T U R N I N G B A S I N E A S T REIMAGINING THE DOWNTOWN WATERFRONTPETALUMA, CA

BRITTNEY COOPER | LA461 SENIOR STUDIO | CAL POLY SAN LUIS OBISPO

Front Cover:View from the turning basin toward

the heart of downtown Petaluma(Photo by Author)

TURNING BASIN EASTREIMAGINING THE DOWNTOWN WATERFRONT

byBrittney Cooper

A senior design project Presented to the College of Architecture and Environmental DesignCalifornia State Polytechnic University

in fulfillment of the requirementsfor the degree of Bachelors of Landscape ArchitectureSan Luis Obispo, CA 2012

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CONTENT

L O C AT I O N & B A C K G R O U N D

S I T E P H O T O S

S U R R O U N D I N G C O N T E X T

C I R C U L AT I O N S T U D I E S

C I T Y Z O N I N G

C A S E S T U D I E S

P R O G R A M

C O N C E P T D E V E L O P M E N T

M A S T E R P L A N

S U P P O R T D R A W I N G S

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0 1Bodega Bay 27 mi.

San Francisco 40 mi.

Cloverdale 48 mi.

Napa Valley 25 mi.

location

San Francisco

Petaluma

city context

Petaluma is river town located just 40 miles north of San Francisco. Petaluma is a city with a deep rooted history dating back to 1858 that has been closely tied to the Petaluma River. A product of the gold rush, the City of Petaluma quickly became an agricultural and ind ustrial hub supplying larger neighboring cities, including Oakland and San Francisco, with much needed resources. Over the past 150 years, the city has retained it agricultural heritage while striving to promote new urban development strategies.

site context

mission

Petaluma is a small town of approximately 14 square miles. Encompassing 14 acres of land, the site is situated in the social and geographic center of the city. Located on the north end of the site is the future downtown transit station for the SMART Rail. The new rail line will run north-south from Cloverdale to Larkspur, where users may take take the ferry into San Francisco. This new form of mass transportation will bring about a new influx of tourism coming into the city. With

SMART Rail

SMART RailProject SiteProject Site

In preparation for the arrival of the SMART Rail, the city of Petaluma is in need of a linkage between the downtown core and the new transit center. The site, in desperate need of revitalization, has the potential to be a strong gateway into the city. Through the design of a mixed-use riverfront district, the project seeks to improve economic, ecologic and social development, while reinforcing the importance of sustainable alternative modes of transit.

increased tourism comes increased revenue and economic benefit for the city. Unfortunately, the site of the downtown rail station is in a state of disrepair. Currently, the parcels of land between Lakeville Highway and the Petaluma River lie mostly vacant. The only development lies directly on the riverfront and is one of the most underutilized shopping centers in the city. There is currently no connection between the future rail station and the downtown core.

turn·ing ba·sin [tur-ning bey-suhn] noun 1. an enlarged space at the end of a canal or narrow channel to permit boats to turn around. ex: Further north, the river becomes too shallow therefore boats must use the turning basin to return to the San Pablo Bay.

site photos0 1

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View from the docks demonstrating the lack of interaction with the riverfront. Nearly all of the development on site turns its back to the river.

View from opposite side of the river showing the disconnect between the river’s edge and the existing shopping center.

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View toward north end of site and historic train depot (view obstructed by warehouses).

View of existing shopping center and recently built mixed-use affordable housing. This parking lot takes up nearly one third of the site.

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0 4Site Waterfront Petaluma

Yacht Club

Ped Bridge to Downtown

Riverfront

Successful Downtown

WaterfrontSuccessful Downtown Riverfront

Petaluma Yacht Club

Historic River-house

Theatre District

surrounding context

The view from the site across the turning basin is far more appealing than views into the site.

At its current state, the presence of the site is a burden to the downtown core.

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Project Site

Train Station

River LoftsTheatre District

Mixed-UseHousing

Turning Basin

Downtown Core

River Lofts

Theatre District

Mixed-Use Housing

Downtown Core

The site is surrounded by attractive amenities including the Petaluma Art Center, Steamer Landing Park, the Petaluma Yacht Club, and the Petaluma River. On the other side of the river sits downtown Petaluma and the newly revamped Theatre District. The most appealing aspects of the town are severed from the new transit station by this dysfunctional piece of land.

