An Advisory Services Panel for the South Inlet AreaAtlantic City, New Jersey

March 16-21, 2014

Atlantic City New Jersey

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• The mission of the Urban Land Institute is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide.

• ULI is a membership organization with nearly 30,000 members, worldwide representing the spectrum of real estate development, land use planning and financial disciplines, working in private enterprise and public service.

• What the Urban Land Institute does:– Conducts Research – Provides a forum for sharing of best practices– Writes, edits and publishes books and magazines– Organizes and conducts meetings– Directs outreach programs– Conduct Advisory Services Panels

About the Urban Land Institute

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4 About Advisory Service Panels

• Since 1947

• 15 - 20 panels a year on a variety of land use subjects

• Provides independent, objective candid advice on important land use and real estate issues

• Process

• Review background materials

• Receive a sponsor presentation & tour

• Conduct stakeholder interviews

• Consider data, frame issues and write recommendations

• Make presentation

• Produce a final report

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4 The Panel

Chair• Rick DishnicaPanelists• Ed Starkie• Betty Massey• Bob van der Zande• Bob Ravelli• Tom Cox• Tom MurphyStaff• Tom Eitler• Caroline Dietrich

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4 Sponsors and Stakeholders

• Casino Reinvestment Development Authority

• City of Atlantic City

• More than 60 Stakeholders

Thank You

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4 Who are you?

A permanent monument conceived as a tribute to the ideas of Atlantic City built by its citizens and dedicated to recreation, social progress, and industrial achievement: festivities, music, pageantry, drama, athletics, education, science, conventions, art, and industry. -Plaque on Boardwalk Hall

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4 Economy

• Economic Challenges– Worldwide Recession– Dynamic Change to

Gaming Industry• Strategies

– Diversify Economy– Real Estate Investment

and Development– Resource Management

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4 Vision

• Rich History - Return to Roots – Middle Income– Cultural Diversity– Seasonal Resort Community– Less Dependent on Gaming

• New Opportunities– Education– Medical– New Economy– Existing Businesses

Credit: Atlantic City Heritage Collections, Atlantic City Free Public Library

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4 Strategies

• Shared Vision• Work with All Stakeholders• Specific Goals, Plans and

Implementation Actions

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4 Summary of Presentation

• Market Realities• Development Strategies• Planning And Design Elements

– Smaller Scale Neighborhood– Block by Block Densities– Product Types

• Implementation– Governing and Institutional Framework– Economic Diversifications– Real Estate Invest and Development– Timing

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4 The Current Market

• Declining population• Declining casino revenues, ± 46% since 2008• ±8,000 jobs lost since 2007• Multiple casino bankruptcies• Loss of young households • No retail demand• No housing demand• Aging population• 81 % of workforce doesn’t live in city• Decline in unit pricing by 71% since downturn• 1,135 units for sale or in foreclosure in 2012• Construction cost higher than sales price or rents

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4 No Growth

• The potential conclusion is that city neighborhoods fail to provide a range of housing for all income levels, desired amenities and environmental conditions that would draw new residents.

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4 Economic Development

What is economic development?

Definition: Create the conditions that enable productivity, profit and growth for local businesses or businesses from elsewhere who wish to relocate

The Goal: Spur pro-active policy to create conditions for immediate and future investment

The Target: Capture future demographics to increase growth of labor force and area income

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4 Recruit New Residents

• Boomers and Millennials are looking for:– Walkable, bikable neighborhoods and streets– Amenities and work within walking radius– Smaller houses or smaller units at lower cost– An urban street environment– Access to transit– Access to nature and recreation– Strong sense of community– Proximity to health care

• Meeting labor force needs attracts industries

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4 Revive Neighborhood Housing

• Neighborhood long-term stability requires:– housing for new single households, – housing for young couples,– units for families with children, – move-up units as households achieve greater financial stability, – downsizing units for baby boomers and empty nesters, – units suitable for independent senior living, – assisted living for seniors

