Christiansted St. Croix, U.S. Virgin Islands June 24–29, 2018 Advisory Services Panel Report A ULI A ULI Christiansted St. Croix, U.S. Virgin Islands Strategies for an Equitable and Resilient St. Croix June 24–29, 2018 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE URBAN LAND INSTITUTE is a global, member- a variety of factors affecting the built environment, includ- driven organization comprising more than 42,000 real ing urbanization, demographic and population changes, estate and urban development professionals dedicated to new economic drivers, technology advancements, and advancing the Institute’s mission of providing leadership in environmental 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 The extraordinary impact that ULI makes on land use deci- Twitter, Facebook, LinkedIn, and Instagram. sion making is based on its members’ sharing expertise on Cover photos: Amie MacPhee/ULI. © 2019 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 program able to make accurate assessments of a sponsor’s issues is to bring the finest expertise in the real estate field to and to provide recommendations in a compressed amount bear on complex land use planning and development proj- of time. ects, programs, and policies. Since 1947, this program A major strength of the program is ULI’s unique ability has assembled more than 700 ULI-member teams to help to draw on the knowledge and expertise of its members, sponsors find creative, practical solutions for issues such including land developers and owners, public officials, as downtown redevelopment, land management strate- academics, representatives of financial institutions, and gies, evaluation of development potential, growth manage- others. In fulfillment of the mission of the Urban Land ment, community revitalization, brownfield redevelopment, Institute, this Advisory Services panel report is intended to military base reuse, provision of low-cost and affordable provide objective advice that will promote the responsible housing, and asset management strategies, among other use of land to enhance the environment. matters. A wide variety of public, private, and nonprofit or- ganizations have contracted for ULI’s advisory services. ULI Program Staff Paul Bernard Each panel team is composed of highly qualified profes- Executive Vice President, Advisory Services sionals who volunteer their time to ULI. They are chosen for their knowledge of the panel topic and are screened Thomas W. Eitler to ensure their objectivity. ULI’s interdisciplinary panel Senior Vice President, Advisory Services teams provide a holistic look at development problems. A Beth Silverman respected ULI member who has previous panel experience Vice President, Advisory Services chairs each panel. Paul Angelone Director, Advisory Services The agenda for a five-day panel assignment is intensive. It includes an in-depth briefing day composed of a tour Cali Slepin of the site and meetings with sponsor representatives, Associate, Advisory Services a day of hour-long interviews of typically 50 to 100 key James A. Mulligan community representatives, and two days of formulating Senior Editor recommendations. Long nights of discussion precede the Laura Glassman, Publications Professionals LLC panel’s conclusions. On the final day on site, the panel Manuscript Editor makes an oral presentation of its findings and conclusions Brandon Weil to the sponsor. A written report is prepared and published. Art Director Because the sponsoring entities are responsible for Anne Morgan significant preparation before the panel’s visit, including Lead Graphic Designer sending extensive briefing materials to each member and Deanna Pineda, Muse Advertising Design arranging for the panel to meet with key local community Graphic Designer members and stakeholders in the project under consider- Craig Chapman ation, participants in ULI’s five-day panel assignments are Senior Director, Publishing Operations Christiansted, St. Croix, U.S. Virgin Islands, June 24–29, 2018 3 Acknowledgments ON BEHALF OF THE URBAN LAND INSTITUTE, the planning and construction division, from VIHFA, and panel wishes to thank the Virgin Islands Housing Authority Colette Monroe, senior adviser to the governor. (VIHA), the Virgin Islands Housing Finance Authority The panel also acknowledges and thanks the more than (VIHFA), and the government of the United States Virgin 60 individuals who were interviewed as part of the panel’s Islands for sponsoring this important panel. Thank you to community stakeholder interviews. Representing public Governor Kenneth Mapp and the VIHA for supporting this agencies, the local business community, community activ- effort and especially Robert Graham, chief executive of- ists, artists, entrepreneurs, community organizations, and ficer; Lydia Pelle, chief operating officer; Glenice Par- residents, these stakeholders provided valuable informa- ris, executive administrative assistant; and Stacy Vincent, tion and insights through their passion and deep under- president, Community Development Consultants, for their standing of complex issues, greatly helping the panel in excellent preparation, support, and coordination leading its analysis and ultimate recommendations. up to and during the panel week. Additional thanks go to Darryl Griffith, executive director, and John Green, director 4 A ULI Advisory Services Panel Report Contents Panel and ULI Project Staff ...............................................................................................................................6 Background, Assignment, and Key Recommendations .......................................................................................7 Key Focal Areas and Observations ..................................................................................................................12 Equitable Economic Development ...................................................................................................................18 Infrastructure ................................................................................................................................................26 Mobility .........................................................................................................................................................30 Placekeeping .................................................................................................................................................35 Housing .........................................................................................................................................................40 Conclusion ....................................................................................................................................................45 Additional Resources ......................................................................................................................................46 Bookshelf for St. Croix ....................................................................................................................................47 About the Panel .............................................................................................................................................48 Christiansted, St. Croix, U.S. Virgin Islands, June 24–29, 2018 5 Panel and ULI Project Staff Panel Chair Sandra Kulli President Carlton Brown Kulli Marketing Principal Los Angeles, California Direct Invest New York, New York Amie MacPhee Founder and Owner Panel Vice Chair Cultivate Studio San Francisco, California April Anderson Lamoureux President Kim Morque Strategic Advisors LLC Principal and President Boston, Massachusetts Spinnaker Real Estate Partners Norwalk, Connecticut Panel Members Mehul Patel Nick Egelanian Chief Operating Officer President and Founder Midwood Investment & Development SiteWorks Retail Real Estate New York, New York Annapolis, Maryland Adam Weers R. David Gibbs Principal Principal Trammell Crow Company T4D Lab Washington, D.C. Queens, New York Robin Hughes ULI Project Staff President and CEO Beth Silverman Abode Communities Vice President, Advisory Services Los Angeles, California Grace Hill The ULI panel team. Manager, Meetings and Events Cali Slepin Associate, Advisory Services CALI SLEPIN/ULI