Good evening. Welcome to the June 15, 2026 meeting the city summit zoning board of adjustment. My name is Scott Loygets and I'm the zoning board chair. Please rise and join us in the pledge of allegiance. I pledge algiance to the flag of the United States of America and to the
republic for it stands. One nation under God, indivisible, with liberty and justice for all. >> Thank you. In accordance with New Jersey statute 104-10, adequate notice of the special
meeting has been provided to newspaper record has been posted here at city hall. This meeting is a judicial proceeding. Any questions or comments must be limited to the issues that are relevant to what the board may legally consider in reaching a decision and decorum appropriate to a judicial hearing must be maintained at all times.
For the benefit of the interested public, this meeting is being livereamed on the city's YouTube page. It's al also being broadcast on Summit's government channel, which is Comcast channel 34, Verizon channel 30. Transcript of this meeting is also being taken using audio and video. So, we need all speakers to
utilize one of the microphones in this room. Please note that the fire exits are to my right, your left, and at the back of the room where you enter. City has a listening system to assist the hearing impaired. If anyone needs hearing assistance, please obtain the system at the deis and then return it thereafter. Miss Sans, can you please
call the role? Vice Chair Zan is excused. Mr. Yuko is excused. Mr. Malay is expected but not yet present. Mr. Mullen >> here. >> Mr. Nelson >> here. >> Mr. Curran >> here. >> Miss Chief >> here.
>> Mr. Feskins is excused. Mr. Chanuli >> here. >> Mr. Bell >> here. >> Chairman Ly >> here. >> You have a quorum. You may proceed. >> Thank you. Jessica Annie Ball is the zoning board's attorney. Mr. Ball advises the board members on matters of law and is the key interface with the applicant's attorney. Mr. Ball does not
vote on these applications. Jessica Sans is a city employee and she's our board secretary. Board secretary works with the applicants on preparing their applications, planning our agendas, keeping our meeting minutes. Board secretary also does not vote. Also present tonight are experts who are
hired annually by the board to provide input. Tonight we have Marie Rafé from Collier's Engineering. Also present is Ed Snikis from Burgess Associates and he's our board planner. These experts are seated at the table to the right of the board, the public's left. They also do not vote on these applications. Our
board consists of seven regular members and up to four alternates. All members can participate in the hearings tonight. Only a maximum of seven can vote. Most applications required a simple majority to be approved. Before we enter executive session to vote on these applications, you may be advised of how
many votes are required for approval. Each case will begin with the applicant or their attorney giving an overview of the application process to date and the variances that are required. We then hear from any additional expert witnesses the applicant may have to help explain their application why these
variances are needed. The board experts followed them by the board members may ask questions of the applicant, their attorney, and their expert witnesses. Due to recent cases running excessively long, we strongly encourage applicants and their experts to give brief and concise testimony so we may get to as
many cases as possible in a given evening. Once the board members and then the board professionals have completed their questioning, public will have an opportunity to ask questions. It's not the time to tell us what you think about the case. That opportunity comes at the end of the hearing. Please be careful as
how you phrase your questions. They should not be proceeded with a statement about the case, but they they should be a direct question to the witness. Also, before you ask your questions, please clearly state your name, spell your last name, and provide your address. It's important that a court
reporter be able to keep a clear and accurate public record. After all the witnesses have been heard, members of the audience then have their second opportunity to speak. And at that time, you may express your opinion, positive or negative, about the application. Then the public hearing is closed and we enter into executive session. This is
where the board members discuss the case and then we vote. You'll be able to listen to our executive session, but you will not normally be able to participate in our discussion. Now going to ask each applicant andor their attorney if present to come up and give a brief synopsis of the anticipated testimony tonight, including number of witnesses
and whether or not you can finish your presentation within 30 minutes. So tonight we'll begin with 21 Kent Place. Uh they're actually requesting to carry the matter until August 3rd. >> Okay. Can I get a motion to carry?
>> That would be without further notice. >> Without notice. >> So move. >> I had a second. >> Second. >> Second. >> Jessica, can you call the role, please? >> Mr. Mullen? >> Yes. >> Mr. Nelson? >> Yes. >> Mr. Curran? >> Yes. >> Miss Chief? >> Yes.
>> Mr. Chantuli? >> Yes. >> Mr. Bell? >> Yes. >> Chairman Lett? >> Yes. Great. Next up, 21 >> August 3rd. >> August 3rd. Thank you. >> Next up, 21 West End Avenue. >> Good evening, Mr. Chairman, members of
the board, James Weber of Alfonso and Weber. We have two witnesses. Will be under 30 minutes. >> Thank you, Mr. Weber. We'll talk to you soon. Uh, do I have a representative for 152 Beakman? Good evening. I'm Mike on the advocate and I'll be acting as my expert tonight.
>> Okay. >> We expect to be done in 30 minutes. >> Thank you so much. We'll be with you soon. And then 21 Dunder Drive. >> Good evening. Jesse Stromire. S T R O M E Y R. 21 Dunder Drive. I am the resident. David Rosen will be here.
We'll be under 30 minutes. >> All right. Great. Thank you. All right, Mr. Weber, let's rock. >> Oh, wait, wait. >> I am so sorry. We have some uh housekeeping to deal with first. Can I
get a motion um to approve the resolution to cancel the 2026 zoning board of adjustment attorney services of Davidson Eastman Munoz and >> Panel PA? So moved. >> Second.
>> Second. >> All right, Jessica, what do you got? >> Mr. Mullen? >> Yes. >> Mr. Nelson? >> Yes. >> Mr. Curran? >> Yes. >> Miss Chief? >> Yes. >> Mr. Chantuli? >> Yes. >> Mr. Bell? >> Yes. >> Chairman Lakets?
