The Planning Board reviews and acts on applications for subdivision approval, non-residential site plan approval and conditional use approval.  If the application for conditional use involves a variance, the application is referred to the Zoning Board of Adjustment.   The applications are reviewed and a decision is based upon the zoning ordinances established by the Township in accordance with the goals stated in the Wyckoff Master Plan. It is the Board's chief goal to guide the use of lands within the municipality in a manner which protects and maintains the public health, safety and general welfare of the community.

The members of the Planning Board are resident volunteers appointed by the Township Committee who are responsible for preparing the Township Master Plan in compliance with provisions of the New Jersey Land Use Law (MLUL) and who are responsible for reviewing zoning ordinances referred to them by the Township Committee.  The Planning Board consists of a nine member volunteer resident Board and two alternate volunteer resident members.  The Board is assisted by a professional staff consisting of an Attorney, a Professional Planner, Township Engineer and Administrative Officer/Board Secretary.  The Planning Board meets ONCE each month on the second Wednesday at 7:30 p.m. in second floor meeting rooms of Town Hall, 340 Franklin Avenue, Wyckoff, NJ 07481.   

An applicant must meet specific criteria contained in State Laws (Municipal Land Use Law) by satisfying specific legal standards of proof.  This burden of proof is placed upon the applicant to demonstrate the requested relief is justified without impinging upon the rights of neighbors.  Some items to consider when requesting various approvals are special reasons, benefits, negative criteria, and hardship.  Zoning laws require that notice be served on all property owners within 200' of the applicant's and must be either hand delivered or sent by Certified Mail.  The law also requires this notice be published in a local newspaper. These forms of notification alert neighbors that a site plan/subdivision/variance is being requested and advises them of the fact that all interested citizens will be assured an opportunity to attend and be heard at the regular meeting.

A Planning Board meeting is a formal meeting where action is taken. Applicants and witnesses are sworn and the meeting is recorded.  Minutes are taken and summarized by the Planning Board Secretary and posted on the website (wyckoff-nj.com).  It is the applicant’s choice to hire their own Court Reporting Service at their sole cost if they wish.  Individuals have a choice of either presenting their own application before the Board or being represented by an attorney.  All corporations MUST be represented by an attorney.

Applicants, who are contemplating a future proposal of their property to be submitted to the Planning Board, may take a one time only, no fee, opportunity to describe their project on an informal basis with the Planning Board at a meeting.  Five to ten minutes are allotted and suggestions are obtained from the Board.  The Planning Board Secretary should be contacted first in order to be placed on the agenda.

Planning Board Current Meeting Agenda

Planning Board Minutes

Work Session and Regular Meeting Procedures
of the Township of Wyckoff Planning Board

Our printed agenda is available before all our meetings. It is posted in Town Hall outside the Planning Board Office, Room 110, and the Clerk’s Office, Room 102, at least 48 hours before the meeting and can also be found on Wyckoff on the Web (Planning Board Current Meeting Agenda).

Certain applications at the regular hearing may not be completed at one meeting and may be carried to a future meeting. Please note this carefully because it is announced verbally at the meeting. To confirm a continuation or rescheduling, call the Board office (201-891-7000 ext. 117) during Town Hall office hours, Monday through Friday, 9:00 a.m. to 4:00 p.m.

The applications will first be reviewed at a work session meeting which will begin at 6:30 p.m. in the second floor West Wing Conference Room in Town Hall. The work session is established for the Board to review the application for completeness. The completeness review addresses whether the applicant provided on its application and plans the requirements of the applicable zoning, site plan or subdivision codes.  The completeness review does not address the merits of the application.  This session does not contemplate public comment.  The Board will then advise the applicant to provide notice to property owners located within 200’ of the applicant’s property and public a notice in a newspaper for the next Planning Board meeting when the application will be reviewed on its merits (This two step process is required by the Municipal Land Use Law).

At 7:30 p.m. the regular meeting will relocate to the second floor Court Room in Town Hall where the public may speak at the regular hearing section of each application when called upon by the Planning Board Chairperson. Please listen carefully for the Chairperson to open the public hearing section of each application.

The Chairperson conducts the meeting as a Judge might and the Board is comparable to a jury who will vote on a final decision.

The applicant provides testimony themselves and by other witnesses that they may wish to bring to support their application. The applicant also has the right to cross-examine any members of the public who speak, either for or against the application. Statements from the public should be supportable and not hearsay such as petitions and wishes.

