Planning board approves Good Shepherd Episcopal Church subdivision with buffer and survey conditions

The Montville Township Planning Board voted on June 11 to approve a minor subdivision for Good Shepherd Episcopal Church at 9 and 11 Two Bridges Road, contingent on meeting conditions established by planning staff.

Attorney Frank Scangarella presented the application and confirmed the church intends to sell the residential house on site. Engineer Cory VanderValk and planner Donna Holmqvist testified about lot layouts, a right-of-way dedication on Two Bridges and Pine Brook Roads that reduced front-yard area and created variances, and the elimination of three parking spaces. Holmqvist said the proposal maintains existing uses, preserves a wooded area and argued the application meets the C1 hardship and C2 public-benefit criteria for variance relief.

Professionals and board members raised concerns about screening between the church and the new residential lot, the absence of a complete tree survey and requirements for additional plantings. Mr. VanderValk said the applicant would provide a landscape buffer on the residential lot; Chairman Lewis asked that any approval include a condition requiring the buffer. Mr. Scangarella closed by summarizing testimony and confirming the applicant will work with township staff on easement and planting details.

After deliberation the board moved to approve the application pending cooperation with the township planner's office and submission of an updated survey; the motion carried on a unanimous roll-call vote. Conditions mentioned included adding required plantings, updating the survey to show existing trees and making buffer plantings a condition of approval.