Livingston Township, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Livingston Township, NJ and summarizes what was decided — variances, site-plan and subdivision applications, and Board of Adjustment hearings. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 125 items on file; most recent August 21, 2026.
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Block 2901 Lot 66 (19 Sycamore Terrace) — Constantine Kaplan — two-story addition with habitable floor area and FAR variances
The Board heard testimony from the homeowner for a two-story addition converting a split-style home toward a colonial form at 19 Sycamore Terrace, requiring small variances for total habitable floor area and habitable floor area ratio. One neighboring resident asked questions about the 58 sq ft variance; the Board approved with conditions unanimously.
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Block 6800 Lot 40 (159 West Hobart Gap Road) — side/rear additions with minor setback and habitable floor area ratio variances
The Board heard architectural testimony for modest side and rear expansions at 159 West Hobart Gap Road, including a family room expansion and an office/prayer room, requiring minor front and rear setback variances and a habitable floor area ratio variance. The Board approved the application unanimously.
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Block 4804 Lot 28 (28 East Harrison Place) — first and second floor addition with setback variances
The Board heard testimony for a family-driven first and second floor addition at 28 East Harrison Place requiring existing-condition variances for front and side yard setbacks and aggregate side yard. After board discussion about proximity to neighbors and alternatives, the Board approved the application unanimously.
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Block 1307 Lot 10 (33 Cobblewood Road) — second-floor rear addition with habitable floor area ratio variance
The Board heard testimony for a second-floor rear addition at 33 Cobblewood Road, with one variance requested for habitable floor area ratio (30 allowed, 34.08 proposed). The Board found the addition fit the existing home and approved the application unanimously.
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Block 5701 Lot 13 (13 Clover Lane) — 13 Clover Lane LLC — new single-family residence variances
The Board heard architectural testimony for a new single-family home at 13 Clover Lane requiring a front yard setback variance and a habitable floor area ratio variance. Board members commented positively on the plan and approved the application unanimously.
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Block 7500 Lot 82 (27 Cornell Drive) — addition with front/rear setback and habitable floor area ratio variances — carried to October 27, 2026
The Board heard architectural testimony for a renovation/addition at 27 Cornell Drive including a reduced deck and a proposed 6,189 sq ft habitable area (22.16 FAR) on an undersized corner lot. Board members expressed concern the house size and increased nonconformity were excessive; the application was carried to October 27, 2026 without a vote, with instructions to submit revised plans for review.
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Block 1506 Lot 42 (22 Crest View Hill Road) — Roadak Builders LLC — new single-family house variances
The Board heard planning testimony supporting a new single-family home at 22 Crest View Hill Road with a front yard setback variance and a habitable floor area ratio variance, noting several existing nonconformities would be improved. The Board approved the application unanimously.
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Block 60001 Lot 62 (Tower Road) — Tao Zang — new single-family residence variances
The Board heard testimony from the applicant’s architect on a revised plan reducing habitable floor area and deck/footprint, then approved four variances (three setbacks and habitable floor area ratio) for a new single-family residence at Block 60001 Lot 62, Tower Road.
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Opening public hearing procedures, notices, and public participation instructions
The Chair opened the August 20, 2026 Livingston Township Board of Adjustment public hearing, explained variance standards and appeal rights, confirmed Open Public Meetings Act notice, and provided instructions for public participation and limits on communications with board members outside the hearing.
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Applicant Testimony — Planning Expert (Katherine Gregory, PP): Variance Justification (C1/C2), MLUL Purposes, and Master Plan References
Professional planner Katherine Gregory testified in support of the requested sign variances, describing the site’s constraints and stating the application met C1/C2 variance criteria and the positive and negative criteria. She cited MLUL purposes related to public welfare and safe transportation and referenced the 2018 master plan goals regarding traffic flow and signage control.
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Applicant Testimony — Signage Expert (David Prusil, Sign Source): Proposed Two Ground-Mounted Signs and Variance Details
David Prusil of Sign Source testified as a signage expert regarding two proposed non-illuminated aluminum signs: a tenant directory sign near the Northfield Road entrance and an address/identification sign near the rear parking lot entrance off East Cedar. He described dimensions, placement, materials, installation method, and the requested variances for setbacks and sign width.
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Application Introduction: Preliminary/Final Major Site Plan and Variances — Block 25004, Lot 20, 349 East Northfield Road (Altera Northfield LLC, PB-3 Zone)
The Board called the first matter: an application by Altera Northfield LLC for preliminary and final major site plan approval and variances for two ground-mounted signs at 349 East Northfield Road. Applicant counsel introduced the application, witnesses, and exhibits, and stated no new exhibits would be marked.
