Re-Thinking Maplewood- Transit, Growth and Density

Maplewood Ave

Valle

y St

RE-THINKINGMAPLEWOOD, NJTRANSIT, GROWTH AND DENSITYPREPARED 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 InvestigatorsRichard Plunz, Director

Richard Gonzalez, Project Coordinator

Maria-Paola Sutto

Research StaffAnkita Chachra

Andy Golubitsky

Vanessa Espaillat

Carolina Montilla

www.urbandesignlab.columbia.edu

UDL

Urban Design Lab at The Earth Institute

Columbia University


Cover Image: Source, RPI Regional Planning Association 1927

Foreword

History and Context

Increasing Mobility

Re-Linking Infrastructure

Defining a Social Core

Expanding the Building Stock

Alternative Scenarios

Recommendations

Acknowledgements

Resources

i

1-8

Table of Contents

9-14

15-18

19-26

27-30

31-44

45

46

47-48

Re-Thinking Maplewood, NJ

Can transit-oriented communities

‘share resources’ as a strategy for

sustainable growth?


Can transit-oriented communities

‘share resources’ as a strategy for

sustainable growth?

i

Foreword i

due to the severe effects in the aftermath of the 2008

economic crisis, Dunham-Jones and Williamson

argue that peripheries within the “new landscape is

evolving, hybridizing and recombining urban and

suburban patterns and practices in ways that are

improving sustainability and nurturing urbanism”.

Many of the redevelopment strategies implemented

by suburban municipalities have been based on

smart growth principles, which rethink land use and

zoning ordinances, mitigation of automotive vehicle

ownership and consideration of mass transit as a

main node for transportation while providing diverse

housing options.

In addition, many adjacent properties near the

transit hubs of suburban townships are queued for

redevelopment by representing opportunities to

reconfigure the centers of communities.

If suburban townships along transportation lines

are all going through profound transformations, can

these transit oriented communities ‘share resources’

as a strategy for sustainable growth?

The Township of Maplewood is analyzed in this

study with four sections identifying focus areas for

development; (1) Increasing Mobility, (2) Re-Linking

Infrastructure, (3) Enhancing a Social Core and

(4) Expanding the Building Stock. In essence, the

development trends for improving a community’s

characteristics are derived towards investment in

transportation, infrastructure, social communication

and housing. Can these resources become drivers

of change, reconfiguring governance structures and

redefining the concept of a town or village?

Urban regions are expanding rapidly beyond their

boundaries. Communities within the peripheries

will inevitably experience growth within their

population while places to live will be highly sought

after. The America 2050 plan outlines the cities of

Boston, Washington DC and New York to become

‘Megaregions’ of density and economic generation.

Clustered suburban communities within the nodal

pathways will experience an increase in growth as

demands towards housing options, places of work

and recreational venues will need to facilitate the

projected increase of 17 million new residences in

the Northeast alone.

Maplewood New Jersey is an example of a

community that would witness such growth patterns.

Due to its geographic location and supportive

infrastructure such as rail lines, bus networks and

education system, smart development strategies

need to concur in order to foster and maintain

development in a sustainable manner. Many of

the North American suburban towns have begun

a process of radical transformations towards

sustainable, active, mixed-use communities closely

linked to their urban counterparts. However, it

has been recently argued, ‘that the lines between

urban and suburban are blurring’ Suburban

townships are reconfiguring their transit-oriented

downtowns in order to attract a diverse population

of young professionals, who are seeking new living

opportunities such as affordable housing and

supportive resources and convenient amenities.

In recent years, there has been re-emergence of

suburbia as an object of analysis and development;

Foreword


“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

HISTORY ANDCONTEXT

Birds Eye View of Maplewood New Jersey 1910

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

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.

History of Maplewood

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.

How does Maplewood’s history affect its present and future?

3 Re-Thinking Maplewood, NJ

What historic assets contribute to Maplewood’s future growth?

