PRC Presentation on Federal Hill

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This document is a presentation by the Pequannock River Coalition (PRC) regarding Federal Hill in Bloomingdale, NJ. The presentation outlines concerns related to a proposed quarry expansion by Tilcon on the Meer Tract, a 180-acre portion of Federal Hill currently authorized for townhouse development. The PRC highlights the environmental sensitivity of Federal Hill, citing its wetlands, steep slopes, and designation as critical wildlife habitat, and argues that quarry expansion could lead to increased flooding, reduced water recharge, and decreased property values. The presentation also critiques a re-examination report commissioned by Tilcon and Bloomingdale that suggests the Meer Tract would benefit from an expanded quarry, pointing out inconsistencies and potential conflicts with the borough's existing environmental protection plans and Highlands Act compliance efforts.

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--- Document: PRC Presentation on Federal Hill Document ---
Understanding Federal Hill
Understanding Federal Hilla p
a presentation of the Pequanno
Pequannock River Coalition


A non
A non-profit watershed 
profit watershed association.
association.Our mission: 
Our mission: Preservation of the 
Preservation of the Pequannock River as 
Pequannock River as a natural, aesthetic, 
a natural, aesthetic, recreational and 
recreational and water supply 
water supply resource.
resource.Membership: 
Membership: More 
More than 500 citizens and 
than 500 citizens and groups 
groups in 84 towns.
in 84 towns.
PEQUANNOCK RIVER COALITION


PRC Achievements
PRC AchievementsPRC created the of
PRC created the official Environmental Resource 
Environmental Resource Inventories for Butler, Riverdale, 
Inventories for Butler, Riverdale, and Pequannock. 
and Pequannock. We are a licensed Environmental 
We are a licensed Environmental Laboratory.
Laboratory.Winner 
Winner of the NJDEP 
of the NJDEP Environmental Excellence Award 
Environmental Excellence Award and the USEPA Environme
and the USEPA Environmental Achievement Award (twice)
Achievement Award (twice).Created the first state
Created the first state-approved 
approved Watershed Management Pla
Watershed Management Plan in New Jersey. 
New Jersey. 


PRC Operating Area
PRC Operating AreaPRC operates 
PRC operates in the combined Pequannock River
River and Wanaque River Watersheds. This  incl
includes all of Bloomingdale.  


PRC and Federal Hill
PRC and Federal HillFederal Hill
Federal Hill has been a concern for PRC since our f
our first years.The combination of sensitive land a
The combination of sensitive land and affordable ho
affordable housing is a problematic mix.


The Issue
The IssueThe 180
The 180-acre Meer Tract 
acre Meer Tract on Federal Hill is currently 
on Federal Hill is currently authorized for a 
authorized for a townhouse development. 
townhouse development. By ordinance, 32 acres will 
By ordinance, 32 acres will be developed, and 148 
be developed, and 148 acres will be preserved as 
acres will be preserved as open space. Of the 360 
open space. Of the 360 units to be built, 72 will be 
units to be built, 72 will be affordable housing, toward
affordable housing, toward Bloomingdale’s COAH 
Bloomingdale’s COAH obligation. 
obligation. 
Map source: Tilcon


The Issue
The IssueTilcon
Tilconowns an adjoining 
owns an adjoining quarry. They are asking that
quarry. They are asking that the entire Meer Tract be 
the entire Meer Tract be rezoned to allow quarrying.  
rezoned to allow quarrying.  They are proposing to 
They are proposing to purchase the Meer Tract and 
purchase the Meer Tract and expand their quarry onto i
expand their quarry onto it. In exchange for rezoning, 
exchange for rezoning, they will “prepare” the 32
will “prepare” the 32-acre 
acre tract for development, then 
tract for development, then donate that part of the land
donate that part of the land to Bloomingdale. 
Bloomingdale. 
Map source: Tilcon


What is “Federal Hill”? 
What is “Federal Hill”? Federal Hill does
Federal Hill does not follow exact lot lines.
lines.Bloomingdale’s 
Bloomingdale’s 2001 report “Federal Hill: An 
2001 report “Federal Hill: An Extraordinarily Environmentally
Extraordinarily Environmentally Sensitive And Historically Significant Area” s
Historically Significant Area” said “The 
The approximately 450
approximately 450-acre wooded tract 
acre wooded tract includes four types of wetlands, 
includes four types of wetlands, threatened and endangered species, an
and endangered species, and extremely steep slopes. 
steep slopes. “ 
“ Bloomingdale’s 
Bloomingdale’s 2009 “Highlands Initial 
2009 “Highlands Initial Assessment Report”
Assessment Report” also describes it as a 
450-acre tract and said that it includes the 
Meer Tract.  
Along with the 180-acre Meer Tract, Federal 
Hill includes part of the existing quarry, and 
other lands, to reach the total of 450 acres.


