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

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.