Image 2: Maplewood in 1958 “The Fourth of July Celebration

Image 3: Columbia High School, Maplewood and South Orange, NJ

The importance of the railroad

How does Maplewood’s history affect its present and future?

History and Context 4

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

commuting time to Newark and New York City,

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

the population increased from five thousand to

twenty-one thousand. Although it was not until

1947 that Maplewood obtained an independent

post office and 1958 before a post office building

was built in the town. The inclusion of the Post

Office brought a new anchor to the site that

increased the economic stabiliy of Maplewood

Village and its surrounding neighborhood.

4

What historic assets contribute to Maplewood’s future growth?

Image 4: View of New York from New Jersey. Google Maps,2010.

Landmark designated by township ordinance

Ridgew

ood Road

Jefferson Ave

Valley St.

Landmark

Boyden Ave.

Tuscan Rd.

Elmwood Ave

Parker Ave.

Adaptive Reuse*

*Art Gallery & Worskshop

LandmarkLandmark designated by township ordinanceAdaptive Reuse

Image 5: Maplewood Historic Buildings Report.

Image: Noble, Joseph V. The historical murals of Maplewood . Maplewood, N.J.: Township of Maplewood, 1961. Print.

circa 1959

How connected are Maplewood’s local and regional mobility networks?What are the boundaries that define the Township of Maplewood?


Image 6: Location of Maplewood, NJ.

o

o

o

New Jersey

MaplewoodNew York City

PhiladelphiaTrenton

N

How connected are Maplewood’s local and regional mobility networks?

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

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

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)

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

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

White (58.7%), seconded by Black at 29.7%

followed by Hispanic, Asian and others which

constitute the remaining 11.6%. It is also evident

from the map, that concentration of similar ethnic

groups; follow a pattern, lying below and above

the Springfield Avenue and the Boyden Avenue.

6

Median Income and Population

Sources: The Metro Company, LLC. SPRINGFIELD AVENUE REDEVELOPMENT PLAN.2008. Print.U.S. Census

History and Context

What are the boundaries that define the Township of Maplewood?

Image 8: Races in Maplewood, NJ (US Census)

Image 9: Land Use in Maplewood, NJ (Maplewood GIS)

Image 7 : Median Income in Maplewood, NJ (US Census)

$165,000 - $250,000$115,000 -165,000$80,000 - $115,000$60,000 - $80,000$28,000 - $60,000Maplewood BoundaryRailroadCensus Tract BoundaryPost Office Site

WhiteBlack Asian HispanicOtherMaplewood BoundaryRailroadCensus Tract Boundary

MunBoundRailroad

Commercial / ServicesIndustrialRecreationalResidential, Low DensityResidential High DensityTransportation / Communication Utilities

LegendMUNBOUND

RAILROAD

LANDUSE

COMMERCIAL/SERVICES

INDUSTRIAL

RECREATIONAL LAND

RESIDENTIAL, HIGH DENSITY OR MULTIPLE DWELLING

RESIDENTIAL, SINGLE UNIT, LOW DENSITY , MEDIUM DENSITY

TRANSPORTATION/COMMUNICATION/UTILITIES

LegendMUNBOUND

RAILROAD

LANDUSE

COMMERCIAL/SERVICES

INDUSTRIAL

RECREATIONAL LAND

RESIDENTIAL, HIGH DENSITY OR MULTIPLE DWELLING

RESIDENTIAL, SINGLE UNIT, LOW DENSITY , MEDIUM DENSITY

TRANSPORTATION/COMMUNICATION/UTILITIES



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.

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

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.

Existing Conditions

Major Public Anchors

Existing Parking Lots

Land Use


The Post Office Site

History and Context 8

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

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 9: Maplewood Avenue

Image 10: Post Office Building

Pedestrian Access Points

ACCE

SS

ACCE

SS

ACCE

SS

The Post Office Site

Maplewood Ave

Dunnel Rd


“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

INCREASINGMOBILITY

Maplewood Train Station, NJ.

