This document summarizes a report on redeveloping Camden, New Jersey. It identifies four key strategies:
1. Support prioritizing redevelopment areas around educational and medical facilities that can attract jobs and residents.
2. Reduce development costs by addressing issues like land acquisition, infrastructure updates, and permits.
3. Revitalize commercial corridors by improving unattractive facades, vacant storefronts, vacant land, and blighted buildings.
4. Engage the surrounding region for support through initiatives like smart growth, transit improvements, affordable housing, and shared services.
The full report provides further details on Camden's assets and challenges, and recommendations within each of the four strategic
Strong Cities Strong Communities Fellowship Program Final Report (1)Cole E Judge
This document provides a final report on the outcomes and impacts of the Strong Cities, Strong Communities (SC2) Fellowship Program from 2012-2014. The program embedded 17 mid-career professionals as fellows in 7 pilot cities - Chester, Cleveland, Detroit, Fresno, Memphis, New Orleans, and Youngstown - to work on projects identified by each city as critical to improving economic opportunity and revitalization. The report outlines the fellowship program components, accomplishments, and highlights the tangible results and accomplishments of the fellows in their host cities, organized under themes such as advancing downtown revitalization, developing workforce pipelines, enhancing community engagement, and fueling new efficiencies in city government.
2016 mv p&z workshop brochure 10 11-16Stacy Smith
The document provides information about registering for the 30th Annual Miami Valley Planning and Zoning Workshop being held on December 2, 2016 at Sinclair Community College in Dayton, Ohio. Registration is $50 for APA members and $55 for non-members, which includes all sessions, parking, lunch, and a social. The registration deadline is November 23, 2016 and no refunds will be provided after that date. The workshop will include sessions on topics like medical marijuana, food production zoning, and complete streets.
Ucla.Construction Careers For Our Communities Executive Summaryguestd2111a
This report summarizes a study exploring the benefits of project labor agreements (PLAs) that include local hiring goals. The study assessed three public agencies in Los Angeles County that implemented PLAs with local hiring provisions: the Los Angeles Community College District, Los Angeles Unified School District, and City of Los Angeles. The study found that the PLAs significantly increased the number of local hires, with local hiring goals of 30% being met or exceeded on all projects. Large contractors disproportionately met local apprentice and journeyworker hiring goals. As contractors gained experience through multiple PLA projects, their ability to meet local hiring goals improved. The success of local hiring goals depends on how "local" is defined geographically.
PTC Releases FlexPLM Design Module for Adobe Illustrator to Improve Design Ef...PTC
New Tools Help Retailers Focus on Design Innovation and Accelerate
Time-to-Market
NEEDHAM, Mass. – January 5, 2017 –– PTC (NASDAQ: PTC) today announced enhancements to its FlexPLM integration for Adobe Illustrator with its next generation FlexPLM® Design Module for Adobe® Illustrator, the first of a set of apps in the FlexPLM Digital Design Suite. The Design Suite enables designers to rapidly bring concepts to life by improving workflow and information accessibility.
This document provides a summary of qualifications for Katrina L. Gadwood. She has over 10 years of experience in customer service and sales. She is proficient in Microsoft Office applications and various POS systems. Gadwood has strong communication, organizational, and time management skills. Her work history includes positions in admissions, food service, and mortgage appointments. She holds a Bachelor's degree in Business Administration from Northern Arizona University.
The document provides guidance on writing a persuasive essay. It explains that a persuasive essay takes a position for or against an issue to convince the reader. It should use sound reasoning and evidence from credible sources. When planning a persuasive essay, the writer should choose a position, analyze the audience, research the topic, and structure the essay. The introduction should grab the reader's attention and state the thesis. The body paragraphs should each present a reason to support the thesis and consider opposing viewpoints. The conclusion should restate the thesis and main points and call the reader to action.
Strong Cities Strong Communities Fellowship Program Final Report (1)Cole E Judge
This document provides a final report on the outcomes and impacts of the Strong Cities, Strong Communities (SC2) Fellowship Program from 2012-2014. The program embedded 17 mid-career professionals as fellows in 7 pilot cities - Chester, Cleveland, Detroit, Fresno, Memphis, New Orleans, and Youngstown - to work on projects identified by each city as critical to improving economic opportunity and revitalization. The report outlines the fellowship program components, accomplishments, and highlights the tangible results and accomplishments of the fellows in their host cities, organized under themes such as advancing downtown revitalization, developing workforce pipelines, enhancing community engagement, and fueling new efficiencies in city government.
2016 mv p&z workshop brochure 10 11-16Stacy Smith
The document provides information about registering for the 30th Annual Miami Valley Planning and Zoning Workshop being held on December 2, 2016 at Sinclair Community College in Dayton, Ohio. Registration is $50 for APA members and $55 for non-members, which includes all sessions, parking, lunch, and a social. The registration deadline is November 23, 2016 and no refunds will be provided after that date. The workshop will include sessions on topics like medical marijuana, food production zoning, and complete streets.
Ucla.Construction Careers For Our Communities Executive Summaryguestd2111a
This report summarizes a study exploring the benefits of project labor agreements (PLAs) that include local hiring goals. The study assessed three public agencies in Los Angeles County that implemented PLAs with local hiring provisions: the Los Angeles Community College District, Los Angeles Unified School District, and City of Los Angeles. The study found that the PLAs significantly increased the number of local hires, with local hiring goals of 30% being met or exceeded on all projects. Large contractors disproportionately met local apprentice and journeyworker hiring goals. As contractors gained experience through multiple PLA projects, their ability to meet local hiring goals improved. The success of local hiring goals depends on how "local" is defined geographically.
PTC Releases FlexPLM Design Module for Adobe Illustrator to Improve Design Ef...PTC
New Tools Help Retailers Focus on Design Innovation and Accelerate
Time-to-Market
NEEDHAM, Mass. – January 5, 2017 –– PTC (NASDAQ: PTC) today announced enhancements to its FlexPLM integration for Adobe Illustrator with its next generation FlexPLM® Design Module for Adobe® Illustrator, the first of a set of apps in the FlexPLM Digital Design Suite. The Design Suite enables designers to rapidly bring concepts to life by improving workflow and information accessibility.
This document provides a summary of qualifications for Katrina L. Gadwood. She has over 10 years of experience in customer service and sales. She is proficient in Microsoft Office applications and various POS systems. Gadwood has strong communication, organizational, and time management skills. Her work history includes positions in admissions, food service, and mortgage appointments. She holds a Bachelor's degree in Business Administration from Northern Arizona University.
The document provides guidance on writing a persuasive essay. It explains that a persuasive essay takes a position for or against an issue to convince the reader. It should use sound reasoning and evidence from credible sources. When planning a persuasive essay, the writer should choose a position, analyze the audience, research the topic, and structure the essay. The introduction should grab the reader's attention and state the thesis. The body paragraphs should each present a reason to support the thesis and consider opposing viewpoints. The conclusion should restate the thesis and main points and call the reader to action.
Ryan Richmond is an exercise physiology graduate from Cleveland, Ohio who now works as a strength and conditioning coach. His past research includes studies on core stability training to prevent injuries, the effects of ibuprofen on muscle soreness, and how taping affects lower body strength and balance. As part of his role, he gives presentations to youth sports boards on movement preparation and training young athletes. He also teaches and mentors interns in various athletic disciplines and techniques. His potential research topic involves studying the impact of Olympic weightlifting on hockey athlete performance testing.
Software-Architekturen sind stetigem Wandel ausgesetzt. Irgendwann muss DIE (unbekannte) Anforderung vom Software-Architekten berücksichtigt werden. Wie kann man diesem unvorhersehbarem Ereignis begegnen? Nicholas Nassim Taleb (Antifragilität: Anleitung für eine Welt, die wir nicht verstehen) hat aufgezeigt, dass solche Ereignisse die Grundlage zur Verbesserung sein können. Seine Thesen werden auf die Software-Architekturarbeit übertragen. Das Wissen über das Nichtwissen ist eine Grundvoraussetzung, genauso wie der bewusste Umgang mit Risiken und Chancen. Antifragilität ist ein Qualitätsaspekt des Software-Entwicklungsprozesses und nicht der entwickelten Software-Architektur. Agilität in der Software-Entwicklung bekommt damit eine neue Qualität und kann von Antifragilität profitieren.
This eBook is the second of three from TopRank Marketing & Content Marketing World. Inside you'll find valuable advice from some of today's top marketers on how to take your content from supporting cast, to leading character.
