4.15 land use and zoning - new jersey › dep › special › meadowlands › docs ›...

New Meadowlands Stadium Project Preliminary Environmental Impact Statement

40162

4.15 Land Use and Zoning

4.15.1 Existing Conditions

The existing and proposed land use and zoning patterns around the Project Area were

identified through the review of the NJMC Master Plan (adopted in January 2004), the

HMD Official Zoning Map, and recent aerial photographs. The land use and zoning

discussion is presented below in the context of state, regional and local plans including

the New Jersey State Development and Redevelopment Plan, the NJMC Master Plan

and the Meadowlands Sports Complex Master Plan.

4.15.1.1 Land Use

The New Jersey State Development and Redevelopment Plan (State Plan), adopted in

2001, was developed to preserve and enhance the quality of life for all residents of New

Jersey (New Jersey State Planning Commission, 2001). The State Plan provides a

balance between growth and conservation by designating planning areas that share

common conditions with regard to development and environmental features and serves

as the underlying land use planning and management framework that directs funding,

infrastructure improvements, and preservation for programs through New Jersey. The

State Plan recognizes the statutory jurisdiction of the NJMC over the HMD and thus

relies on the plans and regulations of the NJMC to implement the objectives of the

State Plan. Nevertheless, the State Planning Commission has made efforts to

cooperate and coordinate land use planning with the NJMC.

The NJMC has developed a Master Plan to promote the careful balancing of

environmental and economic development needs in the HMD (NJMC, 2004). As part of

the Master Plan, the NJMC evaluated existing land uses in the HMD (Figure 4027). The

land use of the Stadium Project Area is recreational land. The land uses adjacent to and

surrounding the Meadowlands Sports Complex include transportation, commercial

retail, industrial, communications and utilities, hotels and motels, recreation, and

wetlands. To the north and northeast along Paterson Plank Road there are several

relatively small industrial and commercial (retail/office) establishments, and some

undeveloped wetland areas. To the west of the Sports Complex is Berry’s Creek, its

associated wetland complex and industrial uses along Murray Hill Parkway. To the

south of the Sports Complex is NJ Route 3 (a transportation use) and commercial office

and hotel uses. To the east of the Sports Complex is the western spur of the New

Jersey Turnpike (a transportation use) and the Hackensack River and its associated

wetlands. There are no major residential land uses adjacent to the Sports Complex.


40164

Several new hotels have been recently constructed near the Meadowlands Sports

Complex along NJ Route 3 near New Jersey Turnpike Interchange 16W and towards

the western end of Paterson Plank Road. In addition, the Continental Airlines Arena

Site, located directly east of the Stadium Project Area, is currently being redeveloped as

part of the Meadowlands Xanadu Redevelopment Project.

The major land uses adjacent to the Meadowlands Sports Complex and Project Area are

further discussed below.

Transportation � The Project Area is adjacent to and connected with several regional

highways including NJ Route 3, NJ Route 120, and the western spur of the New Jersey

Turnpike. The roadway network that serves the Project Area and the Meadowlands

Sports Complex provides direct links to major highways in the region including the New

Jersey Turnpike, Garden State Parkway, and Interstate highways 78 and 80. Mass

transit in the area is currently provided by local and commuter buses as well as trains.

Bus routes provide commuter service to and from the area with stops along NJ Routes

3 and 17. Commuter rail lines are located to the west and south of the Meadowlands

Sports Complex and include the NJ Transit Bergen, Main and Pascack Valley lines. The

proposed Railroad Project will provide a new 2.30mile rail service connection from the

NJ Transit Pascack Valley Line to the Sports Complex. Teterboro Airport, located

approximately 1.7 miles north of the Sports Complex, provides both passenger service

and freight delivery.

Commercial Retail and Industrial – Light industrial facilities and warehouse land uses

in the HMD are concentrated in an expansive light industrial and warehouse zones north

and west of the Sports Complex. Industrial and warehouse uses near the

Meadowlands Sports Complex are found along Paterson Plank Road and north into the

Borough of Carlstadt along Washington Avenue, and on the western side of Berry’s

Creek along Murray Hill Parkway in the Borough of East Rutherford. A number of small

commercial retail facilities are located just north of the Meadowlands Sports Complex

on Paterson Plank Road and to the south along NJ Route 3.

Communications & Utilities – A set of radio towers and a transmission building are

located 1,500 feet southeast of the Project Area, just south of the East Site of the

Sports Complex adjacent to NJ Route 3, NJ Route 120 and the New Jersey Turnpike.


40165

Recreational Land – The NJMC Existing Land Use Map classifies the entire

Meadowlands Sports Complex as recreational land. In addition, the Barge Club Marina

located east of the Meadowlands Sports Complex, along the Hackensack River,

includes a restaurant and golf facilities and is, therefore, also classified as recreational

land.

Wetlands – Large areas of undeveloped open space and wetlands are present

northeast of the Meadowlands Sports Complex on both sides of the New Jersey

Turnpike western spur. In addition, there are areas of wetlands along the Hackensack

River.

The NJMC Master Plan also includes a Land Use Plan that identifies the locations for

desired types of development and land uses within the HMD (Figure 4028). The NJMC

Land Use Plan classifies the Project Area as a Sports and Entertainment planning area.

The evolution of the Meadowlands Sports Complex plays a vital role in the NJMC Land

Use Plan, as the redevelopment of the Meadowlands Sports Complex to include a mix

of commercial uses will influence land use decisions regarding adjacent areas.

Therefore, even though the NJMC does not have jurisdiction over the Meadowlands

Sports Complex, it recognizes the need to coordinate planning for the Sports Complex

with the NJMC Master Plan.

The August 1980 New Jersey Coastal Management Program and Final Environmental

Impact Statement prepared by the NJDEP defines the HMD as a particular area of

geographical concern (NJDEP, 1980). The New Jersey state legislature has adopted

statues that designate and authorize the NJMC (formerly the Hackensack Meadowlands

Development Commission) as the lead agency in the HMD. Coastal Zone Management

consistency determination for land development projects is delegated from the federal

level to the NJDEP at the state level. The New Jersey Coastal Management Program

recognizes the NJMC as the lead coastal planning and management agency for the

HMD. NJDEP determines consistency with the state’s Coastal Zone Management Plan

based on the findings from the NJMC that projects conform to the NJMC’s planning in

the HMD.