BUSCAR SHAREPERSONAL AUTO JITNEYPATH BIKE SHARE TRAINPARKINGBIKE PATHOFFICE

o

o

oProposed Travel Time: 3:23 Hrs

JFKNYCEWR

ABE

MMUTEB

LCA

PHILADELPHIA

MAPPLEWOOD, NJ

AIRPORTS

RAILROADS

HIGHWAYS

URBAN AREAS

HIGH SPEED RAIL (2040)



Liberty HarborLiberty Landing Marina

Newport

Hoboken

Hoboken North

Lincoln Harbor

Weehawken

BPC/WFC

W 38th St.

Pier 11

Maplewood

Newark Airport

ManhattanJersey City

Union City

Brooklyn

43 min

Penn Station

1 hr 37 min

21 min

39 min

Penn Station

Hoboken

Penn Station

Newark Airport

City of Orange

South Orange

15 min World Financial Center

Mobility & Transport InfrastructureMaplewood’s Proximity to Manhattan and Newark Airport

PERSONAL AUTO

o

o

oProposed Travel Time: 3:23 Hrs

JFKNYCEWR

ABE

MMUTEB

LCA

PHILADELPHIA

MAPPLEWOOD, NJ

AIRPORTS

RAILROADS

HIGHWAYS

URBAN AREAS

HIGH SPEED RAIL (2040)


Increasing Mobility

The Township of Maplewood is strategically

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 thirty-

seven 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

represents an important advantage because

of its cross-state-boundaries relationship

between New Jersey and New York. Maplewood

station provides direct access to midtown

Manhattan eastbound and to Gladstone or Dover

westbound. According to the Master Plan for the

Township of Maplewood created in 2004, regional

connectivity helped create a spike in both

homebuyer interest and home sale prices in the

surrounding towns, including Maplewood, South

Orange, and Summit. Commuter lines across

the state involving the four Oranges (Orange,

South Orange, East and West Orange) offer an

important precedent in suburban commuting and

the development of transit oriented villages.

12

A regional advantage

Sources: The Township of Maplewood Masterplan 2004


Newport

Hoboken

Hoboken North

Lincoln Harbor

Weehawken

BPC/WFC

W 38th St.

Pier 11

Maplewood

Newark Airport


Union City

Brooklyn

43 min

Penn Station

1 hr 37 min

21 min

39 min

Penn Station

Hoboken

Penn Station

Newark Airport

City of Orange

South Orange

15 min World Financial Center



Newport

Hoboken

Hoboken North

Lincoln Harbor

Weehawken

BPC/WFC

W 38th St.

Pier 11

Maplewood

Newark Airport


Union City

Brooklyn

43 min

Penn Station

1 hr 37 min

21 min

39 min HobokenWorld Financial Center

Newark Airport

Penn Station

Penn Station

City of Orange

South Orange

15 min


N

BUSTRAIN OFFICE

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

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

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.

Local Mobility

Sources: Traffic Calming Policy 2012 – Maplewood Dept. of EngineeringParking Study 2012 – Maser Consulting PA



Image 11: Pedestrian Community

Image 12: Parking near Train Station

Mage 13: Traffic Congestion on Maplewood Avenue

Increasing Mobility 14


PEDESTRIAN PATHS

BUS ROUTE

JITNEY ROUTE

JITNEY STOP

10 MIN WALKING RADIUS

Valley St

Milburn Ave

Baker St Pros

pect

St

Parker Ave

Maplewood Ave

Ridgew

ood Rd

Wyo

min

g Ave

Maplewood

South ONew York City

range

Rahway River

MilburnS. Pierson Rd

TRAIN TRACKS

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.’

N

JITNEY

TRAIN OFFICE


“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

RE-LINKING INFRASTRUCTURE

Rahway River

STORM WATERSEWER SYSTEM


o

o

o

17

What is the role of infrastructure in the development of the township?

!

!

!!!

!!!

