b
ciirs M**y
RE-USING
A TOWN
by
B.A.,
REBECCA MARY ROGERS
Smith College (1969)
SUBMITTED IN
PARTIAL FULFILLMENT
OF THE REQUIREMENTS FOR THE
DEGREE OF MASTER OF ARCHITECTURE
at
MASSACHUSETTS
the
INSTITUTE
OF TECHNOLOGY
January, 1973
Signature
of Author
.>
Department of
Certified
Architectu/e,
Jauary
24,
1973
f.
by.
Thesis Supervisor
Accepted by . .
Chairman, Departmental
I;
L~
Committee of
Iii
Graduate Students
RE-USING A TOWN
Preservation activities in the United States have done
little to respond to the problem of those American towns in
which a fairly homogeneous group of architecturally important
buildings and places are attempting to coexist with contemporary urban and suburban growth, renewal, and decay.
The project focuses on Ipswich, Massachusetts, planning to protect
the form of the town center and to utilize structures which
have outgrown their original function.
of the town determines the
An analysis of the history
influences that established the present form of the town.
of recent plans and legislaThis is
followed by a criticism
tion that consider the form and uses of the town center.
A
detailed study of a nineteenth century mill, currently a
plant for Sylvania Electric, examines the possible uses for
it and the impact of these uses on adjacent properties and
Finally, historic district legislation
the town center.
and zoning are utilized to provide a means for the preservation and design control in the town center and adjoining land.
ii
TABLE OF CONTENTS
Tables
I.
.
.
.
.
.
.
.
Illustrations
.
.
.
.
.
.
.
.
.
.
.
.
Abstract.
and
.
.
Re-Using a Town,
Introduction:
Massachusetts
Ipswich,
the
of
History
III.
Legislation, Plans and
8
Opinions of
.
.
.
.
.
Zoning.
Ipswich.
Ipswich
Form of
Future
.
.
.
Form of
II.
the
iv
.
.
.
.
28
.
.
-
-
30
35
& Eddy, Comprehensive Plan, 1963-64
Metcalf
Proposed Ipswich Historic District Act,
Nash-Vigier, Problems
.
.
Report, 1972.
40
-a
45
Opportunities
and
.
.
1965
Survey of Opinions of Leaders of
.
Organizations, 1972
IV.
48
53
and Directions.
Proposals
Parking
.
.
.
58
Park
.
.
.
60
.
Industry and Warehouse
.
-
-
Commercial and Offices
.
-
- 64
62
.
.
66
.
.
68
.
.
New Construction
.
School.
.
.
Hotel/Motel
Apartments
.
Illustrations
.
.
.
.
.
Bibliography
.
.
.
.
.
.
-
-
71
73
.
.
iii
.
.
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-
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-
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-
90
113
TABLES AND ILLUSTRATIONS
I.
II.
III.
Northeastern Massachusetts
.
. .
Town of
.
.
.
.
.
.
.
.
.
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.
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.
.
.
.
.
.
Ipswich
Ipswich Town
.
Center in 1700
IV.
Ipswich Town Center
in 1832
V.
Ipswich Town Center
in 1856
VI.
Ipswich Town Center in
1872
.
. .
.
.
.
.
VII.
Ipswich Town Center
in 1910
VIII.
Ipswich Town Center
in 1972
.
.
X. Mill Buildings--Sections
.
.
.
.
.
. .
.
.
.
.
90
.
91
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.
92
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.
93
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94
.
95
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. . .96
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.
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.
.
98
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.
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.
.
.
.
.
99
for Mill Building .
.
.
.
.
.
.
.
.
100
Parking and Partial
Demolition
.
.
.
.
101
.
.
.
102
XIV. Mill Buildings--Proposal:
Industry and Warehouse
.
.
103
XV. Mill Buildings--Proposal:
Commercial and Offices
.
.
104
. .
105
.
.
106
.
.
107
IX.
XI.
Mill Buildings--Plan.
Floor Areas
XII. Mill
XIII.
Buildings--Proposal:
Mill Buildings--Proposal: Park
XVI. Mill Buildings--Proposal:
XVII.
.
.
.
.
.
Hotel/Motel
.
.
.
.
.
.
.
Buildings--Proposal: New Construction
.
.
.
.
108
.
.
.
.
109
Present Zoning By-Law with Minimum Lot Size and
Maximum Buildings Size.
.
.
.
.
.
110
1965
Mill Buildings--Proposal:
XX. Zoning Districts
XXIII.
.
.
XIX. Mill
XXII.
.
High School
XVIII. Mill Buildings--Proposal: Apartments
XXI.
.
97
.
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.
.
Proposed Historic District
.
.
.
.
.
.
.
.
111
Proposed Architectural District
.
.
.
.
.
.
.
.
112
iv
CHAPTER I
INTRODUCTION:
This project
U.S.
RE-USING A
TOWN, IPSWICH, MASSACHUSETTS
grew from an
interest in preservation in the
and from a summer's work in a small town in Virginia re-
cording historic American buildings for
In exploring
the national archives.
the preservation movement and
from America's past,
I find many different
varying more and more by
the buildings
left
kinds of buildings,
size and use as life became more spe-
cialized over the past 300 years of American social growth.
Buildings have different orientation,
spaces
as
a result of
the current
the specialization.
philosophy stands,
has done
the diverse needs
of these buildings.
common neglect of
a large
typified by an
buildings,
there grows
To respond
respond to
spaces of these
little
to respond
to
The result has been
the
regional differences
to
take more
structures.
a range of building concerns
historical differences
Preservation, as
in
to the greater specialization of
preservation has had
ular uses and
lighting, and
segment of American buildings, often
inability to
building types.
access,
and time
to a variety of kinds and shapes
care in the partic-
In preservation
that treat not only
differences, but also responds
of spaces,
access, size, as
well as variation in importance to the community.
It seems
that with so many
diverse and yet
aspects,
the solutions become
particular to each situation.
1
To deal with
the
2
the different kinds
inter-relation of
somewhat representative of
the areas
in
ists
of
the
types and
greatest neglect
the towns of American
from the urban centers of
of
that
cost of
replacement is more gravely
chants,
land
exists
what
in
owners,
lie away
from or
Here many of
and still stand,
What
comes
available space,
and
them or
seldom looking
more completely
Because
it
to
immedi-
land they occupy
the
the city,
the questions of
leaders and
issues.
it should
is
of
city or a section of a city.
from specialists,
the
town residents,
Being self-governing,
interested
control its
gain a picture of
spaces and
In dealing with its own problems
interests
own services and
feels
orientation of
for outside solutions
shows the
a
but at
circulation problems, how to use
the town fabric.
and
its
using
so that
than similar buildings
their visibility
parking and
uses of
easier
and would-be developers,
to do with
the
vides
the
Here too,
to question.
smaller scale:
important
even if
felt both by local mer-
town has most of the problems of
A
the region-
Further, those buildings not in use are a
greater irritation by
ately
separate
elicits as much positive response as does interest
tearing down.
in a city.
of buildings,
Perhaps one
ranges.
original user has long since moved away.
their
I thought
the American buildings ex-
the country.
typical buildings were erected
ally
buildings,
an area having several different kinds
to explore
of
of
it
it
the
pro-
in maintaining them.
environment, it
is
the town than a neighborhood of
a
Exploration of preservation, con-
version and planning activities becomes
feasible.
3
without regarding the
as
an entity.
and
antique
collecting
part of
American life.
in which to put
the
or of
antique homes became
the collecting of
This
antiques.
creation of the
the preservation of old
came
this
With
little research into
gan with
kind of preservation be-
the exact methods of restoration
and so
structure,
established many
But as
misconceptions about what really once existed.
scholastic
passed,
interest increased until
fiercely academic in its
Out
approach.
grew the Williamsburgs, Sturbridges,
Preservation has had a difficult
the museum mold while
cal
importance of
specialists
the
structures.
been extremely difficult.
interpretation of
playful
different world.
and Shelburne Villages.
in getting out of
time
Even among
This
The usual
result
the old building,
A superb example of this
approach grew in part from
ing old buildings profitable
to use
and
a
the histori-
the present day
in removing the museum feeling has
is
complex of buildings
in
to
is
the
from observing that so much of
Ghirendelli
an old chocolate
the interest in mak-
the center city,
instead of
shift to a
creating a new and
Square project in San Francisco which re-used
factory.
kind of research
this
of
time
the field became
retaining interest in
still
the lethargy
famed events,
After the national centennial, both
Independence Hall.
as
of
famous men or sites
monuments were the homes of
homes
At first the
only famous American shrines and museums.
cerned
such
preservation con-
until quite recently
In face,
town
capable of being preserved
town as
total
a whole
seldom looked at
Preservation efforts have
in an effort
isolated structures,
urban building was
threat-
4
This kind of approach moved
inal needs.
buildings, but
from looking princi-
place
a special
in
city.
that buildings need not be precious, but
kinds of buildings
concerns a whole
history, to look at what
growth and changes of
history of
Using the
town
further explain why some areas
others
continue
a wide
can stand
as
to have interest
range of
for
a basis
the
of
and
reveal
the biases
form.
These
on the
a whole which
also expressed by
shifts in
population, use,
the
town
access
other
Comprehensive
Report of 1972,
initiated from the development
flects
centuries.
the
Opportunities
giving an overall view of
three
as
town
zoning legislations and
interview,
the
in the town, while
re-examination.
the Problems and
prejudices are
It
are neglected while
planning implementation, such as
1964
Plan of
town.
in the
everyone
to
opinions
Examination of the recent
forms
the
the planning of
for
of the present attitudes,can also
should
producing
densities.
spaces,
re-using of the various buildings
the
guide
entire
understand the
to
is
form, uses,
the town as basis
and as a reflection
or preserved.
town over its
there
is and was
the town
that all different
re-used, converted
can be used,
this
Further, because
to all buildings:
theory
the
town expands
Taking a whole
over
of
that what was preserved or
it still emphasized
re-used would always be a special use and
the
orig-
interest in all kinds
to
the monumental buildings
pally at
fill the
could no longer
ened with destruction because it
of
the town's
the
citizens in
that
today re-
and
form occuring
5
manifestation
in the
planning by
of
than an interest in
specifically relates
town of
one place:
to
This
the form and
the town's history
times
Ipswich, Massachusetts.
of
that
Ips-
town.
the Boston metropolitan region in Essex
ently has a population close
town has
the places,
town center
the
County on the North Shore about
four
that area.
demands of
them through
town, regarding
study concerns
wich is a
the specific
planning and opinion.
and recent
This
the
Generally,
use, particularly one spe-
the nature of
interest in
the
the
suggest means of both preservation and
attempt to
study will
It
an interest
the general uses and
and
spaces
is
in an area, rather
cific use
place
follow this pattern.
tend also to
residents)
(and often by
consultants
solutions presented by
The
that of Boston and
to
32 miles from Boston.
12,000.
twice
It pres-
With a growth rate
that of Essex County,
the
a probability of doubling its present population by
1990.
the past fifteen years,
In
toward
tion
tendency has been
a bedroom community with an increasing migratory popula-
rather than one
generation.
With
comparative taxes,
desperately needs
and
the growth
to plan
toward
Specifically,
that continues
good
and
in the
town generation to
schools, adequate public services,
excellent recreation facilities,
to understand what it will be in the
achieving
the
fairly
Ipswich
future
goal.
that
study shows
that
there
two points
are
most of
two major
the
rest of
areas of
concern and from these
the
center's decision making can be logically generated.
town
6
is a question of maintenance
First
If a means of
of land use.
regardless
also
respects
over
the years
the established patterns
then Ipswich can
remain "an
the needs
means of
integration has
committees,
town
tion,
Secondly, the
the
plans
to all needs and services,
could
a prime
zoning.
ible from everywhere
in town.
everywhere
the
be reflected in
the
changes
in
This
in town
traffic loads
of outside users, and,
down, in
demolition or
changes
a great
if
change in
town is old,
the
is adjacent to
the
town.
to the
com-
conceivably move
to
It oc-
other uses.
Finally,
it is vis-
therefore affecting the view from
in town,
Its
every-
While now being in an indus-
Ipswich River.
site on the
from the
The site is
close enough
zone, it could easily be converted
cupies
planners.
further development along Hammett
in that direction instead of
Street or in highway strip
It
ful-
legisla-
affects
arteries of
mercial area that commercial development
trial
This
developers or
of
town.
the main traffic
railroad and
is close
community.
those buildings.
largest land parcel in the center of
It
still
the Sylvania plant
thing in a wide radius around
the
and
town"
indefinite situation that results
of
that
demands,
future
the present
to be met in
or in
indefinite, unstable use
both
and
old New England
yet
can be found
that have been created
of a modern residential
fill all
town,
integrating new construc-
to present
and also respond
the
throughout
the existing fabric
rehabilitation, and
tion,
of scale
any way will
change in
income
on streets,
from Sylvania, in
in the
possible influx
the buildings are altered or
torn
the way Ipswich looks.
founded
in 1634,
four years
after
the
7
Bay.
founding
of Massachusetts
from its
beginning, it has
New England
town has gone
present, yet it
is still
its
neighboring
towns,
old
fabric,
therefore
Its
citizenry shows great
and
to the
This study
turally
through from the
by
This
of
the
present,
17th century
particularly
interest in
interesting to
the
town,
are the way
the
to
every attitude toward
from
of
the
explore.
with many
is there,
each
citi-
issue
noting those architec-
important buildings
and future of
Doing this
the
and spaces
town
Re-use
adds a demension of
included in
preserving and changing uses,
a future from the past.
past to
the present.
Here,
is
there now.
of parts
the buildings
derived, not just by
but it takes what
evolves
understand-
the re-use
can say something about why
they are and how their use was
that exist.
can be interconnected
the town beyond an exploration of just what
town.
changes a
still with few recent alterations
added understanding can be
the
of
quite small, still quite separate
looks at what
an examination.
ing of
the colony
town in
town.
and socially
The past,
important
experienced most
zen organizations reflecting
important
An
exists and
then, is a
look at the
VOWN
M IMP"
W.
CHAPTER II
THE FORM OF IPSWICH
HISTORY OF
As
Agawam pointed
the site of
out by William Woods
history of New England and by John Smith in his
In 1634
Jr.,
a member
of one of
ony, with twelve men
To
recommend it,
Ipswich
on
the
exploration of
Ipswich was a'likely
the Massachusetts Bay decided
tling spot before
town there.
of
the site
the New England coast,
colonial government
a colony, a
sent John Winthrop,
town
of the
of Agawam.
to the Northeast and
the marshes
the bay, providing good fishing and shell fishing.
rising out
a cluster of hills
There were several
falls
The site
of the salt marshes
from tidal
river changed
the point where the
col-
a well-protected harbor on the
the site had
River with Plum Island
itself was
set-
to settle a
the most prominent families
to establish
in his
at
to fresh water.
there for future mills,
as well as
enough land to farm.
Built against
which runs steeply down
rocky with great
a hill
coming up
the
the
at
river,
south on an
to
atatchs.
the upper
and
the
river focused as a center
falls.
8
Backed up
to
accessed by boats
in the tidal area
lower
green.
the north, it was protected
In earliest times,
the Ipswich River,
open space
the town site was mostly
stone outcroppings on the
town with its wharfs
located
to
and with heavy marshes
from Indian
facing
the hill and
for
and the many mills
9
assigned
to
the
two
the
around
the north side
the
the
On
Beverly.
and
along
several streets or ways
the
plan:
in this
the
dominated by many
the meetinghouse.
stray animals.
south
set into
Also
The green was
the hill,
the rocky hillside and
An earthwork prob-
the
and arsenal
the green was a pound
a gaol
town meetings
inn on the green,
for impounding
the site of
and gathering of
ideas
surrounded
and jail keeper's
center of town life,
social life
from abroad.
an important
the quarterly courts met,
men mixed
1
on
disseminating point for
Here
for militia practice,
large rock outcroppings.
