sayreville, new jersey urban design

plangraphical communication for planners ai yamanaka spring 2015 final project

table of contents 3

background56789

1011

aerial- region

aerial- study area

base map

trends, issues, goals

site analysis

site

master plan

1516

18192021

subdivision plan

final design

land use

unit types & unit count

street hierarchy

street sections

1314

2223

17

illustrative site plan

rendering

3d massing model

sketches

table of contents

background 5

Sayreville, New Jersey is located in-land along the Raritan River, south-west of Perth Amboy and east of New Brunswick in Middlesex Coun-ty. According to the 2010 American Community Survey, the total popu-lation of Sayreville is 42,704 people. 68.6% of the population is white, 11.6% black, and 17.1% Asian. The median household income in Sayreville is $77,918, which is com-pared to the state median income

level of $71,629. The city has ap-proximately 15,636 households with 95.4% of units occupied. Sayreville boasts a long history of industrial activity, housing the clay, sand & glass, chemicals, munitions, and railroads industries, and continues to have a strong industrial base to-day. The city experienced severe flood damage from Hurricane San-dy in 2012, and is still trying to re-develop many of its vacant lands.

background

a)from top left: map of sayre-ville, 1850 b) trolley at cross-man pit c) aerial photograp of sayreville d) lower main street in sayreville with trolley tracks

photos courtesy of sayreville historical society

North 0 400’ 800’ 1,000’ 1,600’ 2,400’1”=800’ aerial-region 6 aerial-study area 7

The primary focus of this re-port’s study is an area of va-cant and open space land located in central Sayre-ville,west of the city’s Main Street, and enclosed by MacArthur Avenue, and Dolan Street to its south. The area currently has vast unused lots (to the northwest and south-east), and there is no vehicular road that passes through the site from east to west, decen-tralizing the city’s Main Street. Mostly single-family residential homes line the streets (Main, Dolan, and MacArthur) around the site area. The proposal for this study area is a redevelop-ment plan, introducing mixed and multi-use housing in order to create a more accessible downtown core.

aerial - region

aerial - study area

2,400’0 400’ 800’ 1,000’ 1,600’North1”=400’

Dolan Street

Mai

n St

reet

Mac

Arthur

Ave

nue

Haag Street

Kupsch StreetPearl Street

Nimitz Place

Jacobson Street

Canal Street

Ciecko Ct

Web

er Ave

nue

Hart Street

Dane Street

Eisenhower D

rive

Patton Drive

Junker Street

Buchanan Street

Smullen Street

Whitehead Avenue

Sayreville Boulevard South

Washington Road

Major Drive

Canal Street

Main

Stree

t

Web

er A

venu

e

Mac

Art

hur A

venu

e

Winsniewski Road

Sayreville Boulevard South

Mac

Arthur

Ave

nue

Dolan Street

Mai

n St

reet

Haag Street

Kupsch Street

Hart Street

Dane Street

Pearl Street Smullen StreetPatton D

rive

Eisenhower D

rive

Mac

Art

hur A

venu

e

Web

er A

venu

e

Nimitz Place

Junker Street

Web

er Ave

nue

Jacobson Street

Canal Street

Ciecko Ct

North 0 400’ 800’ 1,000’ 1,600’ 2,400’1”=400’ basemap 8 trends, issues, goals 9

As can be seen in this base map, Sayre-ville’s Borough Hall is surrounded by un-used parking spaces. Along the outside of the site area, partic-ularly in the north-western area of town, there are large tracts of vacant space. Fur-thermore, there are some streets around the study area, par-ticularly in the south eastern quadrant of the site that lack proper sidewalks. Despite the large open space, there are no bike lines to access the park.

base map existing conditions trends, issues,

goals

Much of Sayreville was built after World War II, similar to many other New Jersey suburbs. It’s Main Street was connected by trolley car, and the city was a mixture between rural, suburban, and indus-trial neighborhoods. The city has a rich history as an industrial manufacturing base. However, as domestic manufacturing has moved overseas, the

city, like many other United States suburbs have struggled to attract new residents, and maintain a via-ble local economy. This urban design and redevelopment plan hopes to use current unused open space and vacant lands to encourage multi-use housing and mixed-use around a central-ized dowtown area.

This particular study area in Sayreville was chosen because of its connectivity to the city’s Main Street. Sayreville is located in a prime location, close to New York city, accessible by NJ Transit bus. Sayrevillle is also near the Garden State Parkway, Inter-state 95, and several other regional routes that connect it to the

greater New York met-ropolitan area. As can be seen to the left, currently, the site area does not provide east-west vehicular ac-cess from MacArthur Avenue to Main Street. The proposed redevel-opment plan would include several local and arterial roads that would directly con-nect Main Street to its surrounding streets.

