
beauty Shop
27.4
7.1
11.
6.2
Clothing Store
20.3
2.7
7.1
4.4
1.8
10.0
Clothing Store
84
Physician, Dents* Heop.
Gem. IAe.
%m
b ua Stor
"
and $hoe Store
Stoee
*
"
and Shoe Store
"
Store
Gen. Ase
53diCal dare
11edical Services
Drugs
feading and soeion
M
6.99
16.54
Television SotS
Newsppers16 .78
Television Hpairs
10M.91Msea.
Toys
Sporting Goods
r
al
16.0S%
Radios
Novies
akery
G04
N.4.
Den~ t
PhyNeicano,
Fopair serrioe
DraRSor
omp
28.95
Theater
5.44
23.01
Gen. Els
Sports 3quip. Store
IN B
A.
25 ")slative Importanoe of Items in the CI." Serial No. R. 2146, U.S.
Dpt. of Iabor, ureau of labor Statistics, Ag., 1954.
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-
diture
Percent of
ajor
Category
Faoilities at Which
It Is Estimatet Itoas
Will Be Spent '
Education
looks & Supplies
Tai t Ion
Auto Transportation
New Cars
Used ears
Tires, Gasoline &
Iotor Oil
Sohool
24
76
Bookstore,
School
24,00
15.00
25.16
Car Salesman
Used Car Dealer
Gas Station
In Table VII the anual sales per square foot for the various
These figures were based on studies in
type stores is estimated.
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.
Where gross annual receipts were large enough more
vidual shops.
than one of the same type store was indicated in order to provide
owever, stores were kept to a sise sufficiently large
competition.
to permit foconouioal operation.
A sample calculation for the entire procedure is as followst
Food
Estimated spent
in Oenter
Total Pamily Expenditure
Ya4or Gategog
31.5
I
I
$9,260,000
60%
4#1,760,000 annually spent on food.
Location
%of
MJaor Category
m 1,472,000
a 278,000
At home 241,700,000 X 84.26%
Away from home 4$1,760,000 X 15.75
Food at Market = 1,472,000
37,000
Tobaco at Nkt a
1 509 000
Total
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.
Lillibridge,
p
pp. 137-160; also: Gallion, op. cit., pp. 294-301.
- - 0-
TABIE VII
FACILITY AND AREA ESTIXATE
AVERAGE EXPENDITURE FOR CURNT CONSUMPTION $3,500 PER FAXILY
2,650 FAILIES; TOTAL POPUIATIOW OF 9,000 PERSONS
Facility
Groeery
Drugstore
Iaundry &
Cleaning
Gen. Ndse.
No.
Estimated
Gross Annual
Bseipts
2
1,509,000
3
278,000
176,600
137,600
1
Auto Trans.
New Cars
Used Cars
Tires, Gas,
Oil
Barber Shop
Beauty shop
Package Liq.
Clothing
Women,gi risa
Nen & Boys
Children under two
Sports Eiquip.
Drs. Dentists
188,200
Area In
Square Ft.
Per Store
6,500
6,700
3,000
3,000
5,800
2,240
3,000
3,200
2,486 plus
full basement
Total Area
For
Faoility
13,200
Annual Sales
Per
Sqvare Foot
$114.
11,800
23.5
2,240
6,200
79.
22.2
80.
41,700
26,000
1,500
1,000
1,500
1,000
27.4
26.0
43,600
40,000
4,040
1,540
10.8
26.10
23,200
45,400
4,040
800
740
690
1,600
690
1,600
M8.60
28.50
335,400
224,000
4,191
2,700
4,060
2,700
82.4
83.2
1311
560
1,140
85.0
85.0
45.
1262
43.4
11,100
47,750
51,200
Books, Stat.
I
5,450
Fraiture &
Applianoes
Post Office
I
55,600
1
1,100
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.
1,570
600
35.4
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 Neighborhood," 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 considerable variation between the individual stores.
Some shops show
a large increase in area while others actually decrease.
cates a lack of balance in the existing faoilities.
This indi-
Listed below is
a oonparison between the results of this analysis and the existing
facilities.
TYPE OF SHOP
EXISTING
Drugs
Restaurants
Barber Shop
Cleaners
Women & Girls Clothing
Ren and Boys Clothing
Liquor Store
Appliances
Hardware
General Merchandise
Beauty Shop
Jeweler
Grocery
Sportswear
2,920 ft.
5,692
400
831)
1,651
550
2,310
5,290
700
1,100
3,800
800
PROPOSED 1980
2,240 sq. ft.
11,800
1,540
6,200
4,191
2,700
1,800
1,570
2,486
690
13,200
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 population 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 increase.
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 requirement 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 buildings which defines the town omman.
This building is inadequate to serve the expected increase in population but it is in fair eondition 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.
26 Lillibridge,
o.pp. 137-160.
Sine
sme of the eivie functions were already carried 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 link between the common and the proposed development.
Also
the need for the civic development will depend on the population in'.
*rease and is less acute than the commercial requirements Which require 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
-*47
to achieve a complete separation of pedestrian and auto traffiO
and provided a strong link in the form of green areas to the
civic center, town common, and residential areas.
The parking
areas were located on the two long sides of the center so as to
provide access with minimum walking distances.
The bluff to the Sonthwest of the new comercial area is
the highest elevation near the town center and eomande fine
views in all directions.
It has an elevation of 60 ftt,--40 ft.
above the surromnding terrain.
This area was designed as a fomr
of patlic park and on its slopee was lrcated those buildings
Which .ould serve both people from the conmereial and civic areas.
On the Northeast bluff was located a restaurant and a system
of walkways which connect the proposed comercial and civic buildings with the town oewuon and with the residential areas.
The
Church on the *Test end of the bluff and the building housing the
Historical Society are to remain.27
It is proposed to bring James Brook to the surface and use
the water in a series of pools of various sizes as a decorative
and unifying element.
There will be several sa11 dams to regu-
late the flow of water. At the entrance of the water into the
commercial area the stream is divided into two prts. One seg.
ment will pass through the center in a series of small pools while
the main stream of water will continue to the Southwest of the
commercial buildings.
The flow of water is of such large volm
Note: See discussion in Section III, "Analysis of Present Faci-
lities," in this report.
4940
that it was felt that if the main stream flowed directly through
the *enter that there would be a danger of flooding during heavy
rains.28 There will be controls for adjusting the flow and the
large pool in the civic center will act w a reservoir. The two
streams will join again at the east and of the east parking lot.
At this point will be located a boat basin for small power boats.
The main channel of James Brook will be widened and deepened from
this point to the harbor approximately 1700 ft. away to facilitate
passage of these boats.
On both sides of James Brook will be earth
embaukaints from the edge of the parking lot to the harbor. These
embankuants will prevent the occasional flooding of the surrounding
low area by high tidos and reclaim a large area for future development.29
Along the tops of these embankents will be wide pedestrian
walkways connecting town center with the harbor.
At the boat basin will be docking fadilities and a small boat
house and store selling marine supplies.
Also at this point will
be located those facilities which it was felt should be adjaoent
to the new commeroial center but not in it. These will eonsist
of an auto agency, a lsandry and eleaning establishment, and a
filling station and garage which will be looated at the intersection
of the two roads looping around the proposed development.
A small railroad ticket office and shelter will be 'milt to the
Southwest of the main civic centers on the opposite side of the traeks.
The new comntors parking area will be located here and will be sepa.
rated from the center by a buffer zone of landscaping.
JU-onference
with town engineer, Clark Pokine, August 10, 1955.
291vtes See Section II, "Deseription of ohasset, A. Natural Chara*.
teristies," in this report.
-49..
TLFIC
With minor exceptions the present roads leading into the oeater
are adequate to handle the expeeted increase in traffic.
They are
all local in nature and with one minor exception are improved.
30
The proposed center is circled by two roads providing acs**s
to parking areas from both sides.
South Main are eliminated.
Brook Street and a section of
North Main tuas up along Elm until it
is past the center and then gradually loops back to join South Stin.
The second road forming the loop is parallel to the railroad tracks
and passes to the Southwest of the high bluff.
Following the con-
tours of the bluff it joins South Wain past the center.
Access to
the parking areas i@ made by the addition of another pull off lane
before arriving at the actual entranoes.
entering the loop roads.
Thus ears wont be abruptly
Provision is made for a bus stop at the
Northeast end of the shopping center.
The pedestrian walkways are kept entirely separate from the
vehicular traffic * The variety of levels due to the bluffs adjaeont
to the loop roads made possible a system of natural bridgeways.
Access from the town comon to the civic center is made by a podestrian bridge spanning from the high contour near St. Stephen's
Chwrch to the raised auditoriun promenade.
From this promenade
there are ramps to the ground and a bridge aecross the entrance to
the adjacent parking area to a green strip leading into the center.
Note: See section III, "Analysis of Present facilities, D. Traffie,"
in this report.
-50-
On the Sonthwest there is a gradual ramp up following existing
entours to the civic buildings on the bluff.
The a*ess to t
parking area is under a bridge along this walkway.
From the bluff
there is a system of promenades and walks leading diredtly into the
commeroial center.
Pedestrian access to the Northeast end of the shopping area is
by an overpass again following the natural contours of the bluff.
Utilizing the 10 ft. contour differential at the East end of the
center a similar system of walkways was devised.
civic
UIMIgGS
The proposed civic buildings are in two groups--those situated
in the green area adjacent -to the town oomn and those upon the
bluff.
They are closely tied together and to the shopping area by
a system of promenades and walkways.
It was felt these areas should
be adjacent to each other but yet not interfere with each others
respective functions.
In discussing this subject Robert Y. illiw
bridge wrote, "The community shopping center, like the neighborhood
shopping centers, should be centrally located.
It needs to be near,
but not necessarily in immediate conjunction with, other buildings
housing activities of comunity wide interest.
