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Proposed for 469 S. Laurel Ave., Hazlet
WHAT: NJNG seeks approval for a gas regulator station at 469 South Laurel Ave. from Hazlet Land Use Board
WHERE: This meeting will be held virtually via ZOOM Web conference. Connection information is below, on the calendar and on the agenda. Do not come to Town Hall.
WHEN: Thursday, Dec. 3 at 7 pm.
DOCUMENTS: The meeting agenda has been posted. The public may also view the application, maps and related meeting documents on the Hazlet Township website.
LEGAL PUBLIC NOTICE PLEASE TAKE NOTICE AS REQUIRED BY LAW that an application has been filed by NEW JERSEY NATURAL GAS COMPANY ("Applicant") with the Hazlet Township Land Use Board (the "Board") for Preliminary & Final Major Site Plan Approval with use variance, bulk variance and waiver relief pursuant to N.J.S.A. 40:55D-70(c) and (d) with regard to the property located at 469 South Laurel Avenue, Hazlet, New Jersey, also known on the Hazlet Township Tax Maps as Block 120, Lot 29, which is currently improved with a residence and a commercial excavating/hauling business owned by Arthur Smith ("Application"). The subject parcel is located within the R-100 Single Family Residential Zoning District of Hazlet Township.
PLEASE TAKE FURTHER NOTICE that the Board will hold a virtual/remote public hearing on Thursday, December 3, 2020 at 7:00 p.m. to hear the Applicant's Application. This is a continued public hearing. The first public hearing on this Application occurred on January 16, 2020 and a second public hearing occurred on February 20, 2020.
The Applicant, a public utility, is proposing to construct a regulator station, consisting of a gas pressure reduction facility, which shall include an above-ground heater unit, a filter, piping, valves, regulators, a control box and related equipment, all of which will be contained within an approximately .313 acre site facility easement, an approximately .151 acre access easement, and an approximately .02 acre utility easement located on the subject parcel. The facility will be enclosed by 8-foot-high, chain-link fencing with landscaped buffering and screening along the north, south, east, and west sides of the facility enclosure. An 8-foot-high sound wall will also be installed along the east and west sides of the facility. Access to the facility will be provided by a 15-foot wide easement within the existing gravel drive connecting the proposed facility to Laurel Avenue.
As part of the Application, the Applicant is seeking the following variances, waivers, exceptions, and/or relief from the Hazlet Development Review Ordinance ("Regulations"):
1. "D(1)" or use variance relief to permit the proposed public utility use within the R-100 zone, where public utilities are not permitted pursuant to Section 181-403.02 of the Regulations and, to the extent the Board deems it necessary, to permit an additional principal use on the lot, where the property is already improved with residential and commercial excavation/hauling uses and only one principal use on the lot may be permitted.
2. To the extent deemed necessary by the Board, "D(2)" variance relief to permit intensification or expansion of a pre-existing non-conforming use, where the property is currently used for a conforming residential use and a pre-existing non-conforming commercial use and the Applicant proposes an additional use (public utility) on the property that is not permitted within the R-100 zone.
3. "C" or bulk variance relief from the requirement that a fence or wall in any front, side, or rear yard for non-residential uses be a maximum of six (6) feet in height pursuant to Section 181-408.07.A.2 and Section 181-408.07.B.2 of the Regulations, whereby an eight (8) foot high chain link fence, sound wall, and gates are proposed around the facility for security, screening, and sound mitigation.
4. "C" or bulk variance relief from the prohibition against signs being affixed to fences pursuant to Section 181-410.A.14 of the Regulations, where two 16" x 22" identification and regulatory signs are proposed to be attached to the sliding gate at the north side of the fence surrounding the facility.
5. "C" or bulk variance relief from the requirement that a non-residential driveway have a setback of ten (10) feet from an existing adjacent residential property or three (3) feet from any other property line pursuant to Section 181-408.06.A of the Regulations, where the existing driveway to be utilized by the Applicant has a minimum setback of one (1) foot.
6. To the extent the Board deems it necessary, a "C" or bulk variance relief from the requirement that any off-street parking, loading or service area be connected to a public street right-of-way by means of a driveway constructed in accordance with at least the minimum standards required by the Township Engineer pursuant to Section 181-408.14.H.6 of the Regulations, where no driveway apron was originally proposed by the Applicant but the Applicant now proposes a driveway apron.
7. To the extent that the Board deems it necessary, a "C" or bulk variance relief from the requirement that parking spaces be clearly marked and pavement markings be provided pursuant to Section 181-408.14.H.9 of the Regulations, where there is no specific parking requirement for the proposed public utility use pursuant to Section 181-408.14.D of the Regulations and no parking is proposed for the facility.
8. To the extent that the Board deems it necessary, a "C" or bulk variance relief from the 25' height, 100' area, 25' setback, and 10' clearance requirements for pylon signs in the Business Highway Zone pursuant to Section 181-410.E.1.B. of the Regulations, where the Applicant proposes two fence-mounted signs of approximately 16" x 22" each for the facility, which will be located in the R-100 Zone.
9. Design waiver/exception relief from the requirement that there be a six-foot wide landscape buffer screen between non-residential uses and an abutting residential zone along the entire required yard area, consisting of evergreen and deciduous trees and shrubs pursuant to Section 181.503.B., C., & D. of the Regulations, where the Applicant proposes screening that consists of evergreen trees around four sides of the regulator station and no deciduous trees are proposed.
