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

The Montville Township Planning Board on June 11 approved a minor subdivision application for Good Shepherd Episcopal Church at 9 and 11 Two Bridges Road, contingent on conditions intended to address variances created by right-of-way dedications.

Frank Scangarella, Esq., the applicant’s attorney, described the proposal to create a separate residential lot and reviewed variances. Engineer Cory VanderValk (sworn) testified that a right-of-way dedication for Two Bridges Road and Pine Brook Road reduces the church parcel, creating front and side-yard variances and eliminating three parking spaces. VanderValk said the applicant will maintain the existing playground location and offered to provide a landscape buffer on the new residential lot.

Planner Donna Holmqvist (sworn) reviewed site visits, zoning criteria and the C1 and C2 variance standards; she contended the proposal meets practical difficulty criteria and that C2 public-benefit findings could apply given existing conditions and a wooded preservation area. Mr. Burgis and professionals requested an updated tree report and survey showing existing trees; board professionals recommended the planting of additional buffer plantings as a condition of approval.

Chairman G. Lewis asked for a condition requiring a buffer if the application was approved. After deliberation and the board’s discussion that sidewalks are inappropriate for the location, Mr. N. Agnoli moved to approve the application pending work with Planner J. Burgis’ office and submission of an updated survey; Dr. L. Kornreich seconded. The roll-call vote was unanimous in favor. The board made planting a transition buffer and updating the survey conditions of approval.