wakefield high school • may 24, 2017...may 24, 2017 · option must be exercised and closing must...

JOINT FACILITIES ADVISORY COMMISSIONWakefield High School • May 24, 2017

JOINT FACILITIES ADVISORY COMMISSION

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JFAC Charter

• Provide input on capital facilities needs assessment and capital improvement plans

• Monitor long term demographic trends and forecast• Long Range Planning- Big picture thinking• Facilitate broad community engagement on facilities issues• Coordinate with other Commissions• Capacity for Special Projects


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Long Term Focus

Community Needs

Expected population growth

to 247,000 by 2026

Expected APS enrollment growth

to 32,000 by 2026-27 school year


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Total K-12 and PreK-12 Enrollment (September 30th), 1961-2026

K-12 PK-12

Historical

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Historical and Projected EnrollmentAPS projected to grow another 6,300+ students by 2026

Data Sources: 1. Historical September 30th Enrollment Count; 2. Fall 2016 Ten-Year Student Enrollment Projections


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Short Term Tasks

Recommend potential uses for the Buck site

on North Quincy Street, if acquired

Recommend whether the County should take cash, Virginia Hospital Center

(VHC) property on Carlin Springs Road, or other

VHC-owned properties, or a combination of the two

Recommend potential uses for the VHC

properties (if acquired)


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Joint Facilities Advisory Commission

Recommended by Community Facilities Study

Charter approved by Arlington County and Arlington Public School Boards

21 commissioners approved by both boards

Launched 2 subcommittees:• Virginia Hospital Center Sites• Buck

2015 2016 2017

14 subcommittee meetings held


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Virginia Hospital Center (VHC) Properties

• County approved Option Agreement with VHC, which gives VHC option to acquire Edison site (Value: $12.56M).

• County can elect to receive VHC properties, cash or a combination of the two as compensation for the 5.5 acre Edison site. Carlin Springs Site (total 11.57 acres)

o 601 S. Carlin Springs Rd. (9.92M) Lee Highway (4 commercial sites, 2.39 total acres, 1.07 acres north side, 1.31 acres south side)

o Bank of America ($1.20M); Little Ambassadors Daycare ($2.68M); Shoe Repair/Title Max ($1.17M), Medical Office Building ($2.54M)

16th Street North (two residential sites, total .55 acres)o 5130 16 th St. N. ($700K); 5138 16th St. N. ($720K)

JFAC tasked with recommending whether to take cash or the Carlin Springs Site by June/July and potential uses for the VHC properties.


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• Zoning Area 11.57 acres zoned “SD” Special

Development District ~1.1 acres scenic easement

• GLUP Designation Government and Community Facilities

• Utilities DVP OVH easements for power lines serving

building 8” sanitary sewer line services building Private storm sewer lines drain parking areas

to south (15”), west (15”) and east (18” and 10”)

Carlin Springs Site Characteristics


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Carlin Springs Site Characteristics

• Buildings• 3 story building (including penthouse) Combined: 163,500 sf.; Main level: 93,200 sf., Lower level: 70,300 sf.

• Other One ingress-egress from Carlin Springs Road Reciprocal Easements Agreement with connected office condo building Portion of site within a Resource Protection Area

• Existing Uses VHC Emergency Care, VHC Admin. Offices, VHC Childcare Facility, VHC Pediatric

Care, Eye Glass Recycling Center and Crisis Call Center


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Lee Highway Properties• Zoning Area

North Side: 1.07 ac zoned C-1-0, C-1 and R-6 South Side: 1.31 ac zoned C-0 and R-6

• GLUP Designation North Side: Service Commercial (personal and business

services, generally 1-4 stories) Southside: Service Commercial and “Low” Residential (1-

10 du/ac)

• Utilities 8-inch sanitary sewer along northern boundary of

5275 DVP OVL easement diagonally over 5275 10’ storm sewer easement along northern boundary of

5275 DVP OVL easements over 5226 and 5232 9’ water easement on 5226


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• Buildings 5226: 1 -story frame, 2,970 sf bank building (1978) 5232: 2 -story frame, 7,740 sf daycare building and 1-story, conc tower

control building (1940) 5267: 1-story, 3,200 sf block building– Titlemax and Shoe Repair (1958) 5275: 4 -story, 14,000 sf medical offices building

