Preferred Scenarios
Study Area OverviewStaff Name, Department (DEPT ACRONYM)
26/Old Dominion Task ForceMeeting #9: March 21, 2019
26/Old Dominion Task Force 2
Outline
1. Task Force Feedback from 3/7
2. Refined Concepts
3. Implementation and Next Steps
4. Task Force Discussion/Reactions
26/Old Dominion Task Force 3
FEEDBACK ONINITIAL CONCEPTS
26/Old Dominion Task Force 4
Site Planning Criteria and Considerations Minimum Criteria for All Refined Concepts:
1. Must meet the adopted charge2. Can clearly be associated with previous (what fits) schemes3. Only site uses identified by subcommittees as appropriate4. Accommodate operations of both leaf & winter storm response in
the winter months5. Minimize pavement/expand open space
Considerations include reserved site area to allow for: Fire Lanes Ingress & Egress to the site Large vehicle turning radii Site security Zoning Setbacks Stormwater Management Facilities Buffering and Screening Operational Safety
26/Old Dominion Task Force 5
Role of 25th Road in the Refined Concepts
north
Study Area Arlington County Right-of-Way
• Staff and consultants did not utilize 25th Road in any of the Initial Concepts presented to the Task Force on 3/7/19.
• Since that time, staff has confirmed the extent of the County’s right-of-way, adjacent to the study area
• Existing pavement for 25th
Road stops at the edge of the Missionhurst parking lot, while the County’s right of way continues further north
25TH ROAD
Missionhurst Parking Lot
26/Old Dominion Task Force 6
Role of 25th Road in the Refined Concepts
Challenges of utilizing 25th Road for truck access to the 26/OD site:
• Problematic turning movements for larger trucks - based on current lane configurations and intersection geometry
• Increase in traffic volume atun-signalized intersection (where queuing concerns have previously been raised)
• Significant impact to single-family homes through intensified use of 25th Road
north
26/Old Dominion Task Force 7
Open Space Considerations – Represented in ConceptsPrior to and during the Task Force planning process, several surveys have been made available that detail community preferences for open space amenities:
ODCA Letter (Mar 2019)Preferred elements:• Playground (for kids <10)• Welcoming structure• Connectivity to park• Small sports field (no lights)
DRCA Survey (Feb 2019)Preferred elements:• Undisturbed open space• Hiking Trails• Playgrounds• Casual Use Open Space• Paved Multi-Use Trails• Pollinator Garden• Park Shelter/Picnic Area
DRCA Letter (Oct 2018)Preferred elements:• Kid’s splash park• Multi-generational park• Concrete ping-pong/chess• Dog Park• Community Center
Draft PSMP Survey (2016)Preferred elements:• Paved Multi-Use Trails• Natural Areas• Wildlife Habitats• Casual Use spaces• Hiking Trails
ODCA Conceptual Plan (2015)Preferred elements:• Dog Park• Multi-Generational Park• Water Feature• Connectivity to existing trail• Gardening Space• Gateway Feature (corner)
ODCA NC Plan (2002)Preferred elements:• Multi-Generational Park• Active Recreational Uses
Marymount ( Dec 2018)Preferred elements:• NCAA-regulation sports field
26/Old Dominion Task Force 8
Open Space Considerations – Common Definition
Open space is any open piece of land that is undeveloped (has no buildings or other built structures), is accessible to the public, provides ecosystem services, supports agricultural and forest production, and offers opportunities for recreation.
Open space can include:• Green space (land that is partly or completely covered with
grass, trees, shrubs, or other vegetation) and typically includes parks, community gardens, and cemeteries,
• Schoolyards,• Playgrounds,• Public seating areas,• Public plazas,• Vacant lots,• Forests and grasslands,• Farms and ranches, or• Streams and rivers.
As defined by the Environmental Protection
Agency (EPA) and US Forest Service (USFS)
26/Old Dominion Task Force 9
Open Space Considerations – Common Definition
Green Space is a publicly accessible area with a focus on natural vegetation, such as grass, plants, or trees, that may include built environment features, such as urban parks, as well as less managed areas, including woodland and nature reserves.
