With an overarching mission to represent itself as a regional example of innovation, progression, and resourcefulness, the City of Arlington’s Comprehensive Plan establishes newly-defined subareas as well as goals and policies for each planning element. Guided by Otak, the comprehensive planning process sets the stage for decades of development and provides goals and policies that will help the community sustain a strong quality of life amid growth and ever-changing conditions.
Establishing Adaptable Goals for Growth Designed to Meet Future Conditions
The long range plan titled, “Arlington in Motion,” is designed to chart a course for Arlington, Washington decades into the future. The plan is built on five foundational principles designed to support the community as it adapts to ongoing changes related to growth and population, environment, economics, technology, and governance. These foundational principles place an emphasis on equal access to opportunity, neighborhood connectivity, climate resilience, stable employment, and community health, all framed around accentuating the city’s beautiful natural setting between the Stillaguamish River and Cascade Mountains. With fourteen established subareas, an in-depth analysis of existing conditions and missing gaps were used to identify needed improvements and goals for each area. Informed with data detailing various socioeconomic factors as well as historical and forecasted growth in population, the plan also outlines steps for monitoring—with goals, policies, implementation strategies, and projects that will take Arlington toward a strong future and through transparent process for implementation with the public.
An evaluation of options to manage hydrology in the Smith and Bybee Lakes complex led to the restoration of its connecting channel and subsequent mitigation of seepage found in an existing levee. The design adds capacity to the connection channel through excavation, allowing Metro to better manage water levels in the lakes. Otak led the hydraulic modeling of the system to compare the benefits derived from varying levels of channel excavation for the resulting restoration design as well as alternatives analysis of proposed remedies for the levee hazard mitigation design.
Levee Seepage Mitigation and a Restored Channel for Improved Hydrology Management
From the simulation of spring freshet floodplain functions to control of invasive species and habitat for migratory waterfowl, Metro manages water levels across the seasons in Smith and Bybee Lakes for a variety of objectives. A control structure was constructed in 2003 to aid in this management. However, the water levels in Smith Lake were not responding to control structure manipulations due to sedimentation and partial obstruction in the channel connecting Smith Lake to Bybee Lake. After comparing options, a design concept to excavate the channel and restore capacity was developed along with the construction documents. After construction, an inspection revealed seepage in the levee near the control structure and also identified burrowing animals which further increased a risk of levee failure. An alternatives analysis to resolve the issue led to a 200-foot-long sheet pile cutoff wall with segments on either side of the water control structure. With the piles driven 20-feet below ground surface, the design increases the sub-surface flow path to reduce seepage to minimal levels while providing a physical barrier that prevents animals from burrowing.
Originally constructed in 1979, this two-story concrete tilt-up structure on Casino Road finds new purpose becoming the Cascade Administrative Building as part of a broader operations facilities. The complete rehabilitation of 70,000 square-feet of unused space involved full design services from programming through construction documents to create a vibrant new home for 14 different user groups, including the headquarters of a bustling transit company in Community Transit.
Adaptive Reuse for a Modern Office Environment
The adaptive reuse of the Cascade Admin Building included an upgrade to nearly all systems to meet current building fire protection, energy, and electrical codes. Expanded windows and new skylights add daylight throughout the building enhancing the energy efficient design provided by high-performance mechanical systems, LED lighting, and integrated controls. Extensive structural upgrades in the renovation plans meet seismic requirements while an added data facility addresses requirements for enhanced security. With numerous stakeholders, the needs of each group were considered during the design process through collaborative visioning sessions and interviews resulting in a consensus for a plan that balances an open office environment with private offices. The final design’s key features include a variety of open collaboration spaces and meeting rooms as well as employee amenities in the form of a break room, roof deck, and a large stadium style gathering space for all company functions.
In November 1805, the Lewis and Clark Expedition reached a site along the lower Columbia River they named Station Camp. Located in current-day Washington state, the riverfront site was redesigned to become a National Park Unit of the broader Lewis and Clark National Historical Park.
A Historic Site with Tribal Heritage Designed to Benefit the Public
While the site carries significance to the Lewis and Clark Expedition, that event represents only a small part of its history as a long-time summer village of the Chinook Nation. Once an important trading site for tribes on the Columbia over the course of centuries, Middle Village / Station Camp Park is now designed to serve as an outdoor commemorative park and interpretive landscape with elements that tell the important story of the location. After an unintended archeological discovery at the site, revised plans moved forward in meeting the broader vision of promoting the region’s rich history. The updated park master plan and final design plans for the site also address parking and pedestrian circulation, as well as low impact measures for stormwater facilities, earthwork, and wetland mitigation. Visitor orientation, accessibility, safety, and site connectivity were all included as important design considerations. In leading the design, Otak also developed the NEPA Environmental Assessment and worked closely with representatives from the Chinook Indian Nation and other tribes throughout the course of the project.
The Ash Creek Bridge on F Street in Independence, Oregon had become structurally and functionally inadequate. A modern structure that supports the transportation infrastructure of the community and enhances the surrounding public spaces – including a unique historic bridge railing system – was designed by Otak as its replacement.
