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Parkmerced
A Plan to Harmoniously Integrate History and Sustainability
A research proposal submitted to the Urban Studies and Planning Program
University of California at San Diego
Sarah Hu
USP 186, Section A02
smhu@ucsd.edu
October 19, 2010
Abstract
Parkmerced is not only one of the oldest neighborhoods in San Francisco,
California but also, is one of the largest apartment block establishments in the
United States. Currently, Parkmerced is in the process of a drastic redevelopment
project that if successful, would make it one of the leading examples of a net-zero
carbon community. This proposal aims to examine the process and obstacles such
an immense redevelopment project encounters. Also, how such a historically
invested site can modernize without disconnecting with its history, resident
composition, and the larger city. The study will examine the project in terms of its
developers, as well as opposing advocates, more specifically preservationists. The
research will not only contribute to the Parkmerced redevelopment project but
also, serve as an example for other aspiring self-sustaining communities.
Key terms: Neighborhood, Sustainability, Historical Preservation
Introduction
Neighborhoods came into existence for a couple of reasons; to provide social hubs
for surrounding homes, distinguish communities from one another, and bring in new
residents. Older neighborhoods such as Parkmerced in San Francisco, California was
established in the 1950’s as an apartment block, featured with high-rise towers and row
houses. While Parkmerced provides housing for middle class residents in a thriving urban
city, it failed to consider the implications such developments had on the environment. It
was only until much recently that Parkmerced developers sought the need for change.
This change would reestablish Parkmerced as one of America’s first community to emit
net-zero carbon. This proposal aims to follow the process of redeveloping an older
neighborhood to a sustainable neighborhood. More specifically, how an older
neighborhood can modernize without disconnecting with its history, main attractions, and
resident composition.
The Parkmerced redevelopment project is important because it is a comprehensive
plan that uses small solutions to address large problems. Currently, the plan is prospected
to incorporate new housing, mixed-use developments, and safer and healthier
transportation options. If the plan succeeds, Parkmerced will be one of the leading
American examples of self-sustaining neighborhoods. The problem with Parkmerced’s
current conditions is that it is outdated, unsustainable, and unaccommodating. For
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instance, the aesthetic of Parkmerced reflects geometric and Parisian designs, which is
visually stimulating; however, fails in functionality. Parkmerced’s unconventional street
pattern and lack of mixed-use developments makes walking discouraging for residents.
Such a problem imposes social as well as, environmental problems on the Parkmerced
community. Therefore, redeveloping the neighborhood so that it facilitates walkability
rather than discourages it will improve social and environmental problems immensely.
Because the project is not completed and is in the early stage of a 15-20 year
design process, it will be difficult to conclude and physically analyze the successes and
failures of the design. However, I can base majority of my research on the steps
developers are taking to redevelop the community as well as, the concerns opposing
parties have on the project. Another limitation will be the distance, while I travel
frequently back and fourth to San Francisco and know the area fairly well, it will be
difficult keep a constant tab on the status of the neighborhood. Although these limitations
will impose obstacles on my research, it can be solved with thorough planning.
Literature Review/Conceptual Framework
Because the topic I wish to study is fairly new and local, it was difficult to find
peer-reviewed scholarly articles that address the topic of Parkmerced’s redevelopment
plan. Therefore, it will be essential to bring in scholarly articles that do not address the
topic specifically but can provide examples that have gone through the same
redevelopment process. Furthermore, these articles can help me gain insight on how to
find a middle ground when you want to incorporate sustainability, civic beautification,
and historical preservation. Ultimately, each entity is going to be compromised; however,
previous examples can provide us with information on what has worked and what has
not.
What we know about the Parkmerced redevelopment project now is it’s current
standings in the planning process and the prospected plans for the next 20 years. Thus far,
according to Parkmerced Vision, investors have submitted an application for an
Environmental Evaluation in order to adhere to the California Environmental Quality Act
(CEQA). Under CEQA, prospected projects must submit a full analysis of anticipated
implications the development and maintenance of the site will have on the environment.
