State of New Jersey Highlands Water Protection and Planning Council 100 North Road (Route 513) Chester, New Jersey 07930-2322 (908) 879-6737 (908) 879-4205 (fax) www.highlands.state.nj.us

CHRIS CHRISTIE Governor JIM RILEE Chairman

KIM GUADAGNO Lt. Governor MARGARET NORDSTROM Executive Director

REVISED CONSISTENCY REVIEW AND RECOMMENDATIONS REPORT

PETITION FOR HIGHLANDS CENTER DESIGNATIONS TOWNSHIP OF MAHWAH, BERGEN COUNTY

Prepared by the State of New Jersey Highlands Water Protection and JANUARY 15, 2015 Planning Council in Support of the Highlands Regional Master Plan

NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

INTRODUCTION

The New Jersey Highlands Water Protection and Planning Council (“Highlands Council”) approved the Township of Mahwah’s Petition for Plan Conformance on December 16, 2010, by adoption of Resolution #2010-14. The Township conformance area is municipal-wide, including both its Preservation and Planning Areas. Since the time of Highlands Council approval, the Township has made steady progress toward completion of all required Plan Conformance implementation tasks, as set forth in the Highlands Implementation Plan and Schedule.

In the process of completing its Petition for Plan Conformance, the Township determined, and the Highlands Council concurred, that Highlands Center designation should be studied for certain areas of the municipality. Planning efforts revealed the concurrent need for Sustainable Economic Development Planning. Both initiatives were completed with assistance of Highlands Council funding, as eligible components of the Highlands Council Plan Conformance program. The resultant analyses propose designation of two Highlands Centers within the Township, which are intended to advance the goals and intents of both the Township Master Plan and the Highlands RMP. The Township petitioned the Highlands Council for designation of these Highlands Centers on October 31, 2014.

This Revised Consistency Review and Recommendations Report (“Report”) has been prepared by Highlands Council Staff for consideration by the Highlands Council as to the consistency of the two Center Designations proposed by the Township of Mahwah, with the Highlands Regional Master Plan (“RMP”). The Report begins with a brief summary, including a Plan Conformance status update indicating completion of required implementation tasks by date. The Staff recommendation is for approval of the Petition for Highlands Center Designation for both areas as proposed by the Township.

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

REPORT SUMMARY

Municipality: Township of Mahwah

Date of Amended Petition October 31, 2014 Submission:

Date Deemed Complete: October 31, 2014

Highlands Center Proposal: Mahwah Northeast Center (6.74 square miles) Mahwah Southeast Center (0.98 square miles )

Staff Recommendation: Approve Amended Petition with Conditions

PLAN CONFORMANCE STATUS UPDATE Implementation Task Completion 1. Petition for Plan Conformance Approved by Highlands Council 12/16/10 2. Planning Area Petition Ordinance Adopted 1/12/12 3. Master Plan Reexamination Report Adopted 3/6/12 4. Highlands Checklist Ordinance Adopted 4/26/12 5. Highlands Environmental Resource Inventory Adopted 5/14/12 6. Highlands Exemption Ordinance Adopted 8/15/13 7. Sustainable Economic Development Plan Adopted 9/8/14 8. Highlands Center Designation Study Completed 10/2/14 9. Wastewater Management Plan (WMP) In Progress

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

A. REVIEW OF ADMINISTRATIVE SUBMITTALS

1. Resolution or Ordinance. Consistent. Mahwah Township Resolution # 279-14 was adopted on October 2, 2014, requesting that the Highlands Council amend the Township’s Petition for Plan Conformance to include two (2) designated Highlands Centers. 2. Current Planning Documents. Consistent. Updated to include Comprehensive Master Plan of the Township of Mahwah, 2012.

B. SUBSTANTIVE REVIEW

The Township of Mahwah established a sub-committee comprised of Planning Board and governing body members to work with its consultant to investigate the potential for designation of Highlands Centers within their boundaries. As a result of these efforts, the Township prepared and submitted the “Highlands Center Designation Study,” dated October 2, 2014. The Township submitted the study to the Highlands Council on October 31, 2014 with a request that the Highlands Council amend the previously approved Petition for Plan Conformance to include two Highlands Centers. The “Highlands Center Designation Study” is reproduced in its entirety in Appendix A of this Report.

1. Proposed Boundaries. Consistent. The Township seeks to enhance and focus economic development within appropriate areas of the municipality, each containing the highest concentrations of development and supporting infrastructure. 2. RMP Goals, Purposes, Intents. Consistent. The proposal would advance the goals, policies and objectives of the RMP. The Highlands Centers would enhance areas of the Township that are appropriate for development, redevelopment and infill development with needed supporting infrastructure and services. The proposal would enhance economic development within the Township and the surrounding areas of the Highlands Region. The Township has and continues to protect important Highlands Resources and Resource Areas in the municipality and will adopt all required regulatory protections and other items as required under the previously approved Petition fort Plan Conformance.

C. STAFF RECOMMENDATIONS

The Highlands Council Staff recommends that the Township of Mahwah request for Designation of two Highlands Centers, as discussed and illustrated in detail in Appendix A of this Report (Mahwah Township “Highlands Center Designation Study”) be approved. The approval must be conditioned on continued progress toward completion of all remaining Plan Conformance Implementation Tasks as previously set forth by the Highlands Council in its approval of Mahwah’s Petition for Plan Conformance, via Resolution #2010-14.