Efforts to protect it are nothing new!
Efforts to protect it are nothing new!
As early as 1989, 
Bloomingdale asked 
the NJ State Planning 
Commission to change 
the designation for 
Federal Hill from 
Suburban (PA2) to 
Environmentally 
Sensitive  (PA5). The 
state agreed, and 
made this change in 
2001.


The Highlands Act 
became law in 2004. 
Much of Bloomingdale 
was put in the restrictive 
Preservation Area. 
Part of it, including 
Federal Hill, was put in 
the Planning Area. Federal Hill and the High
Federal Hill and the Highlands Act


In 2007, Bloomingdale asked the NJ 
Highlands Council to re-map 
Federal Hill into the Preservation 
Area. Bloomingdale described the 
steep slopes, stream corridors, 
groundwater recharge, and wetlands 
there as important values needing 
protection.
This could not be done because of 
the court-ordered affordable 
housing. Federal Hill and the Highlands 
Federal Hill and the Highlands Act


Federal Hill and the Highlands Act
Federal Hill and the Highlands Act
In 2008, Bloomingdale 
adopted Resolution 2008-
11.11, stating it was “...in 
the best interest of 
Bloomingdale to conform 
to the Regional Master 
Plan…”. This showed the 
borough’s intent to fully 
align with the Highlands 
Regional Master Plan, 
even in the Planning Area 
where it was optional. 
. 


Federal Hill 
Federal Hill -Recent Documentati
Recent DocumentationTo 
To do this, Bloomingdale created several reports 
created several reports from 2009
from 2009-2011. We 
2011. We are 
are fortunate to have these 
fortunate to have these recent 
recent reports to rely upon
reports to rely upon. 
. One component, the 
One component, the Highlands Environmental 
Highlands Environmental Resource Inventory (ERI),
Resource Inventory (ERI), identified natural 
identified natural resources 
resources in the borough. 
in the borough. 


Bloomingdale’s ERI puts 
Federal Hill almost 
entirely in the Highlands 
Protection Zone. They 
described this area as 
“...high resource value 
lands that are 
important to 
maintaining water 
quality, water quantity, 
and sensitive 
ecological resources 
and processes.” 


Bloomingdale’s report 
also said “…Land 
acquisition is a priority 
in the Protection Zone 
and development 
activities will be 
extremely limited; any 
development will be 
subject to stringent 
limitations on 
consumptive and 
depletive water use, 
degradation of water 
quality, and impacts to 
environmentally 
sensitive lands.” 


Other than the existing 
quarry, Federal Hill is 
entirely a “Forest 
Resource Area.” 
“The Forest Resource 
Area includes high 
ecological value forest 
areas including those 
forested areas that 
exhibit the least 
fragmentation and are 
vital for the 
maintenance of 
ecological processes.” 


Figure 7 shows that 
Federal Hill has 
extensive areas of 
wetlands, streams, 
and waterway 
buffers. All of these 
features are primary 
targets for protection. 
Most are off limits to 
any development, 
including a quarry.


Figure 7 – detail.


Steep slopes are an important 
feature and most of Federal 
Hill is steeply sloped. 
Bloomingdale’s report for this 
map states “Disturbance of 
areas containing steep 
slopes can trigger erosion 
and sedimentation, 
resulting in the loss of 
topsoil. Silting of wetlands, 
lakes, ponds and streams 
damages and degrades 
wetland and aquatic 
habitats, especially trout 
streams that are found 
throughout the Highlands 
and receive the State’s 
highest water quality 
protections. “


Steep Slopes
Steep Slopes-Detail
Detail


Disturbing steep slopes 
near high quality 
waterways is a poor idea.  
Here are examples of 
siltation from the existing 
Tilcon quarry, damaging 
the Pequannock River. 
Bloomingdale, Pompton 
Lakes and many other 
towns are now working to 
remove this sediment at 
taxpayer expense. 


