Atlantic City a framework for equitable development:
CITY PLANNING STUDIO - SPRING 2015 ADAM BEAM • JACOB COLLERAN • LAUREN DEUTSCH • SPENCER GOBER • ALEX HARTLEY • ANNA ISHII • SHIVA KOORAGAYALA • KAYLA MARTIN • ALEX PHILLIPS • XINGYUN ‘KIMI’ SHU • JIZHE YANG
an equitable atlantic city
executive summary
In collaboration with the Federal Reserve Bank of
efforts, this report proposes a more robust solution—
Our plan focuses on equity not merely as an altruistic
Philadelphia’s Community Development Studies and
one that puts equity front and center in the city’s
impulse but as a strategy to ensure that Atlantic City
Education Department, this plan sets forth a vision for
economic development.
maintains a baseline of economic stability. Following best practices, this plan defines equity as a state in
a more equitable, diverse, and sustainable economic future for Atlantic City that gives special consideration
which all residents, regardless of their race, ethnicity,
to the needs of low and moderate-income families.
Why Equity?
This focus on low and moderate-income families
Atlantic City has been a tourist destination since
the creation of their economic and political futures and
is paramount, as Atlantic City’s future has become
the late 1800’s, thanks to its proximity to major
are socially, physically, and economically mobile.
increasingly uncertain. The closure of four casinos
Northeastern population centers. Its popularity has
in 2014 and the subsequent loss of over 8,000 jobs
ebbed and flowed over the last century, but the city
have had a devastating impact on the city and region.
has had a unique ability to reinvent itself, first as a wet
However, even during the boom years of the casinos, a
town during prohibition and later as a destination for
significant share of Atlantic City’s residents struggled
casinos and gaming. The Casino Control Act of 1977
This book begins with a more in-depth analysis of the
to meet their basic needs and had little opportunity for
gave Atlantic City the sole right of all municipalities
importance of equity as an economic development
social and economic mobility.
in New Jersey to offer casino gaming, ushering in
strategy. We then delve further into the particularities
The casino closures were not altogether unexpected.
decades of tremendous growth. However, this growth
of Atlantic City’s case, ultimately establishing a new
Atlantic City has endured nearly a decade of declining
was not evenly distributed, and high rates of household
framework that emphasizes more coordinated planning
casino revenues and decreasing numbers of tourists.
poverty, unemployment, and homelessness remained.
efforts, as elaborated in three categories: (1) Diversified
Recent efforts to stabilize its economy have been
Moreover, the city’s dependency on gaming and tourism
Economy, (2) Human Capital, and (3) the Public Realm.
uncoordinated, piecemeal, and have ineffectively
has left it vulnerable to competition as neighboring
sought to bolster the tourist and gaming sectors alone,
states have legalized gaming, with few incentives for
rather than taking a more sustainable diversified
other industries to fill the void.
approach. Given the mixed results of the city’s previous
Image 1.1.1: View of Boardwalk Hall
or socioeconomic status, are able to fully participate in
The Structure of the Plan for Atlantic City
3
4
I N T RO D U CT I O N
8
I N T RO D U CT I O N
an equitable atlantic city
9
01 introduction
In 2014, four of Atlantic City’s casinos shuttered
suffering from high vacancy and blight, and the multi-
and the inseparability of human capital development
forcing the city into an economic crisis. Over 8,000
million dollar casinos and tourist attractions just blocks
from economic development are all lessons that can
casino employees were laid off, and many small
away serve as visual reminders of the city’s inability
provide immense value for practitioners and scholars.
business owners, families, and municipalities across
to combat its many intractable economic, social, and
As such, this plan is designed to serve two primary
Southern New Jersey are feeling the negative
political challenges.
purposes. The first aims to alter the course of
effects. This plan, completed in collaboration with the Federal Reserve Bank of Philadelphia’s Community Development Studies and Education Department, establishes a vision and strategies for an equitable, diverse, and sustainable economic future for Atlantic City by focusing particularly on the needs of low and moderate income families.
Atlantic City is a unique and interesting case for several reasons. For one, the city held a sizable northeastern monopoly over the gaming industry that went unchallenged for decades. Because of its highly profitable monopoly, the city’s civic, physical,
economic development in Atlantic City by focusing on equity directly and intentionally. And second, it aims to serve as a guide for civic leaders, planners, practitioners, and scholars interested in fostering inclusive and equitable growth.
and economic amenities are far more extensive than a typical city of 40,000 residents. Second, the casinos’
A Plan for Atlantic City
Atlantic City first grew to fame as a pioneering resort
revenues have provided the city with a constant stream
town in the late 19th Century, attracting millions of
of funding to engage in community and economic
Chapter 1 begins with a discussion of what an equitable
visitors from across the northeastern United States.
development
Such
Atlantic City can and should look like . Chapter 2 delves
When the City fell on hard times in the 1960s and
supplemental revenues are uncommon to cities of any
into the particular history, existing conditions, and
1970s, casino gaming was promoted as a “silver
size or location. And third, the state government has
vision for Atlantic City’s future. Chapter 3 lays out
bullet” that could reenergize the once popular
played a disproportionate role in shaping the city’s
the plan’s framework, which rests on a Coordinated
destination. Despite the millions of dollars generated
trajectory through direct and indirect governance and
Approach. Chapter 4 details the components of the plan in
by its casinos and tourism industry, the benefits of the
financial interventions.
three sections of strategies: Diversified Economy,
city’s relative economic prosperity was never equitably distributed. The casinos and tourism industry have served as a large economic base for the region for decades now, but they have been unable to provide their employees with opportunities for social or economic mobility. Atlantic City has high rates of household poverty, unemployment, and homelessness. The
contrast
between
residential
Image 1.1.4 (left) : Steel Pier, Atlantic City, NJ
neighborhoods
projects
and
interventions.
However, Atlantic City’s current challenges are not unlike those faced by other single-industry towns. Cities dominated by singular industries, gaming or otherwise, can stand to learn a great deal from the city’s past mistakes and potential solutions. The value of robust cross-sector collaboration, the efficacy of coordinated financial and planning interventions, the need for synergies between “people” and “place,”
Human Capital, and the Public Realm. And Chapter 5 identifies the “Lessons Learned” for both the case of Atlantic City as well as for other cities that may be facing similar challenges or are interested in pursuing an equity-based agenda for economic development. Finally, the Appendix contains alternative scenarios developed during the formation of the plan as well as a “toolbox” for equitable development strategies and interventions.
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eq u i t y
an equitable atlantic city
01 why equity?
11
12
eq uity
14
eq u i t y
Table 1
Defining Equity
Definition
Equity is a nebulous concept. Our vision for equity
It acts affirmatively, to intentionally channel intervention
builds upon a number of definitions. In simple terms,
toward people who have traditionally been underserved
Merriam-Webster defines equity as “fairness or
or marginalized
justice in the way people are treated.” In practice, the definition has been expanded by equity-oriented advocacy organizations and scholars in three primary
A state in which “everyone can participate, prosper, and reach their full potential”
ways: first, equity should consider historically and
We define an equitable region as one where all
traditionally marginalized populations. Second, equity
residents — regardless of their race/ethnicity or nativity,
should emphasize social and economic mobility. And
neighborhood of residence, or other characteristics — are
third, equity should also emphasize more inclusionary
fully able to participate in their region’s economic vitality,
political participation. Table 1 contains a sample of
contribute to their region’s readiness for the future, and
these various definitions of equity. This plan relies on
connect to their region’s assets and resources.”
“a state in which all residents, regardless of their race, ethnicity, or socioeconomic status, are able to fully participate in the creation of their economic and political futures and are socially, physically, and economically mobile.” Equity in this context is not limited to the
Source “ Small Legacy Cities, Equity, and a Changing Economy,” Federal Reserve Bank of Philadelphia
PolicyLink
Center for Regional Change, UC Davis
these definitions and defines equity as
In an equitable region, “all people have access to the resources necessary for meeting their basic needs and advancing their health and well-being. All people have the power to shape the future of their communities through public decision-making processes that are transparent, inclusive, and engage the community as full
availability of equal opportunities. Rather, it extends to
partners. All communities experience the benefits and
the equality of outcomes.
share the costs of growth and change. [And], all people are able and have the opportunity to achieve their full potential and realize their vision for success.”
Coalition for a Livable Future
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eq u i t y
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h i sto ry + e x i sti ng Cond i ti ons
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02 atlantic city + looking forward
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h i sto ry + e x i sti ng Cond i ti ons
Image 2.1 : Atlantic City Aerial, Atlantic City, NJ
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hi story + e xist i ng Co ndi t io n s
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The Segregated City
Decline of the Queen of Resorts
Atlantic City’s rise occurred in tandem with the end of
Although millions of visitors continued to stream
slavery and the Civil War. A booming industrial sector
into Atlantic City, the resort’s success was transient.
led to plentiful employment opportunities for white
Just after World War II ended, Atlantic City began to
Philadelphians at the turn of the last century and
decline. Some historians have attributed the decline
created a market for leisure activities in Atlantic City.
to decreasing costs of air travel, while others credited
Newly freed slaves and their children were excluded
the rise in home air conditioning and private swimming
from industrial employment opportunities and found
pools. However, Historian Bryant Simon argues that the
work in the hotels and restaurants of Atlantic City.2.9
end of racially segregated spaces in Atlantic City was
By 1915, while only 21 percent of the city’s population
the true cause of the resort’s decline.2.12 Desegregation
was black, 95 percent of its hotel employees were
challenged the divisive social order, and white tourists,
black. This racial dynamic, namely Black staff catering
citing crime and lack of maintenance, stopped visiting
to the emerging White middle class, became part of the
Atlantic City.2.13 White residents moved out of the city
resort’s appeal.
proper, mostly to the nearby suburbs; consequently,
Atlantic City’s residential communities and leisure spaces
were
deeply
racially
segregated.
Black
residents, regardless of their economic standing, were only allowed to live in the Northside neighborhood. Segregation required dual institutional and civic structures. The City had two YMCAs, two Republican and Democratic political clubs, and two old-age homes
the city lost 25 percent of its population between 1940 and 1970. The white population deceased by 47 percent.2.14 This pattern of regional racial segregation persists today. White flight and population loss diminished the city’s tax base, leading to visible disinvestment and blight. Such trends gave the city a bad reputation and a strong stigma that persists today.
in the city.2.10 Chickenbone Beach, which runs from
Despite Atlantic City’s decline in popularity, the service
Missouri Avenue to Ohio Avenue, was reserved to the
and hotel industry continued to make up a significant
black community. Today it is a designated historical site
portion of the city’s employment. In 1950 almost 50
and serves as a reminder of the city’s legacy of racial
percent of residents worked either in hotels or the
inequality and segregation.2.11
service industry, and the city brought in $70 million
from tourism revenues. That number would fall to $40 million by 1974, and between 1960 and 1976, 40 percent of the city’s hotel rooms closed. Over the next twenty years, unemployment would continue to rise. In 1970, Atlantic City’s unemployment rate was 11 percent, which was almost double the national average of 6 percent. By 1977, the unemployment rate was 18 percent in Atlantic City, compared to the national average of 7 percent.2.15 The lack of maintenance of the city’s public spaces and residential neighborhoods reinforced the existing stigma and got the attention of New Jersey’s policy makers and businessmen: something needed to be
done. Many of the formerly grand hotels and movie theaters lining Atlantic City’s boardwalk, abandoned and crumbling, were demolished. Vacant lots remained, adding to the sense of decay. Casino gaming was to
Image 2.2 (left) : Atlantic City Beach Beauty Pageant, 1940 Image 2.2 (right) : Cart pushers, Atlantic City Boardwalk
become the “silver bullet” that could raise revenues and restore the city’s status as a major tourist destination.
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an equitable atlantic city
2006 at $5.2 billion, just months before Pennsylvania’s
and research has shown that they seem more focused
casinos were fully operational.2.26
on gaming than younger visitors. Many of Atlantic
Each casino that opens threatens to detract from the pool of visitors to Atlantic City. In 2013, there were 27 million visitor trips to the city. While this number seems high, the number of visitors has been declining for eight years since the 2007 peak of 35 million.2.27 Research has shown that Atlantic City’s tourist base is composed of regional visitors. 83 percent of the city’s visitors in 2013 came from within driving distance, and 62 percent came from seven New Jersey counties immediately surrounding the city.2.28
demographic and those efforts have been successful. However, as of 2013, 39 percent of visitors were between the ages of 18-49 and they gambled significantly less than visitors over the age of 50. For decades, gaming was a priority reason for visiting Atlantic City but has since declined in importance.2.31 As of 2013, only 27 percent of people who visited Atlantic City did so primarily to gamble. That same year, 38 percent of visitors reported that their primary reason for visiting Atlantic City was for a vacation or
Between 2010 and 2013 tourism spending in Atlantic
a getaway. An October 2014 poll found that over 50
City dropped by three percent to $7.3 billion, which
percent of visitors to Atlantic City did not gamble at
is still a substantial sum of money and accounts for
all, and this was especially true for visitors between
twenty percent of New Jersey’s tourism spending.
the ages of 18 and 29. In that demographic 61 percent
Hotel occupancy in Atlantic City has also decreased
of visitors did not gamble at all during their visit. This
during this time. While the high season for visits to
information indicates that there is potential for Atlantic
Atlantic City is the summer months, low season hotel
City to expand its reach beyond gaming tourism to
occupancy dropped by sixteen percent between 2008
attract new audiences.2.32
and 2014.
Image 2.5 (top) : Interior of Casino today Image 2.6 (bottom) : Atlantic City Casino 1982
City’s past marketing efforts were targeted at this core
2.29
The end of the city’s east coast monopoly coincided
Spending at non-gaming portions, which includes
with the economic downturn in 2008; the confluence
spas,
has
of these trends posed serious challenges to Atlantic
increased recently. Since 2010, retail and food and
City’s economic and fiscal situation. In 2010, New
beverage establishments have expanded payrolls and
Jersey Governor Chris Christie made his concern for
increased wages and salaries indicating that demand
the city well known by announcing at a press conference
for these establishments is growing.2.30
that “Atlantic City is dying.”2.33 In an effort to intervene,
As of 2013, people who are 50 years and older were
the state created a casino tourism district in 2011 that
the largest group of visitors, in terms of age cohorts,
was intended to support non-gaming tourist activities
shows,
restaurants,
and
night-clubs,
in the city. This district spans almost half of the city,
25
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h i sto ry + e x i sti ng Cond i ti ons
The Decline in Gaming and Atlantic City’s Fiscal Crisis In the winter of 2015, with a $101 million dollar budget deficit looming over the city, Governor Christie called in emergency financial management team to assess the city’s fiscal situation.2.45 The city’s fiscal crisis is due in large part to declining casino revenues, which have historically provided 80 percent of the city’s property tax base. And property taxes made up 81 percent of Atlantic City’s total tax revenue in 2014, which further indicates the importance of the casino closures on the city’s fiscal capacity.2.46 Gaming and tourism revenues declined by 46 percent in Atlantic City between 2006 and 2013. As the casinos lost their capability to generate revenues at the formerly high levels, the assessed value of the casinos significantly declined. In 2010, the casinos’ assessed value added up to approximately $15 billion, their assessed value as of 2015 is less than $6 billion, indicating a 60 percent reduction.2.47 As a result, city-wide, the property tax base has shrunk by half since 2010, from a total assessed value of $20.5 billion to an anticipated $10 billion in 2015.2.48 The city responded to the drastic fall in the property tax base by raising the property tax rate to stabilize revenues. The new property tax rate set in 2014 climbed by 85 percent from 2010’s rate to 3.357 per $100 of valuation.2.49 This hike makes Atlantic City’s Image 2.8 : Revel Casino
an equitable atlantic city
property tax rate one of the highest in the county and
debt service accounted for 28 percent of Atlantic
higher than all cities in neighboring Ocean County.2.50
City’s non-departmental spending and has increased
This tax rate increase has caused an uproar from the
by 71 percent since 2006.2.56 While bond issuance
residential and business communities. Atlantic City’s
provides an immediate fix, the debt service obligations
residents and casinos have flooded the city with
may burden the city in the long run. This is especially
requests for property tax appeals, which has created
true because the city’s borrowing costs have tripled
an additional financial burden for the city. The Borgata
from 1.65 percent to 5 percent in 2015 due to the
alone has managed to successfully petition for a refund
downgrading of the city’s credit rating by both Moody’s
of $88 million for tax years 2011-2013, a tax credit of
and Standard & Poor’s to “junk”.2.57 Potential lenders
$18 million for 2014, and a lower assessed property
and investors are losing faith in Atlantic City. Together
value for 2015.
with higher borrowing costs, the city will find it even
2.51
There are a number of factors that have been driving
harder to obtain debt to serve residents and visitors.
