I have a roll call. >> Um, first chairman, this uh meeting has been advertised in accordance to the sunshine law. >> How come we have that third down? >> That's on the second one. Mr. Kandell >> here. >> Miss Lman >> here. Mr. Mueller >> here. >> Mr. Shaw >> here.
>> Mr. Saka here. >> Mr. Veosen >> here. >> Mr. Williams >> here. >> Council President Sabrowski >> here. Chairman Ty here. >> We have a quorum. >> Thank you very much. Memorialization of resolutions. >> None this evening. >> Okay. Minutes. We need a uh acceptance from the minutes from the last meeting.
>> Absolutely. We have the meeting from December 3rd, 2025. >> First, I need a motion. >> Motion to accept. >> Second. All in favor? >> I have it. >> The next is January 7th, 2026.
>> Second. All in favor? Any opposed communication agenda? >> Uh, none this evening. >> Uh, this evening we have planning board number 25-03 preliminary and final site plan with C variances caravan LLC. This
was carried from our December 3rd, 2025 meeting. The block is 277 lots 1 through 5 and 13 and 14. Watch. Good evening, Mr. Weski. >> Morning, Mr. Chairman, members of the
board. Uh, John Weski, Weski and Associates, representing Caravan LLC on this application for preliminary and final major site plan with two with three variances and two waiverss. Uh, as
was discussed earlier, this matter was carried. I received a letter from the board indicating that jurisdiction had been accepted based on our affidavit of service. And so jurisdiction is still good as of tonight. Um
we have five witnesses that we'd like to put on. Robert Murray from Menllo Engineering. Uh Kevin from Kanzani Associates, the architect. Scott Kennel from Mcdana Ray who will do the traffic testimony. James Higgins from James
Higgins and Associates who will do the planning testimony and the applicant or the principal of the applicant Mike Carakappa who's running late but he'll be here by the time he's up. There are 11 items that have been submitted. Those were all outlined in the submitt letter
including the site plan, the architectural plans, both of which were revised and submitted in December. And the revision on that was just simply to provide attic storage where there was not any ability to have attic storage
before. It also eliminated there were six lube locations. There are only four now and that was done to address the parking concerns that were raised. We've received both review letters, one
from Morgan Engineering and the other from Acuity Consulting. haven't received anything subsequent to those letters. Uh I'm not sure if there were any other reviews that were pending, but we didn't get them. Nope. Okay. >> Oh, no.
>> So, just as a brief overview, this is a application to construct an approximately 9,300 foot oil change, car wash, and detailing business. A permitted use in the B3 zone where this is located. It's a one-story building.
It will have a basement for storage. And as I mentioned just recently, an attic for storage. It'll have four lube bays, three detailing bays. It will have an office area and an office storage area.
The applicant the applicant is proposing to dedicate part of his property to the right of way for Carney Road because Carney Road kind of narrows unnaturally towards their rear end. for this will actually homogenize the width of Carne
Road for the length. Um in addition to the preliminary and final site plan that we're seeking, there are two bulk variances and two design waiverss. Um one is with regard to parking as I had mentioned and you'll hear testimony from
our experts on that. The other is for three freestanding signs where only two or only one is permitted. But the two additional ones are essentially directional signs. They're freestanding and therefore meet the definition, but
they're not advertising. They're not out on the highway. They're interior. Yeah. So, uh, as you get to the queue for the car wash, there'll be a sign, kind of a menu. And then as you go through the queue, as you get closer to the start, there'll be another sign of
similar nature. But the real advertising one will be out in the front. And then as I mentioned, the parking and then there's design waiverss because some of the parking area is closer to the right of way than the design standards call for in the municipal ordinances.
Um there are there's one easement on the property you may be familiar with. The Middle Sex County Utilities Authority easement runs on the northeast property line of the property between this property which is now vacant and
the former Stelmashic bus garage. Uh but there's nothing planned, no development plan exactly on top of that easement. We're trying to stay as far away from that as we can in the event that the MCUA wants to get in there and do any
work on it. We don't want to impede them. Uh with that, Mr. Chairman, we would be ready to begin our testimony with our engineer. Tell me if you'd like to swear in all of the professionals at once or do them
>> one at a time. >> One at a time. Okay. So then we're going to start with our engineer and that's going to be Rob Murray from Menllo. >> Good evening. >> I do
um for the purposes of qualifying him as an expert, he has testified in front of boards. Would you detail for this planning board your prior experience testifying in front of boards? >> Yes, I uh testified before numerous boards mostly in Middle Sex County but
never had the pleasure of testifying in in Sville >> and provide the board with your professional lure and educational background. I uh graduated from Stevenson Institute of Technology in 2017 with a bachelor's in civil
engineering and I have been a uh professional engineer since March 2021 which is about 5 years. >> With that, Mr. Chairman, I would submit that he be accepted as an expert. >> All you're ready.
>> Thank you, Rob. We have uh two exhibits up there. Uh let's first mark them for the record. So if you would just describe for the board what's there. There's a marking A1 and A2 on those exhibits. If I can direct your attention to the easel to my left here, which is
our existing conditions exhibit, which is an aerial photograph of the site and its surroundings. And just to orientate my drawings today, north is to the right. The site best known as Caravan LLC is designated as lots 1 through five and 13
through 14 in block 277 in the burrow of Seerville tax map. The site is located on the northwest corner of Kernney Road and Route 9. Excuse me. Yes, Northwest. Uh the property the property has access
off of Route 9 off of a uh broken asphalt area in the north corner and overall the site is property is approximately 2.06 acres and located entirely within the B3 highway business zone. The site is surrounded by commercial
uses to the north and to the east and single family homes to the south and west. As it exists today, it is currently a vacant lot with overgrown vegetation and portions of broken asphalt. >> Rob, just for the record, let's just uh
identify this first drawing up there has a marking. I think it says A1 at the bottom. >> Correct. This is exhibit A1. >> And what does this show? This is an aerial view of the site as it is. >> Correct. >> Okay. So, we'll submit that as our first exhibit. And then if you just take it down just so that we can save time
later, what the second one is. >> This is our overall plan exhibit marked as exhibit A2. >> And we'll submit that as our second exhibit. Continue. >> Okay. Uh, our overall plan exhibit is a colorized rendering of the submitted
overall plan with an aerial photograph and landscaping turned on. The applicant is seeking to construct a building for car wash, quick lube, and car detailing services, which are permitted uses. The building footprint is approximately
9,396 square feet. It has one car wash tunnel on the north portion of the building, four lube bays in the center portion of the building, and three detailing bays to the south portion of the building.
So on the north over here, we have our car wash. The center we have the four lube bays and the three detail bays on the south portion of the building. The building stands at a complying height of 33 and a/4 feet.
Um site improvements include uh a right in right out uh access driveway um along Route 9 to the east here right here. a two-way drive aisle 24 feet wide that
eventually leads to a one-way entrance lane to the car wash that's approximately 12 feet. So, if you look at the north end here, we have our we have our entrance right here leading to the building and then we have our our oneway exit at the um the
east side of the building. Site improvements also include parking. We have 16 parking spaces where 31 is required. These spaces are 9 by8. In our recent revision, we provide a loading space on the west side of the
building right here, right kind of where the uh notch is in the L in the building. This loading space is 12T by 37 where 12x 50 is required. So, we will need a
waiver. Um, a burm is provided along Karnney Road right here with some landscaping. Uh, dumpster enclosure provided on the south side of the building near the detail bays
here. Excuse me. proposed sidewalk and handicap ramps are provided along the building and along current uh excuse me Route 9. Utility services to the building include a sanitary lateral connecting to the
existing on-site sewer and a proposed water service connecting to the service of Route 9. Three proposed freestanding signs are provided throughout the site. a a a proposed sign at the entrance identifying the site
here along Route Nine. And two two uh signs which lists the services provided for the car wash are provided along the one way to the car tunnel
here and here. Improvements also include lighting and landscaping. We're providing 26 shade trees, two ornamental trees, 31 evergreen trees, 261 shrubs, and this is included along
the burm to the south, the residential buffer to the west, and along Route 9 frontage. This meets all the ordinance requirements. Lighting includes five polemounted light fixtures approximately 24 and 1/2 ft
high. Three wall-mounted LED fixtures 12 ft high. This provides a minimum of.5 foot candles and 1.28 average foot candles in the parking area which is safe and adequate. We do note that the
comment that there the a waiver is necessary for the lighting at the property line where a maximum of 0.5 is required where we're providing 6 but this is only at the entrance drive aisle and not along any of the uh along
Kernney road or any of the neighboring property lines. We also note that there's a comment to coordinate with the NJ DOT on the lighting at the drive aisle which was s suggested by the engineer and we will we
will co coordinate with the NJ dot as suggested the site is considered a major development. Therefore we are required storm water management. We comply with the quantity, quality, and recharge requirements through a the use of a
proposed smallcale infiltration basin located at the southern corner here. This meets all the NJAP storm water management requirements. And lastly, to tee up the waiverss and
varants, we are required a waiver for the environmental impact statement. We require a parking setback waiver for where we're providing 15.6 feet from Kernney Road after the dedication where 50 is required.
