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Executive Summary
This document is a presentation by the Pequannock River Coalition (PRC), a non-profit watershed association, addressing the proposed expansion of the Tilcon quarry onto the Meer Tract (part of Federal Hill) in Bloomingdale, NJ. The PRC highlights significant environmental concerns, including sensitive wetlands, steep slopes, critical wildlife habitat, and potential negative impacts on water quality, groundwater recharge, and increased flooding. The presentation critiques a re-examination report by Burgis Associates, arguing it disregards previous environmental assessments, borough ordinances, and the Highlands Act compliance efforts, specifically regarding the designation and protection of Federal Hill as an environmentally sensitive area.
The PRC emphasizes that the proposed quarry expansion could exacerbate existing flooding issues, negatively impact low summer river flows, and lead to substantial decreases in local property values, estimating a potential loss of over $10 million for nearby homes. It also questions the effectiveness of local ordinances in controlling land use and challenges the claim that the rezoning would facilitate affordable housing development.
The presentation advocates for exploring alternatives to quarry expansion, such as ending current quarry operations sooner, expanding open space, and redeveloping parts of the existing quarry for affordable housing and commercial use. It stresses the importance of adhering to the Highlands Act compliance and the integrity of Bloomingdale's past environmental reports, studies, and ordinances to prevent further damage to environmental resources and protect property values.
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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
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