Atlantic City deeper into debt, ultimately leading
Atlantic City Council proposed a financial recovery
to a budget shortfall. Atlantic City’s expenditures
plan in April 2015 to trim its budget by $40 million over
have grown by almost 40 percent since 2006, from
the next three years.2.58 The plan looks to k\id`eXk\ 250$
$175 million to $244 million.2.52 The increase comes
300 city \dgcfp\\j from the police and fire departments#
predominantly from growing pension and debt service
and to postpone $71.1 million of pension payments
payments, as well as the property tax appeals. Pension
over the next three years.2.59 However, the initial report
payments have increased by 139 percent since
issued by the Emergency Financial Management Team
The city is also facing pressing obligations to
appointed by Governor Christie, indicated that $40
cover pension payments of approximately $48 million
million would not be enough to remain financially
in 2015 and 2016.
solvent. Instead, the city would have to cut $130
2006.
2.53
2.54
With strained financial resources, the city is resorting to issuing more bonds. Atlantic City has issued $345 million worth of bonds since 2010.2.55 These bonds were issued primarily to cover property tax refunds to casinos as well as to fund deficit spending. In 2014,
million to avoid a liquidity crisis.2.60 These measures will alleviate the city’s deficit problem, but potentially at the expense of its residents’ well-being. The decline of Atlantic City’s single major industry is directly related to the city’s deteriorating fiscal health. These recent developments have crippled the city’s ability to address its most pressing challenges.
Image 2.9 : The Boardwalk Today
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an equitable atlantic city
02 atlantic city
Atlantic City is located in New Jersey’s Atlantic County, on a barrier island along the Atlantic Shore. Atlantic City is located approximately 60 miles from Philadelphia and is accessible via the Atlantic City Expressway or by New Jersey Transit’s rail service. Atlantic City is approximately 125 miles from New York City and is accessible via the Garden State Parkway. There are numerous NJ Transit busses as well as busses chartered by the casinos that connect the two cities. Within the city, residents and visitors are served by the jitney bus service, run by the Atlantic City Jitney Association. With its historic gridded street pattern, multiple modes of transportation, and historic buildings Atlantic City has an excellent urban form. While much of the city is accessible by foot, it is also extremely accommodating of cars. Many streets are four lanes wide and have fast moving traffic, catering to the millions of visitors.
Figure 2.2: Map of New Jersey
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h i sto ry + e x i sti ng Cond i ti ons
an equitable atlantic city
Neighborhoods of Atlantic City Ducktown
Northside
Marina District
Ducktown is known as Atlantic City’s Little
The Northside, also referred to today as
The Marina District is not a residential
Italy. The neighborhood is still home to a large
Westside, is a historic black neighborhood.
neighborhood but rather a casino outpost
Italian community and has many intact historic
Before desegregation, it was the only place
off of the Boardwalk. This part of the city is
mixed-use buildings.
black residents, either rich or poor could live.
sandwiched between and served by two major
Just after World War II, the city bulldozed
highways and is home to the Borgata, Harrah’s
parts of the neighborhood in the name of
and the Golden Nugget.
slum clearance. Today, the neighborhood is
Chelsea Chelsea is home to year-round residents, and
predominantly black, has a large concentration of public housing, and suffers from one of the city’s worst crime rates.
Bungalow Park
comprises of New Jersey’s most diverse census
Named for its many bungalow style homes,
tract.
Bungalow Park is a predominantly Black neighborhood
populated
by
year-round
residents.
Chelsea Heights
South Inlet
Chelsea Heights is a diverse residential
A historic and once densely populated section
Venice Park is another of Atlantic City’s many
neighborhood adjacent to Bader Field. The
of Atlantic City, the South Inlet is now plagued
diverse neighborhoods. However, Venice Park
neighborhood is home to many low-income,
by the largest cluster of vacant lots in the
suffers from one of the city’s highest levels of
year-round Atlantic City residents.
city after years of land speculation for future
residential vacancy.
casino resort sites.
Figure 2.6 (left) : Neighborhoods of Atlantic City
Venice Park
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Population Trends and Demographics
Educational Attainment
The residential population of Atlantic City reached
Educational attainment, an important indicator of
its peak in 1930 with approximately 70,000 people.
human capital and for the potential for socioeconomic
Population declined slowly at first but accelerated in
mobility, remains low for many residents of Atlantic
the 1960s and 1970s, much of it due to “White Flight.“
City. While only ten percent of the city residents had
By 1990, Atlantic City was home to less than 40,000
a college degree or higher in 1990, 16 percent of
residents.
By 2013, according to the American
residents had equivalent credentials in 2013. This slight
Community Survey, the population is 39,558 and the
increase, however, does not bring the city to parity with
average household size in Atlantic City was 2.4 people.
the county or state. 24 percent of county residents
Atlantic County absorbed much of the city’s population
have a college degree or higher, and 36 percent of the
loss in the middle of the 20th century. The county was
state’s resident’s fall within this category.
2.63
home to approximately 235,000 residents in 2013, excluding Atlantic City.2.64
Schools in Atlantic City tend to perform at a lower level than the state average. Atlantic City High
The racial and ethnic composition of residents in the
School lags behind state academic targets, and only
city and county have diversified since 1990; however,
seventy percent of students graduate in four years.
the city is home to a larger black population than
Furthermore, the school failed to meet all state wide
Atlantic County. The city’s racial composition has
targets for college readiness, such as the percentage
shifted away from solely white or black to include many
of students taking the SAT. This is despite the fact that
Latino and Asian residents. Today, 29% of Atlantic City
the Atlantic City Board of Education spent $26,000 per
residents are foreign born, representing many South
pupil in 2012, the highest of any school district in the
Asian countries like Vietnam and Bangladesh.2.65
county. The state average is a little over $19,000 per pupil.2.66
Image 2.18 (above) Families in Atlantic City Figure 2.7 (left) : Atlantic County Racial Segregation in 2010
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a co o r d i n at e d ap p roac h
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03 A coordinated approach
51
Lack of Coordination: Recent Examples Stockton University, a state university located 15 miles from Atlantic City in Galloway Township, has expressed interested in expanding its presence in the city. The university has purchased a number of historic buildings in Atlantic City for university use, and has partnered with the Atlantic City School District to improve underperforming schools. In December of 2014, the university acquired the former Showboat casino for $18 million with the intention of turning it into an “Island Campus.” The plan included student dorms and classroom space, and the university hoped it would “spur economic development and community development”3.3 in the city. However Stockton’s efforts were blocked when the Trump Entertainment, owner of the neighboring Taj Mahal casino, invoked a legal covenant that restricts the Showboat from being used as anything other than a casino. The city council is set to approve a redevelopment zone for the casino, which could eliminate the 1998 covenant, but the fate of Stockton’s Island Campus is still unclear.3.4
With
coordination among the city’s stakeholders this plan to reimagine a closed casino and reinvest in Atlantic City could already be underway.
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a co o r d i n at e d ap p roac h
In order to combat the complications caused by the existing zoning bodies and ordinances, this plan proposes four changes: 1) The CRDA and the city should reassess their existing zoning ordinances and maps to make them more accessible to developers and allow for the market to determine the highest and best uses of vacant land. The CRDA is already working to push forward a new ordinance, and the city should follow suit and work with the CRDA to create a unified map and ordinance. Figure 3.2 : Current CRDA Zoning
2) Existing casino and resort zones along the boardwalk and South Inlet in the CRDA’s tourism district should be changed to mixed-use zoning in order to promote a strengthened urban fabric and allow for development of residences and businesses where there is largely only vacant land. This expansion of uses and lifting of restrictions should be an easy sell to land-owners and including this provision in the new ordinance mentioned above should ease the approval process by inspiring less ire among landowners. For example, the new ordinance would allow for expanded uses, such as higher educational institutional uses, where casinos are currently located, thereby enabling their adaptive re-use.
Figure 3.3 : Proposed CRDA Zoning
an equitable atlantic city
3) A Transit Oriented Development (TOD) Overlay is suggested for Pacific and Atlantic Avenues (from Florida to Pennsylvania Aves) and along Indiana Avenue from Bacharach to the Boardwalk. A TOD overlay is an additional zoning district that can encourage
transit-oriented
development.
The
overlay will permit higher density construction making
additional
funding
sources
available
within the TOD’s boundaries for the public realm improvements discussed in Chapter 4. Figure 3.4: New Zoning Proposals
4) The City and CRDA should adopt design guidelines that activate street fronts. The casinos and parking garages are monolithic structures that detract from pedestrian experience and sense of safety. By activating the street fronting walls of these garages with windows and possibly retail over the longer term, these buildings and all future developments that abide by the guidelines will add to the city’s urban fabric.
Figure 3.5 : Existing City Zoning
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Inclusive Growth Board Planning efforts in Atlantic City have been fractured,
Other scholars, like de Souza Briggs, argues that
board would lack regulatory power, it can generate
uncoordinated, and have not elevated the city’s
“investment priorities should be the subject of active
more cohesive and broadly shared goals that inform
reputation or resident quality of life. Currently there is
debate and decision among the full range of owners
future plans for the city. It is integral to the efficacy
no formal or informal mechanism in Atlantic City that
and investors, that is, the public— conscious of itself
of the strategies proposed in this plan that the
facilitates communication between key stakeholders
as a public.”3.6 He predicts that in the next five years,
Inclusive Growth Board be created early on to avoid
engaged in planning for the city’s future. There have
the creation of citywide, democratized coalitions
repeating past failures.
been no instances of inclusive planning regarding public
between community based organizations, the private
projects in Atlantic City. As a result, residents feel
sector, and institutional partners like hospitals and
largely planned upon, and physical and psychological
universities, will offer consumers and residents
barriers exist between residents, the city, and the
improved and cost-effective services.
CRDA. The creation of an Inclusive Growth Board,
Boards like the proposed Inclusive Growth Board are traditionally instituted and led by a community development corporation (CDC) or a prominent community group. However, Atlantic City currently lacks
Atlantic City has the resources and potential to advance
any organization that has sufficient capacity and power
a democratized, coordinated approach. A top official at
to convene such an array of stakeholders. As such, it is
the Greater Atlantic City Chamber of commerce cited
possible that the city government might have to take
lack of community buy-in as a pressing issue facing the
the lead on the creation of this board such as they did
business community. This is an issue the chamber is
in San Luis Obispo and its Promotional Coordinating
interested in mitigating, signaling a willingness to work
Committee.
Boards of this kind are not without precedent and have
more laterally and inclusively in shaping Atlantic City’s
Growth Board can spur greater cooperation between
been emphatically supported by scholars, community
future.
government agencies, the business community, and
a forum where key stakeholders and community members can discuss objectives for the city’s future, will reverse this power asymmetry in Atlantic City. The board is central to advancing Atlantic City’s state of equity.
development practitioners, and members of the business community. Mark Calabria of the Cato Institute indicates that creating “durable mechanisms that focus government toward the common good while reducing its use for coalitional advantage,”3.5 is a task central to equitable economic development. The inclusive growth board will be that mechanism in Atlantic City.
Potential stakeholders will all be engaged, in some way, with the city and have a stake in its future. Participants can include city government and CRDA officials, the Greater Atlantic City Chamber of Commerce, casinos, institutional leaders, schools, churches, community organizations, and small business owners. While the
However,
over
time,
the
Inclusive
residents, leading to projects that inclusive in their conceptualization as well as their outcomes.
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The Promotional Coordinating Committee of San Luis Obispo, CA The Promotional Coordinating Committee (PCC) in San Luis Obispo, CA is a committee that works to improve the quality of life for all City residents and visitors, typically through tourism projects. The committee exists within the City government and consists of 7 members, six of whom must be residents and registered voters of the City. The seventh member is from the City’s Tourism Business Improvement District. This committee recommends project that aim to promote the City as a regional trade, recreation, and tourist center that reflects the community’s goals.3.7
Summary Outdated zoning and a lack of coordination among stakeholders are not unique to Atlantic City. They are persistent sources of frustration in community development across the nation. A formalized mechanism for greater cooperation among key city stakeholders, including residents, can increase community buy-in, and can work to equalize power asymmetries that may begin to move past legacies of exclusion and separation. Moreover, as each stakeholder, be it an investor, developer, government agency, community group, educator, or small business owner, gains a stronger
One of their recent successes was the construction of
understanding of each other’s situation and desires, the scope of proposed projects
a wayfinding system in the City to help guide visitors
and policies can expanded or narrow as needed.
and residents to notable places in the community. This wayfinding system has been a goal of the PCC for over a decade. By working with the rest of the City government to secure federal grants, the PCC was finally able to successfully fund the wayfinding system to improve the quality of life for residents and visitors in San Luis Obispo.3.8
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04 the plan: diversified economy human capital public realm improvements
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30-35 million visitors annually. Approximately 10,000
million in tax reimbursements to help secure private
Atlantic City residents were employed in the casinos,
financing for the Revel. The Revel was intended to be a
and 72 percent of all private sector jobs in Atlantic City
“game-changer” for the City.4.1.3 However, the strategy
were held directly in the casinos during their height.
failed in a spectacular fashion. The Revel drastically
When casino revenues peaked in 2007, approximately
overestimated the demand for luxury casino resorts in
70 percent of all workers in the city were employed in
Atlantic City. The building has over 1,400 rooms and
the casinos. But by the 1990s, competition from newly
is the second tallest building in New Jersey. The hotel,
legalized casinos in other Northeastern states began to
when open, was more expensive than elsewhere on the
cut into Atlantic City’s monopoly and led to the city’s
boardwalk, with nightly room rates nearing $300. The
decline in gaming in recent years.
Revel, which cost $2.4 billion to construct, opened in
City and state policy makers responded to growing competition by simply doubling down on gaming and Image 4.1.1: View looking south from the Revel Casino
tourism. CRDA archives indicate that the organization
April 2012. By September 2014, the casino closed as the most expensive failure in Atlantic City’s history. Since it was never profitable# the hundreds of millions of dollars in tax reimbursements never materialized.
An Industry Dominated by Gaming
invested in economic development programs that
After the passage of the Casino Control Act (CCA) in
and both Trump Hotels.4.1.2 However, the Revel Casino
1977, Atlantic City’s economy became dominated by
is perhaps the most emblematic of the city officials’
casino gaming. Gaming was viewed as a silver bullet
myopic faith in the resilience of the gaming industry.
for the once popular resort town that saw its number of
Support for the Revel was bolstered by the idea that
visitors decline steadily for several decades. The CCA was
the decline of gaming revenues was driven largely by
described as a “unique tool” that would “maintain the
the internal conditions, amenities, and aesthetics of
existing tone of the hospitality industry” that prevailed
Atlantic City’s existing casino stock rather than growing
in earlier decades.4.1.1 At their peak years of operation
competition. Operating under this conviction, the
The Revel’s failure demonstrates the need for a new
between 1988 and 2009, the city’s casinos attracted
State’s Economic Development Authority pledged $216
economic development strategy for Atlantic City and
supported the expansions of the Borgata, Harrah’s, Bally’s, Caesar’s, Resorts, Sands, Showboat, Tropicana,
After many failed attempts to acquire the Revel, it was sold in the winter of 2015 at a foreclosure auction for $82 million. The only positive outcome of this failure was the fact that the state’s tax credits were never collected by the private investors, as the casino was never profitable.
Regional Consequences
the region. The decreasing casino revenues and the subsequent job losses from the four casino closures
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in 2014 have had broad regional consequences in Southeastern New Jersey. By some metrics, the regional impact may be even more severe. In 2011, while 40 percent of local residents worked in the food and accommodations sector, almost 70 percent of regional workers commuting to the city worked in that sector.4.1.4 For thousands of Atlantic City residents and workers, the rapid decline of casino gaming has had troubling consequences on the quality of life. This is doubly problematic because many of the casino jobs that were lost came with benefits secured through collective bargaining agreements that supplemented the workers’ already low wages. In addition to the casinos themselves, journalistic accounts find that smaller businesses along Atlantic Avenue and elsewhere in the city have seen declining revenues and profits. A Philly Magazine article from January 2015 notes the detrimental toll of casino closures on the city’s cab industry; it states, “the toll has been
70%
of workers commuting to the city worked in the food and accomodations sector
particularly difficult on drivers, many of whom are immigrants, and who for decades turned to driving cabs when no other jobs were available, or they were laid off from a casino job.”4.1.5 Similarly, many other small business owners across the region have been negatively impacted. In an interview with The Inquirer, Richard Perniciaro of Atlantic Cape Community College said: “You are starting to see places close that are mostly on the margins of downtown, like the residential neighborhood. We know every casino job loss is another half-job lost, so if 8,000 casino jobs are gone,
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that’s another 4,000 non-casino jobs lost. It’s starting
(2) tourist attractions and amenities and (3) anchor
to add up quickly, and people are starting to see empty
institutions. The first two components of this economic
houses on their blocks, like in Absecon.”
In short,
development plan do not necessarily advance equity or
the full extent of the economic decline, already painful
jobs that provide opportunities for mobility to low- and
for many, is still unfolding.
moderate-income residents, but are focused simply
4.1.6
Given these realities, this plan envisions a different future, one in which the industrial split is closer to 50 percent in the food and accommodations sector. The strategies in this plan aim to ensure that less than fifty percent of workers can be employed in gaming or hospitality-related jobs, not because of decline in
on growing the supply of jobs. However, the third strategy is the primary tool to advance opportunities for mobility and wealth generation through the growth of anchor institutions.
