4-22-10 Planning Board 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:

Joseph Burgis, Planner






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


Motion made by:   Deb Nielson

Seconded:  Larry Hines

Roll call:  unanimous


  • 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


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


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,




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








PSPP/FC09-09 Pinto Management Group – 147 Changebridge Rd. – B: 131, L: 18 – Prel/Final Site Plan - variances                           ACT BY: 8/12/10


                                           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

Last Updated ( Tuesday, 18 May 2010 )
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