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ACTIVATING \!Jffi(8!Jm(8)7 REIMAGINING NEGLECTED SPACES TO PRESERVE WASCO'S DOWNTOWN


ACTIVATING VACANCY REIMAGINING NEGLECTED SPACES TO PRESERVE WASCO'S DOWNTOWN

Marisol Barba Loza NewSchool of Architecture & Design


ACTIVATING VACANCY REIMAGINING NEGLECTED SPACES TO PRESERVE WASCO'S DOWNTOWN

A Study Presented to The Faculty of NewSchool of Architecture & Design

In Partial Fulfillment of the Requirements for the Degree of Master of Architecture

By Marisol Barba Loza June 2017 San Diego, CA


ABSTRACT OF THESIS This research was initiated as an interest in demonstrating how neglected public spaces can be reimagined into a comprehensive network of formal open public spaces in order to preserve a community's identity. Among some of the elements that affect the city core vary from unprecedented population growth, the future intervention of the High Speed Rail, and the lack of formal open public spaces. The focus of this study is about the missed opportunities and concerns of neglected, underutilized vacant lots in Downtown Wasco, which are in need of reclamation and reimagination. A basis for this study is created by conducting a thorough analysis of the historical conditions, current context, and future needs. Design methodologies used include context and site studies, mapping and observations, analysis of scholarly articles and journals, case study analysis; personal involvement with city officials, community members and residents. With the information gathered about the context, a through site analysis is conducted through mapping and observations to best understand the conditions and potential opportunities. Scholarly articles and journals are collected in order to formulate a viable strategies. Lastly, patterns and methods of implementation are studied through a variety of case studies, which are examined through their context, their interventions, and their measurable and not-measurable outcomes. The findings from the research conducted has shown that by forming a network of re-appropriated spaces and resources, there is potential to activate change. This strategy of creating a network of formal open public spaces and socially-driven programmes in Downtown Wasco, allows for different parts of the city to be bridged, facilitate movement, and set forth a type of revitalization which is respectful to the social and cultural context.


ACTIVATING VACANCY REIMAGINING NEGLECTED SPACES TO PRESERVE WASCOS OOWNTOWN By Marisol Barba Loza NewSch ool of Architecture & Design Michael Stepner

FAIA FAICP; Chair of Architecture Programs


ACTIVATING VACANCY REIMAGINING NEGLECTED SPACES TO PRESERVE WASCO'S DOWNTOWN

A Study Presented to The Faculty of NewSchool of Architecture & Design

In Partial Fulfillment of the Requirements for the Degree of Master of Architecture

By Marisol Barba Loza June 2017 San Diego, CA


<02017 Marisd Barba Loza and NewSchool of Arch itecture & Desig n ALL RIGHTS RESERVED


ACTIVATING VACANCY REIMAGINING NEGLECTED SPACES TO PRESERVE WASCO'S DOWNTOWN

NewSchool of Architecture & Design Marisol Barba Loza

Michael Stepner, FAIA FAICP, Thesis Advisor Chair of Architecture Programs - - - - - - - - - - - - - - - - - - - - - - -

Howard Blackson, CNU, Faculty Advisor - - - - - - - - - - - - - - - - - - - - - - -

Vuslat Demircay, PHD., Research Advisor _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __


DEDICATION Para mis papas, Leonardo y Lupe. Mis hermanos, Sergio y Carlos. Mi hermana, Alejandra.

21 °1' 25'N 102°24' 21'W


TABLE OF CONTENTS

INTRODUCTION

RESEARCH STUDIES

DESIGN RESEARCH +ANALYSIS

1· 1 INTRODUCTION + INTENT 1· 2 STATEMENT OF CHALLENGE 1· 3 IMPORTANCE OF THE CHALLENGE

2·1 THEORETICAL FRAMEWORK 22 · LITERATURE REVIEW

3·1 PLANNING + DESIGN OBJECTIVES 3·2 PRECEDENTS

1·4 BACKGROUND: HISTORICAL + CURRENT 1· 5 THESIS STATEMENT 1· 6 METHOD OF INVESTIGATION

3·3 FIELD ANALYSIS 3.4 PROGRAMING + PART!


DESIGN PROCESS

CONCLUSION

BACK MATTER

4·1

VISIONS

5· 1 CONCLUSION

REFERENCES

4·2

SCHEMATIC DESIGN

+

DESIGN PRINCIPLES

430 · · DESIGN PROPOSALS 4·3·1 MAIN STREET 4·3·2 PASEO NETWORK 4·3·3 FORMAL PUBLIC OPEN SPACE 4·3.4 TRANSIT PLAZA

LIST OF FIGURES APPENDIX A


INTRODUCTION 1·1 INTRODUCTION INTENT 12 · STATEMENT OF CHALLENGE 13 · IMPORTANCE OF THE CHALLENGE 1·4 BACKGROUND: HISTORICAL CURRENT

+

+

1·5 THESIS STATEMENT 16 · METHOD OF INVESTIGATION


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CITY BOUNDARY OPEN SPACE

Figure 1.1: Wasco City Limits Map. By ""thoc. (2017)

SITE LOCATION DOWNTOWN WASCO


11

INTRODUCTION + INTENT

There appears to be an alarming increase in the neglect and misuse of public spaces and open space in the city of Wasco, California particularly in the downtown area. This situation provides opportunities for creating public open spaces that will re-stitch a community's sense of identity, reduce social isolation, generate social capital, and lead to greater personal resilience and wellbeing. The main focus is to create a space which will act as a node for experiencing commercial, cultural and social activities. Small scale interventions can be produced in these vacant spaces and serve as a place of exchange. They will also have the ability to engage other networks and create an overall co-acting community. These spaces can have various uses such as shops, cafes, or any other typology that can fulfill the needs of the community. Residual spaces can be viewed as opportunities to re-establish interpersonal connections for the community. There is a strong need to re -consider and re-think the manner in which public space is dealt with at present, in order to re-invent the practice of everyday life, and to ultimately, the revival of the city. Placemaki ng inspires the community to collectively reimagine and reinvent public spaces as the heart of every community. This thesis study functions as a formal master plan proposal for future development of Downtown Wasco, CA. and to provide innovated ideas that can be introduced to other communities which lack dynamic open public spaces.

ACTIVATING VACANCY I 02


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2

STATEMENT OF CHALLENGE

A city's downtown is a special place. Traditionally, it has been a place to work, recreate, shop, gather for civic activities, or, simply, to hangout. But like many downtowns around the nation, Downtown Wasco has become increasingly isolated from an outwardly expanding city, losing some of its former vitality and historic functions in the process. Given the effects of the economic crises, recession, adverse economic conditions, high business vacancies, low commercial lease rates and high turnover rates, there is an overabundance of vacant, idle, and underutil ized spaces in the downtown area. In order to respond to these changing economic and social conditions, it is paramount to balance historic integrity with the revival of an architecturally and culturally historic activity center to meet the needs of current citizens and future uses. The central aim for Downtown Wasco is to strengthen what remains; to build on its rich history, physical structure, and central location. Collectively, these features establish a solid foundation to build upon and reclaim those spaces that have long been neglected in order to transform these spaces into formal open public places for the community.

13

IMPORTANCE OF CHALLENGE

There is a growing awareness that the quality of the public realm is a critical element in quality economic development. People want to be in places where they can feel comfortable and enjoy. These spaces can be parks, plazas, outdoor dining, even pleasant sidewalks. At the moment, the City of Wasco is facing a number of issues that influence the provision of open public spaces. Many of the vacant, idle, and underutilized parcels in the downtown area aren't fulfilling their potential, and deserve attention. These spaces have the opportunity to demonstrate their potential of becoming vibrant public places for community engagement. Project for Public Spaces outlines the benefits of creating civic spaces for our community as, "Great public places contribute to community health -whether socially, economically, culturally or environmentally. They add enhancement to the civic realmnot only visually, but also in providing a sense of character and a forum for public activities. They can be anchors for downtowns and communities, acting as focal points for definition and foundations for healthy growth" (MacKenzie, 2015). By boldly reclaiming the neglected spaces and reimagining them into formal open public spaces Downtown Wasco can again be the "Heart" of Wasco and a measure of civic pride.

The challenge now facing Wasco is to build upon the existing assets of the Downtown and make sure that each new intervention of investment is aimed at generating a lively, safe, comfortable, valuable, mixed-use city center district.