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Approval with condition: Block 253 Lot 320, East Cedar Street (Heesh Bathe / Batijas) — new single-family house FAR variance; roof height/massing reduction
The Board heard an application for a new home on an undersized, sloping lot on East Cedar Street requiring a habitable floor area ratio variance (21 allowed, 30.26 proposed). Board members raised concerns about roof massing and perceived scale. The applicant agreed to reduce roof/attic height, and the Board approved unanimously subject to revised plans.
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Approval: Block 4204 Lot 3, Spalding Drive (Road Act Builders) — new single-family residence with front yard setback and FAR variances; elimination of existing side yard nonconformities
The Board heard Road Act Builders’ application for a new home on Spalding Drive with a front yard setback variance (40 ft required, 35.08 ft proposed) and a habitable floor area ratio variance (30 allowed, 35.99 proposed). Testimony emphasized that the project corrected existing side yard nonconformities and added stormwater management. The Board approved unanimously.
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Approval with conditions: 46 Westl/Westlaw Road, Block 2906 Lot 23 (Road Act Builders LLC) — new single-family residence with front yard setback and FAR variances
The Board heard an application by Road Act Builders LLC for a new home at 46 Westl/Westlaw Road with a front yard setback variance (50 ft required, 35 ft proposed) and a habitable floor area ratio variance (21 allowed, 29.99 proposed). Neighbors raised concerns about size, trees, and parking. The Board approved unanimously with conditions including reduced roof height and landscaping coordination.
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Approval: Block 301 Lot 4970, Rock Ledge Drive (John Beth Shaktel) — front addition and FAR variance
The Board heard testimony for a front addition on Rock Ledge Drive requiring a front yard setback variance (60 ft required, 54 ft proposed) and a habitable floor area ratio variance (18 allowed, 19.36 proposed). The architect cited rock constraints in the rear yard and design limitations. The Board approved unanimously.
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Approval: Block 2402 Lot 216, Hadrien Drive (Alyssa Scott Sacket) — covered deck side yard setback variance
The Board heard an application for a covered deck expansion on Hadrien Drive requiring a side yard setback variance (15 ft required, 13.4 ft proposed). The architect described the lot shape and design reasons for a small encroachment. The Board approved unanimously.
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Approval: Block 7402 Lot 38, Ross Road (Brett Allison Goldberg) — new single-family residence with front yard setback and FAR variances; attic access condition
The Board heard testimony for a new home on Ross Road with a front yard setback variance (75 ft required, 67 ft proposed) and a habitable floor area ratio variance (15 allowed, 17.2 proposed). The Board approved the application unanimously, with a condition that the attic be accessible via pull-down stairs.
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Approval: Block 5600 Lot 7, 33 Hickory Place (Steven Dracoitz) — addition with existing setback variances and FAR variance
The Board heard testimony for an addition at 33 Hickory Place on a corner lot, involving two existing front yard setback variances and a habitable floor area ratio variance (23.5 proposed where 21 is allowed). After testimony and questions, the Board approved the application unanimously.
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Approval: Block 4302 Lot 32, Avon Avenue (Taang Zang) — new single-family house variances
The Board heard revised architectural testimony for a new modern single-family home on a corner lot at Avon Avenue. The applicant reduced the habitable floor area and reduced the number of variances sought. The Board approved the application by unanimous vote.
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Opening procedures, public participation instructions, and variance/voting advisories
The Chair opened the July 30, 2026 public hearing, provided required legal notices and appeal rights, explained the Board’s role and limits on member communications, took roll call, confirmed a quorum, and advised applicants about voting requirements for D variances given six voting members present.
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Minor subdivision and bulk variances: demolish existing house and subdivide into two lots (56 Bernett Street LLC)
56 Bernett Street LLC sought approval to demolish an abandoned single-family home and subdivide a 22,46 square foot property into two lots of 12,962 square feet each, with bulk variance relief related to lot area within 125 feet of the right-of-way. The applicant stipulated the proposed homes would conform to R4 bulk standards, and the board heard expert testimony supporting C(2) variances. One neighboring property owner asked about tree preservation and buffering. The board approved the application unanimously.
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Spectrum 360 LLC amended preliminary/final site plan: request to increase perimeter fence height and add gates (continued from June 16, 2026)
Spectrum 360 LLC presented an amended site plan request to replace previously approved 4–5 foot fencing with a 6-foot decorative fence around the perimeter and to add/modify gates for security. The board reviewed revised landscaping exhibits and heard testimony supporting a C(2) variance for fence height in front yards. The board approved the amendment with conditions referenced from a July 14, 2026 memo and an added landscaping replacement condition.