• Other Reciprocal easement for shared parking area serving 5226 and 5232

• Existing Uses Bank Branch, Childcare Facility, Shoe Repair/Title Loan Office and Medical Offices

Lee Highway Properties


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Address Tenant Lease Expiration Tenant’s Lease Extension Options

Zoning GLUPDesignation

Lot Size Combined Lots

5226 Lee Hwy Bank March 31, 2023 Two 5 Year terms 2033

C-O Service Commercial

18,647 sf 1.2 ac

5232 Lee Hwy Childcare December 31, 2021

None R-6 “Low” Residential 34,432 sf

5267 Lee Hwy Shoe Repair December 1, 2020

Two 5 year terms 2030/2028

C-1 Service Commercial

13,535 sf 1.1 ac

Loan Office December 15, 2018

5275 Lee Hwy Medical Office Complex (Various)

March 8, 2018-May 31, 2022

None C-1-0/R-6 Service Commercial

33,406 sf

Lee Highway Uses and Leases


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16th Street North Properties• Zoning Areas 0.55 ac zoned “R-6” One Family Dwelling District

• Utilities 15” storm water pipe and easement runs

across the back yards of both properties• GLUP Designation “Low” residential (1-10 du/ac) Low

Residential• Buildings 2 single family detached dwellings constructed

in 1952/1953


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Buck Properties

• 6.08 acres on North Quincy Street• County option to purchase for $30 million Paid $3million for option to purchase siteOption must be exercised and closing must occur by Nov. 30, 2017

• County Manager reviewing proposal to swap 2.3 acres of Buck for 3.53 acres along Shirlington Road

JFAC tasked with recommending potential uses at Buck site with and without land swap


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• Zoning Area 4.4 ac zoned “M-1” and “C-M” 1.4 ac zoned “C-O-1.0” Mixed Use District (with

restrictive covenant on use) 0.3 ac zoned R-5

• GLUP Designation “Low Residential” (1-10 du/ac)

• Utilities 84-inch storm water box culvert 3 connecting 15 inch SW mains 2 connecting 8-inch SS mains DVP easements Natural gas main

Buck Site Characteristics


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Buck Site Characteristics

• Buildings 1-story 29,000 sf warehouse (1960) 1-story 16,000 sf warehouse (1986) 2-story 27,000 sf office building (1986) 3-story 44,000 sf office building (1986)

• Other Ingress-egress and emergency vehicle access easement to rear parcel

• Existing Uses Mixed Martial Arts/Children’s Indoor Play Space, Gymnastics, Two Vacant

Office Buildings


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Land SwapArcland Shirlington Exchange Property County Buck Exchange Property

Zoning:M-1 M-1/CM

Total Size of Parcel(s):3.52 acres 2.3 acres

Site Area Needed for Arcland Building/Parking: NA 1.2 acres (M-1/CM)

Excess Area Available for County Lease-Back Use: NA 1.1 acres (M-1/CM)

County Buck Property Remaining After Exchange: NA3.8 acres (2.1 acres M-1; 1.4 Restricted C.O-1.0; 0.3

R-5) *Applies to Scenario D

Existing Site Uses: Vehicle storage, lumber yard, 2.52 ac leased to

Arlington County for ART bus and APS buses

Privately owned businesses: Mixed Martial Arts/Children’s Indoor Play Space, Gymnastics, two

vacant office buildings


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Arcland/Shirlington Road Site Characteristics

• Zoning Area Entire 3.53 acre area zoned “M-1” Light Industrial

• GLUP Designation Service Industry (wholesale storage and light manufacturing uses, including those

relating to building construction activity

• Utilities 8” sanitary sewer line diagonally across western parcel 36” sanitary sewer line along southern end of both parcels 42” sanitary sewer line along I-395 (western parcel)


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Arcland/Shirlington Road Site Characteristics• Buildings 2 warehouse structures on western parcel

