Summit, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Summit, NJ and summarizes what was decided — variances, site-plan and subdivision applications, and Board of Adjustment hearings. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 137 items on file; most recent October 11, 2026.
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Operations Committee Report
Kimberly Jiannis reported on the September 30 operations committee meeting, including transportation efficiencies and fleet updates, long-range facilities planning updates, exploration of non-traditional revenue and partnerships, FY2026 budget-to-actual review and variances, early planning for the 2027–2028 budget, and follow-up items on partnerships and cost management.
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Memorialization vote: 19 Hickory Road
The Board conducted a memorialization vote for the application at 19 Hickory Road (ZB-26-2335). The memorialization was moved, seconded, and approved unanimously.
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Memorialization vote: 115 Butler Parkway
The Board conducted a memorialization vote for the application at 115 Butler Parkway (ZB-26-2340). The memorialization was moved, seconded, and approved unanimously.
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Memorialization vote: 21 Iris Road
The Board conducted a memorialization vote for the application at 21 Iris Road (ZB-26-2337). Eligible voting members were not individually listed in the transcript segment beyond the voting sequence, and the memorialization passed unanimously.
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Memorialization vote: 37 Fair View Avenue
The Board conducted a memorialization vote for the application at 37 Fair View Avenue (ZB-26-2329). Eligible voting members were identified, and the memorialization passed unanimously.
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Application status: 211 Kent Place (no appearance; carried to December 7, 2026 subject to notice)
With no representative present for 211 Kent Place, the Board discussed options and voted to carry the matter to a date certain. The application was carried to December 7, 2026, subject to notice; the Board discussed that dismissal would be without prejudice but would require a new application and re-noticing.
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Application hearing: 100 Essex Road (landscape master plan; steep slope disturbance; retaining wall and wall/fence height variances; stormwater conditions)
The Board heard testimony from the homeowner and a landscape architect seeking three variances related to steep slope disturbance and retaining wall/wall-fence heights as part of a comprehensive landscape redesign. After professional review and conditions including revised plans and stormwater jurisdiction retention, the Board approved unanimously.
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Application hearing: 128 Beekman Road (patio expansion in side yard; variance for setback)
The Board heard testimony from the homeowner and engineer regarding reconstruction and expansion of an existing patio located in a side yard on a corner lot. With no public comment, the Board approved the variance request with standard compliance conditions.
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Application hearing: 118 Pine Grove (front porch, driveway widening, garage/second-floor additions; bulk variances)
The Board heard testimony from the homeowners and their architect for improvements including a new front porch, widened driveway, and additions affecting lot coverage and building coverage. After questions and no public comment, the Board approved the application with conditions, including a two-year stormwater jurisdiction retention.
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Docket preview: applicants asked to summarize anticipated testimony and witnesses
Before hearing applications, the Chair asked each applicant/representative to briefly summarize the case, identify witnesses, and estimate whether testimony could be completed within about 30 minutes. Three applications provided previews; the 211 Kent Place matter had no representative present at that time.
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Public Comment Period (During Architectural Portion): Unit Mix, School Impacts, Equipment Placement, Lighting/Amenities, and Construction Type
Residents asked questions and raised concerns about unit mix and school impacts, placement of transformers/generators/loading areas, exterior and interior lighting impacts, amenity hours, requested variances, and building construction type (wood frame vs. non-combustible). The applicant team responded with unit breakdown numbers, general enforcement explanations, and design/code explanations.
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Board Q&A with Architect: Height/Pertinences, Fire Access/Egress, Lighting, Signage, and Operations
Board members questioned the architect on building height calculations and roof features, fire department access and evacuation routes, garage ventilation, lighting controls and potential post-occupancy adjustments, signage (including a temporary leasing sign), amenity hours, deliveries, and construction inspection considerations related to building over an existing parking structure.
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Resolution memorialization: 28 Plymouth Road
The board memorialized a resolution for 28 Plymouth Road, Zoning Board application number ZB-26-2333. Eligible voting members were Mr. Yuko, Ms. Chief, and Mr. Bell. The resolution was approved unanimously.
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Resolution memorialization: 15 Sherman Avenue
The board memorialized a resolution for 15 Sherman Avenue, Zoning Board application number ZB-26-2336. Eligible voting members were Mr. Yuko, Ms. Chief, and Mr. Bell. The resolution was approved unanimously.
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Resolution memorialization: 474 Morris Avenue
The board memorialized a resolution for 474 Morris Avenue, Zoning Board application number ZB-26-2339. Eligible voting members were Mr. Yuko and Mr. Bell. The resolution was approved unanimously.
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Resolution memorialization: 11:15 Beachwood Road
The board memorialized a resolution for 11:15 Beachwood Road, Zoning Board application number ZB-26-2324. Eligible voting members were Vice Chair Zan, Mr. Yuko, Mr. Mullen, and Ms. Chief. The resolution was approved unanimously.