Casino Gaming
tourism, but because of job growth in other sectors such
While casino gaming revenues have been on the decline
as in education and healthcare. A more diverse industry
since 2006, recent trends show that Atlantic City’s
mix will make the city and region less vulnerable to
existing casinos are stable or have even benefited from
shocks in any one industry and can help residents and
the four closures. The Borgata, Harrah’s, and Caesar’s
businesses be more resilient in the future. In addition,
casinos all reported year-over-year increases in
the cyclicality of revenues from gaming and tourism
profits. In total, the remaining eight casinos saw their
present challenges to local workers and small business
revenues increase by 7.8 percent in 2014. The Golden
owners during the offseason. This plan attempts to
Nugget’s revenues grew by 48 percent, Tropicana’s
reduce the uncertainties and stress that come with the
revenues grew by 30 percent, and the Borgata was up
inconsistent cash flows associated with seasonal work.
eleven percent. While a portion of these gains may be
This plan incorporates three engines, rather than one,
a result of a reshuffling of revenues from the shuttered
in Atlantic City’s diversified economy: (1) casino gaming
casinos, a sizable portion of new revenues are being
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Diversified Tourist Economy The second component of a strategy to diversify Atlantic
less dependent on gaming revenues and casino related
America Pageant, and the Challenge Triathlon are a
City’s economy is expanding tourism beyond casinos.
tourism.
few examples. The Atlantic City Alliance also started
Two trends support the efficacy of this strategy. First, interest in gaming has been fading over the past few decades, particularly among younger demographics. An October 2014 poll administered by the Levenson Institute found that 50 percent of visitors to Atlantic City did not gamble in 2014, and nearly 70 percent of visitors between the ages 18 and 29 did not gamble.4.1.9 Likewise, only 27 percent of visitors stated that they came to the city explicitly to gamble. And while the number of visitors to Atlantic City has declined over time, the city still attracted 27 million visits in 2013. The CRDA, the city government, and private investors have demonstrated an awareness of these trends and have taken steps to diversify the amenities and attractions that Atlantic City offers in order to become
The CRDA invested in the recently-opened Jimmy Buffet’s Margaritaville and a Tanger Factory Outlet Mall was opened just north of Boardwalk Hall. More recently, the CRDA invested $12.5 million to attract and subsidize the construction of a Bass Pro Shop. The
the DO AC campaign to promote Atlantic City’s nongaming tourist attractions. The campaign continues to operate despite its board asking for it to disband so the $30 million annual marketing budget could be used for other purposes.
Bass Pro Shop spans approximately 86,000 square
The CRDA and ACA have focused much of their efforts
feet, and is expected to add 280 full and part time jobs.
on attracting brand name and nationally-known
Proposed plans for Bader Field’s redevelopment4.1.10
attractions. However, these efforts are missing a key
and Bart Blatstein’s plan for the redevelopment of the
opportunity: research has shown that Millennials
Million Dollar Pier4.1.11 are also attempts at offering a
are interested in authenticity, diversity, and valuing
heterogeneous mix of tourist attractions.
Over the
a global perspective. They want new experiences to
past few years, the Atlantic City Alliance (ACA) and
connect with locals and local businesses in the places
CRDA have led efforts to secure numerous potential
they visit, and the opportunity for group activities.
high-grossing, non-gaming events in Atlantic City.4.1.13
How can Atlantic City be a place that offers those
BeachGlo, an electronic music festival, the Miss
attractions while also providing economic opportunity
4.1.12
for residents and regional workers?
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As depicted in the map on the following page, Atlantic
groups in advertising and promoting local events and
this loan fund may be prohibitive for many smaller-
City has ample opportunities for developing these new,
attractions.
scale businesses. In the future, CRDA should consider
smaller-scale amenities. Ecotourism, smaller-scale festivals, and locally-run restaurants and galleries are examples of amenities popular with Millennials. These types of attractions can capitalize on the city’s local character, diverse residential population, and location on the Jersey Shore. Moreover, these sorts of attractions can be owned, operated, and staffed by residents. National and multinational casino chains provide
valuable
employment
opportunities,
but
because their ownership is not local, the monetary benefits of their success tends accrue elsewhere. The opportunity for low- and moderate-income families to build wealth would be increased from the creation and proliferation of smaller-scale businesses. How can Atlantic City achieve this goal?
(2) Ongoing public and private investments into nongaming attractions, if successful, can create a market for smaller-scale businesses and attractions that are more “authentic” in nature. These sorts of attractions will only work if Millennials and younger visitors are aware of their existence and if a sufficient number of
waiving these fees for locally owned businesses targeted towards diversifying the tourist base. As will be detailed in the next section, a revolving loan fund to increase supplier diversity for anchor institutions can also be effective in building the financial capacity and viability of locally owned businesses.
visitors leave the casinos for entertainment during their
This tourism-dominated strategy has been successful
stay in the city. There are several existing loan funds
in creating jobs and in generating revenues for the
and small business support services at the state level
city over the past few years. An increasing number
that can assist local residents and business owners to
of jobs in the hospitality and tourism sector would
own and operate these sorts of attractions. The New
benefit Atlantic City in the near-term because such
Jersey Small Business Fund provides “creditworthy
jobs meet the current skill sets and experiences of
small, minority-owned or women-owned businesses in
much of the regional labor market. However, these jobs
New Jersey” with direct loans.4.1.14 The CRDA’s General
do not provide many residents with career ladders,
Application Fund provides financing for projects that
opportunities to build wealth, or the ability to be
(1) The CRDA and the ACA should continue funding the
“benefit the public at large and those of low and
socially or economically mobile. This plan aims to go
DOAC campaign to establish Atlantic City’s brand as
moderate income in particular.”
These funds can
beyond economic growth and assure more equitable
a destination with more to offer than casino gaming.
be used to develop, plan, or preserve existing small
outcomes in Atlantic City and the region. To reach this
The campaign, however, should shift its messaging to
businesses or can finance the development of new
more ideal end, this plan utilizes anchor institutions as
appeal more to Millennial audiences, emphasizing the
tourist attractions. However, origination fees, CRDA
a primary focal point.
city’s unique assets and history. The Alliance can work
construction oversight fees, the CRDA legal fee, and
collaboratively with small businesses and neighborhood
the CRDA Bond Rating fee that are associated with
4.1.15
Figure 4.1.3: (Right) Potential tourism opportunities in Atlantic City
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Anchor Institutions offer multiple benefits for the local and regional economy. Three of these benefits are particularly relevant in the context of Atlantic City:
1
(1) Local Economic Growth: anchor institutions such as universities, hospitals, and cultural institutions can bring in new income to an area because they serve students, patients, and visitors who live elsewhere and who would not otherwise spend money in the area.
Anchor Institutions Anchors,
such
as
hospitals,
universities,
(2) New Job Opportunities: Anchor institutions, local
governments, or cultural institutions are place-based institutions that are tied to their particular locations by their missions or invested capital. They are usually far more robust than private businesses in terms of
2
their relationships with their communities and are often more economically resilient and less vulnerable to economic shocks. Anchor institutions have been a key player in the revitalization of many former single industry regions across the country, and may prove fruitful for Atlantic City if integrated effectively.
specifically educational and healthcare institutions, have
large
staffing
requirements.
While
these
institutions offer many jobs that require high levels of skills and formal education, they also provide many low-wage jobs. Uniquely and importantly, anchor institutions have more robust career ladders than the hospitality or food and accommodation sectors. Healthcare occupations pay higher average wages than comparable occupations in other industries. And finally, anchor institutions have economic multiplier effects that can spur spending in other local businesses. (3) Offseason Population: A university anchor can attract thousands of students and faculty during the tourist off-seasons. When tourist revenues are at their lowest points in the winter months, student and faculty spending could help reduce the cyclicality in business revenues.
3
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Image 4.1.4: Celebrating Stockton College becoming Stockton University
Potential Anchors in Atlantic City (1) Stockton University Some of the biggest news to hit Atlantic City has been
committed community stakeholder. Prior to acquiring
procurement for services to support the institution.
the acquisition of the Showboat casino by Stockton
the Showboat, the University purchased and preserved
However, the benefits of Stockton go beyond economic
University. Stockton’s main campus is located outside
two historical assets in Atlantic City: Carnegie Library
lines. Stockton has also explicitly stated its interest
Atlantic City on the mainland and currently has a
and Dante Hall Theatre. Moreover, the University
in making a “college-friendly neighborhood and
student body of about 8,500 students. The acquisition
currently collaborates with the AtlantiCare Regional
economic development zone, around the location of
of the Showboat was intended to be a big win for the city
Medical Center and has an ongoing partnership with
proposed AC Showboat campus.”4.1.17
and also for the university’s expansion. The Showboat
the Atlantic City School District.
Casino is 1.4 million square feet but was purchased for just $18 million—just under $13 per square foot. In its plan, Stockton stated that the new campus “is, candidly, an opportunity to begin a metamorphosis in Atlantic City.”4.1.16 It will serve as a major employer providing both direct and ancillary jobs as well as provide a higher skilled workforce that may attract new businesses to the city in the future. Stockton is already an active and
As suggested in its plan for its “Island Campus,” early estimates project that Stockton will have an economic multiplier of 2.4, meaning for every job created directly by the University, another 2.4 jobs will be created elsewhere in the city and region. This indirect jobs creation comes from direct and indirect spending by faculty and students as well as local and regional
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Image 4.1.5: AtlantiCare’s campus in Atlantic City
Image 4.1.6: Rowan University’s main campus
(2) AtlantiCare Regional Medical Center
(3) Rowan University
A second anchor institution in Atlantic City is the
when the four casinos that same year.4.1.18 The CHAP
Rowan University is a public university based in
AtlantiCare Regional Medical Center. AtlantiCare is
program provides education, counseling and assistance
Glassboro, New Jersey. In 2012, the University merged
currently the largest non-casino employer in the
around health insurance coverage and options, health
with Cooper Hospital and opened the Cooper Medical
region and supports over 5,170 employees. Founded
insurance premium subsidy support, and a resolution
School of Rowan University in Camden, New Jersey. In
in 1898, AtlantiCare was the city’s first hospital and
for outstanding medical bills for services received from
2013, Rowan worked with Rutgers-Camden to open
has been an involved and committed stakeholder in the
AtlantiCare before September 2014. The hospital has
a new School of Osteopathic Medicine as well. While
region. AtlantiCare is a 276 bed teaching hospital and
expressed interest in additional expansions to its City
Rowan University nor its medical schools currently have
added a $98 million, 198,000 square foot addition to
Campus, although no concrete or publicly available
a physical presence in Atlantic City, the University’s
its campus in 2007. The hospital manages 70 different
plans currently exist.
Vice President of University Relations has expressed
clinics, centers, and satellite hospitals. AtlantiCare has
interest in opening another medical school campus
been engaged in the city beyond the contributions it
elsewhere in New Jersey.4.1.19
makes through regional employment and the provision of healthcare services. For one, AtlantiCare and the AtlantiCare Foundation launched the “Community Healthcare Access Program,” (AtlantiCare CHAP) in 2014 to provide assistance to residents in Atlantic, Cape May, and Ocean Counties who lost their jobs
Atlantic City could be a prime location for such expansion given the city’s supply of vacant land and space, its relative affordability, as well as AtlantiCare’s growing City Campus. More importantly, Rowan is included in this list to symbolize the possibility of new anchor institutions in Atlantic City.
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The Anchor Strategy This anchor-centric strategy requires two sets of interventions. The first set of interventions attempt to make Atlantic City more attractive to anchor institutions that may want to expand their existing campuses or develop new projects in the city. The second set of interventions ensure that the anchor institutions can accrue equitable and broad benefits to the city’s and region’s residents.
Image 4.1.7: Looking north along the Boardwalk in Atlantic City
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Site Acquisition
Coordination
1
2
1. Site Acquisition
Casino as a redevelopment zone was delayed and
STRATEGY ONE: AN ANCHOR-FRIENDLY ATLANTIC CITY In developing this strategy for diversifying the economy through anchor institutions, the Atlantic City Futures Studio first began with assessing the challenges that existing educational and medical institutions have expressed in operating in the city. In conversation, Stockton University’s Department of External Affairs & Institutional Research identified several challenges that the University has faced in opening a campus in Atlantic City:
The first issue, namely, site acquisition, is something that is directly addressable by the city and CRDA. The proposed zoning changes, detailed in Chapter 3, will make the zoning regulations less restrictive and more inclusive of uses beyond hotels or casinos. By doing so, anchor institutions interested in expansion or new development can access Atlantic City’s large number of vacant lots and buildings. Other possible
eventually scrapped by City Council.4.1.20 The zone would have allowed the Showboat Casino site to be used for higher education uses rather than solely as a casino or hotel, as the current zoning code requires. These existing use limitations are unfortunate for Atlantic City because the drop in casino revenues suggests that the highest and best use for the site is no longer a casino or hotel.
“(1) Finding an appropriate site that is affordable (2)
interventions can also exist to make site acquisition an
Redevelopment zones, or site-specific redevelopment
Building a consensus amongst political and community
easier undertaking. For one, the use of redevelopment
plans, have been used successfully to revitalize urban
leaders (3) Overcoming overt opposition from other
zones can expedite the site acquisition process.
neighborhoods for decades. Society Hill in Philadelphia
institutions & (4) Aligning additional funding [for extra
Redevelopment zones are used by municipalities and
and Baltimore’s Inner Harbor are notable examples. A
support].” This strategy directly addresses these
local governments to modify site-specific zoning
more recent example is Atlanta’s zoning modifications
issues.
conditions without overhauling the entire zoning code.
for the redevelopment of the former City Hall East
A recent proposal to declare the site of the Showboat
building.4.1.21 The two million square foot City Hall
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Overcome Opposition
Align Funding
3
4
East complex reopened as Ponce City Market in 2014,
supply of large vacant buildings across the city, most
community stakeholders before seeking government
a mixed-use retail, residential, and office building.
notably its casino hotels, there is an ample amount of
help to facilitate future action. The Inclusive Growth
Ponce City Market has attracted a number of notable
vacant land. The city and CRDA own a sizable amount of
Board can serve as this actor to build trust between
retail and office tenants to Atlanta, including the
land throughout the city that could be sold to potential
these institutions and a broad range of partners. By
social media giant Twitter. Redevelopment zones may
anchor institutions, particularly in the South Inlet
leading this movement with a group of cross-sector
be an effective tool for attracting anchor institutions
neighborhood. With the proposed zoning modifications
partners, the challenges that Stockton has faced over
in the future. Particularly, these zones can be useful
and inexpensive land, anchor institutions may be able
the past year can be mitigated or avoided. Looking
in the redevelopment of other currently vacant and
to take root in the city.
forward, rather than viewing casino hotels or tourist
potentially vacant casino hotel spaces. These zones can be developed in partnership with the prospective
2. Coordination of Partners
institutions and can be designed to maximize the
In many of the case studies that informed this
potential uses of the specific sites.
strategy, the expansion of anchors was advanced
Atlantic City, when compared to other cities in New Jersey and across the Northeast, has several assets that render the city particularly suitable for new and expanded hospitals or universities. In addition to the
initially by non-governmental entities. Following this precedent, the successful expansion of educational and medical institutions in Atlantic City will need to be spearheaded by key business, institutional and
infrastructure as the ideal forms of development, the City and State should intentionally and actively support the expansion of anchor institutions.
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the anchor institutions interested in local procurement can enact policies that unbundle larger procurement contracts into smaller and more manageable contracts. For example, rather than having one large contract for dry cleaning needs, an institution can contract out to numerous dry cleaners. The additional transactional costs may not be significantly larger, but the ability of local businesses to participate and benefit from these anchor institutions will be far greater. In related efforts, hospitals and universities in other cities have experimented with changing billing cycles to pay suppliers in advance. By doing so, businesses can have larger and less volatile cash flows. Where local hiring provisions add more jobs and incomes, local procurement can build local wealth. Both are desirable and necessary given Atlantic City’s current conditions. Local wealth creation is the method through which equity can be advanced. The casinos’ insular orientation, reliance on national brands, and corporate structures have limited the ability for lowand moderate-income residents to truly benefit and be economically mobile. These sorts of policies and practices are a marked deviation from the focus of past and on-going economic development practices.
Image 4.1.12: Enclosed shopping “street” inside the Tropicana Casino
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Images 4.1.15-17: Examples of housing stock in Atlantic City
3. Down payment Assistance If and when these institutions are deeply anchored in Atlantic City, a number of faculty and staff will
focused investments in human capital, and strategies
today would be around $14,000. This intervention
for robust cross-sector collaboration can begin to
would not phase-in until after several fundamentals
tackle these issues.
change in the city. This subsidy would have to reflect
flow into the city. This population influx can provide
Once these fundamental conditions begin to improve,
opportunities for economic development and increased
financial incentives can spur interest and activity in the
spending in the city. While now and in the future, many
owner-occupied real estate market. The down payment
of these employees may choose to live outside the city,
assistance may be possible through a partnership
there is a potential for many to relocate within the city.
between the CRDA and the anchor institutions
The city’s currently negative reputation, perception
themselves. Following precedent set elsewhere, the
of crime, and below-average schools pose severe
CRDA can provide 10 to 15 percent of the cost of a
challenges to the attractiveness of Atlantic City as a
home, or another amount equivalent to the cost of a
residential destination. However, these challenges are
down-payment, to those employed at target anchor
not intractable. Many of the policies enclosed in this
institutions. As of April 2015, the average home cost
plan, such as public realm improvements, targeted and
in Atlantic City was $139,000, so an average subsidy
the prices at that point. Down-payment assistance is relatively affordable, given that a one-time investment can yield long-term economic multipliers and growth in the city.4.1.30
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and attain upward social and economic mobility. Investments in human capital development
are
inseperable
from
economic development. A more skilled pool of workers will make the local economy more competitive and create the possibility for more and expanded employment opportunities for residents. Supporting the growth and economic mobility of workers and bringing non-working residents into the labor pool are essential steps to advancing the city’s state of equity.
