RE-THINKING MAPLEWOOD, NJ TRANSIT, GROWTH AND DENSITY PREPARED BY THE URBAN DESIGN LAB AT COLUMBIA UNIVERSITY
Re-Thinking Mapplewood has been prepared for the Township of Maplewood in February 2013. All rights reserved. No part of this publication may be reproduced, stored in a retrieval system or transmitted in any form or by any means, electronic, mechanical, photocopying, recording or otherwise, without permission. All images in this book if not cited are property of the Urban Design Lab and research memebers.
Principal Investigators Richard Plunz, Director Richard Gonzalez, Project Coordinator Maria-Paola Sutto
Research Staff Ankita Chachra Andy Golubitsky Vanessa Espaillat Carolina Montilla
www.urbandesignlab.columbia.edu
UDL Urban Design Lab at The Earth Institute Columbia University www.urbandesignlab.columbia.edu Cover Image: Source, RPI Regional Planning Association 1927
Table of Contents Foreword
i
History and Context
1-8
Increasing Mobility
9-14
Re-Linking Infrastructure
15-18
Defining a Social Core
19-26
Expanding the Building Stock
27-30
Alternative Scenarios
31-44
Recommendations
45
Acknowledgements
46
Resources
47-48
Can transit-oriented communities ‘share resources’ as a strategy for sustainable growth?
i
Re-Thinking Maplewood, NJ
Foreword Urban regions are expanding rapidly beyond their
due to the severe effects in the aftermath of the 2008
boundaries. Communities within the peripheries
economic crisis, Dunham-Jones and Williamson
will inevitably experience growth within their
argue that peripheries within the “new landscape is
population while places to live will be highly sought
evolving, hybridizing and recombining urban and
after. The America 2050 plan outlines the cities of
suburban patterns and practices in ways that are
Boston, Washington DC and New York to become
improving sustainability and nurturing urbanism”.
‘Megaregions’ of density and economic generation. Clustered suburban communities within the nodal
Many of the redevelopment strategies implemented
pathways will experience an increase in growth as
by suburban municipalities have been based on
demands towards housing options, places of work
smart growth principles, which rethink land use and
and recreational venues will need to facilitate the
zoning ordinances, mitigation of automotive vehicle
projected increase of 17 million new residences in
ownership and consideration of mass transit as a
the Northeast alone.
main node for transportation while providing diverse housing options.
Maplewood New Jersey is an example of a
In addition, many adjacent properties near the
community that would witness such growth patterns.
transit hubs of suburban townships are queued for
Due to its geographic location and supportive
redevelopment by representing opportunities to
infrastructure such as rail lines, bus networks and
reconfigure the centers of communities.
education system, smart development strategies need to concur in order to foster and maintain
If suburban townships along transportation lines
development in a sustainable manner. Many of
are all going through profound transformations, can
the North American suburban towns have begun
these transit oriented communities ‘share resources’
a process of radical transformations towards
as a strategy for sustainable growth?
sustainable, active, mixed-use communities closely linked to their urban counterparts. However, it
The Township of Maplewood is analyzed in this
has been recently argued, ‘that the lines between
study with four sections identifying focus areas for
urban and suburban are blurring’ Suburban
development; (1) Increasing Mobility, (2) Re-Linking
townships are reconfiguring their transit-oriented
Infrastructure, (3) Enhancing a Social Core and
downtowns in order to attract a diverse population
(4) Expanding the Building Stock. In essence, the
of young professionals, who are seeking new living
development trends for improving a community’s
opportunities such as affordable housing and
characteristics are derived towards investment in
supportive resources and convenient amenities.
transportation, infrastructure, social communication and housing. Can these resources become drivers
In recent years, there has been re-emergence of
of change, reconfiguring governance structures and
suburbia as an object of analysis and development;
redefining the concept of a town or village?
Foreword
i
“The town was renamed as Maplewood in 1860, having originated from a large maple tree standing near the new station. Gradually, the name Maplewood superseded Jefferson Village and included all the surrounding little settlements, united into one town�. Joseph V. Noble
1
Re-Thinking Maplewood, NJ
HISTORY AND CONTEXT Birds Eye View of Maplewood New Jersey 1910
How does What historic Maplewood’s assets contribute history affect to Maplewood’s its presentfuture and future? growth? History of Maplewood
The Township of Maplewood, also known earlier as Jefferson Village, has an interesting history of how it came to be. It has been influenced by famous citizens who contributed to the community and the growth of this town. The first inhabitants of the valley - which is now Maplewood - were a tribe of American Indians known as the Leni-Lenape. In 1678, Essex County which belonged to the Indians, was bought by the English with an exchange of 2,100 different kinds of goods including ammunition, clothes, utensils and live-stock. Maplewood in the 18th and 19th centuries, was primarily an agricultural community, consisting mainly of farmlands and rural industries. At the start of the Revolution, the valley housed only eight families; hardly enough to constitute a town, thirty-nine years later this number had only increased to thirty. It is said that patriotic fervor inspired its name as Jefferson Village, after Thomas Jefferson, the architect of the Declaration of Independence. In 1838 the Morris and Essex Rail Road, which ran from Newark to Orange, was extended to run through Jefferson Village and terminate at Morristown. This advent of railroad insured the
Image 2: Maplewood in 1958 “The Fourth of July Celebration
growth and prosperity of the community. A route was chosen lying as close as possible to the South Mountain in order to make the shortest level track to Morristown. This choice bypassed Springfield, a far larger town, which consequently declined in importance.
