Camden Waterfront

During its 22 years of existence CFDA has successfully attracted and coordinated more than $500 million of private and public investment in the Camden waterfront. With its focused approach and persistence, CFDA has created a critical mass of both public and private development projects and has established the conditions under which private investment can now flourish. CFDA has successfully put in place the building blocks for a vibrant, mixed-use waterfront community, which is anchored by family entertainment venues but will also include large scale residential, and commercial office elements and retail, dining, and entertainment.

The completed projects for which CFDA has played a vital role include:

· New Jersey State Aquarium (1992)
· L-3 Communications (1992)
· RiverLink Ferry (1992)
· Tweeter Center (1995)
· One Port Center (1997)
· Camden Children's Garden (1999)
· Campbell's Field (2001)
· Victor Building (2004)
· Adventure Aquarium (expansion and privatization of the NJ State Aquarium.) (2005)

CFDA has also completed numerous public infrastructure improvements on the waterfront such as Wiggins Waterfront Park, roads, utilities and public parking facilities which leverage additional development. (A more detailed description of these projects and CFDA's role in each is detailed in the attached documents.)

To date, these waterfront projects contribute close to $4 million in annual taxes to the City, which represents 18% of the City's overall tax collections, while generating in excess of 1,500 full-time equivalent jobs.

Another $500 million of new investment-virtually all of it private-will occur within the next eight years with the development of a "town center" consisting of 500,000 SF of office space, 1,500 additional residential units, and 100,000SF of retail, dining and entertainment, and a hotel conference center.

While the waterfront currently draws roughly two million visitors a year, market studies indicate the potential to grow this number to six million visitors within the next eight years with additional development and through the marketing of the Camden Waterfront as a unified tourist destination with current and planned attractions on Penn's Landing and in the historic district in Philadelphia. This concept of "Two Cities-One Waterfront," will be linked by an intermodal transportation system that will include a light rail line, expanded ferry service and a cross-river aerial tram.

Downtown Camden

In 2000, CFDA initiated a comprehensive infrastructure improvement program in downtown Camden called the "Interior Gateway Project" to improve the functioning and aesthetic image of downtown Camden, as well as to create new commercial development opportunities. The Project includes major upgrades to underground utilities and roads, as well as enhanced streetscapes, directional signage, and parks. To date, CFDA has secured and implemented $20 million of this ambitious $35 million project.

Skills, Experience and Leadership

Over its 22 years of existence, CFDA has developed an institutional set of skills and experience which are extremely useful for waterfront, downtown and neighborhood development efforts. These skills include:

· Urban planning
· Land assembly
· Waterfront development and permitting
· Real estate development and financing
· Environmental remediation and Brownfield development
· Design and financing of municipal infrastructure
· Park funding design and development
· Land use regulation
· Construction management
· Grantsmanship and grants management

CFDA also brings an intimate knowledge of how government at the federal, state, county and municipal level functions with regard to economic and community development. CFDA has extensive experience and long-term relationships with key public and quasi-governmental agencies which play a key role in the City's redevelopment, including:

· New Jersey Economic Development Agency
· State Department of Transportation
· State Treasurer's Office
· State Department of Environmental Protection
· State Economic Recovery Board
· Casino Reinvestment Development Agency
· Camden Redevelopment Agency
· Camden County Improvement Authority

Reflecting CFDA's commitment to public-private partnerships, its twenty-five member Board of Directors consists of committed business, governmental and community leaders. Board members have a long range view of the City's future and a history of patience and dogged determination in seeing difficult projects through to completion.

CFDA is led by Thomas Corcoran, who came to work for the City of Camden in 1975 and served in various capacities including as a management analyst, then Director of Utilities, and finally as Business Administrator, the highest non-elective position in the city. He left City government. In 1984 he left City government to help form CFDA and became the organization's President and CEO.