Note: 2019 PSMP does not define the term “open space”
As defined by Arlington County (2019 Public Spaces Master Plan)
26/Old Dominion Task Force 10
REFINED CONCEPTSNote:
The following exhibits represent draft illustrative plans still under review and pending further study of feasibility
(must meet fire code, building code, State and County regulations)
26/Old Dominion Task Force 11
Suggested Evaluation Criteria for Initial Concepts
Challenges to conducting leaf and snow operations at the same time or when partially underground
Operational Complexity
Quantity of Open Space
Impact on Existing Trees
Safety
Community Impacts
Constructability (Cost)
Implementation (Phasing)
Mar
ch 7
Mar
ch 2
1
Difference in total area (square feet) as compared between existing conditions and proposed concepts
Extent to which existing trees must be removed (for purposes of regrading or to site other uses)
Levels of visibility for operators, clearance for multiple movements, conflict points for truck deliveries/staging
Mitigation of visual/noise/traffic impacts from all uses on the surrounding neighborhood
Higher cost associated with undergrounding operational uses and for multi-level structures supporting active uses
Extent of change between existing site conditions and proposed master plan (length of time to achieve vision)
26/Old Dominion Task Force 12
Summary of Five (5) Initial Concepts – March 7
cvSingle Access NCAA Field
Single Access Loop
cv
cv
Double Access Loop
Double Access Drive Through
A
B
C
D
E cvDouble Access At Grade
HIGH
LOW
OPE
RATIO
NA
L
CO
MPL
EXITY
ORDER OF CONCEPTS
Site access limited to just Old Dominion Dr.; All operations undergrounded below green
roof large enough for NCAA field space
Single Access Loop
Site access from 26th St. and Old Dominion Dr.; All operations at grade; Open Space opportunities limited to area near the trail head
CONCEPT NAME CONCEPT DESCRIPTION
Site access limited to just 26th St.; Some operations undergrounded; Open space
opportunities on each end of the site
Site access from 26th St. and Old Dominion Dr.; All operations below grade and exposed;
Open space opportunities on each end of site
Site access from 26th St. and Old Dominion Dr.; Some operations undergrounded; Open
space opportunities on each end of the site
26/Old Dominion Task Force 13
Refined Concepts for Further Consideration – March 21
cvSingle Access NCAA Field
Single Access Loop
cv
cv
Double Access Loop
Double Access Drive Through
A
B
C
D
E cvDouble Access At Grade
HIGH
LOW
ORDER OF CONCEPTSINITIAL CONCEPT NAME
cvExpose leaf storage area and add
Marymount’s park space across 26th St. with operational facilities on lower level
Combined concepts (B+D) to show double access with rooftop park space that covers a portion of the operational
facilities located on lower level
A
D
Ecv
Revised to show two variations:1. Relocated salt structure/shift change
facility to the corner (gain open space)
2. Rely on interim structure into the future by adding required elements around it
REFINED CONCEPT DESCRIPTION
OPE
RATIO
NA
L
CO
MPL
EXITY
HIGH
LOW
26/Old Dominion Task Force 14
Summary of Requested Criteria for Refined Concepts
Refined Concepts
Total Open Space Area
Disturbed Land (% of site area)
Possible Impact on RPA
Operational Complexity
(leaf & snow)1
General Cost
Estimate2
Impact on
Existing Trees1
Level of Difficulty in Phasing1
Public Access to Change Facility
Refined Concept A
271,484 SF (6.2 acres) 81% POSSIBLE HIGH $50-60 m. HIGHEST HIGH NO
Refined Concept D
261,214 SF (6.0 acres) 58% NO MEDIUM $30-40 m. HIGH HIGH YES
(upper level)
Refined Concept E1
218,139 SF (5.0 acres) 58% NO LOW $15-20 m. HIGH MEDIUM YES
Refined Concept E2
191,139 SF (4.4 acres) 57% NO LOW $10-15 m. HIGH LOW YES
Existing Site Conditions
229,785 SF (5.3 acres) 30% NO LOW --- --- --- ---
1: “Low/Medium/High” terminology is relative to each Refined Concept (only intended for their general comparison).
2: Initial Cost estimates, received on 3/20/19, are under staff review and are provided for comparative purposes only.
TOTAL SITE AREA: 326,700 SF (7.5 Acres) | USABLE SITE AREA: 226,500 SF (5.2 acres)
26/Old Dominion Task Force 15
WHAT IS THETASK FORCE’S
ULTIMATE PRODUCT?