Steep Slope Ordinance
Steep Slope Ordinance
In 2013, recognizing the value and 
sensitivity of steep slopes, 
Bloomingdale enacted Ordinance 
34-2013 for the expressed purpose 
of preventing steeply sloped lands, 
such as Federal Hill, from being 
disturbed. The ordinance states “...it 
is found that the removal of 
vegetation and disturbance of 
soils on steep slopes by 
excavation and fill will increase 
runoff and result in soil erosion 
and siltation…  …thereby having 
the potential of endangering 
public and private life“.
The ordinance prohibits 
“…substantial nonagricultural 
displacement of soil…” on slopes 
exceeding 15%. This includes 
almost all of Federal Hill.  
Although the 32-acre COAH 
development is exempted from this 
ordinance, expanded quarry 
operations, now proposed for the 
balance of the Meer tract, are not. 


In Figure 12, Bloomingdale 
shows most of Federal Hill as 
“Critical Wildlife Habitat”. 
Bloomingdale statedthat 
that these lands 
these lands are “
are “Habitats of 
Habitats of animal species identified as 
animal species identified as endangered, threatened, of 
endangered, threatened, of special concern, or of 
special concern, or of regional conservation 
regional conservation priority in the Highlands 
priority in the Highlands Region…
Region…” and that these 
” and that these lands are “...
lands are “...critically 
critically important to maintaining 
important to maintaining biological diversity in the 
biological diversity in the Highlands Region
Highlands Region.” 
.” . “


Figure 15: Preserved 
Figure 15: Preserved Lands
LandsBloomingdale is 
Bloomingdale is heavily invested in 
heavily invested in the protection of 
the protection of Federal Hill. The 
Federal Hill. The borough spent more 
borough spent more than a million dollars 
than a million dollars to protect the 70
to protect the 70-acre 
acre Bi
Bi-Coastal tract. It is 
Coastal tract. It is the largest piece of 
the largest piece of borough
borough-owned open 
owned open space.
space.


Figure 15: Detail
Figure 15: Detail


It is important to know if all these Bloomingdale 
It is important to know if all these Bloomingdale reports
reports concerning Federal Hill are considered accurat
accurate. The Highlands Council says “Yes!”In 2011 t
In 2011 the Highlands Council wrote that “The 
property [Federal Hill] is indeed extensively 
constrained by Highlands resource features 
including Critical Wildlife Habitat, High Integrity 
Riparian Area, Highlands Open Waters 
(including wetlands and streams), Open Water 
Buffers, Forest in a Forest Resource Area, and 
Steep Slopes.“  


The Tilcon 
“conceptual“ 
proposal is to 
extend the quarry 
by about 100 
acres, pushing the 
current boundary 
out approximately 
1,400 feet.  
Tilcon proposal - Conceptual


Comparing Tilcon’s proposed expansion of the 
quarry to wetlands, streams, and their buffers, as 
mapped by Bloomingdale, there are clear conflicts. 
Conceptual versus Actual


PRC is not concerned that Tilcon will quarry 
wetlands. Our concern is that they are proposing 
this in their concept maps, even though they 
probably can’t, and must know it. 


If wetlands and waterway buffers reduce the usable 
quarry expansion area to about half the land Tilcon 
has proposed, how will they compensate? Will the 
quarry stay within their proposed lines?  Or seek to 
expand elsewhere? Remember – the ENTIRE tract 
will be rezoned for a quarry. 


Despite these concerns, 
Bloomingdale officials have said the 
expansion of the quarry will be 
controlled by an ordinance. 
Here is a good question: 
How effective is an ordinance at 
controlling land use? 


The existing development ordinance controlling 
the Meer Tract says only 32 acres will be 
developed, and 148 acres must be preserved as 
open space. What is happening to that protection? 
So, how effective is an ordinance at controlling 
land use?     Not very!


Forest Cover, Recharge and 
Forest Cover, Recharge and Flood
Flooding
Rainwater is either 
absorbed into the 
soil as “recharge” 
or it isn’t. How can 
it be absorbed into 
the soil if the soil is 
missing? Forested 
land provides the 
highest rate of 
recharge. Bedrock 
and pavement 
provide the lowest. 