40167

4.15.1.2 Zoning

The current NJMC zoning regulations (N.J.A.C. 19:3, 19:4, and 19:5) classify the

Meadowlands Sports Complex, which is exempt from zoning regulation by the NJMC,

as a “Sports & Exposition” zone (Figure 4029). The Sports & Exposition zone is defined

as follows:

“This zone is designed to accommodate major spectator sport uses and

exposition and related uses built under the jurisdiction of the New Jersey

Sports and Exposition Authority and to provide for the designation of land

not acquired for such uses.” (N.J.A.C. 19:404.121)

This zoning designation is consistent with the NJMC Land Use Plan’s classification of

the Sports Complex as a Sports and Entertainment planning area. The existing and

proposed use of the Sports Complex remains the same.

The NJMC Master Plan and Zoning Map identify several redevelopment areas to further

economic development in the region (NJMC, 2004). Four of these redevelopment areas

are located adjacent to or in proximity to the Meadowlands Sports Complex:

• The Paterson Plank Road Redevelopment Area in Carlstadt and East

Rutherford, proposed to include uses that would complement sporting

and entertainment events;

• The Highland Cross Redevelopment Area in Rutherford, recommended

for mixed use office, hotel, restaurant and accessory retail uses;

• The Meadowlands Golf Course Redevelopment Area in Rutherford,

Lyndhurst, North Arlington and Kearny, proposed to include an 180hole

golf course that will incorporate wetlands and wildlife habitat, and

comprehensively planned hotel/resort, office, commercial recreation,

marina, residential and accessory retail uses; and

• The NJ Route 3 east service road that connects to the Sports Complex,

deemed “in need of redevelopment.”


40169

Each redevelopment area retains its existing zoning until a redevelopment plan of the

area is adopted.

4.15.2 Impacts and Mitigations

The Stadium and Giants Training Facility proposed as part of the Stadium Project will

replace the existing stadium and training facility currently located within the Project

Area; therefore, these land uses will not change. However, the proposed Ancillary

Development will introduce new sports and entertainment0related commercial and retail

uses to the Project Area to support the development and operation of the new Stadium.

The Ancillary Development, which may consist of uses including broadcast facilities,

sponsorship opportunities, sports medicine, health and fitness facilities, retail and

restaurants, will also complement the adjacent Meadowlands Xanadu project and help

make the Meadowlands Sports Complex a year0round attraction. The construction and

development of the Ancillary Development will be market driven. Construction of the

Ancillary Development cannot begin until the demolition of the existing stadium. Under

the current schedule, that work is expected to occur in 2010.

The new sports and entertainment0related commercial and retail uses that will be

provided as part of the Ancillary Development are permitted by NJSEA’s implementing

legislation and are consistent with new stadium development projects across the

country. Therefore, the Stadium Project conforms to the current “Sports and

Exposition” land use and zoning designation. In addition, these new land uses will

support the new Stadium and will not have a significant impact on the existing adjacent

land uses. The Stadium Project will not impact the adjacent Berry’s Creek or its

associated wetlands.

As discussed above in Section 4.15.1.1, the State Plan recognizes the statutory

jurisdiction of the NJMC over the HMD and relies on the NJMC Master Plan and zoning

regulations to address development within the HMD. Therefore, because the Stadium

Project conforms to the land use and zoning designations of the NJMC Master Plan, it is

also consistent with the State Plan.

As a redevelopment project, the Stadium Project is consistent with the overall

development plan for the HMD as well as the Smart Growth goals for the State of New

Jersey. Smart Growth is the term used to describe coordinated redevelopment goals

among all state agencies. Projects that advance Smart Growth goals are ones that are


40170

keyed to “rebuild our towns, reduce congestion, and preserve open space.” The

Stadium Project advances Smart Growth in several key ways:

• The regional and state0wide attraction of the existing and proposed sports

and entertainment uses enhances existing communities in and around the

Hackensack Meadowlands District;

• Redevelopment of the previously developed Project Area avoids

development of natural areas and open space; and

• A mixed0use development on the already developed Project Area avoids

“sprawl” on other potential sites without adequate infrastructure and

improves the existing infrastructure on and adjacent to the Project Area.

The Stadium Project is consistent with New Jersey’s Coastal Zone Management Plan.

A multi0permit application, including a request for Coastal Zone Management

Consistency Determination (CZMCD), will be submitted to the NJDEP Land Use

Regulation Program (LURP) as discussed in more detail in Section 6.0.

The Stadium Project will not have a significant impact on land uses on or adjacent to the

Project Area. Therefore, no mitigation is proposed.

The Stadium Project will benefit the State of New Jersey and is consistent with the

NJSEA’s overall legislative mission. The Stadium Project is consistent with the

Meadowlands Sports Complex Master Plan by redeveloping and expanding sports,

entertainment and related uses on the Sports Complex.

4.16 Cultural, Historic, and Archaeological Resources


4.16.1.1 Historical Background

A detailed examination of the cultural, historic and archaeological resources of the

Hackensack Meadowlands was performed in 1994 by Grossman and Associates, Inc. as

part of the preparation of the Special Area Management Plan (SAMP) Draft

Environmental Impact Statement (DEIS) for the Hackensack Meadowlands District,

(USACE and USEPA, 1995; Grossman and Associates, 1994). This study has been


40171

reviewed and approved as a cultural resources management tool by Federal and State

regulatory agencies including the State Historic Preservation Office (SHPO). This study

was used as a primary data source to assess potential impacts to cultural, historic and

archaeological resources for the Stadium Project.

The archeological record of the HMD comprises five major periods of cultural history: 1)

the Paleo0Indian Period; 2) the Archaic Period; 3) the Woodland Period; 4) the Contact

Period and 5) the Post0Contact Period (NJSEA, 2004). The Paleo0Indian Period (c.

10,00008,000 Before Common Era (BCE)) is the earliest known human occupation of the

area. The Archaic Period (c. 8,00001,000 BCE), which is broken into three sub

categories (Early, Middle and Late), was a period characterized by wandering hunter0

gatherer cultures closely attuned to the natural environment and responsive to evolving

post0glacial habitats and climate. The Woodland Period (1000 BCE– 1500 Common Era

(CE)) is also broken down into three sub periods (Early, Middle and Late). In the Early

Woodland Period Native Americans began to make earthenware pottery and by the

Middle Woodland Period they adopted horticulture that resulted in dependable sources

of food and the establishment of permanent homes. In the beginning of the Contact

Period (CE 15000c.1700) Native Americans dominated the region and there was

extensive contact between native peoples and Europeans. The beginning of European

settlement of the region marked the end of the Contact Period. European agriculture

and economic development further expanded in the Post0Contact Period (17000Present)

and by 1775 few Native Americans remained in the area.

