Developers and residents clash over proposed Spark Car Wash on Montauk Highway; board leaves record open after concessions

A proposal to convert the vacant Bank of America site at 560 Montauk Highway into a Spark Car Wash drew detailed technical testimony from the applicant’s experts and strong opposition from nearby residents during the Town of Babylon Zoning Board of Appeals meeting Sept. 25, 2025.

Attorney Keith Brown opened the presentation and introduced the project team, including Orr Raitsis of Spark Car Wash, civil engineer Alex Holloman of Bollard, architect Gabriela de Almeida of GKA, acoustical consultant Jack Zabora, traffic engineer Nicholas Tortorella of Stonefield Engineering, environmental planner Deirdre Ryan of PW Grocer, and real‑estate appraiser Paul Dykes. Raitsis described Spark’s “express” model and membership pricing, noting “our washes start at $27 per month.” The applicant said the 4,588‑square‑foot facility would include two stacking lanes (member and non‑member), ten vacuum stalls, a 115‑foot wash tunnel, water reclaim that reuses about 85% of wash water, landscaping, and directional and identification signage.

Experts testifying for the applicant said the planning division and outside consultants had reviewed the site. The Town Department of Environmental Control issued a pre‑hearing memorandum noting the project “may not result in significant impacts,” and IMEG, the town’s traffic consultant, reviewed the traffic materials. Acoustical modeling by Jack Zabora used low‑noise vacuum and dryer equipment and additional enclosure and sound‑absorbing panels; he testified predicted levels would meet the town’s daytime 60‑decibel limit. Traffic witness Nicholas Tortorella presented a trip‑generation analysis using Institute of Transportation Engineers data and said the project would generate an estimated 110 weekday peak‑hour trips and 145 Saturday peak‑hour trips; he and the applicant said the site design and right‑in/right‑out access would not create significant traffic impacts, and the New York State DOT had approved the proposed driveway.

Residents who live on Cutter Place, Fleets Pointe Drive and nearby streets urged the board to deny the special‑use permit and sign variances. Speakers cited existing congestion at the Montauk Highway–Fleets Pointe Drive intersection, the presence of an assisted‑living facility across the street, pedestrian safety, the potential for queuing to back up onto Montauk Highway, and potential air and noise impacts. Joshua Sechter, speaking for neighbors, asked the board to “reject this proposal now and forever,” saying the project would make streets more dangerous and reduce quality of life. Multiple residents described near‑misses at the nearby intersection and said car wash queues and peak demand concentrated on weekends would intensify the problem.

The applicant made three concessions during the hearing: removal of sign 6A near the tunnel entrance, reduction of the identity pole sign area and removal of logo elements from certain wall/pole signs, and a proffer to add a “no‑right‑turn” restriction at the southeast corner near the bailout lane. The applicant also agreed to conditions suggested by the board, including hours of operation and scheduling garbage pickup to reduce noise impacts. The applicant asked the board to grant a special exception, sign variances and the area variance previously approved in site plan review by the Planning Board.

The board closed public testimony for tonight and left the record open for written submissions. The board said parties would receive the decision by mail after the board reviews written material and the record; no final vote was taken at the meeting.