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MONTVILLE TOWNSHIP PLANNING BOARD
7:30 PM Start
195 Changebridge Road, Montville Municipal Building
MINUTES OF APRIL 22, 2010
ROLL CALL
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:
Joseph Burgis,
Planner
PLEDGE OF
ALLEGIANCE
Stated
STATEMENT OF
COMPLIANCE
Stipulated
PUBLIC
DISCUSSION
Subcommittee
meeting on Temporary Signage – May 12th @ 8:30AM - noted
Subcommittee
meeting – scheduled April 29th @ 8:30AM – noted
Secretary
announced carried hearing on:
PSPP/FC09-09 Pinto
Management Group – 147 Changebridge Rd.
– B: 131, L: 18 – Prel/Final Site Plan - variances ACT BY: 8/12/10
APPLICATION
RESCHEDULED WITH NOTICE CARRIED TO MAY 27, 2010 MEETING
Motion
made by: Deb
Nielson
Seconded: Larry Hines
Roll call: unanimous
PLANNING
BUSINESS
- Rt. 202 Corridor – Master Plan –
Public Hearing
Mr. Burgis
presented a PowerPoint presentation summarizing the master plan for the Rt. 202
corridor:
He indicated
this is part of the Township’s on going comprehensive approach to the master
plan process. Last time we did a
comprehensive plan was in l993 and since then, they prepared housing elements
and re-examination reports, last being about six months ago. A Rt. 46 Corridor Study was also done. The Towaco Master Plan is also part of this
process, and tonight’s presentation is review of the 202 corridor from Towaco
to Boonton town line. Future meetings
will be Changebridge Road,
Rt. 46 and Old Bloomfield Road
corridors, then the remainder of municipality.
He explained
how the plan will be presented and that this process is a culmination of the
work and reviews conducted with subcommittee of master plan, Gary Lewis, Ladis
Karkowsky, Deb Nielson,
John Visco, Russ
Lipari and Linda White all part of this committee and met
more than a dozen times. Went thru a lot
of land use issues and tried to determine best elements of the corridor and
where the problems laid, and ‘what can we do about it’.
The Land Use
Process explained: MLUL is state statute
which requires a township to adopt a master plan or re-exam every six years. This is an appropriate time due to recession,
Planning Board has the time to do planning vs. the busy years of doing
processing of developments with little agenda time to review and analyze areas
within community.
This study
encompasses 276 acres consists of 153 properties. The study was comprehensive starting with
environmental info, and during this part, he looked at wetlands, steep slopes,
flood plains, and the buffers around streams.
This information was needed to determine where there is potential or
redevelopment potential, and what the implications would be to the Rt. 202
corridor.
He conducted an
exhaustive land use analysis and looked at all of the land use along the
corridor. The existing land use map was reviewed for location. He indicated he looked at tax records, then
went in and adjusted after conducting physical inspections of the areas in the
community. He then reviewed the tax map
to see what acreage was involved in each category.
He looked at
how much development is on that property, noting there is a ½ million floor
space in this corridor. He presented a
chart reviewing the FAR columns, explaining that this percentage represents
floor space to land area, and this is modest FAR figure.
The next
review was the community master plan as to what has been the planning in the
community, reasons behind it, and then looked at goals and objectives of master
plan, what was appropriate in l993 and how it was adjusted over time. He looked at housing plans to see what the
housing plans were and how we were addressing that.
He then looked
at zoning regulations to see how this is being implemented. This created the forum for coming up with
specific plan recommendations.
There are five
sections: goals and objections, land use
plan, recommended zone changes, specific design standards and certain
recommendations on circulation plan. The
six sections are the background data.
One of
criticisms of current master plan is that the goals were very general. He reviewed the primary e goals and objectives
that were specific to Montville. He looked at four categories of concern: land use, economic development, circulation
and design standards.,
After concerns
were broken into four areas, he then identified goals and objectives for these
categories and wanted to make sure that the plan enhances the four categories
by encouraging more compatible land use and identified how: by encouraging assemblage of properties. He also looked at this as a plus to minimize
impacts of entrances along Rt. 202. The plan
looks at corridors relation to Rt. 287 and Towaco, and necessary improvements
to vehicular and pedestrian circulation to enhance character of community as a
goal.
There were ten
land use categories. The areas in
yellow, orange represent SF residential.
The areas in dark brown represent multifamily developments. Pink and red tones are office/commercial and
grey tone is light industrial.
In many
instances, not recommending much in change, but there are some changes from
past.