ACTIVATING VACANCY I 04


1 ¡4

BACKGROUND: HI STO RICA L CON T EX T

PRE-INDUSTRIAL

Like so many California towns - from San Francisco to San Diego - Wasco began as a railhead for the export of agricultural produce. In 1898, the San Francisco and San Joaquin Valley Railroad established a depot some 25 miles northwest of Bakersfield. Soon a small trading center that included a grocery store, a blacksmith shop, and two saloons grew up around the depot. SUBURBANIZATION

Currently in America, there is an over-abundance of dead spaces that are the result of urban renewal policies enacted from the 1950s to the 1980s. These Euclidean single-land use policies and zoning regulations were the death knell for downtown urban cores across America. As white flight fled to the suburbs, downtowns foolishly attempted to lure them back by demolishing buildings that once defined their downtowns, and in their place paved parking lots; which in turn destroyed their sense of place, for now there was a place to park, but nowhere to go.

The idea was to emulate the suburbs, the idealized panacea to urban blight and crime. In actuality, the result is a hollowedout urban core that actually accomplished the inverse of their intent; to attract people, money, and an urban renaissance. Nowadays, as the inverse of white flight is occurring in most major American cities where their downtown cores and urban neighborhoods are experiencing urban revival at breakneck speed, gentrification is displacing much of the existing populace and character of these neighborhoods. Although many view gentrification as a necessary means to achieve urban revitalization goals; conversely, many others deem it as a plague afflicting our cities whereby only wealthier residents can afford to live, work, and play in these urban bubbles at the expense of others, further homogenizing their culture and character.

Fâ&#x20AC;˘gure 1.3: Left Photograph. Squatters 1n the Brush near Wa5Co, Ca Adapted by Author from Garden. (2017).

ACTIVATING VACANCY I 23


4 1.

BACKGROUND :

EXISTING CONDITIONS

VACANT OTY CORE In the case of Wasco, gentrification has not befallen upon its doorstep. By all measures, Wasco remains a peaceful authentic agricultu ral community in California's San Joaquin Valley; with scars of suburban white fligh t remaini ng. Downtown Wasco is but a shell of its former self and charm. Local downtown businesses are struggling as most business activity occurs along Highway 46 on the outskirts of town, or people forego Wasco altogether and shop in nearby Bakersfield. Presently, Downtown Wasco is a work-in-progress. Nearby communities may additionally be works-in-progress or further along in their success than Downtown Wasco, where nearby residents want to go and be seen.


UNPRECEDENTED POPULATION GROWTH

REGIONAL CONNECTIVITY INTERVENTION

Over the past 10 years, the Central Valley has been the fastest growing region in the state of California, with its population increasing by 17 percent compared to 10 percent statewide. Moody's Analytics predicts that by 2040, there will be close to 10 million people living in the Valley, adding three million more people to its current population.

The California High -Speed Rail has identified the City of Wasco to serve as a by-pass. Meaning that when built, the high-speed rail tracks will pass right by the existing Amtrak station. This situation has resulted in the idea that a new Amtrak station gets built in a form of a platform. Wasco among other communities along the high-speed rail alignment play an active and positive role in the development of the project. According to California High-Speed Rail Authority, "the high-speed rail in the Valley will serve as the "backbone" of a system that will ultimately tie all major regions of California together, modernizing transportation in the state and linking the diverse economic and cultural centers like never before" (HSR, 2017). This will actually help revitalize Wasco's downtown area and bring in potential new sources of revenue and opportunities but before this intervention takes place Wasco needs to prepare for such change in the community. Since the existing Amtrak station is located in downtown's/city's edge it will serve as a major anchor platform in the investigation of this thesis and in the creation of future proposal of a formal network of open public spaces.

Currently, the City of Wasco is experiencing unprecedented growth which is putting pressure on all public services as well as the community as a whole. It is anticipated this growth will continue as it has with other small community in the Central Valley where lower costs of living draw new residents as well as development pressures. This current condition presents itself as an opportune time to evaluate and plan on how the city can leverage the growth to enhance the city for the highest future economic value. Given this continued pressure for growth the city needs to have new design and development standards in place. The vision is to direct this growth to achieve a high quality of life for the entire community- to make a desirable place to live, work, study, play, grow-up, raise a family, and age with dignity and grace. By focusing on reclaiming and transforming the neglected spaces in the downtown area, the city of Wasco could have a brighter opportunity to meet the current and future needs of its citizens and visitors.

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15

T H ES I S S T AT EM E N T

In order to revitalize Downtown Wasco with the future intervention of the High Speed Rail, a formal master plan proposal for Downtown Wasco has been designed focusing on reclaiming neglected residual spaces and reimagining them into a comprehensive system of urban spaces that will set the stage for resurrection of Wasco's sense of itself as both a city of historic import, and a vibrant community that is intimately connected to its core.

Figure 1.4: Wasco's Agricultural Fields. Adapted by Author. Google Earth. (2017).

ACTIVATING VACANCY I 08


RESEARCH METHODOLOGY \

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09 I ACTIVATING VACANCY

STAGES


6

1.

STATEMENT OF METHOD OF INVESTIGATION

A basis for this study is created by conducting a thorough analysis of the historical conditions, current context, and future needs. Design methodologies used include context and site studies, mapping and observations, analysis of scholarly articles and journals, case study analysis; personal involvement with city officials, community members and residents. With the information gathered about the context, a through site analysis is conducted through mapping and observations to best understand the conditions and potential opportunities. Scholarly articles and journals are collected in order to formulate a viable strategies. Lastly, patterns and methods of implementation are studied through a variety of case studies, which are examined through their context, their interventions, and their measurable and not-measurable outcomes. The collection of data for this study are arranged primarily by the order of the following stages:

1. 2. 3. 4. 5. 6.

Research design principles Examine successful precedents Glean quality design elements through research. Conduct design charrettes. Gather community input. Bring design to life.

Figure 1.5: l eft. Rese arch Me thodolo gy Diagram . By Au thor. (20 17).

ACTIVATING VACANCY I 10


RESEARCH STUDIES 2·1 THEORETICAL FRAMEWORK 22 · LITERATURE REVIEW


INTRODUCTION

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THEORETICAL FRAMEWORK ACTIVATING VACANCY I 14


IDENTITY OF PLACE

15 I ACTIVATING VACANCY

CONTEXT RECONSTRUCTION


21

T H E0 R E TIC A L F RAM EW 0 R K

The main variables which this topic explores include: community engagement, designing a sequence of spaces that will ultimately shape the identity of Wasco, and considering how context reconstruction will affect the urban fabric of downtown. Sources were chosen from the following topics of study which vary from social elements to physical context:

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IDENTITY OF PLACE

CONTEXT RECONSTRUCTION

STAKEHOLDERS/OWNERSHIP

HISTORY

PROGRAMS

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FUNCTION

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Figure 21: Left. Veen Diagram. By Author. (2017), Figure 2.2: R1ght. Theoretical Framework Diagram. By Author. (2017)

ACTIVATING VACANCY I 16


2 ¡2

C 0 M M U NIT Y EN G A G EM EN T

Ownership of public spaces must be a concern of the community and government It is important for officials of government departments to care for public spaces and become interested in reclaiming these spaces for public good. Awareness programs organized with different stakeholders such as community, government officials and other likeminded organizations will be important in leading this study to the formation of networks. Communities will need to be aware of the need for public spaces and become involved in supporting projects which reclaim and redesign these public spaces. According to Beavers and Hodgson (2014), "Urban design is a particularly useful front for community engagement as it has such direct relations with public spaces used by community members. Infusing the development of public space with elements of art and creativity can strengthen and improve planning efforts in these areas". Gaining support from the community will be vital to the development of Wasco's downtown master plan. The project will explore how the spaces could be designed to give a sense of ownership of it to the community, and how it could be designed to reunify areas of the city that have been forgotten by urban renewal.

F1gure 2.~ ltft Photograph. Dia De Los Muertos~Comm...-.ity Event in Downtown Wasco. Adapted by Author. Mamnez. V. (2016) F1gure 2 4: Right Venn Dagram-Communâ&#x20AC;˘ty Engagement By Author. (2017).

ACTIVATING VACANCY I 18


2¡2

I 0 E N T I TV 0 F P L A C E

Society builds its own image, and the city is a mirror of these va lues. Within this variable, identity of place, the history of urban space were studied to become better acquainted with successful solutions of the past- those that have stood the An understanding of how designers resolved test of time. the problem of enclosing space within the limitations and according to the guidelines of their times. To understand the degree to which they succeeded in their efforts, it is imperative to, first understand the problems they faced and the methods at their disposal. This research study resulted in gleaning successful design elements which were incorporated into the public space development of the masterplan of Downtown Wasco while keeping the culture and values of the community.

----

COMMUNITY ENGAGEMENT

The relationship between place and identity deepens the understanding of identity formation and the role of place in the development of public spaces. The bonds between place and identity influence social formations, cultural practices, and political actions.

