Presentation by: Peggy Gaynor, ASLA, Principal GAYNOR, Inc. Images: Peggy Gaynor

Transcription

1 Moving Community from Conflict to Consensus Re-creating Thornton Creek and Creating Thornton Place, a Mixed-use, Transit-oriented Neighborhood in Northgate, Seattle Presentation by: Peggy Gaynor, ASLA, Principal GAYNOR, Inc. Images: Peggy Gaynor

2 1949: Northgate Mall built by DeBartolo Development Photo courtesy of Museum of History & Industry, Seattle Future I-5 Northgate Mall Thornton Creek Note farms, creek and ponds below (south of) under-construction Northgate Mall. Interstate 5 does not yet exist to left (west of) mall.

3 Mid-1960's to 2007: South Parking Lot of Northgate Mall THORNTON PLACE & THORNTON CREEK WATER QUALITY CHANNEL PROJECT SITE Images courtesy of Seattle Public Utilities Farms are bought & paved over for Mall parking in 1960's. Creek is put into 60 pipe under parking lot and remains buried for almost 50 years. Project site is 7 acres of asphalt including the 60 pipe. Pipe now carries creek flow & urban runoff from 680 acres. 60 PIPE

4 Project Location in Thornton Creek Watershed, Seattle Images courtesy of SvR Design Co.

5 : Simon Properties' General Development Plan vs Neighborhood Planning for Northgate South Lot Developer plan: Full mixed-use build-out with retail/office, hotel, theater, residential Neighborhood plans: Mixed-use development w/ creek & open space Visions are miles apart. Thornton Creek Legal Defense Fund (TCLDF) forms to fight for daylighted creek in development. Neighborhood Workshop Concepts

6 : Lawsuits! Lowpoint reached as City & TCLDF engage in legal wrangling over proposed Simon Property development, legal status of creek-in-pipe as a creek or not, & environmental requirements. Two cases with City Hearing Examiner. Decisions rule that Simon Properties' plans do not meet intent of Northgate Urban Village Neighborhood Planning conceptual designs. Win for TCLDF. City challenges Hearing Examiner results in Superior Court. Decision deems creekin-pipe is legally a creek, triggering environmental regulations. Win for TCLDF. City appeals Superior Court decision to Appeals Court. Appeals Court decision negates previous rulings about creek existence, deciding that question of creek-inpipe being creek or not would have to be determined in future judgment, and that Simon is not required to do an EIS for their design. A Draw for City and TCLDF. During court cases, existence of 40' easement over existing 60 pipe (creek-in-pipe) discovered. Pipe easement restricts building over the pipe. LOGJAM AT NORTHGATE By end 2001, City & TCLDF had fought to a draw. Simon Properties puts South Lot up for sale. Future development in Northgate and on South Lot is at an impasse.

7 2001: Thornton Creek Legal Defense Fund Daylighting Thornton Creek While court cases rage, TCLDF sponsors Thornton Creek Daylighting Feasibility Study, to clarify & present facts. Study helps to change tone of discussion with City. Preferred Alternatives from 2001 Thornton Creek Daylighting Feasibility Study by GAYNOR/PACE Graphics courtesy of GAYNOR, Inc.

8 2002: Security Properties Plan & TCLDF Design Input 2 nd developer takes option on South Lot & makes/drops plans Securities Properties (SP), their architects, TCLDF and GAYNOR meet several times in design workshops to address community concerns. Result is a Collaborative Design Concept, which breaks the street grid and allows for an accessible, visible, more natural creek corridor. Despite signs that this concept might proceed, SP backs out, dropping their option to buy the property after 9/11/2001. Securities Properties' plan does include the creek but, with full street grid & required fill proposed, the creek is buried deep in an inaccessible canyon behind buildings. Not acceptable to the community/tcldf.

9 Breaking the Logjam at Northgate After 2 failed development proposal and 4 years of legal action, distrust is high between the major players interested in the fate of Northgate's South Lot. In late 2003, GAYNOR, Inc., landscape architects, & PACE, Inc. civil & structural engineers, are asked by Thornton Creek Legal Defense Fund to sit down with representatives from Seattle Public Utilities, a 3 rd developer- Seattle-based Lorig Associates, and TCLDF to hear everyone's concerns and goals, and try to negotiate a solution that all parties can support. Keys to Finding Consensus: Listen to All Carefully and Equally; Understand What is Meant Ability to Remain Neutral & Be Perceived as Fair and Unbiased Be Focused, Patient & Persevering; Stay Calm Open-mindedness & Creativity; Negotiating through Creative Design Solutions Offer Vision and Leadership that All can Support Attention to Detail throughout Process, in Designs, Words and Deeds Plans Spark Imagination & Make Sense; Integrate Aesthetics with Practical Features & Maintenance Strategies

10 December 2003: Finding Common Ground in Hybrid Plan Graphics courtesy of GAYNOR, Inc. Hybrid Design by GAYNOR/PACE offered as solution during 3 weeks of negotiating sessions in Nov/Dec The plan wins support, meeting diverse goals & concerns of SPU, Lorig Assoc. & TCLDF.

