10-27-11 PB Minutes Print E-mail


7:30 PM Start

195 Changebridge Road, Montville Municipal Building


No New Business to be Conducted Past l0: 00PM

Chairman Lipari welcomed the public and applicants to the Montville Township Planning Board hearing of October 27, 2011 commencing at 7:30 p.m and asked that all present please turn off all cell phones during the proceedings. 





Stated for the record by Liz Johansen



Art Maggio – present*                           Ladis Karkowsky– Present

Mayor Jim Sandham - present*              Committeewoman Deb Nielson – Absent                       

Russ Lipari, Chairman - Present             Gary Lewis, Vice Chairman - Present

Larry Hines - Absent                             Tony Speciale (alt#1) - Present

John Visco- Present                              Larry Tobias (alt#2) – Present

Vic Canning - Present

*entrance noted

Also Present:

Board Attorney:                        Michael Carroll, Esq.- present

Board Engineer:            Stanley Omland, PE, Omland Engineering - not present

Board Planner:              Joseph Burgis, PP, AICP, Burgis Associates - present

Principal Planner / Secretary:     Meghan Hunscher, PP AICP - present

Recording Secretary:                 Liz Johansen - present


***Mr. Maggio entered


SWEARING IN OF PROFESSIONALSMr. Carroll swore in all professionals


Board of Adjustment – Mr. Lewis

Mr. Lewis states that there are currently two applicants, Joe Romola’s building on Changebridge Road and JCP&L – sound wall by Schneider Lane.  This application has been carried to December.

Board of Health – Mr. Tobias

Mr. Tobias states the JCP&L sound wall was discussed, a perfume factory on Main Road, Romola’s septic and well has issues.  The lead testing at Camp Dawson came back negative.

Environmental Commission – Mr. Canning

Mr. Canning had no report

Water & Sewer – Mr. Maggio

Mr. Maggio had no report.

Historic Preservation Commission – Mr. Visco

Mr. Visco reports that earth is being moved at 21 Brook Valley Road and a stop work order was done. 

Design Review Committee – Ms. Nielson

Ms. Nielson was not present to report.

Site Plan/Subdivision Committee – Mr. Lipari Chair, Mr. Karkowsky, Ms. Nielson, Mr. Visco (alt)

Mr. Lipari states the waiver was approved for Valhalla Assoc.  Sovereign Bank minor site plan was discussed.   

Economic Development Committee – Mr. Sandham, Mr. Speciale

No Report

Open Space Committee – Mr. Karkowsky, Mr. Lipari, Ms.Nielson & Mr. Sandham

No report

Master Plan/COAH 3rd Round – Mr. Karkowsky, Mr. Lipari, Ms. Nielson, Mr. Lewis, Mr. Visco (alt)

No report.

Cross Acceptance Committee – Mr. Karkowsky, Mr. Lipari

No report

Highlands Legislation Review Committee – Mr. Lewis

Ms. Hunscher indicates Montville received a grant for conformance review modifications.  Mr. Burgis reports that Highlands accepted almost all the changes but do require some modifications.

Fire Department Districts – Mr. Lipari – Towaco; Mr. Speciale - Pine Brook; Mr. Maggio - Montville

Mr. Lipari - no report, Mr. Speciale –no report. Mr. Maggio - no report.

Ms. Hunscher reports that she will have the budget ready for the next meeting for discussion.


Mr. Sandham states that on November 9, the Township Committee will be recognizing all veterans at 8pm.  Ms. Hunscher will speak with Mr. Bastone and Trudy Atkinson to get the Zoning Ordinance on the next agenda.  



Mr. Lipari opened the meeting to the public.  Seeing none, he asked for a motion to close.

Motion to close: Mr. Lewis, Seconded by Mr. Maggio.  Roll call: Unanimous


Board discussion of draft Zoning Ordinance and Public Hearing -

Mr. Lipari introduced Mr. Lewis and thanked everyone.  Mr. Lewis turned the discussion over to Mr. Burgis.  Mr. Burgis states the following:

The plan reflects the needs for Montville.  The ordinance was made more readable.  The Lake Valhalla club has been required to come before the Board of Adjustment for all changes.  The zoning has been changed to a recreation zone.  Banquets are allowed in the definition of country club and the township will not define what a member is. Event parking is allowed on softball field for a maximum of 3 events a year.   The lights are limited to low bollard style lights in the grove area.  Setback requirements are in the ordinance. Outdoor events have to end by 9pm except for a maximum of 3 events per year by special permit.  Mr. Canning questioned if there will be a permit fee for more than three events.  There will not be a fee.  Mr. Tobias questioned if weddings will still be allowed.  Mr. Burgis states that no functions currently taking place will be eliminated. There are currently 90 parking spots.

Mr. Lewis asked Mr. Burgis what Club functions or activities that currently take place under the Club’s current zoning would no longer be permitted after adoption of the new zoning ordinance.  Mr. Burgis indicated that there would be no change from what is currently permitted.

***Mr. Sandham entered

Public Comments

Dennis O’Brien asked for a clarification if weddings are allowed.  Mr. Burgis states that they are allowed.  He states that the concern for the future is that someone can purchase club and turn it into catering hall.  He would like only Montville residents to be able to use it. Mr. Burgis states the principal use has to be a country club.  Mr. Sandham states that many civic associations use the club.

Casey Nix also questioned if the building could become a stand alone banquet facility.  Mr. Burgis again stated no.

