Growing Opportuniti es In Tacoma, WashingtonA study in Neighborhood Design and the Place Making of a Former

Industrial Site

By

Linda Carol Roberson

BS (University of California, Davis) 1996

A thesis submitt ed in parti al sati sfacti on of therequirements for the degree of

Master of Urban Design

In the

GRADUATE DIVISIONof the

UNIVERSITY OF CALIFORNIA, BERKELEY

Committ ee in charge:Professor Michael Southworth (Chair)

Professor Elizabeth MacdonaldProfessor Peter Bosselmann

Fall 2007

The Master of Urban Design Thesisof Linda Carol Roberson

Is approved:

(Chair – Professor Michael Southworth) Date

(Professor Elizabeth Macdonald) Date

(Professor Peter Bosselman) Date

University of California, Berkeley

Fall 2007

Table of Contents |Growing Opportuniti es

Preface ii

I. Chapter One 1

II. Chapter Two | Precedent Studies 8

Village Homes 8

Gas Works Park 18

Organoponicos 24

Ferry Plaza 27

III. Chapter Three | Site Analysis 35

IV. Chapter Four | Design Proposal 49

V. Conclusion 68

Bibliography 70

i

Preface | The City of Desti ny

Commencement Bay : Point Ruston

As communiti es and economies conti nue to evolve, we reshape

our landscapes to refl ect our needs. The following explores how urban

design responds to change and guides the development of land. I selected

a brownfi eld site to demonstrate that former industrial land has potenti al

to be much more than a mound of sod covered toxins. Brownfi elds are

an opportunity for urban designers to create new frameworks, individual

sites that are part of a whole system designed to heal and rejuvenate.

Just as we now have ‘green’ networks, we have potenti al for ‘formerly

brown’ networks. Such networks can act to restore and regenerate land

systemically, they can produce agricultural goods and promote cultural

enrichment. Post industrial land can again contribute to economic

development just as it did during its most producti ve ti me; this land is

unique to each place and refl ecti ve of its past.

ii

Photo: Access WA, Department of Ecology-Shoreline Aerial Photos

I fi rst learned about the Tacoma ASARCO (American Smelti ng

and Refi ning Company) site when my brother in law, a planner at the City

of Tacoma, introduced it to me on a tour of his city. The plant site is

part of a larger project area and is located both in the Town of Ruston,

WA and the City of Tacoma, WA. The Town of Ruston was created by

industrialist William Rust in 1906, then president of the Tacoma Smelter

Co. It was a company town for employees of his smelti ng plant. The plant

site is approximately 67 acres and prior to 1890, was an acti ve sawmill.

From 1890 through 1912, the property was used as a lead smelter and

refi nery. In 1912 it was converted into a copper smelter and refi nery for

copper-bearing ores and concentrates shipped in from other locati ons.

By-products of the smelti ng operati ons were further refi ned to produce

other marketable products, such as arsenic, sulfuric acid, liquid sulfur

dioxide and slag. 1

ASARCO ended operati on of the smelter in 1985 and the site

was listed on the Environmental Protecti on Agency’s (EPA) Superfund

iii

Tacoma 1904 Tacoma 1910

Nati onal Prioriti es List for toxics cleanup. 2 While a majority of the site

area is in Ruston, WA the city of Tacoma Public Works Department will

process the Shoreline Substanti al Development Permit in accordance

with the Tacoma Comprehensive Land Use Management Plan. The

private development corporati on, Point Ruston LLC., purchased the

property from ASARCO which fi led for Chapter 11 bankruptcy protecti on

in 2005. Point Ruston LLC has negoti ated a conti nued cleanup agreement

with the EPA and initi ated development of the site. They maintain the

directi on established by the stakeholders which include, the communiti es

of Tacoma, Ruston, the Metropolitan Park District, Tacoma city agencies:

Public Works Department, Economic Development Department, Fire,

Power, Water, Rail, and Police, as well as AT&T Broadband, Burlington

Northern Sante Fe Railway Co. (BNSF), Environmental Protecti on Agency,

Marine Advisory Council, Pierce County Assessor-Treasurer, Pierce

County Health Department, Pierce Transit, Puget Sound Energy, Puyallup

Tribe of Indians, Qwest Communicati ons, Tahoma Audubon Society, US

Army Corps of Engineers, WA State Departments of Ecology, Fish and

iv

Tacoma 1924

Wildlife and the WA Offi ce of Archaeology and Historic Preservati on. 3

Today Tacoma is a city with a populati on of roughly 200,000 people. It is

diverse, att racti ve, historic and like most American citi es is dealing with

growth and constant change. It has great potenti al to become a truly

disti nct and remarkable city in the Pacifi c Northwest. The Asarco site is

a key piece in the development of greater Tacoma and is an opportunity

to implement progressive, sustainable strategies and realize the power of

good urban design.

I toured several potenti al projects in the city and none compared

to the Asarco brownfi eld site. My fi rst impression was memorable.

Approaching the site from the top of a ravine I saw a breathtaking view

of the pristi ne Puget Sound, the surrounding Cascade mountain range

covered with evergreen forests and stoic Mt. Rainier gracefully rounding

out the skyline.

This impression was immediately followed by utt er confusion in

the land form. The topography was disorienti ng, irregular and fractured -

a result of manipulati on for the sole purpose of producti on and facilitati on

of moving industrial goods. Perimeter fencing contained a staging area

for the superfund project cleanup, a process which contributed to the

chaoti c topography. It was like a lunar landscape with hazardous materials

specialists traversing the toxic site in white coveralls and protecti ve

helmets. Evidence of the smelti ng plant and lumber mill responsible for

the toxic polluti on were almost erased with the excepti on of a pier and

freight train tunnel. Amputated rail lines gave litt le indicati on of how

circulati on within the site functi oned. As I looked beyond the cleanup

staging area and tried to orient myself in this strangely chaoti c vacant lot,

v

I noti ced the boundary conditi ons. A freight rail line coupled with a steep

slope created a divisive chasm between the existi ng neighborhood and a

stunning waterfront. A dearth of commercial ameniti es and public space

was painfully clear. There was no ‘center’ to this place, it was a hinge

without a pin.

The scarred land and disjointed neighborhoods clearly have

strong implicati ons for the Town of Ruston and City of Tacoma. The site

infl uences access to important ferry transit, recreati onal connecti ons,

cultural and historic sites, housing and commercial business. It shows

great potenti al for the establishment of a neighborhood structure and

framework for future development.

Tacoma is truly an improvisati onal town. Although faint, it has an

absolute heart beat and rhythm. It is livable, progressive, internati onal

and a well kept secret. The small town feel with big city potenti al is just too

important for urban design to overlook. However, urban design has been

overlooked here. The price of improvisati on has come at the expense of

public space ameniti es, cohesive networks, asserti ve design intent and

environmental stewardship. My thesis proposes strategic design moves

that respond to the site, reveal the character of place by building off its

current successes and simply framing that which already exists.

vi

Key

of v

iew

she

d

View

of s

tack

hill

and

edg

e of

exi

stin

g ne

ighb

orho

od a

nd p

ark

Phot

o by

Lin

da R

ober

son

vii

Key

of v

iew

she

d

View

of e

xist

ing

site

look

ing

Sout

h to

war

d M

t. Ra

inie

r.Ph

oto

by L

inda

Rob

erso

n

viii

Key

of v

iew

she

d

View

of t

unne

l, Ru

ston

Sch

ool a

nd re

mai

ning

pie

rs.

Phot

o by

Lin

da R

ober

son

ix

Chapter ONE | Introducti on

The following work examines one proposal for the reintegrati on

of this very important and rare development opportunity. In Chapter One

I defi ne the term ‘brownfi eld’, introduce the site and pose key questi ons

relevant to urban design. Chapter Two examines precedent case studies

that relate to the key strategies used in my design soluti on. Detailed

analysis of the site in Chapter Three is the foundati on for informed design

decisions. The design soluti on is presented in Chapter Four. The fi nal

chapter, Chapter Five, examines the lessons learned and conclusions to

the questi ons asked in my thesis.

