Draft White Paper
The McLean Community Center has an important place in the community. Both the main McLean Community
Center (MCC) on Ingleside Avenue and the Old Firehouse Teen Center (OFTC) in downtown McLean are popular gathering places with programs appealing to many community members. Both facilities are important public buildings that help define McLean as a community.
However, the popularity of the MCC and the OFTC, combined with natural growth in the community, are placing new demands on the existing facilities. The MCC on Ingleside Avenue is at maximum capacity and cannot easily accommodate new programs or activities. The OFTC is housed in an outdated facility with growing maintenance expenses that consume funds better spent on youth activities. Limited space at the OFTC restricts the number of young people that could be served and limits use by other community members. While surrounding jurisdictions have recently created new or expanded community centers, McLean’s community centers have remained relatively unchanged since they were first created several decades ago.
Recently conducted community surveys indicate the need for new multi-use and multi-generational recreation spaces in downtown McLean. A new purpose built community center in downtown McLean would create the opportunity to expand community programs, host new events, and support more after school programs. The needs of McLean’s citizens could be better accommodated in a new energy efficient building. Additional multipurpose rooms can more effectively support community activities than currently allowed by the existing OFTC.
While the benefits of a new community center in downtown McLean are easy to imagine, the task of creating a new community center is challenging. These challenges include practical options for securing a new site in downtown
McLean and gathering the resources needed to advance the project. A transparent framework or process for advancing the project and a means of building consensus within the community are needed. These challenges have slowed progress and made the creation of a new community center more difficult.
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Surrounding communities are expanding or modernizing their community centers. New community center space in downtown McLean would create a place all generations could enjoy and open up new opportunities for hosting programs and events.
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Draft White Paper
The following proposal outlines a strategy for creating a new community center in downtown McLean with private sector support. There are two basic approaches for combining public and private resources to create a public building. The first approach would use the Virginia Public-Private Education Facilities and Infrastructure Act of
2002 (the PPEA Act) passed by the Commonwealth of Virginia in 2002 and adopted by Fairfax County in 2009.
The PPEA Act provides a framework that enables local governments and public institutions to make agreements with private entities to create public facilities through a public-private partnership. The second approach would use a land exchange and an agreement to create a new community center on the new site using a public-private partnership with Fairfax County. This second approach has been successfully used by Fairfax County to create new public facilities in partnership with the private sector. Both approaches offer a tested approach on which to begin building a new community center in McLean with private sector support.
A partnership that combines public and private sector resources can help McLean realize a new downtown community center. Following established precedents and Fairfax County guidelines, a partnership can be created with Fairfax County to accomplish the following:
ƒ Form a new 501(c)3 non-profit organization, called the McLean Community Development Partnership
(MCDP) . This new organization, led by the McLean Community Center and Edgemoor Infrastructure & Real
Estate, will be a public-private partnership to create a new community center that includes the 26,500 gross square foot programmed areas referenced in the Downtown Committee December 11, 2012 memorandum;
ƒ Provide a comprehensive turnkey solution to create a new community center that includes all permitting, financing, design, engineering, construction, and any other activities necessary to create the new building;
ƒ Arrange a design competition between three preselected architecture firms to allow the MCC leadership and important stakeholders to select a design that best reflects the values of the community and future vision of
McLean. To ensure quality design submissions the MCDP will pay stipends to all three architecture firms to offset the cost of preparing materials for the design competition;
ƒ Enable underutilized County land to be leveraged into a larger parcel better able to meet the needs of the
MCC. Following Fairfax County guidelines, a land transfer between the County and a private land owner can occur to exchange the current site of the OFTC with a larger site in downtown McLean at no cost to the County or the McLean Community Center;
ƒ Obtain appropriate arrangements with all adjacent landowners to facilitate the development of the new
ƒ Pay for the new community center by supplementing the existing funds in the MCC Capital Replacement
Reserve Fund for improved facilities with a private loan or public bond to cover any additional costs needed
ƒ
DRAFT than two years once a comprehensive agreement is created with the County; and
ƒ Ensure the newly created facility will continue to be publicly owned by Fairfax County and operated by the
McLean Community Center.
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Public Entities & Resources
Private Entities & Resources
PUBLIC FUNDING FAIRFAX COUNTY
M c
LEAN REVITALIZATION CORP
M c
LEAN PLANNING COMMITTEE
OPERATIONS & MAINTENANCE
M c
LEAN
COMMUNITY CENTER
MCDP
A 501(C)(3) NON-PROFIT
ORGANIZATION
EDGEMOOR INFRASTRUCTURE &
REAL ESTATE
PROJECT DELIVERY
PERMITTING DESIGN A/E CONSTRUCTION
A special 501(c)3 non-profit organization would be created to sponsor the new downtown McLean Community Center.
This special purpose organization, the McLean Community Development Partnership (MCDP), would be a partnership between MCC and Edgemoor Infrastructure & Real Estate. MCDP would serve as the sponsor of the new facility and through Edgemoor would provide a complete turnkey delivery solution. Edgemoor would be responsible for arranging project financing, securing permits, and managing the design and construction process to complete the new facility.
Draft White Paper
DRAFT
An ideal site is available for a new community center in the heart of downtown McLean. Through a public-private partnership the new community center can be designed and built in as little as two years.
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Draft White Paper
Should a partnership be formed to create a new community center a detailed plan of finance with estimated costs and sources of funds identified to pay for the building will need to be created. Several potential options for financing the new McLean Community Center exist and present a range of practical options that could draw on the following sources of funding:
ƒ Funds already set aside in the McLean Community Center Capital Improvement Reserve Fund for a new facility;
ƒ Financing supported by the McLean Community Center Tax District; and
ƒ A land transfer between Fairfax County and a private landowner exchanging the site of the existing OFTC for a new site in downtown McLean at no cost to Fairfax County or the McLean Community Center.
