Planning Board Minutes 6-25-09 Print E-mail


7:30 PM Start

195 Changebridge Road, Montville Municipal Building

Minutes of Meeting of June 25, 2009


Mr. Maggio - present                     Mr. Karkowsky - present        

Mr. Sandham - present                  Ms. Nielson      - present                      

Mr. Lipari - absent                         Mr. Lewis - present

Mr. Hines - present                       Mr. Canning – present

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

                                                  Mr. Tobias (alt#2) - present

Also Present:

Stan Omland, PE

Joseph Burgis, AICP






No public comments

Mr. Karkowsky indicated that he noticed that the Route 46 corridor is looking much better, with the addition of upgrades to the existing Car wash facility, Jiffy Lube, all of which is definitely an enhancement in line with our Rt. 46 redevelopment efforts.

Mrs. White indicated that she has asked a lot of our recent approval owners over the past few years to get her a framed photo of their facility with the year of construction so that we can display them in our municipal building corridors/meeting rooms.


Reports from Board Liaisons:

Board of Adjustment – Larry Hines – Mrs. White noted that there is a new application being filed for the site at the end of Changebridge (O’Dowd property) where the two houses were demolished for a Quick Chek.

Board of Health – Lawrence Tobias

Environmental Commission – Vic Canning 

Water & Sewer – Arthur Maggio 

Historic Preservation Commission – John Visco 

DRC – Deb Nielson  

Site Plan/Subdivision Committee – Russ Lipari Chair

Regional Drainage Study Committee – Russ Lipari, Ladis Karkowsky

Traffic & Traffic Subcommittee – Russ Lipari

Economic Development Committee – Gary Lewis, Tony Speciale

Open Space Committee – Ladis Karkowsky, Russ Lipari, Deb Nielson – will be submitting two grant applications

Master Plan/COAH 3rd Round – Ladis Karkowsky, Russ Lipari, Deborah Nielson, Gary Lewis & John Visco (alt)

Mr. Lewis noted that the master plan subcommittee meets at 6PM before regular meeting.  He indicated that the Board should anticipate the first product of this at the last meeting in July.  The committee has finalized Goals and Objectives which will be on that agenda.  Highlands’s matters also have to be considered, which will also be presented to board, which will be on agenda and will be public discussion item scheduled for the August 13th agenda.


Mr. Lewis and Mr. Karkowsky asked the board members to review the Goals & Objectives, and if they have comments to send them in to Mrs. White so that she can coordinate the comments and questions.  He indicated the committee is interested in every members input. 

Cross Acceptance Committee – Ladis Karkowsky, Russ Lipari  

Highlands Legislation Review Committee – Gary Lewis

Appointment to Fire Department Districts – Russ Lipari Towaco; Tony Speciale for Pine Brook, Art Maggio for Montville

Mrs. White noted that she is cancelling the July 9th, 2009 meeting of the Planning Board.


PMISC09-19 T.S. Van Lines, Inc. – 25 Riverside Dr. – B: 182, L: 7 – warehouse (8,900 s.f.) for storage of household goods and personal effects – hours of operation 7am-6pm Mon-Sat – 6 employees – 2 tractor trailers parked at dock overnight -  - signage in compliance with approved theme (Frassetto)


Motion made by:  John Visco

Seconded:  Larry Hines

Roll call: Unanimous

PMISC09-20 State Farm – 630 Main Rd. – B: 40, L: 52 – office for insurance agent (900s.f.) – 4 employees – hours of operation Mon, Tues, Thurs, Fri 9am-5pm; W 9am-7pm; Sat 9am-12pm – sign details red/white


Motion made by:  Art Maggio   

Seconded: John Visco

Roll call: Unanimous

PMISC09-21 Green Montville Cleaner – 189 Changebridge Rd. – B: 135, L: 4 – drop off dry cleaner (550 s.f.) -  2 employees – Mon- Sat 7am-7pm – signage in compliance with approved theme


Motion made by: Larry Hines

Seconded: Victor Canning 

Roll call: Unanimous

PMISC09-22 Van Duyne, Behrens & Co – 18 Hook Mtn. Rd – B: 170, L: 17 – expansion of existing space (4,240 s.f. existing; adding 1,032 s.f. for a total of 5,272 s.f.) for accounting office – no change in hours of operation or number of employees – no additional signage.


