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Fort Monroe on Old Point Comfortis a barrier spit at Hampton Roads and
Chesapeake Bay
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Fort Monroe FADAPlanning and Budget
OverviewHouse Appropriations
CommitteeJanuary 23, 2008
L. Preston Bryant, Jr.Chair, Fort Monroe Federal Area
Development Authority
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Fort Monroe’s Special History
1608: fortification at Point Comfort 1609: Fort Algernourne - protect Jamestown 1819-1834: Fort Monroe built in response to
War of 1812 (2nd Lt. Robert E. Lee, engineer) Free slaves 1861: Gen. Butler’s “contraband” Post-Civil War: Artillery Corps Since WWII: mission to train soldiers Since 1973: headquarters for Training and
Doctrine Command (TRADOC)
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Why the Commonwealth is Obtaining Fort Monroe
BRAC closure – decision made in 2005
Army vacates in September 2011
Commonwealth receives property immediately upon Army leaving – 962 days away
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Fort Monroe Federal Area Development Authority
Established by the General Assembly in 2007 (§ 15.2-6304.1)
Will hold and manage the property
Professional staff of 4 (Bill Armbruster, Executive Director)
18-member board
5 Gubernatorial appointees (cabinet members)
4 General Assembly members (Dels. Hamilton and Gear; Sens. Locke and J. Miller)
9 Citizen appointees (7 appointed by and from City of Hampton; 2 appointed by the Governor with expertise in historic preservation and heritage tourism)
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Historic Preservation Advisory Group
Created by the FMFADA board 9 members (4 appointed by Governor; State
Historic Preservation Office rep; National Trust for Historic Preservation rep; 3 FMFADA appointees)
Mission: Advisory to the FMFADA board Develop Design Guidelines for the treatment and maintenance standards for historic resources. Design guidelines for new construction Business Plan and Management Plan for publicly
accessible buildings.
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Fort MonroeProperty Characteristics
570 total acres (108 acres submerged; 85 acres of wetlands)
Almost entire property listed as a National Historic Landmark, since 1966
130 acres of open space; 13 acres of beach (3 miles of Bay shoreline)
Nearly 200 buildings – vast majority to be reused
332-slip marina
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Fort Monroe Infrastructure Significant road network – McNair Drive
(main entry road) sees ~ 3,000 vehicle trips per day
Other infrastructure – water and wastewater; stormwater; landfills; electrical and gas system
Chamberlin Hotel – now privately owned, high-end senior independent living facility
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Governor Kaine’s 5-point charge
for Creating Re-use Plan
Respect Fort Monroe’s history
Large-scale open space seashore park
Keep it fully open to the public
Limited new development within strict limits
Economic sustainability
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Re-Use Planning – Process Hampton and Hampton FADA led early efforts (2005-2006) – lots
of citizen involvement; community design charrettes (~ 600 participated)
State and new FMFADA given planning responsibility in 2007
Since 2007, have been guided by the Governor’s 5-point charge
Must follow National Historic Preservation Act Section 106 process (federal law)
Determining appropriate level of adaptive re-use, open space preservation, and new development 30+ consulting parties involved (allowed by federal law)
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Re-Use Planning Programmatic Agreement
Programmatic Agreement – the guide to how property is re-used
Army-led process
PA Signatories: Army, State Historic Preservation officer (Virginia), Commonwealth, Advisory Council on Historic Preservation, FMFADA, National Park Service
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Re-Use PlanningFive Management Zones
Historic Village Inner Fort Entry/North Gate Wherry Quarter Seashore Park
Re-use activity in each zone is supported by a Technical Manual
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National Park Service Involvement
NPS Reconnaissance Study
A very historic property May warrant further study, but only after Re-use Plan is
completed Further study depends on identifying sustainable revenue
stream
FMFADA has asked NPS to provide technical planning assistance
Currently exploring additional possible NPS roles
Current NPS revenues make it unlikely that NPS can accept property into system
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Economics—Current Fiscal Impact
May 2008 Analysis
Current Fort Monroe employment level 1,705 people in uniform 2,405 civilian and contract employees
Current Fort Monroe residents – 804 residing on the post
Current economic impact to City of Hampton – $32.04 million
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Economics –Short-term transition
May 2008 analysis* Projected annual operations/maintenance
costs -- $4.0 to $4.7 million Projected net loss to Hampton (service costs
v. revenues) 2011-2014 Should see a net positive in 2015* FMFADA may offset some net losses during
2011-2014 NOTE: FMFADA and City of Hampton
continue to refine all projections
* Updated November 2008 (following slide)
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Economics – The Path to Long-term Economic
Sustainability
The cost of public services (utilities and public safety) and of property Operations and Maintenance (O&M) is projected to exceed revenues (rental income, local property taxes and others) for the first five years. Revenue is projected to cover costs in FY 2017, moving Fort Monroe toward long-term economic sustainability. Source: BAE, November, 2008.
