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About

Impact

Steep Slope Ordinance:

Since the property is in the steep slop district, this plan must abide by the Steep Slope Ordinance (§461-24.1 here). The ordinance is put in place to "protect the health, safety and general welfare of the people and property within the City of Clifton from improper construction, building and development on relatively steep-sloped areas in the City." Lots in excess of 3.5 acres are permitted to build townhouses, and the total acreage of 522 Valley Rd is 3.85 acres. However, according to the applicant's engineer, of those 3.85 acres only 3.3 acres are buildable land. Per the ordinance, the site is a part of Garret Mountain. Garret Mountain Reservation in Woodland Park is not the totality of Garret Mountain.

Environmental Destruction:

According to the site plan, the construction of these townhomes will lead to the removal of over 200 trees. The plan also involves leveling much of the area, which will lead to the removal of 66,000 cubic yards of soil. This would drastically impact the land that wildlife such as birds, deer, turkeys, groundhogs, and more currently call home. Wildlife is already crossing into our roads and yards; by encroaching further into their land we would only be inviting more deer into the roads.

 

Traffic:

The addition of 20 townhouses where there is currently just one single family home can no doubt increase the flow of traffic in the immediate vicinity. This causes concerns regarding noise, slowed traffic flow, and increased air pollution. Not to mention, the townhomes will require delivery trucks, mail trucks, recycling and garbage collection trucks, etc.

 

Flooding:

The removal of over 200 trees, some which have been growing for over 100 years, can have an impact on water runoff. “Trees are valued for the beauty and many other benefits they bring to our landscapes and neighborhoods. Trees are increasingly recognized for their importance in managing runoff. Their leaf canopies help reduce erosion caused by falling rain. They also provide surface area where rainwater lands and evaporates. Roots take up water and help create conditions in the soil that promote infiltration.” (Soak Up the Rain: Trees Help Reduce Runoff | US EPA)

Quality of Life:

Those living on or near the property line of 522 Valley Rd would be losing what little remains of the Garret Mountain landscape. As more of the natural beauty in Clifton keeps being destroyed in favor of overdevelopment, many Clifton residents feel let down by the officials that are supposed to act in favor of Clifton and its people.

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