Twaits
Roadway: Township owns approximately 140
acres of open spaces long this corridor.
One of problems is that there is no easy way to get to it to provide
access to community. This plan is recommending that an underlying zone be
designed and that some of the land be looked at as potential open space with an
access easement, then this area may possible be used for parking lot. We will be talking about pedestrian paths to
make it a true active recreational use for township.
Second area is
the area on the westerly side, area next to Boonton. This area has been zoned for 20,000 sq. ft.
lots. A number of these dwellings have been converted to office use/combined
office use. We recommend acknowledging
this and allow zoning to do it as a conversion of an existing Single Family for
office as a condition use. We do not
want to see any new office buildings, but we want to design a comprehensive
theme.
Next area,
red, some of buildings have apartments above retail: we are suggesting that this be permitted.
There are two
areas east of Twaits. Two of three are
developed commercial and we are recommending extending the three lots on east
side the same.
The area on
north side of Rt. 202 near intersection of Changebridge Road discussed: This is an OB
zone for office development. Recommend same
type of uses be allowed in this area, but also suggest uses that permit health
and fitness centers, instructional studios, similar uses.
This area also
has proposal for a possible connection road.
If a new roadway is built, you can give increase in FAR’s as long as
that plan provides for development of a roadway serving these properties so
there would be no left turning movements onto 202 and then access can come into
lighted intersection area. This would be
a significant improvement and will prohibit left turns, and if it is done you
can expand uses to allow retail and other activities.
As to South
side of 202 where lots are fronting, similar to north side are also being recommended
for health clubs and instruction studio.
Lots behind those lots that front on 202, Mr. Burgis suggests same type
of uses. In addition to that, it would
be near 287 and come out onto Changebridge
Road which would serve to take all traffic off 287
and brings it further down Changebridge.
If this roadway is constructed, then we would allow more uses. He noted in looking at this area which is a
light industrial zone in this area, the large tract in this area was not
studied, but would have an additional study in future.
Design
Standards discussed: features like building
height limitation, architecture facades that create a more defined character to
present a more harmony in appearance via style like massing, materials, signage,
landscaping, all of which into the
ordinance to enhance the amenities we feel appropriate.
Discussions
also involved traffic calming devices to promote pedestrian safety; talks about
linkages between parking areas with explanation as to why these types of items enhance
the area: no extra turning
movement.
Also discussed
significant landscaping and screening that would be required. Ordinances will be developed to perfect these
changes.
Would like to
see train station lighting carried along corridor, and there are specific notes
on incorporating HPRC into this program and also to make sure sustainable
design.
Also, there is
a sidewalk and walkway element that goes back to l993. This has been repeated in this plan, but
these elements need to be looked at in fuller depth as we go thru the remaining
master plan.
Also identified
Morris County’s 1998 plan and we will explore
these areas in greater depth.
In some there
are series of circulation improvements:
recommendation evaluating River Valhalla and Taylortown Road areas; on north side of
202 and south side of 202 and if these or any of elements were to come to
fruition, the light would have to be remained to work with all land use
development.
Ed Blitksteis,
2 Rachel Court
– want more definition as to retail use near Changebridge. Identify what kind of retail we are talking
about in the area around Changebridge on north side of 202. Mr. Burgis indicated he is talking to limited
retail uses, is not talking about large scale development and no big box
development: he envisions banks,
convenience store with design characteristics, drug stores.
Mr. Blitkstein
asked: Are you referring to convenience
store/gasoline station? No gas stations
are being recommended. Mr. Burgis
elaborated.
Mr. Blitkstein
asked: Is there updated traffic studies
done to see the impact on intersection?
Mr. Burgis: have not, but his
firm has done some analysis looking at transportation data on various types of
uses and what would be generated, and use this as a tie to see what type of
traffic and didn’t want to take uses that would have large traffic volume.
Area being
discussed is between 287 and Changebridge
Road, and Changebridge Road to the northeast of intersection.
Gary
Lewis: explain redevelopment and so all understand
what we are speaking to when we use that term.
Mr. Burgis indicated there is a local redevelopment law that was adopted
in mid nineties where a township can use eminent domain to obtain properties
for redevelopment. This township is not
referring to this law, and we speak of redevelopment as a general term
only.
Mike O’Brien,
HPRC
Impressed with
presentation and appreciate the ideas.
Main interest of HPRC is cultural landscape and look at method of travel
be it bikes, walkways, historic things that would make it a livable community
years down the line.