>> Yes. All right. We're going to be without an attorney for about 20 seconds. Can you guys handle it? >> Well, I just wonder how we reminded you about [laughter] what to do. Can I get a resolution to appoint the 2026 zoning board of adjustment attorney
services of King Monich Collins LLP? >> So move. >> Second. >> Second. >> Thank you, Alison. Jessica, what do you got? >> Mr. Mullen? >> Yes. >> Mr. Nelson? >> Yes. >> Mr. Curran? >> Yes. >> Miss Chief? >> Yes. >> Mr. Chantuli? >> Yes. >> Mr. Bell?
>> Yes. >> Chairman Lakets? >> Yes. >> Mr. Ball, welcome back after that long absence. Sorry about that, Mr. Weber. Good evening, folks. James Weber of Alfonso and Weber on behalf of the applicants, Gloria Stall and Andrew
Stall. This is regarding a property located at 21 West End Avenue in the R10 zone district. It is a narrow lot although it is deep. The stalls are proposing to add an addition to the back of the property and that is shown on the
perspective which is provided here for illustrative purposes and that does not affect the front of the house. That uh perspective should be marked as A1 if I have the permission of
the board to do that. With regard to the variances, the [snorts] perspective shows the change in elevation and shows that the first floor is more than six feet above the average grade. Because the first floor, if you
notice the number of steps going up on the side, is higher than 6 feet above grade, the basement counts as a story above grade. As a result, because it is now a story above grade, it is counted in floor area
ratio and it also is counted as a story. So even though the building will be under the 35 ft, whether measured from the average grade or from the highest to lowest, it still constitutes three stories. The three stories requires a
variance. That's a C variance. And the floor area ratio, which will be at 26.9, requires a D variance. If you did not include the basement, then you're talking about a an F around 17%. Uh if
you uh include the back portion, which is more accessible, you know, that's that's really going to be able to walk out. So that's probably uh an appropriate story above grade. But if you exclude the front existing uh story
above grade basement which includes the mechanical area. So when you count a story above grade unlike unlike commercial you're doing it for residential you count the whole thing. Uh then you'd be at around 21%. But that's not the variance before the
board. It's 26.9%. There's also a 10-foot setback for the existing structure. The addition is going to be at 11.75. And the reason is because of this lawfully existing pre-existing 10-ft
setback, the interior has to be adjusted to accommodate that. And that's why in response to my question, why not go to 12 ft and conform? It was something that they've tried to do but they could not achieve without really affecting the inside flow which is already going to
have a jog inside their their home. So there is that uh setback. Then there's also a onecar garage proposed where in the R10 you're supposed to have twocar enclosed garage. The reason they don't want to go any further back is you're
now creating more lot coverage. No lot coverage variance is required, but nonetheless, you're starting to move further back because it's a narrow lot, but it's a long lot. So, that is something that they're trying to avoid.
The engineer that they've retained, Jeff Agarion, cannot be here tonight. Uh, nor could any of his staff uh reach this. There was an opportunity uh to speak with Marie Rafé, and there's a numbers uh issue that has come up. Uh Mr.
Agarian says it's 390 square ft change in the lot coverage and as a result he's proposing a uh uh storm well system to accommodate 705. So that's more it's a very conservative approach and we ask that the board
accept that conservative approach with regard to this application. Otherwise, uh there are no storm water issues that are anticipated. Unless the board has any questions of me, I would ask to call Gloria and Andrew to the uh to the stand to give
testimony in this matter. >> Sure. >> Ed, please. >> I just just wanted to confirm the variances that you're looking for. Did you see our memo where we talk about the garage space itself, its dimensional requirements? >> I did not. >> Additional. >> Okay. do note that the garage space is
less than the 10 by 20 ft that's required, but we wanted that to confirm by now. >> Okay, let's do that. That'd be good. >> I just didn't know. I just wanted to point it out to the board as far as they procedures. >> Yes. Oh, the original when some of these questions come up about the numbers and
whatnot, the original architect for Andrew and Gloria uh retired before the hearing and that's why Mr. Coleman's been brought in. So in the midst of the application process, uh the architect retired. So we hope
that the board bears with us while we try and make sure we adjust all those numbers. There would be a condition. I'm sorry to continue. Uh the schedule independent of the variances, but the front yard and other setback requirements, the schedule has to be
corrected. There's a number of typos in Mr. Coleman's schedule. Uh no variances are required but that should be addressed to perfect the uh package if the board approves the application. Good evening. >> If each of you could raise your right
hand, do you swear from the testimony you're about to give in this matters, the truth told the truth, nothing but the truth? >> I do. >> I do. >> And one at a time, please state your name, spell your last name. >> My name is Gloria Stall. S T A HL. >> Andrew Stall, S Ahl. >> Thank you.
>> Welcome. >> How long do you folks lived at 21 West End Avenue? >> Oh, I think it's been 13 years at this point. >> And uh I must admit uh And would you confirm it's a very charming street. I've never been on it before.
>> It is. It's a very nice, quiet street, lots of families. We really love the area. >> And uh you brought this application before the board to improve the property at 21 West End Avenue. >> We have. Yes. >> And what's the purpose of that?
>> The purpose is to give us more space for our family. Um it was initially just me in the house, then it was me and my husband, and now we have two children. Um, our oldest is six. And while we love the house, it is getting a little bit cramped. We spend most of our time, the four of us, just kind of in the living
room um for lack of space. So, we're looking to do an addition to give our children a family room, um, a bigger basement to play in, to give ourselves a um >> remote workspace. >> Yes. A remote workspace, a [clears throat]
primary bedroom bathroom in it. Uh, and to extend the kitchen. >> Yeah. in an in-law suite situation in the basement in case we have family living with us in the future. >> And you also have a rear entry garage. >> We do. Yes. >> So, uh, maneuvering into that garage is
always, uh, a challenge. And now you'll have a side entry garage, correct? >> Exactly. >> For all intents and purposes, the current garage is not practically usable. >> No. >> So, we hope to get use out of the side facing garage in the future. >> And there's an ex an existing shed that's right uh near the side lot line.