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Application: 19 Hickory Road — amended proposal for garage and interior renovations; stormwater concerns raised by neighbors
The homeowners at 19 Hickory Road presented an amended plan removing a previously proposed second-floor addition and discussing a reduced-size detached garage to address coverage variances. Board professionals and neighbors focused on stormwater management and potential impacts on adjacent property. The board approved unanimously with conditions including stormwater management review/approval and screening considerations.
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Application: 115 Butler Parkway — patio expansion, lot coverage variance, and rear patio setback variance
A professional engineer presented a plan to replace a small rear patio with a larger paver patio including a fire pit and outdoor kitchen at 115 Butler Parkway. The application requested lot coverage and rear patio setback variances and proposed stormwater mitigation via a new dry well system. The board approved unanimously with conditions addressing drainage, utility coordination, and standard construction requirements.
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Application: 21 Iris Road — fence height and related bulk variances (corner lot)
The homeowners at 21 Iris Road sought bulk variance relief to install a 6-foot solid white vinyl privacy fence along River Road and addressed additional issues raised by zoning staff regarding a patio replacement, HVAC condenser setback, and lot coverage. The board approved the application unanimously with conditions including confirming impervious coverage and completing construction/as-built verification.
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Application: 37 Fair View Avenue — covered rear porch and generator location variances
The board heard an application for a one-story covered rear porch and related bulk variances at 37 Fair View Avenue, including lot coverage and generator side yard setback relief. After testimony, board questions, and no public comment, the board approved the application with conditions, including revising plans to make the generator location conforming and addressing stormwater management.
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Applicant counsel opening and outline of revised plans and witnesses (190 River Road)
Applicant counsel outlined the evening’s plan: traffic testimony, landscaping, architecture, and planning. Counsel stated the site plan was revised to address concerns about the loading area and emergency vehicle circulation, removed a proposed mid-block crosswalk, and added landscaping screening near the loading area and utilities.
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Application Hearing: 28 Plymouth Road — Home Addition/Renovation Variances
The board heard an application for renovations and an addition at 28 Plymouth Road to better accommodate a growing family. The architect testified the project required multiple variances including lot area/width (existing 10,500 sq ft and 75 ft vs. 15,000 sq ft and 90 ft required), FAR (2,787 proposed vs. 2,625 allowed), lot coverage (3,711 vs. 3,675), and side yard variances. The board approved unanimously with standard engineer memo conditions.
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Application Hearing: 15 Sherman Avenue — In-Ground Pool and Variances (Corner Lot)
The board heard an application to install a 14' x 28' in-ground pool at 15 Sherman Avenue. The applicant sought variances related to a corner-lot yard condition and impervious coverage (existing 38.1% vs. 35% permitted). The board approved the application with conditions including revised plans for a pervious access surface and two-year stormwater jurisdiction retention.
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Decision on 474 Morris Avenue Appeal — Affirm Incompleteness Determination
After determining a use variance was required, the board voted to affirm the determination that the planning board application was incomplete because the wrong application path/forms were used and the matter would need to be filed as a use variance application.
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Decision on 474 Morris Avenue Appeal — Determination that Use Variance Required
After deliberation, the board voted to affirm the determination that a use variance (D variance) was required for the 474 Morris Avenue proposal, concluding the ordinance context and B Zone purpose supported requiring commercial use on the first floor rather than a residential/parking-first-floor configuration.
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Appeal Hearing: 474 Morris Avenue LLC (Block 506, Lot 34) — Interpretation and Completeness Determination
The board heard an appeal by 474 Morris Avenue LLC challenging a determination that its planning board application was incomplete because a use variance was required. The applicant argued the B Zone permits “residential uses first floor,” and also argued the Department of Community Services lacked authority to deem the application incomplete on that basis.
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Applicant Synopses for 474 Morris Avenue, 15 Sherman Avenue, and 28 Plymouth Road
Representatives for three matters provided brief synopses: an appeal for 474 Morris Avenue regarding a determination that a use variance was required; a pool application at 15 Sherman Avenue requiring variances; and a home renovation at 28 Plymouth Road requiring variances.
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Carry of 211 Kent Place Application to October 5, 2026
The board carried the application for 211 Kent Place to October 5, 2026, based on the applicant’s request to carry without notice while awaiting confirmation related to a building permit and whether variances would be required.
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Introductions of Board Professionals and Hearing Procedures
Board counsel, the board secretary, and board professionals were introduced. The chair explained voting rules, the hearing sequence for applications, expectations for concise testimony, and how the public may ask questions and later provide comments before the board deliberates and votes.
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Application: 190 River Road – Preliminary/Final Major Site Plan with Variances and Design Exception Relief (Hearing Opened; Testimony from Civil Engineer)
The Board opened the hearing on the 190 River Road redevelopment (adaptive reuse of the former Wells Fargo building) proposing 198 residential units with 30 affordable units. A board member recused. Applicant counsel outlined project elements and settlement-related commitments. The applicant’s civil engineer testified on existing conditions, floodplain/culvert issues, access, parking counts, stormwater, utilities, lighting, and signage concepts. Public asked questions about flooding, water system capacity, neighborhood impacts, and traffic.
