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Alexandria's Potomac Yard Park
- 1. City of Alexandria, Virginia LPDA, Land Planning and Design Associates Potomac Yard Park Zac Lette, RLA, ASLA Colleen Willger, AICP, LEED AP BD+C Bethany Znidersic, RLA, ASLA
- 2. 2 Project Context - Regional
- 3. 3 Project Context - City
- 7. 7 Regulatory Framework Dillon Rule in Virginia and Alexandria as an Independent City City Council – City Manager government structure Planning and Implementation Tools •City Charter •Strategic Plan •Master Plan – Small Area Plans •Zoning Ordinance •Policies •Design Guidelines •Development Conditions of Approval (not proffers) •Project close-out - Certificates of Occupancy, Bond Release
- 8. Framework StreetsHeightsUsable Open Space Regulatory Framework 8
- 9. 9 Public Participation – “Grass Roots” Political Structure Community Expectation Staff Accountability Leverage Developer Buy-in PYDAC
- 11. 11 Development Models for Open Space What drives the developer to design and build amenities? • Location, location, location • Projected unit sales price • % of total unit sales price in lot costs • ‘Raw’ land costs – soft costs • Development costs – hard costs • Site considerations • Location considerations • The better the location the more potential amenity budget the developer has to spend
- 12. 12 Development Models for Open Space What drives the developer to design and build amenities? • Marketing • Buyer profiles • Suburban buyer is different than an urban buyer? • Age • Demographics • The ‘model’ for amenities • Pool • Clubhouse • Pocket parks
- 13. 13 Development Models for Open Space What drives the developer to design and build amenities? • The ‘model’ for typical development • 400 units minimum • $1500 – 2500 per unit • 600k to 1M • Recreation league swimming pool • 5-20s.f. of clubhouse space per unit • HOA maintained and funded • Critical mass to making these amenities economically feasible in the immediate and long term
- 14. 14 Development Models for Open Space
- 15. 15 Development Models for Open Space
- 16. 16 Development Models for Open Space Breaking the mold • Potomac Yard 1,700 for sale townhouses and 2.1 million square feet of mixed use development • Potomac Yard Park including Soccer Fields • $14,000,000 • Potomac Yard Dog Park • $400,000 • Internal Pocket Parks ‘Finger Parks’ • $1,000,000
- 17. 17 Case Study – Ben Brenman Park
- 18. 18 Case Study – Ben Brenman Park Team Structure Funding Park Design Construction Documentation Park Lifespan
- 19. Team Members 19
- 20. 20 Team Structure City of Alexandria •Staff •Potomac Yard Design Advisory Committee (PYDAC) •Planning Commission •City Council Public •Land Use Committees •Civic Associations •Homeowners Associations •Business Associations •Media Development Community •Potomac Yard Development (Pulte Homes and Centex Homes) •Elm Street (EYA and Craftmark) •CAP – CPYR - McCaffrey Interests - Lionstone Design Consultants •EDAW •LPDA •J2 Engineering •Christopher Consultants
- 22. PY - Project Timeline 22 1974 Master Plan 1987 Railroad Decommissioned Alexandria 2020 1990s EPA declares site as brownfield 1992 Small Area Plan Adopted Post 1992 Redskins Stadium Proposal 1999 Initial CDD Adopted 2000-present Infrastructure Plans 2000 – present Development Phasing Plan 2003 – Potomac Greens and Potomac Plaza 2006 – Landbay H 2007 – Fire Station 2008 – Landbay K 2008 – Landbays I and J East 2009 – Landbay G 2010 – Landbay F 2011 – Landbays I and J West and Landbay L 2012 – Multifamily buildings in Landbays H/I, J, and L 2013 – Landbay G Blocks C, F, and IDA 1974 2013
- 23. 23 Small Area Plan 1/3 of land area shall be open space No preclusion of Metro Station Connectivity
- 24. 24 Coordinated Development District What is a Coordinated Development District (CDD)? • Outlines dedication of open spaces • Requires design, construction, conformance with design guidelines, and completion dates • Designates applicant as responsible party for design, construction, and conveyance • Outlines accessibility allowances and maintenance responsibilities for each open space • Delineates scope of studies to be submitted for environmental remediation • Provides deadline for completion of all work