Connect Residents with Their Due Benefits The first intervention of this plan aims to provide emergency assistance to those suffering from the recent casino layoffs. Aiding people with personal care and professional development during challenging times will reduce stress and ease the transition back into the workforce. There are dozens of services provided at the local, state, and federal levels to assist low income residents bridge the gap between their income and a decent standard of living. However, across the country rates of access and participation are lower than rates of eligibility, indicating many in need are not accessing available supplementary income. This is particularly poignant in Atlantic City as many former casino workers’ Figure 4.2.1: New express bus routes, shown in orange and red, would connect workers in Atlantic City with employment centers (grey clusters) in a 40 minute radius.
unemployment benefits are about to run out if they haven’t already. If unemployed workers have no other
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source of income it is essential that they access general
There are a number of employment centers within
can be directed to fund express bus service.4.2.3 This
assistance (also known as welfare), in addition to other
in a 45-mile radius of Atlantic City and they employ
transportation
due benefits to prevent further hardship.
intervention
will
supplement
the
Studies
approximatley 133,000 people. It is likely there are job
workforce development trainings that are being
have shown that single point of entry programs (SPOE)
openings in these centers for former casino industry
provided under this grant. Again, because this is an
are effective at increasing rates of application for due
workers. For workers who do not have personal
immediate measure, no long-term sources of funding
benefits. These programs use one portal, be it internet,
automobiles, these potential job opportunities are
are needed. If this measure proves to be successful,
phone, or physical location, where residents are able
inaccessible. According to the American Community
new sources of funding can be found to continue the
to access information about and apply for all benefits
Survey, 32 percent of households in Atlantic City do not
service.
for which they qualify. Research has also shown that
have cars.
with SPOE programs, users are more likely to apply for
from the city, but as currently established, it would take
general welfare benefits, if they are eligible. As of May
a worker leaving the Atlantic City Bus Terminal almost
2014, Atlantic County implemented such a program
two hours, one-way to reach employers in Millville by
for homeless individuals and families or those on the
bus, compared to 40 minutes by car.
4.2.1
brink of becoming homeless. This includes access to Temporary Assistance for Needy Families, SNAP, and home energy assistance, among others.4.2.1
4.2.2
There are several bus routes emanating
Access to job centers is a critical measure to connect residents to employment opportunities outside of Atlantic City. As Atlantic City’s economy rebounds over time from the strategies suggested in the Diversified Economy Plan, and new jobs become available in the
This commuting pattern is neither practical nor
city, emergency and immediate services like express
sustainable. By providing express bus services to
bus routes may be phased out.
complement existing NJ Transit service, workers’
Single Point of Entry Programs are widely available, but
accessibility to outside job centers is immediately
they may be ineffective without access and awareness.
expanded, increasing access to a host of additional
If they can only be accessed through internet portals,
job opportunities outside of Atlantic City. While
Realign Workforce Development: Pre-Anchor Strategy
those without internet access may not be able to take
facilitating job growth in the city will be necessary to
advantage of the resource. Physical portals should be
Further on the time horizon, the level of human capital in
ensure the city’s long-term economic health, adding
in central locations within a city. Possible locations
the region will be increased through employee training
jobs immediately is unlikely. This measure is necessary
include churches and schools in Atlantic City.
that matches employment trends and projections. While
for the short-term, helping Atlantic City residents get
workforce training and development programs existed
back to work.
in Atlantic City before the 2014 casino closings, an
Expand Access to Existing Job Centers
In January 2015, Atlantic City recieved a $29 million
officer at the Greater Atlantic Chamber of commerce
National Emergency Grant from the Department
mentioned that private employers and members of
of Labor to the New Jersey Department of Labor
the business community were not contacted about the
The second immediate intervention aims to connect
and Workforce Development (LWD) to assist former
skills they needed from employees. As a result, worker
the 8,100 workers who lost their jobs in 2014’s casino
casino workers. $13 million of the total grant has
training and skills did not fit with what was needed for
closures to jobs at nearby regional employment centers.
been allocated, but a portion of the remaining funds
available jobs. Strategies in this section aim to correct
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Photo 4.2.5 (left) : Atlantic City Schools | Photo 4.2.6 (right) : Netter Center’s Model
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Ongoing (K-12) Educational Interventions An expansive body of research shows that early
There have been some positive efforts to improve
interventions in education are the most effective in
the city’s schools. In particular, Stockton has created
increasing human capital and ensuring future economic
a “Center for Community Schools” based off of
mobility. The Annie E. Casey Foundation has found that
the Netter Center’s Model for University-Assisted
3rd graders reading below grade level are four times as
Community Schools.4.2.14 Through its partnership with
likely to drop out of high school compared to proficient
the Atlantic City School District, Stockton students
readers the same age.4.2.11 This plan proposes two-year
serve in after school programs and academically based
Pre-K programs to help children in the city to enter
coursework, as well as mentorship programs. This is
school with a strong educational foundation that will
expected to help raise academic achievement in the
prepare them for future success.
school system, and potentially increase the high school
Atlantic City High school lags behind state academic targets, and only 70 percent of their students graduate Photo 4.2.7 (top) : School Children
graduation rate from 70 percent, to the state average of 88 percent.4.2.15
in four years.4.2.12 Furthermore, the school failed to meet
Starting programs at the pre-kindergarten level
all statewide targets for college readiness, such as the
has been proven to prepare children for success in
percentage of students taking the SAT. If Atlantic City is
elementary and high school education. By utilizing
to be a place where residents are socially, economically
higher education institutions as a resource, as Atlantic
and physically mobile, the quality of public education
City has utilized Stockton, children will be better
offered needs to be improve. Currently, only 34 percent
prepared for high school, become more likely to go to
of the city’s population has an associate’s degree or
college, and become more socially and economically
higher.4.2.13 Given the hollowing out of high paying,
mobile. For these benefits to accrue to Atlantic City in
middle skilled jobs, college education is becoming even
the long run there will need to be available, higher-
more important for accessing economic opportunities.
skilled jobs to entice Atlantic City natives to return home after college.
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Phase Two: Permanent Streetscape improvements - Wayfinding Signs Wayfinding signs help to facilitate and encourage
funded by the SJTPO included bike lanes, sidewalk
greater pedestrian activity. In a tourist destination
improvements, signage, and environmental mitigation
like Atlantic City, this signage can help visitors orient
related transportation projects. A wayfinding sign
themselves in the city. Atlantic City currently has
project could cost anywhere from $30,000 to
wayfinding signs, but they are only located in certain
$250,000, depending on the scale of the project and
areas and rarely direct pedestrians towards anything
amount of signage needed.4.3.3
but tourist attractions. An updated wayfinding sign and directing pedestrians towards some of the city’s
Phase Two: Permanent Streetscape improvements - street furniture
historical assets and community gathering spaces that
In addition to road diets, all four target avenues
are located away from the Boardwalk. The new signs
would benefit from the addition of street furniture
would measure distances by minutes walked instead of
and planters. Creating a more inviting, hospitable and
mileage.
pedestrian-friendly environment on these avenues
system would focus on placing signs in strategic areas
Wayfinding signage could be funded by the New Jersey Sustainable Jersey Grants or through the South Jersey Transportation Planning Organization (SJTPO), which Figure 4.3.4: Wayfinding Sign Example Figure 4.3.5 (map above): The highlighted streets are the focus of a new wayfinding sign system.
provides up to $1 million annually for transportationrelated projects. Some of the previous projects
will spur economic growth for local businesses by encouraging foot traffic and signaling that they are well maintained. Specifically, these additions will include benches, lamp posts, trash cans, and bike racks that are all complementary in style, as well as bioswales to mitigate the effects of stormwater runoff.
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INDIANA AVENUE
atlantic AVENUE
pACIFIC AVENUE
Phase Two: Permanent Streetscape improvements - road diet
Phase Two: Permanent Streetscape improvements - bike lanes
The city would benefit from a road diet on Atlantic
Currently in Atlantic City many residents use bikes
the city’s residential neighborhoods to the northwest
Avenue. Atlantic is the closest thing Atlantic City has to
to get around, yet there is little dedicated bike
of downtown. Both avenues are currently one-way
a traditional main street. In places it is lined with first-
infrastructure in the city and bikers must compete
streets with two lanes of traffic and two lanes of parallel
floor retail that serves community needs, but much of
for space on the street with cars and pedestrians.
parking on each side. Indiana and Ohio Avenues will
it is far from pedestrian friendly. Currently, the street
Dedicated, permanent bike lanes on Pacific, Ohio, and
remain as one-way streets, but one lane of parking will
has four wide lanes of traffic, a small median and a lane
Indiana Avenues will help to mitigate safety concerns
be replaced with a buffered bike lane.
of parallel parking on each side.
that have arisen.
A road diet, a measure to reduce the width of a street
Bike lanes along Pacific Avenue will provide access
with other permanent streetscape improvements. The
to better accommodate a mix of transportation modes,
to the Boardwalk, the historic Absecon Lighthouse,
implementation process of bike lanes and streetscape
will calm car traffic and lead to enhanced safety when
casinos, the South Inlet, and Ventnor City. Pacific
improvement projects have to be coordinated between
crossing the avenue. To accomplish this, both lanes of
Avenue, like Atlantic, is currently four lanes wide
the CRDA and the City of Atlantic City, as the proposed
parking will remain, but bump-outs at intersections,
with street parking on both sides. Converting Pacific
changes will occur in both jurisdictions. Funding can
with landscaping and street trees, will be constructed.
Avenue’s four lanes to two, with designated turn lanes,
come from a variety of outside sources, including the
The four lanes of traffic will remain to accommodate
will provide room for buffered bike lanes.
Sustainable Jersey Grants or SJTPO.
the high number of vehicles that use this road, but a raised, landscaped median and designated turn lanes at intersections will be constructed. These interventions will make Atlantic Avenue a safer and more welcoming place to walk and shop.
The bike lanes can be implemented in conjunction
While bike lanes on Pacific Avenue will allow for access to much of the city’s tourist infrastructure, bike lanes on Indiana and Ohio Avenues will connect
Figures 4.3.6, 4.3.7, and 4.3.8 (above): The three street sections show the new configurations of Indiana, Atlantic, and Pacific Avenues.
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the Atlantic City Alliance as part of a project to turn
City’s version of Reading Terminal Market, but the
vacant lots across the city into public art exhibits.
project has been stalled. By siting the Public Market
In its current form, Arltantic Park does very little to
at this central location within Atlantic City, it will serve
engage existing residents or visitors. The land is
residents and visitors while leveraging the value of
privately owned and guarded by a foreboding chain-
investments in the park. Seating and tables could be
link fence. The entrances are difficult to find and the
placed near the market to attract people out into the
park’s earthen mounds do not interact with the city or
park much like Union Square in New York City.
the Boardwalk, which it borders. The park creates an insular space that is neither welcoming nor successful at cultivating a vibrant public space.
Atlantic City Green: Implementation Acquisition of current Artlantic Park will be critical
Atlantic City Green Transforming Artlantic Park into a more traditional square or commons would increase the utility and accessibility of the park. The new space will serve as a town green or a gathering place for the residents of Atlantic City. The southern end of Atlantic City Green near the Boardwalk will be a large, sloping lawn that can serve as passive open space as well as an amphitheater for concerts and other events. Branding this space as The Great Lawn will facilitate marketing this park as a public gathering space. Located at a spot where the
for the implementation of Atlantic City Green. There is a precedent of land swaps in Atlantic City, and with ample oceanfront property available, this could be a viable option for the city to acquire the land. However, the state’s Green Acres program and Atlantic County’s Open Space program are potential funding sources. At the southern end of the park, one-story retail buildings will have to be demolished to connect the park directly to the boardwalk. The buildings were built in the style of a suburban strip mall so their demolition would not damage the existing urban fabric.
urban fabric of Atlantic City meets the sensitive biome of the beach and dunes, the new park has the potential to incorporate aspects of sustainability and stormwater mitigation.
Brown Park Plan and Redesign Brown Park, located at the intersection of Bacharach and Martin Luther King Jr. Boulevards, and Arctic
The northern end of the park abuts the site of the
and Kentucky Avenues is an underutilized community
proposed Atlantic City Public Market. The CRDA
space in need of renovation and investment. Unlike
allocated funds to build the Public Market, Atlantic
Artlantic Park/Atlantic City Green, which is intended
Figures 4.3.10 and 4.3.11: The top map shows the amount of time it would take to walk to Atlantic City Green from areas in Atlantic City. The bottom map shows the time it would take to bike from Atlantic City Green to the rest of the city.
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05 lessons learned
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Lesso n s l e a r n e d
Image 5.3 : Atlantic City Boardwalk
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Tools for Creating and Measuring Coordination and Inclusion Change Coordination among stakeholders is essential
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to
The Toolbox, in the appendix, contains a list of planning
ensure that projects follow common goals, are
and policy tools that can be used to advance a city’s
effective at accomplishing those goals, and are well
state of equity while encouraging sustainable economic
received by community members. In Atlantic City,
growth. They range in their applicability, but all can
this plan proposes an Inclusive Growth Board as the
and have led to positive outcomes when employed in
mechanism for coordination between all stakeholders.
equitable economic growth strategies.
Similar boards or forums have been implemented in
The process for using these tools is as follows: establish
a baseline of equity using the indicators described in the Equity section, intervene with policies and tools that target specific indicators that contribute to a poor state of equity, and evaluate progress towards broader long-term goals.
San Luis Obispo, CA and two counties in Montana. In San Luis Obispo, the city created the Promotional Coordinating Committee to recommend projects the city can undertake to improve the quality of life for residents and visitors . In Montana, Gallatin County and Bozeman City planning boards enacted an ordinance requiring coordination and cooperation between the bodies to achieve the best results for residents . Each city will need to decide the best way to organize key stakeholders to create a set of common goals that aim to improve the quality of life for all residents.
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06 Appendix A: Scenarios
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INCREASE IN NON-GAMING TOURISM
They have helped lure, and in some cases subsidized,
Spending at non-gaming portions of casinos has
on the Boardwalk and the Bass Pro Shop across from
increased markedly in recently years. Non-gaming
the Tanger Outlets.
restaurants and destination retail to come to Atlantic City. Examples include the Jimmy Buffet’s Margaritaville
attractions at casinos include spas, shows, restaurants, and nightclubs.6.1.2 Retail and food and beverage establishments, in particular, have seen significant growth since 2010. The CRDA and the Atlantic City Alliance have taken note of the rising demand for non-gaming attractions.
TOURIST DISTRICT MASTER PLAN In 2012, the CRDA created a Tourist District Master Plan focused on leveraging existing non-gaming amenities across Atlantic City to create a diverse range of tourist
case study
attractions and encourage people to explore outside of
For examples of best practices we looked at Santa Monica, CA, South Beach, Miami, FL, Chattanooga, TN,
to active recreational use, repurposing space in existing
Savannah, GA, Saratoga Springs, NY, South Africa, Vegas, Park City, UT, and Barcelona. We found that
structures, constructing new focal points through the
Savannah and South Beach offer the most compelling comparisons.
creation of more light shows, connecting the city and
There were similarities between the most successful cities among these examples. Each of the case study cities reinvented themselves as robust tourist destinations by investing in their public realm and creating welcoming spaces for pedestrians. The most successful cities all had grassroots efforts that spearheaded revitalization. Concerned groups of longtime residents came together to advocate for the preservation of their communities. Likewise, innovation often precipitated additional investment, typically from people looking to profit off success of the first to invest and innovate. Efforts aimed at entrepreneurial growth in the city will create a foundation for future investment. Furthermore, the opportunities, the demonstrated investments, and supports provided by the city, the state, and the existing business community will entice other industries to locate in Atlantic City.
the casinos. The plan proposes converting vacant lots
the Boardwalk through streetscape improvements, improving the facades of existing structures, and increasing safety and cleanliness. Additional plans by the CRDA include the construction of a public market—a take on Philadelphia’s own Reading Terminal Market6.1.3 --and a $34 million “Clean and Safe” initiative6.1.4 focused on streetscape improvements on and near the Boardwalk.
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REBRANDING ATLANTIC CITY
opportunity for group activities during their visit.