Fâ&#x20AC;˘gure 2.5; left Photo. San Joaqum AJmonds F1elds. Adapi:E'd by Author. D1scowr Cahforn1a. (2017). F1gure 2.& Right Venn Dagram...Jdenbty of Place By Author. (201"7).

ACTIVATING VACANCY I 20


2 ¡2

C 0 N T EXT R E C 0 N S T R U C T I 0 N

In analyzing public spaces, it is important to consider the context of this type of space in regards to form and function through time. The need for efficiently organized and varied public spaces in today's highly charged urban atmosphere is greater now than any previous time. People have not changed as much as cities, and forth at reason, public open space remains a vital requirement of urban life. Context Reconstruction will explore three sub topics: types of programs for public space, functional purpose of the space and its potential dynamic usages, and how the development of the public spaces will improve the urban form as a whole.

COMMUNITY ENGAGEMENT

The measure of a city's worth lies in the respect it has for the needs of its people which ought to be gauged by the quality of public spaces the city manages to provide. French (1983) stated that, "The design of urban space is a two-fold process, you'll remember. After the mass/space ratio is resolved and the enclosing structures placed to best advantage in forming the external space, the quality of that space must be achieved, through precise detailing and placement of primary enclosing agents". In Image of the city, Lynch discusses the power of edge conditions, many of which are created by highways, rail lines and riverfronts, the same elements that are associated with vacant lots. Edges, while generally separating and isolating area, could conversely be seen as a uniting space between tow areas. Design interventions in vacant lots could be used in this way: to knit together the fabric of Downtown Wasco. F1gure 2.7: left Photograph. Downtown Wasco Busmess Condibons. By Author. (2017). F1gure 2.& Right Venn Diagram ..Context Reconsb'uction. By Author. (2017).

ACTIVATING VACANCY I 22


DESIGN RESEARCH +ANALYSIS 31 · PLANNING + DESIGN OBJECTIVES 3·2 DESIGN BRIEF 3·3 PRECEDENTS 3·4 FIELD ANALYSIS 3·5 PROGRAMING

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INNOVATE

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EXPLORE

2011

MAIN STREET

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Mayor Intersections Legible Spine c. Nodes of Activity

Pedestrian Circulation Street Connectivity c. Vehicular Designation

TRANSIT PLAZA

Introduction to HSR Downtown's Anchor c. Increase Site Accessibility

PUBLIC SQUARE

Sense of Identity Iconic Destination c. Community Engagement

2017 ACTIVATING VACANCY I 26


INTRODUCTION

Patterns and methods of implementation are studied through a variety of case studies , which are examined through their context, their interventions, and their measurable and notmeasurable outcomes. The case studies are categorized in four different key elements of study: Revitalize, Cohabitate, Innovate, Explore and Innovate. Each key element pertains to a specific design element that is part of the Downtown Wasco's formal master plan as a whole.

Precedent: Precedent: Precedent: Precedent:

One Two Three Four

REVITALIZE COHABITATE EXPLORE INNOVATE

Main Street Paseos Network Public Open Space Transit Plaza

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PRECEDENTS ACTIVATING VACANCY I 28


PRECEDENTS

PRECEDENT: ONE

PRECEDENT: TWO

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A repeating architectural style or element helps to create a distinct identity for a single development, a district, or an entire community.

Paseos have the ability to improve internal access and connectivity in the Downtown and linkages to nearby areas.

Figure 3.2: Case Study Analysis Diagrams By Au thor. (20 17).

29 I ACTIVATING VACANCY

DOWNTOWN OXNARD, CA

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EXPLORE A unique and versatile gathering place has the power to revitalize any vacant lots and the neighborhood as a whole. A mixture of venues in one place promotes social engagement.

INNOVATE It is a radial plan with a central axis connecting the important institutions of civic life and a resulting centrally located public realm in the form of a formal public space.

QUARTYARD- SAN DIEGO, CA

DOWNTOWN AJO, CA

FORMAL PUBUC OPEN SPACE

TRANSIT PLAZA

ACTIVATING VACANCY I 30


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CITYCORE


ANALYSIS CRITERIA

CONTEXT: Downtown Oxnard is one of several city and sub-regional centers in the region. It sits between the downtown centers of neighboring camarillo and Ventu ra, and is surrrunded by a variety of other retail centers that both complement and com pete with Downtown Oxnard businesses and attractions. INTERVENTION: Downtown Oxnard is a multi- faceted commercial center with unique, pedestrian scale shopping district boasting a clean and safe environment, a wide selection of appealing shopping and business options, high quality entertainment and dining venues attractive to both visitors and residents. OUTCOME: It features a unique balance of being, all at once, a center suitable for everyday shoppers to fill their everyday needs, an authentic, charming commercial enterprise where visitors can discover unique values, a sophisticated business center offering vital professional services and opportunity. It is family oriented, fun, friendly, alive, attractive and profitable. ANALYSIS: Oxnard's Downtown depends, essentially, on two things: (1) its architecture and (2) the character and condition of its street. A repeating architectural style or element helps to create a distinct identity for a single developm ent, a district, or an entire community. The street, in concert with the architecture, is the tie that binds all together. L . _ - -- - - - --

- - - -- - -- - -- - - - --

Figu~e

-----41

3.4: Qcnald Oo.vnto.....n Pubic

Sp;~ces.

(Xtl6}

PRECEDENT : 0 N E

ACTIVATING VA CAN CY I 12


DOWNTOWN SANTA BARBARA, CA PASEOS NETWORK

33 I ACTIVATING VACANCY


ANALYSIS CRITERIA CONTEXT The Downtown Plaza project in 1969 included the removal of parking lanes on Main Street, which required that parking be provided behind the businesses. The paseos were the result of the need to provide direct pedestrian connections from these new parking facilities to Main Street, utilizing existing alleys and in some cases walkways through buildings.

INTERVENTION The success of the initial paseos, not only as pass-throughs to parking but as retail frontages themselves, led to a network that expanded over time into other alleys and new developments. There is currently a large network of paseos that provide internal circulation as part of a retail complex.

OUTCOME The paseo network has proved to be an effective economic, historic, and access element in Downtown Santa Barbara. Aside from providing pedestrian circulation, Santa Barbara's paseos are an important part of the Downtown economy and the City's identity. Paseos are a unique and attractive pedestrian feature that helps attract visitors to the area for day, weekend, and extended trips.

ANALYSIS Paseos have the ability to improve internal access and connectivity in the Downtown and linkages to nearby areas. They also have the ability to expand the commercial uses without major vertical or horizontal construction-while maintaining the intimate nature of the environment. Paseos also help establish a strong historical identity to early California that helps make the area unique.

PRECEDENT: TWO

ACTIVATING VACANCY I 33


QUARTYARD- SAN DIEGO, CA FORMAL OPEN PUBUC SPACE

Figure 3.7: Quartyard, CA. Case Study Analysis By Author, (2017),

N

j_

-

-

SITE BOUNDARY OTY BLOCKS GREEN SPACE BUILDINGS


ANALYSIS CRITERIA

CONTEXT Quartyard is an urban park constructed from repurposed shipping containers in the East Village neighborhood of Downtown San Diego. INTERVENTION Temporary use for the vacant lot, which has evolved into the fascinating concept of Quartyard: A eco-friendy community space with a much needed gated leash-free dog park, beer garden, coffee shop, restaurant, and music venue, with a rotating array of food trucks that will I cater to the venue on a daily basis. OUTCOME Revitalizing a vacant lot using recycled retrofitted shipping containers. ANALYSIS What was once a desolate vacant lot, now is an outdoor venue for social gathering on many levels. A sustainble community gathering place that Quartyard has completely transformed to a though provoking social gathering space for mainkind and canne companions alike.