As previously mentioned, we have the loading space uh dimensions require a waiver where we're providing 12 ft by 37 ft where 12x 50 is required. And as I also previously stated, we're providing 6 foot candles at the driveway entrance
where 0.5 is required is the maximum. Variants include uh parking where 16 spaces are proposed or 31 is required. Signage where we're providing three signage uh signs where one is is uh
allowed and proposed sign setback where 15 is provided where 25 is required. I read the board's professionals letters and I have no objection except for off- streetet parking comment 1 A3
um which require us to have one EV parking spaces but do in the state statute it says that uh if you provide less than 25 spaces you are not required a parking space uh EV parking charging station and uh that concludes my testimony on
the improvements of the site. >> Thanks Rob. Um just a couple of other requests for further clarification in those review letters from Morgan and Acuity. Uh they asked about easements on the property. Can you just show the board where the easement is?
>> Yes, there's a uh utility easement along the north property line here and we are giving a rightaway dedication on the south here along Kernney Road. >> Thank you. One of the other comments was
to discuss the status of outside agency approvals in particular NJ DOT. >> We have made an application to NJ DOT. We we do not have approval yet. >> Okay. Um in terms of the environmental impacts, what if any environmental
impacts does this development have? >> So the site we're not clearing any trees. It's really just overgrown um grass. So, which is why we requested a waiver as it's very little impact on the environment. >> And there's there's going to be some
grading on the site. You mentioned BMS. How, if at all, does that grading impact adjoining properties? >> Uh, the grading is far away from the neighboring properties and the grading is so that all the improvements on site
drain to the proposed small-cale infiltration basin. There was a request for confirmation or demonstration that the existing water manes have adequate pressure for a fire hydrant or fire suppression. Can you
address that? >> We do not have a uh full serve letter what yet from the water company. We will work with them to provide uh what they need to gain service to the building >> and that would be a condition of
resolution compliance condition. Correct. >> Okay. And then you touched on it. You identified the location for the refuge container. One of the comments was discuss the feasibility of a truck coming in to collect that refu
container. >> Yes. So we provide truck movement plans on the final page of our site plan. Uh this the truck will pull in, collect the refuge, and then use the space on the west side of the building to maneuver
and to uh revert back towards Route 9. >> And then finally, the application is requesting a variance from the bulk standard on the number of parking spaces, and the ordinance talks about auto repair as the standard under which
this is being measured. Can you speak to the board about how this is different from that in terms of what what the use here is as opposed to auto repair >> uh in terms of car wash detailing and um
oil change? >> Can you clarify? >> Yeah. Does does the is there a need is there as greater a need for parking where you're doing car washes, oil change and repair um detailing as opposed to auto repair as the ordinance
describes. >> So um as you can expect from a site that for a use that has something as car wash lube bays and detailing the cars that are being brought on site are going to be serviced within the building and stored within the building typically. So
I wouldn't anticipate a high demand of parking spaces for such a use. >> And in fact the some of the vehicles that will be coming on site for instance there are four uh bays for lube and there are three bays for detailing.
That's essentially seven parking spots. >> Correct. >> Okay. >> I have no further questions for the engineer. Think you can get variance from 31 to 16. >> Correct. >> Given the seven is still short.
That's what you're seeking. >> That's correct. >> Okay. Anybody else have any questions? 39. >> So originally because we had six lube bays, it was 39, but we wanted to try to
get the required parking number down. So we eliminated two of those bays. So the original plan, you saw those six bays. The plans that we submitted in December only have four bays. The review letter is on its original.
>> Correct. There was there was no updated uh letter. That's right, >> Mr. Chairman. And maybe Mr. This is really for the for the applicant and not the engineer. But in in the resolution, if approved, the stipulation would be simply for those uses, right? Not for
any extended auto repair or mechanical repair where vehicles will be on will be stored on site for periods of time. Correct. >> Correct. the applicant would be perfectly fine that this specified that this is for automobile detailing uh oil
changes and car wash >> and there'll be no sale of vehicles or any of that nature as well. >> No. And and and Mr. Cara Kappa will be here shortly and he can put that on the record if you'd like. >> Thank you. And the other thing I would just point
out, uh, Councilman, is that there are actual spaces in front of each of the lube bays and the detailing bays, and you could theoretically have cars parked there waiting to queue in. So, while there's a shortfall of seven actual mark
spaces, you probably only have like a shortfall of two when you take those one, two, three, four, seven spots. question. >> Yes. A >> number of other car washes in the area. I've noticed at times busy times uh cars
lined up on the shoulder of the road right there where that's at. That's going to be that's an entrance into the highway for people coming off of uh Main Street extension and all that. What would be the backup plan if uh you get really busy?
Again, I don't know if that's a question for you, but uh >> traffic, >> I think I think Mr. Caracappa can answer that and also the traffic, but there's a considerable distance and I don't know if the engineer can quantify uh from
where the uh auto detailing the traffic dumpster is to the beginning of the car wash and it's double laned in. Correct, Mr. Murray? Uh it is double lane um till this point
here on the west side of the building that becomes a single lane oneway traffic. >> Do you have a distance on how far that queue is? >> Um I could certainly get a distance um but maybe while someone else is testifying, >> but we'll also bring that up with the
other professional. >> Anybody else have any questions at the end? >> Go ahead. Um, we just want to get some test point on what's the procedure if somebody gets in the queue for the car wash. You're not going to see those
services like have a bailout or anything. >> No, there's no bailout lane because we wanted to avoid doing any type of work on top of the utilities authority easement. But Mr. Caracappa can address that. Maybe he'll let him go through for free.
Although once word gets out, everybody will get to the gate and say, "I've changed my mind. Let me through." >> Well, it's not even that get out of what happens in machinery backs down. My wife is in car car wash.
She goes almost every day and she the last two months and up on 18 she's gotten stuck in the machine while it broke for a half hour. Of course, they gave her a free month, but uh still >> but it created a big practice on Pat's
Lane because everybody just >> Correct. >> Well, one one of the options could be is to um instead of doing any kind of pvious um imperous surface to the side of the
building, putting the um those permeable blocks down that grass grows in. so that there would be uh an emergency bypass to press curb cut. People could drive through that on the off chance that there's a need to do that
>> room for that. >> Yes, there's I think Mr. Murray distances from the side to side, >> excuse me. >> What's the distance from the side of the building to the property line? >> Uh the it's about 56 feet. We do want to
avoid the uh utility um easement, but I think grass papers could be appropriate for an emergency uh bypass. >> All right. >> Okay. >> Go ahead. >> Environmentally,
what kind of uh flooring do you have u when you change the oil and everything? I know that oil seepage does find when you do that and environmentally you know Now, >> so the the lube bays, Rob, would you just point out where they are? They're
interior to the building. Uh, and the uh individuals that service the vehicles do that from the bottom and there's a facility there's a mechanism to catch the waste oil that gets then recycled. And Mr. Caracappa was
Oh, all right. when we have him come up and testify later, he can talk about the details on how that works. But basically that oil that's coming out of the vehicle is captured and then ultimately uh someone comes in, truck takes that
waste oil out and it's a concrete floor in the basement. So there's no chance that this is going to wind up on dirt seeping in into the soil. >> They hold this recycled oil on the tank. >> Yeah. Does it have a reserve in case that tank splits?
