Latest Project News
HLRA Identifies Catellus Development Corporation as Master Developer for the Redevelopment of the Former NAS-JRB Willow Grove
January 21, 2015
The Horsham Land Redevelopment Authority (HLRA) has identified Catellus Development Corporation as the master developer for the redevelopment of the former Naval Air Station - Joint Reserve Base (NAS-JRB) Willow Grove.
The Horsham Land Redevelopment Authority (HLRA) Board directed its staff and counsel to begin negotiations with Catellus on an Exclusive Negotiation Agreement (ENA). The ENA is the first step in establishing a master developer agreement (MDA) between the HLRA and Catellus by establishing a certain time frame for exclusive negotiations on the terms and conditions for a MDA and to identify key issues that must be addressed prior to successful redevelopment of the property. The ENA will also detail the assistance that Catellus will provide the HLRA in the upcoming negotiations with the U.S. Navy on the Economic Development Conveyance property transfer.
The HLRA Board identified Catellus after a detailed review of the proposals submitted by four development teams in late 2014. In addition to the Catellus proposal, proposals were also received from The Hankin Group, Lennar/Toll Bros. and K. Hovnanian et al. Each of the firms was considered highly qualified by the HLRA Board and all had experience in developing large parcels of property. The Board interviewed representatives of each team and visited several examples of developed properties to determine which team best fit the Horsham project.
Catellus is a national leader in mixed-use redevelopment. With nearly 30 years of experience as a master developer, Catellus has transformed former airports, military bases and urban industrial sites into thriving retail, residential and commercial communities. Catellus' past experience on similar projects include Prairie Glen Corporate Campus (Glenview, IL), Bayport/Alameda Landing (Alameda, CA) and Mueller (Austin, TX).
HLRA Receives Proposals from Four Master Developers for the Redevelopment of the Former NAS-JRB Willow Grove
August 20, 2014
The Horsham Land Redevelopment Authority (HLRA) has received four proposals in response to its Request for Proposals for Master Developer Services for the redevelopment of the former Naval Air Station - Joint Reserve Base (NAS-JRB) Willow Grove.
The Horsham Land Redevelopment Authority (HLRA) is the local reuse authority recognized by the U.S. Department of Defense as the single entity responsible for implementing the NAS-JRB Willow Grove Redevelopment Plan. The Redevelopment Plan provides for a mixed use development including a town center, office parks, residential units, school, recreation areas and open space at the former base. The HLRA has submitted an application to the U.S. Navy to acquire the 862 surplus acres via an Economic Development Conveyance (EDC), one of the property transfer mechanisms authorized by the 2005 Base Realignment and Closure Act (BRAC).
The HLRA issued the RFP in late May 2014 seeking a Master Developer with a demonstrated record of accomplishment to assemble the resources required to design, secure permits, finance, construct and market the mixed use development.
Proposals were received from the following firms:
- Catellus Development Corporation
- Hankin Group
- K. Hovnanian et al.
- Lennar
The HLRA requested each firm provide information about themselves and their team that will be associated the NAS-JRB Redevelopment project as well as examples of past projects similar to NAS-JRB Willow Grove.
HLRA issues Requests for Proposals (RFP) from Master Developer Firms for NAS-JRB Willow Grove Redevelopment
May 21, 2014
The Horsham Land Redevelopment Authority (HLRA) is requesting detailed proposals from five (5) master developer firms and/or development teams to pursue the NAS-JRB Willow Grove Project. The five teams, in alphabetical order, are:
- Catellus
- Hankin Group
- K. Hovnanian, Basser-Kaufman, Oxford Properties & Korman Communities
- Lennar
- Toll Brothers
The master developer firms and/or development teams were evaluated on their qualifications including organizational structure and key personnel assigned to the project, experience on similar projects and past performance of the firms on each team. The HLRA reviewed and evaluated the submitted Statement of Qualifications (SOQs) to determine the most highly qualified firms.
The Request for Proposals (RFP) is the second step in a three-phase process to solicit a master developer team capable of the comprehensive redevelopment of the site. The first phase was a Request for Qualifications (RFQ) from interested firms. Eleven firms or teams submitted Statement of Qualifications (SOQ). The third phase will comprise of negotiations with the selected firm to implement the NAS-JRB Willow Grove Redevelopment Plan.
