Downtown Loop Revitalization Plan

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Atlantic City

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This report has been made possible because of the support and guidance from many individuals: A special thank you to the City of Atlantic City Planning and Development Department, epsecially the Director, Elizabeth Terenik, PP, AICP, the Municpal Real Estate Officer, Patti Corcoran and City Council President, Frank M. Gilliam.

Additional acknowlegements include the support of the Mayor of Atlantic City, Donald Guardian and the City Council.

FALL 2015 GRADUATE COMPREHENSIVE PLANNING STUDIO Lewis Bivona Dan Clark Michelle Cohen Molly Coon Andrew Griffith Lorena Guadiana Maryann Gulotta Christina Hoffman Dan Horner Gabriela Kappes Chao Lyu Vineela Pentyala Herbert Wang

Instructors: Fred Heyer, PP, AICP and Susan Gruel, PP

CONTENTS EXECUTIVE SUMMARY

02

INTRODUCTION

06

PUBLIC MEETINGS

08

ASSETS & BARRIERS

11

GOALS & OBJECTIVES

16

EXISTING CONDITIONS

22

LAND USE & ZONING

43

MARKET ANALYSIS

47

GUIDING PRINCIPLES

50

OPPORTUNITIES

54

PROPOSED CIRCULATION

66

FORM-BASED CODE

68

IMPLEMENTATION

87

REFERENCES

93

APPENDIX

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EXECUTIVE SUMMARY The Downtown Loop Revitalization Plan aims to transform an underutilized area of Atlantic City into a mixed use neighborhood that encourages an innovative and vibrant atmosphere. The Plan Area (‘The Area”) will have a diverse choice of housing and hospitality opportunities, boosting the population and creating more lively streets. The Area will capture the essence of Atlantic City with busy mixed use corridors and will take advantage of its environmental assets with a green corridor. The Area will evolve from a desert of surface parking lots and vacant expanses to a thriving mixed use neighborhood with restaurants, walkable streets and spectacular views of the Atlantic Ocean.

The Area is characterized by groups of parcels that have been bought by various owners in anticipation of large casino investment.

Despite the beach front location, most properties are vacant, in disrepair or underutilized. Most lots are currently used as surface parking lots. There is a sense of isolation, and a perception of an unsafe environment.

The Area has the potential to become a vibrant neighborhood with many housing options, ranging from second homes, sustainable micro-apartments and year-round condominiums and apartments.

To complement the residential development, the Area will contain a new innovative center of economic and small-scale entrepreneurial activity, including hostels, hotels and bed and breakfasts. Its prime location on the beach, in addition to one of its boundaries being the Boardwalk is an opportunity for Atlantic City to fill a void between other major areas of commercial development. The Tanger Outlets as well as two other large areas of casinos surround this empty expanse which has been locally 2

ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

EXECUTIVE SUMMARY

dubbed the “Dead Zone.” In order to resolve some of these major issues and barriers, this Plan will lay out a clear approach and vision for the future revitalization of the Area.

The first aim of the plan is to re-brand the Area as the “Downtown Loop.” Historically, this area was once a “happening” neighborhood with many bars and restaurants. The goal is to revivify a once thriving and liveley community. This goal is two-fold. The first part of this vision is the residential component, which includes housing alternatives for people of all incomes, as well as seasonal housing options. The commercial corridors will complement residential development by providing residents with shopping opportunities and a plethora of dining and entertainment options. Instead of thinking about the Downtown Loop as a center for large-scale technology corporations, the Area will encourage incubators, and entrepreneurial activity and small businesses, like microbreweries or distilleries.

With resiliency as a major guiding principle, having fresh and local “food-to-table” is a strategy that is encouraged for restaurants.

The existing zoning regulations, land use patterns, along with other current site conditions were analyzed to determine strengths and weaknesses of the Area. The vision and goals recognize the potential of development strategies to transform the Area. The plan identifies design standards that will foster a new residential neighborhood, a pedestrian- and bicycle-friendly environment, an entrepreneurial culture, economic activity and revitalized Boardwalk.

The Downtown Loop Revitalization Plan aligns with the goals of the City of Atlantic City Master Plan, The Atlantic County Economic Development Strategy and Action Plan, along with various studies and plans that have included this specific area of Atlantic City.

EXECUTIVE SUMMARY

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The entire “Downtown Loop” is currently designated by the City of Atlantic City as an Area in Need of Rehabilitation. Two blocks within this Area are additionally designated as an area in need of redevelopment. This plan recommends a form-based code as a key tool in revitalizing the neighborhood. A formbased code ensures predictable and high-quality development results by creating a set of regulating standards for design. This will help to maintain some of the historic architecture of the neighborhood and create pedestrian scaled facades. The formbased code focuses on five different types of building patterns which are based on height regulations and first-floor use.

South Tennessee Avenue is recommended as the “gateway” commercial corridor, as there is existing investment on the street and an opportunity for views both to the beach and to the historic St. Nicholas of Tolentine Church. Two parks are suggested on both ends of the street to provide green space and keep views open on either end. A major park was recommended between South Tennessee Avenue and Saint James Place off of the Boardwalk. This park can provide opportunities for events, lounging and for children to play. Further, to create a green network and to enhance pedestrian and bicycle amenities, a greenway to run through the middle of the Area is suggested.

Though this plan is recommending new ideas, an important part is to transform it into the lively area it once was. To achieve this, it is suggested that “Snake Alley” becomes a fun and energetic pedestrian-only area with bars, nightlife and restaurants.

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Circulation patterns are important to consider, as currently there is a lack of connectivity and “eyes on the street.” A circulation plan is proposed that will increase traffic on the key corridors and improve accessibility. The plan highlights the importance of pedestrian safety and mobility. New standards for parking are also regarded key elements due to the large amount of surface parking that currently exists. Detailed street, parking and sidewalk standards are defined within the form-based code.

Implementation is key. The plan includes an implementation matrix that details how to phase and adopt the recommended policy changes. The plan will certainly be a phased approach as it will take effort from different stakeholders.

The Downtown Loop Revitalization Plan provides a vision to revive what is locally referred to as the “Dead Zone” by making it an entrepreneurial hub, sustainable neighborhood, and a tourist destinationwith strong residential and commercial development.

EXECUTIVE SUMMARY

Downtown Loop Revitalization Area Atlantic City, NJ INTRODUCTION

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INTRODUCTION

Atlantic City is well known nationwide as a tourist attraction that has recently been dominated by the casino and gambling industry. Casinos now face increasing competition, forcing some to close, leaving Atlantic City with voids of vacant land and empty space. Atlantic City must diversify its market and build upon its strengths and waterfront opportunities in order to revitalize the City.

The Area is approximately 50 acres, bounded by Pacific Avenue, a major corridor, Dr. Martin Luther King Boulevard, South South Carolina Boulevard and the Boardwalk. The beach front properties, which should be the City’s highest valued properties, have been left vacant and underutilized. The Plan offers development strategies for the Area taking into account its history, zoning, strengths and weaknesses, and the potential market. The Downtown Loop Plan aims to reclaim Atlantic City as the “world’s playground.”

The photographs provided in the Assets section depict the Area as a place which has potential to thrive with a renewed focus on economic and physical development. The Area’s primary asset is its waterfront location adjacent to the Atlantic Ocean and the Boardwalk, which can be harnessed to attract tourists and residents.

On Dr. Martin Luther King Boulevard, at the border of the Area, called Artlantic Wonder Park, vacant lots have been converted into a temporary art park featuring works from local and international artists, showing promise for the Area.

AREA DESCRIPTION The Area is located between the Atlantic City Boardwalk and Pacific Avenue, a street that runs parallel to the Boardwalk. The Area REDEVELOPMENT DESIGNATION encompasses several blocks that run perpendicular to the Boardwalk.

Part of the Area is already designated a redevelopment area. The Planning Board of Atlantic City conducted a Redevelopment Study of Blocks 48 and 49 in 2007 that established a redevelopment Unique to the Area is the absence of a casino establishment. designation for properties in the Area under the Local Redevelopment Commercial uses front the Boardwalk and Pacific Avenue while and Housing Law’s (LRHL) (see appendix for descriptions of each residential and commercial uses are scattered along the streets of the LRHL’s statutory criteria). Following the Study by Atlantic running perpendicular to the Boardwalk. Despite its prime location City planning officials, Blocks 48 and 49 were designated as “areas along the waterfront, the predominant land uses are vacant in need in need of redevelopment” in Atlantic City Resolution No. parcels and underutilized parking lots. The Area includes notable 848, dated September 3, 2008. Redevelopment generally involves establishments such as the Madison Hotel, which is listed on the the development or improvement of an area that was developed at National Register of Historic Places and New Jersey Register of some time in the past but presently suffers from real or perceived Historic Places, and The Irish Pub, which was a speakeasy during the physical deficiencies or is developed for uses that have become Prohibition era. Located at the corner of Pacific Avenue and Tennessee obsolete as a result of changing social or market conditions.Within Avenue, in direct view but just beyond the boundaries of the Area, the Area for this Plan, Blocks 50 to 56 are not currently designated is St. Nicholas of Tolentine Church, a 20th century Romanesque as a redevelopment area. church listed on the National and State Registries of Historic Places.

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INTRODUCTION

Aerial Photography The Area INTRODUCTION

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PUBLIC MEETINGS This plan is guided by the needs and desires of the Area’s stakeholders. Input from multiple stakeholders including residents, property owners, developers, and businesses have helped to shape the Plan objectives. As part of the public engagement process, the project team held meetings with developers and property owners.

Additionally, the project team engaged in one-on-one conversations with other stakeholders at the recommendation of City Planning officials.

Several developers believed that making the Area more “walkable” was an important first step in setting the stage for new, non-casino development.

Common concerns expressed among developers of the Area were: • High land prices • High construction costs • High taxes • Perception of the Area as unsafe • Large expanses of vacant lots • Long street blocks • The presence of multiple sexually oriented businesses • Barren streetscapes Owners had many of the same concerns, including high property taxes, a perception of the Area as unsafe, and poor walkability.

Several in attendance stated that the perception of the Area as unsafe was, in fact, a reality. Owners generally expressed the opinion that the best defense against crime is to develop the vacant expanses of land block-by-block, which presents a challenge since unsafe locations are a deterrent to development in the first place. Property owners and developrs at the public meeting.

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PUBLIC MEETINGS

PUBLIC MEETINGS

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Both owners and developers were hopeful about the opportunities for revitalization and development of the Area. All stakeholders agreed that there is a need to seek out developers with new technologies for items such as health, food, and environmental sustainability. For example, it was suggested that new “green” and resilient building motifs be introduced, so that the City could be recognized as a world class leader in this area.

All stakeholders agreed on the importance of attracting millennials and professionals to ensure the City’s long term growth and development. Stakeholders suggested that, in order to attract these demographics, the Area and the entire City should reinvent itself as a place that is walkable, offers professional jobs, has a mixture of residential types and incomes, and offers quality dining and entertainment. Furthermore, owners stressed that the Area requires an economic model that will remain strong beyond the summer season.

The value of attracting permanent residents to the Area was also expressed. Suggestions for increasing the residential base in the Area included leveraging the housing needs of Stockton University students and faculty and building upon the appeal of living within walking distance of the Boardwalk.

Stakeholders emphasized the importance of unfreezing high land prices, providing tax incentives to developers, and attracting new professionals to the area with a variety of housing options and Property owners and developrs marked areas of concern on a map at the public amenities. Furthermore, it was suggested that increasing the meeting. residential base provided the best way to break an entrenched cycle of poverty in Atlantic City that is currently stagnating development.

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PUBLIC MEETINGS

ASSETS & BARRIERS ASSETS

• Beach front • Existing businesses & property owners • Boardwalk • Historic properties • Large existing sidewalks • Existing townhouses with good architectural design The Irish Pub, St. James Place

View to St. Nicholas of Tolentine Church

Townhouses on S. New York Avenue

Boardwalk stores and restaurants

ASSETS & BARRIERS

Beach front

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BARRIERS

• Excess surface parking • Vacant or boarded up buildings • Perception of crime • Irregular and obsolete layouts • Over-valued properties • Sexually-Oriented Businesses Parking lot on S. Kentucky Ave

Townhouses Large expanses on of S. vacant New York land Avenue

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Boarded up windows on Westminster Ave

Sexually-Oriented Business on New York Ave

ASSETS & BARRIERS

ISSUES 1. Financial and economic barriers are the principal problems for citizens and developers in Atlantic City. New Jersey’s average residential property tax bill, already the highest in the nation, jumped by 2.2 percent between 2013 and 2014, from $7,988 to $8,161, according to annual property tax data compiled and released by the state Department of Community Affairs. This growth in tax burden is not a new phenomenon, and increases each year from 2010 to 2013 were 2.4 percent, 1.6 percent, and 1.3 percent, respectively. At the municipal level, the changes are more drastic. Between 2007 and 2014, average property taxes have more than doubled for City residents.