Motion made by:  Victor Canning  

Seconded: John Visco

Roll call: Unanimous

PMISC09-23 Spanish Grill & Churrasqueria – 101 Rt. 46 – B: 181, L: 1 –restaurant – 670 s.f. – hours of operation 11am-8pm Mon-Sun – 3 employees – 4 tables and 2 outdoor seasonal tables – signage in compliance with approved theme (Anton)


Motion made by:  Art Maggio 

Seconded: Larry Hines

Roll call: Unanimous

PMISC09-24 Mr. – 101 Rt. 46 unit 134 – B: 181, L: 1 – retail toys and chocolate sales and kids birthday parties – 4 employees – hours of operation 9am-9pm Mon-Sun – signage in compliance with approved theme (Anton)

Carry to subcommittee and have tenant and landlord present since due to kid’s party, there were concerns raised as to adequate parking.  Subcommittee meeting is scheduled for July 14th @ 8:30AM.


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

Mrs. Nielson asked if the square footage of footprint and volume of building clearly reflected vs. reference to a plan since she wanted to make sure any future developer knows that this is the limit of the approval.  Mrs. White indicated that it is not reflected but would ask Mr. Carroll to add.  Resolution amended to provide this stipulation and motion made to amend and approve by:  Larry Hines, Seconded: John Visco

Roll call: Ladis Karkowsky, Deb Nielson, Larry Hines, Gary Lewis, Victor Canning, Art Maggio, John Visco, Tony Speciale

The following resolution was not available and would be rescheduled to July 23rd agenda.  


PMN08-16 VAN SYCKEL – 14 & 16 Woodland Rd – B: 140, L: 9 & 4- Lot line change –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)    




Minutes of June 11, 2009 – Ladis Karkowsky, Deb Nielson, John Visco, Russ Lipari, Lawrence Tobias, Gary Lewis

Motion made by:   Gary Lewis

Seconded: Deb Nielson

Roll call: Unanimous


Burgis Assoc. – Trust for: $687.50, $450, $218.75, $93.75, $31.25, $600, $281.25, $1,080

Johnson, Murphy - Trust for: $270, $32

Omland Engineering – Trust for: $202.50; $1,012.50; $67.50; $236.25; $202.50,

$236.25, $978.75, $506.25, $1071.25, $1,435, $155, $1,417.50

Michael Carroll, Esq. – Trust for: $776.25. $67.50, $135, $472.50, $911.24

Motion made by:  Larry Hines

Seconded: John Visco

Roll call: Unanimous


LOI review B: 95, L: 15 – 3 Pine Brook Rd. – Koestner

Mr. Omland indicated his review finds that there is perhaps maybe 2.8 acres and that it is on the corner of Pine Brook Road and Whitehall.  There are wetland constraints and land backs up to Canal.  He anticipates we will see some kind of subdivision on this site in the future, but that the land may not be conducive to much development.  It is also in aquifer. 


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 & 5-14-09                                                                                                                         ACT BY: 7/11/09

Present: Steven Schepis, Esq.

Ladis Karkowsky:  voiced concerns that the engineering issues in prior reports have not been resolved.  He stressed again that this is a policy and it will be strictly enforced noting these issues need to be resolved prior to the public hearing, and understand that they have not been and we will not conduct a hearing with engineering items missing. 

Mr. Schepis indicated that he would like the Board to discuss the policy issues that must be addressed outside of engineering issues.  Mr. Karkowsky indicated that the policy issues will be addressed. 