Steamer LandingPark

Yacht Club

Petaluma Art Center

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movement [m]aps [m1] [m3]walking time proposed circulationexisting circulation

1/4 Mile Radius

1/2 Mile Radius

1/8 Mile Radius

5 minute walk2.5 minute walk

10 minute

walk

Percent of Sonoma County Commuters by Travel Time

Commuting to Work, Sonoma County

From the downtown train depot the city is easily navigable on foot. To walk across the site takes no longer than 5 minutes and the center of downtown is less than 10 minutes away

Currently the site lends itself most to the automobile. There are very few streets within the city with class I or class II bike lanes. There is currently limited use of the site by cyclists and pedestrians alike.

The site will prioritize alternative transit methods include bike, bus, train, and boat. Design of the site will decentralize and slow down auto traffic and make drivers aware of adjacent pedestrians.

[m2]

A majority of county residents (74.5%) drive alone to work. Rising gas prices and bridge tolls have provided incentives for commuters to carpool, yet only 12.3% of residents choose this option. With the majority of commute times falling between 15 and 35 minutes, the new rail line will be an extremely viable form of commuting for the city. Creating a high density live-work district directly adjacent to the river, downtown and mass transportation, will harbor more sustainable community.

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city zoning

Existing Builings

100 year Floodplain

General Land Use

Speci�c Zoning

historic structures

Petaluma’s historic downtown reflects the growth and prosperity achieved during its economic heyday. In the 1850’s, the westward movement of settlers, spurred by the Gold Rush, capitalized on this natural “hub.”

The town was incorporated in 1858 amidst fertile lands serviced by an easily navigated river, and quickly became an active shipping center. Warehouses were built near the river to store potatoes and hay awaiting shipment down river. Products and passengers came and went from the docks on a regular schedule. Potatoes, hay, fruits, grain, and dairy products were shipped to San Francisco.

The historic buildings and streetscapes in Petaluma’s downtown are essential in defining the city’s character and maintaining its ties to the past. -Petaluma River Access Plan

The site zone is designated as T6 Urban Core with a small amount of T5 Urban Center as specified by the Petaluma Smartcode Zoning.

Setbacks of the proposed buildings within these zones fall between 0 and 10 feet from the property line.

As stated by the Petaluma Smartcode, buildings within the specified zones (T6 & T5) must be a minimum of 3 stories and shall not exceed 4 stories, except when deemed appropriate by the planning commission during the site plan and architectural review

The maximum height of any building is six stories, upon approval from the planning commission.

The General Land Use Plan specifies the site and much of its surrounding as mixed-use development.

A large portion of the site falls in the 100 year floodplain. Due to this, any development in these areas must sit one foot above the base flood elevation.

The site naturally drains into the Petaluma River. Through the site design, efforts will be made to eliminate site runoff and enhance water quality

train depot copeland warehouses

petaluma riverhouse

HIGH DENSITY

MIXED USE

FLOODING

WASTED SPACE

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case studies Encompassing more than 14 acres of land, the design of Turning Basin East must explore a variety of scales, from expansive waterfronts down to pedestrian streetscapes and urban plazas.

Santana Row is dominated by pedestrian traffic. Sidewalks are of equal width to traffic lanes which are separated by a public plaza median.

Flexible outdoor spaces allow for variety in programming (farmers markets, street vendors, car shows, concerts, yoga) and unscripted uses.

The design of curbless streets allows for pedestrians to move freely throughout the spaces.

According to the Seoul Development Institute, the restoration project has added between $2.9 billion and $20 billion to the local economy and created 300,000 new jobs in the construction, machinery, real estate, and retail industries

Air pollution along the stream has dropped 36 percent. Also, summer temperatures along the canal are now 5 degrees lower than surrounding areas.

Just four years after the stream was uncovered, the number of fish species has increased from 4 to 25, bird species from 6 to 36, insect species from 15 to 192, and plant species from 62 to 308.

This project has successfully contributed to the economy as well as environmental and public health.

ChonGae Canal Point Source Park Downtown San Luis ObispoSantana Row

Mikyoung Kim Design SWA Group City of San Luis Obispo

Seoul, Korea San Jose, CA San Luis Obispo, CAStreet performers and musicians frequent the street edge sparking community interaction.

The weekly farmers market closes the main downtown street to auto traffic instilling a sense of confidence in pedestrians and cyclists.

Diversity among retail stores maintains a thriving downtown. Larger corporate stores (i.e. Apple, Gap, Barnes & Noble) bring in strong revenue for the city while smaller local shops maintain a sense of place and local charm.

Street parking is metered while the majority of parking is directed to two parking structures.

Users are not charged for the first hour of parking in the structures; this allows residents to run quick errands without the nuance of repeatedly paying for parking.

The design of Crissy Field delicately balances historic preservation, wetland restoration and functional public open space.