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Approval of new single-family house with multiple variances and attic condition (31 Mount Pleasant Parkway)
The Board heard an application by 31 Mount Pleasant Parkway LLC for a new single-family home involving partial demolition and reuse of an existing foundation, requiring front and side yard setback variances and a D4 FAR variance. Testimony emphasized improved front yard setback and removal of a detached rear garage. The Board approved with a condition that attic space remain uninhabitable.
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Approval of privacy fence variances on corner lot with design/screening conditions (445 South Livingston Avenue)
The Board heard a corner-lot fence application at 445 South Livingston Avenue seeking variances for 6-foot solid privacy fencing in areas treated as front and rear yards. The applicant cited security, privacy, and replacement of a deteriorated fence. The Board approved with conditions requiring an upper open/lattice portion to reduce the appearance of a solid wall and related aesthetic/screening considerations discussed on the record.
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Approval of new single-family residence with FAR variance (Barclay Terrace)
The Board heard an application to replace an older home and construct a new single-family residence on Barclay Terrace requiring a habitable floor area ratio variance. The owner and architect testified that the design increased side setbacks compared to the existing structure and that much of the FAR increase related to a double-height foyer volume. The Board approved the application unanimously.
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Approval of oversized shed in rear yard (3/10 South Livingston Avenue)
The Board heard an application for a 10x20 shed at 3/10 South Livingston Avenue exceeding the permitted shed size in the rear yard. The applicant explained the need for storage due to no garage and noted proximity to a commercial property. The Board approved the shed variance unanimously.
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Approval of second-floor addition with pre-existing setback variances (41 East Cedar Street)
The Board heard an application by the homeowners for a reconstructed second floor at 41 East Cedar Street requiring variances for a pre-existing front yard setback and a pre-existing right side yard setback. The applicants described the project and confirmed setbacks were not being further changed. The Board approved the application unanimously.
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Approval of new single-family dwelling with FAR variance and cupola/watchtower height condition (86 Martin Road)
The Board heard an application by 86 Martin LLC to demolish an existing house and build a new four-bedroom home at 86 Martin Road requiring a small FAR variance. The Board approved the variance subject to compliance with the Township Engineer’s April 21, 2026 report, pull-down attic stairs, and removal or relocation of a roof feature described as a watchtower/cupola to comply with a 35 ft height limit.
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Approval of new single-family house with revised setbacks and reduced FAR (3 Franklin Avenue)
The Board heard testimony for a new single-family home at 3 Franklin Avenue on an undersized 5,000 sq ft lot, including a D4 FAR variance and multiple setback variances. After board questions and a brief recess, the applicant amended the plan to increase one side yard to 8.2 ft and reduce house size and FAR. The Board approved with conditions requiring revised plans and other stipulations.
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Approval of revised two-story rear addition variances (106 Kimball Avenue)
The Board heard revised testimony for a two-story rear addition at 106 Kimball Avenue, including reductions to the addition footprint and zoning relief requested. A revised exhibit correcting the rear yard setback was marked, and the Board approved the application subject to the revised plan exhibit.
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Preliminary/final site plan amendment and bulk variance — Block 100, Lot 3.01 (630 Route 10 / West Mount Pleasant Avenue) — Spectrum 360 LLC
Spectrum 360 LLC requested an amended site plan and variance relief to increase perimeter safety fence height to 6 feet in front-yard areas at its approved special-needs school facility at 630 Route 10. After testimony focused on student safety and aesthetics, the Board continued the matter to July 21, 2026 for additional visual exhibits/renderings and planting details.
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Preliminary/final site plan and variance request — Block 103, Lot 111 (111 Dorset Avenue) — Across International LLC
Across International LLC sought preliminary/final site plan approval to install a 960 sq. ft. (24x40) outdoor storage shed at 111 Dorset Avenue in the limited industrial zone, requiring setback variances. The Board heard testimony from the applicant’s attorney and engineer/planner and approved the application with conditions.
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Township Attorney report: car wash noise enforcement and nuisance action; planned closed session discussion
The Township Attorney reported on resident complaints about a car wash, stating the Township could not shut it for nonconforming site plan issues related to air hoses, but that county noise readings found a violation with a $1,000 penalty. He said the Township issued a nuisance notice demanding a corrective action plan within 10 days and would discuss legal action in closed session.
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Block 3802 Lot 204 (40 Charles Street) — Second Floor Addition (Multiple Setback Variances and Habitable Floor Area Ratio Variance)
The applicant sought approval for a second-floor addition at 40 Charles Street requiring multiple existing-condition setback variances and a habitable floor area ratio variance. The board questioned the front setback calculations and side yard impacts and approved the application unanimously.
