The Montvale 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 preparing the Borough Master Plan, subdivisions, site plan review and residential variances in compliance with requirements of the New Jersey Municipal Land Use Law (MLUL). Their responsibility also includes making recommendations to the Governing Body regarding changes to the zoning ordinances, official map and capital improvement projects planned within the Borough of Montvale.
Over the years, the Montvale Planning Board has met the challenge of maintaining the quality of life of the community. This is evidenced by the effect it has had on the orderly development and redevelopment of our lands into a harmonious blend of residential, recreation, commercial and agricultural land uses. Combined with our excellent schools, superior community services, abundant employment opportunities, availability of mass transportation, variety of housing alternatives, low property taxes and prudent fiscal policies of the Governing Body, Montvale is considered the pride of the Pascack Valley. These are just some of the reasons why over 7,000 residents choose to live in our town and why many prestigious companies relocate their national headquarters to Montvale.
All members of this land use board are residents of Montvale except Jeffrey Fette, Construction Code Official, Robert Regan, Esq., Board Attorney, Andy Hipolit, Board Engineer and Darlene Green, Professional Planner, a consultant to the planning Board. The board consists of nine regular members and three alternate members.
Applications are reviewed by the board in cases where the literal and rigid interpretation and enforcement of the zoning laws would cause hardship or injustice. An applicant must meet specific criteria contained in the MLUL by proving the hardship, special need, benefits, and negative criteria . The burden of proof is placed on the applicant to demonstrate that the requested relief is justified without impeding any one else's rights.
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 that may appear on the agenda. Agenda's are posted on our website and the bulletin board in the lobby. To learn more about the meeting process, please visit the Planning Board Meeting Page
Zoning & Master Plan
To review copies of the zoning ordinances or application for development, please contact Lorraine Hutter, Land Use Administrator.
The current borough Master Plan as approved on April 2008 can be viewed here.
To view the Re-examination of the Master Plan- June 1, 2010 click here
To view the Re-examination of the Master Plan July 19, 2016 Click Here
To view the Master Plan Re-examination Report Adopted May 4, 2016 Click Here
The Board meets regularly in the Council Chambers at 7:30pm on the first and third Tuesday of each month and occasionally special meetings are held to address matters of an urgent nature. Special meetings can be requested, however, there are fees involved. Agendas for meetings and minutes of prior meetings are posted on the bulletin board located in the lobby of the Municipal Building and posted to the website.
When the above procedures are carefully followed, your participation will have maximum impact on the Board's deliberations. We hope your attendance at a meeting, and the part you may play in it, will be effective and satisfying, and we thank you for coming out to participate in this important democratic process.
To learn more about the meeting process, please visit the Planning Board Meeting Page