|
MONTVILLE TOWNSHIP PLANNING BOARD
195 Changebridge Road, Montville Municipal Building
MINUTES OF THURSDAY, APRIL 26, 2012
Chairman Lipari convened the
meeting at 7:32pm and welcomed everyone to the Montville Township Planning
Board hearing and asked everyone to turn off their cell phones.
Chairman Lipari welcomed new Planning Board member,
Mr. Kornreich.
Ms.
Kehoe took the roll call.
ROLL CALL
Mr. Tim
Braden, Mayor - present
Mr. Gary Lewis, Vice Chairman - present
Mr. Art Maggio – present
Mr. John Visco - present
Mr. Larry Hines - present
Mr. Ladis Karkowsky - present
Mr. Don Kostka, Committeeman
- absent
Mr. Larry Kornreich - present
Mr. Tony Speciale (alt#1) -
present
Mr. Larry Tobias (alt#2) -
present
Mr. Russ Lipari, Chairman –
present
Also present:
Board Attorney: Michael
Carroll, Esq.- present
Board Engineer: Stanley
Omland, PE,
Omland Engineering - present
Board Planner: Kevin Kain, PP, Burgis Associates
- present
Principal Planner /
Secretary: Meghan Hunscher, PP AICP -
present
Recording Secretary: Kelley Kehoe - present
PLEDGE OF ALLEGIANCE - performed
STATEMENT OF COMPLIANCE – Stated by Ms. Kehoe
SWEARING IN OF PROFESSIONALS
Board Attorney Mr. Carroll
swore in professionals: Mr. Omland, Mr. Kain and Ms. Hunscher.
COMMITTEE REPORTS
Chairman Lipari asked the Committee members if they have any
reports:
Board
of Adjustment – Vice Chairman Lewis reported that there were two residential
variances approved in the last month, which went very smoothly.
Board
of Health – Mr. Tobias said the April 9, 2012 meeting was canceled. Nothing
further.
Environmental
Commission – Mr. Kornreich said they are working closely with Ms. Hunscher to
have timely comments back to the Planning Board with the new subcommittee,
which meets monthly. Also working with Ms. Hunscher on an Environmental
Handbook to focus on information for the developers and town residents
regarding important environmental issues. He informed the Planning Board
members of the Arbor Day Celebration on Friday & the special Recycling Day
for Saturday.
Water
& Sewer – Mr. Maggio had nothing to report. He will forward Mr. Mazzaccaro’s
report in the future to Board members.
Historic
Preservation Commission – Mr. Visco said they met on April 2, 2012. They are trying
to organize. There were two subcommittees created. The first is to review new
ordinances. The second subcommittee is to review listed historic sites. They
are working with Ms. Hunscher’s office.
Design
Review Committee – Mr. Kostka – absent.
Site
Plan/Subdivision Committee – Chairman Lipari reported that they had a meeting
on April 12, 2012 to approve waivers.
Economic
Development Committee – Mr. Speciale reported on two meetings. He said that on
the meeting of March 21, 2012 there was a presentation by Mr. Bill O’Dowd of
his property on the corner of Rt. 202 and Changebridge Road and also Larry Casha of
Casha & Casha regarding waiver process. Ilene Green of Market Share Communications
presented marketing proposal. At the April 18, 2012 meeting there was a meet
and great of the Township Administrator Canning and a presentation from Kevin
Boswell of Boswell Engineering in regards to the GI Auto site possible
developers.
Open
Space Committee – Mr. Karkowsky – No report.
Master
Plan – Vice Chairman Lewis – Two plans to discuss. Looking to possibly meet on
May 17, 2012 at 6 pm. Ms. Hunscher to follow up.
Cross
Acceptance Committee – No report.
Highlands Legislation Review Committee – Vice Chairman Lewis said they have a
new executive director.
Fire
Districts – Chairman Lipari for Towaco – no report. Tony Speciale for Pine
Brook – reported that there were a couple of structural fires in town. Chairman
Lipari stated that all departments did a wonderful job responding. Art Maggio
for Montville –
no report.