Josh Mann, Esq. attorney for the objectors, states the neighbors are upset about the 3-4 weddings per weekend. Mr. Sandham is upset that the neighbors and the club could not come to a resolution on their own. Mr. Lewis questioned what the neighbors complaints were.  Mr. Mann states car alarms going off, lights on all night and buses idling in the parking lot.

Tom Fleischell, President of the Board of the Lake Valhalla Club, states that the Club feels the Planning Board has met their mandate to develop a zoning ordinance that follows the Master Plan.  They had an internal meeting with the members and thought it was productive.  He asked for reasonable amount of time to foster a resolution with the neighbors.  Parking is not an issue for the weddings.  Thursdays and Fridays are the busiest days in the summer.  There will be no weddings in July and no parties on Thursdays and Fridays in the summer.

Karen Quinn states that the club is not working with the neighbors.

Jim Watkins states that he hears noise occasionally but thinks the club does fine with regulating the events.

Don Bauman complained about parking for softball and use of restroom facilities across the street from the softball field.  He also states that cars double park on Vista Rd.

Motion to close public discussion: Mr. Lewis, Seconded by Mr. Karkowsky.  Roll call: Unanimous

BREAK – 5 minutes

Mr. Burgis states the ordinance is meant to eliminate inconsistencies.  On Changebridge Road they have expanded retail uses.  South end of Changebridge Road now allows limited restaurant use.  Route 202 Corridor allows for apartments over retail, recognizing existing development patterns.  Parking standards are addressed.  The current numbers of required spaces were high and were adjusted to follow surrounding town standards and nationally recognized standards. 

Homeowner regulations have been changed to allow for fewer deck variances.  Home-based offices will now be allowed.  Doctor’s offices were inadvertently omitted.  Building height measurements were adjusted.  Impervious coverage calculations were simplified. 

Houses of worship are allowed only in the Industrial zone.  Current houses of worships will be allowable uses in the residential zones.

Mr. Maggio questioned if the tree ordinance has been addressed.  Ms. Hunscher states it is scheduled to be addressed next year separately.

Bill Iellimo questioned the zoning for the Sunoco property.  It’s zoned I-2A.  He would like to put in a restaurant along with retail. He would like zoning changed to B1 so as to not be limited to type of retail.  Mr. Burgis states that the proposed ordinance would allow retail uses with a limit to one (1) restaurant, up to a maximum of 3 units per building.  Mr. Lewis suggested that the B-1 zoning requested is highway zoning and not suitable for Changebridge Rd.  Mr. Sandham states that he would be able to apply for variance for more tenants.  Mr. Tobias questioned if the property has been purchased.   Mr. Iellimo states he has purchased it.

Mr. Burgis agreed to place term “social events” before “members” to clarify.

Motion to close public discussion: Mr. Lewis, Seconded by Mr. Speciale,  Roll call: Unanimous

Motion made to send zoning ordinance to the Township Committee for review and approval with the amended “member social events” phrase:  Mr. Lewis, Seconded by Mr. Visco, Roll call: Unanimous


There were no waivers to come before the board. 


Burgis Associates – Master Plan for: $5,400; Zoning Ordinance for: $12,318.75; $1,113.75; O/E for: $472.50; $371.25; $405

Omland Engineering – O/E for: $202.50; Trust for: $405, $506.25, $101.25, $67.50, $438.75, $168.75

Michael Carroll, Esq. – Trust for: $101.25, $33.75, $438.75, $1,012.50 (Pizza Hut), $33.75, $810, $33.75, $202.50, $472.50

Johnson, Murphy – Trust for: $32

Motion to approve: Mr. Sandham; Seconded: Mr. Maggio; Roll call: Unanimous


Approval Resolution PSOIL11-08 Gaber, Akram – 9 Patrick Ct. – B: 1, L: 11.61 – soil movement application – Approved. 

Eligible:  Maggio, Karkowsky, Nielson, Lewis, Hines, Speciale, Visco, Tobias, Canning, Lipari

Motion to approve as presented: Mr. Canning Seconded: Mr. Lewis; Roll call: Unanimous


There was no correspondence to come before the board.


Planning Board meeting minutes for September 22, 2011.  Eligible: Maggio, Karkowsky, Nielson, Lewis, Hines, Speciale, Visco, Tobias, Canning, Lipari

Motion to approve: Mr. Canning; Seconded: Mr. Visco; Roll call: Unanimous

Planning Board subcommittee meeting minutes for September 29, 2011.  Eligible: Karkowsky, Nielson, Visco, Lipari

Motion to approve: Mr. Karkowsky; Seconded: Mr. Canning; Roll call: Unanimous

Planning Board subcommittee meeting minutes for October 20, 2011.  Eligible: Karkowsky, Nielson, Visco, Lipari

Motion to approve: Mr. Visco; Seconded: Mr. Karkowsky; Roll call: Unanimous

Master Plan subcommittee meeting minutes for October 13, 2011.  Eligible: Lewis, Karkowsky, Nielson, Visco, Lipari


Motion to approve: Mr. Lewis; Seconded: Mr. Visco; Roll call: Unanimous











Courtesy presentation for proposed Montville Township Library sign

Motion to approve: Mr. Tobias; Seconded: Mr. Karkowsky; Roll call: Unanimous







There being no further business the board unanimously adjourned at 10:25pm by Mr. Karkowsky, seconded by Mr. Sandham; all in favor.

Respectfully submitted,


Liz Johansen, Recording Secretary

Certified true copy of minutes adopted at Planning Board meeting of November 10, 2011. 


Meghan Hunscher, Sec.


Last Updated ( Wednesday, 16 November 2011 )
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