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Block 5301 Lot 45 (27 Windgate Drive) — Second Floor Addition and 8x12 Rear Deck (Front Yard and Deck Setback Variances)
The applicant sought approval for a second-floor addition and an 8x12 rear deck at 27 Windgate Drive requiring front yard and deck setback variances. The board heard testimony from the applicant and the architect and approved unanimously.
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Block 3901 Lot 704 (46 Hillside Avenue) — New Single-Family Dwelling (Maximum Habitable Floor Area Variance)
ROAC Homes Incorporated sought approval for a new single-family dwelling at 46 Hillside Avenue with a maximum habitable floor area variance on a significantly oversized lot. The board discussed neighborhood context and the home’s appearance from the street, heard planning and architectural testimony, and approved unanimously.
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Block 451 Lot 167 (Carlyel Drive) — New Single-Family Dwelling (Front Yard Setback Variance)
Rodak Home Incorporated sought approval to construct a new single-family dwelling on Carlyel Drive with a front yard setback variance. The board heard planning testimony about an irregularly shaped lot and neighborhood setback averages, asked questions about the chosen setback, and approved unanimously.
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Block 4204 Lot 13 (20 Spear Drive) — New Single-Family Home (Habitable Floor Area Ratio Variance)
The applicant, through counsel and expert witnesses, proposed a new two-story home with basement at 20 Spear Drive and requested a habitable floor area ratio variance. The board heard architectural and planning testimony and approved the application unanimously.
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Block 6003 Lot 3 (115 Feltswood Drive) — Demolish Existing House and Build New Two-Story Single-Family Home (Habitable Floor Area Ratio Variance)
The applicant proposed demolishing an existing one-story home and constructing a new two-story home with basement at 115 Feltswood Drive, requesting a minor habitable floor area ratio variance. The board approved the application unanimously, with a board member commenting the neighborhood could accommodate the home.
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Block 253 Lot 17 (16 West Lawn Road) — First Floor Addition; Convert Crawl Space/Top Floor to Habitable Space; Garage Conversion (Bulk Variances and Garage Size)
The board heard testimony from the homeowner and the architect for additions and conversions at 16 West Lawn Road requiring multiple variances, then approved the application by unanimous vote of the members present.
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Public Comment Procedures and Participation Instructions (Chair Opening Statement)
The chair opened the public hearing, explained variance standards and appeal rights, confirmed Sunshine Law notice, and provided instructions for public participation and limits on communications with board members outside meetings.
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106 Kimble Avenue — two-story rear addition; multiple bulk variances; continued for revisions
The Board heard an application for a two-story rear addition at 106 Kimble Avenue requiring variances for front yard setback (existing 35.8 vs. 40 required), side yard setback (existing 9.6 vs. 10 required), rear yard setback (27.7 vs. 35 required), habitable floor area (3,220 allowed; 3,339 proposed; 119 variance), and floor area ratio (30 allowed; 39.3 proposed; 9.3 variance). Board members expressed concern about increasing habitable floor area on an undersized lot and suggested reducing variances. The applicant requested a continuance to revise plans; the matter was continued to June 23 without re-notice.
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Franklin Avenue (Block 1703, Lot 5.02) — new single-family house on 5,000 sq. ft. lot; multiple variances; continued due to clarity/time
The Board began hearing an application for a new single-family home on a 5,000 sq. ft. lot created by a 2017 Planning Board subdivision, requiring multiple setback and floor area variances (including a floor area ratio stated as 61.82 proposed). The engineer/planner and counsel described neighborhood context and the subdivision history, but significant confusion arose over the correct habitable floor area calculations and the late hour. The matter was continued to June 23 with re-notice required.
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1 Avon Avenue — new single-family house on corner lot; setback and floor area variances; continued
The Board heard an application for a new single-family home at 1 Avon Avenue requiring variances for rear yard setback (35 required; 17.7 proposed), corner front yard setback (35 required; 30.1 proposed), and floor area ratio (30 allowed; 34.68 proposed). The architect described a compact footprint and a deck needed for daily living, with a split/mezzanine level to gain space vertically. Board members raised concerns about the floor area ratio justification and requested revisions; the matter was continued to July 30 with revised plans to be submitted.
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16 Country Club Road — new single-family house; floor area ratio variance on undersized lot
The Board heard an application for a new single-family home at 16 Country Club Road requiring a floor area ratio variance (18 required; 22.5 proposed; 4.5 variance). The applicant’s architect testified the lot is a lawfully existing undersized lot (about 30 sq. ft. short of the 25,000 sq. ft. minimum) created in 1940, and the proposed house is 3,914 sq. ft. and brings existing side-yard nonconformities into compliance. The Board approved the application.
