*DRAFT* HACKENSACK MEADOWLANDS DISTRICT MASTER PLAN UPDATE 2020 AUGUST 2019 An Update to the 2004 Master Plan NEW JERSEY SPORTS & EXPOSITION AUTHORITY 1 DeKorte Park Plaza Lyndhurst, NJ 07071 *DRAFT* www.njsea.com Chairman John Ballantyne HACKENSACK MEADOWLANDS DISTRICT Vice Chairman MASTER PLAN UPDATE 2020 Joseph Buckelew President/CEO Vincent Prieto Board Members AUGUST 2019 John Ballantyne Joseph Buckelew Robert J. Dowd Armando B. Fontoura Michael H. Gluck Woody Knopf Elizabeth Maher Muoio Steven Plofker, Esq. Andrew Scala Anthony Scardino Louis J. Stellato Robert B. Yudin TABLE OF CONTENTS *DRAFT* HACKENSACK MEADOWLANDS DISTRICT MASTER PLAN UPDATE 2020 AUGUST 2019 MASTER PLAN 1. INTRODUCTION I. Hackensack Meadowlands District ....................................................................................................... 1-1 II. NJSEA Structure .................................................................................................................................... 1-2 III. Constituent Municipalities ................................................................................................................... 1-4 IV. Goals and Objectives ............................................................................................................................ 1-6 V. The Meadowlands Plan: A 50-Year Retrospect .................................................................................. 1-12 Figure 1.1 - Constituent Municipalities within the Hackensack Meadowlands District .......................................... 1-2 2. POPULATION AND ECONOMY I. Population ............................................................................................................................................ 2-2 II. Employment ......................................................................................................................................... 2-6 III. Economy ............................................................................................................................................. 2-10 IV. Real Estate Trends .............................................................................................................................. 2-14 V. State of New Jersey Economic Development Incentives ................................................................... 2-16 Figures 2.1 - Land within the Hackensack Meadowlands District, by Municipality ................................................. 2-1 2.2 - Population of Meadowlands District Municipalities ............................................................................ 2-3 2.3 - Population Changes of Meadowlands District Municipalities ............................................................. 2-3 2.4 - Household Income Profile (2000-2018) ............................................................................................... 2-4 2.5 - Median Household and Per Capita Income (2018 and 2023) .............................................................. 2-5 2.6 - Educational Attainment (2010-2018) .................................................................................................. 2-6 2.7 - Labor Force by Employment Status ..................................................................................................... 2-7 2.8 - Paid Employees in Bergen and Hudson Counties by NAICS Code ........................................................ 2-8 2.9 - Top Industries within Bergen and Hudson Counties (2000-2018) ....................................................... 2-9 2.10 - Employment Trends(2000 – 2018) ................................................................................................... 2-10 2.11 - Real GDP (Chained 2009 Dollars) .................................................................................................... 2-12 2.12 - Year over Year Percent Changes in CPI-U For Urban Consumers: New York MSA ........................... 2-13 2.13 - Employer Value of Sales, Shipments, Receipts, Revenue or Business Done in District Municipalities ............. 2-14 2.14 - Industrial Market Inventory, Lease and Vacancy Rates ................................................................... 2-15 2.15 - Office Market Inventory, Lease and Vacancy Rates ........................................................................ 2-16 Table of Contents i 3. LAND USE I. Existing Land Uses ............................................................................................................................... 3-1 II. Land Use Trends ................................................................................................................................... 3-4 III. Redevelopment .................................................................................................................................. 3-18 IV. Historic Resources .............................................................................................................................. 3-26 V. Build-Out ............................................................................................................................................ 3-29 Figures 3.1 - Existing Land Uses within the Hackensack Meadowlands District ...................................................... 3-3 3.2 - Land Use Changes within the District since 2004 ................................................................................ 3-4 3.3 - Natural Areas ...................................................................................................................................... 3-5 3.4 - Development Sites Classified as Wetlands or Water Land Use in 2004 ............................................... 3-7 3.5 - Public Parks and Recreation Areas in the Meadowlands District ........................................................ 3-8 3.6 - Developed Areas ................................................................................................................................ 3-12 3.7 - Hotels in the Meadowlands ............................................................................................................... 3-15 3.8 - Other Areas........................................................................................................................................ 3-17 3.9 - Redevelopment Areas in the Hackensack Meadowlands District ...................................................... 3-19 3.10 - Historic Resources in the Hackensack Meadowlands District .......................................................... 3-27 3.11 - Development Completed Compared to 2004 Master Plan Estimate ............................................... 3-29 4. HOUSING I. Household Profiles ............................................................................................................................... 4-1 II. Housing Stock Characteristics .............................................................................................................. 4-3 III. Housing Affordability ............................................................................................................................ 4-8 IV. Fair Housing Act ................................................................................................................................. 4-10 V. Hackensack Meadowlands District Fair Housing Milestones ............................................................. 4-12 VI. NJSEA Interim Policies and Site Suitability Guidelines ....................................................................... 4-13 VII. Constituent Municipality Housing Plans ............................................................................................. 4-16 Figures 4.1 - Number of Households in District Municipalities ................................................................................ 4-2 4.2 - Average Household Size in District Municipalities ............................................................................... 4-2 4.3 - Households by Family Type ................................................................................................................. 4-3 4.4 - Housing Units in District Municipalities ............................................................................................... 4-4 4.5 - Change in Housing Units, By Type (2000-2016) ................................................................................... 4-5 4.6 - Homeownership Rates (Housing Tenure: Owner vs Renter Occupied Units) ....................................... 4-6 4.7 - Housing Vacancy Rates in District Municipalities ................................................................................ 4-6 4.8 - Median Sale List Prices for All Homes .................................................................................................. 4-7 4.9 - Residential Building Permits Authorized in District Municipalities ...................................................... 4-8 4.10 - Housing Affordability Profile ............................................................................................................. 4-9 4.11 - Median Household Income .............................................................................................................. 4-10 4.12 - Affordable Housing Regional Income Limits .................................................................................... 4-11 4.13 - Housing Development within the Meadowlands District (2004-2018) ............................................ 4-15 4.14 - Affordable Housing Obligations by Constituent