Planning Board 5-14-09 Minutes Print E-mail


7:30 PM Start

195 Changebridge Road, Montville Municipal Building



Mr. Maggio - present                           Mr. Karkowsky - present        

Mr. Sandham - present             Ms. Nielson      - present                      

Mr. Lipari - present                              Mr. Lewis - present

Mr. Hines – present                              Mr. Canning - present

Mr. Visco - present                              Mr. Speciale (alt#1) - present

                                                            Mr. Tobias (alt#2) - present

Also Present:

Michael Carroll, Esq.

Stan Omland, PE

Joseph Burgis, Planner






Mrs. White indicated that George’s VW submitted their as built today.   This site has to be monitored regularly.  This as built will be reviewed by the Township Engineering

Mr. Karkowsky indicated that he still had concerns as to whether or not there was adequate parking on this site, questioning if the time period for demolition isn’t coming up very shortly.  Mrs. White indicated she would check the sunshine date and advise applicant accordingly.


Request from Intergroup Management for waiver from installation of Sternberg Streetscape Light at entrance to existing site on River Road.

Mrs. White summarized request for waiver indicating that owner requested this waiver since there is no streetscape lighting along this corridor, and using the Sternburg at the corner of his site would not make any sense. 

Mr. Omland noted that on any new development we ask for this lighting and this is why this is a site plan requirement.  Since we requested this standard on this site, the Township acquired Pinto’s property and there are no streetscape lights on this site.  He indicated across from this site is the Montville Office Condo site which is approved and built and probably will never have this standard, so he is not so sure that the applicant isn’t correct.  Discussion ensued.

Ultimately it was requested that this applicant look at the area where there is a concrete pillar with wires coming out and that in this location, install a decorative type of lighting fixture that enhances entrance since the other light on his site is back more from the roadway.   If this is consensus of the Board, then there is no objection to waiving the Sternberg light fixture for an ornamental replacement in the monument area subject to review and approval of the subcommittee board. 

(Note:  Art Maggio entered)

Highlands Initial Assessment Report – Jos. Burgis, Planner

Mr. Burgis summarized:  The document was submitted and released to all.  This grant identifies 15 different areas if our master plan and land use ordinances consistent with regional master plan and identifies where we may have to do additional evaluation or modify our ordinances or master plan.  It allows the Highlands to see what we need to have done.  We have until December 8th to decide if we want to pursue Highlands.  The most significant is modification of some of our goals and objectives of our master plan in order to meet this deadline, and to prepare a housing plan for affordable housing obligation.  Ms. White noted this draft was reviewed by Mr. Mazzaccaro, Vincent Uhl, and will also make sure the other review agencies receive this document.  Comments offered were incorporated into the revisions before Planning Board this evening.   The deadline for submitting this document is May 26th.


PSPP/FC05-02-08-07 MONTVILLE RESIDENCY – Preliminary & Final Site plan – Block: 160 Lot: 4 - 17 Hook Mountain Road carried from 8/14/08 & 10/23/08 & 1/22/09 schedule; 2/26/09 schedule - Eligible: Ladis Karkowsky, Deb Nielson, Larry Hines, Gary Lewis, Victor Canning, Art Maggio, Russ Lipari, John Visco, Tony Speciale – Approved 3/12/09

Asked for clarification on whether or not the form of ownership was a zoning issue, and it isn’t, and asked for clarification, and if he can’t sell more than 8 units, can go to rental.  Was he going to maintain the entire rental affordable?  Secretary asked to confirm it is rental.   Subject carried for further review to May 28, 2009 agenda.  

(Note:  Gary Lewis entered) 


PMISC09-10 International Beauty Products – 26 Chapin Rd. Unit 1108 – B: 183, L: 7.1 – 2,514 s.f. office/4,016 s.f. warehouse for design and distribution of beauty products – 10 employees – 8:30am-6pm Mon-Fri – signage to be in compliance with approved theme (First Industrial)

Motion made by: Larry Hines

Seconded: Art Maggio 

Roll call:  Unanimous

Approved subject to all agency findings, sign theme approved previously and use letter.

PMISC09-11 Sonic Bloomz – 439 Main Rd. – B: 81, L: 3 – 3,000 s.f. warehouse for wholesale cut flowers – 3 employees – 6am-5pm Mon-Sat – 2 vans not to be parked overnight – signage requested to match existing sign (JVH Trucking)

Motion made by:  Russ Lipari

Seconded:  Deb Nielson

Roll call:  Unanimous

Approved subject to all agency findings, sign theme approved previously and use letter

PMISC09-12 Retrocycle, LLC – 1 Mars Ct. Unit 1-3 – B : 3, L : 38.11 – office (757 s.f.)/warehouse(5,480 s.f.) –light manufacturing, engineering of motorcycle components – 7:30am-5pm Mon-Fri – 3 employees – 1 van parked overnight – no signage (Urmston Realty)

Ladis Karkowksy:  concerns raised on use of some time of stamping involved, is there vibration that will occur and be discernible.  Due to concerns, this matter was to be discussed at the subcommittee level.

PMISC09-13 Advanced Eye Care & Glaucoma Center of Montville – 137 Main Rd. – B: 51, L: 33 – 1,200 s.f. office for eye Dr. (3,400 for Dr. Keating and 3,000 vacant remaining) – 3 employees – 8am-7pm Mon-Sat – no signage – no outdoor storage (Keating)

Discussion ensued on approval of a doctor not associated with Dr. Keating’s practice.  Mr. Karkowksy wasn’t present during this application, and his understanding is that there is a question as to how many people were going to occupy this building.  Mrs. White indicated that there was lengthy discussion at that time on what constitutes a medical clinic vs. medical offices.  Parking concerns and amount of parking and numbers of medical practices discussed.

