Refueling History

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Refueling History

  1. 1. Refueling History CM 1.25 Transforming a gas station in the heart of a historic district into anurban green space & educational site
  2. 2. Learning Objectives1. Evaluate how planning improves accessibility to education & cultural tourism an provides long term quality of life for communities.2. Examine how repurposing urban spaces requires a collaborative effort among Public, Private and Non-profit groups.3. Discuss the environmental challenges that gas station parcels face when considering adaptive reuse.
  3. 3. PanelJ. Michael Abbott, AIA, APA, CNU-A John K. Grosvenor, AIA Glenn R. Gardiner, AIA LEED AP Paige Bronk, AICP Kevin Essington
  4. 4. An American Icon
  5. 5. Early Gas Station
  6. 6. Early Gas Station
  7. 7. Early Gas Stations
  8. 8. Urban Crossroads
  9. 9. Urban Crossroads
  10. 10. Urban Crossroads
  11. 11. Environmental Regulations ederal/state laws governing Underground torage Tanks (UST)UST = system that has at least 10 percent of i ombined volume underground
  12. 12. Environmental RegulationsTitle 40, Part 280, Subpart G (Out ofService UST and Closure)Lengthy and costly process
  13. 13. Revenue LossGas stations have provided steady andreliable property taxes
  14. 14. Revenue LossNew use may provide less or no propertytax or direct municipal revenue
  15. 15. Land Use/ZoningOften a long transition period for adaptivereuse. Loss of legal, non-conforming(“grandfathered”) status
  16. 16. Land Use/ZoningOld stations might be located in residentiazones or non-commercial zonesPossible benefit to circulation/trafficimpactsPossible conversion to alternateautomobile dependant use
  17. 17. Public Perception & SupportSome may not support new use anddesire neighborhood gas station to remainSome may desire for environmentalcleanup and more desirable use
  18. 18. Public Use & PerceptionPublic buy-in of process and acceptableuses
  19. 19. Case Study: Newport, RIOne Innovative Idea: Religious ToleranceOne Authentic Location: Charter Spring One Pressing Goal: Acquire the Site One Opportunity: Now
  20. 20. Citgo Station, Newport, RI
  21. 21. Newport’s Origins & Charter Park
  22. 22. Roger Williams - 1636
  23. 23. John Clarke – 1663 Royal Charter Royal Charter guaranteed religious liberty and was the most liberal document of entire Colonial era.
  24. 24. John Clarke – 1663 Royal Charter From the day Charles II allowed the Royal Charter to be applied, RI became an independent commonwealth absolutely self governing. Under its broad shelter, the people or the legislature of the colony could enact any law they deemed for their advantage, subject not even to the royal veto.
  25. 25. Original Spring
  26. 26. Stiles 1758 Charles Blascowitz 1777
  27. 27. Tax Assessor Map 1884
  28. 28. Earliest Sacred Places, 1671-1871 1880 – Kay Ch 1846 - Christian Science Church 1730 - The 7th Day Sabbatarian 1759 - Touro Synagogue Newport Congre 1846 - United Baptist 1871 - Union Congregational 1726 1741 - Old Colony HouseFriends Meeting House 1733 – 2nd Congregational 1834 - Zion EpiscopalSt. Paul’s Methodist
  29. 29. Earliest Sacred Places, 1671-1871 ca1880 – Kay 1846 - Christian Science Church 1730 - The 7th Day Sabbatarian 1759 - Touro Synagogue Newport Congre 1846 - United Baptist 1871 - Union Congregational 1726 1741 - Old Colony HouseFriends Meeting House 1733 – 2nd Congregational 1834 - Zion EpiscopalSt. Paul’s Methodist
  30. 30. ond Baptist –n Clarke
  31. 31. The Spring
  32. 32. Wanton-Lyman Hazard House Colony Houseroposedharter Park Barney House
  33. 33. Spring Street
  34. 34. Spring Street
  35. 35. Spring Street
  36. 36. Spring Street
  37. 37. Spring Street
  38. 38. Spring Street
  39. 39. Spring Street
  40. 40. Spring Street
  41. 41. Spring Street
  42. 42. Spring Street
  43. 43. Adaptive Reuse
  44. 44. Adaptive Reuse
  45. 45. Adaptive Reuse
  46. 46. Q & A

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