Here are a few reasons why concerned citizens want Post and Beam Elevated Construction for the new Sounder rail line in Tacoma.
1. A large berm in the middle of the Dome District will create a potential danger zone by reducing visibility through the area. The berm will create a large blind spot and make it difficult to see up the 705 corridor and green belt. As of the current Sound Transit drawing, there is a 300 foot long wall that's 10' to 20' high, starting just West of the "B" Street Ravine and continuing to East "A" Street This creates a huge blind spot right in the middle of a promising mixed-use district.
2. Berms separate and divide communities from one another.
3. Loss of parking spaces, 107 will be lost if the track is bermed. Will have to build additional parking to replace the spaces lost, and the lots could easily end up on land better used for housing or business sites.
4. Berm width makes any available lots too small to build on and since the tracks are not self-supporting no developer will build near the tracks with the chance of subsidence.
5. The berms take too much land off the tax rolls, and it's land that someday could produce tax revenue for the city if it were developed.
6. The Dome District should be the Transit Oriented District for Tacoma. It is poised for density, helping to relieve the pressure on Tacoma's older single-family Neighborhoods. Post and Beam would allow development to occur along the tracks, in a sense encapsulating them with buildings of offices, entertainment, parking and housing.
7. Downtown will continue south on Pacific Ave. and now that the Dome District is part of the Downtown, that development should turn and continue to the transit hub in the District. Berming would stop this development at the intersection of East 25th Street. Earthen embankments are not part of a business and retail renaissance.
8. Berms are for rural areas, not urban areas. For successful pedestrian use of street level businesses, retail and entertainment, it must be continuous. Even a half block break can stop the success of street level retail, as they have found on Pacific Ave. at the huge parking garages.
9. Sound Transit has stated, the berm will be planted with grass. Look at any of Tacoma's existing berms and you'll see they are not maintained, they are overgrown and full of invasive plants.
10. The cost of the Post and Beam is very similar to the berm and there are more unforeseen costs (unknown utilities, unknown soil conditions...) in berming. Current estimate is that it costs less for Post and Beam construction.
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Showing posts with label Economic Development. Show all posts
Showing posts with label Economic Development. Show all posts
Monday, October 19, 2009
Monday, August 24, 2009
Sound Transit Plans - The Wall Under 705
Here's what Sound Transit is currently planning to do under the 705 bridge in the Dome District of Tacoma. Click each picture to see in a larger size, click back button to return to article. The last drawing is what it might look like if Post and Beam elevated construction and design is used.
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Learn more about this important project on Wednesday, August 26th. We're having an informational meeting located 402 East 26th Street, at 5:00 p.m. This an important meeting to attend because we want a large gathering to show public support and that concerned citizens care about what's being build in Tacoma. I hope that you will attend this meeting. The meeting will be short and you'll still have time to either other events on the same evening.
Did you see this weeks Tacoma Weekly? Look at the back page of the first section, for our adv. Also The News Tribune had several articles that last week, and they are worth reading.
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Picture showing the area under 705.
Drawing of the 375' retaining wall Sound Transit is planning to build.
Wall is to keep the berm dirt off of the 705 Freeway bridge structure. Notice how the berm/wall blocks the view from 25th, to the right, to the track-to-the-mountain and up the ravine. The wall exacerbates the berm problems, by creating a hiding place and wall for grafitti.
Sound Transit drawing on their plans.
Drawing showing Post and Beam construction design. Notice how the view from 25th, to the right under the tracks, is maintained. as well as the access to the two stairways leading to 26th and the Community Health Bldg. This area will never be built on, so we as a community need to be able keep an eye on it.
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Learn more about this important project on Wednesday, August 26th. We're having an informational meeting located 402 East 26th Street, at 5:00 p.m. This an important meeting to attend because we want a large gathering to show public support and that concerned citizens care about what's being build in Tacoma. I hope that you will attend this meeting. The meeting will be short and you'll still have time to either other events on the same evening.
Did you see this weeks Tacoma Weekly? Look at the back page of the first section, for our adv. Also The News Tribune had several articles that last week, and they are worth reading.
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Tuesday, August 11, 2009
Twenty Reasons Post and Beam
Is a Better Solution for Tacoma Tracks
Reasons Why Post and Beam is a Better Solution for the Sounder rail tracks in Tacoma and through the Dome District.