Investment and support for innovati on is strong in Tacoma. The

site, located on Puget Sound, is a criti cal piece of land connecti ng a major

regional park, ferry boat access and downtown Tacoma. It is an important

catalyst in realizing the full potenti al of recent downtown investments

which include high density waterfront housing, mixed use commercial/

retail, light rail transit, art museums and the state history museum. A new

campus for the University of Washington, located directly accross from

the recently renovated Union Train Stati on, supports infi ll development

as well as the adapti ve reuse of historic structures.

Union Train Station (left) and University of Washington campus (Right) both facilities adapted for reuse. Photos: Linda Roberson

1

I approach the design by analyizing the existi ng and histi oric site

conditi ons in order to (re)establish a natural system appropriate to the

current site. Most of the Asarco site is man made which was created by

dumping logging debris and slag fi ll into the water; a prosthesis to the

original shoreline. The following work examines one proposal for the

reintegrati on of this very important and rare development opportunity.

Chapter One defi nes the term ‘brownfi eld’, introduces the site and poses

some key questi ons to urban designers. Chapter Two examines precedent

case studies that relate to the key strategies used in my design soluti on.

Detailed analysis of the site in Chapter Three is the foundati on for

informed design decisions. The design soluti on is presented in Chapter

Four. The fi nal chapter, Chapter Five, examines the lessons learned and

conclusions to the questi ons asked in my thesis.

The Environmental Protecti on Agency (EPA) defi nes a brownfi eld

site as “Abandoned, idled, or under used industrial and commercial

faciliti es/sites where expansion or redevelopment is complicated by

real or perceived environmental contaminati on. They can be in urban,

suburban, or rural areas. EPA’s Brownfi elds initi ati ve helps communiti es

miti gate potenti al health risks and restore the economic viability of such

areas or properti es”. The Brownfi elds Law goes on to amend this general

defi niti on to include the identi fi cati on of “three types of properti es that

are specifi cally eligible for funding:” 4

1. Sites contaminated by controlled substances.

2. Sites contaminated by petroleum or a petroleum product.

3. Mine-scarred lands.

2

This amended general defi niti on puts the Asarco Tacoma Smelter on

the list to receive brownfi eld site cleanup funds as a ‘Mine-scarred

land’ however, the legal defi niti on of brownfi eld excludes the site from

funding.

“3.4.3 Faciliti es listed (or proposed for listi ng) on the Nati onal Prioriti es

List

CERCLA sites listed on the NPL and sites proposed to be listed on the NPL

are not eligible for brownfi elds funding. In additi on, these sites are not

eligible for funding on a property-specifi c basis. Therefore, applicants

should not include proposed or listed NPL sites within the scope of

brownfi elds funding proposals.” 5

Because the Asarco Tacoma Smelter is on the Nati onal Prioriti es List (NPL)

this site belongs to a diff erent program, the Superfund.

The NPL, a list of nati onal prioriti es among the known releases or

threatened releases of hazardous substances, pollutants, or contaminants

throughout the United States and its territories, is operated under the

Comprehensive Environmental Response, Compensati on, and Liability

Act (CERCLA), and is intended to guide the EPA in determining which

sites warrant further investi gati on. Remedial acti viti es, operated under

legislati ve authority of CERCLA, include the establishment of the prioriti es

list.

CERCLA, also known as Superfund, was established by an act of

Congress in 1980. It created a tax (oft en referred to as the ‘polluters tax’) on

chemical and petroleum industries. This provided broad Federal authority

3

to respond directly to releases or threatened releases of hazardous

substances that may endanger public health or the environment. The

money collected under this tax, $1.6 billion over 5 years, went into a

trust fund and was used for cleaning up hazardous waste sites. 6Congress

collected a 9.7-cents-per-barrel fee on crude oil used by U.S. refi neries,

a tax of up to $4.87 per ton on certain chemicals and a 0.12 percent tax

on corporate income in excess of $2 million. But the special tax expired

in 1995. By some esti mates, the taxes would have raised more than $7

billion over the past 10 years. The EPA acknowledged that with unlimited

resources, cleanups could be accelerated, but the Superfund, like all

federal programs, “must operate within the funding levels provided by

annual congressional appropriati ons.” Additi onally, the $3.8 billion in the

Superfund when the taxes expired in 1995 has essenti ally been spent.

Congress now pumps about $1.2 billion a year in general tax revenue into

the Superfund, and responsible parti es contribute about $900 million

annually.

BNSF rail line and tunnel dividing upper and lower neighbor-hoods with the ‘tar pit’ in foreground. Photo: Linda Roberson

4

The cleanup process is complex and the list of mega cleanup

sites conti nues to grow. Funding is complicated and politi cal and the

Superfund program is nearly bankrupt; it now operates on Congressional

appropriati ons of public tax dollars which can change with any new federal

budget. In short, the polluti ng corporati ons are not taxed for the damage

they do and the costs to clean up their mess are passed on to the public.

As urban designers we are trained to observe, questi on and

assess the urban realm and with best practi ces we know how to intervene

and solve problems. However, brownfi eld sites present a special set of

issues that aff ect the way we clean up the land and prepare it for future

development. The funding process aff ects cleanup. The cleanup process

aff ects phasing and the phasing process aff ects development. It is this

enti re process of brownfi eld cleanup, phasing and development that is

important for the urban designer to understand.

The problem is more complex than strategic design

implementati on, carefully planned development that generates revenue

which in turn pays for future planned development, as we see with

Ruston Way at site entry looking up towards existing neigh-borhood. Photos: Linda Roberson

5

Greenfi eld projects. And unlike infi ll development, brownfi elds don’t

always have a relati vely stable economy that they can readily plug into.

Brownfi eld development involves the evoluti on of landscape. It includes a

temporal element that is oft en beyond the control of design interventi ons

no matt er how well planned.

This thesis addresses the use of land and development. It explores

how brownfi eld sites can be developed to contribute more than simply

placeholders or land banks waiti ng for the best return on an investment for

a private developer. How can these sites become generators of economic

and community development? Are brownfi eld sites necessary for healthy

communiti es? How do strategies of urban agriculture, bett er connecti ons

to existi ng assets and neighborhood design expand into a citywide urban

design framework? How do brownfi elds fi t into existi ng communiti es and

how can urban designers implement holisti c design approaches for areas

of land that are cleaned and turned over in phases? I examine how to

uti lize producti ve land, not only as a direct material commodity, but as

Existing car tunnel along Ruston Way on right, BNSF rail line tunnel on left. Photos: Linda Roberson

6

community commodity. By investi ng in the natural systems ability to

repair itself, the return is a stronger neighborhood connecti on to the land.

This thesis is about creati ng a traditi on of stewardship with the land, the

community and future uses.

7

Chapter TWO | Precedent Studies

Good design challenges our minds, elevates our culture and

develops an understanding of our environment. Precedent studies

provide valuable lessons in project approach, design, research and

communicati on so that we can criti cally examine the built environment

and contribute good design to the public realm. Our examinati on of the

built environment teaches us what works and more oft en, what doesn’t

work.

The selected projects inspire creati ve soluti ons to problems, promote

the progressive use of technology and encourage understanding through

communicati on and presentati on.

VILLAGE HOMES | Davis, California – USA

A model for community and neighborhood design, this precedent

examines design and form. What are the key design elements that

make Village Homes so successful? Important community ideals such

as maintenance of common lands, contributi on of sweat equity and

Plan of Village Homes. Photo: Tom Lamb

8

environmental responsibility, this investi gati on of Village Homes will give

clues to successful design that support strong, healthy communiti es.

