Master Plan
Update
July 25, 2013
The Guiding Principles for Fort Monroe’s Future
• Preserve the place
• Tell the stories
• Achieve economic independence
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
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
Recap: The Financial Challenge
• None of the Master Plan options resulted in a
financially sustainable future
• Fort Monroe’s potential “structural deficit”:
Option A: Reuse and Infill
Option B: Wherry Park
Option C: Waterfront Community
2027
- $4.5
- $4.8
- $3.3
Concepts to Explore to Bridge the Financial Gap
1. Exit the utility business
2. Find additional sources of revenue
a. Tax independent financing
b. Homeowner association dues
c. Transfer PILOT fee to property owners
d. Parking revenue program
e. Service district charge
3. Focus on residential development but maintain flexible real
estate strategy
4. Cost recovery from NPS
5. Hold Wherry Quarter to avoid market saturation &
increase value
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
PHASE
1
Immediate
Opportunities
(0-5 years)
•
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
PHASE
2
•
Historic
Village
(0-10 years)
Historic tax credits encourage acquisition and
adaptive reuse of historic buildings
NPS
•
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
o Gazebo, landscape & lighting
o New bathrooms
o 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
EXPLORE MARKETABILITY OF
LARGE BUILDINGS FOR
ADAPTIVE REUSE
ENTRY
GATE
EXPAND
MARINA
WHERRY
QUARTER
INGALLS
ROAD
ACQUIRE
MARINA
(PRIVATIZE)
CONNECT
MARINA
WITH
HISTORIC
VILLAGE
RESTAURANT
RETAIL SITE
HISTORIC
VILLAGE
SELL HOMES
WITH
HISTORIC
EASEMENTS
IMPROVE
PARKING
NORTH
GATE
INNER
FORT
EVALUATE
TRADOC
(RES. OR
OFFICE)
WATERFRONT PARK PHASE 1
POTENTIAL HIGH SPEED FERRY DESTINATION
PHASE
3
•
•
North Gate
(0-15 years)
Acquire unresolved Army property to
complete ownership of North Gate
NPS
Identify a transition zone between Historic
Village and new development sites
o Use existing multi-family residential and
municipal buildings for transition to new
development site
•
North Gate is an opportunity for new
development that:
o Supports preserving Fort Monroe and
telling the stories
o 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
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
PHASE
4
•
Wherry Quarter
(0-20 years)
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
•
•
NPS
ENTRY
GATE
REUSE EXISTING
BUILDINGS
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
WHERRY
QUARTER
TWO STRONG
GREEN
CONNECTIONS
IMPROVE
BEACH
ACCESS
NORTH
GATE
VIEWS
HISTORIC
VILLAGE
INNER
FORT
COMPLETE
PHASE 2 OF
WATERFRONT
PARK
FORT MONROE
MASTER PLAN AMENITIES
EXPANDED
BEACHES
7-MILE TRAIL
MARINA
WATERFRONT
PARK
FORT MONROE
CONNECTIVITY
DOWNTOWN
HAMPTON
PEDESTRIAN,
VEHICULAR,
BICYCLE
PHOEBUS
Connect our communities
Preserve our architecture
Tell our stories
Memorialize our past
Preserve access to our waterfront
DRAFT 2013 FORT MONROE MASTER PLAN
DRAFT 2013 FORT MONROE
MASTER PLAN
• Preserve the place
• Tell the stories
• Achieve economic independence
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