SSSACU
HAVERHILL,
RE-ESTA3LISHING A IABITABLE. PHYSICAL FRAP'EWORK
FOR THE CEITRAL BUSINESS DISICT
by Christos Coios
A.B., Harvard College,
1972
Submitted in rartial fulfillment
of
o.f
the requirements for the degree of
MASTER OF ARCHITECTURE
at the
MASSACHUSETTS INSTITUTE OF TECHNOLOGY
June, 1976
Signature of Author....---.
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Department of Architecture
Certified by-......
A
,'i.chael Underhill, Thesis Supervisor,
Assistant Profecor of Architecture
Accepted by.......
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i'0ichael Underhill, Chairman,
Departmental Committee on
Graduate Students
Rotch
JUN14 1976
a
fsn~t
Abstract
RE-ESTA3LIhING A HABITABLE,
HAVERHILL, IASSACHUSETTS
FRAIWORK FOR THE CELI RAL BUSIINESS DISTRICT
PHYSICAL
by Christos Coios
Submitted to the Department of Architecture on 1ay 7, 1976
in partial fulfillment of the requirem:ents for the degree
of MASTER OF ARCHITLCTURF
This thesis is an architectural desin exercise directed
primarily at the issue of generating§ an additive network of
di-stribution--pede strian and vehicular--within an exiting
This network projection is the orgaizaphysical context.
a built framework of partial ground, wall,
for
tional diagram
and linear definitions capable of acconodating a diverse range
of human use.
In order to explore this issue of an additive network,
the thesis addresses certain physical needs and nroblems of
a small shoe ragnufacturing community of Northeast iassachusetts,
the City of ILaverhill.
-
Thesis Supervisor:
ichael Underhill
Assistant Professor of Architecture
Acknowledgements
First and most importantly, I must thank my parents and family
for their continuing and unenaing support, encouragement and
patience throughout this endeavor and throughout my education.
I also wish to express my sincere appreciation to the following
people for their guidiance andl assistance, and for the knowledge
of architecture that they have so unselfishly imparted during
these years at MI.I.T.:
Mike Underhill,
my thesis advisor
Maurice Smith
Richard Tremaglio
Imre Halasz
Special thanks to all my fellow students for sharing with me
their knowledge, companionship and, most of all, their friendChip.
A special note of appreciation to AR663957.
Table of Contents
Page
1.
Title Page
2.
Abstract
3.
Acknowledgements
4.
ITable of Contents
5..
List of Figures
6.
Haverhill,
9.
The Physical Context
MasSachusetts:
The Problem
12.
The Thesis and the Program
14.
Square-footage Guidelines for Program
15.
NetwVorks and Organizational IModels:
Intentions, Attitude and Process
20.
The Physical Framewzork
21.
Ficures
38.
References
List of Figures
Geological Survey
ap,
Haverhill,
Mass.
21.
U. S.
22.
Central Business District,
23.
City of Haverhill, Mass. : Map of Context Prior to
Renewal Demolition and Route 97 Connector
24.
Extended Network of Streets and Pedestrian Ways
25.
Site Plan
26.
Observations of
27.
Diagram of Network Hierarchy
28.
Network Diagram, Plan and Section
29.
Framework at Street Level
30.
Framework at +12
31,
Framework
32.
Framework at +4o
33.
Roof Plan
34.
River Edg:e:
35-37.
Auditorium Sketches
at
City of Haverhill,
xisting Physical Fabric
+28
Imag'e
Mass.
Haverhill,
liasachusetts:
The Problem
The City of Haverhill, like many of the mill cities characteristic of the northeast corner of Miassachusetts, has been suffering from the continual economic decline during the past decade
.of its principal industry--shoe manufacturing.
Typically, this
traditional industry is located adjacent to the central business
and shopping district of the city.
Consequently,
the industry
has considerable influence on the life, vitality and occupancy
of this central district.