Figure 3.8: Quartyard's outdoor spaces. (2016)

PRECEDENT: THREE

ACTIVATING VACANCY I 35


DOWNTOWN AJO, AZ TRANSIT PLAZA

~~~_j__~~---'---~~ · -

MAIN STREET CONNECTIONS Figu-e 3.9: A;o. AZ. Case Study Analysis Diagram. By Author. (2017)

361 ACTIVATING VACANCY

0

CENTRAL AXIS NODE NODES Of AGMTY CITY CORE


ANALYSIS CRITERIA

CONTEXT The town's population is a third of what it once was, but what remains is exemplary Spanish Colonial Revival Architecture, and an intact but underutilized core ripe for interaction and activity.

INTERVENTION It is a radial plan with a central axis connecting the important institutions of civic life, and a resulting centrally located public realm in the form of the Historic Plaza. These public spaces create nodes of activity connected by streets and sidewalks across institutional, commercial and residential properties.

OUTCOME The core of this project serves to increase the use of public spaces through increased connectivity, community involvement, and the positive interaction between the built environment and people through placemaking strategies. These public spaces are designed to holistically, yet incrementally respond to people's needs to improve the environment in which people live.

ANALYSIS By reclaiming the town center as the people's center, it encourages the creative use of public space, and it engenders a stronger sense of common purpose, social equity and shared future. It is also important to generate community identity and sense of space based not upon how it used to be, but upon current conditions and today's existing culture.

Figure 3.10: Ajo's Downtown Plaza. (2017)

PRECEDENT: FOUR

ACTIVATING VACANCY I 37


INTRODUCTION

· --- ~

'' '' '

---- -

- - - - - - ++ - - -

- --- -

------- -- -,

----------·

'' '' ''

CITY BOUNDARY

DOWNTOWN BOUNDARY

DOWNTOWN CORE

MAIN STREET FABRIC

VEHICULAR ORCULATION GREEN SPACES RETAIL ZONES

Figure 3.11: City Bourdary Vs. Downtown Boundary D1agram. By Author. (20 17).

Field analysis consist of comparison and contrast between Wasco's city boundary existing conditions versus Wasco's dow ntown boundary existing conditions. By com paring and contrast the existing conditions from an overall city boundary perspective to a more specific boundary in downtown area it is possible dig deeper into the issues that are currently preventing neglected vacant spaces from being developed. There are four specie elements that will be analyzed for each boundary with the purpose of utilizing this analysis as guidance in the design development phase.

STREET NETWORK PUBLIC OPEN SPACES RETAIL VS. COMMERCIAL

3.3

FIELD ANALVSIS ACTIVATING VACANCY I 39


Figure 3.12: Wasco's Downtown By Au thor. (.2017).

CITY BOUNDARY

DOWNTOWN .

DOWNTOWN BOJ NDARY

Site AnalySIS


FIELD ANALYSIS

Fgute 3.13: D:f«ntown Main Street Fabric. Analysis OBgram.

Eo/ Author. (2017). DOWNTOWN BOUNDARY

MAIN STREET FABRIC

I , •• 'II• .... oil • •I• C'U'11 • 1 • • ,.... •111 ••

I

Vacant Iots disrupting the continuity of a street edge and left in disrepair can drain a main street of its vitality. It creates a fragmented commercial core that prevents patrons from continuing their shopping stroll. Fgu.e 3.14: Main Street Fabric. Rlotcg~aph. ByAUiha.(<Dl7).

ACTIVATING VACANCY I 41


Figure 3.15: Wasco's Ve h cular

aticn. Site Analysis.

By Author. (20 17).

JACKSON AVE

CITY BOUNDARY

VEHICULAR CIRCULATION HIGHWAYS ARTERAL COLLECTORS


FIELD ANALYSIS

Fgute 3.16: D:f«ntown Street NetY.Ofk. Site Am lysis Oiagl3m. Eo/ Author. (2017).

DOWNTOWN BOUNDARY

STREET NETWORK

I~ I d 1!-ffiffi The urban alleyways have the opportunity to provide an "offdistrict" hidden culture to the downtown core district. There are four exising alleys running North-South crossing main street and two alleys running East-West.

Fgu~e 3J7:CbwntcwnAIIey. Phacg13ph. ByAuttor. (2017).

ACTIVATING VACANCY I 43


Figure 3.18: Wasco's Green By Author. (2017).

CITY BOUNDARY

GREEN SPACES CITY PARKS DISTRICT PARKS

N

I


FIELD ANALYSIS

â&#x20AC;¢

,~====~=====-----------_j -------------------------~-----------------, I I I I I I

Figure 3.19: Downtown Public Open Space. Site Analysis Diagram By Author. (2017)

DOWNTOWN BOUNDARY

PUBLIC OPEN SPACES

I

Currently, only one public open green space is provided in the downtown area. Open spaces could be a vital part of main street because they provide gathering spaces for a variety of functions; music performances, festivals, relaxation, socializing, sidewalk sales, playing, and a myriad of other uses. Figure 3.20: Downtown green space next to dirt lot Photograph Barba. (2017)

ACTIVATING VACANCY I 45


Figure 3.21: Wasco's Re tail By Au thor. (20 17).

CITY BOUNDARY

RETAIL ZONES • •

Ca\1MUNITY RETAIL COM CENTRAL BUS INESS

I I

I I II ____ _


FIELD ANALYSIS

I

RESJDEIIITIAL COMMERCIAL

Fgun= 3.22: D:H..ntown Commercial Vs. R.esOentOI. Sit>= Ana~sis OOgm m. &f Author. (2017).

DOWNTOWN BOUNDARY

COMMERCIAL VS. RESIDENTIAL

The downtown Retail District is focused on "7th" Street which is Downtown Wasco's "Main Street." Currently, there is a lack of unique commercial shops, no outdoor restaurants, no mixed-use development and very little housing in the downtown area. Fgure 323: Res;jenu in OowntcrNn a1ea.

~otogl3 j::h.

ByA141'or.f.201J).

ACTIVATING VACANCY I 47


INTRODUCTION

I II II II II II II II II II II II II II II II

FORMAL PUBLIC OPEN SPACE

PAS EO

TRANSIT PLAZA

MAIN STREET F1gure 3.24: Programming and Parti Diagram. By Author. (20 17)

34 ·

PROGRAMMING + PARTI ACTIVATING VACANCY I 49


PROGRAMMING+ PARTI DEVELOPMENT

E MAIN STREET

PASEOS NETWORK

The existing main street is reinforced and expanded in five blocks totaL All streets are proposed as two-way, with bike lanes provided and additional north-south alleys being proposed as paseos. The streets and alleys are proposed to accommodate both vehicular and pedestrian activity, with associated plazas and pocket parks that make them the focus of outdoor amenity and public interaction throughout the area. By revitalizing the main street as the first elements sets a firm foundation for the additional networks. It is oriented to create the kind of lively, walkable and safe environment

The existing downtown alley system serves primarily businesses and a few residents living around the area. The north/south alleys are only pedestrian oriented alleys while the east/west alleys are auto oriented. The north/south alleys have the potential of becoming actual public spaces and create a circulation network that offers several options for getting from place to place spreading traffic more evenly throughout the area. Parking spaces can be established behind the main street to encourage visitors to park behind the business and use the paseos as means of exploration. Wasco 's alleys offer a tremendous opportunity to help fill Wasco's need for more vibrant public spaces downtown.

Figure 3.25: Program and Parti Development D;agrams:. By Author. (20 17).

50 I ACTIVATING VACANCY


r-

l

~ FORMAL PUBLIC OPEN SPACE Innovated projects related to the public realm aid to keep up with the needs of the community. This is not only about parks, but plazas, sidewalks, and streets as welL Public open spaces is where the public can gather, interact, and celebrate. At the moment, Downtown offers only one 15,000 square footage of green space that has a few trees planted along with some picnic tables. There are not outdoor restaurants, no coffee shops at all, no formal public spaces where the locals can interact This issue calls for the need of innovating downtown with the proposal of a dynamic formal public open space network that can support multiple programs.

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TRANSIT PLAZA The future intervention of the High Speed Rail offers the city of Wasco the opportunity to explore new and exciting programs to be developed and implemented on the current Amtrak station site. Proposing a Transit-oriented Plaza development ought to create unique places that are carefully integrated into the neighborhood and supports the needs and desires of those who live and work nearby. This Transit Plaza offers a perfect opportunity to display the unique qualities of Wasco's heritage by responding to the existing context of the region. The development will be share public spaces that are active, safe and inviting. Active, outdoor uses including plazas, outdoor courtyards, community gardens, and playgrounds. All of these elements help create a sense of place.

ACTIVATING VACANCY I 51


MAIN STREET

~---- - - - --------- - ----------,

SITE + PROGRAMMING

S TRENGHT: The city centre area is currently walkable and close proximity to transportation. The formal grid system of streets and alleys aids to improve both pedestrian and vehicular circulation. W EAKNESSES:

