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New Meadowlands Stadium Project Final Environmental Impact Statement 4-170 New Meadowlands Stadium Project Final Environmental Impact Statement 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 4-27). 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. 4-170 New Meadowlands Stadium Project Final Environmental Impact Statement 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 2.3-mile 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. 4-172 New Meadowlands Stadium Project Final Environmental Impact Statement 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 4-28). 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. 4-173 New Meadowlands Stadium Project Final Environmental Impact Statement 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 4-29). 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. 19:4-4.121) 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 18-hole 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.” 4-175 New Meadowlands Stadium Project Final Environmental Impact Statement 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 entertainment-related 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 year-round 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 entertainment-related 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.
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