While financial investments in Atlantic City’s physical infrastructure may go a long way in making the city
The city has a strong history of diversity to build upon.
more attractive, Atlantic City will still need to combat
The end of segregated spaces in the 1950s led to the
its negative image. The city is perceived as grimy,
entrance of gay communities and communities of color
dangerous, and not a family destination. The city
onto the boardwalk. While this drove away mainstream
has often relied on marketing campaigns that rely on
visitors in the past, today’s world both embraces and
sexualized pictures of women, extending the perception
embodies this type of diversity. The history of these
that Atlantic City and the attractions it offers are for a
communities and attractions, can draw people back to
specific market segment.
visit the city.
The CRDA has already begun a $20 million marketing
Atlantic City is also presently home to a strong
campaign to combat these perceptions of Atlantic
immigrant community. People from all over the world
City6.1.5. The DO-AC campaign aims to promote the
have moved to Atlantic City to work in the casinos.
city’s non-gaming amenities. Likewise, the city has
The city can partner with community and economic
also targeted its marketing to the LGBT community to
development organizations to work with enterprising
increase its appeal in this market. Gay marriage was
residents and assist them as they build businesses in
legalized in New Jersey in 2013 and there are several
that will serve residents and attract to visitors. As
websites advertising Atlantic City as a gay wedding
aforementioned, this touches on what Millennials want:
destination.
authenticity, diversity, a global experience, and contact with local residents.
ATTRACTING MILLENIALS
To attract Millennials to Atlantic City, we propose the
Atlantic City will need to begin to appeal to a much
Active Tourism, Arts and Culture, and Food and
younger demographic if it is going to address the
Beverages.
declining number of visitors coming to the city. While older generations valued all-inclusive packages at resorts, Millennials are much more interested in local, diverse and authentic experiences. They want to connect with locals and local businesses and have the Image 6.2: Millennials shopping and texting
city invest in three tourist sectors: Nature/Ecotourism/
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ECOTOURISM/ACTIVE TOURIST ATTRACTIONS
Additions to the existing arts and culture scene would
Some examples of Nature/Ecotourism/Active Tourism
history.
enrich the lives of residents and draw in new ones who want to live in an artist enclave by the shore with a rich
activities include: Fishing, Kayaking rentals, Surfing, the creation of an Ecopark by the Borgata, and a Driving Range. These businesses could also potentially provide skills and training that the existing hospitality industry does not demand nor provide for workers.
FOOD & BEVERAGE ATTRACTIONS The casinos are home to many places to eat and drink, but there are many thriving restaurants in Atlantic City
ARTS & CULTURAL ATTRACTIONS
that can be highlighted and advertised to visitors. This
Arts and Cultural attractions would leverage off
a summertime pop-up Public Market to establish a
existing organizations and programming in Atlantic
client base for the permanent one that is planned to
City. Possible examples include a history walk or tour
open, a new farmers market, a food festival where local
of the city led by the African American History Museum
restaurants have tents and sell dishes to visitors, and
Of Southern New Jersey, Jazz history of Atlantic City
possibly even a suspension of laws that prohibit open
followed by Jazz on the Boardwalk events run by the
containers on the Boardwalk.
can be done by hosting a bar crawl of local drinking institutions, a restaurant crawl for local restaurants,
Chickenbone Beach Historical Foundation, expanding the purview of the Noyes Museum in the Arts Garage to attract artist residencies during the summer, airing movies on the beach, and a Monopoly-themed art installment.
IMPLEMENTATION Atlantic City can encourage the development of small businesses through issuing tiered incentives for
These amenities could attract artists from outside
Atlantic City residents, county residents, or people
of the city looking for a place to create, share, and
from outside of the city to start companies with the
perform publicly, either seasonally or year round.
help from the New Jersey chapter of the National
image 6.3 (left): Atlantic City as seen from Edwin D. Forsythe National Wildlife Refuge
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Association of Small Business Development Centers. The CRDA can continue to make small business loans, and the City and CRDA can work together to support
PUBLIC REALM INTERVENTIONS
existing small business owners, especially working
Improvement to the city’s physical realm can welcome
with communities of recent immigrants who have
new visitors, inspire investment from the private sector,
started new businesses. Casinos could be required to
and improve the residents’ quality of life. Therefore, in
designate a certain percentage of their non-gaming
Atlantic City we encourage: preserving and reusing
businesses as local businesses.
historic
buildings,
increasing
walkability
through
streetscape interventions, converting casino facades to Atlantic City can also facilitate programs that create
storefronts through a Facades Improvement Program
a climate of economic mobility for residents and
to help rehab buildings in disrepair. This work should
workers. Programs like training on how to start and
also be accomplished with the support and feedback of
run a business as well as the creation of partnerships
community groups and neighborhood leaders.
between existing organizations like Atlantic City’s Community Development Corporation and Atlantic City’s Business Development Corporation6.1.6 are some examples that can provide opportunities for residents and workers.
While we are confident about this scenario, we still have some reservations. Atlantic City must overcome
Atlantic City can continue to market to Millennials to
entrenched regional stigma to become attractive to
encourage visitation and entrepreneurial opportunity.
new demographics.
This marketing should communicate the off-thebeaten-path attractions that Atlantic City has to offer, like its hidden jewels of local businesses and restaurants. Similarly, messaging could appeal to the fact that Millennials see themselves as creative and enterprising making them good candidates to not only visit Atlantic City, but also start businesses there. Image 6.4: The Casinos seen from an abandoned parking lot
LIMITATIONS
This scenario suggests that Atlantic City would continue to rely on money from tourism which comes from outside the city, on a seasonal basis. This is a continuation of the status quo and in many ways a vote for trickle-down economic policy.
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While the emphasis on entrepreneurialism sets the scenario apart from the status quo, not everyone will want to or be able to become a business owner. Most of the jobs to be gained from this scenario will have the same wage and human capital profile for workers and residents, but it is possible that they will lack the benefits that unions provide current casino workers. In addition, hundreds of small businesses will need to open just to replace current job losses, let alone future losses. Conversely, not creating these jobs does not bring the old jobs back. Similarly, while the scenario could help insulate the employment base from future contractions in the casino job market, it does not address economic mobility for the majority of Atlantic City’s residents. The jobs suggested here are in the same wage profile as current jobs in Atlantic City and do not necessarily advance skills or human capital in meaningful or marketable ways. Furthermore, hundreds of small businesses would need to open to make up for the present job losses, and it is possible that small businesses will not be part of the collective bargaining agreements, which could lead to decreased quality of life for laidoff casino employees looking for work. Lastly, business owners could simply own a business in Atlantic City, but live outside, thus limiting the potential upside of new businesses for the local residents. Image 6.5: Unite Here! protesting outside of the casinos
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DEMOGRAPHIC TRENDS
EXISTING AMENITIES
Over the last 20 years, the age demographics of New
Atlantic City already has a good physical form that
Jersey have shifted, with the proportion of people over
can help advance this vision. There are a number of
the age of 50 increasing in almost every county
.
amenities already in place to support this plan. Unlike
Data also shows that 86 percent of people over the
smaller shore towns, Atlantic City has physical and
age of 65 move within their own states or counties
6.1.7
,
commercial amenities that are particularly needed
and there is no reason why Atlantic City cannot be that
by aging populations. There are already some senior
destination for New Jersey’s older population
housing facilities around the city. Likewise, bus and
6.1.9
6.1.8
.
As of 2013, 10,000 people in Atlantic City, or 25 percent of the population, were over the age of 556.1.10. Likewise, approximately 5.2 million people over the age of 55 live within 100 miles of the City6.1.11.
population could also help stabilize declining gaming According
to
the
American
Gaming
Association, over half of casino visitors were over the age of 50. In a recent article in the Atlantic, found that “many [casinos] even provided oxygen. In the bathroom, there were boxes for diabetics to dispose needles. Older adults told me stories of how the casinos always remember their birthday, and if they stayed away too long, the casino would send them a card saying that they were missed.” 6.1.12
Image 6.7: Diversity in the Millennial generation
There are also grocery stores, pharmacies, and hospitals that serve the needs of residents. In addition to these physical attributes, the City already
Attracting greater numbers of 50 years and older revenues.
jitney routes can transport non-driving residents.
offers several financial incentives that would make living in Atlantic City less costly and more viable for older populations. In New Jersey, social security income is not taxed, thereby freeing up more discretionary income. Secondly, the City already offers property tax relief for senior citizens.
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NORTH CAROLINA TEXAS LOUISIANA
3
jobs created by one incoming retiree household
1.75 - 2
1.5
jobs created by one incoming retiree household
jobs created by one incoming retiree household
In addition to the best practices we have learned
to a wealthier clientele. Residents move in healthy
combinations to serve a wider range of potential
from other geographies that have attracted an aging
into independent living, and can transition to assisted
residents and their needs.
population, we found that the developments themselves
living and ultimately nursing care. This is great for
can take a variety of forms. Our research shows that
couples, because if you are in different levels of health,
we would need to provide a range of housing options
you can still be living on the same campus if not in
for different economic levels and different levels of
the same apartment, which also helps when children
support.
come to visit. There are already 16 CCRCs in nearby
Figure 6.3: Economic benefits of retirees in other states
IMPLEMENTATION
One example we wanted to highlight are Continuing
counties.6.1.16
Care Retirement Communities. These are known as
Each potential site for residential development would
one-stop shopping for retirement, and generally cater
take a different form, and they could be used in varying
The first area for potential development is around the Inlet neighborhood, likely to be developed in the form of single-family houses to fill in some of the vacant lots in this region. Other options include incentivizing new residents to move into existing residential neighborhoods— such as Chelsea—or utilizing one of the now-vacant casino spaces. Converting a vacant casino into a
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IMPACT: LOW & MODERATE INCOME RESIDENTS
LIMITATIONS
In addition to creating housing options for this new
If Atlantic City were to become a successful retirement
quality of life may lead to an unintended displacement
and growing population, some physical amenities will
community, there are several potential benefits to the
of lower income households stemming from increased
need to be initiated. Transit lines will need to adjust
City’s low and moderate income residents and workers.
demand for Atlantic City.
improvements, such as benches, should be added. A
First, as substantiated from other cities and states,
Likewise, while this strategy can introduce much
2009 study by AARP showed that seniors age 65 and
an influx of aging residents will spur job growth in
needed jobs, the quality and pay of many of these jobs
older who no longer drive make 15 percent fewer trips
occupations that require low levels of formal education
may not provide opportunities for social and economic
to the doctor, 59 percent fewer trips to shop or eat out,
and training such as healthcare, transportation, and
mobility among lower income residents. Consequently,
and 65 percent fewer trips to visit family and friends
social services. Likewise, a larger residential population
these jobs do little to address current disparities in
than drivers of the same age.6.1.17
will increase the demand for local serving jobs.
income and wealth that exists between the county and
Physical changes alone will be insufficient if Atlantic
Second, a larger year round population and reduced
City wants to become a residential destination for an
vacancy will result in higher tax revenues, thereby
older population. Currently, New Jersey’s tax law is
enabling the city to invest in the City’s neighborhoods
not very forgiving. It is one of the few states with both
and public services while reducing its dependence on
inheritance and estate taxes, and pensions are not
tourism.
exempt from income taxes, thereby taking disposable
Third, the additional housing options and financial
income away from retirees. So the state would need to
incentives that would be necessary to making this
create a more favorable tax environment. Secondly, the
vision a reality will also help reduce the cost of rent for
city does have a high crime rate, as mentioned earlier
current residents.
continuing care facility would be a good use of existing infrastructure and space.
Greater investment in the city and improvements in the
to cater specifically to these residents, and streetscape
today, and such high crime may deter both investment and interest in living in the city. The city will need to make serious moves to reduce both the perception of and actual incidence of crime. And while we think that the regional labor market is capable of filling these positions, some job training will be necessary.
Fourth, infill development, reductions in vacancy, and improvements to the public realm can restore the city’s urban fabric, and improve the quality of life for low and moderate income residents in the city. And finally, the efforts to reduce crime and improve public perception of the city will improve the city’s quality of life and cultivate a more robust market for investment in the city.
city. Nor does this vision explicitly increase educational attainment and the city’s collective human capital in a way that would enable residents to occupy high quality and high paying jobs.
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06 Appendix B: equity toolbox
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references Chapter 1 - Introduction + Why Equity? 1.1 Refer to Chapter on History/Existing Conditions 1.2 U.S. Census Bureau. (2008-2012). Atlantic City, New Jersey. American Community Survey 5-year estimates. Retrieved from http://factfinder2.census.gov 1.3 Benner, Chris and Manuel Pastor (2013). “Buddy, Can You Save Some Time? Social Inclusion and Sustained Prosperity in America’s Metropolitan Regions.” Building Resilient Regions, MacArthur Foundation. Working Paper http://brr.berkeley.edu/wpcontent/uploads/2013/05/Benner-Pastor-Buddy-Spare-Some-Time.pdf 1.4 Pacetti, Emily Garr (2014). “Growth and Opportunity: A Framework for Stronger, More Equitable Local and Regional Economies.” The Fund for Our Economic Future. http://www.thefundneo.org/sites/default/files/content-media/Framing%20Paper_ FINAL%20hi%20res%20with%20hyperlinks_0.pdf 1.5 Yellen, Janet L. “Perspectives on Inequality and Opportunity from the Survey of Consumer Finances”. October 17, 2014. http://www.federalreserve.gov/ newsevents/speech/yellen20141017a.htm 1.6 Searcey, Diane, Eduardo Porter, and Robert Gebeloff (2015). “Healthcare Opens Stable Career Path, Taken Mainly by Women.” New York Times. http://www.nytimes. com/2015/02/23/business/economy/health-care-opens-middle-class-pathtaken-mainly-by-women.html
Chapter 2 - Atlantic City 2.1 Kozek, Barbara. “History of Atlantic City”. City of Atlantic City. Accessed May 9, 2015. http://www.cityofatlanticcity.org/about.aspx 2.2 R utgers, The State University of New Jersey. “Atlantic City Timeline 1614-2010”. Accessed May 9, 2015. http://governors.rutgers.edu/on-governors/nj-governors/ governor-brendan-t-byrne-administration/governor-brendan-t-byrne-issuesatlantic-city/atlantic-city-timeline-1614-2010-2 \ 2.3 Ibid. 2.4 Federal Reserve Bank of Philadelphia. “Atlantic City: Past as Prologue”. April 29, 2009. https://www.philadelphiafed.org/community-development/publications/ special-reports/AC-report_April-29-2009.pdf 2.5 Sweeney, Alexis. “Atlantic City”. The Baltimore Sun. Accessed May 9, 2015. http:// www.baltimoresun.com/bal-beach-atlanticcity-htmlstory.html 2.6 N ew Cosmopolis, A Book of Images, James Huneker, (1915) Charles Scribner’s Sons, p. 315 2.7 Rutgers, The State University of New Jersey. “Atlantic City Timeline 1614-2010”.