You're going to remove that? >> Correct. >> Correct. That'll actually improve the sideyard setback for our neighbor. >> And have you had a chance to review the comments of the uh board staff, including the planner and the engineer and the other staff? >> We have. Yes. >> Do you find them acceptable subject to
the comments of your experts? >> We do. >> We do. >> I have nothing further, Mr. Chairman. >> Thank you, Mr. Weber. Um >> Oh, neighbors. Did you speak to your neighbors? >> Yes. >> Yes, we did speak to our neighbors and there was no concerns. They wished us luck. Great. Excellent. Board experts, any
questions for this these witnesses? >> Um, no, not for the witnesses. >> Great. Thank, what questions do you have for this these witnesses? None. >> Go ahead, Doc. >> Is the driveway I mean, is the garage not usable because of access or because of storage? [laughter] >> Because
>> actually, our garage is actually fairly empty, surprisingly. Um, it's we have to drive underneath our deck in order to get in and it actually requires some maneuvering and backing up and so forth to actually get the car into their garage without taking out our >> I just wonder if there's like dirty
bicycles. >> All right. Thank you, Don. Any questions from the public for these witnesses? Seeing none. Okay. >> All right. Mr. Weber, >> I have Mr. Coleman, and I would ask that he be called to the stand to give testimony in this matter.
You can raise your right hand. Do you swear from the testimony you're about to give in this matter is the truth hold nothing but the truth? >> I do. >> And please state your name and spell your last name. >> Uh, Robert C O L E M an N. >> Thank you. you and can you briefly describe your background and experience for the board?
>> I'm a licensed architect in the state of New Jersey. Um I've been before this board before. It's been a while, but um I think it was for a couple houses down by bottom of the hill near the hospital. Um I've been to a number of
boards around the area. I've been in business for 45 years. That's how old my license is. So, I've been before boards before and I'm aware of the process. Great. >> Any questions from the board or would you like to accept them back? Once again, >> we will. Welcome back, Mr. Coleman.
Please proceed. >> You're familiar with the application, Mr. Coleman. >> Yes, I am. I was contacted by Gloria here to take over the job from her architect who is retiring, the Lucky Stiff.
>> [laughter] >> Um, and I she sent me the plans in a PDF and the CAD format and I began working on them and adapting them to my title blocks and my the way my printer prints.
And then we decided the or the uh I believe it was the zoning officer in town called up and said, "You need an extra variance, the F variance, uh, which wasn't on the original plans." and I checked her numbers and she was
right. She had 26.6 or.7 and in the end I came up with 26.9. And so here we are. Mr. Coleman, I've made representations to the board with regard to the story above grade and how the
story above grade affects the floor area ratio and the uh number of stories. >> Yes. >> Can you confirm what I'm saying? >> Yes, that's true. It adds in the existing the existing floor plan as it exists
now. Well, it did exist up there. Um the garage the basement without the garage is 451 square ft. The existing F is.163 which includes the second floor that has
a little one overhang in the front. the first floor and then the basement area which we account because because of the grade now it's a story above grade when we put the addition on the existing
garage which we had credit for we have to put it back into the house because now it's going to be part of the uh the full basement is I think it's being turned into a a workshop and a family room. The new garage gets taken out for
the the credit you have for a onecar garage. And we end up with a a new first floor of 1153.5, a second floor of 965.3. It's smaller because the addition on the
second floor is only a master bath. It doesn't cover the full new first floor area. It's only a master bath. And then the basement becomes 1,080 square ft because we've put the original garage back in plus the
original basement plus the new basement less the garage and we end up with a uh an F of 2695 uh on a area of 300 of 3,191.1 square feet.
So, it's the the slope of the lot and counting as a story above [clears throat] grade really is what does us into the uh F. I've lost the ability to pick up the architectural plans. There they are.
>> There they are. Okay. >> So, if there's any questions with the particular floor plans, I can turn to that. All right. Um, well, since you've got the first floor up, >> let's let's see if there's any questions from the board. Mr. Coleman,
>> check with our board experts first. >> Marie, Ed, do you have any questions for this one? Go ahead. I'm still check. Go ahead. >> Um, so I I think we talked about how the engineer is not here. Um, and I know that there's some discrepancies between
the architectural plans. Um, I'm particularly interested in the lot coverage and that's a little different on your plans than on the engineering plans. Although the engineering plans are more conservative and I I am satisfied with the um lot coverage
calculations that were used and the storm water that was um designed for it. I'm okay with that. I'm just looking to see that that your plan and the engineer plan eventually agree. they I'm going to go review both his his numbers and mine
numbers and see where I know where some of the differences are. It's the way he ran his driveway. >> Mhm. >> So, I have to go back and and make sure there's not another one that I didn't see. >> Okay. So just just so the board is aware, I reviewed the engineering um
calculations for the storm water and I'm satisfied that they are overdesigned for what is being proposed. Um and that if if they were to put in exactly what is on the engineering plan, I'm satisfied with that. It's even more conservative than what was on the architectural plans
for the lot coverage. I guess the only sorry the only other thing I would say is that um there's um also a discrepancy between where the engineers said the um seepage pit would go versus where you said it. I I don't
know that I care either way. >> The seepage pit that's on my plans was on the first architect's plans and I just brought it over into my drawing. I did not actually have the engineers drawings in my possession till I looked on your website and I go, "Oh, there it
is. I'm going to take it from them. So, I downloaded it from your website and then I could see where some of the differences were. >> And I think the the difference that that makes is if you have it further back in the property, it increases the um the
lot disturbance which could um trigger a a soil um permit. >> Well, where the is on my on the first architect's plans, he actually put it in the play area. >> Yes. >> Which it doesn't belong there. So, we're going to put it where the obviously where the engineer had
>> put it. >> Okay. All right. That's all I had. >> Thank you. Um, with regard to your overall zoning table, so the latest sheet that the board has or the public has seen is going to be different with
regard to the total F request. Correct. Based on your current testimony. >> Yes. >> Okay. And so, you're looking at 3,198.8. Is that correct? 3,199.1 >> 999 Okay.1 Could you go over the first floor? I just want to confirm this
because it's not listed in our report. I just want to make sure the board has a clear record of it. Your first floor again >> is 728 square ft. >> Okay. That's after the proposed addition. >> That's the existing. >> Okay. What is the proposed >> uh
1,153.5? >> Okay. And then the second >> existing is 756, >> which takes into account that 12inch overhang that's on the front of the building. >> Okay. >> Uh and the total is 965.3.