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Mahwah Township Proposed Highlands Centers

Legend 17 Highlands Preservation Area Proposed Highlands Center Boundary

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Mahwah Township Highlands Region 0 0.375 0.75 1.5 Miles NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

APPENDIX A

HIGHLANDS CENTER DESIGNATION STUDY

Township of Mahwah, Bergen County

The Township of Mahwah established a sub-committee comprised of Planning Board and governing body members to work with its consultant to investigate the potential for designation of Highlands Centers within their boundaries. As a result of these efforts, the Township prepared and submitted the “Highlands Center Designation Study,” dated October 2, 2014. The Township submitted the study to the Highlands Council on October 31, 2014 with a request that the Highlands Council amend the previously approved Petition for Plan Conformance to include two Highlands Centers. The “Highlands Center Designation Study” is reproduced here in its entirety.

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HIGHLANDS CENTER DESIGNATION STUDY

TOWNSHIP OF MAHWAH BERGEN COUNTY, NEW JERSEY

OCTOBER 2, 2014

Prepared By: Joseph J. Layton, P.P., AICP MC Project No. MWT-003

NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

Table of Contents

I INTRODUCTION ...... 4

II PROPOSED CENTER BOUNDARIES ...... 5

III GOALS AND BENEFITS OF HIGHLANDS CENTER DESIGNATION ...... 6

IV RELATIONSHIP TO HIGHLANDS REGIONAL MASTER PLAN ...... 8

V APPENDIX ...... 13

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

I INTRODUCTION

The Township of Mahwah is located in the northwest corner of Bergen County, New Jersey bordering the New York State line. It is within the area of New Jersey under jurisdiction of the NJ Highlands Council. The Township contains 26.7 square miles of which approximately 15 square miles are in the NJ Highlands Preservation Area and approximately 11 square miles are within the NJ Highlands Planning Area. The Highlands Water Protection and Planning Act of 2004 established the boundaries of the Preservation Area and Planning Area. The Highlands Region includes 88 municipalities in portions of seven counties in northwest New Jersey. Within Bergen County only Mahwah and Oakland are in the Highlands Region.

Mahwah is known as Bergen County’s Parkland due to the large State and County parks and reservations which contain approximately 5,000 acres within Mahwah. Parkland includes, Campgaw Mountain Reservation, Darlington County Park, Ramapo Valley County Reservation, Ringwood Manor State Park and Ramapo Mountain State Forest. At the eastern base of the Ramapo Mountains within Mahwah flows the Ramapo River which is partially contained within the Ramapo Valley County Reservation.

Historic Route U.S. 202 follows the Ramapo River Valley north to south through Mahwah. Route 17 and I-287 also pass through the Township providing for excellent regional access. Rail access to New York City is provided along the Bergen Main Line operated by N.J. Transit and bus service to New York City is provided by NJ Transit and private bus operators.

Mahwah is bordered by the towns of Upper Saddle River, Ramsey, Allendale, Wyckoff, Franklin Lakes, Oakland and Ringwood, New Jersey, and Suffern in New York. It is home to Ramapo College and large corporations including Jaguar, Stryker, Seiko and UPS. As of the 2010 Census, Mahwah had a population of 25,890 people. Mahwah has enjoyed a rich and varied history and has a number of historic sites.

The Highlands Council has established a procedure to designate Highlands Centers within the Highlands Area. The purpose of center designation is to further the intents and purposes of the Highlands Act and the Highlands Regional Master Plan. The Township of Mahwah has

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

determined it is in its best interest to seek Highlands Center Designation. This document has been prepared in support of such designation.

II PROPOSED CENTER BOUNDARIES

Two Highlands Centers are proposed in Mahwah. They are located in the northeast quadrant and southeast quadrant of the Township. These two areas have the most intense development pattern in the Township including both residential and non-residential development and are physically separated by the Borough of Ramsey. Virtually all of the Township’s commercial and industrial development is included within these two areas. The proposed center in the northeast quadrant includes 6.74 square miles and the southeast center contains 0.98 square miles. Together the centers constitute 29% of the entire Township. Please see the maps in the Appendix for proposed center boundaries.

The northeast center contains those lands in the Township which lie generally east of Route U.S. 202 and Route I-287 (north of Route U.S. 202) and north of Ramsey Borough and Darlington Avenue but excluding Apple Ridge Golf Course. The southeast center includes those lands in the Township east of Wyckoff Avenue (Bergen County Route 87) and south of Ramsey Borough. Key attributes of the centers are as follows:

• Land Use The northeast center includes the residential areas known as Masonicus and East Mahwah east of Franklin Turnpike, and commercial and industrial areas in the Franklin Turnpike and N.J. Route 17 corridors, and the residential areas in the Ramapo Ridge area west of Route 17 as well as Ramapo College to the west of I-287. The southeast center includes the eastern portion of the Fardale section of the Township incorporating residential areas and the industrial area surrounding Edison Road. • Zoning Residential zoning in the northeast center includes zoning for detached single-family residential uses as well as planned residential multi-family garden apartment and townhouse uses. Minimum single-family residential lot zoning includes zones for minimum lot sizes ranging from 5,000 square feet up to 40,000 square feet. Non- residential zoning in the northeast center includes highway commercial along NJ Route

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

17, neighborhood commercial along Franklin Turnpike, general industrial (manufacturing, warehousing), industrial park (research, light manufacturing) and office park (offices, hotels) uses. Zoning in the southeast center permits single family residential uses on lots from 10,000 square feet up to 40,000 square feet as well as multi-family planned residential developments and a small general industrial area just to the east of Wyckoff Avenue. A map in the Appendix shows the proposed center boundaries superimposed on the Zoning Map. • Assets The major assets of Mahwah Township are located within the proposed centers. These assets include transportation (commuter rail station, bus service, NJ Route 17) education (Ramapo College), retail services, employment centers and historic sites (see Historic and Transportation Assets Map in the Appendix). • Water and Wastewater Service Areas Both the northeast center and southeast center are within areas currently sewered by public community water systems and existing or future sewer service areas. Designation of these areas as centers will not cause secondary growth by introducing water and sewer service to unserved areas (see the Utility Service Areas Map in the Appendix). • Relationship to Highlands Regional Master Plan Both the northeast center and southeast center are completely within the Existing Community Zone of the Highlands Planning Area.

