MONTVILLE TOWNSHIP PLANNING BOARD
7:30 PM Start
195 Changebridge Road, Montville Municipal Building
MINUTES OF THE REGULAR MEETING OF AUGUST
Absent Mr. Karkowsky present
Sandham present Ms. Nielson present
Lipari Absent Mr.
Lewis - present
Hines present Mr. Canning present
Mr. Visco present Mr. Speciale
Tobias (alt#2) entrance noted
Patrick Carroll, Esq.
commented on the improvements to 86
River Road, specifically the new truss roof and
commended the Board for their steadfastness in insisting the roof be
incorporated into the Board of Ed design. He recommended the Board send a
complimentary note to the Board of Ed once complete acknowledging the project;
the Chairman concurred.
Temporary Secretary – Gary Lewis
Motion to appoint
made by: Mayor Sandham; Second by: Mr. Visco; Roll call: Unanimous
Mayor Sandham mentioned
that the Township had applied for and received a grant for a design of trails
on Township Open Space. The design would be done by the Morris Land
Conservancy; a Kickoff Meeting will be held for all stakeholders on September
2, 7 pm at Town Hall. Jim will attend; additional Planning Board representation
PMN/C09-05 Healy, Michael – 37A and 35A Stoneybrook
Rd. – B: 21.01,
L: 23 & 24 – lot line change with variances - approved 7/22/10- eligible:
Deb Nielson, Gary Lewis, John Visco,
Russ Lipari, Larry Hines, Larry Tobias
Approve made by: Nielson; Second by: Visco;
Roll call: Yes - Nielson, Hines, Visco, Tobias, Lewis
July 22, 2010 - eligible: Deb Nielson,
Gary Lewis, John
Visco, Russ Lipari,
Larry Hines, Larry Tobias
Approve made by: Hines; Second by: Visco; Roll call: Nielson, Lewis, Visco,
Master Plan Minutes of July 22, 2010 - eligible: Deb Nielson, Gary
Lewis, John Visco,
Russ Lipari, Larry Hines
Approve made by: Hines; Second by: Visco;
Roll call: Nielson, Lewis, Visco, Hines
Carroll, Esq. Litigation for: $300, $150; Trust for: $641.25; $101.25, $67.50,
Engineering O/E for: $438.75; Trust for:
$472.50, $135, $945
Trust for: $960
Approve: Sandham; Second: Hines; Roll call: Unanimous
**PSPP/FC10-07 RAILS STEAKHOUSE - 8 & 10 Whitehall Road – B: 96, L: 3
& 4 - Site Plan/Variances for development of retail/apartments /restaurant
site – Carried w/notice from 6/10/10 – Eligible: Ladis
Karkowsky, Victor Canning, John
Visco, Gary Lewis,
Art Maggio, Russ Lipari, Jim Sandham, Larry Hines,
Tony Speciale, Alt, Larry Tobias, Alt #2:
Deb Nielson must certify to
ACT BY: 10/8/10
** carry with notice to 9/23/10
to carry with notice to 9/23/10 made by: Nielson;
Second by: Sandham; Roll call: Unanimous
PMS/C10-06 LINCOLN PARK
SAVINGS BANK – 2 John Henry Dr – B: 137, L: 4 – amended site plan w/variances - Notice acceptable ACT
on behalf of the applicant: David Dixon, Esq.
Site Plan and
attendant bulk variances. Many relief requests reflect existing
non-conformities and some new variances:
lot area – existing non-conformity
lot depth – existing non-conformity
required parking – existing condition
– 2 wall signs, direction free-standing and monument sign; reduction in sign sizes
aisle widths, driveway setback – existing conditions
Michael Carloni – Branch Manager – Montville Office - sworn
operation on Montville
branch; feels existing drivethrough is insufficient; no cover, no bypass lane;
single lane. 4 daily employees. Single family apartment upstairs….security
concern with residents living above a bank. Dimly lit parking lot with spaces
across lot from entrance.
ATM. Concerns about stormwater runoff to adjacent property.
plan or need to expand bank hours or employees. Feels lighting is currently a
problem. Proposal is for 2 teller lines – 1 drive-up ATM, 1 pneumatic manned
teller line. 2 lanes does not necessitate more employees. No current bypass
lane, so vehicles are trapped in drive through lane. Feels there is currently
inadequate records storage capacity; needs space for meetings and bank
regulators. Current structure has no meeting space; upstairs apartment proposed
for storage, meeting room, break room and bathroom.
Mr. Visco –
any customers upstairs? Mr. Carloni - Employees only.