Okay. And then the basement area, >> the uh existing basement is was 451 square ft. when they convert the garage, we're adding 277 square feet back into it. And then the basement, the new basement
addition is 352.3 square ft, which does not include the new BA uh garage. >> Okay. And that addition adds up to >> 1,080 square ft.3. >> Okay. 3. Okay. And so therefore, I would
concur that that's a 2695 I think it is. uh F. Okay. Whereas 25% is required. Thank you. Um the garage space that's proposed, is that unders sized based upon the requirements of a
10 by 20 garage area? >> The new one? >> Yes. >> Well, I just looked at his plans for his dimension numbers and I'm going to say no, it's not. >> It's not. >> It's 12t wide and I think 22 feet long. >> Okay. >> From what I can see. >> 22. You said
>> 22. Yeah. When I make the plans up for construction, I'm going to make his uh numbers a little larger because even I can't see him even almost with a microphone magnifying glass. >> So, we're showing 22 ft >> and 12 ft. >> Mhm.
>> Yeah. >> Yeah. It's I don't know why you're not going to make it complying, correct? You're going to make the text bigger. >> Yes. >> Okay. Essentially, [laughter] thank you. >> Just wanted to confirm that for the record. Um, but yet the 9 ft in your
professional opinion that can still operate as a uh appropriate garage that's usable compared to 10. >> And why do you feel that way? >> Well, it's 12t wide. Um, the average onecar garage I think I make I start at
11. Um, and it's 22 feet deep, which is a good depth for a car, especially the modern smaller cars. Mhm. >> So I don't think there's a problem uh with the width or the depth. >> So the relief is requested is for just for the width because it's 10 is the minimum. You're asking for nine.
>> No, I'm asking for it's 12 on the plans. >> Oh, is it 12? >> Yes. >> Yes. Sorry. My uh version of the printing [clears throat] >> seems to be crashing on my PDF. So sorry if I can try to confirm that. So thank you if it's 12. >> And finally, what's up on the screen is
the uh garage that's being proposed. Okay, I see why. Thank you. I see the uh >> scroll right. >> I might make the door 9 foot wide door instead of eight just to give a little more ease of maneuvering in and out of the doors in and out of the garage.
>> So therefore, there's no relief requested for the garage essentially the way we're seeing it, right? >> Without I defer to your uh knowledge of the >> DRRO 12t wide by at least 20 ft. So I'm seeing 22. Is that correct? >> Yes, I believe that's correct.
>> All right. >> So that's for garage size, but of course they still need the variance for the spaces. >> Exactly. Thank you. Um sideyard conditions would still be in accordance with your table. >> Yes. >> Okay. And then um
and then the maximum number of stories is still three stories, but it's based on the expansion of the lower basement area and the basement now being counted as a story. Is that correct? >> Yes. >> Okay. Thank you. Um, you read prepared
the plans. We couldn't figure out who actually prepared the plans on the drawings. >> They're a sort of a combination of uh the two of us, but they're going to be under my license. So, they'll be I'll be responsible for what the town sees when they go for permits if it passes. So,
with the corrections and if the board approves the plan, will you be submitting new revised plans with your full information on there >> with my address and seal numbers? Yes. >> Thank you very much. I wanted to confirm that. Um, I think the rest of it's been addressed other than the AC units will be in the
sideyard. >> The new AC units? No, they're Well, they're good. No, they're going to be on the side of the house next to the driveway. >> Okay. But but they'll be in the sideyard. >> They'll be in the sidey yard, but they'll be in the big sideyard. >> Will they be screened? >> Yes.
>> Okay. Thank you. No further questions. >> Thank you, Ed. >> Board, what questions do you have for this witness? >> Just a couple of real quick ones. So, you say that the the drainage system will not be located in the play area. So, you're going to >> It will not. No, >> you're going to move it closer to the house.
>> Yes. Okay. And I know what I had another one. Oh, is this lot prone to any flooding from the And you may not know this. The homeowners might because they've been there for a while. That drainage system that's behind you guys that runs along the train tracks that
come down to the bottom. Is that Are you affected by that at all? Or I know there's a house on your block that gets it pretty bad. Is that you guys or is that somebody else? So there will be like sitting water in that drainage trench there, but we have not had any water accumulation in our house area.
>> Uh just I'm just curious as to whether [clears throat] >> even during Sandy you had nothing in the house. >> No. So it's funny I didn't live in the house during Sandy, but the previous owners who I bought it from specifically told me when I bought the house it was bone dry. >> Okay, good. >> And we've never had water. >> Glad to hear.
>> I I just have a question. I don't know if you have one that can answer it. Um, are there any other houses on the block that have twocar garages? I didn't I don't I don't I didn't even see your garage. I was in your backyard until and I had to look at the picture. >> There's only one twocar garage on our
side of West End and it's actually for a Payic facing home. There are no other homes on actual West End proper uh that have two-car garages. >> Thank you. >> Any other questions for this witness? See none. Any questions from the public
for this witness? Right. Thank you so much, Mr. Coleman. Mr. Weber, do you have anything in conclusion? >> Nothing further, Mr. Chairman. >> All right, Mr. Ball, what do we need for approval and what are the conditions? >> So, as noted, there's a D F variance.
So, five votes would be required to approve the application. I have two conditions noted. First is our usual compliance with the conditions noted in the board engineers memorandum and second that the applicant shall revise their plans and schedule of variances and submit them to the board professionals for review and approval.