FY 2012 $6.7 million
FY 2013 $5.9 million
FY 2014 $5.3 million
FY 2015 $2.1 million
FY 2016 $1.65 million
FY 2017 Anticipate Fort Monroe will cover expenses.
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Economics – 20-year Financial Model
(2011-2031) FMFADA consultants – Bay Area Economics
(have BRAC expertise) Development program Operating budget analysis Fiscal impact analysis Interim property leasing program (leasing
some buildings “as is”) Pre-paid residential leasehold program
(potential revenues from ground leases) Capital budget Cash flow estimate
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Environmental Clean-up Primary Stakeholders: US Army, DEQ, FMFADA
US Army required to fund investigation and clean-up under BRAC law
Planned future uses identified in Reuse Plan will be considered by DEQ when developing clean-up requirements
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Environmental Clean-up A state responsibility, not FMFADA’s DEQ negotiating with Army Focusing on unexploded ordnance and
conventional pollutants Army is responsible for all environmental
clean-up costs Estimated clean-up costs – still to be
determined
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National Environmental Policy Act
Primary Stakeholders: US Army, DEQ, VDOT, FMFADA
Army will lead NEPA effort; has committed to completing an Environmental Impact Statement (EIS) for the closure of Fort Monroe (12-18 months); draft EIS due in April, final by end of 2009
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FMFADA Budget (FY09) --$2,005,258
Budget (FY2009) Federal appropriation $ 1,096,601 State appropriation $ 828,657 VNDIA grants $ 80,000 Total operating revenues $ 2,005,258
Expenditures Salaries (4 FTEs) $ 520,159 Planning Services $ 1,465,001 Supplies, Insurance, Utilities $ 20,098 Total expenditures $ 2,005,258 FY2010 Estimate: $3,100,000
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Cost to Operate Fort Monroe The U.S. Army budgets approximately $15 million to operate Fort Monroe
annually.
Fort Monroe FADA anticipates individual residents will maintain property and pay for city services, utilities, etc. – reducing the operating cost by two-thirds to approximately $4.7 million.
The City of Hampton, Newport News Waterworks and Old Dominion Power will
provide services, pursuant to agreements.
Fort Monroe FADA estimates a reimbursement to Hampton until tax revenue covers the cost of providing service.
After property reverts from the Army to the Commonwealth in 2011, the Fort Monroe FADA estimates six years of short falls between revenue and expenses.
Today, FMFADA is funded via the federal and state appropriations, and VNDIA grants.
After 2011 FMFADA will operate by issuing revenue bonds to cover cost until revenue covers expenses. Therefore, FMFADA should not require funding from the state’s operating budget after 2012.
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Potential FMFADA Cash Flow
FMFADA will identify buildings “ready to go” to generate immediate cash flow
A master development partner may be solicited and engaged to handle marketing, development, and management of Fort Monroe’s real property assets
Preliminary financial forecasts indicate that FMFADA’s long-term financial position will be strong
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Real Estate planning and budget impacts
Establish Virginia’s long-term plan for governance of Fort Monroe (workshop to explore strategy with State Departments). Plan for phased implementation.
Anticipate need for Fort Monroe line item in state budget to fund interim seed money to develop, manage and market the property beginning in July, 2009.
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Ultimate Vision for Fort Monroe –
What will it look like? Lease the remarkable
collection of historic homes and buildings
Select buildings for visitor's services inside moated fort
Short-term leases and vacation rental of Wherry housing units
Change North gate from industrial to mixed use
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Land Use Concepts
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Old Point Comfort Seashore Park
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Fort Monroe: A future for freedom’s legacy