Accessed May 9, 2015. http://governors.rutgers.edu/on-governors/nj-governors/ governor-brendan-t-byrne-administration/governor-brendan-t-byrne-issuesatlantic-city/atlantic-city-timeline-1614-2010-2 2.8 Past as Prologue, p.4 2.9 Avery, Ron. “Late 1800s Bad for Blacks Only In Vice Was There Equal Job Opportunity”. Philly.com. February 16, 1998. http://articles.philly.com/1998-0216/news/25752508_1_black-customers-philadelphia-blacks-black-lawyer 2.10 Past as Prologue, p.4 2.11 Rosenberg, Amy. “Shoring up the Boardwalk Empire”. Philly.com. February 24, 2011. http://articles.philly.com/2011-02-24/news/28623603_1_black-experienceplexus-publishing-chicken-bone-beach 2.12 Boardwalk of Dreams, p.86 2.13 Ibid 2.14 Past As Prologue, p.6 2.15 Past as Prologue, p. 10 2.16 Ibid. 2.17 Casino Control Commission, State of New Jersey. “Casino Gaming in New Jersey”. Accessed May 9, 2015. http://www.nj.gov/casinos/home/gamingnj/ 2.18 Rutgers, The State University of New Jersey. “Atlantic City Timeline 1614-2010”. Accessed May 9, 2015. http://governors.rutgers.edu/on-governors/nj-governors/ governor-brendan-t-byrne-administration/governor-brendan-t-byrne-issuesatlantic-city/atlantic-city-timeline-1614-2010-2 2.19 Casino Reinvestment Development Authority. “Mission Statement”. Accessed May 9, 2015. http://www.njcrda.com/about-us/mission-statement/ 2.20 Casino Reinvestment Development Authority. “Atlantic City’s Future: Casino Reinvestment Development Authority’s Plans to Diversity the City’s Economy Builds Significant Momentum”. September 22, 2014. http://www.njcrda.com/featurednews/atlantic-citys-future-casino-reinvestment-development-authoritys-plansdiversity-citys-economy-builds-significant-momentum/ 2.21 Wittkowski, Donald, “Atlantic City visitors declined for eighth straight year in 2013,” The Press of Atlantic City, March 1, 2014, http://www.pressofatlanticcity.com/ business/atlantic-city-visitors-declined-for-eighth-straight-year-in/article_ e173c366-a1ae-11e3-9d1f-001a4bcf887a.html For a complete definition of poor and struggling, please visit: http://www.census. 2.22 gov/hhes/www/poverty/methods/definitions.html
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2.23 Past as Prologue, p.10 2.24 Wolfson, John. “America’s Casino-Saturation Problem”. The New Yorker. November 18, 2014. http://www.newyorker.com/business/currency/americas-casinosaturation-problem 2.25 B erger, Adam. “PA gaming industry at a crossroads: Lessons from Atlantic City”. Business Journal. February 23, 2015. http://www.bizjournals.com/philadelphia/ blog/guest-comment/2015/02/pa-gaming-industry-at-a-crossroads-lessonsfrom.html?page=all 2.26 State of New Jersey. “A Brief History of the Casino Control Commission”. Accessed May 9, 2015. http://www.nj.gov/casinos/about/history/ 2.27 Wittkowski, Donald, “Atlantic City visitors declined for eighth straight year in 2013,” The Press of Atlantic City, March 1, 2014, http://www.pressofatlanticcity.com/ business/atlantic-city-visitors-declined-for-eighth-straight-year-in/article_ e173c366-a1ae-11e3-9d1f-001a4bcf887a.html
2.35 Casino Connection. “Revel: On Again, Off Again, Up for Grabs”. March 2, 2015. http://casinoconnectionac.com/issue/vol-12-no-5-may-2015/article/revel-onagain-off-again-up-for-grabs 2.36 Connic, Jennifer. “Hurricane Sandy: Photos of Atlantic City damage, flooding from social media”. NJ.com. October 29, 2012. http://www.nj.com/atlantic/index. ssf/2012/10/hurricane_sandy_photos_of_atlantic_city_damange_flooding_from_ social_media.html 2.37 Wittkowski. Donald. “Hurricane costs Atlantic City casinos $5 million per day”. October 29, 2012. http://www.pressofatlanticcity.com/news/press/atlantic_city/ hurricane-costs-atlantic-city-casinos-million-per-day/article_7c8591ca-21ec11e2-86c7-001a4bcf887a.html 2.38 Center for Gaming Research, UNLV, Jan 2014 2.39 The Atlantic City Alliance was created in 2011 and operates as a non-profit organization in coordination with the CRDA. http://www.atlanticcityalliance.net/ about-us/
2.28 Schwarz, Hunter“Why Las Vegas has recovered better than Atlantic City since the Recession,” The Washington Post, August 5, 2014, http://www.washingtonpost. com/blogs/govbeat/wp/2014/08/04/why-las-vegas-has-recovered-betterthan-atlantic-city-since-the-recession/
2.40 T he State of New Jersey. “Quarterly Press Release & Statistical Summaries”. Accessed May 9, 2015. http://www.nj.gov/oag/ge/quarterlypressreleases.html
2.29 The State of New Jersey. “Quarterly Press Release & Statistical Summaries”. Accessed May 9, 2015. http://www.nj.gov/oag/ge/quarterlypressreleases.html
2.41 Soergel, Andrew. “Emergency Manager’s Upcoming Report Caps Long Decline of Atlantic City”. US News. March 22, 2015. http://www.usnews.com/news/ articles/2015/03/22/emergency-managers-upcoming-report-caps-longdecline-of-atlantic-city
2.30 A tlantic City Tourism District Progress Report Fact Sheet, Atlantic City Alliance, Accessed May 9, 2015, http://www.atlanticcityalliance.net/media/press-releases/ Tourism_Economics_Fact_Sheet_FINAL4.pdf 2.31 “ Atlantic City: Visitors Say its not Just for Gamblers,” October 29, 2014, Eagleton Institute of Politics, Rutgers, The State University of New Jersey, Center for Public Interest Polling, Accessed May 9, 2015, http://eagletonpoll.rutgers.edu/rep-acactivities/
2.42 U.S. Census Bureau. 2013. OnTheMap Application. Longitudinal-Employer Household Dynamics Program. http://onthemap.ces.census.gov/ 2.43
rickley, Peg. “Trump Entertainment’s Fight with Union Heads to Appeals Court”. B Wall Street Journal. March 4, 2015. http://www.wsj.com/articles/trumpentertainments-fight-with-union-heads-to-appeals-court-1425478820
2.32 L loyd Levenson Insitute, Visitor Profile Study 2014 , accessed May 9, 2015, https:// intraweb.stockton.edu/eyos/business/content/docs/LIGHT/AC%20Visitor%20 Profile%20Study%20-%20Final%20for%20Website.pdf
2.44 Hilario, Fran. “New Revel owner agrees to buy Showboat; unveils $500M plan for AC”. Business Journal. April 6, 2015. http://www.bizjournals.com/philadelphia/ morning_roundup/2015/04/new-revel-owner-agrees-to-buy-showboat-unveils. html?page=all
2.33 S taff. “Gov. Christie pledges to turn Atlantic City casino district into ‘Las Vegas East’”. July 21, 2010. NJ.com. http://www.nj.com/news/index.ssf/2010/07/ gov_christie_pledges_to_take_o.html
2.45 Johnson, Brent. “Christie’s Atlantic City emergency team eyes layoffs but not bankruptcy”. NJ.com. March 24, 2015. http://www.nj.com/politics/index. ssf/2015/03/christies_atlantic_city_emergency_team_releases_in.html
2.34 Rutgers, The State University of New Jersey. “Atlantic City Timeline 1614-2010”. Accessed May 9, 2015. http://governors.rutgers.edu/on-governors/nj-governors/ governor-brendan-t-byrne-administration/governor-brendan-t-byrne-issuesatlantic-city/atlantic-city-timeline-1614-2010-2
2.46 White, Ben. “Atlantic City Meltdown May Haunt Christie”. Politico. February 15, 2015. http://www.politico.com/story/2015/02/atlantic-city-meltdown-chrischristie-115204.html 2.47 Brubaker, Harold. “Casino closings have big impact on A.C. property-tax base”. Philly.com. January 20, 2015. http://articles.philly.com/2015-01-20/ business/58235655_1_assessed-values-mayor-don-guardian-atlantic-city
153
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2.48 Ibid. 2.49 Russ, Hilary. “Atlantic City’s tax base will have shrunk in half by 2015 -official”. Reuters. August 22, 2014. http://www.reuters.com/article/2014/08/22/usanewjersey-atlanticcity-idUSL2N0QR1KF20140822
2.63 Department of Labor and Workforce Development, The State of New Jersey. “Table 6. New Jersey Resident Population by Municipality: 1930 – 1990”. Retrieved May 9, 2015. http://lwd.dol.state.nj.us/labor/lpa/census/1990/poptrd6.htm 2.64 U.S. Census Bureau. Atlantic City, New Jersey: American Community Survey 20092013. Retrieved from http://factfinder2.census.gov.
2.50 Department of the Treasury, State of New Jersey. “General Tax Rates by County and Municipality”. Accessed May 9, 2015. http://www.state.nj.us/treasury/taxation/ lpt/taxrate.shtml
2.65 Newburger, Harriet, Sands Anita, Wackes, John, “Atlantic City:Past as Prologue,” Federal Reserve Bank of Philadelphia, 2006, p.15
2.51 Perry, Wayne. “Boyd to get $88 million tax refund from Atlantic City for Borgata”. Las Vegas Sun. June 10, 2014. http://www.lasvegassun.com/news/2014/jun/10/ boyd-get-88-millio-n/
2.66 Clark, Adam. “Find out how much your school district is spending per student”. NJ. Com. April 2, 2015. http://www.nj.com/education/2015/04/nj_schools_how_ much_is_your_district_spending_per.html
2.52 Hanson, Jon., Wentworth, Finn., Paladino, Chris., Holmes, Robert C. “Update Report of Governor’s Advisory Commission on New Jersey Gaming, Sports and Entertainment”. November 12, 2014. http://www.njcrda.com/wp-content/ uploads/Update-Report-of-Governors-Advisory-Commission-v15.pdf
2.67 U.S. Census Bureau. 2013. OnTheMap Application. Longitudinal-Employer Household Dynamics Program. http://onthemap.ces.census.gov/
2.53 Dopp, Terrence. “Atlantic City Revamp Proposals Include Pension Deferrals”. Bloomberg. November 13, 2014. http://www.bloomberg.com/news/ articles/2014-11-13/atlantic-city-revamp-proposals-include-pension-deferrals 2.54 State of New Jersey. “EXECUTIVE ORDER NO. 171”. January 22, 2015. http:// nj.gov/infobank/circular/eocc171.pdf 2.55 Hanson, Jon., Wentworth, Finn., Paladino, Chris., Holmes, Robert C. “Update Report of Governor’s Advisory Commission on New Jersey Gaming, Sports and Entertainment”. November 12, 2014. http://www.njcrda.com/wp-content/ uploads/Update-Report-of-Governors-Advisory-Commission-v15.pdf 2.56 Ibid.
2.68 U.S. Census Bureau. 2011. OnTheMap Application. Longitudinal-Employer Household Dynamics Program. http://onthemap.ces.census.gov/ 2.69 Bureau of Labor Statistics. “Gaming Services Occupations”. Accessed May 9, 2015. http://www.bls.gov/ooh/personal-care-and-service/gaming-servicesoccupations.htm 2.70 Blumgart, Jake. “Can Unions Save Atlantic City?” Vice. April 23, 2014. http://www. vice.com/read/can-unions-save-atlantic-city 2.71 U.S. Census Bureau. 2011. OnTheMap Application. Longitudinal-Employer Household Dynamics Program. http://onthemap.ces.census.gov/ 2.72 Massachusetts Institute of Technology. MIT Living Wage Calculator. http:// livingwage.mit.edu/counties/34001
2.57 Staff. “Christie to the Rescue”. The Economist. February 7, 2015. http://www. economist.com/news/united-states/21642232-will-governors-latest-bet-paychristie-rescue
2.73 Past as Prologue, p.26
2.58 Parry, Wayne. “Atlantic City Endorses Deep Spending, Job Cuts”. The Daily Journal. January 7, 2015. http://www.thedailyjournal.com/story/news/ local/2015/01/07/atlantic-city-endorses-deep-spending-job-cuts/21415005/
2.75 Mr.T. The 12 Best Locations to Have a Bachelor Party. BroBible. March 5, 2013. http://www.brobible.com/life/article/best-bachelor-party-locations/
2.59 Ibid. 2.60 Johnson, Brent. “One half of Christie’s Atlantic City emergency management team is leaving”. NJ.com. April 27, 2015. http://www.nj.com/politics/index.ssf/2015/04/ one_half_of_christies_atlantic_city_emergency_management_team_is_leaving.html 2.61 US Army Corps of Engineers 2.62 Simon, Bryant, Boardwalk of Dreams: Atlantic City and the Fate of Urban America, Oxford University Press, New York (2004), p.30
2.74 Simon, Bryant, Boardwalk of Dreams, Oxford University Press, New York. (2004) p.99
2.76 Santore, John V. “Atlantic County counts, connects homeless with services during federal survey”. Press of Atlantic City. January 28, 2015. http://www. pressofatlanticcity.com/communities/atlantic-city_pleasantville_brigantine/ atlantic-county-counts-connects-homeless-with-services-during-federal-survey/ article_d2f07e46-a758-11e4-93b9-ff8a57dfa747.html 2.77 Staff. “15 Most Dangerous Cities in New Jersey”. Home Security Shield. September 10, 2014. http://www.homesecurityshield.org/news/most-dangerous-in-newjersey/
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2.78 Cohen, Linda. “Does the state’s crime report make Atlantic City look more violent than it really is?” Press of Atlantic City. April 26, 2015. http://www. pressofatlanticcity.com/news/does-the-state-s-crime-report-make-atlantic-citylook/article_8f5f9c18-eadb-11e4-895e-67458f03d652.html 2.79
4.1.3 Mutari, Ellen; Figart, Deborah M. (2015) Just One More Hand: Life in the Casino Economy. Rowman & Littlefield Publishers. pp. 195. 4.1.4 “Food and Accommodations” is a North American Industrial Classifications System Code that encompasses employment in Atlantic City’s casino hotels.
Ibid.
Chapter 3 - A Coordinated Approach 3.1 Briggs de Souza, Xavier and Thompson, J. Phillip, “Deep democracy is not meetings that last forever: Community Development Next,” Investing in What Works for American Communities, The Federal Reserve Bank of San Francisco and Low Income Investment Fund, (2012) pp.285-292 3.2 The Federal Reserve Bank of San Francisco and Low Income Investment Fund, Investing in What Works for American Communities (2012) 3.3 Forand, Rebecca, “Stockton buys Showboat for $18 million, creating island campus,” South Jersey Times, December 12, 2014, accessed on May 12, 2015, http:// www.nj.com/south/index.ssf/2014/12/stockton_buys_showboat_for_18_million_ creating_island_campus.htmlhttp://www.nj.com/south/index.ssf/2014/12/ stockton_buys_showboat_for_18_million_creating_island_campus.html 3.4 Urga, Jacqueline L., “Officials hold meeting on fate of former showboat,” The Philadelphia Inquirer, May 9, 2015, http://www.philly.com/philly/ business/20150509_Officials_hold_closed_meeting_on_fate_of_former_Showboat. html 3.5 Calabria, Mark, “Rules, Not Resources,” Investing in What Works for American Communities, The Federal Reserve Bank of San Francisco and Low Income Investment Fund, (2012) pp.297 3.6 de Souza Briggs, p.290 3.7 “Promotional Coordinating Committee,” The City of San Louis Obispo website, Accessed May 12, 2015, http://www.slocity.org/government/advisory-bodies/ agendas-and-minutes/promotional-coordinating-committee
4.1.5 Parmley, Suzette. “A.C. cabdrivers struggling due to casino closings”. Philly.com. January 19, 2015. http://articles.philly.com/2015-01-19/news/58204746_1_ medallions-showboat-trump-plaza 4.1.6 Parmley, Suzette. “Casino-industry crisis hurting small businesses”. Philly.com. December 16, 2014. http://articles.philly.com/2014-12-16/news/57076986_1_ bakery-showboat-atlantic-city 4.1.7 Fairleigh Dickinson University. “Majority in Garden State Opposed to Casinos Outside of AC”. Fairleigh Dickinson University’s Public Mind Poll. August 4, 2014. http:// publicmind.fdu.edu/2014/casinoswhere/ 4.1.8 Casino Reinvestment Development Authority. “Source of Project Funding”. Accessed May 9, 2015. http://www.njcrda.com/regulations/source-of-project-funding/ 4.1.9 Stockton University. “2014 New Jersey Visitor Profile”. Accessed May 9, 2015. http://intraweb.stockton.edu/eyos/business/content/docs/LIGHT/2014%20 visitor%20profile%20WFs.pdf 4.1.10 Santore, John V. “Atlantic City moving forward on the future of Bader Field”. Press of Atlantic City. April 8, 2015. http://www.pressofatlanticcity.com/news/atlanticcity-moving-forward-on-the-future-of-bader-field/article_fe69c9f8-dd7011e4-9e70-6ffa478af3d3.html 4.1.11 Rosenberg, Amy. “Bart Blatstein unveils ‘Playground’ concept for Pier in A.C.”. Philly.com. April 1, 2015. http://www.philly.com/philly/blogs/downashore/BartBlatsteins-unveils-Playground-concept-for-Pier-in-AC.html 4.1.12 Ibid. 4.1.13 For a complete list of current and future events in Atlantic City, please visit: http:// www.atlanticcitynj.com/events/
3.8 Ibid.
4.1.14 New Jersey Economic Development Authority. “Small Business Fund”. Accessed May 9, 2015. http://www.njeda.com/financing_incentives/programs/small_ business_fund
Chapter 4 - A Diversified Economy
4.1.15 Casino Reinvestment Development Authority. “General Applications”. Accessed May 9, 2015. http://www.njcrda.com/applications-and-public-notices/funding/ general-applications/
4.1.1 Federal Reserve Bank of Philadelphia. “Atlantic City: Past as Prologue”. April 29, 2009. https://www.philadelphiafed.org/community-development/publications/ special-reports/AC-report_April-29-2009.pdf 4.1.2 Casino Reinvestment Development Authority. “Completed Projects”. Accessed May 9, 2015. http://www.njcrda.com/community-partnerships-investments/ completed-projects/
4.1.16 Stockton University. “Stockton – Island Campus and University Park: Showboat Higher Education Proposal”. December 2014. http://digital.turn-page.com/ t/157427-stockton-island-campus-and-university-park
155
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4.1.17
Ibid.
