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Executive Summary
This document is a Periodic Reexamination of the Master Plan for the Borough of Riverdale, Morris County, New Jersey, prepared by Preferred Planning Group LLC and dated August 11, 2023. The report evaluates changes at the local and state level since the last Master Plan in 2008 and establishes a framework for future land use decisions. It reviews demographic information pertaining to population, housing, and employment trends, and provides projections through 2027, utilizing Esri Updated Demographics and U.S. Census Bureau information to formulate land use policy.
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--- Document: Periodic ReExamination of the Master Plan - August 11, 2023 Document ---
1
Borough of Riverdale, Morris County
New Jersey
August 11, 2023
PERIODIC REEXAMINATION
OF THE
MASTER PLAN
201.773.1977
dh@preferredplanninggroupllc.com
110 Chestnut Ridge Road, Suite 192
Montvale, NJ 07645
Prepared by:
PREFERRED PLANNING GROUP LLC
www.preferredplanninggroupllc.com
2
RIVERDALE PLANNING BOARD
Scott Trouse, Chairman
Warren Sheps, Vice Chairman
Stephanie Colella, Board Secretary
Mayor Paul M. Carelli, Class I
Council President Vincent Pellegini, Class III
Sal Poli, Class II
Rick Malanga, Class IV
Michael Reilly, Class IV
Bobby Roberts, Class IV
Chris Scilingo, Class IV
Kevin Bulger, Alternate 1
James Talerico, Alternate 2
LAND USE BOARD ATTORNEY
John Barbarula, Esq.
RIVERDALE BOROUGH ENGINEER
Thomas Boorady, PE
PLANNING CONSULTANT
TO THE BOROUGH OF RIVERDALE
Donna Holmqvist, AICP/PP
CEO & Founder, Preferred Planning Group LLC
The original of this report was signed and sealed in accordance with NJSA 45:14A-12.
Donna Holmqvist, AICP/PP
NJ Professional Planner License #33LI00484400
www.preferredplanninggroupllc.com
3
TABLE OF CONTENTS
SECTION
TITLE
PAGE
1.0
Introduction
1
1.1 Overview
1
1.2 The Legal Requirement of Planning
2
2.0
Major Problems & Objectives Relating to
Development at the Time of the Last Master Plan
3
2.1 Major Problems Identified
3
2.2 Major Goals & Objectives
4
2.3 Major Land Issues Existing
7
3.0
Extent to Which Problems Have Increased or
Decreased
9
4.0
Changes in Assumptions
10
4.1 Changes at the Local Level
10
4.2 Changes at the State Level
15
5.0
Land Use Plan
19
5.1 Land Use Opportunities
19
5.2 Land Use Classifications
20
5.3 Smart Growth, Storm Resilience, Sustainability &
EV Infrastructure Strategy Statement
23
5.4 Municipal Vulnerability Assessment
24
6.0
Relationship to Adjoining Communities
25
5.0
Redevelopment Law
26
www.preferredplanninggroupllc.com
4
LIST OF TABLES
TABLE
TITLE
PAGE
1
Municipal Population Trends. Riverdale, NJ, 2010-2050
10
2
Population Age Cohorts, Riverdale, NJ, 2010-2027
10
3
Race & Ethnicity Trends, Riverdale, NJ, 2010-2027
11
4
Population Age 15+ by Marital Status, Riverdale, NJ, 2022
11
5
Household & Household Size Trends, Riverdale, NJ, 2010-2027
12
6
Total Housing Units, Riverdale, NJ, 2000-2027
12
7
Housing Occupancy Trends, Riverdale, NJ, 2000-2027
12
8
Housing Units in Structure, Riverdale, NJ, 2010-2021
13
9
Population Age 25+ by Educational Attainment, Riverdale & Morris
County, NJ, 2022
14
10
Employment by Industry, Riverdale, NJ, 2022
14
11
Commuter Profile, Workers Age 16+, Riverdale & Morris County, NJ
2022
15
EXHIBITS
EXHIBIT
TITLE
1
2023 Land Use Plan
2
Redevelopment Concept
3
EV Facilities
4
Vulnerability Assessment
5
Well Head Protection Areas
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BOROUGH OF RIVERDALE, NJ - 8/11/23 PERIODIC REEXAMINATION REPORT
PREFERRED PLANNING GROUP LLC
INTRODUCTION
The Borough of Riverdale, originally part of Pequannock Township, was incorporated in 1923. It
is in the northeast portion of Morris County, New Jersey, on the border of Passaic County. The
Borough of Riverdale occupies an area of 2.09 square miles and has an estimated population of
4,391 residents, according to the most recent estimates.
The Pequannock River forms the municipal boundary along the north and east sides of the
Borough. The Pequannock River merges with the Pompton River, south of Riverdale Road. Total
river frontage in the Borough extends for a distance of approximately 3.2 miles along the north
and east sides of the community.
The community adjoins the Borough of Bloomingdale (Passaic County) to the north, and the
Borough of Pompton Lakes (Passaic County) to the east, The Boroughs of Butler and Kinnelon
adjoin Riverdale to the west, and the Township of Pequannock is to the south.
Riverdale is characterized by convenient transportation connections to the region by NJ State
Highway Route 23 and Interstate Route 287. The two highways form an interchange in the
southern portion of the Borough. Interstate 287 has an interchange with Hamburg Turnpike in the
northern portion of the Borough, which facilitates connection to the Borough’s business district
from throughout the region. The Borough’s central business district is located on County Route
694 known as Paterson Hamburg Turnpike. This roadway connects to the adjoining communities
of Pompton Lakes and Bloomingdale. In the southern portion of Riverdale, County Route 651,
known as Riverdale Road, provides access to the Route 23 interchange, via Newark Pompton
Turnpike and Pompton Lakes. Newark Pompton Turnpike also intersects Paterson Hamburg
Turnpike to the north, facilitating travel north and south.
The Borough of Riverdale is located in the Highlands Region. This region is concentrated in the
northwest portion of the State, consisting of 88 municipalities. The Highlands Region was
established in August 2004 by the Highlands Water Protection and Planning Act. The purpose of
the legislation is to coordinate growth, preserve open space and natural resources and protect
the regional water supply. The Highlands Region communities are divided into Planning and
Preservation areas. The Borough of Riverdale is entirely within the Planning Area of the Highlands
Region.
1.1
Overview
The Borough of Riverdale’s last Master Plan was adopted in 2008. In the time since adoption of
that document, the Borough has experienced substantial multifamily residential construction with
an increase in renter occupied housing units, substantial commercial development along Route
23 and greater ethnic diversity. The community offers a variety of affordable housing and
recreation spaces.
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The 2023 Periodic Reexamination Report evaluates the changes that have occurred at the local
and state level and establishes a framework to guide future land use decisions in the community
to advance growth in a manner promoting the public health, safety, and welfare.
The demographic information provided in this report provides an analysis of characteristics
pertaining to population, housing, and employment. Rather than looking only at past trends, the
document provides the most up to date projections through 2027. Utilizing Esri Updated
Demographics, the five-year forecasts of socioeconomic data are based on US Census Bureau
information. The use of projections provides the most current information available to understand
trends and formulate land use policy to optimize community potential.
1.2
The Legal Requirement of Planning
The New Jersey Municipal Land Use Law (NJSA 40:55D-89a) requires municipalities to
periodically reexamine their master plan and development regulations at least every ten years.
Failure to conduct this review shall, pursuant to the MLUL, constitute a rebuttable presumption
that the development regulations are no longer reasonable. It is an important function for the
Planning Board to conduct this review. The document provides guidelines for the municipal land
use policies and forms the framework for zoning and development in the community. It allows for
revision of regulations to address community needs.
The MLUL provides for the Master Plan Reexamination to include the following required elements:
a. The major problems and objectives relating to the land development at the time of
adoption of the last reexamination period.
b. The extent to which such problems and objectives have been reduced or have increased
subsequent to such date.
c. The extent to which there have been significant changes in the assumptions policies, and
objectives forming the basis of the Master Plan or development regulations since last
revised, with particular regard to the density and distribution of population and land use,
housing conditions, circulation, conservation of natural resources, energy conservation,
collection, disposition and recycling of designated recyclable materials and changes in
State, County, and municipal policies and objectives.
d. The specific changes recommended for the Master Plan or development regulations, if
any, including the underlying objectives, policies, and standards, or whether a new plan
or regulations should be prepared.
e. The recommendations of the Planning Board concerning incorporation of the development
plans adopted pursuant to the Local Redevelopment and Housing law into the land use
plan element of the municipal master plan and recommended changes, if any, in the local
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development regulations necessary to effectuate the redevelopment plans of the
community.