Village Homes is a seventy-acre subdivision located in the west part

of Davis, California. It was designed to encourage both the development

of a sense of community and the conservati on of energy and natural

resources. The principal designer was Mike Corbett . Constructi on on the

neighborhood began in the fall of 1975, and constructi on conti nued from

south to north through the 1980s, involving many diff erent architects and

contractors. The completed development includes 225 homes and 20

apartment units.

Neighborhood Design:

A number of design features contribute to community building :

•Orientati on - All streets trend east-west and all lots are

oriented north-south. This orientati on (which has become

standard practi ce in Davis and elsewhere) helps the houses with passive

solar designs make full use of the sun’s energy.

• Street Width - Our roads are all narrow, curving cul-de-sacs; they

are less than twenty-fi ve feet wide and generally aren’t bordered

by sidewalks. Their narrow widths minimize the amount of

Photo: Tom Lamb

9

pavement exposed to sun in the long, hot summers. The curving

lines of the roads give them the look of village lanes, and the few

cars that venture into the cul-de-sacs usually travel slowly.

• Pedestrian/Bike Paths and Common Areas - Alternati ng with the

streets is an extensive system of pedestrian/bike paths, running

through common areas that exhibit a variety of landscaping,

garden areas, play structures, statuary, and so on. Most houses

face these common areas rather than the streets, so that emphasis

is on pedestrian and bike travel rather than cars.

• Natural Drainage - The common areas also contain Village

Homes’ innovati ve natural drainage system, a network of creek

beds, swales, and pond areas that allow rainwater to be absorbed

Photos: Tom Lamb

10

into the ground rather than carried away through storm drains.

Besides helping to store moisture in the soil, this system provides

a visually interesti ng backdrop for landscape design.

• Edible Landscaping - Fruit and nut trees and vineyards form a

large element of the landscaping in Village Homes and contribute

signifi cantly to the provender of residents. More than thirty

Photos: Judy Corbett

11

varieti es of fruit trees were originally planted, and as a result

some fruit is ripe and ready to eat nearly every month of the

year.

• Open Land - In additi on to the common areas between homes,

Village Homes also includes two big parks, extensive greenbelts

with pedestrian/bike paths, two vineyards, several orchards,

and two large common gardening areas. The commonly owned

open land comes to 40 percent of the total acreage (25 percent

in greenbelts and 15 percent in common areas), a much greater

proporti on than in most suburban developments. Thirteen

percent of the developed land area is devoted to streets and

parking bays, and the remaining 47 percent to private lots, which

generally include an enclosed private yard or courtyard on the

street side of the house.

Community Building:

Common Lands, Common Harvest

Village Homes has a philosophy of communal land use.

Residents hold an undivided common interest in three types of

common land:

Photo: Tom Lamb

12

• Household Commons - These common areas are located between

houses along the community’s east-west pedestrian/bike paths.

While each household has primary responsibility for the area

immediately adjacent to its lot, clustersof neighbors (typically

eight households) meet once or twice a year to discuss how the

common area will be used and landscaped.

• Greenbelt Commons - Greenbelt areas are the formally landscaped

parks and ornamental areas maintained by the gardeners. These

lands are located along the major north-south pedestrian/bike

paths that run along the east and west sides of the community.

• Agricultural Lands - We have two types of ag lands: the

gardens bordering the community on the west pedestrian/

bikepath and the orchards and vineyards found throughout

the community. The garden ag lands are for the private use of

Photos: Judy Corbett

Photo: Tom Lamb

13

residents; the orchards and vineyards are maintained primarily

by the gardeners and can be harvested by all residents.

Community Building. Rather than relying on city parks and recreati onal

faciliti es, Village Homes contains its own faciliti es. A swimming

pool and community building, two “village greens,” and two

playgrounds off er places where neighbors can socialize and kids

can play safely. Common areas shared by clusters of eight homes

provide places for immediate neighbors to meet.

The residents also have administrati ve reasons to come together. The

neighborhood makes management and fi nancial decisions regarding the

maintenance of open space and recreati onal faciliti es, the harvesti ng and

distributi on of fruits and nuts, the income-producing offi ce space and

apartment units, and new planning developments. The process of carrying

out these decisions also enriches the interacti on among neighbors.

Self-Government. Residents maintain all agricultural lands, own the major

building complexes and apartment units, and control future development

themselves through their homeowners’ associati on.

Photo: Tom Lamb

14

Economic Sustainability

The offi ce building, apartments and community building a Village Homes

are owned and operated by the homeowners’ associati on - producing a

substanti al amount of income. The neighborhood is adjacent to its largest

employer, the University of California at Davis. Off -street bicycle paths run

from every home to the campus center. There are also job opportuniti es

within the neighborhood through employment by the homeowners’

associati on, at the neighborhood offi ce building and the daycare center.

Several entrepreneurs have used the agricultural lands to earn a living by

growing and selling fruits and vegetables. 7

A criti cal analysis of Village Homes:

While a majority of the design and community programs at Village Homes

are good models to study, there are some criti cisms with the development

Photo: Mark Francis

Photo: Tom Lamb

15

that should be addressed as lesssons learned.

“Community Building. Rather than relying on city parks and recreati onal

faciliti es, Village Homes contains its own faciliti es. A swimming pool and

community building, two “village greens,” and two playgrounds off er

places where neighbors can socialize and kids can play safely. Common

areas shared by clusters of eight homes provide places for immediate

neighbors to meet”

By internalizing the services and ameniti es at Village Homes, the

community severs opportuniti es with a greater parks network. This

diminishes the role of city programs and establishes an environment

of exclusivity at Village Homes. An over burdoned civic parks system

is an issue of management of the parks not access. The lesson here is

to increase accessiblity to openspace and create supporti ve networks.

Design opportuniti es for overlapping uses and public stewardship of open

space.

“The residents also have administrati ve reasons to come together. The

neighborhood makes management and fi nancial decisions regarding the

maintenance of open space and recreati onal faciliti es, the harvesti ng and

distributi on of fruits and nuts, the income-producing offi ce space and

Photo: Tom Lamb

16

apartment units, and new planning developments. The process of carrying

out these decisions also enriches the interacti on among neighbors.”

While administrati ve decision making might encourage interacti on, it

does not build community. Tenure builds community because there

is investment; if there is limited investment the ability to make a truly

democrati c decision is fl awed. Residents who rent, rather than own, are

at a disadvantage in terms of investment. If diversity of housing type and

resident is a goal then administrati ve duti es contradict that goal as single

family homeowners have more of an investment than one who rents. The

lesson here is to make room for varied levels of community investment

and types of investment.

17

GAS WORKS PARK | Seatt le, Washington – USA

“History sits on this litt le wasteland, not only the parochial history of a

given city, but also a fragment of the chronicle of world and culture. It is

certainly as valuable a document as anything preserved in the Museum

of History and Industry.” -Kenneth Read, Professor of Anthropology

University of Washington

Photos: City of Seattle Parks Website

18

The Seatt le Gas Company’s producti on plant located on Lake Union, now

known as Gas Works Park, was co-founded by one of Seatt le’s foremost

pioneers, A.A. Denny. In the early 1900’s the Gas Company was a signifi cant

parti cipant in and contributor to the growth of Seatt le and adjoining

communiti es. Although its primary product was city gas for energy,

the plant also manufactured other basic products necessary for urban

growth: tar for roofi ng; lampblack for pigment in ti res and ink; charcoal

briquett es for odor-free and effi cient home heati ng; sulfur for insecti cides,

ammonium sulfate, and sulfuric aide; and toluene for use in explosives.

Toluene was in high demand during World War II and producti on of it was

Top: Sun Dial Bottom: Earth Mound Photos: Linda Roberson

19

essenti al to the war eff ort (e.g., for making TNT and various types of gun

powder). Through these products the gas works contributed in an integral

way not only to daily commercial and domesti c life in Seatt le, but also to

interests at a nati onal level.