SECRETARY’S REPORT
Chairman Lipari asked Ms. Hunscher if she had
anything to report. She indicated that she and Mr. Kornreich finalized the
application for a grant for the ANJEC and will know outcome by July 1st.
BOARD DISCUSSION
Chairman Lipari opened up meeting to board
discussion.
Mayor Braden – No report.
Vice Chairman Lewis had three items to
discuss. The first issue is that he passed 321 Change Bridge Road and the parking
lot is paved and looks attractive. Second issue is regarding the existing gates
on W. Serafin Way
and whether the resolution to amend the subdivision had a condition that gates
need to come down after the first CO.
Ms. Hunscher will look into it.
The third issue is at the last Township Committee meeting Deputy Mayor
Kostka raised a level of concern on the sidewalk policy. Mr. Lewis recommends
that this be discussed at a later meeting of the Planning Board.
Mr. Maggio - No report.
Mr. Visco - No report.
Mr. Hines – No report.
Mr. Karkowsky – Stated that he is very
pleasantly surprised at how 321
Change Bridge Road is turning out. Great
improvement.
Deputy Mayor Kostka – Absent.
Mr. Speciale – Discussed the Milan property in regards to the town
possibly purchasing as a set back or town easement. Needs to be a two lane exit
from light to highway. Chairman Lipari asked Mr. Omland to explain. He will
bring it to the next meeting. He is looking to see what we can do to get it to two
lanes. Mayor Braden said he is meeting with Administrator Canning &
Assemblywoman DeCroce next week to discuss Rt. 46/80 corridor and will see if
there are funds to improve that area as well.
Mr. Tobias – No report
Mr. Kornreich – No report.
PUBLIC DISCUSSION
Chairman Lipari requested a motion to open
the meeting to the public for discussion of items not on the agenda. On a
motion made by Mr. Hines and seconded by Mr. Speciale, the meeting was opened
to the public. All in favor - unanimous.
No discussion.
Chairman Lipari requested a motion to close
the meeting to the public for discussion of items not on the agenda. On a
motion made by Vice Chairman Lewis and seconded by Mr. Hines, the meeting was
closed to the public. All in favor - unanimous.
PLANNING BUSINESS
There
was no planning business to come before the board.
WAIVERS
There
were no waivers to come before the board.
INVOICES
Burgis Assoc. Trust for:
$135, $33.75, $472.50, $303.75, $67.50
Omland Engineering Trust for:
$405, $168.75
Michael Carroll, Esq. – O/E for: $540; Trust for: $101.25,
$101.25, $67.50, $67.50, $405, $1,046.25, $135, $33.75, $67.50, $67.50, $405,
$438.75, $33.75, $33.75, $67.50, $135
Chairman Lipari summarized the waiver. On a
motion made by Mr. Karkowsky and seconded by Mr. Maggio, the waiver was
approved. Roll Call - Unanimous.
RESOLUTIONS
PMN/C12-02
– Weiss Construction - 2 & 4
Bellows Ln. – B: 41, L: 32 - completeness and
waiver hearing; minor subdivision with variances – Denial
Eligible:
Eligible: T. Braden, G. Lewis, A. Maggio, J. Visco, L. Hines, L. Karkowsky, R.
Lipari
On a motion made by Mr.
Maggio and seconded by Mr. Hines, the resolution to deny was approved. Roll
Call of Eligibles - Unanimous.
PMS11-07-12-07 Pizza Hut – 34
Rt. 46W – B: 176, L: 4.02 - completeness and waiver hearing; amended minor site
plan for expansion of existing façade and new façade sign - Approval
Eligible: Eligible: T. Braden,
G. Lewis, A. Maggio, J. Visco, L. Hines, L. Karkowsky, R. Lipari
On a motion made by Mr.
