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Master Plan Update July 25, 2013. The Guiding Principles for Fort Monroe’s Future. Preserve the place Tell the stor ies Achieve economic independence. Master Plan Concepts. No land use changes proposed for Inner Fort Preservation of views and green space in new Waterfront Park

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Presentation Transcript
slide1

Master Plan Update

July 25, 2013

slide2

The Guiding Principles for Fort Monroe’s Future

  • Preserve the place
  • Tell the stories
  • Achieve economic independence
slide3

Master Plan Concepts

  • No land use changes proposed for Inner Fort
  • Preservation of views and green space in new Waterfront Park
  • Adaptive reuse of buildings in the Historic Village
  • 7-mile educational and exercise trail
  • Improved vehicular patterns & pedestrian circulation
slide4

Economic Realities of the Master Plan Tell Us…

  • Fort Monroe is a long-term project; the Master Plan has to be flexible
  • Large users like STEAM Academy bring name recognition and reduce expenses
  • Economic realities suggest demand for office and commercial space is weak
  • Market conditions & physical location indicate Fort Monroe future should focus primarily towards residential use
  • Focus on phasing and implementation within the community (existing structures are highest priority)
  • Army transfer delays will continue to affect implementation of the Master Plan
slide5

Recap: The Financial Challenge

  • None of the Master Plan options resulted in a financially sustainable future
  • Fort Monroe’s potential “structural deficit”:
  • 2027
    • Option A: Reuse and Infill- $4.5
    • Option B: Wherry Park- $4.8
    • Option C: Waterfront Community- $3.3
slide6

Concepts to Explore to Bridge the Financial Gap

  • Exit the utility business
  • Find additional sources of revenue
      • Tax independent financing
      • Homeowner association dues
      • Transfer PILOT fee to property owners
      • Parking revenue program
      • Service district charge
  • Focus on residential development but maintain flexible real estate strategy
  • Cost recovery from NPS
  • Hold Wherry Quarter to avoid market saturation & increase value
slide7

Findings and Observations

  • Focus on a long-term infrastructure CIP and/or operations financing plan
  • Rebalance mix of uses to focus on residential
  • Preserve revenue-generating uses and redevelop when opportunity arises to increase net revenue
  • Decisions need to be made as part of Master Plan process to enable FMA to plan its staffing needs and implement a robust real estate program
  • Explore a “skinny FMA” by maximizing sales with minimum inventory retained as rental
slide8

Immediate

Opportunities

(0-5 years)

PHASE

1

  • Inner Fort (National Monument)
  • Preservation Achieved with NPS Ownership and Easement
  • Casemate Museum on track for transfer to FMA (attendance exceeds previous years)
  • Houses being leased
  • MOU with STEAM Academy
  • Moat to remain with Army until environmental evaluation is completed
  • Glacis preserved on northeast green slope
  • Chapel of Centurion hosts two congregations

NPS

ENTRY

GATE

WHERRY

QUARTER

TOP OF MOAT & RECREATION EQUIPMENT AVAILABLE TO PUBLIC

MOAT

NORTH

GATE

GLACIS PRESERVED

STEAM ACADEMY

HISTORIC

VILLAGE

INNER

FORT

NPS OWNERSHIP

CASEMATE MUSEUM TO FMA

NPS EASEMENT

slide9

Historic

Village

(0-10 years)

PHASE

2

  • Historic tax credits encourage acquisition and adaptive reuse of historic buildings
  • Allow mix of uses to create community friendly development (i.e. home ownership, coffee shop, restaurants, specialty retail, etc.)
  • Redesign McNair Drive to include on-street parking, expanded pedestrian sidewalk and 7-mile waterfront recreation trail
  • Implement Phase 1 of Waterfront Park
    • Gazebo, landscape & lighting
    • New bathrooms
    • Outlook beach access
  • Expand events at Continental Park
  • Work with legislature to evaluate high speed ferry destination point at Point Comfort
  • Continue to lease houses and apartments
  • Work with St. Mary’s Church for continued use
  • Acquire ownership of marina and adjoining property from Army
  • Resolve environmental carve out properties with Army

NPS

EXPLORE MARKETABILITY OF LARGE BUILDINGS FOR ADAPTIVE REUSE

ENTRY

GATE

SELL HOMES

WITH

HISTORIC

EASEMENTS

EXPAND

MARINA

WHERRY

QUARTER

INGALLS

ROAD

IMPROVE

PARKING

NORTH

GATE

HISTORIC

VILLAGE

ACQUIRE MARINA

(PRIVATIZE)

CONNECT MARINA WITH HISTORIC VILLAGE

INNER

FORT

EVALUATE

TRADOC

(RES. OR OFFICE)

WATERFRONT PARK - PHASE 1

RESTAURANT

RETAIL SITE

POTENTIAL HIGH SPEED FERRY DESTINATION

slide10

North Gate

(0-15 years)

PHASE

3

  • Acquire unresolved Army property to complete ownership of North Gate
  • Identify a transition zone between Historic Village and new development sites
    • Use existing multi-family residential and municipal buildings for transition to new development site
  • North Gate is an opportunity for new development that:
    • Supports preserving Fort Monroe and telling the stories
    • Complies with the historic preservation design standards and the Programmatic Agreement
  • Improve access to Mill Creek
  • Create living shoreline on Mill Creek
  • Construct Stillwell Road section of 7 mile trail

NPS

GREEN EDGE (PART OF 7-MILE WATERFRONT RECREATIONAL TRAIL

TRANSITION

ZONE

ENTRY

GATE

WHERRY

QUARTER

NORTH

GATE

HISTORIC

VILLAGE

INNER

FORT

NEW DEVELOPMENT THAT RESPECTS VIEWS TO THE WATER, INNER FORT, & HISTORIC ROAD ALIGNMENT

slide11

Wherry Quarter

(0-20 years)

PHASE

4

  • Create and implement strong green connections that link the NPS to the Inner Fort and Mill Creek to Waterfront Park
  • Future development opportunities should be considered and financially valued (with revenue from HOA fees)
  • Maintain a public space buffer along Bay but preserve development opportunity along Fenwick Road
  • Green areas within Wherry should be used for active/passive recreation (i.e. beach access, sports fields, bathhouses, picnic shelters, etc.)
  • Continue to lease existing building to generate revenue for Fort Monroe
  • Resolve environmental carve out area with Army
  • Preserve view from Fort to Bay and Bay to Fort

NPS

ENTRY

GATE

REUSE EXISTING BUILDINGS

TWO STRONG GREEN CONNECTIONS

WHERRY

QUARTER

IMPROVE

BEACH

ACCESS

NORTH

GATE

VIEWS

HISTORIC

VILLAGE

INNER

FORT

COMPLETE PHASE 2 OF WATERFRONT PARK

slide12

FORT MONROE

MASTER PLAN AMENITIES

EXPANDED BEACHES

7-MILE TRAIL

MARINA

WATERFRONT PARK

slide13

FORT MONROE

CONNECTIVITY

DOWNTOWN

HAMPTON

PEDESTRIAN,

VEHICULAR,

BICYCLE

PHOEBUS

SEASONALWATER TAXI

slide20

DRAFT 2013 FORT MONROE MASTER PLAN

  • Preserve the place
  • Tell the stories
  • Achieve economic independence
slide21

Next Steps

  • Prepare Final Master Plan for presentation to:
  • Planning Advisory Group – September 26
  • Finance Committee– October 10
  • Board– October 24
  • Governor – December 31, 2013