Later there was also
There was an
town.
the
toward Topsfield.1
Green, and one between
a large area
punishment, worship,
the
north
Two central areas were
topped by a palisade with blockhouse
house.
toward
the river, the Meetinghouse Green or North Green.
mill and
ably
led
from the hill, by
south
topography.
one to
the
toward Tops-
road along the
road ran
and then past the mill
The latter defined
cal
another
followed the
a road
the river
connected
roads
sides of
and
encircling the hill
then turning south
southern side of
then
a road circling the hill on
road partially
town and
called the School House
later
and
There was
of town and a
of
ran along both
roads
The
greens.
river road;
the
the roads
laid out
the
town members
Further,
meeting house
All
lots were drawn and
south side
field.
hill
land,
the bank.
river, near
on
deeding of
the first
In
center for
travelers rested,
and
the
lo-
ideas.
Thomas Franklin Waters, Ipswich in the Massachusetts Bay
Volume I, (Ipswich: The Ipswich Historical
1633-1700.
Colony:
Society, 1905), pp. 317-481.
10
The
lots.
town itself was laid out
The
in housing
housing lots had to be
less
the meetinghouse.
They usually
exceeded 6 acres.
Many members of
one house
house
lot in
and barn and
to
Greens,
the Heights and
they
many blocks
It
is
more
dense
their
so
that
than
of
paradise in
the
the town especially
the
river.
the
are
on the
However,
inner part of
The smallest
in
the town are not
1700 when
too much
these
lots
homes
right
had
house.
the residents
the Puritan belief
built
substantial
feeling of
This responds
to
that they were establishing a city of God,
a
the New World, not a refuge.
tillage lots beyond
miles
the half mile radius were mostly
ing land became
Because
the
town was close
to
(it then included Hamilton, Essex and Linebrook),
farms could be quite far
ing stages,
away
a community with well
had emerged.
of several hundred acres.
50 square
than
East Street, and Turkey Shore Road.
established structure and forms
farms
Many house lots
extra buildings.
they were
by 1645-50 a clear
The
town received more
leaving
to note that parts of
today
first
Most
deeper than today,
on High Street,
curious
1-2 acres but never
the south side of
for orchards and
tillage
1700 most of the lots had a
the lots now existing in
tend to be
lots were
the
other dependencies.
similar
and
than a half mile from
comprised
the town, yet by
lots
from the
common land, owned by
pastures,
thatch,
and
town center.
the whole
timber.
mon lands were the beaches and marshes of
The Meetinghouse Green held most
of
town for
Included
the
the
The remainfish-
in the
com-
town.
public buildings.
11
Most
important of
first buildings
ter,
it was
these was
erected
the meeting house:
and,
the center of
though not
the
of substantial
community.
no peculiar characteristic or quality of
clock or
steeple.
house) with
stone and
earthworks around
to buy
the
house,
still not
60 x
not
it
in
1651,
Boston's gaol was
clapboard,
green had
and with no strict
town
first duty was
a very
The green was
and
to
several houses which
far away.
20 feet,
in Ipswich
This jail, a
stood east
the stocks and
and other out-buildings of
Finally, at
the beginning of the
rock outcroppings began to be removed;
similar to a medieval
was
predecessor.
established a jail
too small
the 19th century.
then the
the
its
Several people petitioned
a jailkeeper house,
century, the
As
some
The pound, as has been mentioned, was located on the
green until
18th
arsenal and
ornamental meeting-
the meetinghouse surrounded by an area for
the jail.
town
the second meeting-
the clock.
three-story high building, 16 x
whipping post,
to have had
get sold with profits going
in addition to
the county
charac-
Not until after 1700 did
time a more
today.
the
space, no belfry,
served as
had a belfry and
the green,
In
seems
took over the site of
an open plaza as seen
were there.
til
large,
stud,
build shops
of
At this
It
(as was
timber wall.
the building
town clock.
28 ft.
because
fortified
a block house that also
form of earth,
the
It was
one of
a cluttered
and
but un-
random look about it
town square but without paving stones
geometric
form or order of buildings.
itself was in
large part self-sufficient a
the establishment
of a mill.
Richard Saltonstall
important and powerful man because he owned the mill;
12
he held
the
century.
site of
sold
land and
contract
He built his mills
for all grinding for nearly
(for he had at
the present Sylvania factory next
the rights
to
the mills
one
fulling mill for
and
a dye house.
in 1729,
the preparation
of wool
soon appeared around
per
end of
the Turkey
mill became
built because of
the
foot of
cloth,
a saw mill
Street
Wharfs
and at
the up-
a tidal
mill was
the river
for
fre-
it was never
ships.
Fur-
a malt kiln
soap making,
tan yards,
grist
and ship building yards located along
the river
creeks.
there was
But
no particular part of
Industry located near a convenient
Likewise,
the man who ran it.
from no particular market
in
2 grist mills,
Summer Street, but
the importance of
When he
Because Saltonstall's
to the needs,
there were smiths,
and ship yards
or
Shore Road.
the
a fulling mill was built
cove along Water
insufficient
quently proposed at
ther,
the
on
the ford.
now County Street, bridge site.
lower falls,
the
to
recorded
Shortly after Saltonstall's mill,
at
least 4)
a
the homes
town
The
of the
town,
and the
the
commerce of
The shops of
to get
to
roads
the
towns off
the
There was
some communication between
isters,
the movement of
daughters,
colony.
and relatives
Initially
the
town grew
the
town were
in any neighborhood.
colony built
coasts and
the home of
site, close to
or area.
for industry.
the river
the
court,
in the
to interconnect the
farms of
towns
the river had several
townfolk.
in exchanges of min-
and visits
different
the
to the many
towns
fords,
throughout
sons,
the
the most impor-
13
from
county
road now runs.
always had
town has
town
the
by
the
ing of
by the
south was
the
footbridge
at
the way
to
the river
road and
the new
,
in such
Across
land
the
to
there was no
the upper
mill
falls
With
the open-
or
the land between the
South Main Street
lots.
While not
nonetheless,
the
commercial
immediately
small
size
influence what later was built
few shops,
always had a
street continued the
division, and on that
near
foot
this
the town.
County Street.
small parcels,
and narrow lots co ntinued
area
ford
At
Access from the north
now.
the present
developed
This
is
taverns.
the green.
through
cart bridge,
divided into 18-35
or
the Choat Bridge
the foot of
area, was
there.
a bridge
taverns were on High
one on
Others were scattered
road where South Main Street
to
Many
there was
the construction of
Before
side
the
sell in one's home, with li-
few years.
but almost always
courts met.
the
there has been
and
least two inns,
at
gave a license to
censing changing every
Street,
built on
since.
there ever
The
to
a foot bridge where the
a cart bridge was
the present Choate Bridge,
of
Always
there was
In 1645
access
ford where South Main bends
the old
Also
the park.
across
site
of
the point
river at
the
Today there is
the present Sylvania site.
tant near
as well as
larger parcels of
side of
the street
were more substantial with separate shops,
if
residences.
the original
the residences
indeed
there was
a shop.
The beginning of the
town
on the
south side
9 1-10_ml
VINW-1
WIN,
of
18th
the
.Wwpj, Wmw
century found the members
river
interested
in
establishing
of the
14
a church
ening,
for their
that segment
the south Parish on
of
the parish.
the
set out into
that
was
the
end of
green
at one
the green.
store and
to
Still
next
to the jail.
House
its medieval
shops continued
the steeple on
though small
too had
to fill
constructed
the north end of
hour.
The steeple
on the
green.
(47 x 63 x 26 stud)
On
could be
the
It was 32 x
the lower
the architectural distinction of
the building, and
Next to
the courts sat.
a belfry.
the Town
An elegant gold weathercock
tance, being high and on a hill.
town house where
terrain,
the south parish, had an elaborate doorway
close in size to
rang the
the
character
The 18th century meetinghouse and
church, built in 1749,
town clock
in
south end be-
1717 an alms house was
facing broad side down the hill.
it
the
differed from the more medieval buildings
The new
topped
formed
and
green had a
dominated by its rocky
the houses and
In
The
60,
a creek.
19th century.
of the green space.
large, only 40 x
ground
the
much
a
The meetinghouse was
established there
north green retained much of
the pound,
establishment
green gained
clock.
The
the jail,
in-
separate from any buildings
It was not
The burying
land sloped away
fore the
and
end,
a school house which was
mid-17th century.
the
continuity.
not imposing, without steeple or
into
The Great Awak-
With the
south green,
greater sense of purpose and
at
Also,
then occuring throughout New England, stirred great
terest in
of
greater convenience.
seen at a dis-
church
stood the
stud, and
28 x 18
floor was a school.
these two
the
buildings,
house was largely over shadowed by a rock ledge that
Despite
the town
rose to
15
the height of
and
the
of
impact
at
the
town,
and west
side of
the
town.
Ipswich was
on
there always were several
purposes
The
stop
the major
Road near either end of
on the main
south green at
the north
green marked
the
For such
trip.
2 day
green.
green or on the
the
Besides being
the south green.
stage line, Ipswich was center of
the
county four
shipbuilding
and
the
area below
principle
source
ence--the shops
mostly
tailors
all of
and work areas
along High Street.
river and
shoe makers
there were
area
tide, many
Above the
the industry
the river was
found in or behind
High Street
a
the
town.
few separate shops
the homes,
also was home to many
There were several
in
cove
the
that
Cabinetmaking soon grew to promin-
of power.
and hatters.
meant
had many wharfs.
tide
continued and for
mills
tury
and shipping,
the green.
comprising principally
growing industry on the river,
fishing,
tav-
in addition to the
inns
times a year when the courts met in the Town House on
The
traversed
the north-south Boston-Ports-
others were on High Street west of
County
the
the one on the meetinghouse
the town, beside
of
through Ipswich
north
stage, the overnight stop on
mouth
erns
the
as
on the north side
the road met
side
the south
of
beginning
road
The main
the meetinghouse.
both greens;
Surrounding all were homes
town sat
the
inn of
the
significantly
dimmed
two modern buildings.
The major
shops.
near
the
green must have
the
cluttering
ings
the other build-
This and
the eaves at one end.
tanners along the
All through
owing to
construction and heating and maintenance.
the 18th cen-
the high
Because
cost of
the shops
16
were so small and
be part
of
the house was
Ipswich was
century.
in
the hours
so long,
center of
and
It always was
pillow
principally a women's
the home or in small buildings
Main Street
one
at
for
the
shop
to
confirmed.
an important
This was
the need
the end
lace
industry,
in the town,
of North Main
a cottage industry conducted
in the 18th
carried on
one on South
on High
in
Street.
small, residen-
tial-like buildings.
A change
with
the
in
the scale of
of
beginning
upper falls
on the
the
3,000 spindles,
260 looms
Over the years,
smuggled into
industry was
across
the
land between
the
alms
the
house
on South Main
Originally
Street, but it
this
grew and
in the mill
the 19th century Meetinghouse Green
the river
of
image of
and
the house of
and
to behind
shoulder
2
first hosery knitting ma-
town from England.
closer to our present
removed
(the present
the river.
At the beginning of
came
the
it grew in size, switching to hosery
cotton yardage manufacturing
replaced the
finally
at
of cloth that
and wove 450,000 yards
the
in a house
This mill was
the earliest grist mill
Ipswich had the
knitting in 1868.
to Ipswich in 1830
it employed 2 men and 43 women, had
By 1832
chines,
cotton mills.
site of
Sylvania site).
year.2
industry came
the
the
inn.
The
Town House
With the
it.
Green Street
county moved
The pound was
correction.
large
the
purchase of
rock ledge
roof was
blasted
stood
that
out
so
that
to
the
Thomas Franklin Waters, The Ipswich River, Its Bridges,
The Ipswich Historical Society,
Wharfs, and Industry (Ipswich:
1923),
p. 11.
17
space around
The
only the two remaining public buildings.
land to
public
the Unitarian Church, vacating the
ledge in front of
the
left
tavern,
the last shop, a
1820's
the
In
the green.
in
out
set
the Town House,
the meetinghouse and
dominated by only
green was
defined by
them was
and shops.
prominent houses
to a
In 1803 the Beverly-Newburyport road was converted
increased service to
bed meant
prominent men, among
the
town was
of
in the
Street butted
not
town,
pletely
the
the first
disregarding the
moved much
the
of
of the
the
and new ideas
so close
churches in
of prominence.
toll road,
A new kind of
topography.
in the
town.
com-
construction signalled
Its
the area and
coming into
it cut
like a line on a map,
overnight stop on the
in
it was
church
turnpike between Boston and New-
transient traffic
influence of Ipswich
news
of several new
away from the points
Newburyport
Ipswich as
High
side of
that the
Street, when
from Boston to Newburyport,
end of
church was not
the north
It seems odd
to North Main
buryport bypassed Ipswich.
straight
the
from the place where a widened North Main
This was
In 1830 the
the new
It was built on
of which located
all
the Meth-
not be in a dominant site of
into High Street.
even on axis
to being so.
so it could
common.
Street, one lot east
passed through
1820's
the
road
While previously
parish house.
the same religion,
dominant church,
town out
was
In
the
time several
this
At
inns.
them Madison and Layfayette,
Church built a new
entire
the
great parades and celebration.
town to
odist
The improvement of
turnpike.
Ipswich
the
road,
toll
town.
cut the
In
stage.
It re-
it decreased
constant
flow
so doing, Ipswich
won$%
No
18
dwindled
in
touch with
importance in the county and
the outside
in some ways,
lost
world.
Another great change in transportation in
and out of
town
came with the opening of the Boston and Maine Railroad in 1833.
While
bringing
along
a foreign route,
stopping at
people
the
through
along the
other end of
railroad avoided both of the
be
seen
from the
Ipswich
railroad.
once
again,
it
river between the hills,
town from
greens,
the old
and
hill, making one look up
green instead of surveying
the river
able at
all.
The
The depot became a new center
slowly
kinds
supported
came to Ipswich
along the
With
of
to
the arriving visitor;
too.
All
it
area
increases
industries
in
that
and hosiery production
the depot
and
railroad.
the growth
to Ipswich, the
of new
processes
ethnic shops
and
old Yankee centers
and
that
increasing
the depot introduced
large hotels
the
the
size
a new breed
depot area,
and boarding houses
center of
of the North and South
the same time
the
For the immigrant,
immigrant.
foreigners, represented more
At
textile
located near
these
the mill came new labor--so
with its
industrial
The mill's continuing growth and
the other processes of
the
south green was not notice-
production was only a beginning as the
of
to
oppo-
and industrial-mill area
also represented the center of a growing
of a new scale.
The
could not
created was
site from the meetinghouse
on the hill as before.
and
stage stop.
the greens
The new center it
from up
did so
the
for
town than the
Commons.
the outside visitor
saw Ipswich from
19
a new route by
the
railroad,
The
temple
cus
of
the
front served as a
green, where the old meeting house had been a simple
the
placed in
volume
to
close
distinguished
space,
Its
center and
The Town House, where
moved to
important but
edge of
major scholastic
their new church.
the green
to meet, was
ceased
the Town House
the
church.
appearance, it was
green, the Methodists
It stood to one side facing onto
Ip
F
NPROW0191
came
to
town with
a
the country while Mary
green, not down the hill, obviously
churches
On
the Ipswich
erected
the main
secondary to
the Congregational meeting house.