III GOALS AND BENEFITS OF HIGHLANDS CENTER DESIGNATION

Through Center Designation the Township intends to further the intents and purposes of the Highlands Act and the Highlands Regional Master Plan and through this process encourage development/redevelopment in areas of the Township appropriate for growth and economic development while maintaining community character. Center Designation will be used as a vehicle to invigorate commercial nodes in the Township, develop a sense of place, promote smart growth and advance the five main goals of the Township’s Sustainable Economic Development Plan which are as follows:

1. Build upon the Township’s success in attracting large corporations to support existing businesses and attract new, complementary businesses.

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

2. Diversify Mahwah’s economy by utilizing its existing parks and historic features to transform the Township into a destination for culture/heritage tourism and outdoor recreation. 3. Encourage public and private actions and expenditures to consider sustainable strategies that will enhance residents’ quality of life and advance “Sustainable Mahwah”. 4. Transform the Franklin Turnpike into a walkable, cohesive and attractive place that residents can be proud of. 5. Improve the aesthetics and safety of the Route 17 corridor.

The benefits of Center Designation in addition to achievement of the above goals include enhancement of commercial and employment areas, creation of compact design nodes that are walkable and pedestrian friendly, historic preservation, an improved quality of life for Mahwah residents, being designated as a “Priority Investment Area” in accordance with the State Plan and achieving priority status for State infrastructure funding.

Implementation of the Highlands Center will help ensure protection of the surrounding environs by supporting infill and redevelopment in appropriate locations where there is available infrastructure and discouraging growth and development outside of centers. The unique natural resources and recreation areas in Mahwah just outside of the proposed centers will be preserved. This contributes to the well-being of the centers themselves as services for visitors such as lodging and restaurants will be available within the centers. Preservation of these natural assets is therefore imperative to the economic well-being of the centers.

The designation of Highlands Centers in Mahwah would address Highlands Resource requirements as follows:

Highlands Center Designation: 1. Would have a de minimus negative or net positive impact on water resources and would not cause or contribute to degradation of surface or ground waters; 2. Would enhance or cause minimal feasible interference with the natural functioning of animal, plant and other natural resources; 3. Would enhance or result in minimum feasible alteration or impairment of the aquatic ecosystem; 4. Would enhance or not jeopardize the continued existence of endangered animal or plant species; 5. Would enhance or result in minimal practicable degradation of unique or irreplaceable land types, historical or archaeological areas, or existing public scenic attributes; and 6. Would meet applicable NJDEP standards, rules and regulations and other applicable State laws.

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

The designation of Highlands Centers in Mahwah would address Smart Growth and Sustainable Economic Development as follows:

Highlands Center Designation:

1. Would meet or exceed the water resource protections of the RMP. 2. Would not result in the allocation of water availability in excess of that available in any HUC 14 subwatershed, nor in allocation of water supply or wastewater capacity in excess of that available through any affected utility. 3. Would incorporate green building design and technology to the maximum practicable extent. 4. Would comply with the intent and purposes of the Highlands Act and the RMP. 5. Would incorporate cluster and conservation design as applicable, as a means to protect Highlands resources and promote smart growth principles. 6. Would incorporate low impact development best management practices to the maximum practicable extent, as a means to minimize disturbance and maximize water resource protection measures. 7. Would ensure compatibility with land use and development patterns of adjacent areas. 8. Would promote the use of alternative modes of transportation to the extent practicable, and support pedestrian and bike use and safety. 9. Where applicable, would create a meaningful opportunity to provide affordable housing. 10. Would avoid or minimize impacts on areas with environmental constraints. 11. Would improve the balance of housing and employment or otherwise contribute to local and regional economic sustainability; including but not limited to support or promotion of Highlands tourism. 12. Would promote the creation of a positive market for Transfer of Development Right credits where feasible. 13. Would promote historic and cultural heritage tourism and protect scenic resource features, where applicable. 14. Would provide community facilities that incorporate shared service opportunities where applicable.

IV RELATIONSHIP TO HIGHLANDS REGIONAL MASTER PLAN

The proposed Highlands Centers for the Township of Mahwah would be consistent with and advance a number of goals, policies and objectives of the Highlands Regional Master Plan. The following goals, policies and objectives in particular will be advanced:

GOAL 2G: PROTECTION, RESTORATION AND EHNAHANCEMENT OF THE WATER QUALITY OF THE HIGLANDS REGION.

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

Policy 2G1: To evaluate locations and densities of development which are sustainable in conjunction with the use of best management practices applicable to these various water resource needs and support the protection and management of critical lands for water quality purposes.

GOAL 2H: LIMITATION OF THE TYPE AND AMOUNT OF HUMAN DEVELOPMENT IN THE WELL- HEAD PROTECTION AREAS OF PUBLIC WATER SUPPLY WELLS. Objective 2H5c: Ensure that development activities and existing land use activities implement best management practices to protect the quality of ground water within Wellhead Protection Areas.

GOAL 2K: ALL EXISTING AND FUTURE DEVELOPMENT IN THE HIGHLANDS REGION THAT USE PUBLIC WASTEWATER TREATMENT SYSTEMS ARE SERVED BY ADEQUATE AND APPROPRIATE INFRASTRUCTURE. Policy 2K3: To provide adequate, appropriate, efficient and cost-effective wastewater management to all development in the Highlands Region, through Plan Conformance, local development review and Highlands Project Review.