• Policy needs to concentrate on assuring neighborhood utility– micro economic development targeting small businesses– recruiting and ensuring a neighborhood business mix

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4 Repair What’s Broken

• Light the night• Make streets all mode friendly• Address crime hotspots • Assist small business in neighborhoods• Make property tax competitive with other cities• Improve access to education—collaborate with local institutions

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4 Make Atlantic City a World Class Resort City

• Start with great neighborhoods to make a great city• Compete successfully with suburbs for labor force• Rethink transportation priorities and implement• Reinforce authentic, historic and diverse experience• Offer world class natural amenities• Draw from world market, not just one hundred mile radius

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4 Absecon Lighthouse

• A new start / a new name• A stable, mixed income, mixed use neighborhood• Lighthouse preserved• Creatively designed, active park• Connected to surrounding neighborhoods• Artists as neighbors

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4 To Do List

• Boardwalk Boraie Lighthouse park NOW!• Land assembly NOW!• The View gone NOW!• Zero tolerance code enforcement NOW!• Roadmap for development SOON• Home ownership incentives SOON• Home repair incentives SOON

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4 Historic Blocks

• Work with owners, restore it• Buy it, restore it• South inlet historic district• Artist live / work

Credit: Atlantic City Heritage Collections, Atlantic City Free Public Library

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4 Planning and Design Overview

• Create a traditional Atlantic City neighborhood

• Attract middle-income residents and second home market

• Create walkable / bikeable public realm

• Mix of low-rise and mid-rise

Lighthouse District Placemaking

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4 Planning and Design Overview

• Create an active park• Preserve its historic

building fabric• Embrace the beach; pop-

up restaurants• Preserve street pattern• Infill buildings

Lighthouse District Placemaking

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4 Project Area Overview

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4 Planning and Design

• Boraie mixed use development• 250 unit mid-rise• Phase 2 retail & movie theatre

Block 1

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4 Planning and Design

• Low-rise residential• Similar to CRDA developed

residential homes on New Hampshire Avenue

• Allow for ground floor retail commercial on Atlantic Avenue Frontage

Block 2 & 3

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4 Planning and Design

• Combination of existing buildings and new low-rise and mid-rise

• Design to infill around existing buildings

• Dialog with owners of Metropolitan/Vermont Plazas to refurbish landscaping on parking deck

Block 4

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4 Planning and Design

• Low-rise residential• Similar to new urbanist CRDA

Development on New Hampshire Avenue

• Demolish The View apartments

Block 5, 6 & 8

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4 Planning and Design

• Inlet Historic District• Restore cluster of historic

buildings• Artist housing• First Area to be redeveloped

Block 7

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4 Planning and Design

• Mid-rise Zone• Transition from Revel to

Block 8• Series of Individually

designed apartment buildings (7 story max)

• Enclosed green zone above parking

Block 9

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4 Planning and Design

• Mid-rise zone• Transition from Revel to

Block 8• Series of Individually

designed apartment buildings (7 story max)

• Enclosed green zone above parking

Block 9

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4 Planning and Design

• Adjacent top Revel “blank wall”

• Low-rise townhouse• Backyards with

trees to mitigate impacts

• Metropolitan Avenue becomes access road

• Rhode Island Avenue pedestrianized

Block 10

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4 Planning and Design

• Expand Lighthouse Park to Altman Field

• Active Uses – skate park• Close Vermont Avenue –

Bikes only

Park Blocks

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4 Planning and Design

• 49% of AC households have a car

• 65% of resident workers have cars

• Implement AC Bike/Ped Plan• De-emphasize the car• Traffic Calming / Complete

Streets• Enhance connections to other

parks• Mass transit service adequate

Transportation Alternatives

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4 Pattern Book Approach

• Establishes a common vocabulary of architectural elements and design qualities that represent the regional materials and building styles.