Forest Cover, Recharge and 
Forest Cover, Recharge and Floo
Flooding
As land is changed 
from forest to quarry, 
recharge turns into 
“runoff”. Runoff 
makes flooding 
worse when it rains. 
On the flip side, 
water lost as runoff 
limits groundwater 
supplies,  reducing 
river and stream 
flows later on.  


The Van Dam Avenue area of Bloomingdale 
is already flood-prone. Reducing recharge 
on adjacent Federal Hill, and increasing 
runoff, can make a bad situation worse.  
Pequannock River flooding at Federal Hill


Also, the Pequannock 
Also, the Pequannock River has a well
River has a well-documented problem 
documented problem with low summer flows 
with low summer flows causing high summer 
causing high summer water temperatures. If 
water temperatures. If Federal Hill is 
Federal Hill is converted from forest 
converted from forest to quarry, this situation 
to quarry, this situation will become worse. 
will become worse. 
Pequannock River - Bloomingdale


Bloomingdale did realize 
this. Their Steep Slope 
ordinance was adopted 
in 2013 to prevent 
disturbance of steep 
slopes, and protect lives 
and property. It was 
meant to stop the exact 
type of disturbance we 
are now discussing.


Engineers typically 
Engineers typically promise to control 
promise to control runoff by using 
runoff by using engineered “solutions”. 
engineered “solutions”. But, if these 
But, if these engineering promises 
engineering promises were always valid, 
were always valid, there would never be a 
there would never be a need for a steep slope 
need for a steep slope ordinance. 
ordinance. 


Wise communities know 
Wise communities know that when these promises 
that when these promises fail, it often happens in 
fail, it often happens in extreme conditions. 
extreme conditions. Then 
Then –look out! Local 
look out! Local residents and resources 
residents and resources pay the price.
pay the price.
Stormwater system failure at a 
quarry in  Ringwood. Silt and runoff 
pour into the West Brook.
Rock slide closes entry road in 
Enclave at Riverdale. A resident said 
“Somebody had to approve that wall.”  
Somebody did! An engineer! 


Remember that 
Remember that Tilcon
Tilconhas over 75 violations 
has over 75 violations in New Je
in New Jersey over the last 5 years for failing to meet 
to meet state requirements. 


Also, 
Also, Tilcon
Tilconhas 
has admitted that the extent 
admitted that the extent of the new quarry, and 
of the new quarry, and the timeline for it, are 
the timeline for it, are unknown. How can 
unknown. How can we 
we begin 
begin to evaluate this 
to evaluate this when we don’t have 
when we don’t have specifics on what land 
specifics on what land will be quarried, and 
will be quarried, and when? Any engineering 
when? Any engineering or flooding report 
or flooding report produced without this 
produced without this data, is of little value. 
data, is of little value. 


Economics
Economics
Taxes and land values 
are not environmental 
issues. Why did PRC 
consider them? 
The argument is being 
made that economic 
gains will outweigh 
environmental losses. 
Will they? We need to 
know!


We are told that development 
restrictions from the Highlands 
Act caused taxes to spiral up in 
Bloomingdale, spurring interest 
in this rezoning. 
Is this true? No!
The effective tax rate actually 
dropped in 2004, when the 
Highlands Act became law, and 
continued to drop until 2009. 
These are the same type of 
changes we see in Haledon, 
which has no lands in the 
Highlands. 
Source : NJ Division of Taxation
Taxes and the Highlands


Relevant Studies:
PRC looked at the Stoneco 
study from Richland, Michigan 
for an important reason. It 
closely examined the 
relationship between the 
distance from homes to a 
quarry and the impact on 
home values. They found a 
10% reduction in value for 
homes up to a mile away. 
And, the closer the homes, the 
greater the impact.  


It isn’t just Michigan!
A recent court decision in NJ (Warren Township 
vs. Suffness) recognized the impact of a quarry. 
The court found that homes were affected by the 
noise and dust from a nearby quarry operation, 
and the damage from quarry blasting. 
In a tax appeal, the court accepted a 25% 
reduction in the home values due to the quarry. 


Therefore, if Tilcon’s 
quarry is expanded, this 
has to mean a greater 
impact on nearby 
homes. It also means 
that more homes will be 
within the impacted 
area. 
How might this change 
home values?


Do the math! 
From our estimation, at 
least 300 homes are 
within a mile of the 
existing Tilcon quarry. 
With an average price of 
$350,000 and a reduction 
in value of just 10% from 
quarry expansion, the 
potential loss could total 
more than $10,000,000.  


