Broadway Shopping Center Parking Lot Overhaul: Commercial Paving in Paterson, NJ

The Challenge: A 28,000 Square Foot Parking Lot Crisis

The call came on a Tuesday morning in October 2025.

"I've got six tenants threatening to break their leases," said James Okonkwo, property manager for Broadway Plaza, a strip shopping center on Broadway in Paterson's busy commercial district. "The parking lot is destroying their business."

Broadway Plaza houses eight retail tenants: a grocery store, pharmacy, laundromat, nail salon, barbershop, phone repair shop, tax preparation office, and a popular Caribbean restaurant. Combined, they serve 400-600 customers daily.

The parking lot hadn't been properly maintained in over a decade. What I found during my assessment was alarming:

• Potholes everywhere - 31 potholes, some large enough to damage vehicles
• Massive cracking - Alligator cracking covering 60% of the lot
• Failed drainage - Water pooling in multiple areas, taking 2-3 days to evaporate
• Invisible striping - Customers parking randomly, creating traffic chaos
• Crumbling curbs - ADA compliance concerns at the accessible spaces
• Liability exposure - Two documented slip-and-fall incidents in the past year

James had received quotes ranging from $85,000 to $115,000 for complete replacement. But the bigger concern wasn't cost—it was disruption.

"I can't close this lot for two weeks," James explained. "My tenants will lose thousands in daily revenue. Some of them are barely hanging on as it is."

This was the real challenge: How do you rehabilitate a major commercial parking lot without shutting down the businesses that depend on it?

The Strategy: Phased Night and Weekend Work

After analyzing the lot's layout and tenant operating hours, I proposed an unconventional approach: phased construction with overnight and weekend scheduling.

The Operating Constraints

• Grocery store: 7 AM - 10 PM daily (highest traffic)
• Pharmacy: 9 AM - 9 PM weekdays, 10 AM - 6 PM weekends
• Restaurant: 11 AM - 11 PM (evening peak)
• Other tenants: 9 AM - 7 PM typical

This meant we had a reliable window from 11 PM to 6 AM on weeknights and could do more extensive work on Sundays before noon when traffic was lightest.

The Phased Approach

Phase 1: Emergency Safety Repairs (Week 1) - Immediate pothole filling - Temporary striping for accessible spaces - Barricading of worst sections - Work done overnight, no business disruption

Phase 2: Drainage Infrastructure (Week 2) - Installed two new catch basins - Re-graded problem areas - Worked in sections, always maintaining 60% lot access

Phase 3: Milling and Resurfacing - Section A (Week 3) - North half of lot (14,000 sq ft) - Closed Sunday AM through Monday 5 AM - Customers redirected to south section

Phase 4: Milling and Resurfacing - Section B (Week 4) - South half of lot (14,000 sq ft) - Closed Sunday AM through Monday 5 AM - Customers used completed north section

Phase 5: Striping and ADA Compliance (Week 5) - Professional striping for 95 spaces - ADA-compliant accessible spaces with signage - Loading zone delineation - Overnight work, no disruption

The Execution: Overcoming Paterson's Unique Challenges

Urban Logistics

Broadway is one of Paterson's busiest commercial corridors. Coordinating asphalt deliveries, equipment staging, and material storage required careful planning:

• Secured permits for temporary street parking of equipment overnight
• Coordinated with Paterson PD for traffic control during Sunday operations
• Staged materials in unused corner of lot to minimize street impact
• Scheduled hot mix deliveries for 11 PM to ensure temperature viability

Weather Variables

October in Passaic County is unpredictable. We built contingency days into our schedule and monitored forecasts constantly. One overnight session was rescheduled due to unexpected rain—but our buffer time absorbed it without extending the project.

