12. SUMMARY OF MAJOR FINDINGS AND RECOMMENDATIONS

SUMMARY OF MAJOR FINDINGS

The following is a summary of the major findings contained in this plan.

• Stable Population and Scarcity of Vacant Developable Land - A vacant land inventory completed in 1995 confirmed that there is very little vacant developable land remaining in Mountain Lakes. In addition, the Borough's population declined from 1970 to 1990 largely due to the long-term trend of a declining average family size. A modest future increase is likely because of the residential development projected in the Housing Plan element and a short term increase in average family size. These factors have important planning implications, especially for future public facilities needs.
  
  
• Need for Additional Recreational Facilities - There has been an increasing need for additional recreational facilities in the Borough due to increased participation in active recreation by all ages, especially the very young and young adults.
  
  
• Aging Population - There has been an increase in the number of children in recent years, ending a long period of decline. That trend should be short lived, however, as the Baby-boom Generation reaches the end of its child bearing years. A bigger and more significant trend is the substantial increase in the number of senior citizens in the Borough's population. There was a 30 percent increase in the number of residents 55 and older between 1980 and 1990. That trend is likely to continue and will have important implications on future Borough public policies.
  
  
• Mountain Lakes' Unique Sense of Place
  Three important factors distinguish Mountain Lakes from other communities and give it its unique sense of place.
  
  
  1. Traditional Residential Character - Mountain Lakes' single family residential neighborhoods consist of individual private properties of relatively compact size with landscaping that generally emphasizes native planting materials and mature trees. These areas are surrounded by and blend with large areas of publicly owned and largely wooded open space.
     
     
  2. Historic Significance - Mountain Lakes is a historically significant community because of its still existing development pattern as a planned residential park community and the concentration of Craftsman Style influenced homes. These attributes are central to the unique character of the community.
     
     
  3. Commitment to Public Education and Active Recreation - Mountain Lakes has traditionally had a strong commitment to public education and active recreation. Although this attribute is largely a reflection of the Borough's population; it directly relates to the quality of life and character of the community.
     
     
• Need for a Community Center - For all of its many attributes, Mountain Lakes lacks a community center to provide a focus for community life and citizen interaction.
  
  
• Desire for Redevelopment in the Route 46E Business Area - The Route 46E business area has experienced a long-term decline in economic vitality and there is a strong community desire to see redevelopment in this area.
  
  

SUMMARY OF MAJOR RECOMMENDATIONS

The following is a summary of the major recommendations contained in this plan.

Land Use and Development Policies

• Preserving the Borough's Character - One of the fundamental themes of this plan is the importance of preserving the established character of existing residential neighborhoods.
  
  
• Maintaining the No-Sale Policy for Public Lands - The Borough's traditional "no-sale" policy for Borough-owned lands has been a significant factor in preserving the character of Mountain Lakes. It should be continued.
  
  
• Affordable Housing Plan Implementation - The Borough should take all steps necessary to complete its affordable housing plan (outlined in the Housing Plan element) and comply with its legislated fair share housing responsibility.
  
  
• Route 46E Redevelopment - The Borough should look for opportunities for inter-municipal, inter-governmental and public-private cooperation to reverse the long-term trend of decline in the economic vitality of the Route 46E commercial area. The Planning Board should establish a subcommittee to investigate options for the Borough to encourage redevelopment in the area including those outlined in the Land Use Plan element.
  
  
• Promote the Midvale area as a Community Center - The Borough should promote the Midvale area as a community center for Mountain Lakes by making it a more attractive place for residents to interact. The following specific policies are recommended:
  
  
  1. Encourage the use of the Boonton Line by Borough residents.
     
     
  2. Support the re-establishment of a convenience market.
     
     
  3. Consider rezoning to permit mixed uses including a few units of affordable housing for the upper floors of mixed use buildings (first floor office/retail) in the area.
     
     
  4. Authorize the Borough Engineer to examine cost effective ways to slow traffic, discourage through-traffic and promote increased pedestrian safety.
     
     
  5. Consider improvements to public facilities in the area to make it more attractive and suitable for public interaction and use. Improvements that should be considered are:
     • additional parking
     • street improvements
     • sidewalk improvements
     • pedestrian crossings
     • a landscaped traffic island
     • landscaping (including plantings in pedestrian sidewalk areas).
       
       

Other Public Policies

• Additional Recreational Facilities. The partial development of the Office Court site for recreational purposes is a major recommendation of this plan.
  
  
• Maintain Commitment to Recreational Diversity - The Recreation Commission should continue to be sensitive to the changing desires of the community but it should do this within the context of maintaining the Borough's traditional commitment to a diversity of recreational opportunities.
  
  
• Lakes Management - The Borough should continue, and expand where appropriate, its active management of the Borough's lakes to counteract the acceleration of eutrophication.
  
  
• Groundwater Management - The effect of development on the Borough's potable water resources should continue to be actively monitored and counteracted where possible.
  
  
• Expand Inter-municipal Cooperation for Facilities and Services - The Borough should actively seek ways to more efficiently and effectively provide public facilities and services, especially through cooperation with other municipalities.
  
  
• Educate Residents about Borough's Historic Heritage - Opportunities should be sought for educating Borough residents about the features and sites in Mountain Lakes that are historically significant and about their importance to the community's character and distinct sense of place.
  
  

Zoning Recommendations

• Office Court Site - In view of the Borough's acquisition of this site, it should be rezoned "C" Conservation.
  
  
• Fusee (Block 88 Lot 18) - In view of this site's inclusion as an affordable housing site in the Housing Element, it should be rezoned accordingly.
  
  
• King of Kings (Block 116 Lot 3) - In view of the Borough's aging population, the Land Use Plan element recommends rezoning this site for housing suitable for senior citizens.
  
  
• Rush (Block 116 Lot 3.03) - In view of an agreement between the Borough and the property owners, this property should be rezoned to R-1. A cluster option should be considered by any future developer and the Borough.
  
  
• Route 46E Redevelopment - Land Use Ordinance (primarily zoning) standards affecting development and redevelopment in the Route 46E Business Zone should be amended to permit redevelopment in the area in a more integrated and pedestrian friendly manner. A park and ride facility should be considered.
  
  
• Municipal Land Use Law Amendments - The MLUL has been amended in numerous ways in recent years. The Borough's Land Use Ordinances should be amended to reflect applicable changes in the law.
  
  
• Affordable Housing Overlay - The Zoning Ordinance should be amended to establish a "General Affordable Housing Overlay Zone" requiring that 20% of the housing units in any new residential development consisting of five or more units be affordable (or a in lieu cash contribution) consistent with the recommendations contained in the Housing Element and Fair Share Plan.