Draft Highlands RMP

Ramapo College

January 4, 2007

Mapping Issues

The Highlands Regional Master Plan relies heavily on a series of maps to communicate the character of the region and the impact of policy on planning and zoning. The Land Use Capability Map is probably the one most readers will look at first. However, the plan contains a total of 43 maps. These have been generated by computer using geographic information system (G.I.S.) software using, for the most part, readily available data from the NJ DEP. While the Department has made considerable effort to provide correct and accurate data, any limitations in the original data are transferred to any output map that uses these data. However, in some cases the Council staff developed data to meet the needs of the RMP. For example, a map of streams was created to show the extent of “Highlands Open Waters.

Many of these maps were developed by combining numerous data “layers” that can only be accessed using compatible GIS software. These have not been made available to reviewers. Additionally, the Draft RMP does not provide a description of what data layers might have been combined to produce the maps, their sources, dates, scales, and limitations. In total, this documentation is commonly called “metadata”. Providing metadata is a standard convention when GIS products are prepared. Thus, it is currently impossible to check the underlying or intermediate steps used to prepare the maps.

The Draft RMP also contains a number of Tables derived from the maps. Production of tabular data from maps is one of the strengths of using GIS technology. So for example it is easy to determine the area in acres in each town, the area in the preservation area and the area in the preservation area.

It is important to remember that all maps have limits as to accuracy and the amount of information they convey. Maps convey an impression of physical reality—not the physical reality in its totality. One way to express this is the saying that, “The Map is Not the Land”. That is why local involvement is needed to assure accuracy in mapping.

Issues of scale are also important since maps prepared for the whole Highlands Region cannot be expected to depict specific local conditions. Most of the maps in the Draft RMP are designed to show the Highlands in its entirety so it is difficult to check local factors. However, some better local information is available from the on-line “Atlas” available on the Council’s website (www.highlands.state.nj.us/). The Atlas maps are at the scale of 1:26,000. These maps are essentially enlargements of the Land Use Capability Map and like the Land Use Capability Map, show the Highlands boundary, the Preservation Area, the county Boundaries, municipal boundaries, major lakes, major roadways (interstate, U.S. and state highways), and county and local roads. The Atlas maps clearly show individual parcels.

Importantly, both the Atlas and the Land Use Capability Map depict the important “Overlay Zone Designations”. There are three overlay zones that apply in both the Preservation Area and the Planning Area and are the basis for implementing the RMP. These are: Protection Zone, Conservation Zone and the Planned Community/Specially Planned Areas zone.

These zones were developed using the criteria depicted on page 50 of the Draft RMP. The underlying data used to depict these zones is not shown on the map. However, these data do exist and the various natural protection policies in the Draft RMP which apply throughout the entire Highlands region. Zone specific standards are applied to each zone, based on resource concerns, i.e., Protection of Water Use and Availability. These may be found in the Resource Assessment Component of the Draft RMP, beginning on page 51. Thus, maps must be read in conjunction with the written policies for each zone.

The Protection Zone was categorized by the presence of intact forests, good watershed characteristics, good quality riparian corridors, prime recharge areas, open water, critical habitats and steep slopes.

The Conservation zone was heavily influenced by the presence of agriculture and important farmland soils and a rural low density residential pattern.

The Planned Community Zone/Specially Planned Areas were determined by development intensity, ranging from “core” developed areas to low density residential, the presence of water and sewer utilities, population density based on dwelling units per acre (greater than 3 and greater than 5 du/ac.), impervious cover (greater than 30%), commercial /industrial land use and transit hubs within .5 and 1 mile.