!! !! !

!

!!

!

!

Maplewood Watersheds

Raritan Watershed

North EastWatershed

NJ Water Zones

Raritan Bay

Re-linking Infrastructure

o

o

o

What is the role of infrastructure in the development of the township?

Essex County lies within the Raritan and the

Northeast Water shed Regions. The Township of

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

development in the 1920s and its infrastructure

was in place by 1930, including its water and

sewer lines, according to a review of historic

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.

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

been undertaken since then to address the aging

water infrastructure

In the past three years, the township has

proposed three areas for redevelopment:

Springfield Avenue, the Dunnell Road and the

Maplewood Post Office; several reports mention

the age and condition of water and sewer

infrastructure that needs to be considered for

future development and capacity.

18

Physical Infrastructure - Water System

Sources: Springfield Avenue Redevelopment Plan 2009

RAHWAY RIVER

EAST RAHWAY RIVER

IRVINGTON BROOK

Lower Hudson BasinElizibeth River ShedRaritan Region

Lower Hudson BasinRahway River / WoodBridge Creek ShedRaritan Region

Wetlands

Flood Zones

!

!

!!!

!!!

!! !! !

!

!!

!

!

Redevelopment Sites

Maplewood Village Post Office

Dunnel RoadRedevelopment

Springfield AvenueRedevelopment

Wetlands and Floodzones

N

STORM WATER

SEWER SYSTEM


“…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

ENHANCING THE SOCIAL CORE

“Maplewood Civic Association” Bulletin Board

PUBLIC SPACE RESTAURANTSCULTURAL RETAILJITNEY


Can Maplewood Village enhance the cultural and social core?

Bank of America

King’s

Maplewood Ave.

Train Station

Restaurants & Cafes

Enhance the Social Core


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 foreign-

born, 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

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.

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.

22

Retaining the ‘Vibe’

Post Office

Movie Theater

?



SPRINGFIELD AVENUE

PARKER AVENUE

VALLEY

STRE

ET

RIDGEWOOD ROAD

PROSPECT STREET

Clinton Elementary School

ColumbiaHighSchool

Jefferson Elementary School

Maplewood Middle School

Tuscan ElementarySchool

Seth Boyden Elementary School

010203040506070

5min

5min5min

5min

5min

5min

MAPLEWOOD AVE

SPRINGFIELD AVENUE

*

http://www.studiotoursoma.org/about-us

Image 2: Memorial Park.

Sources:Noble, Joseph V. The historical murals of Maplewood . Maplewood, N.J.: Township of Maplewood, 1961. Print.

Network of Amenities

The town has about 300 retail and business

establishments in addition to financial institutions

and professional offices. Township buildings include

the Municipal Building, Police Headquarters, two

Fire Houses, an Equipment Building, Main Library

and Branch Library, Civic House, and smaller

recreational buildings. The recreational facilities

include five parks and playground areas comprising

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.

Location of the Site

Green Spaces

Jitney Stops

Local Artists Galleries

JITNEY

PUBLIC SPACE

CULTURAL

RETAIL

RESTAURANTS

Events as Drivers

24

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

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.


*

http://www.studiotoursoma.org/about-us

Image 14: Halloween in Maplewood Village.

Image 15: Green Day Fest in Memorial Park.