HLRA Receives Statements of Qualifications from Master Developers
March 31, 2014
On March 31, 2014, the Horsham Land Redevelopment Authority (HLRA) received ten (10) responses as a result of issuance of a Request for Qualifications (RFQ) for Master Development Services for the former NAS-JRB Willow Grove. A pre-response conference and site tour for interested parties on the development site was hosted by the HLRA on March 11, 2014. The following firms responded:
- American Real Estate Development
- AvalonBay Communities, Inc., Pulte Group Inc. and Paramount Realty
- Catellus Development Corporation
- Hankin Group
- LCOR
- Lennar
- NVR
- O'Neil Properties
- Realen Properties, Inc.
- Toll Brothers
From the above list, the Board will create a shortlist to respond to a Request for Proposals (RFP). The RFP will request the Master Developer to provide their plans in more detail on how they will accomplish the Redevelopment Plan vision.
HLRA Takes Next Step by Submitting Economic Development Conveyance (EDC) Application to the Navy
January 24, 2014
The Horsham Land Redevelopment Authority (HLRA) has taken the next step in the long process of acquiring the surplus property at the NAS-JRB Willow Grove. At its January 15, 2014 meeting, the HLRA Board voted to submit an Economic Development Conveyance (EDC) application to the U.S. Navy to acquire all 862 acres of the former base.
Obtaining property via an EDC conveyance is unique to the Base Realignment and Closure (BRAC) process. The process was created by the U.S. Department of Defense to permit a recognized local reuse authority to acquire property at closed military bases for the purpose of creating employment opportunities in the local community to replace the jobs lost when the military function was closed or transferred. The HLRA is the recognized LRA for the closed NAS-JRB Willow Grove.
The property transfer process is neither simple nor quick, nor should it be. Taking on the challenges involved in redeveloping a former military base is a complex effort. Planning for the redevelopment of the base started in September 2010 when the Navy declared the base to be surplus. During 2011 and 2012, public meetings were held where the public provided input on the future of the former base. In March 2012 the NAS-JRB Redevelopment Plan was finalized. The Redevelopment Plan recommended that the entire property be obtained from the Navy through the EDC process.
The Navy will review the HLRA's EDC application in detail and will likely have questions on its contents and assumptions. The HLRA is confident that the EDC application and its supporting documents provide a solid foundation for meaningful discussions and future negotiations with the Navy.
HLRA Issues RFQ for Master Developer
January 24, 2014
The Horsham Land Redevelopment Authority (HLRA) has issued a Request for Qualifications (RFQ) for a Master Developer for 862 acres at the former Naval Air Station - Joint Reserve Base (NAS-JRB) located in Horsham, PA.
The NAS-JRB Willow Grove Redevelopment Plan is focused on the creation of job generating uses through a variety of mixed uses. The HLRA's redevelopment plan for the site, which will feature a town center, calls for 1,486 residential units of various types, 1.8 million square feet of commercial uses (including a hotel/conference center), 452,000 square feet of other uses including a regional recreation center, new school, historical aviation museum, and parks and open space.
Through this RFQ, the HLRA is seeking to prequalify a limited number of respondents who will be invited to participate in a subsequent Request for Proposals (RFP) process that is expected to commence in the second quarter of the 2014 calendar year. There will be a pre-response conference and site visit held at the site on Tuesday, March 11, 2014 at 1:00 p.m. The conference will start at the Horsham Township Community Center located at 1025 Horsham Road, Horsham, PA 19044. Please register for the conference by contacting Colleen Wilson at: cwilson@horsham.org.
Responses must be submitted by March 31, 2014 at 3:00 p.m. (local time) to Horsham Land Redevelopment Authority 1025 Horsham Road, Horsham, PA 19044, Attn. Mike McGee.
Request for Proposal (RFP) for Economic Development Conveyance (EDC) Application Assistance for NAS-JRB Willow Grove
September 19, 2012
The Horsham Land Redevelopment Authority (HLRA) is requesting proposals from professional firms to assist the HLRA in preparing an Economic Development Conveyance (EDC) Application for the approximately 862 acres of federal surplus property at the former Naval Air Station - Joint Reserve Base, Willow Grove, PA.
Sealed proposals: Consultant will deliver its proposal to the following address:
Horsham Land Redevelopment Authority
Attn: Michael J McGee, Executive Director
1025 Horsham Road - Horsham, PA 19044
Proposal Deadline: 3:00 PM, Monday, October 22, 2012
Proposals must be delivered to the HLRA at the address and time listed above in order to be considered. No Proposals will be received after the indicated date and time.
All proposals must be in sealed envelopes clearly marked "SEALED PROPOSAL - HLRA Economic Development Conveyance (EDC) Application Assistance Proposal."