The Hackensack Meadowlands region remained relatively undeveloped through the 17th

century (USACE, 1993). Colonial settlements developed east and south of the

Meadowlands on higher, better0drained ground. Over time, the colonists of these

nearby settlements began to exploit the rivers, creeks, marshes, and swamps of the

Meadowlands (NJSEA, 2004). The Meadowlands were used for agriculture and the

rivers and waterways for transportation (Historical Perspectives, Inc., 1997).

In the early part of the 18th century the Meadowlands served as a “common” area for

the neighboring settlements. Grazing land, hay meadows, and woodlots for timber

dotted the area (NJSEA, 2004). A number of “plank” roads were constructed in the

latter part of this century as road building engineering progressed. Plank roads

consisted of logs laid end to end with cedar planks attached at right angles and topped

with gravel. Two of these plank roads crossed the Hackensack River: the Paterson and

Hamburg Road and the Paterson Plank Road. The New Jersey State Legislature


40172

commissioned these roads to improve transportation into the developing northeastern

section of the state.

Tremendous changes occurred in the Meadowlands during the 19th and 20th centuries

as America’s developing industrial society’s ability to modify the natural landscape

increased. Railroad and road embankments modified the flow of water in the region.

NJ Route 3 and the Eastern and Western Spurs of the New Jersey Turnpike were

constructed on massive earth fills during 1928, 194901950, and 196801971, respectively

(Jack McCormick & Associates, 1978). The erection of the Oradell dam in 1922 reduced

the influx of freshwater into the upper reaches of the Hackensack River. Landfills

replaced lowlands creating sites for commercial and industrial facilities and the disposal

of solid wastes.

A recent study, Digital Geodata Series: DGS0407 Historic Fill for New Jersey as of

December 2005, conducted by NJDEP identified the Project Area as an area containing

historic fill (NJDEP, 2005a) (Figure 4015).

4.16.1.2 Archaeological Resources

The Project Area, or Area of Potential Effect (APE) has been significantly impacted over

the past five decades by large0scale construction projects. Architectural and

archeological resources within the Project Area and its vicinity have been evaluated by

studies performed to assess overall development in the Meadowlands for the

construction of various projects including the Meadowlands Sports Complex in the

1970s (Giants Stadium, the Meadowlands Racetrack and the Arena); the SAMP for the

Hackensack Meadowlands District drafted in 1995; the Route 120 Relocation Project

proposed in 1996; the Meadowlands Xanadu Redevelopment Project in 2004; and the

Meadowlands Railroad and Roadway Improvement Project in 2005. Based on these

studies described in detail below, no archeological resources have been identified within

the Project Area (Figure 4030).

The 1972 EIS for the construction of Giants Stadium and the Meadowlands Sports

Complex described the Project Area as containing wetlands, streams, ditches, dikes,

woodland and trash landfills (Jack McCormick & Associates, 1972). Portions of the

Meadowlands Sports Complex site along Route 20 (called Route 120 today) reportedly

contained industrial buildings and parking lots. The EIS, however, did not provide a

discussion concerning known archaeological resources or areas of archaeological

sensitivity on the Meadowlands Sports Complex.


40174

In October 1975 the USACE completed an EIS for a permit to construct an embankment

and other facilities along Berry’s Creek for the Meadowlands Sports Complex (USACE,

1975). The EIS concluded that there were no registered historic properties or historic

landmark sites on or in the vicinity of the proposed project site. The NJDEP and the

New Jersey State Archeologist concurred with this assessment. At the time the study

was conducted, however, cultural resources preservation law, including Section 106 of

the National Historic Preservation Act, mandated only project impacts to historic

resources actually listed in the National Register of Historic Places (NRHP) be

considered. There was no requirement or standard that potentially eligible properties be

considered, as there is today.

The 1978 EIS for the construction of the Arena, located to the east of the Stadium

Project Area, stated that earlier land use had extensively disturbed the terrain and that

there was no evidence that significant or potentially significant archaeological or historic

architectural resources were present (Jack McCormick & Associates, Inc., 1978). The

EIS noted that the nearest potentially significant archaeological resource was the

remaining stone abutments of the bridge for the historic Paterson0Hamburg Road

(Paterson Plank Road) located along the western bank of the Hackensack River (Cultural

Resource No. 1 in Figure 4030). This cultural resource is located approximately 1 mile

east of the Stadium Project Area.

The 1995 cultural resource evaluation conducted as part of the Draft EIS for the SAMP

used field reconnaissance and air photo analysis to identify areas with possible

prehistoric and/or historic sensitivity in the Meadowlands (Grossman and Associates,

1994). The Stadium Project Area was not identified as an area of possible prehistoric

and/or historic sensitivity.

Relying in part on the Grossman and Associates study of the archeological potential of

the Meadowlands (Grossman and Associates, 1994), the investigation performed for NJ

Route 120 Relocation project showed that preservation of possible archaeological sites

in places such as the Meadowlands Sports Complex is highly unlikely because of the

extent of terrain disturbance required to erect large buildings, parking facilities, and

roadway infrastructure (LBA, 1995). Moreover, the presence of thick blankets of

modern fill and the extent of muck soils render available site identification procedures

problematic in such a setting.


40175

In 2004 an examination of the Meadowlands Xanadu Redevelopment Project site

confirmed that there was a very low potential for archaeological resources within that

area, which is located directly to the east of the Stadium Project Area (NJSEA, 2004).

The Final EIS for the Meadowlands Railroad and Roadway Improvement Project also

concluded that its project site was unlikely to contain unidentified resources based on all

of these previous studies (NJSEA, 2005). As shown in Figure 206, the location of the

Meadowlands Railroad and Roadway Improvement Project site includes portions of the

Stadium Project Area.

A review of the New Jersey State Museum (NJSM) files on 6 February 2006 revealed

that no listed archaeological sites are located on or adjacent to the Project Area. The

closest listed archaeological site is located approximately 2.4 miles to the northwest of

the Project Area.

