The basic assumption underlying the goals and objectives of the Master Plan is that the Borough of Mountain Lakes is for all practical purposes a small, fully developed community with an established, unique character based upon its pattern of development as a planned primarily residential community and the high proportion of Craftsman influenced homes. Potential for further development in the Borough is largely confined to redevelopment of existing land along Route 46 and the "Midvale Market area". Future redevelopment of these areas should not be limited to commercial uses.
The lakes and the open space provided by Borough-owned land contribute significantly to the uniqueness of the Borough. The primarily residential character of the community is characterized by well-kept homes of medium to large size in a wooded setting with a population that puts great emphasis on high quality education and active recreation. Although Mountain Lakes is an almost fully developed community, effort must be made to address the constitutional obligation to provide its "fair share" of affordable housing to the extent feasible. Some changes will need to be made in the Borough policies and plans because of changing needs and circumstances which will be discussed in this plan in detail.
The following major goals and objectives constitute the basis for this Master Plan.
Retain the traditional character of Mountain Lakes.
| Community Character- Mountain Lakes is a largely developed community with a character primarily based upon well-kept single family homes. Individual lot sizes are relatively small with neighborhoods integrated with large areas of Borough-owned wooded open space. This pattern of community-based clustered development in a natural setting is fundamental to the character of the Borough and should be protected and promoted. | |
| Housing- While preserving the dominant single family character of Mountain Lakes, smaller, energy efficient and more easily maintained dwelling units are needed by a significant segment of the population. They should be encouraged. | |
| Historic Preservation- Mountain Lakes has a unique historic heritage significant in the history of planning in the United States. A "planned community" from its beginning, it was deliberately designed to create a park-like atmosphere emphasizing the preservation and enhancement of natural features. In addition, the Borough is recognized as having one of the largest concentrations of Craftsman influenced homes in the country. These historically significant features should be protected. |
Protect and enhance the Borough's environmental resources.
| Lakes- The lakes are the most prominent natural features in the Borough. They were the central design element around which the community was planned and they fundamentally influence the character and quality of life of the community, contributing natural beauty and very important recreational opportunities. The natural process of eutrophication, accelerated by human activity, represents a great concern. | |
| Aquifers- The groundwater resources which are the source of the Borough's potable water supply need to be carefully monitored and protected from pollution and other negative impacts that may come as a result of uncontrolled development. Intergovernmental cooperation will be crucial since recharge areas are largely located outside of the Borough. | |
| Park Land- A high proportion of Mountain Lakes is preserved as park land in scattered large and small parks and green areas located throughout the Borough. This pattern of development is an alternative to the more standard suburban pattern of privately owned open space reflected in large lot single family development. Emphasis should be placed on extending, protecting and connecting the publicly owned park land areas. Much of the wooded areas in the park lands are under increased stress as they mature due to increased competition for nutrients and sun-light. The health of woodlands should be monitored. |
Provide for the appropriate development of the Borough.
| Commercial/Retail Development- Commercial retail and service development in the Borough is largely confined to the Route 46 corridor with a small pocket in the "Midvale Market area". These areas are in need of redevelopment which should occur in a manner that takes advantage of mixed use opportunities and puts emphasis on visual attractiveness and pedestrian accessibility. Opportunities for the development of a town center that could provide focus for community life should be pursued. | |
| Community Facilities/Infrastructure- Mountain Lakes is a small community with aging facilities and infrastructure. Ways of coordinating work and/or cooperating with other governmental entities for cost efficiency should be emphasized. |
Provide for safe and convenient pedestrian and vehicular circulation and access.
| Pedestrian Circulation and Access- Mountain Lakes has a pedestrian tradition based upon a pattern of formal and informal paths, narrow streets, lack of fences and relatively compact neighborhoods. This tradition should be promoted and extended by fostering these patterns and providing additional pedestrian links where possible and appropriate. | |
| Vehicular Circulation and Access- Although many areas of Mountain Lakes are accessible by foot, the Borough is increasingly dependent on the automobile. As a result of this and because of development in surrounding areas, automobile traffic is increasing, causing congestion, accidents and pedestrian safety concerns. Alternatives to the automobile which emphasize pedestrian access within the Borough and mass transit links to outside the Borough and the discouragement of through-traffic should be supported. |
Maintain the Borough's traditional commitment to education and recreation.
| Education- Mountain Lakes has long had a special commitment to the quality of its public schools. That commitment, while representing a heavy financial burden, should be continued. In recent years, the Borough has become a receiving district for students from other communities and for students with special needs. The increasing number of students from other communities and with special needs is presenting new challenges to the goal of maintaining the high level of quality. | |
| Recreation- Active recreation has been a focus of community life in the Borough, based upon a strong volunteer tradition. That focus and tradition should be maintained and encouraged. The changing recreational needs of the Borough's population especially resulting from an aging population need to be carefully considered and addressed, putting more emphasis on more passive recreational opportunities. |
| Go back to Chapter 1 | Continue on to Chapter 3 |
| Return to the Planning Board Home Page |