Other
left
to the periph-
the
focus,
Large, but simple in
Also on the
All
the green.
town built a new school,
in
commer-
used as a
giving order
to the one
center for women
taught there.
the
of
The removal
secondary
the green, the
Feminine Seminary.
part of
angular gothic wood
the height of
green
on
18th century meeting
the courts had
surrounded the
other buildings
green or a
town centers and
as the only building in
the meetinghouse
Lyons
one story on South
a site near the depot where it was
cial block until it burned.
ery,
the
a tall,
replacement,
structure, dominated the
hill.
to
On the North Green, the
the main route.
house burned.
close
traffic
the
the North parish,
from
While having no
the street.
it was
all
around by
and passed
temple front building of
building another
Main Street
green
The Unitarians broke
town.
through
fo-
the
position as
facade in its
green.
site in the
the old
instead of
facing south,
green
of the
edge
on the
the South parish built its new meeting house
First
the
changed.
route
old stage
the
the
immigrants.
tow
,
".0 _141111MMW
-1
mpmcq1"INNOps N'""
The
20
hosiery.
The
too was
neighborhoods
of
While often spaced
increasingly in
So,
site.
in
the respective
in
and were mixed
continued in
separate buildings.
town,
the
throughout
the
with
they clustered along
Lord's Square.
around
little in size
differed
commercial buildings
dences
area on
"immigrant" side
the
commercial activities
time,
and South Main Street and
Market Street
These
on
and
lace
their parishoners.
the homes but
in
residential
also had sites
churches
this
Throughout
part
in a
make
to
in an ethnic neighborhood
not set off
The later
came
who mostly
English
Catholic church on a hill,
the
town.
the
Episcopal church was
Street,
County
of
of
that
was
first
from resi-
on the streets
residences
of
town.
While
density of
the population of
from that.
vary little
in the
places
cleus
outward.
along
Central
the
separating
that
had
impact
did not
get
of
filling in a neighborhood, as
important
first
street
built
green
from all
gone with
Street
the change
base of Meetinghouse
the
pattern
traffice
IR "ORMon-_
the
the neu-
from
swamp was drained.
the
the hill at
Central
town occurred in dif-
in
It connected Market Square with Lord's
already
not
While
the
was
in many years.
the major
the
town, but not particularly
after
Street
Square, avoiding
that
Expansion of
Mostly growth was
Street
Central
town
Lots
When a certain density was reached, it would then
subdivided.
ferent
change markedly.
the town did not
the
town increased somewhat,
the
changed
the important
the
did not
from
away
the green,
of
traffic
Green so
the
town
railroad.
immediately
reached Market
Street
become built
and Market
rim"
W "M
up,
Square.
21
the
creek across
the
With
drained,
more expansion of
curred.
This
traffic
commercial
of
ence
tutions
At
the junction of
as
the old
in importance of
the increase
to
and
still
the
town green and
the now-quieting presimportant
this
time
the old
and
ing along Water Street had shanties
reduce
with
labor
costs and
County
Street.
While
the Irish
Even
river, and it
expanded its
to
the case
these people inte-
the Episcopal Church being on
the south side
Church built on
century, French Canadians came,
They
established
the mill, and had their own stores
They stayed
town, maintaining
a degree,
came
as was
servants,
in the mills.
lived near
and community centers.
from the
To
as noted by
working almost exclusively
church,
came as
others
railroad later in the
their own
the
along
as the mill
century,
the Irish.
the town,
into
front-
for shucking clams.
and the stocking industry grew, immigrants
the English and
the
the
the middle of
grated
of
The land
industry.
really supported only
buildings
there were mills,
tanyards.
1900, there were few houses
late as
Even
the river was becoming more built up.
coal yards,
warehouses,
In
town insti-
it.
on
though shipping and ship building had died,
as
the
town traffic,
the cross
of Market Street,
the swamp
shopping area oc-
the Market Street
obviously led
Square
Market
street contained and
the
in their own
area separate
language difference and
social
separation.
This separation became reinforced with
lish
and
Greeks
later in the
century
and
the arrival of Po-
at the beginning of
22
the
twentieth.
They worked
the hosiery business
had
in the
20's.
their own neighborhoods
separate
from each other.
strip along the
and
The
the
small, dark,
Some people
crossed
arated
separated
railroad
telling about
that
by
time say
the town socially as well
vehemence of the previous
The
separation of
for the
town and
as the
two areas,
early
established with the
railroad
across
but
and
and out High
people
to town,
two areas
locations
This
Today
the
town forti-
and
taking the
the
common
old part of
of the
old elements.
traffic route
intro-
that was
The electric
County Street, cut
turn at a right angle
and breaking
that space.
It
down Central Street to Lord's
toward Rowley.
allowing the town residents
towns
fiercely
transportation was
Gloucester up
Street, west
town for Cape Anne and
fiercely sep-
the old
Central Street.
opening of
through Market Square,
Square
This
though never pursued
the east-west
cutting across diagonally,
moved
understand.
further emphasizing the
green, not
The
era.
tie between
came from Essex and
the south
line.
as physically.
1900's a new form of
It only fortified
duced.
industrial
physically.
the immigrants
the meeting house as the
In the
the
even staying
that virtually noone
the railroad.
the
ground
and
also
the new, often expressing fear
town socially as well as
fied Market Street
closing of
these groups
the main dividing
separation remains strong and visible,
with
of
the
and foreign whom they did not
the line created
the
Both
until
service stores,
railroad became
citizens seldom mixed with
old
at
in the mills
to
It brought new
to cheaply leave
the north, west and
lop
south.
One
23
as
go
could
there wa
time
the
same
for
the air and
building houses and
the beaches,
came
buying old
Castle Neck, Labor in Vain Road
along Argilla Road,
houses
summer residents who
increase in
an
At
outings.
on day
Portsmouth quite cheaply
far as
and
the Jeffreys Neck area.
In
the
after being bought by an
in size
in
overshadowing
in
the
the
1900's,
surpressed.
the last
which no
signalled
reminder
Topsfield
the
there is
a mix of
The mills
older pedestrian
bars with parking out
This area,
district,
they re-
them as
industries
river-oriented
town reveals
the
town by
the
commercial, and
The scale varies
gas stations,
and
There are several large pieces
Sylvania parking lot
the lands behind,
and along Washington
an environment
Entering
residential,
scale and new
front.
vacant land, most notably
closed in the
the buildings were
and
the mill days.
converted old buildings from
between an
the
the mill
the movement of
in most respects homogeneous.
Road
came in
river at all.
an exploration of
varied, yet
of
financial in-
force with which it was
less powerful.
longer needed the
Today
road.
the
the immigrants stayed,
large
their
town both by
Today a small number of people work in
as
original
their
When the mill strike
town by
Ultimately, it
the
to increase
firm who brought
their social and
town.
it shocked the
1920's yet
sold.
main
and by
the
life of
south where unions were
late
like of
the whole
massive physical presence
terests
out-of-town
They were many times
more foreign labor.
size,
continued
the mills
twentieth century
in
the
and
of
the rail-
industrially zoned
and Hammett Streets
are
a hodge-
24
podge of uses,
kinds of buildings,
Particularly along Hammett
and Washington Streets
Brown Square
the
to new uses,
mostly as warehouses
lumber yards,
mill
and
parking and empty space.
old industrial buildings have been converted
or
or they have been torn
industrial
varying quality
and in
tenements
as clam wholesalers and
Some of the
down.
and boarding houses
old
remain, of
Along a part of Hammett Street
and varied use.
new buildings have been built with drive-in windows and parking
in
the
front.
The
older
commercial styles
not
In
fact,
ment
they
dents will
changes on
the
there
is
store.
interest in fixing up
to an
always been
most
the back yard
replaced by a
cently been
The only mill structures
those
of
the Ipswich Hosiery,
vance Transformer.
the
cent
town,
directly
k, IPfAl0
These
relating to
1,w impel" " w"'W"M No F '1111,
the
the local merchant
the river which
It has
tan yards, and mills years
on
the river,
now the Sylvania plant
site of
1634.
and heights,
the river.
river as
only re-
system while having lost
remaining, yet
Saltonstall's mill of
sitting over
the sewer.
are on the
repair, of varying sizes
street and
and
town sewer
ago.
of
potential of
industry, coal yards,
of its
going
their stores and storefronts.
They have not yet seen the
has
resi-
instead of always
This has slowly brought
areas.
to make the adjust-
enough mobility that the
shop around for their needs
local
but
the other commercial
find themselves just beginning
town where
to a
to the
influence
along
Central Street,
Market Street and South Main Street and
they do
still exist
are
and Ad-
the earliest mill
They are yet in defronting both
They are
the
on
the
last buildings
their old use had
demanded,
25
though
that need and use has
single
piece of property
these
amenity, by
for
property
still is
facts it
a most
influential
Square,
direct
greater
the
the
the resultant
lowed much
from Central Street,
and a few large
trust has purchased covenants for some
preserved houses,
the
also, by
and is
the area may be
the North Green,
site
so
the area
an historic
and best
these homes while
houses'
importance, to
that other houses and
the general
continued.
the
gothic
church burned
to a new church which sits
more sprawling
and double
of the oldest
to preserve
these several
influence of
interest in
feeling of
in an effort
fol-
apartment units.
Around the north green and High Street areas,
ing the
the
the new development has
of the pattern of the old, with single
family houses,
On
into
loss of
residents.
Southwest
extend
entire square
compounding a lack of any significant buildings but
few old
a
in front
construction,
the service area merges
the blacktop of
form;
streets,
for
In Lord's Square,
stations, with
town's
the
coming mostly from
separate, not of bearing wall
in the lots.
Street and
services have a
The parking is
zoning.
of
given over to gas
has been
and
automobile-influenced design,
the buildings
set back deep
the influence of
These new stores
parking requirements
with
any
principally under
legislation.
zoning
piece of
the town.
the whole of
Commercial expansion has occurred along Central
in Lord's
to every
and also close
the center
in
The largest
long since expired.
in 1966,
leav-
closer to the ground
than its predecessors,
particularly its
immediate predecessor.
1111M920"
"Moll!
'MIR"M"
26
the south green,
On
Society's Heard House
Recently
Both are museums.
to
the North Parish,
this most treasured part of
town
development,
the road,
there
Elm Street,
small
parking by
paving
area
South Green will not
changes have
part of
suggested
taken their
on
it is
unlikely
County Street
on
green nursing home
increase
the town
that
Green.
fits
construction
well
For
into
the most
the whole
except at
offensive construction
that
toll.
another parking lot
the Meetinghouse
and
It
residential area from
and, with little land left for development,
edges,
rejoined
residents decide
an ugly, out-of-scale
is
new development
part,
town.
strong that disintegration
the old
the town has built
a proposal
on Green Street,
through
has been
The Episcopal Church has built a parking lot
right on
is near the
such a building.
to Turkey Shore Road and
West High Street
the John
leaving the South Meetinghouse vacant.
interest is high and hope
be eroded by
route
Parish
an appropriate use for
is
whether this
of
the South
for a youth center while
is now used
While
and on the traffic
moved
Here it
site near the mill.
from its
Whipple House
society
the historical
can occur
the
to
excess.
The
decade.
center
has
Most
of
town's
areas beyond
river
---
-
-
,
,
-.
except
grown
rapid
It
appreciably
expansion
also has not
the commercial area clings
front,
--
I
-
1,-11,-
--
1--
the past
occurred
the other
18th and 19th century homes
The mill buildings
remain.
has
in
lost many of
for the North church,
town, most of the 17th,
town hall still
MVOF
the
the center.
ued buildings;
in
not
town
to
in
the
its valchurches
and the
still dominate the
the river,
and the
27
shoulder-to-shoulder business blocks
Streets
The
remain
density of
town since
the
PUMNIPPMORINMI
,
and there
the
18th
14WOPOW
is always
of Market
a store on
town has remained consistent
century.
17, "WOW,
and
Central
the south
green.
in each part
of
CHAPTER III
OF THE FUTURE FORM OF IPSWICH
AND OPINIONS
LEGISLATION, PLANS
Since the late fifties Ipswich has been growing rapidly,
in
the
town center,
impact on
the
town center.
if not
the
then in the entire town area with an
Boston has been pushing out,
impact of suburban industrial development
wich as well.
Mostly the
an
effect is
and
has reached Ips-
increase in resident
population with its increasing demands for services, new develand
opments
and
sewers,
the auxiliary needs of new schools, better water
more and better maintenance.
Expansion has made demands on
the
form of
library, parks,
the old
town fabric
area
there must be
the buildings
sponded
today.
to
the commercial
in the shapes of
the town.
the building styles mostly are
The
placement and
from a past age
prohibitively expensive,
form of
a pedestrian, rather than
28
that have served
expected can make
the changes
where detailing was expected and not
as it is
felt
the difference between the two is not
both as residence and business,
In Ipswich
the affects are
In expecting changes from
externally visible, as in
major alterations
area,
changes in the edge between commercial and
residential, but when
always
While not directly affecting
stores.
in a residential
the town.
in
the
increased service from the old institutions:
school,
throughout
the existing town, mostly
the buildings
re-
an automotive mobility.
29
Uses
are stacked up
but now
the
for use.
car
on each other or
takes as
set close
much room as
the users
These new demands on buildings
of
seeing change in just
Ipswich recognized
and
therefore decided
expected and what
In 1957,
in
the
neers
to plan
Ipswich passed
town.
In
In 1965
the
lation.
In
began
the
1963-64
for
to
order.
the residents
they used to be,
the future,
see what is
to be
to let it happen gracefully.
regulate land use
the town hired Metcalf and
town attempted to
analysis
or the space
the old
these ways,
zoning by-law to
consultants,
the fall of
to
times weren't what
could be done
and planning
ants,
that
each other,
and new building
meet such demand can be highly disruptive
While not
to
Eddy,
engi-
to prepare a comprehensive plan.
pass an Historic
District legis-
1972 Nash-Vigier, city planning consult-
toward
a revision of
the previous
compre-
hensive plan.
In
pally
examining each of these
concerned with the
documents, I will be princi-
town center, not the more recent
resi-
dential developments, except where such development affects
town center directly.
cerns
the
cially
impact of
examining
form of the
that
town,
This
the study essentially
these documents on the
town center,
con-
espe-
them from the perspective of the historical
and
the
form, whether through
by other means.
part of
the
feasibility for
the continuation of
the efforts of
this legislation or
30
Zoning
In 1957 Ipswich passed a zoning by-law.
has been modified since then,
PCD district.
tect areas
ment
Zoning is
notably with
to
It is
a building, place or area.
directed to
under
qualities of
several different zoning dis-
these designations
Old and Historic
General Business, and Industrial.
Residential,
isted in an area at the
place-
notable in being a general
and Agricultural,
Rural Residential
While all
size and
to pro-
a specific structure or use.
The town center falls
Colonial, Intown
lot
enacted
to protect unique
and kind of buildings, and
tricts:
restrict
legislation
the addition of a
a form of police power
from certain uses,
guideline, not
The
somewhat
follow the uses
time of the passage,
that
ex-
they are neces-
sarily more selective in what will be permitted in the future.
In most of
ities
the
can exist;
before the
no shops
or businesses
zoning legislation was
such as office
and
residential areas only largely residential
in the home,
antique shops
in
larly,
the
those existing
or a
few exceptions
passed,
the Historic Colonial district.
in a set
and by
While all
industry and business mixed in
the size of businesses
need for automobile access has
ness must be
businesses
except
florists and nursuries, stables,
the town center once supported
with the residential,
activ-
and, more particu-
determined that busi-
location occupies principally by other
the automobile.