The chronic decline of this industry
and the subsequent abandonment and deterioration of its physical
plants is
largely responsible for the parallel decline of the
central shopping district.
The district, once characterized
by
continuous blocks of fully-rented retail and office space along
the main shopping street (Merrimack Street) is
now a fabric of
underutilized, deteriorating buildings and empty lots.
In
light of these tendencies,
various Haverhill groups over
the past ten years have attempted to affect urban renewal within
this central district.
Unfortunately, these attempts up to now
have been misdirected and appear to have accelerated the decline.
The central district carries on tenuously in
the aftermath of
the programmed demolition of a number of its
buildings in
cipation of renewal projects which,
to date,
anti-
remain unaccomplished.
The result of the overall effort at organizing new retail
and office development in
the city is
a series of decernalized,
singular shopping centers and professional building5s scattered
throughout the city.
The impact of such decentralization is
clearly negative, especilly in view of the fragmented state of
the central business area.
In
addition to the fragmentation resultin- from the diseer-
sion of shoppini
and office activity, the physical quality of the
central district has been directly impacted by the partial execution of a plan to construct a four-lane, divided connector road
through Haverhill.
The road was planned to go from Route 97 in
the east, past the edge of the business district, and on to
Route 495, a major highway skirting the city.
Due to environ-
mental factors, the connector plan will not be further implemented; unfortunately, however, two major segments of road already
exist, one of which borders the immediate business district,
The road segments were built with complete disregard for
the existing land topography, physical context and local street
networks.
road.
A major hill was severed and razed to accomodate the
Both the scale and high speed nature of the road are in-
appropriate; the quality of its edges are disassociative.
most glaring deficiency of' the road,
however,
is
The
leads
that it
only to a maze of narrow streets in the factory district.
The original purpose of the connector was to direct traffic
quickly through the city center and to 'provide a high-capacity
traffic link from Route 495 to the business distri ct.
Te con-
nector was a critical factor in Drocsals to revitalize the business district by featuring high accessibility as an incentive to
attract a large departmen
store,
in
stores.
store.
The acquisition of such a
turn, was to act as an incentive for smaller retail
The supporters of this proposal failed to recognize the
destructive nature of a major traffic artery running through the
heart of the city's most densely built fabric.
The recent construction of a major regional shopping center
in- the neighboring town of Iethuen has further crippled efforts
to re-establish Haverhill as a retail trade center.
Despite these discouraging trends,
there is
economic evi-
dence that continued--indeed expanded--retail trade facilities
are viable and neces'sary for the center of Haverhill,
lation is
over 40,000.
whose popu-
Although the shoe manufacturing and
leather goods industries are struggling for survival, new industrial groups are occupying other industrially-zoned areas at
the city outskirts, providing fresh economic stimulus.
nificantly,
19L-190,
a study of downtown Haverhill,
Iore sig-
Retail Potentials
prepared by Gladstone Associates (economic consultants,
Washington, D. C.)
provides quantitative indication of the need
for new and improved retail trade facilities.
There is also an
ever present need for adequate housing in the city, as well as
for cultural,
recreational and entertainment
serve the city population.
facilities to
The Physical Contxt
Given the need for n-ew retail and housing facilities in
the
central business district, past renewal efforts have been insensitive to the physical context of this New England manufacturing
city.
The design and planning attitude for the central business
district, typical of the 1960's, emphasizes short-term consideraThis attitude places no
tions and proposals of convenience.
value on continuitV with the existing physical context.
looking this context is
trict is
a mistake,
Over-
since Haverhill's factory dis-
a richly-defined region of physical form.
Only by observ-
ing and understanding the positive qualities of the existing
fabric is it
possible for a new physical framework to establish
any real continuity with the old.
The factory district is
a source of strong imageability for
details and color.
the city, a vast reference of scale, materials,
I
The buildings,
which are four to five stories in
height,
are char-
acterized by varied red brick facades whose material and dimcnsional qualities are additive and associative.