>> I'll have Mr. Caracappa talk about that. I know a little but not that much. >> Okay. Thank you. >> Next like to call on our architect. Um it's Kevin from Kanzani
Associates. have the microphone. >> Good evening. >> I do. >> Um, I've uh graduated New Jersey Institute of Technology in 1995. I have been a licensed architect in the state of New Jersey since 2009. I've worked
for the firm that I am at now uh since 1994 for 31 years. Motion accept. >> Mr. Chairman, thank you. Uh Mr. Spinx, would you uh there's an exhibit up there. Let's identify it for the board and put it in the record.
>> Certainly. Uh these are the architectural drawings that um our firm has created. Um it is A1 and A2. It is the uh floor plans and the elevations of the building. And they're they're marked as exhibit what?
>> They are marked as exhibit A3 >> and A4 each page. Yeah, >> I apologize. Yes, you're correct. >> Okay. So, why don't you walk the board through what is marked as exhibit A3, which is the first floor of the facility.
>> Uh certainly. Um what we what we've designed is essentially an L-shaped building with the uh cwash tunnel to the northern uh portion of the property. um with the access and entrances into the facility from the back so that all noise would be projected out to the front
towards the highway itself. Specifically the car wash as you enter the car wash there would be a uh a wash bay at the very beginning where they would prep the car. Trip typically there is a tram or a trwler on the floor that will then take the car and pull the car through the car
wash itself and in the car wash there will be multiple pieces of equipment. I do not know the specifics of which pieces of equipment that we are purchasing at this time. The last item would be the the noisiest of all of them, which would be the blower. That is what blows the water off of the car and
cleans the car itself. That is placed at the front of the building facing the highway. So again, the noise would be projected out and not towards the residential neighborhoods. Um the quick lube bays are very similar. They enter into the quick loops. You'd pull up, you'd be greeted by a person at the
front door. person would take the car and pull it into the actual bay itself. Uh determining what you're actually getting done on the car, whether you're getting your uh oil filter changed, oil changed, transmission fluid removed, washer fluid is usually added. Um a lot of times they
also do the u filters, the air filters in the car as well in a quick loop depending upon what services you're looking for. All of that would be done within here. Um we have a trench and this I've done this on a couple of car washes and quick loops before where we do a trench. So the car is pulled in. You do not need a lift where your
typical repair bay that you would see in a car dealership has a a lift where you actually are lifting the car up. You're able to do the services on the car from underneath. You can take the tires off. You can do all the work that you need on the car. This is just the car sitting right on the floor, but a person is
standing underneath and is able to work underneath the car through the trench. The trench actually has um fiberglass grading that goes into it. So the grates are removed when the car is there so they can actually work on it and then put back in for life safety issues so that a cuss or a a technician does not
fall through into the basement. The basement area is specifically used for the access of the cars. There would also be a bulk oil water uh bulk oil tanks downstairs, both recycled and new oil so that as the oil is taken out of the car, it is put into the recycle tank. It can
be pumped out later. The new oil would then be pumped up to the the actual pumps that would feed from the top and they will put the oil back into the car. The last item in the in the building is on the far south side are three um detail bays. Detail bays are usually
done um if there is nobody there and you are looking to have it done, they can do it at that time, but it's usually by appointment because the the details usually take longer. It takes 45 minutes to an hour to fully detail a car. So that is usually a detailed where you
were actually by appointment on these. >> So just uh one of the changes that were made, we discussed that there are fewer lube bays, but the other change was the attic storage. Would you just discuss that with the board, please? >> Absolutely. The owner was looking for a large file storage area for himself. So,
we have added in a secondary stair that goes up and built in a um a large storage room basically over the quick lube bay. I do not want to extend it over the car wash because of water issues and the way we are looking to design this as a truss roof. It's just
easier to have a a uniform truss going across the whole thing and then framing this portion. >> And there are no windows there. It's just purely for storage. >> That is correct. >> And there's a lift that will take stuff up and down to the attic. >> That is correct. We've added one small parts or equipment lift so they can put
uh like tucker totes with files on it and take it up rather than having to walk it up and down the stairs. >> Okay. Now, would you go to the uh next exhibit, please? This is marked as A4. This is the elevations of the building.
>> That is correct. >> Right. Walk the board through what you have here. >> Certainly. Um, we were trying to um keep the the proportions and the image of the building more residential where you a lot of times you see the commercial buildings have the big flat roofs and
you have the parapits that go up. What we were looking to do here is try to keep it more residential look, keep it a little bit squatter and do a um a hipped roof over the whole building itself. All of it will be done with trusses and then we can create areas where we would make gables on the front so that it actually
kind of looks more residential in nature of the building itself. And how will the exterior be finished? >> The exterior is going to be a stucco finish. We would be uh doing probably two different colors. What I'm thinking is the the base, like a wood table would be a darker color. U most likely the
earth tones, probably a light beige for the main building and then a darker uh beige for the lower. Um we may go with the grays as well, but generally in the earth tones. and then doing a a band of stucco at the top both as a a detail right under the eve and then a detail
right over the top of the door line itself. So you're actually breaking it up so it's not just one big solid plane. >> Are there any signs a fix effects to the face of the building? >> Yes, there will be one would be the main um sign that would be the uh the description of what the building is going to be. Uh the sign will meet all
of the ordinance requirements. >> Okay. I have no further questions for this witness. I had one other item that I could actually discuss too. Um mentioned about the parking spaces as an issue. Typically in a car dealership where you're actually doing service on a car and you're putting a car on a lift,
it is something where you as a customer would actually make an appointment. You go there and every lift is is anticipated to do five to six cars a day. Whether you're doing brake jobs or lube jobs or tire changes, whatever they're they're trying to turn over. The
customers are not always there. And that is the reason why your ordinance is requiring the parking spaces for that bay. And in this space, in this project, our bay, although it is a single bay, it is first come, first serve. You come in, you're there for 15 minutes, you're out. It is not something where you're fixing
the car and then parking it on the site and need to keep it there until the person comes back to get the car. >> Thank you. >> Do we have sprinkler systems in the building? >> Yes, we would have a sprinkler. The building does require it. Anybody
else? >> Thank you, Mr. Chairman. I'd like to go ahead. >> It's not No, just >> Yeah, I should have I should have raised my hand a little higher. Um, thank you. Just real quick, just uh curiosity. Um, I see a cashier uh space um identified
on the plans. I was just wondering if you could let us know since that's kind of like in the interior of the building um and you might have to get there. I understand a lot of people would navigate to where they're actually getting the service, but just how people would get to that cashier and what that cashier would would who they would
service essentially. >> Sure. Um, again, there are two functions in the building. The main functions of the building are the car wash and the quick loop. So, as if you came to this building as a customer to the car wash, you would pull your car up, you come around the road, and you come to the entrance. You are then directed out of
your car and there will be a person that would greet you there, discuss what options you're actually going to take. They would give you a ticket that would tell you that this is how much it costs and take the ticket to the cashier. You enter into the tunnel. Uh there is a walkway that is adjacent to the main car wash tunnel. It is customer walkway.
There are windows in it so you can actually watch your car go through the car wash. Most people love when their kids come, they're able to watch it, see the car go through. So we have windows all along. As the customer again, you walk all the way down and you would exit out this end. But as you're walking out, you're passing the cashier. So you do
have to pay for it at that point. There will be a small waiting area and retail here as well. So, as a customer, if you decide you want to get, you know, like a air fresheners or windshield wipers or something, there would be some sales of that. There's also a small waiting area because again, the quick loop. As you
come into the quick loop, as a customer, you are entering in through the side door and into the same tunnel and to the same walkway. Um, you would wait for your car here. There are windows looking in so you can actually watch them do the work on your vehicle. When the car comes out again, your customer comes out and
you pick up the car at the front. >> So you created the old car wash that they gave you as a guy. >> Exactly. >> That you got out of your car and the site. >> That is correct. >> Yep. >> It's a much safer way than having the
customer in the vehicle in Yes. >> Especially when the machine stops. >> Correct. the car washes that I've built in the past, even if the machines do stop, there are pins that they can pull and move the arms and vehicles would still be able to drive through.