2.0 THE MAJOR PROBLEMS AND OBJECTIVES RELATING TO
DEVELOPMENT AT THE TIME OF THE LAST MASTER PLAN
The major issues at the time of the Borough’s 2008 Master Plan related to the preservation of the
historic Glenburn Estate, the future closure and re-purpose of the Tilcon Quarry, revitalization of
the community’s Hamburg Turnpike downtown area, Pequannock River Greenway, the future
development of the East and West Parcels, and environmental sustainability. These issues are
summarized in the following section.
2.1
Major Problems Identified
a. Historic Preservation of Glenburn. The 2008 Master Plan identified the goal of the
Borough’s rehabilitation of the Glenburn Estate building for use as offices with a large meeting
room and caretaker apartment. The barn was proposed for conservation as a wood shop and
use of the other building was undetermined. A Preservation Plan had been prepared by HMR
Architects dated October 22, 2007.
b. Quarry Future Land Use. The Master Plan anticipated closure of the Tilcon Quarry in 2014.
The plan envisioned a transition of this land area from industrial to mixed use and open space.
The report noted market forces could exert influence, and the area represented a significant
ratable opportunity.
A concept plan for a mixed-use center, developed with specialty retail, entertainment,
government use, outdoor recreation, public greens, hotel and conference center and a
passenger rail station was considered as viable future use. It was also proposed that one half
of the Quarry site be devoted to open space, with active and passive recreation.
The plan also proposed passenger rail service. A bike and walking trail system was envisioned
to connect with a public and privately funded system.
c. Hamburg Turnpike. The plan set forth an ambitious concept for potential redesign of the
downtown area. It included a Community Design Handbook encouraging architectural design
standards to affirm good civic design with the goal of placemaking for the Borough’s
downtown.
d. Pequannock River Greenway. A riverfront buffer was recommended for any redevelopment
of the Hamburg Turnpike corridor area, with a possible waterfront promenade. Public access
points were desired to provide a connection to the river for recreation.
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e. East & West Parcels. The development constraints of the East and West parcels were
analyzed extensively in the plan. The conclusion was that development would be limited,
especially due to the topographic characteristics.
f. Sustainability, Stormwater Management & Green Infrastructure. The plan identified an
ongoing need to educate the community on the benefits of sustainability. It discouraged further
development in the buffer zones and floodplains of the river to protect water quality and
ecological habitats. A goal for open space along the river was set forth to be cultivated by
more parkland and buffers or preservation of land in its natural state.
The document supported reducing impervious surfaces and considering porous surfaces to
promote greater environmental sustainability. The need to decrease runoff and reduce
pollution from potentially impacting natural areas was highlighted. Among the land use
objectives was improved groundwater recharge and enhanced water quality. Native
landscaping and wetland preservation was encouraged. Increased tree cover, to reduce
ambient temperature with shade, and provide wildlife habitat, was set forth as a valid focus.
2.2
Major Goals & Objectives
a. Prior Goals. The following goals from the 2008 Master Plan remain relevant, and are affirmed
in the 2023 Master Plan Reexamination:
1. Ensure that neighborhoods are more pedestrian friendly with easy access and physical
linkages or connections to non-motorized transportation infrastructure including
sidewalks, trails, pathways, and designated bike lanes to promote non-emission producing
forms of transportation.
2. Ensure that neighborhoods and communities are interconnected such that each
community may be reached by either bike/walking trails and/or public transit systems.
3. Preserve the land around the Pequannock River by discouraging inappropriate land uses
and development within the river buffer and designated flood zones.
4. Preserve riparian and stream corridors including their natural vegetation and topography
to protect water quality, wildlife, and waterfront aesthetic.
5. Use the land around the Pequannock River as a natural open space buffer and waterfront
promenade to provide public access to the river and keep it as a natural habitat.
6. Encourage restoration of areas as open space in the redevelopment of the Riverdale
Quarry in combination with planned future use and redevelopment
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7. Encourage adaptive reuse of buildings. Encourage recycled building elements, reduce
demolition.
8. Identify brownfields and target them for redevelopment to increase the ratable base and
promote growth.
9. Implement land trusts and conservation easements for protection and acquisition of
open space.
10. Support local farms and locally produced items.
11. Consider restrictions on impervious coverage for new development and redevelopment.
12. Encourage tree planting and native forms of vegetation enhance wildlife habitat, reduce
erosion, and reduce pollution.
13. Coordinate with the railroad owner to plan for future use. Store tanker cars in an
alternate location.
14. Protect local well head areas from pollution. Replace septic with sewer infrastructure.
b. Additional Goals. The following additional goals are set forth in the 2023 Master Plan
Reexamination Report:
1. Community Character & Identity
a) Protect and maintain the character of the community.
b) Create high quality, livable places in the Borough.
c) Encourage design that reflects the Borough’s heritage and history, maintains natural
resources, and enhances the geographic setting.
d) Preserve cultural and historic resources.
e) Encourage civic actions that are locally organized, inclusive and support network
building.
f) Foster a vibrant and cohesive social environment that reflects the community’s history
and identity.
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2. Commercial Use
a) Promote a walkable downtown with mixed use development that encourages
pedestrian linkage, supports neighborhoods, and enhances community interaction by
combining live, work, and social opportunities.
b) Support the economic development of land along Route 23 by facilitating commercial
development.
c) Combine economic development and local business with natural resource protection.
3. Economic Growth
a) Promote an economic ecosystem that is regionally connected, innovative, and builds
upon the talent of local residents and businesses.
b) Support entrepreneurial businesses, including locally owned businesses, to retain
residents while attracting new ones.
c) Increase employment and local business opportunities via coordinated municipal
action.
d) Consider land use policy decisions within a regional framework.
4. Redevelopment
a) Prioritize redevelopment sites and infill opportunities for economic growth.
b) Promote brownfield remediation.
c) Encourage redevelopment design features for a compatible appearance to blend with,
and complement, the surrounding area. Design features incorporating brick or stone
masonry, ornamental fencing, integrated landscape plantings, natural colors and
quality materials advance this objective.
d) Site layout, including building and parking lot orientation, should consider the visual
relationship of the development to the surrounding area. Exterior building appearance,
roof line, rooftop appurtenances, signage, lighting and circulation should be configured
to avoid detrimental impacts on the neighborhood.
e) Development should not obstruct viewsheds, or view corridors, or be in sharp contrast
to the visual characteristics of nearby development.
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5. Transportation and Circulation
a) Provide transportation choice and efficient mobility of goods.
b) Promote smart growth strategies and balanced infrastructure.
c) Promote shared parking areas for contiguous commercial uses, when appropriate.
d) Limit curb cuts to provide more efficient circulation flow along roadways.
e) Encourage connections by driveway consolidation and agreements for cross access.
f) Restrict driveways to avoid pedestrian conflict and advance pedestrian safety.
g) Develop a complete streets policy, ordinances and design guidelines to improve
community vitality.
6. Environmental Sustainability
a) Encourage green building design and Low Impact Development techniques.
b) Provide electric vehicle charging stations in an aesthetic and appropriate manner.
c) Support a built environment that is accessible, flexible and advances community
health and resiliency.
d) Protect, restore, and enhance the quality of surface and groundwater.
e) Preserve environmentally sensitive lands, and other land, for recreation and
conservation purposes.
f) Identify areas that should not be developed, due to environmental constraints.
g) Evaluate appropriate corridor linkages to foster access.