The structures and machinery at Gas Works Park are remnants of the

Industrial Revoluti on that transformed the face of the world. Gas Works

Park is the sole survivor of gas works from that era in the United States,

preserved as a public park. It is the only site that could be documented

with most of the generati ng equipment intact. During its producti on era,

this gasifi cati on plant was only one of 1400 such plants in the U.S., but

it is now a unique and dramati c collecti on of industrial revoluti on era

technology. Though obsolete, these towers, machines, and buildings are

a monument to humanity’s inventi veness and off er a visual statement

of pioneering technology. The abandoned gas-producti on plant and

its land were deeded to the City of Seatt le in 1973, the same year Gas

Works Park (GWP) opened to the public. The park site consists of 20.5

acres of land projecti ng 400 feet into Lake Union with 1900 feet of

Photo: Linda Roberson

20

shoreline. The site is bordered by Northlake Avenue at the north and

abuts Lake Union on the East and South. The Wallingford neighborhood

sits to the North. Immediately adjacent to the park are remnants of the

industrial development of the area. The industrial dominance is rapidly

being replaced by retail development. North of 40th Ave. the area is

predominantly a residenti al neighborhood.

The park is entered through a landscaped parking area or through the

Burke-Gilman Trail, a bike and walking path which connects Puget Sound

to Lake Washington. Dividing the parking area from the park is a grassy

berm and rows of trees demarcati ng the old railroad right of way. The

park is composed of seven areas: Earth Mound, North Lawn, Towers,

Prow, Picnic Lawn and Shelter, Play Barn, and South Lawn. The Earth

Mound, Prow, and Lawns are open areas intended for passive and acti ve

recreati on, and off er magnifi cent views. The Towers, Play Barn, and Picnic

Shelter are adapted from the original manufacturing structures. Part of

the master plan, known as the “Great Mound”, this hill was molded out

of thousands of cubic yards of rubble from building foundati ons covered

with fresh topsoil. The Sundial at the top of the mound was created by two

local arti sts, Chuck Greening and Kim Lazare. Formed out of concrete and

delineated with rocks, shells, glass, bronze and many other materials the

sundial tells ti me by using the body of the visitor as stylus. The viewer’s

Photo: Linda Roberson

21

shadow tells the ti me of day and the season. The North and South Lawns

and Picnic Lawn Soil has been bioremediated with 18” of sewage sludge

and sawdust. This process has decontaminated the soil and allowed for

the growth of fi eld grass which makes possible constant, hard use with

low maintenance.

Though gas producti on ceased in 1956, the buildings and manufacturing

structures were sti ll intact in 1962 when the City of Seatt le began

purchasing the abandoned gas works. The $1,340,000 purchase price was

provided by Forward Thrust bonds and H.U.D. Payments were made from

1962 to 1972, and the debt was reti red.

During this period there was a considerable public discussion about

whether the site should be developed or made into a park. Park advocates

led by Myrtle Edwards prevailed. In 1970, Richard Haag Associates (RHA)

were retained by the Seatt le Park Board to do a site analysis and master

plan for a new park at the gas plant site. RHA opened an on-site offi ce to

research and analyze the plant site. Richard Haag realized that the site

contained the last gas works and a unique opportunity for preservati on.

Photo: Linda Roberson

22

Haag recommended preservati on of porti ons of the plant for its “historic,

estheti c and uti litarian value”. (Master Plan, April 1971) Aft er an intense

public appeal to convince the public of the value of the plant, RHA’s 1971

master plan for an industrial preservati on park was unanimously approved

by the Park Board. The proposal centered on recycling the buildings,

producti on structures, machinery and even the grounds themselves.

Through bio-phyto-remediati on techniques the soil and water would be

“cleaned and greened”. Through preservati on and adapti ve re-use of key

structures, the rich history of the site, and thus of an important aspect of

Seatt le, would be preserved and revealed. 8

Lessons Learned

A model for historic preservati on, Gas Works Park is an excellent example

of restorati on and sustainable design. The design refl ects the signifi cance

of the original use and it’s role in our culture but also in the progressive

process of design. The implementati on of community involvement, the

use of phyto-remediati on and adapti ve reuse are all criti cal to the success

of this space. I reference this precedent because it illustrates how several

key ideas must work together, as a process, in order for the space to be

successful. Much of the site was preserved however much of it was put

to work in an eff ort to re-invent itself. This is an important idea when

dealing with brownfi eld sites. It isn’t simply a questi on of clean up it is a

questi on of presentati on and public trust. The process of clean up should

conti nue the story of the site, it should itself become part of the history.

The process of clean up should not demarcate bad from good or place a

hold on the evoluti on of a site, rather, the process should become criti cal

to its’ reinventi on.

23

ORGANOPONICOS | Havana– CUBA

Urban agriculture

There are many examples of urban agriculture around the world, from

China and Africa to the US and Canada, however the organoponicos model is

serendipitously sustainable. The collapse of the Soviet Bloc in 1989-1990 deprived

Cuba of its main source of agrochemicals. These included the ferti lisers for the

hydroponic units which were the market gardens of the city. The conversion of

the hydroponic units, which created the fi rst organoponicos, was one element of

the almost complete adopti on of the methods of organic agriculture which was

implemented in the mid 1990s.

As a result, thousands of new urban individual farmers called Parceleros

and farmer cooperati ves were developed with the support of the Cuban Ministry

of Agriculture (MINAGRI) making Cuba the only country in the world that has

developed an extensive state-supported infrastructure to support urban food

producti on. All garden crops such as beans, tomatoes, bananas, lett uce, okra,

eggplant, and taro are grown intensively within the city using only organic

farming methods since these are the only methods permitt ed in the urban parts

of Havana.

The rapid expansion of urban agriculture in the early 1990s included

the colonisati on of vacant land both by community and commercial groups.

The basic principle of raised bed gardening was applied to the constructi on of

new ‘organóponicos’. The most common materials used were the fossilised coral

substrate, and asbestos sheets. In Havana, organopónicos are found in vacant

lots, old parking lots, abandoned building sites, spaces between roads.

Some, run by Minagri employees and some co-operati ves, an

24

organopónico is very effi cient in getti ng food to the people who need it

by avoiding transportati on from the countryside farms. These producers

sell their products in the same place where they produce them, avoiding

taxes so in general their prices are lower, and in fact allowing producers

to make a good income growing.9

Criti cal Analysis of Organoponicos

Organoponicos exist for the producti on of food not industry

such as forestry or fl oristry producti on. Could this labor-intensive model

work in a developed, capitalist economy? This could be addressed in the

development of a framework that incorporates educati on, voluneerism

and vocati onal/health rehabilitati on. Establish training programs for

underskilled workers and those transiti oning into the workforce so that

they can build skills and contribute to the economy. Programs could be

sponsored by a variety of vocati onal educati on or non-profi t organizati ons

within industries relevant to the area such as arboriculture, fl oriculture

and landscape maintenance.

Photo: Andy Jones

Photo: Andy Jones

25

Photo: John Morgan

Photo: John Morgan

26

FERRY PLAZA | San Francisco, California – USA

Born out of the Gold Rush, today’s Port of San Francisco is a

public agency responsible for managing the 7-1/2 miles of San Francisco

Bay. The Port’s responsibiliti es include promoti ng mariti me commerce,

navigati on, and fi sheries; restoring the environment; and providing public

recreati on. More than 1,000 acres fall under its jurisdicti on.

In 1968, the State transferred its responsibiliti es for the San

Francisco waterfront to the City and County of San Francisco through

the Burton Act. As a conditi on of the transfer, the State required the City

to create a Port Commission that has the authority to manage the San

Francisco waterfront for the citi zens of California. Although the Port is a

department of the City and County of San Francisco, the Port receives no

fi nancial support from the City, and relies almost solely on the leasing of

Port property for its revenues. 10

Photo by www.AIA.org

27

Photo: Kim Steele

Photo: Steve Proehl

Over the last thirty years, as the City’s downtown grew towards

the water’s edge, new uses established themselves in previously industrial

areas. The Port today oversees a myriad of mariti me, commercial and

public acti viti es. While at one ti me industrial mariti me uses dominated

the northern edge of the city, today cargo shipping and ship repair are

located primarily south of China Basin. Cruise ships, excursion boats,

passenger ferries, recreati onal boati ng, commercial and sport fi shing

acti viti es and other commercial mariti me operati ons remain on the

northern waterfront which, because of its scenic value and lively mix of

uses, is now visited by millions of visitors per year.