Is the Stoneco Study accurate?
We compared the sale price for 4 similar houses in Pompton 
Lakes. 2 were within ¼ mile of the quarry. 2 were ¾ of a mile 
from the quarry. All were 3-bedroom, with 1 ½ -2 baths. The 
Stoneco study predicted a decrease in value of 13% for the 
homes closer to the quarry. The actual decrease was 12%.  
This is NOT definitive, but common sense tells us a nearby 
quarry (or quarry zoning) is a poor selling point. 
16 Adrian St. 
119 Legion St.
419 Montclair 
Ave
472 Montclair Ave


The Latest and Greatest?
The Latest and Greatest?Tilcon
Tilconand Bloomingdale 
and Bloomingdale gave the consulting firm 
gave the consulting firm of Burgis
BurgisAssociates a 
Associates a daunting task 
daunting task -produce a 
produce a re
re-examination report for 
examination report for the Bloomingdale Master
the Bloomingdale Master Plan that shows the Mee
Plan that shows the Meer Tract (and Bloomingdale
Tract (and Bloomingdale) would benefit from an 
would benefit from an expanded quarry. Not 
expanded quarry. Not easy!
easy!


First, there is a long list of 
First, there is a long list of reports and do
reports and documents stretching from 1
stretching from 1989 to 2013, produced by
produced by Bloomingdale, showing the e
showing the environmental sensitivity of 
sensitivity of Federal Hill and Bloomingdale’
Bloomingdale’s efforts to protect it. How t
it. How to get around this? Answer: Separa
Answer: Separate the Meer Tract from Fed
from Federal Hill! 


For example, the 
reexamination report 
states “The Meer Tract 
adjoins preserved lands 
known as Federal Hill”. It 
also says “The Quarry 
and Meer Tracts are 
connected to an area 
known as Federal Hill.” 
These statements suggest 
that Federal Hill, the 
quarry, and the Meer Tract 
are all different things. But 
they’re not!


Remember when we asked what is 
Remember when we asked what is “Fed
“Federal Hill”? As noted , this informatio
As noted , this information was in the 2009 
2009 “
“Highlands Initial Assessment Report
Highlands Initial Assessment Report”:
”:
“... a 180-acre portion of the 450-acre 
Federal Hill tract (Meer Bloomingdale 
Estates) received Superior Court 
mandated development approval…”.  
Clearly, the 180-acre Meer Tract is a 
“…portion of the 450-acre Federal Hill 
tract…”. And there is no way to arrive at a 
total of 450 acres without including part of 
the existing quarry and additional 
preserved land.  
Incredibly, the 2009 report and the 2014 
reexamination report that contradicts it, 
were both produced by Burgis Associates, 
but say different things. Whoops!


The reexamination report might also 
attempt to show that the rezoning 
would help to create affordable 
housing. It tried!
The report states “The site is 
included in a 2013 Court Order to 
permit an expansion of quarry 
related uses in order to facilitate 
the development of affordable 
housing on the Meer Tract.” 
But this is not correct. The court order 
says only that the court does not 
consider the rezoning “inconsistent” 
with creation of affordable housing. It 
does not say it will “facilitate” this 
creation.  Whoops again!Affordable Housing
Affordable Housing


Currently, the 32 acre parcel 
authorized for townhouses is 
surrounded by 148 acres of required 
open space, providing a buffer 
between this residential property and 
land zoned for the existing quarry. 
However, if all the land surrounding 
the townhouses is rezoned for a 
quarry, and the quarry advances to 
within two hundred feet, how will this 
make it more attractive for 
development?   Affordable Housing Development:     
Affordable Housing Development:         Loc
Location, Location, Location 


The reexamination report also tries to 
align the rezoning with other Borough 
plans. For example, it states that 
“...the borough’s 2013 Open Space 
Plan notes that sufficient open space 
has been acquired in Federal Hill...“ 
Yet, nowhere does the Open Space 
Plan say this. In fact, a tract of land on 
Federal Hill currently owned by Tilcon 
is shown on several exhibits in the 
Open Space Plan as “potential open 
space”. 
Whoops #3!Support From Other Plans?
Support From Other Plans?