The document discusses using cyclic olefin copolymers (COCs) to enhance polyolefin films for retort applications. It describes test films made with COCs and other polymers like PP, LLDPE, and HDPE. The films were evaluated after retort processing to understand how COCs respond under retort conditions and identify the most promising structures. The results showed that COCs can increase moisture and oxygen barrier, add heat resistance, enhance stiffness, and improve the performance of polyolefin components in retort applications.
Este documento resume varios pasajes del Nuevo Testamento que mencionan a María. Describe a María como una judía devota que observaba fielmente la ley de Moisés, como se evidencia por el hecho de que ella y José viajaban anualmente a Jerusalén para las fiestas y ofrecían sacrificios en el templo según la ley. El documento argumenta que en ninguna parte del Nuevo Testamento se promueve la veneración a María o se afirman dogmas como su perpetua virginidad o concepción inmaculada.
This document summarizes an Action Canada task force report on innovative finance for urban spaces and places. It acknowledges the contributions of various individuals to the report's development. The report examines the need for urban public spaces and the challenges of funding them given tight municipal budgets. It identifies barriers like a lack of knowledge about emerging finance tools and a need for policies to guide their use. The report outlines some innovative finance mechanisms and makes recommendations, including developing municipal policies, addressing regulatory issues, and sharing best practices.
This executive summary provides an overview of the City of Palm Bay's 2011-2016 5 Year Strategic Plan. The plan identifies priority community development needs based on census data, a community survey, and public input. The top priorities are improving public facilities, infrastructure like drainage and roads, and providing assistance to low-income homeowners and renters. The plan will address these needs through activities that provide decent housing, a suitable living environment, and expand economic opportunities for low-income residents, with an emphasis on job creation, training, and access to services. The objectives and outcomes will focus on these national goals over the next five years. The plan evaluates the city's past performance in meeting community needs as it develops this new strategic roadmap
This session focused on the key roles cities can play in support their own energy procurements, as well as key roles of local government can play to catalyze clean energy adoption community-wide.
The document discusses 12 examples of successful planning initiatives in the United States since 1973. Some key factors that contributed to their success included having clear and transparent goals coupled with adaptable approaches, generating broad and quantifiable public benefits, building local capacity, and being politically savvy initiatives that earned trust. The document argues for institutionalizing lessons from successful planning by studying successes and failures in planning education and ensuring evaluations are built into all long-term interventions.
The IBM Smarter Cities Challenge is a three-year program initiated in 2010 by IBM to assist 100 cities around the world in addressing complex urban challenges through data-driven strategies. This opportunity is offered through the contribution of three weeks of time and expertise of IBM’s experts from various businesses and geographies at the municipal level to deliver recommendations to make a more efficient and smarter city.
On March 24, 2014, the IBM Smarter Cities team presented their final report to council. This report summarizes the IBM Smarter Cities Challenge team's findings and recommendations on how the city can effectively create an action plan to best realize the city's Northdale plan and reposition the image of the neighbourhood to increase the sense of community and to attract new investments.
The document is PACENow's 2013 annual report. It summarizes PACENow's mission to promote PACE programs and provides leadership and support for energy efficiency stakeholders. It then highlights PACENow's progress over the past year, including more commercial PACE programs launching in additional states, more projects being funded, and PACENow's focus on supporting new program launches, increasing demand from real estate groups, gaining lender support, and developing new funding structures. It also provides details on specific commercial PACE projects that have been completed.
This document summarizes Fort Collins Utilities' journey to become a model of sustainability. Key points:
- Fort Collins Utilities developed a sustainability plan with goals of cultural transformation, stakeholder engagement, triple bottom line practices, and workforce empowerment.
- A core sustainability team conducted a baseline audit, identified goals and strategies, and used an optimization model to select the most cost-effective programs to meet sustainability targets.
- The plan aims to reduce greenhouse gas emissions 20% by 2020 and empower cultural change within the utility to inspire sustainability in the community. Challenges include changing individual and organizational thinking.
This document summarizes research on critical success factors for municipal sustainability frameworks. A survey of municipalities and experts found that many are in similar stages of implementing sustainability plans and determining frameworks. While no standard framework exists, most use a triple bottom line approach. Leadership is important but frameworks must also focus on embedding sustainability long-term through staff training, recognition programs, and communications. The research aims to help Edmonton select and implement an effective framework to advance its sustainability goals.
Ryan Richmond is an exercise physiology graduate from Cleveland, Ohio who now works as a strength and conditioning coach. His past research includes studies on core stability training to prevent injuries, the effects of ibuprofen on muscle soreness, and how taping affects lower body strength and balance. As part of his role, he gives presentations to youth sports boards on movement preparation and training young athletes. He also teaches and mentors interns in various athletic disciplines and techniques. His potential research topic involves studying the impact of Olympic weightlifting on hockey athlete performance testing.
Software-Architekturen sind stetigem Wandel ausgesetzt. Irgendwann muss DIE (unbekannte) Anforderung vom Software-Architekten berücksichtigt werden. Wie kann man diesem unvorhersehbarem Ereignis begegnen? Nicholas Nassim Taleb (Antifragilität: Anleitung für eine Welt, die wir nicht verstehen) hat aufgezeigt, dass solche Ereignisse die Grundlage zur Verbesserung sein können. Seine Thesen werden auf die Software-Architekturarbeit übertragen. Das Wissen über das Nichtwissen ist eine Grundvoraussetzung, genauso wie der bewusste Umgang mit Risiken und Chancen. Antifragilität ist ein Qualitätsaspekt des Software-Entwicklungsprozesses und nicht der entwickelten Software-Architektur. Agilität in der Software-Entwicklung bekommt damit eine neue Qualität und kann von Antifragilität profitieren.
This eBook is the second of three from TopRank Marketing & Content Marketing World. Inside you'll find valuable advice from some of today's top marketers on how to take your content from supporting cast, to leading character.
The document discusses using cyclic olefin copolymers (COCs) to enhance polyolefin films for retort applications. It describes test films made with COCs and other polymers like PP, LLDPE, and HDPE. The films were evaluated after retort processing to understand how COCs respond under retort conditions and identify the most promising structures. The results showed that COCs can increase moisture and oxygen barrier, add heat resistance, enhance stiffness, and improve the performance of polyolefin components in retort applications.
Este documento resume varios pasajes del Nuevo Testamento que mencionan a María. Describe a María como una judía devota que observaba fielmente la ley de Moisés, como se evidencia por el hecho de que ella y José viajaban anualmente a Jerusalén para las fiestas y ofrecían sacrificios en el templo según la ley. El documento argumenta que en ninguna parte del Nuevo Testamento se promueve la veneración a María o se afirman dogmas como su perpetua virginidad o concepción inmaculada.
This document summarizes an Action Canada task force report on innovative finance for urban spaces and places. It acknowledges the contributions of various individuals to the report's development. The report examines the need for urban public spaces and the challenges of funding them given tight municipal budgets. It identifies barriers like a lack of knowledge about emerging finance tools and a need for policies to guide their use. The report outlines some innovative finance mechanisms and makes recommendations, including developing municipal policies, addressing regulatory issues, and sharing best practices.
This executive summary provides an overview of the City of Palm Bay's 2011-2016 5 Year Strategic Plan. The plan identifies priority community development needs based on census data, a community survey, and public input. The top priorities are improving public facilities, infrastructure like drainage and roads, and providing assistance to low-income homeowners and renters. The plan will address these needs through activities that provide decent housing, a suitable living environment, and expand economic opportunities for low-income residents, with an emphasis on job creation, training, and access to services. The objectives and outcomes will focus on these national goals over the next five years. The plan evaluates the city's past performance in meeting community needs as it develops this new strategic roadmap
This session focused on the key roles cities can play in support their own energy procurements, as well as key roles of local government can play to catalyze clean energy adoption community-wide.
The document discusses 12 examples of successful planning initiatives in the United States since 1973. Some key factors that contributed to their success included having clear and transparent goals coupled with adaptable approaches, generating broad and quantifiable public benefits, building local capacity, and being politically savvy initiatives that earned trust. The document argues for institutionalizing lessons from successful planning by studying successes and failures in planning education and ensuring evaluations are built into all long-term interventions.