>> Excellent. Thank you, Mr. Ball. All right. Who wants to kick this off? Don't make me pick on you. [laughter] >> I have silly question before we jump into that. So, they're going to resubmit new plans. So what we're what we're approving tonight is based on this and
if any other variances are required they'll come back before the board. Is >> that how it works? >> They would have to assuming if variances are prompted or it becomes more you know an increase in any of the variances we've noted so far they would need an amended approval at that point.
>> I can start it off. Um I can support this application. You know it's it's um the the benefits outweigh the detriments. I don't see any any issues with the neighborhood disagreeing with this. You know, from the front, you're not going to be able to tell anything. It's going to increase your living space, which is going to make the house
more desirable for the neighborhood. So, I can support this application. >> Thank you, Don. >> I'm in favor of this application as well. Um, the slope of the property kind of creates a lot of hardship and that's triggering the sea bearings. Just for
the the stories, the the width of the lot. I mean, we've been in West End. We all know there's narrow houses and you're kind of limited your options and I think with respect to the DF variance certainly a family family living in a house is not going to really intensify
the use of the property much so I don't think there's any negative outcomes there anyone else um concur with my colleagues I think considering that all the works being done in the back of the house. Uh the
architectural styles in keeping with the existing conditions. Uh it's seems like it's a very modest addition and certainly going to increase the usability. Um and since it's new construction presumably be safer than
the existing conditions. Um and for what everything what David and Don said, I can certainly support this application as well. So with that, can I get a motion to approve? >> So move. >> Second.
>> Miss Sans. >> Mr. Mullen? >> Yes. >> Mr. Nelson? >> Yes. >> Mr. Curran? >> Yes. >> Miss Chief? >> Yes. >> Mr. Chantuli? >> Yes. >> Mr. Bell? >> Yes. >> Chairman Licks? >> Yes. >> All right. >> Thank you.
>> Congratulations. Good luck. Sure. Let me ask Jim, do do you have a minute? Since we have Mr. Weber here going to do do you want to address the the extension at all, Mr. Weber, or
>> touch on it briefly? Thank you so much. >> The uh this is on 503 Springfield Avenue. the Bedroian rug uh application. >> Can you just speak into the microphone? >> Thank you. >> Mark Petroian was going to be here. Uh but uh we're
proceeding with the request for extension. This is based on the correspondence and the fact that the site that he's getting the rugs from is currently in a war zone which has increased prices by he's saying at least 40 to 50%. He is going to go through
with this project, >> but given the development of uh circumstances well beyond his control, he does ask the board to give him one more year to get this done. >> Okay, >> great. Andy, what date does that take us to?
>> I can look it up. I believe it it would be next one year from the prior one which expired in July. I recall June >> June. >> Let me try to >> So it' be June to June again.
>> Yes. I'll track down an exact answer for you in just a minute. >> Oh, June June 6th, 2027 is what they would be asking for. >> Okay. um just the mitigating
circumstances are certainly enough for me, but I'm happy to open this up to the board if you wish to debate it. >> When was this initially approved? >> I think this is 2021. >> I recall 2022. >> I remember voting against this one.
>> Yeah, June 6th. [laughter] June 6th, 2022 is when the original application was approved. uh they have extended that twice already. This would be a third uh request to extend the approvals. >> So they so that by next year they have
to have >> they have to >> subitted the plans >> submitted the plans, apply for a building permit and yes >> they're in compliance. They just have to move with the construction permit at this point. >> I may have to recuse myself. I'm just trying to think that over.
>> Okay, >> understood. >> I'm kind of friendly with them. Plus, I wasn't here for the initial hearing. So, I that my question was going to be since we weren't here for the initial hearing, how can we >> You can still vote because it's an extension. It's essentially procedural
at this point. You didn't need to attend the original hearing to extend an approval. Uh but if you do have a conflict and need to Okay. Andy, as we think through this, is do we just face or deal with this extension as it is
regardless of past extensions or so? Past extensions can come into play if you believe that an applicant is unnecessarily dragging on and not pursuing an application, that could be a basis to deny it. Um, the key things to take into account are whether there have
been any changes in the zone since this approval was received. um if there were and especially if those changes would you know essentially prevent the application from getting an approval if it came to the board today uh that could be a good basis to deny it. Uh but as Mr. Weber has noted the applicants do
note conditions that are outside of their control as prompting this most recent extension request that is something else that should weigh uh on the other hand which would kind of support the request. >> Can we confirm that there's been no changes to zoning? >> I have not seen any.
I'm sorry if I didn't analyze the actual variances that were being proposed or part of that application before tonight. Um I would have to refamiliarize myself in order to advise you properly. >> I can feel comfortable in saying that there's been no changes. >> Assuming there haven't been I can support based on this
out of circumstances outside their control. So >> um me too. I can also support [clears throat] for the same reason. Can I get a a motion to extend um the deadline to submit building for building?
>> Thank you. >> Second. >> Second, [clears throat] >> Mr. Mullen. >> I'm going to abstain. >> Okay, >> Mr. Curran. >> Yes. >> Miss Chief, >> yes. >> Mr. Changuli, >> yes. >> Mr. Bell, >> yes. >> Chairman Licks,
>> yes. >> Thank you. >> Thank you, Mr. Weber. Mr. Weber, I think you dropped a piece of paper. I don't know. >> Agenda. >> Looks like the agenda. >> All right. 152 Beakman.
>> I was going to try to hook this up from here, but it's not working. So, do you anybody know I can move it to the desk if that's easier? >> Yeah, that's fine. Sure. Use the same. [cough] Sure. >> All right. If you could each raise your
right hand if you're both testifying. Do you swear from the testimony you're about to give in this matters, the truth, the whole truth, nothing but the truth? >> I do. >> I do. >> And one at a time, please state your name, spell your last name. >> Sure. Uh, Mike Deronimo. It's D I capital G E R O N I M O.