2.3
Major Land Issues Existing
The following land use issues exist at the time of the 2023 Periodic Reexamination Report:
a. Hamburg Turnpike. The Paterson Hamburg Turnpike corridor, between the Pequannock
River to the east, and I-287 to the west, forms the Borough’s downtown district. Construction
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has commenced for new mixed use land development at the site formerly occupied by Wes’
Tavern (57 Hamburg Turnpike) and at 69 Hamburg Turnpike. Additional mixed use projects
have been approved for 4 Hamburg Turnpike and 69 Hamburg Turnpike and these
developments will enhance the central business core.
The corridor has the potential for further revitalization. The Borough should consider special
planning studies, conceptual plans, feasibility studies and other appropriate mechanisms to
jump start economic growth in the Borough’s downtown commercial corridor.
b. Pequannock River Greenway. The development of a greenway system along the
Pequannock River, with trail connections to other points in the Borough should be considered.
A review of the NJDEP Recreation and Open Space Inventory (ROSI) for the Borough
indicates the majority of open space in the Borough is located at Freedom Park.
The Borough would benefit from preparing an Open Space and Recreation Plan to prioritize
parcels for open space and conservation since the municipal population increased by 75%
between 2000 and 2022. Expanding opportunities for active and passive recreation in the
community and investigating ways to provide linkage with the Hamburg Turnpike business
district could also promote tourism and economic growth in the municipality. County and State
funding could be accessed with an Open Space and Recreation Plan.
The Borough is coordinating planning with Morris County for a future rail trail from River Drive,
in Pequannock, to Post Lane, in Riverdale. This connection will provide recreation linkage
with Freedom Park in Riverdale.
c. Affordable Housing. The Borough has been proactive over the past two decades in zoning
for inclusionary development. The complexes known as Rock Creek, The Grande and
Riverwalk have provided the majority of the municipality’s newer affordable housing stock in
multifamily developments constructed over the past two decades.
The Borough is currently working with Habitat for Humanity on plans for the redevelopment of
83 Newark Pompton Turnpike with a multifamily housing project for 31 affordable dwelling
units. The site, acquired by the Borough in 2015, was declared an area in need of
redevelopment and a redevelopment plan is being prepared for two and three story buildings.
As the next round of affordable housing commences in 2025, the Borough should consider
prioritizing additional affordable sites to accommodate any new obligation.
d. Quarry Site. The Tilcon Quarry site may cease operations in the near future. The
redevelopment concept set forth in the Borough’s 2008 Master Plan, calling for mixed use and
open space is not conducive to the current economic climate. Based on changes in land use
demand, consideration should be given to alternative uses related to e-commerce and other
compatible non-residential business uses, including data centers, distribution and fulfillment
centers, last mile fulfillment centers, warehouses, maker space and solar carports.
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e. East and West Parcels. The East Parcel is slated to provide one affordable housing unit in
conjunction with the future nine lot subdivision construction. The site is accessed via the
terminus of Evans Road and Windbeam Road and will have a cul de sac roadway for
circulation. The site remains part of the Borough’s Housing Element and Fair Share Plan.
The West Parcel is zoned in the R-120 District and remains undeveloped. The property has
substantial steep slopes and is north of Pequannock’s Mountainside Park. The park has an
extensive network of trails maintained by the NY-NJ Trail Conference. The possible future
open space use of the West Parcel should be considered, along with linkage to the adjoining
Mountainview Park Trail network, if the Borough proceeds to prepare an Open Space and
Recreation Plan.
3.0 EXTENT TO WHICH SUCH PROBLEMS HAVE BEEN INCREASED
OR DECREASED
Since the adoption of the 2008 Master Plan, the following changes have occurred impacting land
use policy in the Borough:
a. Historic Preservation. The Borough successfully preserved and restored the Van Ness-
Linen House (Block 3 Lot 25) also known as the Glenburn Estate. The property is on the
National and State Registers of Historic Places. Its street address is 211 Paterson Hamburg
Turnpike, and it occupies 5.73 acres. The Borough rents the facility for social events,
meetings, and classes. The facilities consist of the main house, barn, pavilion, and grounds.
b. Affordable Housing. The need to provide affordable housing is ongoing. The Borough’s
Affordable Housing Overlay (AHO) District was created by Ordinance 06-2019, The purpose
of the zone is “to provide development that contributes to the Borough of Riverdale’s municipal
affordable housing obligation, while allowing developers increased flexibility to provide more
residential units when a required on-site affordable housing set aside is provided.” The
overlay applies to Paterson Hamburg Turnpike and Newark Pompton Turnpike. It provides for
affordable housing set asides for developments with five or more dwelling units.
c. Sustainability. The Borough has assembled a Green Team and participates in the
Sustainable New Jersey program to promote and implement sustainable actions in the
community. In participating, the Borough has made a commitment to sustainability and is
working toward implementing valuable actions to promote sustainable conditions in the
municipality. The Borough registered participation in the program 2/17/20 and the Sustainable
Committee meets to discuss implementation and planning for sustainable projects.
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4.0 CHANGES IN ASSUMPTIONS
4.1
Changes at the Local Level
a. Population
The substantial gain in population the Borough experienced from 2000 to 2022 has started to
level off. The population gain was related to the construction and occupancy of several
multifamily residential projects in the Borough during that time period. The completed
developments driving this population increase include Rock Creek Crossing, The Grande, and
The Reserve at Riverdale.
1. Municipal Population Trends, Riverdale NJ
2010-2050
Year
Population
Percent Change
2000 1
2,498
--
2010 1
3,519
40.8%
2020 1
4,071
15.6 %
2022 2
4,391
7.8 %
2027 2
4,326
-1.4 %
2050 3
4,354
0.6 %
1 US Census Bureau
2 Esri Demographic Estimate
3 North Jersey Transportation Planning Authority Projection
As shown above, between 2000 and 2020, the municipal population increased by 62.9 percent.
This growth rate is projected to decline substantially in the foreseeable future, based on available
demographic projections.
The age distribution of the Borough’s population is projected to remain stable for the next several
years. However, there will be a decrease in the young adult population aged 25 to 34 years.
Residents 75 and older will increase, indicating a preference to age in place.
2. Population Age Cohorts, Riverdale NJ
2010-2027
Age
2010 1
2022 2
2027 2
0-4 Years
6.4 %
5.6 %
5.7 %
5-9 Years
4.9
6.1
5.6
10-14 Years
4.5
6.3
5.7
15-24 Years
9.3
9.5
10.2
25-34 Years
17.9
13.1
14.4
35-44 Years
15.1
16.6
14.9
45-54 Years
14
13.2
13.4
55-64 Years
13
12
11.4
65-74 Years
7.5
10
10.1
75-84 Years
5.1
5.3
6.3
85+ Years
2.4
2.3
2.2
Total
100%
100%
100%
18+ Years
81.2 %
79.0 %
79.7 %
1 US Census Bureau
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2 Esri Demographic Estimate
The median age of Riverdale residents is stable and has increased very slightly from 40 years in
2010 to 40.6 years in 2022. The projection for 2027 calls for a minor increase to 40.8 years. In
comparison, the Borough’s median age trends slightly younger than Morris County overall, where
the median age for 2022 was 43.1 years.
The diversity trends for the community since 2010 indicate an increase in ethnic mix. The
Borough’s population trends translate to a substantial gain in diversity, which is projected to
continue through 2027.
3. Race and Ethnicity Trends, Riverdale NJ
2010 - 2027
Classification
2010 1
2022 2
2027 2
White Alone
89.9 %
81.4%
79.5 %
Black Alone
1.2
2.1
2.1
American Indian/Alaska Native Alone
0.1
0.8
0.9
Asian Alone
5.3
5.5
5.8
Pacific Islander Alone
0
0
0
Other Race
1.6
3.1
3.5
Two or More Races
1.9
7.1
8
Total
100 %
100 %
100 %
Hispanic Origin3
7.2 %
10.1 %
11 %
Diversity Index 4
29.7
44.9
48.2
1 US Census Bureau
2 Esri Demographic Estimate
3 The Esri Diversity Index measures the probability that two people from the same area will be from different
racial or ethnic groups. Values are between 0 and 100 on the index.
4 Persons of Hispanic Origin may be of any race.
In 2022, the total population distribution by gender was 49.5 percent male and 50.5 percent
female. As shown below, roughly half of Riverdale’s population is married. More than one quarter
have never married, and the remainder are widowed or divorced.