Sources: Noble, Joseph V. The historical murals of Maplewood . Maplewood, N.J.: Township of Maplewood, 1961. Print. Betelle, James. “New Grade School Buildings of South Orange and Maplewood NJ”, The American School Board Journal, 1926.
3
Re-Thinking Maplewood, NJ
Image 3: Columbia High School, Maplewood and South Orange, NJ
Image: Noble, Joseph V. The historical murals of Maplewood . Maplewood, N.J.: Township of Maplewood, 1961. Print. circa 1959
Image 4: View of New York from New Jersey. Google Maps,2010.
The importance of the railroad The Morris and Essex railroads were leased to the Delaware and Lackawanna Railroad in 1868, when there were about one hundred and fifty people living in the newly named Maplewood. The improvements to the railroad in 1910 reduced ew
oo d
Ro
ad
commuting time to Newark and New York City,
Ri
dg
and many of the larger farms were sold for building lots. The real period of expansion came through between the years 1920 to 1930, when
Jeffers
on Ave
the population increased from five thousand to Parker Ave.
twenty-one thousand. Although it was not until 1947 that Maplewood obtained an independent
Elmwoo
d Ave
Tuscan Rd.
ey
Vall
St. Art Gallery & Worskshop
was built in the town. The inclusion of the Post
*
Office brought a new anchor to the site that Bo
*
post office and 1958 before a post office building
Landmark Landmark Landmark designated township ordinance Landmark designated by by township ordinance Adaptive Reuse
yd
en
increased the economic stabiliy of Maplewood Av
e.
Village and its surrounding neighborhood.
Adaptive Reuse
Image 5: Maplewood Historic Buildings Report.
History and Context
4
How connected What are the boundaries are Maplewood’s that define local theand Township regionalofmobility Maplewood? networks? o
Maplewood New York City
New Jersey
Trenton Philadelphia
N
o
Image 6: Location of Maplewood, NJ.
5
Re-Thinking Maplewood, NJ
Median Income and Population
In Maplewood, the Median Household income in dollars varies from $28,000 to $165,000. While the lighter color below the Springfield Avenue represents the lowest incomes, the higher income groups are reflected adjacent to the Maplewood Village. (In dash area) The median household income for Maplewood
$165,000 - $250,000 $115,000 -165,000 $80,000 - $115,000 $60,000 - $80,000 $28,000 - $60,000 Maplewood Boundary Railroad Census Tract Boundary Post Office Site
in 2000 was approximately $79,000, which is 38 percent higher than that in 1990, signifying a marked rise in the affluence of its residents. Proximity to New York and the short commute Image 7 : Median Income in Maplewood, NJ (US Census)
through the rail has made Maplewood one of the most desirable towns to live in. The growing popularity of Maplewood has escalated the Township’s real estate value. From 2000 to 2005 Maplewood’s average housing sale price increased by 66.8 % i.e. from $254,610 to $424,666. (Source: US Census)
White Black Asian Hispanic Other Maplewood Boundary Railroad Census Tract Boundary
One of the concerns for the town is its growth; Maplewood’s current population is 23,867 people as per the US Census 2010. Although there has been a loss of only 1 person since the past Image 8: Races in Maplewood, NJ (US Census)
10 years, this change indicates that there has been no growth in the number of people living in Maplewood. In terms of Ethnic mix, the maps generated from US census helped to observe that the demographics of the town are predominantly
Legend Legend
White (58.7%), seconded by Black at 29.7%
MUNBOUND MUNBOUND RAILROAD RAILROAD
MunBound Railroad
LANDUSE LANDUSE
followed by Hispanic, Asian and others which
Commercial / Services Industrial RECREATIONAL LAND Recreational RECREATIONAL LAND RESIDENTIAL, SINGLE Low UNIT, LOW DENSITY , MEDIUM DENSITY Residential, Density RESIDENTIAL, HIGH DENSITY OR MULTIPLE DWELLING Residential High Density TRANSPORTATION/COMMUNICATION/UTILITIES Transportation / Communication Utilities COMMERCIAL/SERVICES COMMERCIAL/SERVICES
constitute the remaining 11.6%. It is also evident
INDUSTRIAL INDUSTRIAL
from the map, that concentration of similar ethnic groups; follow a pattern, lying below and above the Springfield Avenue and the Boyden Avenue. Image 9: Land Use in Maplewood, NJ (Maplewood GIS)
Sources: The Metro Company, LLC. SPRINGFIELD AVENUE REDEVELOPMENT PLAN.2008. Print. U.S. Census
History and Context
6
What are the boundaries that define the Township of Maplewood? Existing Conditions
The Township of Maplewood as of 2012 is primarily a residential community of approximately 23,867 residents with a land area of 3.85 square miles. Maplewood village is considered to be the central business district of the town. It is allocated as the Retail Business zone, and the regulations of the zone are intended to promote a walkable mixed-use environment typically found in an established suburban central business district.
Major Public Anchors
Retail businesses,( to not include thrift shops, pawn shops and check cashing establishments), Financial institutions, Restaurants, (to not include fast-food restaurants), Dwelling units over stores and office space, (not on the street level or lower) are the permitted uses within this zone. In addition, off-street parking lots, automobile service stations and houses of worship or other places of public assembly are permitted conditional uses in the zone. The Village caters to a more affluent set of users and strives to attract customers from other nearby townships like Millburn and South Orange. The Commercial Area in Springfield Avenue is
Existing Parking Lots
zoned as Highway Business, permitting a wide variety of commercial uses including automotive industries such as car dealerships and repair facilities. It was until recently a declining commercial strip, with lack of diverse uses and mostly small auto industries. Springfield Avenue has been recently redeveloped and revitalized with better roads, pedestrian sidewalks, on street parking, street lights etc. The most recent addition to its retail has been the Walgreens store.
