Public hearing for amended site plan and subdivision approval in Bedminster Township.

NOTICE OF PUBLIC HEARING
BEDMINSTER TOWNSHIP LAND USE BOARD
SOMERSET COUNTY, NEW JERSEY
 
PLEASE TAKE NOTICE that on May 7, 2026, at 7:00 p.m., the Bedminster Township Land Use Board (“Board”) will conduct a public hearing at the Municipal Building, Main Meeting Room, One Miller Lane, Bedminster, New Jersey 07921. The hearing is on the application of applicant S/K Bed One Associates, LLC (“Applicant”) seeking Amended Preliminary and Final Major Site Plan and Preliminary and Final Major Subdivision approval for the property at 1052 Burnt Mills Road, Block 71, Lot 7 in the Township of Bedminster, County of Somerset, State of New Jersey (the “Property”). The Property is located in OR-VMU Zone District. The Applicant proposes to amend the previous site plan and subdivision approval granted by Resolution 2021-19 adopted December 9, 2021, for, among other things, a 160 unit mixed use residential-retail building, 19,661 square feet of retail space, a bank, and the subdivision of Lot 7 into two lots. The Applicant seeks Amended Preliminary and Final Major Site Plan Approval to develop a proposed 140-unit mixed use residential-retail building, a drive through bank, and an office building. The proposed mixed-use building will contain 140 total residential units with a set aside of affordable housing units. The proposed retail/commercial space within the mixed-use building will be approximately 10,385 square feet. The existing/proposed drive through bank structure will be approximately 3,225 square feet. The existing/proposed office building is approximately 170,450 square feet. The Applicant seeks Amended Preliminary and Final Major Subdivision approval to subdivide Lot 7 into three lots and create Proposed Lots 7, 7.01 and 7.02. Proposed Lot 7.01 will be approximately 9.290 acres and comprise the proposed mixed use building. Proposed Lot 7.02 will be approximately 0.678 acres and comprise the existing/proposed drive through bank building. Proposed Lot 7 will be 12.463 acres and comprise the existing office building. The Applicant also proposes other improvements and common area amenities, including parking/loading areas, access points, internal roadways, fencing, lighting, stormwater management facilities, as well as various other improvements. All improvements are set forth on the site plan and subdivision plan, subdivision plats, architectural plans, survey, environmental impact statement, stormwater management evaluations, and other reports and documents submitted in connection with the Application, as may be modified, amended or supplemented (collectively referred to as the “Site Plan Documents”).
 
The Applicant requests a D(3) conditional use variance for the existing/proposed drive through bank for not meeting all required conditions in Section 13-601.8 and 13-406C.1 for a drive through bank including (1) minimum lot area of 1 acre; (2) minimum distance from intersection of two public streets to the bank driveway of 300 feet; (3) minimum distance from the bank driveway to any other driveway of 100 feet; (4) first 40 ft. adjacent to any street line and 25 ft adjacent to any lot line shall not be used for parking and shall be suitably landscaped; (5) each drive-through bank shall provide at least one bypass lane to allow customers to exit the queue and depart the premises. To the extent deemed necessary, the Applicant seeks a D(1) use variance to permit the existing/proposed drive through bank.
 