Lack of mixed use development such as public spaces, outdoor dinning, offices, residential and diversity of businesses.

Q PPORTU NITIES:

The opportunity to revitalize the main street and neglected vacant lots to improve connectivity and usability. Create attractive and appealing places and promote growth of local businesses.

T HREATS:

Main street has suffered from long term neglection of development. Locals prefer to travel outside the city for shopping and entertainment because of the lack of public spaces.

52 I ACTIVATING VACANCY

' I

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: SITE CONDITION : I

+

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VACANT CITY CORE

, I

REVITJWZE

=


Figure 3.26: Left. Main Street Program Diagram By Author. (2017) Figure 3.27: Right Above. Downtown Intersection

Adapted by Author. Google Maps. (2017) Figure 3.28: Right Below. Downtown Main Street

and Vacant Lots Proposed Site. Adapted by Author Google Maps. (2017)

SITE PROPOSAL

VACANT SPACE

PERSPECTIVE VIEW + SITE PLAN

SITE LOCATION

ACTIVATING VACANCY I 53


~----------------------------------------------------------------------

MAIN STREET FABRIC

â&#x20AC;¢

Q

541 ACTIVATING VACANCY

NODES Of ACTMTY ANCHOR NODES


---------------------------------------- ~

I

Show Downtown nodes at intersections. Announce Downtown by adding gateways at main entry points. Focus on 4 x4 block core. Address the interface between buildings and underutilize spaces as a form of connectivity. Unify the appearance of buildings in the main street. Figure 3.29: Left Main Stre et Fab ri( Diagram By Au thor. (20 17). Figure 3.30: Right. Main Street Pa rti D;agram .

By Author. (2017).

I

L-- --- - -- - - - - - ---- - - -- - - -- - - - - -- - - - - - --- - - - -- ¡

PARTI

ACTIVATING VACANCY I 55


PASEOS NETWORK

·---------------------------,

SITE + PROGRAMMING

S TRENGHT: This alley in particular already has some trees planted and city lamps installed along the side. T Close proximity and easy access to main street. W EAKNESSES: Underutilized alleys in the downtown core area. Informal development and disconnection from main street P-rograms. O PPORTUNITIES: The vacant space along the alley serves as an opportunity to establish a public space that will support the use of the alley as a future paseo. Also, there is parking space available behind the businesses. Connect the locals back to the city core throught interesting paseo experiences. T HREATs: The historical city centre characte rised by a certain amount of vacant spaces and lack of formal public open spaces. Majority of streets and alleys do not benefit from green facilities.

56 I ACTIVATING VACANCY

I

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UNPRECEDENTED

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Figure 3.31: left. Pas eo Network Prog-am Diagram. By klthor. (2017). Figure 3.32: V1ewof Alley a1d Vacant Lot. Adapted by Author. Googe Maps. (2017). F1gure 3.33: Right Below. Dcwntown Paseo and Va<.cr1tlots. Proposed Site. Adapted by Author. Googe Maps. (2017).

SITE PROPOSAL .

PERSPECTIVE VIEW + SITE PLAN

VACANT SPACE ACTIVATING VACANCY I 57


TATE CIRCULATION

····························-~---·········-~·-··· ' ···-~·-··· ' ·········- ~ ----~

.. ,....... .

············1••••••••••••••••••••ililr... ·-:· ·-·· I I I

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• • • • • • • • ~· EAST/WEST ALLEYS I 1

NO RTH/SOUTH ALLEYS MAIN CORE

~--························

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Provide visitors and residents with access and connectivity to nearby shops. Function as important component of the City's pedestrian circulation network. Aid the establishment of retail centers by increasing retail sales and tax revenues as well as attracting additional tourist and residents. Provide a sense of discovery. Develop a unique pedestrian environment. Improve social interaction. Figure 3.34: Left Downt own CirCl.Jaticn Diagram . By Au thor. (20 17).

Figure 3.35: R1ght. Paseo Part1 Dia gram. By Au thor. (2017).

I

I

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L- ----- - -- - -- - - --- - --- -- - - ---- - -- - - - - - --- - --- ¡

PARTI

ACTIVATING VACANCY I 59


FORMAL PUBUC OPEN SPACE

·-------------------,

SITE + PROGRAMMING

S TRENGHT: It is located next to 15,000 sq ft of existing green space and an alley which helps improve circulation. The site is large enoug h to accomadate a diversity of programs.

W EAKNESSES: Lack of quality amenities which can serve the local communities. There isn't enough exisitng development around this site.

''

'' ' ' ' ; SITE CONDITION : '_ LACK OF FORMAL PUBLIC : OPEN SPACE

+

=

EXPlOR!

O PPORTUNITIES: To combine the exisiting green space with the dirt lot and develop one formal public open space. This site can support nearby businesses and attract visitors arriving at the Amtrak station.

T HREATS: There are additional vacant spaces and large industrial land uses that are also in need in redeveloping. These sites act as a barrier that stop people from going to that area.

60 I ACTIVATING VACANCY

I

I

~------------- - ---------------------- - ----------


Figure 3.36: Left. Formal Public Open Space Program Diagram. By Author. (2017). Figure 3.37: Right Above. Dirt Lot Proposed Site.

Adapted by Author. Google Maps. (2017). Figure 3.38: Right Below. Downtown Proposed Open Space Site and Vacant Lots. Adapted by Author. Google Maps. (2017).

PERSPECTIVE VIEW + SITE PLAN •

SITE PROPOSAL

VACANT SPACE

SITE LOCATION

ACTIVATING VACANCY I 61


RESIDUAL SURFACES

-+

MAIN ST REET

VACANT/DIRT LOTS

AUTO SPACES MAIN CORE


~- - - - - - --- - -- - - - - - --- - -- - - - - - --- - --- - -- -~

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Create a network of formal open spaces throughout the Downtown core. Innovative an exciting programming to enliven and activate Downtown. Develop an iconic destination. Figure 3.39: R1ght Wasco's Downtown Res1dual Spa ces Diagram By Au thor. (20 17). Figure 3.40: Left Format Publi c Open Space Parti Di agram . By Author. (2017).

I

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PARTI

ACTIVATING VACANCY I 63


TRANSIT PLAZA

·---------------------------,

SITE + PROGRAMMING

S TRENGHT: It is currently a highly active Amtrak Station. Locals use the train as means of transportation. Station is easily accessible because it's prime location at the end of main street It is also a major physical historical asset in the heart of Wasco. W EAKNESSES: Weak relationships between main street and nearby business. Heavy industrial sites nearby and large amount of vacant land along the station. O PPORTUNITIES: Develop the vacant land surrounding the station and link the programs to the main street Introduce the station as a Transit Plaza and as a gateway to downtown with the future intervention of the High Speed Rail. T HREATS: Brownfield site with high levels of environmental incivilities. Lack of reasons for visitors to explore downtown.

64 I ACTIVATING VACANCY

I

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'

'

'' ' : SITE CONDITION ~ ' '

RJTVRf HIGH SPEED RAIL

'

+ INNOVATE

I

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L-----------------------------------------------


Figure 3.41: Left. Transit Station Program Diagram By Author. (2017) Figure 3.42: Right Above. View of Amtrak Station Photograph. By Author. (2017) Figure 3.43: Right Below. Downtown Proposed

Transit Station Site and Vacant Lots Adapted by Author. Google Maps. (2017)

SITE LOCATION .

VACANT SPACE ACTIVATING VACANCY I 65


~ - - - - - -- --- -- - - - - - -- - --- - - - - - - - -- - ---- - - - - ---- - ---- - - - - ---- - ---- - - - - ---- - ---- - -- -

SITE ACCESSIBILITY

+

+

+

+

+

+

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INTERSECTION NOOES

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+

+

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Future High Speed Rail will be passing by existing amtrak station. This offers a strong opportunity to innovate the the area. Transit Plaza will function as the main anchor of downtown. There is presence of excellent transportation access, coupled with adjacent land that appears ripe for development. This Transit Plaza will welcome and encourage visitors and residents to explore further downtown area.

Figure 3.44: Lef t Downtown Site Accessibility Diagram By Author. (2017). Figure 3.45: Right. Transtt Plaza Partt Oiagram.ByAuthor. (2017)

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PARTI

ACTIVATING VACANCY I 67


DESIGN PROCESS 4· 1 4· 2

VISIONS

+ DESIG N PRINCIPLES

SCHEMATIC DESIG N

4· 3·0 DESIGN PROPOSALS 4· 3·1 MAIN STREET 4· 3·2 PASEO NETWORK 4·3·3 FORMAL PUBLIC OPEN SPACE 4·3.4 TRANSIT PLAZA


INTRODUCTION

[2]

[1]

(3]

[4]

ENHANCE

CREATE PEDESTRIAN

DEFINE A LEGIBLE

COMPUXITY

ORIENTED

SPINE

[5]

ENCOURAGE

+

NURTURE DIVERSITY