Land Use 7
Re-Thinking Maplewood, NJ
e
ESS
o o d Av
T he P
os t O
f fice
Si t e
ACC
ESS
ACC
ESS
ACC
Maplew
Dun
nel R
d
Pedestrian Access Points
The Post Office Site Currently, the town is seeking to redevelop the Maplewood Village Post Office Building site, along with the adjoining areas which have been identified in the ‘Area in Need of Rehabilitation Study for the Township of Maplewood (2011)’. The site is located next to a commuter railroad Image 9: Maplewood Avenue
station and in a key spot in Maplewood Village, the Township’s Central business district. The rail line physically divides the town, in to the ‘Village side’ to the north and the park side to the south. The site presents an opportunity to connect both sides of the town and develop functions and uses, which serve different age groups and communities. Sources: 2011 Master Plan Re-Examination Report 2011 - Phillips PreissGrygiel, LLC
Image 10: Post Office Building
History and Context
8
“A combination of access to transit as well as parking has helped many Jersey downtowns to revive. RPA, in partnership with Project for Public Spaces and NJ Transit, has been working with eleven downtowns to demonstrate ways to leverage access to transit into new development.’” Gary Johnson, New Jersey Office, Regional Planning Association
Re-Thinking Maplewood, NJ
OFFICE
PATH
BIKE PATH
BIKE SHARE
PARKING
PERSONAL AUTO
CAR SHARE
BUS
TRAIN
JITNEY
INCREASING MOBILITY Maplewood Train Station, NJ.
How connected are Maplewood’s local and regional mobility networks? o
TEB MMU ABE
LCA
MAPPLEWOOD, NJ EWR NYC
JFK
Mobility & Transport Infrastructure
Maplewood’s Proximity to Manhattan and Newark Ai
PHILADELPHIA City of Orange
South Orange
Maplewood
AIRPORTS RAILROADS HIGHWAYS URBAN AREAS
43 min
HIGH SPEED RAIL (2040)
1 hr 37 min
Proposed Travel Time: 3:23 Hrs
21 min 39 min
11
Re-Thinking Maplewood, NJ
PERSONAL AUTO
Penn Station
Newark Airport Hoboken
N
A regional advantage
The Township of Maplewood is strategically
o
located in Essex County, New Jersey. Maplewood’s train station is part the NJ Transit system on the Morristown Line and linked to the Northeast Corridor high-speed rail that connects New York and New Jersey. On an average weekday, more than 3000 passengers use the train at Maplewood’s station. The ride to Penn Station takes forty-three minutes and the bus ride to Manhattan approximately one hour and thirtyseven minutes. At the same time, Maplewood is thirty-nine minutes from Hoboken Terminal, a major transportation hub for the region and only twenty-one minutes away from Newark airport, which makes it a competitive location for regional, national and even international markets. At the regional level, Maplewood’s connectivity
irport
OFFICE
BUS
TRAIN
represents an important advantage because of its cross-state-boundaries relationship
Union City
between New Jersey and New York. Maplewood
Weehawken
station provides direct access to midtown Manhattan eastbound and to Gladstone or Dover
Lincoln Harbor
westbound. According to the Master Plan for the
W 38th St.
Hoboken North
Penn Station
Mobility & Transport Infrastructure
Maplewood’s Proximity to Manhattan and Newark Airport
Union City
City of Orange
Weehawken
Jersey City
Township of Maplewood created in 2004, regional connectivity helped create a spike in both
Hoboken Manhattan
Newport
homebuyer interest and home sale prices in the surrounding towns, including Maplewood, South
Lincoln Harbor
Liberty Harbor Liberty Landing Marina
South Orange
Hoboken North
BPC/WFC
W 38th St.
Penn Station
Pier 11 Maplewood
Jersey City
Newark Airport
Newport
Liberty Harbor Liberty Landing Marina
Manhattan BPC/WFC
Pier 11
Newark Airport
Orange, and Summit. Commuter lines across the state involving the four Oranges (Orange,
Hoboken
Brooklyn
South Orange, East and West Orange) offer an important precedent in suburban commuting and the development of transit oriented villages.
Brooklyn
43 min
Penn Station
1 hr 37 min 21 min 39 min
15 min
Penn Station
Penn Station Newark Airport Hoboken
15 min
Sources: The Township of Maplewood Masterplan 2004
World Financial Center
World Financial Center
Increasing Mobility
12
How connected are Maplewood’s local and regional mobility networks? Local Mobility
Maplewood is connected to its neighboring towns (Milburn, Springfield and South Orange) by Regional Bus System, which allows residents from these different townships to access shared services and extend their transportation network. At a more local level, Maplewood offers its commuting residents an alternative form of transportation through a Jitney service, which started in 1997 and has been replicated by other
Image 11: Pedestrian Community
municipalities. This service provides access to the train station during rush hours in the morning and evenings, reducing car traffic and congestion around the train station. The Jitney has limited capacity for the commuter population. The Parking Study report, prepared by Maser Consulting in 2012, proposes the implementation of a public awareness campaign to promote the availability of alternative public transportation (i.e. the Jitney Service and local bus routes) that would connect visitors, commuters and merchants throughout Maplewood Township. In addition, the study suggests that public
Image 12: Parking near Train Station
workshops can help identifying residential or retail locations that may benefit from an added Jitney or bus stop in order to make the a profitable investment in alternative systems. The town has been exploring different ways to expand the potential for the Jitney to serve transit needs beyond those of rail commuters since 2004.
