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Betsy Jacobson An urban design portfolio 2014

Betsy Jacobson AICP, LEED A.P. Masters of Urban Design and Planning Masters of Landscape Architecture Bachelor of Science in Architecture P: 651 428 0123 E:




Master Planning

02 Air Station Installation Master Plan 04 Edmonds District Form-Based Code 06 Traditional Neighborhood Zoning

Preservation 08 Industrial Landscape Preservation 10 Preserving Lake Union’s Floating Homes

Waterfront Planning

12 Strategic Business and Capitol Investment Plan 14 Reconnecting Downtown to the Waterfront 16 National Great River Park

Transportation 18 Neighborhood Greenways Toolkit 20 Transportation Demand Management

Graphics 22 Boardman Outreach 24 Illustrations of Ljungsbro 26 Construction Documents 28 Mapping Urban Form

Engagement 30 Reclaiming the South Park Bridge 32 Park(ing) Day Car-Bounce


Air Station Installation Master Plan Place: Client: Team: Date:

Yuma, Arizona U.s. Marine Corps MAKERS Architecture + Urban Design, LLC Spring 2013 - Spring 2014

To achieve the Department of Defense goals to have net zero installations by 2040, my project team developed the Marine Corp’s first Sustainable Installation Master Plan. The Yuma Air Station plan provides a comprehensive strategy for compact, pedestrian-oriented development in the face of severe budget constraints. I was involved in all stages of the project; conducting interviews and workshops with personnel, alternative development and site design, and coordinating graphics and document layout.

1. Create a Dense Air Station Core

3. Develop an F-35B Operational Hub

Safeguard capacity for new future missions and consolidate high-

Create a mixed-use F-35B service center on the south flight line

traffic community services in appealing mixed-use clusters around

to include consolidated intermediate maintenance facilities,

Quilter Street.

dining options and a field house adjacent to existing recreation

2. Eliminate Facility Deficiencies Accommodate new missions and allow for the demolition of half a million square feet of aging and deteriorating infrastructure.


fields. Provide direct pathway and bikeway connections to the Air Station’s core.

Note: SketchUp model and related graphics were a collaborative effort. Not representative of any one individual person.

4. Consolidate Administrative Offices

6. Add Fitness and Recreation Opportunities

Construct a new Air Station Headquarters with training

Provide year-round exercise, recreation, and socializing

auditorium and centralize MCCS operations, services, and

opportunities to support war-fighter, and Air Station community

education into a single administration building.


5. Improve Main Gate Efficiency and Security

7. Maximize the Value of Outlying Sites

Reconfigure the Main Gate to expand vehicle queuing and inspection areas and upgrade Pass and ID.

Enhance the mission focus and recreational value of CADC, Camp Billy Machen, and Lake Martinez.

Master Planning


Edmonds District Form-Based Code Place: Edmonds, Washington Client: City of Edmonds Team: Green Futures Lab Partner: Jill Sterrett, Nancy Rottle, Julie Kreigh Date: Winter 2010 - Summer 2011 Present: 2012 American Planning Association Washington Chapter

At a half-day workshop, residents engaged

Abandoning conventional zoning code, this form-based code plan focuses on the relationship between buildings, streets and public spaces. Our small team organized an extensive community planning process. This informed the overall vision, building massing, and site layout used for the City-adopted plan. My role as the only urban planning student was to organize public meetings and workshops, develop alternative development scenarios, and work with City staff to outline a path for implementation. 04

with design professionals in a hands-on effort to create alternative massing, focusing first on LIFE, then SPACE, and lastly BUILDING.

Chapter 1 – The Regulating Framework

Chapter 2 – Building Standards

Chapter 3 – Civic Investment

Section 4 – Private Investment


Factor Chapter 5 – Administration + Implementation

Chapter 6 – Recommendations

SEPA determination Design Checklist established

Conceptual Design

Required First Meetings w ADB (Hearing Phase 1)

ADB issues Considerations ADB Public (Hearing Phase 2)



Detailed Design

Application to City

Staff permit review + Design Decision

Permit Approved

Yes Redesign (optional)

SEPA Appeal to HE Design appeal to HE of CC

Master Planning


Traditional Neighborhood Zoning Place: Team: Date:

Saint Paul, Minnesota Saint Paul on the Mississippi Design Center Adjunct Team August 2007

After a local developer was denied rezoning by City

Public realm

Council and the Mayor, many were wondering what

Complete streets

could be built under Traditional Neighborhood Zoning (TN3). I worked with staff from the public works, parks

Bridge connection Interior courtyards

and recreation, and planning departments to develop a demonstration study for an urban village. The plan illustrated how the 15-blocks area could be phased incrementally overtime under TN3 building height and density limits. Square footage estimates and basic market feasibility analysis were also included.

