The Livingston Zoning Board, at its Tuesday, July 11 meeting, approved an application to construct a new single-family home on 18 Lee Road. The Board then proceeded to hear five more applications, approving four and adjourning one case until its first in-person meeting in September.
Approve Lee Road Home
The Rodak Builders application for 18 Lee Road – continuing from the Board’s June 27 meeting – originally requested a 12.9 percent habitable floor ratio variance to construct a 3,509 square foot house on a 10,000 square foot lot. The Board, after hearing objections from neighbors and expressing concerns about the proposed house’s size, asked the ap- responded plicant to return with amended plans.
Legal representative Adam J. Faiella called up architect Hayk Ekshian and professional planner John McDonough as witnesses to verify the revised, smaller house plan, which will necessitate a 9.89 percent habitable floor ratio variance. Breaking down the measurements, Ekshian noted that it now comprised 3,200 square feet, complete with four bedrooms, hallway bathrooms, and more “average-sized” rooms. The plan also made significant changes to elevation, rooflines and the side yard façade, allowing it to fit in with neighboring homes.
McDonough, using aerial drone photographs, then explained why this new plan constituted a positive integration of the site. From a mass and scale standpoint, he believed 18 Lee Road’s additions would “work in harmony with the surrounding neighborhood, thanks to its attractive façade and nice street presence.” However, some members of the public expressed concern with the house’s overall bulk and whether it might extend further than the established property would allow. The Board members were similarly divided, although Jim Hochberg and Lauren Tabak Fass both deemed it an improvement over the previous model.
Ultimately, the application passed by a margin of 5-2.
Extend Resolution of Approval Rebecca and Donald Campbell of 36 Midway Drive requested a oneyear extension of their previously approved variance relief. In January of 2022, the couple received approval for a two-story addition to their home, necessitating a 10.25 foot variance to rear yard setback and an 8.28 percent variance to habitable floor ratio.
Per the Campbell’s testimonies, when their variances were originally approved, they lacked a contractor to implement these changes at the time. The couple finally signed a contract with one, but relief approval expired this year, necessitating the request for an extension. A motion to approve Rebecca and Donald’s request passed unanimously.
Addition on Cobblewood Road Jared Prince requested a 93 square foot habitable floor area variance for a one-story addition to his home at 36 Cobblewood Road. The addition will increase the house’s square footage to 3,313 square feet, where a maximum of 3,220 square feet is permitted.
Prince, along with Appel Design Group architect Matt Martinique, provided a layout of the house and where specifically this variance will be implemented. Likewise, Prince and Martinque stated that, should they reduce any more space in the proposed bedroom area, it would render that location unusable. Hochberg supported their claim, noting that the property could support a variance ratio and rear area changes would ultimately be concealed by foliage. A motion to approve Prince’s variance passed.
Adjourn Hearing on Pool
The Board heard an application by David Wilner of 25 Marisa Court to install an in-ground pool and fence at his house. Wilner requested a 16 foot rear yard setback variance; a 2.9 foot right side yard setback variance; a 3.5 foot left side setback variance; and a 1.4 percent rear yard aggregate variance.
Wilner, with pool builder Gabriel Ricciardi Jr. as fact witness, provided a layout of the backyard and where they hoped to construct the pool on those grounds. Desiring a place for his family to come together, he explained that the house was surrounded by woodland area and would not intrude onto other homes. The fence, meanwhile, would be four feet in height, but receive elevation due to the land’s topography.
However, both the Board and members of the public expressed concerns over the pool’s location and size. Board member Pearl Hwang wanted to see a reduced patio size and deeper setback to the rear yard, a process that would require moving the pool back. Other concerns included the fence’s length and whether drainage would trickle down onto homes at a lower elevation. Adcultural ditionally, the Board noted that this yard had a lot of room, but was also “very crowded,” making it difficult to find a space where the pool could meet a desired altered length.
In the end, the Board encouraged Wilner and Ricciardi to revise their plans in accordance with these aforementioned concerns. The case was adjourned until September 12, where the Board will revisit the Marisa Court case in-person.
Variance at 3 Apple Tree Court
Lauren and Matthew Silver requested a three foot front yard setback variance for a second floor addition to their home at 3 Apple Tree Court.
The Silvers, along with architect Daniel Dubinett, explained that the existing house is at a 51.6 foot setback but their proposal requires a 57 foot setback and necessitates a three foot variance to expand above the first floor. The Board ultimately recognized that, since they were building straight up, there would be few interruptions to the neighborhood during construction. A motion to approve the Silvers’plan passed unanimously.
Adjourn Irving Ave. Addition
Fabiano DeOliveria of 68 Irving Avenue is requesting approval for a second floor and rear addition to his house. These requests include a 13.6 foot front yard setback variance; a 3.6 foot right side yard setback variance; a 3.99 left side yard setback variance; a 5.5 percent aggregate side yard variance; and a 15.4 habitable floor ratio variance.
A hearing on the application was postponed to September 12.
New House on Beverly Road
Stefan Tiuca sought two variances in his application to construct a new single family residence at 20 Beverly Road. He was granted a ten foot front yard setback variance and a 6.6 foot corner lot setback variance.
Hayk Ekshian, serving as Tiuca’s witness, discussed where these variances would be placed in relation to the house’s location at the intersection of North MitchellAvenue and Beverly Road. Additionally, by moving the house forward 3.5 feet, they will be putting the house in line with other homes on Beverly Road, thereby keeping it “up to date.” Ekshian also provided a description of the house’s layout, including bedrooms, bathrooms, laundry room and a balcony, assuring that it will fit into the neighborhood with few negative repercussions.
In their statements, Board members Laurie Kahn and Hochberg appreciated the house’s positioning on the lot, deeming it well-suited for this location and an improvement to what was there already.
A motion to approve the residence application passed.
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