The IBM Smarter Cities Challenge is a three-year program initiated in 2010 by IBM to assist 100 cities around the world in addressing complex urban challenges through data-driven strategies. This opportunity is offered through the contribution of three weeks of time and expertise of IBM’s experts from various businesses and geographies at the municipal level to deliver recommendations to make a more efficient and smarter city.
On March 24, 2014, the IBM Smarter Cities team presented their final report to council. This report summarizes the IBM Smarter Cities Challenge team's findings and recommendations on how the city can effectively create an action plan to best realize the city's Northdale plan and reposition the image of the neighbourhood to increase the sense of community and to attract new investments.
The document is PACENow's 2013 annual report. It summarizes PACENow's mission to promote PACE programs and provides leadership and support for energy efficiency stakeholders. It then highlights PACENow's progress over the past year, including more commercial PACE programs launching in additional states, more projects being funded, and PACENow's focus on supporting new program launches, increasing demand from real estate groups, gaining lender support, and developing new funding structures. It also provides details on specific commercial PACE projects that have been completed.
This document summarizes Fort Collins Utilities' journey to become a model of sustainability. Key points:
- Fort Collins Utilities developed a sustainability plan with goals of cultural transformation, stakeholder engagement, triple bottom line practices, and workforce empowerment.
- A core sustainability team conducted a baseline audit, identified goals and strategies, and used an optimization model to select the most cost-effective programs to meet sustainability targets.
- The plan aims to reduce greenhouse gas emissions 20% by 2020 and empower cultural change within the utility to inspire sustainability in the community. Challenges include changing individual and organizational thinking.
This document summarizes research on critical success factors for municipal sustainability frameworks. A survey of municipalities and experts found that many are in similar stages of implementing sustainability plans and determining frameworks. While no standard framework exists, most use a triple bottom line approach. Leadership is important but frameworks must also focus on embedding sustainability long-term through staff training, recognition programs, and communications. The research aims to help Edmonton select and implement an effective framework to advance its sustainability goals.
This document outlines the Downtown Arlington Management Corporation's (DAMC) 2013-2018 Strategic Action Plan. The plan establishes DAMC's vision and goals for downtown Arlington over the next five years. It identifies key priority areas such as economic development, marketing, safety, beautification, and operations. The plan was created through a public input process and aims to guide DAMC's efforts in improving and enhancing downtown Arlington.
This document reviews several community programs from across North America that were created to help local businesses through creative placemaking and arts initiatives. It summarizes 8 programs, including ArtPlace America which is a 10-year collaboration that provides grants and investments to strengthen communities through arts and culture. The review finds that community collaboration, attractive public spaces, and partnerships were key to the programs' success in helping businesses. It also notes that while the programs had an artistic focus, their impact came more from local engagement and the tools they provided to support business growth.
This document is a 2014-2015 community impact report from Freedom First Federal Credit Union. It summarizes the credit union's partnerships and community development initiatives over those two years. Some of the key initiatives discussed include the West End neighborhood revitalization project, a workforce development loan program with CDS Tractor Trailer Training, the Responsible Rides auto loan and financial education program, affordable housing programs, and various impact banking products designed for low-to-moderate income individuals. The report highlights the successes of these programs and emphasizes Freedom First's collaborative approach through partnerships with local organizations.
Greensboro, North Carolina undertook a nine-month study to align all of its major plans, ordinances, and policies around the framework of sustainability. The study found that while many plans already incorporated sustainability principles, there were opportunities to strengthen policies and better integrate plans. Recommendations included filling gaps, aligning plans around economic, environmental and social benefits, and improving implementation of sustainability practices across city operations. The project demonstrated how sustainability can be an effective organizing principle to coordinate planning efforts and work towards continuous improvement.
This document provides an overview of the Development Services Department of Hartford, Connecticut. It outlines the department's six divisions which work together on projects related to neighborhood development, economic growth, housing, permitting, and events/culture. The director discusses goals of improving neighborhoods, transportation, housing, small businesses, and taking advantage of grant opportunities. The department aims to create a livable environment for citizens through various initiatives.
The document provides information about upcoming events for the APWA Central Florida Branch including a football tailgating event on October 26th, a pump operations workshop on November 7th, a young professionals networking event on November 15th, and a holiday party on December 6th. It also summarizes volunteer activities at Give Kids the World Village and discusses the Local Works campaign to recognize public works efforts. Additionally, it introduces Chris Thompson, the new APWA Central Florida Branch Volunteer Committee Chair, and highlights a project to expand the LYMMO transit system in Orlando through a fast-tracked design-build process.
RICS Americas Property World Summer 2010Will Safer
This document provides an overview of opportunities for RICS members in Canada's growing public-private partnership (P3) market for infrastructure projects.
The key points are:
1) Canada's P3 market is expanding significantly as governments invest in upgrading aging infrastructure like roads, bridges, and hospitals.
2) P3 projects have proven successful at delivering infrastructure on time and on budget, establishing the model's value.
3) The financial crisis demonstrated P3s' flexibility to adapt to challenging market conditions.
4) RICS members can play important advisory roles in P3 projects, helping reduce risks for private partners through local market knowledge.
Commuter Rail and Redevelopment by Craig UstlerErin Schmidt
The document discusses transit oriented development and redevelopment opportunities around the Creative Village site in Orlando, Florida. It summarizes the history of plans for the site and introduces the joint venture partnership between Creative Village Development, LLC and Banc of America Community Development Corporation to redevelop the area. The presentation outlines the partners' experience with urban infill, mixed-use, and transit oriented development projects. It envisions the redevelopment of Creative Village as a high quality, new urban neighborhood supporting diverse housing, education, work, and recreation to benefit the surrounding Parramore community.
The document provides an update on College Station's economic development program. It discusses the department's focus on attracting quality jobs and bolstering tax revenue. It outlines the program's resources like staffing and partnerships. Recent priorities included developing the Midtown Business Park and marketing to site selectors and companies. It recommends maintaining the current economic development structure and focus on business attraction, evaluating plans, and improving destination marketing.
Social finance is sustainable investing that aims to generate both social/environmental benefits and financial returns. The document discusses how social finance is gaining momentum in Canada but still lags behind other countries. It outlines various social finance mechanisms like social venture capital funds and investments in areas like affordable housing and community energy. The document proposes a national collaboration called CAUSEWAY to improve awareness of social finance opportunities in Canada and catalyze new financial pathways and products to build the field.
Rural Wealth Creation: Supporting Regional Economies During and After a Pandemicnado-web
On May 4, 2020, the WealthWorks rural wealth creation practitioner network held a peer learning webinar on supporting local economies. During the event, Christine Sorensen (U.S. Department of Agriculture Rural Development), Doug Lynott (U.S. Economic Development Administration), and Carrie Kissel (National Association of Development Organizations) shared slides about resources available to communities and regions to support their economies. Additional information was shared by presenters who joined by video without slides, including Christian Vasquez-Rivera (Rural Development Initiatives), Brian Carver (Bear River Association of Governments), and Jay Trusty (Southwest Regional Development Commission).
“Planning for Future Funding: How to create a community comprehensive plan with federal funding in mind”
Thinking about federal grants when developing a comprehensive plan for your community can help you get a head start on successfully applying, submitting and receiving federal funding.
Detailed comprehensive plans and federal funding grants need some of the same elements to thrive. Writing about the vision for investing in a community’s empty brownfields, affordable housing and economic development needs, and health issues can serve as a platform in applying for federal grants. These aspirations, when effectively written and documented, can be used as the basis for grant applications. If a community identifies its needs as part of the planning process, it can, as part of a continuous proposal building process, pinpoint which grants will help meet those needs.
Federal grants are available for communities with an integrated vision for connecting economic development, community development, and environmental protection to create greater livability.
Illinois ResourceNet (IRN) and the Chicago Metropolitan Agency for Planning (CMPA) are working together on a series of free webinars to help communities strengthen their capacity to apply successfully for available federal funding opportunities.
In this webinar, “Planning for Funding: How to create a comprehensive plan with federal funding in mind,” Deborah Orr, EPA Region 5 Brownfields Coordinator, will moderate the session and explain why comprehensive community planning should be an integral part of the federal funding process.
Michael McAfee, Community Planning and Development Representative with HUD's Chicago office, will demonstrate how to use a comprehensive plan and the sustainable practices built into it to facilitate the continuous development of federal funding proposals.
Susan Kaplan, technical assistance provider for Illinois ResourceNet at the University of Illinois, will offer examples of how a community plan can be used to help identify relevant federal grant opportunities and develop persuasive grant applications.