The general business area is
larger than it
ever has been
in the past,
acknowledging
the need for increased space:
tending this
dense area of
town from South Main Street
ex-
to Lord's
31
Square
along
Central
Topsfield Road
area many of
of
the
eral
Street,
areas
as well
for shops and
Despite
display and store windows,
and in
the
of
coherency
in the details of
is controlled by
This
zoning
code allows
development,
if
the
style
the building or other
for nearly
like Zayre's,
land parcels
could
varying
shopping,
set
backs
to
35
in
the sign designations for
to 30 square feet
While
to
Ipswich
etc.
from
(along Hammett
Central
is
in relation
It
in
controls.
commercial
the downtown area
could be all
the road,
for
drive-in
of any height
this kind of use is
to
100 square feet.
to replace
the
likely
to move
commercial estab-
Street in
the town
areas where commercial expansion will occur
Street, Washington Street,
Street),
buildings
Zoning has
large
this kind of development hardly seems
in the
However,
the area which restrict pole signs
and wall signs
in the near future
the
and no means of break-
lishments which are now located on Market
center,
facades and
design-related
be amassed.
of
limitation except
About the only limitations
feet.
the size
in
placed
24 acres of
Bradlee's,
turn
run-down gen-
the zoning ordinance.
parking lot size limitation,
of
from the
of the shopping streets.
to street or building, no building size
ing the mass
the
and
this large
their somewhat
no requirement of where the parking must be
height, no
In
Street
consistency of buildings butting on
sidewalk edge along most
this
services.
have a sense
they
appearances,
none of
the Market
the present commercial buildings are
century or before.
entrances,
as
this kind
Brown Square, and
of random growth of
not discouraged.
Certainly,
large-scale
the existing build-
32
ings
around
styles and
little
the Brown Square area
ments of
and
this kind
Topsfield
out
fic system of
traveler
who
If,
a mix
retail
of
sales establishthe streets
as
the general business
it has been doing along
these streets will be eroded.
unlike Brown Square,. are part of
town,
passes
the main traf-
giving a coherent impression
along
in expanding the
to
the
divorced
commercial uses of
planned and integrated
commercial area of
from the
these properties
the
use of
town will necessarily
on the North
Road,
the land
patterns of both residential
building that now exists
the
them.
those adjoining along Central Street and Topsfield
the same lack of
is
of residential
definition for
form now existing in
the order of
the
There
no coherent parking patterns.
to Central Street,
Road,
These streets,
ues,
there with
all scales, a lack of edge
area grows
and
order
of all scales, wholesale and
and properties,
If
examples of what
kinds of buildings best suit that area.
resembling visual
buildings
give no
contin-
grow more
and commercial
Green and
along South
Main and Market Streets.
The
industrial area is
commercial area.
zoned in
the same manner
With a minimum building requirement
height requirement,
parking
"hidden" from the general view along
road and not out
in the open for all
six
size
feet
the General Business
in height
(possibly 35
cannot hide
area.
to
see and use,
the
in-
the railas
is
the
Nonetheless, a hedge of
industrial buildings of
feet in height),
the
and a
requirement and set backs,
dustrial area is
case with
as
surrounded
great
by parking of
.R.
33
nearly comparable square footage
to
jacent
With
the strip
If
the railroad tracks
the
Topsfield side
to,
or respond
area on
the
the zoning does
two sides of
the
town.
in the
extensive
encourage development on
incentive to
the commercial
to resemble, conform
area or
residential
the
even though
the center,
town
they once
of areas.
shows how
the
with
size
lot
area is
zoning
the
dividing
south side,
the commercial area
other side of
Plate
the minimum
of
to either
the same kinds
were
of the entire
there is no
future years,
frontage minimums.
80 foot
to recognize any link between the
the development
floor area, ad-
of industrial and general business
residential area into a north and
nothing
in building
residential dwellings having
Central Street and
along
as
town center
looks with buildings of
lot.
that
for
maximum building
the
In the commercial area all party wall construction was used
show how a wall of buildings
to
can be built along so large a part
of
construc-
tion can be modified to have many varying widths and
depths of
of
the
main street
However,
frontages.
this
frontage with parking in front or behind,
In
the area
only buildings
known as
the
etc.
Colonial,
Old and Historic
that can not be
have a covenant purchased by
kind
torn down are
those whose deeds
the Historic Trust and
ic
Commission.
All other buildings in the town
in
any manner.
For a town which prides
its
"historic
houses,
tial.
this
spaces"
and
the large
says very little of any
itself
number
of
the
the Histor-
can be modified
on
17th
the beauty of
century
protective reation poten-
34
the zoning of
Neither
"historic" nor
properties
the
to
even
a
in
land use
gether,
covered by
these are
few of
the areas
the commercial
that
areas
tourist.
the general impression of
and business,
While all kinds of uses can occur along
even admirably use
amenities
or for
its amenities,
the advantages of
In summation,
the town,
tection of
lot line.
and many
the river
for
those
the
river
siting along it.
do not
of the town of
Ipswich,
the growth and densi-
take enough responsibility for
the natural and man-built beauties
09
residen-
continuing neglect of
the zoning by-laws
Another means must be
town
interest in the river
while making an effort toward controlling
ties of
and
giving no allowance
the town ownership and
will ultimately also permit the
of the
the river as any-
like a road or a
thing more than a boundary line,
similar-
the
respect
Zoning does not identify
public.
to-
the main roads
tie
Zoning does not
integrating the commercial
control
Zoning can only
an area which gives much of
tial and
these land-
around
of scale that exists between the various parts
center,
and
are properly
zoning does nothing for
The
in which to be seen.
the town to the
ity
(Only a
that conveys
image
the landmarks would be near-dead relics with-
though
context
that property nor
the world "New England Village",
Zoning does not protect
covenant.)
out
together to make the
landmarks.
precious
marks,
go
controlled by zoning.
protected or
the
that
of
the rest
of that adjoining
the zoning
as
the area which everyone regards
found to obtain
of
the
town.
that protection.
--
IN wow.R I 11-ROPIPIP,
the pro-
35
Comprehensive
& Eddy,
Metcalf
1963-64,
In
1963-64
Plan,
the engineering firm of Metcalf
Comprehensive Plan, 1963,
Ipswich.
town of
Boston wrote a master plan for the
and Eddy
of
Called the
this study's aims were
enhancing a more orderly, attractive, and efficient
pattern of growth, protecting unique and irreplaceable historic and recreational resources, encourageing a more healthy economy and broadening the 3tax
base, and providing better public facilities.
After analyzing
ture
land use
for fu-
final phase of
the re-
economy, and
the
growth patterns for
the
area,
proposed land
use
plan covering four policy areas:
port was
a
revitalize and expand the town center
create new neighborhood on Linebrook Road
develop the hilly terrain for low density
4
preserve a rural green belt.
1.
2.
3.
4.
The
the population,
first of these policies
land uses
centers on my area of concern,
and
therefore I will examine only it very closely.
Expanded, the
policy toward
the
town center
reads:
Maintain and revitalize the Town center as
Policy:
industrial,
civic,
a major focus for commercial,
cultural, and entertainment activities, and preserve
and enhance the unique historical character of the
area.5
To
(2)
gain
these ends
enlarging the
services,
(3)
facilities,
they proposed
site adjacent
(1) more off-street
to the
town hall for
generally improving streets,
(4) encouraging
a large
parks,
parking,
community
and community
industry and wholesale ac-
Metcalf & Eddy, Ipswich Comprehensive Plan, Ipswich,
achusetts Proposed Land Use Plan, June 1963, p. 3.
3
4
1bid.,
51bid.,
p.
pp.
7.
8-9.
win
Mass-
36
tivity area,
make a historic
(5)
restored homes,
(6)
limit building density at
place within
town.
the whole
6
Ipswich does need more off-street parking.
shows
that even with what
tion of parking space to
This
considered a low-density
is
floor
And there is
enough parking.
periphery of
the
set off this area as a separate, impor-
the town center area to
tant
trail with a small group of
sales space of
space
1:1,
study
proporis
there
not
for that parking, both
through the combining and re-organizing of the land behind the
the west side of the street, and
Market Street stores on
through construction of town parking in relation to
and new construction of shops
Street area or in
buildings
in
the town center, Metcalf and
specifically look at the potential
of the river as
for the parks or at the vacant lands along the river as
They did,
potential park sites.
cial area had no
link to
town
center.
through the
to
the Sylvania
to commercial use.
Eddy did not
ter
in the Washington Street, Hammett
the eventual conversion of
In examining the parks
a focus
expansion
town facilities,
however, note that
the commer-
the river, despite it passing right
Their further suggestions
as
improved curbing and paving, are
the visual image of
to betimportant
the town.
They noted the need for better community facilities,
larged library,
and most particularly a new town hall.
ommending a new
town hall,
they did not
consider
existing structure or locating some of the
other town buildings.
61bid.,
pp.
9-10.
At
the present time,
an
en-
In rec-
improving the
town offices in
the space
in the
", some
37
old
town hall
Church
tarian
fully
must be
two facts
The
cum town hall has.
re-
the Uni-
that
"charm"
the
have
cannot
town hall
the new
place
to
than new construction, what will be built
not cheaper
is
While renovation often
is very poorly used.
examined and weighed.
the
center may be
town
in the
but it must
can attract,
for industrial uses
for large-scale
industry and wholesaling
Large scale
tax income.
one form of
that
industry
activity
the town
site
the present
noted that
also be
raising
concerned with
& Eddy study was deeply
The Metcalf
is in a heavily congested area, not good
Because at
truck delivering.
present part of
that industrially
zoned area is being developed for housing,
there is no
large
parcel of undeveloped industrial
noting that
lands along the river are best suited
than industrial
human use
crease.
scale
of
the
tial
(by introducing
permitting
field
few means
the one point
except Tops-
the area" calls
unique historical character of
a cluster of
in 17th
restored houses
and
for a small
present town hall
behind the
as
study's interest in
the
that shows
area set aside on Elm Street,
has
the district
across
(by
Road).
Finally,
'the
off one
as well as physical
large buildings),
of passage
large-
This separation would be spa-
town from the other.
side
town, cuts
of
the center
through
further de-
industry, especially
A heavy concentration of
industry running
for a broader
the possible sites
site,
When
land.
for
examples of what Ipswich now
-
.
this,
In doing
18th century homes.
h
,
-
,
I
I
-
-
--
_--
-
-
these
-
-
38
houses would be
nous locations
or residences
use.
that
Or,
in
the
town and placed
for people
they will be
to
look at,
wich,
except
the fact that
no
have been sited or used.
lots with many
that have so changed
questionable.
all of the
relation to
While
is a good intent,
town center of Ips-
close adjacent buildings.
a green, and
varied greens,
these buildings
A mall
This site
town
is poor,
suggests-, but can only
Ipswich, with 2 well-sited, preserved and
does not need another.
difficult to
residence of
importance of
the way
They have always been on small
being already heavily used.
nary
to
is well-suited for such residential use.
Establishing a mall has
It is
is
perhaps,
for an area around the depot and Hammett Street
and Market Street,
parody
as well as,
to move threatened buildings
idea ignores
indige-
in a compound, as museums,
taken from areas
residential use in that place
finding places
this
removed from their now appropriate and
recognize the significance of an
the 17th century, or even
an elegant home of
ordi-
to recognize the
that period without having a
context of a compatible scale and spaces.
Ipswich now has
that
feeling
and
resi-
that makes
dences of
the
those eras
ordinary residences
act like
residence. even where mixed with
commercial building and contemporary houses.
where
those houses are,
need be
threatened.
center is
town.
the
in
the
Eddy do not
this
The town
not now threatened, nor does
But, what
retention of
Metcalf and
of what exists
is
the elegant
is
important
is
that the
center,
it
town
recognizable whole of the old
go so
coherent town
far as
to notice that most
center is
important and
39
vital
to
the existence of
which Ipswich is
noted.
the
"unique
Because lpswich
grow far beyond 20,000, the general
change.
service
jects
ings
There is
is not projected
layout of
the
to
town need not
enough space for commercial, residential
expansion to meet
for
character"
historical
the needs of Ipswich residents.
and
Pro-
like the Ipswich historical mall happen where old buildare too
where they
inefficient to
a-re and
the needs
the site must be
and demands
of
the area
cleared for another use.
40
Proposed
Ipswich Historic District Act,
The
Commonwealth
Districts
power
the
of
Act
in
1960;
that law to
town.
In
of Massachusetts
not until
try
to
that year,
1965
1965
established
did
Ipswich
the
act
under
the
jurisdiction
of
the
Commission
of
the
Town
posal was
not
by
the
legislature.
pose of
that
under
passed
of
newly
Ipswich,
a
The
propur-
proposal was
to
promote
general
welfare
of
of
the Town of Ipswich
through
the preservation
and
the
establish an Historic District for
established Historical
drafted, but
Historic
the
protection
of
the
inhabitants
historic buildings,
areas of historic
interest;
through
places
or
the benefits
resulting to the economy of the Town of Ipswich
in developing and maintaining its vacation-travel
industry through the protection and promotion of
these historic associations.
The area
covered by the district,
accompanying map.
In setting up
cal
power
Commission
tions,
had
alterations,
to
public way.
minded
to
as proposed,
such a
approve
all
consider such
this
"erections,
texture, and material of
ally,
the
Commission was
This
"the
from a street or
the Commission was regeneral design, arrange-
a building
in question."
9
Fin-
to be appointed by the Selectmen of
7
Proposed Ipswich Historic District Act,
assachusetts, 1965, Section 1.
8
reconstruc-
or demolitions of
visible
power,
things as
ment,
the Histori-
the historic District."8
to exterior features,
In exercising
is shown on the
district,
restorations, removals,
buildings -or structures within
pertained only
7
1bid.,
Section 5(a).
91bid.,
Section 8(b).
Town of
Ipswich,
41
Ipswich,
the Town of
consisting of
two
regular members and
five
alternates.
this
In general,
1960 and
court in
passed by
towns
some major
address
can
to other
it does not solve
this kind, and
the problem of preservation or
legislation
that such
districts. 1
0
for such buildings,
are ignored, while
District lines in two
has
always been an important
of several
District does not
a half of
as
respect
the shape of
the modern conveniences
a power over
as possible
the Square,
the older
fabric.
10
Historic District Act (1960),
Chapter 40C, Section 1.
as well
Yet,
the
ignores
from its jurisdiction, or
If the
Square were included in the District,
Square
the old
but
it does hope to give
such sites, making new construction most
to
the
the junc-
the newer Central Street;
attempt to exclude them from a town;
setts,
town,
Square having always been a commercial center.
the
to
Lord's
of the main roads, more particularly
main road, High Street, and
over
the
center for
and
settings,
the general fabric and
places do not concur.
the
tion
places,
In the Ipswich Historic District several of
important places
most
through development of
the general welfare, etc.
appropriate settings
the
that
1960 says
the Historic Districts Act of
promotes
act
or
However, it has
protect.
First,
as
legislation of
trouble spots
to the real
itself
legislations
the U.S.
throughout
and cities
the general
up by
that set
the other historic district
difference
for Ipswich,
follows
act
fitting
land around Lord's
then
there could be
de-
General Court of Massachu-
42
sign control
to help
or
remodeling
of
commerce, as
old center
for
the site of several
the west end of
on Market Street.
actual
the Market
the
recommends
that
intersec-
integrity of
is not
Street buildings,
relationship to
the
in the
but rather
The Historic
street.
in
the
that adjacent adn dependent properties
and
in the selection of Historic Dis-
buildings must be considered
volved
at
enacted to set up historic districts
Districts Act,
tricts and
ends
The dependence, once again,
importance of
that in scale and
state,
Street and North Main Street a
dependent on.the kind of building
is
Green ultimately
the North
as an
and
town.
the architectural
the preservation of
but
important houses,
the District
exists:
situation
tion,
the idea of Lord's Square as a site
to better fit
the junction of Market
At
similar
integrate new construction or modification
of the entire area must be in-
the integrity
in judging new construction or alterations
in historic
districts.