The cultural resource studies conducted within the vicinity of Project Area over the past

several decades and a recent file review at the NJSM did not identify any known

archeological resources in or adjacent to the Project Area. Based on the results of the

previous studies discussed above, the high disturbance of soils within the area, the lack

of know archaeological sites, and the presence of fill, there is a low probability that the

Project Area contains archaeological resources. No further studies are proposed.

4.16.1.3 Historic Architectural Resources

Several historic structures surveys and project studies have been completed within the

vicinity of the Project Area. Sources for documented historic architectural resources in

the HMD include the Bergen County Historic Sites Survey of 1980081, the Hudson

County Master Plan, and information on file at the NJMC office and SHPO. Based on a

review of these various sources, no historic architectural resources have been identified

within the limits of the Stadium Project Area (Figure 4030).

Documented historic architectural resources located within a one0mile radius of the

Stadium Project Area include the bridge for NJ Route 3 over the Hackensack

River/Grace Street (NJMC, 2004), three homes included in the thematic nomination of

early stone houses of Bergen County (Historic Sites Survey Staff,1981), and the NJ

Route 3 six0lane divided highway bridge over Berry’s Creek (NJMC, 2004) (Nos. 2, 3a,

3b, 3c, and 4 in Figure 4030, respectively). According to the July 2006 edition of the

SHPO National Register listings for Bergen County, the three stone houses are included

on the NRHP. In addition, a Grossman and Associates Inc. study performed in 1994 for


40176

the Empire Tract site identified one area of potential cultural resource located at the

eastern end of Paterson Plank road near the Hackensack River and the New Jersey

Turnpike (Historical Perspectives, Inc., 1997). This identified area includes earthworks,

canal, and riverbank work from 1915 through 1992 and a derelict barge. None of the

potential resources mentioned above, except for the three stone houses, have been

listed or determined eligible for listing on the NRHP (NJ SHPO, 2006).

All structures and buildings found on the Meadowlands Sports Complex were built after

1972. Therefore, they are all less than 50 years old and would not meet the criteria for

consideration for placement on the NRHP.

4.16.2 Impacts and Mitigation

The Project Area contains no known archaeological or historic architectural resources

listed on or determined to be eligible for listing on the State Register of Historic Places

or the NRHP. Based on available information, previous studies, surveys, the presence

of historic fill and a high level of land disturbance within the area, there is a low

probability for the presence of unknown cultural resources in the Project Area. The

three stone houses mentioned above that are listed on the NRHP are approximately 1

mile from the Sports Complex and will not be impacted by the Stadium Project. None

of the other possible resources are listed, or considered eligible for listing, on the NRHP.

Therefore, the Stadium Project will not have an adverse affect on cultural, historic or

archaeological resources and no mitigation is required or proposed.

4.17 Parks and Recreational Facilities


The HMD offers a wide variety of outdoor and indoor recreational opportunities. Public

parks and recreational facilities including athletic fields, playgrounds, running tracks,

picnic areas, walking paths, wildlife viewing locations, and sitting areas covering

approximately 757 acres of the HMD (Figure 4031). Waterways and wetlands add an

additional 7,700 acres to the recreational, parklands, and open space areas for wildlife

viewing, paddling, eco0cruises, and fishing (NJMC, 2004; NJAS, 2006).

The Meadowlands Sports Complex, which currently contains the existing Giants

Stadium and associated practice fields, the Meadowlands Racetrack, Continental

Airlines Arena, and soon to come, Meadowlands Xanadu, is the largest recreational

facility (approximately 750 acres) within the HMD and one of the largest in the country.


40178

The Sports Complex hosts over 600 events annually including professional football,

soccer, basketball, hockey, and lacrosse games, college football and basketball games,

and a variety of concerts, family oriented shows, and other events.

The Continental Airlines Arena Site, located on the East Site of the Sports Complex, is

currently being redeveloped with the Meadowlands Xanadu Redevelopment Project,

which will be a unique, mixed0use attraction with an emphasis on participatory sports

and recreation venues. Attractions will include diverse sports and family entertainment

such as an indoor alpine skiing facility, an indoor wave machine for surfing, indoor0

outdoor golf, outdoor0type fishing and archery classes, an indoor mini0Formula One race

track, a skate park, an outdoor roller coaster and ferris wheel, a baseball park, and

several other components (NJSEA, 2004).

The West Site of the Sports Complex contains Giants Stadium and the Meadowlands

Racetrack. Both the New York Giants and the New York Jets of the NFL play at the

Stadium, making it the only stadium in the country to house two NFL teams. It is also

home to the NY/NJ Red Bulls of Major League Soccer. In addition, the Stadium hosts a

wide variety of sports and special events such as the men’s and women’s World Cup

soccer matches (Summers of 1994 and 1999, respectively), the Papal visit (October 5,

1995), the NCAA Final Four (March 300April 1, 1996), and concerts by world0renown

music artists Bruce Springsteen, Billy Joel, Elton John, Madonna, U2, Celine Dion, Eric

Clapton, Bon Jovi and the Three Tenors. Two athletic practice fields utilized by the

Giants for training are located just west of the Stadium. The Meadowlands Racetrack is

a year0round facility for night0time horse racing. It is the number one harness track in

North America, in both total wagering and attendance, as well as the leader in the

presentation of simulcast racing from tracks around the world.

There are no other parks or recreation facilities in the immediate vicinity of the Project

Area. There are several other parks and recreational facilities within the HMD (NJAS,

2006). Some of the more prominent and widely used parks and recreation facilities are

described below.

Marinas & Boat/Canoe Launch Facilities – The Hackensack River, which runs

through the center of the HMD, provides opportunities for a variety of recreational

activities including boating, kayaking and canoeing. There are approximately 12

public and private boating facilities in the HMD in the municipalities of Carlstadt,

Little Ferry, and Secaucus. These commercial facilities offers varying amounts of

boat storage, slips, repair facilities and public launch areas. The Hackensack River


40179

Public Boat Launch located in the Hudson County Park at Laurel Hill is the only

public boat launch area in the HMD.

Richard W. DeKorte Park – The Richard W. DeKorte Park, located approximately 2

miles southwest of the Project Area, is the cornerstone of the Meadowlands park

system. The 1100acre park offers active and passive recreation and education

activities as well as educational programs that promote the ecological value of the

Hackensack Meadowlands. Some of the park’s significant features include the

Meadowlands Environment Center, Kingsland Impoundment, Kingsland Overlook,

North Arlington Scenic Overlook, Transco Trail, Marsh Discovery Trail, Lyndhurst

Nature Reserve, Harrier Meadow and the Sawmill Creek Wildlife Management Area.