GOAL 4A: PROTECTION AND PRESERVATION OF THE HISTORIC, CULTURAL AND ARCHAEOLOGICAL RESOURCES OF THE HIGHLANDS REGION. Policy 4A7: To promote historic and cultural heritage tourism in the Highlands Region.

GOAL 4B: PROTECTION AND ENHANCEMENT OF THE SCENIC RESOURCES WITHIN THE HIGHLANDS REGION. Policy 4B3: To ensure that human development does not adversely affect the character or value of resources which are listed on the Highlands Scenic Resources Inventory.

GOAL 5A: PROVISION OF SAFE AND EFFICIENT MOBILITY WITHIN THE HIGHLANDS, AND BETWEEN THE HIGHLANDS AND DESTINATIONS OUTSIDE OF THE REGION. Policy 5A4: To provide safe and efficient pedestrian connections including features such as sidewalks, proper lighting, signage, shelters, and green street initiatives consistent with the NJDOT’s Pedestrian Safety Initiative.

GOAL 5C: TRANSPORTATION IMPROVEMENTS WITHIN THE HIGHLANDS REGION THAT ARE CONSISTENT WITH THE HIGLANDS REGIONAL MASTER PLAN. Policy 5c4: To support economic development by ensuring that transportation planning and improvements support regional development, redevelopment and tourism opportunities.

GOAL 5E: MINIMIZATION OF TRAVEL DEMAND AND VEHICLE MILES OF TRAVEL.

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

Policy 5E1: To promote land use patterns that support a balance of jobs to housing as a means of reducing average trip lengths. Objective 5E1a: Development and redevelopment which provides housing and jobs in close proximity. Objective 5E1b: Development and redevelopment in close proximity to rail stations and along bus routes. Policy 5E2: To promote municipal and county master plans and development regulations which facilitate the development of mixed land uses in locations that result in reduced average trip lengths, increase community and regional connectivity and support existing development patterns. Policy 5E3: To promote land use patterns that support a balance of jobs to housing as a means of reducing average trip lengths.

GOAL 6F: SUPPORT OF COMPACT DEVELOPMENT, MIXED USE DEVELOPMENT AND REDEVELOPMENT AND MAXIMIZATION OF WATER, WASTEWATER AND TRANSIT INFRASTRUCTURE INVESTMENTS FOR FUTURE USE OF LAND AND DEVELOPMENT WITHIN THE EXISTING COMMUNITY ZONE. Policy 6F1: To promote compatible development and redevelopment within the ECZ. Policy 6F2: To promote the restoration and redevelopment of brownfields, particularly those located in or adjacent to transportation corridors and or transit stations. In cases where redevelopment is not appropriate, encourage “brownfield to greenfield” approaches. Policy 6F3: To ensure that development activities within the ECZ are subject to standards and criteria which ensure that development and redevelopment incorporate smart growth principals and do not adversely affect natural resources. Policy 6F4: To ensure that development and redevelopment within the ECZ are served by adequate public facilities including water supply, wastewater treatment, transportation, educational and community facilities. Policy 6F5: To ensure that development and redevelopment in the ECZ are compatible with existing community character. Policy 6F7: To encourage redevelopment in the Existing Community Zone as a means to relieve development pressure from more environmentally sensitive areas.

GOAL 6H: GUIDE DEVELOPMENT AWAY FROM ENVIRONMENTALLY SENSITIVE AND AGRICULTURAL LANDS AND PROMOTE DEVELOPMENT AND REDEVELOMENT IN OR ADJACENT TO EXISTING DEVELOPED LANDS. Policy 6H1: To protect, restore, or enhance sensitive environmental resources of the Highlands Region, including but not limited to Forests, Critical Habitat, Highlands Open Waters and their buffers, Riparian Areas, Steep Slopes,

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

Prime Ground Water Recharge Areas, Wellhead Protection Areas, and ARAs. Policy 6H4: To promote compatible growth opportunities that include in-fill development, adaptive re-use, redevelopment, and brownfields redevelopment in existing developed areas. Policy 6H5: To promote land uses which create a sense of place with attractive, walkable neighborhoods that support community connectivity of developed lands and community facilities. Policy 6H8: Regional growth, where accepted through local planning and regulations, should identify opportunities to maximize land use intensity while protecting natural features and community character. Policy 6H9: To incorporate smart growth principals and green building design and technology in development and redevelopment initiatives.

GOAL 6O: MARKET-RATE AND AFFORDABLE HOUSING SUFFICIENT TO MEET THE NEEDS OF THE HIGLANDS REGION WITHIN THE CONTEXT OF ECONOMIC, SOCIAL AND ENVIRONMENTAL CONSIDERATIONS AND CONSTRAINTS. Policy 6O2: To promote, where appropriate and permitted by the Land Use Capability Zone, center-based development approaches that address a mix of housing types, support mixed uses, and implement compact development approaches. Policy 6O3: To promote, where appropriate and permitted by the Land Use Capability Zone, affordable housing within new residential and mixed use development, redevelopment, or adaptive reuse projects. Policy 6O4: To encourage the targeting of new housing to areas with compatible existing densities and within walking distance of schools, employment, transit, and community facilities and services.

GOAL 8A: SUSTAINABLE ECONOMIC DEVELOPMENT IN THE HIGHLANDS REGION. Policy 8A1: To maintain and expand the existing job and economic base by promoting appropriate, sustainable, and environmentally compatible economic development throughout the Highlands Region. Policy 8A2: To preserve the high quality of life in the Highlands Region through economic planning and implementation of the RMP. Policy 8A6: To require that conforming municipalities develop an economic plan element that provides strategies for achieving sustainable and appropriate economic development consistent with local desire and identifies any development, redevelopment, and brownfield opportunities.