In two other places,
tion of places
on
On Turkey Shore Road a
cluded,
tion
thirds of
two
section
-
-T_
" ,l
third of
At
the houses
are not ininclude only
the Jefferey's Neck intersec-
the intersection is
important as the entrance
is
Edges are
_-
Street and Jefferey's Neck
suggesting that the District really should
two First Period houses.
the
always difficult
an area;
preserva-
in Ipswich, the Historic District boundary skips:
Shore Road and on East
Turkey
Road.
of
not quite so vital to the
to town from
to determine in
-
I
Iqlvplll
191"M
this inter-
the northeast.
laying out
partitioning the edges
in this kind of
"PITT"
ignored, yet
__
any kind
are particu-
43
larly
important.
intersection --
When an
the place will almost
boring buildings and
the
area extends into a place
area;
therefore,
larger intersection, protects
affect
inclusion of
the area,
the introduction to
that place
making
always
the
--
if not
a major
the neighthe place,
actually
general feel of
the
district.
also
"to
and cultural interests of
wealth and nation, which is
a part of
passed by
the legislature.
And
propriate
settings
does
lar
the enabling
terms
inhibits
legislation.
scope of
as
In
the
its
group of
like manner.
ing
of
the
district
lieve
the legislation
case of
fully
from protecting
equally
as
im-
chose
the proposal in
of the
than a more general writing could
Ipswich a more all-encompassing writ-
benefit the
a broader designation
town center.
Indeed,
that a carefully written Historic Dsitrict Act
llProposed
as
these or simi-
to make the restrictions
legislation, as well as
can more
exclusion of
the area and worded
The net effect is
In the
place and districts,
the Ipswich Historic District
area appear more restrictive
have been.
ap-
ancient houses.
general layout
a conservative layout of
the common-
act to develop
in Ipswich, which is
the environment that exists
portant
The
It does not
the Historic District Act
it does not
for the buildings,
the
to preserve but
industry." 1 1
the vacation-travel
benefit
the educational
mention
purpose is
Ipswich's
plication was curtailed.
im-
coverage and
In the wording of the act,the breadth of
of
the
I be-
can be the
Ipswich Historic District Act, Section 1.
44
main
tool in protecting
future development
fully
I
the whole
town center and
of that entire area.
detailed in the concluding chapter.
directing
This will be more
the
45
Nash-Vigier, Problems
1972 the
In
and Opportunities
planning board and
the
old masterplan of
Board,
by a citizen's
and by Nash-Vigier themselves.
Planning Advisory
information pertinent
understanding of
to
date,
to
con-
of Ipswich,
residents
that questionnaire as well as
an analysis of
town set
the
This has,
sisted of a questionnaire mailed to all
and
to up-
an initial step toward
As
1963-64.
the Planning Board,
engaged the
town of Ipswich
that end, Nash-Vigier examined major issues of
down by
1972
Cambridge, Massachusetts
planning firm of Nash-Vigier of
date
Report,
collection of
the questionnaire
answers.
In Nash-Vigier's Problems
stated
purpose
is
to outline
& Opportunities Report,
and clarify
the development and
planning issues with which Ipswich must deal.
their attitude survey were
vironment,
(5)
(3)
grow
with a
town finances,
facilities. 1 3
town residents hopes
rapidly, would
12
The bases
residential development,
economic base and
public services and
presented, the
(1)
the
(4)
For most of
that
(2)
for
en-
town center,
the issues
the town would not
remain a manly residential and rural area
locally important town center and locally used natural
site.
The section of this
Part 4 -
study most pertinent
Town Center.
Noting
as an entity presumes
that it
able as
to
its
1 2
character,
first
that
to
this study is
the center is
is somewhat separate and define-
scale, density and/or
use.
Nash-Vigier, Ipswich-Problems and Opportunities
Cambridge, Massachusetts, 1972, p. 1.
13Ibid.
regarded
Then,
Report,
46
down
town.
lack
of a
They did want
town meeting hall.
the town,
center of
of
solution to parking, circulation,
center.
the
for
small shops.
ter includes more than the commercial center,
the
that
really
treasured
the commercial area but
the
the old
town center is not
quality of that
the North and South
"provide attractive
town hill
the
though
is
there
residential area surrounding
interdependence of
no suggestion
plan for the
design
consideration of
Greens, Nash-Vigier
commercial
potential uses of
be
also
they suggest will
residential areas on
address
the Sylvania site.
1
Ibid.,
p.
24.
5Ibid., p.
23.
that a
exclude full
either side of
itself
to
the
town.
through the center of
does not
However,
This implies
examining
Most certainly
included in the land use and design plan of
1 4
The greens and
the two uses is acknowledged,
of a closer tie.
industrial-commercial strip
Nash-Vigier
it.
green background." 1 5
center which
the
town cen-
in fact,
and,
hardly mentions a relationship existing between the
and
a design
land use and
and
14
exploration of
a suggestion that
is
While there
the only
be
to
In summary, Nash-Vigier suggested a future
a
or a new
new library,
consisting principally
in-
The residents
center
this
of
question
larger-scale retail development.
interested.in a new town hall,
not
traffic, parking, a
the
items,
of consumer
range
full
commercial/industrial
the
The major problems noted are
creased and
were
seen mostly as
center is
the
however,
the
the
this will
center.
47
Any
study addressed
town center must resolve
uses
and
to
the problems of
the maintenance of
-
I
----
the solution
of problems
of the
careful integration of
scale throughout
the town center.
-
-010"I . PPMRIN
M11"IMMIM"PIP",
48
Survey
of Opinions of Leaders
date, and
to
they live,
of most
of
clarify
the
as
toward the
a comparison to
opinion
what I
analysis, Opportunities
found corroborated
In questioning
nature
fit
of
in
the
gathered in the Nash-Vigier
and Problems
the residents
the town.
its
Much of
Report.
most interested in
I was
aims and
successes,
the
and how it
Finally, I asked who were
portant people and organizations,
will be
paper and
this
the findings of Nash-Vigier.
the organization,
the needs of
information further
final direction of
information
the
or members
the leaders
This
town organizations.
acted as a guide
regard where
just how the town residents
I conducted interviews with
the present
to
town center up
the history of the
To bring
1972
of Organizations,
the im-
what kind of town Ipswich
future, and what problems lay
in the way of
this
goal.
Most of the
by some
important
issues of the
form of organization.
cerned with administering
Besides
town funds
committees
the town
and meeting
groups
are involved in the town history and
homes,
the preservation of
increasing the
represented
town are
town needs,
preservation of old
the natural envioonment of
commercial development,
con-
the area,
and a concerned tax
payer group.
Most of
the people
interviewed see Ipswich as
becoming a bedroom community to
dustrial areas.
staying much as
family
They want
it is
developments,
the surrounding
the town to be
increasingly
towns and in-
essentially rural,
today, with some carefully planned single
a few apartments--most of
the garden
49
and no apartments
variety,
last
Most people expressed
Yet
the means of
absolutely
either
the sewers,
better sewage
at
least be enumerated
funds
to
implement
sary
ing.
action
Spending money
could not always be
be immediately
how a good solution would
not the
forthcoming;
absolutely neces-
underground wiring, a park,
approved:
acquiring land
there was
zoning
the answers were
on something not
the river frontage,
For most problems
like extension of
flood plain
and interest,
that
themselves
as needed, whether or
could
to questions of quality
improving
the problems
treatment, and
could
uncertain.
indicating
factors
Determinable
unclear.
town ex-
present problems did not
the
solving
or the means or
were as yet
but,
created by more
clearly upon questioning,
expertise
the
solving present problems
interest in
into the new problems
before getting
come
appreciate Ips-
feel.
they
pansion.
to indicate no
except
like or
City people cannot really
high-rise.
These
a distinctly urban nature.
too specifically defined,
are not
wich,
of
a distinct
muddle through
for municiple parkfeeling
that would
that somecost very
little.
In particular, people could
that
had
people,
that the
not
already
the
"problems."
the question had
and their
answer was
I __-
_ -
that
not
the
1-
They
really been considered
problem would
something.
-
Most
Sylvania site, said only
decision seemed to be in Sylvania's hands.
until Sylvania decided to do
"Ope
11wommmP
I-_ _2__
as
been introduced
in being questioned about
answered indicating
before,
not relate well to situations
not occur
In light of the
WPWWPWW11
I
1
impor-
-1
1
50
tance of the
Sylvania site to
the commercial
center,
lems,
area, and
this response
the
the
is
planning and
use of
general appearance of
indicative of
the
the
river,
town
the avoidance of prob-
or of disinterest in observing the environment and
its
possible changes.
In questioning about
viewed did not
its
best
paint
in
and
think the
drawing
some
the town
center,
the people inter-
area very attractive,
customers,
fixing-up,
but
their
nor
solutions
a lack of parking
that
it
did
pointed out
space,
or
the fact
that
all commercial businesses would eventually move out of
town
center.
(Again, no idea what would happen
to
the
the build-
ings or land.)
The importance of
the organization changes greatly with
the enthusiasm and energies
of
the leader of
committees and
organizations have all but
years,
again become vital to
only
tions arise
to
in response
Citizens responded to
development
leaders,
in the
greatest affect
outside
ties
in
on
the town.
In
find
large part,
that they act
the
as the Concerned
respected
the town.are
town organizations,
in response
to affect Ipswich.
interference on the
to non-
Those leaders
or credited with having
the
those who not only respond
to
town but who also initiate activi-
the town.
In respect
to who leads
the organizations and who acts in
the towns behalf, most people I talked to
in
Then, organiza-
the creation of a planned community
resident interests wishing
and organizations most
Some
died for several
to a specific issue,
town.
and residents
that group.
the past
fifteen or less years.
had moved
to Ipswich
In general, those moving
51
new organizations, and
the
regarded
people
mention
the
as
of
voters
The Polish, the
that the
Polish are very jealous of
each other's
of
in formation
important
this
So
to vote.
as a bloc
together
each other in
most people
In
times.
community emphasized
the
seldom support
always have
at such
important Polish member of
therefore,
guard"
"old
the
an
fact,
in town poli-
the Yankee element
aa near-bloc
created
However, these
crucial elections,
in
swing votes
these groups
regarding
influence
town decisions.
French Canadian, and
the
Greek,
reisdents.
town
and
opinions
in most important
as vital
organizations,
generally were more active
the older permanent
than
tics
also joined the
those years
town in
into
and
successes
an election or join
belief that bloc voting is
town action may have little actual
credence.
in the planning, in getting new in-
While being interested
to come
dustries
tively works across
ideas
action.
or
innovators would
group -- the
town,
all
the
groups.
is no
these people
that real
ac-
leaders and
a different
the manager, etc.,
not generate new solutions.
there is
a lack of
real
leaders.
important organizations
created their own programs as well as
and the
activi-
of concern to elicit new
Everyone pointed at
did
cited as the most
or the
organization that
expressed hope
come along.
immediate needs.
mission
the areas
Everyone
Everyone concurred that
that have
there
selectmen, the planning board,
and asked why
most often
in preserving houses,
separate group,
of each
ties
to
Those
are those
responding
to
The Historical Society and Historic Com-
Conservation Commission are
the more respected
52
But
any active participation that seeks
Ipswich will face a very vocal
finally being noted
negative
do perservere, often
these
groups also
in the long run,
full commitment
change in
and critical audience.
important,
criticism, which,
also must have
they
as
a real
of
While
come under
must mean that
their membership and
successfully.
Now
that
they
CHAPTER IV
AND
PROPOSALS
a growth rate four
Ipswich, despite
and
The
center.
small
inroads
pinch
for
are being felt increasingly, however, as
effects
occur
and
access,
better
space,
and
services
greater
for
by demands
parking
more
town
its
by suburban expansion in
now almost unassaulted
until
of Boston
that
times
the past decade, has remained
in
of Essex County
twice that
DIRECTIONS
trols.
Slowly pressures build for more changes.
sure is
faced
con-
traffic
Yet the pres-
cautiously because, though it must come,
irreversible and
citizens
it also appears
existing
quality of the town.
to the
to the
threatening
Several people
the
interviewed exas
pressed a
feeling of being overwhelmed in their positions
leaders:
too many decisions were being demanded while they
lacked
problem before
it became an
In responding to
study points
this
the
the architectural
three
First,
and
tance
to
places of
the town.
the design
recognize areas
change and
Finally, make
renewal of
the homogeneity
of
and
the overall
the town.
53
consideration
and
for direct change.
to preserve
existing struc-
architectural impor-
possible a situation
space
town,
or new scale and form in
particular historic and
of buildings
a coming
environment of the
for
directions
Secondly, respond
town center.
to recognize
issue.
places best accomodate new uses
tures
trol
out
the town.
action by
These
or even
the expertise to respond
in
the
town
to
to conpermit
town fabric while maintaining
54
population of Ipswich
The predicted
tween 20,000-30,000 people.
most of
change
these people
radically
to
the whole town center
suggeste
that most of
intense preservation activity and
town that
certain about
out important places
Local leaders
in the
often ex-
or confusion about these areas, not being
The whole river
sideration and commitment
and adapt uses
it be the object of
their future form, but also being unsure how to
direct the future.
The river
points
The importance of
design control.
are changing or will change.
pressed indifference
be-
that area need not
the future demands.
The historical survey
is
Even with providing services for
in the town center,
fit
in twenty years
from the
frontage needs
deeper
town to preserve the
con-
area
to better respond to the benefits of the river.
frontage has been the subject of a recent study for
the Conservation Commission by Harvard School of Landscape Architecture.
the
town.
The Sylvania site
Sitting right
on the
commercial area, a part of
more picturesque part of
tion by
its owners.
of
largest single parcel in
river, it is
adjacent to
the industrial area,
town.
Also,
the mill.
the depot area has
the industries
the
its future is under quesin a state
With the drop off in
ceased to be a focus.
dependent on
the
close to the
The whole area near the mill is
of flux, partially due to
road use,
is
rail-
The death
the hosiery business has left
along Washington Street
the area behind Market
Street, and
to a variety of mixed,
often unrelated uses.
open
Because the Sylvania plant is the largest parcel of land
and is also so
central to both areas of
change, as well as ad-
55
to
jacent
consideration of many
ticularly points
the
cial,
in
the
several options
impact of
In a
this
closer
to be considered
than an example of what needs
changes
the
for
town,
the Sylvania site its very size
examination of
It
acres in
3.9
covers
its most salient feature.
of
town with buildings from one
to four
stories
town buildings
are two
to three
height
dential
score
twenty
to fifty
in
scale,
the mill buildings,
a contrast in the
and its
of 1634.
the use
and control
river bottom.
Further, it
extensive mill usage of the
facturing
form begun at
The buildings
the town and
visually,
and
in the river,
the
river in and
of water spearates
river
near the
times
are adjacent to both the
railroad.
in
car-
water and
to
At
the
town, a manutown.
foot bridge
the other side of
the
the
commercial area of
By a now-derelict
tied
river front-
the property
fact,
of
the earliest
they are closely
"owl MRWO11
In
the
it
last surviving remnant of
the
the South Main Street area.