The park contains a network of trails that provide access to the various park

elements, provide recreational opportunity, and connect other open space

components within the HMD. These trails function as portions of the Meadows

Path, a planned 25.50mile District0wide trail system, linking 9 of the 14 constituent

municipalities.

Hudson County Park at Laurel Hill – The Hudson County Park was the first park in

the Region. Established in 1934, the park, which is located approximately 3 miles

south of the Project Area, covers 40 acres and includes a boat launch, riverfront

walkway, multi0purpose fields, and playgrounds.

Meadows Path – The Meadows Path is a proposed 25.50mile pedestrian trail

system that will span the length of the Hackensack Meadowlands District from Little

Ferry in the north to Kearny in the south. The path currently includes 7.5 miles of

trails that run through Losen Slote Creek and Richard W. DeKorte Parks, Valley

Brook Avenue Greenway and Saw Mill Creek Wildlife Management Area. When fully

implemented, the Meadows Path will follow the western bank of the Hackensack

River from Losen Slote Park in Little Ferry to West Hudson Park in Kearny.

Secaucus Greenway – The Secaucus Greenway is a proposed 150mile waterfront

greenway on the eastern portion of the HMD. When completed, this greenway will

allow public access along the river and provide a continuous pedestrian trail linking

Secaucus retail, office, commercial, and adjacent residential areas. The portions of

the greenway that have been completed include trails in the Hudson County Park at

Laurel Hill and the 1.50mile Mill Creek Marsh Trail.


40180


The Stadium Project is proposed within existing paved parking areas on the West Site of

the Meadowlands Sports Complex. The purpose of the Stadium Project is to replace the

existing stadium and training facility with new modern facilities including related

Ancillary Development. The existing recreational uses offered in the Project Area

described above will remain and will be enhanced by the addition of the Ancillary

Development with sports0related uses including broadcast facilities; sponsored areas;

sports medicine, health and fitness clinics and facilities; retail stores, and restaurants.

The new facilities provided by the Stadium Project will also host community sports and

youth group events. The Stadium will continue to host premiere collegiate football

events, international soccer matches, community events, concerts, family shows, and

other large and small banquet and conference events. The new outdoor plaza spaces

will be used for concerts, outdoor street festivals, and youth0oriented activities.

As a replacement project, the Stadium Project will have no significant impacts on

existing parks or recreational facilities in the HMD. The Stadium Project will contribute

to the regional recreational facilities of the HMD and State. The modern facilities will

benefit the fans and serve to continue the goals of the NJSEA. Therefore, no mitigation

is required or proposed.

4.18 Visual and Landscape Aesthetics


The Project Area is located in the HMD, which lies close to sea level and is bordered on

the east and west by ridges that rise to elevations of more than 200 feet above sea

level and on the north by ridges that reach more than 150 feet above sea level. The

dominant natural landscape features of the HMD include the Hackensack River,

numerous smaller watercourses, and approximately 8,400 acres of undeveloped

wetlands and salt marshes. The man0made component of the District’s visual

landscape is comprised of a mix of residential, commercial retail, transportation, utility

infrastructure, and the Meadowlands Sports Complex. The overall visual landscape is

composed of a mosaic of these natural and man0made features.

The Project Area consists of the West Site of the Meadowlands Sports Complex. The

Sports Complex is surrounded by commercial/light industrial areas, major highways,

railways, and wetlands. The commercial and light industrial areas are comprised of

small and medium0size buildings, one to three stories high. A pair of high0rise


40181

commercial buildings is located approximately 0.5 miles to the south of the Sports

Complex between NJ Route 3 and Berry’s Creek Canal. Major transportation arteries in

the vicinity of the Sports Complex include the New Jersey Turnpike, NJ Route 3,

Amtrak’s Northeast Corridor rail line and NJ Transit’s Bergen County Line and Main

Line/Passaic Valley Line. In general, transportation arteries are carried on large earth fills

that stand 10 to 20 feet above the surrounding terrain. The Meadowlands Railroad and

Roadway Improvement Project, which is currently under construction, will include a

new rail line that provides direct access to the Sports Complex and improve several

vehicular access points to the Sports Complex. The Railroad Project is expected to

produce an insignificant addition to the visual aesthesis of the existing transportation

system (NJSEA, 2005).

The closest residential areas to the Sports Complex are located across the Hackensack

River in Secaucus, approximately one mile to the east. Along the Hackensack River,

portions of the shoreline are developed with bulkheads, small piers, and boat slips.

Where there are no bulkheads, the shoreline is typically dominated by marsh, shrubs,

emergent forbs, and mudflats (NJSEA, 2004).

The Meadowlands Sports Complex currently consists of three major facilities: the

existing Giants Stadium, Continental Airlines Arena, and the Meadowlands Racetrack

(Figure 205). The space around the existing sports facilities consists of paved parking

areas and access roads. Smaller support buildings adjoin the stadium and the racetrack.

The area around the Continental Airlines Arena is being redeveloped by the

Meadowlands Xanadu Redevelopment Project, which will be a unique, mixed0use

attraction that has an emphasis on participatory sports and recreation venues.

Meadowlands Xanadu will surround the Continental Airlines Arena with new structures

of varying heights and rooflines; most conspicuous of which being the 2000foot tall

snow dome, 3330foot tall ferris wheel, a roof0top roller coaster, and large motion0capable

LED display screens (NJSEA, 2004).

The existing Giants Stadium, opened in 1976, is approximately 178 feet (ft) tall, has

80,242 seats, 600 metal halide lamps for lighting, and two large video screens (24 ft

high x 58 ft wide) perched on opposite sides on top of the stadium. The stadium facade

is largely a homogenous light tan color composed of concrete, metal panel, structural

steel, and glass. Four sets of stairways and dual spiral pedestrian ramps are located at

each corner of the stadium.


40182

The existing training facilities consists of an indoor and outdoor practice area. The

indoor practice area is an air0supported dome (“the bubble”) approximately 210 ft by

250 ft. Both outdoor fields are located just west of Giants Stadium and are surrounded

by privacy fencing. Large advertisements are found on two exterior sides of the indoor

practice dome.