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Application: Temple Hill Associates LLC – 527 Morris Avenue (Aubrey’s Corner) Minor Site Plan and Variance Relief
The Board heard testimony on a minor site plan application for exterior improvements at Aubrey’s Corner, including lighting, signage, and reconstructed entry landings. Variances were requested for signage setback/separation and lighting levels, and an encroachment issue on Aubrey Street was discussed. The Board approved the application unanimously with conditions, including outside-agency approvals and review of roof runoff/downspout discharge and lighting shutoff timing.
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Ordinance Hearing: Add Stop Signs at Multiple Intersections
Council opened a public hearing on Ordinance 26-3392 to add stop signs at specified intersections. A resident asked about the status of stop signs at Canoe Brook and Woodland; Council indicated additional stop sign ordinances are expected in September.
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Ordinance Hearing: Add Stop Signs at Specified Intersections
Council opened a public hearing on Ordinance 26-3392 to add stop signs at multiple intersections. A resident asked about additional stop signs not listed; Council stated more stop sign ordinances were expected in September. Council members supported the ordinance citing safety concerns.
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Motion to Return (Close Out of Meeting)
At the end of business, the Board made and seconded a motion described as a motion to return, with members indicating approval. The transcript ends immediately after this action.
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Memorialization Vote: 21 Dunder Drive (Application ZB262334)
The Board voted to approve the memorialization for 21 Dunder Drive, application ZB262334. Eligible voting members were identified and the memorialization passed unanimously.
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Memorialization Vote: 152 Beakman Road (Application ZB262332)
The Board voted to approve the memorialization for 152 Beakman Road, application ZB262332. Eligible voting members were identified and the memorialization passed unanimously.
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Memorialization Vote: 21 West End Avenue (Application ZB252316)
The Board voted to approve the memorialization for 21 West End Avenue, application ZB252316. The Chair identified eligible voting members and the memorialization passed unanimously.
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Memorialization Votes: Crest Acre Court (Applications ZB262328 and ZB262329)
The Board conducted memorialization votes for Crest Acre Court applications ZB262328 and ZB262329. Eligible members voted and both memorializations were approved unanimously.
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Application Hearing: 11–15 Beachwood Avenue (Revised Plans; Variances Including D6 Height/Stories, Lighting/Illumination, and Pertinent Height)
The Board heard revised testimony for redevelopment at 11–15 Beachwood Avenue/Road in the CRB zone. The applicant presented a redesign preserving the Beachwood and side-alley facades, reducing height and bulk, increasing setbacks, and eliminating rear parking. The Board received expert testimony, public comment (including HPC support), discussed conditions, and approved the application with a D6 variance requiring five votes.
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Carry Application: 37 Fair View to September 8, 2026 (Without Notice; Timeframe Waived)
The Board carried the application for 37 Fair View to the next available date, September 8, 2026, based on applicant correspondence requesting the carry. The applicant waived the Board’s timeframe to act, and the carry was granted without notice.
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Resolution extending approval: 28 Druid Hill Road (third extension; building permit deadline prior to July 2027)
The Board approved a resolution extending approval for 28 Druid Hill Road (application number 222175), described as a third extension request. The applicant cited disruption concerns with three young children and committed to construction next year, with a requirement to pull a building permit prior to July 2027.
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Memorialization: 116 Rotary Drive
The Board approved a memorializing resolution for 116 Rotary Drive (ZB-26-2327) with the eligible voting members listed in the transcript. The vote was unanimous among eligible members.
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Memorialization: 19 Ridge Road
The Board approved a memorializing resolution for 19 Ridge Road (ZB-25-2286) with the eligible voting members listed in the transcript. The vote was unanimous among eligible members.
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Application hearing and decision: 21 Dunder Drive variances for additions, garage reconfiguration, setbacks, generator/AC placement, patio, landscaping, and stormwater
The Board heard an application for 21 Dunder Drive on an undersized corner lot in the R15 zone proposing additions, a reconfigured garage/mudroom, kitchen expansion, second-floor changes, patio adjustments, and site improvements. After testimony and one neighbor’s support, the Board approved with multiple conditions.
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Application hearing and decision: 152 Beakman Road variances for rear addition, driveway/front-yard parking, and related site changes
The Board heard an application for 152 Beakman Road (corner lot on Beakman and Payeic) for a modest rear addition and driveway widening/turnaround area, including relief related to two front yards and front-yard parking. The Board approved the application with conditions.
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Extension request: 503 Springfield Avenue (Bedroian Rug) for one year
The applicant for 503 Springfield Avenue (Bedroian Rug) requested a one-year extension due to increased costs and site conditions described as beyond their control. The Board granted the extension; one member abstained.