Free Webinar held on Tuesday, August 3, 2010 at 10:00 a.m. – 11:30 a.m.
Communicating effectively to advance street safety is not a new goal, but Vision Zero is bringing greater urgency and critical thinking to this need. It also brings together a wider and more diverse range of stakeholders who recognize the value of well-planned, measureable communication efforts. The language of Vision Zero itself -- with the goal to eliminate all traffic fatalities and severe injuries -- communicates a more ambitious approach to street safety and rests on the basic understanding that these serious losses are preventable.
In this case study, we look at two early-adopter cities’ -- New York City and San Francisco -- promising approaches to communicating about Vision Zero in order to garner attention and influence behavior -- at all levels of society.
The document summarizes the results of a survey of development and construction industry members on the current and future San Francisco housing market. The survey found that over the next 12 months, 41% of respondents expected housing production to decrease or stay the same, while 52% expected residential construction prices to increase. Regarding prices per square foot in the next year, 52% of investors expected them to increase while 35% expected them to stay the same.
The document is Eric Tuvel's design portfolio, which summarizes his professional experience in graphic design, mapping, and data visualization. It describes roles he held at the SF Municipal Transportation Agency, SF Bicycle Coalition, Good Jobs New York, and Cofone Consulting. For each role, it lists the software used, projects completed, and provides examples of work produced, such as maps, diagrams, advertisements, and reports. The portfolio demonstrates Eric's skills in design, cartography, data analysis, and creating accessible information graphics.
This document summarizes a reexamination report of the master plan for Robbinsville Township, Mercer County, New Jersey from December 2011. It was prepared by Cofone Consulting Group for the Robbinsville Township Planning Board. The report addresses problems and objectives related to land development since the previous reexamination in 2009, the extent to which problems have increased or been reduced, policy changes, and recommendations. Specifically, it analyzes economic stagnation in the township since 2009 and recommends planning interventions to spur development in the Matrix Business Park area.
This document is the Hudson County Regional Comprehensive Economic Development Strategy (CEDS) for 2010-2014. It was prepared by the Hudson County Division of Planning with guidance from the CEDS Strategy Committee to guide economic growth in the county. The CEDS identifies key industries and goals to strengthen the economy, addresses SWOT analysis, and outlines a plan of action including strategic projects and performance measures. It was developed with extensive community and private sector input through interviews, surveys, and public hearings.
This document provides an analysis of rent regulated housing in East Harlem and proposes strategies to preserve this affordable housing stock. It finds that as of 2008, around 36,330 housing units in East Harlem were rent regulated, with the largest shares being public housing (44%) and stabilized units (39%). The document then outlines various preservation strategies, including improving data access, establishing early warning systems, supporting tenant organizations, and utilizing a community land trust. The goal is to inform policymakers and residents about options for preserving East Harlem's existing affordable housing as gentrification threatens to reduce this stock.
This document is the 2010-2011 annual report of the Rutgers Center for Green Building. It provides an overview of the Center's mission to promote green building and sustainability through research, education, and partnerships. It highlights some of the Center's key projects in 2010-2011, including developing the New Jersey Green Building Manual v1.0, partnering with Team NJ on the US DOE Solar Decathlon, research through the USDOE's Greater Philadelphia Innovation Cluster, and a study of green and active living design funded by HUD. The report also lists the Center's directors, faculty, staff, and students who worked on these projects over the past year.
The document provides an introduction to the New Jersey Green Home Remodeling Guidelines. It discusses that the guidelines were created to assist homeowners and professionals in designing and remodeling residential structures in New Jersey using green building strategies. An expert advisory group comprised of building professionals helped develop the guidelines by providing local expertise and case studies. The guidelines were informed by the REGREEN Residential Remodeling Guidelines but were customized for New Jersey by drawing on the state's unique housing stock, materials, products, services and climate.
The document is a newsletter from the San Francisco Bicycle Coalition that discusses recent successes and ongoing efforts to promote bicycling in San Francisco. Specifically, it mentions that BART lifted its rush hour ban on bicycles for a 5-month pilot program starting in July, allowing bikes on trains at all times. It also discusses improvements to bike infrastructure like lanes on Fell and Oak Streets and repaving of Market Street. The newsletter highlights upcoming events like Tour de Fat and calls for volunteers.
The document discusses changes to bicycling in San Francisco over the past 20 years. It notes that bicycle counts have nearly doubled since 2007, with the largest increases on streets that have received new bike infrastructure. It highlights several current bicycle coalition campaigns and initiatives, including pushing for protected bike lanes on Polk Street and expanding the Bay Area Bike Share program. It also discusses the City's plans to improve safety on Market Street and redesign the popular Wiggle bike route.
The document is a newsletter from the San Francisco Bicycle Coalition that discusses the organization's accomplishments in 2012 and goals for 2013. Some of the key accomplishments in 2012 included building out bike lanes on Fell and Oak Streets, expanding the bike corral program, improving safety on Cesar Chavez Street, and repaving sections of Market Street. The Coalition also helped elect endorsed political candidates. In 2013, the Coalition aims to continue its "Connecting the City" campaigns to improve routes like Polk Street, Market Street, and the Embarcadero. It encourages members to participate in identifying other areas needing safety improvements.
San Francisco is one year into its Vision Zero commitment to eliminate all traffic deaths and severe injuries by 2024. In this first year, the city made important progress, including nine city agencies committing to Vision Zero goals and actions, identifying high-injury corridors in need of attention, launching a public awareness traffic safety campaign, and increasing police enforcement of dangerous behaviors. However, more work remains, including expediting safety improvements on high-injury corridors, advocating for stricter enforcement of speeding laws, and ensuring police focus enforcement on the top five dangerous behaviors.
The document discusses various bicycling-related events, locations, and organizations in San Francisco. It promotes Bike to Work Day on May 14th and encourages participation. It also summarizes the San Francisco Bicycle Coalition's efforts to advocate for protected bike lanes throughout the city and their goal of over 100 miles of protected bike lanes. Additionally, it provides updates on improvements to Howard Street for bicyclists, a decrease in reported bike thefts, and the Coalition's education programs.
The document discusses upcoming changes and initiatives to improve biking infrastructure and policies in San Francisco. It announces that raised bikeways will be installed on Valencia Street and mid-Market Street in the next year. It also notes that the Potrero Avenue redesign project will break ground by the end of the year to create safer and calmer streets for biking and walking. Additionally, it states that the SF Bicycle Coalition's Executive Director, Leah Shahum, will be stepping down at the end of the year after 17 years of service, and a search for a new Executive Director is underway. It encourages members to get involved in advocacy efforts and to vote in the upcoming Board of Directors election in November.
The document is a newsletter from the San Francisco Bicycle Coalition announcing leadership changes and recapping recent successes. It introduces Noah Budnick as the new Executive Director, replacing Leah Shahum after 17 years. It highlights growing support for bicycling in San Francisco as shown by recent election victories and funding approvals. It also celebrates the 150th issue of the newsletter and looks forward to the future under new leadership.
2. 2 Redevelop Camden • September 2011
This report was written by Katie Hammer, Regional Plan
Association, with assistance by Robert Freudenberg, New Jersey
Director and Corey Piasecki, Associate Planner, New Jersey, RPA.
Special thanks to our RPA New Jersey Committee Chairmen,
The Honorable James Florio and Chris Daggett, for their
encouragement and assistance in this project.
This report was designed by Jeff Ferzoco, Creative and Technology
Director, with Eric Tuvel, Intern, and Benjamin Oldenburg,
Research Associate, Graphic Design, RPA.