With the demoliti on of the double-decked Embarcadero Freeway,

the Port has the opportunity to reunite the City with its waterfront. One

28

Photos: Linda Roberson

29

of San Francisco’s most important landmarks, the one hundred year old

Ferry Building, stands on the waterfront next to the City’s fi nancial district

at the terminus of Market Street. Between the Bay Bridge and China

Basin, new residents on the land side of The Embarcadero now look to

the adjacent waterfront for recreati on. Throughout the waterfront, the

Port provides plazas, walks, parks, and public access on piers, which aff ord

City residents and visitors alike the opportunity to enjoy the spectacular

waterfront setti ng.

Photos: Linda Roberson

30

Completed in 2000, ROMA Design Group was awarded the

Nati onal AIA Award for Regional and Urban Design for the redesign of the

Embarcadero. The Mid-Embarcadero project includes a number of inter-

related transportati on, transit and open space improvements at the foot

of Market Street along the Embarcadero and adjacent to the landmark

Ferry Building, in one of the most historic and visually prominent locati ons

in San Francisco. Over a period of a more than a decade, ROMA Design

Group worked closely with community groups and city departments to

redesign the area and reconnect it with the adjacent downtown and city.

The project includes a major new plaza in the center of the roadway and

in front of the Ferry Building; the redesign of Justi n Herman Plaza; the

design of the roadway as a recreati onal and transit-oriented boulevard;

the design of two city blocks as parkland; and pedestrian and public

access improvements along and over the water. In additi on, the role of

the area as a hub of transit and as a gateway into the City is reinstated

through ROMA’s design of a major new light rail transit stop in front of the

Photo: Linda Roberson

31

Ferry Building and two new ferry terminals on the waterside, connected

by waterfront promenades and public spaces. 11

Community Impact

The Mid-Embarcadero waterfront has moved very rapidly to

establish a new meaning and identi ty for this porti on of the waterfront.

Key to this success is the enhanced role of waterborne transportati on, the

extension of the historic “F”-line service to and along the waterfront, and

the renovati on of the Ferry Building with the adjacent farmer’s market

that att racts people from all over the region. The city has pointed the

waterfront in the right directi on and now it is clear that the physical

Photos: Linda Roberson

32

restructuring of the waterfront is in many ways the modern-day equivalent

of Golden Gate Park in its scale and signifi cance to the life of the city.

There is sti ll, though, a need for additi onal acti viti es that can acti vate

the approximately twelve acres of open space. As ti me moves forward,

future steps will require an openness to change to allow the waterfront to

conti nue to intensify, reintegrate with the city, and evolve in the dynamic

fashion that has characterized it in the past.

Lessons Learned

Originally intended to connect the Bay Bridge with the Golden

Gate Bridge, this porti on of the waterfront has been the focus of public

debate and controversy. To transform the waterfront from what it had

become, a through-movement corridor, into a vibrant public place

demanded that the historic role of the area be reconceived in modern

terms. Considerati on of scale, enclosure and linkage, as well as the

physical and functi onal requirements of transportati on and transit, had

to be addressed realisti cally. For large scale urban projects such as this,

a major lesson learned was that one single project does not make the

diff erence, but an inter-related series of projects that take ti me, require

pati ence, vision and the commitment to improvement that will span

Photo: Linda Roberson

33

generati ons.

This project shift ed the role of the area from a through-movement

corridor to one that balances through-movement with a sense of place. It

emphasizes sustainable practi ces in focusing on pedestrians, transit and

alternati ve modes of transportati on. It also focuses on inclusivity and

creati ng places that are capable of serving a mix and variety of people

and acti viti es - not one at the expense of the other, but together and in

areas that are comfortable for groups and large assemblies as well as for

individuals at all ti mes of the day and night. Linked public spaces including

parks, plazas, promenades and piers establish an open space system with

a quality of design and the use of durable long-lasti ng materials that

helps to spur further improvement and development of the downtown

waterfront and which will serve generati ons to come.12

34

Seattle | Tacoma Vicinity Map (Map by Shell Oil)

Chapter THREE | Site Analysis

The site analysis is a criti cal phase in urban design. In this chapter

diagrams, photos, charts and text work together to tell the story of this

site. Analysis of use patt erns tell us how to develop form and an analysis

of demographics tell us who will use the space and how they will use it.

The site analysis is a tool for designers to diagnose, disti ll and resolve the

issues of a site.

EXISTING CONDITIONS

In 1983 the area now known as the Commencement Bay

Nearshore/Tide Flats site was added to the United States Environmental

Protecti on Agency’s (US EPA) list of Superfund sites. The Ruston/North

Tacoma Residenti al Study Area is an operable unit of this large Superfund

site over 950 acres of almost completely residenti al land with about

4,300 residents and it encompasses several hundred hectares of primarily 35

medium density residenti al land with over 1,800 homes. Less than an

hour’s drive from Seatt le, WA, this formerly blighted, post-industrial site

is undergoing remediati on that will facilitate public uses through the

establishment of parklands and commercial development.

The inclusion of the residenti al study area was based primarily

on soil contaminati on resulti ng from atmospheric emissions from an

adjacent former smelter, owned and operated by ASARCO Incorporated

(Asarco). The Asarco smelter is located in both the town of Ruston and

the city of Tacoma, WA. The smelter property represents my area of

interest for this thesis and encompasses approximately 80 acres with an

adjacent breakwater of 23 acres.

The smelter began operati on in 1890 as a lead smelter and

produced 5 tons of lead per day. Asarco, then named the American

Tacoma, Site Location and existing natural vegitation pattern (shown in green)

36

Smelti ng and Refi ning Company, purchased the smelter in 1905 and

converted it to a copper smelter in 1912. The smelter had a brick

smoke stack, approximately 571 feet tall, which was built in 1917 using

2.5 million bricks. This stack, the source of a signifi cant fracti on of the

fugiti ve emissions, was one of the tallest smelter stacks in the world unti l

Aerial view of site (USGS)

Diagram of brownfi ield contaminants

37

its destructi on in 1993. The smelter specialized in processing ores from

around the globe with high arsenic concentrati ons and recovered arsenic

trioxide and metallic arsenic as by-products. Peak producti on during

the early 1980’s reached 500 tons of copper per day. Copper smelti ng

operati ons ceased in 1985 due to changes in the economics of domesti c

smelti ng, and the arsenic producti on plant was closed in 1986.

The principal health threats at the site are from ingesti on of arsenic and

lead contaminated soil, resulti ng from fugiti ve emissions from an adjacent

former smelter. Several hundred soil samples were collected from the site

Photo: Howard Cliff ord, University of WA Libraries

Photo: Drew Perine, The News Tribune

38

and analyzed for metals leachability and other soil characteristi cs related

to contaminant fate processes. Geostati sti cal analyses were conducted

to generate isopleths (a line on a map connecti ng points at which a given

variable has a specifi ed constant value) of lead and arsenic concentrati ons

in soil. The results of the investi gati on indicated that levels of arsenic

and lead were greatly enriched over background levels. Generally, the

concentrati ons of arsenic, lead, and other priority pollutant metals

decreased with depth; however, in some areas the depth of contaminati on

extended deeper than 30 cm. Soil contaminated by arsenic and lead

above risk-based acti on levels (230 mg/kg and 500 mg/kg, respecti vely)is

being removed, followed by backfi lling with clean soil and on-site disposal

of contaminated soil in a secure facility. This massive clean-up of almost

1,000 residenti al lots is expected to be complete by 2004 at a cost of over

$50m. An innovati ve approach to on-site soil disposal and containment

will permit light industrial development and park use.13

Photos: US Environmental Protection Agency

39

DEMOGRAPHICS

The general demographic profi le of Tacoma/Pierce Co. WA off ers

important data for designers and planners to develop community and

public resources. The following informati on is from the 2000 US Census

and off ers general informati on on the community makeup.