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Application hearing and decision: 21 West End Avenue (Stall) variances for rear addition, FAR, stories, setbacks, garage, lot coverage, and stormwater
The Board heard the application for 21 West End Avenue proposing a rear addition on a narrow, deep lot. Testimony addressed story/grade counting, FAR (26.9 vs 25), setbacks, garage requirements, lot coverage, and stormwater. The Board approved the application with conditions.
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Appoint 2026 zoning board attorney services (King Moench Collins LLP)
The Board approved a resolution appointing King Moench Collins LLP for 2026 zoning board attorney services. The vote was unanimous by roll call, and the Chair welcomed Mr. Ball back after a long absence.
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Approve resolution canceling 2026 zoning board attorney services contract (Davidson Eastman Munoz Panel PA)
The Board approved a resolution to cancel 2026 zoning board attorney services with Davidson Eastman Munoz Panel PA. The vote was unanimous by roll call.
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Carry application: 21 Kent Place to August 3, 2026 (without notice)
The applicant for 21 Kent Place requested a carry to August 3, 2026. The Board approved the carry without notice by unanimous roll-call vote.
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Resolution to Enter Closed Session (Attorney-Client Privilege/Public Comments; Anticipated 30 Days)
The Board adopted a resolution to exclude the public from discussion and action on matters described as attorney-client privilege and public comments, with an anticipated disclosure timeframe of approximately 30 days, and voted to enter closed session.
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Resolution: Memorialization Approval — 31 Melee Place (ZB-26-2323)
The Board adopted a memorialization resolution approving 31 Melee Place, application number ZB-26-2323, with eligible voting members listed and a unanimous vote among those voting.
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Resolution: Memorialization Approval — 16 Shady Side Avenue (ZD-25-2321)
The Board adopted a memorialization resolution approving 16 Shady Side Avenue, application number ZD-25-2321, with eligible voting members listed and a unanimous vote among those voting.
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Resolution: Memorialization Approval — 52 Huntley Road (ZB-25-2317)
The Board adopted a memorialization resolution approving 52 Huntley Road, application number ZB-25-2317, with eligible voting members listed and a unanimous vote among those voting.
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Resolution: Denial — 695 Springfield Avenue (ZB-24-2237)
The Board adopted a resolution of denial for 695 Springfield Avenue, Zoning Board application number ZB-24-2237, with eligible voting members listed and a recorded unanimous vote among those voting.
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Hearing: 2 Beakman Road — Conditions, Vote Requirement, Board Deliberation, and Approval
The Board approved the 2 Beakman Road application with standard engineering compliance conditions; the Board attorney stated five votes were required, and the Board voted to approve.
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Hearing: 2 Beakman Road — Architect Testimony (Design, Variances, Parking, and Impervious Coverage)
Architect Alexander Rodriguez testified on the garage expansion, second-floor primary suite changes, materials, and requested variances (FAR, side yard setbacks, combined side yard, lot coverage), and addressed questions about impervious coverage increase, stormwater threshold, bedroom count, and on-site parking.
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Hearing: 2 Beakman Road — Applicant Testimony and Application Summary
The applicant for 2 Beakman Road described a proposed 281 sq. ft. addition and related site changes on an undersized triangular corner lot, requesting variances including floor area ratio, lot coverage, and continuation of existing nonconforming side yard setbacks.
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Hearing: 36 Dale Drive — Conditions, Vote Requirement, Board Deliberation, and Approval
The Board imposed conditions including compliance with the Board engineer memo, coordination with the City forester and revised landscaping, and two-year stormwater jurisdiction, then approved the 36 Dale Drive variances (steep slope disturbance and front-facing garage).
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Public Questions/Comments: 36 Dale Drive Application
Two residents asked questions during the 36 Dale Drive hearing: one about downhill stormwater impacts and driveway runoff, and another about retaining wall heights near the property line, slope stability, and the home’s increased height.
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Hearing: 36 Dale Drive — Civil Engineer Testimony (Steep Slopes, Garage Orientation, Stormwater, and Landscaping Coordination)
Engineer Andrew Clark testified on existing site constraints and the proposed new home orientation, steep slope disturbance to create usable yard space, stormwater drywell sizing, and potential landscaping enhancements, including screening of mechanical units and coordination with the City forester.
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Hearing: 36 Dale Drive — Application Overview and Variances Identified
Attorney Steven Aelini presented an application to demolish an existing split-level home at 36 Dale Drive and build a new two-story single-family home compliant with most bulk standards, requesting variances for steep slope disturbance and a front-facing garage; a roof pitch variance was eliminated by revised plans.
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Hearing: 35 Bedau Avenue — Board Deliberation, Conditions, and Vote
The Board deliberated on the 35 Bedau Avenue application, cited the undersized corner lot and modest, well-designed addition, noted neighborhood drainage concerns to be addressed through engineering review, and approved the application with standard conditions and five votes required.