Modern Bridge Replacement, Improved Transportation Infrastructure
As a timber-supported concrete structure on a local collector, the Ash Creek Bridge was only sufficient to pass light, local traffic. The replacement turns that existing three-span concrete bridge into a single-span prestressed concrete bridge, enhancing the route for local traffic as well as community use. The design introduced new raised sidewalks for bicycle and pedestrian traffic while also including a new urban bridge rail that increases protection for pedestrians without causing a blunt end issue for vehicles. With the addition of low-level pedestrian lighting and ornamental handrails, the bridge was configured to enhance the adjacent Inspiration Garden public park. Stormwater treatment allows for sustainable runoff into Ash Creek and sheet pile scour protection prevents water from undermining the bridge foundation while remaining fish friendly. The team lead regular monthly discussions with the client throughout the process, reporting on progress issues and decision points. This collaborative process involved various stakeholders throughout delivery, which included survey, geotechnical, roadway design, bridge design, environmental permitting, and hydraulics analysis.
Interstate 5 provides a critical connection between Portland, Oregon and Vancouver, Washington. The bridge that crosses the Columbia River is a vital link for the pacific northwest, supporting the region’s jobs, communities, trade routes as well as the broader international economy.
Facilitating Development of a Vital Pacific Northwest Transportation Connection
Originally constructed in 1915, the aging structure is being replaced to deliver a multi-modal, seismically-resilient foundation of mobility for the region’s future. The bridge addresses safety and congestion issues while also displacing carbon and improving equity through job accessibility via improved transit. With implications that include the site’s scenic views, natural systems and a rich history within our national heritage, Otak is working to facilitate government relations, public affairs and communication to completion.
An expansive 480-acres in Wilsonville, Oregon provides the spectacular site for the Villebois subdivision development. The design brings the area’s residential neighborhoods into a cohesive environment of forests, open spaces, ponds walking trails, and magnificent vistas.
Creating a Cohesive Environment of Outdoor Spaces and Residential Neighborhoods
The project was completed while working in close coordination with the master planner and the City of Wilsonville to create street and site network that encompasses 135-acres of single-family residences and open spaces while preserving the natural features of the site. Within the scope of the overall project were residential subdivision developments, engineering of public roads and private alleys, utility infrastructure design, water quality and detention ponds, and enhancement and creation of wetlands. Final design elements include greenways, trails, neighborhood and regional parks, a future community swim center, and entry monuments.
Columbia Knoll is a mixed-income redevelopment project located on the ten-acre historic Shriners Hospital site in northeast Portland. The redevelopment includes affordable, senior and congregate housing.
Affordable Housing for Mixed-Income Redevelopment
In addition to affordable family housing, a day-care facility, community center, and market rate for-sale townhomes are included in the design. The 334 housing units are distributed between four buildings. Those two, three, and four-story structures are carefully sited to preserve mature, existing trees and the historic Shriners front lawn on Sandy Boulevard. The project required detailed coordination with the State Housing Office, the Portland Development Commission, the Historic Landmarks Commission, as well as five neighborhood associations with an extensive public outreach program. Otak also worked closely with the Northeast Coalition of Neighborhoods throughout the process.
A catalyst for revitalized neighborhood livability, Center Commons is an urban mixed-use development of seven buildings that combine residential with retail and intimate private spaces with shared areas. Highlighted by a plaza that is part street, part pedestrian mall, and part park, the project is regarded by TriMet, Portland Development Commission, and the neighborhood as a model for transit-oriented, in-fill development.
A Model for Transit-Oriented, In-Fill Development to Revitalize a Neighborhood
Featuring preserved landmark vegetation, high-density and energy-efficient housing, the city of Portland’s goal for controlling urban sprawl while preserving green spaces is integral to the Center Commons design. With an emphasis on developing the community through accessibility, the project incorporates walkway shortcuts from public spaces to adjacent light rail and bus lines to strengthen the relationship between housing and transit. The Otak team met several times with the Center Neighborhood Association where many issues were addressed with the community to optimize project elements including the overall design parking, density, and amenities.
With the City of Burien receiving a grant through the Washington Department of Ecology, a multidisciplinary Otak approach led design and construction engineering support for the stormwater retrofit of Moshier Park. Plans for the project include a comprehensive design for park improvements to benefit local waterways as well as the community at large.
Low Impact Development Stormwater Management Meets A Community Center
Restoration and preservation are an increasing priority in King County, Washington which is home to various native fish species including Coho Salmon. The Moshier Park public works project balanced a number of priorities with the ultimate goal of improving water quality to the Miller Creek watershed. Designed to mimic functions of the region’s naturally forested area, a number of green stormwater management techniques would return aquatic habitats to healthy levels while also addressing localized flooding that’s caused erosion along Miller Creek. Those improvements include two infiltration galleries, permeable pavement in the parking lot and sidewalks, onsite bioretention facilities, and biofilter treatment structures. Design of these features are seamlessly integrated with broader objectives for 15.2-acre public park’s place in the community. Adjacent to a high school and Burien’s Art Center, Otak coordinated with multiple stakeholders to build consensus around planned reconstruction of the concessions/restroom building and retrofit of the primary athletic field and parking lot to optimize the multi-purpose park’s usage as a true community center.
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