Average property taxes in Atlantic City leapt from $5,273 to $6,421 between 2013 and 2014 alone – an increase of 21.8 percent and almost ten times the State’s average tax increase over that period.

This massive shift in tax burden – the largest shift in the State – was precipitated by the string of casino closures that took place at the end of 2014.

Fortunately, the City’s tax payers will have some reprieve. The City’s latest budget, approved by the State Local Finance Board in September, will increase to $262 million dollars without raising tax rates. However, this freeze in tax rates was accomplished only with help from state aid and emergency grant dollars provided by the State – without a critical shift in the City’s finances, tax rates will resume their rising trend.

ASSETS & BARRIERS

2. The Area contains very limited housing options. There are rooming houses, hotels, and condominiums, however, there are limited permanent housing opportunities. Very little of the housing that exists is owner-occupied.

Virtually all of the housing is transient.

3. The entire Area is generally underutilized.

Aside from isolated development, it is characterized by surface parking lots and vacant and/or overgrown lots. Various property owners have accumulated parcels, likely anticipating a major gaming industry developer. This has made it difficult for any development to occur.

4. The perception and reality of crime in Atlantic City is a major concern. Atlantic City is ranked No. 2 in New Jersey (only cities with a population of at least 10,000 are included) with a per capita violent crime rate of 1.76 percent, followed by Asbury Park, at 1.52 percent. The FBI’s violent crime data is based on four offenses: murder and non-negligent manslaughter, forcible rape, robbery and aggravated assault. According the data from the FBI, Atlantic City had 699 violent crimes in 2012, and a population of 39,722. Most of them were aggravated assault and robbery. Comparing the same data from 2013, Atlantic City had almost the same number, 685, for the violent crime, and was still ranked high within New Jersey. Thus it makes parts of Atlantic City, especially the parcels near Boardwalk difficult to develop.

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5. The structures and lot sizes are disorganized and inconsistent. There is little compatibility among uses and sites have varying layouts. Additionally there is virtually no designated cross-site access. All of these features make it difficult for the Area to be a livable, multi-stop trip location which is a disadvantage to the local economy.

6. Nearly all of the Area is located within the 100-year flood plain (FEMA Zone AE), which makes it vulnerable to storms, flooding, and sea-level rise. Many of the structures in the Area were built before new FEMA standards, and so they are non-conforming and unsafe. The low elevation and the waterfront location puts any business or resident at risk to future hurricanes, storms, and inevitable sea-level rise.

7. The auto-dominated nature of the Area gives little consideration to pedestrians and cyclists. Everything including pedestrian walkways and parking garages in the City has been designed to take people off of streets and keep them in the casinos. The Area lacks any type of bicycle network aside from the Boardwalk. The Boardwalk does not allow cyclists after 10 PM, which leaves them stranded in a potentially dangerous area.

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ASSETS & BARRIERS

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GOALS AND OBJECTIVES The goal of this plan is to develop standards and strategies that will harness the strength and character of the City and transform the Area into a resilient, economically diverse, and pedestrian-friendly mixed-use neighborhood. The Area has the potential to become a vibrant district that is adaptable to a diversity of building typologies, housing tenures, and functional uses, but is currently held back by the presence of vacant or underutilized properties, surface parking lots, and the perception of the Area as unsafe. This plan will address the identified challenges and through a set of objectives, will propose a clear strategy for the transformation of the Area from a “Dead Zone” to Atlantic City’s premier neighborhood to live, work, and play.

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GOALS & OBJECTIVES

OBJECTIVES Create a Mixed-use Neighborhood to Attract and Retain Residents

1. Use a pedestrian-oriented framework to revitalize the Area.

2. Establish a form-based code to promote a mix of residential, office, and retail uses.

3. Incentivize private investment in mixed-use development projects.

Economic Development 1. Capitalize on existing assets and the history of the City to leverage economic development.

2. Rebrand the Area as an attractive neighborhood with assorted housing choices to improve property values and strengthen the economy.

3. Attract small businesses that complement the character of the neighborhood.

GOALS & OBJECTIVES

Resiliency 1. Encourage development of parks and open spaces to promote livability and vitality for the community.

2. Reduce impervious surfaces to address storm water management challenges.

3. Adopt building standards to mitigate environmental concerns.

4. Promote resiliency through intentional design strategies.

Circulation and Accessibility 1. Create a pedestrian-oriented environment that promotes walking and biking.

2. Adopt complete streets policies to improve safety and accessibility for all users.

3. Enhance the compatibility and connectivity of the street grid with the built environment.

4. Improve and preserve access to the waterfront.

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SECTION TITLE

RELATION TO THE MASTER PLAN

the preservation of housing stock that is in good or fair condition and the demolition of housing that is unsalvageable and not compliant with code. This Plan’s form-based The Downtown Loop Revitalization Plan code approach will encourage a mix of new addresses many of the goals and objectives housing typologies. established in the Atlantic City Master Plan (2008) and the New Jersey CRDA Atlantic City Circulation objectives set forth in the Atlantic Tourism District Master Plan (2012). With City Master Plan involve the creation of respect to land use, the Atlantic City Master pedestrian-oriented neighborhoods that are Plan encourages the creation of attractive linked to employment areas. It encourages the mixed-use neighborhoods through the use promotion of a multi-modal transportation of existing assets and introduction of new system, including mass transit and bicycle amenities. Particularly relevant to this Plan, and pedestrian transportation modes. the Atlantic City Master Plan promotes the Additionally, it requires the implementation reuse of vacant lands within the downtown of traffic-calming techniques to create a area and along the Boardwalk. Furthermore, pedestrian-friendly street environment. it supports the integration of the Boardwalk Consistent with these objectives, this Plan as the prime destination corridor. Consistent proposes a pedestrian/bicycle path that with the Atlantic City Master Plan, this Plan bisects the Area and provides linkages recognizes the importance of preserving between popular destinations. Traffic existing assets and proposes a form- techniques are also included in the Plan, such based code to encourage mixed-use as decreasing the amount of road dedicated development and the repurposing of vacant to the car, creating one-way streets, and and underutilized properties. Additionally, connecting existing dead ends. this Plan seeks to improve access to the Boardwalk through proposing new linkages Other relevant objectives discussed in the and enhancing existing ones.

Atlantic City Master Plan include economic development and open space and recreation.

Housing objectives addressed in the Atlantic The economic objectives encourage the City Master Plan include preserving the development of a diversified economic established residential character of the City, base and promotion of Atlantic City as an creating a balance of housing options, and attractive location for professional services, addressing substandard housing conditions. residents, and visitors. In accordance with Within the Area, housing is minimal and these objectives, this Plan proposes the not well-maintained. This Plan proposes transformation of the Area into a mixed-use GOALS AND OBJECTIVES

neighborhood which would introduce new businesses and encourage a mix of residential, commercial, and retail uses. The open space and recreation objectives of the Atlantic City Master Plan include the expansion of parks and recreational facilities and the creation of linkages between parks and open spaces to residential neighborhoods and commercial centers. This Plan proposes the creation of new parks, trails, and plazas within the Area.

It also proposes linkages between proposed and existing parks with a pedestrian/bicycle path that bisects the Area.

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RELATION TO TOURISM DISTRICT MASTER PLAN The 2012 New Jersey CRDA Atlantic City Tourism District Master Plan (Tourism District Master Plan) focuses on expanding the City’s tourism and economic bases through enhancing entertainment options, improving street-level experience on major thoroughfares, introducing dynamic retail offerings, and increasing cleanliness and safety. Like the Atlantic City Master Plan, it identifies the Boardwalk as a powerful corridor to re-activate the entire district.

The Tourism District Master Plan includes a streets improvement strategy which involves the introduction of ground-floor retail, enhanced traffic and pedestrian circulation, and façade and lighting upgrades to foster a vibrant, safe, and clean environment. It also seeks to create an inviting atmosphere for social gatherings and entertainment along Pacific Avenue and to provide specialty retail as complementary uses. Consistent with the Tourism District Master plan, this Plan promotes practices that will create a resilient, economically diverse, and pedestrian-friendly mixed-use district. This Plan envisions the area as a vibrant neighborhood that will attract residents, businesses, and tourists through improvements that capitalize on Atlantic City’s assets and scenic views.

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RELATION TO ATLANTIC COUNTY ECONOMIC DEVELOPMENT STRATEGY AND ACTION PLAN The Atlantic County Economic Development Strategy and Action Plan (ACED Strategy and Action Plan), published in September 2015, identifies the lack of a diversified economy, high taxes, high costs of doing business, high crime, high unemployment, among other factors, as major challenges to economic development in the County.

The ACED Strategy and Action Plan calls for the diversification of the County’s economy and recommends that existing assets be leveraged to create new industry clusters. Suggested target industries include aerospace and aviation, life sciences, specialty manufacturing, entrepreneurial business services, and higher education.

specifically microbreweries and artisanal food companies, as a compatible industry that can help revitalize the Area. Additionally, building upon the ACED Strategy and Action Plan’s concept for establishing a life sciences research hub in Atlantic City, this Plan concieves of the Area as an attractive neighborhood for these researchers to live, go shopping, and go out.

This Plan seeks to promote economic development through transforming the Area into an attractive mixed-use neighborhood with valuable properties and small businesses. It envisions the introduction of a new mix of housing typologies as the driving force for economic development of the Area, combined with complementary retail and commercial uses. Building upon the ACED Strategy and Action Plan’s recommendations, this Plan identifies specialty manufacturing,

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GOALS AND OBJECTIVES

RELATION TO THE REINVESTMENT FUND STUDY

units and on the higher end in terms of share of commercial use. The Plan identified this as a potential area to develop housing using the commercial development as an attraction for potential residents. The results from The The Reinvestment Fund (TRF) is a Community Reinvestment Fund’s Market Value Analysis Development Financial Institution involved hold true according to the market analysis in Neighborhood Revitalization. Market conducted as a part of the Plan. Suitable Value Analysis (MVA) is a tool developed suggestions to attract potential private

by TRF that helps in identifying the areas investors are described further in the Plan. suitable for investments that could be leveraged for revitalizing neighborhoods.

A 2014 report by the TRF summarizing their Market Value Analysis in Atlantic City has been used to understand the local real estate markets in the City.

The MVA’s assumptions that public subsidies should be used to attract private investment is a key factor driving the Plan.

The methodology followed in MVA to make decisions on investments based on suitable qualitative and quantitative analysis of objectively gathered data is what has been adapted in the preparation of this Plan. The data in TRF’s report indicates that the Area has some of the lowest ‘Median Sales Price’ despite its location right off the Boardwalk.

This indicates how underutilized the Area is and that there is significant potential to revitalize. The Area also has high preforeclosure property rates indicating the lack of investment on the properties by their owners. The Area is on the lower end in terms of percent of publicly subsidized housing GOALS AND OBJECTIVES

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EXISTING CONDITIONS

This section provides background information on the City of Atlantic City, Atlantic County and the Area, in order to give a comprehensive understanding of the Area’s history, as well as its present state. This section also details regulations that govern the Area at the state and local level.

HISTORIC BACKGROUND

Known locally as the “Dead Zone,” the Area was once a lively mixed-use neighborhood.

The original construction of the Boardwalk occurred between 1910 and 1920 and by the 1930s, the surrounding area was a dense mix of multi-family residential structures and bars and restaurants. In 1940, the neighborhood was well-populated, with more than twenty thousand people per square mile. During the same period, approximately 12 percent of the population was under the age of 18, suggesting that families lived here. By the early 1960s, density began to dissipate, and surface lots replaced sites formerly occupied by housing and restaurants.

By 1970, the density of the Area had declined almost three quarters from 1940, with about five thousand people per square mile. In the census block, the neighborhood had lost 770 of the 1784 units of housing that existed 30 years prior. This decline occurred prior to the opening of Atlantic City’s first legal casino in 1978, which suggests that outmigration from cities to the suburbs that defined the post-war era throughout the nation likely 22

contributed to the Area’s initial depopulation.

Despite the decline in population, “Snake Alley,” the area between Pacific Avenue and the Boardwalk along Westminster Avenue, was thriving with bars, restaurants, and shops between 1970 and 1980. Historian Bryant Simon called it “probably the most exciting and alive place in town” during this ten-year period. By the 1980s, many parcels were acquired by speculative investors who believed that following the legalization of gaming would be highly sought by casino owners. Land speculation has prevented new development and set unrealistically high land values. Although the strength of Atlantic City’s casino industry declined dramatically in the 2000s, the properties in the Area remain largely vacant and underutilized.

Additionally, there is one property within the Area and two others just outside of the area that have been deemed worthy of preservation and thus placed on the National Register of Historic Places. These properties are important historical pieces that must

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The Atlantic City Boardwalk, 1922 Source: http://drx.typepad.com/psychotherapy blog/2009/11/vintage-photos-1922-1.html

EXISTING CONDITIONS

be preserved and offer a great opportunity to build on the City’s existing assets. As shown on the National Register of Historic Places map, The Madison Hotel (now called Baymont Inn & Suites) is located within the Area. This property was built in 1929 and added to the National Register of Historic Places on December 20, 1984. Just outside of the Area on Pacific Avenue are two more historic properties: The Church of Ascension and St. Nicholas of Tolentine Church.