Guidelines detailing form and content requirements for the proposal can be requested by contacting Colleen Wilson at: cwilson@horsham.org
NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission delivered to the U.S. Department of Housing and Urban Development (HUD) and the Navy
April 27, 2012
The Horsham Township Authority for NAS-JRB Willow Grove (HLRA) has completed making final revisions to the Redevelopment Plan and Homeless Assistance Submission for NAS-JRB Willow Grove. Please use the links below to view the documents.
NAS-JRB Redevelopment Plan
The Redevelopment Plan is focused on the creation of job generating uses through a variety of mixed used including office parks, a hotel/conference center, low and moderate density residential areas and a Town Center. Possible amenities in the Town Center could include a movie theater, bowling alley, ice skating rink and other retail and restaurant options to serve the Horsham community. The Redevelopment Plan also provides for a school and recreation area, a historical aviation museum, family entertainment facilities and parks and open space.
NAS-JRB Willow Grove Redevelopment Plan
Homeless Assistance Submission
The Plan will provide for an area for permanent supportive housing under provisions of the Base Closure Community Redevelopment and Homeless Assistance Act of 1994 (The Redevelopment Act). The Act details a community based process where representatives of the homeless and other community groups participate in the local reuse planning at closed military facilities. The federal government mandates that groups that provide services to homeless persons and families in Montgomery County or Bucks County be given the opportunity to acquire property at the former NAS-JRB Willow Grove for public benefit use.
The NAS-JRB Willow Grove Redevelopment Plan appropriately balances the needs of the various communities for economic development, other development and homeless assistance. Approximately 10 acres will be designated for 70 permanent supportive housing units in response to the Notice of Interest submitted by Bucks County Housing Group/Genesis Housing Corporation/TRF Development Partners. The residential area will be integrated into the site with amenities and buffers required by all new residential developments in Horsham Township.
NAS-JRB Willow Grove Homeless Assistance Submission
You may also view these documents in person at the Horsham Township Municipal Building at 1025 Horsham Road - Horsham, PA 19044.
HLRA Executive Board Adopts NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission
March 21, 2012
On March 21, 2012, after considerable analysis, public input and discussion, the Horsham Township Authority for NAS-JRB Willow Grove ("HLRA") officially approved the proposed NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission. The final plan identifies the most appropriate uses for the redevelopment of the 862-acre property declared surplus by the U.S. Navy in 2010. The HLRA is the official "Local Redevelopment Authority" recognized by the Department of Defense. The HLRA is responsible for ensuring that NAS-JRB has a purpose that is in the public interest and renews the base property as a thriving and vibrant community.
The NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission will be sent to the Secretary of Defense and the Department of Housing and Urban Development in Washington D.C. after minor edits have been incorporated by March 30, 2012.
The HLRA Board and staff would like to thank everyone who attended the meetings and provided comment and feedback on the plan. The community's strong interest in and support of the Redevelopment Plan bodes well for the future of Horsham Township.
Keep checking this website for updates, news items, maps and documents, and other information as we continue preparing for the former base's new role in the community!
Draft NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission
February 15, 2012
The Horsham Township Authority for NAS-JRB Willow Grove (HLRA) is seeking public comment on the draft Redevelopment Plan and Homeless Assistance Submission pertaining to the redevelopment of NAS-JRB Willow Grove. The draft Redevelopment Plan and Homeless Assistance Submission will be available for review in the Horsham Township Municipal Building lobby and on the HLRA website.
The NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission is the result of 6 years' worth of public meetings, discussions and research to determine the best way to redevelop the former NAS-JRB Willow Grove property.
The Redevelopment Plan is focused on the creation of job generating uses through a variety of mixed used including office parks, a hotel/conference center, low and moderate density residential areas and a Town Center. Possible amenities in the Town Center could include a movie theater, bowling alley, ice skating rink and other retail and restaurant options to serve the Horsham community. The Redevelopment Plan also provides for a school and recreation area, a historical aviation museum, family entertainment facilities and parks and open space.
The first draft of the NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission as a complete document is presented below.
NAS-JRB Willow Grove Redevelopment Plan
Homeless Assistance Submission
The HLRA will conduct a Public Hearing on the draft Redevelopment Plan and Homeless Assistance Submission for NAS-JRB Willow Grove on Wednesday, March 21, 2012 at 3:00 p.m. in the Horsham Township Community Center, 1025 Horsham Road, Horsham, PA 19044. All interested parties are invited to attend and/or submit comments to mail@hlra.org or by mail to HLRA, 1025 Horsham Road, Horsham, PA 19044 prior to March 20, 2012.