(6]

LINK THE CITY TO

EMBRACE UNIQUE

THE CORE

CHARACTER OF AREA

DOWNTOWN

4· 1

VISIONS + DESIGN PRINCIPLES ACTIVATING VACANCY I 71


VISIONS + DESIGN PRINCIPLES

[2]

[1]

ENHANCE COMPLEXITY

Enhancing complexity means enhancing the human satisfaction with different urban attributes such as transportation, quality of public spaces, recreational opportunities, land use patterns, population and building densities, and ease of access for all to basic goods, services and public amenities. Through implementation of interconnections, patterns, and linkages Wasco's core can be robust and effective.

Figure 4.0: Visions and Design Principles Icons By Author. (2017).

72 I ACTIVATING VACANCY

[3]

CREATE PEDESTRIAN

DEFINE A LEGIBLE SPINE

ORIENTED DOWNTOWN

Buildings are to be built close to the street and streetscape elements, such as trees, lighting, crosswalks and street furniture should provide human-scale elements that make downtown an inviting place to be. An atmosphere of pedestrian scale, visual interest, market opportunity and activity are the key elements to firmly develop a perception of downtown Wasco as a distinct and special place.

Main Street/7th Street is the historic commercial heart of downtown Wasco. It serves as a central spine, containing the majority of the city's major uses and acting as the primary route within town and through town. By building upon its traditional character and establishing a define network of uses that interconnect between main street, secondary streets and alleys, main street will then become more legible.


[4]

[5]

[6]

ENCOURAGE+ NURTURE DIVERSITY

LINK THE CITY TO THE CORE

EMBRACE UNIQUE CHARACTER OF AREA

The vision for downtown Wasco is to construct a strong and vibrant downtown, a thriving cultural scene, offer quality facilities, built and enhance natural heritage, be a place where people can thrive, and enjoy an environment that fosters healthy living, is safe, accessible, inclusive and supportive. The key focus is to build a variety of interesting and exciting places to live, work and play.

Wasco's core will be a celebratior of the city and urban life and an acknowledgment of the potentia of both. The core is a place where the community feels ownership social engagement is encouraged and where design serves function. They key focus of Wasco' downtown is to strengthen the core as the centre of culture entertainment, employment anc transit for the City and region.

The physical proposed interventions should respond to what is already there in a way that is thoughtful but also progressive. The built environment is history, and that history should be preserved no matter the extent of urban infill. This study is to become an intrinsic part of an evolving city that never forgets its roots. Every intervention is to be contextually sensitize with an organic link to Wasco's history.

ACTIVATING VACANCY I 73


r-------------------------------------~

INTRODUCTION

~-------------------------------------~ Figure 4.1: Dovmt:own Schematic Design Introduction Diagram

42 ·

SCHEMATIC DESIGN

By Author. (.2017).

ACTIVATING VACANCY I 75


MAIN STREET SITE DEVELOPMENT

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Figure 4.2: Main Street Site Development D1agram. By .A!J thcr. (20 17).

761 ACTIVATING VACANCY

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OPPORTUNITY FOR DEVELOPMENT

PROGRAM INTERVENTIONS


r-------------------------------------~

MAIN STREET

~-------------------------------------~ By Figure 4.3: Main Street Schematic Design Dagram. Author. (20 17).

DESIGN PROCESS

ACTIVATING VACANCY I 77


PASEO NETWORK SITE DEVELOPMENT

PARKI NG

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Figure 4.4: Paseo Site Development Diagram.

By .A!J thcr. (20 17).

781 ACTIVATING VACANCY

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OPPORTUNITY FOR DEVELOPMENT

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PA~EO

PROGRAM INTERVENTIONS

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-------------------------------------~

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Figure 4.5: Paseos Network Schematic Design Diagram ~-------------------------------------~ By Author. (2017).

DESIGN PROCESS

ACTIVATING VACANCY I 79


FORMAL PUBLIC OPEN SPACE SITE DEVELOPMENT

CONNECT

''

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''

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Figure 4. 6: Formal Publi c Open Space Site De~ l cpment Diagram .

By .A!J thcr. (20 17).

80 I ACTIVATING VACANCY

OPPORTUNITY FOR DEVELOPMENT

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DESIGN PROCESS

ACTIVATING VACANCY I 81


TRANSIT PLAZA SITE DEVELOPMENT

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82 I ACTIVATING VACANCY

OPPORTUNITY FOR DEVELOPMENT

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ACTIVATING VACANCY I 83


INTRODUCTION

Figure 4.10: Introduction to Design Proposals. Renderings. By Author. (2017).

4 30 · ·

DESIGN PROPOSALS ACTIVATING VACANCY I 85


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ACTIVATING VACANCY I 87


MAIN STREET DESIGN PROPOSAL

The main street acts as the spine of downtown Wasco and the proposed new shops and formal pulic open spaces along the main street aid to activate the main in street. The ultimate goal is to activate the main street by encouraging outdoor dinning and shopping, establishing easy access to transportation, and most importantly developing formal public open spaces where vacant lots are available and appropriate. Main street offers locals and visitors a diversity of uses and encourages walkability and social engagement opportunities. The network of new programs being proposed in downtown are designed to support the existing neighboring businesses. By pronouncing the intersections with roundabouts, vegetation, and welcoming signage the passerby will get be able to identify downtown area from the rest of the city.

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Z31 ACTIVATINGVACANCY

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ACTIVATING VACANCY I 93


PAS EO DESIGN PROPOSAL Traditionally seen as utilitarian corridors, Wasco's downtown alleys have long been overlooked for their potential to help fill Wasco's need for activated public spaces. The proposed Paseo will play a special role in providing an engaging and intimate public space, enhance the pedestrian experience, support small businesses, prove an area that serves as a resp1te to the main street, and will attract people into the underutilized area of downtown. This particular Paseo's primary program is a night cinema, with additional cafe shop and parking available. The space is flexible enough that other community events can be organized and held in this place because of the architectural elements like the auditorium seating steps that can accommodate a large crowd at once. This paseo is a catalyst design and the concept should be implemented to the rest of the alleys located downtown in order to create a vibrant network of paseos each with their own unique set of programs. With a paseos network in place, residents and tourist alike will be attracted to these spaces because of their unique opportunities they offer as places to visit, relax, shop, play, and explore.

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941 ACTIVATING VACANCY

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FORMAL PUBLIC OPEN SPACE

ACTIVATING VACANCY I 99


FORMAL PUBLIC OPEN SPACE DESIGN PROPOSAL Key concepts guiding this formal public open space design are the ideas of permeability and link. Permeability refers to frequent visual and physical penetration from surrounding streets into the interior of the space. The paths that go into the space are continues from the main street, although not necessarily straight. The paths were influences by the existing surrounding programs and the need of connecting the uses and users. Their creation form an intriguing pedestrian experience and emphasizes a strong connection between the Amtrak station and the main street Core Area. Special landmarks within the space where positioned in strategic locations to enliven pedestrian walks, assist wayfinding, and mark important decision points or favorite meeting point like the fountain in the center of the space.

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100 I ACTIVATING VACANCY

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TRANSIT PLAZA ACTIVATING VACANCY I 105


