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Livingston Board of Adjustment approves a slate of residential variances; one application adjourned
Summary
On Nov. 25 the Livingston Zoning Board of Adjustment approved multiple single‑family home variances — including projects on Woodland Terrace, West Harrison Place, Taft Court and York Terrace — and adjourned a separate application for 20 Melrose Drive to Dec. 9.
The Livingston Board of Adjustment on Nov. 25 approved a series of residential variances for single‑family additions and new homes after hearing testimony from applicants, architects and planners.
Most applications were routine approvals tied to undersized or irregular lots. The board approved a one‑story rear addition and deck for Michelle and Andy Cohen at 15 Woodland Terrace, finding the project would extend existing nonconforming side setbacks but not increase overall bulk. Architect Se Dubonnet described the work as a mudroom and first‑floor bathroom to improve livability; the board approved the motion without public opposition.
Iconic LLC received approval to build a new single‑family home at 15 West Harrison Place after the applicant asked for a habitable floor area ratio (HFAR) variance (36.98% proposed where 30% is allowed). Planner Nicholas Graviano told the board the lot is undersized and that the proposal meets setbacks, height and coverage limits; Graviano said, “the site can accommodate the proposed building given the request for the FAR variance.” The board voted to grant the HFAR relief.
The board also approved a new house for 7 Taft Court after an extended discussion about the legal standard for floor‑area variances. Counsel Steven Shempis cited appellate precedent and argued the relevant question is whether the site can accommodate the additional habitable area; Shempis told the board, “the site can accommodate the additional floor area,” and asked members to apply that standard. After questions about the Master Plan and the house’s visibility from the street, members voted to approve the 178‑square‑foot variance with easement‑related conditions referenced during the hearing.
Other approvals that night included additions and setback relief for homes on Crescent Road (13 Crescent Road), Oakwood Avenue (Dorothy McCabe), Beard Brook Lane and 219 York Terrace. Several applicants testified that their requests stemmed from preexisting, nonconforming lot conditions; architects and board planners repeatedly described the designs as compatible with surrounding houses.
Not all business proceeded: the application for 20 Melrose Drive (2025‑74‑V) was adjourned to Dec. 9.
Votes at a glance - 15 Woodland Terrace (2025‑69‑V): approved (side‑yard variances for rear addition and deck) - 15 West Harrison Place / Iconic LLC (2025‑73‑V): approved (HFAR variance to 36.98%) - 7 Taft Court / 18 Tower Road, LLC (2025‑99‑3): approved (178 sq ft HFAR variance; conditions on easements noted) - 13 Crescent Road (2025‑77‑B): approved (front setback & HFAR variances) - Oakwood Ave / Dorothy McCabe (2025‑82‑V): approved (multiple variances for additions) - 21 Beard Brook Lane (2025‑83‑3): approved (front and aggregate side setbacks; drainage to be handled at permitting) - 219 York Terrace (2025‑84‑V): approved (second‑floor addition over garage and front porch)
The board adjourned after the last vote; several approvals included conditions to preserve public easements and to address stormwater/drainage during permitting. The Melrose Drive item (20 Melrose Drive, 2025‑74‑V) was carried to the Dec. 9 meeting.