The Horsham Township Authority for NAS-JRB Willow Grove (HLRA) will be submitting the NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission to the U.S. Department of Housing and Urban Development (HUD) and the U.S. Navy by March 31, 2012.
The RKG Presentation Draft NAS-JRB Willow Grove Redevelopment Plan and Homeless Assistance Submission can be viewed at: NAS-JRB Willow Grove Documents
Preferred Reuse Alternative - Option E
January 18, 2012
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.
Preferred Reuse Alternative - Option D Revealed
November 16, 2011
Last month, the HLRA Board and its subcommittees, Horsham Township Council and Horsham Planning Commission, as well as public comment, provided direction to RKG Associates in refining the best aspects of the three Base Reuse Alternatives into a single Preferred Reuse Alternative - Option D. Option D represents the draft proposed configuration of reuse and redevelopment at NAS-JRB Willow Grove. The plan is a mixed use plan configured to integrate the site with the Horsham community.
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.
YOUR FEEDBACK IS IMPORTANT - We Want to Hear From You!
The Preferred Reuse Alternative - Option D map is available in the Horsham Township Municipal Building lobby and on the HLRA website (www.hlra.org) for public review. View the presentation.
The HLRA will take into consideration all comments, concerns, and suggestions received on the draft Preferred Redevelopment Plan. Final action by the Board is expected to take place at the February, 2012 meeting. We welcome your opinion and comments at mail@hlra.org or by mail at HLRA, 1025 Horsham Road, Horsham, PA 19044. Sign up for email news alerts to stay informed on the progress of the NAS-JRB Willow Grove Redevelopment Plan.
View the Preferred Reuse Alternative - Option D.
The Reuse Plan Refinement and Planning Team Directives is underway
October 19, 2011
The Horsham Township Authority for NAS-JRB Willow Grove (HLRA) Board met on Wednesday, October 19, 2011 with its subcommittees, Horsham Council and the Horsham Planning Commission, to weigh in on the three Base Reuse Alternatives for the 892 acres at the closed NAS-JRB Willow Grove.
The HLRA Board provided the consultant, RKG Associates, direction to proceed with a draft Preferred Redevelopment Plan based on their views and numerous public comments. Horsham Council, the Horsham Planning Commission and the HLRA subcommittees also provided input and guidance on the plan.
Based on the directives provided at the meeting, the HLRA Board has instructed the RKG planning team to complete the draft Preferred Redevelopment Plan by their next meeting on November 16, 2011 at 7:00pm in the Horsham Township Community Center.
Base Reuse Alternatives Revealed
August 17, 2011
On Wednesday, August 17, 2011, in front of another packed house, RKG Associates, Inc. presented to the HLRA Board three Base Reuse Alternatives that, in their opinion, best respond to the site's reuse potential from which the Preferred Reuse Plan will evolve.
This was the first time RKG Associates, Inc. showed the Board and the public what it thinks might work the best where. Common themes explored in the three plans that have been the favorite of community members and the Board included a town center, road improvements and extensions and a corporate business park.
Common to each plan was a large boulevard cutting though the base from Keith Valley Road that turned slightly right and exited on Horsham Road. Along with that main thoroughfare were different variations of connector roads, as well as internal roads that cut through the base west to east.
You can view the presentation and plans at: NAS-JRB Willow Grove - Documents.
Big Turn-out at Review of NOI's and Reuse Issues and Planning Principles Meeting!
July 27, 2011
The July 27, 2011 meeting of the Horsham Township Authority for NAS-JRB Willow Grove (HLRA) was attended by over 400 members of the community. RKG Associates publicly evaluated and presented the 17 Notice of Interest (NOI) applications for no or low cost Public Benefit Conveyances. The outreach process for public benefit conveyances began in October, 2010 with a publication in the local newspapers and letters sent to known potential applicants. The deadline for submitting a Notice of Interest (NOI) was March 22, 2011. After several months of review and an opportunity for the applicants to submit additional information, the HLRA Board voted on the various applications.
Now that the Existing Conditions and Design Charrette phases have been completed, as well as the NOI applications voted on, the project team will begin working on the process of developing a number of draft concept plan alternatives - different combinations and locations for a variety of future uses at the base. RKG will present three reuse alternatives that best respond, in their opinion, to the site's reuse potential at the August meeting. The HLRA Board and the public will continue to review the plans over the course of the next several months.
Community's Ideas Presented At Charrette Wrap-up Session
June 11, 2011
Approximately 200 citizens saw their ideas presented on maps of the NAS-JRB Willow Grove naval base during a late afternoon wrap-up session at the Horsham Township Community Center on June 11, 2011.
