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9.  Washington Valley Road (Morning Glory to Top ‘O the World Way)

Predominate features of this area are the east branch of the Middle Brook and associated wetlands/floodplain.  Substantial portions of the area are conservation easement or publicly owned.  Further, development is significantly constrained due to NJDEP regulations and Township riparian ordinance.

Prevailing lots sizes substantially exceed minimum required (1.5 acres).  Two existing non-conforming uses occupy the largest properties within the subject area.

Based upon prevailing lot sizes and environmental constraints it is recommended the area be redesignated low density residential (CR-130/65).

10.  Mountain View (Broadway area)

Lands abutting the Citi-Group Corporate Headquarters and along the north side of Mountain View Road east and west of its intersection with Broadway generally exhibit lot sizes substantially greater than required by this zone (1.5 acres).  In addition lands owned by Citi-Group zoned residential are conservation easemented.

The current R-65 zone designation does not reflect prevailing large lot size, environmental constraints and conservation easemented lands.

Based upon prevailing lots sizes and environmental constraints, it is recommended the area be redesignated low density residential (CR-130/65).

11.  Mountain Avenue (I-78 overpass east to old Stirling Road)

Substantial portions of the area are owned by the Township.  All lots substantially exceed existing zone requirements (1.5 acres).  Considerable environmental constraints are present including impacts of I 78, high water table, wetlands and general absence of available public water and public sewer service.

Based upon prevailing lots sizes, public land ownership and environmental constraints, it is recommended the area be redesignated low density residential (CR -- 130/65).

12.  Mountain Avenue (Hillcrest Road area)

Lots abutting the north side of the Hillcrest Road/Mountain Avenue intersection are substantially larger than required by zone (R-20V).  Further, lots west of Kathy Lane, the north side of Mountain Avenue also substantially exceed minimum requirements of the zone.  These lots are also impacted by floodplain and wetlands associated with a tributary of the Passaic River.

Although sanitary sewer lines exist, no service is available due to capacity constraints.  All new development must be served by onsite septic systems.  USDA soil surveys indicate high water table and soils having poor septic capabilities.  Septic failures have long characterized the area.

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