>> Tara Deronimo. D I G E R O N I M O. >> Thank you. And uh, since Mr. Donimo, you're appearing as our expert in this case. Um, I I'll just note for the record, you've appeared before us a number of times, including relatively recently. Have there been any changes to
your credentials since the last time you were here? >> No. >> I imagine the board would like to accept you back once again. >> Absolutely. Welcome back. >> All right. Thank you very much. Um, can everybody hear me? Um,
okay. Thank you. Um, as you mentioned, uh, I'm Mike Tedron. This is my wife, Tara. We are the owners of 152 Beakman Road. Um, we've owned the home for 15 years. Uh, we moved to Summit. Uh when we bought this house, we were specifically looking for an older home
with character. We wanted to be in a walkable neighborhood. Um the proximity to the Providence train station, Kings, Wilson School, all that attracted to us and we love our house. It's served us very well over the last 15 years. Um we have three children all born here in
Summit. Our oldest is actually about to start high school next year. Uh we'll be driving soon, which is part of our application. So talk about that. Um but we love our house. It's worked out very well for us. It is on the smaller side. Um, and so we've always talked about
expanding a little bit. Um, again, keeping within the the character and the kind of scale of the the home, but adding some space. Um, and so this is our opportunity to do that. Um, because we are a corner lot, uh, the house fronts to Beakman and it has a side,
which is technically a front on Payic. Uh, we have two front yards. So, uh, it's a non-conforming condition on the Payic side. So, anything we touch on the side of that house would affect or trigger a front yard setback variance. Um, our proposal is actually to go
backwards. So, we're not extending or increasing the the non-conformity, but technically it's within that zone. So, it requires a variance. Uh, because we had come before the board for this variance. Um, we also, um, had looked over the years about improving, uh, the
safety and accessibility of our driveway. Uh, it opens out on Payic, which is a busy road, and so, uh, since we were appearing before the board anyway, we thought we'd ask for some some changes to the driveway. Uh, technically, um, because of the way it's configured, it's considered parking in
the front yard. Um, it's for a turnaround, but, um, so that's additional relief we'd be seeking for tonight. So, it's a non-conforming front yard and then that parking uh area in the front yard. Um I'll run through uh just a little bit
about our house. So, we're located on the southeast corner of Beacon Road and Payic Avenue. It's the R15 district. Um our house is a two and a half story house. It was built in 1918. It's listed in the historic site surveys is contributing to the historic um to the
streetscape. It's not an historic district, but is contributing to the streetscape. Um, the character defining details that we love about the house include the clipped roof, jerking head roof. Um, we have an enclosed sun room, an enclosed front porch, an arch entry, all of these things that we like about
the house, and we wanted to kind of look at how we could expand upon our house, but kind of keep the kind of the character of of the home as it exists today. As you see in the picture, the front the house fronts to Beman Road. Beacon Road um frontage has larger than
um the required setbacks and that's consistent on all the other homes on the south side of Beacon Road. So, it's consistent up and down the street. Um but as I mentioned, because we are on a corner lot, Payic is also technically a front yard. So, this is a view looking up Payic. Um and you can see our house
on the extreme left. We have a line of mature evergreen trees that front the rightway. Um, and just behind the big tree in front is the front corner of the house. That's the closest point to the right of way or to the front property line on Payic, which is about 20 a
little less than 23 and 1/2 ft. [snorts] Um, that's the closest the house comes, it actually angles back away from the property line. So, get the further back you get, the farther away from uh you get. The sidewalk itself is about a few feet lower than um the yard on the other
side of the tree line and the house. So there is a a grade difference as well as you're going up and down. I'm just saying. Um we have a a relatively small backyard. Um because of the deep front yard setback and the the hill in the back,
which I'll talk to you about in a minute, we have kind of a small space in the backyard. We're able to have a nice patio area and a small lawn area. And we we're looking to kind of enhance and improve that as as part of our uh design proposals. The back of the house has a large hill,
most of which is steep slope. Um, you can see from the picture on the left that we do have a onecar singlecar garage and it sits right at the base of the hill, so it can't really get much larger without impacting the hill. The driveway comes off of Pay and it's a
it's a single car width driveway. Um, the picture that you see on the left is was taken from the winter obviously. Um, and it's it it's fairly tight in that zone because you have the the privacy fence that we have for our yard and then the hill starts, there's not much space. So, between the garbage cans that we
have to keep there. Um, [snorts] if we get a a a big snowfall like we had this past winter, there's really no place to put the snow. So, part of what we're looking at is to to to make a modest width expansion of the driveway just to give us a little more breathing room in
this zone. Um, the picture on the right is from the top of the hill. So you can see that there's a substantial change in in elevation. It is uh pretty much all steep slopes. So effectively between the driveway and its location and the hill itself, the back third of
our lot really is not accessible or usable to us. Um and so it's it's more in a natural state, but we have a mix of different landscape tree types there. Um and proposed to continue to do that. Um
the egress to our driveway out to Payic um is shown in these images. Uh there's very limited visibility. It's a combination of the fact of the the hill that we've just talked about the mature trees that run up and down Payic. Um,
and then there's actually a vertical curve in um, Pose that uh, the location of the intersection near Kings is actually elevation wise lower than our point. So, as cars have to come up the hill before you're actually seeing them. Um, and so getting in and out of the
driveway can be a challenge at peak travel times. uh the morning rush hour, not so much the evening, but uh what I would call the school rush hour, the 2:30 to 3:30 time, traffic will back up from that light all the way past our driveway and sometimes even past
speaking road. So, uh it it's a challenge getting in and out. Um it kind of relies on us having somebody see us and we're willing to let us out. Um that's a little hard when you're trying to back out to try to make that move. the condition is is a little more challenging as well because it's it's
because of the proximity of the new province train station Kings the businesses on Springfield and then uh a substantial number of homes, apartments, uh condos in the area. It actually is a very heavily traffked pedestrian sidewalk. A lot of people use it to get
the train station to shop. Um a lot of people just in the neighborhood using it and so it is a it is a challenging place to get out of. We've managed it for 15 years. Uh I will say that we've had some close calls over the years, but thankfully no issues, but it is a concern and [snorts] as our kids get to
driving age, it's something that we we're considering. So again, our focus on this was really the addition, but since we were here, we wanted to kind of look at some of these issues as well. Um the site plan that's up on the screen
is what uh we submitted in in your packets. Um, and we're showing a small addition in the back. Um, the addition and porch were designed to complement the scale and character of the house. Um, and I'll show you how that impacts
with the setbacks. So, in this in this diagram, the trapezoidal shape is the lot line, the black line. Um, and then when you overlay the the setbacks, which are effectively two fronts and two sides, um, you get the red triangular shape.
