Vernon Township

21 Church Street, Vernon, NJ 07462
Phone: 973.764.4055


Minutes November 9, 2022




November 9, 2022



Call to Order

Meeting was called to order by Chairman Theobald at 7:00 p.m.

Statement of Compliance:

Pursuant to the Open Public Meetings Act, adequate notice of this Regular Meeting has been provided to the public and the press on January 17, 2022, by delivering to the press such notice and posting same at the Municipal Building.

Salute to the Flag

Chairman Theobald led the Assemblage to the Flag.

Roll Call


 Mayor’s Designee John Auberger  NP
  Craig Williams  P
 Councilmember Brian Lynch  P
 Martin Theobald   P
 Richard Spoerl   P
 Willard McPeek  NP
 Andrea Cocula  P
 Michael Whitaker   P
 Jacquelin Haley  P
 Kelly Mitchell Alternate #1  P 
 Joseph Tadrick   Alternate #2  NP 
 Paul Mele Alternate #3 NP
 Mark Vizzini Alternate #4  NP


Also Present:

Steve Tombalakian, Board Attorney

Cory Stoner, Board Engineer

Allison Kopsco, Board Planner

Kimberley Decker, Board Secretary

Chairman Theobald stated Members Auberger, McPeek, Tadrick, Vizzini, and Mele notified the Board of their absence.


Public Hearings


LU# 9-22-9Vernon Township Police Athletic League, Inc. – Block 395, Lot 4, - Preliminary and Final Site Plan to remove the existing pavilion and construct an 80 x 120-foot recreational building containing an indoor field


Attorney James Opfer came forward on behalf of Applicant along with the Director of Vernon PAL and Allen Campbell, Licensed Engineer were sworn in to provide testimony for removal of existing pavilion and construct 80’ x 120’ building for indoor sports field use.  Mr. Campbell noted his professional background of 30 years’ experience before various Planning Boards and requested if completeness is approved to proceed.

Board Engineer Stoner stated his report dated 11/4/2022 noted that applicant has requested waivers for following items: all structures be included on plans; utilities added; Environmental Impact Statement; Landscaping and Lighting Plan and Stormwater Management Plan. Mr. Stoner recommended hearing be allowed to proceed and noted that items may be a condition of any approval granted by the Board.   Board Members approved waivers for the purpose of hearing this application.

Mr. Campbell explained the Vernon PAL, Block 395 Lot 4 is on a 13.67-acre piece of land with wetlands in westerly direction.  The PAL began this proposal in 2020 with new building to be constructed over existing parking lots but noted plans were redesigned and as shown on Exhibit A sheet 3 dated 11-09-22, a better configuration not taking away any of the parking spaces including the space for firefighter trailer housed on site.  He added the parking lot will also include two employee spots plus handicap spot while allowing lane for bus drop off and pick up loop for ease of traffic circulation.

Mr. Campbell stated, per the Board planners report of September 23, 2022, the site is in the R-4 zone where recreation is permitted, two principal structures are allowed and with no expansion of use, no variance will be needed. He explained the new building will be 80’ x 100’ located on existing concrete slab with no storage or mezzanine.  The existing outside basketball court at rear of PAL building will remain with no parking allowed and lighting will be added affixed to structures for safe access and circulation. Mr. Campbell acknowledged need for NJDEP permit due to site located in wetland transition area.  Lighting plan will be finalized once building constructed and applicant agreed to work with Township Engineer for requirements. 

Board Member Williams expressed concern about stormwater and questioned how roof drains into the rain guards with sloped roof line.  Mr. Campbell stated calculations for runoff compared to 100-year storm have been done and will be provided to mitigate the small increase in impervious coverage.

Attorney Opfer stated witnesses addressed all Board professional’s concerns for application and noted no variances are required. 

Mr. Stoner stated Applicant’s Professional addressed items requested and conditions of any approvals must include drainage calculations; parking plan with sealcoating and line striping noted and issuance of NJDEP wetlands permit.  He added height of building must not exceed 34.95’ as testified.  Mr. Haw added the sports activity building will be same color outside as existing PAL, heating unit will be located outside of building near trail side and building will not have any restrooms nor an office.