>> No, but given the circumstances, >> he's sitting there for an hour. >> Yes. >> Any other questions? >> Mr. Chairman, thank you. I'd like to next call Scott Kennel from Mcdana and
Ray. Yes, I do. >> Scott, we have to get you qualified. So, please first discuss your education and your professional licensing. >> Again, Scott Kennel, Ken Neel, with Mcdana and Ray Associates.
I have over 40 years of traffic and transportation planning experience. I've testified in over 100 municipalities and over 2,000 site plan applications. I've appeared before this board. It's been a number of years. Um, and I've been qualified by New Jersey Superior Court
as a traffic expert on multiple land use applications >> and your education. >> I went to New Jersey Institute of Technology. Move >> to accept. Second. >> Second. All >> in favor? >> Thank you. Okay, you're up.
>> Yes. So, our office prepared a revised traffic report dated December 15, 2025. And in the report, it summarizes our our the tasks that we're undertaken. Uh first thing is we inventory existing traffic conditions along the site
frontage adjacent to the site. We also conducted traffic counts almost a year ago now back in April 25th as well as April 24th during the morning and afternoon peak hours. and determined that during the morning
peak hours uh peak hour occurs from 8:00 to 9:00 a.m. with approximately 2,000 vehicles on Route 9 southbound. And no surprise anybody else, the PM is the heaviest time period and from 4:30 to 5:30 there are approximately uh 3,000 vehicles in the southbound direction on
Route 9. As far as far as traffic projections and traffic generation for this site, we consulted the Institute of Transportation Engineers trip generation manual as well as the NJ DOT trip rates and determined that during the morning
peak hour, this site uh would generate with the three types of uses approximately 45 vehicles during the morning peak hour, 70 vehicles during the weekday PM peak hour, and uh again depending on the type time of year could be as many as 90 vehicles on a Saturday
peak hour. The site plan has been designed to provide positive on-site circulation. Uh I understand that the the main issue has to deal with parking and it's my opinion that the way the ordinance is
written and the parking requirements for service bays are more geared towards auto repair where vehicles are there for extended period and that needs those facilities need places to store the cars as they work on them during the day when customer drops them off in the morning
and picks up the vehicle in the afternoon. What's different with this site is with a quick lube, it is serviced as you arrive at the site and depending on what um you have done to the vehicle, it can be
anywhere from 15 to 25 minutes if not uh you know in that time period. But basically people are not parking on site. They're entering the the quick lube bays. They're being serviced and then when the service is completed they're they're leaving the site. uh as
it relates to the detailing that's by um appointment so that the on-site they can it's a site management issue to ensure that they have adequate um storage and serve the vehicles that are by um appointment and again as was presented
earlier with the detailing bays we have three interior and then there's room for three additional vehicles in front of the bay doors should they be needed But taking that into consideration,
uh it is my opinion that the 16 stripe parking spaces are adequate to accommodate the employees serving the site. And for any there may be a a couple of detailing vehicles that are maybe stored in those parking spaces,
but this is different from a traditional auto repair where vehicles are there all day which generally requires more parking storage on site. Uh as presented by the uh engineer, the site's been
designed to provide positive on-site circulation for passenger vehicles as well as delivery vehicles and fire emergency vehicles. And as far as there was a question on stacking, there is approximately 250 ft from the
entry of the tunnel to the access to don't recall what exhibit number this one was. >> At the bottom right written in pen. >> Okay. Exhibit A2. We have approximately 220 ft from the
entry to the tunnel to uh where the access is to the um lube bays. But then if you look at the we have additional storage in my opinion to um
the exit of the car wash and the the lube quick lube bays which provides approximately 300 to 320 ft which can accommodate 15 to 16 vehicles and again that is something that's typically also reviewed by NJ DOT. We
currently have submitted an application to NJ DOT. Uh I would expect their comments back in the next 30 days uh based on when it was deemed complete. And that's a summary of uh the traffic impact study
submitted to the board. >> And there was a request for discussion about um vehicle turnaround. Uh if you could just address that briefly. And that related to the delivery vehicles, >> delivery vehicles, fire apparatus, emergency vehicles,
>> right? I mean, this site is is going to be, as I mentioned before, is going to be served by uh straight box or box trucks, panel trucks, not tractor trailers. And the site has been designed where it can
accommodate those um those deliveries, which will typically be scheduled during the off peak hours. I have no further questions for this witness. >> Mr. Kevin, you said that the parking was added
to accommodate the employees. How many employees being on site during the day? I'll defer to the applicant, but my understanding it it could be around six to eight depending on uh how busy the
site is. Um but again, not nowhere near uh 16 employees that would take up all the spaces. >> And is there going to be a vehicle, a detailing vehicle? In other words, besides the employees who are there, any
other parking spots going to be dedicated for any long-term vehicles that are going to be used to site for detailing or anything else? >> That's not my understanding is again it's on-site detailing. They're not going to have mobile detailing if that's what you're getting at a v a truck that
would maybe go off site. Uh I'll defer to the applicant, but it's not my understand that's not the case. >> You know, I I asked a bad question. There's not going to be a dedicated vehicle on site there taking up one of those 16 spots, is there? >> Not that I'm aware of. >> So, you're just going to pretty much
have the employees and your testimony is that customers coming in aren't going to need to park because they're either going to be going through the car wash or waiting at one of the lube bays. Correct. >> Correct. There may be infrequ may be a couple detailing vehicles that are
stored there, but again, it's it's a low number and that's control detailing. Well, what I'm saying is someone may drop off a vehicle 9:00 a.m. in the morning. It may get done at 10:00 or thereabouts, and they may come back at 12 to pick it
up. It's it's much different from an auto repair where people generally leave their vehicle there all day because they drop it off before work and pick it up after they're coming home from work. In other words, it's not going to be like a typical auto repair shop where you can have an after hours drop off uh area,
leave the car. >> That's correct. >> Envelope under the door with the keys. That's not going to happen. >> That's my understanding. >> So, you're offering a detail where you're where you're really doing a deep clean on the car and washing it and waxing it. >> That's my understanding. Again, the
applicant will go more details, but that's the plan here. And the detailing is done by appointment. >> By appointment. Correct. >> So at the end of the day, you wouldn't expect to have and and I'm not I'm not
sure when it closes because there we hear that. But at the end of the day when when the business is shut, you don't expect to have any cars parked in. >> There shouldn't be any cars parked here overnight. Correct. It's not that kind of operation.
>> Any other questions? Mr. Specify what the hours of operation are. I'm curious as to daytime and week weekends what kind of peak hours for for
operation >> for a car wash. I mean generally my experience is is uh you know middle of the day people during take during lunch or whatever go there uh generally during the highest traffic volumes on route 9 is not when
in the week weekday PM is people are usually trying to get home or doing other activities but generally then on Saturday where the volumes are are lower than they are weekday PM. So, uh, again, and it depends when you get a storm and when people want to get their cars
cleaned or obviously in my understanding too is May is a big, uh, peak period because of pollen. People get their cars washed on a more regular basis because it want to get the pollen off the vehicles. So, but people are going to schedule that when it's appropriate for them. And I'm sure most people going to
try to avoid Route 9 during the peak hours to go get the car washed. >> Any other questions? Bring up your next >> next call, Mr. Higgins. >> Good evening,
>> Mr. >> I do, >> Mr. Higgins. Uh, to get you qualified as an expert, please discuss with the board how many times you've testified here, your education, and your relationship. >> Yeah, sure. I have a bachelor of science degree in landscape architecture from
Ruckers University in 1969. I've been a licensed planner in the state for approximately 40 years. And I don't know why I'm still doing this, but I am. And uh my license is in good standing. I've testified before this
board and the the uh zoning board in Sarville on a number of occasions over the year. has been recognized by superior courts in five counties as an expert and also by the state supreme court as an expert in the field of planning. >> Second favor.