Access On-street parking Water taxi landing

Land use Residential Mixed use Office


“... along the Mississippi River, an unusual situation has emerged. A well-known local developer proposing the largest project in Saint Paul’s history, has been prevented by the city itself, with support of some pro-development forces, from building an upscale mixed-use community directly across the river from downtown.� - Lisa Chamberlain, New York Times

Master Planning


Industrial Landscape Preservation Course: Date:

University of Washington Thesis Spring 2012

This thesis aims to make historic preservation a more effective instrument for revitalizing small town communities by expanding its focus to include industrial landscape preservation. Toledo, Oregon’s working waterfront is used as a case study to illustrate how traditional preservation practices are insufficient for interpreting the complexity of such historic places. The paper concludes with suggestions for how Toledo–and the field of preservation–can develop a more comprehensive understanding and appreciation for how industry affects people, place, and the environment over time.


Main Street

Tokyo S






Georgia-Pacific mill

(former site of Pacific Spruce lumber mill)

Port within an enclosed city. Goods are stored and traded in the city. To the middle of the nineteenth century.

Port alongside an open city. Flow of goods passes the city. Divisions of city and port has begun. From the end of the nineteenth century.

Put measures in place for the continuation of compatible development. Effectively managing change (not just objects).

Industrial port alongside functional city. Goods are processed in the port area. From

Redefine historic integrity to protect the

the mid-twentieth century.

defining features in the landscape. Identify changes that have historically affected a community through a common narrative. Seek an inclusive planning approach to preservation.



Preserving Lake Union’s Floating Homes Place: Client: Course: Date:

Seattle, WAshington Lake Washington Floating homes Association University of Washington Preservation Implementation Fall 2011

This community has become the largest urban concentration of houseboats in North America yet no

Seattle Landmark

Seattle Historic District


Grants special benefits to business and property owners because of a unique character but requires certain responsibilities

Goal is to manage change, not to eliminate it

Legal Authority / Controls

comprehensive preservation plan has been explored to

Controls and Incentives define the features of the landmark to be preserved and outlined in the Certificate of Approval before making changes

Controls and Incentives define the features of the landmark to be preserved and outlined in the Certificate of Approval before making changes

> 25 years old and must possess integrity or the ability to convey its significance

> 25 years old and most possess integrity or the ability to convey its significance

Seattle Landmarks Preservation Board

Citizen Board and / or Seattle Landmarks Preservation Board

Zoning variances, building code exceptions, and financial incentives

Zoning variances, building code exceptions, and financial incentives

Gas Works Park (2002)

International Special Review District (1973), Sand Point Historic District (2011)

protect this unique vernacular landscape. Working with residents, we summarized the forces that shaped visual and preservation approaches available.

“The remaining Lake Union floating homes are an important cultural amenity and element of our maritime history.”

Criteria for Designation

social character as well as contemporary threats and the

Local Example

Sample Incentives

Review Body

State of Washington 62nd Legislature. “Substitution House Bill 1783.” 2011


Neighborhood Conservation District

King County Landmark

Washington Heritage Register

Nat. Register of Historic Districts

Section 106 Review of

Provide incentives and some level of review to maintain the existing “character structures” and characteristics

Provide design review for specific historic elements, known as “Features of Significance”

Give recognition to and to encourage protection of places having historic significance

To recognize and use the places of our past to create livable and viable communities for the future

Preserve the historical and cultural foundations of the nation as a living part of community life

Zoning overlay or stand alone zoning district. May include design guidelines or development controls

Certificate of Appropriateness (COA) specific design review procedures any time owner applies for building or demolition permit

No restrictions when private funds are used

No obligation to open properties to the public, to restore, or even maintain. Owners can do anything they wish

During project planning, requires federal agencies to consider the adverse effects of projects they carry out, approve, or fund

Neighborhood with unique character with shared attributes and distinguishable from other areas in the city. Lower threshold than Seattle Historic District

> 40 years old, possess integrity

> 50 years old, possess high to medium integrity, and consent of owner. Any property listed on the National Register of Historic Places is automatically added

> 50 years old and possess integrity of locations, design, setting, materials, workmanship, feeling, and association. Must determine a period of significance.