Maggio and seconded by Mr. Hines, the resolution was approved. Roll Call of
Eligibles - Unanimous.
POSTPONED:
Resolution 07-12 - Master
Plan Consistency Hearing and Findings for Amendments to Chapter 230
CORRESPONDENCE / EXTENSIONS / DISMISSALS
PSPP/F08-11 LaSala
Development - B: 40, L: 30.03 & 30.04
– 2 Jacksonville Rd. – request for extension of
approvals to: 2/26/13
On a motion made by Mr.
Karkowsky and seconded by Mr. Visco the motion to approve the extension request
was approved. Roll Call – Unanimous.
MINUTES
Planning Board Hearing –
March 8, 2012 - Eligible: T. Braden,
G. Lewis, A. Maggio, J. Visco, L. Hines, L. Karkowsky, R. Lipari
On a motion made by Mr. Hines
and seconded by Mr. Maggio, the minutes were approved. Roll Call of Eligibles -
Unanimous.
Planning Board subcommittee
meeting - April 12, 2012 - Eligible: T. Braden - present, L. Karkowsky, R.
Lipari
On a motion made by Mr. Karkowsky and seconded
by Mayor Braden, the minutes were approved. Roll Call of Eligibles - Unanimous.
Planning Board subcommittee
meeting - March 15, 2012 - Eligible: R. Lipari, J. Visco, L. Karkowsky, T.
Braden
On a motion made by Mr. Karkowsky and
seconded by Mr. Visco, the minutes were approved. Roll Call of Eligibles -
Unanimous.
LOI/DEP NOTIFICATIONS
Mr.
Omland reported.
LEGAL/LEGISLATIVE
UPDATES
Mr.
Carroll reported.
OLD BUSINESS
There was no old business to
come before the board.
NEW BUSINESS
PSPP/FC11-09 – JBT Realty - 339
Changebridge Rd. – B: 160, L: 25.1 – pre/final site plan with variance. ACT BY: 8/3/12
Chairman
Lipari to ask applicant to appear.
Mr.
Schepis, Esq. appeared on behalf of the applicant. Mr. Carroll swore in the
expert and applicant including Trustee David Johnson of JBT Realty and Licensed
Professional Architect, Marc Parette.
Mr.
Schepis gave an overview of the application.
He indicated that the applicant is proposing a 16 feet by 40 feet accessory
building at the rear of the property that will not meet the required setbacks;
a freestanding monument sign where one does not currently exist, and is not
permitted under the former ordinance, to indicate address and tenants. The site plan also indicates parking of tractor
trailers, service and delivery vehicles as well as a boat.
Exhibit
A-1 (Photo of Boat) was submitted.
Chairman
Lipari asked about previous three resolutions from 1992, 1994 & 1996 and
indicated that no outdoor storage was approved. He said that the plan sets were
not received until April 23, 2012 for Board members which does not meet the ten
(10) days submittal in advance of a meeting requirement. He wanted to make sure
the Planning Board members had time to review. There was no objection.
Mr.
Parette stated his credentials and was accepted as an expert. Mr. Parette gave
testimony about existing conditions and current usage including offices and
warehousing. Property slopes away from
the road to accommodate two stories of occupancy. There is an existing
approximately 28,000 square foot building, two stories, with tenants. There is a shared access driveway with the
adjacent building to the south. He then
explained that the applicant does not have room for storage in the existing
building and is proposing an accessory building at the rear of the property to
store maintenance vehicles. Applicant is
also and requesting permission to store outdoor storage for tractor trailers,
delivery and service vehicles, which is permitted under the ordinance, and a
boat associated with the business. Existing screening, in his opinion, is
sufficient to shield proposed accessory building and vehicles. He said that the “bubble” on bottom of site
plan is an error and that they are not removing the existing parking stalls.
