Rubatex Information

Rubatex Msds The last time a big development came to this chunk of Route 23, Butler got the parking lot and Kinnelon landed the ratable - Meadtown Shopping Center. This time around, Butler will get the lion's share of ratables. But the proposed development - a Lowe's Home Improvement Warehouse complex - has touched off a dispute in the Highlands communities about traffic and pollution.

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Rubatex Neoprene "It's the first time I can't salivate over a ratable coming in," Butler Mayor Ron Assante said at a recent Borough Council meeting. "I'm not so sure about the trade-off."

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Rubatex Pipe A developer is proposing to build a Lowe's in Butler that will share a parking lot with a retail store - possibly Borders Books & Music or Linens 'n Things - in Kinnelon. Another developer wants to build a McDonald's and Applebee's Family Restaurant next to the complex on the Butler side.

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Rubatex Pipe Insulation The developments would be on Route 23 north at Morse Avenue - the former Amerace rubber dump site, just north of Roserne's Liquors. Design plans show the stores as one shopping plaza with entrances on Route 23 and Morse Avenue.

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Rubatex 180 Kinnelon and Butler's historic argument dates to the 1970s, when the Meadtown Shopping Center was built. Both towns were interested in the development, but the stores were built in Kinnelon, and Butler was left with pavement. Since, it has been the target of local jokes.

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Rubatex 180 Fs Most Morse Avenue residents have accepted that something is bound to move to the empty lot - Target, at one time, was said to be interested - and now they ask only that traffic concerns be addressed.

Rubatex 1800 "If they made Morse a one-way street going out toward Route 23 or something like that to ease the burden on us, that would make everybody feel better," said John Berthiaume, a Morse Avenue resident.

Rubatex 320 Traffic studies show that with the stores, cars would wait up to six minutes to turn onto Route 23 during rush hour. Cars were seen recently moving smoothly through the intersection at peak hours.

Rubatex 373 It is estimated there will be an additional 150 car trips per hour in the evenings to the new development, and 400 on weekends per peak hour.

Rubatex Rubber The developer's traffic expert deemed the area "adequate," but Butler resident Christopher Vitz, a traffic engineer, launched his own traffic study.

Rubatex Tape "The intersection is going to have very, very significant delays," said Vitz, who doesn't live near the proposed development. "I'd like to see the property developed. I just don't want our town to get dumped on or suffer with traffic."

Rubatex Closing Butler Borough Administrator James Lampmann and Borough Engineer Paul Darmofalski met with officials from the state Department of Transportation last week to work out a traffic solution. They will form a proposal in the coming weeks.

Rubatex Closed Cell Gasketing Riverdale's concerns

Felpro Gaskets But a third town is in the mix - Riverdale, whose Mathews Avenue would be the southern boundary of the complex. Just one day before Lampmann and Darmofalski's meeting, Riverdale Mayor Michael Dedio approached the DOT with his traffic concerns. Riverdale recently hired a traffic engineer to critique Butler's traffic studies.

Poly Products Supplies "Here it is again: Kinnelon still gets [some of the] ratables and Butler gets the traffic," Dedio said. "That traffic study is tainted. Having fine stores like Borders and Lowe's is of little use if local neighborhoods are disrupted or our major traffic corridor is turned into a perpetual traffic jam."

Poly Hunting Feeders Other Riverdale residents stand behind their mayor. Ralph Conforti, who lives on Mathews Avenue, said he tries to attend Planning Board meetings - but both Butler and Kinnelon hold them on the same Thursdays.

Shoreline 13171 17 Neoprene "How can I be in two places at the same time?" he said.

Neoprene Pads Conforti is worried that the development will taint his well water.

Neoprene Seat Covers "I talked to 37 people. They've been passing me around like a football. All that paving is going to send the water seeping into the ground and then it comes into my well," Conforti said. "I mention it, and everyone talks to me like I'm a chicken with two heads on."

Rubber Manufacturer Riverdale was at the center of a similar dispute a few years ago when Home Depot, Staples, and BJ's moved to Route 23 less than a mile from the proposed complex. And soon, 500 luxury condominiums and a Wal-Mart are to be built on Route 23 in Riverdale. Dedio said an existing five-lane interchange will help that situation.

Industrial Insulated Foam But some residents said even that was not enough.

Wholesale Rubber "The traffic is already horrendous from all the stuff down the road," Butler resident James Mason said "This is going to look like Route 17 soon. Money talks, and that's it."

Foam Insulation Another proposed Lowe's farther south on Route 23 in Wayne has raised questions. If both Lowe's stores receive approval, they will be about six miles apart on the same side of the highway. Residents said they are concerned that if one store is approved first, the home-improvement chain may back out of the other store.

Rubber Industry Representatives at Lowe's, based in North Carolina, did not return several calls seeking comment.

Industrial Petroleum Products But Mason says that is Lowe's marketing strategy. The two Lowe's stores may be close together, but they will be near two Home Depot stores - in Riverdale and Totowa.

Petroleum Refiner Home Depot and Lowe's "claim to cater to a different clientele," said Mason, who has kept tabs on the proposed development since the beginning. "They can also steal clients from each other."

Petroleum Products Butler has suffered from a ratables drain for decades, since its once-thriving rubber industry declined as companies relocated to regions with cheaper labor, and a mill burned to the ground. The downtown lacks major employers, and the town is seeking to revive the district.

Rubatex International That's why Bob Fox, who sits on the Planning Board, has been spending his weekends visiting Lowe's and other home improvement stores around the state - counting parking spots, watching traffic, and visualizing a Butler store.

Rubatex Msds "We want to be sure this will work, and we want to help Butler," Fox said. "Yes, Route 23 is busy and we need help, but it's busy with or without this."

Rubatex Neoprene The developer offered to switch buildings around, which would land most of the ratables in Kinnelon. But that had no effect on the traffic projections. And this time, Butler wants the ratables, not just the parking lot.

Rubatex Pipe "We're happier with the way it is," Fox said. "There was never a fight between [Kinnelon and Butler]. It just happened that way with [Meadtown]. And now, it just happened this way."

By Eman Varoqua
Bergen Record - 7/23/2003

Topic: Highlands