Prior to its restoration, public access at Crissy Field was limited primarily to a narrow stretch along the shoreline

Expansive walkways, up to 25 feet wide along the shoreline, allow for small groups of people to walk side by side without feeling confined or obstructed by passerby

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36 projects of varying scales were designed to instill a sense of community and unify the Yerba Buena district.

Projects including solar powered docking stations, art crosswalks, and moveable “parkmobiles” provide the neighborhood with its own unique identity.

Activating underutilized alley spaces ignites dynamic interactions between people and place.

Repurposing spaces as dog parks, pedestrian streets and urban plazas gives function to existing unused spaces

Toronto Central Waterfront - HtO Park, Simcoe Wavedeck Yerba Buena Street Life Plan Madrid RIOCrissy Field

Hargreaves Associates

West8

Janet Rosenberg + Associates (JRA) CMG Landscape Architecture West 8

San Francisco, CA

Toronto, CAN

San Francisco, CA Madrid, SpainFor years the Manzanares River was lined by multiple lanes of traffic. The newly constructed underground expressway made it possible to reclaim the land directly adjacent to the river for public open space.

The Madrid RIO design includes a rowing channel and incorporates 11 new bridges for pedestrians and cyclists.

The project focuses attention back to the natural environment and stimulates pedestrian linkages throughout the heart of the city.

The design of Crissy Field delicately balances historic preservation, wetland restoration and functional public open space.

Prior to its restoration, public access at Crissy Field was limited primarily to a narrow stretch along the shoreline

Expansive walkways, up to 25 feet wide along the shoreline, allow for small groups of people to walk side by side without feeling confined or obstructed by passerby

Severed for many years by an elevated expressway, HtO park is rapidly reconnecting Toronto with the lake front.

To revitalize the once industrial site capping was used to leave contaminated soils undisturbed and on-site storm water management systems were put in place such as pervious surfaces. All irrigation on-site is done using lake water only.

Bright yellow umbrellas sprouting up from the urban beach and sodded mounds mimicking that of sand dunes entice users to the site and the water’s edge.

The undulating curves of the Simcoe Wavedeck (1 of 4 decks in the area by West8) mimic the contours of the lake shore.

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1) Enhance walkability through a circuit of civic open spaces.

a. Create a pedestrian thoroughfare from the transit center toward downtown.

i. This thoroughfare will be a promenade lined with mix use amenities. Intermixed with the promenade will be smaller parklets and civic plazas.

ii. This promenade will also funnel into the new riverfront park.

b. Create a linkage to adjacent Steamer Landing Park.

i. Steamer Landing Park is a nature preserve on the peninsula of the Petaluma River. Extending urban open space to the east edge of the site would create a more viable connection to existing green space.

c. Design a new linkage between Riverfront Park and Putnam Plaza Park.

i. Putnam Plaza is one of the few urban open spaces located in the heart of downtown. The site will link to this space the use of a park bridge that combines structure and nature.

2) Create a hierarchy of transportation modes.

a. Establish pedestrian circulation as the primary mode of transport.

i. Creating walkable communities not only improves personal health of individuals but also the health of communities, stimulating the social and economic livelihood within the city.

ii. Employing the use of sidewalks that are a minimum of 10 feet wide allows and encourages heavy pedestrian usage.

b. Establish bicycle circulation as the secondary mode of transport.

i. A network of new bike lanes will be implemented along the riverfront and existing roads.

ii. Ample bicycle parking will be made available throughout the site.

c. Car circulation will be the lowest priority in transpor tation concerns.

i. While the existing roads will remain intact, no new road will be added, to limit the number of cars entering and exiting the site

ii. Existing roads (i.e. Copeland Ave. and Weller St.) will be retrofitted with pavers to promote pedestrian usage. These streets will be “curbless” and constructed at grade with the pedestrian path of travel.

3) Create a centralized city plaza

a. Take into account the affect of microclimates on the pedestrian experience.

i. Plaza will be located to receive the maximum amount of sun year-round.

ii. On hot days pedestrians will be inclined to sit in the shade. An adequate number of street trees with airy canopies will be placed to provide a balance of sun and shade.

b. The plaza will be divided into several subspaces.

i. Some spaces will be smaller allow reserved conversation within small groups of 2 to 5 people

ii. Other spaces will be large enough to accommodate sizable groups of up to 30 people.

iii. A large open area, either green or paved, will allow for larger community events

c. A variety of seating will be made available.

i. Seating is one of the most important elements in encouraging plaza use. Seating will be strategically placed at edges and nodes allowing people to watch passerby.

ii. Secondary forms of seating, including raised platforms, steps, retaining walls, and grassy mounds, will be incorporated within the site.

iii. Flexible seating that is backless and measure 3 feet by 6 feet will be given priority. This form of seating allows a group to sit all at once, a few strangers to sit without being bothered, or an individual to lie and sunbath.

d. Define boundaries and edges

i. Outdoor café seating will be made available from ground floor merchants.

ii. Spaces and transitions will be clearly differentiated by changes in paving and/or planting.

e. Provide a space for entertainment and/or events.

i. Space will be allocated for temporary exhibits and installations to entice community members and

tourism.

ii. Space will be arranged in an arcade-like manner to allow for farmer’s markets.

iii. A stage will be included in order to have frequent live performances

f. Incorporate the use of water through fountain design.

i. Tangible, playful features are part of what make good civic spaces successful.