Total Populati on: 3,554,760

Sex: Male: 1,771.122 (49.8%)

Female: 1,783,638 (50.2%)

Age: Median age- 35.3 years

Race: White- 2,819,296 (79.3%)

Black- 165,938 (4.7%)

Am. Indian- 41,731 (1.2%)

Asian Indian- 20,332 (.6%)

Chinese- 52,914 (1.5%)

Filipino- 58,751 (1.7%)

Japanese- 29,765 (.8%)

Korean- 41,169 (1.2%)

Vietnamese- 40,001 (1.1%)

Hispanic/Lati no- 184,297 (5.2%)

40

Housing:Total Households-1,392,393

Type: Families - 894,514 (64.2%)

Nonfamily- 497,879 (35.8%)

Householder- 377,460 (27.1%)

Total Housing Units- 1,467,176

Total Occupied Units- 1,392,393 (94.9%)

Tenure: Owner-occupied- 875,539 (62.9%)

Renter-occupied- 516,854 (37.1%)

Educati on:

High school graduate or higher (89.5%)

Bechelor’s degree or higher (32.0%)

Place of Birth: Total populati on-3,554,760

Nati ve: 3,140,405 (88.3%)

Foreign: 414,355 (11.7%)

Non-Citi zen: 221,990 (6.2%)

Employment: Total in labor force-1,908,706 (68.8%)

Occupati on:

41

Professional or Management- 680,521

(38.4%)

Service occupati ons- 248,808

(14.0%)

Sales and offi ce- 467,611

(26.4%)

Farming, fi shing & forestry- 7,675 (.4%)

Constructi on,extracti on, maint.-161,066 (9.1%)

Producti on, transport, moving- 205,389

(11.6%)

Income: Median household income-$50,733

Median family income-$60,195

(Pierce Co. Census Data US Bureau of the Census-2000 Census) 14

42

ENVIRONMENTAL CONDITIONS

Wind

Elevati on and relati vely unsheltered slopes make wind a factor

for development. The following map graphically shows historic high wind

speeds for Tacoma.

Temperature

Temperature in Tacoma is mild however does see snow and high

summer temperatures. The following shows the US annual average high

and low temperatures. Tacoma average temperatures are listed.

Annual Max. Temp. 59-62 F

Map: Linda Roberson

43

Annual Min. Temp. 40-43 F

Maps: www.prism.oregonstate.eduPuget Sound Regional Synthesis Model (Prism) June 16, 2006

Annual Precipitati on 50-60 In.

Precipitati on

Rainfall is an important factor, parti cularly for urban agriculture.

The following shows the historic average annual rainfall.

44

Projected Climate Change/Global Warming Impacts:

There are many theories as to how the Pacifi c Northwest will be

aff ected by climate change. The conservati ve esti mate is that the Puget

Sound sea level will rise approximately 3 feet by 2100. Research also

suggests that due to seismic acti vity, the area will experience various

elevati on changes. Coast land will experience uplift which negates

much of the projected sea level rise. However, Puget Sound and inland

marine environments, will experience subsidence. Studies suggest that

subsidence will be more severe in the southern sound (Tacoma area)

than in the Northern Sound.

A good approach to practi ce is adapti ve planning in terms of land use

and ecology. Adapti ve planning is encouraged because it allows for

change and with relati ve predictability we can manage a response to the

changing conditi ons. However the challenge lies in the uncertainty of the

rate of change.

Graph: Cimate Impacts Group University of Washington

45

PHYSICAL SITE CONDITIONS

Slope

Slope and (un)natural terrain is a major challenge for the

site. The following diagrams show existi ng ten foot contour lines and

criti cal areas with slope greater than 45%.

Vegetati on and Habitat Areas

This map describes existi ng plant material, parks,

proposed waterfront access, trees and ground cover, as well as habitat

sensiti ve areas. The habitat areas are shown in combinati on with the

criti cal slope areas designated in red.

Map: Linda Roberson

46

Access

Accessibility is another major challenge for the site.

Currently there is only one major access road, Ruston Road, into the site.

The map shows the existi ng road, rail, ferry and pedestrian promenade

from the Thea Foss restorati on.

Maps: Linda Roberson

47

Structures

This diagram illustrates the remaining structures in

Ruston and the site as well as the existi ng residenti al fabric of the adjacent

neighborhoods.

Map: Linda Roberson

48

Chapter FOUR | Design Proposal

Concept Diagram and Project Approach

The design concept is to integrate new development into an existi ng

neighborhood and bring att enti on back to the waterfront as an amenity

and community asset. This requires that the site be reconceived from

its historic industrial use to new uses that are producti ve and generati ve.

The proposed design employs a series of inter-related projects and uses

three key strategies to achieve this new vision. The previous chapters

have shown what the site was and is today, this chapter introduces what

the site could be. Building from it’s history, the proposed design uti lizes

the current investment momentum to guide the urban design.

Existi ng Conditi ons

The opportuniti es and constraints map illustrates that connecti ons are a

challenge and land use is limited. Because the north end of the site is slag

fi ll, building structures are not feasable, therefore this area is well suited

as openspace. An overall park masterplan incorporates this area yet has

not detailed its use as anything more specifi c than public openspace. The

enti re project area will be tested and monitored in perpetuity for toxic

hazards.

49

Constraint Diagram

Access limitati ons (Pearl St. and Ruston Way)

Steep slope restricts building opti ons

Slag fi ll restricts land use (open space only)

Tar Pits-Industrial waste dump next to rail line

Stack hill is disconnected from rest of site by topo.

Drawings: Linda Roberson

50

Opportuniti es Diagram

Connect ‘green’ areas with downtown

Waterfront Recreati on -Kyack, boati ng, fi shing, promenade

View shed and vista points

Historic and adapti ve re-use -Pier, Ruston School, Stack Hill

Defi ne main entry to Pt. Defi ance Park and ferry access

Open space at Marina

Urban Agriculture at slag fi ll restorati on site

Drawings: Linda Roberson

51

Key Strategies

The term ‘Key Strategies’ refers to concepts that are evident on a variety

of scales

The thesis goal is to envision new uses for brownfi eld

redevelopment. Create a self sustaining neighborhood community that

is regenerati ve and producti ve.

Key strategies include: Improve connecti ons and access

between existi ng residenti al and create

direct access to the waterfront.

Implement neighborhood urban

agriculture to serve a variety of local

greening, agricultural, and economic

purposes ranging from food producti on

to tree farms.

Create a new, vibrant high density

neighborhood containing a mix of uses

and cultural faciliti es.

The design resolves issues of disconnecti on, the absence of a sense of

place and underuti lized cultural and economic opportuniti es.

52

Improved Connecti ons and Access

By creati ng strong, clear connecti ons, the design establishes use patt erns

and generati ve nodes that support community vitality. Access is a major

constraint of the site. The physical topography and freight/passenger

rail infrastructure prohibit pedestrian circulati on and neighborhood

interacti on. The surrounding parks and open space are underuti lized

and lack vitality. An asserti ve, meaningful design will establish strong

connecti ons within the site area which can be expanded and link to the

rest of Tacoma.

