MONTVILLE TOWNSHIP PLANNING BOARD
195 Changebridge Road, Montville Municipal Building
MINUTES OF THURSDAY, MAY 24, 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.
Kehoe took the roll call.
Braden, Mayor - present
Mr. Gary Lewis, Vice Chairman - present
Mr. Art Maggio – present
Mr. John Visco - present
Mr. Larry Hines – present
(entered at 7:35pm)
Mr. Ladis Karkowsky - absent
Mr. Don Kostka, Committeeman
Mr. Larry Kornreich - present
Mr. Tony Speciale (alt#1) -
Mr. Larry Tobias (alt#2) – absent
Mr. Russ Lipari, Chairman –
Board Attorney: Michael
Carroll, Esq.- present
Board Engineer: Charles Thomas, PE, Omland
Engineering - present
Board Planner: Joseph Burgis, PP, AICP, Burgis
Associates – present
Principal Planner /
Secretary: Meghan Hunscher, PP AICP -
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. Thomas, Mr. Burgis and Ms. Hunscher.
Chairman Lipari asked the Committee members if they have any
of Adjustment – Vice Chairman Lewis reported that the Board denied an
application for a childcare center.
of Health – Mr. Tobias had no report.
Commission – Mr. Kornreich discussed grant application with ANJEC is pending and
commission is developing educational materials.
& Sewer – Mr. Maggio will send out report. Nothing new to report.
Preservation Commission – Mr. Visco said they met on May 21st,
mentioned new members and discussed subcommittee work.
Review Committee – No report. Mr. Kostka absent.
Plan/Subdivision Committee – Chairman Lipari reported various waivers that were
approved by the subcommittee.
Development Committee – Vice Chairman Lewis reported that Committeeman Gallopo
made a presentation in regards to the sewer rates and Mr. Kevin Boswell also
made a presentation regarding status of G.I. Auto.
Space Committee – Chairman Lipari had no report.
Plan – Vice Chairman Lewis said progress being made on the Community Facilities
and Circulation elements.
Acceptance Committee – No report.
Highlands Legislation Review Committee – Vice Chairman Lewis had no report
Districts – Chairman Lipari for Towaco, Tony Speciale for Pine Brook, Art
Maggio for Montville
– no reports.
SECRETARY’S REPORT - Ms. Hunscher had no report.
Chairman Lipari opened up meeting to board
Mayor Braden reported that on Tuesday the
Township Committee reached a consensus in response to a memo from the EDC to reexamine the zoning on
the GI Auto property. They also had a request from the Recreation Commission to
review the development of the Metro property. They will be sending it to the
Planning Board for review.
Chairman Lipari requested a motion to open
the meeting to the public for discussion of items not on the agenda. No
discussion. Chairman Lipari closed the
meeting to the public for discussion of items not on the agenda.
was no planning business to come before the board.
were no waivers to come before the board.
Burgis Associates O/E for:
$67.50, $792.50, Trust for $978.75, $405, $168.75, $371.25, $438.75, $405,
On a motion made by Mr. Hines
and seconded by Vice Chairman Lewis the invoices were approved. Roll Call -
PMS/C12-03 Diversified Heat
Transfer- 439 Main Road – B:81, L: 3 – Minor site plan with parking variance – Approval (April 26, 2012) Eligible: R. Lipari, L. Karkowsky, T. Braden, D.
Kostka, J. Visco, L. Kornreich, A. Speciale, L. Tobias. G. Lewis, A Maggio
On a motion made by Mayor
Braden and seconded by Mr. Visco, the resolution was approved. Roll Call of
Eligibles - Unanimous.
CORRESPONDENCE / EXTENSIONS / DISMISSALS
were no correspondence/extensions/dismissals to come before the board.
Board Minutes – April 26, 2012 -
Eligible: R. Lipari, L. Hines, G.
Lewis, L. Karkowsky, T. Braden, A. Maggio, J. Visco, L. Kornreich, A. Speciale
On a motion made by Mr. Kornreich
and seconded by Mr. Hines, the minutes were approved. Roll Call of Eligibles -
Board Minutes – May 10, 2012 -
Eligible: R. Lipari, L. Karkowsky, T.