10. Design waiver/exception relief from the requirement for a driveway setback of ten (10) feet from all property lines for uses other than single family dwelling units pursuant to Section 181-505.B.2.B of the Regulations, where the existing driveway has a minimum sideyard setback of one (1) foot.
11. Design waiver/exception relief from the requirement that driveways be constructed with a permanent pavement such as asphalt or concrete pursuant to Section 181-505.B.3 of the Regulations, where the Applicant proposes that the existing gravel driveway remain.
12. Design waiver/exception relief from the requirement that driveways for two-way traffic be a minimum of 20' to 24' wide pursuant to Section 181-505.B.4 of the Regulations, where the Applicant proposes a 15' wide driveway access easement.
13. Design waiver/exception relief from the requirement that a concrete driveway apron be provided to permit access to the driveway from the street pursuant to Section 181-506.B of the Regulations, where no concrete driveway apron was originally proposed but the Applicant now proposes a driveway apron.
14. Design waiver/exception relief from the requirement that landscaping plans be prepared by a New Jersey Certified Landscape Architect pursuant to Section 181-507 of the Regulations, where the proposed landscape plan was originally not prepared by a New Jersey Certified Landscape Architect but the Applicant's revised proposed landscape plan has been prepared by a New Jersey Certified Landscape Architect.
15. Design waiver/exception relief from the requirement that conservation easements be provided for wetlands, wetlands transition buffers, floodplain, and floodplain buffers pursuant to Section 181-508.B of the Regulations, where the Applicant does not propose any conservation easements.
16. Design waiver/exception relief from the requirement that a refuse and recycling area be provided pursuant to Section 181-513.A of the Regulations, where the Applicant does not propose any refuse or recycling area.
17. Design waiver/exception relief from the requirement that sidewalks be provided along the frontage of the subject property pursuant to Section 181-517.B.1 of the Regulations, where the Applicant did not originally propose any sidewalks but the Applicant now proposes a sidewalk along the street frontage within the public right of way.
18. Design waiver/exception relief from the requirement that sidewalks be provided between the proposed improvements and the public right of way pursuant to Section 181-517.B.6 of the Regulations, where no sidewalks are proposed between the proposed improvements and the public right of way.
19. Design waiver/exception relief from the requirement that decorative lampposts be provided along all street lines, driveways, and walkways pursuant to Section 181-519.B.4 of the Regulations, where no decorative lampposts are proposed.
20. Design waiver/exception relief from the requirement that street trees be provided on both sides of public and private streets pursuant to Section 181-521 of the Regulations, where no street trees are proposed by the Applicant.
21. Design waiver/exception relief from the requirement that all removed trees must be replaced in accordance with Section 181-523.M of the Regulations, where the Applicant may not provide all required replacement trees.
22. Design waiver/exception relief from the requirement that all electric, telephone, television, and other communication facilities be provided underground pursuant to Section 181-524 of the Regulations, where the Applicant proposes above ground gas pipes within the proposed facility enclosure.
23. Any other variances, waivers, exceptions and/or relief from the Regulations that the Hazlet Land Use Board shall deem necessary in connection with this application.
Any person interested in this application will have the opportunity to address the Hazlet Township Land Use Board at the virtual/remote public hearing on Thursday, December 3, 2020 at 7:00 p.m., EST via the Zoom platform, a web-based video conference application, or by telephone using the following:
Please click the Zoom link to join the Zoom Meeting: https://us02web.zoom.us/j/85034254569?pwd=QXVwQlpTOUttMmZKMDR3N2J5RTJwUT09 Meeting ID: 850 3425 4569 Passcode: 667686
You may join by One tap mobile: +13017158592,,85034254569#,,,,,,0#,,667686# US (Washington D.C) +13126266799,,85034254569#,,,,,,0#,,667686# US (Chicago)
You may dial by your location: +1 301 715 8592 US (Washington D.C) +1 312 626 6799 US (Chicago) +1 929 205 6099 US (New York) +1 253 215 8782 US (Tacoma) +1 346 248 7799 US (Houston) +1 669 900 6833 US (San Jose) Meeting ID: 850 3425 4569 Passcode: 667686
PUBLIC INSPECTION OF THE APPLICATION MATERIALS: The application materials including plans and related documents are on file in the Office of the Hazlet Land Use Board Secretary in the Hazlet Township Municipal Building located at 1766 Union Avenue, Hazlet, New Jersey 07730. Members of the public may contact the Land Use Board Secretary, Laura McPeek at (732)-264-1700, ext. 8659 or at email@example.com on any working day between Monday through Thursday, during regular business hours between 8 a.m. and 5 p.m. to schedule an appointment to review the application materials or to request a copy of the application materials, subject to any standard fees or charges.
The application materials including plans and related documents are also available digitally for public inspection on the Hazlet Township website at https://www.hazlettwp.org/428/Related-Documents.
The Township of Hazlet is utilizing the Zoom service to conduct virtual meetings in compliance with the New Jersey Open Public Meetings Act.
MORE INFORMATION on how to access the virtual meeting, review the agenda, and review the application materials can be found on the Township of Hazlet website at https://www.hazlettwp.org/AgendaCenter/Land-Use-Board-3.
IF YOU HAVE ANY QUESTIONS regarding this notice, how to access the virtual meeting or the application materials, or otherwise need assistance, please contact the Land Use Board Secretary, Laura McPeek at (732)-264-1700, ext. 8659 or via e-mail at firstname.lastname@example.org during regular business hours 8 a.m. to 5 p.m., on any working day Monday through Thursday.
Nancy A. Skidmore, Esq., Attorney for the Applicant, New Jersey Natural Gas Company 201-521-1000