- 25. 25 Development Special Use Permit (DSUP) – with Site Plan • General Procedure • Final Landscape Plan, Site Plan, and Open Space • Site Features • Active Recreation • Subdivision, Easements, Procedures • Stormwater Management • Infrastructure • Site Characteristics • Archaeology
- 26. PY - Project Timeline 26 1992 1999 2005 2006 2008 2013 Small Area Plan Adopted Initial CDD Adopted Concept Plan Submitted & Public Outreach Commencement Formal DSUP Application City Council Approval First Park Phase Opens
- 33. 33
- 35. Programming 35 Use Zones – Passive, Active Features – Two Fields and Maintenance Building, Playground, Sport Courts, Fitness Stations, Multi-Use Trail, Performance Stage, Passive Recreation Interpretive Elements– Historic References Environmental Elements – Planting, Habitat and Education, Lifecycle and Maintenance
- 36. 36 Active and Passive Use Zones
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- 40. Design Cues 40 Community Input Site History Native Ecology Alexandria Recreation Needs Assessment Site Constraints Development Infrastructure Maintenance Practices Longevity
- 41. Design Team Structure 41 Land Planning and Design Associates – Prime J2 Engineers – Civil Target – Survey Hughes Group Architects Summit Engineers – MEP Elhert / Bryan – Structural ECS – Geotech Delta Fountains KT Enterprises – VE/ CE Helpcomm - Utilities EDAW – Preliminary Design
- 42. Design Challenges 42 • Preliminary Plan approval conditions • Quality product • Commitments • Several of the commitments had challenges • Outdated or better/newer technologies • Elements didn’t work well together • Constructability issues • ‘Looked cool’ didn’t necessarily work
- 43. Design Challenges 43 • Infrastructure cake • 72” super system storm pipes • Local storm water pipes from Potomac Ave • Our infrastructure • Storm / sanitary / water • Dry utilities • Irrigation
- 44. Design and Construction 44 Design and construction documentation Storm Water Infrastructure Emergency support Access Coordination with Open Space Network and other uses in Potomac Yard Development Park Systems – Data Lines, Radio and Satellite systems, Fountains and Irrigation, Electrical Network
- 45. Constructability 45 • Adjacent Road • Grading • Existing and planned stormwater ponds • Access • Geoweb walls and structural trellis supports • PIP retaining walls, forming and access • Staging materials • Timing of material installations • Drainage • Moving target of adjacent development • Irrigation systems
- 46. Final Design Solution 46 • 204 pages of drawings • Amended 8 times • 900 pages of AIA specifications • Followed by contractor • Lots of oh-really moments? • Transparency – Checks and Balances • Public outreach • Social media • What to expect • Fun facts • Local media • Meetings
- 47. Bidding and Procurement 47 • Privately bid to 6 regional / national GC’s • 2 Shortlisted • McDonnell Landscape • KT Enterprises • Awarded to KT • Understanding of project • Earthwork • Subcontractors were primarily in-house companies • Vested interest • Very important to LPDA and Client
- 48. Organization of Construction Team 48 LPDA KT •In house subs •Outside subs City of Alexandria PYD
- 49. Construction 49 Phased Construction to Match Development Partnership with PYD for Construction Review Tree Tagging Component Submittals Fabrication Mock-Up Materials Site Review Delivery P3
- 50. 50 Construction
- 51. 51 Construction
- 52. 52 Construction
- 53. 53 Construction
- 54. 54 Construction
- 55. 55 2008
- 56. 56 2009
- 57. 57 2010
- 58. 58 2011
- 59. Conveyance 59 Deed Transfer As-built surveys Project Records Submittals RFI’s Shop Drawings / Mock Ups Meeting minutes Record Photography O/M Manuals & Training Keys!!