50 feet
WIPP I IMPON-4 ___-W1
the
is
in
stories
each about 100 feet long,
the river and
the first mills
title
in height.
principally resi-
and
Located not only on but over and
its
center
the
The overall river frontage is
town.
predecessors have molded
age since
in
feet in width
and
700 feet.
ries
the
of
it.
to
those properties adjacent
is
When most
for viewing
provides.a broader perspective
site and
that
Looking
in other areas.
occur here will affect all decisions
at
at this
Looking intently
residential.
each other part of
case of
the
site par-
the commer-
tight interconnection of
the
river and the
area is more
one
out
the Sylvania plant
options for
thorough
a more
in Ipswich,
places
the most treasured
and
the river
shortest distance just
the South Main Street
side.
Though
56
industrially
and
zoned,
lies next to
the site abuts the
commercially zoned
a well-kept residential area which is
area
also
in
the industrially zoned area.
The buildings
are approached from Topsfield Road
stall Street or from Market Street by Union
Street, both small
streets in an already fairly congested area.
has a small parking area on
by Salton-
The present
the site and a much
site
larger parking
lot on Topsfield Road and Saltonstall Street.
Together these
lots can handle over
Road site,
ever,
being at
small crest
100 cars.
the entrance to
The Topsfield
town on
of a hill, is better
the main road
how-
and on
the
suited to more intense use
than parking.
There are
9 buildings
erected from the 1870's to the 1940's.
They are brick with floor heights of nine feet or better, some
lift access,
but mostly stair access
construction system is not
known but presumed heavy post and beam.
present owners, will not
release drawings of
their future plans
press
allow examination
for
the buildings.
great interest in the buildings
However,
as
the
of the buildings or
the buildings; neither will
sider any re-use of the buildings.
are
Sylvania Electric,
they discuss
they do not ex-
such, nor do they con-
To Sylvania the buildings
presently necessary but ugly remnants of a past era.
The buildings and site are
town of Ipswich as one of
site is
$638,790.
for a
the
revenue of
the few remaining industries.
accessed in 1972 at $57,000
$581,000,
site is
important to
close to $1,000,000
The
and the buildings at
total accessment, with recent
The present accessment
the
rate is
in value.
improvements, at
60% of real, so
the
57
While being
important as a
near devoid of
industry,
less
than half
of its scanty
town
of
town
profits.
Ipswich,
therefore not
pens
to
town.
al
-
VlilI
T:OL
-l ',
.
R..I.
4M
I
for
adding
the
of the
current
future uses of
4.
-.-.L
,:
.
,..
I.
r
g
b{W
a town
buildings
by
from the
their buying power
the uncertain attitudes
the site is needed
this site will have
Most
.
60-100 employees
that
a thorough examination, opinion and
ternatives
what
crew of
the resource in land and
vides,
revenue in
the Ipswich plant of Sylvania employs
Principally because of
and
source of tax
to
of Sylvania
the mill site prolist of possible al-
the town.
Whatever hap-
far-reaching impact on
the whole
town center planning must respond
to
the mill will be.
gi K
|l
I
.3. " .
. -
.
ER
-
J|
-
58
Parking
In September
of
of
the conservation
ing
removal of
age
and conversion
retain
1972 Sylvania presented a plan
commission of
three of
part of
not
is
of the site
to
parking.
the Sylvania operation
the
or
Ipswich suggest-
of
the
Such
river front-
action would
a similar
tax base of
operation,
the site, which cur-
$638,790 for the Estes-Union Street site.
appreciably affect
rently
town of
the mill structures
thus maintaining some of
rently
the
to members
employs
less
the
employment levels.
than half
its small work
It would
Sylvania curforce from the
town.
To the town's benefit, such a project would
town center parking by approximately
in
their 1963
100 spaces.
Comprehensive Plan, suggest
crease land devoted
land allocation
is
increase the
that
Metcalf-Eddy,
the
town in-
to parking by three to five acres.
far below that
figure, but as
no new parking lot development since
the study,
This
there has
been
a little park-
ing may be better than none.
However,
if one hundred spaces
Union Street/Saltonstall area,
increase.
cial
This parking is
area, especially
if
the central
Paving so
field
in
the commercial
and
large an area,
something
Brown Square
equal to
the river
w
along
--
the only
can happen.
consequences
The buildings all along
the
the commer-
area expands
core where expansion
to
that area will
not particularly close to
in size, would have grave
frontage.
parking are added
the congestion
Washington Street, Hammett Street,
areas of
of
for
a football
the river
are small, 20-30
-
59
they significantly define
frontage;
in
feet
town.:
of
parts
tial
different heights of
Union-Estes
Streets,
buildings.
This
its
full
For
Being very
to
close
the
impact
South Main Street
seen from it
Further, a
is
is
the
is key
in height
South Main Street.
the town
the
contrary to
importance
that could come from
to town recreational uses.
the town's
from the
through-town traffic artery.
large parking lot is
enjoyment of
the backyard or
the loss
to an outsider's impression of the
and
th
a part of
the main
river study which recognized
ing one more
With
the
river.
the
river frontage
lot would look
of the parking will be most apparent
South Main Street side of
town.
four floors
site appears almost on
this
the river.
parking will look like it
What is
town
to differentiate from the horizontal river,
the buildings
The visual
the
the present mill does not do.
the river,
South Main Street side of
of
the parking
lack of height,
something
300 feet,
the fenestra-
of from one to
them with 300 feet
cars.
in parked
the
remove 300 feet of the mill build-
project will
replace
ings and
is never per-
the other scale of
it fits into
residen-
facing the river and
facades
the
of
the
the very variety of
the variation of
the parts,
and outs
the ins
and
the down town,
in
large building, and by
one
ceived as
complement
stands, while being far
as it
The mill,
than any other building
larger
tion,
into and
it
commercial area and tie
the
character of
the
amenities.
the sewer that it was
the aims of
to the beauty
opening the
The river is becom-
The river no longer
in
the previous
is
century.
"pow
60
Park
Should
sible use
all
for
or part of
the land is
the buildings be
a new town part of 3.9 acres
depending on how extensive demolition is.
river must involve reexamination of
ings.
It
is not an
tive impact
mill
buildings
natural
level
along th
ecology of
river and
study
filling
in the
to
connection
Making the
the
river edge.
its
the river.
help the drainage of
it would reduce
felt
which
in
the more
throughout
ness would
the
river.
the
a park would
part of town by remov-
and reflecting surface.
change resulting from this being
concentrated part of
now visible.
change the
floor
in use and in
In either case, making
the down town, and
the mill is
ground
physical plan of
the summer heat in that
space
front a
the area by providing more absorbant land;
large heat retaining
The gross
space
to
the
leaving alone
With each approach the park differs
relation to
ing a
river
the
and walls,
the old mill substructure and its
site a park depends on
the
to judge the rela-
remaking the
foundations
less,
the old build-
either tearing down
state or demolishing the buildings
and
or
Demolition along
the link of
interest of this
to the river
torn down, a pos-
land near
town would
indeed be
especially on all
Most particularly,
the railroad
the open
lands
from
the new open-
and Topsfield Road
where
the houses are closer and most
tween
industrial storage or parking.
While offering more park
lands
to
Road
open space is
the Pole Alley and Topsfield
posal also
ties
and behind
the Whipple House along the
consumed be-
residents,
together the park lands next
to
the
this pro-
town hall
river, bridging the river
61
itself
at
the
dam and
then continuing
the park into
the
town
removes one of
the
last
center.
Tearing down
marks
the mill
buildings
of
the earlier
industrialized uses of
site has
always been
the mill
of Agawam.
Today
lands
from
the adjacent
tight-packing of land
in this
of
land
with
the
for a park in the
great
in Ipswich.
premium
mill
use
in
parklands
With useable
the down
town,
river.
of
the old mill-as
commercial area,
area.
This
the very earliest days
the intensity of activity
a-center-of-town lives on
the
So
large
an
and
the
allocation
downtown may be unnecessary especially
adjacent
to
the down
town
commercial/industrial
the proposal of
site must be thoughtfully weighed.
center
and
space at a
park land
for this
62
Industry and Warehouse
demands on
the
re-use as warehouse
a future
use be for expansion industry and warehousing, the em-
future
ployment would probably be similar
At
the buildings.
Ipswich
residents.
to
the
present about half
of
these are non-
on Saltonstall Street and
is sufficient
there certainly
parking
the same
Topsfield
to meet
the needs
this use.
comprehensive plan submitted in 1963
The Metcalf and Eddy
that
notes
growing
Ipswich has
industries.
no cheap available space
for young and
further state that much of
They
politan Boston industrial development has
the metro-
grown from industry
that
first located in unused mills and other industrial spaces.
With
the accessibility of
space.
that
to
come to Ipswich to utilize
Ipswich very definitely needs
If,
comes from industry.
look for such cheap
wich wants
the
in the Sylvania buildings,
such space
a lure for business
there is
town,
industrial
to maintain
then
light industry
_RM"T"11PPIRGM01,
60-100 currently
The accessed value would stay near
the parking lot
and with
of
the
Should
Company.
the Sylvania
Transmission under lease from
Road,
storage and
the buildings are occupied by Advanced
production, and a part of
using
industri-
and small
used by Sylvania for
The buildings are
al site.
plant closely parallels
the Sylvania
The present use of
the
certainly
the kind
spaces as old mills,
continuing
and warehouse
of tax income
in 1973, new industries
tax returns
that
still
and if Ips-
Sylvania has given
this site as industrial
is a means
to
that
that end.
63
dumping
spond
late
effluence or
to
to
river as
the
a resource -is used
quate,
and
they
river site,
presently
As
tightly built
residential
for use as
to
to
is not offensive
to each
199001PO'
is unlikely
of
loads
to
__
the homes,
they
itself is not
be used as a
terminal for
Further, the
is
floor levels
this use.
to the buildings
floor loading
closely
unloading except at one
the inconvenience of
typical to warehousing.
'MR SOMP R'1q,,PIM M MMIM Ww"PM MWO
together, and
to the buildings
The town
loading and
gain access
that the
to
the
Though
other.
end where a loading dock now exists.
it
circum-
The buildings on this site are
not affording easy
vary adding further to
are ade-
zoned industrially,
residential area.
the major roads
could not
though
It
the buildings.
the buildings
a warehouse, both access
frequently moved goods.
though I
river as
industry, being surrounded
Ipswich is difficult.
close enough to
packed,
the
and industrial grew up
light industry
do not relate
and access
even re-
from irrelevant
exist where they do
not particularly well suited
though the
nor does it
did the old mill, which used
addition, the location,
In
uses of
it also does not re-
it,
hence, the present siting of
by a well-kept,
two
the
for manufacturing only because
stances.
is
otherwise harming
the potential of
the river by
interfere with
the present use does not
While
to
Finally,
investigate,
adequate for
the kinds
64
Commercial and Offices
the mill buildings were converted
If
office space, they would be very
ings
of
industry and
sive plan of 1963
ment by
That
suggests an acre
level is much less
PCD development.
of new
The
their surround-
& Eddy comprehen-
commercial
in population with
increases
Converting the
mands.
toward meeting such de-
the need
the
for approximately 100,000 square
fice space does not seem particularly apparent.
stories
the
of
are not
space
space seems
smaller down town shops
to respond more
than the local architects,
to
At
town.
feet of ofThe upper
size and kind of
this
the needs
of a
the town offices,
service, non-manufacturing business space
the
office
that are used for office
However,
fully occupied.
to
the mills
upper stories of
space would give a new kind of office space to
present
demand on
The 100,000 square feet of
floor space should go
available first
that and
shopping establishments
town shopping, even with local
larger residential areas.
in the
the
than what will occur with
possible similar developments would make a greater
the down
develop-
new population growth.
the prognosticated
1980 to meet
growth
compatible with
The Metcalf
commerce.
commercial and
for
is
larger enterprise
etc.
This kind of
not now
found in
town.
This
use of the mills will raise their
by changing from industry to
square
foot of
the town,
space.
commercial with
Further,
the
town
the
the rent by
by meeting commercial needs in
it will be more a part of
the present use where most employees
11 9 11""Wo"
income to
the Ipswich community than
are not Ipswich residents.
-
'I"WRPM
65
in one building and between buildings.
both
use,
able depth
of most of
trying
to convert
costs
is
the buildings
cial or office use where natural
on
allow for differing
building size and floor height changes
The
more suited to
light
not required
is
Also,
to apartment or hotel use.
for conversion are not
so
The consider-
for
large
commerthan in
the demands
commercial as for
use.
residential
However, the problems of
parking are great.
access and
Using the standard of 300 square feet per parking space, which
includes
access and
to commercial
turning,
and offices,
200,000 square feet by
square
the parking need would be close
standards
This is near
(1970).
codes
the
footage.
entire site were converted
if the
Building or
3/4 of
set by
to
the only way
number
of
cars and not
tear down nearly
ings.
I am not certain that
for conversion to
the rentable
existing building to
converting an
garage seems
allowable
the present zoning
the size of
a parking
accommodate
all
the bay size
to
a reasonable
the existing build-
or floor
loads are
a garage, and new construction is
costly.
Finally,
cars
traffic problems for the
constantly circulating in the down
enormous
is
the
congestion.
not enough area --
kinds
of demands,
Accessing around
town, with 300-660
town area, will create
Saltonstall-Union Streets
acting more like one
entrance.
For such
there should be more and better access.
66
School
In 1972
for
the Ipswich school
a new high school for
school, with
space was
high
its
school needs
buildings
the town.
requirements
compared
to
committee worked on
for
The space study
mills and
there still is
With demolition to
much more
their site.
feet of space.
have 266,000 square feet, more
square footage.
The
than twice
floor
loads.
suitable for double or single
sive waste
With
of
ing the
connects
park
The
depth of
the library
the old buildings
is
loaded corridors, without exces-
to the
river
the way
the
facilities
town center.
frontage.
the town can make more use
It has
Opening
because
from the school to the
the Whipple house.
will be about
there;
junior high and
The school
differ from
Bus
utilizdam
the
parking can sup-
not open.
Access to
that for the
although heavy traffic is periodic,
twice that presently entering and
Sylvania property.
easily ac-
a double benefit by
town parking when school is
already
it is
up the walk across the
the buildings will not significantly
industry
the needed
to be built as new structures:
the school at this site,
land behind
plement
present
of space.
the school building and
cessible
The
indoor space.
the gym being very specialized in space and use,
requiring great
that
provide 250 parking spaces,
than enough available
Probably a gym and library need
for
classroom and specialized
the present
127,000 square
a proposal
loading may be
it
leaving the
difficult if it
is done
along Union Street.
The major drawbacks
to a school
in this
site is
the lack
MPOWI.;
67
of land
for sports
sports
fields
school
demands
fields
of
The
any
is in
can be provided
the
The only way
facilities.
greatest space
level of school, but
only space available near this
location.
another
commitment
this site
land is
that land
for
is
for
A high
athletic
really
used as
so small.
the Sylvania
parking lot on Topsfield Road.
Further, the conversion
building
Wro
complex
from
the
to
a school would
tax roles.
remove a large
68
Hotel/Motel
to a hotel or motel
Converting the Sylvania buildings
respond
would admirably
town and
and non-tidal
river frontage,
called "a
Main Street,
century photo of
Ipswich has
summer
trade.
Fall New England
block,
are just across
churches on both
the
greens are
the rest of
assuring
there is
making
the
dations
for
150 cars,
150 units,
older part of
The
steeples of
of
the
town
the
site,
Much of what is
to
the mill buildings.
taxes
from the buildings
While
town of income from the property.
too large
room to
at the end
the
layout.
pick and
to convert wholly
the suggested
grounds.
