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Jacksonville, Florida, June 17–22, 2018 3 Acknowledgments Jacksonville Florida June 17–22, 2018 dvisory ServicesReport Panel A ULI A Jacksonville Florida Leveraging Transit for Economic Development June 17–22, 2018 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE URBAN LAND INSTITUTE is a global, member- factors affecting the built environment, including urbaniza- driven organization comprising more than 42,000 real tion, demographic and population changes, new economic estate and urban development professionals dedicated to drivers, technology advancements, and environmental advancing the Institute’s mission of providing leadership in concerns. the responsible use of land and in creating and sustaining Peer-to-peer learning is achieved through the knowledge thriving communities worldwide. shared by members at thousands of convenings each ULI’s interdisciplinary membership represents all aspects year that reinforce ULI’s position as a global authority on of the industry, including developers, property owners, land use and real estate. In 2017 alone, more than 1,900 investors, architects, urban planners, public officials, real events were held in about 290 cities around the world. estate brokers, appraisers, attorneys, engineers, finan- Drawing on the work of its members, the Institute recog- ciers, and academics. Established in 1936, the Institute nizes and shares best practices in urban design and devel- has a presence in the Americas, Europe, and Asia Pacific opment for the benefit of communities around the globe. regions, with members in 80 countries. More information is available at uli.org. Follow ULI on ULI’s extraordinary impact on land use decision making is Twitter, Facebook, LinkedIn, and Instagram. based on its members’ sharing expertise on a variety of Cover: Jamie Simchik/ULI. © 2018 by the Urban Land Institute 2001 L Street, NW Suite 200 Washington, DC 20036-4948 All rights reserved. Reproduction or use of the whole or any part of the contents of this publication without written permission of the copyright holder is prohibited. 2 A ULI Advisory Services Panel Report About ULI Advisory Services THE GOAL OF THE ULI ADVISORY SERVICES is to accurate assessments of a sponsor’s issues and to provide bring the finest expertise in the real estate field to bear recommendations in a compressed amount of time. on complex land use planning and development projects, A major strength of the program is ULI’s unique ability programs, and policies. to draw on the knowledge and expertise of its members, Since 1947, this program has assembled well over 700 including land developers and owners, public officials, ULI-member teams to help sponsors find creative, practical academics, representatives of financial institutions, and oth- solutions for issues such as downtown redevelopment, land ers. In fulfillment of the mission of the Urban Land Institute, management strategies, evaluation of development potential, this Advisory Services panel report is intended to provide growth management, community revitalization, brownfield objective advice that will promote the responsible use of land redevelopment, military base reuse, provision of low-cost to enhance the environment. and affordable housing, and asset management strategies, ULI Program Staff among other matters. A wide variety of public, private, Paul Bernard and nonprofit organizations have contracted for ULI’s Executive Vice President, Advisory Services advisory services. Thomas W. Eitler Each panel team is composed of highly qualified profession- Senior Vice President, Advisory Services als who volunteer their time to ULI. They are chosen for their Beth Silverman knowledge of the panel topic and are screened to ensure Vice President, Advisory Services their objectivity. ULI’s interdisciplinary panel teams provide a Paul Angelone holistic look at development problems. A respected ULI mem- Director, Advisory Services ber who has previous panel experience chairs each panel. Cali Slepin Associate, Advisory Services The agenda for a five-day panel assignment is intensive. It includes an in-depth briefing day composed of a tour of the James A. Mulligan site and meetings with sponsor representatives, a day of Senior Editor hour-long interviews of typically 50 to 100 key community Laura Glassman, Publications Professionals LLC representatives, and two days of formulating recommenda- Manuscript Editor tions. Long nights of discussion precede the panel’s conclu- Betsy Van Buskirk sions. On the final day on site, the panel makes an oral Creative Director presentation of its findings and conclusions to the sponsor. Brandon Weil A written report is prepared and published. Art Director Anne Morgan Because the sponsoring entities are responsible for signifi- Lead Graphic Designer cant