Waterfront Redevelopment: Entertainment, Residential and Office Projects

° Predevelopment Phase: Building Demolition & Land Acquisition
    · Late 1980s, early 90s.
    · $25 million

Acting as the City's agent, Cooper's Ferry Development Association (CFDA) coordinated the abandonment of Conrail tracks at Federal and Delaware Avenue with grant funds from the NJ Department of Transportation (NJDOT). These tracks were used for the shipping of bulk industries along the Delaware River. Thereafter, CFDA worked with Campbell's Soup Company to demolish their river plants as well as working with RCA on the $4 million demolition of their abandoned factories in the City of Camden's central waterfront.

In addition, CFDA oversaw the assembly and acquisition of approximately 100 acres of waterfront land, of which 40 acres was made available by the Camden Redevelopment Agency; 30 acres purchased from Campbell Soup Company, and 30 acres of land acquired from RCA. This land assembly also involved the environmental remediation of the entire acreage in accordance with New Jersey's stringent ECRA (now ISRA) remediation standards. CFDA has been successful in getting a letter of "no further action" from NJDEP for every project which signifies that CFDA has met the state's clean-up requirements and is released from further clean up liability.

° New Jersey State Aquarium
    · February 1992
    · $60 million

The cornerstone of Camden's waterfront revitalization, the $60-million New Jersey State Aquarium has attracted millions of visitors since its opening in 1992. The Aquarium's open ocean tank holds 760,000 gallons of water and is the third largest tank in the country. Exhibits feature tropical fish, sharks, giant stingrays, seals and black-footed penguins.

In 1984, CFDA commissioned a feasibility study for the Aquarium by the Philadelphia Zoo. Based on the study's positive findings, CFDA completed preliminary site planning and then presented the plan to Governor Tom Kean. CFDA worked with the Governor to lobby the legislator for the funds. CFDA then worked with the New Jersey Sports and Exposition Authority project developer to coordinate public amenities that supported the development.

° River-Link Ferry
    · March 31, 1992
    · $1 million

The RiverLink Ferry opened on March 31, 1992, exactly 40 years to the day when the last ferry crossed between Philadelphia and Camden. The passenger ferry carries over 300,000 visitors annually and serves as a vital link between waterfront attractions. In partnership with the Penn's Landing Development Corporation, CFDA created the bi-state non-profit ferry corporation and secured the exclusivity rights for one ferry operator to provide service between the two waterfronts. CFDA designed, secured permits, and built the Camden ferry pier. In 2001, CFDA and the Penn's Landing Development Corp conveyed the operating rights and charter to the DRPA, which plans to expand the service as development continues.

° Camden Aerospace Center-L-3 Communications
    · October 1992
    · $80 million

This state-of-the-art facility consists of a 350,000 square foot administration and research building and a 225,000 square foot operations and production plant. Home to L3 Communications, a high-tech company specializing in secure communication systems and manufacturing expertise for military, government and commercial applications, the center houses more than 1,200 employees and generates almost $1 million in tax revenues for the City of Camden.

In 1989, General Electric came to CFDA and threatened leave the Camden unless they could get a state-of-the-art facility at below market prices. CFDA facilitated the negotiations to purchase all of the former RCA buildings and properties at a cost of $4 million, with financing from NJ Economic Development Authority, Casino Reinvestment Development Authority, and Camden County on behalf of the Camden Redevelopment Agency (CRA), which became the owner of this property.

° Tweeter Center
    · June 1995
    · $56 million

This $56-million year-round facility was completed in 1995 and can accommodate up to 25,000 concert-goers with its extraordinary design. It consists of 7,000 seats under-roof and a lawn that seats an additional 18,000 people. During the winter season, the seats under-roof are enclosed and converted into more intimate performance spaces for a full range of productions. To make the Tweeter Center a reality, CFDA put together a complex public/private financing arrangement with NJ Economic Development Authority and a partnership between Pavillion Partners, Sony Blockbuster Entertainment and Pace Entertainment.

° One Port Center
    · 1997
    · $30 million

Designed by world-famous architect Michael Graves, this 175,000 square foot, 11-story office tower opened in 1996. It serves as headquarters for the Delaware River Port Authority and also houses State of New Jersey offices, Cooper's Ferry Development Association, and Marriott's Crossroads Restaurant. CFDA performed site planning and permitting for One Port Center which was built by the Delaware River Port Authority. The waterfront master plan calls for a twin tower called Two Port Center. CFDA will work with the Delaware River Port Authority to market this building to potential tenants and to secure financing.

