In September 1885, five tracts of land were purchased for the construction of a 10-company U.S. Army post just south of Atlanta. Capt. Joshua W. Jacobs was given the responsibility for “developing and implementing the first master plan” for the post.
The beautiful buildings and Staff Row homes along the parade ground stand frozen in time as examples of Jacobs’ handiwork.
The U.S. Army garrison inactivation ceremony for Fort McPherson, held June 17, was respectful and poignant, marking the end of a rich 126-year history — and a job well done.
As of Thursday, Fort McPherson ceased to be a U.S. garrison.
The future of the 488-acre facility now rests on the ability of the McPherson Implementing Local Redevelopment Authority to work collaboratively with private developers, local neighborhoods and governmental entities, to create a new use for the closing facility.
Just like Jacobs, we have a plan. It’s well thought-out, crafted by professionals who are the best at what they do. It envisions new infrastructure, connectivity, cultural activity, green space, a focal point for scientific collaboration and jobs, jobs, jobs.
My favorite phrase over the past five years has been “the opportunity of a lifetime.” It’s a plan that meets all governmental requirements mandated by the U.S. Army and HUD, but it’s only a plan. Parks, towering offices, laboratories, businesses, residential neighborhoods, public spaces and other public benefits do not guarantee that these assets and benefits will be realized.
A careful review of our reuse plan and updated master plan reveals proposed resources for the neighborhood and public as a whole — a walkable community connecting to surrounding neighborhoods, preservation of open spaces, event space, recreation space, athletic fields, a public school, a new grocery store, trails, community gardens, public meeting space, clinics and a newly renovated Veterans’ Administration Clinic.
The MILRA (www.mcpher sonredevelopment.com), in collaboration with the Georgia Health Policy Center and Centers for Disease Control and Prevention, also has adopted a “health-in-all-policies” approach to our development policy.
The open spaces, recreation, school, trails and clinics are anticipated to be transferred through the MILRA to other public entities, and do not necessarily require development investment. These uses, however, will require the use of scarce public funds, unless an investor is incentivized to provide these assets as a part of the development.
There are those who embrace a healthy skepticism for development of a science park under a public-private partnership. This skepticism is understandable. We recognize that developers may propose a different mix of commercial, industrial, retail and residential uses. But we have good support for exploring the opportunity for science and technology as a part of that mix.
The MILRA plan anticipates the interim use of existing facilities to the extent that they do not inhibit future development. Many of these interim uses will serve as a community resource. The MILRA proposes to offer certain assets and incentives to a private developer under a proposed public-private partnership. If this effort is successful, the private developer will partner with the MILRA to develop the properties, in conformity with anticipated zoning, in a manner that will create value, future income and jobs.
Basic real-estate principles reflect the dual nature of land. Land can be a resource to be shared by all people, but it is also a commodity to be owned, traded and used by individuals. Fort McPherson must make the transition from a publicly owned military facility to a privately owned development to survive and flourish.
The first requirement of a successful redevelopment plan must be to create a fertile environment for investment — a rate of return that will attract capital. When this investment is achieved, it will create surplus productivity that can be used, in part, to create the public benefits and resources that can be shared by all.
Jack C. Sprott is executive director of the McPherson Implementing Local Redevelopment Authority.
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