Planning Board Minutes 11-22-10 Print E-mail


7:30 PM Start

195 Changebridge Road, Montville Municipal Building


No New Business to be Conducted Past 10:00PM


Mr. Maggio – absent                                        Mr. Karkowski - present

Mr. Sandham – present                                    Ms. Nielson – entrance noted

Mr. Lipari – absent                                           Mr. Lewis – absent

Mr. Hines – present                                          Mr. Canning – present

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

                                                                        Mr. Tobias (alt #2) – present




**Note: Mr. Tobias entered

Swearing of Professionals – Mr. Burgis, Mr. Omland, Ms. Hunscher



2011 Tentative Budget for Planning Board – No comments.  The Board will review.

2011 Tentative Planning Board Meeting dates – All dates were ok with the board.  No additional comments.


a)      Board of Adjustment – Gary Lewis, absent, no report.

b)      Board of Health – Lawrence Tobias gave no report

c)      Environmental Commission – Victor Canning gave no report.

d)      Water & Sewer – Arthur Maggio absent, no report

e)      HPRC – John Visco gave no report.

f)        DRC – Deb Nielson gave no report.

g)      Site Plan/Subdivision Committee – Russ Lipari Chair, Ladis Karkowski, Deborah Nielson & John Visco (alt) gave no report

h)      Economic Development Committee –

Tony Speciale reports that there have been a large number of deck permits requested from the Board of Adjustment. Mr. Karkowski states that Land Use should be able to issue some of these permits instead of sending them to the Zoning Board.  Mr. Burgis states that it is being reviewed as part of the Master Plan.

i)        Open Space Committee – Ladis Karkowski, Russ Lipari, Deb Nielson & Jim Sandham gave no report

j)        Master Plan/COAH 3rd Round – Ladis Karkowski, Russ Lipari, Deb Nielson & Jim Sandham gave no report.

k)      Cross Acceptance Committee – Ladis Karkowski & Russ Lipari gave no report.

l)        Highlands Legislation Review Committee – Gary Lewis absent, no report.

m)    Appointment to Fire Department Districts – Russ Lipari – Towaco, Tony Speciale – Pine Brook and Art Maggio – Montville

Tony Speciale reports that the Fire Districts and First Aid Squad was invited to the Police Academy to discuss the merger with the County.  The Fire Departments can not cover the initial costs which will be a total of approximately $300,000 plus dispatcher fees and a fee of $200 per radio.


PMISC10-39 FERRARO’S – 48 Stiles Lane – B: 149.4 L: 4 – Site Plan Waiver Application/change of Tenancy for proposed deli (1,175sf) to occupy former Fruited Plain storefront – hours of operation 10am-7pm Mon-Sat – 3 employees – 5 tables with 2 seats per table requested – outdoor seasonal seating of 4 tables requested – signage in compliance with approved theme.

Mr. Ferraro appeared.  Mr. Ferraro states that the business is prepared foods, deli foods and catering.  He would like 10 seats.  Mr. Omland questioned if there is adequate parking.  Ms. Hunscher provided a breakdown of parking based on ordinance requirements and a prior approved plan.  There is no concern regarding parking.  Mr. Burgis states that the outdoor seating area is adequate and bollards are in place for safety. 

Motion to approve made by: Mr. Hines, seconded by Mr. Sandham.  Roll call: Mr. Karkowski, Mr. Sandham, Mr. Hines, Mr. Canning, Mr. Visco, Mr. Speciale (alt #1), Mr. Tobias (alt #2)

PMISC10-42 Personal Best Fitness/Montville Karate Academy – 2 Changebridge Rd – B: 44 L:1 – Health and Fitness Center (9,252 s.f.) – hours of operation M-F 6am-10pm; Sat – Sun 7:30am-2:30pm – 5 employees – signage in compliance with approved theme (white backgrounds/black letters)

Applicant or property owner did not appear.  General consensus from board is that parking is adequate at this site.

Motion to approve made by: Mr. Visco, seconded by Mr. Hines.  Roll call: Mr. Karkowski, Mr. Sandham, Mr. Hines, Mr. Canning, Mr. Visco, Mr. Speciale (alt #1), Mr. Tobias (alt #2)

PMISC10-43 McGinley Building Services – 18 Route 202 – B: 45 L: 6 – office (450 s.f.) tool storage (919 s.f.) – hours of operation M-F 8:30am-4:30pm – 2 employees – requesting signage – outdoor storage/overnight parking of 1-2 vans – outdoor storage of materials – signage in compliance with approved theme.

Mr. McGinley appeared.  He testified that he will be upgrading the property, which has been neglected, including improving the fencing along the frontage.  He proposes a new sign, which is in conformance with Montville code and is green and white.  

