Fifth Time's a Charm?
The Horsham Land Reuse Authority approved the fifth version of a redevelopment plan for NASJRB Willow Grove.
The Horsham Land Reuse Authority moved closer to an approved redevelopment plan for 862 acres of shuttered Willow Grove air base Wednesday by giving the green light to the fifth version of the conceptual color-coded map.
With the approval of the so-called “option E,” the board directed its consultant, RKG Associates, to provide more specific financial data, as well as a breakdown of the number of the various types of housing units. RKG had previously proposed 1,999 residential units, but the board, last month recommended that the density be scaled back to 1,416 units. On Wednesday, HLRA Executive Director Mike McGee estimated that the total housing units would be in the 1,400 to 1,500 range.
The HLRA is slated to introduce a final draft at its Feb. 15 meeting. Following the introduction, the public can comment for a period of 30 days, prior to the HLRA adopting the final redevelopment plan on March 21. The final approved plan is due to the federal government by March 31.
Once the HLRA and the federal government approve the plan, McGee said the development would be carried out in phases.
“The market will dictate what gets built first,” McGee said, adding that he believes large lot singles and small lot singles would be constructed first.
But, just because the board made headway Wednesday, did not mean everyone was happy with the latest plan. Board member Steven Nelson, prior to the vote being taken, asked the board to “remain open” to providing a hangar, as well as more than the 13 acres allotted for the Delaware Valley Historical Aircraft Association’s aviation museum. He also requested that there be further discussion at the HLRA’s February meeting.
“My fear is that if we lock them into too small of an area it’s just going to be a prescription for them to fail,” Nelson said.
McGee reiterated his sentiment that earmarking the hangar for DVHAA would set the “tone” for the development and would be a "negative" for the overall build-out.
DVHAA volunteer, Mark Hurwitz, who was in attendance, said the organization would like more space and could spruce up the hangar to make it more attractive.
“It’s our responsibility to maintain the history of what’s gone on here for almost the last 100 years,” Hurwitz said of the site’s aviation history prior to its conversion in the 1940s to a military base. “If there’s an opportunity for us to sit down, all of us here and discuss what flexibilities there might be to increase the footprint, to include the hangar, we very much welcome that.”
But, Vice Chairwoman Joanna Furia said the board had heard enough dialogue regarding DVHAA’s handful of applications and was ready to move on.
If the federal government transfers the land directly to the HLRA – as part of an economic development conveyance – the board would have greater flexibility in potentially adjusting acreage allotments later, officials said.
“But, understand it’s got to come from someplace else,” McGee said. “What are you prepared to have less of?”
Someone in the audience of several dozen offered a chip and putt as a possible entity to receive less land.
A handful of residents who spoke during public comment voiced concerns on everything from the need for 40 acres earmarked for another school for Hatboro-Horsham; issues over Bucks County Housing Group’s intent to provide housing on a roughly seven-acre portion of the base; to plans to have Privet Road pass through the base.
One man said that in light of the birth rate declining and the schools being in better shape than those in Philadelphia, Hatboro-Horsham did not need to build another school. Instead, he suggested fixing up existing schools.
Superintendent Curtis Griffin, who sits on the HLRA board, was absent Wednesday. However, McGee argued that the base property presents a rare opportunity for the school district to acquire land for free, or at very low cost.
“This is a long-term plan, 10, 15 years out,” McGee said. “Keith Valley Middle School is, by all counts, at the end of its life expectancy.”
A woman questioned why the board would allow Bucks County Housing Group to build homes in Horsham – which she pointed out is in Montgomery County – as opposed to in Bucks County.
“The federal government said we had to,” McGee responded, adding that he envisioned 30 permanent supportive housing units, as compared to the 105 that Bucks County Housing Group had proposed. “We need to address the needs of the homeless in the region, our region.”
Horsham resident Mike Fitzpatrick said he would like further studies of Privet Road, and said he opposed the road going through the base as he said it dumps out onto an already too-narrow Jarrett Road.
“If you don’t have that road going through you’re just dead,” resident Gary Conner fired back.
Upcoming meetings
The HLRA will meet on Feb. 15 at 7 p.m. in the Horsham Township Community Center, 1025 Horsham Road and on March 21 at 3 p.m. in the Horsham Township municipal building at the same address.
Jason Gutekunst
11:18 pm on Wednesday, January 18, 2012
Just what we need, 1500 more homes
Karen
8:03 am on Thursday, January 19, 2012
I agree, we can't sell the homes we have here in the community. Give the Aviation it's hanger too, 100 years of history is a great opportunity to show our commitment to the root of our community. Horsham can't even improve the appearance along 611 corridor, having this much acreage in their hands is very frighting.