4.1.18 AtlantiCare. “AtlantiCare Community Healthcare Access Program to benefit displaced casino workers, community”. Accessed May 9, 2015. http://www.atlanticare.org/ index.php/atlanticare-news/852-atlanticare-community-healthcare-access-programto-benefit-displaced-casino-workers-community 4.1.19 DeMuro, Catherine. “Despite reports, Rowan has no plans to open Atlantic City campus”. The Whit. February 10, 2015. http://www.thewhitonline.com/despite-reportsrowan-has-no-plans-to-open-atlantic-city-campus/
Chapter 4 - Human Capital 4.2.1 Weaver, Donna, “A.C.’s Unemployment Chronicles: As unemployment benefits dwindle, ex-casino workers despair,” March 29, 2015, The Press of Atlantic City, accessed May 12, 2015 http://www.pressofatlanticcity.com/news/press/ atlantic/as-unemployment-benefits-dwindle-ex-casino-workers-despair/article_ a62f935e-d5ae-11e4-9be0-537420474a0e.html 4.2.1 State of New Jersey Department of Human Services Division of Family Development. “DFD Services and Programs”. Accessed May 9, 2015. http://www.state.nj.us/ humanservices/dfd/programs/ 4.2.2 U.S. Census Bureau. (2008-2012). Atlantic City, New Jersey: ACS Commuting Characteristics By Sex. American Community Survey 5-year estimates. Retrieved from http://factfinder2.census.gov
abor and Workforce Development. “Department of Labor And Workforce 4.2.10 L Development Overview”. Accessed May 9, 2015. http://www.state.nj.us/treasury/ omb/publications/12budget/pdf/62.pdf 4.2.11 T he Annie E. Casey Foundation. “Students Who Don’t Read Well in Third Grade Are More Likely to Drop Out or Fail to Finish High School” Accessed May 9, 2015. http://www.aecf.org/blog/poverty-puts-struggling-readers-in-double-jeopardyminorities-most-at-risk/ 4.2.12 P ublic School Review. Atlantic City High School. Accessed May 9, 2015. http:// www.publicschoolreview.com/school_ov/school_id/51202 4.2.13 U .S. Census Bureau. (2008-2012). Atlantic City, New Jersey: ACS Selected Characteristics of the native and foreign-born population. American Community Survey 5-year estimates. Retrieved from http://factfinder2.census.gov 4.2.14 S tockton Center for Community Schools Website, Accessed May 12, 2015, http:// intraweb.stockton.edu/eyos/page.cfm?siteID=184&pageID=1 4.2.15 P ublic School Review. Atlantic City High School. Accessed May 9, 2015. http:// www.publicschoolreview.com/school_ov/school_id/51202
Chapter 4 - Public Realm Improvements 4.3.1 How to Build a Better Block. The Better Blocks Project. http://betterblock.org/howto-build-a-better-block/
4.2.3 Matt Friedman. NJ Advance Media. “N.J. gets $29 million emergency grant to help laid-off Atlantic City casino workers”. January 13, 2015. http://www.nj.com/ politics/index.ssf/2015/01/nj_gets_29_million_emergency_grant_to_help_laid_ of.html
4.3.2 Office of Sustainable Communities Smart Growth Program. Smart Growth and Economic Success: Strategies for Local Governments”. March 2014. http://www2. epa.gov/sites/production/files/2014-06/documents/sg-and-economic-successfor-governments.pdf
4.2.4 State of New Jersey, Department of Labor and Workforce Development. “AC ReEmployment Initiative: National Emergency Grant”. Accessed May 9, 2015. http:// jobs4jersey.com/jobs4jersey/jobseekers/acreemployment.html
4.3.3 Past Grantees and Projects. Sustainable Jersey Small Grants Program. February 20, 2015. http://www.sustainablejersey.com/grants/sj-small-grants/pastgranteesprojects/
4.2.5 New Jersey Department of Labor and Workforce Development Division of Laborforce and Demographic Research. County Community Fact Book. Accessed May 9, 2015. http://lwd.dol.state.nj.us/labor/lpa/pub/factbook/atlfct.pdf
4.3.4 Steven Lemongello.“Troubled Brown Park among those slated for improvements in Atlantic City”. September 28, 2014. http://www.pressofatlanticcity.com/ communities/atlantic-city_pleasantville_brigantine/troubled-brown-park-amongthose-slated-for-improvements-in-atlantic/article_0d677b8a-477b-11e4975d-0f90225cdccb.html
4.2.6 University City District Website, West Philadelphia Skills Initiative, accessed May 12, 2015, http://www.universitycity.org/west-philadelphia-skills-initiative 4.2.7 University of California, Berkeley. “College and Career Academies: An Overview”. Accessed May 9, 2015. http://casn.berkeley.edu/resources.php?r=250 4.2.8 James J. Kemple. “Career Academies: Impacts on Work and Educational Attainment”. March, 2014. http://www.mdrc.org/publication/career-academiesimpacts-work-and-educational-attainment 4.2.9 New Jersey Department of Labor and Workforce Development Division of Laborforce and Demographic Research. County Community Fact Book. Accessed May 9, 2015. http://lwd.dol.state.nj.us/labor/lpa/pub/factbook/atlfct.pdf
Chapter 5 - Lessons Learned 5.1 City of San Luis Obispo. “Promotional Coordinating Committee”. Accessed May 9, 2015. http://www.slocity.org/government/advisory-bodies/agendas-and-minutes/ promotional-coordinating-committee 5.2 Gallatin County Planning Board. “Resource Documents 6: Intergovernmental Agreements”. Accessed May 9, 2015. http://www.gallatin.mt.gov/public_documents/ gallatincomt_plandept/Plans&Policies/GP_Intergovernmental_Agreements.pdf
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Chapter 6 - Appendix 6.1 Rutgers Eagletons Blog. “A BONUS Release on Atlantic City – What Do Visitors Do?”. October 29, 2014. https://eagletonpollblog.wordpress.com/category/atlantic-city/ 6.2 Atlantic City Alliance. Atlantic City Tourism District Progress Report. Accessed May 9, 2015 http://www.atlanticcityalliance.net/media/press-releases/Tourism_ Economics_Fact_Sheet_FINAL4.pdf 6.3 Jennifer Bogdan. “CRDA supports nearly $100M in Atlantic City projects”. March 18, 2014. http://www.pressofatlanticcity.com/communities/atlantic-city_pleasantville_ brigantine/crda-supports-nearly-m-in-atlantic-city-projects/article_e913e072aee4-11e3-900c-001a4bcf887a.html 6.4 CRDA. “Atlantic City’s Future: Casino Reinvestment Development Authority’s Plans to Diversity the City’s Economy Builds Significant Momentum”. Accessed May 9, 2015. http://www.njcrda.com/featured-news/atlantic-citys-future-casino-reinvestmentdevelopment-authoritys-plans-diversity-citys-economy-builds-significantmomentum/ 6.5 Shared Commitment Shared Vision. (2014). Retrieved 2015. 6.6 Atlantic County Economic Development. “Economic Organization”. Accessed May 9, 2015. http://www.acbiz.org/Doing%20Business/economic-organizations.asp 6.7 American Community Survey (2013). Retrieved 2015., 6.8 United States Census (1990). Retrieved 2015. 6.9 “A Profile of Older Americans: 2012.” Administration on Aging Administration for Community Living. U.S. Department of Health and Human Services, 2012. Web. 2015. 6.10 “American Community Survey.” United States Census Bureau, 2013. Web. 2015. 6.11 “American Community Survey.” United States Census Bureau, 2013. Web. 2015. 6.12 David Surface. Social Work Today. Vol. 9 No. 2 P. 18. “High Risk Recreation — Problem Gambling In Older Adults”. March/April 2009 6.13 “International Volunteer Day Dec 5, 2013.” Office for the Aging. New York State, 2013. Web. 2015. 6.14 Community Action Committee of Cape Cod & Islands, Inc. “CAP Plan 20122014 Executive Summary”. Accessed May 9, 2015. http://www.cacci.cc/execsum-2012-2014.pdf 6.15 Ibid 6.16 “Northeast Region Middle Atlantic.” Directory. Continuing Care Retirement Communities. Web. 6.17 Snyder, Tanya. “How Seniors Get Stuck at Home With No Transit Options.” Streetsblog USA. 2011. Web. 2015.
image citations Chapter 1 - Introduction + Why Equity? 1.1.1 Yang, Jizhe. “Boardwalk Hall”. Photograph. Self-published, February 2015. 1.1.2 “New Garden Pier Atlantic City 1920.” Shorpy Historical Photos. http://www. shorpy.com/node/13239?size=_original#caption 1.1.3 Bob Krist. “Aerial views of Atlantic City, New Jersey”. Photograph. 2012. http:// triathlete-europe.competitor.com/2013/09/18/challenge-family-arrives-in-usawith-challenge-atlantic-city. (Accessed May 9, 2015). 1.1.4 Imperial Junkets. “Atlantic City Steel Pier”. Photograph. http://www. imperialjunkets.com/Media/thumbnails/JPEG/atlantic%20city%20thumbnails/ Atlantic-city-steel-pier-1.jpg. (Accessed May 9, 2015). 1.2.1 Yang, Jizhe. “Atlantic City Boardwalk”. Photograph. Self-published, February 2015 1.2.2 “Atlantic City South Inlet”. Photograph. SOSH Architect. From Historic Preservation Studio, February 2015.
Chapter 2 - Atlantic City Image Collection (pg. 31) • Yang, Jizhe. “Boardwalk”. Photograph. Self-published, February 2015. • Pavone, Sean. “Atlantic City Boardwalk”. Photograph. http://www.fodors.com/wire/1Atlantic-City-boardwalk.jpg. (Accessed May 9, 2015). • TrumpMeetings.com. “Trump Taj Mahal”. Photograph. http://www.casino.org/news/ wp-content/uploads/2014/10/Carl-Icahn-Taj-Mahal-closing1.jpg. (Accessed May 9, 2015). • Gallery Hip. “Harrahs”. Photograph. http://media.nj.com/atlantic_impact/photo/ harrahs-caesars-marriage-cdece915c9509ef4.jpg. (Accessed May 9, 2015). • Pacc2. “Absecon Lighthouse”. Photograph. http://mw2.google.com/mw-panoramio/ photos/medium/25570851.jpg. (Accessed May 9, 2015). • Preserve NJ. “Atlantic City’s Landmark Boardwalk Hall”. Photograph. https:// preservationnj.files.wordpress.com/2012/09/boardwalk-hall-ac.jpg. (Accessed May 9, 2015). Image Collection (pg. 44) • Google Maps. (2015). Atlantic City, New Jersey. Photograph. • Estately. “1401 N Arkansas, Atlantic City”. Photograph. http://images2.estately.net/82_ 436328_0_1413346863_636x435.jpg. (Accessed May 9, 2015). • Google Maps. (2015). Atlantic City, New Jersey. Photograph. • House for Sale Lists. “450 Wisteria Rd”. Photograph. http://images.housesforsalelists. com/Images/Houses/nj/atlantic-city/450-wisteria-rd-atlantic-city-nj-08401.jpg. (Accessed May 9, 2015). • Weichert. “115 S Seaside Ave”. Photograph. http://wdcimagestorageprodeast.blob.core. windows.net/mls025/Web/SJSR425153.jpg. (Accessed May 9, 2015).
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2.1 “Atlantic City Beaches.” DO AC Photograph Collection. http://www.atlanticcitynj.com/ atlantic-city-stories/details.aspx?story=School%E2%80%99s-Out 2.2 “Atlantic City Beauty Pageant.” Library of Congress, Witteman Collection #2470. http://www.loc.gov/pictures/item/00651209/ 2.3 Philly.com. “Waiting on those who frolicked”. Photograph. http://media.philly.com/ images/600*450/20110224_inq_dm1north24z-h.JPG. (Accessed May 9, 2015). 2.4 Print Collection. “The Beach Goers”. Photograph. https://s-media-cache-ak0. pinimg.com/736x/f9/44/f9/f944f9f92a5f03805440c355363d73a8.jpg. (Accessed May 9, 2015). 2.5 Yang, Jizhe. “Inside the Casino”. Photograph. Self-published, February 2015. 2.6 Freed, Leonard. “Casino Gambling”. Photograph. 1982. http://www.magnumphotos. com/image/NYC31551.html. (Accessed May 9, 2015).
2.19 Steacy, Will. “Lot, Atlantic City”. Photograph. 2008. http://willsteacy.foliosites. co.uk/files/posts/265/Will_Steacy_Down_These_Mean_Streets-54.jpg. (Accessed May 9, 2015). 2.20 USA Hispanic. “Vista aérea de un conjunto de viviendas”. Photograph. 2012. http://cdn1.usahispanicpress.com/wp-content/ uploads/2013/02/2_20130221_5141401w.jpg. (Accessed May 9, 2015). 2.21 Acplayerr. “Revel”. Photograph. http://i253.photobucket.com/albums/hh72/ acplayerr/revel2february2008.jpg. (Accessed May 9, 2015). 2.22 Groll, Mike. “Seaside Heights, NJ”. Photograph. http://www.msnbc.com/sites/ msnbc/files/2012/11/seaside-heights_2.jpg. (Accessed May 9, 2015). 2.23 Business Insider. “Homeless Shelter in Atlantic City”. Photograph. http://static2. businessinsider.com/image/4f15a9feecad04626f00007f-1200/atlantic-cityhomeless.jpg. (Accessed May 9, 2015).
2.7 Yang, Jizhe. “Atlantic City”. Photograph. Self-published, February 2015. 2.24 Yang, Jizhe. “Pier”. Photograph. Self-published, February 2015. 2.8 Save Jersey. “The Revel Casino”. Photograph. http://i0.wp.com/savejersey.com/wpcontent/uploads/2014/08/20120222Revel101.jpg. (Accessed May 9, 2015).
2.25 Historic Preservation Studio. “DSC05993”. Photograph. Self-published, September 2014.
2.9 Yang, Jizhe. “Boardwalk”. Photograph. Self-published, February 2015. 2.10 The Borgata Hotel, Casino, & Spa. “Borgata Exterior”. Photograph. http:// www.2wired2tired.com/wp-content/uploads/2013/07/Borgata-Exterior.jpg. (Accessed May 9, 2015). 2.11 Paynter, Kimberly. “Trump Taj Mahal Casino in Atlantic City”. Photograph. http:// www.newsworks.org/images/stories/flexicontent/m_nwkptajx1200.jpg. (Accessed May 9, 2015) 2.12 Press of Atlantic City. “Tanger Outlets, The Walk”. Photograph. http://bloximages. chicago2.vip.townnews.com/pressofatlanticcity.com/content/tncms/assets/v3/ editorial/1/1e/11e87e3b-a022-541e-bff4-bc8c7a7e61f5/5140b7d41b563. image.jpg. (Accessed May 9, 2015). 2.13 Preservation Studio. “Parking Garage Revel”. Photograph.Self-published, September 2014. 2.15 Innovate Gaming. “Caesars”. Photograph. http://www.innovategaming.com/wpcontent/uploads/2014/05/caesars-ac-bridge.jpg. (Accessed May 9, 2015). 2.16 Yang, Jizhe. “Boardwalk”. Photograph. Self-published, February 2015. 2.17 Yang, Jizhe. “Shuttle on Boardwalk”. Photograph. Self-published, February 2015. 2.18 “Save the Cities Children.” The Atlantic. Photograph. Published June 2014. http:// www.theatlantic.com/national/archive/2012/06/can-we-save-the-cityschildren/258636/
2.26 Sandy Sandy Art. “It’s pretty neat”. Photograph. http://4.bp.blogspot.com/-dyBcX_ vuOX0/TkbacXCXqeI/AAAAAAAAC-c/PnlG3boyqaI/s320/ac-b-e-3.jpg. (Accessed May 9, 2015). 2.27 “Behind the Boardwalk, Atlantic City 1900.” Shorpy Historical Photos. http://www. shorpy.com/node/7271 2.28 Mindwerkz Wallpaper. “Atlantic City Beach Morning”. Photograph. http://hqwalls. org/thumbs/atlantic_city_beach_morning_by_mindwerkz_wallpaper-t2.jpg. (Accessed May 9, 2015). 2.29 All Chips. “Atlantic City Tourists”. Photograph. https://s-media-cache-ak0.pinimg. com/736x/d2/92/dd/d292ddaf1960d70d794ea932be5c0f97.jpg. (Accessed May 9, 2015).
Chapter 4 - Diversified Economy Image Collection (pg. 62) • Tanger Outlets. “Tanger Outlets, Atlantic City”. Photograph. http://www.tangeroutlet. com/images/centermedia/atlanticcity/2620/2. (Accessed May 9, 2015) • Pixgood. “Bass Pro Logo”. Photograph. http://www.saylorinc.revol9.com/wp-content/ uploads/2013/04/Bass-Pro-Shops-Rossford-Ohio001_1200x805.png.png. (Accessed May 9, 2015). • Martin Stern Photo Collection. “Photograph of an aerial view of the Showboat Hotel and Casino (Atlantic City), 1987”. Photograph. 1987. • Fogletto, Ben. “White House Sub Shop in Atlantic City”. Photograph. http://bloximages.
an equitable atlantic city
• • • • •
chicago2.vip.townnews.com/pressofatlanticcity.com/content/tncms/assets/v3/ editorial/f/b5/fb56bb9a-b124-11df-93dd-001cc4c03286/4c768573e3469.image. jpg. (Accessed May 9, 2015). Jimenez, Natalia. “AtlantiCare”. Photograph.http://imgick.nj.com/home/njo-media/ width620/img/ledgerupdates_impact/photo/2012/02/10609666-standard.jpg. (Accessed May 9, 2015). Gober, Spencer. “IMG_0342”. Photograph. Self-published, May 2015. The Borgata Hotel, Casino, & Spa. “Borgata Exterior”. Photograph. http:// www.2wired2tired.com/wp-content/uploads/2013/07/Borgata-Exterior.jpg. (Accessed May 9, 2015). PC-Rider. “The Knife & Fork Inn”. Photograph. http://s681.photobucket.com/user/ YHWHsway/media/2010%20Misc%20Motorcycle%20Pictures/Jan9ACKnifeFork.jpg.html. (Accessed May 9, 2015). Fogletto, Ben. “AC Ballet”. Photograph. The Press of Atlantic City. http://www. pressofatlanticcity.com/gallery/ac-ballet-at-boardwalk-hall/collection_5de33862fc98-11e2-8a5b-0019bb2963f4.html?mode=jqm&pos=3. (Accessed May 9, 2015).