Maplewood Avenue

Springfield Avenue

Memorial Park

Location of the Site

Green Spaces

Jitney Stops

Local Artists Galleries

01 02 03 04 05 06 07 08 09 10 11 12

Choc

olat

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alk

Map

lew

ood

Rest

aura

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eek

Girls

’ Nig

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’s W

aldo

Sum

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Si

dew

alk

Sale

Cust

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Ap

prec

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n Da

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Hallo

wee

n Pa

rade

&

Cost

ume

Cont

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Smal

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ines

s Sa

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ay

Dick

ens

Villa

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Frid

ays

Holid

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Hous

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Harv

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est (

Wal

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Blac

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Clas

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Car S

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Map

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Artis

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Enhance the Social Core

Timeline of Scheduled Public Events


Hurricane Sandy

Hurricane Sandy became a true test of resiliency

for Maplewood. In October 2012 it devastated

the Northeastern United States. Classified as

the eighteenth named storm, tenth hurricane

and second major hurricane of the 2012 Atlantic

season, Sandy touched down as a category three

storm. At nearly 75 billion dollars in damage, it

is only second to Katrina among the costliest

hurricanes on record. Due to the unprecedented

nature of the path the storm took, the majority of

communities in the North East did little to prepare

for what became known after as “super storm

sandy.” This was the first-ever recorded hurricane

to directly hit New Jersey.

In the aftermath, the town saw numerous felled


Image 16: Downded Trees in Maplewood Post Hurricane Sandy

25

trees, extended periods without power, very little

public transportation and shortages of gas. This

dark period exposed Maplewood’s problematic

aging infrastructure, such as the exposed power

lines, which were knocked down by the wind,

and the large fallen rees. What at one time was

perceived as an asset can just as easily become

a hazard during an emergency. In response to

the damage, the power and gas companies

opted to shut off service to prevent further long

term disruption. With the transportation and

power infrastructure down, the residents of

Maplewood turned to their public facilities, such

as the library, municipal buildings, and schools

for relief. Considering that a large portion of

26


Image 17: Post Hurricane Sandy Maplewood Power Outages

Image 18: Post Hurricane Sandy Maplewood Downed Trees

Image 19: Post Hurricane Sandy Maplewood Downed Trees

Emergency Response Centers

26Enhance the Social Core

Maplewood Middle School

Library

City Hall

Columbia High School

De Hart Community Center

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

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

infrastructures during the seemingly inevitable

natural disasters?


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

EXPANDING THEBUILDING STOCK

AMENITIES HIGH DENSITY LOW DENSITY



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.

Can the building stock of Maplewood grow to attract an incoming population?

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.

P

P

P

Side Yard Setbacksfor detached garages

Dwelling Setbacks

Floor Area Ratio Coverage

Facade Dimensions

$208,400

$222,700

$675

$950

$36,794

$31,535

Per Capita IncomeMedian Gross RentMedian Housing Values (Owner Occupied Units)

Chart: Housing Element and Fair Share Plan 2008 – H2M Associates, Inc.

‘McMansions’

Additions

Car Garage

29


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

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

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.

30

Housing

Expanding the building stock

Can the building stock of Maplewood grow to attract an incoming population?

30

Image 20: Maplewood Single Family Detached House

Image 21: Housing Complex, South of Springfield Avenue

Image 22: Mixed-use Building


“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

ALTERNATIVESCENARIOS

BUSCAR SHAREPERSONAL AUTO JITNEYPATH BIKE SHARE TRAINPARKINGBIKE PATH

AMENITIES HIGH DENSITY LOW DENSITY

STORM WATERSEWER SYSTEM

PUBLIC SPACE RESTAURANTSCULTURAL RETAIL

OFFICE

Scenario 1

Which design scenarios could reactivate Maplewood Village?


This first scheme concentrates on the connection

between Maplewood village and Memorial

Park across the train tracks. This connection

is currently interrupted by different visual and

physical elements. Vegetation and topography

blocks the view of Maplewood Village from the

park. In this scenario, proposed building massing

spans across the railroad allowing for program

and potential pedestrian circulation above the

existing NJ Transit tracks. (See diagram 2) This

proposal allows Maplewood Village to physically

extend south and provide a threshold that will

attract visitors to enter through the expanded

underground tunnel or through the building

above. The former Post office building site will

now be occupied by commercial office and

ground floor retail, mixed in with high density

residential. This particular scenario uses Kings

Super Market as the main anchor tenant to relocate

to the ground level of the new development.

