[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6181593,"mediaKeyId","5112688-129a5a4e44fdd612dac3a099fbc1838a","parentId",5112688,"title","Neighbors press safety, traffic and operational questions as board reviews car wash and gas-station redevelopment; hearing continued","audioSeconds",2742,"startMs",1811000,"endMs",4553000,"viewUrl","/Search/View?dp=1&key=5112688-129a5a4e44fdd612dac3a099fbc1838a&start=1811&end=4553","thumbnailUrl","https://assets.pipeline.soar.com/5112688-129a5a4e44fdd612dac3a099fbc1838a/thumbnail_1811000.jpg","articleUrl","/articles/6181593/Cranford/Union-County/New-Jersey/Neighbors-press-safety-traffic-and-operational-questions-as-board-reviews-car-wash-and-gas-station-redevelopment-hearing-continued","mediaUrl","https://secure.pipeline.soar.com/6181593-43a6dc32f320311c997a350d696f59bf/orig.mp4?Expires=1771161388&Signature=EPK0xy8oHM5qG4VceyxDHbedIquczqbgxFXK4UKjTRYsy5UfwYX3PoN5nV5cGERD4nUkM0ME5N8tu9ZfkJvcMg68Y14uWFsMSPCI-QhbH1NhZ4DjqmgvLSZ26zvBzw5xG8HN9qUQ64GRJ9QtPbbGLV0phIoHUMKQSH3oM2uTiLtSjOGGbRE5S90KvbaRqnB2YnSKRkWlhK9~0yH1yMDGnFDXroVLf5eKWxz0-HBjJjWJhdGr3BK~eh7xkuWWzoErJaVjMbPLHk8HKOgTbCBQHOT5hgzVUb72QFWpJbBsBtVwItO7Fm0DuDlcAUup2xMdrxYj5VIBx71JDkOiBIG6Pw__&Key-Pair-Id=KUT5TJCACFTXG","author","Cranford Township, NJ","date","2025-06-24T14:10:38Z","article","Mayrock Realty LLC presented preliminary architectural and operational testimony for a proposed car wash, detailing area, pet-wash kiosk and trash enclosure at 401 North Avenue East, and the Cranford Zoning Board of Adjustment continued the application to Aug. 11 to allow the applicant to submit revised plans and the board’s peer reviewers to evaluate traffic, noise, drainage, and other technical issues.

Attorney Natasha Montalvo introduced the application and said the applicant had planned partial testimony and intended to return with remaining professionals (traffic, noise, and planner). Architect Jasvinder (Jas) Arjani of Burton Engineering described a one-story, 3,350-square-foot building at the northeast corner of the lot containing a car-wash tunnel, a separate detailing bay and space for a pet-wash kiosk; the existing fueling canopy and three 8,000-gallon underground storage tanks would remain. Arjani said the proposal reduces two fueling positions to create circulation for the building, provides two stacking lanes with arm gates and 22-car stacking capacity before the tunnel, and proposes vacuums, a trash enclosure, and a water-reclamation/oil-sand separator system for wash water.

On operational details, Arjani said the car wash is designed as fully automated, with customers generally staying in their vehicles; the applicant requests car-wash hours of 7 a.m. to 10 p.m., and fuel hours consistent with township rules (applicant noted current operation and requested hours consistent with ordinance limits). The architect said detailing would be by appointment and that reclaimed wash water would pass through an oil/sand separator and a series of tanks supplied by the car-wash equipment vendor; the applicant agreed to add a trench drain at the engineer’s recommendation.

Board members, the planner and members of the public focused questioning on circulation, queue bypass options, employee and customer safety near active fuel pumps, parking adequacy (the plans show nine parking spaces versus a reported 28 required by ordinance), stormwater and proximity to existing underground fuel tanks, and buffering to nearby residences. The architect confirmed two mature trees at the rear property line would be removed for a retaining wall and that the applicant proposed adding evergreen and shade trees to improve the buffer; neighbors asked for a view from Sheriff (Scherer) Street and clarity on tree height and screening. Several residents asked about noise, idling, and air quality impacts; the applicant said a noise expert would testify at a future hearing and that trash pickup would be scheduled off-peak.