Sources: Traffic Calming Policy 2012 – Maplewood Dept. of Engineering Parking Study 2012 – Maser Consulting PA
13
Re-Thinking Maplewood, NJ
Mage 13: Traffic Congestion on Maplewood Avenue
N
Rahway River
OFFICE
TRAIN
New York City South Orange
Wy om
ing
Av e
Maplewood
Par k
p Ma
St ct
ke
ood lew
S.
Ave
Pie r
ey
so
nR
ll Va
rS t
pe
Ba
Rid
Milburn
Pro s
ge
wo o
dR
d
er A ve
St
d
Milbu
rn Ave
TRAIN TRACKS PEDESTRIAN PATHS BUS ROUTE JITNEY ROUTE JITNEY STOP 10 MIN WALKING RADIUS
JITNEY
Jitney Local Service
According to the Proposed Master Plan for the Township of Maplewood, prepared by Phillips Preiss Shapiro Associates: ‘A further advantage of the Jitney is that it allows two-person working households, where at least one person commutes on the train, to live comfortably with one less automobile. This represents a cost savings for a household in excess of $6,000 per year, according to automotive cost-of-ownership statistics published by the American Automobile Association.’ Increasing Mobility
14
“Rahway River is severely polluted and is prone to destructive flooding, due to over-development within the watershed and a lack of green space within its watershed boundary to absorb storm runoff� Rahway River Corridor Study, 2012
15
Re-Thinking Maplewood, NJ
SEWER SYSTEM
STORM WATER
RE-LINKING INFRASTRUCTURE Rahway River
What is the role of infrastructure in the development of the township? o
North East Watershed
Raritan Watershed
Raritan Bay
!!
! ! ! ! ! !!
!
Maplewood Watersheds
NJ Water Zones
17
Re-Thinking Maplewood, NJ
!
! !
N
Physical Infrastructure - Water System
Essex County lies within the Raritan and the Northeast Water shed Regions. The Township of
o
Maplewood falls only under the Raritan watershed Region, under the Arthur Kill Management Area. There are two river sheds that lie in the upper and the lower part of Maplewood, Lower Hudson Basin, Rahway River / Wood Bridge Creek Shed of the Raritan Region shapes the north part of the town while , Lower Hudson Basin, Elizabeth River Shed of the Raritan Region lies in the south of the township. The town experienced its most intense period of SEWER SYSTEM
development in the 1920s and its infrastructure was in place by 1930, including its water and sewer lines, according to a review of historic Maplewood Village Post Office Dunnel Road Redevelopment Springfield Avenue Redevelopment
!
maps by the Township Engineer. Presently, sanitary sewer service is provided by the Joint Meeting of Essex and Union Counties. The major trunk sewer lines run parallel to the
!! ! !
East Branch of the Rahway River. There have been some backflow problems in these lines according to Maplewood’s Master Plan. The aged infrastructure lines undermine the efficacy of the collection system. Redevelopment Sites
The Master Plan 2004 noted that “the distribution system of water mains is aging and may become problematic in the future.” No major efforts have
RAHWAY RIVER
been undertaken since then to address the aging water infrastructure
Lower Hudson Basin Rahway River / WoodBridge Creek Shed Raritan Region
EAST RAHWAY RIVER
In the past three years, the township has proposed three areas for redevelopment:
Lower Hudson Basin Elizibeth River Shed Raritan Region
Springfield Avenue, the Dunnell Road and the Maplewood Post Office; several reports mention
STORM WATER
Wetlands Flood Zones
IRVINGTON BROOK
the age and condition of water and sewer infrastructure that needs to be considered for
Wetlands and Floodzones
future development and capacity. Sources: Springfield Avenue Redevelopment Plan 2009
Re-linking Infrastructure
18
“…And there is nothing that compares to Maplewood Village, our quaint, vibrant downtown shopping district. You can easily stage an “Around the World” progressive dinner there with all the different food establishments we now have. ” Mayor Victor DeLuca, State of the Township Address 2012
19
Re-Thinking Maplewood, NJ
JITNEY
CULTURAL
PUBLIC SPACE
RETAIL
RESTAURANTS
ENHANCING THE SOCIAL CORE “Maplewood Civic Association” Bulletin Board
Can Maplewood Village enhance the cultural and social core?
Train Station
Bank of America
King’s
Maplewood Ave.
Restaurants & Cafes
Re-Thinking Maplewood, NJ
Retaining the ‘Vibe’
According to the New York Times, Maplewood is one of those towns in New Jersey that has grown to be “affluent and much more likely to be foreignborn, college-educated and nonwhite.” Young professionals who found themselves priced out of Manhattan and Brooklyn moved here to raise children, a trend that accelerated in 1996, when New Jersey Transit increased the number of train lines taking commuters directly into Penn Station’ (New York Times, 2011). Because of this new generation of suburbanites, Maplewood has developed a new ‘vibe’ that reflects the interests of a community that responds positively to more cosmopolitan lifestyles, including food choices. Maplewood’s offers an interesting variety of restaurant choices, most of them clustered
Post Office
around Maplewood Village on the north side of the train station.
?
Maplewood Village is a social cluster of the community and its urban fabric has the potential to host other programs that can attract not only Maplewood residents but also neighboring towns.