ECONOMIC DEVELOPMENT CONCERNS
1. Berm width makes any available lots too small to build on and since the tracks are not self-supporting no developer will build near the tracks with the chance of subsidence.
2. The berms take too much land off the tax rolls, and it's land that someday could produce tax revenue for the city if it were developed.
3. 87 parking spaces will be lost if the track is bermed. Will have to build additional parking to replace the spaces lost, and the lots could easily end up on land better used for housing or business sites.
4. The cost of the Post and Beam is very similar to the berm and there are more unforeseen costs (unknown utilities, unknown soil conditions...) in berming. Current estimate is ½ to 1 million more for Post and Beam construction.
URBAN TRANSIT ORIENTED DEVELOPMENT
5. The Dome District should be the Transit Oriented District for Tacoma. It is poised for density, helping to relieve the pressure on Tacoma's older single-family Neighborhoods. Post and Beam would allow development to occur along the tracks, in a sense encapsulating them with buildings of offices, entertainment, parking and housing.
6. Berms separate and divide communities from one another.
7. Berms are for rural areas, not urban areas. For successful pedestrian use of street level businesses, retail and entertainment, it must be continuous. Even a half block break can stop the success of street level retail, as they have found on Pacific Ave. at the huge parking garages.
8. A large berm in the middle of the Dome District will create a potential danger zone by reducing visibility through the area. The berm will create a large blind spot and make it difficult to see up the 705 corridor and green belt. As of the Sound Transit’s currently available drawings, there is now a 300 foot long wall, starting in the ravine, at 20' high to 10' high west at East "A" Street creating the worst CPTED conditions right in the middle of a promising mixed-use district.
9. The downtown renaissance is happening and it will continue south on Pacific Ave. and now that the Dome District is part of the Downtown, that development should turn and continue to the transit hub in the District. Berming would stall this out at the intersection of East 25th St and Pacific. Earthen embankments are not conducive to business and retail renaissance.
10. The "B" Street ravine could someday be a trail way connecting the area to city parks, open spaces, and the Foss Waterway.
ENVIRONMENTAL CONCERNS
11. The "B" Street Ravine, is identified in Tacoma's Open Space Habitat and Recreation Plan as a Habitat Corridor. This Habitat Corridor will be lost in the Dome District, if filled (bermed).
12. Dirt Berms weigh a lot and could greatly affect the flow of ground water in the aquafilter causing unexpected flooding.
13. The "B" Street Ravine is part of a large urban watershed and water flows underground and downhill through it and eventually into Puget Sound.
14. The "B" Street Ravine has been identified as a Seismic (Earthquake) Hazard Area. It’s considered a Liquefaction area when seismic waves generated by a large earthquake pass through unconsolidated sediments near the ground surface. When a structure is built, the weight of the structure and its contents are transferred through the foundation into underlying soils.
15. Sound Transit has stated, the berm will be planted with grass. Look at any of Tacoma's existing berms and you'll see they are not maintained, they are overgrown and full of invasive plants. No one is identified to maintain these berms.
16. The "B" Street Ravine is important because it connects to the much larger open space to the South of the Dome District the Foss Waterway.
17. The Dome District Development Plan identifies the "B" Street Ravine as a green space. If the ravine is not bermed there will be a better chance of bridging East 25th Street in the future to complete the pathway to the Foss.
18. As cities grow and expand Green Belts and Open Space are disappearing. We need to protect the ones we still in order to keep our cities livable and have available for future needs.
TWO OTHER REASONS
19) Recent estimates show that the cost is less than 1 million, which is nothing considering the size of the project.
20) Time should not be a factor, because designing a Post and Beam elevated structure is will not take much time and it's a fairly simple structure.
Do It Right Tacoma, does not want to slow the project down and we don't want it to cost millions more, we just want it done correctly.
_____________________________
In January, our City Council passed Resolution No. 37726, that among other things stated "The post and beam construction may not be uniformly appropriate, but should be used where it makes sense with City of Tacoma and Sound Transit staff working together.
Building a berm through a Habitat Corridor and the Dome District does not make sense for Tacoma. Post and Beam is a much better option.
