Application Process and Forms
Provisions for Waivers and Other Relief
On February 24, 2010, the New Jersey Meadowlands Commission adopted Resolution No. 10-08 in response to Executive Order No. 2 (2010), which directs certain State agencies, within the first 90 days of the Christie administration, to facilitate intermediate relief from regulatory burdens by identifying any regulations and processes that impede economic development.
Pursuant to this regulatory review, the NJMC staff has identified a number of existing provisions for waivers and other relief included within the District Zoning Regulations at N.J.A.C. 19:4 and the District Subdivision Regulations at N.J.A.C. 19:5 that are consistent with the intent of Executive Order No. 2 to provide flexibility in the regulatory review process.
Applications submitted to the NJMC:
Land Use Staff
Land Use Management (LUM) employees are organized into two groups.
Site Plan Review Group
The Site Plan Review group is responsible for establishing and enforcing the zoning and subdivision regulations of the Meadowlands District. All plans and property improvements, including redevelopment projects, are reviewed in accordance with NJMC Regulations, which effectuate the Meadowlands Master Plan to ensure orderly development.
Plan Review Group
The Plan Review group is responsible for reviewing all proposed development in accordance with New Jersey's Uniform Construction Code.
Zoning Officer of the Day
To ensure that questions from property owners and businesses are answered in a timely and efficient manner, the assigned Zoning Officer of the Day responds to phone calls and walk-in inquiries related to zoning/permitted land uses, planning, redevelopment, and application procedures in the Meadowlands District. To contact the Zoning Officer of the Day, please call 201.460.1700.
To download application forms for submission to Land Use Management click on the appropriate document below.
Site Plan Review Application Forms:
- Zoning Certificate/Certificate of Occupancy
- Site Suitability Application
- Variance from Zoning Regulations
- Special Exception
- Sign Permit
- Warehouse Sale
- Outdoor Event
- Subdivision Approval
- Subdivision Regulations Waiver
- Rezoning Request
- NJMC Documents Order Form
Plan Review Application Forms:
Construction Code Project Review Application and Fee Schedule Form
Guidelines, References and Checklists:
- Construction Code Project Review Instructions
- Pallet Racking Installation Requirements
- Landscape & Open Space Design Guidelines
- Open Space Requirements
- Recommended Plant List (including Native Plants)
- Guideline on Invasive Plants
- Tank Checklist
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Site Plan Review and Zoning Certificates
The NJMC’s Site Plan Review group acts in a similar capacity to traditional municipal planning and zoning boards. Site plans for new development are reviewed to ensure compliance with the NJMC's zoning and subdivision regulations.
Public hearings are held only for applications involving variances or special exception requests and are not required for applications that conform to NJMC regulations. The Site Plan Review group reviews land use applications and forwards conforming applications to the Chief Engineer for approval.
Site plan reviews are conducted in connection with the submission of applications for a Zoning Certificate and/or a Certificate of Continued Occupancy. Zoning Certificate approval is required for all new buildings, additions, site improvements (including the placement of fill) and change in use of existing buildings. A Continued Occupancy Certificate or Certificate of Completion and/or Occupancy Approval is required upon each change of tenant or at the completion of a construction project.
The review conducted by the site plan review group includes site plan, grading and drainage, lighting, open space, landscaping and utilities. In addition to reviewing applications for new development, the site plan review staff also reviews sign permit applications and occupancy certification applications, which are required before any tenant can occupy new or additional space within any building in the District.
Procedures for Zoning Certificate Application
To obtain Zoning Certificate approval, an application including the following information must be filed with the NJMC.
• Applicant information
• Property location and ownership information
• Proposed tenant and use
• Three copies of the site plan and any other plans, reports or certifications required.
• Required fee
The Zoning Certificate application form, accompanied by the required plans and fees, is submitted to the NJMC Administrative Coordinator. The application is reviewed by LUM staff for completeness upon receipt of the file. Upon issuance of a Zoning Certificate, the file is referred to the Plan Review group to evaluate the plan's consistency with applicable building code requirements.
Procedures for Continued Occupancy Certificate Review
A fully executed application for occupancy certification, accompanied by the required plans and fees, is submitted to the NJMC Administrative Coordinator. The application is reviewed by LUM staff for completeness upon receipt of the file, and an inspection of the premises will be conducted. The applicant will either receive a letter of findings detailing items to be addressed prior to receiving a Continued Occupancy Certification, or a Continued Occupancy Certification if there are no items to be addressed.
NJMC staff conducts routine inspections of properties within the Meadowlands District to ensure compliance with NJMC land use regulations pertaining to fill operations, site work and construction, dumping, signage, property maintenance, debris and vegetation, occupancy, and tenants.
Construction Code Plan Review
The NJMC has the responsibility for reviewing construction plans, specifications and details for new construction, alterations and renovations to buildings within the Meadowlands District for conformance with the NJ Uniform Construction Code (NJUCC). The NJMC also performs inspections as deemed necessary, or as requested by the local Code Enforcement Official.
To obtain a construction/building permit, an applicant must submit the applicable NJUCC Sub-Code forms along with four sets of construction plans to the Municipal Construction Official. After the plans are date stamped by the municipality, the applicant delivers three sets and the UCC forms to the NJMC for review. At that time, a fee for plan review must be paid to the NJMC.
If the plans comply with applicable codes, the NJMC will issue a Certificate of Plan Release. Upon issuance of the release, the NJMC will return two sets of plans to the Municipal Construction Official, who will issue a construction/building permit. The applicant receives a copy, which is to be displayed at the job site at all times during construction.
The applicant is required to notify the Municipal Construction Official for inspections as required by law.
In addition, upon completion of the work in accordance with the approved plans, the applicant shall notify the NJMC to schedule a final inspection. The NJMC will then issue a Certificate of Completion and/or Occupancy Approval, which will be forwarded to the Municipal Construction Official. The Municipal Construction Official is responsible for ensuring that the applicant has complied with all sub-code regulations and issuing a Certificate of Occupancy when applicable.