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Mountain Lakes council reviews OL‑2 affordable‑housing overlay proposal for 49 Bloomfield Avenue
Summary
Councilors and residents debated an OL‑2 multi‑family overlay for 49 Bloomfield Avenue, raising concerns about building height, density, traffic, buffers and community character; borough planner and attorney said state law and Highlands requirements constrain some local choices. Council agreed to revisit height, building type and school impacts before adoption, which must occur by March 15, 2026.
Mayor Muilenburg and residents on Jan. 26 focused the Borough Council’s discussion on a proposed OL‑2/Multi‑Family Affordable Housing overlay for 49 Bloomfield Avenue and the borough’s required Fourth‑Round affordable‑housing implementation ordinances. Borough Planner Liz Leheny, attending by Zoom, briefed the council on the proposed ordinance language and the adoption timeline the borough must meet by March 15, 2026.
Public commenters urged changes to the draft standards. “I’m concerned about traffic and where the buffer begins — after the parking?” said resident Linda Hysen, who asked that landscaping include shrubs and trees. George Jackson asked the council to cap building height at 40 feet, to avoid any increase in permitted density and suggested age‑restricting market‑rate units to limit school impacts. Jim Hysen urged reducing the draft 43.5‑foot height, and Cynthia Korman questioned whether the proposed 50% maximum improved lot coverage is consistent with Highlands redevelopment rules and why parking areas are excluded from the developer fee calculation. Resident Ron Schonstein said the proposed stacked townhouse form “doesn’t fit the character of Mountain Lakes.”
Planner Leheny answered that landscaping details will be reviewed as part of the Planning Board site‑plan submission, that there is no parking allowed inside the required 50‑ and 75‑foot buffers, and that pitched roofs can add measured height but are architecturally consistent with the borough. She also said the 49 Bloomfield site plan must comply with Highlands requirements. Borough Attorney Oostdyk told residents that the ordinance cannot specify whether affordable units must be rental or for sale.
Mayor Muilenburg told the council the current project is planned at roughly 14 units per acre and that, under a settlement with Fair Share Housing, the borough’s overlay will move from 14 to 16 units per acre. He said the proposal’s net tax impact was projected in the meeting packet as approximately $48 million, up from about $7 million in the prior assessment period. Councilmember Sheikh asked that the council re‑examine the proposed maximum height, the use of stacked townhomes and potential school impacts; the council agreed to further review those items.
What happens next: the Planning Board site‑plan review will address landscaping, buffer placement and detailed grading; council members asked staff to return with refined height and massing options before the borough adopts the Fourth‑Round implementation ordinances by the March 15, 2026 deadline.
