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MONTVILLETOWNSHIP PLANNING BOARD
7:30 PM Start
195 Changebridge Road, Montville Municipal Building
MINUTES OF SEPTEMBER 25, 2008
ROLL CALL
Mr.
Maggio - absent Mr.
Karkowsky - present
Ms.
Kull - present Mr. Daughtry - absent
Ms.
Nielson – absent Mr.
Visco - present
Mr.
Lipari - present Mr. Lewis – entrance noted
Mr.
Hines - present Mr. Canning (alt#2) - present
Mr.
Speciale (alt#1) - present
Also Present:
Stan Omland,
PE
Michael
Carroll, Esq.
Joe Burgis,
Planner
PLEDGE OF
ALLEGIANCE
Stated
STATEMENT OF
COMPLIANCE
Stated
PUBLIC
DISCUSSION
No public
comments
Mr. Lipari
indicated several items should be checked:
Mr. Gaudiosi’s property has a sign that has not been approved and should
be contacted to comply with sign ordinance.
The sign has various colors and
is not consistent with sign theme.
The Gulf
Station on Rt. 202 on Alpine Road – right hand side, and back yard is exposed, with
bricks falling down and debris. Mrs. White indicated this site owner was contacted
by Zoning and ordered to clean up.
PLANNING
BUSINESS
- Aged Restricting Housing/Rezoning -
Jos. Burgis Report
Morris Canil Rezoning Request
331 Route 202; Block 59.02 Lot 26
# PGDP 08-09
Mr. Burgis
indicated he reviewed site behind RAIA, noting this area consists of property
that may be used for a By-Pass
Road. Mr.
Burgis summarized his on site meeting and review of the property in the
area. He indicated he was not in favor
of rezoning for residential. He reviewed
the master plan that we adopted, noting the Board has a position that we should
not create any further density in the community.
Alternatives
discussed, with Mr. Burgis noting that a hotel may be a good location in this
area. The current zoning appears to be
an appropriate alternative. Mr. Burgis indicated he looked at retail as an
alternative, but with the concerns made by the County that they did not want to
see any type of use that would generate additional traffic in this immediate
area due to the current level of traffic in this area.
One of the uses
reviewed was a supermarket. This is not
something the County wanted to encourage also.
Mr. Burgis indicated he is also concerned about the retail component, since
we are trying to promote and encourage retail development in the Towaco
area. Putting more retail on this site
would possible hamper development in Towaco.
For these reasons, it may be best to keep the zoning as it is. Mr. Burgis indicated as part of the more
comprehensive update for master plan, he would revisit this site again.
Finally, since
hotels are allowed, the Township should put this definition in our
ordinance. We currently have this
definition under the B6 zone, but it is not carried into definition section. Mr. Carroll elaborated.
Bob Gannon -
present
The definition
of hotel was explained based on request by Mr. Gannon. One of the issues that the owner has is that
the residential component is what he was looking for, and this report indicates
there is no residential allowed here.
Don’t know the viability of this market right now. Mr. Gannon indicated he is trying to get in a
use that creates the possibility of the by-pass road being developed.
Mr. Lipari
indicated he reviewed the sites that were brought up as well as the sites
reviewed by our prior planner, Adrian Humbert.
The total of these units if they were all to go through would be 727
units. His concern was how a township
would address this especially if we already know that 30% of our housing is
townhomes?
Mr. Burgis
indicated that this is one of the things that should be looked at in the
overall master plan, and redefine the analysis of how many is the appropriate
number for Montville
given what has happened here. Right now
30% is a high number of attached housing in a community.
Mr. Lipari
asked if the sites that we are reviewing are in Highlands Area. Mr. Burgis indicated they were not.
Michael
Carroll indicated there is a new meeting going on with governor trying to
defang the worst of COAH’s issues, but most are on the Preservation area of the
Highlands.
Mr. Burgis
answered what the COAH requirements are, noting at this time COAH requires 1 unit
for every 4 market. In terms of
development of aged restricted COAH only permits total obligation of 25% for age
restriction.
O’Dowd Rezoning Request
Route 202 and River Road
Block 59 Lots 13, 17, 18, 19 and 25
Mrs. White
noted that lot 25 was eliminated from the request although the report may have
referenced it. She also reminded the
Board about the application for American Properties on a piece of this tract as
well as the site owned by Mr. Folgelson.
Although reviewed by Planning Board, applicant never proceeded. Concerns were raised at that time about
density and story exposure.
Mr. Burgis
summarized his report noting property is 20 acres in size and about 10 acres of
true developable area can be used. No
plans were submitted by Mr. O’Dowd.
He reviewed
the property for aged restricted and mixed use.
He noted that he was more in line with aged restricted housing than the
mixed use. He would like to do this as
part of the comprehensive master plan.
This process should take a year to complete with the entire Master Plan.
The current
master plan discusses discouraging attached residential housing and this document
continues to indicate the 30% factor of attached housing which he felt was more
than enough to accommodate the needs. As
these reports, the plan policy dictates.
Bill O’Dowd
present –
Mr. O’Dowd
asked for clarification of the prior application under American
Properties. He indicated that the reason
no mapping was involved with his application was due to the fact that there was
a plan for American Properties on this site which showed a build out. He indicated that Lot
25 was eliminated due to cost. He felt
that senior housing offers a good ratable with little pain. Mr. Burgis is trying to find the correct
location and the right numbers for the community, and this is a task he would
respond to when looking at the overall numbers and master plan document.