With
parking level is
a load way below that for commercial
The article on both hotels
to hotel/motel
choose which buildings
rest of the site parking and
the
the
good hotel ac-
clearly visible from this
to the town
the visitor
the present space is
use,
it had
town lies
Such a conversion would keep the
land,
despite a heavy
profit extensively from
the dam on the river.
be seen is within a walk of
and
collec-
These buildings are well situated for enjoying
the South Green and
orienting
the
twentieth
the Historical Society
touring if
The shopping area of
town.
in an early
and no hotels,
Further, it would
commodations.
the
few motels
tidal
on South
from the mill
miniature Venice"
in
the
fields behind
the marsh and
them which is
tion.
Spring and
fine view of
and the buildings across
Whipple house,
dining would
rooms and
the visitors a
give both the
first
the
Opening
river edge.
the
river side for public
along the
floor
to
and motels
to
save,
accommojust
over
uses or school.
in Time Saver Stan-
69
dards
emphasizes that
motel
construction
be
is
rental of
of
ation
costs
$17.00,
the site
would
is
be approximately
of plumbing, closets
to meet
cludes
parking
codes
for some
and
other needs
Another point
of
a hotel
on this
seasonal hotel,
to be
This
the actual
that
more
than
Yet,
Ipswich
large industrial
areas
and
furnishing of
restaurants,
the hotel
function.
is
To
the feasibility
run a resort/
occupancy rate of 50%.16
difficult for
too
for its hotel
Frank Harrison Randolph,
1966, p. 1070.
land
estimate also ex-
demand.
this is
says
4th ed.,
full
there must be an overall
50 units.
the
costs
in the whole structure
to making
Saver Standards
1 6
and
changes
Time
and
the construction
considered in examining
site is
With a
$1,000,000.
demolition, for lobbies,
vital
evalu-
$10,000 per unit for installa-
and safety standards.
costs
For a
The present
Subtracting
and walls,
any repairs and
of room rent.
$638,000, so the site
night,
$2,550,000.'
leave about
cost of construction
$17,000.
cost approximately
150 rooms at $17.00 per
the room, plus
the
for
of actual
60%
building costs would
tion
cost
Time
or other means.
every $1
$1,000 for
the unit can
could
and buildings
rental of
of
that
room plans may
several
corridors
suggests
Standards further
guaged by
feet,
95
worked out of double loaded
Saver
Nonetheless, with a choice
is difficult.
from 40 to
of building depths
efficient
not building to a spccific de-
conversion is
space economy
mand,
space and an
is efficient use of
Because
building.
for hotel/
commodity
important
the most
"Motels,"
far
a motel of
from major roads
to meet
the business-
Time Saver Standards,
70
man's
trade.
its mainstay,
great
It seems that
enough
it would have to
inns
PWIW
Fir.ally,
the whole region of
not important
and hotels
Mwrl%
trade would be
or a
requir ng either a smaller establishment
drawing power.
part of
tourist season
the
interesting places
to draw tourists just
compete with
to
fill
Ipswich must be
its
to
the surrounding
hotel.
regarded as but
to visit.
it,
and
towns
It
is
therefore,
and
their
71
Apartments
For
is
frontage
river
to
to
site
choice
to
the
the
grow
river.
town
the
It
and
provides
a
fairly
ing, without much private
site, with
the benefits
living
children
While
at
of
the town.
meet
that are
apartments
require
the
train.
are fine
in
the
apartment dwell-
of
into
from the
greater
speculative,
apartments
fire and code
present
sound-proofing
tion, more plumbing and services.
be less
close
the
With this character,
can only be
these have
different
a
home.
of conversion will be greater for
All of
as
attract young or older people with-
conversion costs
or offices.
form
land and well-integrated
apartments will most likely
out
fishing
good
urbanized
and
re-
this
are
here
There
and schools.
soon-to-be
owners
frontage area
churches,
and
further
the
town center,
the
river
the
centers
to parks
launch,
With
Further, apartments
location.
eady access
canoe
to
The
Choate Bridge
to the
and property
in
river
apartments.
Green.
river
importance
in
shopping,
a
the
the
a hotel,
to
down
residents
the
of
benefits
housing
There is
walks,
coming as
for
conversion
area by South
wooded
the
will
as
reasons
for
well-suited
improvements
spond
same
is beautiful with views
site
up
and
the
somewhat
code
and
the costs
than for a school
to
specifications
requirements, but
apartment
These needs,
isola-
however, will
than for a hotel.
With approximate apartment sizes
one bedroom, 805 square
feet
for
of
620 square feet
for a
a two bedroom, 985 square
for a three bedroom, and 1210 square
feet
feet
for a four bedroom
72
unit,
the buildings will hold approximately
Parking can be provided at one
joining Sylvania lot.
uses
of
the
throughout
site, but
building
Union
of
80-100
Street
feet
and
and
is
too
those on the
in
for
fifty
than other
it would occur
the buildings,
especially
a standard through
great for
river
is
'R
not
feet deep,
adequate
apartment
foot space.
conversion to apartment use,
and building.ll.
tow 01"WIR R1!
use, and
a non-urban
that 30
Union Street, which is
I
higher
the narrow passage between the buildings
frontage
great improvement
!t F
is
on the ad-
a specific times.
the unusual depth of
units,
only exterior
for a
load
there or
river, makes for difficult ventilation of apartments.
the
A depth
parking
for commercial
the day, not
Finally,
along
This
car per unit
200-250 apartments.
unit
on
for the
without
The building along
however, is well
as are buildings
suited
9 and 10
Iglow
73
New
Construction
Any examination of new construction on
somewhat
frontage
river
the
the
But because
that provide
the
rega-rding
hypothetical,
residents
the
as
mass of
have
shown
as well
services
this
of a department
The site has
in parking
3.9 acres
1,698,840 square feet.
or
for every 300 square
feet of
is
the
every
of floor
1,000 square feet
or about
parking,
850,000 square feet
zoning requires a 25 foot setback
districts
and
25 foot
side yards.
planting to shield it
The
Therefore, with a
in a
for
town
for buildings
Further,
in industrial
The parking needs
a strip
feet
proposed building of approximately 800,000 square
area,
commercial
town also,
tying
ing commercial uses.
part of
of parking.
from the road.
floor space will be at
for the
This
one parking space
story would require a little more than half the site
second
the
feet
300 square
200,000 square feet of storage
one story building having
first
space.
The
space in retail
floor
Storage or warehouse space requires
stores.
MIVIIII
that
store,
zoning ordinance requires one parking space or
of
stores
larger
in
interest
use.
its
and
the buildings
of building looked at.
kind
for
use of
and
in
interest
site must be
so
this
that
the site
farthest from
the parking will be useable
commercial development into
Parking, therefore, will be on
the Sylvania plant
also is better
the side of
that now sticks out
supporting of parking is
for
a construction.
Parking
11
"M MIIPIIM
easier and
top of
the
into the river.
as
the landfill
less risky
than filling
than building on that site,
and
exist-
extends over half of
Pop 111"p, 11Ip
the site,
74
the site from the street
fills
Along Estes Street
river to Union Street.
from the
area either on Estes
to
the river, with a
Street or where
the store
loading
present Sylvania
the
load-
ing area is.
Large,
lighting or small
natural
ing may be
units of space;
essentially windowless
of
age with parking, radically
choak
destroy
scale of
the
the residential quality
amount
those buildings
town stores or near
areas adjacent to
of
is
jeopardize
the
volume selling.
of
the river as
the Sylvania site.
this
front-
center
It will
facing the river,
con-
irrepar-
Finally, it
kind and
With
kind of
de-
park either be-
the Whilple house.
along Hammett Street,
feasible.
town
river
for
of Estes Street with
accessible land along Topsfield Road,
railroad and
tainly
to
traffic.
will encourage further development of this
those
relation to
change the scale of
ably harming any intended uses
hind the
the build-
large volume in
the down town
a large building and a constant flow of
stroy
need
the site will be the most distressing use
It will ignore the river,
struction,
therefore,
and a single,
expensive and extraneous
that is
as
This use
all.
stores do not
This box will undoubtedly have no
design.
river,
single building department
scale in
the large
next
to the
expansion cer-
So major a scale change would certainly
the existing 19th century commercial
South Main, and Central Streets.
area on Market,
75
a single,
and
site;
large areas of
mass building;
to
flow
traffic
heavy
increasing on Topsfield Road
Similar
points of
traffic
also
and
of the
town
of
center if
the town
architectural homogeneity of
construction can better
cen-
ticular area and solution
design
of
and
use
But before discussing a par-
for its
control allowed
of Massachusetts need
at present by
those of
state.
as
established
or welfare
1 7
Zoning Regulations,
Chapter 40A, Section 2.
will
powers granted
advisory boards
in use or design, but unable
morals
The only
zoning and controls under the His-
tural boards of review, except
venience,
law
The Commonwealth does not permit architec-
toric District Act.
Zoning is
the Commonwealth
permit design control per se by
the municipalities of the
changes
two means of
the
future,
full clarification.
Massachusetts does not
this realm are
the whole area,
existing buildings
fit with the
also differing from them.
while
in
and intensity
tighter zoning and design control
By
for
and Washington Street.
the rest
to
the
also
traffic
if
to
to be maintained.
ter is
new
adjacent
controlling size, scale
are applicable
small scale
parking, particularly
site
that
will be
the
and replacement by
construction
scale
small
existing
the
against
that must be avoided:
the entire building complex
of
demolition
the site
of
aspects of redevelopment
out several
Sylvania site picks
examination of the
The
"WO
to wield
to promote "the
of its
suggesting
any actual power.
health, safety,
inhabitants."
1 7
It
gives
General Court of Massachusetts,
1,
Pam"
con-
76
limiting height
definite controls
size
and placement of buildings on a
protects
lands,
the welfare of the
lot,
trades.18
term, zoning
an arbitrary
is
control
against noxious
buildings,
size of
and
of building and
use
But
cannot be
because design
included in
inhabitants.
testing of
rulings on zoning decisions as well as
Court
the law gives
the by-laws before enactment are based on whether
the defendent rights
a reasonable
gives
must
know what can or
to
While
certainty.
While
to good design.
the
well as
directly
these
in no way can
responding
cannot be done within
to the
constraints be
following exactly
construed
the building code most often leads
dictates of
to bad design.
fit of new constructions
and alterations
isting environs.
can exist
achusetts.
to
Further,
In
developments
District."1 1
historic
1
8
1 9
than use.
However, design
only under the Historic District Act in Mass-
that context,
"prevent
and the ex-
for more interrelatedness
it allows
the
commission of the district can
incongruous
or architectural character of
pects
as
in the old fabric
new construction
the
of uses by emphasizing form rather
rule
testing the
providing better overall new design in new developments
to bind together the edges of
control
to lead
these constraints as
Design control in Ipswich can be a means of
well as
zoning law
configuration in which it
certain
a proposed building a
sit,
lot
to
the historic
and of
the
design controls of
the
the surroundings
Specifically, the
as-
Ibid.
Historic
Chapter 40C,
District
Section 7.
Act,
General
Court
of Massachusetts,
77
commission
cover:
the historic and architectural value and significance
of the site, building or structure, the general design,
arrangement, texture, material and color of the features
involved, and the relation of such features to similar
features of the buildings and structures in the surroundIn the case of new construction or additions
ing area.
to existing buildings or structures the commission shall
consider the appropriateness of the size and shape of
the uuilding or structure both in relation to the land
area upon which the building or structure is situated
and to buildings and structures in the vicinity,...and
in appropriate cases impose dimensional and setback requirements in addition to those required by applicable
ordinance or by-law.20
The law
on to
then goes
features not
tectural
ered under
that interior arrangement or
say
that it
this law.
cannot be applied
ing the meaning of
initial
the
all of
to
of
it is
Still,
buildings
While
the town as well
the
and
difficult
as
can be
the
and nation.
all the
of architectural importance.
of the commission in matters of determining
itself as well as
the district
architectural character of
the surrounding
Commission's
that
important to
Commonwealth
suitable design state that
the
stretch-
architectural
to construe the meaning so that
places of Ipswich are
controls
town without
for their
They
the
the
The purpose states
law.
their historic worth or both.
history
MI
Historic District Act for Ipswich
areas protected can be important
the
or
to public view cannot be consid-
subject
The shortcomings of the
is
archi-
rule,21
20
1bid.,
Section 2.
21
Ibid.,
Section 7
can also
the
fall under
that "surrounding" will undoubtedly
vimnow
78
be difficult
to
fit
to
to
the power
sion with
definition.
ity
for directing design
existing built area,
not
is
This
out
to say
left to
the
is "good"
important
historic
area,
its
to
of the
the town and region,
the state
can then fall under the
This
tural district,
-Mv
W_ I pill a.
-
com-
that district.
suitably the
architec-
enough examples of what is desired to
there are
I
more
the
area and
jurisdiction of a
mission established to maintain the qualities of
the historic district, or,
can be an
to the description of
an architectural preservation district.
In
and nation,
the map,
town center, as noted on
response
architec-
area of
a definable
district, or more properly,
surroundings
the decisions
a general welfare.
rather than to
limits of
legis-
controls will
that five or seven persons'
reflect
Therefore, within the
the
a commission,
arbitrary control of
they feel
for such
control
But as long as
forthcoming.
will necessarily
the whole
a similar manner
the architectural quality of new construction,
lation would be
ture
com-
to
the building still
and yet,
legislate, in
to
could be found
a means
zoning, for
to what
the problem arises
Rather,
to,
in question
the
that design does not mimic
even while
certainly the establishment of power of
be
fitting with an
and
on the area.
reflects
as
possibil-
nothing particularly distinctive nearby
pare the buildings
If
is no
there
that
to be responsive
buildings with which it must fit.
where there is
recognizable yet with-
design is
ible" or "suitable" or "good"
the "compat-
is
design
suitable
approve
a commis-
the reign of
limiting
reason, primarily, for
The
33 square miles.
entire town of
the
,
_
_
1"WWM9" "W"l
IM I
I
I
79
in
the
surrounding areas
Guidelines
of
the
for
attempt
actions of
the
While developed from the
control
in
legislation,
they can more particularly be inthe jurisdiction.
character comes
its
set out
in space along
the streets and
Only in the commercial area are
the town.
as a wall
ings built
along a space or
ings and between building and street,
determining characteristics of the
materials
used in the buildings.
the buildings
the
themselves
blocks.
For this
reason,
the enriron-
the detailing and scale-
structures,
Yet
and
the actual
cannot be distilled to
contrast runs from the
Victorian gingerbread and
of
the relationship between build-
the buildings' masses,
are
the build-
lining one side of a
The most outstanding characteristics
street.
out
guides
importance and
greens of
for
the arbitratiness
Ipswich architectural
from the buildings
ment
create a buffer
general area specified for
in each area covered in
terpreted
applied
specific -important architectural
sites.
the
also be
They also serve as
commission.
proper protection of
the
construction
preserved area.
take some of
to
to
the district
of
the more intensely
zone for
guidelines can
these
Some of
and alterations.
the new
for determination for
to make guidelines
finally,
the
character of
a few measures,
simplest one story saltbox to
large block Victorian commercial
in applying guidelines
there must be
a range
into which new design and changing can be permissible
in each
area
with limits
covered in the guidelines.
Being too
specific
to design might direct new construction toward re-
productions rather
than to new design.
Architectural preserva-
P, *"WMMP"=5MMM"
MW3"M ME lip
80
tion must never mean conversion
unusable but
treasured area.
decisions must permit
maintaining an
of an area
The
scope of
renewal and changes
integrity of
to
a museum or an
the
in
form and perhaps
commission
s
the fabric while
even enhancing
that integration.
