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Navigating Entitlements in NJ: A Pre-Construction Guide

Part 2

When considering land development in New Jersey, knowing what comes after a conceptual site plan is just as important as the concept itself. While every project is unique, there is a general roadmap that guides owners and developers from early design through approvals and eventually to construction. Understanding this process not only helps manage expectations, but it can help avoid delays.

In this post, we are diving into phases 2-5 of the pre-construction guide. (If you missed phase 1, click HERE)

Phase II: Site Plan Design & Entitlement Submissions

Once the concept plan is approved internally, the next step is to develop a preliminary and final site plan set and gather the necessary documentation for submission to the local planning board or municipality.

Typical Requirements

    • Engineered site plan design and submission package: Prepared by civil engineers with land development design experience in New Jersey.
    • Traffic consulting: Required for most applications
      • A full traffic study may be needed if the project impacts a state or county road.
    • Supplemental geotechnical testing: Additional testing ensures compliance with NJ stormwater regulations and requirements.
    • Planning: In NJ if there are any variances or waivers in a design, a licensed NJ planner must present findings to the board.
    • Wetlands Letter of Interpretation (LOI) application: If wetlands are present, NJDEP must confirm the delineation through a formal Letter of Interpretation (LOI).
    • Flood hazard line verification: If applicable, official line verification and permits may be required for NJDEP.
    • Municipal pre-application meeting: Highly recommended (though not always feasible depending on township scheduling).
    • NJDEP/NJDOT pre-application meeting: For sites impacting DOT roads or with expected extensive NJDEP review, a pre-application meeting will ensure there are no miscommunications and will provide feedback for the development.
Logo of the New Jersey Department of Environmental Protection featuring a white bird and wave inside a blue circle, with the department's name to the right—symbolizing NJ entitlements and due diligence in environmental matters.
Logo of the New Jersey Department of Transportation, featuring a red circle with text and a blue arrow pointing right—symbolizing NJ entitlements and due diligence in transportation planning.

Phase III: Approvals & Permitting Timeline

With submissions in hand, here is a general timeline for the approval process and beyond:

  • Day 1: Begin detailed site plan design
  • 2-3 Months: Submit site plans, reports and applications
  • 45 Days: Municipal completeness review
  • The township will review the checklists provided, applications and plans for the project and determine if it is sufficient to be presented to the board.
    • Municipality will schedule hearing 2-3 months from submission.
    • If approved by the board, the owner can be comfortable to close
  • Recommended Time Buffer: Allow 6-8 months of contingency, plus two optional 30-day extensions. Even this can be aggressive depending on jurisdiction.
Three colleagues stand around a table with large papers, engaged in a pre-construction discussion in a modern office space.
Two people collaborate on pre-construction architectural plans, using pens and a calculator while referencing sticky notes and printed documents spread across the desk.

Phase IV: Post Approval & Construction Prep

Following board approval, the following steps occur before construction can begin:

  • Resolution Compliance:
    • Address all conditions of approval as required in the adopted resolution from the board meeting (3-4 months)
  • Major Permitting (if applicable)
    • NJDEP permits
    • Treatment Works Approval (TWA)
    • NJDOT access permits
      • May add up to 1-2 years to the timeline
    • Building Permit Submission:
      • Once the site plans are signed, allow 1-2 months for building permit approval. (Architectural Construction Documents should be prepared concurrently—allow 3-4 months)

Phase V: Construction

With all permits and approvals secured, construction can begin.

  • Depending on phasing, complexity, seasonal start, etc., allow 9-15 months.
Two construction workers in orange safety shirts and hard hats walk on a dirt construction site with a large yellow dump truck in the background, illustrating the hard work behind NJ entitlements and due diligence.