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423 South Livingston Avenue — dormer/storage area over garage; floor area ratio variance; porch railing condition update
The Board heard an application to add a dormer/storage area over a garage at 423 South Livingston Avenue, requiring a floor area ratio variance (30 allowed; 34.1 proposed; 4.1 variance). The engineer/planner and architect testified that the lot is substandard and the house is otherwise compliant and under the permitted building size, and that the dormer improves aesthetics without expanding the footprint. The Board approved the application and addressed a prior porch railing condition due to a grade change.
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Bunyong Drive (Block 3101, Lot 11) — first- and second-floor addition; habitable floor area and floor area ratio variances; continued
The Board heard an application for additions on Bunyong Drive requiring variances for habitable floor area (3,520 allowed; 4,526 proposed; 1,006 variance) and floor area ratio (21 allowed; 25.7 proposed; 4.7 variance). The planner, architect, and owner described revisions that eliminated a side-yard variance and reduced the addition to 390 square feet. After extensive discussion about the attic area and precedent concerns, the matter was continued to July 30 without a vote.
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14 Blackstone Drive — new single-family residence; floor area ratio variance
The Board heard testimony on a proposed new single-family residence at 14 Blackstone Drive requiring a floor area ratio variance (18 allowed; 20.84 proposed; 2.84 variance requested). The applicant’s architect and engineer testified about revisions made after prior board feedback, including reducing garage height and removing a second-level garage element. The application was approved with a condition that the garage attic space not be made habitable.
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Announcements of adjourned applications and return dates
The Chair announced that two applications were adjourned to future dates: 86 Martin Road to June 23 and 33 Hickory Place to July 30. The Chair stated that interested parties should return on those dates and that no new notice was needed because notice had already been given.
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Public Comment on 189 Hillside Avenue Application
A resident living adjacent to 189 Hillside Avenue provided testimony regarding the historical context of the neighborhood's Cape Cod homes and expressed concerns about drainage and setbacks.
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Approval of Addition and Garage at 189 Hillside Avenue with Conditions
The board approved a second-floor addition and detached garage at 189 Hillside Avenue in a contested 5-2 vote, following the applicant's agreement to increase the carport setback and reduce the garage height.
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Approval of New Dwelling at 10 Wardell Road
The board unanimously approved the construction of a new single-family dwelling at 10 Wardell Road, granting variances for front yard setback, side yard setback, and habitable floor area ratio.
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Approval of Variance for 5 Orchard Lane
The board approved an expansion and den addition at 5 Orchard Lane with conditions, after the applicant reduced the requested habitable floor area variance following a change in project scope.
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Approval of Variance for 49 Witchwood Road
The board unanimously approved a second-floor addition at 49 Witchwood Road, granting a variance for habitable floor area on an oversized lot that borders a PSEG easement.
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Approval of Variance for 6 Ross Road
The board unanimously approved an application for a first and second-floor addition at 6 Ross Road, granting variances for front and rear yard setbacks due to the property's exceptional shallowness.
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Public Comment Period
The Board opened the floor for public testimony regarding the amended site plan application for 70 South Orange Avenue; however, no members of the public came forward to speak.
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Dorak Home New Construction Variance at 11 Hawthorne Drive
Dorak Home Inc. applied for variances to construct a new home at 11 Hawthorne Drive, requesting a 5.98% increase in habitable floor area ratio and a 4 ft front yard setback reduction.
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Dorak Home New Construction Variance at 33 Tower Road
Dorak Home Inc. sought variances for a new single-family residence at 33 Tower Road, proposing a habitable floor area ratio of 26.99% and a reduced front yard setback of 46 ft.
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Mayorga Pool Variance Application
The Mayorga family sought a variance to install a pool at 11 Village Drive, requesting a reduced side yard setback of 10 ft instead of the required 20 ft due to the undersized lot.
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Hastings LLC New Construction Variance
Hastings LLC proposed a new single-family residence at 6 Hastings Lane, requesting a 2.5% increase in the habitable floor area ratio. The board reviewed drainage impacts and architectural compatibility with the neighborhood.
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Sergey Samsonic Second Floor Addition
Sergey Samsonic requested a variance for a second-floor addition at 48 Dorothy Avenue to include a master bedroom and bathroom. The variance involved exceeding the habitable floor area by 481 square feet.
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Joseph and Linda Duker Rear Yard Variance Application
Joseph and Linda Duker requested a variance for a one-story rear addition and second-floor terrace at 15 Nolleswood Drive, citing accessibility needs for a retired, handicapped family member. The variance was for a 7.1 ft rear setback where 35 ft is required.