Movie Theater
The town has a rich character and history that can be exploited. Less than a mile from Maplewood Village is Columbia High School, a public school whose alumni claimed the invention of Ultimate Frisbee in the late 1960s and among its famous alumni are two world-renowned architects: Peter Eisenman and Richard Meier.
Enhance the Social Core
22
Can Maplewood Village enhance the cultural and social core?
M AP
LE W
O O D
AV E
RESTAURANTS
RETAIL FIELD
SPRING
AVENUE
Location of the Site
PUBLIC SPACE
Image 2: Memorial Park.
Green Spaces
Network of Amenities Clinton Elementary School
The town has about 300 retail and business
Columbia High School
20
10
AD RO GE
WO
OD
ET RE PR O
VAL LEY S
SP
EC T
TRE ET
ST
in
30
5m
40
AVENUE
in
50
FIELD
SPRING
5m
60
in
70
5m
recreational buildings. The recreational facilities
AVENUE
in
Seth Boyden Elementary School
PARKER
5m
and Branch Library, Civic House, and smaller
in
Tuscan Elementary School
JITNEY
5m
Fire Houses, an Equipment Building, Main Library
in
Maplewood Middle School
the Municipal Building, Police Headquarters, two
5m
and professional offices. Township buildings include
Jefferson Elementary School
RID
establishments in addition to financial institutions
0
include five parks and playground areas comprising
Jitney Stops
50 acres as well as 480 acres of the Essex County Park Commission’s South Mountain Reservation. There are eleven churches representing seven denominations, and there are three private clubs, one of which has a golf course. The school system is operated jointly with South Orange. Sources: Noble, Joseph V. The historical murals of Maplewood . Maplewood, N.J.: Township of Maplewood, 1961. Print.
23
Re-Thinking Maplewood, NJ
CULTURAL
*
Local Artists Galleries
http://www.studiotoursoma.org/abou
ut-us
ays t Frid nligh
ge
12
Vil l a
11
Dick ens
10
Moo
wee Hallo
S Sidew ummer alk S ale
09
Sma Cost n Parade ll Bu H a & rves ume sine t Fes Co Satu ss n t t ( e W rday algre st ens) Holi day Ope n Ho use
08
Appr Custom e eciat ion D r Tast a y e for the C ure E vent
Whe re
Tour
’s W aldo Mapp lewo odst oc
ight O
ir
udio Artis ts St
07
Black
Clas
06
Girls ’N
y Fa n Da G re e
05
w
04
sic C ar Sh o
03
ut
k
Ma Resta plewood urant Week
alk Choc olate W
h
Mont
02
Histo ry
01
Timeline of Scheduled Public Events Maplewood Avenue Springfield Avenue Memorial Park
Events as Drivers
Maplewood hosts diverse social events through out the year that attract visitors from adjacent municipalities among these are the Halloween Parade, 4th of July parade, Maplewoodstock Music Festival and the Annual Art Walk which also includes South Orange galleries. Most of these activities take Image 14: Halloween in Maplewood Village.
place in or in close proximity to Maplewood village, making it a social core. However, the village lacks visual and physical connection to the rest of the town. Specifically, from the train station or the parks across the tracks, which diminishes its potential as an active cluster of activities. Alternative modes of transportation such as bike sharing stations, a new Jitney route or Zipcar stations can be located in the village to improve its connectivity at the local and regional levels.
Image 15: Green Day Fest in Memorial Park.
Enhance the Social Core
24
Can Maplewood Village enhance the cultural and social core?
Image 16: Downded Trees in Maplewood Post Hurricane Sandy
Hurricane Sandy Hurricane Sandy became a true test of resiliency for Maplewood. In October 2012 it devastated
trees, extended periods without power, very
the Northeastern United States. Classified as
little public transportation and shortages of
the eighteenth named storm, tenth hurricane
gas. This dark period exposed Maplewood to
and second major hurricane of the 2012 Atlantic
numerous problems with its aging infrastructure,
season, Sandy was a category three storm. At
such as the exposed power lines, which we
nearly 75 billion dollars in damage, it is only
knocked down not just by the wind, but by the
second to Katrina among the costliest hurricanes
fallen picturesque trees. What at one time was
on record. Due to the unprecedented nature
perceived as an asset can just as easily become
of the path the storm took, the majority of
a hazard during an emergency. In response to
communities in the North East did little to prepare
the damage, the power and gas companies
for what became known after as “super storm
opted to shut off service to prevent further long
sandy.� This was the first-ever recorded hurricane
term disruption. With the transportation and
to directly hit New Jersey.
power infrastructure down, the residents of
In the aftermath, the town saw numerous felled
Maplewood turned to their public facilities, such
25
Re-Thinking Maplewood, NJ
Maplewood Middle School Library City Hall Columbia High School De Hart Community Center
Emergency Response Centers
Image 17: Post Hurricane Sandy Maplewood Power Outages
as the library, municipal buildings, and schools for relief. Considering that a large portion of people rely on the rail to get to and from work in New York City and other surrounding townships, most that were able to, worked remotely from these relief centers. Once again, the concentration of activity was focused on the one area where the power infrastructure is underground and was not Image 18: Post Hurricane Sandy Maplewood Downed Trees
susceptible to weather. This center naturally became Maplewood Village, albeit for the wrong reasons. If the frequency of mega storms increases as projected, what role will these public nodes of relief play on a day to day basis? How can we plan for prosaic program today while considering the resiliency and role of built fabric and aging infrastructure during the seemingly inevitable
Image 19: Post Hurricane Sandy Maplewood Downed Trees
natural disasters? Enhance the Social Core
26
Tomorrow’s suburbanites will “live,work and play” in dense nodes of retrofitted properties with “walkable, mixed used buildings and well defined, shared open space as the norm rather than the exception” Ellen Dunham-Jones and June Williamson
Re-Thinking Maplewood, NJ
AMENITIES
HIGH DENSITY
LOW DENSITY
EXPANDING THE BUILDING STOCK
How the Can connected buildingare stock Maplewood’s of Maplewood localgrow and to regional attractmobility an incoming networks? population?
