Mountain Lakes League of Women Voters
Housing Trends Consensus
The Mountain Lakes League of Women
Voters reaffirms its 1987 consensus, which states that the "unusual
character of the borough is established not only by the style and size of the
houses, but also by the way in which the houses are set in the topography. The
generously treed landscape and sense of scattered undeveloped areas buffering
homes in residential neighborhoods, and the landscaping features devised by the
original developer, including narrow and winding roads, no fences, and the use
of native materials, are physical aspects that should be preserved."
Our study found that some of the
changes in town are pleasing; for one, the properties and houses in Mountain
Lakes look better cared for. On the whole, however, the League believes there
are some housing trends which threaten the overall character of our community.
Our study and consensus discussions brought out the following concerns:
·
Our open space and natural landscape are threatened by
subdivision of lots, the many large additions to existing homes, and new
construction. Our spectacular trees are also at risk due to a general lack of
understanding on the part of homeowners and developers on how to conserve the
trees.
·
Demolition of smaller houses and their replacement by larger
ones: this could affect the diversity of the population as well as changing our
look of spaciousness.
·
Demolition of older houses: the 450 “Hapgoods,” the largest
collection of Craftsman-style homes in the U.S., are part of our heritage and
are one of the features that make Mountain Lakes unique.
·
Zoning ordinances have been passed over time and sometimes
do not appear to fit into a comprehensive plan.
·
Zoning ordinances have not been enforced consistently.
·
Difficulty for homeowners to make changes with stringent
regulations.
We urge the Borough Council to consider the following
recommendations:
·
Investigate
zoning tools to preserve the trees, streetscape, and historical aspects of
town, and to delay demolitions. We suggest the formation of an ad hoc committee
to study this, utilizing the services of a land-use attorney and a planner as
consultants, as needed.
·
Establish an Advisory Review Committee of architects,
planners, lawyers, people with historical knowledge, and concerned citizens.
This committee will provide free consultation on additions, alterations, and
new construction. All demolition applications would be subject to review by
this committee.
·
Require training for all Planning Board and Zoning Board of
Adjustment members, the Borough Zoning Officer and the Code Enforcement
Official so that all have the same basis for understanding our ordinances. This
is essential, considering the difficulty of interpreting, fairly and
consistently, such a sensitive and important issue as the character of the
community.
·
Enforce ordinances consistently. Review existing ordinances
to ensure that they are effective in supporting their initial intent, and that
they are a comprehensive approach in addressing the Borough’s housing issues.
Also, analyze and reconsider those ordinances that are often violated.
·
Investigate zoning incentives (such as a minor increase in
FAR) and possible financial incentives to encourage owners to renovate rather
than demolish.
·
Devise methods of educating prospective homeowners,
realtors, builders, landscapers and architects on the Master Plan’s vision of
the town, in particular the historical significance of the Hapgoods and the
park-like landscaping. Specific suggestions brought out in consensus
discussions are:
1. A Borough
published, short, eye-catching brochure with excerpts from the booklets
“Historic Mountain Lakes” and "This is Mountain Lakes”
2. Signs at
the entrances to town welcoming people to “Mountain Lakes: the largest collection
of Craftsman-style homes in the U.S.A."
3. Plaques on
historic sites to increase awareness of their importance
4. Quarterly
workshops informing people of the important style of Mountain Lakes’ houses,
their architectural uniqueness, and the consulting services offered by the
Advisory Review Committee