Preliminary Steps for Construction on Delawanna Avenue

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According to the NJ League of Municipalities, Planning Boards prepare the Master Plan and adopt it as a planning tool; the Clifton website explains further, defining how the Planning Board “Exercises its power in regard to the master plan, subdivision control, Capital improvements, site plan review and conditional use approval and application developments.” In short, these boards review proposed ordinances, hearing generally compliant applications.

On December 7, the Planning Board heard just one conceptual plan. As a first step, YNAP Corporation presented a concept review for their 125 Delawanna Avenue property. The company has occupied the property as an E-commerce distribution warehouse for five years, and presented the possibility for an internal expansion of it. The site is a pick-pack-ship one with no manufacturing or retail shopping on the premises.

Seeking to move a sister facility’s personnel and operations into Clifton, the approximately 200-employee influx posed by this movement brought about parking concerns. These concerns were mended by civil designer Ron Dalton’s mention of an additional 160 proposed parking spaces that would come with this operation. Despite the many employees who would work onsite every shift, the overstatement of parking spaces the proposal called for was intentional as it accounted for the additional employees who would find work there during the E-commerce company’s busy seasonal months. Dalton also suggested that the applicant would plant some trees along the southern side of the building, where the new parking spaces are proposed.

The second main concern was in the sheer amount of impervious space the operation would bring to the property. The potential for flooding in the surrounding neighborhood was a major point of concern from the Planning Board. Dalton acknowledged this, saying that taking the parking underground would be ideal to maximize the retention of grassy areas, and said that the entire operation was at the mercy of the DEP, which would decide on the feasibility of that.

The meeting concluded with gratitude from the applicants for the Board’s insightful recommendations, and two points from the Board: the mitigation of impervious surface onsite, and a solid before-and-after square footage indication of the operation. The proposal carried with it no variances, which definitely helped this meeting progress smoothly. This application has a good distance to go before it can be presented for approval and the Board wished everyone involved good luck. 

If you’d like to watch the meeting, you can see it HERE.



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