John Schultz, Crowds gather on Snake Alley, formally known as South Westminster Avenue, during the Gay Pride Parade on June 29, 1980.

Source: http://www.pressofatlanticcity.com/news/press/atlantic_city/atlantic-city-has-long-history-of-marketing-to-gay-community/article_5d832c40-ab13-11de-ae02-001cc4c03286.html EXISTING CONDITIONS

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National Register of Historic Properties 24

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EXISTING CONDITIONS

LOCAL DEMOGRAPHICS

of the parcels in the blocks between Dr. and South Ocean Avenue, next to the CRDA Martin Luther King Jr Boulevard and South building. They also own majority of the lots Atlantic City exhibits demographic Kentucky Avenue. In addition to these lots, between South South Carolina Avenue and characteristics similar to New Jersey’s other approximately 15 lots in block 51, close Pennsylvania Avenue, which include the cities. The City, compared to the state, is to Pacific Avenue and 3 lots adjacent to blocks that constitute the eastern boundary young and diverse. African Americans make Westminster Avenue on the northern side of the Area. up 33.1 percent of the population; 27.5 are also owned by the same business. They percent are Hispanic; 22 percent are White; also own all the lots in the block to the west Center City Properties, AUM AV LLC and Schiff Enterprises are the next largest 15.3 percent are Asian; and 2.1 percent are of the Area. property owners in the Area. While most of two or more races. The remaining roughly 1 percent of residents are American Indian, Another big property owner in the Area is the properties owned by Schiff Enterprises other race alone, or Native Hawaiian/Pacific DGMB Casino, a Limited Liability Company are right off the Boardwalk, Center City Islander. The median age of Atlantic City (LLC). About 15 parcels on the eastern most properties and AUM AV LLC own a number residents is 35.9, compared to a county block in the Area, 13 of which are next to of adjoining properties along South New average of 39.9 and a state average of 39.4. each other, are owned by them. In addition York Ave, St. James Place, South Tennessee Atlantic City’s median household income to these, DMGB Casino also owns 5 adjoining Avenue and South Ocean Avenue. is $28,065, which is far less than the state properties between S. Tennessee Avenue average of $70,165. The City is also home to a greater portion of foreign-born residents Table 1. Major Owners in Area* than the state; 29 percent of Atlantic City were not born in the United States, as Owner Area of Properties Owned Number of Properties Owned opposed to the state-wide average of 21.6 (Acres) percent. Egyptians, Sudanese, Albanians, Boardwalk Piers, 9.3 43 and Bulgarians make up just some of the LLC ethnic communities found in the City.

DGMB 3.6 21 Schiff Enterprises 3.5 9 PROPERTY OWNERSHIP Kentucky 2.1 9 While there are a large number of small lots Association in the Area, a majority of these parcels have John Schultz and 1.4 27 been amassed by about ten property owners. Gary Hill AuM AV LLC/Kane 0.6 11 Boardwalk Piers, LLC (with a common * All major owners are shown on the Major Owners Map. Major owners were identified business address) owns nearly 25 lots, as property owners that owned five or more properties in the Area as of the 2015 Tax which accounts for more than two-thirds Assessment.

EXISTING CONDITIONS

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Major Parcel Owners 26

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EXISTING CONDITIONS

ENVIRONMENTAL CONSTRAINTS and difficulty draining as a result of Hurricane Sandy. Mitigating the drainage failures of the Historic Susceptibility to Area involves construction of a new storm Flooding & Storm Damage main along the Boardwalk, new flood control structures and lift stations, a new storm The most damaging storm in Atlantic City’s main to replace the current Mansion Ave history in recent memory prior to Hurricane Main, a new 48” outfall, and the design and Sandy was the winter storm of 1962. In permitting costs associated with all of these; addition to the loss of three lives, the the total cost of these combined projects 1962 storm cost Atlantic City $10 million is over $7.7 million. While this particular (approximately $76 million in 2013 dollars). outfall area failed most recently, there is little While the City was fortunate not to have lost to indicate similar failures could not occur any lives directly attributable to Hurricane along the Boardwalk blocks – especially if Sandy in 2012, its economic impact was just the relatively high percentage of vacant lots as damaging; the City’s 2012 Storm Damage in the Area were to experience impervious Mitigation Project plan estimated economic infill development. losses of $75.2 million, including a portion (albeit a dilapidated portion) of its famous Boardwalk. Tide heights reached 8.9 feet, just Climate Change: Increased Storm shy of the record set by 1962’s storm, but in and Flood Susceptibility most other measures – wind speeds reached 77 mph and 85% of the City experienced More unsettling than the damage and costs flooding – Hurricane Sandy surpassed all associated with past storm events is the disasters in the City’s recorded history. prospect of future flooding. For one, based on flood levels throughout the City, neither Little record, from either major event, of of the two historic disasters mentioned storm damage specifically within the Area above qualified as 100-year flood events exists. However, there was a critical storm (the 100-year flood, also known as the infrastructure failure on its periphery. Ending “base” flood, would reach flood heights of at South South Carolina Ave, the Area borders 10 feet in the Area – flood levels in the City the 36 acre Mansion Ave drainage outfall rose to about half that height). Statistically, area, which experienced significant flooding worse events are likely to come. Second, the FLOODING AND STORMS

EXISTING CONDITIONS

effects of climate change are poised to make events similar to Hurricane Sandy both more likely and more intense.

Flooding has already increased rapidly over the past several decades. In the 1960s, the City experienced an average of 3.1 “nuisance” floods (minor events occurring when tides reach 1.5 feet over the City’s high water mark) per year, according to NOAA. Today, Atlantic City experiences 24 nuisance floods per year – nearly a 700 percent increase, and enough to make it the third most frequently flooded community in the United States (NOAA Technical Report: Sea Level Rise and Nuisance Flood Frequency Changes around the United States). This trend is bound to worsen as sea level continues to rise at a rate of 1.31 feet per 100 years. According to the 2014 National Climate Assessment, a product of the federally-operated U.S. Global Change Research Program, incidence of heavy precipitation events has increased by 71 percent in the northeast since 1958; if the climate is exposed to continued increases in emissions these events will be three times more likely than they currently are by years 2081 - 2100.

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FEMA Flood Zones 28

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STORM SURGE While storm surge and flooding are two integrally related terms, the two should not be confused. As stated above, changes to the climate are likely to result in increases in precipitation. This precipitation falling directly on the City’s impervious surfaces, without sufficient time for drainage, is one way that flooding occurs. Storm surge is another means for a flood to occur (though they frequently occur together); however, rather than being driven by rainfall, storm surge is a rise in tide levels resulting from atmospheric pressure changes and winds associated with strong storm systems. In theory, a storm slightly stronger than Superstorm Sandy could create an approximately 3 meter high storm surge (like that depicted) without producing a single rain drop. Storm surges are of particular concern when combined with heavy precipitation. This effectively doubles the strain on the City’s stormwater management infrastructure. Worse still, climate scientists believe that changes to the global climate – in addition to raising sea levels through glacial melt – will lead to increased extreme storm wind and pressure activity and, as a result, record storm surges.

It is important to note that a 3 meter (approximately 10 foot) storm surge is not equal to a 10 foot base flood elevation.

On any given day, high tide in Atlantic City might reach 4 to 5 feet in elevation, and so depending on tidal timing, a 10 foot surge EXISTING CONDITIONS

exceeds might exceed tide levels by only 5 to 6 feet, rather than a full 10 feet as its name might connote. The sand dunes along the City’s beaches also offer some protection from storm surge. These factors account for the difference in flooding depicted in the Flood Zone map which would occur due to a number of flooding factors, and the Surge Surge map which would occur from storm surge alone.

CONTAMINATED SITES There are no sites in the Area on the known contaminated sites list as identified by New Jersey Department of Environmental Protection (NJDEP).

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WETLANDS According to NJDEP, there are no parcels in the Area identified as wetlands.

IMPERVIOUS SURFACE Impervious Surfaces are defined by ‘Coastal Zone Management’ Rules as the following “Any structure, surface or improvement that reduces and/or prevents absorption of stormwater into land. Porous paving, paver blocks, gravel, crushed stone, crushed shell, elevated structures (including Boardwalks) and other similar structures, surfaces or improvements.”

About 58 percent of the Area is covered by asphalt pavement (This includes any active parking lot or existing roadway). Only 17 percent of the Area is pervious and all these are currently vacant plots, which are lots that are grass, dirt, the site of a demolished building, or are an inactive parking lot. The large amount of impervious surface makes this Area very vulnerable, especially as it is inside the 100-year flood plain. It is important that future redevelopment include pervious stormwater management infrastructure to minimize contributions to flood intensity.

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Parking Lots and Vacant Land EXISTING CONDITIONS

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FEMA AND NFIP REQUIREMENTS

asphalt or pavement legally existing on the exterior walls of the enclosed area must the site at the time the application is be permanently open to permit floodwaters submitted. If the amount of impervious to pass through. Non-residential buildings cover calculated is greater than the net are not required to build 2 feet above the land area of the site, the acreage of the base flood elevation, however, they must Nearly all of the Area falls within FEMA’s impervious cover allowed on the site 100-year flood zone (1 percent change of incorporate flood proofing techniques. shall be the acreage of the net land flood), and a small portion near Pacific Ave area. Some exceptions include: falls within the 500-year flood zone (0.2 CAFRA percent chance of flood). There are two ◌◌ Stormwater management sets of regulations governing the elevation The Area falls within the CAFRA (Coastal facilities and solar panels of structures in designated flood zones: the Area Facility Review Act) boundary, therefore are not counted toward the Flood Hazard Area Control Act (N.J.A.C. 7:13) the act and its regulations are applied. While impervious cover limit for a site and the National Flood Insurance Program CAFRA imposes costs and restrictions on (NFIP). In 2013, the City adopted emergency proposed developments, it also affords the • The high-rise structures rule does not amendments to N.J.A.C. 7:13 which City strategic advantages over other coastal apply to: incorporated the use of FEMA’s advisory communities. Because of the special rules base flood elevations. The NFIP is a mutual applicable only to Atlantic City, developers ◌◌ Development in Atlantic City agreement between the Federal Government may build at greater heights and intensities ◌◌ Utility structures that have a and the City which requires the City to adopt than any other New Jersey coastal community. demonstrated need and enforce floodplain regulations that meet Thus, high-rise residential, hotel, or casinos ◌◌ Wind turbines the NFIP criteria. Those buildings built in can be built in the City. Because Atlantic accordance with these regulations have a City is considered a Special Area under CAFRA was established in 1973 to lower risk of flooding and can be insured at CAFRA, there are additional exceptions that protect coastal areas from the effects of lower rates. apply to the City. These exceptions include: uncoordinated development in order to preserve the most ecologically sensitive The current regulations for residential buildings require that the lowest habitable • Development in the City is acceptable and fragile coastal lands. CAFRA regulates floor must be constructed 2 feet above the within existing public open space, almost all development activities involved in FEMA 100-year flood elevation. Construction provided the public open space is a residential, commercial, public or industrial including construction, below the first finished floor should consist street right-of-way or the Boardwalk, development, of flood-resistant materials, and must be a and the development meets the relocation, and enlargement of buildings or structures.

Additionally, CAFRA garage/storage area under 625 square feet required standards. regulations include all related work, such in footprint or a crawl space that is 6 feet or • Impervious cover is to be placed on as excavation, grading, shore protection less in height measured from floor to floor. the area covered by buildings and/or structures and site preparation. CAFRA If this is not possible, at least 25 percent of 32

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requires permits for all of the following:

if the enlargement does not result in:

• Any development on a beach or dune • Construction of structures between mean high water line (or land ward limit of beach/dune) and a point of 150 feet land ward. Includes single family homes, commercial/industrial or public development, pools, etc.