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

GOAL 8C: EXPANSION OF COMPATIBLE AND SUSTAINABLE TOURISM AND RECREATION WITHIN THE HIGHLANDS REGION. Policy 8C1: To promote recreation and tourism based economic initiatives, which derive economic benefit from sustainable use of the natural resources of the Highlands Region. Objective 8C1a: Identification of specific economic development initiatives which would encourage and promote eco-, agri-, and heritage tourism in the Highlands Region.

GOAL 9A: REDUCTION OF AIR POLLUTION THROUGH USE OF ALTERNATIVE AND EFFICIENT MODES OF TRANSPORTATION AND THE USE OF RENEWABLE ENGERY SOURCES. Policy 9A3: To encourage land use development and redevelopment practices that promote center-based growth and mixed-use development and offer alternative modes of transportation as a means to reduce automobile dependency, vehicle miles traveled, vehicle trip length, and duration, for reduction of local and regional air pollutants and of carbon dioxide emissions linked to global warming. Policy 9A5: To encourage energy efficient design and green building practices in support of regional resource protection and smart growth planning policies.

Highlands Center Designation would focus future development in the Township of Mahwah into the centers, which would allow for appropriate, sustainable growth and development. The proposed centers have ready access to infrastructure and multi-modal transportation opportunities. Center Designation will allow for commercial corridor enhancement projects that will incorporate a pedestrian component.

The proposed Mahwah Centers have the potential for sustainable economic development and the support of eco-tourism. Additionally, the centers will continue to provide needed retail goods and services to both Mahwah and surrounding municipalities. Highlands Center Designation will allow the Township to continue to grow at an appropriate scale, strengthen and enhance its commercial areas and residential neighborhoods and act as a regional employment center, while advancing the Highlands Regional Master Plan as well as Mahwah’s goals and objectives.

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NEW JERSEY HIGHLANDS WATER PROTECTION AND PLANNING COUNCIL Petition for Highlands Center Designations – Consistency Review and Recommendations Report

Centers designation in Mahwah will help ensure protection of the surrounding environs; support infill and redevelopment in appropriate locations; optimize the use of existing infrastructure; provide for streetscape enhancements and pedestrian-friendly development initiatives; and protect and enhance Highlands environmental, agricultural and historic, cultural and scenic features.

V APPENDIX

Proposed Highlands Center Aerial Map

Proposed Highlands Center and Zoning Map

Historic and Transportation Assets Map

Utility Service Areas Map

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\\hqfas1\survey\GIS\GISPROJECTS\Municipal\M-P\MWT\MWT-003\Centers\141002dnb_Proposed_Highlands_Center wZoning11x17.mxd \\hqfas1\survey\GIS\GISPROJECTS\Municipal\M-P\MWT\MWT-003\Centers\141002dnb_Proposed_Highlands_Center OCTOBER 2, 2014 New York State PROPOSED §¨¦287 B10 B12 PRD4 HIGHLANDS 81 R5 ML2 R40 4 R40 C200 R20 POS R40 483 CENTER POS IP120 OP200 B200 C200 R15 R40 R15 WITH B12 R40 PED C200 R11 CEM B10 ZONING 17 POS «¬ R5 POS GI80 B40 4507 ML2 R15 C200 LOD R20 100 R10 PRD4 ML1 4 R40 R40 PED PRD4 C200 B40 R10 R20 POS GA200 TOWNSHIP

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\\hqfas1\survey\GIS\GISPROJECTS\Municipal\M-P\MWT\MWT-003\Centers\141002dnb_ZoneMap+Center 11x17.mxd \\hqfas1\survey\GIS\GISPROJECTS\Municipal\M-P\MWT\MWT-003\Centers\141002dnb_ZoneMap+Center OCTOBER 2, 2014 BANKRIDGE STANHOPE

MOUNTAIN RAMAPO NO NAME SNOW

MARGARET QUILL FIRST CHEDWORTH PEMBROKE STATE OAKHAM CREST FREDERICK FRANKLIN TPKE CONVENTRY FOX REID GRENAIDIER

Pratt Truss Bridge PRINCEJORDAN MARTIS WINDSOR PINE HILL NORFOLK THUNDERHEAD HENRY DORRMUS GATE STAG HILL BEATRICE COBBLER NILSEN DRAKE HEATHER TANGLE LONG TAM-O-SHANTER HOLLOW kj WOOD MAPLE JOHNSON HOUVENKOPH DOREMUS

TAM -O- SHANTER EASTVIEW CATHERINE WARDCHRISTIE MOUNTAIN OAK GEIGER SPLIT ROCK BLACK OAK MAHWAH SHUART SARGENT TARTAN American Foundry Company ARROWHEAD STEPHEN'S CORTLAND TRAIL ARTHUR FLAMING ARROW SPRUCE Worker's Housing MILLER LAUREL CRESCENT

Historic District LAMBERT SNOW SUNNYSIDE LAKE VIEW FRANKLIN TRAIL DUNDEE THISTLE MOUNTAIN 2 Alcott MC INTOSH NO NAME BEVERIDGE Road MAY ALCOTT CONRAIL GLENGORRA DAVIDSON OLNEY 8 Armour NO NAME STEPHEN'S CRESENT RIDGE HINES JUDITH ROBIN WILMUTH WINTER RAILROAD Road MAHWAH ANN AIRMONT BAYBERRY WINTER TROMMEL HILLSIDE NO NAME SHERWOOD EASTVIEW IVY JANICE NO NAME GEIGER HIGHLAND SOUTH GROVE CAROL STORRS BROOKWOOD ALEXANDRA OWENO AIRMONT SPARROWBUSH CHURCH HILLSIDE SUMMIT PARK B Cragmere in SQUARE FRANKLIN ASPEN