4) Implement a variety of mixed-use developments.

a. Comply to city building height ordinances

i. As per the city general plan, all development within the site will stand between 4 and 6 stories high.

b. Implement mixed-use office development near transit station

i. The development of offices directly adjacnt to the transit station will emphasize the use of the rail line for commuters, further promoting a sustainable community.

c. Promote live-work environments

i. Creating flexible structures in which people live as well as work eliminates the need to commute. This sustainable lifestyle promotes more environmentally conscious communities.

d. Encourage business and amenities that cater to a wide demographic.

i. More than half of the population of Petaluma is below the age of 40. Amenities such as music venues, nightclubs and cafes will be established to attract the a rich variety of users.

e. Re-purposing of historic buildings

i. The River House at 222 Weller St. will be converted into a historic River-Rail Museum or farm-to-table restaurant.

5) Establish a relationship between new development and Riverfront Park.

a. Foster a sense of arrival from transit nodes.

i. Design will focus attention toward positive views of the city

ii. Located outside the train station will be an outdoor foyer to the city with a balance of hard- and soft-scape as well as ample trees to provide shade.

b. Create smooth transition from urban development to natural riverfront

i. The businesses currently existing in the Golden Eagle Shopping Center are outdated, underutilized, and completely turn the back to the river. New business developments will embrace the riverfront and breathe new life into the forgotten landscape.

ii. Cafes located nearest to the river will have outdoor patio seating.

c. Maintain strong views of river as much as possible throughout the site.

i. Buildings will be strategically located to allow glimpses beyond to the rivers edge, stimulating intrigue and curiosity.

6) Provide avenues for habitat restoration

a. Boardwalk system to minimize habitat destruction

i. A series of river boardwalks, elevated above vegetation and wildlife, will keep users from degrading natural habitats.

ii. All riverfront design will be executed with the safety of threatened or endanger species in mind. 1. Salt marsh harvest mouse2. Peregrine Falcon 3. California Clapper Rail4. Chinook Salmon

iii. Plants native to the river habitat will be planted to remediate effects of invasive species.

d. Existing redwood trees along the river edge will not be disturbed or removed.

i. Any design or topographic modification near the trees will occur outside the tree drip line.

7) Ensure adequate parking throughout the site.

a. Provide adequate number of handicap parking spaces.

i. Handicap spaces will be located according to ADA requirements and measure 12 feet wide by 20 feet long.

b. Create mixed use parking structures

i. Where parking is needed closer to the river edge structures will be used with retail and services located on the ground floor with 3 stories of parking above.

8) Maintain the historic character of Petaluma.

a. Respond to historic building vernacular.

i. The design of facades within new development will draw upon visual cues of historic architecture throughout the city while maintaining an air of modern

design.

9) Promote public programs and community involvement

a. Maintain constant spatial programming to deter delinquency and transients.

i. Spaces that are programmed for continuous activity have a much lower risk of vandalism and misuse.*

ii. Creating space for weekly farmers markets large enough for 15-20 vendors will encourage community engagement.

iii. Specified locations will have live music during the lunch hour as well as evening hours.

10) Acknowledge safety concerns in the design of site.

a. Maintain ample lighting throughout the site to ensure user safety.

i. A unifying scheme of street lamps will unite the turning basin east district.

ii. Ground lighting will be implemented beneath trees

iii. Stringed lights will be hung throughout the canopies of trees and strung across major pedestrian avenues.

b. Design for adequate emergency access and egress.

i. Streets and pedestrian ways will be designed to accommodate emergency vehicle access.

ii. River promenade will have enough square footage to accommodate a large number of people in the case of an emergency evacuation.

c. Provide signage for ease of navigation throughout the site.

i. Way finding will be clearly expressed through directories and street signs.

d. Satisfy all ADA requirements in the design of site.

i. Handicap ramps will not exceed 8.3% slope and will be at least 5 feet wide.

ii. Ramps with slope over 5% will have a landing every 30 ft.

iii. The design of “curbless” streets will allow for easier wheelchair navigation.

program

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[c]oncept development [c1]

[c3]

[c2]

[c4]

[c]oncept A

[c]oncept C

[c]oncept B

preliminary master plan

architectural programming

RET

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230,0

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885

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sq. ft

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270,0

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q. ft.

