Livingston Zoning Board Advances Variance Requests, Stresses Need for Accuracy

In a recent meeting of the Livingston Town Zoning Board, various variance requests were discussed, advanced, and in some cases, met with concerns about accuracy and contextual fit. Key issues explored included the requirements and procedures for obtaining variances, the need for special reasons to grant a variance, and issues of scale and appropriateness of proposed building projects.

The Board started by considering an extension request for a previously approved variance for Redwood Road. The applicant, Mr. W, sought a one-year extension citing increased costs in labor and materials for construction. Following a brief discussion, the board unanimously approved the extension, enabling Mr. W to move forward with his construction plans.

Subsequently, the Board turned its attention to a variance request for a pool on Marissa Court. Mr. Wilner, the applicant, presented revised plans that moved the pool to comply with setback requirements and added vegetation and fencing for privacy. The board members engaged in a brief Q&A regarding the visualizations provided but were ultimately satisfied with the revisions, leading to the approval of the requested variances.

However, the matter of a proposed garage, deck, and additions on Hazelwood Avenue, brought by Mr. Gangwall, sparked a more involved debate. Notably, the proposed changes violated various setback and floor ratio requirements. Mr. Gangwal, clarified that he was the project manager for the proposal, not the architect, and outlined plans to demolish the existing detached garage and build a new one in front to increase the backyard’s green space. Despite several revisions, the board held concerns over the habitable floor ratio and accuracy of the numbers presented. To address these concerns, a colleague of Mr. Gangwal, Mansour Aizi, was sworn in as a fact witness, who clarified the change in habitable floor ratio. Despite these clarifications, no final decision was reached at the end of the meeting.

Further discussions ensued around the issue of whether an air conditioner pad should count towards the square footage ratio. The board clarified that any concrete pad or structure, including the AC pad, is considered as coverage. However, the board also clarified that their ordinance is based on a ratio calculation rather than a coverage requirement.

The board also discussed proposals for second-floor additions to various properties. In one instance, the board underscored the need for legal representation and an architect’s presence to justify the proposed changes, adjourning the meeting until December 12th to give the applicant time to prepare. In another instance, an application for an addition that required variances for habitable floor ratio and aggregate side yard setback was discussed, with the board exconcerns about the large ratio requested for an undersized R4 zone lot.

Meanwhile, an application for a modest addition on Amelia Avenue, which does not exacerbate existing non-conformities, received praise from board members for being thoughtfully done. A similar sentiment was echoed for another property on Amelia Avenue, where the board unanimously approved the proposed rear left side and second-floor addition.

However, Edward Bier and Michael Affrunti, board members, raised concerns about the size and massing of a proposed building plan for a corner lot, which appeared overly large and out of place. The applicant agreed to study the possibility of reducing the attic height to alleviate these concerns.

Note: This meeting summary was generated by AI, which can occasionally misspell names, misattribute actions, and state inaccuracies. This summary is intended to be a starting point and you should review the meeting record linked above before acting on anything you read. If we got something wrong, let us know. We’re working every day to improve our process in pursuit of universal local government transparency.
Mayor:
Michael M. Vieira
Zoning Board Officials:
Lauren Tabak Fass, Edward Bier, James Hochberg, Tony Nardone, Pearl Hwang, Jared Resnick, Laurie Kahn, Ketan Bhuptani, Michael Affrunti, Jackie Coombs-Hollis (Land Use Administrator)

Receive debriefs about local meetings in your inbox weekly:

Trending meetings
across the country:

Meeting Date
Filter by bodytypes
Agricultural Advisory Committee
Airport Advisory Board
Art and Culture Board
Beach Committee
Bike and Pedestrian Advisory Committee
Board of Elections
Board of Health
Borough Council
Building Committee
Cannabis Control Board
Cemetery Commission
Charter Revision Commission
Child and Family Services Board
City Council
City Identity Committee
Code Enforcement Board
College Board of Trustees
Community Appearance Board
Community Preservation Committee
Community Redevelopment Agency
County Council
Disability Advisory Committee
Economic Development Board
Elderly Affairs Board
Electric Advisory Board
Environmental Commission
Financial Oversight Board
Historic Preservation Commission
Housing Authority
Human Relations Committee
Human Resources Committee
Insurance Fund
Land Use Board
Library Board
Licensing Board
Mental Health Commission
Municipal Alliance
Open Space Commission
Oversight and Review Committee
Parent Advisory Board
Parking Authority
Parks and Gardens Commission
Parks Commission
Pension Board
Planning Board
Police Review Board
Port Authority
Property Assessment Board
Public Safety Committee
Recreation Commission
Redevelopment Agency
Rent Control Board
Rent Leveling Board
School Board
Sewerage Authority
Shade Tree Commission
Special Magistrate
Taxation & Revenue Advisory Committee
Tourism Board
Trails Committee
Transportation Board
Utility Board
Value Adjustment Board
Veterans Committee
Water Control Board
Women's Advisory Committee
Youth Advisory Committee
Zoning Board
Filter by County
FL
Bay County
Bradford County
Brevard County
Broward County
Clay County
Duval County
Escambia County
Gulf County
Hendry County
Highlands County
Hillsborough County
Indian River County
Lake County
Lee County
Leon County
Levy County
Liberty County
Manatee County
Marion County
Martin County
Miami-Dade County
Monroe County
Okaloosa County
Orange County
Osceola County
Palm Beach County
Pasco County
Pinellas County
Polk County
Putnam County
Santa Rosa County
Sarasota County
Seminole County
St. Johns County
Taylor County
Volusia County
Walton County
MA
Barnstable County
Berkshire County
Bristol County
Essex County
Franklin County
Hampden County
Hampshire County
Middlesex County
Norfolk County
Plymouth County
Suffolk County
Worcester County
MN
Anoka County
Becker County
Beltrami County
Benton County
Blue Earth County
Brown County
Carver County
Cass County
Chippewa County
Chisago County
Clay County
Cook County
Crow Wing County
Dakota County
Freeborn County
Goodhue County
Grant County
Hennepin County
Isanti County
Itasca County
Kanabec County
Kandiyohi County
Koochiching County
Lac Qui Parle County
Lyon County
Mcleod County
Morrison County
Mower County
Nicollet County
Olmsted County
Pipestone County
Polk County
Ramsey County
Rice County
Scott County
Sherburne County
Sibley County
St Louis County
Stearns County
Steele County
Waseca County
Washington County
Wright County
NJ
Atlantic County
Bergen County
Burlington County
Camden County
Cape May County
Cumberland County
Essex County
Gloucester County
Hudson County
Hunterdon County
Mercer County
Middlesex County
Monmouth County
Morris County
Ocean County
Passaic County
Somerset County
Sussex County
Union County
Warren County
NY
Bronx County
Kings County
New York County
Queens County
Richmond County
TN
Shelby County
Filter by sourcetypes
Minutes
Recording