Neighborhood Urban Agriculture

Originally conceived as a response to the need for more food for

household consupti on, for example during WWI and in Cuba, today

urban agriculture is a good tool for implementi ng sustainable urban

design. It promotes healthy, livable communiti es through diversity of land

uses, community and economic development, waste reducti on through

composti ng, educati on, food security, psycological benefi ts, crime

reducti on, rehabilitati on and open space management. The integrati on

of urban agriculture at a neighborhood scale and on a citywide scale holds

great potenti al for urban design. Today urban agriculture in the US is

evolving from the concept of community gardens to such ideas as urban

infrastructure (green streets) and economic development programs (such

as skills training). Urban agriculture captures and enhances connecti ons

to the environment.

53

Create a new high density neighborhood

The creati on of a new neighborhood with increased density and a mix of

uses is the third strategy for this urban design plan. This strategy supports

diverse economic growth and improves cultural and civic opportunity.

By linking new civic and cultural structures to the existi ng investments

in Tacoma, such as the high density residenti al downtown with a new

center for community agriculture, this design will encourage diversity of

users, adding a depth of experience to the neighborhood.

USGS Photo

54

Design and Soluti ons

The process of solving a design problem begins with an examinati on

and analysis of the site at various scales. Patt erns and unique qualiti es

within the site begin to emerge which help us diagnose the problems

and ulti mately, develop the soluti on. Using a variety of scales and an

understanding of the existi ng patt erns, I reconnect to the key strategies

to encourage a layering of opportunity. The following demonstrates how

this approach works.

The fi rst natural patt ern I recognized, emerged along the

shoreline. Dense clumps of evergreen forest nearly adjacent to the water

is typical for the region and well suited for the ti mber industry. A plenti ful

and accessible forest close to a naturally deep water channel with access

to internati onal waters makes this region ideal for ti mber harvesti ng and

Drawings: Linda Roberson

55

processing. The next patt ern was circulati on, industrial, and residenti al

development. I noti ced these patt erns emerged to miti gate existi ng

vegitati on and an elevati on change of nearly 200 feet. Neighborhoods are

tucked into pockets of trees that line the edges of ravines. Gridded streets

oft en end abruptly or meander in order to navigate along the shoreline

towards downtown Tacoma. Simple, direct access to the waterfront from

the existi ng neighborhoods does not exist.

Graphics: Linda Roberson

56

Maps and historic documents tell us that the site was not part

of the original shoreline. Timber debris topped by molten and granular

slag fi ll create an extension of the shoreline, a prosthesis. The natural

topography and vegetati on was interrupted by this land mass that turns

away from the adjacent neighborhoods. This site needs to engage its

surroundings physically where possible and visually where access is

prohibited. Rather than uti lizing the waterfront for a single, insular

purpose this site must encourage a diversity of uses and reatt ach as part

of a whole.

The design responds by sti tching the ‘green’ shoreline together

with circulati on, establishing a community ‘spine’ with urban agriculture

and a new neighborhood that can sti mulate the growth and support the

conti nued investments of waterfront development.

Graphics: Linda Roberson

57

EXISTING CIRCULATION & CLIFFS

The existi ng rail line follows the contour

of the waterfront then conti nues through

a ravine. It tunnels under the neighbo-

hood and daylights on the West side of

Tacoma. Pearl St. connects to the car

ferry on the NE side of Pt. Defi ance Park

and conti nues to downtown. Ruston Way

is the primary access road to the site, it

connects to I-5 and downtown via the

waterfront.Red indicates cliff areas that

separate the site verti cally. Ruston way

circles around the ‘tar pits’, a former au-

tomoti ve waste dump site.

PROPOSED GREEN CIRCULATION

Producti ve urban agriculture are used in

skills training and educati on. Tree farms

provide seasonal crops(holiday/fruit) and

street trees that are replanted through-

out Tacoma. The Recreati onal green is a

neighborhood and community area for

acti ve and passive recreati on. The Green

Streets/boulevard connect neighbor-

hoods and generate access points to the

park and waterfront. They link the green

spaces together and promote alternati ve

circulati on routes within the site.

Graphics: Linda Roberson

58

PROPOSED VEHICULAR CIRCULATION

Ruston way is rerouted to connect to the

ferry with arterials that circulate along

the edges of the agricultural spine. Rear

loaded single family units allow access to

homes and keep cars away from the wa-

terfront, for pedestrian use only. Pedes-

trian ‘paseo’s run alternately as a mea-

sure to increase pedestrian access to the

waterfront and improve neighborhood

feel. Rebuilds green buff er along ravine

and rail line, consistent with natural land-

scape patt ern.

SPECIAL AREAS OF INTEREST

The remaining Pier, Ruston School and

Stack pedestal are areas that have po-

tenti al for reuse. The marina/slag fi ll

area, waterfront , tar pits and car tun-

nel, bridge and Pt. Defi ance Park entry

all have interesti ng characteristi cs that

can be enhanced to establish identi ty

and create connecti ons. Vista points at

the ravine bridge and tar pits create vi-

sual connecti ons to the waterfront. The

relati onship between the school and pier

create natural endpoints for the agricul-

tural spine

Graphics: Linda Roberson

59

A New High Density Neighborhood

The neighborhood design concentrates high density residenti al

development along the agriculture spine with mixed use/cultural faciliti es

and single family homes next to the water front. The spine directly

connects to the high density development of downtown Tacoma via the

waterfront promenade. Att racted by the open space of the agricultural

spine, recreati on and easy waterfront access, residents of high density

downtown development would bike or walk to the new community.

The eff ort to include single family housing is in response to maintaining

economic and cultural diversity within the site. I established the homes in

this locati on so that the agricultural spine would serve the higher density

units. A single family lot owner would have litt le use for communal garden

space whereas an apartment or townhome owner would be more likely

to require additi onal outdoor space. Additi onally, the higher density

units that line the agricultural spine establish a strong corridor from the

upper neighborhood to the waterfront. This massing takes advantage of

views, rooft op garden opportuniti es and redirects the orientati on of the

site.

Proposed site section through the single family residential neighborhood.

60

PROPOSED LAND USE PLAN

Commercial is a modest neighborhood scale

mixed use retail adjacent to civic uses (outdoor

market structure, educati onal faciliti es and com-

munity resources). High, Med. and Low density

residenti al diversify the user and provide a range

of income levels. The residenti al massing frames

open spaces and directs users to the waterfront;

it uti lizes the slope in order to preserve views.

SINGLE FAMILY HOUSING

Low density housing maximizes access to the

waterfront and reduces the use of the car. Rear

loaded properti es (8-12 DU/AC) allow more inti -

mate spacing of homes, encouraging interacti on

between neighbors and landscaped common ar-

eas that refl ect the values of urban agricultural.

Paseos link the waterfront and the agricultural

edge which resemble row crops or orchards.

COMMUNITY OPEN SPACE

Includes habitat/restorati on faciliti es. The for-

mer ‘tar pit’ is a restored wetland/habitat area

used for recreati on and educati on. Designed to

provide access to natural areas that have been

previously contaminated, this project is an acti ve

area for restorati on and ecological educati on by

using detenti on basins for wetlands and phytore-

mediati on for cleansing.

61

Defi ning The Public Realm and Ways to Connect

Creati ng an overlapping patt ern of movement for pedestrians,

bikes and vehicles leading community members directly to the waterfront

is essenti al. Bringing people to the waters edge he, heightens their

awareness of the amenity-thus their desire to protect and preserve it

for public use. It gives people a sense of place and helps establish an

identi ty to that place. By overlapping the circulati on patt erns, we create

opportuniti es for spontaneity, provide choices for users and encourage a

diversity of users.

The purpose for circulati on is to link criti cal elements and to do so

in such a way that refl ects the guiding concepts, which in this case is

urban agriculture. This presents an opportunity to disti nctly defi ne and

asserti vely arti culate circulati on as the public realm. Urban agriculture

de-emphasizes the streets’ use as a singular functi on and weaves in layers

of possibilites. For example the choice of street tree may be a fruit bearing

variety that is harvested by at risk teenagers for use in an alternati ve

culinary arts school. Public bus stops might serve double duty as bio-

diesel collecti on points. An urban forestry program established by the

city may partner with private industry to train out of work or transiti onal

employees in the care and maintanence of trees. This program builds a

skilled labor force trained by a municipality to be employed by private

industry. Urban agriculture helps to redefi ne the street in physical,

functi onal and economic terms.