Further attention
will thereby be focussed upon the comon comunity interests and
center allowing activities conditioning social cohesion."5 1
31 3Allibridge,
*get,
pp. 13160.
A
In the area adjacent to the common will be located an audi.
torim and an office building.
The auditorium will have an esti.-
mated floor area of 5,000 sq. ft., and will be used for lectures,
special movies, plays, and similar pablic gatherings.b
The office
building will have a floor area of 3,400 sq. ft. and will be used
to house public offices now located in residences at inconvenient
distances from the town center.
The office will be designed for
the possible addition of a second floor if required.
Utilising the existing contours there will be a reflecting
pool with a series of fountains and sculpture.
The sculpture will
terminate in a high element which will be dedicated as a memorial
to the town residents who gave their lives defending their country.
Adjacent to the water will be a large promenade which will
serve as a transition from the parking area and as a connection to
the civic group upon the high bluff.
1aised above the ground level will be a platform which will
be situated so as to comnd views of St. Stephen's Church and the
water sculpture.
This platform will serve as an intermission promenade
for the auditorium.
On the high bluff will be located those public
buildings which will serve both the people from the main civic buildings and from the shopping center.
this group.
ft.
The following buildings comprise
There will be a library having a floor area of 8,000 sq.
This building will be two stories high and have a system of
reading courts following the contours of the site.
will overlook a reflecting pool.
The main court
Connected with this court will be
S
--
-
________________-
q4
~52-
a chapel having a floor area of 1,500 sq. ft.
This building will
be a geodisic dome as designed by Backminister Fuller and would be
covered with a transparent plastic glass fiber.
On the high point
of the bluff would be an observation platform and a small museum
housing historical items.
Prom this point one would be able to view
maps tracing the history of the town and then from the observation
platform see the actual sites where the various events took place.
Adjacent to the shopping center and utilizing the natural contours
will be a small open air amphitheatre.
These buildings would be
connected by a series of pedestrian promenader and landscaped areas.
There will be a system of small fountains on the bluff, the water
cascading down in small oulverts alongside the walkways to the main
stream below.
C01WMIAL BYILDINGS
The shopping center was located adjacent to the East side of
the existing commercial buildings.
This site allowed the parking
areas to be evenly dispersed along the sides of the center. Also
this location simplified the staging process as the existing stores
did not have to be removed until the new stores replacing them were
ready for operation.
The contour level at the Western edge of this location was at
elevation 20 ft., from this edge it gradually sloped down to a 15 ft.
level and then abraptly rose to a 20 ft* level again at approximately
the East edge of the shopping area.
From this point it continued level
for a short distance and then gradually sloped down to a 10 ft. contour.
This variation in ground elevation *uggested a treatment of
various levels within the shopping center itself.
Utilising the
-- 5-
existing contours the center was designed with the following system
of levels.
The low area on the east side suggested the possibility of a
central warehouse and service area under the oenter at this point.
The existene of the low oontours again at a short distance from the
East edge of the center eliminated the need for long runs for trunks
to slope down to such a warehouse.
This warehouse was designed with
a system of elevators providing service to all stores* The individual stores would rent space they required in this warehouse.
Goods
could receive better care at less cost and valuable display space
could be saved in the stores themselves.
This solution also has the
added advantage of completely separating the service from the pedestrian
traffic.
Also located in this low level would be the mechanical equipment.
All the stores will be air conditioned. The small amount of excavation
needed for this warehouse would be need to level the Western side of
the center to a 20 ft. contour.
A system of two levels was then de*
signed as enclosing the various stores.
These would be the floor level
and roof level and would continue on the same plane throughout the
senter.
The floor platform was raised to a level three feet above the
20 ft. contour.
This platform would be perfoated at various points
for small landscaped courts and reflecting pools.
At these small
court there would be located small intermediate wooden platforms
.m%.
The ground level in the parking areas
desined as waiting areas.
would gradually raise to the level of the floor platform.
Entrances
from the parking areas would be on pedestrian bridges over a small
planting moat.
The raising of the platform served several functions.
The central warehouse did not have to be as Yow and could follow the
existing levels with a minimum of excavation.
bising the general
shopping level permitted access to the warehouse for ventilation unt
Also the pedestrian once in the center has
der pedestrian walkways.
the experience of looking alightly down into landscaped courts.
At
certain locations the ground would be raised to the platform level in
the form of planting boxes.
?he roof plans is at the same elevation throuighout the center
and is perforated in a variety of ways to form a series of light
courts.
These root penetrations are so arranged as to provide a
sequence of various sises and shapes leading the shopper into the
main shopping mall.
The shopping *enter itself may be divided into three groups of
stores.
The first is those stores which tend to draw trade only for
their own merchandise.
In this group are the two supermarkets.
second group is the service shops.
beauty shop, bank, and post office.
The
These include the barber shops,
The remainder of the shops een-
stitute the heart of the shopping center and are grouped around the
system of central courts.
The two supermarkets are located on the East side of the center
at the opposite corners.
They are immediately adjacent to the parking
0055.
areas.
It was felt that these two stores would have trade which
primarily would only be interested in getting a large supply of
goods stocked within the market itself.3 1
In case the shopper
also wanted purchiase other goods convenient access is provided from
the supermrtkets to the main shopping mall * Due to the bulky nature
of the goods purchased in thes
is provided for both stores.
supermarkets a package pickup station
Once relieved of carrying heavy parcels
around the shopper is encouraged to make additional parahases.
The service shops do not require large display areas and are low
cated in less strategic positions around. the periphery of the center*
The post office is located at the Southwest and of the center where it
will be convenient to both the shopping and civio areas.
The main stores are grouped around a series of connected courts
in the center of the shopping area.
The stores are so arragd as to
provide an even flow of traffic through this area--the heavy trade
pullers being located at the ends of the interconnecting courts and
the other stores situated in between.
In his article, "Shopping
Centers," Pietro Belluaohi wrote the following, "It Is good planning
In a large shopping center to distribute the strong trade pullers
so as to avoid serious dead spots.
Certain service shops, such as
the post office, even though not profitable are essential and bring
customers to a center, sometimes they even help in getting a small
center started.o32
32
3Belluseohi, Pietro, "Shopping Centers," in "Yoxnt and Punctions of
ftentieth Century Architeature," edited by Talbot amlin, vol. 4,
pp. 114-139.
At the Northeast end of the center are located the meats and
women's clothing stores.
In addition to clothing this store will
also sell a limited number of general accessories. Above then
two sto re and forming the main pedestrian entranoe into the center
is an office block.
This building will house offices for the medical
profession, realtors, and an office for the general management of the
center.
At the Southwest end of the main shopping area will be located
the general merchandise and drag stores.
Between these two groups will be located a liquor store, a tu.rniture store, a hardware store, and a gift shop.
The area devoted to
one of the restaurants in the market analysis was divided between the
liquor store and the drug stonA.33 Both will have limited facilities
for serving a certain amount of food.
the market analysis did not indi-
cate a sufficient amount of business for a hardware store of an economi*al site.
However, a snvey of the existing facilities showed two hard-
ware stores with a fair amount of trade.
It was therefore decided to
include a hardware store in the center.M!he store would also sell a
variety of sporting eqvipment which would account for approximately one
quarter of its floor area.3
5
The gift shop would be a strong attraction
for the touri ste and the townspeople alike.
33 See Tble VII,
macllity
It will sell only small
and Area Estimate," in this report.
Conference with Professor Kelvin Iyach of the City Planning Departwent, Vassachusetts Institute of Teohnology, Augest 10, 1955.
See Table yII, as above.
----
-6?e
articles of a high quality.
Entrance into the main shopping area will be through a series
of passageways between the stores having display areas on both sldes,
The buildings are arranged in a compact group to facilitate shopping
but a feeling of openness is obtained by the sytew of small landucapet
courts and light wells*
In the Regional Shopping Centers Planning
Symposim held in Chicago in June 1952, Howard T. Fisher desoribed the
ideal center in the following marer,"It is desirable to have a close
compact, intimate shopping area.
Store frontages should be conentrated
within a minimm over-all length--actually and psychologically,
thern
should be an absolute minimm of blank frontages exposed towards shop."
per*, and a minimum of interruptions in frontages.
Double sided
pedestrian ways will be found very desirable and should be possible
in all but the smallest centern."5
Water is brought through the shopping area in a series of small
ooaected pools containing a system of fountains and sculpttn.
There
is a large reflecting pool at the open air amphitheater providing a tie
with the civic buildings on the high bluff.
flows only through the rain shopping courts.
From this point the water
This will tend to direct
the pedestrian traffic along the shopping mall proper.
At the Southwest end of the sll
ing the reflecting pool.
is located a restaurant overlook--
This restaurant will have facilities for eat-
door dining and will serve as a visual focal point for the shopping area.
36 Fisher, Howard T., "agional Shopping Centers Planning Symposim,"
Chicago begion Chapter American Institute of Planners, pp. 23-50o
A
-N58~
On the opposite bluff is located the second restaurant.
This
building is connected to the center by a pedestrian bridge and has
parking and service facilities in the rear.
One of the most difficult problems in designing a shopping
center is how to provide the means for an easy method of expansion.
Since this project is designed to evolve by a gradual staging process
there anat be some logical way to add the various stores am needed.
The solution to this problem was discovered in the structural system.
First a system of footings are to be built on a 28:0 grid.
These
footings will support both the concrete floor platform and the roof.
By means of a concrete collar around the pier the steel column spporting roof deck and the floor platform may be constructed independent
of each other. From the top of this pier a steel column made of double
angles will support a roofing system of steel bar joists.
These joists
will be so designed that they can frame in a variety of ways enclosing
different areas.
These joists will be exposed on the exterior and fire.
proofed with a vermiculite plaster ceiling in the store interiors.
The
roof doeck will consist of a lightweight slab poured on a corriform metal
dock.