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Javier and Camila Mayorga Pool Setback Variance
Javier and Camila Mayorga requested a 10 ft side yard setback variance for a proposed pool on an undersized lot. The board deferred the decision, recommending the applicants explore alternative placements and designs.
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Hastings LLC New Dwelling and Floor Area Ratio Variance
Hastings LLC sought approval for a new single-family dwelling with a 2.5% floor area ratio variance. The project involved reducing impervious coverage and connecting roof leaders to the stormwater system. The variance was approved.
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Sergey Samsonic Second-Floor Addition Variance
Sergey Samsonic requested a variance for a 481 square foot addition to modernize an older home by introducing a master bedroom and bathroom. The board deferred the decision, suggesting the applicant explore reconfigurations and alternatives.
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Joseph and Linda Duker Rear Yard Setback Variance
The resolution discusses a variance request by Joseph and Linda Duker for a one-story rear addition and second-floor terrace. The proposal required a 7.1 ft variance from the 35 ft rear yard setback requirement, citing configuration and accessibility needs.
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Habitable Floor Ratio Variance for Hastings LLC
Hastings LLC sought a 2.5% variance for an increased habitable floor ratio to construct a new dwelling on 6 Hastings Lane. The board approved the variance, noting the reduction in impervious coverage and alignment with neighborhood character.
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Second Floor Addition Variance for Sergey and Slana Samsonic
Sergey and Slana Samsonic sought a variance to add a second-floor master bedroom and bathroom to their home, exceeding the allowable habitable floor area by 481 square feet. The board deferred the decision, asking the applicants to explore alternative designs.
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Rear Yard Setback Variance for Joseph and Linda Dooker
The applicants, Joseph and Linda Dooker, sought a variance for a proposed one-story rear addition and second-floor terrace. The variance requested a 7.1 ft reduction in the rear yard setback, citing hardships related to the property’s configuration and the need for accessibility accommodations.
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Variance Request for 6001 Lot 4933 Tower Road
Roadak Homes Inc. sought variances for a new single-family home at 6001 Lot 4933, Tower Road, requiring adjustments to front yard setback and floor area ratio.
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Variance Request for 1404 Lot 748 Dorothy Avenue
Sergey and Slana Samsonic applied for a variance to add a second floor to their home, exceeding the habitable floor area by 481 square feet.
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Variance Request for 3502 Lot 15 Nolleswood Drive
Joseph and Linda Duker sought approval for a one-story addition and a second-floor terrace, requiring a 7.1 ft rear setback variance.
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Livingston Zoning Board Public Hearing Introduction
The public hearing on April 10, 2025, by the Livingston Zoning Board of Adjustment introduced the meeting's agenda and outlined procedural guidelines for variances and appeals.
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Variance Application for Forest Balding Drive
The applicant proposed constructing a new single-family home that required multiple variances, including for front yard, rear yard, and habitable floor area ratio. The board approved the application with modifications to reduce one variance.
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Variance Application for 29 Norman Court
The applicant sought approval to install an inground pool requiring a rear yard setback variance. The board approved the application with modifications to reduce the variance and additional conditions for privacy and drainage.
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Variance Application for 15 Sparrow Drive
The applicant requested approval for a new single-family home, requiring variances for front yard setback and habitable floor area ratio. The board approved the application with modifications to eliminate the front yard variance.
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Appeal Regarding 64 Hillside Avenue
The applicant challenged the zoning officer’s classification of a basement as a first floor, arguing that it should not be included in the habitable floor area ratio calculation. The board deferred a decision to allow the applicant to revise their plans.
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Variance Application for 6 Balding Drive
The applicant sought to construct a new single-family home requiring multiple variances, including front yard setback and habitable floor area ratio. After extensive testimony, the board approved the application with conditions.
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Variance Application for 18 Browning Drive
The applicant requested variances to expand their single-family home, including a second-car garage and additional living space. The board approved the application with conditions after reviewing the design and neighborhood context.
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Variance Application for 41 Manor Road
The applicant sought approval to construct a new single-family home that required a variance for exceeding the allowed habitable floor area ratio. Two witnesses, an architect and a planner, testified to address the reasons for the variance and its alignment with local zoning laws.
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Approval for In-Ground Pool Installation at 29 Norman Court
The applicant sought approval to install an in-ground pool at 29 Norman Court, requesting a rear yard setback variance of 11.5 ft. The board approved the application with modifications, including reduced variance and additional screening measures.
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Approval for Construction of Single-Family Home at 15 Sparrow Drive
The applicant sought approval to construct a single-family home at 15 Sparrow Drive with variances for front yard setback and habitable floor area ratio. The board approved the application after modifications to the plans based on public feedback.