Citizens of Tacoma are don't want to see a berm through the area, so let's get it done correctly and for the good of Tacoma and our future.
.
.
ECONOMIC DEVELOPMENT CONCERNS
1. Berm width makes any available lots too small to build on and since the tracks are not self-supporting no developer will build near the tracks with the chance of subsidence.
2. The berms take too much land off the tax rolls, and it's land that someday could produce tax revenue for the city if it were developed.
3. 87 parking spaces will be lost if the track is bermed. Will have to build additional parking to replace the spaces lost, and the lots could easily end up on land better used for housing or business sites.
4. The cost of the Post and Beam is very similar to the berm and there are more unforeseen costs (unknown utilities, unknown soil conditions...) in berming. Current estimate is ½ to 1 million more for Post and Beam construction.
URBAN TRANSIT ORIENTED DEVELOPMENT
5. The Dome District should be the Transit Oriented District for Tacoma. It is poised for density, helping to relieve the pressure on Tacoma's older single-family Neighborhoods. Post and Beam would allow development to occur along the tracks, in a sense encapsulating them with buildings of offices, entertainment, parking and housing.
6. Berms separate and divide communities from one another.
7. Berms are for rural areas, not urban areas. For successful pedestrian use of street level businesses, retail and entertainment, it must be continuous. Even a half block break can stop the success of street level retail, as they have found on Pacific Ave. at the huge parking garages.
8. A large berm in the middle of the Dome District will create a potential danger zone by reducing visibility through the area. The berm will create a large blind spot and make it difficult to see up the 705 corridor and green belt. As of the Sound Transit’s currently available drawings, there is now a 300 foot long wall, starting in the ravine, at 20' high to 10' high west at East "A" Street creating the worst CPTED conditions right in the middle of a promising mixed-use district.
9. The downtown renaissance is happening and it will continue south on Pacific Ave. and now that the Dome District is part of the Downtown, that development should turn and continue to the transit hub in the District. Berming would stall this out at the intersection of East 25th St and Pacific. Earthen embankments are not conducive to business and retail renaissance.
10. The "B" Street ravine could someday be a trail way connecting the area to city parks, open spaces, and the Foss Waterway.
ENVIRONMENTAL CONCERNS
11. The "B" Street Ravine, is identified in Tacoma's Open Space Habitat and Recreation Plan as a Habitat Corridor. This Habitat Corridor will be lost in the Dome District, if filled (bermed).
12. Dirt Berms weigh a lot and could greatly affect the flow of ground water in the aquafilter causing unexpected flooding.
13. The "B" Street Ravine is part of a large urban watershed and water flows underground and downhill through it and eventually into Puget Sound.
14. The "B" Street Ravine has been identified as a Seismic (Earthquake) Hazard Area. It’s considered a Liquefaction area when seismic waves generated by a large earthquake pass through unconsolidated sediments near the ground surface. When a structure is built, the weight of the structure and its contents are transferred through the foundation into underlying soils.
15. Sound Transit has stated, the berm will be planted with grass. Look at any of Tacoma's existing berms and you'll see they are not maintained, they are overgrown and full of invasive plants. No one is identified to maintain these berms.
16. The "B" Street Ravine is important because it connects to the much larger open space to the South of the Dome District the Foss Waterway.
17. The Dome District Development Plan identifies the "B" Street Ravine as a green space. If the ravine is not bermed there will be a better chance of bridging East 25th Street in the future to complete the pathway to the Foss.
18. As cities grow and expand Green Belts and Open Space are disappearing. We need to protect the ones we still in order to keep our cities livable and have available for future needs.
TWO OTHER REASONS
19) Recent estimates show that the cost is less than 1 million, which is nothing considering the size of the project.
20) Time should not be a factor, because designing a Post and Beam elevated structure is will not take much time and it's a fairly simple structure.
Do It Right Tacoma, does not want to slow the project down and we don't want it to cost millions more, we just want it done correctly.
_____________________________
In January, our City Council passed Resolution No. 37726, that among other things stated "The post and beam construction may not be uniformly appropriate, but should be used where it makes sense with City of Tacoma and Sound Transit staff working together.
Building a berm through a Habitat Corridor and the Dome District does not make sense for Tacoma. Post and Beam is a much better option.
