Bedminster Land Use Board approves Somerset Air Service hangar expansion with conditions after environmental scrutiny

The Bedminster Township Land Use Board voted on Jan. 9, 2026 to approve a preliminary site plan and related lot-coverage relief for Somerset Air Service that will remove eight smaller hangars, add five new hangar buildings (bringing total hangar capacity from 80 to 94) and build a new administrative/maintenance building, subject to conditions and further engineering work.

The board approved the application by roll call after hearing technical testimony, expert planning arguments and extended public comment. The motion to approve included grant of the design waivers and the lot-coverage variance of 10.62% (the township limit is 10%), a requirement that the applicant meet the township engineer’s outstanding comments, and authorization for phased construction with a 10-year approval window. The motion passed with affirmative votes recorded for Mayor Jacobs, Mister Walter, Miss Orcutta, Mister Leonard, Mister Rodriguez, Mister Wilde and the chair.

Why it mattered: opponents and environmental advocates warned the modest-seeming increase in impervious cover could have outsized effects in this headwaters area. Mara Tippett of the Raritan Headwaters Association told the board the proposal “exceeds the 10% lot coverage limit” and warned that “even small increases in impervious surface can alter runoff patterns and reduce groundwater recharge,” adding that porous pavement performance depends on local soils and ongoing maintenance. Janet Harvey, who owns a preserved farm across the river, said the property contains two active bald-eagle nests and urged restrictions on flight activity, noise and lighting to protect habitat.

What the board and applicants said: planner Ron Kennedy said the project is a modernization for an airport that has operated since 1946 and argued the increase is minimal relative to the 200-acre site, noting that the proposal includes bioretention basins, pervious pavement areas and other stormwater measures. He told the board the design team "can comply with the municipal and state standards," and that the plan does not change runway length or increase runway capacity. Paul Ferraro, the township engineer, said additional soils and groundwater testing are required but described the proposed mitigation as "doable" and said that if the applicant complies with his review letter "they comply with the state standards." He also warned that operation-and-maintenance obligations are critical, saying the developer must demonstrate long-term maintenance and reporting.

Opposition’s legal and planning objections: counsel for neighboring property owners urged the board to deny relief on four grounds, including the claim that conditional-use approval and certain proofs were not in the record and that the applicant had not shown entitlement to a bulk variance for excessive lot coverage. The opponent argued several plan items labeled as design waivers should instead be treated as variances under the resource-constraints rules.

Applicant response and conditions: applicant counsel and witnesses replied that notices and application materials were adequate, that resource-constraints deviations in the township ordinance are handled as design waivers in this context, and that the applicant agreed to additional soils testing and to meet the engineer’s outstanding comments. The board’s approval requires the applicant to satisfy conditions in the written resolution (including compliance with the township engineer’s and planner’s review reports, final soil/geotechnical data, and recorded O&M obligations), and the board directed that a written resolution reflecting those conditions be prepared.

What’s next: the board ordered that final engineering, performance guarantees and recorded operation-and-maintenance obligations be provided before any construction permits are issued; a written resolution with the detailed conditions will be filed following the meeting. The board’s approval allows phased construction over a multi-year period subject to the conditions noted in the record.

Key quote: Mara Tippett (Raritan Headwaters Association) — "These lands play a very important role in protecting drinking water for downstream communities." Ron Kennedy (planner for the applicant) — "We can comply with the standards." Paul Ferraro (township engineer) — "If they comply with my letter, they comply with the state standards."