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

• 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

Economic Realities of the Master Plan Tell Us…

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 - $4.5Option B: Wherry Park - $4.8Option C: Waterfront Community - $3.3

Concepts to Explore to Bridge the Financial Gap

1. Exit the utility business2. Find additional sources of revenue

a. Tax independent financingb. Homeowner association duesc. Transfer PILOT fee to property ownersd. Parking revenue programe. Service district charge

3. Focus on residential development but maintain flexible real estate strategy

4. Cost recovery from NPS5. 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

NORTHGATE

HISTORICVILLAGE

ENTRYGATE

MOAT

GLACIS PRESERVED

STEAM ACADEMY

CASEMATE MUSEUM TO FMA

1PHASE 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

WHERRYQUARTER

NPS

INNERFORT

NPS EASEMENT

NPS OWNERSHIP

TOP OF MOAT & RECREATION EQUIPMENT AVAILABLE TO PUBLIC

2PHASE Historic

Village(0-10 years)

• 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 Parko Gazebo, landscape & lightingo New bathroomso 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

NORTHGATE

HISTORICVILLAGE

INNERFORT

EXPLORE MARKETABILITY OF LARGE BUILDINGS FOR ADAPTIVE REUSE

EXPANDMARINA

ACQUIRE MARINA

(PRIVATIZE)

CONNECT MARINA

WITH HISTORIC VILLAGE

RESTAURANTRETAIL SITE

SELL HOMESWITHHISTORICEASEMENTS

EVALUATETRADOC(RES. OR OFFICE)

IMPROVEPARKING

WHERRYQUARTER

NPS

WATERFRONT PARK - PHASE 1

POTENTIAL HIGH SPEED FERRY DESTINATION

ENTRYGATE

INGALLSROAD

3PHASE North Gate

(0-15 years)

• Acquire unresolved Army property to complete ownership of North Gate

• Identify a transition zone between Historic Village and new development siteso 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 storieso 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

NORTHGATE

HISTORICVILLAGE

INNERFORT

ENTRYGATE

TRANSITIONZONE

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

WHERRYQUARTER

NPS

GREEN EDGE (PART OF 7-MILE WATERFRONT RECREATIONAL TRAIL

4PHASE 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

• 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

NORTHGATE

HISTORICVILLAGE

INNERFORT

ENTRYGATE REUSE EXISTING

BUILDINGSTWO STRONG GREEN CONNECTIONS

IMPROVEBEACHACCESS

VIEWS

COMPLETE PHASE 2 OF WATERFRONT PARK

WHERRYQUARTER

NPS

MARINA

WATERFRONT PARK

EXPANDED BEACHES

7-MILE TRAIL

FORT MONROEMASTER PLAN AMENITIES

SEASONALWATER TAXI

DOWNTOWNHAMPTON

FORT MONROECONNECTIVITY

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

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

DRAFT 2013 FORT MONROE MASTER PLAN

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