A COOKE SECOND the Ramapos HIGHWOOD Dutch Reformed MILLER TPKE ACCESS Historic District BANTA Church at k COPPERFIEKD THIRD j SLOPE MOUNTAINSIDE KILMER Romopock RAMAPO Westervelt Masonicus MAPLE Erie Railroad 69 Oweno AIRMOUNT Hosey House School, Ramapo Quackenbush Barn Main Line PADDINGTON Hills Chapel HOUVENKOPF Road MALCOLM RICHMOND MAHWAH MASONICUS HYDE CROWN ARMOUR HARING PARK Historic District OSBORNE STAG HILL BEEHIVE MALCOLM CRESCENT kj VAN WINKLE MAYSENGER OWENO NJ-17 KAREN

ROMOPOCK LOCUST kj RAMAPO LYNN WANAMAKER KIERSTED AIRMOUNT MOFFATT BREEN BAYARD RUTHERFORD OWENO

GLASGOW kj ISLAND BELMONT WAGON BELLGROVE MILL Skylands (NJ MOCCASIN GRIST NIAGARA ROCK APPLE PIERSON kj BUSH NO NAME RIDGE State Botanical RIDGE HOMESPUN LITCHULT Garden) MICIK WESTERVELT NO NAME

HILLTOP

STONEWALL CLOVE BROOK PELZ FARM FISHER MCKEE BOULDERTR COUNTRY RIVER VIEW FRANKLIN INDIANFIELD GLASGLOW

HILLTOP JACKSON William INDUSTRIAL GREEN MOUNTAIN Stivers SANTIAGO House CORPORATE COMMERCE

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Hopper-Van ACCESS Horn House NO NAME CONSTANTINE MOUNTAIN

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VREELAND RIGDE

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POLO

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HALIFAX MULBERRY

SWAN Garage / Tudor GRANDVIEW SUNSET Storage MALLARD Revival WISPERING Building WASHINGTON Lodge kj PINES Physical Eduation Mayer-Birch WIND kj HOLLOW MACARTHUR Building Estate ASH MYRTLE HEALTH Main Campus PETERSON Mayer-Birch OLD BRIDE PATH Building Mansion WOODS

JUNIPER

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Darlington I-287 PEPPERRIDGEPLUM Schoolhouse HOLLY

LILAC MARK MT GLEN TWAIN POETS kj k WHITTIER j AZALEA MT GLEN

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RAINTREE LARCH MT GLEN HEMINGWAY JAMES NO BRITE CIRCLE NAME

JACOBEANTROTTERS THOREAU MARY DARLINGTON NO NAME

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PATRICK BREM

GREAT DE GRAFF HALL

FINN

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NO NAME

NO NAME

CAMPGAW Bear Swamp Road Bridge over

DOGWOOD Ramapo River MEADOW ELIZABETH BEAR (Structure LAKE SWAMP EILEEN # 020033A) Levi MARION Hopper WINDSOR FIKE House

OLD OAK Thomas BYRNE CRESCENT Decker BEVERLY Abraham GLENMERE GELDER House VAN Terhune BEDFORD Abraham Van Gelder House Garrison SKYTOP

Wanaque Reservoir MADISON

House Dodge FURMAN NO NAME STONE Historic District House FALCON FENCE DECKER GREEN DEERHAVEN FAWN HILL

DEERFIELD PARSLOE VAIL BIRCH Young BEECH LEONA MURRAY WILLIAM DONNER House DOGWOOD HAUCK VALENTINE YOUNGS WILLOWBANK Vanderbeck WINDING Legend APPERT House VANDERBECK

BARTHOLF KOHOUT WATCH HILL

DEERHAVEN WEST Valentine LAKE

PENDELTON DEERHAVEN TURNERS House Train Station John LEHMANN jk LOTTIE LEHMANN Bartholf JAHN FOREST NO NAME RAE

FIELDSTONE WITTE House FARDALE Coach USA Bus Stop WALNUT CHEROKEE WALNUT jk CHAPEL BROOK FELDMAN NO NAME CHESTNUT STRONG

MOHICAN MOHAWK MATTHEW Baldwin HOPPER TRAIL WYCKOFF Camp Estate POND HARVIN SYLVAN

Highlands Historic Properties MORRIS Glen ACKERMAN NO NAME VAN MULEN PENNA Gray DEGRAY

NO NAME HILL Deepdale, STORMS

KNICHEL FOREST BLUEBERRY NORTHERLY Ramsey GARDEN Isaac FOREST Railroads SWIATEK VAN BOLEN

FRANK House Bogert MABIE SWITZER Bogert HUTTON House NO NAME

MACLEISH House DAY HETZEL FROST MEESTER DICKINSON Preservation Area Line ROCK VICTORIA FRANKLIN RIDGE FOREST I-287 MERRILL DODGE POINTE RIDGE KINGS BABBIT GREENE BRIDGE

OAK HIGH Highlands Historic Districts GLEN GREY HAVEN MOLLIE

HIGHLAND HALSTEAD JEFFERSON Parcels

EDISON WHITNEY

NO NAME Municipal LEIGHTON

Parcel Map 1 inch = 1,375 feet Historic & Transportation Assets 0 1,200 2,400 4,800 7,200 9,600

\\HQFAS1\Survey\GIS\GISPROJECTS\Municipal\M-P\MWT\MWT-003\Centers\140120dag_Historic_Bus.mxd Feet ± January 2014 Bergen County, New Jersey MC Proj: MWT-003 FRANKLIN TPKE RAMAPO CHEDWORTH PHILLIP

