TURNING the TIDE Atlantic City Waterfront Access & Revitalization Plan Atlantic City Waterfront Revitalization Plan 2014 Acknowledgements ACKNOWLEDGEMENTS The Edward J. Bloustein Fall 2014 Comprehensive Planning Studio FALL 2014 STUDIO MEMBERS is proud to present this waterfront revitalization plan, which puts forth a number of potential strategies for enhancing access to Atlantic City’s waterfront, and capitalizing on the City’s waterfront Alex Belensz resources to spur economic and community development. Kevin DeSmedt Eric Geroulis The creation of this plan would not have been possible without the Matt Kirson thoughtful comments, direction, and input given by those Atlantic Mikhail Kublanov City residents who were willing to spend time with our group and Christian Mercado give us their persepctive on the untapped potential in the City’s Elijah Reichlin-Melnick waterfront areas. Gabriel Sherman Kevin Sievers Katie Wettick Steven Zimmerman Helen Zincavage Page 2 Atlantic City Waterfront Revitalization Plan 2014 Table of Contents TABLE OF CONTENTS EXECUTIVE SUMMARY 4 INTRODUCTION 9 EXISTING CONDITIONS 19 REDEVELOPMENT VISIONS 39 OPPORTUNITY SITES 44 FINDINGS & NEXT STEPS 139 APPENDICES 145 Page 3 Atlantic City Waterfront Revitalization Plan 2014 Executive Summary EXECUTIVE SUMMARY There are 34 places in New Jersey with populations greater than Existing conditions in Atlantic City indicate the need for Atlantic City’s. But ask someone from anywhere in the United States improvements in many areas of the waterfront. While the City to name a place in New Jersey, and chances are, Atlantic City will is nearly surrounded by water, public access to the waterfront is top the list. No other city of its size is as well known by people from not always sufficient. Along the Boardwalk, large casinos block around the country and around the world, and over the past few many waterfront views and discourage pedestrian activity. The decades, probably no other city of its size has been the subject of Boardwalk also suffers from disrepair in many areas, especially so many studies, plans, and big ideas. This plan, however, is the first towards the north of the City. Along the Back Bay and inlets, public to focus exclusively on the City’s waterfront. access is often informal and disjointed; public improvements are needed to make individual access points more appealing and to Atlantic City was traditionally known as the Jewel of the Jersey connect access points to each other. Throughout the City, signage Shore, and many of the conditions that have historically made for public access is insufficient and often confusing. Atlantic City a popular destination still exist including the spectacular waterfront location and world famous Boardwalk. As Many sites along the City’s waterfront are underutilized. Atlantic City looks to diversify its economic base beyond casino Additionally, many large areas previously slated for development gambling, the City’s waterfront offers perhaps the best bet for of resorts or housing have been left vacant after the economic creating new amenities for tourists and residents. Drawing on an downturn. Many waterfront properties along the Back Bay side extensive study of historical conditions, current land use, zoning, of the City were damaged by Superstorm Sandy and some have and community needs, this plan provides strategies for enhancing not been repaired or reinhabited, contributing to a blighted look the waterfront areas of Atlantic City in ways that spur economic along sections of the waterfront. development, improve the quality of life for residents, make the waterfront more appealing to visitors, and positively impact the perception of the City. This plan addresses the current conditions of Atlantic City has a wealth of existing public access points connecting the waterfront, develops overarching policies for improvement, and, its residents and visitors with its tidal waters and shorelines. The for certain sites along the waterfront that offer good prospects for Municipal Public Access Plan completed along with this report redevelopment, outlines the form that such redevelopment could includes a comprehensive inventory of Atlantic City’s public access take. points, which was conducted in October, 2014 and includes the attributes and amenities of each point. The inventory documented 200 existing public access points, some of which are currently well- maintained and well-utilized, while others are inaccessible to the public or in danger of becoming so. Page 4 Atlantic City Waterfront Revitalization Plan 2014 Executive Summary Some public access points are simply street ends with a view of the entire periphery of the City without leaving the waterfront. water, while others are improved sites with a range of