The existing landscaping consists of small areas of lawn and landscaped islands located

throughout the parking areas and along some internal roadways. The largest vegetated

area is a grassed infield area located between the internal roadways and Route 120

(Figure 205). The outer edges of the existing internal roadways west of the Project Area

are separated from the adjacent marsh landscape by grassy berms and tree plantings.

Trees in the landscape areas include White Oak (Quercus alba), Northern White Pine

(Pinus strobus), Austrian Pine (Pinus nigra), Silver Maple (Acer saccharinum), Eastern

Cottonwood (Populus deltoides) and Black Cherry (Prunus serotina).

Giants Stadium, the grandstands of the Meadowlands Racetrack, Continental Airlines

Arena, and the Meadowlands Xanadu Project Site are visible from both the southbound

and northbound lanes of the Turnpike’s western spur, which is located adjacent to the

east side of the Sports Complex. These structures can also be seen from several other

roadways in the area including NJ Routes 3, 17, 120, Paterson Plank Road, and

Washington Avenue. However, the Sports Complex facilities can only be seen from a

limited number of vantage points in the neighboring communities. Views of the Sports

Complex from within the Hackensack Meadowlands are somewhat obscured by tall

wetland vegetation (i.e. Phragmites); however, the Sports Complex facilities are highly

visible from the ridges to the west, east, and north of the complex from distances of 2

to 4 miles (NJSEA, 2004).

From the reverse perspective, the views looking east from the Sports Complex and the

Project Area include the midtown Manhattan skyline, interrupted by the natural gas

storage tanks located on the Transcontinental Gas Pipeline Co. property, and the

Palisades ridgeline on which the communities of North Bergen and West New York are

located (USACE, 2002). The commercial/industrial sections of Carlstadt limit the views

to the north and west. The New Jersey Turnpike and the Hackensack River can also be

seen from the Sports Complex. Short range views from the Sports Complex consist of

asphalt parking fields, nearby roadways and hotels, bridges, creeks, ditches, and

wetlands (NJSEA, 2004).


40183


Once the Stadium Project is fully constructed, views of the area will be slightly modified

from its current condition. The new Stadium will have a height of approximately 182 ft,

seat approximately 82,500, and be larger than the current stadium (Figure 4032). The

Giants Training Facility will have two buildings with a maximum height of approximately

80 ft. All of the structure will be visible from the nearby roadways including the New

Jersey Turnpike, NJ Route 3 and Route 120. The Ancillary Development will be 2 to 3

stories and be approximately 80 ft in height (Figure 4033). Similar to the existing uses

within the Project Area, including Giants Stadium and the Giants training facilities, the

Stadium Project will provide significantly scaled structures viewable from the

surrounding areas. Both the new Stadium and Giants Training Facility will replace

existing structures on the Sports Complex. The addition of the Ancillary Development

will become part of the varied vertical landscape currently present and proposed in the

region including Continental Airlines Arena, Meadowlands Racetrack, Meadowlands

Xanadu, high0rises located along NJ Route 3, and hotels and office buildings located in

the vicinity of the Project Area. The Stadium Project is not expected to have a negative

impact on existing views in the region.

The architectural design for the new Stadium, Giants Training Facility, and Ancillary

Development has been developed to provide a fan0first perspective using a palette

consisting of traditional materials in a contemporary framework that expresses the

identity of the football teams. The Stadium Project plans to use modern scoreboards,

sound systems, electronic messaging, lighting, and other innovative audio/visual

technologies (NM Stadco, 2006).

The exterior material palette of the new Stadium will consist of materials typically used

in sports facility construction: brick, panelized brick, stone, and architectural precast

concrete will provide the foundation of architectural character (Figure 4034). Aluminum

and glass curtain wall systems, storefront systems, metal panel systems, and

translucent scrim devices will provide the more dynamic flexible upper portions of the

Stadium. The upper portion of the new Stadium will also feature an expression of

structural steel framing and field lighting towers, which will rise above the top of the

seating bowl (Figure 4034). With an anticipated height of 182 feet above ground level,

the upper portion of the Stadium will be visible from distant locations and on approach

will likely provide the fan a heightened level of anticipation.


40187

The Giants Training Facility will incorporate a different architectural design that

expresses the private, enclosed nature of the facility. The exterior of the facility may

use brick, large planes of metal panel and siding, and areas of masonry in patterns and

color that creates a varied composition (Figure 2010). The Giants Training Facility is

proposed to consist of a 42 ft tall building and an indoor practice field 80 ft in height.

The design is intended to be viewed from long distance, as well as from high speeds

along the nearby roadways.

The Ancillary Development will bring a more urban feel to its open spaces while at the

same time provide an architectural framework for the tenant spaces to express their

individual identities. The material palette will be consistent, albeit not homogenous, and

yet provide a diversity of signage and material applications for an engaging streetscape

(Figure 4035). The building facades include brick, cast stone, architectural pre0cast

concrete, aluminum and glass curtain wall, window and storefront systems, metal wall

and roof panels, and painted structural steel. Exterior architectural lighting will highlight

important architectural features on the buildings, connector stairs, and plaza gathering

areas.

The landscape plan intends to blend the character of the New Meadowlands Stadium,

Ancillary Development, parking areas, and NJ Transit Rail Facility in a contemporary and

artful way to create a unique landscape. The landscaping will provide shade, shelter,

orientation, direction, and utility to visitors. The edges of parking areas and major

internal roadways are planned to be bordered by large shade trees such as Oak, Sweet

Gum, and Red Cedar. Pedestrian walkways are planned to allow for the planting of

Maple and London Plane trees (Figure 4036). The spaces around the new Stadium will

be designed to be dynamic, open, and flexible including strategically placed bollards,

plantings, shade structures, and other site furnishings (Figures 4037, 4038, and 4039).

The landscaped spaces around the Giants Training Facility will be comprised of simple

low maintenance materials and include areas of mowed lawn interspersed with swaths

of native field grasses and trees (Figure 4040). The existing grassy berms and tree

plantings that separate the outer edges of the roadways from the adjacent marsh

landscape along the western edge of the Project Area will remain undisturbed.

Landscaping will also be used to develop screening for electrical and mechanical

equipment and loading and unloading areas around the buildings.


40194

With a modern design for all of the proposed buildings and landscaping, the Stadium

Project will have a beneficial impact on the area’s overall aesthetic and architectural

value. The Stadium Project will be designed in such a manner to provide compatibility

with the surrounding natural setting and the nearby Meadowlands Sports Complex.