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Appeal of Zoning Officer’s Decision at 64 Hillside Avenue
The applicant challenged the zoning officer's interpretation of the basement as a first floor, which impacted habitable floor area ratio calculations. The board deferred the decision and requested additional evidence and clarification for the next hearing.
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Construction Approval for New Single-Family Home at 6 Balding Drive
The applicant, 6 Balding Drive LLC, proposed the demolition of existing structures and construction of a new single-family home. The application included requests for variances on habitable floor area ratio and front yard setback. The board approved the project with conditions.
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Approval for Home Expansion at 18 Browning Drive
The applicant, Jesse Dana, sought approval for a home expansion at 18 Browning Drive, including a second car garage and two-story rear addition. The board approved the application after discussion on setbacks and alignment challenges.
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Approval for Construction of a Single-Family Home at 41 Manor Road
The applicant, 14 Waterfall Drive LLC, sought approval to construct a new single-family home at 41 Manor Road. A D4 variance was requested for exceeding the habitable floor area ratio. The board approved the application with conditions, including restrictions on attic use.
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Habitable Floor Area Ratio Variance for 15 Sparrow Drive
This ordinance reviews the application by Bala Ratha Krishnan to construct a single-family home requiring a habitable floor area ratio variance of 24.3% against the allowed 21%. The board approved the application with conditions to address public concerns.
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Zoning Interpretation Appeal for 64 Hillside Avenue
This ordinance discusses an appeal challenging the zoning officer's interpretation of habitable floor area ratio calculations for a proposed basement at 64 Hillside Avenue. The board deferred the decision, requesting additional analysis and legal interpretation of the ordinance.
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Habitable Floor Area Ratio and Front Yard Setback Variances for 6 Spalding Drive
The ordinance covers an application by 6 Spalding Drive LLC to construct a new single-family home, requiring variances for front yard setback and habitable floor area ratio. The board approved the application, emphasizing its alignment with neighborhood patterns and municipal land-use goals.
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Setback Variances for 18 Browning Drive
This ordinance addresses the application of Jesse Dana to expand their residence at 18 Browning Drive, requesting front yard and sideyard setback variances due to non-conforming property configurations. The zoning board approved the application, noting efforts to maintain neighborhood aesthetics.
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Habitable Floor Area Ratio Variance for 41 Manor Road
This ordinance discusses the application of 14 Waterfall Drive LLC to construct a new single-family home at 41 Manor Road, requesting a variance for habitable floor area ratio of 35.3% against the allowed 30%. The zoning board evaluates architectural and planning testimony before approving the variance with conditions.
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Community Concerns on Variance Applications
Community members raised concerns about the size, placement, and potential impacts of proposed developments on neighborhood aesthetics and property values.
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Variance Application for 6 Balding Drive
A proposal for a new single-family home at 6 Balding Drive required variances for front yard setback and floor area ratio.
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Variance Application for 18 Browning Drive
An applicant sought approval for a two-story addition and a second garage, requiring variances for front yard and side yard setbacks.
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Variance Application for 41 Manor Road
An application was presented for constructing a single-family home at 41 Manor Road, requiring a 5.3% floor area ratio variance.
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Livingston Zoning Board of Adjustment Meeting Overview
The Livingston Zoning Board of Adjustment held a public hearing on April 22, 2025, addressing various variance applications, their requirements, and public feedback.
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Walnut Street Addition and Garage
An application for expanding a home and modifying a detached garage required variances due to the lot’s narrow shape and existing non-compliant conditions.
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10 Arthur Terrace New Construction
A proposal for demolishing an existing structure and constructing a new single-family home required variances for front yard setbacks and habitable floor area due to lot shape and size limitations.
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Cliffside Drive LLC Floor Area Ratio Variance
A new single-family home proposal required a floor area ratio variance due to the applicant’s desire for additional living space. The project adhered to other zoning requirements and improved impervious coverage.
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11 Alpine Way Rear Extension
A rear extension for a family’s home required variances due to lot shape and size constraints. The project aimed to accommodate multi-generational living while improving stormwater management.
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601 Blackstone Drive Construction Proposal
A proposal for constructing a new single-family home required variances for floor area and floor area ratio due to lot size constraints. The applicant emphasized hardships in meeting zoning requirements.
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40 Barnett Street Variance Request
The applicant requested variances for setbacks and accessory structures to expand their home, citing family needs and the preservation of the house's character. Variances included front yard setbacks, accessory garage setbacks, and side yard setbacks.
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Variance Request for Walnut Street
The applicant requested variances for setbacks and accessory building height to expand their home and garage. The resolution was approved unanimously by the board.
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Variance Request for 10 Arthur Terrace
The applicant requested variances for front yard setback and habitable floor area to demolish an existing structure and construct a new single-family home. The resolution was approved unanimously by the board.
