Affirmed substantially for the reasons given in Judge Diana’s opinion of April 28, 1989, reported at 234 N.J.Super. 234, 560 A.2d 739 (Ch.Div. 1989). We are satisfied his factual findings are supported by substantial credible evidence in the record. See Rova Farms Resort v. Investors Ins. Co., 65 N.J. 474, 484, 323 A.2d 495 (1974).