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Davison Eastman Muñoz Paone, P.A.
Dennis M. Galvin
While frequently representing municipalities on zoning, municipal land use and local government issues throughout New Jersey, he also advises developers and individuals with their site plans and variance applications, and has appeared before a variety of local boards. He has a background in the creation of Master Plans, Redevelopment Plans and Rehabilitation Plans. Dennis also has substantial experience in the areas of commercial litigation, business creation, business acquisition, landlord tenant law and collections.
Dennis’ extensive knowledge has earned him the position of Instructor at Rutgers State University in the areas of zoning law and municipal land use law. He is also a frequent speaker on zoning, local government law and ethics. Most recently, he was the moderator for a panel on Land Use at the New Jersey State Bar Association’s annual meeting.
Early in his career, Dennis was elected to serve as a Jackson Township Committee member; he now advises a number of local municipalities in various capacities, including as:
Fairfield Township Municipal Attorney (2009 – Present)
City of Hoboken Zoning Board of Adjustment Attorney (2010 – Present)
City of Hoboken Planning Board Attorney (2003-2005, 2013 – Present)
Township of Holmdel Planning Board Conflict Attorney (2015 – Present)
Township of Montclair Planning Board Conflict Attorney (2016 – Present)
Point Pleasant Beach Zoning Board of Adjustment Attorney (1992 – Present)
Point Pleasant Beach Planning Board Attorney (2008 – Present)
Borough of Somerville Zoning Board of Adjustment, Attorney (2006 – Present)
City of Summit Zoning Board of Adjustment Attorney (2002 – Present)
He has written numerous articles that have been published in the New Jersey Planner, the State League of Municipalities Magazine, the New Jersey Lawyer and the Local Government Law Review; he is currently the author of Local Government Law, 4th Edition, New Jersey Practice (Volumes 34-35 A), published by West Services, Inc.
Dennis is a recipient of the Michael A. Pane IV Award for Ethics, established by the Pane Family and the New Jersey State League of Municipalities, honoring a municipal professional who exemplifies the highest standards of ethics and whose work has significantly enhanced the integrity of local government.
Dennis received his J.D. from Seton Hall University School of Law in 1986 and his B.A. from Montclair State University in 1980. He is admitted to practice in New Jersey and the US Court of Appeals, Third Circuit.
Admissions
- New Jersey, 1987
- U.S. Court of Appeals, Third Circuit, 2008
Practice Areas
- Municipal Law
- Commercial Real Estate and Land Use
- Residential Real Estate and Land Use
Memberships and Affiliations
New Jersey Institute of Local Government Attorneys, Diplomate Program, Board Member
New Jersey League of Municipalities, Legislative Committee, 2022 –
New Jersey State Bar Association (Local Government Law Section, Chairman, 2011 – 2012; Vice Chair, 2009 – 2010)
Middlesex County Bar Association
Ocean County Bar Association
Institute of Municipal Attorneys, Member
New Jersey Planning Officials, Assistant Counsel
Citizen’s Campaign Legal Task Force, Member
New Jersey Institute of Local Government Attorneys, Member
Jackson Chamber of Commerce, Former President
Jackson Township, Former Committeeman
Classes/Speaking Engagements
Instructor for Rutgers State University in the areas of zoning law and municipal land use law, 2003 – Present
“Ethics for Municipal Attorneys” and “Representing Zoning & Planning Boards in New Jersey,” New Jersey Institute for Continuing Legal Education, 2010 – Present
Frequent panelist/speaker for the New Jersey Planning Officials and the New Jersey League of Municipalities Conferences, The New Jersey Planning Officials, 1993 – Present
New Jersey Association for Planning and Zoning Administrators, Cutting Edge Issues
New Jersey State Bar Association Annual Meeting, Moderator, Panel on Land Use
Recognition
- Super Lawyers*, Commercial Real Estate & Land Use, 2012 – 2024
- Recipient, Michael A. Pane IV Award for Ethics (2010)
- Jackson Alumni Hall of Fame (2011)
- Recipient, Outstanding Service Award, presented by the Ocean County Chapter of the Jersey Shore Council Boy Scouts of America (2008)
- Recipient, Citizen of the Year Award, bestowed upon a citizen by the Jackson Chamber of Commerce, in grateful recognition of their remarkable record of service to the Jackson Township community and the community-at-large (2002)
Decisions of Note
Dennis M. Galvin Decisions of Note:
AHS Hospital Corp. v. Board of Adjustment of the City of Summit, et al.; Docket No. UNN-L-0448-11, Decided by Hon. Karen M. Cassidy, A.J.S.C., Law Division, on February 14, 2013.
Harborhead Condominium Association, Inc. v. Zoning Board of Adjustment of Point Pleasant Beach, et al.; Docket No. A-2435-11T4, Decided by Judges Parrillo, Sabatino, and Maven, Appellate Division, on November 28, 2012.
Ali Enterprises, L.L.C. v. City of Summit Zoning Board of Adjustment; Docket No. A-0381-11T4, Decided by Judges Fuentes, Graves, and Koblitz, Appellate Division, on August 20, 2012.
Iron Mountain Properties, LLC v. Township of Freehold Zoning Board of Adjustment; Docket No. A-5744-10T4, Decided by Judges Fuentes, Graves and Haas, Appellate Division, on April 11, 2012.