Tenant Communication

James sent weekly updates to all tenants, and we provided 48-hour notice before any section closures. We also:

• Posted clear signage directing customers to open sections
• Ensured accessible parking remained available at all times
• Personally briefed each tenant on the schedule affecting their storefront

The Technical Details

Surface Preparation

Rather than full removal (expensive and time-consuming), we employed a milling strategy:

• Milled 2 inches of deteriorated surface across the entire lot
• Full excavation only in areas with base failure (approximately 4,000 sq ft)
• Applied tack coat for proper bonding to remaining base
• Installed new 2.5-inch surface course with commercial-grade hot mix

Drainage Solutions

The original lot had inadequate drainage—a common problem in older Paterson commercial properties. We added:

• Two new catch basins in previously pooling areas
• Re-graded surface to achieve proper 2% slope toward drains
• Extended drainage pipes to connect with existing storm system

Striping and Marking

The new striping plan optimized the lot:

• 95 standard spaces (increased from previous 87 due to efficient layout)
• 5 ADA-compliant accessible spaces (up from 3, now code-compliant)
• Fire lane markings per Paterson fire code
• Directional arrows and stop bars for traffic flow
• Loading zone for grocery delivery trucks

The Investment

Cost Comparison

• Lowest competing quote: $85,000 (daytime work, full closure required)
• Highest competing quote: $115,000 (complete removal and replacement)
• Our approach: $80,000 with zero business closure

The $6,000 night/weekend premium paid for itself many times over in preserved tenant revenue.

The Results

Six weeks after project completion, James provided this assessment:

> "The difference is night and day. My tenants stopped complaining and started thanking me. The grocery store manager told me his weekend traffic is up 15% because customers aren't afraid of damaging their cars anymore. We went from liability risk to competitive advantage. Best of all, not one tenant lost a single day of business during the project. Randy's team worked around us in a way I didn't think was possible." > > — James Okonkwo, Property Manager, Broadway Plaza

Measurable Outcomes

• Zero business closure days during entire project
• 8 additional parking spaces through efficient re-striping
• ADA compliance achieved (previously at risk)
• Tenant retention: All 8 tenants renewed leases within 6 months
• Insurance premium reduced after completion inspection

Lessons for Paterson Commercial Property Owners

1. Broadway Corridor Considerations

Broadway and Main Street in Paterson see thousands of vehicles daily. Commercial properties along these corridors need parking solutions that account for:

• High traffic volume requiring durable materials
• Limited staging space requiring efficient logistics
• Urban permitting requirements
• Tenant revenue protection during construction

2. The True Cost of Deferral

Broadway Plaza's decade of deferred maintenance turned a $30,000 sealcoating and repair project into an $80,000 rehabilitation. Had they maintained the lot properly, they would have spent approximately $40,000 over ten years instead of $80,000 all at once.

3. Phased Construction is Possible

Many property managers assume large parking lot projects require complete closure. With proper planning, even 28,000+ square foot lots can be rehabilitated while maintaining business operations. The key is:

• Understanding tenant operating hours
• Designing work phases around those constraints
• Building buffer time for weather delays
• Maintaining clear communication throughout

4. ADA Compliance is Non-Negotiable

Broadway Plaza had been operating with insufficient accessible parking—a significant legal exposure. Modern parking lot projects should always include an ADA compliance review.

Does Your Paterson Parking Lot Need Attention?

If you manage commercial property in Paterson—whether on Broadway, Main Street, Market Street, or any of our busy commercial areas—look for these warning signs:

Immediate Action Required: - Potholes causing vehicle damage - Water standing for more than 24 hours after rain - Tenant or customer complaints about lot condition - Any slip-and-fall incidents documented - ADA compliance concerns

Schedule Assessment Soon: - Striping faded or missing - Widespread cracking across surface - Curbs crumbling or displaced - Lot appearance affecting tenant recruitment

Preventive Maintenance Recommended: - Surface showing gray oxidation - Minor cracking appearing - 3+ years since last sealcoating - Striping starting to fade

Commercial Parking Lot Services for Passaic County

Randy Seal Coating & Striping specializes in commercial parking lot solutions for Paterson and throughout Passaic County. Our commercial team understands the unique demands of urban properties:

What We Offer:

• Flexible scheduling including nights and weekends
• Phased construction to minimize business disruption
• Complete solutions from surface repairs to full replacement
• ADA compliance expertise
• Ongoing maintenance programs

Contact Us: - Phone: (862) 224-6666 - Email: randy@sealcoatingandstriping.com - Online: Request Commercial Assessment

Serving Paterson and all of Passaic County: Paterson | Clifton | Passaic | Wayne | Hawthorne | Totowa

Your parking lot is your first impression. Make it count. Call (862) 224-6666 for your free commercial assessment.