>> Thank you. >> Yes, >> Mr. Higgins. Uh there are two variances that are required for this application. Can you discuss the >> Actually, now there are three. I found out about another one tonight that I that I wasn't aware of and I know your the port's planner wasn't aware of it either because plans were revised
subsequent to his report. >> Um, but the two that are in his report are the parking variance. If you want me to go over it again, I will, but I agree with the prior testimony wholeheartedly. The ordinance and the intent of the ordinance is for automotive repair shops
where cars are left on the sites. Sometimes not just for a day, sometime for days at a time because they're waiting for parts to come so they can finish the repair on the car. And in this case, the car the vehicles for the car wash, the parking spaces is a
queuing line for the uh quick lube. It's in and out. So, you really don't need a parking space because people will be in the in the quick lube and then waiting. If they are waiting, they'll be waiting right outside the quick lube for the other one, the one in front of them to
be finished and to move out. And the detailing, they'll be by appointment. And in most instances, the car will be dropped off and either be be a client will wait for it or it'll be dropped off and he'll come back very quickly when
the car is done. So, it's not a situation where they're waiting for parts or uh trying to to do multiple repairs on the on the car. It's just simply a deep cleaning and a a waxing and washing. And so, you don't really need a great deal of parking spaces for
that. And if you have six to eight employees, you still have eight parking spaces available for those few cars that will be necessary for it to be parked for the detailing. Um, so I don't see that as a problem. The other variance is your ordinance requires that a
freestanding sign be 1/2 the required front setback uh from the street. And originally the plan was submitted it was 25 ft. Your required front setback is 50 ft. And then it was looked at and it was
realized that there's so much going on on Route 9 southbound before the site. Having the sign set back 25 ft would make it much less visible. It was better from a safety standpoint to move it up to 15 ft, which is still a reasonable
setback for a freestanding sign on a major highway. Um, that's that's the reason for it. Not I agree with that reason. I don't see any substantial negative impact to it. Again, there's just a lot going on along Route 9 and the cars are traveling at a fairly high rate of speed. And one thing that was
done and I agree should be done is that the sign is located but I would say is upstream from the driveway before you get to the driveway. So it can be recognized very easily and somebody that wants to go to the site can then recognize the sign, see where the
driveway is and get into the site very safely. >> And then there's the variance for the additional signs. >> But for the additional signs, yes. And again, those are interior signs. They're moreformational and directional to
somebody who is inside the site. They they don't add to sign clutter because they're not readily visible from offsite. They're small. They're 18 square ft uh in area and they provide necessary information for people that are trying to utilize the facilities and
the services on the site. So, I think again that's not something that your ordinance anticipate anticipated and it's something that is actually typical of many many different types of drive-thru facilities, not just car washes or quick lubes. Obviously, when
you have a restaurant, you have menu boards and so on. A drive-through restaurant, that's typical of them. About the only drive-thru I can think of that doesn't require such a sign as a drive-through bank. Does the um application of the zoning
ordinance as written prevent uh present a uh practical difficulty or an undue hardship? >> I don't think there any undue hardships. I think here we have a C2 situation where the benefits of the granting the variances substantially outweigh the detriments and I don't think there's any
substantial detriment to the ordinance as it's written again because the situations for the variance were not taken into account when the ordinance was written. It's there there's something that's exceptional. It's outside the scope of what the intent of the ordinance was. So I don't think
there's any substantial negative impact on your ordinance. >> I have no other questions for Mr. Higgins. >> Okay. Thank you, Mr. Higgins. And finally, I'd like to call up Mike Caracappa. I do.
>> Okay. Mike, state your name and spell it for the record. >> Michael Caracappa. C A R A. C A P. >> And your position with his organization, Caravan LLC, is what? >> Yeah, Caravan. I have a trucking company
up in Elizabeth, New Jersey. We have tractor trailers and we do peers uh containers out of the pier and we do run 14 states >> and you're the managing member. >> Yes. >> Okay. >> Yeah. Bring the microphone up to your face. Um there are a number of questions
about how this is going to operate. So let's start with the day-to-day operations. When is this business going to be open? >> I'd like to open at 8 in the morning and open till uh and stay open till 8 at night possibly. >> Okay. and >> looking for. >> And how many uh employees do you
anticipate? >> And if you could break it down between car wash, lube, and detailing or just all together, that'd be fine. >> During the week, uh during the week, it'll probably be four guys in a car wash. It's totally automated. And on the weekend, it'll probably be seven guys.
On the detailing, that's by appointment. So, I could schedule my labor however I got to do it. But I figured two guys daily over there at least and three guys in the um the oil changing bay. That's with the manager.
>> Okay. So somewhere between um 8 and 10 employees. >> Yes. >> Okay. And uh you want to be open 8 to 8 7 days a week? >> Yes. >> And uh what type of vehicles will be bringing the material you need to run
your business? >> Well, mostly box trucks. I have a warehouse, so my main warehouse will be receiving this stuff. And I use a straight job to go in there. I couldn't put a trail in there. >> And how big is a straight job, just for the record? >> 24-footer. >> Okay. And um how often do you expect to
get a 24-footer in to bring supplies? >> Once a week. >> Okay. Now, there's a refuge container. The professionals have testified about it. Who's going to pick that up? And on what frequency? There's a garbage can. The garbage container.
>> Garbage container. Yeah. They usually come every other day or every three days depending on, you know, how much business we do. >> And that will be contracted by you with a private hauler. Okay. >> Uh >> off hours.
>> Well, they can come at night. They come all different hours. So, I can schedule that. You know what? Whatever works. Yeah. Not >> at 5:00 in the morning making noise. >> I can schedule that. Yeah. >> Just if we can get clarity on, Mr. Chairman, what you mean by off hours? Just so we're all talking about the same
thing. >> Off hours when when he's not open. >> Okay. >> You know, I mean, it you've got some constraints getting in and out of there anyway, >> right? >> You know, it makes sense to do it off hours, but I I'd rather see it in the evening rather than five o'clock in the
morning. >> Okay. >> That's >> Can you schedule that? >> Be done. Yes. Definitely. Um, you're going to be taking in oil. >> Oil, >> right? >> They'll they'll be u we're going to hire an oil company that's going to do the
the draining of the oil and uh refilling the oil. >> So, you're going to >> that's one truck that's like a 20 foot truck the guy comes with. >> So, you're going to receive shipments of oil that you will use to put into the vehicles, >> right? >> And then you'll have >> waste oil >> and somebody will come and pick up the waste oil.
>> I I use a company up in Elizabeth, New Jersey. We got a lot of tractor trailers. So, all our oil changes, they come in once a week and they drain all the tanks. >> And so, that will be once a week as well. >> Yes. >> Okay. >> Uh, will there be any will Yeah. Well, yeah.
>> Will there be any other chemicals or products that you're going to be storing on site? Well, yeah. There's uh we the the contractor also does the the guy the guy who's going to help me build it, American Car Wash, he also does all the supplies and the way we set up the
basement and everything with the lift and all of that. Yeah. He'll be coming in. I'm I'm not sure, you know, I don't know how frequent I'll be using, but they deliver drums of uh chemicals, you know, to clean the trucks. >> Those chemicals are for the car wash. >> Yeah. >> And can you describe what kind of
chemicals they are? >> I'm not sure what they use. every I I explained to him and he says I I know I don't have a detail I can get you a >> you're talking the soaps that >> right >> are they recycled that are recycled the system or does the water come in it go
out >> I'm not sure on that honestly I'm >> it's usually >> no you're talking about go ahead >> just so you can be on the record >> I have done a significant number of these it's usually reclaimed water is
reclaimed from the car wash itself brought back into the equipment room that we have stored. There will be three tanks in there um which I believe it's osmosis that they use that they pass it through the three tanks and then are able to reuse it. So ultimately each wash is only using like 15 gallons of
water. >> I paid for that. >> Uh is there any risk of accidental discharge of chemicals or oil or fluids? No, I I you know I the the company that I'm using is very reputable. I I I I
don't know the car wash business. I know trucking. This is a new business for me. And when I've been around, I went around with the guy and the guy's >> he knows car washes. So I >> One of the questions that one of the board members asked is there a danger of the oil or anything getting into the
soil? >> No. No. is in. And anyway, these are a container. These are steel containers and they have drain valves and they got gauges on them and then they're in epoxy like what I have in my warehouse. It's a a concrete uh cinder block and all
epoxied on the inside so it can be cleaned up. Yeah. There's no seeping into the concrete or anything. >> Water that seep into the environment also. >> Well, I would ask Kevin to come back.
