Planning Board Minutes 11-24-09 Print E-mail


NOVEMBER 24, 2009


8:30AM Start

Workshop Meeting Immediately Following

195 Changebridge Road, Montville Municipal Building


Mr. Maggio - absent                              Mr. Karkowsky  - present

Mr. Sandham - absent                           Ms. Nielson - present                           

Mr. Lipari - present                               Mr. Lewis - present

Mr. Hines – absent                                Mr. Canning – absent

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

                                                                        Mr. Tobias (alt#2) - absent








Budget for 2010 – Reviewed - Budget reflects further reduction of O/E for 2010.  Mr. Lewis suggested we consider encumbering the funds for projects that the Planning Board mentioning a study of the entire Rt. 202 corridor outside of Master Plan, updating the NRI.  Mrs. White was asked to get a proposal from Mr. Burgis on these items so that we can encumber remaining Planning Board funds before end of year.   Also discussed was a price for upgrade of our ordinances to address those ordinances within Preservation area for the Planning area as well.  Mrs. White will obtain some quotes on all.

Meeting Dates for 2010 – Mrs. White noted the changed meeting dates that occur as a result of Thanksgiving and League Convention.  She noted that she continued to post the 2 meeting nights per month, noting that we should save these for our planning reviews.

Mrs. Nielson wants to get this master plan completed and wants timetables from Mr. Burgis so that we can get into the ordinances, voicing concerns about use applications that may be better served at a Planning Board vs. a Board of  Adjustment. 

Concerns voiced on different professionals at different boards and that this is thetime that we need to have consistency in design reviews and the site plan parameters that the Board established, especially since we will be updating many of our ordinances.  This would help eliminate inconsistencies and also help in reduction     of expenses to the applicant and the township.  Since this is not a Planning Board   function, Ms. Nielson will discuss this at a Township Committee level recognizing that each board is separate and distinct.

Concerns also voiced on the amount of billings against our escrow by our  professionals, noting that the invoices are a great deal more than previously, and that this should be checked into also.


PMISC09-34 PCR Technologies – 26 Chapin Rd. Unit 1111 – B : 183, L : 7.1 – office (5,242 s.f.)/warehouse (1,728 s.f.) for machining & assembly of heat sinks for military – 10 employees – 6am-5pm Mon-Fri – signage to be in compliance with approved theme (First Industrial)

Approved unanimously in motion by John Visco, seconded by Tony Speciale

PMISC09-37 Broadway Security – 20 Chapin Rd. Unit 103A – B: 169, L: 2 – office 4,500 s.f. for home security company – 25 employees – 8am-6pm Mon-Sat – no overnight parking of company vehicles – signage to be in compliance with approved theme (First Industrial)

Approved unanimously in motion by John Visco, seconded by Tony Speciale

PMISC09-38 – Advanced NJ Care – 700 Main Road (Kitchen Creations Building) B : 40, L : 30.01 – 5 employees, hours are 9AM to 8M Monday thru Saturday with 2 employees per shift.  1,900 sq. ft. Tattoo removal, permanent and paramedical cosmetics, eyelash extensions, facials, yoga class.  Signage to be in compliance with theme approved and use letter.

Approved unanimously in motion by John Visco, seconded by Tony Speciale


PSPP/FC95-06-09-03 MILAN – 13 Hook Mountain Rd. – B: 175, L: 4 – amended site plan with variances –Approval Resolution – Eligible: Ladis Karkowsky, Deb    Nielson, Victor Canning, Larry Tobias, Gary Lewis, Jim Sandham, John Visco, Tony Speciale

Approved in a Motion made by:  by Gary Lewis, seconded by John Visco

Roll call:  Ladis Karkowsky, Deb Nielson, Gary Lewis, John Visco, Tony Speciale




Minutes of 10-22-09

Master Plan Subcommittee Minutes  - 10-22-09

Adopted unanimously in a Motion made by:  Russ Lipari, seconded by Tony        Speciale


Omland Engineering- O/E for: $270; $270; Trust for: $641.25, $1,046.25 (Gage), $67.50, $135, $540, $303.75, $641.25, $607.50, $322.50, $877.50, $945, $776.25

Michael Carroll, Esq. – Trust for: $1,581.50 (Montville Residency), $337.50, $438.75, $472.50, $337.50, $33.75, $371.25

Burgis Assoc – O/E for: $375, $406.25, Trust for: $312.50, $281.25, $593.75, $156.25, $193.75, $240, $281.25    

Johnson, Murphy – Trust for: $32

Approved unanimously in a Motion made by:  by Russ Lipari, seconded by Tony    Speciale.