– Building Types– Massing and

Composition– Key Building

Components– Materials– Windows and Doors

• Uniquely Atlantic City

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4 Organizing for Action1. Leadership Committee

Purpose: Expediting, Coordinating, Communicating

Membership: Chair: Governor’s OfficeMayorChair of Atlantic County FreeholdersCRDA ChairAtlantic City Alliance ChairAtlantic City Schools SuperintendentAtlantic City Housing Authority Executive

Staff: CRDA Staff

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4 Organizing for Action2. Program Committee

Purpose: Enhance Events, Coordination, Collaboration and Programming• Festivals• Tournaments• Entertainment

Membership: Open

Staff: Atlantic City Alliance

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4 Organizing for Action3. Community Foundation

Purpose: Provide a structured way for Atlantic City Community to engage in philanthropy

4. Preserve Atlantic CityPurpose: Provide a focus for the residents of Atlantic

City who are interested in historic preservation

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4 Moving Forward

1. Assemble Land

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4 Moving Forward

2. Rehabilitation of a block of buildings

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4 Moving Forward

3. Review Design of subsidies

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4 Moving Forward

4. Enhance Atlantic City as a dining destination

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4 Moving Forward

5. Enhance Atlantic City as a entertainment destination

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4 Moving Forward

6. Enhance Atlantic City as a destination for conventions and business meetings

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4 Moving Forward

7. Enhance the training of persons employed in the tourist industry

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4 Moving Forward 8. Support and partner with the following city assets:

a) Atlantic City Medical Centerb) Stockton Collegec) Clam and crab fishing fleetd) Existing sports fishing industrye) The FAA operation

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4 America’s First Road TripHoratio Nelson Jackson, Sewall K. Crocker & Bud

Source: www.pbs.org

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4 Employment Changes 1990 -2012

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4 Building a 21st Century City

• Well Managed• Vibrant• Educated• Entrepreneurial• Partnerships

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4 Timing

• Develop a Vision• Build the Partnerships• Develop a Financial Menu• Make Zoning Changes• Begin Historic Preservations• Acquire the View• ID Retail Expansion Opportunities• Expand Convention Center Conference and

Shows

Immediate (0-6 Months)

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4 Financial Menu

• CDBG (allocated through the City)

• HOME (HUD)• Brownfield Economic

Development Initiative Grants (BEDI):

• EDA (Public Works and Economic Development Program

• EPA (Brownfield Assessment and Clean-Up grants)

• Redevelopment Capital Assistance Program (RACP)

• Business In Our sites (BIOS)• Industrial Sites Reuse Program

(ISRP)• Infrastructure and Facilities

Improvement Program (IFIP)• Infrastructure Development

Program (IDP)• Housing Redevelopment

Assistance Program (HRA)• URA and City Bonds

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4 Timing

• Diversify the Economy– Stockton College Partnership– Hospital Partnership– Expand Retail and Public Market– Develop Strategy for Regional Jobs

• Lighthouse District Development– Land Purchases– Demolish the View Building– Restore 1 Block of Historic Buildings– Partner with Artist Housing Developers– Complete Extension of Boardwalk– Design a Great Park

Short Term (6 months to 2 years)

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4 Timing

• Diversify Economy – FAA Technology Jobs– Gaming Software Opportunities– Expanded Retail Shopping– Expanded University and Hospital

Partnerships• Lighthouse District Development

– Development of Parcels with Market Sensitive RFQ

– Infill Housing Partnership with City on Adjacent Neighborhoods

– Interface with landside parcels and boardwalk

Long Term (2 years +)

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4 South Side Works is a Walkable Mixed-Use Live-Work-Play Environment

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4 The mixed-use site masterplan has reconnected the neighborhood to the river

Development Cost: $650 MillionTIF Proceeds: $21 MillionOther Public: $128 MillionPrivate Investment: $501 Million

Public investment funded site remediation, roads, parking garages, bridges, trails, and parks.

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4 Where Will the New Roads Lead…

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4 The Lighthouse District

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4 Questions?