Mr. Omland reminded the Planning Board that each tenant is reviewed for a waiver of site plan before occupancy.  We ask that the waiver of site plan comes in and they design this site with too much intensity and doctors, and that is the best way to deal with it.  It is a permitted use.  No problem with first tenant and every other tenant would be subject to same review. Mr. Tobias is technically whenever therapy is given.  Parking discussed.  Ladis Karkowksy:  we do examine it as each tenant comes, but asked Mrs. White to make sure that Dr. Keating is aware that as each tenant comes in, he should make sure there is adequate parking available for future tenants. 

Motion made by:  John Visco

Seconded by: Larry Hines

Roll call:  Unanimous

Approved subject to all agency findings, no sign approval, use letter, occupancy after release of final CO, and notification to owner as to ensuring on each tenant that there is adequate parking

PMISC09-14 New Pathway Counseling Services – 339 Changebridge Rd. Suite 2G – B: 60.l2, L: 25.1 – office (4,000 s.f.) for counseling and physical fitness training – 5 employees – 10am-8pm Mon-Sat – no signage – no outdoor storage – (JBT Realty)

Motion made by:  Russ Lipari

Seconded by: Larry Hines

Roll call:  Unanimous

Approved subject to all agency findings, no sign approval, use letter,




Minutes of 4/16/09– Ladis Karkowksy, Deb Nielson, Larry Hines, Victor Canning, Jim Sandham, John Visco,  Gary Lewis,  Art Maggio, Lawrence Tobias (alt2)

Subcommittee minutes of 4/22/09 – Eligible: Ladis Karkowksy, Deb Nielson, John Visco & Russ Lipari

Motion made by:  John Visco

Seconded by Russ Lipari

Roll call:  Unanimous


Johnson, Murphy – Trust for: $180

Burgis Assoc – Trust for: $93.75, $250, $62.50, $437.50

Omland Engineering – O/E for: $135; Trust for: $675; $810, $292.50, $202.50, $405, $708.75, $67.50

Michael Carroll, Esq. – Litigation for: $77.50, $77.50, $271.25; Trust for: $472, $303.75, $67.50, $33.75, $540, $33.75, $236.75, $101.25, $33.75, $33.75

Motion made by:  Larry Hines

Seconded:  Art Maggio 



Board professionals were sworn into the record by Michael Carroll, Esq.


PMN08-16 VAN SYCKEL – 14 & 16 Woodland Rd – B: 140, L: 9 & 4- Lot line change – Notice Acceptable & carried from 3-12-09 Eligible:  Ladis Karkowksy, Victor Canning , Deb Nielson, John Visco, Gary Lewis, Art Maggio , Russ Lipari, Jim Sandham, Larry Hines, Tony Speciale (alt#1) and Lawrence Tobias (alt#2)                                                                          ACT BY: 6/2/09

Mr. Needleman discussed prior hearing and request for amended lot line and the variances were recited as a result of relocating the line as discussed at the meeting of March 12th.   These variances are reflected on the revisions submitted and read into record. 

Mr. Van Syckel summarized the reason for the requested lot line adjustment.

Gary Lewis:  this is what the Planning Board wanted and it presents a much better lot and variances are justified and appreciated applicant listening to the board. 

Mr. Omland indicated there was one issue left, and that this has to do with the odd shaped triangular property on lot 4 noting that should the road adjacent to this subdivision go forward, this area consisting of a triangle of 500 sq. ft. should be offered for roadway ROW dedication. 

Mr. Omland elaborated on need for ROW for proposed roadway should the township ever want to see this become a through road.  Discussion ensued on the issue.  Applicant indicated he would give the ROW dedication.    

Michael Carroll, Esq. said the board should leave this open to Mr. Omland reviewing the amount of dedication that would be requested.  Mr. Omland indicated that 500 sq. ft. was maximum, but could be less.  This area would be reviewed and future revisions would be made subject to input of Mr. Omland.

 Opened to public.  Hearing none closed. Meeting closed unanimously in a Motion made by:  by John Visco seconded by: Jim Sandham

Motion made by:  Gary Lewis that the minor subdivision be granted as well as all of the variances requested subject to compliance with all agency findings, as well as Mr. Omland’s review as to the area needed for the dedication of a portion of lot 4 should for potential road improvements.

Seconded by:  Jim Sandham

Roll call:  Unanimous

PMSP/F08-BORNSTEIN, DAVID – 73 Horseneck – 15 Woodland, B:139.06, L: 17 & 18 – Major subdivision involving extension of Woodland to Horseneck Road- Variances: lot frontage & min. lot width at street and bldg. setback line for lot 17.01 – Notice Acceptable & rescheduled from agenda of 4/16/09                                                                          ACT BY: 7-11-09      

                                    Rescheduled to June 25, 2009 Agenda

                        Carried with Notice Preserved – requested by applicant



PMN/C08-19 Como, Donna - B: 41, L: 1.2, 1.3 & 1.4– 47 Jacksonville Rd., 49 Jacksonville Rd. & 2 Como Ct. – lot line change w/variances – Notice Acceptable                                                                      ACT BY: 7/7/09

Request by Applicant to carry to June 25th agenda with notice preserved

Carried with notice preserved

Motions to carry applications referenced above made by John Visco, seconded by Gary Lewis

Roll call:  Unanimous

Board moved into closed session to discuss pending litigation

Upon return, Motion made to adjourn by Russ Lipari, seconded by Larry Hines.


Respectfully submitted,

Linda M. White

Last Updated ( Thursday, 16 July 2009 )
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