4. Population, Age 15+ by Marital Status, Riverdale NJ
2022
Status
Percent
Never Married
28.2 %
Married
54.3
Widowed
5.7
Divorced
11.8
Total
100 %
Esri Demographic Estimate
b. Housing
The Borough’s household size is projected to remain stable at approximately 2.3 persons per
household. This is only slightly less than the average household size of 2.6 persons for Morris
County.
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After a significant increase in the number of households between 2010 and 2020, a downward
trend is emerging, as projections indicate there will be 1,889 households in 2027, as compared
to the peak of 1,921 households in 2020. Projections by the New Jersey Transportation Authority
indicate that the number of households will change little through 2050 with the number projected
to be 1,998 households.
5. Households & Household Size Trends, Riverdale NJ
2010 - 2027
Year
Households
Household Size
2010 1
1,538
2.29
2020 1
1,921
2.12
2022 2
1,908
2.3
2027 2
1,889
2.29
1 US Census Bureau
2 ESRI Demographic Estimate
The Borough experienced a tremendous increase in housing units between 2000 and 2020. In
those twenty years, there was a gain of over 1,000 dwelling units. The upward trend diminished
after 2022 and is projected to remain at 2022 levels through 2027.
6. Total Housing Units, Riverdale NJ
2000 - 2027
Year
Number
Change
2000 1
941
-
2010 1
1,646
74.9 %
2020 1
1,999
21.4
2022 2
1,995
-0.2
2027 2
1,995
No Change
1 US Census Bureau
2 ESRI Demographic Estimate
The proportion of owner occupied housing has declined sharply in the community between 2000
and 2022. As shown below, renter occupied units now exceed one quarter of all housing units in
Riverdale. The number of vacant housing units has remained elevated after 2000 but has
decreased slightly since 2010. Trends are anticipated to remain stable through 2027.
7. Housing Unit Occupancy Trends, Riverdale NJ
2000 - 2027
Year
Owner Occupied
Renter Occupied Vacant
Total
2000 1
80.4 %
17.4 %
2.2 %
100 %
2010 1
79
14.4
6.6
100 %
2022 2
65.7
29.9
4.4
100%
2027 2
66.4 %
28.3 %
5.3 %
100 %
1 US Census Bureau
2 ESRI Demographic Estimate
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According to the US Census Bureau estimates, as of 2021, fully 51.5 percent of the Borough’s
housing stock was constructed after the year 2000. Approximately 36.3 percent of all units were
constructed between 2000 and 2009, while 15.2 % was constructed between 2010 and 2019.
The newer housing stock boosted Riverdale’s proportion of multifamily structures, as shown
below. The data indicates that between 2010 and 2021, the Borough had sweeping shifts away
from single family detached housing units. The community transitioned from a housing stock
dominated by detached dwellings to a majority of units in structures containing 20 or more
dwellings.
8. Housing Units in Structure, Riverdale, NJ
2010-2021
Housing Type
20101
20211
Change
1 unit - Detached
52.5
38.4
-14.4
1 unit - Attached
7.3
2.9
-4.4
2 units
5.7
1.8
-3.9
3-4 units
3.2
4.2
1
5-9 units
1.6
7.9
6.3
10-19 units
6.5
1.8
-4.7
20 or more
23.2
43
19.8
Mobile Home, Boat, RV, Van etc.
0
0
-
Total
100 %
100 %
-
1 US Census Bureau 2021 ACS 5 Year Estimate
Median home value in Riverdale is projected to increase by 8.4 percent, from $384,269 in 2022
to $416,794 in 2027. Based on median home value, Riverdale is more affordable than Morris
County’s overall median value of $527,932 in 2022.
The price of a home in the municipality is expected to keep pace with income growth. Median
household income in Riverdale is projected to increase by 10.2 percent from $115,825 in 2022 to
$127,732 by 2027. Riverdale’s income level is on par with Morris County for 2022, as the County’s
median income is $125,316.
It is estimated that in 2022, Riverdale residents spent 17.8% of their income for a home mortgage.
Riverdale’s Housing Affordability Index (HAI), based on Esri analytics, is 126. The index measures
the financial ability of a typical household to purchase an existing home in the area. An HAI of
100 represents an area that, on average, has sufficient household income to qualify for a loan
valued at the median home price.
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c. Employment
The educational attainment of the adult population for Riverdale is very consistent with that of
Morris County residents, as shown below.
9. Population 25+ by Educational Attainment, Riverdale NJ & Morris County
2022
Education Level
Riverdale
Morris County
No High School Diploma
4 %
4 %
High School Graduate
24
20
Some College
21
19
Bachelor’s Degree, Graduate/Professional Degree
51 %
57 %
Total
100%
100 %
Esri Demographic Estimate
The majority of Riverdale’s civilian population, aged 16+ years, is in the labor force. The total
proportion of resident population employed in 2022 was 95.8 percent. The unemployment rate
for residents is 4.2 percent, only slightly higher than Morris County’s 3.9 percent unemployment
rate, in 2022.
The distribution of labor force for the community closely mirrors that of Morris County, based on
2022 estimates. In Riverdale, 77.8 percent of residents work in white collar occupations while
15.3 percent are in blue collar jobs. A total of 6.9 percent work in the services sector. By
comparison, for Morris County, the distributions are as follows: 76.5 percent are white collar, 12.8
percent are blue collar and 10.7 percent work in services.
Most of Riverdale’s population is employed in four main industries: services, manufacturing, retail
trade and finance, insurance, and real estate. These sectors combined comprise 86.6 percent of
the municipality’s labor force.
10. Employment by Industry, Riverdale NJ
2022
Sector
Percent
Agriculture/Mining
0.4 %
Construction
5.1
Manufacturing
12.6
Wholesale Trade
3.5
Retail Trade
11.4
Transportation Utilities
0.6
Information
1.6
Finance/Insurance/Real Estate
11.6
Services
51
Public Administration
2.3%
Total
100%
Esri Demographic Estimate
The commuter profile for Riverdale residents is consistent with the patterns of Morris County
residents. The distinctions are that Riverdale has a greater proportion of the population driving
alone to work, as opposed to using public transportation.
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11. Commuter Profile, Workers Age 16+, Riverdale NJ & Morris County
2022
Commuter Detail
Riverdale
Morris County
Spend 7+ hours commuting to and from work per week
17 %
15 %
Drive Alone to Work
82.1 %
73.8 %
Took Public Transportation
2.7
4.2
Carpooled
5.4
6.2
Walked to Work
1.4
1.4
Bike to Work
0
0.1
Other (Work from Home, Other Means)
8.4 %
14.3 %
Total
100 %
100 %
Esri Demographic Estimate
In 2022, there were a total of 333 businesses in the Borough, employing 4,336 employees. Total
sales in the Borough were $1.5 billion in 2022. Major employment centers Include Walmart, Best
Buy and Target. The daytime population of Riverdale is estimated to be 5,493 persons, with 65
percent residents and 35 percent workers.
4.2
Changes at the State Level
a. Highlands Region. The Highlands Water Protection and Planning Act was adopted by the
State of NJ in 2004. The purpose of the Act is to preserve the quality of drinking water for the
State’s residents to ensure clen an plentiful drinking water. To achieve this goal, the Act
preserves natural features such as forest lands, wetlands, critical habitats, and open space.
The Highlands Region consists of a Planning Area and Preservation Area. The Borough of
Riverdale is entirely within the Planning Area. Conformance for Planning Area communities
to the Highlands Regional Master Plan is voluntary. The Borough has not participated in the
Highlands Regional Master Plan conformance process.
b. Cannabis Regulation. In 2021, Governor Murphy signed law legalizing and regulating
cannabis use and possession for adults 21 years and older. Municipalities has until August
21, 2021 to take action to prohibit the use, or create municipal ordinances to regulate cannabis
facilities, within the municipality.