Braden, D. Kostka, J. Visco, L. Kornreich, A. Speciale, L. Tobias
On a motion made by Mr. Speciale
and seconded by Mr. Kornreich, the minutes were approved. Roll Call of
Eligibles - Unanimous.
Planning Board Sub
Committee Minutes – May 10, 2012 -
Eligible: T. Braden, R. Lipari, J. Visco
On a motion made by Mr. Visco and seconded by
Mr. Braden, the minutes were approved. Roll Call of Eligibles - Unanimous.
Master Plan Sub Committee
Minutes – May 17, 2012 - Eligible: G,
Lewis, L. Karkowsky, R. Lipari, J. Visco
On a motion made by Vice Chairman Lewis and
seconded by Mr. Visco, the minutes were approved. Roll Call of Eligibles -
There were no LOI/DEP
notifications to come before the board.
Carroll gave an overview. No land use
related legislation was discussed.
There was no old business to
come before the board.
– Lake Valhalla
Club – 11 Vista
Road. – B: 11, 20, 20.01; L: 29, 1, 1 – LV Zone – preliminary/final site plan ACT
Chairman to ask applicant to appear.
Steve Schepis, attorney for the application, gave his introduction. Mr. Carroll
swore in the experts including David Egarian, PE and Anthony Garrett, RA, PP.
Mr. Egarian stated his credentials and he was accepted. Mr. Schepis asked him
questions. Exhibit A-1 (page 4 of 13 drawing of site plan) was submitted, which
showed the existing conditions with the proposed plan. Exhibit A-2 (colorized
overall site plan for the LVC with existing and proposed conditions plan) – blue
represented what was done with out Zoning Board approval, yellow represented
the proposed projects, and white represented the approved items from 2007. Mr. Schepis
discussed the “grove parking” which would be limited to 20 calendar days per
year, mostly in the summer months. Mr. Carroll asked how it would be enforced. There
was no answer given. Discussion of
gravel consistency and parking spaces ensued. Chairman Lipari asked for
professionals comments. Mr. Burgis was concerned about parking and backing up.
Mr. Thomas agrees with the gravel
and surface consistency for the “grove area” and concerned with professional
Garrett stated his credentials and was accepted. Mr. Schepis asked him to
elaborate. He said that this would be used for overflow parking mostly in the
high season most likely for employees on Friday nights, and that they would
have professional parkers. Chairman Lipari said the valet parking plan will be
required based on the 2007 approvals. Discussion ensued in regards to parking
at “the grove.” A suggestion was made to make some of the parking parallel to
alleviate the concerns about potential accidents. Mr. Schepis indicated that a variance would
be required since the number of parking spaces would be reduced. Mr. Schepis concurred. Exhibit A-3 (Highlands
Exemption Act dated 12/04/06) was submitted in regards to the impervious
coverage. Mr. Burgis was in agreement.
Lipari asked for Planning Board member comments. Vice Chairman Lewis asked Mr.
Egarian about the hemlock height. He said the plan said they were 6-8 feet, but
there is a 12 foot requirement. Mr. Schepis said they were asking for relief.
He asked if parking spaces would be marked and painted lines - only at guard
rails. He was concerned that the bollard light was not enough. They said they
were not trying to be intrusive to the neighbors.
He asked how LVC was going to adequately screen the driveways facing the neighbor’s houses. Mr. Garrett said LVC was willing
to add additional plantings. They will work with Mr. Burgis’ office. Mr. Maggio
asked if it was employees parking only. They said no employees first, and then
overflow for members. He inquired if it was not always used as an employee only
parking area. They had no problem with employees always parking there. Mr.
Visco wanted clarification that they would not park there beyond those 20 dates
including employees. He asked about the surface content and if accepted by the
professionals, which it is. Mr. Hines inquired about the number of stalls and
how many on a typical Friday night. Mr. Kornreich asked if members could choose
to park there anyway, since no gate is there. Mr. Garrett discussed the
lighting in regards to a programmable timer for the bollard lighting and more
buffer screening. He also asked about the dumpster area. Mr. Garrett discussed
the proposed enclosed dumpster. They are hoping to preserve the tree by
altering the plans slightly.
Lipari opened the meeting to the public in regards the grove parking area only.
Joe Fabbor of 2 Lake Shore Drive
discussed the current dumpster problems including unsightliness and odor.
