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EXISTING CONDITIONS REPORT Transit Oriented Planning for Nanuet (CGC41249) Section 1

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EXISTING CONDITIONS REPORT Transit Oriented Planning for Nanuet (CGC41249) Section 1 September 1, 2016 EXISTING CONDITIONS REPORT Transit Oriented Planning for Nanuet (CGC41249) Section 1. Introduction and Overview Introduction Transit Oriented Planning for Nanuet is a proposal for a transit‐oriented development (TOD) plan for the Nanuet Hamlet Center in the Town of Clarkstown in New York State. For the purpose of this report, the perspective TOD area is defined as the area within a short (10 minute) walk of a transit stop or station, and we will approximate this area as being a circle that is centered on the transit stop with a ½ mile radius. For the basis of our analyses, the Nanuet TOD Area is located at the intersection of four 2010 Census Block Groups (360870113021, 360870113022, 360870113023, and 360870113032). The maps below (Figure 1) illustrate the TOD area as a dotted black circle, with the four census block groups are outlined in red. 360870113021 360870113032 360870113022 360870113023 Figure 1: Nanuet TOD area (Black Dotted Circle) and associated Census Block Groups 38 East 32nd Street, 7th Floor New York, NY 10016 tel212-209-6640 www.camsys.com fax212-209-6641 Study Area Description Located approximately 2 miles north of the New Jersey border, Nanuet has one of three Rockland County stations on New Jersey Transit's Pascack Valley Line. The Nanuet TOD area is located on North Middletown Road (also known as Main Street in Nanuet / CR‐ 33) running about ½ Mile South of SR‐59 West (Nanuet) to Church Street. On average the corridor ROW (door to door) is 54 feet, and is configured to include an 11 foot lane, 8 feet of parallel parking, and an 8 foot sidewalk in each direction. The corridor is primarily zoned hamlet center (HC), light industrial office (LIO), commercial shopping (CS), and regional shopping (RS). Very little acreage is utilized for parking due to the age of the parcels and the fact that the retail activity is primarily small businesses (often with second floor residences) that are located on small lot sizes (0.08 to 1.8 acres). SECONDARY PRIMARY Figure 2: TOD area, Primary (Red) and Secondary (Blue) Study Areas - 2- Primary Study Area The primary study area within the TOD area focuses on parcels currently zoned as hamlet center, commercial, or light industrial office or those parcels adjacent to or one block removed from Middletown Road (also known as Main Street or CR‐33) between SR‐59 and Church Street in Downtown Nanuet. Secondary Study Area The secondary study area is focused on the interface between the Nanuet hamlet and the Shops at Nanuet regional shopping mall. Shops at Nanuet is the largest employer and attractor of trips in the area. It is important that residents, employees and shoppers alike experience a safe and pleasant connection between the train station and the mall. Study Area History Nanuet is a hamlet and census‐designated place in the town of Clarkstown, Rockland County, New York, United States located north of Pearl River, south of New City, east of Spring Valley, and west of West Nyack. In 1797 the hamlet was named Nannawitt’s Meadow after a Kakiat Native American named Nannawitt1. In 1856 Clarkstown founder James DeClarke changed the town name to Nanuet, most likely due to mispronunciation. Nanuet's growth has always been linked to its accessibility to New York City. The Town’s early roads and railways, like later transportation infrastructure, played an important part in regional development. Nanuet can attribute its growth to the advent of the Erie Railroad in Rockland County in 1841. Later, during the twentieth century several transportation projects had enormous impacts on the development of Clarkstown. The construction of the Palisades Interstate Parkway (1947) and the Tappan Zee Bridge (1955) brought immense changes to Clarkstown’s landscape, and led to the development which shaped the Town into the place it is today. With the rapid growth in population and subsequent infrastructure expansion, the Town experienced an influx of business and industry. Small retail stores and strip malls developed throughout the Town, and several large firms located their offices and industrial works in Clarkstown. The Nanuet Mall, which opened in 1969, featured 101 stores in a fully enclosed two‐level complex. The Nanuet Hamlet Center has continued to grow and develop through the turn of the century. The Nanuet Station, located on the Pascack Valley Line, offers access to Pascack Valley Line stations (Pearl River, Nanuet and Spring Valley in Rockland County) including Hoboken and transfer opportunities to Penn Station, New York at Secaucus Junction and to other New Jersey stations including Newark, New Jersey and Liberty/Newark Airport. Ridership has continued to grow on the Pascack Valley Line, and infrastructure projects have been proposed which would offer a transfer‐free ride on the Pascack Valley Line into New York City. In 2007 the Rockland County Highway Department and Town of Clarkstown completed a Nanuet Hamlet Center streetscape revitalization project, which