While CEQA does not directly regulate land use, it provides the public with an outline of
the potential environmental implications a project development may have. Furthermore,
Parkmerced Vision has not only outlined their plan with great detail for the next 20 years
but also, has split it up in 5-year increments. While there is not much published scholarly
work on my topic specifically, there have been leading examples, such as the Columbia
Ecovillage in Oregon. Columbia Ecovillage is a self-sustaining apartment and
condominium community; however is not nearly as extensive as Parkmerced plans to be.
Parkmerced redevelopment project is considered important because if it is
successful, it will be on of the first leading examples of a self-sustaining community not
only in San Francisco but also, in the United States. Furthermore, San Francisco has been
taking drastic steps to prolong the quality of life for not only its residents but also, the
natural environment. The Parkmerced redevelopment project will put San Francisco on
the map as being a leading example of sustainable development. Moreover, the most
significant study that has been completed thus far is an Environmental Impact Report that
outlines the effects such a extensive project will have on the overall community and
environment. Also, there have been numerous hearings addressing the EIR for
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Parkmerced. One of the main concerns is the rerouting of the rail line to go through
Parkmerced instead of around it, which will impose major delays and shortages. Such a
proposition will cause an increase of rail vehicle purchases, which is not environmentally
equitable.
The trends in this research have been focused mostly on the Environmental
Impact Report. Other research has included GIS mapping to delineate where the
pedestrian and bike paths will be, how Parkmerced looks now, and the changes that will
be made in the next four phases. This type of research provides onlookers with a visual
understanding of the site plan will look like. The gaps that the research fails to
acknowledge are what implications the redevelopment plan will have on the historical
context of the site. Originally, Parkmerced was planned to reflect Parisian design with
circular boulevards, large open areas, and modern architecture; however, the new plan
will completely separate itself. Therefore, I hope my study will acknowledge some of the
concerns preservationists as well environmentalists have with the proposed site plan.
Parkmerced Vision advocates being more sustainable; however, the Environmental
Impact Report’s otherwise. I plan on filling in the missing pieces and acknowledge all
major concerns each party has with the site. Also, I hope to address the social
implications the types of development has on the safety of the community.
The different scholarly approaches do not specifically regard my topic of
interests; however, they acknowledge the most general concepts that my topic is
surrounding. For instance, there are scholarly works concerning the power of place and
the role urban landscapes play in public history. Dolores Hayden denotes that, decades of
“urban renewal” and “redevelopment” of a savage kind have taught many communities
that when the urban landscape is battered, important collective memories are obliterated
(Hayden, 9).” Such scholarly work can help gain insight to future projects such as
Parkmerced, on what to avoid.
The research I propose is related to previous and ongoing research in the sense
that it draws on the larger concepts that have been executed prior. Most of the work that
has been previously done has largely been publicized through newspaper articles, site
plans, GIS maps, and EIR’s. While there is not on that is doing what I propose to do,
there are individuals that are involved as well as, opposed to the planning process of
Parkmerced. It is such people that will be essential to my study, for they will play a vital
role in filling in the missing pieces.
Research Design and Methods
In order to conduct my research, I plan on using multiple research methods, such
as case studies, interviews, and histories in order to thoroughly convey my topic of
interests. Firstly, it is important to note the history of the Parkmerced because it explains
much of the reason of why it is what it is today. By denoting the history of Parkmerced,
readers can understand the context of the situation and the circumstances under which is
what built. For instance, Parkmerced is largely a high-rise apartment complex surrounded
by circular roads with a central focus point and for very strategic reasons. During the
1940’s, when Parkmerced was built, there were two main priorities; civic beautification
and military housing. Parisian architect, Leonard Schultze and Thomas Dolliver Church
sought to create a city within a city. This included high-rise apartment towers
accompanied by open-spaced gardens. In addition, Schultze and Church designed circular
streets to emphasize the center as its focal point. While these designs are visually
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stimulating, they are not functional in theory. They create obstacles for automobile traffic
and are secluded from the larger city. Furthermore, as a researcher, urban planner, or
bystander, it is important to understand and respect a sites history before tampering with
its future. History is a crucial element in this research design because the study entails a
competition between historical preservation and sustainable modernization.