Again, the the design of it is as your car is brought into the W into the wash tunnel itself, there is a pre-bay where they will actually spray it for the tires. There is no real water being sprayed out at that point, but everything is pitched to the drains so water doesn't backflow
out. Once you get into the tunnel, the cars are washed through the tunnel and then there is a blower at the end. the blower blows back into the building. So, all the water is being pushed back into the building. Um, everything is usually pushed into a sump pit that is like a 3x3 sump pit. Water is then collected in
there and pumped back to the reclaim system itself. All the oil that you're referring to in the basement for the oil tanks, all of them are always doublewalled. That's you can't get a single wall tank anymore. Everything's double wall. So if there is a leak, it leaks into the second tank itself and then an alarm is set so you are aware
that it is is going off. Um, as Mike has also informed, we probably will be building a block wall around it as well so that if anything should spill, it will spill within a contained area that will be epoxied so it is able to be cleaned up and and remediated immediately.
>> So in that you have a belted suspender operation going on here. You have the double line back then. >> Correct. >> I wouldn't call it belt suspenders though. >> Mike, final question. Uh, with regard to the oil, the chemicals, the soaps, uh,
whatever you're going to be bringing in, you'll be complying with all of the state and federal standards on as to the handling and storage of those chemicals. >> Yes, without a doubt. We understand it totally from running a warehouse. We have a whole booklet on every chemical we use and yes that's
>> I have no further questions for Mr. Carrick Cap. >> Anybody have any >> as far as uh the parking goes the employees you mentioned the number I I'm just thinking of other places business in the area. Um for the quick loop you
have four bays you only have two mechanics tech and It's four bays >> on now on the oil bays. >> The oil bays. Three guys can do that. >> Yeah. Three guys can do four four cars.
>> Um and then the car wash. Um you're going to have the host at the beginning, >> right? >> Have a cashier. You're going to have four to seven, >> right? >> People drying detail or the minor detail at the end of your car wash. Um, and
then detailers, you'll have two to three person. >> Two to three. Yeah. That the detailing is is that's got to be appointments. And I can get labor for that, >> right? I'm talking about employees own. >> Yeah. Okay. >> Detailer job two to three most of the time, >> right? >> And then you'll have a manager and
yourself. >> All right. That's like all the parking spots just as a just something to consider. But um then you're going to have probably a few cars falling into
the appointments for the detailing which could a car could potentially sit there from the night before until you know the uh I mean I' I've dropped off my car for detailing the day before I picked it up at the end of the workday. So
>> I'm just thinking out loud that's all the parking spots that we have. >> So it it seems like we have every parking spot filled up um before we get to the detail of concern. >> So, why don't you go again through
how many people you said that you testified that three employees for the lube? Correct. >> For the uh for just Yeah. for oil change. Okay. Now, let's walk through the car wash,
>> right? >> Be a person greeting at the beginning. Is that that's the only role for that person or do they also service help provide the car wash service? >> Well, there everybody's going to be crossrained. Everybody's going to be
cross trainined. I got my job. I got everybody cross trainined. Now, I went to a car wash, the same size tunnel, and um and I spoke with the owner, and the owner uses he has four guys with the manager that run the car wash during the week. On the weekend, he has seven
people that do it because the volume goes up. So, I mean, we're getting the equipment we're getting is state-of-the-art equipment. Everything everything we explained, he showed me the equipment he had, and they added on more equipment. No,
>> let's let's talk about the parking just to to to the board members question >> related to the labor, >> right? All right. >> So, you said on the weekends, no, on weekdays you're going to have four people in the car wash. >> People in the car wash >> and on the weekends you may go up to seven. >> Seven.
>> Okay. So, that can be at a low for the two seven at a high 10. Then plus the detailing, >> right? >> How many people you said you're going to >> two to three people? >> Two to three people. two to three people in the loop, >> right? So that's somewhere between nine
and 13 people. >> People get caught off. >> Okay. And will will all of the people be driving their own vehicle or will some be dropped off at work? >> I I I don't know how to answer that. I I didn't uh
>> hopefully it'll be dropped off. We'll come to work together. I'm >> okay. >> Other questions? >> You said 8 to 8 are the operating hours. That's seven days a week. >> That's what I'm looking to do.
>> Can I ask you a question on your business check? Are you going to have um $20 car wash and then 35 for the month. >> Yes, >> a monthly. >> There's going to be a monthly. They've got I you know, they got so much stuff
out there now. I'm amazed. >> One today. >> Yeah, they they're I'm amazed at the tech how they use technology now as far as even attracting customers. You know, they have this technology where they got
a geo fence where you drive in the area and they know your car is in the area. You know, it's it's amazing stuff. And they send coupons to your car to get you in there. You know, >> hopefully you're not looking at the phone while you're driving.
>> Well, yeah. >> The um testimony of your experts is that none of the parking spots are really going to be used by customers. >> That's because the services were limited. And my question is um the
services are strictly going to be limited in terms of automotive. There would be oil changes, fluid changes, etc. It's not a situation where you're going to need a part and it's going to take some time and the car's going to have to stay. They're going to have to go to the part deal and part deal is going to come back.
>> I I don't want to get involved in repairs like that. Basic oil changes. I mean, if something happens, I mean, we got to make sure that we have all the filters and everything that we need. I don't want to be I don't want to become a repair shop, you know. And will something happen? I mean, I I'm you
know, >> I think I think Mr. Miller's question is, is it your plan to do more than just fluid changes, oil changes? >> Or in other words, would you agree to limit to certain services that we know would not traditionally require? Yes.
>> Ordering parts or sending a delivery person that >> Yeah. I'm going to stick with filters and stuff like that. All the basics >> because we're operating at a really tight margin on the parkings and and parking issue. I I don't know if you know that area, but you know that lane
it abs is supposed to be a turn only lane >> and people just use it to zip through and cut over at the end. It's challenging at times. So if there's not enough parking in your area and it's spilling out into that road >> at that time, it's going to be bad for
everyone. So, we want to make sure, >> right, >> on that parking that these customers are not using those parking spots and you're getting you're getting them in and out and they're not waiting for parts if they need a battery or something and you're not taking um appointments
overnight for people to leave it overnight and >> work on the next day and things like that. So, that's why I'm asking those questions. >> Yeah. I I don't want chaos in my chaos in my life. I don't want to start doing that. I >> So just just to clarify the record
because this was a a question that Councilman Zaskki had also raised. So you're willing to agree that this is going to be a car wash, nothing more, >> an oil change, fluid change, oil filter change, windshield wiper change place,
not a repair shop, and a detailing place. That's done by appointment. >> Yes. >> And that's the limit of what you're going to do here. Joe, my only other issue is in terms of emergency vehicles, there's no other way to get access other than Route 9. In
other words, there's not no way to get from access point if there was. So, I'm trying to think if if it's like 4:30 on a Friday and a fire truck's got to get there. The traffic on 9 in that area is horrendous. Well, I think that there's the
possibility uh to create some kind of depressed curbing uh along Carney if there was a need for a fire apparatus to get into the site because it couldn't get on to Route 9 because I'm aware that when you go back
to Carney Road, there's the bypass behind the DOT yard that the fire company uses so that if there was a need in a traffic jam, there could be some type of um like depressed curbing and and and uh permeable pavers that would
allow a fire apparatus in if that's what the board's looking for. >> You agree with that? >> Yeah, we would we would do that. >> Any else have any questions? If not to open up public,
when you come up, tell me where you live and give me your name and spell your name. >> Good evening. >> Hi, good evening. Uh, my name is Barbara Murphy. I live at and own 39 Carney Road, um, which is right towards the back of the property. Um, so a couple
things. Uh, so first of all, happy that it's going to be developed. Definitely it's been empty for a long time. Um, Corny Road historically has drainage problems. Um, the report that I viewed said the existing drainage pattern
drains from west to east towards Route 9. It would come from the back of the property towards the front. And that's not our experience. So, I have some pictures if you want to. Oh, okay. Oh, sorry.