There were a
lot of good things in this plan. At the
request of the HPRC committee, there were a couple of small clarifications and wording
type issues with the plan which he explained to board. He felt the best thing to do is that the HPRC
make a list of these to submit to review in the future. He gave an example of an inconsistency: In the beginning text, the study area as
defined on page one is different than as depicted on page 15 where it diverges
the study area from Lake Valhalla to Changebridge Road. It is a wording thing only.
HPRC would be
pleased to present these written comments to the Planning Board. A component that is not defined is the HPRC
and it is important to note the HPRC elements.
You need to show the HPRC elements in the corridors. This is a big factor in the development. Discussing again on page 15, you have to add
things like federal and state regulations so if we are planning to put a street
there, we need to make sure the HPRC features are clearly reflecting,
mentioning the canal in this area.
Joe
Burgis: there is reference to historical references in
text, noting this isn’t the final product.
He explained: What is going to
happen is the the Planning Board will adopt this and in future, there are other
sections that will incorporated, and the end result will be a document that
incorporates all of these elements. If
Planning Board adopts this tonight, then HPRC comments will be incorporated
into this final document. Mr. O’Brien will
send the HPRC comments to Mrs. White and Mr. Burgis assured Mr. O’Brien that
their changes will be incorporated in the final phase of this master plan
review process.
Gary
Lewis: we do have an overlay map of the HRPC
elements in this document
As to the
proposed road, Mr. Burgis explained the road is not pinned down, and that is
why it is shown more in text and not depicted since you don’t want to design
the road in a certain location.
Bob Gannon: as
to the light industrial areas on Rt. 202, why would we allow this or encourage
this. Mr. Burgis indicated that the one
zone was set aside for a separate study.
The other area is an existing industrial zone, and this already permits
office but all of these lots except for one is developed, so didn’t think this
area would change much.
Bill O’Dowd: regarding the property north of Changebridge Road,
why would you recommend no gas station? Mr.
Burgis noted a gas station has a tremendous amount of traffic movement, and
adds no character to the corridor, and we are trying to create a community which
is more pedestrian friendly that has good quality uses that would allow
community to shop local.
Mr.
O’Dowd: understands but where do you put
gas stations if you don’t put them on Rt. 202.
Mr. Burgis: For better or worst,
when you look at Montville
development pattern, Rt. 202 is the main business district and township has to
make a decision. Do you want a motor
driven district or do you want pedestrian friendly district? If you go down Rt. 202 you will see other
towns more restrictive in uses, and you see a more walkable community and over
time, he feels this can happen in this immediate area. There is a lot of residential development for
a pedestrian friendly area.
Mr.
O’Dowd: you are in an economic climate
where you are competing against other shopping areas, you just may not have the
luxury of creating Hoboken
on this corner. Mr. Burgis: concern with this comment is that times
change, noting we had boom years and downslide, and eventually you will get out
of recession, and you cannot plan for now, you have to have a long term plan
and if you are constantly modifying a land use plan on immediate ‘now’, it
doesn’t represent a plan, it represents a reaction to the winds blowing. This is a long term plan.
Mr.
O’Dowd: it seems that when you are
creating a master plan, you think about what you want there not what you don’t
want there, you don’t enumerate what you don’t want there and specifically
recommending no gas stations is punitive.
Mr. Burgis: this plan speaks to
land use in a positive way and what we want to encourage, and doesn’t say we
don’t want this more than the other.
When we write ordinances, we will not identify gas station as a
principal use. Being silent on use is a non
permitted use. Mr. O’Dowd: is there any place where property is zoned
for gas station. Mr. Burgis: Rt. 46 is one area.
Jim Muhaw –
Environmental Commission
Review of
slide near Changebridge: isn’t this
proposed roadway more like a service road.
Mr. Burgis answered affirmatively noting it is hoped that some of these
properties join to get an integrated design an what this will allow the town to
do is restrict curb cuts on Rt. 202 and come down at road.
Mr. Burgis
expanded on bikeways and sidewalk plan displayed. He indicated in l993, a sidewalk plan was
adopted and in l998 Morris
County adopted bikeway
plan. All that was done was to identify
this. This town will evaluate this for
the overall town and may be making modifications, so right now; this is just
repeated on mapping from adopted elements at other levels outside
community. Mr. Muhaw commended the
Planning Board on providing an excellent plan, and this whole stretch of
roadway needs a draw to sustain: this master
plan would be a real pull.
Mr. Burgis
commended the subcommittee noting that he provides a lot of master plans and
all too often, he feels some towns just take it and file it away as a document,
but in this township, this committee wanted to make this a working living
document and look hard at what the future should be for this community.