26/Old Dominion Task Force 16
Iterative Approach to Site Design – 26/OD Task Force
Decision Justifications
February
What Fits “Schemes”
“InitialConcepts”
“PreferredScenarios”
February March 7 March 21
Preferred Scenario(s): • Illustrative representation of agreed-upon use considerations for this site, their general
location, orientation, and associated mitigation strategies (i.e. buffering, screening)• Represent a “Conceptual Design” for the site and informs its implementation (phasing)
Staff & Consultants synthesize feedback and progress drawings
?
26/Old Dominion Task Force 17
CONCEPTUAL DESIGN SCHEMATIC DESIGN FINAL DESIGN
26/Old Dominion Task ForceVision, general site layout,
and overall approach
Public Facilities Review Committee (PFRC);DPR Public Meetings; Engagement with various Commissions
Specific design solutions informed by site engineering
Iterative Approach to Site Design – Subsequent Efforts
Once funding has been secured through the CIP process
Consensus on using fencing to frame certain elements
Specific location, size, material, and fence color identified; Installation and other details finalized
EXAMPLE
(USING A FENCE)
26/Old Dominion Task Force 18
IMPLEMENTATIONAND NEXT STEPS
26/Old Dominion Task Force 19
Implementation - Land Use & Zoning
Proposed Use Categories
General Land Use Plan (GLUP) Zoning Examples
PARK SPACE Public S-3A or S-D Casual space, recreational uses, trails
OPERATIONAL USES Government and Community Facilities P-S Material storage, leaf & mulch operations,
winter storm response services
Appropriate Land Use and Zoning Designations:
• Appropriate land use and zoning categories will be determined by the County Board and informed by the 26/OD Task Force Master Plan
• Areas where open space is provided above operational uses will require land use and zoning districts that permit both use categories
• County Board may choose to act on such changes prior to the identification of funding in future CIPs, but likely after additional design work takes place
26/Old Dominion Task Force 20
Phasing: the sequence of construction where various elements of site development are delivered in multiple stages. Specific order of those stages can be expressed through a Phased Development Plan.
PHASING STRATEGIES FOR 26/OD SITE WILL BE INFLUENCED BY THE FOLLOWING:1. Operational Requirements: Necessary area to maintain leaf and winter
storm response services throughout the course of construction (size of facilities, access to/from public right of way, orientation of parking and drive aisles to facilitate deliveries, storage, loading, and other operations) and any applicable County, State, and Federal requirements
2. Site Constraints: Limited site size, availability of parking (on & off-site), and limitations of adjacent roadways and intersection geometries
3. Funding: Available funds allocated by the County Boards to capital projects or park improvements on the 26/OD site. Funding is expressed through Capital Improvement Plans (CIP) (updated every two years) and based on the County’s available bond capacity
Implementation - Construction Phasing
26/Old Dominion Task Force 21
What to Anticipate Moving Forward?
1. Final Report submitted to County Board by Task Force chair (April)2. County Board may formally request an update/presentation from TF chair
(spring/summer)3. County Board will solicit additional public feedback as part of the next
Capital Improvement Plan (CIP) process (Spring 2020)
Additional Engagement Opportunities (once funding is made available):
• Public Facility Review Committee (PFRC) will initiate a review process to finalize the design of future operational facilities on this site
• Department of Parks & Recreation (DPR) will request public input as part of their park design for this site
• Subsequent CIP processes will invite the public to provide feedback and continue to request additional funding for this site (every two years)
Implementation - Next Steps
26/Old Dominion Task Force 22
REFINED CONCEPTSNote:
The following exhibits represent draft illustrative plans still under review and pending further study of feasibility
(must meet fire code, building code, State and County regulations)
26/Old Dominion Task Force 23
Refined Concept A: “Single Access NCAA Field”
Old
Dom
inio
n Dr
ive
LOWER LEVEL
26/Old Dominion Task Force 24
Refined Concept A: “Single Access NCAA Field”
UPPER LEVELO
ld D
omin
ion
Driv
e
26/Old Dominion Task Force 25
Refined Concept A: “Single Access NCAA Field”
Refined Concepts
Total Open Space Area
Disturbed Land (% of site area)
Possible Impact on RPA
Operational Complexity
(leaf & snow)1
General Cost
Estimate2
Impact on Existing Trees1
Level of Difficulty in Phasing1
Public Access to Change
Facility
Refined Concept A
271,484 SF (6.2 acres) 81% POSSIBLE HIGH $50-60 m. HIGHEST HIGH NO
Existing Site Conditions
229,785 SF (5.3 acres) 30% NO LOW --- --- --- ---
1: “Low/Medium/High” terminology is relative to each Refined Concept (and only intended for their general comparison).