• Other Eastern parcel: 2.53 acres Western parcel: ~0.99 acres 2.53 acre portion subject to existing 7-year lease by County (ends 2023) Existing 30’ ROW/access road Resource Protection Area covers significant portion of both parcels Stream channel runs through site

• Existing Uses Vehicle storage, vehicle towing/storage yard, eastern parcel (2.53 ac) leased to ACG for

ART bus facility


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Engage community prior to recommendations

Develop rough cost estimates

Refine and analyze potential complementary uses and partnerships

Step

sPh

ase

Scope identified use and process

Decision

Demonstrate why the site is available for a new use

Analyze significant characteristics of site

Develop evaluation framework

Identify civic engagement process and communications plan

Determine and prioritize use considerations

Develop use determination process timeline

Consider potential complementary uses and partnership opportunities

Refine list of uses

Use evaluation framework to analyze sites– broad level of detail

List potential uses– including short and long term needs

Explore feasibility of complementary uses and partnerships

Confirm and revise siting process timeline

Proceed with civic engagement process and communications plan

Use evaluation framework to analyze uses– finer level of detail

Recommend preferred uses and/or partnerships

Develop design studies/analyses for 2-3 uses

Solicit public input on recommendations

Initiate development review process


Consider recommendations and act

Outcom

esUse Determination Process

Identify potential site uses

Evaluate short list of site uses


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Use Determination Process

• Intended to be a project management tool to make use determination decisions efficiently, effectively and with ample community input

• Designed to be flexible and easily adaptable to different situations

• Steps can be modified or eliminated depending upon the circumstances of a project


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Use Determination Process – Key Concepts

Demonstrate why facility is needed

Determine best site for a use

Analyze unique requirements of a facility

Identify potential sites that could accommodate the use

Demonstrate why property is available for a new use

Determine best use for a site

Analyze unique characteristics of a site

Identify potential uses that are compatible with the site

Adaptation of siting process for situations when new use(s) are needed for a known site


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Use Determination Process Principles

1. Be as transparent as possible: share information broadly and communicate regularly

2. Time and funding are limited: undertake use processes in a timely and cost-conscious manner

3. Use resources efficiently: explore multiple-use facilities and designs that could be adaptable over time

4. Balance County-wide and local needs5. Guide discussions and decisions with established plans, policies

and goals6. Distribute facilities equitably across the County as much as possible


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Phase 1: DiscoverySt

eps

Phas

e


Decision

Established subcommittees and convened multiple meetings

Hosted 12 Community Roundtables

Conducted SWOC analysis

Established use considerations and framework

JFAC briefings on key topics to learn about County and Schools needs

JFAC Bus Tour




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Phase 1: JFAC Bus Tour


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JFAC Bus Tour


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County & APS 10-Year + List of Needs

Fire LogisticsMaterial Lay Down

North Side Shift ChangePolice Impound Lot

ART BusesAPS Buses

Police Emergency VehiclesPolice Mobile Equipment

Fire Reserve Vehicles

Field SpaceElementary School

Office of Emergency Management

Storage Parking Services


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10-Year + Project ListType When Today Site Area SF Issue Preferred Location Description

ART Bus Parking 2018 2629 Shirlington Road 133,000Need County-owned

spaceSouth, but could be

centrally located

Accommodate growth in ART bus fleet to 90 units, exceeds current capacity of 25 buses at S Eads St facility. Operator contract significiantly impacted by availability of permanent parking.

APS Bus Parking 2018

3.3 acres (92,551) at Trades Center and .5 acres

33,000) subleased from County at Shirlington Rd.

33,000

Growth exceeds capacity at Trades Center.

Insufficient space to safely park all busses at Trades

Center.

Central preferred, strategically located site

to reduce dead head driver time.

Accommodate growth (40 buses since FY2011) and provide space for material staging, replacement vehicle wash and fuel island.

Career Center 2018Career Center, Arlington

Tech, Arlington Community HS, Henry ES

550,162 SF (12.6 acres)

Expansion of Arlington Tech program and potential location for 1,300 HS seats

Expand Arlington Tech program in current

location

The total parcel including Career Center, Henry ES, and Arlington Community HS is 12.6 acres. The Career Center building is 96,400 total SF, including 9,700 SF County library.