Mr. Muhaw: Can
this be put on our website. Mr. Burgis
will identify roadway for illustrations only on the displays to make sure it is
clear, and will send the data to Ms. White for web.
Mr.
Sandham: appreciated input from Mr.
Lewis and subcommittee on this plan.
Mr.
Tobias: the road that feeds off of 287
and feeds into Changebridge Road,
where does it come out? Mr. Burgis
indicated it would feed into Kayhart
Place.
Discussion on left turn movements off this road discussed and truck
traffic. Mr. Burgis feels this should be
discouraged, with reasons why. The only
reason to take this By Pass would be to go south, and he envisions that it
would be south movement. Truck traffic
would be permitted. See no reason why
wouldn’t you if you wanted take traffic.
Ms.
Nielson: the by pass road has been
discussed since 2007 and there has been some discussion with Changebridge at
Montville to look at redesigning Kayhart and some signals may be looked at, but
this would be looked at during the time of development.
Mr.
Lewis: one of the things subcommittee
has a vision of for example purposes is a site we worked on as you head west on
202. The Montville Inn is on corner, and
next door is Needleman building with different types of architectural, and by
volunteering, the developer for Montville Inn he made the Needleman façade of building
complimentary to the Montville Inn so that there was a common theme. We are trying to take the western end of 202,
we want to take these buildings for potential business use, and try and build
on a village theme. This is best relationship
example to give: they can be different
but complimentary. He expressed his
appreciated to all of the master plan subcommittee and Mr. Burgis.
It would be
appropriate to adopt this as Rt. 202 corridor plan, recognizing HPRC comments
and will incorporate these into the final product, and this would go into one
comprehensive document at the end. A
resolution should be adopted on this.
Mr. Carroll will prepare.
Motion made by:
: Russ Lipari
Seconded: Gary Lewis
Roll
call: Victor
Canning, Deb Nielson,
John Visco, Gary
Lewis, Art Maggio, Russ Lipari,
Jim Sandham, Larry
Hines, Tony Speciale,
and Ladis Karkowsky
WAIVERS
PMISC10-15
All Business Solutions – 21-25 Riverside Dr.
– B: 182, L: 7 – 4,040s.f. Office/7,285 s.f. warehouse telecommunication and
managed services – hours of operation 24 hours a day 7 days a week 3 shifts per
day – 20 employees - signage in compliance with approved theme – no commercial
vehicles parked overnight (Frasetto
Building)
Motion
made by: Russ
Lipari
Seconded: John Visco
Roll
call: Unanimous
Subject
to compliance with use letter, sign theme, no outdoor storage
PMISC10-17
Extra Edge Hockey
Academy – 20 Chapin Rd. Unit 1002 – B: 183, L: 7.2
– athletic training facility – 1,500 s.f. office/5,500 s.f. warehouse – 3
employees – hours of operation 6:30am-9pm – 7 days a week – signage to be in
compliance with approved theme (First Industrial)
Motion
made by: John
Visco
Seconded: Russ Lipari
Subject
to compliance with use letter, sign theme, no outdoor storage
Question: Parking lot lighting: since night operation, please confirm there
is adequate lighting on site at night.
Mrs. White will confirm.
Roll
call: Unanimous
PMISC10-19
Revolution Indoor Cycling – 28 Rt. 46W –(Bonefish strip mall – prior use Pilates) B:
176, L: 4.3 – 1,087 s.f. indoor cycling and fitness classes – 5 employees – M-F6am-12pm
then 4pm-8pm; sat & sun 6AM-12PM – signage to be in compliance with approves
theme
Motion
made by: Larry
Hines
Seconded:
Jim Sandham
Roll
call: unanimous
Subject
to compliance with use letter, sign theme and agency approvals, no outdoor
storage
PMISC10-20
Marotta Controls
– 78 Boonton Ave
– B: 1, L: 29 – removal of 9 HVAC units on roof of building to be replaced with
2 – 3’x20’ HVAC units.
Motion
made by: Russ
Lipari
Seconded: Gary Lewis
Roll
call: unanimous
Subject
to compliance with use letter and upon completion of the installation of the
units, should an on site inspection determine screening is required,
appropriate screening will be constructed subject to review and approval of
DRC.