Car Garage
P
Dwelling Setbacks
Side Yard Setbacks for detached garages
$31,535
$208,400 $675
Additions
P
$36,794
$222,700
Facade Dimensions
$950
Per Capita Income Median Gross Rent Median Housing Values (Owner Occupied Units)
‘McMansions’ Floor Area Ratio Coverage
P
The Fair Housing Act - 1985 The Fair Housing Act – adopted by New Jersey in 1985 - established that all municipalities should enable opportunities for the construction of affordable housing to those households of lower income in their townships. Sources: Dunham-Jones, Ellen and Williamson, June (2011), Retrofitting Suburbia. Urban Design Solutions for Redesigning Suburbs, John Wiley & Sons, New Jersey, p. 35. Township of Maplewood (2008), Housing Element and Fair Share Plan Report, New Jersey, p.1-20.
29
Re-Thinking Maplewood, NJ
Chart: Housing Element and Fair Share Plan 2008 – H2M Associates, Inc.
Housing
Seventy percent of Maplewood’s housing stock is composed of single-family detached units. Newer structures containing two, three or four units account for approximately 20 percent of Township housing. The presence of larger structures with 20 units or more, reflects the trend towards Maplewood’s adaptability to a growing demand for apartment and townhouses typologies. According to the “Housing Element and Fair Share Plan”, adopted in 2008, 83.4 percent of Image 20: Maplewood Single Family Detached House
Maplewood’s housing stock was built prior to 1960. These numbers reflect an opportunity for developers to readapt old housing structures, proposing higher density and flexibility of use. Although Maplewood’s housing stock has gone through substantial remodeling and many residences have grown in size, the lots have not been subject to change and the residences have not been allowed to convert into multi-family dwellings. The township’s average housing sale price in 2000, reached US $424,666 dollars, a
Image 21: Housing Complex, South of Springfield Avenue
66.8 percent increase in five years. Given the escalation in housing prices, the high number of cost burdened households is likely to increase. Maplewood has taken important steps in the provision of the affordable housing and job creation. However, under these current policies Maplewood’s population will increase by 1,551 persons by 2018, only a 7 percent increase in 14 years. These numbers show that the current housing stock needs to be reconfigured to attract a diverse future population.
Image 22: Mixed-use Building
Expanding the building stock
30
“Even in this auto-dependent society, New Jersey downtowns are coming back around a range of policies that boost connections to transit, emphasize the pedestrian and create public places that can become a magnet for new development and new communities.� Gary Johnson, New Jersey Office, Regional Planning Association
31
Re-Thinking Maplewood, NJ
OFFICE
PATH
BIKE PATH
BIKE SHARE
PARKING
PERSONAL AUTO
CAR SHARE
BUS
AMENITIES
CULTURAL
PUBLIC SPACE
TRAIN
JITNEY
HIGH DENSITY
LOW DENSITY
SEWER SYSTEM
STORM WATER
RETAIL
RESTAURANTS
ALTERNATIVE SCENARIOS
Which design scenarios could reactivate Maplewood Village? Scenario 1
This second scheme concentrates on the
and ground floor retail, mixed in with high density
connection between Maplewood village and
residential. This particular scenario uses Kings
Memorial Park across the train tracks. This
Super Market as the main anchor tenant to relocate
connection is currently interrupted by different
to the ground level of the new development.
visual and physical elements. Vegetation and topography blocks the view of Maplewood
This mixture of programs is aiming to create a
Village from the park. In this scenario, proposed
24-hour community that does not rely on car use
building massing spans across the railroad
on a daily base. For residents that need parking,
allowing for program and potential pedestrian
a traditional parking garage structure is located
circulation above the existing NJ Transit tracks.
behind the existing Bank of America building
(See diagram 2) This proposal allows Maplewood
following existing scale and architectural articulation.
Village to physically extend south and provide a
(See diagram 4) Some sustainable features like
threshold that will attract visitors to enter through
photovoltaic panels and green roofs are considered
the expanded underground tunnel or through the
for this scheme.
building above. The former Post office building site will now be occupied by commercial office
1 e
f B
d c
A g N N Scenario 1 View West
33
Re-Thinking Maplewood, NJ
Legend:
2
High Density Housing Low Density Housing
RETAIL RESTAURANTS
Retail Office Mobility
HIGH DENSITY
New Landscaping OFFICE
New Pedestrian Path
N
Traffic Direction
AMENITIES
New Building Massing
3
PUBLIC SPACE
N PATH
Pedestrian Circulation
4 PARKING CAR SHARE
BIKE SHARE
N
BUS
Vehicular Circulation
5
Square Footages: Residential:
71,000 SF
Retail:
37,000 SF
Office:
38,000 SF
Public space: 25,000 SF Parking Spots: 848 A: 300 B: 300 c: d: e: f: g:
82 20 43 60 43
N Scenario 1 View West
Alternate Scenarios
34
Which design scenarios could reactivate Maplewood Village? Scenario 1
1 3
Legend: High Density Housing
2
4
Low Density Housing Retail Office Mobility New Landscaping New Pedestrian Path Traffic Direction N Scenario 1 View East
2
HIGH DENSITY
RESTAURANTS
View at Durand Rd
35
Re-Thinking Maplewood, NJ
3
OFFICE
RETAIL
PARKING
RESTAURANTS BUS
View at Dunnell Rd
4 OFFICE
HIGH DENSITY
RESTAURANTS
PUBLIC SPACE
PATH
View facing Bank of America Building
Alternate Scenarios
36
Which design scenarios could reactivate Maplewood Village? Scenario 2
Maplewood Village serves as a node of
also acts as a service road for the new and existing
activities for the town, however it presents some
commercial businesses.