amenities. Following the lead of the 2013 Atlantic City Bicycle and Pedestrian Based on an assessment of community needs, this report argues that Plan this report recommends adding a 10-foot wide bike lane to many access points require enhancement if they are to continue to the Boardwalk to facilitate safe travel for cyclists, pedestrians, serve public needs. These enhancements include: and rolling chair operators. The lane would be created in the space currently marked for rolling chairs. Bicycle speeds would • Opening existing restroom facilities to the public during posted be capped at 10 mph, with enforcement by the same resources hours that previously regulated operating hours. These recommendations • Providing fish-cleaning facilities at popular fishing sites will help improve and expand the flow of pedestrian and bicycle • Providing boat launches for small motorized and non-motorized traffic on the Boardwalk, and provide improved access to the watercraft where feasible Atlantic Ocean beaches, businesses, and public spaces along the • Adding seating and picnicking amenities to bayside access Boardwalk. points, where space permits • Planting shade trees on bayside waterfront sidewalks The destruction caused by Superstorm Sandy in 2012 served • Improving street-end water access beyond visual access where as a deadly reminder of the severe impact of coastal weather feasible events. Waterfront redevelopment provides Atlantic City with an opportunity to promote modern techniques for sustainable This report recommends the creation of a new pedestrian-only trail and resilient development. Developing land in a sustainable and situated on the Bayfront side of the City: the Sunset Trail, so-called resilient manner can increase quality of life, and safety and reduce because much of the route would run along Sunset Avenue and future cost burdens for the City and its residents. Therefore, this the location on the western shore of Absecon Island would offer report recommends that the City incorporate Green Building users spectacular sunset views over the marshes and tidal lands standards into plans for waterfront development and should of the Back Bay. The Sunset Trail would bridge the gaps between require waterfront development to include modern stormwater the several sections of existing waterfront paths on the Back Bay management features. side of the City. When complete, the trail would extend from the Chelsea Heights Neighborhood and Bader Field all the way north Pedestrian safety and aesthetic improvements are recommended to the current terminus of the Waterfront Sculpture Walk near the for four key transportation corridors considered vital to facilitate Golden Nugget Casino. Signage and street improvements would safe and pleasant connections between redeveloped sites along direct users along local streets towards Gardner’s Basin and the the waterfront. Improvements are suggested for Albany Street hopefully soon-to-be rebuilt Inlet section of the Boardwalk. The between Ventnor Avenue and the Boardwalk, for New Hampshire Sunset Trail would offer approximately 9 miles (including the and New Jersey Avenues north of Melrose/Mediterranean Avenue, existing Boardwalk) of safe, scenic pedestrian facilities for Atlantic and for Melrose/Mediterranean Avenue between New Jersey and City residents and visitors, allowing people to traverse virtually the New Hampshire Avenues. Page 5 Atlantic City Waterfront Revitalization Plan 2014 Executive Summary To illustrate how the general visions provided within this report could of Gardner’s Basin. This report proposes the creation of a be put into practice throughout the City, specific redevelopment two-story building at the end of Wabash Avenue to house a plans are proposed for 10 opportunity sites along the City’s permanent farmers market where fresh produce, seafood, and waterfront which this studio believes offer particularly strong other food items will be sold. While most of Fisherman’s Park redevelopment potential. These sites tend to be underutilized will be incorporated largely as is into the new site design a in their current use, with many of them failing to take proper small portion of the park by the Baltic Avenue Canal outflow is advantage of their waterfront location. Many of these sites are reimagined to serve as a wetland ecosystem that aids in flood highly visible and located on or near well-traveled roads or at control and wastewater runoff treatment, thus improving water gateways to the City, which makes them particularly important quality in Gardner’s Basin. as a visitor’s first impressions of a city can greatly influence their overall perception. By improving these sites, the City can become 3. Gardner’s Basin - The Gardner’s Basin opportunity site is more inviting