800 u

nits

100-1

50 un

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1245

spac

es

Residential

Commercial

Retail

Residential

Retail

Commercial

Retail

Parking

Retail PAR

KIN

G

The high volume of retail square footage is sup-ported by the immediate residents of the turning basin as well as tourism. Providing a variety of flexible retail goods and services within a quarter mile (including a grocery store, day care, gym, laundromat, etc.) will foster a comprehensive live-work district in which one will not depend on the use of a car for daily tasks.

exploration sketches

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existing site proposed site

The river and rail were the two arteries that first breathed life into the city of Petaluma. Reviving these two vital aspects of the city and activating the space in between is what is needed to propel future progress and development.

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master plan key

South facing sloped lawn to optimize river views and sunbathing

Stage set in the foreground of riparian habitat restoration

City plaza with open space to hold public events and farmers markets

Riverwalk trail wide enough to accommodate delivery vehicles for first floor commercial establishments

30 degree loading stalls maximize space for shuttles and busses to enter and exit

Potential Farm-to-Table Restaurant

Historic Building

Reconfigured dock layout to compliment form of the turning basin

Urban Agriculture crop rows harvested as restaurant produce, potential for community garden

Proposed auto circle to ease traffic flow and slow traffic coming into the site

Proposed pedestrian bridge providing new connection to the “Golden Concourse” leading to the heart of downtown

Vehicle entry to 4 levels of podium parking

Softened pedestrian experience along Washington Blvd.

Color blocked perennial mass planting

Geomorphic paving layout and water feature

Elevated deck overlook furnished with benches and lounge chairs

Riparian habitat restoration wraps around the entire perimeter of the turning basin

Pedestrian Allies

Train Station

Bus Depot

Class I bike lanes surround and transect the site to promote healthy alternative transit.

Private roof garden/courtyards for Turning Basin Residents

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construction [d]etails

FINISH GRADE

6" COMPACTED AGGREGATE

4"- 6" CONCRETE SLAB

STONE PAVER (SIZE, PATTERN,AND SHAPE ARE VARIABLE)

1"- 2" MORTAR SETTING BED

COMPACTED SUBGRADECONCRETE FOUNDATION

34" PVC CONDUIT

2" RECESSED DEPTH

MATERIAL: POWDER COATED STEELLENS: HEAT RESISTANT TEMPEREDCLEAR GLASS

[d1]backlit bollard

ORDINARY HIGH WATER LEVEL

FILTER FABRIC

EROSION AND SEDIMENTCONTROL BARRIER

GRADED BANK WITH RIPRAP

ERODED BANK

[d4]bank stabilizing riprap

PRECAST CONCRETE

WATERLINE

WATER PUMP

MEXICAN BEACH PEBBLE

BUBBLERGRAVEL FILL FOR DRAINAGE

WEEP HOLES AT 4-’0” O.C. TYP.

POURED IN PLACE WALL AND FOOTING

3” SAND SETTING BED

1” BLACK FLAGSTONE

18” TIE BOLT

2” x 4” IPE ON EDGE

U-BRACKET BOLTED TO CON-CRETE INSET

SEALANT

SCALE 1” = 2’-0”

D1

CANTELIVERED BENCH SCALE 1” = 2’-0”

D2

WATER TABLE BUBBLER

SCALE 1” = 2’-0”

D3

MODULAR PAVER

[d2]cantilevered bench

PRECAST CONCRETE

WATERLINE

WATER PUMP

MEXICAN BEACH PEBBLE

BUBBLERGRAVEL FILL FOR DRAINAGE

WEEP HOLES AT 4-’0” O.C. TYP.

POURED IN PLACE WALL AND FOOTING

3” SAND SETTING BED

1” BLACK FLAGSTONE

18” TIE BOLT

2” x 4” IPE ON EDGE

U-BRACKET BOLTED TO CON-CRETE INSET

SEALANT

SCALE 1” = 2’-0”

D1

CANTELIVERED BENCH SCALE 1” = 2’-0”

D2

WATER TABLE BUBBLER

SCALE 1” = 2’-0”

D3

MODULAR PAVER

[d3]modular pourous paver

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TRANSVERSE SITE SECTION b-b

COPELAND ST. SECTION a-ascale: NTS

scale: NTS

BRITTNEY COOPER | LA461 SENIOR STUDIO | CAL POLY SAN LUIS OBISPO