• A residential development having 25 or more dwelling units (in CAFRA area) • Commercial development of 50 or more parking spaces (in CAFRA area)

◌◌ The enlargement of the footprint of the development ◌◌ Increase in the number of dwelling units within the development

The CAFRA Permit regulates all development on beaches and dunes, and the first house or other development within 150 feet of tidal water, beach or dune. If there is an existing, intervening development between a proposed project and the water, beach or dune, CAFRA will apply only to residential development with three or more units, commercial developments with five or more parking spaces, or public and industrial developments. CAFRA permits are not required for the following:

• The construction of a patio, deck or similar structure at a residential development • Solar panels/smaller sized wind turbines attached to a legally existing building, utility pole or impervious services • The expansion of an existing, functional amusement pier, provided such expansion does not exceed the footprint of the existing, functional amusement pier by more than 25 percent • The enclosure of an establishment offering dining, food services and

beverages that was in operation as of December 18, 2000 and is located upon a functional pier, provided the enclosure only includes an open area which was actively used in the operation of the establishment • Services provided, within the existing public right-of-way, by any governmental entity which involve: ◌◌ Routine reconstruction, substantially similar functional replacement, or maintenance or repair of public highways ◌◌ Public highway lane widening, intersection, and shoulder improvement projects which do not increase the number of travel lanes ◌◌ Public highway signing, lighting, guiderail and other nonintrusive safety projects

• The reconstruction of any development that is damaged or destroyed, in whole or in part, by fire, storm, or natural hazard, provided that such reconstruction is in compliance with existing requirements or codes of municipal, state and federal law • The enlargement of any development EXISTING CONDITIONS

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SEXUALLY-ORIENTED BUSINESSES The presence of sexually oriented businesses (SOB) within the Area is currently an impediment to development and the overall perception of Atlantic City. For this study, a SOB includes those businesses classified as nude clubs, peep shows, adult book/video stores, swinger’s clubs and bikini bars. An “adult bookstore” or “adult video store” is classified as a commercial establishment that has as a significant portion of its stock, derives a significant portion of its revenues from, or maintains a substantial section of its display space for the sale or rental of printed media, photographs, films, or other visual representations, that are characterized by their emphasis upon the exhibition or description of specified sexual activities or specified anatomical areas. Within the Area there is an adult bookstore, a swinger’s club and a bikini bar.

municipal or county playground or place of public resort and recreation, or any hospital or any child care center, or within 1,000 feet of any area zoned for residential use.” For this study, all places that require a 1,000-foot buffer are classified as “sensitive locations.”

Additionally, this subsection does not apply to businesses that existed lawfully prior to the opening of a sensitive location located within the 1,000-foot buffer. As shown on the Sexually-Oriented Business 1,000 Ft Buffer Analysis map on the following page, numerous SOBs, including all three located within the Area, are located within these 1,000-foot buffers and are in direct violation of the ordinance. Those areas highlighted in red have been identified as areas that fall within the 1,000- foot buffer of sensitive locations and other existing SOBs.

The current locations of the SOBs contribute to the negative perceptions of the blocks within the Area and dissuade investment.

In order to bring tourists back to the City and create a family-friendly, safe place the The Atlantic City ordinance regulating current locations of the SOBs should be SOBs, Ord. No. 28-1980, cross-references addressed. While the ordinance was initially the State of New Jersey Criminal Code designed to deter crime and promote a safe (N.J.S.2C:34-2). The ordinance states that neighborhood, the resulting outcome has “no person shall operate a sexually oriented actually created a perception of high crime. business within 1,000 feet of any existing sexually oriented business, or any church, The Plan proposes that the negative synagogue, temple or other place of public and positive impacts of having SOBs be worship, or any elementary or secondary evaluated. Based on the study, strategeies school or any school bus stop, or any should be proposed to proceed further.

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Sexually Oriented Business 1,000 ft Buffer Analysis EXISTING CONDITIONS

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EXISTING CIRCULATION The Area consists of beach blocks that extend perpendicular from Pacific Avenue, a major two-way arterial. The streets serving these blocks consist of seven dead-end, twoway neighborhood streets, two of which are connected by way of alleys, one one-way and another two-way. The Existing Ciruclation map shows the current circulation pattern.

The existing streetscape of the Area possesses several attributes that create adverse effects on pedestrian activity and vehicular circulation. All seven streets of the beach block are dead ends; while some streets do allow for egress by way of cutting through alleys, four streets require drivers to exit by either cutting through surface lots or executing multi-point turns.

This negatively impacts travel time, and discourages drivers from using the dead end to drop off passengers at the Boardwalk.

Pedestrians also face numerous problems in navigating the beach blocks. On several streets, the sidewalks are not clearly elevated or delineated, and cars routinely park on what is technically sidewalk.

Additionally, the proximity of several parking lots to the Boardwalk allows pedestrians to “bypass” most of the blocks themselves, reducing pedestrian activity within the Area. South Ocean Avenue does not 36

have pedestrian access to the Boardwalk; Table 2. Existing Street and this is not clearly marked. Despite an Right of Way Dimensions obvious oversupply of parking, metered street parking can be found on six streets. Street Name Cartway Right-ofWidth way Width The length of the blocks discourages Pacific Avenue 34’ 60’ pedestrian activity; the shortest block is 21’ 50’ approximately 1,130 feet, the longest is 1,420 S. Dr. Martin Luther King feet. Moving between the blocks is frequently only possible by cutting through empty lots or Boulevard 19’ surface parking, and no crosswalks exist. Both S. Mount Vernon 10’ Avenue of these lead to perceptions of lack of safety.

S. Kentucky 25’ 50’ Given the issues identified, future plans Avenue should focus on the following goals: Westminster 16’ 30’ Avenue • Reduce conflicts between vehicles and S. New York 24’ 50’ pedestrians by more clearly delineating Avenue space for pedestrians and vehicles 26’ 50’ • Improve circulation by connecting St. James Place dead-end streets, allowing for easier S. Tennessee 28’ 50’ egress from the beach blocks Avenue • Concentrate parking closer to Pacific S. Ocean Avenue 19’ 40’ Avenue to ensure pedestrian traffic on S. South Carolina 27’ 50’ key corridors Avenue

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Existing Circulation EXISTING CONDITIONS

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PUBLIC TRANSPORTATION Atlantic City is served by a variety of public transit options. The New Jersey Transit rail line, the Atlantic City Line, connects the City to Philadelphia. The rail station is about .75 miles from the northwestern corner of the Area. There are also several express buses that provide service to parts of Pennsylvania, New York, and the rest of New Jersey. The Atlantic City Bus Terminal is only .25 miles from the northwestern corner of the Area.

In terms of inter-city accessibility, there are local Atlantic City Jitneys, which are small shuttle busses that run on several routes throughout the City. Of the 4 routes which circulate through the City, routes 1, 2, and 3 all have stops in the Area along Pacific Avenue.

J. Barnes, 2010 Source: http://www.subchat.com/buschat/read.asp?Id=217760

A total of 5 different Jitney bus stops are found in the Area. These jitney routes connect the Area to the train station, airport, Atlantic City Aquarium, hotels, casinos, the outlet malls, convention services, and Boardwalk Hall. There is an assortment of public transit choices from the Area, making it very accessible from outside and inside of Atlantic City.

Atlantic City Bus Terminal Source: http://ogrenconstruction.com/portfolio-item/nj-transit-atlantic-city-bus-terminal/

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Existing Public Transit EXISTING CONDITIONS

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LAND VALUES AND ASSESSMENTS The study conducted by the Reinvestment Fund mentioned earlier in the report, provides insight into the land values and assessments in the Area. Through their Market Value Analysis, TRF reached the surprising conclusion that the properties within the Plan Area, despite their proximity to the boardwalk and the ocean, had amongst the lowest median sales prices in the City. The Area’s property values were ranked “G,” the second lowest property value designation in that study. The map depicting assessed land values per square foot for the Area, confirms that property values there are relatively low compared to neighboring portions of the City. The City has assessed the property values for the Area’s parcels noticeably lower than beach-front blocks to the northeast and to the southwest. The citywide average land value per square foot is $12.90.

worthy of investment. The citywide average Improvement Value to Land Value Ratio is 0.91. Ratios for the majority of properties in the Area are 0.10 or lower, which reflects the abundance of parking lots, vacant lots, and decrepit structures present. Such ratios indicate the Area is ripe for development.

The overall value of a property is determined by two sub-values: the value of the land the property occupies and the value of the improvement or structure situated on that land. While knowledge of one or the other of these values can lend understanding to a potential buyer, the ratio between the two is important as well – the Improvement Value to Land Value Ratio– is also valuable in determining whether or not a property is 40

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Improvement Value to Land Value Ratio EXISTING CONDITIONS

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Assessed Value of Land Per Square Foot 42

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LAND USE AND ZONING EXISTING ZONING AND PERMITTED USES As shown in the Existing Zoning map the entirety of the Area is zoned Resort Commercial Development District (RS-C). The RS-C zone allows for multi-family residential buildings, rectories, home occupations, retail sales and related services, personal service and custom craft uses, food product uses (i.e., grocery stores), food beverage and service uses, financial uses, office and professional uses, business service uses, medical and related uses, educational uses, governmental uses and cultural and recreational uses (e.g., parks, playgrounds, and museums).

Conditional uses include boarding houses, gasoline fuel stations, utility substations, fire stations, places of worship, community and recreation centers, libraries, and stadiums.

mostly unsuccessful. The zoning restrictions have contributed to the economic stagnation of the Area and is a barrier to development.

In response to this problem, this Plan is proposing an alternative to the traditional zoning strategies: a form-based code.

The City district regulations state the RS-C Zone was “…intended to apply to established resort areas in the City. Its purpose is to provide for the City’s main industry, consisting predominantly of transient and touristoriented uses, at such intensity as is justified by the City’s limited land resources, high land values and infrastructure capacity.” As recent years have shown, this strategy has been LAND USE AND ZONING

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Existing Zoning Districts 44

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EXISTING LAND USE The Area is dominated by vacant land and parking lots. The disproportionate amount of parking in relation to existing structures is a significant factor in classifying the Area as underutilized. Much of the vacant land has been abandoned for a number of years after former structures were demolished and no new developments have taken place.

Additionally, there are many abandoned structures located on lots within the Area that do not fall under the vacant land category.

Secondary to vacant land is commercial land use. Residential uses and hotels are another land use group within the Area. The residential uses are characterized by multifamily structures clustered in certain areas.

The overall quality of the buildings ranges from well-constructed and maintained to dilapidated.

LAND USE AND ZONING

Table 3. Breakdown of Existing Land Use Land Use/Class* Parking (4:211,212) Commercial (4A) Vacant (1) Residential (2) Hotel (4A) Condo (4C) Public (15C)

Ares in Acres 15.9 9.3 9.3 8.0 1.2 0.6 0.1

% of Total Area 31.8% 18.6% 18.6% 16.0% 2.4% 1.1% 0.2%

*Property classes are designated in New Jersey MOD-IV.

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MARKET ANALYSIS

Multiple factors cause an impact to an area’s economic stability and competitive advantage in the market. An asset in Area is its proximity to the oceanfront and the Boardwalk; thus making it a prime location for development. The utilization of form based code is a recommended approach included in this Plan that would allow for the inclusion of low-to-mid-rise residential development. Traditional economic and demographic projections illustrate a slow growth in the residential market. However, based on assumptions of significant changes in the market and industries in Atlantic City in the near future, residential development will be an economic driver in the area, anchoring the growth of retail and office uses.

The opportunity exists to rebrand the Atlantic City Area as a live-work, seasonal, and premiere residential neighborhood with green space locations and a connected street network to create a more walkable and accessible neighborhood. In tandem, the presence of 21st century economic development activity could magnify the area’s regional employment opportunities and draw individuals working in or around Atlantic City.

Atlantic City’s metropolitan area is one of the least sprawling areas in the country, just behind the New York City and San Francisco metro areas. Its compactness and connectedness make the City a compelling candidate for smart growth practices that foster vibrant, walkable, and mixed use communities.

an overview of the residential, office, and retail markets. The market analyses examine existing factors and conditions as well as opportunities for growth in the future. The following analyses were conducted in the market analysis report: 1.

2.

3.

4.

5.

6.

7.

Analysis of Recent Property Sales Industry and Employment Analysis A Retail Market Analysis Office Space Market Analysis A Residential Market Analysis A Residential Development Analysis Smart Growth Practices

A full market analysis was developed for this plan and is available for review in the appendix section. The plan essentially includes an economic and industrial analysis as well as MARKET ANALYSIS

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SUMMARY OF FINDINGS

are not having all their needs met.

$112,516,500 to $150,022,500.

• With a total assumed square footage of 750,111 to 1,000,147, a yearly range of rental revenue from new residences was estimated to be $13,501,980 to $18,002,700.

• Considering taxes, land purchases, and cost of construction, the total cost of development for 1000 units was estimated to be $267,083,719 or $267,084 per unit.

• Based upon the projected buildout of the Area, over $5 million in tax revenue would be generated annually.

PROPERTY SALES OFFICE SPACE MARKET ANALYSIS • A substantial portion of the Area has • Atlantic City has a higher office vacancy been sold in recent years. Nearly a rate and lower asking rents than the third of the Area has been transferred southern NJ office market as a whole. between owners since 2012; however, • Over 80 percent of the workers the majority of sales are not considered employed in Atlantic City reside in other arm’s length transactions. municipalities. Of those who reside in • The multiple sales occurring in the Atlantic City, almost 40 percent are Area might serve as an indication that employed in other municipalities. owners are planning for development.

• This imbalance reflects the current lack • The land value of the Area is clearly of desire to both live and work within assessed at a lesser value than adjacent the City; however, it also indicates the boardwalk-abutting blocks.