- 60. Park Opening 60
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- 79. Why was this approach successful? What could be improved? Why and when is this project approach applicable? Who needs to be involved: Programming Design Construction Acceptance Lessons Learned 79
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Editor's Notes
- Regulatory Framework Small Area Plan – guidance, organizing elements CDD – framework plans, development triggers – give examples and touch on all infrastructure. Discuss how they need to be fair and realistic. May change over time. Urban Design Guidelines – lookbook, program DSUP – conditions of approval, legal requirements
- No Ward structure – all Council members run at large Civic associations and community have significant role in process and extreme amount of weight in leveraging public benefits Expectation that community will be involved early in the process, throughout the review and approval of the proposal, and during construction. Expectation that staff will be responsive to complaints, enforcement – role of project planner through entirety of project life How this process applied to Park: Potomac Yard Design Advisory Committee used as public forum
- Ben Brenman Park was a privately funded project in the late 1990s. The 50 acre public park was the consolidated open space for a new residential development in the City of Alexandria.
- Team Structure – Private Developer, City/Owner, no staff capacity for the project Funding – Private for construction, Public for maintenance Park Design – City Regulatory Process, short design period Construction – Private Construction, City Regulatory involvement only Documentation – Limited as-built materials Park Lifespan – Maintenance, renovation and longevity issues
- Introduction of Team Members Explain public/private partnership roles of PYD and CoA Explain role of each including PYD hiring of design team, contractor and City as end owner/user/maintainer Explain responsibilities of each including fiscal roles Discuss history of how roles and responsibilities were set (Was Ben Brenman Park a lessons learned?) Zac – examples of ratio of public amenities to development, what is the developer target? For example, what is the economic tipping point between a developer building a private clubhouse vs. public park? What are the economic factors?
- Project Timeline Small Area Plan CDD and Urban Design Guidelines Discuss Park’s Timeline – critical decision points of the project from 1992 conception to 2013 delivery Community Outreach (discuss community support and ownership of the process)
- At least one-third of the area of the CDD excluding streets, Four Mile Run, and the operating rail corridor shall be public open space or common private open space. The City may utilize a portion of this land private land for institutional uses. Development within the CDD shall not preclude the possible future construction of a Metro Station; nor shall development within any right-of-way or dedicated open space within the CDD preclude the future construction of a light rail or other similar transit system. A system of pedestrian and bicycle trails shall be provided throughout the CDD, connecting to existing trails outside the district and connecting open spaces and neighborhoods within the district.
- Project Timeline Small Area Plan CDD and Urban Design Guidelines Discuss Park’s Timeline – critical decision points of the project from 1992 conception to 2013 delivery Community Outreach (discuss community support and ownership of the process)
- Open Space Network City’s Green Crescent Plan Potomac Yard’s Regional and Local Framework as a Major Connector
- Open Space Network City’s Green Crescent Plan Potomac Yard’s Regional and Local Framework as a Major Connector
- Open Space Network City’s Green Crescent Plan Potomac Yard’s Regional and Local Framework as a Major Connector
- Open Space Network City’s Green Crescent Plan Potomac Yard’s Regional and Local Framework as a Major Connector
- Open Space Network City’s Green Crescent Plan Potomac Yard’s Regional and Local Framework as a Major Connector
- Open Space Network City’s Green Crescent Plan Potomac Yard’s Regional and Local Framework as a Major Connector
- Use Zones – Passive, Active Features – Two Fields and Maintenance Building, Playground, Sport Courts, Fitness Stations, Multi-Use Trail, Performance Stage, Passive Recreation Interpretive Elements– Historic References Environmental Elements – Planting, Habitat and Education, Lifecycle and Maintenance
- Archaeology Study ‘Feet to Airplanes’ Former Land Uses included: Native American Migration Route, Early Roads, Canal, and Railroad
- Archaeology Study ‘Feet to Airplanes’ Former Land Uses included: Native American Migration Route, Early Roads, Canal, and Railroad