Meeting adjourned unanimously in a Motion made by:  Gary Lewis, seconded by John    Visco.

Respectfully submitted,

Linda M. White



November 24, 2009

195 Changebridge Road, Montville Municipal Building


Mr. Karkowsky 

Ms. Nielson                              

Mr. Lipari                                

Mr. Visco                                 


General Discussion Re:  development of Retail/Restaurant – I1A zone –    Changebridge Road

Present:  Bill Iellimo

Reviewed the redevelopment of the existing vacant building on Changebridge Road near Dell Building and Unicorn Manufacturing, noting this area is one area that has been of concern to the Municipality since it is often in a maintenance code situation.  Mr. Iellimo was interested in the possibility of using the existing footprint of this building for a new one story retail/restaurant use.

The zoning currently allows retail, but not does speak to a restaurant use as being permitted.  Mrs. White indicated that Mr. Burgis when asked about this use didn’t feel adding this to this zoning would be a problem. 

Proposal consists of a 9,250 sq. ft. footprint, with three to four thousand of that dedicated to a restaurant, and the remaining area for a retail/warehouse use.  There would be no basement, and concerns voiced were that of parking and circulation.  The possibility of a back roadway to allow access between some of these sties noted, as well as shared parking concept. 

After general discussion, it was felt that the planner should look at this type of use in this zone, and that the applicant should submit an escrow of $2,500 to defer any municipal costs for this review process.


General Discussion Re:  development of retail/restaurant – Whitehall Road

Present:  Jim Stathis, Steve Schepis and Tony Garret

Concept proposal reviewed for the development of a 16,000 sq. ft. footprint (23,000 sq. ft. volume) with a 7,400 sq. for a family steakhouse open lodge type of restaurant, and remaining area for retail uses (up to six units).  There would be a partial second floor on restaurant.  The architectural concept reviewed and members found that this approach would meet with the theme developed within the Towaco Center area.  

Parking discussed, and proposed applicant feels that this would not be a problem to this site in view of the overlap of times for restaurant/retail.  The restaurant would not be open all day, only evenings and possibly Weekends.  He would also propose a valet service, and would hope to utilize some of the train parking station.  This issue is outside and applicant directed to meet with NJ Transit.

There are also 6 units (including affordable numbers) of two bedroom 1200 sq. ft. residential rental. 

Building design will integrate green space, rain gardens, and pavers vs. blacktop/cement/asphalt.   Both sides will be fronts to garner viewscape from Main Road/Train station and Whitehall.  Project will be LEED certified.  Loading docks area and outside dumpster areas are of concern.  Look for consistency 

General discussion ensued:  parking needs, roadway improvements ( a traffic study will be required); amount of impervious coverage (refer to our Towaco code); bulk variances due to shape of property.

This type of project should be reviewed by the Planner in advance of any further discussions.  Applicant was instructed to post a $2,500 deposit with the township to cover planner’s review.

General Discussion Re: Indian Hill/Rt. 202 Retail/Restaurant/Residential

Present:  Michael Ni

Mr. Ni presented a concept for development of 30,000 sq. ft. restaurant/retail/residential component.  There is an adjacent house next to this site up for sale but not part of this tract. 

Mr. Ni indicated there are three acres of buildable land, that there is an LOI issued on this site, and that there would be the need for a parking variance, but all other codes were met.  They would be short 60 spaces (190 required, with 133 provided).

Mr. Ni directed to NJ Transit for off site shared parking since this is outside of community’s control.

Mr. Ni proposed a residential component of 16 units 2-3 bedroom fee simple condo units.  He did not calculate affordable housing needs into this number (20% required – 4 required). 

Retail would be approximately 19,150 sq. ft. with restaurant of 3,000 sq. ft.  The apartments would be above and would be approximately 1500 sq. ft. in size. 

The subcommittee indicated that this concept should be reviewed by the planner, and requested Mr. Ni to submit $2,500 in escrow to cover this professional review.

Meeting adjourned.

Respectfully submitted,

Linda White

Special meeting with  Sunshine Notice Provided to conduct general Board business only

Last Updated ( Friday, 11 December 2009 )
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