° Camden Children's Garden
    · July 1999
    · $9 million

Located adjacent to the New Jersey State Aquarium, the innovative Camden Children's Garden is a 4-acre horticultural playground that prolongs and enhances the overall waterfront experience. Operated by the Camden City Garden Club, the expanding facility features themed and interactive exhibits taken from children storybooks. CFDA secured, managed, and oversaw the $9 million project with the generous financial support of the Delaware River port Authority, Campbell's Soup Foundation, PSE&G, William Penn Foundation, Pew Charitable Trusts, NJ Department of Transportation, and the Casino Reinvestment Development Authority.

° Campbell's Field
    · May 2001
    · $25 million

Playing at the 6,500-seat award-winning stadium named Campbell's Field; the Camden Riversharks are a new minor league baseball team in the independent Atlantic League. The Riversharks have established themselves as an anchor attraction in family entertainment for the Delaware Valley by attracting over 4,500 visitors per game over a 70 home game season. Campbell's Field is also the home for the Rutgers/Camden's collegiate ball club. In the case of Campbell's field, CFDA was the actual developer of this $22.5 million facility, borrowing a variety of private and public funds, negotiating and managing design/build contract with the franchise owner, and turning the completed project over to Rutgers University. CFDA negotiated the protocols for the environmental clean-up of this 10-acre site and for structuring a Brownfields Development Agreement with NJDEP to recover 75% of the remediation costs. CFDA also secured the funding and oversaw the design and construction of $2.5 million of roads and utilities surrounding the ballpark. With the construction of the ballpark,

° Battleship New Jersey
    · November 2001
    · $20 million

The Battleship New Jersey is the most decorated ship in US Navy history. Opening in October 2001 on the waterfront, the Battleship is operated by the nonprofit Home Port Alliance. Prior to its berth, CFDA assisted in the preparation of the comprehensive application to the US Navy and in the successful lobbying with the US Congress and the Navy to have the ship located on the Camden waterfront. CFDA provided the Home Port Alliance with conceptual site layout, secured required permits and provided market studies. CFDA will partner with the Home Port Alliance to raise funds for the development of a $20 million land side museum for the Battleship in the next phase of the development of the Battleship New Jersey attraction.

° The Victor Building
    · Summer 2004
    · $60 million

Developed by Dranoff Properties, The Victor converted the historic RCA Nipper Building into 341 luxury waterfront loft apartments. CFDA recruited noted Philadelphia residential developer Carl Dranoff to undertake the project. CFDA worked with Dranoff Properties to first negotiate with NJ Department of Environmental Protection and then to oversee an $8 million remediation of the historic Victor Talking Machine Company, which was funded by the Delaware River Port Authority. The clean-up resulted in a "No Further Action" letter that allowed the project to be financed and constructed.

° Steiner's Aquarium Expansion
    · May 2005
    · $50 million

In 1999, CFDA's entertainment consultant introduced Steiner + Associates out of Columbus, Ohio to the Camden Waterfront. CFDA worked with Steiner to complete a 50,000 SF expansion of the New Jersey State Aquarium with state of the art acrylic technology and immersive exhibits. CFDA spearheaded the complex financing for the $50 million project which involved assembling private equity; loans and grant funds from DRPA and financing from the Camden Economic Recovery Board.

° Camden Technology Center
    · Fall of 2005
    · Phase One Cost: $15 million

In 2001, CFDA did a conceptual plan for a multi-building Camden Technology Center that would be located on the waterfront on a four acre parcel bounded by Federal Street, Second Street, Martin Luther King Blvd., and Front Street. To fund this planning initiative, CFDA secured a planning grant from the NJ Redevelopment Authority (NJRA) in 2001 to evaluate and catalog the site's fiber optics. In 2004, CFDA was instrumental in NJEDA obtaining the development rights from DRPA. NJEDA is now constructing a 100,000 SF state-of-the-art hi-tech building that will house, among other tenants, Rutgers business incubator. CFDA is working with NJEDA to market hi-tech space in the Camden Technology Center.