Stakeholders
RPA would like to thank the following stakeholders for taking the
time to speak with us about redevelopment in Camden:
Susan Bass Levin, President and CEO, Cooper Foundation
Brian Bauerle, Director of Community
Development, Cooper Foundation
Lou Bezich, Vice President, Camden County College
Randy Churkis, Developer, Grapevine Development
Tom Corcoran, President, Delaware River Waterfront Corporation
Manuel Delgado, Executive Director, Cramer Hill
Community Development Corporation
Marge DellaVecchia, Deputy County
Administrator, Camden County
David Foster, President, Coopers Ferry Development Association
Greg Gamble, Director, Economic Development,
Rutgers University— Camden
Pilar Hogan Closkey, Executive Director,
St. Joseph’s Carpenter Society
Andrew Johnson, Program Officer, William Penn Foundation
Sandi Kelly, Economic Development Director, Camden County
Jason Konek, Vice President for Housing and
Community Services, Lutheran Social Ministries
Raymond Lamboy, Executive Director, Latin American
Economic Development Association, Inc. (LAEDA)
Andrew Levecchia, Senior Planner, Camden
County Improvement Authority
Karen Morris, Senior Regional Planner, Delaware
Valley Regional Planning Commission
Liza Nolan, Executive Director, Camden
Community Development Association
Anthony Perno, CEO, Cooper’s Ferry Development Association
Meishka Mitchell, Vice President of Neighborhood
Initiatives, Cooper’s Ferry Development Association
Rod Sadler, Executive Director, Save Our Waterfront (SOW)
Kevin Walsh, Associate Director, Fair Share Housing
Ed Williams, Director, City of Camden Department
of Development and Planning
Acknowledgements
3. 3 Redevelop Camden • September 2011
Regional Plan Association (RPA) is America’s oldest and most
distinguished independent urban research and advocacy group.
RPA prepares long range plans and policies to guide the growth
and development of the New York- New Jersey-Connecticut
metropolitan region. While RPA’s traditional boundaries include
the 31 counties of the tri-state metropolitan region, the organization
seeks to share its experience with metropolitan regions throughout
the three states. This study in Camden is the first step of a long-term
initiative to collaborate with municipalities and stakeholders in
South Jersey.
With this project, RPA has evaluated Camden’s capacity
to implement land use and redevelopment plans based on
previous experiences. From this evaluation, the report makes
recommendations to the public, private, non-profit, and
philanthropic sectors to improve urban planning outcomes over the
next decade. These recommendations are organized in the following
four strategies:
• Support the City’s prioritization of redevelopment areas.
By directing redevelopment dollars toward neighborhoods
that have a proven capacity to plan and implement projects,
Camden can prevent wasteful spending and capitalize on past
investments in the educational and medical facilities and the
waterfront. In addition, the recommendations propose building
capacity for community groups in emerging neighborhoods.
• Reduce the costs of development in priority areas.
Because redevelopment in Camden is expensive and risky, this
strategy proposes specific recommendations to reduce the costs
of acquiring land, updating costly infrastructure, and obtaining
permits. This section also proposes reforms to the PILOTs paid
by private companies to reduce the property tax rate.
• Revitalize commercial corridors. To bring life back to the
priority neighborhoods of Camden, decaying commercial
corridors need to be rehabilitated. The recommendations in
this section specifically address unattractive facades, vacant
storefronts, vacant land, and blighted buildings.
• Engage the region for support. Camden is well located to
gain resources from Philadelphia and the New Jersey suburbs.
This section provides opportunities for the surrounding
communities to assist Camden through smart growth, transit,
affordable housing, and shared services.
To inform this research, RPA spoke with stakeholders in Camden,
reviewed previous plans, visited redevelopment sites, and referenced
best-practices in cities that face similar barriers to success. While
Camden faces a unique set of obstacles, it also boasts many resources
which can attract and guide redevelopment.
Executive Summary
4. 4 Redevelop Camden • September 2011
Waterfront
South
Cramer Hill
Fairview
Parkside
Beideman
Marlton
Central
Water-
front
Whitman
Park
Gateway
Morgan Village
Centerville
Bergen
Square
Stockton
Lanning
Square
Rosedale
Cooper
Poynt
Pyne
Poynt
Liberty
Park
Dudley
CBD
Cooper
Grant
Camden Neighborhood Map
8.94 Square Miles
5. 5 Redevelop Camden • September 2011
The great potential that lies within the City of Camden has been
limited by a variety of challenges - both historically and in recent
years. Beginning with the shift away from manufacturing-based
industries in the post-war decades through to the city’s most recent
struggle with its budget, Camden has not been able to offer its
residents a consistent, safe and high quality of life. Additionally, past
political challenges and poorly managed investments in Camden
have further exacerbated these challenges and have led to the
isolation of the city from the surrounding region. Over the years,
numerous redevelopment plans have been developed, with a variety
of approaches, but have offered only limited success. In the face of
these extraordinary challenges and in the wake of the mixed success
of these initiatives, it is important to consider how redevelopment can
be a part of a larger strategy to address these challenges while laying
the groundwork for a more successful city.
When speaking to stakeholders, RPA heard a wide variety of
perspectives, but a number of themes came through. In general, the
stakeholders believe that Camden’s potential lies in its connectivity
and proximity to Philadelphia, its higher education and medical
facilities (“eds and meds”), and its waterfront location. Although
there has been disagreement about how the Municipal Rehabilitation
and Recovery Act (MRRA) funding of $175 million was spent
between 2002 and 2009, many stakeholders would like to direct
future development dollars towards the areas surrounding these
educational and medical facilities that could attract jobs and middle
income families.
In addition to its location and the eds and meds, RPA found that
Camden has a rich nonprofit sector with several strong community
development corporations, engaged foundations, and the very
effective Cooper’s Ferry Development Association (CFDA)1
.
Many of these CDCs have succeeded at bringing the residents of
their community to the table for planning discussions, which all
stakeholders agree has improved the planning outcomes in Camden.
In addition, foundations such as the William Penn Foundation, the
Geraldine R. Dodge Foundation, the Annie E. Casey Foundation,
and several others have actively funded planning and capacity
building activities. Chris Daggett, President and CEO of the Dodge
Foundation, has also indicated that there is a consortium of New
Jersey foundations that would be interested in increasing their
investment in Camden if they were convinced their investments
would make a difference. CFDA is a unique entity with the mission
of facilitating the revival of the city, but who has also provided
capacity and assistance to CDCs that ask for their help.
While the City of Camden’s new Mayor and staff are committed
to addressing these issues, they have had to address a structural
budget deficit that has left the office understaffed. This budget
deficit has meant mass layoffs for the police and fire force, not to
mention the already strapped redevelopment offices. The County
of Camden has greater resources, although it is also grappling with
budget issues. Although several companies in the private sector do
provide community support, we have found that most have not been
active in the redevelopment arena. Finally, most of the educational
and medical facilities are engaged with how their investments can
improve the city.
1 Earlier this year, CFDA and GCP merged and have maintained the name Cooper’s Ferry
Development Association, taking on the mission and programs of both organizations.
Camden City Context
6. 6 Redevelop Camden • September 2011
RPA acknowledges that there are several impediments to
redevelopment that are beyond the scope of this study such as crime
and the perception of crime, K-12 education, and politics of the
region. Instead, this report attempts to use the strengths of Camden
to overcome some of its most immediate challenges. By nature
of the organization, RPA is interested in a regional approach to
redevelopment, but the impediments in Camden demand a micro
approach in the near term which can pave the way for a more regional
approach in the long term. Given the city’s strengths and challenges,
this report offers the following specific strategies to all stakeholders to
prioritize the use of limited funds, lower the costs of redevelopment,
improve the commercial corridors, and explore regional solutions.
Support the City’s Prioritization
of Redevelopment Areas
Under previous administrations, the city tried to spread
redevelopment dollars evenly between census tracts. Dollars
were inefficiently spent on plans that did not have the capacity or
investment to succeed. The city has since identified neighborhoods
that are ripe for redevelopment investment and those who have the
potential to become ripe for redevelopment.
Investment Communities
The city now prioritizes redevelopment dollars in communities that it
has deemed to have a proven capacity to implement projects and that
have been able to develop ratables. These areas include: Downtown,
Cooper Plaza-Lanning Square, Cooper Grant, Fairview, North
Camden, Cramer Hill, and Parkside. Each of these neighborhoods
have strong CDCs, approved neighborhood plans and/or
redevelopment plans, and potential for new ratables.
➜➜ Recommendations
• City of Camden: Continue to prioritize redevelopment dollars
in neighborhoods with proven capacity, especially focusing on
development around the assets that have already received the
most investment: the waterfront and the educational and medical
facilities. Most of the previous successes have involved investment
by public or non-profit entities, which does not greatly assist the
city’s tax base. While these projects are valuable, RPA suggests
leveraging these public investments to entice private development.
This report also includes methods of attracting more private
developers.
• City of Camden and Nonprofits: Develop a bigger picture view
about how these plans fit together. For example, RPA anecdotally
heard that several neighborhood plans include new grocery stores.