This deck would be independent of the column spacing.
At sone
plaaes it would extend to the colums while at others it would step
short leaving the joists to carry the load to columns.
At other loa..
tions it would be perrorated to form light wells with only the bar
joists spanning accross.
The wall materials would consist of a fixed
glass sash and a prefabricated aluginum sandwich panel.
The glass sash
and aluminum panels would frame into a structural mullion located at
-594'.
7:0" centers.
The concrete floor platform would be designed for
a constant live load sufficient for all the stores and the struetural mullions would be anchored to this
lab by power driven state.
These structural mullions would be anchored to the roof framing by
a system of olip connections.
This system of structuaral framing
provides flexibility down to a seven foot grid and completely frees the
walls from the structural framing.
The parking areas will be landscaped and will contain pedestrian
walkways.
They will further be broken down into a more human seale
by a variety of floor textures.
10 ft. in the East parking area.
There is a contour differential of
This will be reduced to a more
gradual slope by came filling and then terraced into a series of
connected parking areas.
The maximum distance from the far edge of the parking area to
the center is approximately 300 ft.
This follows.
This conforms
to the following recommendation by Baker and Funaro,"The further the
parking apace stretches away from the stores, the less desirable it
becomes.
It is now generally agreed that in a suburban center, the
maximum distance between the far edge of the parking area and the
stores should not exceed 500 ft., and preferably should be less than
300 ft ."3
There are several activities housed in the existing center which
it was felt were incompatible with this area.
They include the police
station and newspaper. It was felt that these buildings should be
located at some other outlying position.
V )aker and Panare, "Shopping Centers," pp. 36,41.
Now
-59
t:0" *entrer.
The concrete floor platform would be designed for
a constant live lead suffielent for all the stores and the stractural wullions would be anchored to this slab by power driven studs.
These structural mullions would be anehored to the roof framing by
& system of clip conetions.
This system of structural framing
provides flexibility down to a seven foot grid and easpletely frees
the walls from the structural framing.
The parking areas will be landscaped and will ontain pedestrian
walkways.
TPhey will further be broken down into a more human sale
by a variety of floor textures.
10 ft. in the Last parking area.
There is a contour differential of
Thisaill
be reduaed to a more
gradual slope by some filling and then terraced into a series of
eonnected parking areas.
The maximum distance from the far edge of the parking area to
the center is approximately 300 ft.
This conforms to the following
recoaendation by Baker and Fanaro, "The further the parking space
stretches away from the stores, the less desirable it becoems.
It
is now generally agreed that in a suburban center, the maximus
distance between the far edge of the parking area and the stores
should not exceed 500 ft., and preferably should be less than 300 ft.""
There are several activities housed in the existing center which
it was felt were incompatible with this area.
station and the newspaper building.
They include the polle
It was felt that these buildings
should be located at sone other outlying position.
Baker and Paaro, "Shopping Centers," pp. 36-51.
pop
-60-.
Comparing the market analysis with the existing facilities it
is evident that one of the supermrkets oeuld be built at the present.
This building would be the first construeted in the new cnter.
The
embanmante along James Brook would be constructed and the last parking
area would be partially built to service this store.
Ie other stores
would follos as needed, their sequence being determined by the raising
population curve.
As these new stores begin to evolve the Zast parking
area would be completed and the existing stores being replaced would be
removed.
Whe new system of roads would be eonstructed and the civic
buildings on the high bluff would start to take form.
The new railroad
station and the aommtors* parking area would be next to be eonstrtced.
The gradual thinning of the commercial buildings now existing, and the
removal of the eommutorst parking area to its new location would facilitate construction of the auditorium.
At this point James Brook would
be channeled into its new pattern and a water and green belt link would
tie the entire development together.
the remaining new buildings would
be built and the existing structures removed.
1he West parking area
would be completed and the system of pedestrian bridges in use.
At
this point the boat basin and its surrounding buildings will be ompleted.
In the year 1980 Cohasset could have a new civic and commercial center
instead of the potentially blighted area that exists today.
-6140
ZONING
Before the center is even started a carefully thought out system
of soning must be worked out.
khe
location of large parking areas
and large niabers of shoppers will attract other business which will
attempt to locate on the outside perimeter of the center.
These stores
would use the center's facilities in a haphasard manner without any
regard to the over-all plan.
If allowed to continue they would eventu-
ally surround the center and isolate it from the residential areas.
This can be prevented only by a good system of zoning which will definitely
state the allowed land usage for the surrounding area.
Victo r Grmen makee the follow ing statement regarding the subject
of soning, "Considerations of onvenience and safety should not be r2stricted to the center itself.
Buffer areas should be created to pro-
teot residential areas from the noise and the fumes created by traffio.
A shopping center which fails to consider its relationship to residential
areas will soon be surrounded by blighted and slum neighborhoods and will
find itself with a greatly reduced business potential."39
39 Grim,
Vieter, and assoo., "Shopping Centers of
T omorrow,"
p* 16.
37IOGWIAPY
Alevisos, John P., and Beckwith, Allen E., "Downtovwn1 and Suburban
Shopping Habits Stu4y of Greater Boston," Boston University,
College of Business Administration, 1954.
An Architectural Record Book: "Design For Modern Merch&dising,"
L.W. Dodge Corporation, New York, 1954.
Obidigue: "Town of Cohasset, A Town Surrey,"
Atuanya, Udemnss
School of Planning and Architecture, Massachusetts Institute
of T.ehnology, Cambridge, assachusetts, Nay, 1955.
Baker, Geoffrey, and Faro, 3runo: "Shopping Centers, Design .ad
Operation," Reinhold, New York City, New York, 1951.
Belluschi, Pietro: "Shopping Centers," In "Forms and Functions of
twentieth Century Arohiteture," (Talbot Raulin, ed.), Volnue
4, pp. 114-139, 1952.
Boston Globe:
"The Boston Market," 1953.
Chicago 'Bgion Chapter American Institute of Planners: "Regional
Shopping Centers Planning Symposius," Chicago, Illinois, June,
1952.
allion, Arthur B.: "The Urban Pattern," D. Van Nostrand Company,
New York, 1950.
Gruen, Victor and Assooiates:
can Federation of krts.
"An Arehiteatural Xahibition," Ameri-
Howe, Oliver H., V.D., "A Brief Sketch of the History of Cohaseet,
Massachusetts," CohAsset Historical Society, 1941.
Ketohu, Morris:
"Shops and Stores," Puinhold, New York, 1948.
Lillibridge, 3bbert 1. : "Shopping Centers in Urban edevelopment,"
in the May 1948 issue of "Land Economics," pp. 137-160.
Pfanner, John Adams, Jr., "A Statistical Study of the Drawizg Power
of Cities For Fetail Trade," The University of Chicago Press,
Chicago, Illinois, 1940.
Public Administration Service: "Planning the Neighborhood,"
Donnelley and Sons, Co., Chicago, Illinois, 1950.
R.R.
BIBLIOGAPHY (Contirnud--p. 2)
Skiadaressis, George A.: "Study of an Urban Core: Stoneham, Massachusetta," A Thosis For the Degree of Master In City Planning,
Massachusetts Institute of Technology, September, 1952.
Stein, Clarence S., and Bauer, Catherine: "Store Buildings and Shopping Centers," Architectural Reord, February 1934, pp. 175-18?.
"Town of Cohasset, Annual Report," Town of Cohasset, 1950, 1951, 1953
and 1954.
U.S. Department of Agricoulture, Performance and Aerial Photography
Division, Aerial Photograph of Cohasset taken August 19, 1952,
Washington, D.C.
U.S. Department of Comnrce: "Better Population Forecasting For Areas
and Conamities," September 1952; "Seleocting a Store Location,"
1946; U.S. Government Printing Office, Washingteon, D..
U.S. Department of Comerce, Census Bureau, Post Office
ton, Massachusetts.
U.S* Department of the Interior, Geological Survey:
rangle," Washington, D.C., 1948.
uilding, Boe-
"Cohasset Quad-
U.S. Department of Labor, Bureau of labor Statistics: "Consumer Price
Index"; "Family Income, Expenditures and Savings in 1950," June
1953; "Family Income, Expenditures and Savings In 10 Cities," 1952;
"Relative Importance of Items In the Consomer Price Index," August
1954; U.S. Government Printing Office, Washington, D.C.
Villanueva, Marel: "Planning Neighborhood Shopping Centers," National
Comsittee On Housing Inc., New York, N.Y., 1945.
-4
.
,, ^M,.,-.
,. -l - .1- :- - -,,, .,I,_--i,,
-,--I-, -,- .1
,. .. - , - , . ;. -,.
.. .-
-
-:
1.
.
I.
,
_.: _I
.
.. ,,,. . , , -
, r -"
"
- -
-, q
.,.
. I
.
, : !
-i
S , -- .,
I- .1 .1
., I..
- I_. .,
--I 1 .
i, ,
.I
-..
. I -.- I
--.
, ,-l-J.c-.--l- .I.. ,. . -, ,.; .--? , ,I
, . -I 1. I-. ,,. - ., . - , I.I,1. . 1.,1. : I
- .- . I
,
I
m,
: I Iil-,
. .
.
.
I . II
- 1 I
, - .
I
. ... 11 I . I
-
.1.
.
: ,
. - .;
J- .- :
.,
.. . I
- , - T.
- , .- ,-I .-: - ,
, ,; I,
.. "
, - , , :% ,
,
I I
. I, I-, - , ---,
. -.., -.-..
- - I I.
I "- .-,
:.- . . ,. 1...," I .
:, .
..
, :
!
, , .--- z -,.
z, . : ,
-
-,
II
I.1
I-
,,, -. F
-, -.
, . , - ., --.
,---- ,- ---..-,. . . -.. , :. .L
.- ..-1.
.., - ..-- ,-., -1,
..---. -, -,
!;
- , - -, - I- I- 1 - .