When current infrastructure and means of analyzing strictly arm’s length sales of transportation are substantial enough SMART GROWTH vacant or unimproved land, all sales to support the heavy commuting. As • A major asset of the Atlantic City were higher than their respective different industries grow within the metro area is that it is one of the most assessments, some being sold at a City, this work flow imbalance should compact and least sprawling areas in considerable premium. move toward equilibrium. the country, behind only the New York City and San Francisco metropolitan RETAIL MARKET ANALYSIS RESIDENTIAL DEVELOPMENT ANALYSIS areas. Combined with a form-based • A surplus and leakage factor analysis • About 50 percent of the land area in the code, the marketplace for the Area determined which industries have a Area was calculated to be either vacant holds much opportunity for a vibrant, strong presence in the City and which or currently used for parking. These connected, mixed use community. industries have room to grow. The Area sites are considered “Developable has 16 industries who have perfect Land”, readily available for development leakage, which means that the Area of mixed use buildings anchored by is not able to meet the local demand. residential uses.

The Area also has businesses with high • It was determined that the Area could surpluses, meaning they are attracting support the development of up to customers from outside the Area.

1,000 residential units totaling over • There is a major imbalance between one million square feet. the businesses catering to outsiders • The total cost of construction for in comparison to those serving one million square feet of residential residents, especially since residents development was estimated to be from 48 ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP MARKET ANALYSIS

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GUIDING PRINCIPLES Establish a new, vibrant, resilient, mixed-use neighborhood in an underutilized area of the City This Plan envisions the transformation of the Area into Atlantic City’s premier mixed-use neighborhood that is an attractive location for residents, businesses, and visitors. The Plan builds upon the Area’s proximity to the beachfront and Boardwalk and proposes strategies to create an adaptable neighborhood that is known as an ideal place to live, work, and play. The Area will be revitalized through the replacement of underutilized and vacant properties with sustainable and resilient buildings that serve residential, commercial, and retail uses. A mix of housing typologies for a range of income levels will attract a residential base and improve property values in the Area. Complementary small businesses and creative startups will provide a new source of tax revenue and will provide neighborhood amenities for residents and visitors to enjoy. Parks and open spaces will serve as places for recreational activities and will provide environmental benefits. Roadways will be made more pedestrian-friendly, and pedestrian pathways and bicycle lanes will be provide linkages to popular destinations throughout the Area.

Capitalize on existing assets and the history of Atlantic City Historically, the Atlantic City embodied many aspects of New Urbanism with mixed-use neighborhoods and row houses with front porches and alleyways in the back. The City also has a legacy as a tourist destination best known for its casino industry and historic Boardwalk. This plan seeks to combine these elements of Atlantic City’s history to reinvent the Area as neighborhood which offers a mix of housing typologies and also includes a commercial area and entertainment attractions. The Plan seeks to achieve a walkable and economically thriving mixed-use district through introducing form-based code and re-zoning. Additionally, the Plan presents aggressive enforcement of building standards and regulations as mechanisms to enhance the physical environment. Building height regulations seek to maximize properties’ views of the ocean and improve the desirability of real estate within the Area.

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Rebrand the Area to spur initiatives related to economic activity The rebranding of the underutilized area as a vibrant and resilient mixed-use neighborhood holds the potential for increasing the desirability and property values in the Area. This Plan envisions that the residential housing market will be a primary driver of economic development for the Area, specifically through generating property taxes and stimulating the growth of neighborhood amenities such as restaurants, coffee shops, and local retail to serve residents and tourists. Furthermore, the Plan seeks to attract compatible small businesses to the Area, such as microbreweries and artisanal food companies. Atlantic City is well-suited for agricultural-related production since Atlantic County is the second largest agricultural county in New Jersey with approximately 500 farms, producing crops and agriculture worth over $128 million annually. The establishment of microbreweries, known for their creative approach to brewing, can help transform the Area into an exciting center for the local food movement, leading the emergence of other businesses such as farm-to-table restaurants.

Enhance resiliency and livability through green practices This Plan introduces practices that will increase the Area’s resiliency to future natural disasters, considering the City’s vulnerability to weather events such as Superstorm Sandy. It includes plans for new green spaces, which help retain water in flood prone urban areas and also provide recreational benefits. In addition to introducing flood proofing standards, the Plan recommends the establishment of green building practices to offset potential environmental impacts caused by new development. In addition to their environmental benefits, green buildings have demonstrated greater energy savings and lower operating costs. By leveraging green building standards, Atlantic City could encourage more sustainable development and promote substantial savings. Urban gardening and roof gardens can serve not only as a stormwater management technique, but would support the local restaurants in the Area and could encourage a farmto-table food market.

GUIDING PRINCIPLES

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Create pedestrian-oriented environment that promotes walking and biking To improve circulation and accessibility within the Area, this Plan proposes the creation of a bike lane between Pacific Avenue and the Boardwalk and a series of restaurants along S. Tennessee Avenue. The bike lane would be separated from the moving traffic lane by a row of angular parking and green patches, making it safer and more comfortable for bikers.

Encouraging walking and biking within the Area is expected to increase traffic to potential restaurants and stores along S. Tennessee Avenue. Creating complete streets is intended to enable safe access for all users, including pedestrians, bicyclists, motorists and transit riders of varying ages and abilities. To improve accessibility for people with disabilities, all sidewalks and bicyclists must comply with the regulations set forth in the Americans with Disabilities Act (ADA), and the texture must be compliant with ADA guidelines. A compatible street grid will provide space for sitting and interacting with neighbors along the residential and commercial streets. Additionally, within commercial areas, the streetscape will provide adequate space for businesses to setup outdoor seating and merchandise displays while maintaining pedestrian accessibility.

Improve and preserve access to the waterfront Access points exist at the end of every beach block except one, S. Ocean Ave. The Plan aims to improve access by creating safe and walkable routes to the Boardwalk and waterfront. Additionally, the main park, the waterfront park will create a new major access point and will bring the natural environment further into the Area. The Plan will improve four of the dead ends that currently exist through the proposed circulation plan. It is recommended that a pedestrian/ bicycle access point be added at S. Ocean Ave and that curfews for bicycle riding on the Boardwalk are lifted.

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OPPORTUNITIES There are three places within the Area that have been identified as an example of a place that could provide many opportunities for the neighborhood. These sites are shown in detail below. Though these are being pointed out as examples, the entire Area really is an opportunity site. Snake Alley would function as an almost twenty-four hour, pedestrian-only entertainment area. It also can act as a place where visitors or residents can make multiple stops in one trip. South Tennesse Avenue will also be a vibrant commercial corridor with dense residential development with a variety of housing options. South Tennessee Avenue can capitalize on views to the historic St. Nicholas of Tolentine Church and the new proposed parks. The main park off of the Boardwalk will take advantage of the natural environment and create more greenspace.

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SECTION TITLE

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SECTION TITLE

SOUTH TENNESSEE AVENUE • • • • •

Pedestrian and bicycle oriented “Eyes on the street” Open space Mixed-use neighborhood View of historic St. Nicholas of Tolentine Church

Lancaster Boulevard, Lancaster, CA, USA http://www.mparchitects.com/site/projects/lancaster-boulevard-transformation

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SNAKE ALLEY BEFORE

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AFTER

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SNAKE ALLEY • Pedestrian-only • Lively atmosphere • Restaurants, bars

Printer’s Alley, Nashville, TN, USA Source: http://thedistrictnashville.org/

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ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

OPPORTUNITIES

OCEANFRONT PARK • Entrepreneurial food-related opportunities • Open space • Sustainability • Attraction • Access to beach and the Boardwalk

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Asbury Park Oceanfront Food Truck Park, Asbury Park, NJ, USA http://www.jerseybites.com/2015/08/north-eats-asbury-parks-beachfront-foodtrucks/ OPPORTUNITIES

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OPEN SPACE ELEMENT

South Tennessee Avenue.

As mentioned in the Existing Circulation Currently the Area has no designated public section, the blocks abutting the Boardwalk park or open space besides the Boardwalk are unsuitably long. A comfortable distance and beach. While the Boardwalk/beach area most people are willing to walk is Âź mile, is a significant attraction, it is beneficial to which is the distance within the 5-minute designate an area as multi-use park space walking circle. It takes one nearly 6 minutes where a variety of activities can be held to get from Pacific Avenue to the Boardwalk. and that does not have limited accessibility.

This plan proposes three main open spaces: One objective of the Plan is to break up a pocket park along Pacific Avenue, a the perceptually long distance from the pedestrian pathway that runs parallel to the Boardwalk to Pacific Avenue by adding a Boardwalk, and a waterfront park. pedestrian pathway, commercial storefronts, and developments that will increase the Two historically known buildings sit along sense of enclosure while walking down the Pacific Avenue, a primarily commercial long blocks. The proposed pedestrian path corridor: the now vacant Knights of that runs parallel to the Boardwalk breaks Columbus Hotel and the St. Nicholas of up the long blocks and makes cross block Tolentine Church. The plan designates South circulation possible. Additionally, the path Tennessee Avenue as a main commercial gives bikers a route close to the beach since corridor within the Area. To offer public they are permitted on the Boardwalk at gathering space inland of the Boardwalk, limited times of the day. a pocket park is proposed on the site of a current parking lot. The lot is adjacent to The waterfront is the primary asset both the Knights of Columbus Hotel and across economically and socially for this Area. The the street from St. Nicholas of Tolentine waterfront park being proposed between Church. The park location was chosen for Tennessee Avenue and St. James Place will its proximity to the two historical structures serve as an extension of the Boardwalk, but and to provide a sense of arrival for someone as green space. The City Code, Chapter 92 visiting the neighborhood.

Beaches, Boardwalk and Oceanfront, Article 1 Use Regulations states that it is unlawful to The beachfront park, discussed further engage in athletic sports from June through below, is located on the same axis as the August along the beachfront. The park would pocket park and serves as a visual anchor be a place where sports and gatherings can inviting people to venture further down be held. By proposing a park in this location 64

ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

INSPIRATION FROM OTHERS

Tanner Springs Park, Portland, OR, USA Source: www.dreiseitl.com

Pier C Park, Hoboken, NJ Source: http://patch.com/new-jersey/hoboken/sunsand-water-at-pier-c-park-in-hoboken

OPPORTUNITIES

of the Area the most expansive available view of the beach is being preserved since much of the Boardwalk is lined with buildings at least 20 feet tall. The park would add diversity to the primarily commercial uses abutting the Boardwalk and would also have a designated plaza area for people who are looking for an outdoor place to relax without worrying about the high traffic of the Boardwalk or the sand at the beach. Shade will be provided by a creative beach umbrella-inspired canopy.

Lastly, the proposed open spaces/parks will bring urban vitality and activity beyond the beach and Boardwalk and into adjacent blocks. Exiting the Boardwalk and entering into the park, one will see the proposed commercial corridor on South Tennessee Avenue. The individual’s journey continues as he or she traverses Tennessee Avenue and reaches the pedestrian path where he or she can experience the happenings on Snake Alley or simply return to his or her residence.

The individual could also continue straight down South Tennessee Avenue to explore the proposed pocket park along Pacific Avenue.

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PROPOSED CIRCULATION

South Tennessee and Pacific Avenue. South Tennessee Avenue already has commercial development, which exhibits potential TRAFFIC The street pattern in the Area is that of a for this street as a main commercial/retail typical coastal town, dead-ending at the corridor.

Boardwalk on almost every block. There are currently poor connections between the On street parking, bicycle lanes as detailed streets, which makes the Area intimidating. later and the pedestrian crossings will act as In order to increase circulation and street traffic calming measures on these proposed traffic, a main loop is being proposed between one-way traffic streets.Alternate traffic South Tennessee Avenue and St. James Place patterns are being considered. The first is an and would become one-way with one lane additional connection from South Kentucky of travel towards the beachfront. Another Avenue to Dr. Martin Luther King Boulevard, connection is proposed between St. James which will be an extension of a portion of Place and South New York Avenue. This South Mt. Vernon Avenue. The second is for intersection that would be created on South all of South New York Avenue to be a twoNew York Avenue acts as a key intersection, way street. remaining one-way from the intersection to Pacific Avenue. At this intersection, a left PEDESTRIAN turn is available towards Atlantic Palace. Through creating this one-way loop that Traffic can also travel straight through the forces a driver to travel throughout the Area, circulation on the street will increase. intersection onto Westminster Avenue.

Additionally, a driver will have to make A third connection is proposed between a this loop before travelling to the proposed continuation of Westminster Avenue (which parking structure located between St. James exists as a small service road currently) Place and South New York Avenue adjacent and South Kentucky Avenue where South to the Best Western Hotel that fronts Pacific Kentucky dead-ends. All of these streets Avenue. Pedestrians will have to walk would remain two-way and two lanes. South down one of these streets, which will also New York Ave is the proposed exit back onto increase foot traffic and “eyes on the street.”