Joseph Mianecki, P.E. , PP - sworn
Board as engineer and professional planner. Identified plan submittal: 6 sheets
March 6, 2010, revised May 26, 2010. Located in B-1 Zone. Corner of John Henry
Sheet 2 of 6:
existing conditions. 2-story bank including upstairs apartment. Much of current
parking currently non-conforming. Old site plan that does not meet current site
plan standards. Setbacks from property lines, lack of curbing, no stormwater
management, etc., all deficient per current standards.
is currently sheet flow to adjacent property. Current circulation plan is not
ideal, too narrow in rear. Existing signs were identified.
combined bank and single family use, the site currently requires 18 spaces.
Conversion to all-bank use would require 24 spaces. Existing bank space is
1,630 square feet, apartment equals 1,036 square feet. With slight addition
bank now will be 1,393 square feet, upstairs remaining at 1,036 square feet.
up against building for customer safety, and bypass lane being installed in
rear. Streetscape enhancements include curbing entire lot, improving drainage.
Roof drainage proposed to be captured; 344 square feet net increase due to
addition, actually 144 square feet counting pavement removal. A series of
drywells are proposed to improve the stormwater management.
enhancements include two (2) double fixtures along Changebridge and one (1) on
John Henry. Lighting levels were discussed. Canopy has very low level
undermount lighting. Double-lamp fixtures hold illumination at .5 foot candles
at property line. These lights will replace (2) existing building-mounted
illumination is .3 foot candles at John Henry; waiver required due to .5
footcandles. An evergreen screen was proposed to mitigate the excess
illumination; now after discussion with adjacent property owner will include 6’
PVC colonial-style fence and evergreen landscaping on both sides.
grade from front to rear of property is 6 or 7 feet.
The sign at
John Henry is existing. Proposed to remain but be upgraded. Sidewalk is also
being extended from existing municipal building walk across the frontage to
John Henry. Feels sidewalk can be installed without retaining wall, except that
the proposed lights were located in the R-O-W to avoid grade problems.
landscape conditions. Dated landscape scheme. Met with Tom Mazzacaro to discuss
common border conditions with municipal building. All existing weeds and scrub
will be cleared by applicant and turf installed to blend in with existing
municipal building lawn area. New plantings along entire rear line.
to be removed to accommodate sidewalk. 3 Bradford
pears not in great shape will have to be removed for sidewalk. The driveway is
currently 7’ from property line; proposed to be 5’ from line. To ameliorate
that condition, vibernums will be planted along that line. He believes this
design will direct all stormwater runoff to south corner and rear lawn of
municipal building without having to pass over adjacent Lot
response to agency reports:
(7/16/10): 1] Circulation: remove
space #7 to avoid backup conflict; Mianecki feels need for parking is greater
than hazard of backing up. He is comfortable with current design based on intensity
of use; 2] 3 spaces to be shifted
per Burgis’ recommendations; 3]
Landscape – west property line (2) 3’ vibernum proposed – Burgis recommends
some form of buffer screening to shield parking. Applicant met with neighboring
property owner today, applicant open to a 6’ fence with landscaping on both
sides. Will provide buffer, light screen. 6’ PVC colonial style fence to be
installed; applicant requires a variance for a 6’ fence that would extend into
the front yard, whereas a 4’ fence is maximum. 4] Lighting – heights of lighting; testimony re: exceeding light
levels. A 12’ shoebox light will be installed in rear adjacent to employee
parking to minimize spillover. 5]
Refuse storage – currently 2 or 3 cans are stored outside and are emptied once
weekly. 6] Replacement monument sign
should have low level landscaping; testimony will be provided.
– Existing entrance sign to be refurbished is blue? Mr. Mianecki - DRC passed
color scheme other than vestibule window and fascia board. Blue and white are
official bank colors. Entrance sign sticks out…..could be left white, currently
a box sign. Not proposed to be enlarged. Karkowski prefers green, applicant
does not agree.
(6/28/10) – 1] Condition #10 will require a revised site plan; all other issues
are acceptable and will be complied with.
Sewer/DPW (Mazzacaro) – Landscaping will be coordinated with municipal
building; abandonment of second floor apartment will result in a single meter.
Health – all
Mr. Russo –
asked if Morris County has responded yet re: monument
sign. Mr. Mianecki - no response as yet;
does not feel the 15’ setback of the sign will impact sight triangle. A sight
triangle will be added to the plan.
Mr. Russo – will
the proposed sign be more of a hazard then existing? Mr. Mianecki - Being
farther back, it is a safety improvement.
Mr. Mianecki –
From a planning perspective, most variances are pre-existing; impervious cover,
driving aisle and parking variances are slightly increased. Old site with
disarranged parking and no stormwater management and bringing it more into
compliance with current standards. Aesthetic improvement, enhanced health and
safety due to stormwater management and customer safety due to circulation and
parking enhancements. Small lot for the B-1 zone; small lot results in
increased coverage due to paving to accommodate enhanced parking and improved
not been improved in many years, one purpose of zoning is to improve aesthetic
improvement. Negative criteria – feels application can be granted without
detriment by eliminating an existing non-conforming use. Some variances are a
direct result of increasing turning radii to improve safety.