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Hearing: 35 Bedau Avenue — Planner Testimony on D(4) Variance and C(2) Criteria
Planner Nicholas Graviano testified that the site can accommodate the second-floor addition and deck, that impervious coverage is reduced, and that requested variances (front yard setback, lot coverage, building coverage) meet statutory criteria without substantial detriment or impairment of the zone plan.
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Hearing: 35 Bedau Avenue — Architect Testimony and Exhibit A-1
Architect Highland Hall Turner testified on the design for the 280 sq. ft. second-floor addition and deck, introduced a photo rendering exhibit (A-1), and stated the addition is sympathetic to the 1917 home’s scale, materials, and character.
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Hearing: 35 Bedau Avenue — Civil Engineer Testimony
Civil engineer Peter testified on existing conditions and the proposed second-floor addition and deck, stating the footprint remains and impervious coverage is slightly reduced by removing a patio/steps, with no adverse grading or drainage impacts anticipated.
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Hearing: 35 Bedau Avenue — Notice Accepted and Application Overview
The applicant for 35 Bedau Avenue presented an application for a 280 sq. ft. second-floor addition and a new deck on an undersized corner lot in the R-25 zone, requiring variances related to existing nonconformities and coverage/setbacks.
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Hearing: 19 Ridge Road — Board Deliberation, Conditions, and Vote
The Board deliberated on the revised 19 Ridge Road application, cited responsiveness to Board and neighbor concerns and sustainability features, imposed conditions including compliance with the Board engineer memo, retaining wall revisions, and two-year stormwater jurisdiction, and approved the application.
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Hearing: 19 Ridge Road — Civil Engineer Testimony (Exhibits A-4 and A-5) and Stormwater/Retaining Wall Discussion
Engineer Andrew Clark testified on steep slope disturbance and updated site data (Exhibits A-4 and A-5), describing revised disturbance limits, coverage calculations, and an oversized stormwater system with cisterns and multiple drywell/tank systems; retaining wall height/spacing questions were discussed.
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Hearing: 19 Ridge Road — Landscape Architect Testimony (Exhibit A-83.1) and Board Questions
Landscape architect Jared Kest testified on the landscape master plan (Exhibit A-83.1), emphasizing native plantings, screening, driveway reconfiguration, pool/greenhouse siting constraints on a corner lot with steep slopes, stormwater and sustainability features, and tree preservation/replacement plans.
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Hearing: 19 Ridge Road — Applicant Presentation and Variance Overview (Revisions Since Prior Hearing)
The applicant team for 19 Ridge Road presented revised plans following a prior February hearing, describing reductions in lot coverage and other changes, and outlining remaining variances including building height, accessory structure height, front yard setbacks for pool/greenhouse on a corner lot, building/lot coverage, and steep slope disturbance.
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Applicant Time Estimates for Four Docketed Matters
The Chair requested time estimates and witness counts for each application: 19 Ridge Road (~1 hour), 35 Bedau Avenue (~30 minutes), 36 Dale Drive (~30 minutes), and 2 Beakman Road (~30 minutes).
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Ordinance Introduction: Subdivision and Transfer of Municipal Property (Block 1702 Lot 48) for Group Home (701 Springfield Avenue)
Council introduced Ordinance 12550 to authorize subdivision of municipal property (Block 1702 Lot 48) and transfer of the subdivided portion no longer needed for public use to a non-profit organization for a group home for special needs individuals at 701 Springfield Avenue. A public hearing was scheduled for June 3.
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Public comment: Maple Street closure ordinance—mayor authority, veto override, and emergency access concerns
Multiple residents and a former mayor raised concerns about the Maple Street closure ordinance, including questions about whether the Mayor must sign ordinances, whether Council can override a mayoral veto, and objections that closing Maple Street could delay emergency response. Speakers criticized the process and allocation of decision-making authority.
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Ordinance introduction: Subdivision and transfer of municipal property (Block 1702, Lot 48) for nonprofit group home (701 Springfield Avenue)
Council introduced Ordinance 12550 to authorize subdivision of municipal property (Block 1702, Lot 48) and transfer of a portion no longer needed for public use to a nonprofit organization to construct and operate a group home for special needs individuals at 701 Springfield Avenue. A public hearing was scheduled for June 3.
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Close session: enter executive session for confidential personnel matters
The board voted to enter executive session, citing the Open Public Meetings Act and the need to discuss confidential personnel matters. The attorney stated the anticipated time for the matter to become public was approximately 30 days, and that if litigation is discussed, it would be made public when resolved.
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Vote: 2 Crest Acre Court application approval with conditions (including no patio enclosure and revised plans for stairs)
The board approved the 2 Crest Acre Court bulk variance application for a raised rear deck after the applicants agreed to add stairs toward the driveway and accept conditions. Conditions included compliance with the board engineer’s memorandum, a prohibition on permanently enclosing the patio area under the deck, and submission of revised plans for board engineer review/approval. The motion passed unanimously.