Pacific Avenue because it continues through A connector-bicycle and pedestrian path Atlantic City. South Tennessee Avenue was is proposed that will cut the Area through chosen as the entrance into the Area because the middle. This path will be for only of the view of St. Nicholas of Tolentine bicycle and pedestrian traffic. On the Church, which is located at the corner of western boundary of the Area, the path connects to the Artlantic Park and on the 66 ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

other it could be extended to the resorts.

This path intersections with the proposed pedestrian only zone on Westminster Avenue (referred to as “Snake Alley”).

BICYCLE Bicycle lanes are proposed on South Tennessee Avenue, South New York Avenue and a part of St. James Place. The bicycle lane will be on the inside of the loop on South Tennessee Ave. and will follow the loop but continue up St. James place to connect with the bicycle/ped path. The bicycle lanes on South Tennessee Ave., St James Place and South New York Avenue will be 4 feet in width. From the pedestrian path, the bike lane will again continue on the inside of the loop up South New York Ave. The connector-bicycle and pedestrian path will also intersect with the on-street bicycle lanes at various locations and will be part of this new bicycle network. This path is parallel to the Boardwalk, and can serve as a safe path when the Boardwalk is closed to bicycle traffic late at night. The path is intended to be a greenway, which will be created with pervious material.

There are other proposed bicycle projects ongoing in Atlantic City. The newly proposed bicycle lanes in this Area were laid out to complement the new bicycle projects. This was considered in hopes that they will become part of the greater Atlantic City bicycle circulation network.

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FORM-BASED CODE

It is proposed that the City adopt a form based code, which is an alternative method to conventional zoning. A form-based code regulates the shapes of buildings and forms and the public realm rather than focusing on separation of uses. The form-based code allows more focus to be placed on creating, revitalizing, and preserving parts of our area to create a more vibrant, pedestrian friendly place where tourists and residents from outside the Area want to visit. Additionally, a form based code will allow more predictable built results in the years to come for this Area and ensure the shaping of a high-quality built environment.

The current zoning for the Resort Commercial District attracts large developments and very tall buildings. The beachfront is a huge asset to the City and could become overshadowed by large developments that can be up to 385 feet tall (even 485 feet in some instances). The minimum lot area is 2 acres for casino hotels and 30,000 square feet for residential buildings, which makes it difficult for development to take place due to small parcels sizes and a variety of owners.

The current zoning essentially allows skyscrapers in this Area. If developments were built to the maximum allowable height, Atlantic City would become a mini-Manhattan. The casino attraction of Atlantic City has been on the downfall for several years and the City recognizes they can no longer completely rely on this industry.

Developing inviting beachfront blocks that cater to all ages and family types through a variety of uses will help bring people to this presently worn-down area.

The proposed form-based code (FBC) for the Downtown Loop on Atlantic City’s Boardwalk carefully considers the vulnerability of the Area. The FBC conforms with existing CAFRA restrictions under the coastal center designation and impervious surface is being limited. Building heights in the Area are being limited to 80 feet throughout the district.

The FBC also needs to take FEMA regulations into consideration when laying out design standards and building typologies. In accordance with FEMA requirements, residential uses will be confined to upper stories and any ground floor business use must provide adequate flood-proofing that complies with the National Flood Insurance Program. First floor residential are required to be built 12 feet above sea level. To give perspective, the boardwalk is generally at this height, whereas the streets are about 6 feet above sea level.

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FORM-BASED CODE

Traditional Zoning Auto-oriented, separated land-use planning principles

Form-Based Code Mixed use, walkable, compact development-oriented principals

Organized around single-use zones

Based on spatial organizing principles that identify and reinforce an urban hierarchy

Use is primary

Physical form and character are primary, with secondary attention to use

Reactive to individual development proposals Prescriptive regulations, regulating what is not permitted, as well as unpredictable numeric parameters, like density and FAR Regulates to create buildings

Proactive community visioning Prescriptive regulations, describing what is required, such as build-to lines and combined min/max building heights

The Form Based Code that is being proposed is structured in three parts: regulating plan, building typologies, and a street-corridor plan.

Regulating Plan • The regulating plan will identify how the building typologies relate to each other and where they will be permitted in the Area in accordance with height restrictions Building Typologies • Within the Area, five building typologies were created to achieve the goals laid out in the vision and objectives Street Corridor Plan • The street corridor plan will delineate sidewalk standards, including curb cut regulations and street standards Existing structures that do not conform are exempt from the height regulations outlined below.

Regulates to create places

Source: Form-Based Codes: A Guide for Planners, Urban Designers, Municipalities, and Developers, by Daniel G. Parolek, Karen Parolek, Paul C. Crawford, 2008.

FORM-BASED CODE

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SECTION TITLE

HEIGHT RESTRICTIONS BY FRONTAGE Areas

Mixed Use Large

Mixed Use Medium

Service Alley

Snake Alley

Boardwalk

Height

55-80 feet

40-55 feet

40-80 feet

Max. 40 feet

Max. 30 feet

BUILDING MASSING AND ENCLOSURE In an urban setting, enclosure is defined as the ratio of building height to street width. Enclosure helps to define urban space, is important to achieving a certain aesthetic, and when designed properly can increase one’s perception of safety. The Area has many vacant lots and surface parking lots that contribute to the current vast, empty feeling and the lack of enclosure within these few blocks. Enhancing the Area by focusing on what a sense of enclosure may be like given the existing right of way dimensions will make this Area more inviting to residents and tourists alike.

This Plan proposes a variety of building types that vary in height.

One reason for placement of the building types within the area was the goal of achieving between a 1:1 and 1:2 building height to street width ratio. In some instances, if development is constructed to the maximum allowable building height (80 feet), the ratio will be closer to 3:2. These ratios are graphically shown here. Studying the current building heights through a sun and shadow massing study, it was determined that a maximum suitable building height for this area is 80 feet. A building taller than 80 feet will not blend into the area and will cast excessive shadows during the cool winter months (See shadow study in Appendix).

BUILDING HEIGHT TO STREET WIDTH RATIOS USED IN AC REVITALIZATION PLAN

1:1

1:2

3:2 FORM-BASED CODE

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SECTION TITLE

REQUIRED COMMERCIAL

Commercial is required on key corridors that will create a lively street atmosphere. An animated street level provides “eyes on the street”, which will make the neighborhood safer. It will also help to make the Downtown Loop more than a one-stop place, creating clusters of shops, restaurants and bars. This, along with the proposed pedestrian path will help to make the Area walkable and pedestrian friendly.

Commercial is required on the first floor along Pacific Avenue, which is the largest right-of-way in the Area and already functions as a commercial corridor. The majority of South Tennessee Avenue also requires commercial, as this is the proposed new “restaurant row.” Further, the Plan has looked at Westminster, or “Snake Alley”, to be a pedestrian-only zone that is more geared toward night-life entertainment and bars.

Though commercial is required on these corridors, it is permitted and encouraged everywhere throughout the district. While the commercial focus is in two distinct areas, mixed-use building and high density residential uses are also encouraged throughout the Downtown Loop area.

PRINCIPAL PERMITTED USES BY BUILDING TYPOLOGY Area

Mixed Use Large

Mixed Use Medium

Service Alley

Snake Alley

Baordwalk

Dwelling Units

U

P

P

U

N

Structured Parking

P

P

P

N

N

Bed and Breakfast/Hotel

P

P

N

G2

P

Office

P

G2

G

N

N

Commercial*

P

G

N

P

P

Bar*

G2

G2

N

P

P

Surface Parking

N

N

N

N

N

Restaurant*

G2

G

N

P

P

Education Related

P

P

G

N

N

Civic Use/ Community Center

P

G

G

N

P

N - Not Permitted, P - Permitted, G - Ground Floor Only, G2 - Ground and Second Floor Allowed, U - Upper Floors Only *Consistent with Atlantic City’s Town Code definitions.

FORM-BASED CODE

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DESIGN STANDARDS These design standards shall be considered site plan standards.

Deviations from these standards shall be considered design standard waivers. The design standards will apply to any development within the Area.

GENERAL STANDARDS • The primary orientation of any structure shall not be towards a parking structure or parking lot.

• New buildings should relate well to public streets and parks, functionally and visually.

PARKING DESIGN • All 90 degree parking spaces shall be a minimum of 9 feet in width by 18 feet in depth where aisle widths are less than 24 feet in width (may be 8.5 feet in width by 18 feet if the aisle width is 24 feet or more) • Aisles shall be a minimum of 22 feet in width • Any ramp that exits from a parking facility onto a public right of way must have a transition section that is level.

• All 60-70 degree parking spaces shall be a minimum of 9 feet in width by 21 feet in depth where aisle widths are at least 18 feet.

• Ground floor uses of buildings are encouraged to be uses that generate the most amount of pedestrian activity. These include retail, restaurants and bars, specifically along South Tennessee Avenue, Pacific Avenue, Westminster Avenue and South New ARCHITECTURAL STANDARDS York Avenue.

• The type, shape, pitch texture and color of roof surfaces shall be architecturally compatible with the building style, material, colors and details.

• No exterior wall of a building or parking garage shall have large blank or featureless expanses. No blank walls may be built that have a width of over 30 feet.

• All pedestrian entryways shall be well marked, safe, well-lit, and separate from service entrances.

• Awnings, canopies and balconies are permitted and shall only extend a maximum of 2 feet from the exterior wall into the public right-of-way. They are permitted to extend a maximum of 5 feet from the exterior wall into the established setback to create public plaza or outdoor seating area.

• All storage of refuse or recyclable materials shall be maintained within the confines of an enclosed building or structure.

• To the extent permitted by public utilities, transformers and generators shall be located interior to the building, on the roof or vaulted underground within the pavement area of an adjacent street or sidewalk.

• The use of real materials rather than imitations is encouraged.

The use of vinyl siding, plastic roof tiles, brick vineer, Exterior Insulation Finish Systems, or other imitation materials are prohibited on the ground level and are discouraged on upper levels.

• Materials at ground level or at an entrance should be compatible with other building materials.

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FORM-BASED CODE

• Air conditioning units shall not be permitted in windows that are visible from the public right-of-way. Units located in nonwindow openings may be permitted if they are screened within the building wall.

• Foundation exposure shall be limited to a maximum of 24 inches above grade.

• Loading and service areas/entrances are permitted in service alleys or must be screened from public view.

• First floor retail, office, educated-related and food-related uses shall have 85% of their frontage animated. 60% of the frontage must be glass.

• The maximum height of the sill above the siewalk shall be 3 feet for first floor retail, office, educated-related and foodrelated uses.

GREEN AND SUSTAINABLE STANDARDS • Green sustainable building design, including LEED, and storm water technology is strongly encouraged.

• The finished first floor is permitted to be 12 feet above the base flood elevation.

• 50 percent of flat roofs must be green.

• Developments greater than 15,000 square feet are required to meet green standards (based on LEED checklist, referenced in Appendix) • For any surface parking lot, there must be 1 tree planted or 1 square foot of green space for every 10 parking spots.

• Exterior securtity gates are prohibited.

• Openings for any window shall have a vertical dimension greater or equal to horizonal dimension.

• Any mixed-use development or structure must break up the facade every 30-40 feet.

• Rooftop appurtenances, including architectural features such as spires, cupolas, domes, or belfries, are permitted, as long as their highest point is not more than 10 feet above the maximum overall height of the building regulation. Additionally, the total areas enclosed by the outer edges of the appurtenances, measured at the maximum overall height of the building, does not exceed 10 percent of the total horizontally projected roof area of the building.

• Stairs and elevator penthouses, parapet walls and equipment screens which project above the maximum height regulation shall count towards the 10 percent allowance.

FORM-BASED CODE

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a. Setbacks

MIXED USE LARGE

Maximum 80’- 0”

Commercial Corridor Setback

0’ Required*

Pacific Avenue Corridor

0’ Required*

*10’ max setback for residential and commercial uses. Commercial may expand another 10’ only for outdoor seating areas. b. Building Height

Max. Height (feet)

80

Min. Height (feet)

55

Finished Floor Elevation

Residential: 12 ft

c. Permitted Uses

Pedestal Building on Montgomery St, Jersey City, NJ.

f. Additional Regulations

Minimum Ground Floor 6’-0” Commercial Only

The height of a parking structure may not exceed the height of the principal building.

See permitted uses table d. Permitted Parking Configuration

No surface lots are permitted in front of a building. Parking must be contained within the building and cannot be visible from the public ROW. Refer to parking standards for supplemental information 76

Required green space (Checklist) and 50% of flat roof must be green.

e. Signage

Size

Max. 15% of building face

Every 30-40 feet the facade should be broken up.

Location of Signs

Freestanding signs must be within 5 feet

Must have at least one entrance on street frontage of offset facade.

ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

FORM-BASED CODE

MIXED USE MEDIUM Maximum 55’- 0”

a. Setbacks

Commercial Corridor Setback

0’ Required*

Alleys and Local Roads

0’ Required*

Mixed-use development in Asbury Park, NJ.