I do. You can actually >> So these are photos I just pulled out of my camera roll of during >> Okay. Um they're basically taken from all the same place on Carney Road kind
of in front of my property uh looking out towards the empty lot and towards Route 9. So the very long storm water management plan in summary says that the lot drains from
west to east and if that was the case I don't see how we have water on Carney Road all the time. Carney Road has historically had drainage issues. >> So obviously the concern is developing
this property and paving and building a building is going to make it even worse. So, we wanted to go on record to say this is an issue and it could become more of an issue. Does anybody have any questions about
the photos like where they are? >> Okay, good. >> This happen this time of year or all time? all times of year. You'll see the last photo was December and the front one's Dece March of 24. That was a
really, really hard rain. >> Oh, shoot. Sorry. >> You could see how flooded that was. That day was completely flooded. My whole driveway and backyard as well. We've spoken to the road department several times. You could see I left one
of the pictures in there of the storm sewer. This one, you could see it's above the grade of the road. You know, like I've said to him, I'm not an engineer, but the water's not going to go up and over that.
>> You know, that's then the way it is now. >> Right. So, for the site plan, they have that retention area. I don't know what it's officially called towards the front of the property when the back of the
property by the street floods all the time. I don't I don't see storm water flowing to that just based on my lived experience. I've lived >> the storm water retention for his property. >> That's that's to
keep everything that on his property. So it should run off to you, >> right? >> What we're concerned about is is the water up your way going to run onto his property and cause even a bigger problem. >> I don't think it's going to run anywhere. I think it's just going to sit
there. >> That site's going to have to be slow. Everything going to have to be the water's going to have to drain the roof >> on that property. It's going to have to slow the where the retention area is. So, is that going to affect the
>> Your end will be the high end. The low end will be down to when they when they regrain the property. So, you don't see any additional flooding on the street? Well, we'll be able to tell because we have pictures. >> I don't think there's going to be
flooding accounted this project. I think I don't think it's going to alleviate your problem. >> I don't >> I don't think your problem happen you're happy to see it being developed. >> I am. >> But >> I just don't want it to be made worse.
>> Understand? question is I'll ask looks like they have a significant burn road there. So everything's contained on the property. Picture you showed us it's a road issue.
>> Is that a town road? A county road. >> It's a burrow of cereal road. That's what we pay our property taxes for. >> We're never on the list. My family has lived on this property for seven generations.
>> Wow. My mom who passed away in 1984 was constantly on the phone to the road department. Constantly. I don't have her fight. I just keep taking pictures. >> Right. >> Look at it now that we're doing a major
development. >> Right. >> Anybody else have any questions? >> And then I had just one other thing. Um, we're grateful that Corny Road is not planned as access to this. That's that's wonderful because you could see the
road. It's not a typical burrow road where you could park on both sides and have street bypass access. It's it's a narrower road. Um the concern with the parking is if they do fill their 16
spots, say they have 20 employees one day, those four employees are going to be parking on Carney Road. There's no other place for them to park but on Carney Road. And if we have cars parked along that road, two cars can't pass each other. Somebody's always going to be waiting.
under this design of giving people more property on road. My suggestion to you is to ask for no parking. >> And who does that? >> Parking by permit only. Like maybe if I wanted to park in front of my house, I could.
>> That could be that could be part of the resolution. We could ask that John parking by permit on current party road. Can you be admissible to that? Yes. >> Okay, that solves that. >> You like that?
>> I do like that. Thank you. >> And then the last thing that you just discussed about a depressed curve for emergency vehicle access, as long as that's not something obvious where someone thinks they could come onto
Carney Road and cut into the car wash. Yeah, we can put in Washington back to the trans where they where they put like John said in the ground
chain link an actual two post and a chain. >> Yes. that an emergency. >> Okay. >> Even though any other person
>> Okay. All right. Perfect. >> Okay. >> Anybody else that would like to speak? Hi, how are you? >> Good. How are you? >> My name is Jonathan McCarski. I live at
33 Kernney Road. >> I do. >> I have a few more additional pictures if you guys want to pass it around. >> And the primary concern is I would like to second Barbara's comments about the flooding. Um, very happy to see that
they do have plans for something to go in that space as well. Um, just a little concerned that that area with the history. I didn't know it went back down to her parents and everything like that, but I've lived there since 2018 and it's there's a bit of a water problem. Um,
I'm going to keep my witty comments about the DOT to myself because I know you guys are waiting for permission even though they have a few things to fix on their end. my own personal thoughts over there, but they just e recently opened up a brook slashditch, whatever you want
to call it, um, for their water. The DOT is a little higher than everybody else. When I first moved in there, the ditch/brook was not in use. Um, we had a bit of an incident with a supervisor that took over, changed a bit of landscaping,
zoning with Andy Machowski from Saraveville, with Jeff from CME and a few other people were involved back in 2022, 2023. So now they ended up using that brook ditch, whatever they did to come from the DOT to kind of go down and
that ends up going to Karnney Road. So again, just seconding the flooding issue with water control, flash floods, there's nothing you could do about that and that area gets wiped out. Um, so just concerning with like any structure going up, if the wetlands and everything
like that could be, you know, we could cross our tees, dot our eyes, make sure that we could try to control it any best way we can to not inconvenience the taxpaying residents of that area. Anybody else have? So right now as the property
sits there is no BM and that water from that property is just running off of the >> from the DOT. A lot of that water is from the DOT. Yeah. >> When that BM gets put in it's going to alleviate a little bit of your problem. We hope. >> We hope. Yeah. >> So then the majority just
not problem. >> Just raising awareness of the ongoing problem that goes back to years and years. >> Problem is work on the problem. We solve one of your problems. Not going to solve. >> So, you're going to have to go to the town to try to get something. >> Yeah. They were working on making a pipe
to have people measure, but not holding my breath. >> Sorry about that. Anyone else like to speak? >> Anybody like to speak in a public? >> How are you tonight? >> How are you? Dino Grimmaldi, 27 Carney
Road. >> I do. Um I agree with everybody with the parking issues. Um they could say, you know, you know, we're going to put permits. Now, it's going to be a cost to us. Um I just feel like a permit that you'll be able
>> whatever town I lived in, we had permits and a resident always had to pay. I lived in Jersey City. I lived in Bayon. There is no fee if you're in jail. >> Okay. I mean, well, I mean, that could always change. >> I'm learning something, >> right? Um I mean, they could say, you
know, we're not going to do it, but they have at least 10 people working there, maybe more on the weekend. It's going to be abused and Corny Road is going to be parked on and it's going to be an issue for us. >> Well, if we make it part of the condition that that it's only forbidden,
you know, that's the best that we can do and then give the compliance and they'll come out and address more. You know, you can sit there and guys pay tax
throughout. >> Also, the issue um you know they say that you're going to go through and it's going to be contained inside. I don't know. Everybody's gone to a car wash. It all has spillage. is all chemicals armor all you can go to route 35 car wash in southboy the one in valvalene on route 9
this is going to spill on route 9 and this is going to be a hazardous conditions for any car driving on the road >> I don't know if the state of New York car wash is going to leak seems that these things contain everything that they
>> I mean if you go to south boy car wash you can see it leak onto route 35 I don't have pictures right now. I wasn't prepared for this. I just learned from some neighbors about this meeting, so I wasn't prepared for all this. >> Well, apples and apples, we can't we
can't judge something that's going on 35 going on here. >> You're saying you're going to slope it. So, it's going to go down to Route 9. >> Yeah, but it's going to be caught before it gets to Route 9. >> I mean, that's going to catch everything and use the water.
