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Paterson, NJ 03 V6 AN ADVISORY SERVICES PANEL REPORT Paterson New Jersey Paterson, New Jersey, December 7–12, 2003 1 Paterson New Jersey Strategies for Development of a Transit Village December 7–12, 2003 An Advisory Services Panel Report ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 About ULI–the Urban Land Institute LI–the Urban Land Institute is a non- resented include developers, builders, property profit research and education organiza- owners, investors, architects, public officials, plan- tion that promotes responsible leadership ners, real estate brokers, appraisers, attorneys, U in the use of land in order to enhance engineers, financiers, academics, students, and the total environment. librarians. ULI relies heavily on the experience of its members. It is through member involvement The Institute maintains a membership represent- and information resources that ULI has been able ing a broad spectrum of interests and sponsors a to set standards of excellence in development wide variety of educational programs and forums practice. The Institute has long been recognized to encourage an open exchange of ideas and shar- as one of America’s most respected and widely ing of experience. ULI initiates research that quoted sources of objective information on urban anticipates emerging land use trends and issues planning, growth, and development. and proposes creative solutions based on that research; provides advisory services; and pub- This Advisory Services panel report is intended lishes a wide variety of materials to disseminate to further the objectives of the Institute and to information on land use and development. make authoritative information generally avail- able to those seeking knowledge in the field of Established in 1936, the Institute today has more urban land use. than 20,000 members and associates from 70 coun- tries, representing the entire spectrum of the land Richard M. Rosan use and development disciplines. Professionals rep- President ©2004 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. ULI Catalog Number: ASP064 Cover photo: View from Paterson train station courtesy of Master of Infrastructure Planning Program, New Jersey Institute of Technology. 2 An Advisory Services Panel Report About ULI Advisory Services he goal of ULI’s Advisory Services Program ipants in ULI’s five-day panel assignments are is to bring the finest expertise in the real able to make accurate assessments of a sponsor’s estate field to bear on complex land use plan- issues and to provide recommendations in a com- T ning and development projects, programs, pressed amount of time. and policies. Since 1947, this program has assem- bled well over 400 ULI-member teams to help A major strength of the program is ULI’s unique sponsors find creative, practical solutions for ability to draw on the knowledge and expertise of issues such as downtown redevelopment, land its members, including land developers and own- management strategies, evaluation of develop- ers, public officials, academicians, representatives ment potential, growth management, community of financial institutions, and others. In fulfillment revitalization, brownfields redevelopment, military of the mission of the Urban Land Institute, this base reuse, provision of low-cost and affordable Advisory Services panel report is intended to pro- housing, and asset management strategies, among vide objective advice that will promote the re- other matters. A wide variety of public, private, sponsible use of land to enhance the environment. and nonprofit organizations have contracted for ULI’s Advisory Services. ULI Program Staff Each panel team is composed of highly qualified Rachelle L. Levitt professionals who volunteer their time to ULI. Senior Vice President, Policy and Practice They are chosen for their knowledge of the panel topic and screened to ensure their objectivity. Mary Beth Corrigan ULI panel teams are interdisciplinary and typi- Vice President, Advisory Services cally include several developers, a landscape Nancy Zivitz Sussman architect, a planner, a market analyst, a finance Senior Associate, Advisory Services expert, and others with the niche expertise needed to address a given project. ULI teams Nicholas Gabel provide a holistic look at development problems. Associate, Advisory Services Each panel is chaired by a respected ULI mem- ber with previous panel experience. Jason Bell Panel Coordinator, Advisory Services The agenda for a five-day panel assignment is in- Yvonne Stanton tensive. It includes an in-depth briefing day com- Administrative Assistant posed of a tour of the site and meetings with spon- sor