*10’ max setback for residential and commercial uses. Commercial may expand another 10’ only for outdoor seating areas. b. Building Height

Max. Height (feet)

40

Min. Height (feet)

55

Finished Floor Elevation

Residential: 12 ft 6 ft. above base flood elevatio

Green building example, Mixed-use development in Morristown, NJ.

Minimum Ground Floor 6’-0” Commercial Only

f. Additional Regulations

The height of a parking structure may not exceed the height of the principal building.

c. Permitted Uses

See permitted uses table d. Permitted Parking Configuration

No surface lots are permitted in front of a building. Parking must be contained within the building and cannot be visible from the public ROW. Refer to parking standards for supplemental information FORM-BASED CODE

Required green space (Checklist) and 50% of roof shall be green.

e. Signage

Size

Max. 15% of building face

Must have at least one entrance on street frontage of offset facade.

Location of Signs

Freestanding signs must be within 5 feet

Every 30-40 feet the facade should be broken up.

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SERVICE ALLEY Minimum 40’- 0”

a. Setbacks

Alley

0’ Required*

Well-lit alley, Nashville, TN.

Minimum height for dwelling unit 12’-0”

*10’ max setback for residential and commercial uses. b. Building Height

d. Permitted Parking Configuration

Max. Height (feet)

80

Min. Height (feet)

40

Finished Floor Elevation

Residential: 12 ft

c. Permitted Uses

See permitted uses table 78

Street Level 6’-0”

No surface lots are permitted in front of a building. Parking must be contained within the building and cannot be visible from the public ROW. Refer to parking standards for supplemental information e. Signage

f. Additional Regulations

Size

Max. 15% of building face

The height of a parking structure may not exceed the height of the principal building

Location of Signs

Freestanding signs must be within 5 feet

Required green space (Checklist) and 50% of roof shall be green.

ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

FORM-BASED CODE

SNAKE ALLEY

Maximum 40’- 0”

Minimum Ground Floor 6’-0” Commercial Only

Pedestrian Only Road example, Newark Avenue, Jersey City, NJ.

a. Setbacks

e. Signage

Pedestrian Right of way

0’ Required*

*10’ max setback for residential and commercial uses. Commercial may expand another 10’ only for outdoor seating areas. b. Building Height

Max. Height (feet)

40

Finished Floor Elevation

Residential: 12 ft 6 ft. above base flood elevation

FORM-BASED CODE

Rue Cler, Paris, France.

c. Permitted Uses

See permitted uses table

Size

Max. 25% of building face

Location of Signs

Freestanding signs must be within 5 feet

f. Additional Regulations

No parking. No curbcuts.

d. Permitted Parking Configuration

No parking is permitted in this area. This is a pedestrian-only zone.

Must have at least one entrance from excluively pedestrian right of way

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BOARDWALK AREA Maximum 30’- 0”

Minimum Ground Floor 6’-0” Commercial Only

Myrtle Beach Boardwalk, South Carolina

a. Setbacks

Pedestrian Right of way

0’ Required*

*10’ max setback for residential and commercial uses. Commercial may expand another 10’ only for outdoor seating areas. b. Building Height

Max. Height (feet)

e. Signage

See permitted uses table 30

Min Units Per Structure 80

6 ft. above base flood elevation

Max. 10% of building face

Location of Signs

Freestanding signs are not permitted.

c. Permitted Uses

d. Permitted Parking Configuration

Finished Floor Elevation

Size

No surface lots are permitted in front of a building. Parking must be contained within the building and cannot be visible from the public ROW. Refer to parking standards for supplemental information

ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

f. Additional Regulations

Neon and light-up signage is permitted.

Signage shall be attached to building.

Must have at least one entrance from excluively pedestrian right of way FORM-BASED CODE

STREET DESIGN & SIDEWALK STANDARDS Sidewalks

Buffer Requirement

Buffer Width

Minimum Sidewalk Typical Existing Width Sidewalk Width

Curb Cuts

Pacific Avenue

Both sides

Landscape Buffer required*

5-8 feet

10 feet

10-12 feet

80% of curb must be contiguous

Main Commercial Corridors

Both sides

Landscape Buffer required*

4-6 feet

10 feet

10 feet

80% of curb must be contiguous

Local Roads & Alleys

One side

Landscape Buffer optional

3-5

8 feet

8-10 feet

60% of curb must be contiguous

Pedestrian Pathway

2-way path

Landscape Buffer required*

5-10 feet

12 feet

N/A

N/A

*Landscape Buffer does not need to be contiguous

Curb Extensions

Sharrows

Curb extensions are a traffic calming technique that are frequently used in areas of high pedestrian activity to minimize the pedestrian crossing distance. If designed correctly, they should not interfere with vehicular turning radii and would also allow for additional vegetation or storm water management. Curb extensions are recommended at the intersections of Pacific Avenue/South New York Avenue and Pacific Avenue/South Tennessee Avenue.

Sharrows are essentially shared lanes, allowing multi-modal traffic on streets. They are an approved Uniform Traffic Control Device in the Federal Highway Administration Manual (FHWA). They can only be used on streets with speed limits at or below 35 mph and placed on center 3 feet when there is no parallel parking present. Sharrows could be a technique used on streets where there is not currently room for a bicycle lane to allow more connectivity and a greater bicycle network.

Example of stormwater management curb extension in Hoboken, New Jersey.

FORM-BASED CODE

Sharrow example in Ocean City, New Jersey.

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STREET STANDARDS Pacific Avenue - Street Type Right-of-Way Width

60 feet

Pavement Width (bicycle and car lanes)

40 feet

Vehicular Movement

Two-way

Number of Travling Lanes

Four

Number of Parking Lanes

None

Configuration of Street Parking

N/A

Shoulder

None

Bicycle Lane

None

Curb Radius

7 feet

Pedestrian Provision Type

10 feet

Landscape Type

Street trees with metal grates

Lighting

Street lighting on sidewalk

Specific Intersection Improvements

Continental Crosswalks, curb extension considerations at major interections (New York Ave & Pacific Ave, Tennessee Ave & Pacific), add bicycle sharrows and decrease travel lanes

Existing Cross Section

Sidewalk 10 feet

82

4 Travel Lanes 40 feet total

Alternative Cross Section

Sidewalk 10 feet

ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

Sidewalk 12 feet

Parking 10 feet Bike Lane 4 feet

Two Travel Lanes 22 feet

Sidewalk 12 feet

FORM-BASED CODE

STREET STANDARDS South Tennessee Ave and South New York Ave - Street Type Right-of-Way Width

50 feet

Pavement Width (bicycle and car lanes)

30 feet

Vehicular Movement

One-way

Number of Travling Lanes

1

Number of Parking Lanes

1

Configuration of Street Parking Shoulder

Angled (About 70 degrees) 15 feet None

Bicycle Lane

4 feet

Curb Radius

7 feet

Pedestrian Provision Type

10 feet

Landscape Type

Native plants and street trees

Lighting

Umbrella-shaped Street-lamps

Specific Intersection Improvements

Continental Crosswalks, Improved Crosswalk conditions where pedestrian greenway intersets roadway

Sidewalk 10 feet

FORM-BASED CODE

Angled Parking 15 feet Bike Lane 4 feet

Travel Lane 11 feet

Sidewalk 10 feet

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STREET STANDARDS Alley - Street Type Right-of-Way Width

30 feet

Pavement Width (bicycle and car lanes)

22 feet

Vehicular Movement

Two-way

Number of Travling Lanes

Two

Number of Parking Lanes

None

Configuration of Street Parking

N/A

Shoulder

None

Bicycle Lane

None

Curb Radius

7 feet

Pedestrian Provision Type

8 feet

Landscape Type

Native plants and street trees

Lighting

Street-lamps

Specific Intersection Improvements

Continental Crosswalks, Improved Crosswalk conditions where pedestrian greenway intersets roadway

Two Travel Lanes 22 feet

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ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

Sidewalk 8 feet

FORM-BASED CODE

PARKING REQUIREMENTS BY USE Use Classification

Car Parking

Bicycle Parking

Exception

Dwelling Unit

1 per dwelling unit

15% of dedicated/shared parking spaces

Onsite parking requirement can be met off site if it is within 500 ft. Must have a long-term lease.

Hotel

1 per room

15% of dedicated/shared parking spaces

Onsite parking requirement can be met off site if it is within 500 ft. Must have a long-term lease.

Commercial, Bar, Restaurant (UPPER FLOORS)

2 per 1,000 square feet

15% of dedicated/shared parking spaces

Onsite parking requirement can be met off site if it is within 500 ft. Must have a long-term lease.

Commercial, Bar, Restaurant (GROUND FLOOR)

0

Educational Use

0

Office

2.5 per 1,000 square feet

15% of dedicated/shared parking spaces

Onsite parking requirement can be met off site if it is within 500 ft. Must have a long-term lease.

Civic Use/Community Center 0

FORM-BASED CODE

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PARKING USE GUIDELINES & STANDARDS Surface parking lots are discouraged within the Area. Structured parking lots are principal permitted uses within three types of height-defined areas. Any parking structure must comply with the height requirements and any other regulation of the area it is within.

As parking is not permitted to be visible from the public ROW, any structure with its principal use as structured parking must be wrapped or concealed. Examples of this are parking garages with “liner buildings”, which act as a buffer and provide a pedestrian-scaled use.

Surface parking is only allowed as an accessory permitted use. Surface parking may be located in the rear of uses, not visible from the public ROW in order to meet parking requirements. Interiors of surface lots shall be landscaped with trees. One tree shall be planted for every 10 parking spaces.

Structured Parking must meet the following criteria:

1. Structured parking shall utilize the architectural vocabulary of surrounding building facades and shall be made to appear as an occupied building or utilize liner buildings.

2. Blank walls are not permitted.

3. Structured parking must utilize design elements such as awnings, landscaping and/or street furniture to incorporate the building into the surrounding area.

4. Parking entrances should be identified through increased architectural elements and/or signage to ensure entrance is easily and safely visible from the access street. Where possible, access shall be from the secondary streets or alleys.

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Source: Newton, NJ Form-Based Code

FORM-BASED CODE

IMPLEMENTATION

Moving forward with the Downtown Loop revitalization plan will require the collaboration from a strong network of supporters and partners.

Municipal representatives, bike/pedestrian organizations, small businesses, community organizations and residents are some of the key stakeholders that will need to stay involved to create a sustainable, livable, lively, and walkable neighborhood. In order to prioritize strategies for development, there must be a priority of short-, medium- and long-term actions. The following matrix outlines planning and implementation actions developed during this plan as well as past initiatives. Implementation of this revitalization plan will entail strong local support, as well as assistance and funding from Atlantic County, the State of New Jersey, federal aid and possibly private/developer funding. These strategies and steps are illustrated in the Implementation Matrix. While the multitude of steps that could be undertaken, indicated on the matrix are all important, designation of the Area as a ‘Redevelopment Area’ and adoption of a ‘Redevelopment Plan’ are the crucial first steps that need to be acted upon.

FUNDING The major sources of funding that need to be tapped for initializing development in the Area are Community Block Development Grants managed by U.S. Department of Housing and Urban Development for the development of residential units and supporting infrastructure along with the funds from New Jersey Environmental Infrastructure Trust. Atlantic City has been identified as a Priority Area Distressed Municipality Exclusive of Transit Hub by the NJ Economic Development Association under its Grow NJ program and can access potential funding from them for economic improvements. In addition to these the City could try to get funding from NJ Department of Transportation or TIGER Grants by adopting a complete streets policy and the NJ Department of Environment’s Green Acres program by creating an open space network plan. With the initial improvements funded by these public and non-profit agencies, the Area will be in a better position to attract private investments from business investors and developers.

