7:30 PM Start
195 Changebridge Road, Montville
MINUTES OF NOVEMBER
No New Business to be
Conducted Past l0: 00PM
Mr. Maggio - absent Mr.
Karkowsky - present
Mr. Sandham - absent Ms. Nielson - present
Mr. Lipari -
Lewis - present
Mr. Hines -
Mr. Visco - present Mr.
Speciale (alt#1) - present
Mr. Tobias (alt#2) - present
PLEDGE OF ALLEGIANCE
STATEMENT OF COMPLIANCE - stated
PUBLIC DISCUSSION (none)
Reports from Board Liaisons:
a) Board of Adjustment – Gary
Mr. Lewis indicated that he extended and invitation to the
ZBOA to attend the master plan presentation both this evening and on December 9,
b) Board of Health – Lawrence
c) Environmental Commission – Vic Canning
d) Water & Sewer – Arthur
e) Historic Preservation Commission – John
f) DRC – Deb Nielson
g) Site Plan/Subdivision Committee – Russ
Lipari Chair, Ladis Karkowsky,
Deborah Nielson, & John Visco
j) Economic Development Committee – Tony
k) Open Space Committee – Ladis
Karkowsky, Russ Lipari,
Deb Nielson & Jim Sandham
l) Master Plan/COAH 3rd Round – Ladis
Karkowsky, Russ Lipari,
Deborah Nielson, Gary Lewis & John Visco (alt)
m) Cross Acceptance Committee – Lad is Karkowsky, Russ Lipari
n) Highlands Legislation
Review Committee – Gary Lewis
o) Appointment to
Fire Department Districts – Russ Lipari
–Towaco; Tony Speciale for Pine Brook, Art Maggio for Montville
Presentation on the Draft
Land Use Plan Element by
Joseph Burgis, Burgis Associates.
COMMENTS BY DECEMBER 1, 2010 per Gary Lewis’ request
Mr. Burgis prepared18 to 19 slides prepared for the broad
overview. He indicated the following:
The master plan is the sole province of the Planning Board.
Draft is culmination of 21 months of subcommittee meetings
to discuss the Land Use element.
Goals and objectives are most significant things in the document
mainly because the zoning board uses the document in evaluating variance
applications as it relates to the master plan. Each goal and objective has
associated policy statement.
Plan also addresses design issues including sketches and
other plans to reflect philosophy of planning board.
MLUL only requires Land Use element and Housing
element. Other elements will be prepared
in the coming year.
Detailed land use maps include:
Existing land use map created from review of tax maps, drove
every street in town to catalog existing land use.
Environmental constraints also reviewed – 10 different criteria
Mapped utility services
Demographic and sociologic data
Recent development activity documented
Discussed various areas for rezoning as examples. Also, alternative designs and conceptual
plans provided within the plan to illustrate potential “redevelopment” or
Towaco center and Route 202 corridor study incorporated into
current master plan.
Land Use element also addresses Lake Valhalla Club in
particular to make use permitted, but create a new zone to address particular bulk
standards for property. The surrounding
neighborhood was also addressed in the plan.
Addressed proposed changes to ordinance:
Off-street parking requirements
Standards for through-lots
Encourage green building
Consistency with RSIS
Land Use Regulations
Comments from those reviewing. Select public hearing date – December 9,
Additional master plan elements and zoning ordinance
revision in 2011.
Acknowledged master plan subcommittee who gave their time to
meet and discuss document in excess of 15 meetings.
Mr. Lewis commented on the potential for great development
based on a well-crafted master plan. Thanked
subcommittee for involvement.
Ways to reach out to the public include:
Homepage on website
Post in newspaper
Comment link on website
Opened to public
Mr. O’Dowd – 54 Foremost Mountain Road
Questioned which element of the master plan would be adopted. J. Burgis indicated that the Land Use Plan
will be adopted in 2010. Mr. O’Dowd
requested to purchase a draft. He asked
when the Township Committee would approve.
Mr. Burgis explained that the Planning Board will adopt the master plan
and the Township Committee adopts the zoning ordinance. Mr. Lewis explained that the order of
importance for the remaining elements of the master plan to adopted.
Closed to public.
PSPP/FC09-10 Trinity Baptist Church – 160 Changebridge Rd. – B: 124, L: 12.3 –
Prel/Final Site Plan with variances – request for a change in a condition of
Mr. Scangarella, Esq. appeared on behalf of the applicant to
request the deletion of a condition of approval from the June 10, 2010
resolution requiring the condition that a fully engineered site plan be
prepared within six months of approval / December 2010. The attorney indicated that the cost estimate
was financially onerous to the congregation and would cause them to abandon the
project if the condition was maintained.
The board members requested input from the engineer, Stan
Omland, who indicated that banked parking was already indicated on the plans
and while he felt that the circulation could be better designed through the
submission of a fully engineered site plan, he felt the applicant could be
granted the deletion of the condition with the stipulation that if parking does
become an issue, the applicant must comply with the original condition.
Ms. Nielson was concerned about enforcement and potential
neighbor complaints about parking overflow.
Mr. Scangarella indicated that the congregation will remain alert to
this if it should become a problem and take measures to ameliorate, if that
means adding additional services.
Mr. Lewis asked if the parking plan would be a separate
submission and Mr. Omland stated that it would be.
The members of the board were informally polled and the
general consensus was to delete the condition, but include cautionary language
regarding accommodating future parking need if demand increases.
It was determined by the board attorney that notice would be
required to delete the condition and the matter was scheduled for the December
9, 2010 hearing.
Omland Engineering – Trust for: $101.25
Michael Carroll, Esq. – Trust for: $877.50, $33.75
Motion made by Mr. Lewis; Seconded by Visco; Roll call –
LOI/DEP NOTIFICATIONS (none)
OLD BUSINESS (none)
PMN/C10-09 Brown, Joanne –
35 & 43 Stonybrook Rd.
– B: 21.01, L: 19 & 22 – lot line change with variances – Notice Acceptable ACT BY: 2/25/11
Ms. Joanne Brown, applicant, and Mr. John Dorsey, Esq.
appeared on behalf of the applicant and proposed purchaser, Mr. Robert Seijas, of
Mr. Dorsey voice objection, ad indicated in his letter, to
the restriction against future subdivision and also the conservation easement
requirement. Mr. Omland indcated that
this is standard language and he did not object to the conditions being
removed. The board requested that an
easement for a trail be dedicated along the northern property boundary and the
applicant / purchaser agree to grant this.
Ms Brown testified that the driveway condition was adequate
for emergency access.
Mr. Seija, 43
testified that he had no intention of subdividing the property in the
near future and was only looking out for the interests of his grandchildren.
Opened to the public for comment. (none)
Motion made by Mr. Lewis to approve. Seconded by Mr. Speciale. Roll call: unanimous – Lewis, Speciale,
Karkowsky, Nielson, Visco, Tobias.
Motion: Mr. Visco, Seconded: Mr. Speciale, Roll Call: unanimous
Meghan Hunscher, PP AICP
Planning Board Secretary / Principal Planner