Where practical and feasible, color schemes will be introduced to promote the urban

design and character of the Meadowlands and promote a relaxing and interesting view

for travelers and distant viewers of the Sports Complex.

4.19 Avoidance of Adverse Environmental Impacts

In conformance with the New Jersey Smart Growth policies and goals of the NJMC Master

Plan, the Stadium Project minimizes adverse environmental impacts by redeveloping an

already0developed site. The Project Area currently consists of the existing Giants Stadium, the

existing Giants practice fields and bubble, expansive paved parking areas, roadways and grass

medians. It contains no regulated wetland areas or other environmentally sensitive areas. The

construction of the new Stadium and the other proposed Project components on this currently

developed site, as well as the use of existing infrastructure, will avoid many potential adverse

environmental impacts. The Stadium Project allows for the continued use of the existing

infrastructure, including roads, sewers, water mains, power lines and telephone lines, to avoid

potential adverse environmental impacts associated with new connections to these services.

If the Stadium Project were to be constructed on an undeveloped site, adverse environmental

impacts greater than those expected to occur at the Project site, such as site clearing, loss of

wildlife habitat, loss of wetland, and changes in land use, would likely occur at the undeveloped

site. The development of an undeveloped site might also contribute to the overall

fragmentation of remaining habitats in the region. The redevelopment of the Project site

provides a land use mechanism that increases development in the region, yet avoids adverse

environmental impacts and major land use changes.

The mixed0use development nature of the Stadium Project will allow new ancillary uses to be

located on site and in close proximity to one another and the new Stadium thereby allowing for

sharing of many common resources such as parking and infrastructure. This sharing of

resources reduces the land mass required for these various land uses compared to locating

each use on its own site, thus reducing potential environmental impacts. In addition, the

proposed configuration of these Project components will maximize the available parking area

onsite.


40195

The construction and operation of the Stadium Project will occur in a manner that avoids

adverse environmental impacts through the use of proper utilities to manage and convey

potable water to the buildings, and collect and direct wastewater produced within the buildings

to the local public wastewater treatment plant conveyance system (see Section 4.10). The

Stadium Project will not result in an increase in impervious surface area and the existing

stormwater management system will be maintained to minimize any potential flooding and

water quality degradation (see Section 4.10). Solid waste, including recyclables, will be

collected and stored in suitable containers and disposed of in accordance with federal and state

solid waste programs and regulations (see Section 4.9).

4.20 Indirect and Cumulative Impacts

This section addresses the potential indirect and cumulative impacts of the Stadium Project on

environmental resources and the human environment. Indirect impacts can be defined as

impacts caused by an action that occur later in time or are farther removed in distance but are

still reasonably foreseeable (40 CFR 1508.8). A cumulative impact is an effect on the

environment that results from the incremental effect of the action when added to other past,

present, and reasonably foreseeable future actions, regardless of what agency or person

undertakes such other actions (40 CFR 1508.7). Cumulative impacts can result from

individually minor but collectively significant actions taking place over a period of time.

As a replacement project proposed in a developed, urban setting, the Stadium Project by itself

should not result in any significant adverse social, economic, or environmental impacts.

Section 4.0 of this PEIS discusses the nature of the Stadium Project’s potential impact on a

wide range of environmental issues. This section is intended to discuss potential indirect and

cumulative impacts. When one considers the Stadium Project in the context with other

reasonably foreseeable projects in the region, the incremental new development required to

upgrade the existing stadium and training facilities as a competitive sports facility by today’s

standards does not increase the cumulative impacts on resources on a regional scale in any

measurable or significant way. The Ancillary Development represents new development that

should have minimal impacts to the region, as discussed further below.

The Meadowlands Sports Complex is currently undergoing redevelopment with the

implementation of two distinct projects: the Meadowlands Xanadu Redevelopment Project and

the Meadowlands Railroad and Roadway Improvement Project. Coupled with the Stadium

Project, these projects represent a positive cumulative impact on the Sports Complex. These

two distinct projects are described as follows:


40196

Meadowlands Xanadu Redevelopment Project: This project is proposed on the East

Site of the Meadowlands Sports Complex and will be located around the existing

Continental Airlines Arena building. Xanadu will provide a total of approximately 4.96

million square feet of gross space including 2.7 million square feet of

entertainment/retail space; 1.7 million square feet of office space; and a 500,000 square

foot 5200room hotel. The project also includes a series of roadway and related

transportation improvements to the project site and nearby regional roadways. Off0site

roadway improvements include the construction of a new flyover ramp from eastbound

NJ Route 3 to northbound NJ Route 120, the widening of a portion of NJ Route 120,

and the widening of the ramp from southbound NJ Route 120 to westbound NJ Route

3.

Meadowlands Railroad and Roadway Improvement Project: This project is

proposed on the West Site of the Meadowlands Sports Complex and will consist of the

construction of a new 2.30mile rail alignment from a connection with the current

Pascack Valley Line near Route 17, just south of Paterson Plank Road, to the Sports

Complex. The rail will terminate at a new rail station located west of Route 120

centrally located between the Continental Airlines Arena, Giants Stadium, and the

Meadowlands Racetrack. Construction of this project is currently underway and is

anticipated to be operational in 2008. This project also includes a series of roadway

improvements to existing roads and intersections on or immediately adjacent to the

Meadowlands Sports Complex.

The Meadowlands Sports Complex is located within the HMD and has been incorporated into

the NJMC Master Plan (NJMC, 2004). The Master Plan has anticipated redevelopment of the

Meadowlands Sports Complex as well as development and redevelopment within the region.

The Master Plan recognizes that the Sports Complex is a focal point of development in the

Meadowlands and that development on the Sports Complex will have beneficial impacts to

stimulating other projects in the region.

The NJSEA has studied indirect and cumulative impacts of the two distinct ongoing projects at

the Meadowlands Sports Complex in previous studies (NJSEA, 2004; NJSEA, 2005). In

addition, the NJSEA undertook a regional transportation project that examined foreseeable

projects in the region for traffic projections (Edwards & Kelcey Inc., 2004). These studies

identified the following projects:


40197

1. Highland Cross, Rutherford, NJ: Although originally proposed to be redeveloped

with 912,000 square feet of office space and a 2160room hotel, the selected

redeveloper Lincoln Equities is now proposing to construct 3,400 units of housing, a

commercial and retail village, and a hotel. Scheduling of this development is

uncertain.