IMPLEMENTATION

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IMPLEMENTATION MATRIX STRATEGY

Use of Statutory Redevelopment

STEPS

REPONSIBLE PARTY

SOURCE OF FUNDING

SHORT/ MEDIUM/LONG TERM

Prepare redevelopment study and designate the area as a Redevelopment Area

Department of Planning Department of Short and Development, City of Planning and Atlantic City Development, City of Atlantic City

Prepare and adopt redevelopment plan for the area and use a form based code approach

City of Atlantic City

Create new infrastructure and streetscapes according to the recommendations in the redevelopment plan

Department of Public Works, City of Atlantic City

Department of Short Planning and Development, City of Atlantic City Developers, Short NJEIT Funds and Community Development Block Grants Tourism District Medium

Tourism District Identify potential developers to build mixed use retail, residential and office buildings, by pitching it as an area suitable Create Neighborhood for residences of employees who work in to Attract & Retain Atlantic City but do not live there yet Residents Short Release RFPs for residential development Department of Planning Department of in the Area and Development, City of Planning and Atlantic City Development, City of Atlantic City Short Department of Planning Department of Create an incentive package that would be more beneficial to developers that are and Development, City of Planning and willing to bring in the initial investment Atlantic City Development, City into the Area of Atlantic City

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ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

IMPLEMENTATION

STRATEGY

Creation of Employment Opportunities

Attract Small Businesses

IMPLEMENTATION

STEPS Evaluate the negative/positive impact of having SOBs in study area and propose strategies to proceed further based on the study Promote active ground level uses that would increase the human interaction with streetscape through Zoning and Design Rebrand the Area, potentially as the ‘Downtown Loop’ District Work with existing owners to develop project strategies Assess creation of an EDC, LDC, or SID to focus on economic development opportunities specifically in the Area

REPONSIBLE PARTY

SOURCE OF FUNDING

SHORT/ MEDIUM/LONG TERM

Department of Planning Department of Medium and Development, City of Planning and Atlantic City Development, City of Atlantic City Department of Planning Department of Medium and Development, City of Planning and Atlantic City Development, City of Atlantic City Tourism District Tourism District Short Tourism District

Tourism District

Medium

Greater Atlantic City Chamber of Commerce / CRDA

Greater Atlantic City Chamber of Commerce / CRDA Tourism District

Short

Tourism District

Long

Tourism District

Short

Tourism District Fund a study to research existing investment models in practice and determine if such a model can be applied to the “Downtown Loop” Create ‘Partnership Committee’ with State Tourism District & Regional agencies, institutions, etc, to pilot the programs proposed for the Area Form a subsidiary task force within the Tourism District Tourism District that executes a more focused vision for the Area

Medium

DOWNTOWN LOOP — ATLANTIC CITY REVITALIZATION

89

STRATEGY

Capitalize on Existing Assets

Create a Pedestrian and Bike Friendly Environment

STEPS Form Public Private Partnerships to initiate development in the Area Consider the adoption of an ‘Open container Policy’ in the entire area or parts of it (Snake Alley) Create and Brand a potential restaurant row along S. Tennessee Avenue and Pacific Avenue Continue to seek tourism attractions along the Boardwalk, that would complement what has been proposed in the Area Design a new street network and apply principles of Crime Prevention through Environmental Design to promote ‘Eyes on street’ in order to change the perception of the area as unsafe Propose an innovative sidewalk lighting plan in the Area

Adopt complete streets policy in the area and utilize potential funding from agencies who advocate for this policy Implement the ped/bike path proposal mentioned in the Plan to traverse the Area

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ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

REPONSIBLE PARTY

SOURCE OF FUNDING

SHORT/ MEDIUM/LONG TERM

Tourism District

Tourism District

Medium

Tourism District

Tourism District

Long

Tourism District

Tourism District, Medium NJEDA – Grow NJ

Tourism District

Tourism District

Department of Planning NJDOT, TIGER and Development, City of Grant Atlantic City

Long

Short

Medium Department of Planning Department of and Development, City of Planning and Atlantic City Development, City of Atlantic City Medium Department of Planning Department of and Development, City of Planning and Atlantic City Development, City of Atlantic City Department of Public NJDOT, TIGER Medium Works, City of Atlantic Grant City

IMPLEMENTATION

STRATEGY

STEPS

Improve and Preserve Access to Waterfront

Amend the local ordinance that restricts hours of biking on the Boardwalk Lay new infrastructure lines/ Modify the existing ones to match the proposed street network Implement circulation network recommendations that are detailed in the Enhance Compatibility Plan through acquisition of street right of ways, construction of sidewalks, creation & Connectivity of of on street parking and bike lanes Street Grid with Proposed Built Create a parking strategy for the Area Environment indicating whether it should be public/ private operated and explore potential sources of funding for same.

Develop a parking deck on the site proposed in the Plan taking necessary measures to acquire the site Acquire parcels where green spaces have been proposed in the Plan Create Green Spaces

IMPLEMENTATION

Create Public Private Partnerships with residential developers to develop & maintain these green spaces by promoting them as an important factor in attracting potential residents

REPONSIBLE PARTY City Council, City of Atlantic City Department of Public Works, City of Atlantic City Department of Public Works, City of Atlantic City

SOURCE OF FUNDING

SHORT/ MEDIUM/LONG TERM

N/A

Short

NJDOT/TIGER Grant

Medium

Department of Medium Public Works, City of Atlantic City

Department of Department of Planning and Development, City of Planning and Development, City Atlantic City of Atlantic City Department of Planning Private Developers and Development, City of Atlantic City Department of Planning NJ Redevelopment and Development, City of Authority Atlantic City Tourism District Tourism District

Medium

Medium

Short

Medium

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91

STRATEGY

Green Infrastructure

Reduce Impervious Surfaces & Surface Runoff

92

STEPS Rollout new development incentive programs to include holding workshops/ meetings with developers regarding incentives related to the new LEED/Green building standards Promote use of Green Infrastructure measures by explaining its advantages to potential developers Create regulations regarding the use of Green building materials in new developments and creating a suitable stormwater management plan to prevent surface runoff

ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

REPONSIBLE PARTY Tourism District

SOURCE OF FUNDING Tourism District

SHORT/ MEDIUM/LONG TERM Short

Department of Planning Department of Medium and Development, City of Planning and Atlantic City Development, City of Atlantic City Department of Medium Department of Planning and Development, City of Planning and Atlantic City Development, City of Atlantic City

IMPLEMENTATION

REFERENCES

AngelouEconomics. (2015). The Atlantic County Economic Development Strategy and Action Plan. Retrieved from: http://www.aclink. org/pdf/Atlantic-County-SR-Final-092115.pdf City of Atlantic City. (2008). Atlantic City Master Plan. Retrieved from: http://www.atlanticcitynj.com/!UserFiles/crda/ TourismDistrictMasterPlanV1.pdf Coastal Zone Management Rules (2013). N.J.A.C. 7:7 DeChiara, Joseph and Crosbie, Michael J. (2011). Time Saver Standards for Building Types, Fourth Edition.

Ewing,Reid. et. al. (2014). Smart Growth America Measuring Sprawl. Smart Growth America.

Retrieved from: <http://www.smartgrowthamerica.org/documents/measuring-sprawl-2014.pdf> Hunter, Josh. (2014). “A well lit alley.” Retreived from: https://www.flickr.com/photos/joshunter/12336109564 JerseyCityLife, (2013). “Lot Cleared for Imminent Construction of Charles & Co. aka Majestic II.” Retrieved from: http://thejerseycitylife. com/2013/12/lot-cleared-for-imminent-construction-of-south-grove-aka-majestic-ii/ Lisa Price & Associates LLC. (2014). Residential Market Analysis Report Completed for DEVCO. [Used with permission.]

Mazzei, J. Vincent. NJDEP New Jersey Department of Environmental Protection. (2008). State of New Jersey: Flood Hazard Area Control Act Rules. Retrieved from: http://www.nj.gov/drbc/library/documents/Flood_Website/FRES/Mazzei020209.pdf Michael Baker Jr. Inc. (2013). Atlantic City Bicycle and Pedestrian Plan, Local Planning Assistance Program. Retrieved from: http://www. njcrda.com/wp-content/uploads/Atlantic-City-LTA-Final-Report.pdf Michalski Studio. Mixed -Use Development - Asbury Park, NJ. Retrieved from: http://www.michalskistudio.com/asbury-park-mixed-use/ Minno & Wasko. (2015) 14 Maple Avenue, MORRISTOWN, NEW JERSEY. http://www.minnowasko.com/mw/14-maple-avenue/ Moselle, Ben, ed. (2015). National Building Cost Manual. 39th ed. Carlsbad, CA: Craftsman Book Company. .Retrieved from: https://www. craftsman-book.com/media/static/previews/2015_NBC_book_preview.pdf REFERENCES

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Moss, Laura. (2015). “Our Favorite Downtowns: Jersey City.” Retrieved from: http://njmonthly.com/articles/jersey-living/jersey-city/ “My Traveling Troop”. (2014). Retrieved from: http://www.mytravelingtroop.com/2014/01/christmas-eve-in-paris-food-shop-like.html New Jersey CRDA Casino Reinvestment Development Authority, Atlantic City. (2012). Tourism District Master Plan, Volume 1. Retrieved from: http://www.atlanticcitynj.com/!UserFiles/crda/TourismDistrictMasterPlanV1.pdf Newmark Grubb Knight Frank Southern New Jersey Office Market Q3 2015, Jones Lang Lasalle Office Statistics Q3 2015. Retrieved from: http://www.ngkf.com/Uploads/FileManager/3Q15-Southern-NJ%20Office-Market-Report_Final.pdfhttp://www.us.jll.com/united-states/ en-us/Research/US-Office-Statistics-Q3-2015-JLL.pdf?5ed5e8ba-063f-489b-9d5f-d7651376dc02 Parolek, D. G., Parolek, K., & Crawford, P. C. (2008). Form-Based Codes, A Guide for Planners, Urban Designers, Municipalities, and Developers. Hoboken, NJ: John Wiley & Sons, Inc. Rutgers University. Graduate Comprehensive Planning Studio, (2013). The Toms River Route 37 Waterfront Vision Plan, Retrieved from: http://bloustein.rutgers.edu/wp-content/uploads/2015/02/Toms-River-Waterfront-Vision-Plan-FINAL.pdf Saya, Mengenai. (2014). Myrtle Beach Boardwalk. Retrieved from: http://beachbeacho.blogspot.com/2014/12/myrtle-beach-boardwalk. html Sexually Oriented Business; Location, Building (1999). N.J.S.A. 2C:34-7 Simon, B. (2002). New York Avenue The Life and Death of Gay Spaces in Atlantic City, New Jersey, 1920-1990. Journal of Urban History, 28(3), 300-327.

Steuteville, R., Langdon, P., & Special Contributors,. (2009). New Urbanism Best Practices Guide (Fourth ed.). Ithaca, NY: New Urban News Publications, Inc. The Reinvestment Fund. (2015). Market Value Analysis (MVA): Atlantic City, NJ. Together North Jersey. (2015). Action Plans for Implementation. Retrieved from: http://togethernorthjersey.com/wp-content/ uploads/2015/11/All-action-plans-combined-with-cover.pdf Together North Jersey. (2015). Local Demonstration Project Final Plans. Retrieved from: http://togethernorthjersey.com/wp-content/ uploads/2015/11/FINAL-Plan-Nov-2015-Spreads.pdf 94

ATLANTIC CITY REVITALIZATION— DOWNTOWN LOOP

REFERENCES

The City of Camden Division of Planning. (2004). Camden Downtown Redevelopment Plan. Retrieved from: http://www.ci.camden.nj.us/ wp-content/uploads/2013/04/downtown_redev.pdf The City of Hoboken. (2014). Hoboken Yard Redevelopment Plan. Retrieved from: http://www.hobokennj.org/docs/communitydev/ Hoboken-Yard-Redevelopment-Plan-Presentation.pdf University of Pennsylvania. School of Design Historic Preservation Studio. (2013). Historic Preservation in Atlantic City.

Urban Land Institute (ULI). (2014) 16-21. “An Advisory Services Panel for the South Inlet Area Atlantic City, New Jersey”. Retrieved from: http://uli.org/wp-content/uploads/ULI-Documents/AtlanticCity_PanelReport_v5-FINALlo.pdf

INTERVIEWS Paladino, Christopher. President of New Brunswick Development Corporation (DEVCO). December 3, 2015.

Schultz, John. Property Owner and President of the Atlantic City Metropolitan Business and Citizens Association. December 2, 2015.

Simon, Bryant. Professor of History, Temple University. November 20, 2015.

TOOLS

ArcGIS Online ArcMAP 10.3.1 AutoCAD - 2015 Adobe Creative Suite CS6 and Creative Cloud ArcGIS Business Analyze Online Building-cost.net

SOURCES Atlantic County Economic Development

REFERENCES

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Atlantic County Department of Regional Planning and Development (2011) Casino Reinvestment Development Authority (2012) City of Atlantic City Liens Pendens (pre-foreclosure filings) by block group from 2011 – 2014. <https://njlispendens.com/> Copyright 2015 Infogroup, Inc. Esri Total Residential Population forecasts for 2015.

FEMA Modelling Task Force Hurricane Sandy Impact Analysis FEMA Region II Coastal Analysis and Mapping (2015) Google Street View and Goodle Earth (2013-2015) New Jersey Department of Environmental Protection (2015) NJDEP- New Jersey Department of Environmental Protection NJ Tax Assessment Database (2015) NJDOT - New Jersey Department of Transportation (2013) OGIS-Office of Government Information Services (2012) Studio Field Visit (2015) All images without captions in this report are pictures from field visits that members of Studio took.

US Census Bureau (2010). Retrieved from http://factfinder2.census.gov/faces/nav/jsf/pages/community_facts.xhtml

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REFERENCES

APPENDIX TABLE OF CONTENTS

APPENDIX IS SEPARATE DOCUMENT

Redevelopment Criteria Market Analysis Massing and Shadow Study LEED Building Design and Construction Checklist

APPENDIX

DOWNTOWN LOOP â&#x20AC;&#x201D; ATLANTIC CITY REVITALIZATION

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D

WNT WN

L

P