Police Emergency Vehicles

2019Shirlington Employment &

Education Ctr (SEEC)4,000

To be removed during Jennie Dean Phase I

Anywhere

Relocate SWAT vehicle, staff bus, communications van and bomb squad trailer. Prefer to be colocated with Police Mobile Equipment.


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Office of Emergency Management Emergency-Operations Center

2019 Court Square West 25,000 Undersized AnywhereInadequate space in Court Square West. 9/11 Post Event Review recommendation to move away from CHP campus.

Field Space 2019 (pending addl analysis)

Reduced practice time on existing

fields

Varies depending on type of field

Growing enrollment and County population put greater

demand on fieldsNear school sites

Build on top of existing buildings or parking structures. Artificial turf and lighting allows more hours of usage.

Reed Building –expanded

2021Integration Station

and Children’s School

School Board owned parcel 370,929 SF (8.5 acres). County Board owned parcel 29,746 SF (0.6 acres). Total 400,693 SF

(9.1 acres)

Relocate existing APS programs and maintain existing

library function. Determine instructional program.

Expand existing building to create new

ES approved in FY 2017- 26 CIP.

Existing building designed for vertical expansion. Small parking structure likely needed.

1,300 HS Seats 2022 New TBD

Site may not accommodate all amenities of existing n’hood

high schools. May be multiple locations.

Education Center site, Career Center site, Kenmore MS site

School Board will determine location or locations and program by June 2017. Superintendent has requested Buck site to be used for fields and shared with DPR if Education Center site is selected.


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Fire Reserve Vehicles 2023Water Pollution Control

Plant (WPCP)12,000

Displaced by WPCP expansion

Anywhere

WPCP updates to solids treatment process displaces temporary building housing fire pumper, ladder truck and one heavy Rescue Squad. Prefer to colocate with Fire Logistics.

Fire Logistics 2023 Fire Station #5 43,000Undersized and being

displacedAnywhere

Displaced from old FS #5 by Aurora Hills community facilities growth. Prefer to colocate with Fire Vehicles.

Police Impound lot 2025 Trades Center33,000 includes 2,410 sf

Forensics BuildingNeed more space for Trades Center services

AnywhereProvide space for Trades Center operating needs; material staging and additional warehouse.

Fire Stations E&W ends Columbia Pike

2025 None 130,680 New services for growth SouthLong-term planning placeholders, 1.5 acres each, (CIP pg. C-103).

New Elementary School

2025 N/A

Min. site area for new ES approx. 130,680 SF (3

acres) w/structured parking and 174,240 SF

(4 acres) w/ surface parking.

New school or multiple additions to existing

schools. 400-725 ES seats (4 approved in FY 2017-

26 CIP).

TBDPossible joint use site at Aurora Hills Senior Center and library site has been suggested.


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Police Mobile Equipment

2023-2025 Oakland Street Warehouse 20,000To be removed during Jennie Dean Phase II

Anywhere

Sign trailers and support equipment in Oakland St warehouse. Prefer to be colocated with Police Emergency Vehicles.

North Side Salt Storage

Immediate (3 year lead time)

26th North & Old Dominion 42,000Under capacity,

deterioratedNorth

CIP commitment at 26/OD, preceded by community process (CIP pg. C-111).

North Side Snow Shift Change Building

Immediate (3 year lead time)

None 10,000

Currently lose 2-3 hours/day of plow time for

return to trade center for shift change

North

Building with meeting rooms, showers, lockers. Fueling station, truck parking for two shifts of drivers. Proposed improvement for north side snows services, preceded by community process (CIP pg. C-111). Prefer to be colocated with salt dome.

Material Staging Immediate + continuous Ad-hoc VariousNo suitably zoned spaces

outside Trades CenterParcels in north & south

Rolling, intermittent uses near infrastructure projects, up to 30k sf per need. Current practices used are inconsistent with community expectations and zoning requirements.