representatives; a day of hour-long interviews Nancy H. Stewart of typically 50 to 75 key community representa- Director, Book Program tives; and two days of formulating recommenda- Stella Tarnay tions. Many long nights of discussion precede the Manuscript Editor panel’s conclusions. On the final day on site, the panel makes an oral presentation of its findings Betsy VanBuskirk and conclusions to the sponsor. A written report Art Director is prepared and published. Martha Loomis Because the sponsoring entities are responsible Desktop Publishing Specialist/Graphics for significant preparation before the panel’s visit, Kim Rusch including sending extensive briefing materials to Graphics each member and arranging for the panel to meet with key local community members and stake- Diann Stanley-Austin holders in the project under consideration, partic- Director, Publishing Operations Paterson, New Jersey, December 7–12, 2003 3 Acknowledgments oth personally and on behalf of ULI, the als, conducting on-site briefings and tours, arrang- panel members would like to thank the ing interviews, and providing continuous assis- sponsors—the city of Paterson, the New tance to the panel and staff during its six-day visit. B Jersey Department of Transportation (NJ Key members of the city’s resource team include DOT), and the New Jersey Department of Com- Marilee Jackson, Joyce Gregory Hunt, Edith munity Affairs, Office of Smart Growth—for giv- McKinnon, Barbara McLennon, Frank Blesso, ing them the opportunity to work on this impor- Gary Melchiano, Michael Deutsch, Jamie Dykes, tant assignment. The panel extends special Charlie Parmelli, Wanda Perez, Donna Stubbs, appreciation and thanks to Mayor Jose “Joey” Nayidah O’Neal, Kesha Young, Alana Onorato, Torres; Jack Lettiere, Dennis Keck, and Brent Karen Brooks, and Mari O’Neal. Very special Barnes of NJ DOT; and Susan Bass Levin of the thanks and recognition go to Darius Sollohub, as- New Jersey Department of Community Affairs, sociate director of infrastructure planning at the for providing leadership in identifying and ad- New Jersey Institute of Technology (NJIT), his vancing the opportunity for transit-oriented de- students, and his assistant Beatriz Yabur, for velopment in Paterson. preparing exceptionally high-caliber briefing ma- terials to the panel, and for providing report The panel is particularly grateful for the prepara- graphics. tion and coordination provided by Jennifer Senick of Ron Rukenstein & Associates and members of Finally, the panel is grateful to the many public of- the city’s staff in assisting the panel before and ficials, business leaders, representatives of organi- during the assignment. The city’s team did a ter- zations and interest groups, and citizens of Pater- rific job of preparing the panel for its assignment son who took time to be interviewed as part of the by providing extensive advance briefing materi- panel’s research. 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff 6 Foreword: The Panel’s Assignment 7 Summary of Recommendations 9 Market Potential 12 Planning and Design 19 Development Strategies 29 Implementation 35 Conclusion 41 About the Panel 42 Paterson, New Jersey, December 7–12, 2003 5 ULI Panel and Project Staff Panel Chair Anita B. Morrison Principal Smedes York Bay Area Economics President Silver Spring, Maryland York Properties, Inc. Raleigh, North Carolina Alex J. Rose Director of Development Panel Members Continental Development Corporation El Segundo, California Stephen A. Cebra Senior Vice President Ruth A. Wuorenma Walker Parking Consultants/Engineers President Boston, Massachusetts Neighborhood Capital Institute Chicago, Illinois John Gosling Vice President ULI Project Director RTKL Associates, Inc. Washington, D.C. Jo Allen Gause Senior Director E. Eddie Henson Residential Development Henson-Williams Realty, Inc. Tulsa, Oklahoma On-Site Coordinator John (Jack) C. Hewett Jason Bell President Panel Coordinator The Hewett Company Advisory Services Program Santa Barbara, California Edwin R. Kimsey, Jr. Vice President Niles Bolton Associates, Inc. Atlanta, Georgia Alvin R. McNeal McNeal Consulting Washington, D.C. 6 An Advisory Services Panel Report Foreword: The Panel’s Assignment he city of Paterson has been presented with Location map. an opportunity to work with the New Jer- NEW YORK sey Department of Transportation (NJDOT) T and New Jersey Transit (NJ Transit) as part of the Transit Village Initiative, a multi-agency ef- Paterson fort spearheaded by NJDOT and NJ Transit. The Newark New York Transit Village Initiative was established to help communities revitalize areas around their transit stations,
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