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Revisions offered for 2 Crest Acre Court: add stair connection toward driveway; update coverage figures; add plan revision condition
After conferring with the client, the applicants proposed adding stairs from the deck along the house toward the driveway to address safety/egress concerns. The engineer estimated the stairs would add roughly 48–60 square feet of coverage, keeping the total increase under 300 square feet, and provided updated coverage totals and percentages. The board discussed adding a condition requiring revised plans and board engineer review/approval.
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Memorialization approval: 2 Beekman Road
The board approved the memorialization for 2 Beekman Road (Application ZB-26-2325). Eligible members voted yes and the memorialization passed unanimously.
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Memorialization approval: 36 Dale Drive
The board approved the memorialization for 36 Dale Drive (Application ZV-26-2326). Eligible members voted yes and the memorialization passed unanimously.
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Memorialization approval: 35 Beekman Road
The board approved the memorialization for 35 Beekman Road (Application ZB-25-2288). Eligible members voted yes and the memorialization passed unanimously.
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Table action: 19 Ridge Road memorialization to June 15, 2026
The board tabled adopting the memorialization for 19 Ridge Road to the June 15 meeting at Council’s request for additional review time. The motion to table passed by voice vote.
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Deliberation and conditions discussion: 2 Crest Acre Court (deck) including stairs and stormwater condition option
The board deliberated on the 2 Crest Acre Court deck application, with members expressing both support and concerns about visual impact, historic board views on raised decks, safety/egress, and stormwater. The board discussed adding conditions, including prohibiting enclosure of the patio and potentially requiring a stair connection and a two-year stormwater monitoring period.
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Hearing: 2 Crest Acre Court — bulk variance request for raised rear deck and related improvements
The board heard testimony for 2 Crest Acre Court seeking bulk variance relief for a raised rear deck over an existing patio to provide direct outdoor access from the first-floor kitchen. Testimony addressed the undersized lot, steep slope/terraced yard, rear yard setback and coverage impacts, screening, drainage, and a floor area ratio calculation discrepancy that was corrected on the record.
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Vote: 116 Rotary Drive application approval (bulk variance relief)
After deliberation, the board approved the 116 Rotary Drive application, citing the pie-shaped lot hardship, no footprint expansion, architectural improvement, and lack of substantial detriment. Approval was conditioned on compliance with the board engineer’s memorandum and required four affirmative votes; the motion passed unanimously.
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Hearing: 116 Rotary Drive — applicant testimony and board questions
The board heard testimony for 116 Rotary Drive regarding a roof reframe and third-floor addition to create two bedrooms and a bathroom, requiring bulk variance relief for combined side yard and a story/height-related variance. The board discussed the pie-shaped lot, roof pitch compliance, minimal impervious increase, and neighborhood impacts.
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Carry request: 21 West End Avenue to June 15, 2026
The board carried the matter for 21 West End Avenue to the June 15 meeting. The carry was approved without notice by unanimous roll-call vote.
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Carry request: 211 Kent Place Boulevard to June 15, 2026
The board carried the matter for 211 Kent Place Boulevard to the June 15 meeting. The carry was approved without notice by unanimous roll-call vote.
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Applicant time estimate: 2 Crest Acre Court
Attorney Lee Schlamowitz, representing the applicants at 2 Crest Acre Court, stated the applicants would call an architect and an engineer and would keep testimony concise within approximately 30 minutes. The Chair acknowledged the estimate.
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Applicant time estimate: 116 Rotary Drive
The architect for 116 Rotary Drive stated the presentation would take approximately a half hour. The Chair acknowledged the estimate and indicated the matter would be heard shortly.
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Carry request: 11-15 Beachwood Drive to July 20, 2026
The board carried the matter for 11-15 Beachwood Drive to the July 20 meeting, noting a request to examine whether it is possible to preserve the building facade as part of the application. The carry was approved without notice by unanimous roll-call vote.
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Memorialization of Resolution - 46 Colt Road
The board formally memorialized the resolution for zoning application ZB-25-2318 at 46 Colt Road, finalizing the legal record of the board's prior approval.
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Memorialization of Resolution - 55 Tulip Street
The board formally memorialized the resolution for zoning application ZB-25-2320 at 55 Tulip Street, confirming the approval previously granted by the board.
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Continuance of 11-15 Beachwood Road Application
The board voted to carry the 11-15 Beachwood Road application to the June 1, 2026, meeting. The applicant agreed to waive the statutory time frame for action and will provide material samples for the next session.
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Public Questions and Historic Preservation Concerns
Representatives from the Historic Preservation Commission questioned the applicant's experts on the feasibility of preserving the existing facade. Concerns were also raised regarding the safety of adjacent foundations and the building's historic significance.
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Architectural Design and Historic Context Testimony
Architect Michael Sass detailed the design of the proposed building, emphasizing its Federalist and Colonial Revival influences. He explained the necessity of the requested height and lighting variances to accommodate modern office requirements.