The reexamination report states in 
several places that, according to the 
Open Space Plan, “...preservation 
of the Meer and Quarry tracts is 
not feasible.“ But, nowhere in the 
Open Space Plan is this stated. 
Instead, the development ordinance 
for the Meer Tract REQUIRES that 
148 acres (82%) be set aside as 
open space. If 148 acres will be 
preserved as open space by 
ordinance, how can it be that 
preservation “is not feasible”?Could more land be prese
Could more land be preserved on Fede
Federal Hill 
Hill ?


In addition, the quarry 
and the Meer property 
are listed as potential 
acquisitions for open 
space by Passaic 
County. 
Whoops #4!Could more land be preserved 
Could more land be preserved on Fede
Federal Hill 
Hill ?


We are astounded that the 
reexamination ignores all the 
material developed by 
Bloomingdale for Highlands 
compliance. It is never even 
mentioned in the reexamination, 
although it provides the most 
recent, extensive, and relevant 
information concerning Federal 
Hill and its natural resources. 
WHY?Ignoring data
Ignoring data


The reexamination also ignores 
the resolution adopted by 
Bloomingdale to seek Highlands 
compliance, and the steep slope 
ordinance they adopted less than 
2 years ago, which this rezoning 
will violate. 
Again - WHY?


Any Master Plan or Master 
Plan revision must consider 
the realities of the land. By 
ignoring the latest relevant 
information, and 
Bloomingdale’s protective 
ordinances, and by promoting 
destruction of environmentally 
critical areas, this one does 
not!Master Plan Requirements
Master Plan Requirements


Bloomingdale has taken $65,000 from 
the state of New Jersey to be used in 
complying with the Highlands 
Regional Master Plan, and adopted a 
resolution stating it was “...in the best 
interest of Bloomingdale to 
conform to the Regional Master 
Plan…”. 
The proposed rezoning is directly in 
opposition to that process. 
Has Bloomingdale wasted this 
taxpayer funding and ignored their 
own resolution? How do they plan to 
make this right?Finally, what about the Highl
Finally, what about the Highlands?


Summary
SummaryBloomingdale has a lon
Bloomingdale has a long history of trying to protect
protect Federal Hill.An extensive list of document
An extensive list of documents and reports, created
created by Bloomingdale, establish the environment
environmental sensitivity of Federal Hill.This sensit
This sensitivity is confirmed by the Highlands Counc
Council, but ignored in the Borough’s Master Plan 
Plan reexamination.The 
The existing 
existing zoning promotes protection by 
zoning promotes protection by increa
increasing open space and limiting 
limiting development to 
development to the extent practical.  


Summary (
Summary (continued)
continued)Studies sugges
Studies suggest that home values will be reduced i
reduced in the area by expansion of the quarry.Floo
Flooding is already a major issue next to Federal Hi
Federal Hill. How will converting forest to a quarry 
quarry there improve that?Current borough ordina
Current borough ordinances do not seem to offer 
offer much protection. New ordinances designed to 
designed to control the quarry are likely to have the
the same problems. How 
How will surrounding the 
will surrounding the COAH development 
COAH development site 
site with a quarry promote affordable housing?


Summary 
Summary (continued)
(continued)Bloomingdale h
Bloomingdale has taken taxpayer funds to comply 
comply with the Highlands Act. Now what?Bloomi
Bloomingdale has invested heavily in open 
has invested heavily in open space o
space on Federal Hill. Adjacent disturbance will sa
will sacrifice the values these lands were intended 
intended to protect. The 
The Periodic Reexamination of the Master 
Periodic Reexamination of the Master Plan 
Plan has major flaws. These must be fixed! 
has major flaws. These must be fixed! The qua
The quarry expansion seems unlikely to follow the
the path shown by Tilcon
Tilcon. 
. 


Summary 
Summary (continued)
(continued)Almost no conc
Almost no concrete data has been offered on commu
community benefits, costs, the extent of the new qua
new quarry, or timelines for the expansion. Yet, w
Yet, we are charging forward 
are charging forward blindly with 
blindly with engineeri
engineering reports, court decisions and Master P
Master Plan changes. Why?


