The Livingston Zoning Board, at its Tuesday, August 27 meeting, approved Dominic Solazzo’s variance request to build a deck at 26 Byron Place. The Board also heard three more applications, approving two and carrying a vote on the third to October 22. Additionally, a fifth application to build a single-family residence at 35 Sycamore Avenue was pushed back to September 24, the planner had been unable to attend Tuesday’s meeting.
26 Byron Place
Dominic Solazzo served as the lone witness at his hearing, requesting the Board grant him a 17 foot front/side yard (comer lot) setback variance for a 16 by 20 foot deck. A resident of Livingston since 2018, Solazzo stated this request was justified based on the unique characteristics of his R-4 zoned corner lot and the minimal impact the variance would have on the surrounding area. This configuration, he explained, restricts available space for outdoor amenities, so the deck will be positioned in a way that offers minimal impact on the streetscape. Solazzo also said the deck will maintain a “positive visual appeal” and will “blend seamlessly” with the home’s architecture, allowing his family to enjoy modest outdoor space. He concluded by emphasizing the deck would adhere to all building codes, would not result in traffic increases, and leave a minimal impact on the area’s environmental quality.
A motion to approve Solazzo’s request passed.
30 Swan Road
Rodak Builders, LLC requested approval for a 5.99 percent habitable floor ratio variance to build a new single-family residence at 30 Swan Road. As explained by lawyer Matthew Posada, the land has four existing variances, two of which “they can’t do much about,” and two - the front yard and side yard variances - have been eliminated, which triggered the need for the ratio variance.
Posada then called up architect Ayman Sedra, who broke down the home’s proposed floor plan. Living spaces on the lower floor included a two-story entry foyer, living room, and dining room, as well as a kitchen and family room in the back. This area would measure 1,404 square feet, while the two-car garage area should measure 443 square feet.
The secondfloor, measuring 1,655 square feet, would include four bedrooms, including a master bedroom with a bathroom and walk-in closet. Two of the smaller rooms would share a “Jack and Jill” style bathroom, while another suite-like bedroom would have its own bathroom and closet.
The basement consists of a large space used for recreational activities, plus a bedroom with an egress window, bathroom, and closet. Measuring 3,059 square feet in total, it falls below the habitable floor area ordinance of 3,220, so the applicant is requesting only one variance for the proposed ratio.
Afterward, planner Nicholas Graviano described the lot as 8,500 square feet, less than the minimum lot size of 9,375 square feet. He also noted that the applicant came up short in lot depth, as 125 feet is required and they only have 100 feet. He opined this application advances the general safety of the house’s welfare by building it to current codes and eliminating the front/side yard setback variances. As for negative criteria, Graviano noted that the house size is below the habitable floor number ratio, only measuring 3,059 square feet, where 3,220 is permitted. He then pointed out the house meets bulk requirements aside from the habitable floor area ratio and its overall character, in his eyes, will fit in with the neighborhood.
Following testimony, the Board approved Rodak Builders, LLC’s application.
23 Dogwood Terrace
23 Dogwood LLC requested six variances to create an open front porch, second-story addition, and rear yard deck at 23 Dogwood Terrace, including a front yard setback, rear yard setback, right and left side yard setbacks, a side yard aggregate, and the habitable floor ratio. Following testimony by lawyer Diana McGovern on the need for dining and bedroom space, house owner Miguel DeLeon served as the first witness. According to DeLeon, the house has a living room and small kitchen but needs extra space for his family, while two bathrooms are located in his home. He also sought to build a master bedroom and bathroom for himself and his wife, as well as a laundry room on the upper level.
Next, architect Frank Hall talked about the R-4 district site’s dimensions, describing it as one of the smallest lots in the district. Measuring 5,250 square feet, Hall said it only made up 56 percent of the required lot area, comparing the dwelling’s interior to a “one-room” home. Assessing the floor plan, he broke down some of its features, including a new rear addition, a master bedroom and bathroom above the garage, and new kitchen/dining space along with bedroom space. A bedroom window overlooking neighbors on the right side of the house near the chimney will also be eliminated.
In terms of height, 23 Dogwood Terrace will be 34 feet, where 35 feet is permitted. Compared to other homes, Hall noted that the neighborhood contains a mix of existing and redeveloped houses, with the proposed renovations sharing more in common with the redeveloped buildings. Given the narrow shape of this lot, he believed the requested variances were necessary for DeLeon’s project and that the additions were fully compatible with the neighborhood.
Amotion to approve the variances passed.
16 Winans Road
Ian Telfer and Jodee Aranias asked the Board for a habitable floor area variance of 578 square feet to build a single-family residence with covered front and rear porches at 16 Winans Road.According toAranias, the couple have lived at this address since 2006 and now, with twin sons attending Riker Hill Elementary School, wanted to build on their current property. Their architect witness, Daniel Dubinett, then talked about the variance request, as the minimum lot size is 9,375 square feet and the couple has more than twice that, at 19,834 square feet. For the home itself, they are proposing a building measuring 3,798 square feet, where 3,220 square feet is the maximum.
Bringing up the home’s proposed site plan, Dubinett listed some of its updated features, including a 21 by 24 foot two-car garage, mudroom, kitchen, pantry, and combined dining room and family room. A guest bedroom would be located on the first floor, while the second would include three children’s bedrooms and two bathrooms, plus a master bedroom. Additionally, he believed the applicants did “a good job doing the home’s rooflines and breaking up its massing so it doesn’t look like a big square, and the porch/covered porch designs would marry well into the overall landscape.” He also provided a diagram comparing a traditionally sized lot to the proposed 16 Winans Road home, noting that, “being stuck between R2 and R3 measurements, the massing still feels appropriate.” Finally, Dubinett confirmed that only one tree to the left of the house would need to be knocked down, offering a colorized rendering of the final design, believing it “successfully modernizes the property.”
However, multiple Livingston residents expressed concern with 16 Winans Road’s proposed design and bulk, as it would be notably larger than all other homes on the road. While they agreed the house looked beautiful and wanted the couple to build something that worked for them, most agreed its size did not fit this particular neighborhood, and wondered if it were possible to scale the plan down. Similarly, the Board members acknowledged the community’s objections and the “delicate balance architects face working for both the client and neighborhood,” although they agreed the home “felt too big for the neighborhood.”
Ultimately, Dubinett and the applicants agreed to revisit the plan and “trim down” the house’s size, with the Board adjourning the hearing to October 22.