Citizens of Tacoma are don't want to see a berm through the area, so let's get it done correctly and for the good of Tacoma and our future.
.
.
Monday, July 20, 2009
Why Post & Beam is a Better Option
for Sound Transit's Heavy Rail
Sound Transit plans to build a large earth berm through the Dome District of Tacoma for their new heavy rail Sounder tracks. Here's some reasons why this is a bad idea and why using Post and Beam elevated construction is a better solution.
ENVIRONMENTAL CONCERNS
1. The "B" Street Ravine, is identified in Tacoma's Open Space Habitat and Recreation Plan as a Habitat Corridor. This Habitat Corridor will be lost in the Dome District, if filled (bermed).
2. Dirt Berms weigh a lot and could greatly affect the flow of ground water in the aquafilter causing unexpected flooding.
3. The "B" Street Ravine is part of a large Urban watershed and water flows underground and downhill through it and eventually into Puget Sound.
4. The "B" Street Ravine has been identified as a Seismic (Earthquake) Hazard Area.
5. Sound Transit has stated, the berm will be planted with grass. Look at any of Tacoma's existing berms and you'll see they are not maintained, they are overgrown and full of invasive plants.
6. The "B" Street Ravine is important because it connects to a much larger open space to the South and connects to the Foss Waterway.
7. The Dome District Development Plan identifies the "B" Street Ravine as a green space. If the ravine is not bermed there will be a better chance of rebridging East 25th Street in the future to complete the pathway to the Foss.
8. As cities grow and expand Green Belts and Open Space are disappearing. We need to protect the ones we still have available.
ECONOMIC DEVELOPMENT CONCERNS
9. Berm width makes any available lots too small to build on and since the tracks are not self-supporting no developer will build near the tracks with the chance of subsidence.
10. The berms take too much land off the tax rolls, and it's land that someday could produce tax revenue for the city if it were developed.
11. 84 parking spaces will be lost if the track is bermed. Will have to build parking to replace the current parking spaces on land that is much more valuable as housing/office sites.
17. Everyone wants the downtown renaissance to continue south on Pacific Ave. and now that the Dome District is part of the Downtown, that development should turn and continue to the transit hub in the District. Berming would stall this out at the interesection of E.25th St. Embankments are not part of a business/retail renaissance.
18.The "B" Street ravine could someday be a trail way connecting the area to city parks and the Foss Waterway.
In January, our City Council passed Resolution No. 37726, that among other things stated "The post and beam construction may not be uniformly appropriate, but should be used where it makes sense with City of Tacoma and Sound Transit staff working together.
Building a berm through a Habitat Corridor and across Pacific Ave. does not make sense for the future of our City or our region. Post and Beam is a much better option.
These are a just a few of the reasons berms is not good. Some are more important than others and there are plenty of other reasons too. If you have any thoughts or ideas please add them in the comment section of this article.
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Please attend an important meeting on Monday, July 27th, 9:00 a.m., at the Freighthouse Square, main lobby where Sounder tickets are sold. Address is 2501 East D Street, Tacoma 98421
Several members of the Sound Transit Board will be there, also the Mayor of Tacoma and members of the City Council, as well as other key players in this project and concerned citizens.
.
ENVIRONMENTAL CONCERNS
1. The "B" Street Ravine, is identified in Tacoma's Open Space Habitat and Recreation Plan as a Habitat Corridor. This Habitat Corridor will be lost in the Dome District, if filled (bermed).
2. Dirt Berms weigh a lot and could greatly affect the flow of ground water in the aquafilter causing unexpected flooding.
3. The "B" Street Ravine is part of a large Urban watershed and water flows underground and downhill through it and eventually into Puget Sound.
4. The "B" Street Ravine has been identified as a Seismic (Earthquake) Hazard Area.
5. Sound Transit has stated, the berm will be planted with grass. Look at any of Tacoma's existing berms and you'll see they are not maintained, they are overgrown and full of invasive plants.
6. The "B" Street Ravine is important because it connects to a much larger open space to the South and connects to the Foss Waterway.
7. The Dome District Development Plan identifies the "B" Street Ravine as a green space. If the ravine is not bermed there will be a better chance of rebridging East 25th Street in the future to complete the pathway to the Foss.
8. As cities grow and expand Green Belts and Open Space are disappearing. We need to protect the ones we still have available.