Parks and Infrastructure Projects on the Waterfront and in Downtown Camden

° Ulysses S. Wiggins Waterfront Park

The original Wiggins Park, which was built by the City of Camden in 1981, consisted of a 400 yard waterfront promenade, an elevated plaza, and a grass amphitheater that is used for free outdoor concerts. Since then, CFDA has overseen the expansion of Wiggins Park in four additional phases, as follows:

1) Phase II: From the north end of the Aquarium to Market Street in 1990, at a cost of $3 million.
2) Phase III: From the south end of the marina to Clinton Street, completed in 1995 at a cost of $2.5 million.
3) Phase IV: From the Ben Franklin Bridge south to the RCA pier, completed in 2003, at a cost of $5 million.
4) Phase V: Around the perimeter of the RCA pier, completed in 2004, at a cost of $1 million.

CFDA has been working with the NJDEP Green Acres Program for twenty years in order to build the waterfront promenade along the Camden County's Ulysses S. Wiggins Park. Built in different phases but in accordance with one consistent design standard, this beautiful linear park now extends for 1.3 miles from the Ben Franklin Bridge to South Jersey Port Corporation. The approximate cost of this linear park through all of its phases is approximately $25 million, and involved securing funds via complex inter-agency agreements from the federal Urban Parks program, DRPA, Camden County, and most of all from the State of New Jersey's Green Acres program. Once again, CFDA either directly managed the design and construction process for the various phases or arranged for others to perform the work in accordance with standards set by CFDA. The State Green Acres program regards Wiggins Park as one of its most successful endeavors in urban parks and regards CFDA as one of its most accomplished long term development partners. To facilitate the assembly and disbursement of funds, CFDA amended its charter to become a charitable conservancy, which allows it to be a grant recipient of Green Acres and other parks development funds.

° Camden Waterfront Mass Transportation Project
    · December 1991
    · $10 million

In 1990, CFDA put together an application for funding to the Federal Transit Administration for an $8.0 million grant to provide 80% of the costs of building the 750 car waterfront parking garage, Riverside Drive from Martin Luther King to Federal Street, and the ferry pier on the Camden side. The $2 million match was secured via a loan from the State's Urban Development Corporation. CFDA also managed the design and construction of these infrastructure improvements, each of which was necessary for the successful opening of the Aquarium.

° Interior Gateway (Phase One)
    · 2000-2003
    · $18 million

In 1998, recognizing that the infrastructure in downtown Camden was dilapidated and reinforced the City's blighted image, CFDA initiated the $35 million "Interior Gateway" project. CFDA wanted to create unifying streetscape design and signage to provide the area with a sense of cohesiveness, tying anchors together into a distinct downtown district. CFDA hired an urban planning and landscape architecture firm to develop streetscape standards for all of the Central Business District and had these standards adopted by the City's Planning Board. As part of this effort, CFDA was granted a license by the City of Camden to install these streetscape improvements throughout the project area without having to go back to the Planning Board for additional approvals.

CFDA completed the first phase of this project with included over a dozen streets in the City's downtown and adjacent neighborhood which have had their utility lines upgraded as well as their sidewalks rebuilt with attractive brick treatments, historic lighting fixtures, new street trees, and other street furniture. These improvements were funded through the Camden Empowerment Zone, New Jersey Transit, Delaware River Port Authority, and NJ Department of Transportation. These infrastructure improvements have transformed residential and commercial sections of downtown Camden and have raised real estate values. CFDA continues to rebuild additional downtown streets as more funds become available.

° Waterfront Parking
    · 2003 - 2004
    · $1.5 million

In cooperation with the Camden Parking Authority and the Redevelopment Agency (CRA), CFDA secured grant funds from the Economic Recovery Board (ERB) to provide sufficient surface parking through land acquisition and improvements for the waterfront's bulk users. In 2003, CFDA successfully negotiated with the South Jersey Port Corp to utilize port property to make over 1,200 surface spaces available to Tweeter patrons. Similarly in the spring of 2004, CFDA added 1,000 new surface spaces north of the Ben Franklin Bridge, which enabled the waterfront to accommodate the parking needs of the various entities during multiple event nights. These new spaces were used by the Camden Riversharks who moved their patrons into lots behind their stadium and north of the Ben Franklin Bridge.