The five sketch development plans are the consultants attempt to depict how those citizens in attendance would like the property redeveloped. Everyone was asked to disregard the issue of whether or not the airport would remain and provide input for both an airport option and a no airport option. The sketches were not reviewed by the planners as to whether or not the uses are economically feasible and were done without regard to the NOIs.
Citizens Express Views on Future Development of the Base
June 10, 2011
More than 550 residents tried their hand at planning the future of NAS-JRB Willow Grove air base on Friday, June 10, 2011. The community came out en mass Friday afternoon and evening during two separate but identical three-hour planning charrette held at the Horsham Township Community Center to voice their ideas and hear other options in devising potential options for the 892-acre parcel. After a presentation by RKG Associates, Inc. (HLRA's planning consultant) reviewing the process thus far, the audience broke into groups to discuss topics of employment, open space and other possibilities. During the breakout sessions attendees were asked to work collaboratively in small groups to map out plans both with and without an airport.
The high attendance during both the afternoon and evening sessions and the quality of the ideas discussed continues to illustrate that residents believe that the reuse of NAS-JRB Willow Grove is critical to the future of the Township and the surrounding region.
Community Meeting #2 A Success!
April 20, 2011
The April 20, 20011 meeting of the Horsham Township Authority for NAS-JRB Willow Grove (HLRA) was attended by close to 400 interested members of the community. The focus of the meeting was a presentation by the HLRA consultant, RKG Associates, concerning the existing conditions at the NAS JRB Willow Grove base, which ceased military aircraft flights at the end of March 2011 and is scheduled to be closed prior to the end of September 2011. RKG also presented the results of a community survey which was taken during the HLRA meeting on February 7, 2011. Community members were able to participate in four breakout sessions discussing land use, transportation/infrastructure, economic development and environmental issues.
The HLRA Executive Board is appreciative of the community's input focusing on developing a plan for the future of the base. William Whiteside, HLRA Chairman, noted that getting positive ideas on paper is critical to developing a timely reuse plan. THE HLRA's plan for redevelopment of NAS JRB Willow Grove is due by the end of 2011.
A copy of the RKG Associates Existing Conditions presentation is available at: NAS-JRB Documents.
Community members at the April 20, 2011 HLRA meeting at the Horsham Community Center.
Community Kick-off Meeting Well Attended
February 7, 2011
Approximately 200 people attended the community kick-off meeting for the NAS-JRB Willow Grove Redevelopment Plan project on February 7, 2011 at Horsham Community Center. Mike McGee, HLRA Executive Director, welcomed the crowd and gave an overview of the history of the BRAC process and the project to date. Mr. McGee introduced Russ Archambault from RKG Associates, Inc., who presented an overview of the project and took questions and comments from the audience. He also introduced his supporting team including representatives from Urban Engineers, Weston Solutions, Wallace, Roberts & Todd and Jeffery Donohoe Associates who will provide expertise in specific areas of the redevelopment plan. Members of the community were also asked to fill out a Base Review Community Survey to gather their input on community goals and reuse options.
The HLRA would like to thank everyone who attended the meeting and spoke during the public comment period. The community's strong interest in the future use of NAS-JRB Willow Grove was very evident, which bodes well for Horsham. A copy of the RKG Kick-off Community Meeting presentation is available at NAS-JRB - Documents.
Michael McGee, HLRA Executive Director introducing the HLRA Board at February 7, 2011 meeting.
Public Workshop and Base Tour
December 16, 2010
The Public Benefit Conveyance and Homeless Outreach Workshop and Base Tour was held on December 16, 2010 in the Horsham Township Community Center. Michael McGee, HLRA Executive Director, indicated that the Notices of Interest (NOI's) were due by March 22, 2011. The HLRA will evaluate each NOI to incorporate them with assistance of the planning consultant for submittal to HUD, Navy and DoD for review and approval. With regards to the redevelopment plan, the HLRA has not yet considered future uses of the base; however the plan will need to balance economic impact redevelopment and community needs.
Led by Mr. McGee, the group departed Horsham Township's community center for an hour-long bus tour of the sprawling air base, which fronts Route 611 and Horsham Road in Horsham. About 80 people toured the base and were able to see how their vision for a park, school, homeless shelter, airport or more might fit into the redevelopment plan for NAS-JRB Willow Grove. The attendees represented 35 government entities or non-profit organizations. Presentation can be viewed at: NAS-JRB Documents.
Main Gate at start of tour Administration Building
Administration Building
Navy Lodge