TRANSIT PLAZA DESIGN PROPOSAL Perhaps the most important element of any orientation system is the network of features that announce arrival, or make it clear that one has entered a distinctive place. The placement of the existing Amtrak station in Downtown Wasco works as an anchor point for downtown since its location is at the edge of downtown boundary. The future intervention of the High Speed Rail in downtown Wasco will bring many opportunities for business development, population growth and the opportunity to create a new gateway for the community. The Transit plaza will become downtown's gateway that marks the threshold between outside and in. It will establish the view corridors towards downtown, events, and other public spaces. A major enhancement to the sense of arrival to the city will set the tone for the visitors to be intrigue in further discovering what the city has to offer. The proposed Transit Plaza will create a memorable landmark for the visitors and in turn create a formal public space where the locals can socialize.

VARIETY OF SHOPS

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106 I ACTIVATING VACANCY

Figure 4.27: Transit Plaza Program Brief Diagram. By Author. (2017).

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CONCLUSION S.l CO NCLUSION


CONCLUSION

This thesis was intended to lo ok at the missed opportunities and concerns of neglected vacant and underutilized spaces in Downtown Wasco, Ca lifo rnia. This research was initiated as an interest in demonstrati ng how neglected pub lic spaces can be rei magined into a comprehensive network of formal public open spaces in order to preserve a community's identity. Among some of the elements that affect the city core vary from unprecedented population growth, the future intervention of the High Speed Rail, and the lack of fo rmal open public spaces. These set of elements are what led the study to looking at the possibilities in creating a network of culturally and socially-engaged interventions into areas in need of reclamation. Each in tervention reacts to the surrounding existing uses and it's designed and implemented w ith the focus on supporting those established uses by taking in account their current and future needs translating th at into various uses such as shops, cafes, or any ot he r typo logy that can ful fill the needs of the community. The finding s from the research conduc ted has shown tha t by fo rm ing netwo rk of reappro priated spaces and resources, there is potential to activate change.

114 I ACTIVATING VACANCY


This strategy of creating a network of formal open public spaces and socially-driven programmes, allows for communities, and different parts of the city to be bridged, facilitated movement, and set forth a type of revitalization which is respectful to the social and cultural context. This is shown primarily through literature review, analysis of various case studies conducted, in depth site analysis, and personal observations. For a better understanding of the conditions which would be needed for a successful outcome, it would help to be more involved within the community. While working on this research remotely, it was a tremendous advantage to have a chosen a site where I grew up in. It has proven to be beneficial to obtain a true understanding and sense of belonging such as how the city operates day-to -day, how spaces really are used throughout a regular day, what is truly lacking or needed, and most importantly understanding who is the client and what are their current and future needs. These factors influenced the decision making process in determining what programmes and interventions are appropriate and needed.

The feasibility of such a proposal, relies on the hope that the city is willing to be open to new models and the community is willing to cooperate in the process. In order to move this study further the next step would be involving the community into the process. This would involve participatory events and working with the residents in order to fully engage the communitywith the design and implementation of these interventions. This also includes involving the stakeholder, or organizations which would play a key role in the feasibility of such a proposal. Gaining support from the community will be vital to the development of Wasco's downtown master plan.

ACTIVATING VACANCY I 115


BACK MATTER REFERENCES LIST OF FIGURES

APPENDIX A


REFERENCES About Wasco. (n.d.). http:// www.ci.wasco.ca.us/ about-wasco/ Francis, M., Cashdan, l., & Paxson, l. (1984). Community open spaces: Greening Ajo NEA Masterplan. (n.d.). from http:// robpaulus.com/projects/ajo-nea

neighborhoods through community action and land conservation.

m aste rp Ian/

Washington, D.C.: Island Press.

B. (2015, February 26). Quartyard San Diego. Retrieved, from http:// www.welcometosandiego.com / 2015/02/quartyard- sandiego/

French, J. S. (1978). Urban space: A brief history of the city square. Dubuque, lA: Kendall/Hunt Pub. Fresno to Bakersfield Project Section. (n.d.). Retrieved February 24, 2017,

Barnett, J. (2003). Redesigning cities: Principles, practice, implementation.

from http://WWW. hsr.ca.g ov/Progra m s/Statewide_Ra il_

Chicago: Planners Press.

Modernization/Project_Sections/fresno_bakersfield.htm I

Berg, N. (2016, September 27). Lots to lose: How cities around

the~world

are eliminating car parks. Retrieved October 27, 2016, from

Garvin, E., Branas, C., Keddem , S., Sellman, J. , & Cannuscio, C. (2012). More Than Just An Eyesore: Local Insights And Solutions

https://WWW. theg ua rd ian.com/c ities/2016/sep/2 7/citieseli mi= nat ing- car- pa rkspa rk ing?C MP~ share _btn_tw

on Vacant Land And Urban Health. Journal of Urban Health, 90(3), 412-426. doi:10.1007/sl1524-012 9782-7

Borrup, T. (2006). The creative community builder's handbook: How to transform communities using local assets, art, and

cu~ure.

Saint

Paul, MN:

Giese king, J. J. (2014). The people, place, and space reader. New York: Routledge Hagan, R. (2014). Urban greening, parks and open space: City of Wasco. Fullerton, Ca.: QUAD

City of Oxnard DOWNTOWN STRATEGIC PLAN Project Report. (2005).

Consu~ants.

Retrieved from http://oxnardd owntowners.org/assets/downtow n_ strateg ic_pla n_re port. pdfF ieldsto ne Alliance.

Heckert, M., & Mennis, J. (2012). The economic impact of greening urban

Downtown Image Initiative. (n.d.). Retrieved, from http:// www.

vacant land: A spatial difference- in-differences analysis. Enron. Plann. A Environment and Planning A, 44(12), 3010-3027.

urbana ill inois.us/resid ents/downtown- plan/

doi:10.1068/ a4595

bac kg rou nd/ 2002 -downtown- pIan/in it iat ives/downtownimage

Heckert, M. (2012). Access and Equity in Greenspace Provision: A Comparison of Methods to Assess the Impacts of Greening Vacant Land.

DOWNTOWN OXNARD VISION PLAN CHARRETIE. Http://ljournal.ru/Wp-

Transactions in GIS, 17(6), 808-827. doi:10.1111/tgis.12000

contentuploads/2016/ / d- 2016-154.pdf. (2016). doi:10.18411/d- 2016- 154

HOLTVILLE MUNICIPAL CODE. (n.d.). Retrieved from http://www.codepublishing.com/CA/Holtville/

Downtown Santa Barbara I Visit Santa Barbara. (n.d.). http://sa ntabarbaraca. com 1explore-and-d is cover- santa- barbara/neighborhoods-towns/ sa nta-barbara/d owntown-sa nta- barbara/

1181 ACTIVATING VACANCY


How Arts and

Cu~ural

Strategies Enhance Community Engagement and

Participation. (n.d.). Retrieved December 6, 2016, from https://VIMI'N. pia nn ing.

org/researc h/ arts/briefi ng papers/ engagement. ht m

(Re)Building Downtown. (n.d.). Retrieved, from https:J/ sm artg rowtham erica.org/'No rk-with-us/workshop-types/ rebuilding-downtown/

Joe Mathews March 2, 2017 By Joe Mathews I March 2, 2017. (2017, March 08). All Aboard, Bay Area, on Your Fast

Rupprecht, C. D., Byrne, J. A., & Lo, A. Y. (2015). Memories of vacant

Train to Wasco - Connecting California. Retrieved J, from http://VIMI'N.zocalopublicsquare.org/ 2017 /03/02/aboard-

lots: How and why residents used informal urban green space as children and teenagers in Brisbane, Australia,

bay-area-fast-train-wasco/inquiries/connecting-california/

and Sapporo, Japan. Children's Geographies, 14(3), 340-355. doi:10.1080/14733285.2015.1048427

Lynch, K. (1960). The image of the city. Cam bridge, MA: MIT Press. Schilling, J., & Logan, J. (2008). Greening the Rust Belt A Green Marcus, C. C., & Francis, C. (1990). People places:Design guidelines for urban open space. New York: Van Nostrand Reinhold.

Infrastructure Model for Right Sizing America's Shrinking Cities. Journal of the American Planning Association, 74(4), 451-466. doi:10.1080/01944360802354956

Mcphearson, T. (2012, August 21). Vacant Land in Cities could Provide Important Social and Ecological Benefits. Retrieved

Sitte, C. (1965). City planning according to artistic principles.

from http://'NWW. thenatu reofcities.com /20 12/08/21/

New York: Random House. Spontaneous Interventions.

vacant-Ia nd-in-cit ies- cou ld-p rovide-i m po rtant-social-a nd-

(2009). LentS pace. htt p://VIMI'N. spo ntaneousi nterve ntions.

ecological-benefits/

org/ project/lentspace.

National Endowment for the Arts. (n.d.). https:J/'Nww.arts.gov/exploringou r-town/ajo-m asterpla n