While Camden residents surely need greater access to food, the
city does not have the consumer base to support a grocery store in
every neighborhood. Instead, the city should give neighborhoods
direction about how their plans relate to their neighbors. This
type of planning has been done around the waterfront, where
CFDA is working with North Camden and Cramer Hill to
develop plans that work together with the bigger picture.
Emerging Communities
In other neighborhoods, the city is trying to identify leaders that
can organize CDCs or community organizations to eventually put
together redevelopment plans. Neighborhoods like Morgan Village,
Whitman Park, and Bergen Square could be investment communities
down the road. It is important for the city to remain engaged in these
neighborhoods and to work with non-profits and foundations to
nurture the next generation of “investment communities.”
➜➜ Recommendation
• Non-Profit Organizations: Multiple organizations such as the
CFDA and the Camden Community Development Association
currently provide capacity support for burgeoning organizations.
These groups should specifically apply for funding to help build
productive community development organizations in emerging
communities, in coordination with the city.
• Foundations: Foundations could support an “emerging
communities” fund which could provide seed money to
new organizations. Because there is no guarantee that these
organizations will last, the seed money should start small
and build over time as organizations prove capacity. The
emerging communities fund could also provide loans for minor
beautification improvements that could give these organizations
experience in completing projects.
Reduce the Cost of
Development in Priority Areas
The cost to develop in Camden is quite high due to the investment
of time and resources that developers must put into land acquisition,
site cleanup, infrastructure upgrades, permitting, and property taxes.
Often these costs can eclipse the initial value of the land. Because
the risks to developing in Camden are high, Camden needs to lower
the cost of development to attract companies that can create valuable
projects.
Land Acquisition
Within the City of Camden, many abandoned properties have
questionable title histories which are expensive and time consuming
to resolve. There are also instances of land owners sitting on vacant
property and waiting for a developer to pay them to buy it. In 2006,
the Tax Lien Financing Corporation (TLFC), a state government
backed organization, was set up to help the city collect tax liens. If the
TLFC cannot negotiate a payment plan with the property owner, it
sells the liens at a reduced rate to companies and organizations that
can foreclose on the properties. The sale of the liens can take two
years due to the bureaucratic process, which can be an impediment to
redevelopment. If an organization is given a property by the previous
owner, the new occupants are responsible for the fees and penalties,
which can far exceed the value of the property. In addition, although
some cities will sell parcels to developers for $1 if the mission is in
keeping with the city plans, the City of Camden uses sale of city-
owned land to raise revenue.
Recommended Strategies
7. 7 Redevelop Camden • September 2011
➜➜ Recommendation
• Camden Redevelopment Agency (CRA): The CRA should
move forward with its plans to create a land bank for foreclosed
or abandoned land and to investigate and help to remeditate
contaminated sites to support future development and streamline
the land acquisition process.2
• City of Camden: The city should identify vacant properties in
priority neighborhoods and determine which properties have
clear ownership and which lack a clear title.
• Foundation and Nonprofit: Once the city has identified which
properties lack clear title, foundation support can fund an effort
to perform title searches on the properties.
• City of Camden: If the city identifies property owners who are
making no effort to redevelop blighted buildings or vacant land,
they should create a vacant property registration fee program. The
City of Wilmington, Delaware, requires yearly registration fees
ranging from $500 to $5,000 for properties that are left vacant.3
This fee could entice property owners who have no intention
of improving the property to sell the property to another
organization or into the CRA’s land bank.
• Tax Lien Finance Corporation: The CRA’s NSP2 application
indicated that the Tax Lien Finance Corporation had earmarked
property in Cooper Plaza-Lanning Square to be purchased by
the CRA for the cost of the tax liens.4
The remaining liens in
redevelopment areas should be sold to the CRA at a reduced
price as well. The CRA must then act quickly to assemble some
properties to be marketed to developers while also rehabilitating
others to be resold to community members. We also suggest that
the CRA give a discount or priority to developers or community
organizations that plan to reinvest in the property in a way that is
in keeping with the neighborhood plans.
2 “NSP 2 Application, #451376784.” Camden Redevelopment Agency. <http://www.
ci.camden.nj.us/economic/NSP_proposal.pdf>
3 “City of Wilmington Property Registration Fee Program.” City of Wilmington Department
of Licenses & Inspections. <http://www.wilmingtonde.gov/VacantProperties/index.htm>.
4 “NSP 2 Application, #451376784.” Camden Redevelopment Agency. <http://www.
ci.camden.nj.us/economic/NSP_proposal.pdf>
Construction Costs/Infrastructure
The costs of development in Camden are quite high due to the poor
state of the water and sewer infrastructure, abandoned properties that
can cause infrastructure issues to attached units, and environmental
remediation necessary in almost any project.
Several city plans have acknowledged the deteriorating water
and sewer system which is from the late 1800s and early 1900s, and
the 2003 Camden Capital Improvement and Infrastructure Plan
proposed specific updates and funding sources.5
Yet today, most
redevelopment projects demand private investment to update the
water and sewer systems. The city has decided that they can no longer
afford to take on debt to upgrade the water and sewer systems, and
instead charge developers with paying for their own infrastructure
updates. However, if a redevelopment project falls along a county
road, the county pays to update the system.
While most of the city has poor infrastructure, CFDA has
renewed the infrastructure on specific parcels as part of its site
preparation. For example, as it recruits a hotel to the waterfront, it
secured funding for and oversaw the installation of the necessary road
access and infrastructure updates to make the site more desirable to
developers.
Abandoned buildings in Camden can lead to infrastructure
problems and create an eye sore which would prevent future
development. The CRA received $26 million in Neighborhood
Stabilization Program 2 funding in 2010, part of which is being
used to rehabilitate over 240 abandoned or foreclosed homes,
take down over 100 blighted structures, and redevelop 70 vacant
properties.6
Because the CRA operates only in areas with approved
redevelopment plans, this rehabilitation is targeting investment
neighborhoods including North Camden, Cooper Lanning, and now
Cramer Hill.7
The CRA has partnered with several neighborhood
organizations and a private developer to carry out this project
including The Heart of Camden, Camden Lutheran Housing, St.
Joseph’s Carpenter Society, Volunteers of America and for-profit
partners Michaels Development and Pennrose Properties.
➜➜ Recommendation
• City of Camden: Rather than requiring developers to foot
the entire cost of the infrastructure updates, the City should
collect fees from the developers for a portion of the cost of the
development. This will allow the city to apply for matching funds
from federal and state sources. By setting up a system of impact
fees, city can have more control over the project and can spend
some resources updating the system beyond the development
area. This technique of piggybacking was proposed in the North
Camden Plan.8
By using fees to access outside funding for
the some of the upgrades itself, Camden can lower the cost of
developing in Camden and attract more private developers.
5 North Camden Neighborhood and Waterfront Park Plan Save Our Waterfront. March 2008.
< http://www.coopersferry.com/cffiles/sow/files/NorthCamdenNeighborhoodAndWaterfront-
ParkPlan-2008.pdf>. Camden Improvement and Infrastructure Master Plan. The Economic
Recovery Board for Camden. July 2003.
< http://www.camdenerb.com/CI_IMP_FINAL/Camden_CI_IMP_July03.pdf>
6 “Camden receives more than $26 million in HUD money.” Gloucester County Times. 15 Jan.
2010. <http://www.nj.com/camden/index.ssf/2010/01/camden_receives_more_than_26_m.
html>
7 “NSP 2 Application, #451376784.” Camden Redevelopment Agency. <http://www.
ci.camden.nj.us/economic/NSP_proposal.pdf>
8 North Camden Neighborhood and Waterfront Park Plan Save Our Waterfront. March 2008.
< http://www.coopersferry.com/cffiles/sow/files/NorthCamdenNeighborhoodAndWaterfront-
ParkPlan-2008.pdf>.
8. 8 Redevelop Camden • September 2011
• Camden Redevelopment Agency (CRA): The use of the
NSP2 funding for the purpose of rehabilitating abandoned
homes and taking down blighted structures extremely promising.
We recommend that the CRA continue to work with non-profits
and developers to access outside funding and address the issues of
blighted properties.
Permitting
According to interviews with stakeholders, inspection and permitting
often take 6-12 months for a simple permitting review. While city
employees are working to get through the proposals quickly with
limited staff, a different approach to permitting such as Fast Tracking
small projects could help the whole system move faster.
