Planning board continues hearing on Jai & Jas fueling facility after wide-ranging traffic, noise and safety debate

The Elk Township Planning & Zoning Board continued the Preliminary Site Plan hearing for Jai & Jas Real Estate’s proposed fueling facility at 1092 Elk Road after extensive testimony, professional review and public comment on May 21.

Attorney David DeClement and the applicant’s engineers described Phase 1 as a 4,180‑square‑foot convenience store with separate car and truck fueling areas. The plans show ten fueling stations overall, three diesel truck fueling positions in Phase 1 (with two more shown for possible future expansion), and separate ingress from Elk Road and Buck Road. Applicant testimony said the developed area would cover roughly 6 acres of an approximately 60‑acre site and that the remaining farmland to the west would stay preserved.

Traffic consultant Andrew Feranda said intersection counts and modeling at the signalized Buck Rd (CR 553) and Elk Rd (CR 538) intersection show an overall level of service (LOS) of B in AM and PM peaks and A on the Saturday peak period; some left‑turn movements reached LOS C. Feranda testified the traffic study projects about 21 trucks in and 21 trucks out during a Saturday peak hour (roughly one truck every three minutes), and that truck trips are treated as destination trips rather than pass‑by trips. He acknowledged the study was prepared in November and that recently approved developments (such as Aura) should be reviewed by the County for any updates.

Board and professional questions focused on stormwater and environmental controls (the plan proposes nine bioretention basins and two manufactured treatment devices), County driveway requirements, curbing and truck turning templates, and separation of truck and automobile traffic. The applicant agreed to comply with NJDEP and township stormwater requirements and to accept County driveway recommendations as a condition of final approval.

Operations and safety drew substantial public scrutiny. The applicant proposed 24/7 hours, security cameras, automatic shutoffs and a spill contingency plan required by NJDEP licensure. Initially the applicant proposed a two‑hour truck parking limit to discourage overnight stays; after board discussion and public concern about overnight parking and enforcement, the applicant agreed on the record to reduce that limit to one hour as a condition of approval. Applicant representatives said they would provide a Security Plan, an Operational Monitoring Plan (including periodic property walks), and the NJDEP spill contingency documentation for board review before final approval.

Residents raised a range of concerns during the public comment period, including noise from refrigerated truck units and jake brakes, light pollution, trash and perceived crime risks, potential impacts to the township’s rural character, and whether the November traffic counts reflect spring and summer seasonal peaks. Some asked whether the applicant should fund additional policing or fire‑safety checks. The board acknowledged those concerns and suspended further action on the application pending additional materials.

Board members also sought clarification on product dispensing: a resident asked whether Diesel Exhaust Fluid (DEF) and diesel would be dispensed from the same nozzles; the applicant’s counsel corrected an earlier statement, saying different nozzles and dispensers will be used for DEF and diesel.

The hearing was continued without further action; the board scheduled the next continuation for June 18, 2025 at 7 p.m. The board directed that the applicant provide outstanding materials including County approvals or confirmations, final security and operational monitoring plans, the NJDEP spill contingency plan, updated traffic information if available, and finalized landscaping/lighting details as required by the May 14, 2025 review letter.