DOREMUS TANGLE WOOD HOLLOW OLIVER JERSEY FIRST KINGSBRIDGE THUNDERHEAD REID STATE PRINCE NASH GRENAIDIER PINE HILL FOX BEATRICE MARTIS KENT LONG DRAKE

EASTVIEW COBBLER NILSEN

HOUVENKOPH STEPHEN'S HEATHER STAG HILL MAPLE JOHNSON TAM -O- SHANTER

CREST CATHERINE OAK CHRISTIE MOUNTAIN GEIGER SPLIT ROCK SHUART BRAKESHOE BLACK OAK QUEENS ARROWHEAD TARTAN SARGENT FLAMING ARROW ARTHUR MAHWAH CORTLAND TRAIL SPRUCE REICH STAG HILL LAUREL SNOW ORCHARD THISTLE STRYSKO MOUNTAIN DUNDEE OLNEY LAKE VIEW SUNNYSIDE AIRMONT MAY BEVERIDGE CRESENT RIDGE WARHOL CRESCENT JUDITH ANN MC INTOSH ROBIN NO NAME WILMUTH FRANKLIN ALCOTT

HINES EASTVIEW SHERWOOD IVY TROMMEL LAWRENCE JANICE SOUTH GROVE HIGHLAND BAYBERRY STORRS RAILROAD OWENO BROOKWOOD ALEXANDRA MILLER GEIGER CHURCH SCHERER SUMMIT PARK A HILLSIDE MAHWAH ASPEN B ISLAND HIGHWOOD CORWALL MASONICUS ACCESS KILMER SLOPE ARMOUR RAILROAD THIRD BANTA COPPERFIEKD FRANKLIN TPKE

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WANAMAKER KIERSTED CLARK LYNN MOCCASIN BELLGROVE MOFFATT BAYARD

BUSH AIRMOUNT WAGON

APPLE RIDGE LITCHULT FISHER GARDINER PIERSON WESTERVELT ROCK RIDGE MICIK

CLOVE BROOK PELZ FARM HILLTOP

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RAMAPO VALLEY JACKSON FRANKLIN

MCKEE INDUSTRIAL

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DIABLO

ADIRONDACK

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HALIFAX POLO

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NO NAME ERSKINE SWAN

MOUNTAIN VIEW

MULBERRY

MALLARD

WASHINGTON

GRANDVIEW HEALTHMYRTLE PETERSON

JUNIPER

ASH

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MT GLEN

MELVILLE MARK TWAIN POETS

MT GLEN LINDEN

STOWE TROTTERS RAINTREE CANNON BALL LARCH MT GLEN

HAMPSHIRE MACARTHUR

NO NAME

MARY JACOBEAN

GEORGIAN NO NAME DARLINGTON CROCKER MANSION

SEMINARY

VILLAGE RAMSEY

FIKE RD (PRIVATE) SETON RIO VISTA EMMA

PATRICK BREM WALSH

DE GRAFF

FINN BRAMSHILL

NO NAME

EILEEN

ELIZABETH DOGWOOD

CAMPGAW

WINDSOR MARION I-287 DEERHAVEN FIKE

OLD OAK GLENMERE BEDFORD

MONROE CRESCENT FURMAN NO NAME STONE FENCE DECKER

SKYTOP DEERFIELD DONNER VAIL PARSLOE WINDING

BIRCH MURRAY VALENTINE

FAWN HILL YOUNGS APPERT VANDERBECK WEST

KOHOUT JAHN WATCH HILL PENDELTON LEHMANN TURNERS LAKE

RAE LEHMANN WITTE FARDALE WALNUT MOHAWK TRAIL WALNUT WYCKOFF FELDMAN CHEROKEE Legend HARVIN BROOK CHESTNUT STRONG

MOHICAN MATTHEW DEGRAY HOPPER POND SYLVAN NO NAME Railroads VAN MULEN ACKERMAN

MORRIS PENNA

HUTTON

CAMPGAW GARDEN BLUEBERRY NORTHERLY KNICHEL

Preservation Area Line WHITMAN VAN BOLEN SWITZER CHAPEL FOREST SOUTHERLY

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Parcels FRANKLIN DODGE JEFFERSON STORMS I-287 HERLIHY BABBIT BRIDGE VICTORIA GREENE

HETZEL

GLEN GREY MERRILL MOLLIE Municipal HIGH

HALSTEAD Existing Areas Served Potable Water

FAIRMONT WHITNEY

Existing Areas Served Sanitary Sewer EDISON LEIGHTON

Parcel Map 1 inch = 1,375 feet Utility Service Areas 0 1,200 2,400 4,800 7,200 9,600

\\HQFAS1\Survey\GIS\GISPROJECTS\Municipal\M-P\MWT\MWT-003\Centers\140120dag_Historic_Bus.mxd Feet ± January 2014 Bergen County, New Jersey MC Proj: MWT-003 REVISED TOWNSHIP OF MAHWAH, BERGEN COUNTY, NEW JERSEY HIGHLANDS IMPLEMENTATION PLAN AND SCHEDULE Updated January 2015