, I ; - ,., .
,
I ll
,i
.
, ,
:I,.
--
,
- . .,..
1.
.;,-,'.
I
,
-
1.
-
-
,
,
.
I
.
.
-I
, ,i
.
.1
'7
-- , .
,
, - ..
- , -..
. :.- ,
.......
.
. . . .,
1
,,, - .
1.
- ,
I
.
II
. .
L. .
.
'
-. - . -2-!
. , , I- I .
I
I.
I:
I I ,
. 11
,I
, , ,, . , . I
;., .! I..
.
- I
.
. , I, I
.
- .
. . .. ,- 4 ... I-- .
, I - , -I.
. - , .
-,. _ ,..
- , ,
,
,,
I
-- - -I1: I I , .-,- I, I
,
V
,
11
-; - ".
I " - ,
, .- - ...., ,
, I
-- , II,, ... A- ,. II .
, , T, . . , . f. ! - - , - -,
. -:-, - ,. , - . . ,
I.
; -1 - ;,,,,,-- ; - 7
. - . : ..
.
- :: .,. 9 V.
.
, , - - . I,
.
. - .
, ,- ., " - .
.- , ,
.
I .", ,11%
, , , .1 ,
...
I-. - , -. - I ,.-:-, , 7 .
.
-,
--,
"-,
,.
,
..
I
--.;
.
,
.
.
7
. .,
I - ,
I
;".
, ,
7 .
- ,- --.
. :%.
:1,
"
,.. .
.
- , "
,
,
, -% I.
. -, I
,,,
, -:1.,
. I
..
. - . - - .,
,
...
r
:-: , .
- ,, - ,
.
, -, .
- , I,
-- ., ,
I 'p I -.II- I ,- L
- ,-. , , .. --, .,-,
;,
,
.:,
,
...
;
.
,
"
,
,
-I
,
r.
,
I
!,.,
I
I
I
-,;
,
, -, --i -,,
.
,
.
,
.,
.
I
.
.
.
I
I
I.4, , a
-,
. .
,,
--, I
I -, r - ---, -, . I , ,, ,- , .',,
, .
,
, ,! -.
, ,
- i . , I-1.
:
,
- , - .,-7...
.
'L'
.1 , .- , .7 . : . ,. I --I
L.
..
,
. .1 ,,.
, ,
)
1,
.
,
- ;
-7 11
- I . , .. . 1, . 1I
t
V.,..
- .,. ,
-.
:- , .,
-I- - - - :- . :- , . , . I..
-, . I
-,
.
- - , .1 ,;.. , ,
.
7 I
. d,
.. . I -, .. I , I- , - . .,-.,:1
".
. , - :,
,
I- I
1.
* .1-1
, ..,
.
, I . I .
- ,.
. . ., , - - . .. I I- . .
:,- .-, --: ,
1,; . , ..W.
.. . , I
- - -, -,;,lfl
,
,
,
.
I I
. ; I
I .. - I ..
C
;
.. 4!- I
-- , ,- - 16 I-,:,
, I .. - I I
-,
-:
:.,,
. ,
.
1
,
. .
"
.- ,
,.
,
,.
- ,-,,I . ---, ...
, ,
, I - "I'
.-,
r., , I
; ,
- 1.:- , -.- ,
. I -- ,
- .
I - , .
,. I"t
, ,
1
-, . . ;. - --, - ! -., . -.
-- - , ,-, , , -,L.-. _: .,.,- ,,,
'
-. , , , , , .
' ! - '- -.
..
. - .;.";
- ,
,
-1
. ,
.,
,
.
.
.. - :
- -t . , - , , -,, -1. -. I IL I I.,
I
,.
---..
'-,- .- . .,, .;,..z
,2. I
, .,- -. , - -,-I' --:l.. , -.1
,
, , ,., - .
I-e- I I
"-, -I'., ,,_ L
- - - :- , --- ,lr
, - ,
- , , ., ._:.
, , ; .. . , , r , . . , . , , -- ', -. ,. - . k
, .
. ., - , --- ,
,; . . , ,, .
,
, . I'.
.
-. -. ,
-. , . , ,-,,,
. I-iT,- .--- --f " - .".-. 11,
. "'.
.
,
.
.
l
:.
I
"
.
,
,
,
-1
.,
"
.
,
,v
.
.
,
",
.
,
,
,
,,.
-, ,
-,
, .
.,
.,- ,- - I - .
i
or,
,
,;
I II
,-, - - ,
, L-. , ..." , - ,';, ,-_:.., r - , ' -'
, -il , ,.
. ,
- .I
-1
--I ,_
I-,,
..,_5r
I -,;.,Z:-A. ,, :,'
. ;;,,..
--, .- ,
--I
. 7 , . , - I"
, I , I .I:. I- I.;
I
.
- 1. - , , -:, -, - .. :__,.,
, :.,
I
, . . -, ,. . - -- . - ,
-.
.
.
,-.'.:,
, --. -- - . _, " -,
, , .
11"...I I-1,I . - I,
I li.
-- .", , , - , . -.
. -,
,
., ,
- -, .
-- - ,..
i.1
,
"
:
,
,
,
,
,
-,
-,
-,
_
,
'-,
,
.
,
I
.
-,
I
,
,,
,.
..
,
.
-,
, .:-, .
-- ..1I 71
,
I-;
j ,- .,
. .
, I I
. -- ,
,
,
.1
, -, , - ,
- , , .
,AP
,
- - I,, -, . . .. -.. ,
, , ., , --, . .,
. , -.-.- ,
--, ,
I
,
, _- _r,
- . ,-?- ..- - , -.
" . -, L:i4, .
,.. - ; , -; - , , ,,,
- ,1.
1, ;
_. ,. . , , -.
" ,.,,
; -1
.- - . .....
,: : , , ' " - -- , - ..- ,
" - :
, -.. _- , " - -- I .I, .. -. .
L
,- , - , ,
i,
, , . . :,.1
, ,
, ,., ,-. . , - ,.. I, , - , 11,
.
Z
W-,
,-- ,,-,.
-.
. ,
--.
.%
I - ,.,
.
,, ,
,,", . L - .;
.
-.
,,
" .
. -. F., , , - .,-,,:
.. ---, ; . , . - . ,--,,
.
1,
-, ,-.
.- I,- -- , -, o- .
1
----, ,, ,, , ' -%L
- ,
. , , - j . - ,. ,- w
-. I
.
.,
,
. ,;,,, - --- ;
,
.
- .
1,
i . ,
,
_L
j ,
-., ' ' ' , : ,. - ,
. -- .- '
. A,
-: .
,. ,.! " -, ,. ,..
,
,.L-,
,,, ,.. , ..
.
- .
- .
.
-- .,I-. I- 11.
,. , . , , , - - -.., .,
z.,,, , -I
.
. .I
. . , % -,, ; -.- :. -.- ,
, , 4; ,, , L-i;. , ,. , 7.;:.-,
-,,
,
,
.,
.
-,
-.
,
."
I
I
I
.
I
I
..
.
j,
,
.
.,
,
-:.
.
,
I
I
..
,,
,
,
,
,
"
,.,
,
..
%
.
1
,
- I- -.
, . q
.
, - " ,,. -,: :t,
. . .
.
, ,::,-,.,7. , . : , , 4,,- 1, i-" , ,
, .-- - ---, ,
,,
. ,T ,
, ., - -,l
,
, I
- - , ,
, , ,,-I-- ,,, ,.-.
:1. 7;, ,
.-,
-,
I
t
,
,
.
,
I
.
11
-7n.
.,,
,
1.
.
,
,
,-,
,
,
;
I
,.
.
.,- I .
.,;;,
,. , :-*
I,-.
, . , L. . . . .
-- :-, , - ,. .- , , .
I - ,;
- I .- -r-. ; - , I . -- -I, , - ,., . -, 7 - . : - :
-r
,
.
. I
,
,. I
.
. l; ,,,
:,-I
-1
.-Lvvr
I.-, . - " . I
.- ..; arm
, -. , .,, '..
- 111.1
- ,,L
:, -,
,. -. ;
L,., .
.:L;
- , 1 , , , , -. - -, -, - . " , , . , . , I
;
-. - ,
-..
I
, . ; - , - - , ...,
:.., :. . -1, ", -,,,.,.;. -,
,
,
.
, , ..
,
'.. %., ..
'. w, ..- ,, ,,
:
-- , -,,, - 7.,
- -, _ - .
I I " ,,
. .:
I
I I
,. 71
I
'.
I
-.
.
,
,
-7,
,,.
,.
,
,
,
.,
,
,
,
.
,
,
.
.1 - -. , 1. I-- . ,-.- , -, , --- - :- e
r
I--. I-. ;
. , - .
, ..<;
fj
11.
.. -,.:. , ,.-- ; ,
,.
, .,.
. ,Ill
, I
-.;
.:,;,
- . I 11
- ,I; I--,.., .,
, ,.,
., .., :,: ', --,, ,- - .
. ,: ,. -,4
,
- - "..
,. I-, , ,;; - ]k
- , -1,
A, . -.. I- i -,,',
, --..-,
- ,t
- -,,... : ,., -,,-. ,-,,, , L- ,
-- : 1.- --.. , - ,- . ,... ,. 12.,
,
. ,- ,;
;-i" .--1; -- ,-,. -- -,..
. , -ZIT
- , ,"!- k i: - : -i - ,- ,-,:,..
- , *.,
I,. . ....--. . , ...
, - .,
. . I --L ,, . .,.,
*
,
.. -,,L, ,
,,- - - ,
, -1, ,-,,, I- ---,- -, ,L,
,--'
, . -.., I ,. , ...,:
1 ,--I-J - 7,,-,
- . I.1 ,. "
I
.
- ,
, , .- , - .--; .,-, - .--I -,, ,
,
I
,. " . ,
I
, , ), - ,
I.- . --.,.