The Applicant seeks, to the extent required, the following bulk/dimensional “c” variances, design waivers, and/or design exceptions set forth herein. Proposed Lot 7.02 (Bank Lot): (1) 28.9 feet proposed between buildings where a 50 foot minimum distance required; (2) proposed lot area of 0.635 acres where a minimum lot area of 6 acres required; (3) proposed lot width of 165.5 feet where minimum of 400 feet required; (4) proposed lot frontage of 165.9 feet where a minimum lot frontage of 400 feet is required; (5) proposed lot depth of 166 feet where a minimum of 400 feet required; (6) proposed/existing front yard setback of 48.9 feet where a minimum of 100 feet required; (7) proposed side yard setback of 9.1 feet where 15 feet required; (8) proposed lot coverage of 83.0% where 75% maximum permitted.Signs: (9) four proposed monument signs consisting of two full sized monument signs and two smaller monument signs where one mixed use monument sign is permitted; (10) 5 foot setback proposed from property and street right-of-way lines where 10 foot minimum setback required; (11) proposed 60 square foot facade sign for apartment building where 50 square foot area sign permitted; (12) two proposed facade apartment identification signs where only one apartment facade identification sign permitted; (13) proposed informational/directional sign with a maximum area of 8 square feet where a maximum area of 2 square feet permitted; (14) proposed placemaking sign located on a proposed site seat wall where no such sign is specified in code; (15) proposed bank canopy clearance sign where no such sign is specified in code. Other: To the extent Section 13-506(e) requires a three-tier, 135-foot managed buffer system, comprised of a 25-foot streamside buffer, an 85-foot forest buffer, and a 25-foot outer buffer where Applicant proposes to rely on the previously granted approval to utilize and rely upon a NJDEP 50-foot wetlands transition area and 50-foot riparian zone corresponding to the 50-foot conservation easement (set forth in Section 13-506(d)) and the watercourse buffer system set forth in the plans for compliance with the buffer requirement of Section 13-506(e); and relief from the requirements of Section 12-6b3, to install less than the required number of trees.
 
In addition, the Applicant seeks to rely upon any existing non-conformities, prior variances and/or prior approvals granted pertaining to the property. To the extent the Board deems any existing nonconformity to be noncompliant, the Applicant requests any necessary variance, design waiver, or exception. Applicant seeks without limitation all other approvals, variances, waivers and/or exceptions as set forth in the Application and/or Site Plan Documents and/or as may arise or be deemed necessary during the course of the hearings and/or as the result of any requested change to the Site Plan Documents by the Board, the Applicant or any member of the public.
 
The public hearing is also a hybrid hearing. Access to the hearing may also be accomplished by Zoom video conference. To access this hearing by Zoom video conference, in advance, you must have or create a free Zoom account by visiting https://zoom.us/signup. You may access the hearing by following the link: https://us02web.zoom.us/j/83415125500?pwd=W0jfojAmKNWi9qyPaM0RHCnOBaICA1.1 The Meeting ID is 834 1512 5500 and the Passcode is 013884. For those without internet access, the hearing can be accessed by telephone only by calling (646) 558-8656 and entering the Meeting ID and Passcode.
 
The hearing may be continued without further notice on such additional or other dates as the Board may determine. All interested persons may attend and be heard at the public hearing. Members of the public interested in asking questions, providing comments, or offering evidence concerning the Application may do so during the public hearing.
 
All plans, maps and other documents relating to this Application including the Site Plan Documents are on file and available for inspection or viewing by the public, during normal business hours in the office of Land Use Board Secretary Janine DeLeon, at the Bedminster Township Municipal Building, One Miller Lane, Bedminster, NJ 07921. The Application will also be available on the Bedminster Township website, www.bedminster.us and/or the land us board's webpage, (https://www.bedminster.us/government/land_use_board) once the May 7, 2026 agenda has been posted. Once on the website, the application materials can be accessed by clicking on “LUB Agenda” and scrolling down to the documents listed for the Applicant. These documents have been filed at least ten (10) days prior to the public hearing. Individuals lacking the resources or know-how for technological access to the Site Plan Documents or access to the Zoom video conference should contact Land Use Board Secretary Janine DeLeon by telephone at (908) 212-7000, ext. 427 or by e-mail at jdeleon@bedminster.us for assistance. In the event the Zoom video conference information provided above in this notice does not work on the evening of the public hearing, please refer to the Bedminster Township website, www.bedminsternj.hosted.civiclive.com, for the hybrid hearing information.
 
S/K Bed One Associates, LLC, Applicant
O'Toole Scrivo, LLC, Attorneys
Lawrence S. Cutalo, Esq.
14 Village Park Road, Cedar Grove, NJ 07009
(973) 239-5700
 
4/25/26 ($154.80)