Base Closure and Reuse FORT BENJAMIN HARRISON CASE STUDY Lawrence, Indiana.

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Presentation transcript:

Base Closure and Reuse FORT BENJAMIN HARRISON CASE STUDY Lawrence, Indiana

FORT BENJAMIN HARRISON OUTLINE FBH Reuse Timeline Success Stories and Mishaps Advice for Future BRAC P.A.s (from an SHPO Perspective)

Fort Benjamin Harrison Reuse Timeline April 12, 1991, FBH listed on BRAC list for closure , Developers, environmentalists, preservationists, and elected officials express interest and develop strategies for re-use (huge media debate begins) December 1, 1991, Fort Harrison Re-use Authority is formed by city leaders (Indianapolis and Lawrence)

Fort Benjamin Harrison Reuse Timeline Dept of Defense awards Legacy Grant to Fort Harrison Re-Use Authority for survey, documentation, and National Register nomination of FBH's historic resources 1993-A Legacy funded study is produced that advocates multiple use (nature preserve, state park/recreation, housing, retail/commercial, hotel, professional office space, and light industry) Fantastic Compromise!

Fort Benjamin Harrison Reuse Timeline May, 1995, DoD, ACHP, IN-SHPO, Fort Harrison Re-Use Authority, and Fort Harrison Historical Society sign the Programmatic Agreement to direct the reuse development June, 1995 Fort Harrison Historic District is placed on the National Register. (340 acres and several hundred contributing resources)

Fort Harrison State Park (2,500 acres, nature preserve, trails, extensive recreation facilities) Fort Benjamin Harrison PUD Planned Unit Development zoning plan adopted by county Covenant restrictions on alteration of historic properties Certified historic rehabilitation tax credit incentives for historic properties P. A. Successes!

Fort Harrison State Park, An immense multi-use asset to metro Indy

Open Space Preservation The state park and nature preserve protect the sense of place at FBH

Fort Benjamin Harrison P.U.D. Planned Unit Development zoning was adopted by Marion County Flexible mixed use planning (without PUD zoning many of the re-use projects would not have been possible) Design guidelines tailored to distinctive areas of the Historic District were created specifically for FBH

Success Stories and Mishaps

Tax Credit Rehabilitations: Java Junction Originally, the railway station for the fort, this building is now a café.

Historic Preservation Tax Credit Rehabilitation: The Firehouse Originally, the base firehouse, this building is now the offices and reception space for a wedding planning company

Historic Preservation Tax Credit Rehabilitations: The Guardhouse Originally constructed as the base jail, the building now houses the offices of an insurance agency

What Did Not Work and Why Parcels were not systematically defined with consideration for historic setting and context Covenant review of alterations at historic properties were not enforceable. No punitive measures were spelled out in the P.A.

Demolition and Relocation of buildings without SHPO approval Building #6, the Fuel Depot, was demolished without covenant review, SHPO approval, or other required procedure. To make way for a CVS Pharmacy. The IN-SHPO was placed in the middle of legal battle without any punitive ability per the PA!

Demolition and Relocation of buildings without SHPO approval Building #622 was relocated without covenant review or required permits to make way for construction of new garages behind the Lawton Loop barracks buildings. Related grading damaged the historic ravine area, a major loss to the historic designed landscape.

Advice for BRAC P.A.s (from and SHPO perspective) SHPO will be the Whipping Boy for both Developers and Local Preservation Organizations! Not everyone is going to be happy all the time! Involve every conceivable organization and interest group as consulting parties…and document that their input was sought-every step of the way!

Advice for BRAC P.A.s (from and SHPO perspective) Make sure if you hold the covenants that there is a clear and spelled out punitive action that will hold up in court. Paper Tiger covenants don’t work! If there are areas within the historic base that should not be subdivided or re-plotted in order to maintain the historic context, spell this out in the PA and have appropriate punitive measures in place!