➜➜ Recommendation
• City of Camden: Develop a Fast Track permitting system
for residential or commercial properties that seek minimal
changes. Other municipalities have included a variety of project
types in their Fast Track program such as interior updates that
do not increase the building footprint, addition of a porch or
deck, and minor updates to the electric or plumbing. The city
could prioritize Fast Track permits to projects in “Investment
Neighborhoods” to assist in lowering the cost of development in
those areas.
• City of Camden: Because many of permitting requests come
from the CDCs in Camden who are rehabilitating a number of
buildings, the city could create a process to pre-approve a group
of projects by a certain CDC and allow that CDC to get a Fast
Track permit for each property. For example, for the recent
NSP2 projects, the CDCs could get a blanket pre-approval
permit for the type of work they plan to do; then, as they buy and
rehabilitate a property, they could get a fast track permit for that
individual project.
Property Tax Rate
The city has a high property tax rate for new development,9
and
PILOTs are negotiated with the city for almost every project. While
these PILOTs make development more attractive, the PILOTs have
reduced the amount of taxable land which increases the rate for those
residents actually paying taxes. In addition, while the city receives the
same or more than estimated tax amount through PILOTs, they do
not provide any money for the school system or the county. Private
companies such as Campbell’s Soup, L-3 Communication, and
the Adventure Aquarium are paying PILOTs at a fraction of their
estimated property tax, and these PILOTs are negotiated for lengths
of 25 years or greater.10
This system of negotiating a PILOT with
private developers is a never ending cycle, because no private company
will want to pay property taxes if it is shouldering a disproportionate
part of the burden, and few developers will act without a PILOT.
9 The City of Camden increased the tax rate and reassessed properties in February of 2011. The
Philadelphia Inquirer put the tax rate at between $4.60 and $2.40 per $100 of assessed value.
Vargas, Claudia “Camden property owners bracing for tax hike” Vargas, Claudia. “Camden
property owners bracing for tax hike.” Philadelphia Inquirer 8 Feb. 2011. <http://articles.philly.
com/2011-02-08/news/27107223_1_property-value-assessments-property-taxes>
10 “Budget and Taxes: Camden Reports 2005.” CAMConnect. June 2005.
➜➜ Recommendation
• City of Camden: The city should set a non-negotiable future
date to end private development PILOTs. Once a date has
been selected, the city should renegotiate PILOT agreements
with existing private companies to end on the selected date. In
addition, any new development would be able to negotiate a
PILOT only up to the set date. For example, the city could agree
to end the PILOTs on January 1, 2020, after which the city tax
rate would be lowered and all private land owners would pay
property taxes. Passing city legislation based on this agreement
could hold future city leaders to this agreement.
Revitalize Commercial Corridors
During the time of the state takeover, much of the MRRA dollars
went to support the education and medical facilities and to projects
on the waterfront.11
While these projects helped to make these
neighborhoods more appealing, many of the commercial corridors
in the city have remained languid. The commercial corridors on
Cooper Street and Market Street have benefited from the proximity
to these projects, and similar investments are needed on streets like
Broadway and Haddon Avenue, which have seen smaller benefits
from the investment in the eds and meds. In addition to a high rate of
vacancies along commercial corridors, the length of the commercial
corridors has been shortened dramatically due to expansive vacancies
and permissive land use.
There are a number of resources for rebuilding commercial
corridors that are currently in existence. Coopers Ferry Development
Association (CFDA) runs the Camden Special Services District
which pays workers to pick up trash and clean graffiti in the
downtown and along Broadway, Haddon Avenue, Federal Street,
Mt. Ephraim Avenue, River Avenue, Kaighn Avenue, and Yorkship
Square. CFDA also has a Broadway Main Streets Program in which
it has focused on beautification, providing technical assistance to
businesses, and acting as an intermediary between the businesses and
the city.12
11 In addition, under the MRRA, the Economic Recovery Board of Camden had $20.8 million
to make grants, matching grants or loans to support streetscape improvements, facade restora-
tion, street signage improvements, street resurfacing, demolition and restoration of commercial
structures, property acquisition, and redevelopment projects in downtown Camden.
12 “2011 Annual Report - Greater Camden Partnership.” Greater Camden Partnership. 1 Mar.
2011. <http://issuu.com/gcpcamden/docs/gcp-2011-annual-report-web-2>
9. 9 Redevelop Camden • September 2011
In addition, the Camden County Improvement Authority
and CFDA, funded by the Delaware Valley Regional Planning
Commission (DVRPC), is planning an overlay district for Broadway
aimed at addressing the lack of cohesive zoning for the corridor in
the Lanning Square and Cooper Plaza redevelopment plans. The
proposal cites the large amount of vacancies, uncooperative landlords,
and physical blight as barriers to redevelopment of this corridor.13
Finally, a developer is in the early stages of bringing mixed-use,
transit oriented development to Haddon Avenue at the Ferry Avenue
Station.
To improve the city’s existing commercial corridors, stakeholders
need to address three types of conditions: unattractive façades, vacant
storefronts, vacant land.
Unattractive Façades
➜➜ Recommendation
• Greater Camden Partnership and Cooper’s Ferry
Development Association and Foundations: CFDA, with
financial assistance from a foundation, can offer forgivable loans
to building owners and commercial tenants to invest in façade
update projects that are in line with the redevelopment plans. The
organizations should determine the maximum amount for the
loan and the percentage that is required as a down payment. The
loan can include money for design and architectural assistance,
and the organizations should only approve the loan if the
improvements are in line with the agreed upon character of the
district. If the façades are maintained over the life of the loan,
the loan should be forgiven. This will give businesses an incentive
to improve their façades and maintain them as well. As they
often do with developers, CFDA should assist the businesses and
landlords in getting their permits approved with the city.
Vacant Store Fronts
➜➜ Recommendation
Greater Camden Partnership and Foundation: CFDA has
successfully built capacity to beautify and connect the businesses on
the commercial corridor. CFDA should apply for additional funding
to begin marketing empty storefronts to new businesses. In 2005, the
Bay Area Economics conducted a study on the types of stores that are
in demand in Camden. Although some of this demand has been met,
such as the Barnes and Noble, CFDAshould recruit businesses to fill
some of the other opportunities, such as the demand for high quality
restaurants or a specialty grocery store. 14
• Greater Camden Partnership: Continue the Art Gallery
Series in which CFDA showcases local artistic talent in vacant
buildings. This can be a great opportunity to bring life to the
commercial corridor while CFDA recruits new businesses. New
businesses will want to see that they are surrounded by other
activity and attractions.
13 “Request for proposals for planning consultant for the Broadway District Overlay Camden
County Improvement Authority.” Camden County Improvement Authority. 2011.
14 “Camden Downtown Market Study.” Bay Area Economics (BAE) and City of Camden.
March 2005.
Vacant Lots and Blighted Buildings
➜➜ Recommendation
• Greater Camden Partnership: Continue beautifying vacant
lots in their special services district and keeping these lots clear of
trash until the overlay district for Broadway is finished and these
lots can be redeveloped.
• Greater Camden Partnership: Blighted buildings along a
commercial corridor can bring down the value of the all of the
stores on the street. The previous section gave suggestions for
dealing with vacant properties and absent landlords, and those
policies should be targeted on these commercial streets.
• City and Nonprofits: The city and nonprofits should explore
short term opportunities for vacant land on commercial
corridors. Although some may be tempted to try a community
garden or pocket park, these uses must be strategic so that they
do not impede future development. The city should make sure
that they are able to maintain continuity of the commercial
corridor in the future. Another option is to keep vacant lots well
maintained and even build a picket fence to give impression of
ownership.
Engage the Region for Support
The need for a regional approach in Camden can be seen in many
different policy arenas including transit-oriented smart growth,
housing and shared services. Many have argued that one of the
failures of the state takeover was the lack of a regional approach.15
Although MRRA required the creation of a regional board, the
board quickly subsided and the regional approach was left out of the
implementation.
15 Katz, Matt. “Camden Rebirth: A promise still unfulfilled.” Philadelphia Inquirer. 8 Nov.
2009. <http://www.philly.com/philly/news/special_packages/inquirer/20091108_Camden_
Rebirth__A.html>.
10. 10 Redevelop Camden • September 2011
Transit Oriented Smart Growth
Camden is connected to the region through public transportation
lines including the River Line and PATCO. The River Line is a light
rail line run by New Jersey Transit that connects Trenton to Camden
and has four stops in downtown Camden. PATCO, run by the Port
Authority Transit Corporation, has a line that connects Camden and
outlying suburbs to Philadelphia which has three stations in Camden.