Ipswich,
its
Proposed
the purposes "to
among
but
in
surely
that
is
specifically be
residents of
Historic
not an aim of
directed toward
town, by
the
Vacation-travel industry," 22
the
benefit
Act stated
District
such legislation,
the
for it must
greater enjoyment of
the
as well as
improving the environment
protecting it.
zoning responds to
As
ing particular
to each lot in
not
factors
that
to a majority of
does not completely define
distilled mean or
a copy
each feature within
the block or
generally deter-
the
criterion
in the
the
confines of
five buildings
element, a range
into which
decision in
is
the largest on the block to
those
favor of a
features as seen in
on either side
and
the
ten
taking the maximum and minimum
established
(e.g.,
the smallest on
window size from
the block).
allow wholly new design except by action of
commission over
the
By determining
of something existing.
the street from the site,
too does not
the range
but permits either the
choice must fit,
of each
the guide-
so should
specific enough.
This
across
an area while also be-
character of an area and then noting whether or not
the
the building in question fits
is
of
the area,
Making a checklist of the
lines.
mine
the needs
the guidelines under which
it works,
This
the
but it
81
does more
and
the architecture of Ipswich
tecture.
character of
This term expresses
tures.
additions and
revival
Greek
foot or three
35
parts of
the
not
town
tion
to
Zoning covers
also respond
and
the street
4-Fenestration.
of
each facade
though
the
board,
range is
great
added porches,
town
is
controlled
zoning, in some
to the height, while
a minimum setback, but here the
the exact
the buildings
The
struc-
important.
location,
to
the rela-
opposite.
size of window opens
and
preportion
related among buildings,
from the 17th century residence.
Most all buildings
that are not
shingle,
to
the cornice
taken up by openings is
5-Material.
those
the whole
story height limit by
actual roof style, is
setback should
individual
the
the Victorian buildings.
towers of
the relation of
3-Setback.
determines much of the
takes
the bay windows,
While
Cornice.
2-Height and
to a
and
the volume
the kind of architecture made of
ells as well as
porticos,
Ipswich are seen
The form that
as well as of
streets
the
of
the buildings
additions
building and its
of the
have slightly differ-
town.
of the
facades.
just as
round, not
the
large,
By and
from the archi-
typical to Ipswich, while
these considerations
town itself,
ent weight in different sectors
in
the space made
list is
this
In many ways
1-Mass.
extracted from the form of
themselves are
The parameters
in the
interest by giving real dimen-
those parameters.
to
sions
areas of
than point out
in
the
town are wood;
are brick, but wood has many uses in
flush board.
clap-
82
6-Detail and
Scale
tion seldom can or
Considerations.
should
imitate
Greek revival, -relation to
tant to
all the
determined in the
buildings
field
As
sign of
the
the
are
actually
factor from the
examined.
as paving,
planting fences,
to
considerations, while integral
these
area, are not
impor-
same area, and determining
those buildings
paint
the de-
significantly known historically to
curbing of
Paving and
a determining judgment.
make
is
the adjacent buildings and
allowance for each
to other factors such
color; most of
the
above considerations
by taking
the maximum and minimum
maximum and minimum on
that detail
even the
the region.
if part of
opposite,
gingerbread or
the scale of
the preservation of
Noting that
the
While new construc-
streets,
the
need for only one access or driveway per building, and the
of
and configuration
amount
zoning board or
sion
can make recommendations
have
them
Further, in almost
color of even
for
Society
really
on already
complicated
in
the
commis-
district
is better to
considerations.
one knows
the most historic buildings
the original
Even the
town.
the Preservation of New England Antiquities has
research in determining early Ameri-
that
To insist
people
burg colors may be non-historical
sonal
independence.
where
an
Nearly
original fence
of fences,
covered by
review, but it
instance, no
every
only begun careful
can paints.
or
be
The
board.
other appropriate
concentrate
should
parking
however,
paint
their
homes
Williams-
as well as agravating
the same is
still exists
true of
or is
they can block the
fences,
known.
space if
to
per-
except
In the
case
they are con-
83
limits of
there should be height
so that
too high,
structed
fences.
interpretation of
The
of
parts
these
with
different
most of
that
note
district,
tectural
to go
the archi-
the map of
Looking at
areas.
different
are new zoning controls
there also
and
town,
the
in
differs
guidelines
the
to
correspond
areas
similar zoning districts.
as
the addition of
needs
Intown Residential,
and
away
areas
East
lot
this
much greater
should
limit
than
those
other auto access
per lot and
no
parking of
cars
on
these
lot size, and
The
areas,
in
they
also
driveway or
the
its scale
of
the
should conform
these areas what
parking.
to the exis,
in part,
the street,
there are parking
When
area depends
areas of
to
relation
they should be shielded by a
consistency
these
drive-in angle parking in
that.
detracts from
space broken by large
shops
yard and
the front
by
ing.
with
inconsistent
tensive introduction of the automobile;
determined
sig-
densities
This area has a character determined prior
front.
lots
however,
be larger,
and
in
and
Street,
Green
There also should be specified only one
areas.
zoning
In the
consequence.
existing
are
than at present
less
nificantly
size
the
to 150 feet
size clost
Summer Street,
from High Street,
Street,
buildings
of great
the depth is not
frontage,
zoning
largest lot
the
lot size of
a maximum
area having a single family house a
the
in
and Historic Colonial
Old
areas now designated by
the largely residential
In
to
the maximum
fence and/or planton not
having the
For the stores
cannot be provided
for
and
in parallel
84
accommodated in parking beside, or,
parking should be
behind
ably,
space
the
--
town
through
road
1A
--
lots
so parking
On the river side of
care
should
definitely
the residential
the hard edge
sary because
the street.
Zoning
to
zoning should
a five foot
tance
river behind
to the
need apply
town and
there now
exists
Protection
commercial buildings.
lining
the street
pro-
is not neces-
gaps between the buildings,
the river and the mill adds variety
can provide for
Because
or bearing wall buildings.
both the
that
edge
already are some
and an occasional view
to
and
of buildings
there
ex-
be prohibited,
South Main Street,
maximum setback t8 keep the street
in both
protect
to
needed
that all building be without setback or have
vide
of
is
special
the major
and along
as noted later.
in Lord's Square,
cept
On both greens
the building.
prefer-
and the street
use of
either a small side yard
the lots
are not deep,
front hold
in
and
great impor-
the site, no parking requirements
to new constructions
side of South Main
on this
Street.
Similarly, on
quirements only
by
and businesses on
Indeed,
an excellent
should be that
properties
edge.
the public or
re-
to be taken
clientele of
the street.
provision of
the river be
the Historic District
taken as a site
fronting on it must properly maintain
The business located along the river need
the river edge,
parking
frontage is
threaten that the river
asphalt instead of being used for
the stores
Act
the east side of Market Street,
either by direct
and
that all
the waters'
to utilize
access or by visual
access
85
from the
as part of
Also,
the river.
along
buildings
encouraged rather
construction should be
or more
tial
in the
kind of
the
that
to
development needs
area and its
This
given in current
prevent
zoning.
from the
lots
buildings or parking
are on
road
the
far back
to
relative
sidewalk.
from the
the rest of
tighter
in
the rest of town,
through
control than.
too big to occur in Ipsfrom getting
they fall below the crest of
access
a parking entrance,
to
that
are too
the hill
into town.
parking spaces needs
not directly off
parking from the street inhibits
too far
commercial buildings
where a narrower space provides a better entrance
As
on
development.
on Topsfield Road
If buildings
road,
commercial building
too needs maximum lot size
It
Maximum set backs keep buildings
wich.
the residen-
provides needed expansion space
and Brown Square
room for another kind of commercial
and
of
old commercial buildings
along Topsfield Road and behind the
Hammett Street
encourag-
the old commercial
the rest
the green and
Then, changing
areas.
of Washing-
form it now has,
protects
fronts,
street
its relation to
area and
deeper set-
lots,
and part
Central Street,
in the pedestrian-oriented
ing no gaps
11
driveways and accesses.
Keeping Market Street,
ton Street
than breaking the w
parking
of Market Square with introduction of
backs,
area guidelines, new
the Market Street
traffic
to be
the street.
flow and
fades
Direct
the
line between street and other uses.
Although this area is
there are a
a part of
few fine buildings
the
preservation area, and
that would profit
being saved,
86
there is
little
directing character
extract elements
that establish
construction other than
Limiting
lot
sizes,
to
the area
from which
points of comparison for
the old buildings
in
proper usage.
But
recommend
the guidelines
as
the district
commission
and put
good design
new
the neighborhood.
height, setback, parking and access,
encourage
to
signs
can only
forward
direc-
tives.
present look of Lord's
The
about
to
its future
form.
unfortunately fallen prey
area has
This
automobile-oriented development while many
half
maining wood buildings are of
space and
all the
roads
scale and
form of most of
grating on the residences
quality.
from the
running into the
of separating out and
instead
fine local
gas stations, sitting back
stores and
the
Square also provokes questions
of
The new
roads permit
square
defining the roads.
to merge,
While the
the new construction is not
and wood structures
the re-
actually
still remaining,
the setbacks and building placement and landscaping is.
that half
ent,
the
the square has
of
one form while the
town must decide either
of
the road
Therefore, making
the more helpful
fencing, retain
street edge
street
and the property line.
re-establish the edge
to
Without the definition
the street edge, all the streets coming
run together.
solution.
the
close
is differ-
to permit continuing change
and more open space or else find a way
between
rest
the
into Lord's Square
edge more distinct will be
Besides curbing and planting, some
tie of remaining old buildings to
and restrict parking as much as possible on
frontage.
Now
the
the
87
covers
This
in
to
regards
is
commission,
ing
maintenance of the interiors of
of
means
or
architectural area.
actual
district should establish
around
the
diction
but
should more tightly control
sently is
changes
done by
zoning, and
in topography,
The commission should,
design of
additions,
suggestion power relation
ing, placement
addition
lished,
their duties
only be
advisory.
decisions
but
to
duties governing the
they must judge on im-
knowing each
can be estabshould
these considerations
way they also
making judgment
furniture, pav-
system of judgment
in relation to
entire town,
town center,
scale of buildings.
to selection of street
issues where a possible
the
in the
juris-
constructions and features, have
portant
sider
the
land use and parking than pre-
of planting, but because
In this
to
addition
also decide on demolitions,
in
changes,
the only
control by
the commission's
the mass and
and
in
encompassing as
should not be so all
the exist-
a protective area in a ring
In that area
town center.
permit
town,
Therefore, the
is
does not
surrounding the historic
of properties
commission of changes
that
the
important buildings.
legislation does
But historic district
the
so
act
of protection
covenants
to buy
Ipswich project
considered by
This
preventing needless destruction.
interior architecture of buildings,
the
Demoli-
existing important architecture.
existing buildings must be
changes of
tion or
cover
Another aspect of historic district legislation
it protects
that
the
encourage
to
establishing means
change and
change.
proper
the historic district,
inside
the areas
all
permitted to
are
aspect of
only where
it,
PrOWN
some
con-
it to better form
criterion
IPW,ol" Pop IR
for
wIPIROMORWOM
88
judging has been established
outlined.
and directions
the town
While establishipg an architectural district of
of Ipswich protects
the architectural
and
in its
view of what is architecturally
re-use and
and
to
acreage
town's building stock
placed
the demands
zoning
of massive boxes
that
it en-
spatially important,
conversion of the
respond
zoning or large
struction
the small
needs of
But,
responding to new change and needs.
cannot
lation
the real
Yes, it encourages protection, and by a broader
American town.
while also
this legislation,
the town,
integrity of
present form does not meet
courages
the historic sites,
the important buildings,
on
holds no
and wide variation
this legis-
a town by strip
control
over
con-
in form of build-
ings.
It does seem possible that if a means of
determining appropriate design can be
by
subjective judgment,
in
zoning, for
acteristics of
of
found, by a formula, not
then that kind of control can be used
zoning does act
to "pay"
the different parts of
tainly such legislation
specifically
due regard
to
the char-
the city or town. 2 2
Cer-
can act under promotion of the welfare
the inhabitants.
Until that
time where such a method
areas of homogeneous
can be developed,
or distinctive architecture
find protection and controlled growth through
tion of Historic Districts,
2 2
and spaces
can
a broad applica-
through establishment
zoning, with an historic commission
those
of
tighter
guided by a list of
the
Proposed Ipswich Historic District Act, Section 1.
89
the important
and
through
factors of
constant
the
architectural preservation area,
examination
of
methods
buildings and meeting the. needs of new
Ww"I log Pawl
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of
utilizing
functions.
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PSWICH TOWN CENTER
MLL KOGS. --- SYLVMA
JAN. 24
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SECTION
SECTIa
IPSWICH
TOWN CENTER
MILL BLOGS -SYLVANIA
JAN. 24, 1973
STUDY
A -A
B-B
SECTION
BB0'
20'
40'
60
80
100'
-9
100
SYLVANIA BUILDINGS
Building
3
Floor
Ceiling
Heights
3rd
13'
11'
11
4th
13'
1st
2nd
Area
Total
Sq.Ftg.
x 50
18,750
75,000
Floor
275
4A
15'
48 x 24
1,152
1,152
4
15'
40 x 100
4,000
4,000
1st
21'
66 x 50
3,300
6,600
2nd
10'
105 x 98
10,290
10,290
10,005
30,015
x 115
11,960
47,840
5
6
7
8
9
10 & 10A
11
12'
15'
13'
15'
1st
14'
2nd
3rd
4th
11'
1st
2nd
40 x 134
5,360
16,080
3rd
9'
11'
8'
1st
2nd
15'
10'
84 x 286
24,024
48,024
1st
10'
10'
60 x 207
12,420
24,840
10'
35 x 41
1,435
1,435
2nd
1lA
87 x 115
2nd
3rd
1st
104
13'
15'
TOTAL
265,276
$
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JAN. 24, 1973
113
BIBLIOGRAPHY
Anderson, Philander, Plan of Ipswich, 1830.
Beers, D. G., J. H. Goodhue, and H.B. Parsell, Atlas of
County, Philadelphia:
D. G. Beers & Co., 1872.
Essex
Boston, City of, An Act Creating the Boston Landmarks Commission, (revised, June 1972), Boston, Massachusetts.
Felt,
Joseph B., History of Ipswich, Hamilton,
bridge:
Charles Folsom, 1834.
Historic Districts Act, General
Chapter 40C.
and Essex, Cam-
Court of Massachusetts,
1960,
Historic Districts Act, (revised) General Court of Massachusetts, 1971, Chapter 40C.
Jackson, John Brinckerhoff, Landscapes: Selected Writings,
Amherst, Massachusetts:
University of Massachusetts
Press, 1970.
Kimball, David T., Sketch of the Ecclesiastical History of
Ipswich, Haverhill, Massachusetts, 1823.
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Muldawer, Paul, "Criteria of Urban Design Relatedness," Historic Preservation, Volume 23, No. 1, January 1971,
pp. 29-35.
Nash-Vigier, Ipswich-Problems and Opportunities
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Proposed Ipswich Historic District Act,
1965.
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Ipswich, Massachusetts,
Protective Zoning By-Law, Ipswich, Massachusetts,
Randolph, Frank Harrison, "Motels,"
ed., 1966.
Cam-
Time-Saver
1970.
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The Regional Field Service, Graduate School of Design, Harvard
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John William, The Making of Urban America, a History of
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Walker, G. H., An Atlas of the Towns of Topsfield, Ipswich,
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G. H. Walker and Co., 1910.
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The Ipswich Historical
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wich, Massachusetts:
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Ipswich, Massachusetts:
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Whitlock's, Essex County, Massachusetts, New Haven,
Whitlock's, 1856.
Connecticut:
Zoning Regulations, General
Sections 2-22.
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Court of Massachusetts,