11 : Northgate Stakeholders Group Early 2004: City convenes Northgate Stakeholders representing interest groups: Community organizations including creek advocates; Property owners including Simons; Businesses inside and outside the Mall; Labor; & At-large members. Daylighting Hybrid Natural System Spring 2004: Stakeholders compare 3 designs for Northgate's South Lot Daylighting, Hybrid & Natural System. Technical comparisons made on issues of water quality treatment, flooding and cost. Year-round flow & aesthetics also important.

12 Seattle Public Utilities' Natural System Design Section b-b: Max. 13' below Street Level Comparison: No year-round flow WQ treatment is efficient per acre No flooding Cost similar to other options

13 GAYNOR/PACE Hybrid Design Section b-b: Max. 25' ' Below Street Level Comparison: Year-round flow Removes highest amount of pollutants No flooding Cost similar to other options

14 GAYNOR/PACE Creek Daylighting Plan Section b-b: Max. 30' below Street Level Comparison: Year-round flow Removes least amount of pollutants No flooding Cost similar to other options

15 May/June 2004: Logjam Broken! Stakeholders vote unanimously for Hybrid Plan. Mayor & City Council jump on board. Thornton Creek Legal Defense Fund flyer pushing hard for Hybrid & Daylighting Options

16 : Final Channel Plans & Details Developed Graphics courtesy of GAYNOR, Inc.

17 Thornton Creek WQ Channel, Seattle Public Utilities Thornton Creek Water Quality Channel, Thornton Place & Aljoya Senior Living: Complex, detailed public/private partnership projects with multiple layers and functions All involved have high expectations. Layers of the Thornton Creek WQ Channel Drainage Flow Diagram Graphics courtesy of SvR Design Co.

18 Thornton Place, Lorig Associates Sustainable, Mixed-Use, Transit-Oriented Neighborhood 3 rd Avenue NE Northeast Isometric Sustainably designed to LEED-Silver standards, Thornton Place offers 50K sf of retail & restaurants, 278 apartments, 109 condos incl 12 live/work spaces, anchored by a 16 screen theater and enhanced by outdoor plaza, mews, Thornton Creek Channel & Promenade, and adjacent Transit Center. NE 103 rd Street

19 Aljoya Thornton Place, ERA Living Senior Living Community Retirement living and continuing care community with 143 residences, ranging from sf. Amenities include full-service restaurant, housekeeping, indoor & outdoor common areas incl adjacent Thornton Creek WQ Channel & scheduled transportation.

20 Thornton Creek Water Quality Channel Final Plan Thornton Place Final Design Team a large cast. Main players are: ERA Living Aljoya Community

21 Finishing Touches: Public Art & Educational Signs Wiggle Posts symbolize Flowing Water Surge Artworks by Artist Benson Shaw Sample of 10 Educational Signs by Seattle Public Utilities

22 2007: Thornton Place & Thornton Creek WQ Channel Construction Begins

23 : Thornton Place & Thornton Creek Water Quality Under Construction

24 2009: Thornton Place & Thornton Creek Water Quality Nearing Completion; Overall Channel Project Cost - $14.8M

25 2009: Thornton Place & Thornton Creek Water Quality Complete, Open to Public & Available! View from SW View from NE

26 Thornton Place & Thornton Creek Water Quality Channel Grand Opening, 6 June 2009 Images: Peggy Gaynor Mayor Nickels Bruce Lorig, Lorig Associates

27 Thornton Place & Thornton Creek Water Quality Channel Design & Construction Team Owner: City of Seattle Planner/Operator: Seattle Public Utilities Concept Design: GAYNOR, Inc., landscape architects Civil Engineer/Landscape Architect: SvR Design Co. Geotechnical: Associated Earth Sciences, Inc. Structural/Electrical: HDR, Inc. Hydraulic Modeling: Herrera Environ. Consultants Soil Specialty: The Hendrickus Group/Soil Dynamics Thornton Place Owner/Developer: Lorig Associates & Stellar International Holdings, a joint venture dba Northgate South Commons LLC Aljoya Owner/Developer: Era Living LLC General Contractor, Thornton Place & WQ Channel: Walsh Construction Site Work Contractor: Gary Merlino Construction Co. Landscape Contractor: Cerna Landscape, Inc.

28 Thornton Place & Thornton Creek Water Quality Channel Growing & Maturing as a Neighborhood & Park Images: Peggy Gaynor

29 Thornton Place & Thornton Creek Water Quality Channel Growing & Maturing as a Neighborhood & Park Images: Peggy Gaynor

30 Thornton Place & Thornton Creek Water Quality Channel Fin Presentation & image by: Peggy Gaynor, Principal, GAYNOR, Inc.