And so when you see what the existing house looks like, a good significant portion of the of the plan um right side of the house is in the paic front yard. And so that's an existing non-conformity. And as you can see as
you as the as you move back on the property, the the the the non-conformity lesson. So the the the most uh tightest point is actually in the front corner of the house. Um and that's uh again as I mentioned before 23 and a half foot plus
or minus uh setback where 35 is required. Um [snorts] we are looking you could you can see there's a small uh bump out in the back that's a one-story portion that exists on the house now. We're going to reconstruct in that area and make it a little bit bigger with another onetory realm. So we're trying
to fill in the gaps a little bit. Um but again we're not looking to extend any closer to PA but it's part of um where we're looking. So that area that actually is technically over the line amounts to about 37 12 square ft. It's not much. The uh new flare floor area
that we're adding is only 92 ft and the new building co building coverage area that we're adding is only 165 square ft. So it's very modest. It's a one-story addition. Um, it just gives us a little bit extra space in the back um for extension to our kitchen and then adding
a small rear porch in the back. Um, the so we did uh look at widening our driveway slightly. So, um, if you can see on the driveway, there's a little notch out at the top. We we have an area to include our garbage cans. Um so we're
not impacting the steep slopes too much. We add a little bit of width to the driveway. It's still kind of a onecar driveway, but it has a little more maneuverability, a little more space um to remove snow. And then we proposed adding a small little section along the Payic frontage. Uh but again behind the
trees and up the up the slope a little bit from the sidewalk. And that's primarily to allow us to make some turning movements. um and make it a little easier and and be able to to pull out um in times when there's heavy traffic. Uh we are proposing to add a
picket fence in that zone and some additional landscaping and I'll show you what that looks like, but the idea is to kind of make that access point that I showed you in the image before a little bit easier to navigate. Um, so this is a view of the our home
from the back and uh this is the proposal that we've put before the board for our variance. Um, again, we're looking to make a small extension. You can see the one-story portion that comes back. It's designed to look like it's always been there. Um, very important to
me personally, to us to have it look like look like it fits the has the kind of the character of the existing home. Um, so we've looked at the the clip roof, the jerkin head roofs, the the brackets, the added some deeper overhangs, a porch with chamfer columns
that sort of match the style of the home, and then adding [snorts] a pergola trellis element to kind of add some additional character. The white picket fence you can see on the left side matches the existing picket fence we have that's kind of in the back of this image, but is on our property now.
That's a conforming uh front yard fence. And the idea is to add some additional screening for that that side of the house and also kind of improve the character of of that streetscape. Um the trees you can see there, there's one tree that we propose removing. So if you
go back to the existing photo, there's the one tree kind of closest in that is uh one tree that we're going to remove. Um and we we talked through some of the replacements, but we are um going to do some replacements, but majority of that evergreen screening is going to remain
and we're looking to actually supplement that with some additional landscaping. The the privacy fence um which isn't a conforming location would remain and we would just change the gate location to match our new design. But that all sort of stays consistent with what uh we have
today. Um, architecturally, as I mentioned, we were we're looking to kind of pick up the details of the home and really make it look like seamless like it was though we've been there and part of the and part of the look and feel from the beginning. Um, and then on the Payic
side, again, it's just a one-story addition that we're proposing, trying to keep the facade and the sort of the streetscape very similar. We have an existing basement door we're going to replace and just add a small little roof over. Uh but the details are all designed to look like it's been part of the house and match the historic
character. Um so I have uh reviewed the the various review memos. Um I've tried to cover most of that but I'm happy to answer any of those questions. Uh one of the things that came up in [clears throat] uh I
believe the environmental and John Lson had mentioned in his memo was uh the replacement trees. So, we are removing one tree as part of this application that would qualify for a a replacement. Um, we had move removed some trees a few years ago that were dead and dying and
at the time we didn't think they needed to be replaced, but um we did get some notifications that they did. John Linson when I talked to him seemed to indicate that we may not. But in any case, we've added a total of six replacement trees to cover that if that's the case. And um
I talked to John about some different punies and different ideas in terms of the screening. And so if the board um is able to approve us tonight, we would be more than happy to to look at a condition where we we'd have an approval from from Mr. Lson in terms of the
landscape. Um uh just to cover uh to wrap up and then I'm happy to answer any questions. Um as I mentioned, the house does not go any closer to Payic. we are moving straight back in terms of the the new floor area.
Um the proposed driveway design allows us for a safer access to POIC. Um the proposed fencing and landscaping have been designed to infill with the existing landscape on the property. We've minimized um the amount [snorts] of impact to the steep slope. We we've
had to do a little bit as it related to that widening of the driveway, but we've minimized that to the extent practical that doesn't require um a variance from in terms of the square footage that's impacted. Um I believe that the benefits of this outweigh any of the detriments. Uh the proposed improvements contribute
positively to the neighborhood and the streetscape. Uh it serves the purpose of zoning um by creating a desirable visible environment and it the improved access Payic makes it a safer condition uh for vehicles and pedestrians alike. I
believe this is consistent with our master plan and the zoning ordinance and um we we look forward the opportunity to answer any questions anybody might have. >> Thank you. >> Before we get to questions, I just want to confirm procedurally, did you submit this electronic presentation yet? I have
not. I can submit to Jessica as an exhibit. >> So, we'll mark this as a one just the entire presentation. And if you could just please make sure to get a copy to Jessica, that'd be [cough] >> Marie Ed, what questions do you have for this witness? >> Um, do you think you could um provide some testimony on the increase in lot
coverage for the property? >> Um, so right now we have uh an existing lot coverage of 21.4%. uh with the with the increases to the driveway um that would go up to uh
26.2%. So well under the 35 that's required. Uh we have added some area obviously to make the driveway wider and have the turnaround area. We did propose um reducing uh some of the uh patio area.
