RKG Associates has created three Base Reuse Alternatives (A, B and C) from which the Preferred Reuse Plan will evolve. ( See Preferred Plans D & E )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.