Bob
12:02 pm on Thursday, January 19, 2012
RKG Associates was chosen specifically to limit development to housing and empty office space. Industrial and warehouse was never considered. The new shale gas industry needs manufacturing plants for equipment. The place could also be used for a gas turbine electric generation plant. More empty office space for Horsham.
john
1:25 pm on Thursday, January 19, 2012
How sad is it that a small minority of people has ruined a very viable option. I'm sorry folks but I'm sitting here laughing my butt off because those same people.....will now be paying even higher taxes in the coming years.
Funny.....I don't ever remember these words used when they were busy shooting down the airport, “The market will dictate what gets built first,” .....seems maybe the economy should have been thought of when they shot down the airport . So another 1500 homes is coming the way of Horsham and throw in housing for the homeless........sounds like a real pit to me...who is ogin to want to buy a home near a huge homeless shelter. I also feel bad for the DVHAA who it now seems is getting the shaft....I guess maybe they should have spoken up for the airport too instead of keeping "neutral" as they said they were.......dummies.
Pete Krenshaw
12:09 pm on Friday, January 20, 2012
I also find it interesting we are hearing these words for the first time, “We need to address the needs of the homeless in the region, our region.” Specifically I find the last part the most interesting "our region". So they are just now realizing that this development does not just effect only Horsham or Montgomery County but the region as a whole. With a property running along the county border, perhaps more consideration should have been given to the rest of us in the region even if we are in Bucks County.
Just a mile or two north on 611 is the Valley Square development with a Borders that just closed and several other vacancies. And don't forget about the attached Merridian of Valley Square - an age restricted community only half way built with no signs of being finished. And Horsham wants to build what exactly? Another town center and more houses...brilliant. This is regional planning at it's worst because there is little to no consideration being given to the needs of the region. Horsham and the HLRA should be ashamed of itself.
john
1:27 pm on Thursday, January 19, 2012
next thing you knonw HORSHAM will have to increase its poice force two fold to fight the crime created by this community.
Jeff
9:05 am on Friday, January 20, 2012
Exactly what I feared would happen. I agree with the others here that we will just have more empty office space and way too many homes. Have they even given thought as to how to handle the enormous increase in traffic which is already horrendous in Horsham? I can't imagine trying to drive Rt 611 if this is built. Good luck getting to the turnpike in less than 30 min. Money hungry local government at it again, just thinking of tax revenue. History repeats itself.
Anonymous76
10:34 am on Friday, January 20, 2012
Seems to me for the plans to work under any housing, office, or mfr space configuration, Horsham will need to change how it views outsiders. One thing I routinely hear from people/businesses moving here from elsewhere is that Horsham is hard to penetrate. So many of the civic and community leaders are business owners who have grown up right around here (or they see places like Glenside or Conshohocken as "not from here"). There is a lack of curiosity and openness towards people new to the region. Not a big problem when only a few moving in, but now you want many more. So who will fill those homes and apartment units? What/who will draw people in? The housing, school, transportation and cultural offerings face heavy competition in the tri-county area. What businesses will fill that office space? Does Horsham register on the radars of businesses beyond those already anchored locally?
Theresa Katalinas
10:53 am on Friday, January 20, 2012
John,
Just to clarify, there WILL NOT be a homeless shelter at what is now the base. Plans are for 30 (or up to 105 units) earmarked for homeless. These will be either apartments, duplexes, single family homes, etc. The bottom line is that in order for the federal government to approve ANY redevelopment plan for the base, homeless housing MUST be included. Even if an airport had been part of the plan, the HLRA would still need to account for homeless housing.
Karen
12:24 pm on Friday, January 20, 2012
Well Frances you are right..Horsham couldn't even get Teva to stay in the community, did you ever drive past their property, it's well maintained an attractive to the eye, as far as a business is concerned. You need two hands to count the amount of vacant building all along 611 and Horsham roads..yes good idea Horsham lets bring in more business and homes..not, but we as the tax payer will get no say anyhow..time to think about retiring elsewhere and i will probably encourage the rest of family to join me, I don't want to be around this town as I watch it go to the grave. Born and Breed Hatboro-Horsham Girl.
Matt P.
10:32 am on Thursday, February 16, 2012
Karen,
TEVA is located in Montgomery Township, with a North Wales address. Horsham has nothing to do with keeping them around. TEVA left because they needed to grow NOW and couldn't accomodate their needs at the present location. Warrington tried to get them on board along Lower State Road, but the local residents didn't want the 18-wheeler traffic going through their neighborhoods. They relocated to an area in NE Phila that is an industrial park and could accomodate their needs.