Chairman
Lipari asked for comments from the professionals. Mr. Kain asked if there was
going to be any more testimony on the variances that are required. Mr. Schepis
said Mr. Parette already testified in regards to the storage shed area and
parking requirements. Mr. Johnson will testify regarding the sign. Mr. Kain
also inquired about the wetland area. Mr. Schepis indicated that the proposed
accessory building will not disturb any wetlands or buffer areas. There is a hardship in placing any accessory
building due to the environmental constraints and this necessitates the
variances for setbacks. Mr. Omland asked
about the “ultimate parking plan,” noting that is no longer valid with the
ordinance at this time or NJDEP requirements and more information needed. He
asked if they were willing to bring up to the current loading/ADA standards and
also mentioned the streetscape lighting requirements. Mr. Kain asked about the
sign ordinance requirements. Mr. Omland questioned the size of the sign and
explained why the ordinance requires a smaller sign to not be a directory sign,
but display the address for identification of the site. He suggested different alternatives be
examined. Chairman Lipari stated that there were many ways to redesign the sign
to be more conforming.
Chairman
Lipari asked for Planning Board member comments. These included comments that site plan
indicates letters are 6 inches, but should be 8 inches and that boat should not
be stored on this location since it does not fit definition of outdoor storage.
Chairman
Lipari opened the meeting for public discussion. No discussion. He closed the
meeting to public discussion.
Mr.
Schepis called his next witness, property owner, Mr. Johnson. Mr. Johnson was previously
sworn. Mr. Johnson summarized site
history and indicated that he previously had storage sheds at the rear of the
property and it has become infested with raccoons. They had originally been at
the adjacent property - three in total.
Mr. Johnson relocated the sheds to the subject property. He indicates that he will maintain or replace
existing trees due to insect infestation.
He indicates no loss of parking will occur due to the new accessory
structure.
Applicant
submitted Exhibit A-2 (picture of existing flowering trees outside building)
dated 4/26/2012 to demonstrate existing trees at property. Mr. Johnson
explained that site had shallow depth to bedrock and it would be difficult to
plant shade trees as well as streetscape lighting. Chairman Lipari and Planning Board members
had no problem with not requiring the shade trees or streetscape lighting due
to hardship.
Mr.
Schepis submitted Exhibit A-3 (sample of sign materials). Mr. Kain requested
that the low level plants required around signage be planted. The owner
consented to the plants. He also discussed signage size. Owner said he choose
the larger sign size because of property layout. Mr. Schepis said the applicant
submitted the application before the new ordinance went into effect. Ms.
Hunscher said that the plans need to be modified to reflect the old ordinance. Mr.
Johnson agreed to meet handicap accessible parking requirements.
Chairman
Lipari asked for Planning Board member comments. The board members generally felt that the
sign was too large and that they would rather see the address larger and
illuminated and make the tenant names smaller.
Chairman
Lipari opened the meeting for public discussion. No discussion. He closed the
meeting to public discussion.
Mr.
Schepis asked to postpone until the May 10, 2012 meeting regarding the sign issues.
Mr. Schepis said revised information would be submitted by Monday. The application was noted on the record as
being carried with notice preserved to May 10, 2012.
***
Break from 9:50pm-10:00pm***
PMS/C12-03
Diversified Heat Transfer- 439 Main Road – B:81, L: 3 – Minor site plan
with parking variance – Notice
Acceptable ACT BY:
8/3/12
Chairman
Lipari asked the applicant to appear.
Andrew
Monteleone, Esq. appeared on behalf of the applicant. Mr. Carroll swore in experts and applicant
including Owner Jonathan Goldberg and Mark Daniels, Engineer, Land Surveyor
& Principal Planner of Careaga Engineering.
Ms.
Hunscher confirmed with applicant that application would be under new ordinance.