Image Collection (pg. 63) • New Brunswick Medical Marijuana. “New Brunswick Medical Marijuana Doctors”. Photograph. http://www.medicalmarijuananewbrunswick.com/wp-content/ uploads/2011/11/medical-marijuana-doctor-slide.jpg. (Accessed May 9, 2015). • Simon Fraser University. “France Verret, Special Programs Advisor”. Photograph. http:// www.sfu.ca/content/sfu/education/teachersed/heart-program/_jcr_content/main_ content/image.img.jpg/1376932987441.jpg. (Accessed May 9, 2015) • SharePoint. “Girl Graduating”. Photograph. http://www.sccoe.org/PublishingImages/ stockphotos/shutterstock_18085369.jpg. (Accessed May 9, 2015). Image Collection (pg. 66) • DO AC. “Attractions”. Photograph. http://www.atlanticcitynj.com/!userfiles/ gallery/130401571136195234.jpg. (Accessed May 9, 2015). • Gober, Spencer. “IMG_0342”. Photograph. Self-published, May 2015. Image Collection (pg. 69) • Living Social. “Golf”. Photograph. https://a0.lscdn.net/imgs/38fa0e15-f8b2-486ca442-a4c18d76227a/600_q60.jpg. (Accessed May 9, 2015). • Exmoor Adventures. “Kayak”. Photograph. http://www.exmooradventures.co.uk/wpcontent/uploads/EasyRotatorStorage/user-content/erc_91_1359560567/content/ assets/xfs_2000x1000_s80_IMG_0680-0.jpg. (Accessed May 9, 2015). • Shannon, Keith. “Wildlife Drive at Edwin B. Forsythe National Wildlife Refuge”. Photograph. https://usfwsnortheast.files.wordpress.com/2013/05/wildlife-drive.jpg. (Accessed May 9, 2015). Image Collection (pg. 72) • Gober, Spencer. “Carnegie Hall”. Photograph. Self-published, May 2015. • Fogletto, Ben. “Women Leaders”. Photograph. The Press of Atlantic City. http:// bloximages.chicago2.vip.townnews.com/pressofatlanticcity.com/content/tncms/assets/ v3/editorial/a/31/a31dc7d5-e214-543e-85e9-3da52b146e78/4f5fb55341d63. image.jpg. (Accessed May 9, 2015). • Ratter. “Graduates”. Photograph. http://1.bp.blogspot.com/_vetNeNnya3c/ TPMzxZtCOKI/AAAAAAAACvY/4a7crQ8_9NQ/s1600/college%2Bfamily.bmp. (Accessed May 9, 2015).
4.1.1 Murray, Clem. “Revel, the new Atlantic City casino”. Photograph. http://media. philly.com/images/600*450/20120325_inq_jrevel25-n.JPG. (Accessed May 9, 2015). 4.1.2 SCAD. “Poetter Hall”. Photograph. https://www.scad.edu/sites/default/files/ media/Facilities/Savannah/Poetter%20Hall/PoetterHall_0063_MM_SN.jpg. (Accessed May 9, 2015). 4.1.3 Paul Warchol Photography. “The Commonwealth Medical College”. Photograph. http://www.panelite.us/wp-content/uploads/2013/07/Panelite-ClearShadeExterior-Clerestory-Glazing-The-Commonwealth-Medical-College-HOK-PaulWarchol-Photography-1.jpg. (Accessed May 9, 2015). 4.1.4 Alten, Margot. “Members of The Richard Stockton College of New Jersey Board of Trustees and the Stockton community applaud the move to seek a change in the college’s status to that of a university”. Photograph. September 2014. http://cdn. patch.com/users/93127/2015/02/T800x600/20150254e5481f16876.jpg. (Accessed May 9, 2015). 4.1.5 Gober, Spencer. “IMG_0392”. Photograph. Self-published, May 2015. 4.1.6 Rowan University. “Rowan University”. Photograph. https://www.rowan.edu/ copyrightimages/bunce.jpg. (Accessed May 9, 2015). 4.1.7 History.com. “New Jersey Atlantic City”. Photograph. http://cdn.history.com/ sites/2/2013/11/new-jersey-atlantic-city.jpg. (Accessed May 9, 2015). 4.1.8 Tourist-Destinations. “Baltimore Skyline”. Photograph. http://www.touristdestinations.com/wp-content/uploads/2015/03/Baltimore-Skyline-660x330. jpg. (Accessed May 9, 2015). 4.1.9 Yahoo Weather. “Boston”. Photograph. https://s.yimg.com/un/api/res/1.2/ vk3qeqcNoGi7BOLfppb6Cw--Zmk9ZmlsbDtxPTgwO2FwcGlkPXltd2VhdGhlcjtoPTg1 NDt1cmw9aHR0cHM6Ly9mYXJtNC5zdGF0aWNmbGlja3IuY29tLzM0MTEvMzY0Nz kyMzU0MF82M2Y1ZGZjZjFkX2IuanBnO2ZyPTA7dz0xMzY2Ow--/https://farm4. staticflickr.com/3411/3647923540_63f5dfcf1d_b.jpg. (Accessed May 9, 2015). 4.1.10 Exploregram. “The beautiful homes of San Francisco”. Photograph. http:// exploregram.com/wp-content/uploads/2015/01/The-beautiful-homes-of-SanFrancisco.-Our-visit-to-San-Francisco-lasted-only-a-week-but-what-a-week-. jpg. (Accessed May 9, 2015). 4.1.11 Casino Reinvestment Development Authority. “CRDA Logo”. Picture. http://www. njcrda.com/wp-content/uploads/crda_logo1-sm2-1.png. (Accessed May 9, 2015). 4.1.12 Travel With Teens. “The Quarter, Tropicana”. Photograph. http://www. consoleandhollawell.com/uploads/slip_and_fall_attorneys_at_tropicana.jpg. (Accessed May 9, 2015). 4.1.13 Layover Guide. “Cleveland Ohio”. Photograph. http://www.layoverguide.com/wpcontent/uploads/2010/03/Cleveland-Ohio.jpg. (Accessed May 9, 2015).
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4.1.14 Baltimore Urban Report. “900 Block of North Duncan Street”. Photograph. http:// bmore.jschool.umd.edu/spring10/wp-content/uploads/2010/05/IMG_8880.jpg. (Accessed May 9, 2015). 4.1.15 Google Maps. (2015). Atlantic City, New Jersey. Photograph. 4.1.16 Historic Preservation Studio. “DSC05608”. Photograph. Self-published, September 2014.
Image Collection (pg. 101) • “ Oakland.” Pavement to Parks Program. City of Sacemento. http://portal. cityofsacramento.org/Public-Works/Parking-Services/Pilot-Parklet-Program • “ LA Parklets” People Street Program, February 23. http://peoplest.lacity.org/category/ parklets/ • “ Norfolk Street Crossing.” Norfolk Better Blocks Project. November 2014. http://www. norfolk.gov/index.aspx?NID=3037 • “ Peter Max Mural at Boardwalk Hall.” Press of Atlantic City. January 2010. http://www. pressofatlanticcity.com/news/press/atlantic_city/answer-guy-peter-max-mural-atboardwalk-hall/article_8d66ffb3-3641-513b-8be6-a367d368389b.html
4.1.17 Google Maps. (2015). Atlantic City, New Jersey. Photograph. Chapter 4 - Human Capital 4.2.1 Historic Preservation Studio. “DSC3240”. Photograph. Self-published, September 2014. 4.2.2 Fogletto, Ben. “Ex-employee”. Photograph. http://www.pressofatlanticcity.com/ news/press/atlantic/as-unemployment-benefits-dwindle-ex-casino-workersdespair/article_a62f935e-d5ae-11e4-9be0-537420474a0e.html. (Accessed May 9, 2015) 4.2.3 Wikipedia. “The AtlantiCare Regional Medical Center City Campus”. http:// en.wikipedia.org/wiki/Atlantic_City,_New_Jersey. (Accessed May 9, 2015) 4.2.4 FORD3 Architects. “Carnegie Library”. Photograph. http://ford3.com/Projects/ Educational/Carnegie+Library/Item_2. (Accessed May 9, 2015)
Image Collection (pg. 104) • P hiladelphia Love. “Philadelphia”. Photograph. http://1.bp.blogspot.com/_ T265MR3xMmk/S7686sPuZ1I/AAAAAAAAACw/B0KO-0ck36A/s1600/IMG_0258. JPG. (Accessed May 9, 2015). Image Collection (pg. 109) • E mporis. “Resorts Atlantic City Parking Garage”. Photograph. http:/ww.emporis.com/ images/show/621312-Large.jpg. (Accessed May 9, 2015). • H istoric Preservation Studio. “Trump Plaza Parking”. Photograph. Self-published, September 2014. • T omM. “Revel Atlantic City”. Photograph. http://www.atlanticcitytripping.com/images/ revel-0906-parkinggarage.jpg. (Accessed May 9, 2015). 4.3.1 Gober, Spencer. “IMG_0335”. Photograph. Self-published, May 2015. 4.3.2 Gober, Spencer. “Pirate Ship”. Photograph. Self-published, May 2015.
4.2.5 Eln, Michael. “Elijah Mitchell,13, raises his hand to answer an algebra question”. Photograph. http://www.pressofatlanticcity.com/education/south-jerseyschools-pushed-to-teach-algebra-earlier/article_32a780b4-9b8e-11e3-94420019bb2963f4.html?mode=jqm_gal#&ui-state=dialog. (Accessed May 9, 2015)
4.3.3 “Reading Terminal Market, Philadelpia.” VisitPhilly.com http://www.visitphilly.com/ restaurants-dining/philadelphia/reading-terminal-market/
est Catholic Preparatory High School. “West-Penn Partnership Expands to Include 4.2.6 W International Studies Collaboration”. Photograph. http://www.westcatholic.org/ page.cfm?p=529&newsid=27. (Accessed May 9, 2015)
5.1 Historic Preservation Studio. “DSC05583”. Photograph. Self-published, September 2014.
4.2.7 City of Philadelphia. “After School Program”. Photograph. http://www. phila.gov/ParksandRecreation/programsandactivities/specialtyprog/Pages/ youthdevelopment.aspx#page=1&itemId=4d93749b-2901-4961-bf587fa025dc0368. (Accessed May 9, 2015)
Chapter 4 - Public Realm Interventions Image Collection (pg. 99) • Pop-up City. “Roof Garden Arnhem”. Photograph. http://popupcity.net/wp-content/ uploads/2014/07/Roof-Garden-Arnhem-1.jpg. (Accessed May 9, 2015). • Better Block. “Better Block”. Photograph. http://betterblock.org/wp-content/ uploads/2012/06/1eeYO7.St_.56.jpeg. (Accessed May 9, 2015). • Cas City Forum Hall. “Norfolk Better Block”. Photograph. http://media.hamptonroads. com/cache/files/images/1064251000.jpg. (Accessed May 9, 2015).
Chapter 5 - Lessons Learned
5.2 “On the Boardwalk, Atlantic City.” Shorpy Historical Photos. http://www.shorpy.com/ node/15982?size=_original#caption. 5.3 Historic Preservation Studio. “Revel”. Photograph. Self-published, September 2014. 5.4 Leonardi, Tommy. “The Netter Center at Penn”. Photograph. http://www.upenn.edu/ assets/images/content/home/splash-netter-lab.jpg. (Accessed May 9, 2015). 5.5 Historic Preservation Studio. “DSC05738”. Photograph. Self-published, September 2014.
Chapter 6 - Appendix Image Collection (pg. 121) • w ww.atlanticcitynj.com
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Image Collection (pg. 123) • w ww.wichitaboatrental.com • w ww.travelshus.com • w ww.tangeroutlet.com Image Collection (pg. 127) • w ww.thekey.xpn.org • w ww.youdontknowjersey.com Image Collection (pg. 131) • w ww.news.yahoo.com • w ww.funnewjersey.com 6.1 www.pressofatlanticcity.com 6.2 www.fastcoexist.com 6.3 www.usfsnortheast.wordpress.com 6.5 www.usa.news.net 6.7 www.blog.employeeresource.com
figures
Figure 2.7: Atlantic City Studio. “Atlantic County Spatial Segregation”. Map. Selfpublished, May 2015
Chapter 3 - A Coordinated Approach Figure 3.1: Atlantic City Studio. “City & CRDA Zones”. Map. Self-published, May 2015. Figure 3.2: Atlantic City Studio. “Current CRDA Zoning”. Data from Lance Landgraf, CRDA Planner. Map. Self-published, May 2015. Figure 3.3: Atlantic City Studio. “Proposed CRDA Zoning”. Data from Lance Landgraf, CRDA Planner. Map. Self-published, May 2015. Figure 3.4: Atlantic City Studio. “New Overlay Zones”. Map. Self-published, May 2015. Figure 3.5: Atlantic City Studio. “Current City of AC Zoning”. Data from Lance Landgraf, CRDA Planner. Map. Self-published, May 2015. Chapter 4 - Diversified Economy Figure 4.1.1: Atlantic City Studio. “Competing Casinos”. Map. Self-published, May 2015. Figure 4.1.2: Atlantic City Studio. “Casino Revenue Table”. Table. Self-published, May 2015. Source: CRDA Gaming Report Figure 4.1.3: Atlantic City Studio. “Tourism Opportunities”. Map. Self-published, May 2015. Figure 4.1.4: Atlantic City Studio. “Source Emloyment”. Map. Self-published, May 2015.
Chapter 1 - Introduction + Why Equity? Figure 1.1.1: Atlantic City Studio. “Regional Map”. Map. Self-published, May 2015
Chapter 4 - Human Capital
Chapter 2 - Atlantic City
Figure 4.2.1: Atlantic City Studio. “Bus_Lines_Maps_EFFSHIVA”. Map. Self-published, May 2015.
Figure 2.1: Atlantic City Studio. “Map of Casinos in Atlantic City”. Map. Self-published, May 2015.
Figure 4.2.2: Atlantic City Studio. “Strategy Implementation”. Table. Self-published, May 2015.
Figure 2.2: Atlantic County Office of Geographic Information Systems. Map made by Atlantic City Studio. http://www.aclink.org/GIS. (Accessed May 9, 2015).
Figure 4.2.3: Atlantic City Studio. “PHASING-Human Capital”. Table. Self-published, May 2015.
Figure 2.3: Atlantic City Studio. “Existing Condition Map”. Map. Self-published, May 2015.
Chapter 4 - Public Realm Improvements
Figure 2.4: Atlantic City Studio. “Map of Retail in Atlantic City”. Map. Self-published, May 2015.
Figure 4.3.1: Atlantic City Studio. “3D Rendering of Plan”. Image. Self-published, May 2015.
Figure 2.5: Atlantic City Studio. “Parking Map”. Map. Self-published, May 2015.
Figure 4.3.2: Atlantic City Studio. “Streetscape Improvement Plan”. Map. Self-published, May 2015.
Figure 2.6: Atlantic City Studio. “Neighborhoods of AC”. Map. Self-published, May 2015
Figure 4.3.3: Atlantic City Studio. “Base Map”. Map. Self-published, May 2015.
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Figure 4.3.4: Martin, Kayla. “Street Sign”. Image. Self-published, May 2015. Figure 4.3.5: Atlantic City Studio. “Streetscape Improvements”. Image. Self-published, May 2015. Figure 4.3.6: Atlantic City Studio. “Streetscape Improvements”. Image. Self-published, May 2015. Figure 4.3.7: Atlantic City Studio. “Streetscape Improvements”. Image. Self-published, May 2015. Figure 4.3.8: Atlantic City Studio. “Site Plan”. Map. Self-published, May 2015. Figure 4.3.9: Gober, Spencer. “IMG_0335”. Photograph. Self-published, May 2015. Figure 4.3.10: A tlantic City Studio. “Travel Distance to AC Green 1”. Map. Self-published, May 2015. Figure 4.3.11: A tlantic City Studio. “Travel Distance to AC Green 2”. Map. Self-published, May 2015. Figure 4.3.12: A tlantic City Studio. “3D Rendering of Plan”. Image. Self-published, May 2015. Figure 4.3.13: A tlantic City Studio. “Strategy Implementation”. Table. Self-published, May 2015. Figure 4.3.14: A tlantic City Studio. “PHASING-Public Realm”. Table. Self-published, May 2015.
Chapter 6 - Appendix Figure 6.1: Atlantic City Studio. “50 and Over Percentages”. Map. Self-published, May 2015. Figure 6.2: Atlantic City Studio. “100-mile radius”. Map. Self-published, May 2015. Figure 6.3: Atlantic City Studio. “Economic Benefits of Retirees in Other States”. Graphic. Self-published, May 2015.