The Borough of Riverdale prohibits cannabis establishments within the municipality per
Ordinance 6-2021. A subsequent ordinance allows for cannabis testing facilities, only in the
CRD zone, for the analysis and certification of cannabis items, and medical cannabis, within
the regulations of the State Cannabis Regulatory Commission.
c. Electric Vehicle Supply. P.L. 2021, c. 171 was signed into law on July 9, 2021 and went into
effect immediately. This law requires that Electric Vehicle Supply/Service Equipment (EVSE)
and Make-Ready parking spaces are permitted accessory uses in all zoning and use districts
and establishes installation and parking requirements. The Department of Community Affairs,
in conjunction with the Department of Environmental Protection and Board of Public Utilities,
published a model ordinance for municipalities on September 21, 2021.
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Regardless of whether municipalities adopt the model ordinance, P.L. 2021, c. 171 still applies
to development applications. Municipalities are permitted to deviate from the reasonable
standards section of the EVSE ordinance to address installation, sightline, and setback
requirements, or other health- and safety-related specifications.
d. Climate Change Legislation & Amendments to Municipal Land Use Law. In 2018, the
New Jersey State Legislature passed P.L. 2017, c.275, a law requiring that the land use
element of a municipal master plan include a statement of strategy concerning smart growth,
including the consideration of potential locations to install electric vehicle charging stations;
storm resiliency with respect to energy supply, flood-prone areas, and environmental
infrastructure, and environmental sustainability.
In recognition of the critical need for climate science to inform land use planning, on February
4, 2021, Governor Murphy signed into law P.L. 2021, c6, amending the MLUL to require
municipalities to incorporate a climate change-related hazard vulnerability assessment into
any Master Plan Land Use Element adopted after the signing. According to the law, the
vulnerability assessments must rely on the most recent natural hazard projections and best
available science provided by the NJ Department of Environmental Protection. Municipalities
must also consider environmental effects associated with climate change, including, but not
limited to, extreme weather, temperature, drought, fire, flooding and sea-level rise; and
contain measures to mitigate reasonably anticipated natural hazards, such as coastal storms,
shoreline erosion, flooding, storm surge, and wind.
e. Stormwater Regulation. Statewide rules took effect in March 2021 regarding the State’s
stormwater management rules (NJAC 7:8) which require developers to utilize green
infrastructure to meet the minimum standards for water quality, groundwater recharge and
stormwater volume control as part of any major development.
In March 2019, the Stormwater Utility Law, known as the Clean Stormwater and Flood
Reduction Act was signed into law. The Act authorizes local and county governments and
certain utilities to create stormwater utilities. A utility can dedicate funds directly to stormwater
management allowing operations, repairs, and improvements to storm sewer systems.
A stormwater utility is a public utility that assesses fees and uses the revenue from the fees
to maintain infrastructure designed to control stormwater flooding and reduce pollutants from
entering waterbodies.
Stormwater management land use practices to mitigate the effects of climate change and
municipal vulnerability consist of Low Impact Development Techniques and Best
Management Practices (LID-BMP’s) that can be incorporated into land planning. Some
examples are the following:
1) Protect areas that provide water quality benefits or areas particularly susceptible to
erosion and sediment loss.
2) Minimize impervious surfaces and break up or disconnect the flow of runoff over
impervious surfaces.
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3) Maximize protection of natural drainage features and vegetation.
4) Minimize the decrease in the pre-construction time of concentration.
5) Minimize land disturbance including clearing and grading.
6) Minimize soil compaction.
7) Provide low maintenance landscaping that encourages retention and planting of native
vegetation and minimizes the use of lawns, fertilizers, and pesticides.
8) Provided vegetated open channel conveyance systems discharge into and through
stable vegetated areas.
9) Provide preventative source controls.
NJDEP adopted a new Inland Flood Protection Rule, effective July 17, 2023 to address the
impact of future development on flood prone properties. Among the details of the new rules
are the following:
1) Raising the nontidal flood elevation by two feet.
2) Requiring the use of projected precipitation when calculating flood elevation.
3) Implementing BMP’s.
4) Removing the rational and modified methods of calculating runoff.
f. State Development and Redevelopment Plan. The draft State Strategic plan was released
in 2010 to supersede the 2001 State Development and Redevelopment Plan. Public hearings
were held in 2012, however, the document was not adopted by the State Planning
Commission. The State Plan has been on hold since 2012 Superstorm Sandy.
The document sets forth four main planning goals relating to the following:
1) Economic Growth. Enhance opportunities and growth of industries of statewide and
regional importance.
2) Vibrant Regions. Guide and inform regional planning so that each region of the State
can experience appropriate growth according to desires and assets of that region.
3) Critical resources. Ensure strategies for preservation of the State’s critical resources
and the role they play in sustaining and improving the quality of life for residents and
attracting economic growth.
4) Government Alignment. Promote efficient resource allocation, coordination and
cooperation and communication among government arms.
g. Complete Streets Policy. In late 2009, the NJ Department of Transportation adopted a
Complete Street Policy. This is defined by NJDOT as a way to “provide safe access for all
users by designing and operating a comprehensive, integrated, connected multimodal
network of transportation options.” The policies are intended to allow streets to meet the
needs of all modes of transportation (bikes, pedestrians, transit, auto and trucks).
h. Affordable Housing. In response to the Mount Laurel II decision the NJ Legislature adopted
the Fair Share Housing Act in 1985 (Chapter 222, Laws of New Jersey, 1985). The Fair
Housing Act established a Council on Affordable Housing (COAH) as an administrative
alternative to the courts. COAH was given responsibility for establishing housing regions in
the state, determining regional and municipal fair share affordable housing obligations, and
adopting regulations and policies for municipalities to utilize in meeting the need.
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On May 6, 2008, COAH adopted third round substantive and procedural rules and advised
the new regulations would be published on June 2, 2008 in the regulations, as adopted were
challenged in an appeal Matter of the Adoption of NJAC 5:96 and 5:97 by the New Jersey
Council on Affordable Housing. 416 NJ Super. 462 (App. Div. 2010). In its October 8, 2010
decision the Appellate Division determined that the growth share methodology was invalid
and that COAH should adopt regulations utilizing methodologies similar to the ones utilized in
the Second Rounds (1987-1999). On September 26, 2013 the Supreme Court of New Jersey
affirmed the Appellate Davison’s invalidation of the Third Round regulations, sustained the
determination that the growth share methodology was invalid, and directed COAH to adopt
new regulations upon the methodology utilized in in the First and Second Rounds. COAH
proposed regulations in accordance with the court directive, however, on October 20, 2014,
COAH deadlocked with a 3-3 vote and failed to adopt the revised Third Round regulations.
After COAH’s failure to adopt regulations, Fair Share Housing Center, a party in the 2010 and
2013 court cases, filed a motion with the NJ Supreme Court to enforce litigant’s rights. On
March 10, 2015, the NJ Supreme Court issued its decision on FSHC’s motion, finding that the
administrative process had become non-functioning and returned primary jurisdiction over
affordable housing matters to the trial courts.
This procedure required municipalities to file declaratory judgments action with the trial court
to declare their Housing Element and Fair Share Plan to be constitutionally compliant and
seek protections similar to those participating municipalities would have received if they had
continued the process with COAH.
The Borough of Riverdale filed a declaratory judgement action and adopted a Housing
Element and Fair Share Plan in 2019. The housing plan for the Borough calculates credits for
the following inclusionary developments:
1) Grande at Riverdale on Route 23 and Grande Boulevard. The development contains
a total of 558 dwelling units with 5 affordable units. There are no age restricted or
rental units. The units are sales units.
2) Rock Creek Crossing (Timber Ridge) on Mathews Avenue. The development contains
a total of 156 dwelling units with 13 affordable units. There are age restricted units in
the development and the units are rentals.
3) The Reserve at Riverdale, Phase I (South) on Riverdale Road and Alexan Drive. The
complex contains 212 total units with 12 affordable. The units are rentals with no age
restricted units.
4) The Reserve at Riverdale, Phase II on Riverdale Road and Alexan Drive. The
development is approved but not completed. The plan calls for 212 dwelling units and
27 affordable units, The units will be rentals.
i. Exemption of Collocation for Wireless Equipment. In 2012 NJSA 40:55D-46.2 became
effective, providing that an “application for development to collocate wireless communications
equipment on a wireless communications support structure, or in an existing equipment
compound, not be subject to site plan review.” The law stipulated the provisions for
exemption.
