Planning Board Subcommitee Minutes 9/8/11 Print E-mail



AUGUST 24, 2011


195 Changebridge Road, Montville Municipal Building


Mr. Karkowsky - present

Ms. Nielson - absent                             

Mr. Lipari - present                                

Mr. Visco - present


Township staff:  Meghan Hunscher, Principal Planner - present


PSPP/FC10-10 –Pine Brook Plaza- 5 Bloomfield Ave. – B: 162, L: 2. Discuss proposed changes to approved site plan

Present for the application:  Mr. John Azarian, property owner

Mr. Azarian presented the subcommittee with a memo of proposed changes, totaling eight items, and a revised rendering of the façade with modified towers.  Mr. Azarian indicated that after going out to bid on the project, the estimates that were returned were two and a half times what approved for loan.  He valued engineered the project and now proposes a modification to the architecture including reducing height of towers.  Mr. Lipari asked for clarification regarding proposed architecture along Bloomfield Avenue.  Mr. Azarian indicated that the façade treatment would extend to this side of the building.  Instead of shrubbery, large planters are requested by the subcommittee. 

Mr. Lipari asked subcommittee for input and vote on items in memo from Mr. Azarian.  Items 1 through 3 are acceptable.  Regarding curbing, the subcommittee agreed to keep the Belgian block and make minor repairs.  The subcommittee feels the board should deliberate lighting proposed.  Mr. Lipari suggested that the applicant’s architect or engineer discuss with Mr. Omland that the lighting is sufficient.  A memo would be sufficient to satisfy this issue.

Pavers proposed for sidewalk interior to site will be installed within two to three years.  Ms. Hunscher indicated that the Developer’s Agreement would reflect phasing of the site plan.  Mr. Lipari felt strongly that bonding is needed for phased portions of project including lighting and sidewalks. Regarding new sidewalks, Mr. Azarian agrees to still install the sidewalks along Bloomfield, but asks to defer construction for 2 to 3 years

The subcommittee felt strongly about keeping the power washing for the westerly side of the building.  Mr. Azarian agreed.

Mr. Azarian will contact Ms. Hunscher with timeline for preparation of revised site plan.  Scheduling for the amended plan would tentatively be for the September 8 hearing.

PMISC11-26 Q. Glass – 524 Main Rd. – B: 39, L: 31 – Discuss response letter to Burgis memo regarding refacing existing building


The subcommittee agreed to Daniel Dotterweich’s proposal, which they found consistent with Mr. Burgis memo, with the inclusion of the foundation or lower band.  The subcommittee also agreed that they wanted to see shutters installed.  Dark green, similar to the Boiling Springs Bank, was approved as a color. 


PMISC11-34 George Korfant (GK Spa) 70 Old Bloomfield Ave – B: 172, L: 15 – 1,100 s.f. hair removal spa – 1 employee – hours of operation 11am-6pm Mon-Fri – signage in compliance with approved theme

Approved as presented.  No conditions.

PMISC11-35 Middle Atlantic Products – 1 Chapin Rd. – B: 182, L: 5 – warehouse/storage of metal products (36,185 s.f.) – no signage – no outdoor storage of vehicles – 2 employees – hours of operation 8am-5pm Mon-Fri

Approved as presented. No conditions.

PMS/C11-07 Pizza Hut – 34 Rt. 46W – B: 176, L: 4.2 – minor site plan.  Discuss potential new application and site plan improvements for Pep Boys on Route 46 to replace Pine Brook Tire.

Present for the application:  Mr. Steve Schepis, attorney; Mr. Eddie Caus, property owner

This was a preliminary discussion by subcommittee, pre-completeness determination, to discuss issues regarding site plan.  Mr. Schepis gave overview of 1972 building constructed by O’Dowd family with three separate tenants.  Original tenants were deli, hair salon, furniture store.  Subsequently reduced to two tenants. Crib City furniture owners also own building now.  BOA granted variance to put in a Dunkin Donuts due to FAR ratio max 25%.  70% of building would be furniture store.  Ordinance subsequently modified to eliminate FAR.  PB now has jurisdiction.  Hours of operation for Pizza Hut proposed to be10:30 a.m. to 11 p.m.  Dunkin Donuts existing hours 5 a.m. to midnight and Crib City 10 a.m. to 6 p.m. Cross access easement between Burlington Coat Factory and PQ.  For Pizza Hut, vehicles are owned by individual drivers, no overnight storage of vehicles. 

Mr. Lipari recommends that the property owner put a sign that says “additional parking in rear” placed on the site adjacent to the access drive.  Sign variance required for façade sign.  Mr. Lipari asked the applicant about doors at the side and rear.  Doors at rear are for delivery access.  Doors at side are for emergency access. 

Site plans and architectural drawings need to be revised to be consistent with each other.  They will be submitted by Friday.  Applicant is tentatively scheduled for first meeting in September.   Mr. Lipari requested that Ms. Hunscher contact Mr. Burgis regarding the anticipated release of his memo and specifically landscaping comments. 

The subcommittee agreed that a traffic study from the applicant was not necessary nor is a response traffic study from Mr. Omland’s office.  Ms. Hunscher will contact Mr. Omland. 

Discuss potential new application and site plan improvements for Pep Boys on Route 46 to replace Pine Brook Auto Body

Ms. Hunscher explained that Pep Boys is in lease negotiations for the current Pine Brook Auto Body on Route 46 to replace Pine Brook Auto Body.  Pep Boys inquired as to whether they would require a full site plan or site plan waiver.  Ms Hunscher indicated that the site received site plan approval with use variance in 1985.  Signage was approved at that time.  Proposal is to install approved monument sign and paint building to have Pep Boys logo and colors.  

Subcommittee agreed that site plan waiver was sufficient and full site plan is not required. 


There being no additional items to discuss, the meeting was unanimously adjourned at 9:45 a.m.

Respectfully submitted,


Meghan Hunscher PP

Principal Planner / Planning Board Secretary


Last Updated ( Monday, 26 September 2011 )
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