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Engineering and Structural Analysis for 11-15 Beachwood Road
Engineer Nicholas Tapitz Harris provided technical testimony regarding the structural failures of the existing building and the civil engineering plans for the new structure. He addressed foundation settlement, storm water management, and construction logistics.
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Developer Testimony for 11-15 Beachwood Road Site Plan
Developer Mark Jerger testified on the necessity of redeveloping the property at 11-15 Beachwood Road. He detailed the building's severe structural deficiencies, lack of ADA compliance, and the goal of preserving on-site parking through a four-story design.
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Meeting Opening and Procedural Announcements
Vice Chair Miriam Zan called the special meeting to order, establishing a quorum and outlining the judicial nature of the proceedings. The board introduced its legal and technical experts and provided instructions for public participation and broadcasting.
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Resolution Adoption: 144 Beekman Road
The board formally adopted a memorializing resolution for 144 Beekman Road, granting variance relief to reconstruct a garage that was destroyed by a fallen tree in 2023.
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Public Comment on 31 Hobart Avenue
Neighbors of 31 Hobart Avenue raised concerns regarding the impact of the new garage on local drainage and the potential for overbuilding on the lot, while also praising the historic preservation efforts.
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Variance Application: 31 Hobart Avenue
The board approved variances for 31 Hobart Avenue to construct a detached garage and architectural additions to a historic Gothic Revival home, despite challenges involving steep slopes and building coverage.
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Variance Application: 78 Essex Road
The board granted bulk variances for 78 Essex Road to allow the replacement of air conditioning condensers and the installation of a backup generator within the sideyard setback.
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Public Comment on 83 West End Avenue
Residents inquired about the aesthetic materials of the proposed renovation at 83 West End Avenue and raised concerns regarding stormwater management and the preservation of a mature front-yard tree.
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Variance Application: 83 West End Avenue
The board approved a variance application for 83 West End Avenue to modernize a Cape Cod home. The approval included variances for setbacks and garage width, conditioned on landscape screening and stream buffer protections.
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Meeting Opening and Procedural Matters
Vice Chair Miriam Mison called the meeting to order, established a quorum, and outlined the judicial procedures for the hearing. The board introduced its professional staff and experts before modifying the evening's agenda.
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52 Huntley Road Residential Renovation Application
An application to renovate a single-story home to a two-story structure, relocate the driveway, and address steep slope disturbances. The board approved the application, noting reductions in impervious coverage and compliance with storm water management requirements.
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695 Springfield Avenue Religious Facility Application
The application proposed building a religious facility with variances for steep slopes, setbacks, parking, and buffer zones. The board deliberated extensively due to concerns about overdevelopment, safety, and neighborhood impact. The application was denied due to insufficient mitigation of negative impacts and non-compliance with zoning requirements.
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Reconstruction at 31 Mele Place
The resolution discussed the reconstruction of a 1953 Cape Cod house at 31 Mele Place. The project included expanding the existing foundation, adding a garage, and modernizing the structure. Several minor variances were required. The board approved the application with conditions for landscaping and compliance with zoning standards.
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Renovation and Variance for 16 Shady Side Avenue
The resolution discussed various renovations at 16 Shady Side Avenue, including adding a deck, modifying a patio, and relocating air conditioning units. The application required multiple variances due to the narrow lot size. The board approved the application with conditions addressing stormwater management and setbacks.
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Renovation and Steep Slope Variance for 52 Huntley Road
The resolution discussed a renovation project at 52 Huntley Road, including steep slope disturbance for driveway relocation. The application aimed to reduce impervious coverage and improve the property’s visual and functional aspects. The board approved the application with conditions, including compliance with engineering recommendations.
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Application for Religious Facility at 695 Springfield Avenue
The resolution discussed the application for constructing a religious facility at 695 Springfield Avenue by Beacon Unitarian. Multiple variances were requested, including parking, setbacks, and design standards. The board deliberated extensively on safety, zoning compliance, and the facility's impact on the community before denying the application due to substantial unresolved concerns.
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Public Benefit Balancing Test for Variances
This ordinance mandates the application of the SECA balancing test to assess the public benefits and potential detrimental impacts of granting variances for inherently beneficial uses.
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Conditional Use Requirements for Religious Institutions
This ordinance specifies the conditional use requirements for religious institutions in residential zones. It emphasizes compliance with setbacks, buffering, height, and parking standards to ensure compatibility with surrounding properties.
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Application for Variance at 46 Colt Road
Bobby and Emily Kennedy presented an application for a variance to modernize their 1938 Georgian-style home at 46 Colt Road. The project includes a second-story addition, internal renovations, and adjustments to improve functionality while preserving the home’s historic character.
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Application for Variance at 55 Tulip Street
An application was submitted by Eric Stabler of 55 Tulip Street to construct a small bathroom in the attic. The proposal addresses family needs and includes minor structural adjustments to an existing Dutch colonial property, with public and board expert feedback confirming minimal impact on the neighborhood.