Cathy Beluch v. 829 Garden Condominiums, LLC, and Hoboken Board of Adjustment, et al.; Docket No. HUD-L-667-11, Decided by Hon. Hector R. Velazquez, J.S.C., Law Division, on August 29, 2011.
Muslim Center of Somerset County, Inc., et als. v. Borough of Somerville Zoning Board of Adjustment, et al.; Docket No. SOM-L-1313-04, Decided by Hon. Peter A. Buchsbaum, J.S.C., Law Division, on May 16, 2006.
NJ Association of Planning & Zoning Administration
Cutting Edge Issues – June 14, 2013
Draft Standby Generator Ordinance
Flood Base Elevation Drawings
Interstate Outdoor Advertising v. Zoning Board of Mount Laurel
Motley v. Borough of Seaside Park Zoning Board of Adjustment
Cutting Edge Issues – May 12, 2017
Honey Bees
Hoboken Food Truck Ordinance
Ride Sharing Services, such as Uber, Lyft and Flywheel
Predatory Towing Prevention Act
New Jersey Planning Officials - Training Class
- Conflict of Interest Matrix, by Michael A. Pane, Jr.
- Zoning Board of Adjustment Variances
- Ethics Article “What to do when things go wrong”
- Sign of the Times – Billboards
Land Use Board Member's Resources
- Zoning Board of Adjustment Main Responsibilities and Powers
- Roles of the Zoning Board of Adjustment and the Zoning Officer
- Conflict of Interest Matrix by Michael A. Pane, Esq.
- Proofs Table- Adjustment Variances
- Zoning Board of Adjustment An Explanation of the Hearing Process
- Board Members Have Immunity – Absolutely!
Rutgers
Introduction to Zoning Administration and Enforcement
- A Public Guide to OPRA – The Open Public Records Act
- Board Members Have Immunity – Absolutely
- Conflict of Interest Matrix by Michael A. Pane, Esq.
- Ethics for the Zoning Officer
- Honor Does Not Come in a Brown Paper Bag
- It Takes Courage to Deny an Inherently Beneficial Use and Wisdom to be Affirmed
- Planning Board Main Responsibilities and Powers
- Roles of the Zoning Board of Adjustment and the Zoning Officer
- Zoning Board of Adjustment Main Responsibilities and Powers
- Proofs Table
- Zoning Board of Adjustment An Explanation of the Hearing Process
Articles and Publications
Resolution Compliance: The Board Attorney’s Perspective
By Dennis Galvin, Esq. and Amanda Wolfe, Esq.; New Jersey Lawyer magazine, August 2023
Guidelines for Quasi-Judicial Bodies
By Dennis Galvin, Esq. and Jonathan E. Drill, Esq. Planning Boards when hearing a development application and/or when conducting a…
Conditions of Approval and Their Enforcement
By Dennis M. Galvin, Esq. Over the years, I have been frequently asked about a Zoning Officer’s ability and obligation…
“The Interpretation of a Zoning Ordinance”
By Dennis Galvin Published in Local Government Law Review, July, 2014. Zoning boards of adjustment are independent, quasi-judicial bodies.[i]…
“What To Do When Things Go Wrong”
By Dennis Galvin Published in New Jersey Municipalities, November, 2013 Every night, when we have a public meeting, we…
“Sign of the Times”
By Dennis M. Galvin Published in The New Jersey Planner, September/October, 2013 Digital signs are becoming the rage. They come…
“Bringing Non-Conforming Uses Into Conformity”
By Dennis M. Galvin, Esq. Published in the New Jersey Planner, November/December 2012 A non-conforming use is a use that…
“Roles of the Zoning Board of Adjustment & the Zoning Officer”
By Dennis M. Galvin, Esq. Published in The New Jersey Planner, May/June 2012 This article seeks to explain the roles…
“Honor Does Not Come in a Brown Paper Bag”
By Dennis M. Galvin, Esq. Published in New Jersey Municipalities, November 2011 Based upon my experience, the overwhelming majority of…
“It’s Time to Have X-Rated Vision”
By Dennis M. Galvin Published in Local Government Law Review, August, 2011 The Federal and State Courts have recently rendered…
“Board Members Have Immunity – Absolutely!”
By Dennis M. Galvin The New Jersey Planner, July/August 2010 It is important for you, as board members, to remember…
“Pay-to-play ordinances: logical, effective, legal”
By Dennis M. Galvin, Esq. Published in New Jersey Lawyer, August, 2008 Our Democracy depends on the character of our…
“It Takes Courage to Deny an Inherently Beneficial Use, and Wisdom to be Affirmed”
By Dennis Galvin, Esq. Published as a Special Feature in the NJ Planner, July/August 2007 Zoning Boards of Adjustment are…
“Despite Court Opinion, Board Members, Should Disclose Reasons for Vote”
By Dennis M. Galvin, Esq. Printed in the Summer 2004 edition of the New Jersey Planning Officials’ publication, The New…
“Radio Towers Are Not Necessarily Beneficial”
By: Dennis M. Galvin, Esq. Published in New Jersey Municipalities, March, 1997 Many municipalities throughout New Jersey have witnessed an…