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Board carries large Route 46 self-storage proposal after lengthy traffic and safety hearing; DOT permit still pending
Summary
A contested application to demolish and rebuild a 110,973 sq. ft. self-storage facility at 811–813 Route 46 was carried to March 5 after extended testimony from the applicant's traffic expert and numerous resident objectors raised safety and sight-distance concerns; the applicant has not yet secured an NJDOT access permit.
The Clifton Zoning Board carried the application by Leeland LLC for a new 110,973-square-foot self-storage facility at 811–813 Route 46 to its March 5 meeting after a multi-hour hearing dominated by traffic, sight-distance and public-safety concerns.
Attorney Michael Sullivan presented for the applicant and called traffic engineer Matthew Seckler, who summarized a revised traffic impact analysis and the applicant’s plan changes. Seckler said the proposal had been reduced about 12% from earlier plans, producing an estimated peak period of roughly 17–25 vehicle trips during the busiest hour. He described the use as a very low trip generator on a per-square-foot basis and said the driveway opening had been widened by five feet from earlier designs. He also testified that the New Jersey Department of Transportation (NJDOT) had reviewed the driveway conceptally and indicated no objection to increasing the driveway width, but that a formal DOT permit had not yet been issued.
Residents and several members of the Clifton Traffic Safety Council sharply questioned the site’s location near a Garden State Parkway ramp and a Grove Street merge onto Route 46. Speakers, including Gary Perino and others, cited frequent high speeds on Route 46, a history of crashes in the corridor and concerns about vehicles accelerating from the Grove Street approach near the proposed driveway. Witnesses asked for additional safety measures, noted that some traffic counts showed vehicles traveling in excess of the posted 50 mph limit, and questioned sight distances in wet conditions.
Seckler said the applicant has redesigned the site to increase parking to 23 spaces (including an EV credit) and to provide continuous circulation and 360-degree fire access; he also said the proposal removes a previously proposed emergency ramp connection. He emphasized that conditionally permitted uses already allowed in the RA-2 zone, such as schools or houses of worship, could generate materially more vehicle trips than this proposal.
Board members and public commenters requested copies of the Clifton Traffic Safety Council letter and asked the applicant to coordinate formally with NJDOT. The applicant asked to continue the matter so its planner could give extended testimony at a later date; the board agreed to carry the application to March 5 for further planner testimony and follow-up on DOT permitting and any additional engineering notes.
Why it matters: The site sits on a high-speed state highway near ramp/gore geometry; neighbors and the board sought more DOT coordination, crash-data analysis and assurance that sight-distance and stopping-distance standards will be met in existing field conditions before the board advances zoning relief.
Next steps: The applicant will return March 5 with planner testimony and any additional materials; the board will consider NJDOT permitting status and engineering updates at that continued hearing.