2: Initial Cost estimates, received on 3/20/19, are under staff review and are provided for comparative purposes only.
TOTAL SITE AREA: 326,700 SF (7.5 Acres) | USABLE SITE AREA: 226,500 SF (5.2 acres)
26th
Street
Old Dominion
Drive Trail
26/Old Dominion Task Force 26
Refined Concept D: “Double Access Drive Through”
LOWER LEVELO
ld D
omin
ion
Driv
e
26/Old Dominion Task Force 27
Refined Concept D: “Double Access Drive Through”
UPPER LEVELO
ld D
omin
ion
Driv
e
26/Old Dominion Task Force 28
Refined Concept D: “Double Access Drive Through”
Refined Concepts
Total Open Space Area
Disturbed Land (% of site area)
Possible Impact on RPA
Operational Complexity
(leaf & snow)1
General Cost
Estimate2
Impact on Existing Trees1
Level of Difficulty in Phasing1
Public Access to Change
Facility
Refined Concept D
261,214 SF (6.0 acres) 58% NO MEDIUM $30-40 m. HIGH HIGH YES
(upper level)
Existing Site Conditions
229,785 SF (5.3 acres) 30% NO LOW --- --- --- ---
1: “Low/Medium/High” terminology is relative to each Refined Concept (and only intended for their general comparison).
2: Initial Cost estimates, received on 3/20/19, are under staff review and are provided for comparative purposes only.
TOTAL SITE AREA: 326,700 SF (7.5 Acres) | USABLE SITE AREA: 226,500 SF (5.2 acres)
26th
Street
Old Dominion
DriveTrail
26/Old Dominion Task Force 29
Refined Concept E1: “Double Access At Grade”
Old
Dom
inio
n Dr
ive
26/Old Dominion Task Force 30
Refined Concept E1: “Double Access At Grade”
Refined Concepts
Total Open Space Area
Disturbed Land (% of site area)
Possible Impact on RPA
Operational Complexity
(leaf & snow)1
General Cost
Estimate2
Impact on Existing Trees1
Level of Difficulty in Phasing1
Public Access to Change
Facility
Refined Concept E1
218,139 SF (5.0 acres) 58% NO LOW $15-20 m. HIGH MEDIUM YES
Existing Site Conditions
229,785 SF (5.3 acres) 30% NO LOW --- --- --- ---
1: “Low/Medium/High” terminology is relative to each Refined Concept (and only intended for their general comparison).
2: Initial Cost estimates, received on 3/20/19, are under staff review and are provided for comparative purposes only.
TOTAL SITE AREA: 326,700 SF (7.5 Acres) | USABLE SITE AREA: 226,500 SF (5.2 acres)
26th
Street
Old Dominion
DriveTrail
26/Old Dominion Task Force 31
Refined Concept E2: “Double Access At Grade”
Old
Dom
inio
n Dr
ive
26/Old Dominion Task Force 32
Refined Concept E2: “Double Access At Grade”
Refined Concepts
Total Open Space Area
Disturbed Land (% of site area)
Possible Impact on RPA
Operational Complexity
(leaf & snow)1
General Cost
Estimate2
Impact on Existing Trees1
Level of Difficulty in Phasing1
Public Access to Change
Facility
Refined Concept E2
191,139 SF (4.4 acres) 57% NO LOW $10-15 m. HIGH LOW YES
Existing Site Conditions
229,785 SF (5.3 acres) 30% NO LOW --- --- --- ---
1: “Low/Medium/High” terminology is relative to each Refined Concept (and only intended for their general comparison).
2: Initial Cost estimates, received on 3/20/19, are under staff review and are provided for comparative purposes only.
TOTAL SITE AREA: 326,700 SF (7.5 Acres) | USABLE SITE AREA: 226,500 SF (5.2 acres)
26th
Street
Old Dominion
DriveTrail
26/Old Dominion Task Force 33
TASK FORCE DISCUSSION & REACTIONS