The factory buildings add up to define a comIprehendible
physical fabric.
The streets and alleys of the district suggest
a strong network reference.
the buildingrs is
The diagram o'
characterized by a simple hierarchy of direc-
tions related to the street and river edges.
is
simple,
sp-aces defined by
the spaces thiemelvev
vry
Though the diagram
to give a rich range o:7
size and form.
These positive quali ies of the old city fabric must influence any responsible olan to revitalize Haverhill's central business district.
A recugnizable,
associative,
be maintained between Haverhill's past,
the center city's image is
present and future if
to be reinforced.
Most renewal proposals to date,
old city fabric.
physical link must
however,
have ignored the
These proposals have been based on the themes
of "drive'to" shopping centers or fully-enclosed, space-conditioned shopping malls surrounded with parking facilities.
Such complexes have no association with the surrounding context;
their form is
internal and isolated.
The vital edges--the
sidewalks--become minimal walkways around vast, paved areas for
parked automobiles,
and their potential as the active zone of
interchange between the built and unbuilt is
city fabric whose edge texture is
tain a rich, varied quality of life
action.
It
is
built edge is
Haverhill.
A center-
automobiles clearly cannot susbased on human use and inter-
the edge--the built edge/the street edge/the
natural edge--which is
for human use.
wasted.
the most inhabitable;
it
must be retained
An understanding of' the habitable quality of a
the key to the revitalization oi the center of
Fortunately,
a strict
a more reasonable planning attitude encouraging
program of renovation is
responsible community memers.
presently gaining support among
Such an attitude acknowledges and
addresses directly the qualities of the existing physical fabric.
It
must be cautioned,
however,
beyond simple renovation.
in
that valuable ootentialities exist
I refer specifically to the potential
the city's principal natural resource--the kerrimack River.
Sadly,
this rich edge has been ignored.
The river, which is
(Merrimack Street),
paralled by the main shopping street
defines the southern edge of both the central
business district and the factory district.
The riverbank on
this side now functions as a serviceway for the retail outlets
fronting M.errimack Street--a clear example of a rich, habitable
edge given away to vehicular traffic.
This open serviceway re-
flects the existing continuity'of the edge.
ity which retains the associative,
It
is
this continu-
inhabitable potential of the
edge; the potential needs to be tapped.
The Thesis and T7
Thus,
Prcram
the probleii for: this architecture thesis is
to generate
a built alternative to existing prooosals for the revitalization
of the central business district of Haverhill.
A model for the
re-establishment of a usable/inhabitable physical fabric and a
local projected Iedestriai/vehicle network is
a mixed-use prof-ram of commercial,
A section of >errimack Street,
developed around
office and housing requirements.
along the iierrimac
iver edge,
will be the focus for this design exploration.
The program for this thesis is taken partially from the
study titled Retail Potentials,
Haverhill,
ciates,
Massachusetts
3i t
prepared by Gladstone Asso-
.ashington,
D.
C.
The report
1974, ;was prepared for the. Family Kutual Savings
An additional source of program and background inforration
Bank.
is
1975-190O,
Economic Consultants,
dated January 15,
DowntcwM Urban Renel
the study Land Utilization and i
Renewal Project,
1averhil1
Msachusetts,
stone and Associates for the
ruary of 1968.
Iarketability,
!errimackU
also prepared by clad
iaverhill Housing Authority in
Feb-
The Gladstone figures are used only as a very
general guide to the space requirements of the renewal area.
Though no specific program exists yet for a cultural arts
center,
is
a community group (the northeast Cultural Arts Society)
presently undertaking the plannin
schematic progrt
for such a facility.
of reouirements is included.
Similarly, a current,
but housingis included in
rpecific houSing. study vas unavailable,
the procram in principle.