BrianT
6:20 pm on Saturday, January 21, 2012
I feel the same Karen once my kids finish High School we are out of here.
Mike
11:20 am on Friday, January 27, 2012
So the residents did not want an airport and they are unhappy with the proposed plan. Is that pretty accurate? In that case, what exactly do they want?? An empty,overgrown plot of land that is an eyesore?
Bill
2:24 pm on Friday, January 27, 2012
For mike, most residents wanted the air strip to remain! However a select few got what they wanted
Jeff
3:26 pm on Friday, January 27, 2012
I can only speak for myself and my family and we all wanted the airport to remain.
Pete Krenshaw
7:14 pm on Friday, January 27, 2012
I can't speak for anyone else either, but I definitely wanted to have an airport remain and I live within a mile of the hanger and runway. So there would definitely be an impact.
Bill
9:04 am on Saturday, January 28, 2012
The funny thing is that the politicians all said that the vote showed that the majority of the residents didn't want the air strip, I think we should get the votes audited.
Theresa Katalinas
9:40 am on Saturday, January 28, 2012
Bill,
A formal vote was never taken. However, hundreds of residents had turned out at numerous meetings in opposition to an airport.
Pete Krenshaw
12:21 am on Sunday, January 29, 2012
A vocal minority... It also seemed that only Horsham residents had a voice. No one wanted to hear from anyone else in the region.
Bill
9:00 am on Sunday, January 29, 2012
Pete,
Horsham only wanted to hear what they wanted to hear. From the beginning they were biased about the air strip and I quote from the meetings last year " we don't want an airport" but they never went for an official vote from the residents like they should have. Now from the earlier reply from Theresa where she said hundreds of residents were against it, how do we know that all those people lived in horsham ?
Jeff
4:44 pm on Sunday, January 29, 2012
Horsham has a history of whoring itself out for tax dollars and this is no different. All they see is dollar signs, not all of the associated problems that come with over development and under planning.
Bill
7:07 pm on Sunday, January 29, 2012
The problem is we won't even get the tax revenue from the development since half the homes and businesses in horsham already are empty with no sign of any improvements. If the air strip remained there were dozens of people who would've used it and who ever would've bought it would've been responsible for the up keep and there is instant tax revenue no waiting. I'm sure someone will say that it couldn't happen that way, but show me proof that it can't.
Bill
7:13 pm on Sunday, January 29, 2012
Now vehicle traffic is going to be so horrendous you will have to factor in more time to travel through the township, not that it isn't bad enough as it is, it will two to three times worse
john
7:56 pm on Sunday, January 29, 2012
I'm curious.......why are we not seeing the NO AIRPORT supporters speaking up now? Other than the reporter who in my mind, because I feel the media is part of our NATIONAL probelm today, is bias towards having fields and homes for homeless instead of living in a real world of a poor economy and a community that is struggling. I could care less what Horsahm says babout how its doing now with its taxes....I would like to know in two years how its doing?
I'm a proud member of Keep the Airport amd frankly...living in the runway 33 approach plan....I feel I have a say just as much as someone who lives next to the base. So, here I will sit, and I will sadly watching the majority of Horsham residents paying out the nose for higher taxes all because our goverment officials sat back and instead of upsetting and fearing a vocal minority.........sat spineless. Along with the bias media reporting that occured. I highly suggest if anyone wants to see what this "homesless" apartments will look like...take a ride to the Warminster Walmart, and the over riden illegal issue they have going on there at Bucks Landing. Stay tuned for part two folks cause its coming your way.....We need our own Sherrif Joe.
Bill
6:49 pm on Monday, January 30, 2012
John I couldn't agree with you more, it's going to get very interesting around here. I can guarantee that the people showing up against the runway probably didn't even live around here and will probably be laughing when our taxes go up. Unfortunately us residents that wanted the runway to remain will pay through our teeth due to other people's greed.
Niki
9:48 am on Wednesday, February 15, 2012
I agree that the School Dist should build a new Keith Valley Middle School being that it is the only public middle school and it is so run down its sad. We moved to this area for a better education for my son, which he is getting here in our District. But the fact that he has to share the school with roaches in completely unacceptable! If I wanted him to have roaches in his school I would have stayed in the Philadelphia area!
And really, more $700,000 houses, is that really what our area needs!? We need more houses like we need a hole in the head!