Cranford Zoning Board continues review of nursing‑home expansion amid noise and height concerns; hearing set for June 15

The Cranford Zoning Board of Adjustment on April 13 continued consideration of Cranford Park Propco LLC’s application to expand the facility at 600 Lincoln Park East, citing outstanding questions about a proposed three‑story addition, required variances and noise from a new on‑site generator.

The applicant is seeking preliminary and final major site plan approval and a D(2) expansion of nonconforming use for work that includes a three‑story rear addition, a two‑story interior addition and a connection between two buildings. On the revised drawings the building height is 35.17 feet, above the 32‑foot maximum in the R‑2 zone, and the project would increase building coverage and lot coverage beyond current limits. The plan proposes 53 parking spaces where 60 are required, and to retain three stories where the maximum allowed is 2.5. John DeMassi, the applicant’s attorney, said the project will need 'c' variance relief for those items.

Architect Joan DiGrazzia told the board the planned natural‑gas generator and its enclosure would measure roughly 30 by 10 feet, be about 14 feet tall with an additional 4‑foot vertical discharge, and sit approximately 115 feet from the south property line. 'The generator will be 115 feet from the south property line,' DiGrazzia said. She said the generator on the property now would be removed, the new unit would be tested once a month for about 15–30 minutes and maintained twice a year, and that elevators, HVAC, fire alarms and emergency lighting would be powered by the new unit.

An acoustical expert for the applicant, Joseph Keefe, testified that New Jersey daytime property‑line limits are 65 dBA and nighttime limits are 50 dBA and that his March 25, 2026 model predicts the proposed generator can meet Cranford’s limits when the enclosure and barrier wall are in place. Keefe said his model used manufacturer data rather than field ambient measurements and noted limitations of the analysis, including a margin of error and that landscaping was not modeled. 'Trees don’t block sound; no landscaping was considered,' Keefe said on cross‑examination.

Board members, the county assistant counsel and members of the public questioned the scope of the studies. Assistant Union County Counsel Kevin Campbell objected to portions of the architect’s testimony as hearsay. Board Engineer Kevin Boyer and Planner Phil Abramson pressed for clearer plans showing HVAC pad locations and the condenser equipment that will serve the addition; DeMassi offered to stipulate that condensers would meet bulk requirements. Several residents asked about fuel storage (the applicant said the generator would use natural gas and no onsite storage tank would be installed) and about environmental impacts; one commenter said no wildlife study had been done.

Keefe acknowledged his noise analysis did not include on‑site ambient measurements and said the report used manufacturer sound‑level data and modeling assumptions. He also said testing under load and night‑time testing are restricted by code and that the modeled case represented a conservative, worst‑case scenario. The board requested the applicant show the exact location of HVAC pads and specify the equipment types on revised plans.

The board did not take a final vote on the application. The applicant will return for continued testimony on June 15, 2026, at 7:30 p.m. with no further notice required; the acoustics engineer indicated availability for that date. The board also announced the April 27 meeting was canceled and the next regular meeting is May 11. No formal resolutions were adopted during the April 13 session; the meeting adjourned at 10:44 p.m.