The purpose of this element is to evaluate the relationship of this Master Plan to those of adjacent communities, Morris County and the State. As documented below, there is a high level of consistency between this plan and those of adjacent communities, the County and State. It is also this element's purpose to include specific policy statements indicating the relationship of this plan with those plans, as required by law.
There are four municipalities that are contiguous to Mountain Lakes: Boonton Township (northeast), Boonton (east), Parsippany-Troy Hills (southeast, south and south west) and Denville (west). Three of those communities, Boonton Township, Denville and Parsippany-Troy Hills, are significantly larger and more rapidly developing than Mountain Lakes. As a result, development trends and municipal policies in those communities have potential regional impact and concern, particularly on traffic generation on inter-municipal roadways.
Land Use Planning - It has been the policy of Mountain Lakes to take into consideration the existing land use patterns, planning and zoning in adjoining municipalities when making planning and zoning decisions in the areas of the Borough adjacent to those municipalities. This is reflected in the high consistency in the planning and zoning on the borders with these communities. In order to promote the general public welfare, this policy should continue to be pursued by all communities in our area. Consistency of land use planning between municipalities is of mutual benefit and should be an important factor in making planning decisions.
No planning proposals of regional significance or significant impact outside of Mountain Lakes are proposed in this plan.
Inter-Municipal Cooperation - There are many issues addressed in this plan that could be more effectively dealt with in cooperation with other municipalities. In particular, the Borough should explore ways to cooperate with adjacent municipalities on the provision of municipal services where that cooperation can result in better service and/or reduced public expense. Examples include: animal control, Fire Department mutual aid, 911 service and storm-sewer drain cleaning (equipment).
In addition, aquifer protection and the maintenance of groundwater quantity and quality are, by their very nature, issues that cross municipal boundaries. The Borough should continue to explore means of cooperating with adjacent municipalities on these important issues.
The future land use planning and zoning on the border between Mountain Lakes and Boonton Township is generally consistent or reflective of existing land use patterns. Boonton Township is, relative to Mountain Lakes, a much more rapidly developing community with significant developable vacant land. These factors in Boonton Township are contributing to a regional trend of increased traffic volumes on inter-municipal and local roadways, major concerns in this plan. In addition, development over the groundwater aquifer that underlies both communities and upon which Mountain Lakes depends is an important concern. Development over the aquifer in both communities should be encouraged to maximize recharge and minimize pollution infiltration.
Mountain Lakes should continue efforts to coordinate the development and use of playing fields for both communities. No major change is proposed in this plan affecting Boonton Township.
In general, future land use planning and zoning on the border between Mountain Lakes and Boonton is consistent or reflective of existing land use patterns. The only major change in this plan affecting Boonton is a change in the future land use designation for the Fusee Tract (Block 88, Lot 18) across Fanny Road from Boonton on Morris Avenue. The change in future land use designation of this tract from Office, Light Industrial to moderate density residential is in keeping with the existing residential land use pattern in that area of Boonton.
Another planning consideration between Boonton and Mountain Lakes is the need for both communities to coordinate with the NJ Department of Transportation on the proposed replacement of the bridge over the NJ Transit railroad line on Fanny Road. This bridge, located immediately over the municipal boundary in Boonton, is a primary access road for both communities.
Mountain Lakes' border with Parsippany-Troy Hills is extensive and varied. In general, the future land use planning and zoning immediately along this border is consistent or reflective of existing land use patterns. The only major proposal in this plan affecting Parsippany-Troy Hills is found in the Land Use Plan element of this plan for the redevelopment of the B-2 area on Route 46. This area is, however, separated from Parsippany-Troy Hills by the NJ Transit railroad line, effectively isolating it from that township.
In general, future land use planning and zoning on the border between Mountain Lakes and Denville is consistent or reflective of existing land use patterns. The only major change in this plan effecting Denville is a change in future land use proposals for the B-2 area along Route 46. This proposal, outlined in the Land Use Plan element, is intended to address the slow, long term deterioration of the economic vitality of this area. Denville has an adjacent area with similar characteristics. The two communities should work together to address these issues. As in the case of Boonton Township, development over the groundwater aquifer that underlies all three communities and upon which Mountain Lakes depends is an important concern. Development over the aquifer in all three communities should be encouraged to maximize recharge and minimize pollution infiltration.
Morris County in recent years has attempted to foster a cooperative working relationship with Morris County communities through such efforts as the cross acceptance process and extensive involvement in Morris 2000. Mountain Lakes has responded by becoming actively involve in these and other efforts. This cooperative relationship has fostered a high consistency between municipal and county planning and should be continued and expanded where appropriate in the future. Consistency in planning between the Borough and the County is of mutual benefit and should be an important factor in making planning decisions.
The elements of the Morris County Master Plan of most relevance to Mountain Lakes are the Circulation Plan, Recycling Plan and the Water Supply Plan. Other elements of the County Plan are either very dated, and thus of limited relevance, or have limited applicability to the Borough.
Circulation Plan - The County Circulation Plan Element was adopted in 1992 and assesses all aspects of transportation in the county. Of particular concern to the Borough are policies and proposals affecting the Boulevard, a county road. Although a county road, it is in many ways Mountain Lakes' "Main Street", central to the character and way of life of the community. No major proposals affecting the Boulevard are contained in the County Circulation Plan.
Solid Waste Management Plan - The County Recycling Plan Element was adopted in 1985 and amended through 1993 in conformance with the Statewide Mandatory Source Separation and Recycling Act. As reflected in the Recycling Plan of this Master Plan, the Borough has instituted a recycling program consistent with the County (and State) plans.
Water Supply Element - This element was adopted in 1993. Among the issues addressed are aquifer depletion and protection, issues of great concern for the Borough because of its dependence on groundwater for its potable water supply. On a general level, the major issues of concern expressed in the County Plan are consistent with those addressed in this Master Plan. However, more County involvement is needed in specifically addressing the regional aspects of these concerns.
The State of New Jersey sets forth and ultimately controls the framework for planning in Mountain Lakes and all communities in the state through the Municipal Land Use Law and numerous other state legislation and regulation. The Borough has been, and should continue to be, careful to consider and apply applicable State provisions and requirements.
In 1992, the State Planning Commission adopted the New Jersey State Development and Redevelopment Plan. Individual municipalities were directly involved in the formulation of this plan through the cross acceptance process. Representatives from Mountain Lakes were directly involved in this process and the result is a plan that is generally consistent with this Master Plan.