- -. , "
_I-,,
,
.,
-. ,
.,
--.
7
- .-.. , ,7' . . - , .-, :,, , . , -F.-4
I , .,
,,_
.' ,-., I . -' .. . -. I,. : .. ,..-- I. - ,
--,, -. - , ,, -_I .- _ -4.. , ,
-'-Lt'
, .
_ - , - II
.
.
. , .
. ,
,
-, . ., - - " -- - , :, ",.
- - , . , ,-., , . -. ,., , -.i : -._-.
, .. ,-...
,
,.. - .
- - -, ! ,
, ,
-. Ii - -!4
11:
, , ,:, , ,- . , , i - I " , ,. - , -. -- , -,.- . -- 4'.,
..- I
,
. I
.
r
".
.
t
,.-:?,
,
-,
,.
I
.
,
,
,
,
,
.
,
,
-- .
, . .
.1,l .
- 9. . , --,;
.
.- , ..- I, , - I
, ,..---z
,
, I- ,
, . II I .1
- I:
- . 1-. ,
, ,
: 7.
,
. ,
.
1.- , I, '. , I
-.- - ,- , . "' ,
.
, ". ,
I
:
tr
i.,o, 1,1.
1,
,
,
,
.,
,
-*
I
.
.
J
,
,
,
,
,- .
,
,., C, 1 4 ,
I" .. I I-1, ,
-,
, .
,
- . * .. - -I,
:
I
.
. . - , , ",
. .
I
,
-. .. , ,. -- -,-- - ! , ,.- . , ,
-,
-,I - -. , , , - 'llt
",
, -1..1,., -".
-, . ,
II ,I, ,, . .
- :1
:
,
':
%,,
z
..
,.
-,
- ,,
.
-.
.,
,
v
7
c
,
.,
---.
I - - , - - ,. ,] , , , - , . -. .
"
,
;
..
, .
.
I
- j -, .- ,,
,
,
.,
,,
-:
.
- -.,
. , , .
.,. , . .
, ,
I-- - ,
..
. I
1 -- -,-,--, ,
- I ,- - .; - - :
, ,
, - ,
-. :- :, - . - ?-...---, -, . . . .- -;1. .
f ., -,
-.r ,-,, - :
, .. - '---", - , . ... , , lt,
- ,- .-- ,,
-,
--- - -,,
, . - . , --. ,-- , , . . , ., . .. ., -- , ., -, , L',T..
-- .
--! ;- ."
4
,11
.
I
- . " --;.
.
p
,., .
. - ! t!
.
I
, , , ,
,,-i4!
, t--,,
.,
- - r::t
-.
., ", I , .
, , .
- - - .
z .- - ,
. , - , - - -.;- , " ,.,..
- I - -,
- - I ll , --_-,
. , ,
- , - -. -,
,
.
,
. . . ;
..
I
,; .- " , - .,
-_ I'll
- , -.
.
, .
- " , - , , -: - - I- .
-1II
:-. .
- -, - --,- , --,
-,.
,
, , , , , .: --, . , ., , ---- ,. '.
,,
1,
- -" .- , .1,-- 1. ,,;1.
-.
,
., -- , , , ., ,
. .. -,,,,;,
. . I .- , ,
-- :,
I,.-, ).. I-;.:
, ,I:,__
.
.
':
. ,-.
-L
" II- , ,;
,
, - . -. , , ,;-,
,. - - - . . - :,- - , '----'
. , . ; . . .,
, :e
, -, .
.
. - I.
.
.
,. 1. ..
,
;
:,;
I
.
.
,
,
,
.
.
.1
,:,
,
T,
-,
11,
, .
-,
,,
. - ,- -; : . ,. ,-.. ,
- ..
, ,
;, , , , -, , ,
i
.
'.f,,
,- , ,-:
":: ",
. --, , --,
-.
. - .. .- . 4
,
II
, , .- -. z: v
---I.
, - I
1 , II
-7
, .,.
, , , .
I
I
I
.
.
I
I
.
I
,
_,
.
.
,
-.1
..
-,
,
.
.
.
..
,
*:
"
--,
.
.4
.
;- - .; I
, , IL. , : , .
.
I
.
, ,- .
, II.:.,
. I- , - I- , I.-- I . -;,,:
. . - ; 11:
-..... I-,.;-I- , , .
- ,:,
,
-11,,
I11
- :
- I.
, -,
,"
,
,
,
I
,
,
.,
-.
,
.
I
,
I
,
I
I
:
,-.
.
""
:
.
..
,
-,
,
.
,
I
,
.,
,
.
.
-,
.
.I .
, --...
- , -- - -1 - , I- , :, .
, . -,.--.
- ;. , 1.
- - .. - .- - .
, - I ,
, , .
- '11 . -,
. ., . - - - - I
, , - - ,w ; ,
- - :- t%-,
I
- -, - ,,
, ., I--, ,
I I. - - - , - . - .
, ,
,
,t , , , :, - I
,
:
: ,
I - , - -I , ,
.
.
,
I
I - :-, - . ,
,
-, - ,
I .:
.:
-rc, I . -: - . m. ; ,
.- :
,
II
II-.1:.. ,- , F. ,
..
.
,
I ,w
I
,F
.
11,
. I
, 1-1
-:;:-, . ., . , -. .
I, -:
,
, -, " I
. I
.
1, -. . . ,
.. - ! - . : .
,
.
I
I .
.
.. I
, .
-,
. I . I
I
4-1,
,
: ..I
., I
-- I
. I. . .. I- 1 .- , , .I
-,-. I .
- ., I, -- , , .1
-..
1,
11- .., .
.
.
. ; -I ..- , - . - - 1,
.
: , , , .
I_
I
. .I
-.. - ,%
.. I, - : - .- ,, .
,
:
.
I
..
,
.
.
-.
;
v
' .
, ,
I
,
I
,
I
I *II
. , ,
,
- -I- , II
.. - . 1, ,. . --1,.1--I
I , I
,
I
,
I .1 ,, I; ..
I.
:
, "
I
.- ,I
I, ., ,
.- I- I , ;:.,
. 1.
,.,I ; ,. - , ---.
" . , .- , , ,
, " I." -:
, .1..-'-I - - .q; , :
, 1, I
-, ;, -1
. , .
- . .1, - .I. ., i! --.. , , 't, , ; , . I.
- I..-.
A o
- ,
--i
- r
.
- I
.
.
,
.1 . - - I
, , ,-,
I, z
I
. -,
-. . ,
- t. L : - -, , .. I:
- ,
.
II '- , -- . ., I I
- , .
, 1-1 ; , . Itt., - - , , O
I..
-.
.
.,
. .
,- I. .
,
.
: .
II ,
, .,
ll
P,-- - S,,. , . . .- ,
-.
.'. - I
,
I
. ,
I
',Y,- _- ,r,,, . .".L
- v _;"
i
At
,.,:.
1
-:,-- :, - I
, I-i- , I
,
-.
. ,
.
..
.
-,
1.
I
.
.,
I
,
;
.
1.
-,
.;
I
,
.
.
,
i
.
- , ,,. , I ' L7 - ,-.
I;:
,
.
.11I :, - . ,,.) .
.
I
I
, . : , - .
'
I
, I
' L j,,
I
,
I
I
it , .
.]-. - , I .L , ;r , ,
-,
-,I ,- I - .;
:
-,
, II
': I
- .
i- : , - ,
.
.
:
- I
, ,. I . ,- l
i,.
; . .11
A
-, , ,
I
. .
.
- . - -.- ., ,, - ,
p I" ,
. 7
I
I
.
1. , "I .
.I .
., - .:"
.
. --.- . ,
,
, ., : ,,
I,
- . ,,-.
I. , -I
- II . ",
.1
- I .. II
, -* . , , , ;,
-. z- , -..- ,
.
.
, : -. - - -L,
I.
I
I
.
.1
-- : ,
I
..
: .
.
.I I
:1-, ,
.
:
I
,.
,
:
.
Z.
:
...
I
,
I
1.
.
,:
I
I
-.- . ,. - .,
,
.
I
I , 1, -.
I
.
,- '..
.
. - , -1
, ; - :
I. . .
.*14,
-. , - . .I
, 4-. I - I.
, t,
I. .
. , - L,
,
.
, , p.1 .,..
, ,
. '
- - I- , .
.
,
.
.
.
'
-:I
.
,
.-I
,
II
I
:
, . .. - 1,,
.
I 11
." 1 ,
. , : I , . --. -, -, , ,
- I . I
.
I
11
I
- I
.
I
,
i
, - I , : , I. ,L :
, , , ,
I
I
. . . II% .
,; , , 7
.I
- ., I
.. I. ,
I
.
.
.
.
I
:
.
-1
1
I
:
I
I
:
,
-.
I
" , - ,
. -.
.II
--. :, . I
.
I
- imI
- I
,
:
,
,
I
I
I
,
I
:
.
. 1. m,
,
I- I, .- , I.
,.
% k" I
,
I,
.
- I L-.
I ,
I "'.-- .z.,.;
.
.
- ., , , , :
- . ,
-II -. I. !
, I11
Z.
.,j. I I.
I
, ,
,
. , . ,-. ,
. - . ;.
I
...
- - -.
11
., . .,- ,
1. ', . ,: 1
,
I
I
I
I
:I
.
I
I
..
.
.
I
- -1- - I
III
, ,
. .
II .
. . - , ..
, - -. . - : I . . . -1. .-I I I
,
. I
, I ,,, I
-,,
i, . . I
,
: ,I . , I
II. II
. "
1.
I . -, .
. -I'.
:
, -- .
.
I, - - .- .I
,
-: ,
,
- .
I , -hI.-'- p
I , ,*
,-a.
I I
-, -: -. ,I I1, ,
-;
- -:
,:
.