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j. Solar and Wind Facilities. The MLUL was amended in 2008 to allow solar and wind facilities
on parcels of 20 acres or more as a permitted use in industrial districts. In 2009, the definition
of inherently beneficial use was amended to include wind, solar or photovoltaic energy facility
or structure.
k. Time of Decision. On May 5, 2010 PL 2010 c.9 was signed into law nullifying the time of
decision rule. Previously, municipalities had the ability to alter zoning requirements even after
an application for development had been filed but before a formal decision on the application
had been rendered. Under the law as revisited, development regulations applicable to the
property at the time of application for development is filed will govern the review of the
application and any decisions made. The law became effective on May 5, 2011.
l. Time Between Periodic Reexamination of the Master Plan. In 2011 the MLUL was revised
to allow 10 years between reexamination reports, rather than 6 years.
5.0 LAND USE PLAN
5.1
Land Use Opportunities
The Land Use Plan Element forms the basis for zoning in the community. The following
evaluations of the land use plan are recommended:
a. Quarry Change of Use. It is anticipated that the Tilcon Quarry operations will wind down by
2024. The site occupies a significant portion of the northwest section of Riverdale. It
represents an opportunity to reclaim land for economic growth. To achieve this goal, the
Borough Council designated the site (Block 12 Lot 3, Block 13 Lots 25, 26, 27 and 28) as a
Non-Condemnation Area in Need of Redevelopment in Resolution 175-2022, adopted on
October 12, 2022. A Redevelopment Plan has been prepared envisioning modern industrial,
logistics, technology and e-commerce functions.
b. CRD, PO & AHO Overlay Zones. The Borough should evaluate the permitted uses and
standards in these districts to determine whether any potential revisions could promote growth
in the area. The boundaries of the zones should also be assessed.
c. 83 Newark Pompton Turnpike Redevelopment Plan (Affordable Housing Site). This site is
envisioned to transition from its current PO land use designation to a new affordable housing
zone compatible with the Habitat for Humanity project.
d. North & South Corporate Drive. The area is developed with large scale industrial buildings
with abundant parking and convenient roadway connections. Many industrial buildings
transition to more modern uses such as indoor recreation, entertainment venues, breweries,
distilleries, and similar uses. These uses may be appropriate in this area, with appropriate
protections for nearby multifamily development at The Reserve at Riverdale.
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5.2
Land Use Plan Classifications
The Land Use Plan for the Borough consists of a variety of residential, commercial, and industrial
districts corresponding to the unique neighborhoods and characteristics of the established
development pattern. The land use classifications for the community are described as follows:
a. Single Family Residential Districts
1) R-7.5 Residential. This classification provides for compact, single-family detached units,
on 7,500 sq. ft. lots. This zone encompasses properties east of Interstate 287 as well as
neighborhoods east of I-287 and west of NJSH Route 23, from Evans Road to the
municipal border of Pequannock, west of Newark Pompton Turnpike, around Cottage
Place and Cedar Street, north of Paterson Hamburg Turnpike, near the Pequannock
River, and a major portion of the borough to the north and south of Post Lane. There is a
small neighborhood in the classification in the southeast portion of the Borough, south of
Riverdale Road, on Williams Street.
2) R-15 Residential. This area provides an area for moderate to low-density, single-family
detached units on 15,000 sq. ft. lots. It includes land in the northwest portion of the
Borough, around Mathews Avenue and Degraw Road, and two smaller areas, east of
Interstate 287 in the vicinity of the terminus of Van Duyne Avenue and Loy Avenue. The
designation also encompasses land around Cottage Place and Newark Pompton
Turnpike.
3) R-25 Residential. An additional residential designation provides an area for moderate-
density, single-family detached units, on 25,000 sq. ft. lots. It occupies areas south of
Route 23, around Cotluss Road, and to the west. It also exists in the southeast portion of
the Borough, adjoining Interstate Route 287, west of Windbeam Road.
4) R-35 Residential. This lower-density, single-family detached unit classification for
development on 35,000 sq. ft. lots. This land use classification encompasses land in the
northwest portion of the Borough, in the vicinity of Overlook Drive and Skyview Terrace.
This area extends to the border of Butler.
5) R-40 Residential. This classification is for low-density, single-family detached units on
40,000 sq. ft. lots. This land classification encompasses land south of Route 23, around
Highland Avenue and the connecting roadway network.
6) R-120 Residential This area is envisioned for the lowest density residential development
in the community on lot sizes of 120,000 sq. ft. The land has physical development
constraints relating to steep slopes and a remote location. Land in this classification
adjoins property in the R-40 and R-25 classifications. It adjoins Interstate 287 and the
south side of Route 23 and extends to the border of Pequannock.
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b. Multifamily Districts
1) ARD Adult Residential District. The purpose of the Adult Residential District is to provide
adequate housing at an affordable cost to serve the unique needs of the adult population
over age 55. The zone requires a minimum lot area of 9 acres and the area is occupied
by the Powder Mill Condominium community. The density for the area is 18 dwelling units
per acre. The residential enclave is accessed via Canella Way from Cotluss Road.
2) MF Multifamily District. This district is north of Route 23 and includes land around Coventry
Court, Ramapo Court, Sanctuary Boulevard, and Brookhaven Court. Access and egress
from Route 23 is via Grand Boulevard and the area is developed as The Grande at
Riverdale condominium complex. The minimum lot area in the MF classification is 35
acres and the density is 8.25 dwelling units per acre.
3) MF-O Multifamily Overlay District. The purpose of the MF-O Multifamily Overlay District is
to provide for a continuation of existing zoning and to allow, as an alternate form of
development, townhouses and multifamily housing in a unified design wherein at least
50% of the dwelling units are deed-restricted for occupancy by households with at least
one person 55 years of age and older with no school-age or younger children as residents.
The area is envisioned for a density of 16 dwelling units per acre and a maximum of 425
housing units.
The classification encompasses land in the southeast portion of the Borough, on both
sides of Riverdale Road. The southern portion of the overlay is developed with The
Reserve at Riverdale. Existing buildings on the north side of the overlay are developed
with industrial uses and the Albanian American Cultural Center.
4) PRD Planned Residential Development District. The purpose of the PRD Planned
Residential Development District is to provide for the comprehensive, coordinated
development of contiguous tracts of land for multiple-family cluster development that
promotes more balanced, environmentally acceptable use of land which encourages
contemporary land use desire and conservation of open space; that provides for
development which does not adversely impact the Borough regarding traffic flow,
recreational facilities and other municipal services; and that provides for a variety of
housing accommodations which are compatible with a modern way of life and enhances
the natural beauty and resources of their surroundings. The minimum lot area is 10 acres.
The PRD District occupies land in the northwest portion of the Borough, west of Mathews
Avenue. The development around Rock Creek Court, Mountainview Court and Timber
Ridge Road and Silverleaf Court is in this designation is known as Rock Creek Crossing.
5) PRD-2 Planned Residential Development District 2. This is a new land use designation
encompassing Block 11 Lot 8, an 11-acre parcel adjoining Rock Creek Crossing. The site
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is north of Matthews Avenue. The parcel is appropriate for owner occupied multifamily
townhouse development at a maximum density of 2.55 dwelling units per acre.
6) AHO Affordable Housing Overlay. This overlay is designed to provide development that
contributes to the Borough of Riverdale's municipal affordable housing obligation, while
allowing developers increased flexibility to provide mixed use development. It applies to
sites on Newark Pompton Turnpike and Paterson Hamburg Turnpike, with a minimum lot
size of one acre. The density is 12 dwelling units per acre.
c. Commercial, Business & Industrial Districts
1) CRD Community Redevelopment District. This area functions as the Borough’s central
business district and is designed to encourage the comprehensive redevelopment of the
downtown area. The classification extends along both sides of Paterson Hamburg
Turnpike, from Interstate 287 to the Pequannock River. Future development encourages
the creation of larger lots from several smaller parcels and the development of an overall
scheme of the area. To this end, easements for traffic flow and parking, as well as the
vacation of appropriate Borough rights-of-way, are desired when appropriate. The
minimum lot size is 15,000 sq. ft.
2) CB Community Business. This designation exists in the northwest portion of the
community. It encompasses land on both sides of Paterson Hamburg Turnpike, between
Mathews Avenue, and the Interstate Route 287 right of way where it adjoins the CRD.