preparation before the panel’s visit, including sending Kurt Wisthuff, Arc Group Ltd extensive briefing materials to each member and arranging Graphic Designer for the panel to meet with key local community members and stakeholders in the project under consideration, partici- Craig Chapman Senior Director, Publishing Operations pants in ULI’s five-day panel assignments are able to make Jacksonville, Florida, June 17–22, 2018 3 Acknowledgments ON BEHALF OF THE URBAN LAND INSTITUTE, The panel also thanks ULI North Florida for its help in the panel would like to thank the sponsors, Jacksonville answering questions and providing insight to the panel, Transportation Authority (JTA), and Nathaniel P. Ford Sr. including Tarik Bateh, JLL; Carolyn Clark, ULI North and Chairman Isaiah Rumlin, for inviting the panel to Florida; Jake Gordon, Downtown Vision; Peter King, Jacksonville to examine the Skyway and the Ultimate Bellatrix Ventures; Patrick Krechowski, Gray Robinson; Urban Circulator. A special thank you goes to Alexander Joe Loretta, Genesis Group; and Rob Palmer, RS&H. Traversa and Brad Thoburn for their support and putting Finally, the panel would like to thank the more than together the panel’s briefing materials. 100 residents, business and community leaders, and In addition, thank you to the many other JTA staff mem- representatives from across Jacksonville who shared their bers who made the week a success, including Sal Alaimo, perspectives, experiences, and insights with the panel Aleizha Batson, Matt Chang, John Claybrooks, Michael over the week. Corbitt, Marcus Dixon, Kevin Greene, Kenny Jefferson, Lorrin Leonard, Jen Hankey Maki, Winova Mayer, Leigh McGinty, Jeremy Norsworthy, Leigh Ann Rassler, Kevin Salzer, Kathleen Smith, Terri Smith, and Gerald Wade. 4 A ULI Advisory Services Panel Report Contents ULI Panel and Project Staff ...................................................................................................................................6 Background and the Panel’s Assessment ..............................................................................................................7 Establishing the Vision .........................................................................................................................................9 Key Observations ...............................................................................................................................................11 Leveraging the Ultimate Urban Connector Network ..............................................................................................18 Land Development Strategies and Organizational Structure ..................................................................................26 Conclusion ........................................................................................................................................................31 About the Panel .................................................................................................................................................32 Jacksonville, Florida, June 17–22, 2018 5 ULI Panel and Project Staff Panel Chair ULI Project Staff Ladd Keith Paul Angelone Assistant Professor, Planning and Sustainable Built Director, Advisory Services Environments Alex Schoeder University of Arizona Manager, Project Marketing Tucson, Arizona Michaela Kadonoff Panel Members Associate, Meetings and Events Marcel Acosta Clay Holk Executive Director Intern, Advisory Services National Capital Planning Commission Washington, D.C. Amitabh Barthakur Partner HR&A Advisors Los Angeles, California Neal Payton Principal Torti Gallas + Partners Los Angeles, California Jamie Simchik Principal Simchik Planning & Development Boston, Massachusetts Julie Underdahl President/Chief Executive Officer Cherry Creek North Business Improvement District Denver, Colorado Cassie Wright Owner Cassie Wright Consulting Denver, Colorado 6 A ULI Advisory Services Panel Report Background and the Panel’s Assignment BECAUSE OF A CITY/COUNTY GOVERNMENT consolidation in 1968, the city of Jacksonville in northeast Florida is the largest city by area in the contiguous United States, comprising 875 square miles. With an estimated 2017 population of 892,062, Jacksonville is the larg- est city in the state of Florida and the 12th largest in the United States. Jacksonville’s Metropolitan Statistical Area, which includes surrounding counties in northeast Florida and southeast Georgia, has an estimated 2017 population of 1,504,980, making it the 40th largest by population in the United States and the fourth largest in Florida, behind the Miami, Tampa, and Orlando metropolitan areas. Jacksonville is located in DOWNTOWN VISION INC. VISION DOWNTOWN northeast Florida. Water has played a crucial
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