- --: .. -7 I. ,-. .
.
.
, - I. -, I I- .. :,
, . - . , ,I. I -.
I .I .
- -I :_:
I 11I
. -I .
, , .. - . --,. - -:
, -:
1.
,
,:,.
.
I
. .
. -:
.
, - - .
:, ,
,.
.
-,
..
- , , II -.
-. .
. , .:,,
-,
, -- , 1,
., I
I
. .
, ,. , . -1I
I
, ,
,
.
II
, :
I.
,- .
-, .- t - I
. : : ,
. . I.
.
- ,
I
, . I,
-,
, I. ,-. . . I. I ; , !
.
I
,
.
.
..., - . ..- , ,
, . , .
. -- ; . . r " -,. " ..- , m
-. , " . . ,
.
1.
--- . . t
II .: I.
I
"
.
I
-. I
I
, 1 . I t
. .
I
. .
.
. 7
,
I,
,.. ,- - -, , : , -. ,
---I
I
.
- .
"
I
.
- -. - .
,I
. , - . I
.
I
. - - ,. ,
.
. I
II
I
,
,- , , . , , . .
. -- . I , - I, I
c.
,. - - :, , -. .1 I I : , .". - . , I I. -. - - I .- ,
I.
, -I
;.. - - . .
f
,
- -- , , . , . I -,
- .- : o,. - , .,,:I I-- -, .. . . I
. , :i 1,
-.
'"
-: .
,
, - . :.
. ,,-I. ;- , ,
.
.- -I II-II- 7 -, - -, ,- 1
,.
. I .1.
. . , I
. 7- .- ,.1
-.-,"' - -,
.
.
.:
I
. -I. .
.
I
,_ .. ,
.
I
.
. I,
-.
,..,
,
.
,
,
,
,
.
.
.
-,,'1--, , ,
.
,
I
-,
-,
.
.7
,
.
.
.
I
.
.
,,, 2
.
I
.
I
.
.
I.
. -. .
- q
,'.
. j
1
,:- 7,
I
,
.
:
.
I
.
"
,
I,
I
,
-1
II .
. . . I1:
, , :, , I
.
.
.,
.
.
.
I
- . . ., I
- .,
I
,,,-, ;.;7
.
.. , 1
, ,
- - ;.,:
-.;
'i I. .,
, ,:
,
. .. , .. -,
! I. - - ,
L
- - -,
;
1,
-,
i
- - . . ., ,
.
.
, I.
, ,- -I.- . I, , , _:
I
.
" ;. - , - I - 1:
7_:,- , .
. I
-I :
-- . I - I
I
., , , . ,,,
c , - -- - - ..
I I
- , II ,
. , m.
,
. I
I ,.
. I-1- I
I- 1,
,
-.
.
I
- ,
.
.
I
,
, - ,
c- -,.,L,.---!
.. , :t,--'
. ,
,e, I, I . . ..L
.
, - - L- II . - I -- , -. , .
I , -, . , . I - .1 I1-I
I I.
I
I
..
.
-:
II
I
- , .
.
.
,
:
Lr
I
7
.
e ,., . , -, :" ! . .. .
1
:
;;L
.
:.
.
.
.,
-o
.
.,
.
1:II-- . .
. -- . . I
I I.
,
:
...1.
,z w .I I. -.
. ,
.
,,
- I "I . . I,- .-: I
.
, - , r:-.
. .
, *-.t
. , I - , ..
.
, , ., .
I
I
.
;
,
;
.
.
.
.
,
. I. -* , r,11 Ll.
.. -, , -.
.
.
. .. . . . , I, I
,
-1I:
,
:
I
.7
,
., I I
-- .
. . I
,
.I
. .1
-- , - _i,.-,.
- ,
.
- I
I- - ,
. ;.,.
:' r I '
- , , , .,I
. .
I I
. . -- ." I- -1-. .
I
- - . - ,
- '7
.
.".
.: ...
I. - I I . I - - z . I
ll: .
;
.: . :
- - :A..-,I
-I - . :: , : I I , . . I I I.1 .
, : -.
. I
.
. . , I- - -I
_*
I
_. ,-, I , r I . : -: , , _,,
:d
.
- I
I
I
,,,
.
, . -,
,.
; :,
.
I.
.
I- I
- - ' 7, ,
I
-, .
L
. ; ,.4
..I
, ..
,
,
. ,
. ..
h
.1
. %. :-1, ,:
- ,
.
. .
-,
I
I
I
1".
. F,,
. Y
I-,
I
; -. 11, , .
- I I
,, ,
: .-, ,
I -, I - 1. I. .
,
II
I
. I
,: .
,:
,. . .,
7,Cl
, I - ..
.
I
,
.,,
.
:. !,
.
,
.
, ;,
I I
, , -I I
:1
:.
I
T
, ,
,
.
.,
I
,
:
-1
.
.,
:,
,
,
.
I
.
.
I
I
,
.
I
t
..
I
.
.
.
I
,.
-,
I
.
.
I
.
,
., . - I :
: , . . .I . ;
. I I.
,
I. . ,
, I. : - , . ,
. ""
.,
,
, I. I,-,
II. I
- I
- I..
., -I I
.
I
- - L,
. II
.11- I, . : L-,
,1-,;
. .
.
.
. : ..
.
,
,,L--, ,. . I - : :
,.
..
, I:
.
, .,
- -- "- , - .- - , , . . ,
,
. .
, .- ....
- , . I
I ,Ila, I .I I
.
-.
.
,
,
:
I
'
-.
I
,
:
.
.
,
.
:
:
I
:
,
.
-,.
: .- , - : -I
.1
.
,P. L
.
I I:
, Z",, - . ,
r -i
, " r - -:
- - , -, . . . I
11I
. .
. I
-I
'. ' :,",
Z.
.
I
_
_
I
.,
I
,
'I
) , ;,'
r
,
.
,
-:
- , -- -.
I
- , . I.r, ::,q
. . . -.
I
,
-,
- '- r.
.
. .. i. . 1.
.
- ,i
I
- , - .1 4 .
.
. , . ,: I , .
.
, -,.
I
I i
..
- ,
I
I
.4 14N
.- I- .
-I
!. I .
,
-t
.-41.1
, I.
,
1: .-I - - , - , ,
;
.
I
*
,
r
- I I- , -.I
-I t
, , - I :.1 - .
I I
1. I , , "
. I .. .
II .
- I - . .
"
I
.L
,
..
,
I ..
I.
. ,-. -1,
,.
. ,;-.1
. -,I
-:
- :
:,
,; , - , f, : . .-,
i
r
,
I
"
I
.. - - , , .
, I
- . - , - .I
.I
.-. j . I ., - .! .
-I . . , I ,
I
. I -I
.-jl
.
11, .
,
.
-.
.
-- , . . ..' L'. ,I.,,:
.
. ,:,,-.,
,
.
,
,
,,
,
.
.
.
11
-. ' " . -' '.-,, _
,-,. , : -., L,
, ; ,
,,
,, I
-- , ..
I
.
.
t.
I
I.
,
'.
- ,. -- , .
,- I . .
,
, . " .
. , ,- ,
- : I.
. .
,
. , ; ,
..
.
- , ,
., . - ., " 7.
-, .. ., I
I
- , -t ,-,
-, -., ,
I. - ,
-_r,, ., - , - ,
.
III
. .,
, 2, , .
-, - .-I
. ,..
, I .
, .
.;t-..
I
.
,
.1
: I
- ,
I
...
.. , ). 1,
.
I
, I., -,
.
,
:
-,
,,
,,,
,
, --,-,,
, " . 1 -.
I . I
.
I
,
I 11 .
-.
-. I
: , -,
! - :V,
,
-1.
e . .
". - - . .
;
,
" ,
, -1
,, , , " -.
,
.
- .r . -. . .-..,1
I
- ,
-I . I
.
, . It ,
1,
, - - -:,,
.
, .
.,
.
I
I
I
.
,- - .
1. ,
,
.
I
-I
, .. I- ,
.
I.
I
I
I .
I
-. , i:z ,
, , PAC
.
I
; , .. , .
. !!.1- -- -- ,
I
.I ., I
, .
,
.I I I; ,-, -.
:
,
- I. ,
I . -I
4
.
! . -.
. - .
- .
, , .. ,
, ,. -e . . , 1.
-- -,1
'.
,
.
. ,
.
. I
, .
I.
.
I
,
.
I
- , " .- . J,4 .,- . .
I
, ..
I
.
.
I
.
,
,
. , . Ir . - ,,
. . . II
I
,,--,.- . --. . ,, .. . -. I:- - " . - ,
I
.1,7 ",
.
,
. . - .
.
I
I
I
.
.
.
,
.
.
.
I
,
,
I ., , .
I.
, -;,
,- , ,
I
-,,-:;, ,
..
.
- , II
, , ,- ,m- -., - .
- ,
-I.. II .
.
j , I .
-.:
.I -. .,
.
: ,
. , , -,..? , . I1.
. - , : ,
I
I
.
I
:
- .
. - 1.
.
I-.
,
:,
I L
I
I
.
-, - .
I
.
I r
I
I. , .
, ,.
.w
,,,
:,
7.' I
w::,
:
-1 ,
1.
I
- .
-,- -. -, ,
.
I I
.
. ,
I , ,. .. . "
"
I
! I. - ,
.,
.
I.L
- I
, : .
I
.
,
I
,:
, . ,
.
1
.
I
I
.
I
:
.
,.
I
I
.
.
.
-,
.
_ -,., :- . -. -. - . , .
.
I- : .,
I
I
- I, ' ! . ' L.,
,. . , .-.
-:-*. I- 'i .
.
. : .-'I,, , : - - .. -, :
"
--1
,:.1. .
-,
1
I
,
-. -rI I
.
- :, II
.
,
I .
-.
- Z.. I
:
- -..,.