ECONOMIC DEVELOPMENT CONCERNS
9. Berm width makes any available lots too small to build on and since the tracks are not self-supporting no developer will build near the tracks with the chance of subsidence.
10. The berms take too much land off the tax rolls, and it's land that someday could produce tax revenue for the city if it were developed.
11. 84 parking spaces will be lost if the track is bermed. Will have to build parking to replace the current parking spaces on land that is much more valuable as housing/office sites.
12. We understand that the cost of the Post and Beam is very similar to the berm and there are more unforseen costs (unknown utilities, unknown soil conditions...) in berming.
URBAN TRANSIT ORIENTED DEVELOPMENT
13. The Dome District should be the Transit Oriented District for Tacoma. It is poised for density, helping to relieve the pressure on Tacoma's older single-family Neighborhoods. Post and Beam would allow development to occur along the tracks, in a sense encapsulating them with buildings of offices, entertainment, parking and housing.
URBAN TRANSIT ORIENTED DEVELOPMENT
13. The Dome District should be the Transit Oriented District for Tacoma. It is poised for density, helping to relieve the pressure on Tacoma's older single-family Neighborhoods. Post and Beam would allow development to occur along the tracks, in a sense encapsulating them with buildings of offices, entertainment, parking and housing.
14. Berms separate and divide communities from one another.
15. Berms are for rural areas, not urban areas. For successful pedestrian use of street level businesses, retail and entertainment, it must be continuous. Even a half block break can stop the success of street level retail, as they have found on Pacific Ave. at the huge parking garages.
16. A large berm in the middle of the Dome District will create a potential danger zone by reducing visibility through the area. The berm will create a large blind spot and make it difficult to see up the 705 corridor and green belt. As of the 30% drawings of Sound Transit's, there is now a 300 foot long wall, starting in the ravine, at 20' high to 10' high west at E"A"St. creating the worst CPTED conditions right in the middle of a promising mixed-use district.
15. Berms are for rural areas, not urban areas. For successful pedestrian use of street level businesses, retail and entertainment, it must be continuous. Even a half block break can stop the success of street level retail, as they have found on Pacific Ave. at the huge parking garages.
16. A large berm in the middle of the Dome District will create a potential danger zone by reducing visibility through the area. The berm will create a large blind spot and make it difficult to see up the 705 corridor and green belt. As of the 30% drawings of Sound Transit's, there is now a 300 foot long wall, starting in the ravine, at 20' high to 10' high west at E"A"St. creating the worst CPTED conditions right in the middle of a promising mixed-use district.
17. Everyone wants the downtown renaissance to continue south on Pacific Ave. and now that the Dome District is part of the Downtown, that development should turn and continue to the transit hub in the District. Berming would stall this out at the interesection of E.25th St. Embankments are not part of a business/retail renaissance.
18.The "B" Street ravine could someday be a trail way connecting the area to city parks and the Foss Waterway.
In January, our City Council passed Resolution No. 37726, that among other things stated "The post and beam construction may not be uniformly appropriate, but should be used where it makes sense with City of Tacoma and Sound Transit staff working together.
Building a berm through a Habitat Corridor and across Pacific Ave. does not make sense for the future of our City or our region. Post and Beam is a much better option.
These are a just a few of the reasons berms is not good. Some are more important than others and there are plenty of other reasons too. If you have any thoughts or ideas please add them in the comment section of this article.
---------------------------------------
Please attend an important meeting on Monday, July 27th, 9:00 a.m., at the Freighthouse Square, main lobby where Sounder tickets are sold. Address is 2501 East D Street, Tacoma 98421
Several members of the Sound Transit Board will be there, also the Mayor of Tacoma and members of the City Council, as well as other key players in this project and concerned citizens.
.
Thursday, June 18, 2009
Presentation Boards
The following graphics provides visual information for you, community councils, community groups and environment groups. Click an image and it will open in a new window and much larger size. Click your browser back button to return to the blog.
Graphic 1 - Ravine
Graphic 2 - Berm vs post and beam where appropriate
Graphic 3 -property development
Graphic 4 - Pacific Avenue Crossing
Graphic 5 - How the Berm Blocks Views
Graphic 6 - Transit Oriented District
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