Suggestions:
Suggestions:Isn’t it time for a real 
Isn’t it time for a real dialogue that explores alternatives?Map source
Map source: Tilcon
TilconInstead of exten
Instead of extending the quarry’s coverage and lifespan, 
quarry’s coverage and lifespan, one alternative would be to end 
one alternative would be to end the quarry operation as soon as 
the quarry operation as soon as possible. This would avoid more 
possible. This would avoid more damage to environmental 
damage to environmental resources, expand open space, 
resources, expand open space, reduce the probability of 
reduce the probability of increased flooding, and provide 
increased flooding, and provide Bloomingdale with 260 acres of 
Bloomingdale with 260 acres of developable land.
developable land.


Suggestions:
Suggestions:Map source: 
Map source: Tilcon
TilconA new road link
A new road linking the quarry to Rt. 287 through Wanaque is 
Rt. 287 through Wanaque is now under consideration. With 
now under consideration. With this better access to Rt. 287 
this better access to Rt. 287 and much of the land 
and much of the land modification in the existing 
modification in the existing quarry already accomplished, 
quarry already accomplished, using a small part of the 
using a small part of the existing quarry as a site for 
existing quarry as a site for affordable housing offers a 
affordable housing offers a better option than the current 
better option than the current Tilcon
Tilconproposal. 
proposal. The rest of the quarry could be 
The rest of the quarry could be used as commercial property 
used as commercial property and some even as open space. 
and some even as open space. There is no need to sacrifice 
There is no need to sacrifice additional sensitive land.  
additional sensitive land.  Bloomingdale could stay on 
Bloomingdale could stay on track w
track with Highlands Act compliance
compliance, preserve the integrity 
integrity of their past reports, studie
studies, ordinances, and resolution
resolutions, and prevent any loss of
loss of home value for their citizen
citizens. A win-win! 
win! 


Sources of information
Sources of information
Bloomingdale Natural Resource Inventory, 1989
available as a printed document in the Bloomingdale Municipal Building, 101 Hamburg 
Turnpike, Bloomingdale NJ 07403
NJ State Development and Redevelopment Plan
http://www.nj.gov/state/planning/docs/stateplan030101d.pdf
Highlands Act, 2004
http://www.highlands.state.nj.us/njhighlands/actmaps/act/highlands_bill.pdf
Bloomingdale letter to Highlands Council, 2007
http://www.highlands.state.nj.us/master/draft_plan_comments/10807.pdf
Bloomingdale Ordinance 92-61 “AH Affordable Housing Zone.”, 2007 (amended 2011)
http://clerkshq.com/default.ashx?clientsite=Bloomingdale-nj
Highlands Regional Master Plan, 2008
http://www.highlands.state.nj.us/njhighlands/master/


Sources of information
Sources of information
Bloomingdale Highlands Initial Assessment Report, 2009
http://www.highlands.state.nj.us/njhighlands/passaic_county/bloomingdale/bloomingdal
e_iagr.pdf
Bloomingdale Adopted Housing Element and Fair Share Plan, 2010
http://www.highlands.state.nj.us/njhighlands/passaic_county/bloomingdale/3_Blooming
dale_Adopted_Housing_Element_and_Fair_Share_Plan.pdf
Bloomingdale Resolution 2011-11.11, 2011
http://www.highlands.state.nj.us/njhighlands/passaic_county/bloomingdale/bloomingdale_noi.pdf
Bloomingdale Highlands Environmental Resource Inventory, 2011
http://www.highlands.state.nj.us/njhighlands/passaic_county/bloomingdale/4_Blooming
dale_Highlands_ERI_Sept2011.pdf
Bloomingdale Highlands Master Plan Element, 2011
http://www.highlands.state.nj.us/njhighlands/passaic_county/bloomingdale/5_Blooming
dale_Highlands_Master_Plan_Element_Sept2011.pdf


Sources of information
Sources of information
Bloomingdale Highlands Area Land Use Ordinance, 2011
http://www.highlands.state.nj.us/njhighlands/passaic_county/bloomingdale/6_Blooming
dale_Highlands_Land_Use_Ordinance_Sept2011.pdf
Bloomingdale Open Space Master Plan Revision, 2013
available as a printed document in the Bloomingdale Municipal Building, 101 Hamburg 
Turnpike, Bloomingdale NJ 07403
Stoneco Gravel Mine Report
http://lamoine.org/wp-content/uploads/2014/07/STONECO-GRAVEL-MINE-
ECONOMIC-IMPACT.pdf
Passaic County Open Space Master Plan
http://www.passaiccountynj.org/index.aspx?nid=296