Ms. Neilson –
Trash receptacles appear in some disrepair; no current screening. Mr. Carloni –
new lidded containers recently obtained. Not currently screened by a fence. Mr.
Dixon – site
was approved with dumpster; applicant agrees to install 4’ fence to screen
trash containers. Ms. Neilson - appreciates sidewalk, questions whether
retaining wall for lights or grading changes and height variance (23’) is
preferred for site. 36” wall will be about 6’ from property line. Applicant
prefers not to construct the wall……Ms. Neilson also prefers natural grade and height
inquires re: leaving the lights in the R-O-W and offering to pay utility costs.
The R-O-W is a county issue and would require their approval. The Board concurs
with this approach as a condition; lights will be relocated if unacceptable.
Mr. Lewis –
Removal of all current building lights? Mr. Mianecki – all exiting building
lights to be removed. Mr. Lewis – street tree replacement? Mr. Mianecki – No.
Applicant amenable to 1 replacement tree mid-point between theme lights; Burgis
will offer recommendations. There is a conflict with overhead wires.
Open to Public
(4 John Henry) Proposed fence adjacent to his lot should stay 6’. Reduction of
parking clearance will get closer to property. Concerned about lighting levels;
questioned style and height of lights. Flood lights to be removed. Bank agrees
to turn off 2 shoebox lights off at midnight. Canopy lights must remain on.
Requested applicant to restore eroded topsoil; not possible. Applicant agreed
to install evergreen plantings every 8’ on neighbor’s side of fence; fence will
start around white pine on neighbor’s lot.
Rotter (4 John Henry) – How long will
construction take? When will it start? May not start until spring, 6-9 months
to finish. Bank will remain open. Landscaping will not take place until next
spring. Monument sign – traffic coming out of John Henry onto Changebridge is
accident prone; engineer re-affirmed that final plan will prove sight distance.
close public portion made by: Neilson; Second by: Sandham; Roll call: Unanimous
discussion, it was agreed that the shoebox lights will be installed on a timer
set go off at 11:00 instead of midnight.
James Cutillo, R.A. – Design Architect - sworn
dated drawings (2 elevation drawings). Plan is to strip all façade materials
and existing roof. New steeper roof to replace current shallow roof to blend
into area. Complete new brickwork and stucco to replace siding.
Sheet A-2 has
floor plans showing new vestibule. Many opportunities around the building
foundation on three sides (other than rear drive-through) for enhanced
perimeter landscaping. Not many interior changes. Small rear area is being
demolished to allow for improved drive through. Minor renovations on the second
Design Review Committee
questioned different window on vestibule; applicant agrees to change higher
window to match others. DRC requested the fascia trim board to extend over
stucco….crown molding will adequately address that condition.
John Janis, Sign Contractor - sworn
existing and proposed sign conditions.
for a motion concerning this application.
approve preliminary and final site plan, including variance relief as follows:
1] Fence height of 6’ in front yard area,
whereas 4’ is permitted
2] Minimum lot area
3] Minimum lot depth
4] Maximum lot coverage
5] Minimum required number parking spaces
6] Maximum permitted height of light
subject to following conditions:
1) Application to Morris County for
authorization and easement to locate streetscape lighting in Changebridge Road
right-of-way and enter into an agreement with Montville Township to pay utility
costs for streetscape lighting.
2] Morris County Planning Board approval.
3] Rear shoebox-style lights to be installed
on a timer and set to go off at 11:00 p.m. daily.
4] A 6’ PVC colonial-style fence will be
installed along common property line with lot 3, including evergreen screenings
along both sides. Plantings on Lot 3 side of fence will become responsibility
of owner of Lot 3.
5] A 4’ screen will be installed around
6] Landscaping enhancements as discussed in
the Burgis Associates 7/16/10 report and as discussed in the hearing will be
provided subject to approval of the Township Planner.
7] Compliance with all agency and committee
reports, including Design Review, except for the deletion of Space #7 (to
remain) as contained in Burgis Associates 7/16 report.
8] Removal of all building-mounted flood
9] Installation of at least 1 or 2
replacement street trees subject to approval of the Township Planner.
10] Change the proposed new bank vestibule
window per DRC.
11] Install decorative paver walk to bank
entrance subject to approval of the Township Planner.
approve made by: Sandham; Second by: Canning; Roll call: Yes - Karkowsky, Sandham,
Nielson, Lewis, Hines, Canning, Visco, Tobias
Karkowsky asked for a motion to adjourn:
approve: Neilson; Second: Sandham
adjourned at: 10:30 p.m.