Mr. Omland went through the checklist and said the application was submitted as
satisfactory for review. Mr. Monteleone indicated that a parking variance is
required due to eighty (80) spaces and 125 are required therefore there is a
deficient of forty five (45) spaces. Operation
is Monday through Friday. Mr. Goldberg
summarized the company business. Mr. Goldberg indicated it is a fourth
generation company and they manufacture heat exchangers. Current location is 55 to 60 people in a
50,000sf facility in Brooklyn for 75
years. He indicated that the company is
making a big move relocating to Montville. As far as number of employees, there will be forty
five (45) initially and small facility maintained in NY with about ten (10)
people. In NJ, the company would have a max
of forty five (45) people including offices and management - 35 in factory and
10 in office. Workers range from
engineers to management to machine operators and highly skilled welders as well
as other types of skilled labor. They
will be hiring new employees since few will be coming from Brooklyn; about 90
percent of staff will be hired in New
Jersey.
Chairman
Lipari asked for Planning Board questions. Mr. Tobias inquired about the number
of parking spots in ratio to number of future employees on site, including how
many additional people would be on site for meetings. In long term, Mr. Goldberg said it is hard to
say, but possibly another ten (10) employees.
There are very few meetings, if at all, at this location that require any
significant amount of parking.
Mr.
Daniels stated his credentials and was accepted as an expert witness. He discussed minor site plan (Exhibit A-1). He
indicated there were a number of pre-existing bulk deficiencies that affected
the lot. However, there was no proposal
to physically expand the building, but reconfigure the interior to allow for
offices and manufacturing, which necessitates the parking variance. With regard to site improvements, they are
willing to upgrade handicap accessible signage and FDA requirements. There is no longer a need for a dumpster. A
compactor will be added in the rear in front of one of the bays. Therefore,
there will be no increase in the impervious coverage. There is no change to the
sign, but they will change company name & repaint, nothing that will impact
on Municipal services provided. Mr.
Carroll asked Mr. Daniels if he felt that in his professional opinion, as a
Professional Planner, if the granting of the variances could be justified under
the c(1) “hardship” standard and if the statutory criteria, both positive and negative,
were met. Mr. Daniels responded that he
agreed the variances could be granted.
Chairman
Lipari asked for Planning Board professional comments. Mr. Kain said the sign
is not consistent with the current plan. Mr. Kain inquired about the circulation
on property. The company does not have plans to share the access drive with
Seabreeze given recent upgrades to the Seabreeze property. However, an interconnection still
exists. Mr. Omland inquired about the
following items: he thanked the applicant for volunteering the streetscape
lights; he has concerns that the compactor may create more noise for neighbors, but at this current location any noise
should be muffled; required the fire department to investigate “knox box” and
have a key to the gate; If future outdoor storage is proposed he wanted to make
sure they understood they would need to come back for Planning Board approval.
He also wanted the note on the plans indicating adjacent lot driveway is not in
use removed from the plans due to reality of interconnection and wanted the
plan revised to remove the dumpster and to lower impervious numbers given
removal of dumpster pad.
Chairman
Lipari asked for Planning Board questions:
1.
Inquiry about largest size of trucks and how frequent and the time of
deliveries. Mr. Goldberg indicated that the largest truck would be 48 feet a
few times a week in afternoon. UPS, etc.
2.
Suggestion that the applicant contact the Towaco Fire Department Chief and
asked to please forward any information to Ms. Hunscher for Planning Board
records.
Chairman
Lipari opened the meeting for public discussion. No discussion. He closed the
meeting to public discussion.
Mr.
Lipari requested a motion. On a motion to approve made by Mr. Visco and
seconded by Mr. Kornreich, the applicant was approved. There were no board or
public comments. Roll Call - Unanimous
CONCEPTS
There
were no concepts to come before the board.
ADJOURNMENT
There
being no further business to discuss Chairman Lipari asked for a motion to
adjourn. On a motion made by Mr. Visco and seconded by Mr. Hines, the meeting
adjourned at 10:45pm. Roll Call - Unanimous.
Respectfully submitted,
Kelley
Kehoe, Recording Secretary
Certified true copy of minutes adopted at
Planning Board meeting of May 24, 2012.
____________________________________
Meghan
Hunscher, Sec.
|