In addition, PATCO has proposed a new line extending from the
Broadway station down into Glassboro. In the current proposal,
this would give Camden another transit stop in the southern part of
town.16
With the designation as a core city, the DVRPC long term
smart growth plan “Connections: The Regional Plan for the Future”
recommends greater density in Camden.17
The DVRPC has the
Transportation and Community Development Initiative which
supports projects to encourage development and redevelopment
efforts in the core cities, developed communities and mature suburbs.
Through this grant program, they are funding the Broadway overlay
project to improve the commercial corridor.
With the use of the urban transit hub tax credit and the new
market tax credit, a developer is in the predevelopment phase of
the Haddon Avenue transit oriented development at the PATCO
Ferry Avenue Station, which will include a grocery store, mixed use
development, and connection to the Lady of Lords hospital. In order
to move this project forward a number of stakeholders are working
with the developer to overcome some of the challenges. CFDA is
helping the developer get the necessary permits, Camden County has
agreed to update the water and sewer infrastructure because it is a
county road, and the city is negotiating a PILOT with the developer
and grocery store.
➜➜ Recommendation
• Delaware Valley Regional Planning Commission (DVRPC):
The grant program is an excellent way to support Camden’s
efforts to revitalize and promote density. DVRPC should take
this one step further to not only fund proposals, but also work
with community stakeholders to steer them towards the types of
projects that would accompany these goals. Particular emphasis
should be placed on projects built around transit stops. DVRPC
should also consider funding some infrastructure upgrades in
Camden in order to lower the costs of development.
• PATCO: Secure a funding stream for the Glassboro-Camden line.
This line will provide more connections between Camden and
the suburbs and possibly open up suburban job opportunities to
Camden residents.
• Stakeholders: Continue to support projects like the Haddon
Avenue transit oriented development project which encourage
density and revitalization around the transportation centers. If
the proposed PATCO extension is funded, Camden should begin
planning transit oriented development around the new station so
that it can be implemented along with the extension.
16 “Glassboro-Camden Line.” PATCO. 11 June 2010. < http://www.glassborocamdenline.
com/>.
17 “Connections: The Regional Plan for the Future.” Delaware Valley Regional Planning Com-
mission. 23 July 2009. <http://www.dvrpc.org/reports/09047.pdf>.
Housing
One of the major regional challenges in Camden is affordable
housing. Many of the suburbs neighboring Camden have been
reluctant to build affordable housing which has continued to
concentrate people with low incomes in Camden. Before the 2008
law closing the affordable housing loophole, many were able to unload
their affordable housing responsibilities onto Camden. In addition,
the MRRA funding was supposed to go towards building market rate
housing in Camden, yet the majority of the housing money was spent
on low income housing, except for a few notable exceptions.
➜➜ Recommendation
• Cooper’s Ferry Development Association: With the Victor
Lofts and the Cooper Grant Homes, Camden proved that
there was a market for middle income homes in Camden. These
successes need to be marketed to developers to continue to bring
market rate housing to Camden. This is being done to some
extent along the waterfront in North Camden.
• Delaware Valley Regional Planning Commission
and Camden County: The “Connections” plan proposes
encouraging all suburbs to take on some affordable housing.
DVRPC and Camden County should put money behind this
proposal by supporting affordable housing planning exercises
with suburban communities to encourage them to better
integrate affordable housing into their development plans.
Currently many developers and suburbs look for ways to get
around affordable housing requirements, but through planning
meetings and charrettes, community members can have a greater
say in how affordable housing will fit into their community.
Shared Services and Resources
Due to the City of Camden’s extremely difficult budget crisis, the
county has created some opportunities for shared services such as
incorporating the Camden library in the county library system. Given
the City of Camden will not be able to easily raise new revenue with
the current state of ratables, more should be done to share services.
Philadelphia and Camden share the river front, yet RPA found
little evidence of collaboration between the two cities over how
the two banks of the riverfront should work together. That said,
Tom Corcoran the former CEO of CFDA is now the CEO of the
Delaware River Waterfront Corporation which is dedicated to
improving the Philadelphia side of the waterfront.
➜➜ Recommendation
• Camden County: There are a number of neighboring towns that
share Camden’s tight budget constraints, such as Pennsauken.
Camden County should explore if services such as fire protection
or permitting can efficiently be shared among multiple cities.
• Cooper’s Ferry Development Association and Delaware
River Waterfront Corporation: Given their personal
relationship, these two organizations can work together
with their respective municipal leadership to conduct greater
intercity planning. This can improve Camden’s connection
to the Philadelphia waterfront and perhaps create a working
11. 11 Redevelop Camden • September 2011
relationship between the two cities over redevelopment issues.
Possibilities for collaboration could include early steps such as
planning joint waterfront events, to longer term actions such as
providing better connections between the waterfronts via ferry or
even pursuing joint redevelopment projects.
Conclusion
As many stakeholders conveyed, RPA believes that Camden has the
potential to reach its redevelopment goals. Our recommendations
strive to help Camden meet those goals by prioritizing areas of
investment, lowering the costs of redevelopment, reviving commercial
corridors, and accessing regional strengths. Although there are
many impediments to redevelopment in Camden, we also found a
strong community of stakeholders who are committed to bringing
revitalization to the city. We hope that our recommendations can be
of assistance to those stakeholders and look forward to engaging with
the community on these issues moving forward.
12. Regional Plan Association is America’s oldest and most
distinguished independent urban research and advocacy group.
RPA prepares long range plans and policies to guide the growth and
development of the New York- New Jersey-Connecticut metropolitan
region. RPA also provides leadership on national infrastructure,
sustainability, and competitiveness concerns. RPA enjoys broad
support from the region’s and nation’s business, philanthropic,
civic, and planning communities.
RPA’s current work is aimed largely at implementing the ideas
put forth in the Third Regional Plan, with efforts focused in five
project areas: community design, open space, transportation,
workforce and the economy, and housing.
For more information about Regional Plan Association, please visit
our website, www.rpa.org.
Chairman
Elliot G. Sander*
Vice Chairman, Co-Chairman, New Jersey
Christopher J. Daggett*
Vice Chairman
Douglas Durst
Vice Chairman, Co-Chairman, New Jersey
The Honorable James J. Florio
Vice Chairman, Co-Chairman, Connecticut
John S. Griswold, Jr.
Treasurer and Co-Chairman, Long Island Committee
Matthew S. Kissner*
Chairman Emeritus and Counsel
Peter W. Herman*
President
Robert D. Yaro*
Secretary of the Corporation
Thomas K. Wright*
Bradley Abelow
Rohit T. Aggarwala
Hilary M. Ballon, Ph.D.
Stephen R. Beckwith
Robert Billingsley
Edward J. Blakely, Ph.D.
Tonio Burgos*
Michael J. Cacace
Frank S. Cicero*
Kevin S. Corbett*
Anthony R. Coscia
Alfred A. DelliBovi
Brendan P. Dougher
Ruth F. Douzinas
Brendan J. Dugan
Fernando Ferrer
Barbara Joelson Fife*
Timur F. Galen*
Carl Galioto
Jerome W. Gottesman*
Maxine Griffith
John K. Halvey
Dylan Hixon
David Huntington
Adam Isles
Kenneth T. Jackson
Marc Joseph
Richard D. Kaplan*
Dr. Marcia V. Keizs
Greg A. Kelly
Robert Knapp
Michael Kruklinski
John Z. Kukral
Richard C. Leone
Trent Lethco
Charles J. Maikish*
Joseph J. Maraziti, Jr.
Peter Miscovich
J. Andrew Murphy
Jan Nicholson
Michael O’Boyle
Richard L. Oram
Kevin J. Pearson
Lee H. Perlman
James S. Polshek
Richard Ravitch
Gregg Rechler
Michael J. Regan
Denise M. Richardson
Peter Riguardi
Michael M. Roberts
Elizabeth Barlow Rogers
Lynne B. Sagalyn
Lee B. Schroeder
Anthony E. Shorris
H. Claude Shostal
Susan L. Solomon
Robert Stromsted
Gail Sussman
Luther Tai*
Marilyn J. Taylor*
Sharon C. Taylor
Richard T. Thigpen
Arthur J. Torno
Karen E. Wagner
William M. Yaro
John Zuccotti*
Directors Emeriti
Roscoe C. Brown, Jr., Ph.D.
Robert N. Rich
Mary Ann Werner
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*Member of Executive Committee