PMISC10-21
Where’s Your Seat
– 48 Stiles Ln
– B: 149.04, L: 4 – 750 s.f. office for middleman ticket service (internet sales)
– 4 employees – 8am-7pm 7 days a week – signage in compliance with approved
theme (Aspen)
Motion
made by: Art Maggio
Seconded: Larry Hines
Roll
call: Unanimous
Subject
to compliance with use letter, sign theme, no outdoor storage and agency reports
PMISC10-16
Sentinel Management Services – 115 Main Rd. B: 51, L: 28 – office 1,000
s.f./warehouse 5,800 s.f. for collections and shipping of clothing donations to
AmVets – 5 employees – hours of operation Mon-Sat 7am-4pm – overnight parking
of 4 – 20’ straight box trucks – no signage (Woodmont Properties)
Motion
made by: Russ
Lipari
Seconded: John Visco
Roll
call: Unanimous
Subject
to compliance with use letter, sign theme, ordinance on parking of service
vehicles/trucks and agency approvals, no outdoor storage
PMISC10-18
RFM Services
– 150 Main Rd.
– B: 56, L: 13 – 1,190 s.f office/3,300 s.f. warehouse for dispatch and
warehouse of cable TV – hours of operation 6am-6pm – 7 days – 25 employees- no
signage – overnight parking of 1 box truck and 4 pick up trucks
Motion
made by: Gary
Lewis
Seconded: Russ Lipari
Roll
call: Unanimous
Subject
to compliance with use letter, sign theme, ordinance on parking of service
vehicles/trucks and agency approvals, no outdoor storage
RESOLUTIONS
PMS09-11 TIFFANY’S – 71-75 Bloomfield Ave. – B: 177, L: 2
– Amended Site Plan/Final & Minor Site Plan – Eligible: Art Maggio, Jim
Sandham, Russ Lipari,
Larry Hines, John Visco, Ladis Karkowsky, Deb Nielson
Motion
made by: Art Maggio
Seconded:
Jim Sandham
Roll
call: Art Maggio, Jim Sandham, Russ
Lipari, Larry Hines,
John Visco, Deb
Nielson, Ladis Karkowsky
PMSP/F07-12-10-02
- K&S – West Serafin Road –
Amended Subdivision/Variances
& Soil Movement hearing
- Temporary real estate sign on
2.07
- Temporary sales trailer on 2.07
- Modify limit of disturbance on
2.05
- Soil removal of 16,176 cu yards
Eligible: Ladis
Karkowsky, John Visco,
Gary Lewis, Art Maggio, Russ Lipari,
Jim Sandham, Larry
Hines, Anthony Speciale, Deb Nielson,
Lawrence Tobias,
Motion
made by: Larry
Hines
Seconded: Russ Lipari
Roll
call: Ladis
Karkowsky, John Visco,
Gary Lewis, Art Maggio, Russ Lipari, Jim Sandham,
Larry Hines, Tony
Speciale, Deb Nielson,
Lawrence Tobias
PMSP/F07-12-10-02
- K&S – West Serafin Road –
Amended Subdivision/Variances
& Soil Movement hearing Permitting entry piers on 2.06
and 2.07 – gates to be removed by first CO
Eligible: Gary Lewis,
Art Maggio, Russ Lipari, Jim Sandham, Tony Speciale
Motion made
by: Russ
Lipari
Seconded
by: Art Maggio
Roll
call: Gary Lewis,
Art Maggio, Russ Lipari, Jim Sandham,
CORRESPONDENCE
None
MINUTES
Master Plan Subcommittee Minutes of
4-6-10 – Gary Lewis, John Visco, Russ Lipari,
Deb Nielson, Ladis
Karkowsky
Motion
made by: Gary
Lewis
Seconded: John Visco
Roll
call: Unanimous
Regular Meeting of 4-8-10 – Ladis Karkowsky, Deb Nielson, John Visco, Gary Lewis, Art Maggio, Russ Lipari, Jim
Sandham, Larry Hines, Anthony Speciale,
Lawrence Tobias
Motion
made by: Russ
Lipari
Seconded: Art Maggio
Roll
call: Unanimous
INVOICES
None
LOI/DEP
NOTIFICATIONS
None
OLD BUSINESS
None
NEW BUSINESS
PSPP/FC09-09 Pinto Management Group – 147 Changebridge Rd. – B: 131, L: 18 –
Prel/Final Site Plan - variances ACT BY: 8/12/10
APPLICATION RESCHEDULED WITH NOTICE CARRIED TO
MAY 27, 2010 MEETING
Motion
made by: Deb Nielson
Seconded: John Visco
Roll
call: Unanimous
Meeting
adjourned unanimously in a Motion made by:
Russ Lipari, seconded by Larry Hines.
Respectfully
submitted,
Linda
M. White
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