challenges regarding vehicular congestion during rush hours, limited parking and a disconnected
This new scheme allows for more pedestrian traffic
pedestrian bypass with an entrance adjacent to
along Maplewood Ave, more visibility and better
Maplewood Ave and not directly connected to the
connection from the train station. (See diagram 5)
village.
A new plaza is located opposite of the current Bank
This design scenario responds to vehicular
of America building. This new public space will be
circulation and the idea of attracting more
used for diverse purposes and be activated by other
residents and visitors to stay in the village by
activities happening at the Post Office site such as
using the Post Office site as a center and retainer
retail at the ground level.
of activities. In this scheme, Maplewood Avenue’s traffic is re-directed to be one way due west
More parking will be accommodated by two new
alleviating some of the congestion at peak hours.
parking structures, which will be on a perpendicular
The new secondary road south of Maplewood
axis to Maplewood Avenue. They will be connected
Ave behind the current commercial buildings and
visually yet remain outside of the major commercial
potential new residential and office buildings is
strip of Maplewood Village. The availability and
also one way due east. (See Diagram 4) As a
visibility of these lots will allow visitors to enjoy the
consequence, vehicular congestion will diminish
commercial and cultural amenities while alleviating
and traffic will be directed along this route and be
traffic and car pollution problems for residents.
use as a drop off lane. This secondary access
1 E
f B
d c
A g N Scenario 2 View West
37
Re-Thinking Maplewood, NJ
Legend:
2
High Density Housing Low Density Housing
RETAIL RESTAURANTS
Retail Office Mobility
HIGH DENSITY
New Landscaping New Pedestrian Path OFFICE
Traffic Direction
AMENITIES
N
New Building Massing
3
PUBLIC SPACE
PATH
N Pedestrian Circulation
4 PARKING CAR SHARE
BIKE SHARE
N
BUS
Vehicular Circulation
5
Square Footages: Residential:
96,200 SF
Retail:
32,450 SF
Office:
77,650 SF
Public space: 15,000 SF Parking Spots: 1005 A: 300 B: 300 c: d: E: f: g:
82 20 200 60 43
N Scenario 2 View West
Alternate Scenarios
38
Which design scenarios could reactivate Maplewood Village? Scenario 2
1 3
Legend: High Density Housing
2
4
Low Density Housing Retail Office Mobility New Landscaping New Pedestrian Path Traffic Direction N Scenario 3 View East
2
OFFICE
HIGH DENSITY
RETAIL
PUBLIC SPACE
View at Durand Rd
39
Re-Thinking Maplewood, NJ
3
OFFICE
PARKING
RETAIL
View at Dunnell Rd
4
OFFICE
HIGH DENSITY
RESTAURANTS
RETAIL
PUBLIC SPACE
PATH
View facing Bank of America Building
Alternate Scenarios
40
Which design scenarios could reactivate Maplewood Village? Scenario 3
The third scheme attempts to maximize the site for its development potential. The tower like
the post office and behind commercial buildings that
element at the northern portion of the post office
are in dire need of pedestrian traffic. What if a new
site is meant to be a new icon for the maplewood
gateway was formed flanked by retail on both sides
village as people approach the town by train or
and residential and office space above.This new
car. This will not only for more residential units
pedestrian only entrance from the park side of town
but build the critical mass needed for ground
as well as commuters arriving from New York City
floor retail and ammenities that can be used by
will be a major physical gateway that will embrace
the residents and shared by the community as a
the residents and visitors alike.
whole. The remainder of the massing steps down to a four story structure as it approaches the
All of the new visitors and residents will inevitably
center of Maplewood Village, recognizing the and
need parking as well. This scheme attempts to
respecting its scale.
maximize the parking potential the site has. By building a base of parkingpartially wrapped with
This scheme attempts to also solve not just the
retail at ground level, the residential compex will
lack of visual connection from the park side of
house three full floors alone. The additional parking
town by proposing a tall structure, but also a
structures off site will provide all of the required
physical one, by providing a gran arcade like
parking for the commuters, new residents, and
entrance in to the village. Currently the central
shoppers while at the same time relieving pressure
entrance tunnel leads one directly to the back of
from Maplewood avenue.