° Interior Gateway (Phase Two)
    · 2004 - 2005
    · $3.2 million

Utilizing grant funds secured from the Economic Recovery Board (ERB), CFDA recently started the second phase of streetscape improvements and utility replacements for the Interior Gateway. The second phase of improvements will focus on a few distinct projects in the City's downtown: the restoration of Johnson Park on Cooper Street; the construction of streetscape, road, and utility improvements in support of the Pennrose townhouse development in the Cooper Grant neighborhood; and new sidewalks around the CamCare building at Federal and Haddon Avenue. CFDA is again overseeing design, and construction.

° Waterfront Infrastructure - Roads
    · May 2005
    · $4 million

CFDA secured $3.2 million of grant funds from NJ Department of Transportation (NJDOT) and $1.2 million from the Economic Recovery Board (ERB) for the current phase of roadway improvements on the City's central waterfront - the extension of Riverside Drive, the creation of Arch and Aquarium Drive, and improvements to Market Street. The work includes the installation of new underground service by PSE&G and Verizon, the installation of new water, sanitary sewer, and storm sewer, as well as the installation of streetscape improvements including brick sidewalks, historic light fixtures, landscaping, and signage. Operating under a challenging timeframe, CFDA completed the public improvements in time for the opening of the new Adventure Aquarium on May 25th

° Waterfront Infrastructure - Pop Fountain Park
    · Summer 2006
    · $1.4 million

Using its charitable conservancy status, CFDA partnered with Camden County Parks and Steiner + Associates to secure $1.4 million of grant funds to design and construct an interactive park with pop fountains and decorative amenities. Acting as the agent for both parties, CFDA will be responsible for overseeing its design and construction.

° Johnson Park Historic Restoration
    · Fall 2006
    · $4.1 million

CFDA is currently is working with landscape architects, archeologists and historic preservationists to restore historic Johnson Park to its original condition. This one square block Victorian park, located in the Cooper-Grant neighborhood in downtown Camden, was built by Eldridge Johnson, the founder of the Victor Talking Company, in the late 1920s. CFDA is currently working to restore and reconstruct the park's outstanding sculptures and water features, as well as the concrete walks and plaza, benches, lighting, and vegetation. Undertaken by CFDA, in conjunction with the City of Camden, the project is funded by a $1.6 million ERB grant to the Camden Redevelopment Agency as well as additional funding from the NJDEP Green Acres Program, in partnership with Camden County.

Future CFDA Projects in the Central Waterfront and Downtown

· Residential Conversion of RCA Buildings #8 (Radio Lofts)

CFDA is working closely with Dranoff Properties in the residential redevelopment of former RCA Building #8: Radio Lofts (planned for 90 condos)

· Sound Wave: The International Museum of Recorded Sound

CFDA generated the concept for a museum that will celebrate the history of the Camden waterfront as the birthplace of recorded sound. CFDA will play the role of lead developer and will raise $50 million to design and build the Sound Wave Museum.

· Camden Town Center

Camden Town Center Associates (CTC), a partnership of MRA International and Steiner + Associates serves as the master developer for the build out of the remaining downtown waterfront land. CFDA has worked with CTC and the firm of Torti Gallis to develop a detailed plan for the new "town center" which will be built between Market Street and the Ben Franklin Bridge. Camden Town Center will include 500,000 SF of office space, 1,500 additional residential units, 100,000 SF of retail, dining and entertainment, and a hotel conference center. CFDA will play a critical support role for this development including infrastructure development, securing permitting and approvals, and marketing. ° Aerial Tram CFDA continues to work closely with the Delaware River Port Authority (DRPA) on the design of an Aerial Tram that connects the Camden Waterfront and Penn's Landing further establishing the area's Two Cities-One Waterfront Campaign.