Don Bauman of 10 Lake Shore Drive
discussed the grove. He said there were
more trees falling down and the landscape was deteriorating. He felt that off
street parking was not necessary in this area.
Lipari closed the meeting to the public in regards the grove parking area only.
Maggio asked about the dumpster and said that there are proposed trees. Mr.
Schepis stated that LVC is in agreement with the additional screening for the
dumpster area. Discussion on the Crooked Brook area ensued. Mr. Egarian
explained what is proposed and existing referring back to Exhibit A-2. He
discussed fencing, walkways, parking, bollards, retaining walls, looking to
move existing propane tanks, pavilion bathrooms, lifeguard shack, stairs,
outdoor shower relocation to cottage, guard house, sound trap with foyer
enclosure, pavers and low voltage lighting, improvements to cottage, crosswalk
and volleyball court. Mr. Garrett discussed proposed improvements and why
including fencing variance requests around maintenance sheds, paddle tennis hut
and the deck which was never built under the original building permit, which
was done without official approval and permits.
Lipari wants to make sure anything highlighted in blue is done to state and
municipal building codes. LVC will do. Vice Chairman Lewis discussed the Master
Plan and the improvements in relation to the document. He voiced concern that improvements were done
without zoning or building improvements. They will have to get the necessary
permits and inspections. In the future LVC will proceed under those rules. Mr.
Garrett continued in regards to the LVC Pavilion and proposed snack bar (sheet
A 110 dated November 2010). He discussed the guard station relocation, the set
of stairs to the lower level of pavilion area. It became a safety issue, which
is why they repaired it. Chairman Lipari asked for Planning Board member
comments. Vice Chairman Lewis asked if the fencing along Vista Road could be relocated inside the right-of-way. The answer was yes. Mr. Kornreich asked about
the size of the propane tanks and if the fencing was enough protection. Mr. Garrett said he would look into it.
Lipari opened the meeting to the public in regards to what had been testified
Melanie Unice of 36 Valhalla Road
asked if she could discuss the ballfield and Mr. Lipari indicated this would be
Bauman of 10 Lake Shore Drive
spoke in regards to the recent increase of parking in the Grove area including
backhoes. Chairman Lipari explained that it was his understanding that they
were there for the dam repairs and moving boulders dislocated due to heavy
Lipari closed the meeting to the public.
Thomas discussed completeness
checklist and recommended the five (5) waivers requested by LVC be granted. The
Board did not request additional information.
Break from 9:44pm-9:52pm ***
Garrett gave testimony on club house improvements regarding the walkway extensions,
which had no permits, the tented area, patio area, and barbeque area. He
discussed the front entrance (vestibule renovation at LV – SK1) proposal. They are looking to
reorient the stairs and fill in openings with windows and entry doors which
would have benefits to both LVC and the neighborhood.
They are looking to renovate the 2nd floor offices of LVC (SK2). Their
intension is to make the previous storage area into offices, a lunch room, and
boardroom/game room. The drawing included proposed interior alterations for the
shower relocation to the cottage building (A-100), including additional toilets
and lockers. Mr. Schepis asked about the ball field. They want to remove the
port-a-john, therefore the cottage would serve as bathroom facilities for the ball
field and volleyball activities. It is more convenient and safer. There would
also be a roof over the showers and a small deck. The volleyball courts need
approval. There is also a net guard proposal as a safety measure. Exhibit A-4
(picture of proposed permanent netting) was submitted. The netting is similar
to the netting at the Community
Park located on Change Bridge Road.
LVC is willing to do any necessary screening. Mr. Burgis suggested meeting out
in the field prior to the next discussion. Vice Chairman Lewis asked the
Professionals for answers in regards to the volleyball courts in 2007 and how
they are subject to the new ordinance. They will be required to meet the
current setbacks. Mr. Schepis indicated
he will supply this information before the next meeting.
has been carried with notice preserved to the next Planning Board meeting
scheduled for June 14, 2012.
were no concepts to come before the board.
being no further business to discuss Chairman Lipari asked for a motion to
adjourn. On a motion made by Mr. Hines and seconded by Mr. Speciale, the
meeting adjourned at 10:40pm. Roll Call - Unanimous.
Kehoe, Recording Secretary
Meghan Hunscher, Sec.
Certified true copy of
minutes adopted at Planning Board meeting of June 14, 2012.