Atlantic City Futures

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

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4

I N T RO D U CT I O N

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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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h i sto ry + e x i sti ng Cond i ti ons

an equitable atlantic city

02 atlantic city + looking forward

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Image 2.1 : Atlantic City Aerial, Atlantic City, NJ

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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,

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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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an equitable atlantic city

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

an equitable atlantic city

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

an equitable atlantic city

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.

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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

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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

an equitable atlantic city

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

154

r e f e r e n c es

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/

an equitable atlantic city

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

156

r e f e r e n c es

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

an equitable atlantic city

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

an equitable atlantic city

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.