Square, J. M. (n.d.). Hey, Bay Area, it's all aboard for Wasco. Retrieved, from http://'NWW.sacbee.com /opinion/op-ed/ article135729563.htm I

Nunez, F., Garcia, C. A.,Abonce, R., & Quantrill, M. (2007). Space and place in the Mexican landscape: The ev olution of a colonial city. College Station: Texas A & M University Press.

Wasco Union High School District. (n.d.). http:// VIMI'N. wascou hsd .org/a pps/pages/i nd ex.jsp?u REC_

ID= 180242&type=d &p REC_I D= 37 5097 Public Realm Action Plan Sum mary. (n.d.). Retrieved, from http://'NWW. envisiondowntown.com/ prap/

Zamudio, D. (2016, May 31). Government. https://'NWW. oxnard.org/tag/downtown/

Public Spaces, P. for, & Rowe, M. W. Eleven principles for turning public spaces into civic places- project for public spaces. Retrieved f rom Artie les, http://'Nww. pbs.org/refe rence/llpri nc iples/

50 Best Small Town Downtowns in America. (n.d.). Retrieved, 2017, from http:J/'NWW.bestchoicereviews.org/50-best-smalltown- downtowns- in-america/

ACTIVATING VACANCY I 119


LIST OF FIGURES Figure 1.1: Wasco City Li mits Map. By Author. (2017) Figure 1.2: Distance Travel Region Map + Diagram. By Author. (2017). Figure 1.3: Squatters in the Brush near Wasco, Ca. Gard en . (2017) From htt p:// www.ci.wasco.ca.us/ about -wasco/ Figure 1.4: Site Regio n Map Diagram. By Author. (2017). Figure 1.5: Wasco's Agricultural Fields. Ada pted by Aut ho r. Goog le Earth. (2017) . Figure 1.6: Res earch Met hodology Diag ram . By Aut hor. (2017). Figure 2.0: Theoretical Framework Diag ram. By Author. (2017). Figure 2.1: Left. Veen Diagram. By Author. (20 17). Figure 2.2: Right. Theoretical Framework Diag ram. By Author. (2017). Figure 2.3: Left Photog raph. Dfa De Los M uertos-Communit y Event in Downtown Wasco. Adapted by Author. Martinez, V. (2016). Figure 2.4: Right. Venn Diagram -Com mun ity Engagement. By Autho r. (2017). Figure 2.5: Left Photo. San Joaquin Almo nd Fields. Adapted by Author f rom http :// www.discovercal ifo rniawi nes.com/ d iscovercaliforn ia/ inla nd-valleys/ san-joaq uin-va lley/. (2017). Figure 2.6: Right. Venn Diagram -I dentity of Place. By Autho r. (2017). Figure 2.7: Left Photograph. Downt own Wasco Bus iness Conditions . By Author. (201 7). Figure 2.8: Right. Venn Diag ram -Context Reconstruct ion. By Autho r. (2017).

120 I ACTIVATING VACANCY


Figure 3.1: Downtown Wasco Evolution. Adapted by Author.

Figure 3.13: Downtown Main Street Fabric. Analysis Diagram.

Google Earth. (2017).

By Author. (2017).

Figure 3.2: Case Study Analysis Diagrams. By Author. (2017).

Figure 3.14: Main Street Fabric. Photograph. By Author. (2017).

Figure 3.3: Oxnard, CA. Case Study Analysis Diagram. By

Figure 3.15: Wasco's Vehicular Circulation. Site Analysis.

Author. (2017).

By Author. (2017).

Figure 3.4: Oxnard Downtown Public Spaces. Adapted by

Figure 3.16: Downtown Street Network. Site Analysis Diagram.

Author from Http://ljournal.ru/wp-contentuploads/2016/ /d-

By Author. (2017).

2016-154.pdf. (2016). doi:10.18411/d-2016-154. (2016).

Figure 3.17: Downtown Alley. Photograph. By Author. (2017).

Figure 3.5: Santa Barbara, CA. Case Study Analysis Diagram.

Figure 3.18: Wasco's Green Space.. Site Analysis.

By Author. (2017).

By Author. (2017).

Figure 3.6: Santa Barbara's Downtown Paseos. Adapted

Figure 3.19: Downtown Public Open Space. Site Analysis

by Author from http://santabarbaraca. com/explore-and -

Diagram. By Author. (2017).

dis cover-santa -barba ra/ne ig h borhoods -towns/santa -barbara/

Figure 3.20: Downtown green space next to dirt lot.

downtown- santa- barbara/. (20 16).

Photograph. By Author. (2017).

Figure 3.7: Quartyard, CA. Case Study Analysis Diagram.

Figure 3.21: Wasco's Retail Zones. Site Analysis Diagram.

By Author. (2017).

By Author. (2017).

Figure 3.8: Quartyard's Coffee Shop with outdoor seating.

Figure 3.22: Downtown Commercial Vs. Residential. Site

Adapted by Author from https://www.venuereport.com/venue/

Analysis Diagram. By Author. (2017).

quartyard/. (2016).

Figure 3.23: Residents in Downtown area. Photograph.

Figure 3.9: Ajo, AZ Case Study Analysis Diagram. By Author

By Author. (2017).

from http://robpaulus.com/projects/ajo -nea

Figure 3.24: Programming and Parti Diagram.

masterplan/. (2017).

By Author. (2017).

Figure 3.10: Ajo's Downtown Plaza. Adapted by Author from

Figure 3.25: Program and Parti Development Diagrams. By

http://robpau lus.com/projects/ajo- nea m asterplan/. (2017)

Author. (2017).

Figure 3.11: City Boundary Vs. Downtown Boundary Diagram.

Figure 3.26: Left. Main Street Program Diagram.

By Author. (2017).

By Author. (2017).

Figure 3.12: Wasco's Downtown Core. Site Analysis.

Figure 3.27: Right Above. Downtown Intersection. Adapted by

By Author. (2017).

Author. Google Maps. (2017).

ACTIVATING VACANCY I 121


Figure 3.28: Right Below. Downtown Main Street and Vaca nt

Figure 4.2: Main Street Site Development Diagram.

Lots Proposed Site. Adapted by Author. Goog le M aps. (2017).

By Autho r. (2017).

Figure 3.29: Left. M ain Street Fabric Diagram.

Figure 4 .3: Main Street Schematic Design Diagram.

By Author. (2017).

By Author. (2017).

Figure 3.30: Rig ht. Main Street Parti Diagram.

Figure 4.4: Paseo Site Develo p ment Diag ram.

By Autho r. (201 7).

By Author. (2017).

Figure 3.31: Left. Paseo Network Program Diagram.

Figure 4.5: Paseos Network Schemat ic Design Diagra m.

By Author. (2017).

By Autho r. (2017).

Figure 3.32: View of Alley and Vacant Lot. Ad apted by Author.

Figure 4.6: Forma l Public Open Space Site Developm e nt

Goog le M aps. (201 7).

Diagram. By Author. (2017).

Figure 3.33: Right Below. Downtown Paseo and Vacant Lots.

Figure 4.7: Forma l Public Open Space Schematic Design

Proposed Site. Adapted by Author. Google Maps. (2017).

Diagram. By Author. (2017).

Figure 3.34: Left. Downtown Circulation Diagram.

Figure 4.8: Transit Plaza Site Development Diagram.

By Author. (2017).

By Author. (2017).

Figure 3.35: Right. Paseo Parti Diagram. By Author. (2017).

Figure 4.9: Transit Plaza Schematic Design Diagram.

Figure 3.36: Left. Formal Public Open Space Program

By Author. (2017).

Diag ram . By Author. (2017).

Figure 4 .10: Introd uction to Design Pro posals. Renderings.

Figure 3.37: Right Above. Dirt Lot Proposed Site. Adapted by

By Author. (2017).

Author. Goog le M aps. (2017).

Figure 4 . 11: Main Street Design Proposal Diagram.

Figure 3.38: Rig ht Below. Dow ntown Proposed Open Space

By Aut ho r. (2017).

Site and Vacant Lots. Adapted by Author. Google M aps. (2017).

Figure 4.12: Ma in St reet Program Brief Diag ram.

Figure 3. 39: Right. Wasco's Dow ntown Residual Spaces

By Autho r. (2017).

Diagram . By Author. (2017).

Figure 4.13: Main Street Program matic Site Plan Diag ram.

Figure 4 .0 : Visio ns and Design Principles Drawings.

Figure 4.14: Main Street Design Proposal. Render Pers pective.

By Aut hor. (2017). By Author. (2017).

By Aut hor. (2017).

Figure 4 . 1: Downtown Schematic Design Introduction

Figure 4.16: Paseo Des ign Proposal Diag ram.

Diag ram. By Author. (2017).

By Autho r. (2017). Figure 4.17: Paseo Prog ram Brief Diagram. By Author. (2017).

122 I ACTIVATING VACANCY


Figure 4 .18: Paseo Programmatic Site Plan Diagram. By Author. (2017). Figure 4 .19: Paseo Desig n Proposal. Render Perspective. By Author. (2017). Figure 4 .20: Paseo Proposed Site Plan. By Author. (2017). Figure 4.21: Formal Pu blic Ope n Space Design Proposal Diag ram. By Author. (2017). Figure 4.22: Formal Public Open Space Program Brief Diagram. By Author. (2017). Figure 4.23: Formal Public Open Space Programm atic Site Plan Diagram. By Author. (2017). Figure 4 .24: Formal Public Open Space Design Proposal. Render Perspective. By Author. (2017). Figure 4 .25: Formal Public Open Space Proposed Site Plan. By Author. (2017). Figure 4 .26: Transit Plaza Design Proposal Diagram. By Autho r. (2017). Figure 4 .27: Transit Plaza Program Brief Diagram. By Author. (2017). Figure 4.28: Transit Plaza. Program matic Site Plan Diagram. By Author. (2017). Figure 4 .29: Transit Plaza Design Proposal. Render Perspective. By Author. (2017). Figure 4 . 30: Transit Plaza Proposed Site Plan. By Author. (2017).

ACTIVATINGVACANCY I 123


APPENDIX A REIMAGINING NEGLKliD SPACES TO PRESIORVE AN ALMOST FORGOmN DCMINTONN

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Profile for Marisol Barba Loza

Activating Vacancy_Re-imagining neglected spaces to preserve Wasco's Downtown  

This research was initiated as an interest in demonstrating how neglected public spaces can be re-imagined into a comprehensive network of f...

Activating Vacancy_Re-imagining neglected spaces to preserve Wasco's Downtown  

This research was initiated as an interest in demonstrating how neglected public spaces can be re-imagined into a comprehensive network of f...

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