As with most company towns, a single ingress to the site assured

that the employer profi tt ed from both the work generated by the emplyee

62

and the cost for its employees to arrive at work.15 Ruston and the ASARCO

site are consistent with the form and layout of a company town. The

vehicular access from Ruston Way is the primary access which bisects the

neighborhood and the site. In an eff ort to address the original topography,

I used this opportunity to create a center and reorient the focus of this

town. My design soluti on reroutes Ruston Way and maintains its strong

connecti on from downtown Tacoma to the Ferry Terminal. This simple yet

bold street connecti on overlays the agriculture spine to establish a major

node, the center of the site. Ruston Way now uti lizes the street as a ‘step’

to connect the upper neighborhood to the lower site via an agricultural

spine.

The green circulati on diagram adds another layer of connecti on

and illustrates a framework of greenbelts and pedestrian corridors. This

framework captures the existi ng waterfront promenade from the Thea

Foss restorati on promenade, which links public parks, historic features

and downtown investments. Uti lizing the existi ng remnants of the smelter

and Ruston School building, the green framework conti nues to weave the

physical neighborhoods together. There are a number of ways to reuse

the school structure that anchors the agricultural spine and creates a

sense of neighborhood place. Reuse as an agricultural training facility,

an extension of the University of Washington, is one opti on. Another

opti on is a privately owned hotel/ restaurant that highlights the benefi ts

of urban agriculture and sustainability. The structure might be adapted

to house a collecti on of environmental non-profi t organizati ons or arti sts

studios. The city might fi nd it useful as an administrati ve facility for the

regional park. The structure is versiti le; the idea is that whatever its use,

63

it suffi ciently relates back to the community and the key concepts.

Employing a variety of transit modes that acti vate public

spaces, encourage explorati on and invite pedestrian acti vity are all key

elements to the successful integrati on of neighborhoods. Strategies for

connecti vity shall work to enhance and build from the existi ng investment

in infrastructure and sustainable design principles.

Secti on of the agricultural spine showing view impacts, elevati on changes and the stepping of buildings.

64

Detail of secti on shows how the

street acts to miti gate the eleva-

ti on and creates a bride from the

upper site to the lower site. The

architecture acts as a rain shield

for pedestrians to maximize street

use year round.

Detail of the spine shows the in-

terweaving of greenspaces and

framed public spaces. The new

circulati on plan that connects to

the marina , ferry and producti ve

agricultural park.

Detail of the producti ve agricul-

tural park. Designed to fl ood as a

storm water retenti on basin, this

area allows for eco-tourism, edu-

cati on, producti on and training op-

portuniti es. The pier is designed to

enhance views and encourage fl ex-

ible use of space during fl ooding.

65

‘The Spine’

The agricultural spine of the site is a major design move that

represents the community core and structures new patt erns. It is the

mechanism for linking together the upper and lower sites, creati ng access

to the waterfront and other agricultural nodes. A public green space

that connects cultural and community resources to recent investments

downtown, the spine improves pedestrian access to regional ammeniti es

such as the ferry, Thea Foss Waterway, Point Defi ance Park the Washington

state history museum, the Chiluly Glass Museum and the University of

Washington campus.

The top of the spine links to the green circulati on system that

captures the upper neighborhoods and connects the remnants of the

smelter site; It incorporates the Ruston School, the Pier and the Stack.

These elements are important visual connectors and cultural features.

While only the footi ng of the Stack exists, it represents the largest industrial

smoke stack on the West coast and there is potenti al for local and regional

re-vision. One vision might include a marker that identi fi es it’s former

industrial signifi cance. Another might refl ect the new opportuniti es in

Tacoma and highlight the local achievement in glass arts. It accentuates

the importance and beauty of the water while connecti ng frameworks

and becoming a beacon for the community.

66

Sketch rendering of the architecture

along the spine. Allows for agricultural

use on roof decks and maximum oppor-

ti nity of views.

Drawing: Linda Roberson

Sketch of massing and producti ve use

of agricultural spine. Water feature en-

hances opportunity for site remediati on

as well as a public amenity and connec-

ti on to the water.

Drawing: Linda Roberson

Detail of producti ve agricutural park.

Incorporates the marina and yacht club,

encouraging the use of space as recre-

ati on. Allows two way access for ship-

ping and hauling, as well as parking for

marina uses.

67

Chapter FIVE | Conclusion

Large scale urban projects require an inter-related series of

moves which take ti me and vision. Such change on a large scale cannot

happen with one gesture, parti cularly if it involves shift ing peoples

historic understanding and experience with place. Well choreographed

moves implemented on a variety of scales has the potenti al to transform

not only places but people.

The thesis is about research, disseminati on and communicati on

and our att enti on to that process is what guides our design decisions. A

designer must be fl exible and able to recognize that the initi al intent may

not survive the process. I began this thesis in an eff ort to reinvision the

redevelopment of brownfi eld sites and while it is, I see that the design

is not necessarily the end result. Rather than creati ng a framework for

brownfi elds this is a framework for the evoluti on of brownfi elds. It is the

process that teaches us and one must be open to ideas and willing to

questi on assumti ons in order to learn. So, while urban design conti nues

to embrace sustainable ideas, it must also remain fl exible as it too is sti ll

part of the process.

68

Sketch of massing and producti ve use

of agricultural spine. Water feature en-

hances opportunity for site remediati on

as well as a public amenity and connec-

ti on to the water.

Drawing: Linda Roberson

Final design rendering. Drawing: Linda Roberson

69

Bibliography | Sources cited

1 Final Statement of Work for Remedial Design and Remedial Acti on-

Commencement Bay Nearshore/Tidefl ats Superfund Site Operable Unit

02-ASARCO Tacoma Smelter Facility and Slag Peninsula and Operable Unit

06-Marine Sediments and Groundwater Ruston and Tacoma, Washington.

US EPA, July 11, 2006.

2 Ibid.

3 Joint Aquati c Resources Permit Applicati on Form (JARPA),

Offi ce of Regulatory Assistance. Applicant, Point Ruston, LLC. Shoreline

Substanti al Development Applicati on. February 9, 2007.

4 United States Environmental Protecti on Agency. October, 2007

htt p://www.epa.gov/

5 Ibid.

6 Les Blumenthal. “Asarco Leaves Legal Heartburn”. The News

Tribune March 20th, 2006 htt p://www.thenewstribune.com/news/local/

story/5601735p-5034525c.html)

7 Francis, Mark. 2003 Village Homes-A Community by Design;

Land and Community Design Case Study Series. Landscape Architecture

Foundati on. Island Press. Washington, Covelo, London.

8 Seatt le Municipal Archives. August, 2007. htt p://www.seatt le.

gov/CityArchives/

9 Andrew Buncombe. Cuba’s agricultural revoluti on an example to

70

the world. THE INDEPENDENT Sunday, August 13, 2006

10 Port of San Francisco. September, 2007. htt p://www.sfgov.org/

site/port_index.asp

11 American Insti tute of Architects. November, 2007. htt p://www.

aia.org/csp_roma_embarcadero

12 Ibid.

13 Final Statement of Work for Remedial Design and Remedial Acti on-

Commencement Bay Nearshore/Tidefl ats Superfund Site Operable Unit

02-ASARCO Tacoma Smelter Facility and Slag Peninsula and Operable Unit

06-Marine Sediments and Groundwater Ruston and Tacoma, Washington.

US EPA, July 11, 2006.

14 United States Census Bureau. January, 2007. htt p://www.census.

gov/main/www/cen2000.html

15 Carlson, Linda. 2003. Company Towns of the Pacifi c Northwest.

University of Washington Press, PO Box 50096 Seatt le, WA 98145

71