4.15 land use and zoning · hmd official zoning map, and recent aerial photographs. the land use...
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New Meadowlands Stadium Project Final Environmental Impact Statement
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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.
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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.
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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.
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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.”
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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. 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
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keyed to “rebuild our towns, reduce congestion, and preserve open space.” The
Stadium Project advances Smart Growth in several key ways:
The regional and state-wide 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 mixed-use 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.
As discussed in Section 6.2.3, no federal permits are required for the project nor are any
federal funds to be used for the project; therefore the NJSEA and NM Stadco have
determined that a Coastal Zone Management Consistency Determination pursuant to
the Federal Coastal Zone Management Act (16 U.S.C. 1451 et seq.) is not required from
NJDEP. No project activities are proposed in any tidal areas, therefore a Waterfront
Development Permit is not required from the NJDEP. A Jurisdictional Determination
request was submitted to the NJDEP on January 25, 2007 to confirm that a Waterfront
Development Permit and Coastal Zone Management Consistency Determination are not
required.
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 Existing Conditions
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
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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
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 Paleo-Indian Period; 2) the Archaic Period; 3) the Woodland Period; 4) the Contact
Period and 5) the Post-Contact Period (NJSEA, 2004). The Paleo-Indian Period (c.
10,000-8,000 Before Common Era (BCE)) is the earliest known human occupation of the
area. The Archaic Period (c. 8,000-1,000 BCE), which is broken into three sub
categories (Early, Middle and Late), was a period characterized by wandering hunter-
gatherer cultures closely attuned to the natural environment and responsive to evolving
post-glacial 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 1500-c.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 Post-Contact Period (1700-Present)
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, better-drained 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
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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
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, 1949-1950, and 1968-1971, 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: DGS04-7 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 4-15).
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 large-scale 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 4-30).
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
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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.
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 Paterson-Hamburg Road
(Paterson Plank Road) located along the western bank of the Hackensack River (Cultural
Resource No. 1 in Figure 4-30). 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
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modern fill and the extent of muck soils render available site identification procedures
problematic in such a setting.
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 2-6, 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 1980-81, 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 4-30).
Documented historic architectural resources located within a one-mile 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 six-lane divided highway bridge over Berry’s Creek (NJMC, 2004) (Nos. 2, 3a,
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3b, 3c, and 4 in Figure 4-30, 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
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
4.17.1 Existing Conditions
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 4-31). Waterways and wetlands add an
additional 7,700 acres to the recreational, parklands, and open space areas for wildlife
viewing, paddling, eco-cruises, and fishing (NJMC, 2004; NJAS, 2006).
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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.
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, mixed-use 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, indoor-
outdoor golf, outdoor-type fishing and archery classes, an indoor mini-Formula 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 30-April 1, 1996), and concerts by world-renown
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 year-round facility for night-time 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.
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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
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 110-acre 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 25.5-mile District-wide 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, multi-purpose fields, and playgrounds.
Meadows Path – The Meadows Path is a proposed 25.5-mile 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 15-mile waterfront
greenway on the eastern portion of the HMD. When completed, this greenway will
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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 1.5-mile Mill Creek Marsh Trail.
4.17.2 Impacts and Mitigation
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 sports-related 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 youth-oriented 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
4.18.1 Existing Conditions
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 man-made 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 man-made features.
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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 medium-size buildings, one to three stories high. A pair of high-rise
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 2-5). 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, mixed-use
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 200-foot tall
snow dome, 333-foot tall ferris wheel, a roof-top roller coaster, and large motion-capable
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
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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.
The existing training facilities consist of an indoor and outdoor practice area. The indoor
practice area is an air-supported 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 2-5). 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
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asphalt parking fields, nearby roadways and hotels, bridges, creeks, ditches, and
wetlands (NJSEA, 2004).
4.18.2 Impacts and Mitigation
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 4-32). 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 4-33). 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, high-rises 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 fan-first 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 may 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 4-34). Aluminum
and glass curtain wall systems, storefront systems, metal panel systems, and
translucent scrim devices may be used to provide the more dynamic flexible upper
portions of the Stadium. The upper portion of the new Stadium may also feature an
expression of structural steel framing and field lighting towers, which will rise above the
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top of the seating bowl (Figure 4-34). 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.
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 2-10). 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 4-35). The building facades may include brick, cast stone, architectural pre-cast
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 4-36). 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 4-37, 4-38, and 4-39).
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 4-40). 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.
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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
already-developed 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 mixed-use 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.
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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 FEIS 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:
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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 520-room hotel. The project also includes a series of roadway and related
transportation improvements to the project site and nearby regional roadways. Off-site
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 2.3-mile 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:
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1. Highland Cross, Rutherford, NJ: Although originally proposed to be redeveloped
with 912,000 square feet of office space and a 216-room 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 328-unit
apartment complex is currently under construction.
5. Millennium Homes Equinox 360, East Rutherford, NJ: This condominium
community will feature two high-rise 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 350-room 308,000 square foot hotel; 100,000 square feet of
retail space; two 18-hole 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 market-rate 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.
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A summary of the potentially significant indirect and cumulative impacts of the Stadium Project
when considered in the context of the above-listed 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 Cv). 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
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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 well-marked 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
entertainment-related 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
NJMC-designated 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
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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.