The buttons below can be used to view the applications recently presented before the River Vale Joint Planning Board.

The River Vale Joint Planning Board fulfills the responsibilities of both a planning board and a zoning board of adjustment.  It consists of volunteers appointed by the Mayor who are responsible for reviewing variance applications on a case-by-case basis in accordance with the Township's Master Plan, Zoning Ordinances and New Jersey Municipal Land Use Law (MLUL). The burden of proof is placed on the applicant to demonstrate that the requested relief is justified. Owners of property situated within 200 feet of any proposed major subdivision, application for site plan approval or variance application will receive notice of a public hearing.  All are welcome to attend the public meetings of the board and are invited to ask questions regarding any application which may appear on the agenda.

JOINT PLANNING BOARD
MEETING CANCELLATION NOTICE

PLEASE BE ADVISED that in accordance with the provisions of P.L. 1975 Chapter 231 of the Open Public Meetings Act, the Joint Planning Board of the Township of River Vale is cancelling the Special Meeting scheduled for Wednesday, April 24, 2024. The purpose of this meeting is to review the application of Incandescent Development, LLC, for 691 & 693 Rivervale Road, Block 813, Lots 17 & 18. The applicant has requested an adjournment due to scheduling conflicts with their expert witnesses.

The application will be adjourned to a future date to be determined and adequate notice will be published.

Joint Planning Board Cannot Accept Petitions by Law:

The River Vale Joint Planning Board will not accept petitions in support of or objecting to any application. Residents are encouraged to attend these open public meetings to ask questions and testify with respect to pending applications at the appropriate time.  Petitions are not legally permitted, and if allowed the decision of the Board could be reversed in court.  As stated in Lincoln Heights Ass'n v. Twp. of Cranford Plan. Bd., 314 N.J. Super. 366, 377, 714 A.2d 995, 1000 (Law. Div. 1998), aff'd, 321 N.J. Super. 355, 729 A.2d 50 (App. Div. 1999):  

“The law concerning receipt of unsworn written petitions by municipal boards is well-defined in New Jersey. In short, the law provides that hearings on site plan and variance applications before municipal boards are quasi-judicial proceedings, and as such, the boards may consider only sworn, competent, credible testimony of individuals who are available for cross-examination. Seibert v. Dover Township Board of Adjustment, 174 N.J.Super. 548, 417 A.2d 72 (Law Div.1980); Exxon v. Bernardsville Board of Adjustment, 196 N.J.Super. 183, 481 A.2d 1172 (Law Div.1984); Cranford Land Development Ordinance, Sec. 136-4I(2). In both Seibert and Exxon, the courts reversed the boards decisions because the board admitted unsworn written petitions into evidence in violation of the public's right to cross-examine the petitioners, determine their credibility and test the merits of their objections. In those cases, the courts were also persuaded to reverse the boards' conclusions because they were otherwise unsupported by substantial credible evidence.”

Please click here for an Application to Appear Before the Joint Planning Board (PDF).

• Instructions to Applicant

• Guidance for Self-Represented Applicants

• Fees for Variance & Subdivision Applications

• Frequently Asked Questions about Variance Applications

Township of River Vale Joint Planning Board 2024 Meeting Dates 

WHEREAS, the Open Public Meetings Act (P.L. 1976 c.231) requires the Joint Planning Board of the Township of River Vale to adopt, post and distribute a yearly meeting schedule;

NOW, THEREFORE, BE IT RESOLVED, that the Joint Planning Board of the Township of River Vale does hereby adopt the following meeting dates for 2024.

Reorganization: Wednesday, January 17, 2024

Regular Meetings - Wednesdays

January 17, 2024

February 21, 2024

March 20, 2024

April 17, 2024

May 15, 2024

June 19, 2024

July 17, 2024

August 21, 2024

September 18, 2024

October 16, 2024

November 13, 2024

December 18, 2024

2025 Reorganization:  January 15, 2025

All meetings start at 7:30 p.m. and are held in River Vale Town Hall’s Council Chambers 406 Rivervale Road, River Vale, N.J. 07675 unless stated otherwise.

Date of Adoption:  January 17, 2024