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Lot Line Adjustment for 22 Hobart Road and 34 Dogwood Drive
A lot line adjustment was approved to transfer 6,000 square feet from 34 Dogwood Drive to 22 Hobart Road, making the latter compliant with minimum lot size requirements and improving its backyard space.
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Application for Mixed-Use Building at 791-795 Old Springfield Avenue
The board reviewed an application for a three-story, mixed-use building with six residential units and a fitness studio at 791-795 Old Springfield Avenue. Variances for building area, roof design, and other site-specific conditions were discussed.
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Extension for Four Park Viewer Terrace
An extension of 120 days was approved for Four Park Viewer Terrace to meet prior subdivision approval conditions. Challenges included stormwater management, deed recording, and familial complexities. The board unanimously passed the resolution after a legal review.
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Variance for 46 Colt Road
This resolution approves variances for 46 Colt Road to modernize and expand the home while preserving its historic character. The project includes a second-story addition and adjustments to improve functionality and accessibility.
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Variance for 55 Tulip Street
This resolution approves a variance request for 55 Tulip Street to add a small bathroom in the attic space, addressing increased family needs. The board discussed minimal neighborhood impact and approved the application unanimously.
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Carrying 19 Ridge Road Application
This resolution involves carrying the application for 19 Ridge Road to May 4, 2026, to allow the applicants to revise their plans, reduce variances, and finalize details with experts. The board approved the continuation without additional public notice.
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Variance Request for 46 Colt Road
The applicants sought to modernize and expand their 1938 Georgian-style home, including a second-story addition, improved kitchen, and better storage. The board approved the application, citing its compatibility with the neighborhood and minimal impact.
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Carried Variance Application for 35 Bedau
The applicants for 35 Bedau requested to carry their application to May 4, 2026, to revise plans based on staff comments. The board approved the request, deferring further discussion until the next meeting.
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Variance Request for 55 Tulip Street
A variance was sought to add a small bathroom on the third-floor attic of a Dutch colonial house to improve functionality. The board unanimously approved the application, recognizing the modest scope of the addition and its minimal neighborhood impact.
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Application for Variance at 19 Ridge Road
The applicants requested to carry the application to May 4, 2026, without the need for additional public notice. The intent was to revise plans to reduce lot coverage and eliminate several variances. The board approved the request to carry the application.
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Lot Line Adjustment for 22 Hobart Road and 34 Dogwood Drive
The board approved a lot line adjustment between 22 Hobart Road and 34 Dogwood Drive, enhancing compliance with zoning regulations and providing additional play space for the property at Hobart Road.
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Approval of Mixed-Use Development at 791-795 Old Springfield Avenue
The board approved plans for a three-story mixed-use building at 791-795 Old Springfield Avenue, including variances for building coverage, roof design, and lighting. The development aims to provide housing and commercial space.
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Extension Request for Four Park Viewer Terrace
The resolution discusses granting a 120-day extension for a subdivision approval at Four Park Viewer Terrace due to delays in site improvements and stormwater management easement recording. The board unanimously approved the extension after confirming zoning compliance.
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55 Tulip Street Variance Request
Eric Stabler sought a variance to add a small bathroom to the third-floor attic of his home, citing increased family traffic and the need for modernization.
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19 Ridge Road Application Update
The applicant requested to carry the application to May 4, 2026, without notice, as revised plans were being finalized to reduce variances.
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Mixed-Use Development Proposal at Old Springfield Avenue
A proposal was presented to construct a three-story mixed-use building at 791-795 Old Springfield Avenue, requiring variances for lot size, building coverage, and roof design.
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Beacon Unitarian Church Proposal
The zoning board reviewed the application of Beacon Unitarian Church to relocate to 695 Springfield Avenue. The proposal includes a modern sanctuary design, substantial variances, and considerations for parking and environmental sustainability. Public comments highlighted both support and opposition, with concerns about neighborhood impact and zoning compliance.
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Proposed Development of Beacon Unitarian Universalist Congregation at 695 Springfield Avenue
The Beacon Unitarian Universalist Congregation proposed a new development at 695 Springfield Avenue, requiring multiple variances. The board heard extensive testimony from experts, neighbors, and the public, with a decision deferred to April 6th, 2026.
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Approval of Variance for 19 Oxbow Lane
The zoning board approved a variance application for the property at 19 Oxbow Lane. The decision was finalized after a formal vote by eligible members.
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Approval of Variance for 45 Prospect Hill Avenue
The zoning board approved a variance application for the property located at 45 Prospect Hill Avenue. The approval was granted following a vote by eligible members, ensuring compliance with relevant legal processes.
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Application Presentation for Beacon Unitarian Church
The Beacon Unitarian Church's application for a new location at 695 Springfield Avenue was discussed. The proposal included variance requests for building design, parking, and other zoning requirements.