Another strategy that is going to be essential to my study is the case study
research method. I plan on using the case study research method because I believe it will
pinpoint exactly what I want to base my research on. Furthermore, the main case study
will be on Parkmerced’s redevelopment plan along with supplementary case studies that
have preceded Parkmerced. Because Parkmerced’s redevelopment plan is fairly new and
blossoming, it is important to denote examples that have successfully revitalized
communities. The disadvantages to using case studies are that there are various levels of
sophistication with each case study. Some case studies are going to be better than others
and it will be of matter of distinguishing one from the other. Another concern with case
studies is that it will impose biases within my research design. However, I believe that
can be avoided as long as I bring in multiple case studies. Even case studies that have
contrasting views will be a major asset in my research because it will provide me with a
well-rounded view of the case study.
Lastly, I plan to incorporate interviews into my research design. I believe using
interviews will provide my study with firsthand, unequivocal material. Furthermore, I
will have the most control in an interview seeing as; I will be able to ask my own
questions. Also, like case studies, I can conduct multiple interviews to ensure a wellrounded view of the situation. It will be vital to bring in interviewees that are for and
against the Parkmerced redevelopment project before I take my position on the situation.
While interviews will be a good way to bring in outside opinions, it can impose biases
within my research. Depending on whom I interview and how the interview is being
conducted is going to be a major factor in my research. Interviews are based strictly on
personal opinion, which are all not surprisingly, different. Also, the way I structure the
questions will be an important factor in the interview. Biases cannot be avoided in
interviews; however, it can be minimized if I bring in a multitude of interviewees.
After fulfilling this research, I hope that it will be able to contribute to the
redevelopment project of Parkmerced. Parkmerced is a neighborhood that is not only
close to home but also, is a pioneering example of sustainability. In addition, Parkmerced
is an ongoing project that I hope I can one day be a part of and also, watch succeed.
Furthermore, I hope this research will provide a base to a subject that has not had a lot of
scholarly research on thus far. In addition, I hope to compile history, case studies, and
interviews to make up a comprehensive analysis of the redevelopment project. The
timetable of the Parkmerced redevelopment project will be ongoing for 20 years;
however, because of the time constraints of the research project, I will be limited to
examining only a portion of the project. This study will be focused mostly on the
planning process Parkmerced developers take to revitalize the neighborhood.
Conclusion
The outcome of my research will be a comprehensive report on the effects
Parkmerced’s redevelopment project will have on the environment, the social
community, and historical context. Furthermore, I will examine just how much society is
willing to compromise in order to have a more sustainable environment. We are currently
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on our way to a more sustainable environment; however, at what costs? Parkmerced is
prospected to create a socially serene and sustainable environment; however, doing that
will ruin the social structure for which, it was built on.
Also, I hope the research I conduct will provide others with a well-rounded
understanding of the implications such an immense project will have on the community,
sustainability, and the larger city. It seems that much of what Parkmerced purposes to do
is much less sustainable than prospected. Parkmerced developers not only plan to
demolish thousands of housing but in turn, replace it will triple the amount of housing
units. In addition, Parkmerced Vision plans to reroute the rail line to include Parkmerced,
which will impose major delays. In the long run, it may be more efficient and cost
effective to demolish outdated buildings; however, the real concern is that if such a
project is sustainable. For a project to be sustainable, it must not only acknowledge the
environment in the maintenance process but also, in the development process.
Bibliography
Hayden, Dolores. The Power of Place: Urban Landscapes as Public History. Cambridge,
MA: MIT, 1995. Print.
"Parkmerced Vision." Parkmercedvision -- FOR THE FUTURE. Web. 19 Oct. 2010.
<http://parkmercedvision.com/healthier/index.html>.
Weinstein, David. "Parkmerced: Symbol of Future or the Past?" San Francisco
Bay Area — News, Sports, Business, Entertainment, Classifieds: SFGate. San
Francisco Chronicle, 19 Aug. 2010. Web. 19 Oct. 2010.
<http://www.sfgate.com/cgibin/article.cgi?f=/c/a/2008/05/03/HORH1005EU.DTL>.
United States. San Francisco Planning Department. Draft Environmental Impact Report:
Parkmerced Project. By Donald Ballanti. San Francisco, CA: Planning Dept.,
2010. Print.