.
I. ,
- -. ,
.
, I.
.I I.
.
I
. .
. I
I- I1., : , .
I
.
- -I I
I
I
,
, ,,
. ,., - --I -.- - i,,., , 2
- 11, , ,
.
" ,;- ' , ---,
I
. I I
I,
.
II- ,
.
,
: I:
I.
.
.
I- I
- r C- . .
- I,.
I4 . I
.
.
. .1 ,
.1
.
. :I .- -II I
- .
,
I
1- ,
.
. I
. .
I
.- ..
I .
I
- i
I
.
1 . , : !
!
,- z
.
, ,
I
.
.
, .. . . - I
I
I
- . .
- , . ,. , .,
,
.
I
I
-, : ,
.
.
I
:'
I
.
, ,
I
.
. .'
. ..- .. ,
, , r'
- I
. I
,
_ .
, . ,
I.
1,
,
I
.
.
.
I
I
I
.
I
;
I
.
I
,
I
I
1
I
:
I
: . I : i -.
I
I
I
... -Z
- .
, .
. , , - .. .- I
. .. .
-_ , '
-. - , .
,-I-11
- 1, L
I
I
I. I
I
-.
., ,,, 7 1
. .
..
.--:
. '"
- I
.
, I I I .
.
I
.
. 1, . .
. I
.,
. L. .
I...7, ,I.
- . .
I
.. - I ., I.
, .
.
,
I
I
,
.
I .
.
I
..
.
w
- , - ,
I .- ,
. I 1.
-,:, , , .,,
., .,
I
I I
,, .
. .
I
.:
. r , I,-, - . ,,- --.-, -1
I
.I
- I II
- I I .,
, -., - -I.- . , ,- .
.
I
I
. ..
.I
I I. - . .
. , - . III ,- I
. ,
. I --:
. 1,- , ,- : I
.
, , . :
. - . ,
.
, ..
,
, I r. , . I
I..,
.
.
I .I I .
I
- lz -1
,
-I .
I
I.
I
.
,- I -I
:
.
.
l, .
..
.1
.
I
.
.
I
I
r.
-.
,
I
I
.:
,;
I
I
:
I
'
.
r
_.
I
I
.,
,
,.
!
.
_-, ,
I
.
. II
,
It,, I
, I. i I
. I.
I
.
)
I
. .
. I
I
:
:, .
.. I
I. I
,I . 1:
. . I . p
I . . -,
.1
I
I
.
I.
I
.
. " :
II
.
I
. , ,
,
I
, .
I
11 I ,,, 1. :
I- , , I , . ,
. I
;
,
- -. .,
II
I I I
I
,
.
. ., ,..1
I I I I,
11.
I -. .
T.
-.
.
I .
.
- rI
.
, , .
I II 1 .
I
,
I.
,
.
. I ,.: :". I l: _: ,
.
.1
.
I
I
.
.
I
,
I
, -I
I
.
. -1
II
. .- ;I, I -.
.
,
,
:
I
.
,
:
I
I
I
,
.
1,
.
I
,
I,
. , . I .
: . . mI
i.
, . -.
I .
.
I,
,
..
-,
- - . -,%, -- - --., - ,
II. 11
.
,
.... I - t
. .-,
, ,
; i
. - II
I ., .
I
I
.. -. ; 1,
,.
.
.
,.
I I.
I
. I
- :,. . ,
I i
. ,I
I
. ,. " . ,
I
.
.
. ;. II
.
.I
I
,
,
.
:
,
I
'
.
I
.
.11
:
I
.
.
.
I
I
I
.
.
: .
I . .I
I
. . I,
"
-.
: ..
r
-:
.
. I.
. , I
: _
_
.
.' --'
,
I .
: b .
_
.
1.
I
.
. ,
II
- , . .
..
. . , ,
- , . ,,
-- .
. .
. I
I . - - ,Z.- .
I
II ;
-.
, ", ., I
I
I
% i'l - _,
. .
.
.
I :
- ,
-1
I
.
.
I
I % ,- .
:
I.
, ,
. . I
. .
' , -'
.
-r
.
, . . : -.I
,
. .
'II
,. I.
I
.. .. - .
I
.
I
r
. - -.
..:
. -I I
- I
I
,
I
.
.
,
,,
,
.
.
I
.
I
.
.- .
.
; I : .
I
.
, ,
.
,
I
" L
I-.z,- I, -., - - -, - .
" ,
.
. . . I
.- "4
I
I I.
--i
I
,
I
I
.
-. , , ,. ,., . I ,
.
I. I
,
.,. , , I . I
-, , v:
- . ,
I I-- ,
I
I.
". ,, -- .
.
I
I
,, ,
.I.
I
I
-7
,
11
II
. :"
I
- ;
-I
;
I:
.
. . . I
I
.. 11 I.
I I-.
.
I
1,
- ;
- I:
I
. I
I
I,,. ,
II
I
- I
.
I
.
. . - I I.
11
.
I
I.
- .
I
I
I
.
I
,
,
.
,
, -,
r
.
.
I
.
.
,
,.
.
.
I . . I
I
- ". .-; -.
I
, I
..- , , , , . .- , . I
.I, ,. :, , . , -I.
I.
:,
.
I I
".
i
I
.
I.
I I
I
-I
I
,
I :I .
I
.
.
2, - .
.
.
I
I
.
-. . . .
.
1.
I
I
.
,
-.,
I
,
I
,
t
,
.
I
.
I
:_;
I
.
,
, ,
:
I
I
I.
.. -,
. .
,
.
.,
: , , .- --- ., ,: ,
.
I , " , ,
I
.
r . . I
. I
- I
- , . . - ..
.
- .
I
.
I ,- . . , ,
.
.
I II
I
.
.
.
. . I
.
.
.
.
I - I
, : -, .
I
:I
.
I I
.
I I - - - - - - ., - . .-, r
,
I
. I
- ,
, . r
,,:
II
,
I
, -- I
.
.
I I I-.
.
I
.
.
; . -- , I ,
- - . ,
:
., I
I
.
,
' r I,
I
.
- ,
I.
.
.
.
I
.
:
I
.
I
I
.
.
:
.
I
.I I ,.:- II
.
I
I I --.
.
I
I
I
.
,- I I
.
- I I .
.
1.I .
,
.
I
I
:,
I
-"I
I
I
.,I
,
.
.
.
I
I -- I- .
I . II .
. .
I
; - I:. ,
,
, ,
-I I: .-I - I
.
. -I
-, I : , I I
.
: -,. I
I. I I
I
- . .
.
-, , , ., -, ,.1.I
,
. I
.
I
.
II
-,
I
,
I
- I I
.
I
.
I
. . .
, I
- I . , , - , ,
. I
.
I
r, , ., .
Ir I. . I I.
I
1
I
.
I . - , .l 7 : . I . . i.
I
,
I
.
..
.
.
I
.. - .
I..
I
I I
I
.2 I- I - - r
,
- ,
,
I
-- , .. - I
. I
.
:
.
.
.
- ..
.
II .
.
I- ,
I
I. - ..
.
- .:I .
.1 I. .
.
-- ,'I
.
I
I - . .
.
- : .I- . I I . -,
I
11
I
I .I .-. . - ,
- .
;- I
I
.1
II
. - .
.1
.
I .
I - .
,
.
"I
.
:
I
I
I I . . I : , -.
I11, I
I
I
.
I
I
I I .
,
.
"
I.I .,
.
II - I
. I, ,
. .
.
-I
.
I
.
- .
.
,
I
I
I
1.
1.
.
. . .
I
.
.
I
.
I
; I,- : I I .
I
I II
. I- . I -II . I .
,
, .
I
I. I
I I I
I I
.
- I
I
I
.
,
,
,
.
,
.
.
.
.
.
.
I- . ,
.
I . .
.
- ,
I
.
.
:
.
,.
- I
.
. ,. - "
Ir
I
. ,,
"
:. II
,: ,
,
I
:,
:
- I
.. . I
I
I
'
I
.
. II I . I
,
I
, I
.
.,
I
a . . ,
I
I
I
I
- , r:I. .
- . bw
_
II
,.. : 11 :
. I
,
.
.
.D- ,
-,
- 1, I
.I
.
I. .
.
.
I. . I , .
I -.
, . . .
.
, -.: r
I
,
r
. . I- --,. - II II I .I.
.,
- . -1
I
. , .
-I1 I,- ,
.
I
.
,: , :
I
.
I
' -, . I
.
, :
-.. r L
. I
I
. ,:
I .
I
I
.
-,
, :
I
, ,
I .I
:.
I- -,.,- .- .
I
j
,:
.
I
.
,
I
..
;
.
.
.
,.
.
I
-.
:
. --I -r , -, .
.
- - ,:,- -- -.
q
, -I .
.
. II
!
.
I
.
.
. I- I
. .- -. , - , II. , ,. . -. I
I ,1,
I .
, .1 II
.
II
. .. , , _
I.
,
,
1.. I
, ,
.
. ,
I
, , .
I
I
. ,
. -,
I
.
I
I
.
.
.
I
.
.
.
I
I I
- I . . .
.
,
. .
, - I
I
.
-r
I
.
I
, , ",
,
I
.
.
:
:
.
.
I
.
,.
,
,. .I.
I .
-- . ,. . r , I
, . I -. lw
.I.. I
II
I
.
.
.
-- .
, - :-1-L
..
-I I.1
, ,.
,- -. --. .F - . ., I , -. I. I I
-,.
. -. , fI -,
-.
II I
I
: -. . . ,.
, t-, , .
.,
r . - ; - -: i-_
, .. I 11
-...,:
. 1i:
I
- II ,I
.
-.- ,.
I .
, I
I
.- .,. .,
.
.- , I::,
III
, , -I
I
, I
I
-",
1... II.
. I II
.
, .. , j.
I.1:
, . -I w, I .