improved pedestrian infrastructure throughout the area. In 2013 Simon Properties completed construction on the Shops at 1 “IF YOU'RE THINKING OF LIVING IN: Nanuet” –NY Times http://www.nytimes.com/1989/05/07/realestate/if‐you‐re‐thinking‐of‐living‐in‐nanuet.html - 3- Nanuet. This 880,000 SF “open‐air” shopping mall redeveloped the former Nanuet Mall and has created new jobs and attracted a number new shoppers from throughout the region. Figure 3: Erie Railroad Station, Nanuet – 1909 (Left) and Nanuet Mall – 1969 (Right) Study Area Natural Systems The Nanuet TOD area is located in a valley between housing to the West and the hamlet center to the East (Figure 4). Located between two North‐South floodways and surrounded by acres of predominantly non‐permeable vehicle parking lots, the area experiences a high likelihood for flooding. PRIMARY Figure 4: Relationship between built environment and topography and flood zones (with TOD area and Primary Study Area) In particular, significant flooding in the area was reported in September of 1999 when Hurricane Floyd struck Rockland County. Located immediately adjacent to the train station, Prospect Street and Nanuet’s fire station flooded. The fire engine bays took in 3 feet of water, and the recreation room and parking lot were inundated. As a result, a new fire station is being constructed at a new location just - 4- south of primary study area on Old Middletown Road that is better protected from local flooding. Similarly, following severe thunderstorms in 2011, numerous local roads in Nanuet were closed due to flooding, resulting in a State of Emergency for the county. Thus, any proposed development for the Study area will need to accommodate potential flooding. Literature Review The following local planning guides offer guidance to understanding the existing plans posed for the hamlet center and its surrounding environment. Clarkstown Comprehensive Plan 2009 In 2009, the Town of Clarkstown updated its 1999 Comprehensive Plan to examine the past, present and potential future conditions of the Town and works to serve as a reference and guide for land use decisions. From the comprehensive plan, the Nanuet Hamlet has the following vision statement: “…A hamlet center with a small town feel, focused on the development and vibrancy of its downtown. The center will focus on quality dining and entertainment, as well as communal greenspace all defined by specific design standards. The center will provide a multimodal environment providing safety and accessibility for bicycles and pedestrians and will continue to advocate for uses important to current residents including housing for seniors and young professionals.” Mid‐Hudson Regional Sustainability Plan The Mid‐Hudson Regional Sustainability Plan charts a path of both sustainability and economic development for its approximately two million residents that live in seven counties. Within the broad context of sustainable development, this plan outlines strategies to mitigate the effects of climate change. It aims to achieve this by managing land use, transportation, and materials to improve community health, reduce energy consumption, and protect agriculture, open space, and water resources. Rockland County, and Nanuet, are within the Mid‐Hudson region, and will benefit from a properly‐executed Regional Sustainability Plan. This Transit‐Oriented Development Plan for Nanuet will complement the pre‐existing Regional Sustainability Plan and outline processes by using common performance metrics and using the regional plan as a guidance document. Partnerships & Connections: Town of Clarkstown Commercial Corridor Transportation & Land Use Study A comprehensive transportation corridor study was completed for the Town in 2016 that sought to rebalance transportation investment priorities and support the integration between land use and transportation planning. The study included an extensive analysis of existing conditions, documentation of community‐led corridor visions and development concepts, and specific zoning code alterations to support the goals identified by the Town and community. As part of the study, a business and landowner survey was conducted and a series of public outreach meetings were completed. The survey sought to build on the vision established in the Town of Clarkstown’s Comprehensive plan as it relates to land use, zoning, transportation and overall quality of life in Clarkstown. Businesses and landowners in the TOD area, reported that their primary areas of concern included traffic congestion, excessive road speeds, lack of parking, unsafe pedestrian crossings, and power outages. Survey respondents were concerned that the Nanuet Hamlet Center was lacking a - 5- “Town feel” and needed landscaping, preservation, improved signage, and building renovation. Respondents also requested additional options for senior and affordable housing. Community members were concerned that the hamlet center was lacking cohesion and a “town feel.” They also felt that limited senior and affordable housing created a challenge to the corridor’s demographic visions. Regardless of the narrow roadway and parallel parking, members felt that road speeds were excessive.
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