1 e
F B
d c
H A g N Scenario 3 View West
41
Re-Thinking Maplewood, NJ
Legend:
2
High Density Housing Low Density Housing
RETAIL HIGH DENSITY
Retail Office OFFICE
Mobility
AMENITIES
New Landscaping New Pedestrian Path RESTAURANTS
Traffic Direction
N
PARKING
New Building Massing
3
PUBLIC SPACE
PATH BIKE SHARE
N
Pedestrian Circulation
4 PARKING JITNEY
CAR SHARE
N
BUS
Vehicular Circulation
5
Square Footages: Residential:
110214 SF
Retail:
27091 SF
Office:
27420 SF
Public space: 20,000 SF Parking Spots: 1283 A: 300 B: 300 c: 82 d: 20 e: 43 F: 275 g: 43 H: 220
N Scenario 3 View West
Alternate Scenarios
42
Which design scenarios could reactivate Maplewood Village? Scenario 3
1 3
Legend: High Density Housing
2
4
Low Density Housing Retail Office Mobility New Landscaping New Pedestrian Path Traffic Direction N Scenario 3 View East
2
HIGH DENSITY
PARKING
AMENITIES
View at Durand Rd
43
Re-Thinking Maplewood, NJ
3
OFFICE
BUS HIGH DENSITY
PARKING BIKE SHARE
View at Dunnell Rd
4
HIGH DENSITY
OFFICE
RESTAURANTS
RESTAURANTS
PATH
PUBLIC SPACE
View facing Bank of America Building
Alternate Scenarios
44
Recommendations
Present a formal application for the Transit Village Designation program initiated by the New Jersey Department of Transportation. This designation of Transit Village makes the redevelopment eligible for grant funding and technical assistance from state agencies. Include affordable housing in the transit village district, which requires reserving at least 20% of the residential units constructed for occupancy by low or moderate income households. Identify and preserve ‘placemaking’ areas that contribute to the maintenance of Maplewood identify such as preserving the current Bank of America building and readapting Ricalton Square in a way that enhances its historical significance. Create design guidelines that maintain the scale of Maplewood Village and follow specific parameters that respond to its current location, zoning and streetscape, defining Maplewood Village the social core of a more connected and walkable town. Follow sustainable guidelines that allow Maplewood to lead the region in terms of environmental efforts that can range from solar panels, green roofs and permeable surfaces to the implementation of bike-sharing programs and other alternative mobile sharing options.
45
Re-Thinking Maplewood, NJ
Acknowledgements This report is made possible by the generous support of the Township of Maplewood, New Jersey
Special Thanks to the following contributors: Municipality Victor DeLuca, Mayor of Maplewood
Advisory Committee John Branigan Tom Carlson Marvin Clawson Rene Clawson Renee Conlon Roger Desiderio Annete De Palma Julie Doran John James Kathy Leventhal Joseph Manning Jerry Ryan
Acknowledgements
46
Resources
Bibliography Walker, Philip. Downtown planning for smaller and midsized communities. Chicago: American Planning Association Planners Press, 2009. Print. Duany, Andres, Andres Duany, Elizabeth Zyberk, Elizabeth Zyberk, Jeff Speck, and Jeff Speck. Suburban nation: the rise of sprawl and the decline of the American Dream. New York: North Point Press, 2000. Print. Jones, Ellen, and June Williamson.Retrofitting suburbia: urban design solutions for redesigning suburbs. Hoboken, N.J.: John Wiley & Sons, 2009. Print.
Reports State of the Township Address 2012 Parking Study 2012 – Maser Consulting PA Traffic Calming Policy 2012 – Maplewood Dept. of Engineering Maplewood Greenway: Reclaiming the River 2012 2011 Master Plan Re-Examination Report 2011 - Phillips PreissGrygiel, LLC Area in Need of Rehabilitation Study 2011 - Phillips PreissGrygiel, LLC Proposal to Establish a Township-Wide Residential Garbage Collection System Township of Maplewood Bulk Requirements 2011 - Maplewood Environmental Committee 271-70 Zone Requirements 2011 – Maplewood Zoning Board of Adjustments Community Forestry Management Plan 2010-2014 – ForesTree Consultants Annual Financial Statement for the Year 2010 – Maplewood Department of Finance Maplewood Bikeway Network Plan 2010 – Urbana Consulting, LLC Rahway River Corridor Study 2010 – Edgewater Design, LLC Drainage / Flood Mitigation Improvements Feasibility Report 2009 Springfield Avenue Redevelopment Plan 2009 – The Metro Company LLC Housing Element and Fair Share Plan 2008 – H2M Associates, Inc. Township of Maplewood Master Plan Open Space and Recreation Plan Element 2008 Environmental Resources Inventory 2006 – Maser Consulting PA Proposed Master Plan for the Township of Maplewood, New Jersey 2004 Trees and Utilities: Cooperative Management Strategies for Success 2002 – Rutgers General Improvements Refunding Bonds 2012 The Historic Murals of Maplewood -1961 Noble Joseph Draft Dunnell Road Redevelopment Plan v.1 Maplewood_Local Vendor List
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Re-Thinking Maplewood, NJ
SouthOrange_riverMaster Plan 20110824_GI Opportunities for JerseyCity Street Park Public Building Lighting Policy Wetlands and Floodprone Areas Map Redevelopment Area Study_Burnettave Maplewood Parking_Burgdorff Cultural Center
PowerPoint Presentations Maplewood Greenway: Reclaiming the River 2012 – Maplewood Greenway Task Force Pay as you Throw: Garbage Collection System 2011 JMEUC Program to Eliminate Storm Water Inflow
Maps Maplewood Map of 12 Sections Township of Maplewood Recreation Areas – Dehart Park Expansion Project Township of Maplewood Zoning Map 2010 Land Use Map, 2006 Avery Library, Columbia University NY Regional Plan starting 1925 -30. Call number around AA9127 N4. http://clio.cul.columbia.edu:7018/vwebv/holdingsInfo?searchId=3283&rec Count=50&recPointer=9&bibId=3302972 GIS - Township of Maplewood Google Maps John Branigan Archives
Resources
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