FY 2012+ Approximate Completion MUNICIPAL IMPLEMENTATION PLAN AND SCHEDULE FOR Priority (√) or Responsible Entity Status and Comments Budget Date PLAN CONFORMANCE BY TASK N/A 1. Housing Element & Fair Share Plan (Module 3) $2,000 2. Highlands Environmental Resource Inventory (Module 4) – Environmental Adopted √ 5/14/2012 Commission APPROVED by Env Comm 6/27/12 (Reimbursed - $2,000) 3. Highlands Element of Municipal Master Plan (Module 5) – Adopted √ Planning Board Amended Plan Conformance Grant a. Master Plan Reexamination Report - Prepared and Adopted √ 3/26/2012 Planning Board ADOPTED (Reimbursed for Reexam Report - $4,073) 4. Municipal Master Plan Elements (as applicable) Planning Board Planning activities selected based upon priorities relevant to specific municipality. a. Land Use Plan Element b. Conservation Plan Element c. Circulation Plan Element d. Land Preservation and Land Stewardship Plan Element e. Community Facilities Plan Element ADOPTED (Reimbursed - $28,500 ) f. Sustainable Economic Development Plan Element √ 10/6/2014 Planning Board Preparation of this element done in conjunction with conceptual planning for potential redevelopment nodes along the Rte 17 and Franklin Tpk corridors. g. Historic Preservation Plan Element h. Septic System Yield Allocation 5. Planning Board, Highlands Land Use Ordinances (Module 6) – Adopted √ $9,500 Governing Body Amended Plan Conformance Grant a. Adopt Planning Area Petition Ordinance √ 1/12/2012 Governing Body ADOPTED Ord #1701 (Reimbursed - $500) b. Adopt Checklist Ordinance Planning Board, √ 4/26/2012 Governing Body ADOPTED Ord #1706 (Reimbursed - $1,000)

c. Adopt Delegated Exemption Ordinance Adopted 8/5/13 ADOPTED Ord #1725 Effective 9/4/13 6. Zoning Map Update – Adopted (Update to reflect Highlands Planning Board, Overlay Zones, Districts) √ $5,000 Governing Body Amended Plan Conformance Grant 7. Resource Management Plans and Programs a. Water Use and Conservation Management Plan TBD b. Habitat Conservation and Management Plan √ $30,000 Guidance to be provided by the Highlands Council

c. Stream Corridor Protection/Restoration Plan (optional) Preparation of a stream corridor strategy for the Ramapo River and the Ramsey √ $46,600 Brook and their tributaries. Guidance to be provided by the Highlands Council. d. Wastewater Management Plan NJDEP Administrative Order 2010-03 (NW Bergen WMP ) - Submittal to NJDEP √ $5,000 in cooperation w/Highlands Council e. Septic System Management/Maintenance Plan Health Board f. Lake Restoration Management Plan (if applicable) g. Scenic Resource Management Plan (optional) h. Municipal Stormwater Management Plan i. Regional Stormwater Management Plan (if applicable) j. Land Preservation and Land Stewardship Program k. Forest Stewardship Plan (optional)

01/12/2015 1 Highlands Council REVISED TOWNSHIP OF MAHWAH, BERGEN COUNTY, NEW JERSEY HIGHLANDS IMPLEMENTATION PLAN AND SCHEDULE Updated January 2015

FY 2012+ Approximate Completion MUNICIPAL IMPLEMENTATION PLAN AND SCHEDULE FOR Priority (√) or Responsible Entity Status and Comments Budget Date PLAN CONFORMANCE BY TASK N/A 8. Board of Health Ordinances a. Septic System Maintenance Subsequent to release of final model ordinance and completion of 7e b. Potential Contaminant Source Management Subsequent to release of final model ordinance 9. Implementing Ordinances for Management Plans and Programs a. Water Use and Conservation Management Plan Ordinance * *Following completion of 7.a b. Habitat Conservation and Management Plan Ordinance * *Following completion of 7.b c. Stream Corridor Ordinance * *Following completion of 7.c d. Lake Restoration Management Plan Ordinance * *Following completion of 7.f e. Tree Clearing Ordinance f. Right to Farm Ordinance (if applicable) √ Governing Body Adoption of State model ordinance g. Scenic Resource Mgmt Ordinance (if applicable) * *Following completion of 7.g, if selected h. Stormwater Management Ordinance * *Updates only, as needed to incorporate RMP provisions; following 7h, 7i i. Other Ordinance Provisions (specify) 10. Redevelopment and Brownfields Opportunities (optional) a. Highlands Redevelopment Area Petition 11. RMP Updates (optional) 12. Map Adjustment Petition(s) (optional) 13. Highlands Center Petition (optional)

a. Highlands Center Planning Study Highlands Center Designation Study, dated October 2, 2014 Township adopted Res. #279-14 to amend Petition to include 2 centers

b. Highlands Center Plans/Redevelopment Plans Planning associated with the two Highlands Designated Centers, funding $75,000 available upon approval of scope of work 14. Submission of Municipal Planning and Regulatory Documents and See Consistency Review and Recommendations Report. Amended Plan Supporting Materials √ Conformance Grant 15. Discretionary Documents or Requests (financial and technical assistance requests from the municipality) 16. Attendance at Highlands Council Training Sessions a. Municipal Exemption Determinations √ $1,000 Highlands Council Exemption Designees (e.g., Zoning Officer) b. Ordinance Administration: Application Procedures, Implementation, Enforcement Land Use Administrator/Board Secretary, Zoning Officer, Enforcement Officer, √ $1,500 Highlands Council Property Inspector, Professionals Total Approximate Budget $175,600

This Plan will be altered over time, to reflect the municipality’s progress toward achieving Full Plan Conformance and to address funding and implementation tasks that carry forward into future years. All such changes will involve a collaborative effort and agreement between the municipality and the Highlands Council. Important in such considerations is the on-going recognition of the voluntary nature of Plan Conformance with respect to the municipality's Planning Area. It is anticipated that any Highlands Council Resolution of Approval will delegate to the Executive Director authority to modify deadlines for completion, which would occur in consultation with the municipality. No timeframe will be considered to have begun, however, until the municipality has been provided the tools (including grant funding) with which to accomplish each component of the Plan Conformance program.

01/12/2015 2 Highlands Council