This mixture of programs is aiming to create a

24-hour community that does not rely on car use

on a daily base. For residents that need parking,

a traditional parking garage structure is located

behind the existing Bank of America building

following existing scale and architectural articulation.

(See diagram 4) Some sustainable features like

photovoltaic panels and green roofs are considered

for this scheme.

N

1

A

B

N

Scenario 1 View West

c

g

fe

d

Alternate Scenarios 34



Vehicular Circulation

Pedestrian Circulation

New Building Massing

Square Footages:

Residential: 71,000 SF

Retail: 37,000 SF

Office: 38,000 SF

Public space: 25,000 SF

Parking Spots: 848A: 300B: 300

c: 82d: 20e: 43f: 60g: 43

Legend:

High Density Housing

Low Density Housing

Retail

Office

Mobility

New Landscaping

New Pedestrian Path

Traffic Direction

N

N

N

N

2

3

4

5

PATH

BUS

CAR SHARE

BIKE SHARE

PARKING

AMENITIES

HIGH DENSITY

PUBLIC SPACE

RESTAURANTSRETAIL

OFFICE



Scenario 1

Legend:


Low Density Housing

Retail

Office

Mobility

New Landscaping

New Pedestrian Path

Traffic Direction

Scenario 1 View East

View at Durand Rd

35

HIGH DENSITY

RESTAURANTS

N

2

1

2

3

4

36


Alternate Scenarios

View at Dunnell Rd

View facing Bank of America Building

36

HIGH DENSITY

RESTAURANTS

RESTAURANTS

3

4

OFFICE

OFFICE

PUBLIC SPACE

PATH

PARKING

BUS

RETAIL

Scenario 2


37 Re-Thinking Maplewood, NJ Re-Thinking Maplewood, NJ

Maplewood Village serves as a node of

activities for the town, however it presents some

challenges regarding vehicular congestion during

rush hours, limited parking and a disconnected

pedestrian bypass with an entrance adjacent to

Maplewood Ave and not directly connected to the

village.

This design scenario responds to vehicular

circulation and the idea of attracting more

residents and visitors to stay in the village by

using the Post Office site as a center and retainer

of activities. In this scheme, Maplewood Avenue’s

traffic is re-directed to be one way due west

alleviating some of the congestion at peak hours.

The new secondary road south of Maplewood

Ave behind the current commercial buildings and

potential new residential and office buildings is

also one way due east. (See Diagram 4) As a

consequence, vehicular congestion will diminish

and traffic will be directed along this route and

More parking will be accommodated by two new

parking structures, which will be on a perpendicular

axis to Maplewood Avenue. They will be connected

visually yet remain outside of the major commercial

strip of Maplewood Village. The availability and

visibility of these lots will allow visitors to enjoy the

commercial and cultural amenities while alleviating

traffic and car pollution problems for residents.

be use as a drop off lane. This secondary access

also acts as a service road for the new and existing

commercial businesses.

This new scheme allows for more pedestrian traffic

along Maplewood Ave, more visibility and better

connection from the train station. (See diagram 5)

A new plaza is located opposite of the current Bank

of America building. This new public space will be

used for diverse purposes and be activated by other

activities happening at the Post Office site such as


N

1

A

B

c

g

fE

d

Alternate Scenarios 38


Legend:


Low Density Housing

Retail

Office

Mobility

New Landscaping

New Pedestrian Path

Traffic Direction

Square Footages:

Residential: 96,200 SF

Retail: 32,450 SF

Office: 77,650 SF


Parking Spots: 1005A: 300B: 300

c: 82d: 20E: 200f: 60g: 43





2

3

4

5

N

N

N

N

PATH

BUS

CAR SHARE

BIKE SHARE

PARKING

AMENITIES

HIGH DENSITY

PUBLIC SPACE

RESTAURANTSRETAIL

OFFICE



Scenario 2

Legend:


