Bedminster board approves Tesla supercharger plan at Somerset Hills shopping center

The Bedminster Township Land Use Board on Jan. 9 approved a Tesla plan to install eight DC fast-charging stations at the Somerset Hills shopping center, authorizing preliminary and final site-plan approval with related C variances and site-plan exceptions.

Duncan Prime, attorney for the applicant, told the board the proposal covers improvements only within the existing parking lot at 75 Washington Valley Road (Block 58 Lot 14) and does not change building uses. The approval was subject to standard engineering and planner review and conditions requiring the applicant and site owner to place a refuse container near the chargers and to implement landscaping to screen equipment, with final plant selections to be reviewed by the township planner. The motion passed by roll call, seven to one.

Why it mattered: The board granted relief for a front-yard placement of transformer and cabinet and a very small increase in impervious coverage to allow a perimeter installation that planners said preserved circulation and placed equipment away from pedestrian areas. Proponents argued the sitewould serve travelers off nearby Route 287 and provide local residents, including apartment occupants without home charging, access to level-3 charging.

Project details and testimony: Applicant witnesses described the installation as eight Tesla-branded DC fast chargers, one supercharger cabinet, a 1,600-amp switchboard and a utility transformer located on the eastern portion of the existing lot. Henry Misas, identified as the project design manager for Tesla, described the chargers as self-operating and said "the charging station itself is not powered up with high voltage ... until that handshake" between vehicle and station occurs, a safety step that prevents the charger from being energized until a plug is connected.

Civil engineer Deep Patel presented the site plan (sheet Z5) and lighting and noise analyses. Patel said the two existing poles on site will have their timing amended to dusk-to-dawn operation and that the lighting plan yields essentially "0 foot-candles at the property line." He noted the illuminated Tesla logo produces roughly 0.021 foot-candles at 20 feet and reported equipment sound levels the testimony recorded as about 60 decibels at 1 meter under 40C, rising to roughly 65 decibels at 1 meter above 40C. Testimony showed additional evergreen plantings were proposed atop the existing retaining wall to reduce visibility and headlight glare toward adjacent homes.

Planner James Kyle told the board the Municipal Land Use Law permits accessory EV charging uses but that the application required two bulk variances (front-yard setback and a minor increase in impervious coverage) and two design waivers (lighting after 11 p.m. and accessory structures in a front yard). Kyle described the increase in impervious coverage as de minimis, stating on the record that coverage would rise by about 0.14 percentage points (the testimony recorded the sitefrom 86.6 to 86.74 as stated in testimony) and argued the public benefits outweighed any limited detriments.

Questions and concerns: Board members asked about security, queuing, signage and whether non-Tesla EVs could use the chargers; witnesses said the stations are listed via vehicle navigation and that the network now accommodates other EVs using the North American charging standard. A member asked about cameras; witnesses said the chargers do not include cameras. Another member raised particulate concerns tied to equipment cooling fans and cited studies suggesting elevated particulates near some charging equipment; Teslarepresentatives said they were not aware of studies showing measurable particulate impacts and said any fan-related particulates would be small compared with emissions avoided by electrification.

Vote and conditions: The board approved the application by roll call (seven ayes, one nay). The approval was effective immediately that evening provided all other conditions and standard review comments from township professionals were satisfied. The motion recorded specific conditions that the applicant and owner locate refuse collection near the chargers and install the plantings and screening materials to be reviewed and approved by the township planner.

Whatnext: The project team said permitting could take about three months after approval, with construction anticipated during the summer and the site opening at the end of the season if schedules hold. The board will continue routine agenda business at upcoming meetings.