Zoning Board Continues Lake Valhalla Hearing

Wednesday night's zoning board meeting delved into the details of the , and went almost two hours past the board's goal of wrapping up witnesses and professionals testimony by 9:30 p.m.

Stephen Schepis, attorney for the club, brought resident Karl Schafer up as his first witness, to describe the club’s parking and activities. Schafer lives on Hathaway Lane, near the tennis courts across from the club's main entrance.

“We built the home because of the Lake [Vahalla Club],” Schafer said. “We love the neighborhood and the area. Club members and all the functions are like 'Cheers,' where 'everybody knows your name.' Weddings are always held. They pay for the club. It helps keep dues down.” 

"During weddings, people park along the tennis courts," Schafer said. "I would prefer parking to be in the facility instead of on the street, my driveway, and my lawn." When questioned further by the board and the public, he said, "When people park in front of my driveway, I’ve had to call the police twice.” 

The next witness was Perry Bonadies, the club’s general manager since 1987.

“When I started, the club was run down and in disrepair,” he said. “We had approximately 200 members. We had a half-a-million dollar mortgage, and no money. Members would leave and we couldn’t replenish them. We didn’t have a proper size kitchen for a la carte menu.” 

“I built up the club," Bonadies continued. "We had parties and weddings. All the money went back into the building.”

The board went over a membership roster showing 401 families, totaling 1,582 members. Bonadies said 93 percent of the members come from Montville Township. The board said this indicates that 374 families, or more than 1,500 people. 27 families are from outside the township. 

Bonadies said a major addition was done in 1995.

"We put baths on the first floor. The 20-by-20 kitchen was enlarged to allow for more dinners in a  short time. In 2007, the numbers went up dramatically. Bonadies said membership doubled from 2001 to 2010.

He went on to say that the club's busiest time during the summer was on weekdays when kids were present. Saturday nights were not busy, so he held weddings, which are more profitable than serving dinner to members.

The board discussed the records compiled during the last ten years on weddings. In 2001 there were 39. In 2010 there were 63.  Attendees averaged 126 in 2001, and were projected at 127 in 2011. 

The board asked about the tent. Bonadies said they originally rented it for club functions and shade. he looked into purchasing instead of renting, as it would be more cost-effective.

"On May 13, 2006, I asked Brian Laird, [Montville Twp Construction Official], if we needed permits for the tent. It was a $16,000 purchase and we needed to know. He said we did not. He gave limitations of 6 months or less. We took off the tarp and walls in September or October to get it cleaned, then put it back." 

Bonadies answered extremely detailed questions by board members on the staff, operations, facilities, updates, and future plans. Bonadies gave the rationale for past, present, and future changes in the bridal suite, cottage, parking, security, lakefront, guard house, surfaces, paths, and the grove. 

Town planning consultant Joseph Burgess asked Bonidies, "If the board wanted to put a cap on the number of weddings, would you be amenable?"

"No, I wouldn’t want that," Bonadies said. "The money you get for weddings is just going back into the club — the dam, maintenance, equipment, grounds. There’s years when we lose $100,000, but years when we gain. We have to break even." 

Bonadies was asked to describe the types of memberships. A full membership costs $6,000 initiation fee and $1,500 annual membership fee. A full member gets a discount for a wedding. A non-member pays more.

Auxiliary membership costs $1,500, and enables outsiders to have a wedding at member prices. This membership is without full privileges, and only limited use of the club. There are currently 58 auxiliary members.

Board member Keith Olsen asked Bonadies to talk about each marked area on the diagram indicating construction without board approval. This included changes to the volleyball courts, snack area, fences, and parking areas. He did so. 

Afterwards, Olsen said, "I am concerned with your decision process in improving the area without getting the permit." 

"Most of my things I did were for safety. I wasn't randomly picking things," Bonadies said. 

Board attorney Bruce Ackerman asked,"Why didn't you get permits for fences?" 

"I guess I didn't realize it. I'm sorry." Bonadies said. 

Ackerman pointed out that tent structure also needs to come down. 

Board member Richard Moore said, "One of your concerns should be the safety, but I’m troubled by your mindset, and the fact that you’ve been manager for as long as you’ve been, and you should have come to the township."

"I'm sorry." Bonadies said.  

Ackerman said, "In 1987, the membership was at 200 families. The bylaws permitted 325.  Now, the club has 400 members. Have you ever gotten a variance to change the membership?"

Bonadies said, "I don't believe we have." 

Each of the board members had a chance to ask questions or comment. 

Thomas Buraszeski asked, "Do you think the current business level of the club is optimum?"

 "Yes, I don’t’ want to add more business," Bonadies said. 

Buraszeski asked, "Does general membership vote on the budget?"

Bonadies said, "Yes, 95 percent votes for the budget. Maybe 5% votes against it. If the members are happy, the better the club is run. I have job security." 

Gerard Hug said, "I’m looking at the amount of affairs held by people that are not members. It’s a 9-1 ratio. How much are you allowed to have as outside income? Your weddings supplement an increase in dues for your membership. What percentage of your business has resulted from your promoting outside members that are not full time members of your club?" 

Kenneth Shirkey said, "Everything that you do to a structure that’s commercially operated needs a permit. It seems almost as if the club is a victim of it’s own success. It seems as though your membership is propelling you to bring on these outside events to keep the membership low. I see a pattern in which the club is aware of what the problem is, but the club continues to do what is in their best interest." 

They asked Bonadies about his bonus and comp package. 

"I could get a good bonus even if the club doesn’t make money," Bonadies said. "I believe my bonus is based on functionality." 

During the public's turn to ask questions, Josh Mann, attorney for two residents, asked, “Have you received any commissions on weddings?”

“Yes. I guess you could say that. There is work involved in these weddings. They don’t happen by themselves,” said Bonadies. 

More details were given about weddings, transport, prices, advertising, how late into the night events go. A few members of the public said the rules are not spelled out. 

As questioning got past 11 p.m., the board decided to adjourn and carry it to the July meeting. The board instructed Bonadies to supply a list of all weddings and events that have taken place by members and non-members at all levels.