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Variance Request for Cliffside Drive LLC
The applicant requested a variance for habitable floor area ratio to construct a larger single-family home. The resolution was approved unanimously by the board.
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Variance Request for 11 Alpine Way
The applicant requested variances for rear yard setback and habitable floor area to expand their home for family needs. The resolution was approved unanimously by the board.
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Variance Request for 601 Blackstone Drive
The applicant requested variances for habitable floor area and habitable floor area ratio due to lot size limitations. The board deferred the decision to May 28th for revised plans.
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Variance Request for 40 Barnett Street
The applicant requested variances for front yard, corner yard, and accessory garage setbacks to expand their home to accommodate their growing family. The resolution was approved unanimously by the board.
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Variance Application for 10 Arthur Terrace
This ordinance addresses a variance request for constructing a new single-family home at 10 Arthur Terrace. The applicant seeks approval for front yard setback and habitable floor area variances.
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Variance Application for Cliffside Drive LLC
This ordinance involves a variance request for constructing a single-family home at Cliffside Drive. The applicant seeks approval for exceeding habitable floor area ratio limits in the R2 zone.
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Rear Extension Application for 11 Alpine Way
This ordinance addresses a variance request for a rear extension at 11 Alpine Way. The applicant seeks approval for rear yard setback and habitable floor area variances to accommodate family needs.
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Variance Application for Blackstone Drive
The ordinance deals with a variance request for constructing a new single-family residence at Blackstone Drive. The applicant seeks approval for exceeding habitable floor area and floor area ratio limits due to lot size constraints.
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Variance Application for 1940 Barnett Street
This ordinance addresses the variance requests for a property at 1940 Barnett Street. The applicants seek approval for multiple variances related to front and side yard setbacks to accommodate the expansion of their house, including an increase in habitable floor area.
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Variance Application for Cliffside Drive LLC
Cliffside Drive LLC sought approval for a modern single-family home design exceeding floor area ratio limits, with testimony supporting its alignment with neighborhood character.
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Variance Application for New Residence at Blackstone Drive by Sajimon Anthony
Sajimon Anthony proposed constructing a new residence at Blackstone Drive, requiring variances for habitable floor area and floor area ratio due to lot size constraints.
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Variance Application for 40 Barnett Street by Felix Flores and Rachel Mundy
The applicants sought approval for expanding their home at 40 Barnett Street, citing variances for front yard, corner yard, and garage setbacks. The expansion aimed to accommodate their growing family.
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Livingston Zoning Board Adjustment Public Hearing Overview
The Livingston Zoning Board Adjustment held a public hearing on March 24th, 2026, discussing zoning variances and township guidelines. The meeting followed Open Public Meeting Act provisions and included public participation.
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BrightView Senior Living Facility Site Plan Amendment
BrightView Senior Living requested amendments to their previously approved site plan for a senior living facility. Changes included improved site circulation, elimination of front-yard parking, minor building adjustments, and enhanced architectural features. The board approved the amended plan, emphasizing its benefits for residents and site operations.
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Somerset Regal Bank Site Plan and Variance Application
The planning board reviewed Somerset Regal Bank’s application for preliminary and final site plan approvals, including variances for a proposed drive-thru canopy. The discussion focused on traffic flow, parking, stacking concerns, and operational improvements. The board raised questions about alternative designs and granted approval with conditions.
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Amendment to Brightview Senior Living Site Plan
The resolution amends the approved site plan for Brightview Senior Living to improve site circulation, remove front yard parking, and enhance architectural features. It also includes minor building adjustments and updates to landscaping and pedestrian connectivity.
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Preliminary and Final Site Plan for Somerset Regal Bank
The resolution addresses the approval of a preliminary and final site plan for Somerset Regal Bank, focusing on adding a drive-thru canopy and addressing parking and traffic flow concerns. Modifications to the site layout aim to ensure safety and operational efficiency.
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Bright View Senior Living Facility Amendments
This ordinance discusses amended site plans and minor subdivision adjustments for the Bright View Senior Living Facility. The changes include improved site circulation, additional parking, enhanced building design, and compliance with previously approved deviations.
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Somerset Regal Bank Drive-Thru Site Plan Amendment
The ordinance addresses the proposed addition of a drive-thru facility at Somerset Regal Bank, involving site plan amendments, traffic flow changes, and compliance with parking requirements. The board reviewed changes to ensure safe traffic circulation and minimal disruption to existing parking spaces.
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Somerset Regal Bank Site Plan and Variance Application
Somerset Regal Bank proposed adding a drive-through canopy structure and sought site plan and variance approvals, with discussions on parking, traffic flow, and stacking concerns.