Surfor
APPAREL,
Proiram
. 33,000-38,000
ACESSY & OTHER RETAIL DEAD
sf
.
includ es the
,olloJ::ing
-ior"
types a antique
s e con -ni i,
book aStationery, spor'ting
goods, je';elry, camnera, gift,
optical, luggage 2 leather,
hobby
toy, and pet.
& PRSOA
C
N
ERVICE.............1,
includes the follouin2 establishment type
small food &
:
-21300
hardare,
rity,
L
eating
& drinkin,
pharm. c eut i cal,
floral, liquor
tobacco, laundry
cz cleaning, beauty 1: barber,
photographic, and shoe repair.
RELOCATIO NKDE'I-AND FOR 00T.EROIAL SPA CE.
includ.es the f ollow-%Ving:
women's apparel..........8000 s.f.
shoe store...............3000
jewelry stores (2).......3000
book store................1500 it
pet shop..................1200
optician..................1200
convenience food store... 2000
bakery...................1.000
it
drug store...............1500
restaurant.........200
banks (2).................O00
CUILTU1RAL ARTS
EEA
(
.E . . . . . ...
.
with supportin.g facilities:
gallery
exhibition,
museum,
wor, shops
duction,
HOUSINrc
studis for
1000-seat
a..ut It
o r
ium
or o -
office a meeting,
..................................
.....
28,000 sf
ct
...Unit type, number,
and density explored
in the actual fraaew~ork: desig~n.
...............
Networks and ODranizational
Attitude and ProceS
Intentions,
iodels:
Initially, I must define my intended meanings of the terms
Distribution implies the physical
distribution and network.
movement of people,
as a noun,
may occur.
vehicles,
distribution is
A network is
goods and/or activities.
the physical entity in
When used
which movement
the pattern of distribution.
I directed my efforts to generate a usable pedestrian/
vehicle netwior'k at the re-establishment
of physical and virtual
continuities between the immediate shopping district and the surrounding context.
Continuity is
achieved by first
recognizing
the existing and potential nodes of public activity and linking
these nodes together to establish an extended network.
It is necessar-, to re-establish pedestrian continuitymain
visual as well as physical--between the ousiness district's
street (ierrimack Street) and the city's public institutions-the city hall,
ly,
the public library and the courthouse.
Similar-
integration of the covered walk.Jay at the shopping center
at the corner of 1I.ain and Uater Streets with the overall pedestrian network of the area is
vital.
The isolated,
internalized
nature of this center must be altered.
Considering the above issues, I endeavored to reinforce
the nodal quality of the major intersection of 1errimack,
Bridge and
ater Streets by locating a significant,
ain,
active public
:6
landmark--the cultural arts center--at the junction.
The direc-
tions and orientations generated by the form and use of the arts
center fraramwork,
togetheru with the diagonals of the extended
pedestrian distribution network,
are intended to establish the
previously-mentioned continuities.
The continuity between the heart of the business district
and the public institutions is
further reinforced by the diag-
onal street of the extended vehicle network which overlaps the
pedestrian network.
A virtual continuity is
established between the vehicle net-
work and the shopping- center roadway.
The diagonal street of
the new street layout curves to line up with the shopping center
road.
Due to the potential traffic congestion,
not be allowed across;
ciple.
however,
The intention is
vehicles would
there would be continuity
n prin--
to unite the shopping center with the
surrounding city fabric.
Additionally,
I sought to reconnect the residential area
north of Bailey Boulevard with the business district.
The area,
severed off by the construction of the Route 97 connector (Bailey
Boulevard),
is linked to the extended network by a pair of pedes-
trian bridges.
Before any effectIve integration can be realized,
it
izessential
to reclaim
however,
he pIrking lot ed-e for hum-an use,
The sidewalk at the edge must associate directly with places that
people can. inhabit,
which will sustain active street life and in-
teraction.
