The future of the Livingston Mall site reaches a key milestone Tuesday, Sept. 1, when the Planning Board takes up Ordinance No. 30-2026 for the first time.

The ordinance, which would adopt an amended redevelopment plan for the mall property at Block 6002, was referred to the board after receiving its first reading from the Township Council, according to the Planning Board agenda. Under New Jersey's Local Redevelopment and Housing Law, the Planning Board must review the amended plan for consistency with Livingston's Master Plan before the council can hold a second reading and final vote.

The conference meeting begins at 7:30 p.m. at Livingston Town Hall, 357 S. Livingston Ave.

A mall in transition

Livingston Mall opened in 1972 and was once anchored by Sears, Lord & Taylor, Macy's and Barnes & Noble. Sears closed in February 2020. Lord & Taylor followed after filing for Chapter 11 bankruptcy later that year. Macy's was slated to close by April 30, 2026, as part of the retailer's national downsizing, according to Axios. Barnes & Noble has confirmed it will relocate to 530 West Mount Pleasant Ave. by mid-to-late 2027.

The township designated the property an "Area in Need of Redevelopment" in October 2024 and held community listening sessions afterward. The council adopted an initial redevelopment plan in March 2025. According to a December 2025 NJ.com report, 15.8 acres on the former Sears site have been approved for 376 housing units, including one- and two-bedroom apartments and up to 81 townhouses, to help meet the township's state affordable housing obligations. Redevelopment planning firm Topology created a conceptual aerial plan for the remaining approximately 43 acres, though no formal site plans had been submitted to the Planning Board as of that report.

The specific contents of the amended plan in Ordinance No. 30-2026, including proposed uses, density and height limits, have not been made publicly available.

What happens next

If the Planning Board finds the amended plan consistent with the Master Plan, the ordinance returns to the Township Council for a second reading and public hearing. No date for that second reading has been announced.

Deputy Mayor Ketan Bhuptani noted at the council's Aug. 11 meeting that Livingston's sewage system has remaining capacity but that demand is rising with new housing developments throughout the township, according to the West Essex Tribune.

Also on the Sept. 1 agenda

The board's regular meeting includes two other applications. Joseph Kushner Hebrew Academy at 110 South Orange Ave. is seeking approval for parking lot improvements including pavement re-striping, circulation changes, perimeter fencing, a guard booth and access gates. Sycamore Estates LLC is proposing a five-lot major subdivision at 46 Sycamore Ave. with construction of a new cul-de-sac; the application includes variance requests.

The meeting is open to the public. Residents with questions can contact the Planning Department at [email protected] or 973-992-5000, ext. 5511.