Board members said the application requires multiple design waivers and variances and urged the applicant to revise architectural elements to better fit the neighborhood and to work with township professionals — the planner, engineer and Design/Regional Management Committee (DMC) — before returning. The board set the next hearing for Aug. 11 at 7:30 p.m.; the applicant agreed to provide updated plans, traffic analysis, noise mitigation information, drainage details for the water-reclamation system and a clearer operational plan addressing employee safety and parking. No final determinations were made at the meeting.","mediaType","Video","parentTitle","Cranford Zoning Board Meeting June 23, 2025","oneSentenceSummary","Mayrock Realty LLC presented architectural and operational testimony for a car wash, detailing area and pet-wash kiosk at 401 North Avenue East; the board continued the application to Aug. 11 so traffic, noise, drainage and other technical materials can be submitted and reviewed.","taxTitle","Cranford, Union County, New Jersey","taxId",57963,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6181597,"Board delays review of proposed multi-story addition at 600 Lincoln Park East after revised plans missed deadline",517,1216000,1733000,"/Search/View?dp=1&key=5112688-129a5a4e44fdd612dac3a099fbc1838a&start=1216&end=1733","https://assets.pipeline.soar.com/5112688-129a5a4e44fdd612dac3a099fbc1838a/thumbnail_1216000.jpg","/articles/6181597/Cranford/Union-County/New-Jersey/Board-delays-review-of-proposed-multi-story-addition-at-600-Lincoln-Park-East-after-revised-plans-missed-deadline","https://secure.pipeline.soar.com/6181597-6ac2e86a482db398009990e729629e71/orig.mp4?Expires=1771161388&Signature=dIwpI~Z4YVGWW04om-4rK2Ms0S1L4vNgAkSc2yyS4puZ8K3BOV8rxJcFVrYIvRPgtqrFvqYhgjqsfS-rlZ2xbY3jMOoo2jJhqYQvs2xGXG2gOeK0x~nwyxaWxsbMeWUIx2~hlOW2lQneR1icW2EbCIdlNEbaK2kDumNoDGLunWUA5~Fu9wfkGiVOsVu0Hbtfy~x8o3Hh9AnuZL0hgZULbAWAghcC-JBXjaIDVk0lx59JnPt4RnOOsu2qwXQnzAzFFZVkt~O47kpR3DkW0zFGe~5xCX99IwjWAOIG~zgP8kfIbI7TGi4C-cviY9cr2bBtyP0FCRnGfd-DQSDJZ8FlZA__&Key-Pair-Id=KUT5TJCACFTXG","The Cranford Zoning Board of Adjustment postponed a scheduled hearing on a proposed multi-story addition at 600 Lincoln Park East after the applicant’s attorney said a revised site plan had been submitted too late for the board and professionals to review.

Attorney for the applicant told the board the petitioner had provided a revised plan but “we just couldn't meet the deadline of the 14 days before the hearing” and asked the board for direction about whether to proceed with limited testimony. Board members and the board attorney said the board’s professionals and the public had not seen the new materials and that hearing detailed testimony without giving the professionals and public an opportunity to review would risk the fairness of the proceeding.

Board counsel emphasized the issue was within the board’s discretion but said she was concerned that allowing planner testimony on an unreviewed plan would deprive the board and the public of an opportunity to question the planner at a later hearing. Multiple board members said they could not comfortably evaluate evidence they had not had time to review. The board then adjourned that application to the board’s next meeting on July 14 at 7:30 p.m. to allow time for the professionals and the public to review the revised materials; no further public notice will be required for the continued hearing.

The application packet, read into the record, sought multiple variances for a preliminary and final major site plan, including height, lot coverage, impervious surface, number of stories, and rear-yard setback relief (the cover references included multiple section numbers as printed on the agenda packet). The board directed the applicant to work with board professionals and indicated an expectation that revised plans and supporting materials be provided in advance of the continued hearing so the board and public can review them.

