INTRODUCTION
This 2006 Master Plan continues a long established tradition of comprehensive planning. The
Borough's first Master Plan was adopted in 1951. It was followed by major master plan reviews in
1978, 1988, 1994, and a reexamination in 2000. Under the Municipal Land Use Law (MLUL), the
Master Plan must contain certain mandatory elements. In brief, the mandatory elements are:
Statement of Goals, Objectives, and Principles of the Plan
Land Use Plan Element
Housing Plan Element (which is technically optional but a municipality may not pass a
The Land Use Plan Element, which is the focus of this section of the Master Plan, is vital to the
entire planning process of the municipality. The Land Use Plan is the foundation and basis for the
zoning ordinance and is enforceable through the zoning ordinance. The Land Use Element is also
that part of the Master Plan which is intended to relate to the other various elements, tying them
together and relating them to other planning efforts. These include the State Development and
Redevelopment Plan (SDRP), the County Master Plan, and the master plans of adjoining
municipalities.
As documented in the Borough's adopted 2005 Housing Element and Fair Share Plan, the Borough
issued 64 certificates of occupancy to construct new single-family residences since the 1994 Master
Plan. This growth averaged nearly six (6) new homes per year. It was partially offset by residential
demolitions, which totaled 17 over the 10-year time span. More than half of these demolitions
occurred in 2003 and 2004. This may indicate a development trend of "tear downs" where older
homes are razed and replaced by larger new ones. Charolais Farms is among the new subdivisions
recently approved. This subdivision of large, estate homes has recently been completed.
In the area of new commercial development, the Mendham Audi dealership has replaced the former
Gunther Motors building which was destroyed in the 1990s by fire. This was the major
redevelopment of land which occurred within the Historic Business Zone. Other commercial sites
along Main Street have been converted to bank facilities. In the East Business Area, Mendham
Ford is building a new, enlarged automotive dealership. Since the 1994 Master Plan, the Moro
automotive service site has been expanded to include a new car wash. All of these changes have
occurred without extension of either the East or Historic Business Areas.