2. Riverside Court, Secaucus, NJ: This townhouse development will include 212

residential units. Construction of this development is almost complete.

3. Paterson Plank Redevelopment District, Carlstadt and East Rutherford, NJ:

The redevelopment of this area could ultimately include up to 285,000 square feet of

office space; 845,000 square feet of commercial retail space; and 1,460,000 square

feet of light industrial and warehouse space. Detailed development plans for this

project are still uncertain.

4. AvalonBay Communities Apartment Complex, Lyndhurst, NJ: This 3280unit

apartment complex is currently under construction.

5. Millennium Homes Equinox 360, East Rutherford, NJ: This condominium

community will feature two high0rise towers with a total of approximately 600 units.

Construction is scheduled to be complete in 2008.

6. EnCap/Meadowlands Golf Redevelopment Project, Lyndhurst, NJ: This project

proposes to construct a 3500room 308,000 square foot hotel; 100,000 square feet of

retail space; two 180hole golf courses; 50,000 square feet of golf course support

buildings; 1,980 residential units; and 35,000 square feet of residential support

buildings. Site preparation and environmental remediation began in 2004.

7. Secaucus Transit Village, Secaucus, NJ: This project proposes to develop

approximately 1,805 market0rate residential units and about 30,000 square feet of

neighborhood commercial space near the Secaucus Junction Rail Station. The first

phase of the project is currently under construction.


40198

A summary of the potentially significant indirect and cumulative impacts of the Stadium Project

when considered in the context of the above0listed reasonably foreseeable projects is

presented below.

Traffic

A Traffic Study was performed to evaluate the impact of the Stadium Project on the

local roadway network (Appendix G). The baseline traffic conditions used in the Traffic

Study were based on the TRC Raymond Keyes traffic study performed for the

Meadowlands Xanadu Redevelopment Project in 2004 (TRC, 2004) and the regional

traffic study performed on behalf of the NJSEA and NJDOT in 2004 (Edwards & Kelcey

Inc., 2004). The regional traffic study included the additional traffic that would be

generated by the planned development projects in the vicinity of the Meadowlands

Sports Complex and the Meadowlands Xanadu Redevelopment Project.

The Meadowlands Regional Roadway Improvements Project proposed a series of

regional roadway improvements to address current congestion problems and

accommodate traffic growth. The proposed roadway improvements include upgrades

to New Jersey Turnpike Interchange 16W, NJ Route 3, and the NJ Route 17

Interchange with Paterson Plank Road. Intersection improvements are also proposed

along Paterson Plank Road (Route 120), NJ Route 17, and Washington Avenue.

The build condition volumes and levels of service used in the Stadium Project Traffic

Study (i.e. the traffic conditions after the completion of the Stadium Project) assumed

that all the mitigation measures required by the Meadowlands Xanadu Redevelopment

Project are fully implemented as well as various transportation improvements that have

been committed to by NJDOT and the NJTA. In order to develop a conservative

estimate of traffic impacts, the build conditions did not take into account any diversion

of trips to mass transit as a result of the rail expected to be operational in 2008. The

build conditions, however, did assume that roadway improvements associated with the

Railroad Project are completed.

By considering these other developments and transportation improvement projects

planned in the vicinity of the Project Area, the Traffic Study demonstrates that the traffic

generated by the Stadium Project will not contribute to a significant cumulative impact

to the local roadway network. The additional vehicle trips generated by the Stadium

Project are anticipated to have minimal impacts on the LOS of the roadway


40199

intersections surrounding the Project Area provided that the planned improvements by

other developers and state agencies are implemented.

To further improve traffic conditions in and around the Project Area, NM Stadco is

funding the cost of infrastructure improvements within the West Site of the

Meadowlands Sports Complex. These improvements will facilitate traffic flow to the

surrounding roadway network, improve movements within the Sports Complex, and

provide well0marked parking areas (See Section 4.11).

Land Use

The Project proposes to replace the existing stadium and training facilities and construct

new related ancillary development. The Project will not change any current land uses

on the Sports Complex. As discussed in Section 4.15.2, the new sports and

entertainment0related commercial and retail uses that will be provided by the Stadium

Project through the Ancillary Development are permitted by NJSEA’s implementing

legislation and are consistent with new stadium development projects across the

country. As such, the Stadium Project conforms to the current “Sports and Exposition”

land use and zoning designation of the Project Area set forth by the NJMC and will not

contribute to any potential adverse indirect or cumulative impacts to land use. The

Stadium Project and Meadowlands Xanadu Redevelopment Project will not change

current sports and entertainment land uses on the Meadowlands Sports Complex.

It is anticipated that the Stadium Project, in combination with the adjacent

Meadowlands Xanadu Redevelopment Project, will have beneficial indirect impacts on

nearby land use. As envisioned in the NJMC Master Plan, existing commercial

businesses in the areas surrounding the Meadowlands Sports Complex, including the

NJMC0designated Paterson Plank Road Redevelopment Area, will most likely

experience growth as opportunities develop to support the construction and operation

of these two projects on the Meadowlands Sports Complex.

Socioeconomics

The Stadium Project will result in a number of substantial and beneficial socioeconomic

impacts to the NJSEA, the Hackensack Meadowlands region, and the State of New

Jersey. Lease payments from NM Stadco to the NJSEA will provide additional revenue,

while tax revenues will provide beneficial impacts to the region and State. NJSEA will

continue payments to East Rutherford in lieu of property taxes (i.e., Payments in Lieu of


40200

Taxes (PILOT)). It is estimated that tax revenues from construction of the new Stadium,

Giants and Jets training facilities, and associated direct, indirect and induced economic

impacts will be $64.7 million, while the annual tax revenues from operations of the new

Stadium, training facilities, and aforementioned associated economic impacts will be

$66.5 million. The Stadium Project and associated spending will create a range of jobs

beneficial to the region and State. Construction activities and associated direct, indirect

and induced economic impacts will support approximately 12,200 jobs, while Project

operations and aforementioned associated economic impacts will support approximately

12,450 jobs. The total direct, indirect and induced economic activity during construction

is projected to be $1.2 billion, while the total economic activity generated by operation

of the new Stadium, training facilities and associated spending will be approximately

$938 million annually.

4.15 land use and zoning - new jersey › dep › special › meadowlands › docs ›...

Documents