Mai

n St

reet

Mac

Arthur

Ave

nue

Dolan Street

Borough Hall

Bad Intersection

Long ViewsPoint of Access

Pedestrian Paths

Sweeping Views

Noise

Intersection

Enclosure

Low Point

High Point

Noise from Cars

Property to Remain

Community Park to be Replaced, Moved, or

Remain

Track & Field to be Replaced, Moved, or

Remain

Remov

e

Remov

e

Good Quali

ty res

identia

l

Good Quality residential

The picture on the top left is of Sayreville’s bor-ough hall, and to its immediate right, a large parking lot directly adjacent the study’s site area. The site area is surrounded by at least five park-ing lots, which cut off access to the open space from the Main Street. The parking lots are not in good condition, as can be seen in the bot-tom right photograph. Many of the parking lots along the site area are unused for large portions of the day. Pavement is cracked or missing, and sometimes lack sidewalks. The study area site

also has three large baseball fields and a large track and field in its southwestern quadrant. The study area’s elevation changes from a higher elevation in the eastern middle portion of the site, to lower by the south western portion. The site currently connects MacArthur Street, in the west, to Main Street by a narrow tree-lined pedestrian walkway with no bicycle or vehicle access across the site. Despite the borough hall being located along Main Street, there are not many other notable commerical establishments

along the Main Street. The street is mainly com-posed of single family residences, and does not have any multi-use or many multi-family homes. Several of the residential homes and old businesses along the site plan, partic-ularly in the northern area need to be re-moved as they are in a dilapidated state. The proposed site plan hopes to bring a more diverse housing market to the area with potential commercial and re-tail opportunities along Main Street.

North 0 400’ 800’ 1,000’ 1,600’ 2,400’1”=400’

site analysis with photos 11site analysis 10

site analysissite analysis

master plan

North 0 400’ 800’ 1,000’ 1,600’ 2,400’1”=200’

1,000’ subdivision plan 14 final design 15

final design

0 400’ 800’ 1,000’ 1,600’North1”=200’

subdivision plan

Total Site Area: 2,224,460 square feet

Total Residential Area:1,625,690 square feet

Total Commercial Area:123,442 square feet

Total Road Area:475,328 square feet

Street Unit Types

land use 16 unit types and count 17North 0 400’ 800’ 1,000’ 1,600’ 2,400’1”=200’

multi-family

single family house townhouse

mixed-use

multi-family:front yard: 0’rear yard: 70’side yard: 8’number: 12

percent: 24%

mixed-use buildings:

front yard: 0’rear yard: 70’side yard: 8’number: 6

percent: 12%

single family house: front yard: 20’rear yard: 30’number:10

percent: 20%

townhouse:front yard: 10’rear yard: 30’side yard: 107number: 22

percent: 44%

multi-family

mixed-use

townhouse

mixed-use

single family

land use distribution map

Residential, Single Unit

Residential, High Density

Commercial

Residential, Medium Density

Key Unit Type Total Area

344,524 square feet

431,833 square feet

524,679 square feet

448,096 square feet

Street Sections

me

dia

n

sidewalktravel lane

parkingplanting strip

sidewalkplanting stripparking

travel lane

10’

11’

11’

10’

10’

11’

11’

10’

5’ 5’ 5’ 5’30’

North 0 400’ 800’ 1,000’ 1,600’ 2,400’1”=200’

street hierarchy 18 street sections 19

street hierarchy

Alley

Alley

Local

Arterials

20 feet

30 feet

50 feet

60 feet

Key Road Type ROW

32,320 sq. feet

25,177 sq. feet

355,112 sq. feet

63,281 sq. feet

ROW Area

3,068 feet

6,753 feet

1,829 feet

1,527 feet

Road Length

North 0 400’ 800’ 1,000’ 1,600’ 2,400’1”=200’

illustrative site plan 20 rendering 21

The illustrative site plan shown on the left is the proposed redevel-opment urban design plan for the study area. The site contains multi-use and multi-family homes, as well as commercial estab-lishments along its southeastern edge. The roads located inside the site plan connect MacArthur Avenue to Main Street, and are mostly tree-lined. The plan pro-poses a planting strip in the mid-del of the main arterial road.

illustrative site plan

rendering

3d massing model 22 perspective drawing 23

sketches3-D Massing Model