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Phase 1: Community Roundtables

• 12 Roundtables held across the County• Hosted by JFAC members• Participation by over 250 individuals• Residents from more than 45 neighborhoods participated


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JFAC CommunityRoundtables


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“Clear vision from the County and School Boards– outlining joint priorities, with a holistic view for the future”


What we heard… PLANNING

“Plan for equitable distribution of essential operational services in both North and South Arlington, based upon needs”

“Address population growth and the related needs for more schools and related services”


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What we heard… LAND ACQUISITION

“Given the shortage of land in the County, take the opportunity to acquire land”

“Explore options for building over or decking to expand land options”

“Consider acquiring or leasing land outside of the County for storage and parking”


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What we heard… LAND USE

“Build up, not out and explore other creative design strategies”

“Concerns over placing industrial storage close to single family homes and residential areas”

“Think about multi-use, mixed-use and co-location”

“Address increased school enrollment (and seats), child care and other services needed to support the growing population”


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What we heard… NEIGHBORHOOD AND ENVIRONMENTAL CONSIDERATIONS

“Take environmental factors and impacts into account”

“Create and maintain open/green space”

“Concerns about traffic congestion and safety challenges on Quincy Street and Carlin Springs Road”

“Consider the characteristics of surrounding neighborhoods and related impact”


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Phase 1: SWOC AnalysisGoal: Encourage JFAC subcommittees to build on experiences from the site tour, staff presentations and community roundtables to describe the Strengths, Weaknesses, Opportunities and Constraints about each site being considered

Step 1 Brainstorm comments for each category

Step 2 Report back highlights

Step 3 Conduct ‘strawman’ with colored dots

Step 4 Document and rank comments based on # of dots

Step 5 Divide comments into five SWOC elements

Step 6 Illustrate SWOC on maps

Strengths and Weaknesses Opportunities and Constraints


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Phase 1: SWOC Analysis

Example SWOC: Buck Property


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Future opportunity to negotiate with VHC to provide County Services

Phase 1: SWOC Analysis Cash Option Strengths and Weaknesses

Cash Option Opportunities and Constraints

Money could go to land acquisition fund

Community prefers land (in general)

Cash is flexibleImmediately Available

No adverse impact on communities

Hard to guarantee money will be spent on land

No other land to buy (cash is a renewable resource)Cash with inflation loses buying power

Land could increase or decrease in value (inflation)

Analysis of Cash Option: Carlin Springs


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Phase 2: JFAC ProcessSt

eps

Phas

e




Decision

Subcommittee MeetingsCivic Association presentations

and public comment

What Fits?Part 1: Immediate

Needs

What Fits?Part 3: Potential

Scenarios

What Fits?Part 2:

Complementary Uses

What Fits?Part 4: Refine

Scenarios


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Phase 2: Use Consideration and Evaluation Framework

• Four Step Evaluation Tier 1 – Pass/Fail (Phase 2) Tier 2 – Important (Phase 2) Tier 3 – Desirable (Phase 2) Tier 4 – Detailed Analysis (Phase 3)

• 40 Use Considerations (Tier 1-3 Only)

• Intended to be iterative

• Community input considered in addition to use considerations

Tier 1 – Pass/Fail• Solves an identified County/APS facility

need• Acceptable to meet service demand• Accommodates (does not preclude)

identified or contemplated future uses• Sufficient acreage to meet need• Use fits within dimensions/share of site


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• County Policies & Regulations (Land Use) Compatibility with Existing GLUP Compatibility with Existing Zoning Most compatibility with Other Existing County

Policies & Plans• Site Suitability

Appropriate locations/quantity site ingress/egress• Environmental

Smallest extent of environmental contamination Least surface water issues Least impact to Natural Resources Level of effort/mitigation required to comply with

environmental regulations

Tier 2 – Important• General

Urgency of Use Greatest Urgency of Use – Time to Meet Need Promotes Greatest Efficiency of Service

Delivery• Future Use

Greatest Potential for Future Development• Equity

Greatest geographic equity Greatest demographic equity


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• Site Suitability Smallest Extent of Topographic Variation Existing Site Infrastructure That Causes Least Amount of