Uses are contemplated to be similar to the CRD area, with a more compact lot area of
7,500 sq. ft.
3) HB Highway Business. The Highway Business District is intended to provide a district
serving the region, requiring larger facilities, large parking areas and served by high traffic
arteries, such as Route 23. The criteria for the district are intended to promote safe and
efficient development along the high traffic artery, Route 23. The minimum lot size is
24,000 sq. ft.
4) PO Professional Office. This district encompasses land on Newark Pompton Turnpike and
allows for the conduct of professional practices and business office uses with
consideration of the surrounding residential uses and traffic patterns to serve the Borough
and surrounding communities. Single family dwellings are permitted, as many lots have
existing residential uses.
5) I Industrial. The I zone occupies land in the northeast portion of the community, north of
Paterson Hamburg Turnpike, and in the southeast portion of the community, on both sides
of Riverdale Road. The purpose of the designation is to serve the Borough's and the
region's needs for industrial use. The district provides employment in offices, warehouses,
assembly and fabrication. The minimum lot size is 40,000 sq. ft.
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6) I-Q Industrial Quarry. This land use category corresponds to the existing Tilcon Quarry
located in the northwest portion of the community. This facility occupies 151.6 acres and
is bounded by Paterson Hamburg Turnpike, Interstate 287, and Mathews Avenue. The
minimum lot size is 10 acres.
5.3
Smart Growth, Storm Resilience, Sustainability & EV Infrastructure
Strategy Statement
The MLUL requires municipalities to consider green building, smart growth, sustainability, and
storm resiliency as part of the master plan. The evaluations are a statement of strategy whereby
the topics are evaluated, particularly potential locations for the installation of electric vehicle
charging stations, energy supplies, flood hazard areas and environmental infrastructure.
a. Smart Growth. Some principles of smart growth are exemplified by the existing
development pattern within Riverdale. At 2.09 sq. mi., the Borough has a compact,
walkable downtown business district along Hamburg Turnpike, Mixing land uses in a
walkable neighborhood is evident along the Hamburg Turnpike corridor. Sidewalk
pedestrian connections link this area to points south in the community’s residential areas.
The zoning for the Commercial Redevelopment District zoning of the area includes an
Affordable Housing Overlay zone to encourage mixed use with commercial on the first
floor and residential on the second floor. The zoning incorporates a set aside for affordable
housing. The overlay will generate a greater range of housing opportunities and choice,
essential to Smart Growth.
Promoting distinctive communities, with a strong sense of place, is prioritized by the land
use board review of applications to ensure building design is compatible with the character
of the Borough and complements neighborhoods.
b. Storm Resilience. In 2021 the Borough amended the Stormwater Management regulations
to include green infrastructure and Low Impact Development techniques as well as BMP’s.
The municipal ordinances have also been amended in 2021 to amend the Flood Hazard
Control Act regulations to address development standards for flood hazard areas.
Additionally, the municipality has a steep slope ordinance regulating disturbance of steep
slopes, grading and vegetations removal. The standards proactively address issues of
subsidence, erosion, mudslides, and drainage by limiting development on environmentally
sensitive land.
c. Sustainability. Riverdale is a participant in Sustainable NJ and registered for the program
in 2020. The community has a Green Team to organize participation efforts. The municipal
team is planning a community garden at the senior center.
The Riverdale Community Garden was designed by the Sustainable Riverdale Green
Team in partnership with local scouts and funded by a $20,000 grant awarded in 2021
through Sustainable Jersey and the PSE&G Foundation. The design calls for the garden
to be utilized by residents of all ages and abilities, so that small children can utilize
standard raised garden beds, as well as the elderly or disabled, who have mobility needs.
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This garden incorporates the design for standard 4' x 8' plots, plus custom designed ADA
plots that will allow for wheelchairs or seated walkers to be used while gardening, and
shared salad tables. The garden is located at the Borough of Riverdale Senior Community
Center, 57 Loy Avenue, Riverdale, N.J. 07457. Donations will be provided to local food
pantries.
The Green Team also works to organize recycling and shredding events for the
community.
d. Electric Vehicle Charging Infrastructure. The NJ Department of Community Affairs
published a Model Ordinance for EV Supply/Service Equipment (EVSE) and Make Ready
Parking Spaces. Pursuant to P.L. 2021, c.171, the model ordinance is applicable in all
municipalities Many of the standards are mandated, but municipalities may deviate when
reasonable for requirements on sightline and setback requirements but may not require
site plan review for the use. The Borough should incorporate the Model Ordinance into its
development regulations and evaluate the flexible standards to accommodate local
conditions in the Borough.
There are currently no public EV charging stations in the Borough. Within a five-mile radius
of the Borough, there are three public EV charging stations identified as follows:
1) Pompton Lakes Town Square, 55 Wanaque Ave, Pompton Lakes, NJ
2) Route 23 Nissan, 1301 Route 23, Butler NJ
3) Plains Plaza,500 Route 23 N. Pompton Plains, NJ
5.4
Municipal Vulnerability Assessment
In recognition of the critical need for climate science to inform land use planning, on February 4,
2021, Governor Murphy signed into law P.L. 2021, c6, amending the MLUL to require
municipalities to incorporate a climate change-related hazard vulnerability assessment into any
Master Plan Land Use Element adopted after the signing. According to the law, the vulnerability
assessments must rely on the most recent natural hazard projections and best available science
provided by the NJ Department of Environmental Protection. Municipalities must also consider
environmental effects associated with climate change, including, but not limited to, extreme
weather, temperature, drought, fire, flooding and sea-level rise; and contain measures to mitigate
reasonably anticipated natural hazards, such as coastal storms, shoreline erosion, flooding, storm
surge, and wind.
The NJDEP municipal snapshot for Riverdale indicates the following:
a. Critical Assets. None of the community’s critical assets (schools, fire station and police
station) are in flood zones.
b. Built Infrastructure. The community does not have any gas stations, wastewater, energy
generation or power plants in the flood hazard zones. Of the five NJ Bridges, two are
located outside flood prone areas. There are three NJ bridges with vulnerability as follows:
one in the 100 year flood zone, one in the 500 year flood zone and one in a regulatory
floodway. The bridges are near the Pequannock River, on Hamburg Turnpike.
25
BOROUGH OF RIVERDALE, NJ - 8/11/23 PERIODIC REEXAMINATION REPORT
PREFERRED PLANNING GROUP LLC
c. Vulnerable Housing. An estimate of multi-unit structures (10 or more housing units in a
structure) indicates approximately 45 percent of the households in the Borough live in
multi-unit structures. The estimate is that 61 households are within the 100 year flood
hazard area, 101 are within the 500 year flood hazard and 15 households are in the
regulatory floodway. The area of the community most likely to be impacted by flooding is
the eastern portion of the Borough, between the railroad and Pequannock River.
Riverdale Road is vulnerable to flood impacts, as well as the Corporate Drive North and
South developments. The Borough should evaluate the adequacy of emergency
operations, including access, for the areas of the community within flood hazard areas.
The NJDEP municipal snapshot for the Borough identifies three FEMA emergency shelter
locations at the following sites, in the central portion of the community: 52 Newark Pompton
Turnpike (Riverdale Public School), 107 Newark Pompton Turnpike (NJ Army National Guard)
and 6 Newbury Place (Riverdale Baptist Church). All the potential shelter locations are outside
of flood hazard areas.
6.0 RELATIONSHIP TO ADJOINING COMMUNITIES
The Borough adjoins five communities. Three are in Morris County and two are in Passaic County.
The compatibility of land uses along the borders is discussed below.
a. Pequannock Township, Morris County. The Township adjoins the borough to the south.