The board recorded the adjournment on the public record and reminded the applicant to coordinate scheduling and to secure any necessary extensions for procedural deadlines.","Cranford’s Zoning Board of Adjustment adjourned testimony on a large multi-story addition by Cranford Park Propco LLC after the applicant presented a revised plan too close to the hearing for board professionals, counsel, and the public to review.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6181602,"Cranford Zoning Board grants rear-deck variance after survey dispute resolved",951,241000,1192000,"/Search/View?dp=1&key=5112688-129a5a4e44fdd612dac3a099fbc1838a&start=241&end=1192","https://assets.pipeline.soar.com/5112688-129a5a4e44fdd612dac3a099fbc1838a/thumbnail_241000.jpg","/articles/6181602/Cranford/Union-County/New-Jersey/Cranford-Zoning-Board-grants-rear-deck-variance-after-survey-dispute-resolved","https://secure.pipeline.soar.com/6181602-b0fd972619758fd01752905cf4307897/orig.mp4?Expires=1771161388&Signature=cRzm-KGQPeoyCQENYTFwbjo0GwWQ~BhzVrLmtfwyuhSXUhtTGKsi4lL2XQMPiRX7JSIMfMvq9EVvZ9slM4Xcp2lQEGOnJK42pgARUdeEF0~Q7Dplyvy4cbN8bzWnAI6DkhVgpwE4LXNpGqsC3Qerj9haSEtAd~odREjo6mcOnQMp6oBtECg5anjd1VwEK6c99QMK~X22H4IVrnXdoV7gNLVGZQizeTkTqBkFBgwiQqjPJ0tsalmkzIdC5yIGpXM~-SBl7mL1nPvTfFFMJvs7LZEjwNgkvp2caTImqQgQlRHVvdHJ1523aReslcHY1b109nco9e0OdTELLOar2s6MEg__&Key-Pair-Id=KUT5TJCACFTXG","The Cranford Zoning Board of Adjustment on a unanimous roll call approved an application allowing a seven-foot wood deck in the rear yard of a undersized lot after testimony that a neighbor’s survey resolved a fence-location dispute.

Board members said the outstanding conditions had been addressed and the board adopted a motion that included a stipulation requiring the applicant to relocate existing arborvitae onto the applicant’s side of the property and to coordinate any front-yard tree planting with the township Shade Tree Commission.

The applicant’s witness, Robert Ham, testified the parties had received a neighbor’s survey showing the fence sits on the neighbor’s side of the property line and said “they're willing to move those arborvitae to back onto their property” so the neighbor would have “any opportunity to relocate her fence.” He said the applicant would also consider planting a front-yard tree if that would satisfy the Shade Tree Commission. Ham confirmed all setback and lot-size measurements in the variance application were measured from the property line, not from the fence, and that the proposal reduces impervious surface by 7 square feet.

Board members voted by roll call: Burns — yes; Vidwans — yes; Oliver — yes; Sikorsky — yes; Murata — yes. The board recorded the motion as granting the application with the two stipulations noted above.

The variance request cited local zoning provisions listed on the application cover (references provided to chapter/section numbers on the agenda packet). The board’s approval was limited to the relief requested in the application and included the condition that the arborvitae be relocated as testified and that the applicant work with the Shade Tree Commission on front-yard planting when the township undertakes its program.

The board clerk marked the neighbor’s survey as an exhibit at the hearing. No further testimony was taken; the application was closed and approved.","The Cranford Zoning Board of Adjustment approved a variance to allow a seven-foot rear deck after the applicant confirmed arborvitae would be moved onto the applicant's property and the property-line/fence discrepancy was resolved using a neighbor survey.","actionData","errors"]

Article not found

Neighbors press safety, traffic and operational questions as board reviews car wash and gas-station redevelopment; hearing continued

Board delays review of proposed multi-story addition at 600 Lincoln Park East after revised plans missed deadline

Cranford Zoning Board grants rear-deck variance after survey dispute resolved