Low Density Housing

Retail

Office

Mobility

New Landscaping

New Pedestrian Path

Traffic Direction

Scenario 3 View East

N

1

2

2

3

4

View at Durand Rd

39

HIGH DENSITY

OFFICE

PUBLIC SPACE

RETAIL

40


3

4

View at Dunnell Rd

40Alternate Scenarios


RESTAURANTS

OFFICE

PUBLIC SPACE

PARKING

HIGH DENSITY

OFFICE

PATH

RETAIL

RETAIL


The third scheme attempts to maximize the site

for its development potential. The tower like

element at the northern portion of the post office

site is meant to be a new icon for the maplewood

village as people approach the town by train or

car. This will allow for more residential units to

build the critical mass needed for ground floor

retail and ammenities, which can be used by

the residents and the existing community, to

remain economically viable. The remainder of the

massing steps down to a four story structure as

it approaches the center of Maplewood Village,

recognizing and respecting the existing scale.

Through the use of a tall element this scheme

attempts to create a visual connection from

the park side of town to Maplewood Village.

By expanding the central tunnel passage and

providing a grand arcade like entrance in to

the village, this scheme attempts to solve the

perceived lack of a physical connection. Currently

the central entrance tunnel leads one directly to

the back of the post office and behind commercial

buildings that are in dire need of pedestrian traffic.

What if a new gateway was formed flanked by

commercial space, with new residential and office

space above. This new pedestrian only entrance

from the park side of town as well as commuters

arriving from New York City will be a major physical

gateway that will embrace the residents and

visitors alike.

The visitors and residents will inevitably need

parking as well. By building a base of parking

partially wrapped with retail at ground level, the

residential compex on the former post office site

will house three full floors of parking alone. The

additional parking structures off site will provide

all of the required parking for the commuters, new

residents, and shoppers while at the same time

relieving pressure from Maplewood avenue.


Scenario 3


N

1


41

A

B

c

g

H

Fe

d


Square Footages:

Residential: 110214 SF

Retail: 27091 SF

Office: 27420 SF


Legend:


Low Density Housing

Retail

Office

Mobility

New Landscaping

New Pedestrian Path

Traffic Direction


Alternate Scenarios






N

N

N

N

42

Parking Spots: 1283A: 300B: 300c: 82d: 20e: 43F: 275g: 43H: 220

2

3

4

5

PATH

BUS

CAR SHARE

BIKE SHARE

PARKING

PARKING

AMENITIES

HIGH DENSITY

PUBLIC SPACE

RETAIL

OFFICE

JITNEY

RESTAURANTS

STORM WATER



Scenario 3

Scenario 3 View EastScenario 3 View East

N

1

2

2

3

4

View at Durand Rd

43

AMENITIES

HIGH DENSITY

PARKING

Legend:


Low Density Housing

Retail

Office

Mobility

New Landscaping

New Pedestrian Path

Traffic Direction



View at Dunnell Rd

44


RESTAURANTS

OFFICE

PUBLIC SPACE

HIGH DENSITY

HIGH DENSITY

RESTAURANTS

4

PATH

3

OFFICE

PARKINGBIKE SHARE

BUS

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.

Acknowledgements

This report is made possible by the generous support of the Township of Maplewood, New Jersey

Special Thanks to the following contributors:

MunicipalityVictor DeLuca, Mayor of Maplewood

Advisory CommitteeJohn Branigan

Tom Carlson

Marvin Clawson

Rene Clawson

Renee Conlon

Roger Desiderio

Annete De Palma

Julie Doran

John James

Kathy Leventhal

Joseph Manning

Jerry Ryan

Recommendations

Acknowledgements 46

BibliographyWalker, 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.

ReportsState 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

Resources


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 PresentationsMaplewood Greenway: Reclaiming the River 2012 – Maplewood Greenway Task Force

Pay as you Throw: Garbage Collection System 2011

JMEUC Program to Eliminate Storm Water Inflow

MapsMaplewood 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

Resources 48

Maplewood Ave

Valle

y St


Re-Thinking Maplewood- Transit, Growth and Density

Documents

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