Property listed on the National Register or consensus determination that property is eligible for listing

Administrative staff and Neighborhood Review Commission, with assistance from Planning and / or Landmarks Board

King County Landmarks Commission

Nomination determined by the State Advisory Council on Historic Preservation

Secretary of the Interiors makes determination of eligibility

Advisory Council on Historic Preservation (ACHP) and federal agencies

Transfer of Development Potential (TDP)

Special valuations, technical assistance, and 4Culture grant programs

No financial incentives but can help secure grants or other funding awards for public or non-profit owned properties

Preservation Tax Credits, when available, if follow Secretary of Interior’s Standards for Rehabilitation

Mitigation recommendations made to federal agencies but cannot mandate the approval or denial of projects

Pike / Pine Conservation Overlay District (proposal)

White Center Fieldhouse (1984)

Chuck Moorage Historic District (2000)

Wagner Houseboat (1980)

520 Bridge Construction



Strategic Business and Capitol Investment Plan Place: Client: Team: Date:

Toledo, Oregon Port of Toledo MAKERS Architecture + Urban Design, LLC Spring 2012 - Winter 2012

The Port of Toledo recently acquired a boatyard with potential to become a significant source of revenue for the Port and job creator for the community. This plan explored alternatives to replace the existing dry dock with modern and environmentally responsible equipment. The preferred concept includes a covered workspace and a high-capacity mobile lift that would increase the boatyard’s capacity and flexibility. boat mobile lift transfer road 70’

railroad easement 60’

boatwork pad 100-120’

boat work pad structured soil section

existing fill


covered workspace +/- 70’ sandblast / paint, 2-4 boats

existing pier + floats railroad easement 60’

transfer road 70’ new boatyard office, restrooms

+ small boat work area

new washdown pad


SLOUGH 70ft-wide Transfer Rd

relocate dry dock during construction new 300-ton mobile lift


new covered work shed potential cargo transfer area







improved streetscape

Webster property

light industrial expansion

business + event overflow parking Pacific Railroad museum


light industrial or mixed use building


future pier




mixed use building

expanded open space future moorage

continued maintenance in dock facilities

This illustrative site plan envisions how new light-industrial development can be integrated into this historic downtown waterfront and enhance the pedestrian experience.

Waterfront planning


Reconnecting Downtown to the Waterfront Place: Kenmore, Washington Client: City of Kenmore Course: University of Washington Urban Design Studio Date: Fall 2010

Kenmore Village Commercial

Swamp Creek Open Space Live / Work

City Hall

Office City Center

NE Bothel Way

Water Taxi

Log Boom Park

Kenmore Air Hotel

Green Industrial

MultiFamily Housing

Reclamation Park

Marina + fish habitat

Lake Washington

Rhododendron Park



Park + Ride

Swamp Creek Open Space


Establish town center

Integrate pedestrian-scale

Create safe pedestrian crossings at

and maintain industrial tax base.

street grid.

multi-modal network intersections.


Each student was asked to investigate different infrastructure projects to reconnect this suburban town center to its waterfront. The proposed pedestrian tunnel seemed like an inappropriate use of resources so I expanded the project to include an adjacent site. I explored how funding could be reallocated for a series of small-scale public projects, spearheading private development over the next 10 year.

Encourage multi-family housing

Utilize natural topography

Plant new vegetation near

adjacent to commercial.

for improved water quality.

retail and pedestrian corridors.