West of Interstate 287, land is designated CCRCD Continuing Care Retirement Community
District and R 87 Two Acre residential. This is compatible with Riverdale’s R-40 designation
west of Interstate 287. To the east of Interstate 287 the land use is R 87, I-2, Industrial Two
Acre C-3 Regional Commercial and R-9.5 acre Residential. This is compatible with
Riverdale’s mixed designations of R-25, R-7.5, HB and I-3.
b. Borough of Kinnelon, Morris County. Kinnelon adjoins Riverdale’s western portion in the
vicinity of NJSH Route 23 and New Mathews Avenue. The Borough is conducting a
redevelopment investigation for property on the north side of Mathews Avenue and north of
Lead Mine Hill Road in the C zone identified as Block 57601 Lot 101 and 102. The parcels
are in the Highlands Planning Area and occupy 1.81 acres and 5.72 acres respectively. Lot
102 is landlocked while Lot 101 has frontage on New Mathews Road. The municipal boundary
for the Borough of Riverdale runs along the centerline of New Mathews Road
The majority of the site is zoned for office commercial use, extending from NJSH Route 23.
The portion on New Mathew Ave is partially zoned for medium density residential with the rear
office commercial.
c. Borough of Butler, Morris County. Land in Butler adjoins the northwest portion of the
Borough of Riverdale. Land in the vicinity of the Pequannock River is in the LI District allowing
office, manufacturing and warehouse distribution uses. Other land is designated for
residential and highway commercial use.
26
BOROUGH OF RIVERDALE, NJ - 8/11/23 PERIODIC REEXAMINATION REPORT
PREFERRED PLANNING GROUP LLC
d. Borough of Bloomingdale, Passaic County. The Pequannock Rover separates
Bloomingdale and Riverdale. Bloomingdale contains a mix of business, public and light
manufacturing land use designations. This is compatible with Riverdale’s commercial and
industrial designations. Riverdale’s residential areas are buffered by the river.
e. Borough of Pompton Lakes, Passaic County. The Borough adjoins the northeast portion
of Riverdale. The majority of land is R-4 for residential parcels of 15,000 sf detached
residential. while the western portion of Passaic Avenue adjoining Riverdale is the GWD
Gateway District. This district is designated as a community oriented commercial and retail,
professional office district allowing multifamily residential upon the upper floors.
The GWD zone prohibits drive thru or drive in restaurants and allows neighborhood retail
commercial uses such as education, dance studios gasoline and services use.
Regarding the State Plan, the entire Borough of Riverdale is classified as Metropolitan Panning
Area (PA 1) in the State Plan. The designation pertains to areas of mature settlements with older
infrastructure where redevelopment facilitates future growth. Future development should stabilize
the community and protect its developed character. The land use policies of the Borough are
compatible with the State Plan.
7.0 REDEVELOPMENT LAW
N.J.S.A 40:55D-89e requires a Periodic Reexamination Report to address "the recommendations
of the planning board concerning the incorporation of redevelopment plans adopted pursuant to
the "Local Redevelopment and Housing Law." P.L.1992. c. 79 (C.40A: 12 A-1 et seq.) into the
land use plan element of the municipal master plan, and recommended changes. if any. in the
local development regulations necessary to effectuate the redevelopment plans of the
municipality."
In 2013, the LRHL was amended to provide for both a non-condemnation and a condemnation
redevelopment area designation, as well as refinement of the criteria, procedures, and an update
of notice requirements.
A subsequent amendment in 2019, includes an additional criterion for designation as an area in
need of redevelopment. The additional provision pertains to the discontinuation or abandonment
of buildings used for retail, shopping malls and office parks, or buildings with significant vacancies
that have persisted for at least two consecutive years.
The LRHL provides for the statutory authority for municipalities to designate areas in need of
redevelopment or rehabilitation. Following a designation, a municipality can prepare and adopt
redevelopment and rehabilitation plans to foster improvement projects. Specifically, the governing
body has the power to initially cause a preliminary investigation to determine if an area is in need
of redevelopment, adopt a redevelopment plan and/or determine whether an area is in need of
rehabilitation.
27
BOROUGH OF RIVERDALE, NJ - 8/11/23 PERIODIC REEXAMINATION REPORT
PREFERRED PLANNING GROUP LLC
A planning board has the power to conduct, when authorized by the governing body, a preliminary
investigation and hearing and make recommendations as to whether an area is in need of
redevelopment. The planning board is also authorized to make recommendations concerning a
redevelopment plan and prepare a determination of whether an area qualifies for rehabilitation.
The following is noted regarding redevelopment in the Borough:
a. The Borough is currently working on a redevelopment plan for 83 Newark Pompton
Turnpike.
b. The Borough has prepared a redevelopment plan for the Tilcon Quarry.
c. The Borough should consider whether redevelopment and/or rehabilitation studies for the
following areas, or portions of areas, can promote renewal:
1) Hamburg Turnpike
2) Newark Pompton Turnpike
3) North and South Corporate Drive
1
AAA
EXHIBITS
1
2023 Land Use Plan
2
Redevelopment Concept
3
EV Facilities
4
Vulnerability Assessment
5
Well Head Protection Areas
www.preferredplanninggroupllc.com
2
1
2023 Land Use Plan
R-35
PRDR-15
IQ
CB
MF
HB
R-25
R-40
R-120
R-25 R-7.5
HB
I
MF-0
R-7.5
R-7.5
R-15
PO
ARD
R-7.5
R-15
I
R-7.5
R-7.5
HB
R-15
R-15
R-7.5
CRD
PASSAIC COUNTY
BOROUGH OF
BLOOMINGDALE
PASSAIC COUNT
BOROUGH OF
POMPTON LAKES
BOROUGH
OF BUTLER
PEQUANNOCK
TOWNSHIP
BOROUGH OF
KINNELON
I-287
I-287
ROUTE 23
RIVERDALE ROAD
HAMBURG TURNPIKE
REDEVELOPMENT
AREA
REDEVELOPMENT
AREA
PRD-2
NORTH
PROJECT No.2020-103
DATE: 03/05/23
SCALE: N.T.S.
FIGURE 1
DRAWN BY: EP
REV.
DATE
DESCRIPTION
110 Chestnut Ridge Road, Suite 192
Montvale, New Jersey 07645
T: 201.773.1977
E: admin@preferredplanninggroupllc.com
W: preferredplanninggroupllc.com
PREFERRED PLANNING GROUP LLC
www.preferredplanninggroupllc.com
3
2
Redevelopment Concept
NORTH
PROJECT No.2020-103
DATE: 03/05/23
SCALE: N.T.S.
FIGURE 2
DRAWN BY: EP
REV.
DATE
DESCRIPTION
110 Chestnut Ridge Road, Suite 192
Montvale, New Jersey 07645
T: 201.773.1977
E: admin@preferredplanninggroupllc.com
W: preferredplanninggroupllc.com
PREFERRED PLANNING GROUP LLC
www.preferredplanninggroupllc.com
4
3
EV Facilities
NORTH
PROJECT No.2020-103
DATE: 03/05/23
SCALE: N.T.S.
FIGURE 3
DRAWN BY: EP
REV.
DATE
DESCRIPTION
110 Chestnut Ridge Road, Suite 192
Montvale, New Jersey 07645
T: 201.773.1977
E: admin@preferredplanninggroupllc.com
W: preferredplanninggroupllc.com
PREFERRED PLANNING GROUP LLC
www.preferredplanninggroupllc.com
5
4
Vulnerability Assessment
NORTH
PROJECT No.2020-103
DATE: 03/05/23
SCALE: N.T.S.
FIGURE 4
DRAWN BY: EP
REV.
DATE
DESCRIPTION
110 Chestnut Ridge Road, Suite 192
Montvale, New Jersey 07645
T: 201.773.1977
E: admin@preferredplanninggroupllc.com
W: preferredplanninggroupllc.com
PREFERRED PLANNING GROUP LLC
www.preferredplanninggroupllc.com
6
5
Well Head Protection Areas
NORTH
PROJECT No.2020-103
DATE: 03/05/23
SCALE: N.T.S.
FIGURE 5
DRAWN BY: EP
REV.
DATE
DESCRIPTION
110 Chestnut Ridge Road, Suite 192
Montvale, New Jersey 07645
T: 201.773.1977
E: admin@preferredplanninggroupllc.com
W: preferredplanninggroupllc.com
PREFERRED PLANNING GROUP LLC
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Donna Holmqvist
PLANNING CONSULTANT TO THE BOROUGH OF RIVERDALE
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First Discovered
Apr 5, 2026
Last Info Update
Apr 5, 2026
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