Wired for Change: Navigating Land Re-use on Complex Sites

As the greater Seattle area’s growth continues, one thing keeps ringing true: the easy sites are gone.

Instead, the broader architecture, engineering, and construction industry is exploring how to transform sites marked by “red flags” into future-forward developments.In Renton, Puget Sound Power and Light developed the Shuffleton plant in 1930. Last operational in 1989, the 17.5-acre site had an opportunity for a new future. Much like many of the land re-use projects we see occurring around us today (take Port of Seattle’s Terminal 91 project), the Southport transformation is an example of how not to let a site’s former use stand in the way of its future.One problem – the former power plant site’s future as an urban village faced some extremely challenging environmental conditions. When our firm began this intricate process in the early 2000s, several key takeaways highlighted the importance of strategic collaboration and innovative problem-solving, particularly in situations where soil conditions are less than optimal.

Dirt Drives The Risk

The site’s unique geotechnical challenges, particularly concerns about liquefaction, drove the choice of foundation systems. Technologies like Dewitt-driven grout piles and Geopier Rammed Aggregate Piers ensured the buildings would be adequately supported while minimizing settlement risks from the varying compressible soils, including soft clay and a high groundwater table. RAPs were placed over the entire footprint to address building support, potential liquefaction, and support for a non-structural slab on grade. This foresight was critical not only for the structural integrity of the buildings but also for enhancing the safety and longevity of the development.

By preparing the SEPA Environmental Impact Statement (EIS), developing binding site plans, and securing shoreline development permits, the project moved forward with greater regulatory certainty. Research into the impacts of aquatic resources, along with the coordination of railroad and trail crossings, ensured that environmental and infrastructure considerations were addressed early and thoroughly. This supported a smoother entitlement process and complemented the on-site technical solutions.

Interagency Collaboration is Crucial

The successful development of the site relied heavily on engaging multiple agencies, including Burlington Northern Santa Fe Railroad, the Department of Fisheries, and nearby municipalities. This collaboration identified all probable site constraints early, allowing for the proposal of practical solutions, such as repurposing as much existing infrastructure from previous site uses as possible to create cost savings. Working closely with these entities ultimately navigated any regulatory hurdles and streamlined the approval process.

Phased Development Enhances Efficiency

Implementing a phased approach allows for simultaneous management of the complexities associated with a development. At Southport, coordinating the development of shared roadways and parking facilities ahead of time, maintained traffic flow and accessibility to the area. By planning for future scalability while addressing immediate needs, the risk of disrupting ongoing operations is mitigated, while providing a model for future phases.

Facing Challenges?

Insights gained from Southport serve as guiding principles for future urban redevelopment endeavors. Even when a change of use on the site may not be required, redevelopment on contaminated and tricky soils demands a more strategic, research-centric approach to formulate the best solutions. As public and private entities navigate the risks associated with current site availability, a practiced and proactive approach mitigates challenging existing conditions.

Turn roadblocks into opportunities. Let’s discuss how to help navigate your site complexities.