Conflict w/ Potential Uses Fewest Historic/Archeologic Issues Greatest Adaptability to Meet Security Req. Least Grading or Fill Required Least Displacement of Existing Uses Needed

• Legal Constraints Fewest and least extensive easements Fewest and least extensive restrictions Fewest and least extensive tenancies

Tier 4 – Phase 3 UDP Detailed Analysis• Under development

Tier 3 – Desirable• General

Site maximizes colocation of like facility Maximizes proximity to public transportation

• Future Use Maximizes building reusability (existing and future)

• Land Use Compatibility Greatest land use compatibility with nearby parcels

• Cost Lowest site preparation cost Lowest facility cost Lowest operating and maintenance costs Lowest costs of any existing tenancies


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Phase 2: Dashboard• Measures how well the scenario meets the

What Fits? Purpose Statement

• Not intended to replace Use Considerations

Urgency of Use (# facilities on site with greatest time to meet need)Extent to which the scheme addresses County and Schools most urgent facility needs

Flexibility (Greatest potential for future development)Extent to which the scheme does not preclude future use of the site

Buck

Min Max

Carlin Springs

Min Max

Buck

Min Max

Carlin Springs

Min Max

[Example]


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Phase 2: DashboardBuck Subcommittee: What Fits? Purpose StatementTo develop up to three scenarios (one or more uses per scenario) that addresses Arlington’s near term public facility needs on the Buck site. Recommend these near-term uses to the County Board and School Board while considering how to meet the community’s changing long-term facility needs.

Carlin Springs (VHC sites) Subcommittee: What Fits? Purpose StatementThrough the agreement with VHC in which the County can elect to take cash, a combination of cash and/or use of one or more of the Carlin Springs Road, Lee Highway, or the 16th Street North properties, develop up to three scenarios for uses of one or more of the sites (one or more uses per scenario) that addresses Arlington’s near-term public facility needs. Recommend these near-term uses, cash, or a combination of the two to the County Board and School Board while considering how to meet the community’s changing long-term facility needs.

County and APS 10-Year+ List of Needs, April 19, 2017

Use Considerations

Urgency of Use

Greatest Urgency of Use – Time to Meet Need

Greatest Potential for Future Development


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JFAC What Fits?


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Phase 2: What Fits? (Parts 1-3)

• Removed 16th Street North• 34 Schemes (Buck)• 17 Schemes (Carlin Springs

and Lee Highway)

What Fits- Part 1

• Removed Lee Highway Sites• 6 Schemes (Buck)• 7 Schemes (Carlin Springs)

What Fits- Part 2

• 5 Scenarios• 5 Schemes (Buck)• 5 Schemes (Carlin

Springs)

What Fits- Part 3


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Phase 2: What Fits? (Part 1)

Buck

=Advanced to What Fits? (Part 2)


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Carli

n Sp

rings

&

Lee

Hig

hway




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Carli

n Sp

rings

Buck



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Phase 2: What fits, Part 3

Scenario A Scenario B Scenario C Scenario D Scenario E


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Phase 3: Steps (July and beyond…)St

eps

Phas

e


Decision

Proceed with civic engagement process and communications plan

Use evaluation framework to analyze sites—finer level of detail

Refine and analyze potential complementary uses and partnerships

Recommend preferred site, uses and/or partnerships

Develop design studies/analyses for 2-3 sites

Develop rough cost estimates





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Guidance to advisory groups for development review

Phase 4: DecisionSt

eps

Phas

e


Decision

Solicit public input on recommendations Initiate development review process

Consider recommendations and act Approach for site and use(s)




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Phase 2: After the Community Forum

Share your comments and continue the conversation online: Complete the online survey (May 25 – June 7)

commissions.arlingtonva.us/jfac

View the Presentation Boards• Online (commissions.arlingtonva.us/jfac)• On Display in the Lobby of Courthouse Plaza

o Tuesday, May 30•10 a.m. – 2 p.m.


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Thank you for attending!

We appreciate the feedback and guidance you have provided to JFAC.

wakefield high school • may 24, 2017...may 24, 2017 · option must be exercised and closing must...

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