Board Planner Kopsco stated proposed use is permitted in zone and testimony addressed height, maximum building and lot coverage with no variances required.

Chairman Theobald opened the hearing to the Public.  Seeing no one wishing to come forward, Chairman Theobald closed the hearing to the Public.

Motion: Motion to Approve LU#9-22-9 per testimony and conditions set forth by Board Professionals was made by Ms. Cocula and was seconded by Mr. Williams.


Motion Passed.


Public Participation


Chairman Theobald opened the Meeting to the Public.  Seeing no one wishing to come forward Chairman Theobald closed the Meeting to the Public. 




  • LU# 3-22-2 – Waheguru Gas, LLC – Block 411, Lot 11, - Site Plan and Bulk Variance to convert the existing building into a convenience store with other improvements including parking and signage


Motion: Motion to Approve the Resolution for LU #3-22-2 was made by Ms. Cocula and was seconded by Mr. Whitaker.


Motion Passed.




  • October 12, 2022 – Regular Meeting Minutes (Auberger, Williams, McPeek, Cocula, Whitaker, Haley, Mitchell, Theobald)

Motion: Motion to Approve the Minutes of October 12, 2022 was made by Mr. Williams and was seconded by Mr. Whitaker.  Board Members were All in Favor. Motion Passed.

Appendix A – escrows, board fees, bond reductions and escrow closure


   escrows, board fees and bond reductions

A. Board Fees


  1. Board Attorney – Glenn Kienz, Weiner Law Group LLP
  • Land Use Board Business – Services Through 9/28/22 ($608.00)
  • LU# 8-21-7 – HM GG Development – Services Through 9/6/22 ($240.00)
  • LU# 8-22-8 – Veolia Water NJ – Services Through 9/29/22 ($774.50)
  • LU# 9-22-9 – Vernon PAL – Services Through 9/28/22 ($157.00)


   2.      Board Planner – Jessica Caldwell, J. Caldwell & Associates

  • Land Use Board Business – Services Through 9/28/22 (187.50)
  • LU# 8-21-7 – HM GG Development – Services Through 9/20/22 ($260.00)
  • LU# 8-22-8 – Veolia Water NJ – Services Through 9/8/22 ($455.00)
  • LU# 9-22-9 – Vernon PAL – Services Through 9/23/22 ($1,012.50)
  • LU# 3-22-2 – Waheguru Gas – Services Through 9/2/22 ($500.00)

   3.     Board Engineer – Cory Stoner, Harold E. Pellow & Associates

  • Land Use Board Business – ($0)
  • LU# 10-18-7 – Diamond Communications – Services Through 8/16/225 ($96.70)
  • LU# 6-22-6 – John Kelly – Services Through 8/30/22 ($130.63)
  • LU# 8-22-8 – Veolia Water NJ – Services Through 9/28/22 ($1,268.50)
  • LU# 3-22-2 – Waheguru Gas – Services Through 9/12/22 ($720.00)
  1. Board Recording Secretary – Irene Mills ($75.00)


Motion: Motion to Approve Payment of Fees was made by Ms. Cocula and was seconded by Mr. Whitaker. Board Members were All in Favor.  Motion Passed.

B. Request for Escrows to be closed


LU# 8-10-9 – Rosemary T. Walsh – Block 473, Lot 33, - Minor Subdivision ($175.75)

LU# 5-13-2 – Theta 456 Associates, LLC – Block 403, Lots 4,5 & 6, - Major Site Plan for Senior Housing ($756.50)


Motion: Motion to Approve Release of Escrows was made by Ms. Cocula and was seconded by Mr. Williams. Board Members were All in Favor.  Motion Passed.


There being no further items of business to be conducted, a motion to adjourn meeting was made by Mr. Spoerl and was seconded by Mr. Lynch.  All members were in favor.

Meeting was adjourned at 8:08 p.m.

Respectfully Submitted                       

Irene Mills, Recording Secretary



Vernon Township

21 Church Street
Vernon, NJ 07462

Phone: 973.764.4055 

Township Hours

Monday - Friday, 8:30 a.m. to 4:00 p.m.


Emergencies Dial 9-1-1
Non-Emergencies Dial 973-764-6155


Current Agendas

Township Council

Land Use Board