A record of the meeting is recorded.  It is the applicant’s choice to hire their own Court Reporting Service at their sole cost if they wish.

Minutes are taken and summarized by the Planning Board Secretary.  So when you speak, please speak slowly and clearly.  All witnesses must state their names, spell them and their addresses. Only the Chairperson may decide who speaks at a given time. Comments from the audience are not allowed.

When an application is announced by the Chairperson, the applicant comes forward, introduces him/herself, affirms that their testimony will be truthful (sworn in) and then explains the nature of the application. He/she will then give testimony. If there are witnesses, they also will be sworn in and give testimony. If the applicant is represented by an attorney, the attorney presents the application and the order of witnesses.

Following the testimony of each witness, the Board will ask questions and seek clarifications needed for an informed vote. The Chairperson will then ask if there are any questions from the public or the witness. This will take place after each witness. This time is designated for questions of each witness’s testimony and comments.  If you have a question, raise your hand. When the Chairperson calls on you, please stand, walk to the microphone, and you will be sworn in by the Board Attorney.  State your name and address and ask your questions. The public is limited to five (5) minutes per person to ensure adequate time for all speakers for all applications that night.

The Chairperson has the right to close the public portion of a hearing if he feels that the audience is unruly or is making comments that are not relevant to the case.

When you follow the above procedure, your input will have maximum impact for the Boards deliberations. Please be reminded that all applications are judged on their individual merits. The Board cannot predetermine the outcome of an application.

How to Use the Forms, Information and Instructions

In order to assist residents and property owners who may be thinking of applying to the Wyckoff Planning Board for a site plan, subdivision or a fence permit application, applications are accessible for your review and use. Please call the Planning Board office at 201-891-7000 ext. 117 if you have any questions.

Fence Applications

Before any new fence, retaining wall or freestanding wall can be erected an application must be made to the Zoning Administrator for a fence zoning permit, and the application shall include a plot plan showing the location of the fence or wall, a description of the type of fence or wall to be erected and the height of the fence or wall.  Fences located in the front yard that are more than 50% solid or higher than 4’ will require a variance application to the Planning Board.  Corner lots are considered to have two (2) front yards and are, therefore, subject to more stringent requirements than an interior lot.  On a corner lot, no fence or wall may be erected within 25 feet of the point of intersection of the front and corner side lot lines in order to maintain clear visibility for traffic and pedestrians at the corner.  In residential zones, fences installed in the front yard shall be landscaped along that portion facing a street with hedge or shrubs of a height equal to at least half the height of the fence and set on three-foot centers or closer according to Wyckoff Code168-20F(4).

If the Zoning Administrator has denied your application for a fence permit and you are applying for a fence application to the Planning Board, print a copy of the Fence Application & Instructions and Schedule of Dimensional Requirements.

Site Plan or Subdivision Applications

If you are applying for a site plan application or a subdivision application, there is a 45 day completeness review period which begins on the day the plans are submitted to the Planning Board Office.  Print a copy of the Site Plan Application & Instructions or the Subdivision Application & Instructions the appropriate checklist and Schedule of Dimensional Requirements.  A variance application may need to be completed if applicable.  Corner lots are considered to have two (2) front yards and are, therefore, subject to more stringent requirements than an interior lot.

During this completeness review period, the application and site plan will be reviewed by the Township Engineer or Consulting Engineer staff for compliance (completeness) with site plan requirements contained in Chapter 168 and 186 of the Code of the Township of Wyckoff.  Only after the application is recommended by staff as complete is the application placed on the next agenda for review by the Planning Board.  At the work session the Planning Board will review the completeness of the application only and advise the applicant if their application is ready for a public hearing.  If complete, the applicant will be assigned a public meeting date.   

Plan accordingly. The element of time is crucial to your application being scheduled for a public meeting of the Planning Board and helps avoid any inconvenience or postponements. Property owners within 200’ of the property in question will need to be notified of the hearing meeting at least ten (10) days before the scheduled meeting.  If this procedure is not property following the application will be postponed.

Planning Board meetings are held once a month on the second Wednesday of the month.  All applications are submitted to the Planning Board Office, Room 110, located on the first floor in the west wing section of Town Hall.   

We hope this is helpful. If you have any questions we encourage you to call the Board Secretary at 201-891-7000, extension 117.

Click here to download Planning Board Instructions and Forms