Motion to approve with conditions noted above made by: Mr. Visco, seconded by Mr. Sandham Roll call: Mr. Karkowski, Mr. Sandham, Mr. Hines, Mr. Canning, Mr. Visco, Mr. Speciale (alt #1), Mr. Tobias (alt #2)



PSPP/FC10-07 RAILS STEAKHOUSE – 8 & 10 Whitehall Road – B: 96 L: 3 & 4

Carried to December 9, 2010



TEMPORARY SIGN POLICY - Once the Master Plan is adopted a subcommittee meeting should be convened to develop the sign regulations.  Mr. Burgis indicated that this could be the first ordinance section adopted for the new land use regulations.  Ms. Hunscher expressed concerns about operating with a policy as opposed to an ordinance, as is presently the case.  While she realizes this is a relaxation of the ordinance due to the economic climate, a policy is unenforceable.  Also, she thinks it is important that there is a firm ordinance in place that is agreed upon to provide clear guidance to business owners.  In particular, Mr. Karkowsky stated that 50% is too high for window signs.  Mr. Sandham thinks that there has been uneven enforcement in the past that has led some business owners to refuse to comply. 

Mr. Speciale made a motion to take the temporary sign policy to the Township Committee to continue the policy.  Seconded by Jim Sandham.  All in favor by roll call:  Mr. Karkowski, Mr. Sandham, Mr. Hines, Mr. Canning, Mr. Visco, Mr. Speciale (alt #1), Mr. Tobias (alt #2)

**Note: Deb Nielson entered


On a motion made by Mr. Hines, the minutes of October 28, 2010 were approved. Seconded by Ms. Nielson.

On a motion made by Mr. Visco, the minutes of November 10, 2010 were approved. Seconded by Ms. Nielson

On a motion made by Mr. Visco, the minutes of October 14, 2010 were approved. Seconded by Ms. Nielson

On a motion made by Mr. Visco, the minutes of November 4, 2010 were approved. Seconded by Mr. Karkowski

On a motion made by Ms. Nielson, the minutes of October 19, 2010 were approved. Seconded by Mr. Visco.



Anderson & Denzler – Trust for $138

Michael Carroll, Esq – Trust for $67.50, $33.75, $472.50, $1350 (Lincoln Park Savings)

Omland Engineering – Trust for $195

Burgis Assoc – Trust for $573.75

Motion made by Mr. Hines to approve, seconded by Mr. Visco, all in favor by roll call.






PMS10-11 LEVEL ONE CONSTRUCTION – 289 Changebridge Rd – b:160.2 L: 12 – Minor site plan application for additional tenancy at Wellco Gas site.  Applicant requested waiver of site plan and PB subcommittee requested submission of a site plan, since existing site cannot be located and is therefore older than seven (7) years, to indicated outdoor storage locations and required buffering.  No variances are proposed. 

Appearing on behalf of applicant – Frank Teneralli, business currently located at 3-C Great Meadow Lane, East Hanover, and attorney Lawrence Powers Esq of Hoagland Longo, New Brunswick.

Frank Teneralli, President, Level One – sworn in.

Mr. Teneralli stated that use will be for office and warehouse storage related to his commercial contracting business.  There will be six (6) employees.  It will be very rare that traffic enters and exits the parking lot since customers do not typically visit the site.  All work is done off-site.  No other contractors will be using his leased space or storage.  Outdoor storage is requested in the existing storage areas.  Storage of vehicles will be limited to a maximum of five (5) vehicles related to his operation.  These include mason dumps, pickup trucks, dumpsters, cement mixers and flat mixers and will be stored at the rear of the property behind the fence.  There will be no signs on the road only on the door.  Mr. Burgis states that there is an 8’ fence proposed, which is permitted, and outdoor storage is permitted in zone if buffered.  The fence and landscaping will provide this buffer.  No façade improvements are proposed at this time.

Following conditions are required:

Mr. Omland states that an ADA compliant parking spot and associated signage is required.

Slats on fencing to be replaced and approved by board professionals and the DRC. 

New landscaping needs to be installed in the front of building to be approved by Burgis Associates and the DRC. 

Motion to Approve with conditions noted above: Jim Sandham, seconded by Ms. Nielson.  All in favor: Mr. Karkowski, Mr. Sandham, Ms. Nielson, Mr. Hines, Mr. Canning, Mr. Visco, Mr. Speciale (alt #1), Mr. Tobias (alt #2)





There being no further business to discuss, on a motion made by Mr. Visco, seconded by Mr. Hines, the meeting was adjourned at 8:32 p.m.

Respectfully submitted,

Liz Johansen, Secretary

Last Updated ( Monday, 10 January 2011 )
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