Livingston's Zoning Board of Adjustment will hear five new applications on Thursday, Sept. 10, including a site plan amendment for the Crystal Plaza event venue on West Northfield Road.

The special hearing begins at 7 p.m. at Livingston Town Hall, 357 S. Livingston Ave., according to the board's posted agenda. A conference session starts at 6:45 p.m.

Crystal Plaza seeks lawn and garden addition

Crystal Plaza Group, Inc. is seeking to amend the approved site plan for 305-307 West Northfield Road. The wedding and event venue wants to add a lawn and garden area with landscaping improvements to its property in the R-3 zone.

This is the second amendment to a site plan the board originally approved in 2018 for property improvements. The board granted Crystal Plaza a two-year extension of that approval in July 2021 after construction was partially completed but delayed by the COVID-19 pandemic. The extension ran through July 27, 2023.

New homes, a pool and a group home addition

Four residential variance applications round out the agenda.

8 Sycamore Avenue: Consulting G5, LLC seeks to build a new single-family home in the R-3 zone. The plan calls for a habitable floor area ratio of 29.99%, nearly 9 percentage points above the 21% limit.

11 Volker Lane: Inga Cohen is requesting approval for a new house and pool in the R-1 zone. The application asks for seven variances, including a rear yard setback of 43.42 feet where 75 feet is required and a habitable floor area ratio of 45.22% where 15% is allowed. The pool would sit about 4 feet closer to the rear property line than the 20-foot setback permits.

1 Spalding Drive: Lokanath Nagaraja wants to add a second floor to an existing home in the R-4 zone. The project needs six variances, including setback relief on all four sides and a habitable floor area ratio of 33.4% versus the 30% limit. The plan also includes an undersized garage.

7 Beacon Avenue: The Arc of Essex County, a nonprofit serving people with intellectual and developmental disabilities, filed for a first-floor addition to a group home in the R-2 zone. The application requests five variances, including a front yard setback of 46.02 feet where 60 feet is required and a right side yard setback of 6 feet where 15 feet is required.

Conference session

Before the public hearing, the board will consider memorializing resolutions for seven applications heard at its Aug. 20 meeting, including properties at 9 Tower Road, 26 Crestview Hill Road, 13 Clover Lane, 33 Cobblewood Road, 28 East Harrison Place, 159 West Hobart Gap Road and 19 Sycamore Terrace. The board will also review and adopt its 2025 annual report.

The agenda notes it is subject to change before the meeting. Residents can contact the Livingston Planning Department at 973-992-5000, ext. 5511, or [email protected].