. ,
I .
, ,. . . , .
I
,- . .
-I
"
.
r -I .
e I 7---, .,
.
,, - , .., ,.- -r
-. , -;,
,
l- , I
I
, ;!:
-I
. ,
I;
L -1
.
I
"
I
. . ,: :i , , , ,. z ,
. .I . - - 1 I II.- . :I .,I
11
- 7. . , I, I
;_. . ,
,
4
I
I
,
Im
..
.
-.
. I- , II- :
. . ,
I
,
.
,
,
.
.
,
.
I
.
, ;
I
,
1.
.
. , I. I
I.
I.
I
,.
, .I
. I
,
I
.
I
I , - :, -I I
- , : .... , , -- . I I - - 11
I.
I
I
. ,
I
.
- , .- I I
11
- , f,
I.
- - , . ,
,
II.
.
.i: -,
,
, ,
I
I
, ;- . . ,
. I
I
, .. . .
.
-, . :,, . !.. ,
.
.
I
-,
1.
;
1.
I
I
:
i
I
,
"
,
. -:, - .
I
.
. I- ,,,,- , , .
.
I
- . .
: .,-I
,
..
.
.
,- , ,- - , -I
, ,
I
..
I. . -c ,
. I
I
.I .
I -. ,
.
,
. . I. I
I
.
.
.,- - . , I
I
,: .
I I. . , .
"I , - i.
.
.
- .; F
II -I
I I- .
-- z .
, -- I. : :
:, . , I, ..
. .
I .I
.
..
;
I, .
, , -,
- .
.
.
- , -. I
. , :.
II - -, I,
,
.
I. . . - - - - ., ,
.
I
-I 1. , I - , ..
I
,
I . .I
. .
. ,
- .11
I
- ,
..
: :', - - - - ,-.
I, - .
, ,
I . --I 1
- I . .
. -.
I .
,
I
. .- .
I I 1
I-1
. . I I
, PI . .
. ,-I.- I.I ,
- ,:
I
, - .. , :
,
--- I,
. , ,
- I
--.
I.
,4 ,
. . ..
,
I
,
I. - I-. . :I I. - I A, ..
I .
I ;
.
..
I
.
I
.
1
.
. . ; , I
.
.
,
.
I
,
.
, - . 1.
I
.
.
I
II .
I
;
- III
I :_
. I --. , - :_, , --. : :I.. , - I I : -, , , . - , . -I ,
I
,
- , ,. 1,:,, . zj,
I
I
I
,I .
- . 11
, - ., -,
I
-.
I
I
a
.
. I
.
.
I
I
11
,
:
,
I
,
q
,
.
. , I . ,
-I
I
,
.
.
. . ,:
. . I
I
, - . --17
.
. r,,, , .'-,., II , I., - II
-.. -,--- . , , rI I .
I
. 1, II
.
-:, , 1-, I
e,
, - . ... .,- _.
,
..1
, I
I
:
I
-,
I:
.
.
I
,
.
.
,
.
.
I
:
-.
I
-:
.
,
. ;,I
- I I.
I
I.
,
I
,
; .:I
.
_.
.; - : ,
,
-1
-, :
, , .I , . , , , , q
I . ..-I . :
II
,
- I ., ,- , . , , . ,
.
I
, ..I.r , I _:I
-, . II
II.
, ,
I ,
. I.'
I..I
. .1
.. j II -I
., . ,, %".
. .
I
%..
.-I -1I.
,- . , , . I I
., ., ,.
I
-.- , -, ;. - .,
.
I - - : - I
. , :
I.
I
,
? ,: ,.
I
;
n.
j
_.
,
.
,
I
,,
I
.
I
.
.
,
I
,
.
." , ,
- , ,- -, , -.,--, ; -..
I
----I - , ,. .
.
.
.!
, ,
-.
I I
I -. ,
- I
-I
,
. I
- . L
. I
1,
:- , I
.
. .
. II
I
I-I
I- ,
.
- II
, . . T.
I,
, - .
I-I'
;
I- _r
-1 , :
,.
.-- ,-- ,, . - I I - ..
.
z . . . - . . -1i - , . I , ,I
.
, ill
, .: , W - .. , , - I
:
.:;-,
I ,
,
,
, 1
.,
,
.
, : :
I
.1
.
.,
II. - .
I
-I-., , .
I
I
. I
I
- : , 11
,
,
.
I
, .: ,
I
.
11
- I
.? , , , .
. 11I
I
,,
.
.
I. ,
,
I
--, , . :
.
.
,
, ,;
:
.
, , I
I
-- .
I
,
11
I
- .
,-.
..
II --.
.,
.
.
I
, - .,
I .. . ,- I- I . I. I, . ., I
.
..- , .
.
r r,I I
I
. . , -,- , ,
.
:
,
1.
:
. i
.
,
I
I
1.
-,
.
,
I
,
.
;
. .
. :
I. I . Ill. : . , I
, .
- , ,
, , -.
" .. .
- . .,. : , - - , . I ,
,,-!,
.
.. .
I
.
,.
I
,
,-_
I
:
I
..
I
-,r
.
I
:,.
:
.
;
:
I
,
.
,
I
.
.
.
,
,
I I. .
. .
. .
I,-, II
., " " : ,
- . -r, , ., . -,
,
I
Z-1,
; -, - -I .:
- , . : , , _:
. :.- - :
.
I
- I. - I.
j
7. .
1 . I
-, , I I
.
I ,
I
I
.
-I '-1. ' ' I ' '. , -, . .. ,4.,
,.
-., '--" ,,'- r
'
I
El "
,.,
I
.
,
.
I
,
,
.
.
,
.! I
w
I
, - . : 7
. , .
I
,
. II .- .
, .. :. ; I - . -.
-.
I
,
-- . .. .
I
, I, - .
-, .
.., ..- .
I
1.
I
.
,.
- .. .
: , - ; ,,
I
.- ,i ; , -,
- ,
I
.
.
I
,.-, -- .
. ,A,
.
- ,
, .,
.
- .
. I
- - , ,
" ,
-,, ,,, :.C
I
., , ,
, ,
. - 14
- X ,..
I
.
.
.
I
.
.
.
.
I
.
,
:
,
:
I- - -. .I
.i..I , I
,
,
- 1,
I.
, .
.
-, -.
- . I1I
.1,,
, -- , ,
:
: , ,
- I
.
I
- *: . a 1:1
I.
.
t.: . . -, . , --.
.
!
- -, .I,
. :,
r - .
. -7 .
..
- ,
I.
-IA' .,
-,
.. ,
:
, .1, ,
, . I- . III
- ,,
. .
.- . - I: . .
. -. . -. - :
;.I , , , .
. . ,I .
.
- .
I
, -: i - ,
- - , : , .,
, -,
. .,.-, m
, " ,
,
..
, :
. - .. , . .
.
.
I
.
.
- . . .
.-. .
I
I
.1 II. t'...
. " . --, , ,
.
.
- .. I, i I
I-1
" , , -, II
- I .
,"
.
I
: ,l
. I
:
L,
I.1
-1,, .
.
. -. : .I .,,, .
:
II I I
. . .1
I ,
, '- , -- . -1- . II,
.,
,,, ,.
, -- ..
. .
,.
, ,
I
- _-- , " .-,
, r-.
, , --,,; "
,
,- " "
, , ?"
,
.-- :--.
",. , ,- : -*
. . -'.1!I
- ,-,.- - , .-. , .
. ...
;,
,
.
ZI ", - ,..
.
.
I
.
- -, -. , - I,
,
-, ,
, I"
- = ;;., ,
I
I
,
I
11
,.
-- -1
11"
-, ,
-I . , 'I-! -. . - I-,--,.
.1
,
: . ;
I .
. , _ -, - , - - 1 1 .I I-.,
, 7
- 7.
, ,! ,-., , . ., , -, .- . -- - ,
,, '., : -.
- "c,, ,: - --- :, .-. ,-,
. , .,-4:;
- ..I
.
-1
.
.I ,-
.
.
.
.
.
., I
,
.
-, -
iJJIiJ
Die
0!
DDL
I
0ff
af
COHASSET MASSACHJJE
COHASSET
CONTOUR MAP
SCALE 1iSO'6 CONTOUR INTERVAL 10 FEET
*
0
L~Umi
I
1~rO
*
,!I I
)
Cf)
x.
0
44
~Z
.j
L
6 0.0
03
I
N
Ai
N
x
F',
I.E
40
'p
e
alI7
~1~
~
*>~~
COHASSET MASSACHUSETTS
RELATIVE VALUE OF
EXISTING BUILDINGS
SCALE I"= S0-00
LEGEND
NEM POOR-SHOULD BE REMOVED
SUBSTANDARD - MAY 5E REMOVED
AVERAGE-MAY BE REMOVED IF
NECESSARY
SGOOD-SHOULD REMAIN
ri
4'-
a
1
-
.:-.
1
<-
0
t-#
-
--
-
7
71:
-
-,
-
9 1T g
P L A
SSIfi -"pO
a.
WOOG
* *.as
mve
1 wpogswhl
S
lu
**piOses
"N
to RM6ww6
0
waGO
*ote#b
~Sm
ofesee
a 410%aes
$140
I* hI6S
IS so"
I.60,*
a
114911
6SIMU#*$W0
IV VOW formU
opposes
Pl
a 10ue
a. wow mes
pa3selea6b
"WOW*
I I
saEmleCE LEVEL
SH1OPPING
LEVEL
g4ALI
0
.W.V
WORTU
-
$OUT"
I,If~v I
ML-
.44,
--------
II
ii
j
EAST
"'-lw-v
-
WEST
-
STRO6TOUN
66eu
U*.W
w*asw*~
IVE
.--,mr---
Nino$
1
-0li
_1
Ba
=
;
'-'
I~Y~
2
(~-~
IIN-
IV.
Or-