To this end,
I diagrammed a commercial and retail facility
which builds the sidewalk edge, while sumultaneously relating to
the shopping center activity from the parking si de.
small amount of parking is
surrendered,
Although a
the remaining parking
directly serves-a greater square footage and densi5ty of commercial space.
It
was not within the time scope of this thesis to do a com-
prehensive study of parking in the district,
but I shall briefly
note here my observations and attitude toward the problem.
sently, parking is
PIe-
handled by street-side s-oaces and a series of
empty lots which are sprrinkled throughout the district.
the lots are the aftermath of building demolition.
Iany of
Unfortunately,
the empty lots occupy valuable street frontage on M1errimack Stre et
and other streets,
cle storage.
again giving away the best usable edg e to vehi-
The field-like distribution of concentrated
of parking in itself
is
not unreasonable,
areas
but the form and dia-
gram of such parking must allow the street edge to be built and
inhabited.
The extended dis tribution network at the river edge alongMerrimack Street is
oxplored in
greater detail.
I use a section
of this network as the basis for tcsting and exploring the ou-il
framework.
In
river,
order to develop ageneric,
it
is
organizational diagram at the
logical to observe the existing network of that re-
gion of the factory
'Lstrict
-hich also shares the river edge.
I diagnrammed the external network of this region and used aspects
of it
to establish the hierarchy and patterns of the new frame-
work along the riverside of Merrimack Street.
My attitude toward
the organization of this specific area of the business district
is reflected in several important characteristics of the framework diagram.
Merrimack Street is
the district.
If
maintained as the traditional spine of
retail activity of the district is
to continue
and intensify, then the existing commercial organization must be
supported.
Proposals which compete with this 'organization and
dilute ac tivity on Merrimack Street will only hinder recovery.
The service road ( Wall Street) is pulled back from the river
toward the center of the dimension between the river and Merrimack Street.
This reclaims the edge for human association with
the river and allowL for a continuous public pedestrian way,
cessible from ferrimauk Street.
The sea wall is
eliminated to
enable citizens to get down to the immediate water level.
control is
maintained,
ac-
Flood
however, by retaining the height dimension
of the sea wall as the refereciie for the lowest level allowable
for a built habitable zone.
The entry and exit alleys for the new service road closely
follow the existing alley arrnement.
service network is
relate.
directly to an opposite secondary
street off herrimack Street.,
road is
In
Each alley for the new
ntry and exit from the service
only allowed directly to and from these secondary streets.
general, this eliminates truck traffic from M'errimack Street.
The existing alley arrangement serves as a basis for phasing the reconstruction of ierrimack Street.
The rebuilding pro-
cess for -the district is to coincide with the living process of
the district.
Rebuilding must take place with minimal disruption
of the daily activity and functioning of the area.
Therefore,
the new distribution and service network at the river edge is
designed to be implemented in
alleys.
The new network is additive and allows for growth.
ditionally, it
The
its
sections corresponding to existing
Ad-
can function together with the existing network.
design process for organizing the new city fabric has
roots in
the context.
The same process must be used to test
the organization with a buil t framework.
The Phys-ical F"ra-, Mwork
The building method for the new physical framework is
to be
sympathetic to the strong associ ative building tradition of the
existing factories.
Again, I ami addressing the need for contin-
uity with the context.
To this end, I chose a structural system
of masonry bearing walls,
planks.
concrete posts and beans,
and concrete
Closure is to be done with a secondary building method.
I- selected a 16'~ x 16' structural bay as the basic dimensional
reference.
Documentation of this framework is
following this
text.
provided in
the figures
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CENTRAL BUSINESS
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CITYOF.HAVERHILL, MASS.
EX\5TIN C
STR-ET
NETWORK
COMPILED BY
COL- EAST INC.
BOSTONaSPITTSFIELD
FROM PHOTOGRAPHY
APR. 25, 1965 8
APR. 30, 1967
N0 CITY OF HAVERILIL, MASS,
SCALE: 1"200'
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(+44)
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