Waterfront planning


National Great River Park Place: Team: Date:

Saint Paul, Minnesota Saint Paul on the Mississippi Design Center Adjunct Team / Saint Paul Riverfront Corporation September 2005 - March 2007

National Great River Park Framework Chapter

“The National Great River Park will link the natural systems and recreational resources of Saint Paul’s Mississippi River Valley, with community and economic redevelopment in adjacent neighborhoods. Recognizing Saint Paul’s Mississippi River Valley as a Regional Asset of National Significance, the guiding principles of this document, to be More Urban, More Natural, and More Connected and their attendant goals and objectives, will help guide our collective work throughout the river corridor in the next phase of Saint Paul’s riverfront rebirth.” After summarizing eighteen months of meetings, special events, community surveys, and workshops, the National Great River Park Framework Chapter was published - an amendment to the 10-year old Saint Paul on the Mississippi Development Framework. In 2008, this community planning document was adopted by the City Council as part of Saint Paul’s Comprehensive Plan. My duties included photography, writing, editing, creating visual diagrams, and assembled into a published document.


Over 500 images around the city captured the concept of “more urban, more natural, and more connected.�

Waterfront planning


Neighborhood Greenways Toolkit Place: Client:

Seattle, Washington Seattle Department of Transportation / Seattle Neighborhood Greenway Coalition Team: Green Futures Lab / Gehl Architects Partner: Jenn Richter Date: Summer 2011 - Spring 2012 Present: 2013 International Bicycle Urbanism Symposium Award: Washington American Society of Landscape Architecture Student Honor Graduate Award Safe crossings at key intersections

Links to local business districts

Consistent wayfinding Routes avoid potentially dangerous areas with high traffic congestion

Streets have less than 1,000 cars a day and an average speed of less that 20 mph

Direct connections to libraries, schools, parks and local destinations

Routes that parallel arterial roads Traffic calming where needed

Abundant trees and vegetation

Frequent places to stop and linger

Route respect existing topography

Variety of natural systems to manage stormwater

Links with bike and pedestrian paths, trails and networks

Connects to public transit

I was fortunate to receive a fellowship with the

My partner and I gathered a series of best-practices,

internationally renowned firm, GEHL Architects in

including: traffic calming and control, wayfinding, green

Copenhagen to create the Seattle Neighborhood Greenway

stormwater infrastructure, and invitations for play.

Toolkit and website. Based on both technical research and

Diagrams and visionary collages show how quick, low-cost

an extensive community process, this practical toolkit

solutions could be integrated into existing Seattle streets.

continues to guide citizen engagement with the City to

This approach allows for outcomes to be measured and

create safer and more inviting neighborhood streets.

physical designs to evolve overtime.


≤2 mi

.5 mi 10 min walk 2 mi 15 min bike

Nearly 70% of all trips in

...90% of them

America are two miles or less...

are by car.

“Seattle Neighborhood Greenways is a group that has electrified the conversation around livable streets and engaged a whole new generation of advocates.” Elizabeth Kiker, Director of Cascade Bicycle Club

Reappropriated public space for temporary uses. Barrier diverts traffic while retaining vehicle access to local destinations.

Sidewalk improvements increase mobility for children, elderly and disabled.

Public art incorporated within bioswale.

Curb cuts capture rainwater runoff from the pavement.

Mix of housing types provide additional eyes on the street.

Potholes and pavement improvements during construction and subsequent maintenance prioritized. Opening wide enough for bicycles to comfortably move through the barrier.



Transportation Demand Management Place: Client: Team: Date: Award:

San Diego, California Naval Medical Center San Diego MAKERS Architecture + Urban Design, LLC Fall 2012 Society of American Engineers Design Excellence Award (Nominee) 2013

Parking at the hospital is overburdened. Staff and patients regularly use an adjacent surface lot that is slated for redevelopment and the Navy must find ways to expand parking capacity inside the fence line and / or reduce the number of daily vehicles. This study identifies strategies to address both the near- and long-term shortfalls. I created infographics and assisted in document layout.

working from home


vanpool = 35+ personnel.

Vanpool parking efficiency vanpool = 35+ personnel. POV = 5 personnel.

POV = 5 personnel.

Increased capacity with valet style parking

Valet parking has a 30% - 40% increase in parking Valet parking has a capacity 30% - 40% increase in parking capacity

Compressed work schedule

Current and potential parking demand



Boardman Outreach Place: Client: Team: Date:

Boardman, Oregon Naval Air Station - Whidbey Island MAKERS Architecture + Urban Design, LLC Spring 2013

Construction permits for wind-energy turbines were unknowingly being granted by County staff within military flight safety zones. I developed a series of infographics, power point presentation, and pamphlet as part of an outreach strategy to help military planners describe this complex encroachment issue.

