Planning Board Minutes 11-10-10 Print E-mail


7:30 PM Start

195 Changebridge Road, Montville Municipal Building


No New Business to be Conducted Past l0: 00PM


Mr. Maggio - absent                             Mr. Karkowsky - present        

Mr. Sandham  - absent                        Ms. Nielson - present                          

Mr. Lipari - absent                              Mr. Lewis - present

Mr. Hines - absent                              Mr. Canning - absent

Mr. Visco - present                              Mr. Speciale (alt#1) - present

                                                            Mr. Tobias (alt#2) - present






Reports from Board Liaisons:

a) Board of Adjustment – Gary Lewis   

Mr. Lewis indicated that he extended and invitation to the ZBOA to attend the master plan presentation both this evening and on December 9, 2010. 

b) Board of Health – Lawrence Tobias  

c) Environmental Commission – Vic Canning 

d) Water & Sewer – Arthur Maggio 

e) Historic Preservation Commission – John Visco 

f)  DRC – Deb Nielson  

g) Site Plan/Subdivision Committee – Russ Lipari Chair, Ladis Karkowsky, Deborah Nielson, & John Visco (alt)

j) Economic Development Committee – Tony Speciale

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

Master Plan Presentation on the Draft Land Use Plan Element by Joseph Burgis, Burgis Associates.

**PLEASE PROVIDE 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 property. 

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:

Sign regulations

Off-street parking requirements

Standards for through-lots

Encourage green building

Consistency with RSIS

Adopt Highlands Land Use Regulations

Next steps:

Comments from those reviewing.  Select public hearing date – December 9, 2010.

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.

WAIVERS (none)




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 the resolution

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. 

MINUTES (none)



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 – unanimous. 




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 subdivided land. 

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 Stonybrook Road,  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

Respectfully submitted,

Meghan Hunscher

Meghan Hunscher, PP AICP

Planning Board Secretary / Principal Planner

Absent with explanation

Absent with explanation

Absent with explanation

Absent with explanation

Last Updated ( Tuesday, 23 November 2010 )
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