(Gary Lewis entered)
Mr. O’Dowd
continued: In this town, there is
limited percentage of aged restricted housing.
You need to give density to allow this.
You have to make choices and put yourself in the shoes of people at that
age. This might be a sensible alternative.
Mr. O’Dowd
mentioned that the type of zone he was looking for was one that was similar to
what happened on GI site: the Planning
Board came back and gave a menu of uses, and thought it might be useful for the
board and the applicant for something similar.
Mr. Burgis will continue to explore aged restricted housing on this
tract at time of master plan.
Holiday
Montville, LLC,
Rezoning Request
29, 33
and 35 Vreeland Avenue
Block
52.03 Lots 19, 21 and 22
# PGDP
08-02
Present: Bob Gannon
Mr. Burgis
indicated this request is different than conventional aged restricted since it
is 31 detached housing units. This
report has too much emphasis on market conditions that exist at present
time. After further review, he felt he
would like to issue a supplemental issue on this based on surrounding
development pattern, feeling there may be some consideration. There is always concern with detached aged
restricted housing; you are more likely to see non-aged restricted housing if
there is a problem in the future with marketing, and this is always a
possibility.
Mrs. White
noted that the applicant has filed a use application and Mr. Carroll indicated
applicant is free to pursue same,
explaining how an application can continue to proceed at the Board of Adjustment
even if ordinance is adopting allowing it.
Bob Gannon
asked: On page 3 of report, the second
line with exception of Longview,
sounds like this area is small. Report
seems to say that it is a single family resident is out of place. Mr.
Burgis will readdress this.
Page 6 as to absorption
rate, there are 31 units proposed there, and he already has 14 people listed
who would put monies down on these units now.
He voiced concerns with Mr. Burgis position as to market forces. Mr. Burgis indicated the problem is always
that of density and feels that most people would prefer ‘lots’ in this type of
housing.
Mrs. White
asked Mr. Burgis to submit a final version of each draft report so that it can
become part of the Board’s official record.
Mr. Burgis indicated he would submit same, and he will also work with
Mrs. White on a Master Plan schedule, noting we are not going into a full blown
master plan. This project will be
completed by 2009.
Planning Board
invited applicants to the two special meetings that are coordinated with
Highlands & County. The County will
meet 7PM on October 6th for wastewater management, and the Highlands
will meet October 23rd at 7PM on Highlands’s
issues.
Amendments re: Soil Movement/Height/Lot Size/Fill
Rescheduled to
October 6th agenda
Update: Housing Element/COAH/Master Plan
Mrs. White
indicated she will need this element completed first, have a spending plan
developed, since the Township has begun taking commercial/industrial monies on
release of CO’s. Mr. Burgis indicated he
would coordinate with Mrs. White schedules.
WAIVERS
PMISC08-35 Fairway Cargo
Services – 60 Chapin Rd. – B:
183, L: 5-warehouse (90,000 s.f.)/shipping
of popcorn – 4 employees – hours
of operation 7am-9pm Mon-Fri; 8am-12pm Sat. – overnight parking of 2 vans and 1 tractor trailer – no signage
Motion made
by: Russ Lipari
Seconded: Gary Lewis
Roll
Call: unanimous
RESOLUTIONS
None
CORRESPONDENCE
None
MINUTES
Minutes of 9/11/08 – Eligible: Art Maggio, Ladis Karkowsky, Marie Kull, Deb
Nielson, John Visco, Art Daughtry,
Russ Lipari, Larry Hines, Tony Speciale
Motion made
by: Russ Lipari
Seconded: John Visco
Roll
call: Unanimous
INVOICES
Michael
Carroll, Esq. – Trust for: $1,080 (K&K), $467.50, $33.75,
$33.75
Omland
Engineering – O/E for: $90; Trust for: $202.50,
$1,316.25 (K&K), $821.25
Burgis
Assoc. – O/E for: $60, Trust for: $210, $240, $240, $840,
$180, $60, $90, $900, $150, $960,
$1,636.25 (Morris Canil),
$180, $120
Anderson
& Denzler – Trust for: $303.75
Bricker
& Assoc. – Trust for: $250
Motion
made by: Larry Hines
Seconded: Russ Lipari
Roll
call: Unanimous
LOI/DEP
NOTIFICATIONS
None
OLD BUSINESS
None
NEW BUSINESS
None
CONCEPTS
None
At the end of
the meeting, Board recognized Ms. Sammy Mikulski – Montville – 10 Nowac Lane – she asked about the
opening of a music school at 321
Changebridge Road (gaudiosi building) indicated
she is having problems with the landlord.
She has the Fine Arts studio previously approved located in this
building. Mrs. White indicated there is no other dance school approved other
than the one in her facility. She noted
she doesn’t have a problem with any new tenant, but there is an issue with
landlord. She indicated there is on
going renovation for a new dance school underway, which Mrs. White indicated
she would ask Mr. Laird to investigate, as well as windows which are bricked
open on the exterior, but nothing was done on the interior. Mrs. White will ask Mr. Laird to respond. Ms. Mikulski was asked who the owners of the
building are are. She indicated: Mr. Gaudiosi, Pino Bio, and Greg Glodek.
Mrs. White
will contact the Construction Official for work being done, and for closing in
of windows.
Meeting
adjourned unanimously in a Motion made by: Larry Hines
Seconded by:
Tony Speciale
Respectfully
submitted,
Linda M. White
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