Securing land for a new site is one of the largest, unbudgeted costs for a new downtown community center.
Through a land transfer the existing OFTC site can be exchanged with the County for a more appropriate site nearby. The new facility can be built and the existing OFTC activities transferred to a new facility once it is complete as a condition of the land transfer. The land exchange and the creation of a new facility can both occur with a comprehensive agreement between public and private sector parties involved in the transaction.
The total cost for the new community center and a detailed plan to pay for the new facility must be included in any agreement to create a new community center. A preliminary analysis of the proposed budget is shown below.
The current cost of maintaining the OFTC could help offset the cost of maintaining a new, more energy efficient community center.
NEW COMMUNITY CENTER
Land for a new site
AREA OR UNIT ESTIMATED COST
$0
Total cost to create a new building 26,500 SF
Total cost to create garage parking
Furniture, fixtures, & AV equipment
Total estimated project cost
MCC Capital Improvement Funds
Total amount to be funded
Annual debt service
Annual Building Maintenance Expense
66 parking spaces
Allowance
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$8.50 per SF
$2,640,000
$135,000
$12,565,000
$9,000,000
$3,565,000
$350,000
$225,000
$9,740,000
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Edgemoor Infrastructure & Real Estate delivered the South County High School for Fairfax County using the PPEA Act that brought forward significant private resources to help bring a new high school on-line earlier. The same process would be used to create the new downtown McLean Community Center. Edgemoor Infrastructure & Real Estate is a pioneer in publicprivate partnerships and has already completed public buildings in partnership with Fairfax County.
Draft White Paper
One of the earliest projects in Northern Virginia realized through a public-private partnership is the Mary Ellen
Henderson Middle School for Falls Church City Public Schools. Developed by Edgemoor Infrastructure & Real Estate this school was able to be completed more quickly and at less cost through the process that combined public and private sector resources and expertise.
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George Mason University has successfully used public-private partnerships to create several new buildings for the
University. This building developed by Edgemoor Infrastructure & Real Estate enabled the University to bring additional private resources and expertise to create the building more quickly and for less cost than allowed through a traditional procurement process.
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Draft White Paper
The following steps outline the process by which a partnership between Fairfax County, McLean Community
Center, and Edgemoor Infrastructure & Real Estate can be created combining public and private resources to build a new downtown community center for McLean:
Key public and private stakeholders agree that a proposal detailing a way to create a new community center through a land exchange is useful.
Fairfax County, McLean Community Center, and Edgemoor Infrastructure & Real Estate officials meet with an architect to define the program for the new community center on the proposed site and develop a plan for guiding the design of the new facility.
A detailed proposal is created and submitted to the County for review. The proposal will include a land exchange consistent with Fairfax County guidelines, and provide a detailed plan for creating a new community center on the proposed site. The County determines if the proposal is in the best interests of the community and how best to proceed.
A comprehensive development agreement is made between Fairfax County, and the proposer, MCDP. Satisfactory arrangements with all adjacent landowners are established and in place.
Once the agreement is executed, MCDP will initiate a competitive process to select an architect for the project. At least three preselected architecture firms will compete for the commission and the winning design will be selected by the MCC leadership, and important stakeholders.
The design for the new facility is completed and the new facility is built. Edgemoor Infrastructure & Real Estate guides and facilitates the entire delivery process from design, financing, and permitting through construction, ensuring the project is completed on time and on budget.
Prepare site for development. Secure all land use permits, and obtain site plan approval from the County.
DRAFT
The new downtown McLean Community Center is complete and a grand opening ceremony is held. The new facility is now ready for the use and enjoyment of the community. The OFTC officially relocates from the existing site.
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PROPOSAL SUBMITTED
COMPREHENSIVE
AGREEMENT
NEW COMMUNITY
CENTER OPENS
DESIGN & PERMITTING
BUILDING CONSTRUCTION
APPROXIMATELY 2 YEARS TO DESIGN AND CONSTRUCT
Now is an opportune time for the McLean community to come together and create a new downtown community center. Growing community needs and aging facilities suggest a new facility is needed to complement the main facility on Ingleside Avenue. A new site in downtown McLean can be secured and a new community center built in as little as two years once an agreement is reached. In partnership the McLean community can create new public space and invest in the well being of the entire community.
Draft White Paper
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Site Perspective
Draft White Paper
A strong civic presence is assured with a location near the center of McLean. The architecture of the future Community center can create a public landmark and an icon for the McLean community. The images shown on this page are conceptual massing studies that show one possible way of arranging the community center program on the proposed site.
Site Perspective
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The proposed site for the new downtown community center is large enough to accommodate expanded programming and provides space for attractive landscaping and a public plaza or park.
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Site Perspective
Attractive landscaping and a welcoming entry will greet McLean citizens as they arrive at the new community center.
The conceptual massing study shown above is one possible way of locating the proposed building on the site.
Garage Level
Draft White Paper
DRAFT
Adequate parking can be provided with up to 66 garage parking spaces under the proposed community center. Large community center events can utilize additional parking areas nearby. Combined with 10 surface parking spaces arriving at the new MCC will be easier for busy residents.
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First Floor
On the first floor a large lobby reception area creates a welcoming public space accessible by all members of the McLean community. Class A finishes provide an attractive environment for a wide range of community events.
Draft White Paper
Second Floor
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Third Floor
On the second and third floors a wide range of potential rooms can expand the number of activities MCC can host and create program specific spaces for after school clubs and other community programs. State of the art A/V and multimedia systems can expand the functionality of the meeting spaces.
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