Mr. Schepis indicated that the applicant reviewed the engineer’s reports and that all but a few will be adhered to.  Mr. Omland apologized for the lateness of report but wanted the Board to know that this revision before the Board was in response to January and has been at their office for at least six months and these items in his recent report were not addressed even with this revision.

Mrs. White indicated without an attorney present since there were objectors present, that this hearing should not go forward; the board cannot make any statements without the benefit of counsel present. 

Mr. Karkowsky recognized objector:

William Greenberg, Esq. noted he represents all of the residents of Woodland Road including west side of Woodland relative to the issue of opening of the roadway.  He reviewed the history of this site noting that some years back the residents filed a petition to Township Committee relative to inadequacy of road coming thru wood to the west.  At that time, this was addressed and discussed in 2003, before Township Committee, and at that time, the Township Committee granted an approval to put a gate up.  He continued to review the history of this area. 

He indicated that this proposal is to create a roadway and connection, and if the Board allows this, this would aggravate an existing condition of water run off problems and narrow road, as well as letting the Board know that there is a rock condition that the engineering office is aware of this and is addressing.  He noted concerns of an increased amount of traffic going to Orchard, feeling that the gate works well as it, that this is a narrow roadway, and that this roadway should not be improved since it will put more traffic on a narrow roadway and will take traffic pass more properties on Woodland Road.  He indicated this is a residential area, and children play in streets.  Opening roadway wouldn’t serve town.  If you developed this connection, it would force town to address drainage, run off, insufficient width of roadway, and wouldn’t eliminate eastern sight distance problems and would create significant traffic on smaller residential street. 

Mr. Karkowsky indicated that the hearing hasn’t started and this is first night, and that the statements made were relative to public statements, asking if he was intending on obtaining traffic expert and/or other experts to present his case.  When asked the names of the residents he represented, he indicated he didn’t represent them, but was here as their spokesman. 

Mr. Schepis asked that Mr. Bornstein be sworn – sworn accordingly – and that he be permitted to put in exhibits which are photos of existing road condition.

Discussion ensued with Mr. Karkowsky indicating that this is not a policy decision and that without Mr. Carroll present, that this matter will not be discussed.

Mr. Omland indicated that as far as he can see, there are three policy issues: 

the continuation of road as noted in his June 25th memo,  the requirement of putting wetlands and transition areas into a conservation easement and Item #9 in his report relative to easement enclosures and drainage concerns for a swale along properties

Mr. Omland noted that as to the road, that this configuration on the plan was designed after meetings he held with Tom Mazzaccaro (Public Works), Tony Barile (Township Engineer). 

It was indicated there would be no discussion of roadway designs this evening. 

Applicant was advised policy of the Board is to have constrained areas within a conservation easement.  The other issue is whether or not the Board wants to have easements around the stormwater facility (swales). 

It was decided that the major issue would be that of the roadway design.  Mr. Schepis asked that this application be carried with notice to July 23rd hearing and granted any extension of time board may need up thru end of August 31, 09. 

Mr. Karkowsky advised residents that they would have an opportunity to be heard and would be able to give their comments, and that if they were going to hire an expert on traffic, etc., advise accordingly.

Mr. Schepis indicated that the plans were revised to eliminate variances, and that prior to the next meeting they would resolve all of the other engineering issues.

Motion made by:  Art Maggio 

Seconded: Larry Hines

Roll call:  Ladis Karkowsky, Deb Nielson, Victor Canning, Larry Tobias, Gary Lewis, Art Maggio, Tony Special, Jim Sandham, John Visco, Larry Hines


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: 7/24/09


Rescheduled with Notice carried to July 23, 2009

Motion made by:  Art Maggio

Seconded by Gary Lewis

Roll call:  Unanimous



Meeting adjourned unanimously in a Motion made by Art Maggio, seconded by Gary Lewis.

Respectfully submitted,

Linda M. White


Absent with explanation

Last Updated ( Tuesday, 28 July 2009 )
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