Base Reuse Alternatives
RKG Associates has created three Base Reuse Alternatives (A, B and C) from which the Preferred Reuse Plan will evolve. The reuse plan alternatives are not intended as independent "solutions" for reuse of NAS-JRB Willow Grove. Instead, they present a collection of plan "elements" in different combinations, locations, and configurations, intentionally varied across the three alternatives to illuminate multiple reuse opportunities. The eventual Preferred Reuse Plan will likely be a mixture of ideas and elements from the different base reuse alternatives. The three plans are based on key principles important to NAS-JRB Willow Grove and the community:
- Encourage a mixed-use plan that allows people to live, work and recreate, in the same location, in order to reduce traffic moving on and off the site.
- Maximize its employment/tax base benefits to the township or achieve a more balanced plan that meets a variety of community needs.
- Create a sense of place and community with a Town Center.
- Traffic congestion and circulation in and around NAS-JRB.
- Secure viable sources for water and wastewater utilities to support development.
- Incorporate the latest green and sustainable design principles where appropriate (e.g., LEED buildings, LID, complete streets, energy efficiency/renewable energy, etc.).
Base Reuse Alternative "A" Summary
Base Reuse Alternative A includes an office park component at the southern portion of the site as well as light industrial facilities adjacent to Easton Road and the Horsham Air Guard Station in the area of existing base buildings. A residential neighborhood is proposed extending northward towards Keith Valley Road. Three new roadways will run east-west connecting Horsham Road with Easton Road. A central boulevard starts at the southern end of the site at Horsham Road and Maple Avenue and extends to Keith Valley Road, allowing access to the new facilities. A "Town Green" will allow people to gather, meet or recreate. Parks and open space comprise 24% of the available land. Other uses proposed include a Continuing Care Retirement Community (CCRC), a hotel/convention center, school facilities and retail establishments. The retail establishments may be located on the perimeter of the Town Green; however the majority of the retail will be on frontage parcels along Horsham and Easton Roads.
Base Reuse Alternative "B" Summary
Base Reuse Alternative B provides for a Town Center located to maximize a visual connection to the Horsham Road side of the site. The Town Center contains a retail component, as well as apartment units to be located above the retail shops. The Town Center is designed to have cultural and recreation uses, such as a museum or indoor recreation facility. In addition to residential units adjacent to the Town Center, age restricted residential units (55+) are shown on the north end of the site. Option B also has an office space component, a Continuing Care Retirement Community (CCRC), school facilities and retail establishments. Three new roadways will run east-west connecting Horsham Road with Easton Road. A central boulevard starts at Maple Avenue and Horsham Road extending to Keith Valley Road, allowing access to the new facilities. Parks and open space comprise 22% of the available land.
Base Reuse Alternative "C" Summary
Base Reuse Alternative C provides for a Town Center element with visibility and frontage on Easton Road (Route 611). All of the retail in this alternative would be located within the Town Center. Option C also includes an office park component and light industrial facilities. A residential development is located at the north end of the site. Other proposed uses include a Continuing Care Retirement Community (CCRC), a hotel/convention center and school facilities. Three new roadways will run east-west connecting Horsham Road with Easton Road. A central boulevard starts at Maple Avenue and Horsham Road extending to Keith Valley Road, allowing access to the new facilities. Parks and open space comprise 24% of the available land.
To view entire presentation, click the following link: August 17, 2011 Presentation
Preferred Reuse Alternative "D" Summary
Preferred Reuse Alternative D refines the best aspects of the three Base Reuse Alternatives (A, B and C) into a single plan. Option D represents the draft proposed configuration of reuse and redevelopment at NAS-JRB Willow Grove as recommended by RKG Associates. The plan is a mixed use plan configured to integrate the site with the Horsham community.
Preferred Reuse Alternative D provides for a mix of low and moderate density residential areas, a variety of public uses, an office park, a hotel/conference center, school facilities and recreation area, museum, Continuing Care Retirement Community (CCRC), an outdoor recreation area and over 100 acres of land devoted to open space and storm water retention. Also, included on the plan is a Town Center that incorporates retail, restaurants and neighborhood-serving shops, entertainment uses including a bowling alley, movie theater, ice-skating rink, and a farmers market. All portions of the site are connected by the "grand boulevard" that runs the length of the development from the south end of the base to Keith Valley Road.
The plan is not intended to be interpreted as a rigid and fixed plan. The plan will undoubtedly require fine tuning during implementation to respond to market conditions, development phasing requirements and more specific site data and requirements.
To View entire presentation, click the following link: November 16, 2011 Presentation
Preferred Reuse Alternative - Option E
The Preferred Reuse Alternative map - Option E was presented to the HLRA Board and the public on January 18, 2012 at 7:00pm in the Horsham Township Community Center. Option E was prepared in response to the comments from the HLRA Board and public during the December 21, 2011 HLRA meeting.
The HLRA Board moved to direct RKG to provide the financial data and the draft NAS-JRB Willow Grove Redevelopment Plan based on Option E. The document is expected to be presented to be HLRA Board at the February 15, 2012 HLRA Meeting.