>> Well, they armor all the cars outside. That's going to spill out. Say that again. >> They armor all of cars outside of the wash base and that spill that will spill out. >> Uh I don't think that that's going to be allowed to do anything outside of the
bay other than the back. You can ask the >> He's talking about when they when they do the tires, they do it as after the drying and >> that's the key that's in the key word they get. >> What he's talking about also is Bosch car wash over here every night.
see the trail from the car wash hallway in front of the uh the mall from people leaving there. That's the armor. >> Correct. >> That's what he's talking about. And I don't know anything that can be done
about that. >> Yeah, I'm not I'm not aware of that. Maybe just the engineer can talk a little bit further, but it it doesn't appear that that's a straight run right out. Is that correct, Mr. was mean you're coming and it's
>> right >> then again >> right because I know at posh it's a it's a straight run right down the hill in this particular case it looks like >> u there's somewhat of a pathway before any of that residual >> right definitely won't be as extreme
I know what you're talking >> right >> I mean you know the turn on corny road is is hazardous it's it's like all right prepare you know >> I look at This is a little bigger than posh, but it's in around the same area and you're going to have this one you
have some better issues because the exit is not right on the distance. So, >> and I don't recall there being an issue safety issue traveling on 9 by because of any runoff under like more slippery. So,
that's just how I compare it to >> I mean that's fine. It could be taken up with the D if it does get put up. That's fine. >> But we are trying to work through the parts issue. We understand the issues on carne. We get it. We trying to help you
guys out on that. >> We want to make sure that there's emergency access into there. Some of these flooding issues. I don't know. Maybe they'll improve when they >> I've just seen it in the recent storms in the summer and it's it's pretty bad.
Yes. Thanks. >> Anybody else like to speak on this issue? Anybody else like to speak on this issue before I close it? >> Anybody else? Last time a motion to close the public portion.
>> Second. All in favor? >> Mr. Mesi, would you like to sum up? Um, if I may, I have some uh responses to the concerns if you'd like. Okay. So, I'd like to have my engineer come up uh
to talk about the drainage because I think it's an interesting point and a valid concern, but would you please describe for the board the water that is generated, the runoff from this site? Where does it go? How is it captured? M
the runoff from the site is captured on site to the proposed infiltration basin. Everything's graded to inlets and collected and um brought into the infiltration basin. And in terms of Carney Road, we do have a couple inlets
that we provided that are lower than the road and uh that ultimately also goes to our infiltration basin. So, there's drainage that's being installed on Carney Road that's going to go to the infiltration basin.
>> It is within the the rightaway dedication. Um we provide a couple inlets and that is collecting runoff um from that from the burm and if water were to pond um
pond from then miss the inlets it is likely that they would c be captured in the uh depressed uh inlets. >> So I'm talking about the existing inlets. If they miss the existing inlets they're likely being caught in our proposed inlets. So, where are the
proposed inlets on this plan? >> Approximately one here along the south side of the basin, one here near the corner and a one about here between the trees
>> and they drain Carney Road. Uh they could I don't have the drainage area map with me, but they certainly will be collecting more water from Carney Road. >> Okay. But the water that is that lands on the parking lot on the drive aisle on the roof of the building, all of that
drains to the detention basin that's in the front left corner there. >> Correct. >> And none of it drains out onto Carney Road. >> Correct. >> Okay. Um, that was one concern. The other concern,
um, Mr. Chairman, was about the parking. And if you could, um, if you look on the front, there's a green space in front of the building. If the board wishes, that is big enough to add four parking
spaces. We could bank them. They would be there if they would need. We could have them >> be more bene put put them in while it's being built privately.
>> We could certainly do that. It's really we're we're offering that to the board if the board would feel more comfortable. >> That create any variances or waiverss? No, it just it gets us closer to the >> I understand. >> Yeah. Yeah. But does it doesn't create
any other issues. Yeah. >> There might just have to be some >> something like that. Would you like to see it done before? I would >> I would. >> Okay. >> Yes. >> Yes. >> Okay. >> And then we'd like to see that done.
>> Then that will be that will be added. And then the final issue was about the concern of whatever is being done in the car wash aisle. I'd like to have our architect come up who's an expert on car washes. It was a concern about Armorall
being applied to tires. He can address that. >> Um I the outside portion I believe after the car is dried and brought outside they do spray the armor roll on the bottom. The car should be dry at that point. So it is only the arm roll that is being sprayed on the tires. But in
general, all of the washing of the vehicle is done inside. So when you first enter the tunnel, they actually spray it with a soap on the car. Tires all get washed at the very front entrance of the tunnel. As it goes through the tunnel, there is actually depending upon which pieces of equipment
they get, there is one that actually just rolls out and rubs the tires specific. So there is that is all the cleaning of the tire is done in the tunnel. The arm roll is only applied after it comes out. It is just sprayed onto the tire after it is done just to make the tire look shiny.
>> If there are no further questions and I could sum up. >> We have one question. >> So from the time the car turn cars turn into the um into the car like they're going around to the back to enter the car wash, right? How many how many cars do you think that they can fit in line
to come like around to the back approximately >> that how long a queue would be? >> Yeah. How many cars from the time they turn in to where they would go to around that where the arrows are to come in to enter >> all the way out towards Route 9 or to
the I to this location? >> You're going to enter right there right at the bottom. >> Correct. >> Yep. So if you were to use the entire distance out to the Route 9 entry, you could accommodate approximately 18 vehicles. We don't expect that. And
again, these car wash are set up where if there is increased demand, they can increase the speed >> to process the vehicles. >> Okay. All right. That that's a good amount. >> Okay. >> If there are no other questions, Mr. Chairman, in summation,
>> in summation, uh you've heard testimony from the engineer who's designed a site plan, the architect who's designed the architectural rendings, our traffic expert, and uh the owner of the property, and our planner. You have a conforming permitted use uh in the B3
highway zone. you have a need for uh three variances in terms of the sign location, the number of signs and the parking. I think the the testimony from the planner is that it meets all of the criteria for granting a variance on those basis. Uh there are no other
deviations uh to this otherwise conforming application and on that basis on the testimony of the professionals and Mr. Carrie Kappa, I would ask the board to favorably approve this with the conditions that the engineer agreed to that are laid out in your approval
review letters from your engineer from Morgan Engineering and from >> Acuity. >> Correct. Correct. Additional services and limited sale items. Uh no general
automobile service on fire satisfaction garbage. pick up uh off in evening hours and there will be
more space. >> That's correct. I would just ask one clarification. Uh you use the language uh fluids. Uh, I just don't want somebody to read this a year from now saying, "Well, you you can't change air
filters. You can't change wiper blades. >> Okay, that was the only concern. request. >> We can make that request up to the council to decide on what to do with that. testimony. Chairman, I'd like to make a motion to
approve the application with the stipulations that were just made. Um, I believe that the applicant has satisfied the um the standard for the granting of the parking variance. I I take the
experts testimony that the uh parking spaces and I'm grateful that they're adding the additional four that they'll be sufficient for the proposed use. Um and uh I I'm thankful for the additional stipulations they made and I I do hope
and believe that the the additional trees and greenscape on this property will also help the neighbors with their drainage issues on Carne. So, with all of that, uh, I I I make a motion to approve the application. >> Do I have a second?
>> I have a second. Do I have anybody that? >> We'll do a roll call. >> Yeah. >> Uh, Mr. Kandell, >> yes. >> Miss Lman, >> yes. >> Mr. Muller, >> yes. >> Mr. Shaw, >> yes. >> Mr. Sataka, yes. >> Mr. Veosen, >> Mr. Williams, >> Councilman Zabrowski, >> yes. >> Chairman Ty,
>> yes. And thank you for speaking, Cheryl. >> Thank you. Thank you. >> Okay. Um, next on the agenda, old business, new due business, administrative matters. Our next meeting is February 4th, 2026. Um, we currently do not have any applications
um for that evening, but um I would keep it open. There might be something from the council coming forward. Okay. Um let's open uh take a motion to open to the public. >> So move. Anybody in the public like to speak?
Anybody in the public to speak? >> Motion to close. >> Thank you. >> Thank you everyone. Have a good night.