“...the only low-altitude training space left in the Northwest.� - Captain Jay Johnston, Commanding Officer at NAS Whidbey Island 500 ft. elevation

Each blade can be up to 200 ft. long

400 ft. elevation

(a Boeing 747 has a 220 ft. wingspan)

300 ft. elevation

200 ft. elevation

Planes fly as low as 200 ft. at speeds over 450 mph

100 ft. elevation

s tie tivi ft. Ac 60 l a y ur el ult imat ric Ag prox p A


le Po . lity 60 ft


r ree we To ft. e T ft. tur 150 on 170 i a s s M to mi ately ns Up Tra roxim p Ap

ne rbi ft. Tu nd 495 i W to Up

l a t i Vto our NATIOEN!AL S N E F DE




Illustrations of Ljungsbro Place: Ljungsbro, Sweden Client: Municipality of Ljungsbro Team: Gehl Architects Date: Fall 2011

Following a community visioning process, I coordinated with the municipality to illustrate redevelopment potential at key destinations. These before and after collages are intended to show how a combination of public and private investments can invite new types of pedestrian activities.




Construction Documents Place: Seattle, Washington Client: Villa Academy Course: University of Washington Large Scale Construction Partner: Myles Harvey DatE: Spring 2011

Based on our schematic design for an elementary school, a set of construction drawings and specifications were prepared to. emulate professional practice. The technical information communicated in the drawings indicate physical locations of proposed play equipment and slopes, details of components, and quality of design elements.




Mapping Urban Form Place: Bellevue, Washington Course: University of Washington Urban Form Partner: Julia Levitt, Danielle Rose Date: Fall 2009

The neighborhood of Factoria was used to describe the evolution of spatial, economic, social, and institutional forces that have shaped American suburban development in the Post-WWII era. We assembled GIS information from a variety of sources to show the relationship of population, land use, and property value.


Future light rail transit

1/2 mile 10 mile walk

Unincorporated County land

Lake Washington




Reclaiming the South Park Bridge Place: Seattle, Washington Client: Duwamish River Cleanup Coalition Course: University of Washington Constructed Frontiers Studio Partner: Breanne Gearheart Date: Spring 2010 Award: Washington American Society of Landscape Architecture Student Research Honor Award 2011

With the imminent closure of the South Park Bridge, an empty bridgehead could become a visual reminder of the community’s lose and injustice. This project explored temporary design interventions on the bridge itself: transforming this expansive concrete intersection once used to accommodate bridge traffic into a unique public gathering space. We developed a phasing plan and coordinated with the County’s decommissioning timeline, allowing elements of our design to be incorporated into intermediate construction. For the first event, we obtained official approval from the City for community members to paint murals on the bridge. At this event we presented our work and started construction of the pallet planters. After the semester was over, our work continued to evolve as we collaborated with the local arts community to build street furniture using a variety of found materials. These pieces were relocated once bridge construction started and a contextually-appropriate public art piece has been commissioned for the permanent park location identified in our proposal.



Phase 2

Phase 1

PHase 3


Phase 2: Catalyst

Phase 3: FINAL Connection

7:00 p.m. June 30, 2010

Reclaim the Bridge

New Bridge

Temp street closure

Phase 1: Investment Spring - Winter 2012 Gathering space Mural paintings Truck parking + seating

Street realignment

New bridge + street realignment

Shoreline improvements


Boat launch + rental

Shoreline ped. path

Ped. path

Permanent park

Truck parking + seating Remediation



Park(ing) Day Car-Bounce Place: Team: Date: Award:

Seattle, Washington Michael Austin, Brandon Herman Fall 2013 Parking Day Competition Winning Entry

As part of a competition for “Design in Health Week,� this interactive installation visualized the average number of sick days reported to King County Department of Health between 2007-2011. The secured exercise balls were intended for exercise, socializing, and play. Participants learned that the placement and scale of each exercise ball related to a neighborhood, illuminating a health disproportionately and social equity issue. City Boundaries Data Source: Washington State Department of Health

Take a seat and think about the number of days you have taken a physical or mental health day from work / school.


Public Health Reporting Area Data Distribution

Concept Visualization



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