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MONTVILLE TOWNSHIP PLANNING BOARD
8:30AM Start
195 Changebridge Road, Montville Municipal Building
MASTER PLAN AGENDA OF APRIL 6, 2010
ROLL CALL
Mr.
Karkowsky - present
Ms.
Nielson -
present
Mr.
Lipari - present
Mr.
Lewis - present
Mr. Visco - present
Also present:
Joseph Burgis, Planner
BUSINESS:
Discussion of Rt.
202 – Master Plan studies
Members reviewed
the draft March 31, 2010 report on the Rt 202 corridor. The final draft will include all of the
background data that was the subject of a previous report to the master plan
subcommittee. It will serve as a
planning framework to guide Rt. 202 future development from Waughaw Road up to the Boonton
border. The Towaco
Center master plan is completed, and
the next phase of Master plan studies would incorporate the remaining section
of Rt. 202 up to border of Lincoln
Park.
Discussion
comments:
Under the Vision
Statement, expand with more specifics to make sure all of the features in this
category are addressed (i.e. plan info on enhancement of physical features of
building designs).
Under b Economic
Development, be specific and add reference to working with our community’s
EDC. Add wording under improvement of
business opportunities relative to locating and expanding in the area of study
referencing the ‘highlighted’ areas studied.
Under Proposed
Land Use Districts, a: amend the wording
on density provisions to make it clearer.
Under c Medium
High Density, change the R20A designation to R27. This area encompasses two areas in the eastern
portion east of Twaits in vicinity of Rathbun
Road, Majorca and
Park.
Under d, Medium
High Density, add wording that permits an owner occupied residence with
business use.
As to f, Local
Business, add language that responds to ‘existing residential uses’ and
development of the local business land use categories reflected. Those local business uses are things like
retail stores, shops, banks; professionals offices stress drive thru facilities
will be prohibited. This area is near
the Boonton municipal border as well as seven lots and a portion of an eight
lot on the north side of Rt. 202 immediately east and west of Twaits Road. It is recommended to permit resident above
ground floor commercial as a conditional use.
Parking areas should be in rear, shared parking arrangements should be
encouraged. Again, building and sign and
streetscape elements must be designed with a unifying theme.
Under g Office
Buildings, discussions involved traffic concerns on making a left in this
area. This office building land use
category corresponds to the existing OB2A and OB2B zone and encompasses 19
parcels between Rt. 287 and NJ Transit line as well as one parcel on east side
of Schneider. The history of creation of
OB2A and B zones discussed as it related to uses that would mitigate traffic
concerns in this area. The uses that
were added would be expanded to include sports related activities, public and
semi public uses, would have wording to ensure the HPRC elements in these areas
are addressed, and would also have wording that indicates should there be a By
Pass road developed in the area of PSE&G lot, as well as the Changebridge
by Pass road, that there be extra uses that would be permitted to be developed
‘only’ under these roadway provisions (second floor office first retail use),
relaxing of some of the impervious coverage: items that would make it
attractive to combine lots and/or to develop the roadway. Discussion also ensued on the capping of any
food shops/specialty shops, similar to what we did in Towaco.
The rezoning table
needs to be amended to reflect the expansion of the area near PSE&G. The map also will be updated to differentiate
those areas discussed off of Twaits
Road. The
map includes areas that will reflect ‘proposed open space acquisition’. The map will also be changed to show the area
east of Twaits to be R27 vs. R20.
Mr. Burgis was
also asked to put in some type of a ‘dotted’ area to show the differences in
the I2B new zoning areas added so that when zoning ordinances are created, the
existing and/new areas are clear for purposes of presentation and reviews.
Mr. Burgis
indicated in the existing I2, he would allow for some retail, and if the
building is setback deep into the lots, see no problems with provisions that
would allow three story structures.
Discussion ensued
on the area near Pennick/Taylortown and what would be best use for this area,
as well as the area near V&L. It was
decided that the only way retail would work in this area if there was a ‘direct
access’ to the Rt. 202 corridor, otherwise, no retail should be permitted. It was aslso decided that Pennick site is one
that warrants its own study in view of the size of the land and the
environmental/DEP monitoring that exists.
This will be studied in the future.
Ordinances that
will be developed will deal with the parameters that the subcommittee discussed
as to traffic turn, zoning and bulk requirements, streetscape designs, parking,
etc. Mr. Burgis indicated that this
ordinance will carry a lot of the design parameters we supported in Towaco Center
master plan. The zoning ordinance will
also deal with the additional zoning/uses that may be permitted should the by
pass roads go thru.
Mrs. White
suggested that perhaps Mr. Mantyla could forward our existing zoning map which
has all of the HPRC features imposed to Mr. Burgis so he could use this
document in finalizing the mapping needed for this study.
Finally, the
process discussed as to review by agencies and public hearings. The Planning Board will receive this presentation
at their April 8th meeting, with a public hearing scheduled for
April 22nd. Once all of the
comments offered and mapping is updated, this document will be marked ‘draft’
and will be sent to all of the agencies/department heads that were involved
when we started this process with the Goals and Objectives. It will also be
posted on our web. Secretary will comply
with the MLUL as to required notice in adoption of a master plan element.
Other:
Mrs. White asked
if she could coordinate a ‘technical’ meeting with the Milan professionals and the Board’s
professionals in view of the concerns voiced on development of a new
restaurant. No objections voiced.
Meeting adjourned.
Respectfully
submitted,
Linda M. White
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