So we tried to offset that but it is a it is an increase. Um and we did provide uh the dry well condition as you know in the front yard. >> Okay. So um it it looks to me like there's about um 660 approximately um
square feet of additional coverage and they're providing a dry well um on site to capture the roof area which is 850 square feet. So they're well above what they're required to do. So, it looks like they're improving the storm water
runoff. Um, could you talk about um any any runoff from the driveway? Maybe. Is there do you see any problems with um runoff into the road at all? >> Currently, we we don't have an issue with that. Uh I don't envision this to
to change though. um the we've impacted a small portion of the of the slope, but again the the way the water runs it it generally runs in the same direction and it would it wouldn't um substantially increase in my opinion. Um but I'm happy
to have Andrew quot engineer follow up if there's any >> okay >> additional information needed. >> All right, no further questions. >> Thank you Mar chairman. Thank you. Um with regard to your overall lot size, you're non-conforming to the zone, right? You're under size. That's correct >> for the zone. I think that's an
important consideration. >> It is. So the zone is a 15,000 minimum R15 and we're at uh about 137. >> So you still look to comply with the building coverage and the >> we still we do still do comply with all that and and as I mentioned that's with
you know the the rear third a lot basically a steep slope and and sort of unusable >> and that steep slope creates somewhat of a hardship as well for your driveway configuration. >> It it absolutely does. >> Okay. Um, and then what's interesting, it seems like almost as if P the Payic,
I'm sorry, that Payic Avenue uh has been widened over the [clears throat] years. So, it's almost as if that was affected the property. It could have. >> It could have. Not not since we've been there, but that may have. Yes. >> And where it's been located historically. >> Um,
you talked about the tree removal. Thank you. Um, you're going to be adding the new retaining wall, but that doesn't exceed the amount of steep slope disturbance. >> No, it's uh I believe uh it's 550 um square feet of disturbance. We're
allowed up to a,000. >> That's correct. Um and then also the picket fence is being proposed in the compliant location uh 4t high, but it's also going to act to help screen the parking area. >> Correct. Uh would there be enough sight distance though? Are you compromising
your sight distance at all back? >> It's it's still set back from the the sidewalk and the front rightway line. Um so it's it's held a little bit tighter to where we're parking. As I mentioned, there's a little bit of a slope down to the street. So there is a zone in there where >> it would be impactful.
>> So the intent of that front parking area also is to act as sort of a K turn. >> It's it's primarily to act as a as a turnaround. >> Okay. To do a K turn to come out front facing. >> Correct. Yes. because of the sight distance and the stacking. >> Because of the sight distance, because we rely on people letting us out, it's
hard to make eye contact or have people come out. So, I we felt like it was a safer condition than backing out, which we >> Okay, >> we've got some close calls. >> I've also learned something about a clipped roof. >> Clipped roof. Yes. Jerkin head. Yes. >> I was wondering what that what that phrase was. Thank you. >> Thanks, Ed.
>> Board, what questions do you have for this witness? >> The uh retaining wall, you assume there's some sort of drain behind it. didn't that just strain the daylight? >> Um there w uh you know I'm not sure it's it's only a it's not a fully engineered
it's it's it's 30 in max so it's it's not the 4ft threshold that requires the full engineer. >> Um I we don't have a design for it right now but if that's something that's >> just out of curiosity um I noticed
there's a window above the sliders >> where you exit the kitchen. Is is there um is there a vated ceiling or is that an attic space or >> it's a very low attic so it's just some additional storage. It's it has I think
maybe like a 5ft ceiling height at the most. It's yeah it's just to provide it the we we wanted to design something that worked with the roof but with the roof uh the angles it you know we have very limited space so it's it's just kind of extra attic. >> Okay,
>> Mr. B. Um could you describe the current and proposed materials for the driveway? >> Um we have an we have currently have an asphalt driveway and we we plan for the
moment to to use asphalt again. >> All right. The reason I ask is in the environmental commission report it commends you for having mem instead of asphalt and there is a difference um in terms of permeability
>> um when you replace sorry when you expand the asphalt driveway um what happens to the existing asphalt is it all chopped up and >> I believe I believe they'll chop it up and it'll all be re redone
Um, for whatever reason, the environmental commission report seems to be an error u in thinking that it might be a different type of material that has a different permeability again independent of the DRRO. Would you consider with the same
look, same feeling, more or less going to something with significantly more permeability? >> I mean, we would consider it. I I I wouldn't be prepared to commit to it, but we we are within um >> the coverage allowances. So, but you know, we we're trying we're trying very desperately to do something that's
that's sensitive and fitted. It's something we consider, but >> you know, form of a question, you know, if you consider it >> like Yes, absolutely. We consider it. >> Any other questions? >> Seeing none, any questions from the public for this witness? Seeing none, is
there anything you'd like to say in conclusion? >> No, we just thank you for your time. >> All right. Any public comments? Seeing none. >> All right. With that, Mr. Ball um conditions and number of votes to approve. >> So, it's only C variances we're talking
about. Four votes are required to approve. Um I have two conditions noted. First, as our usual compliance with the conditions in the board engineers memorandum and second, the applicants did offer to confer with the city forester regarding the proposed landscaping. I assume we're not
necessarily asking for a formal landscaping plan, but okay. Uh those are the only two I have noted. >> Great. With that, let's begin our deliberations. Who wants to start? >> I'll start, >> Mr. K.
>> Uh thanks. Um I I can support this application. And I think considering uh hardship with the lot size, two front yards, um not making any existing non-conformities any worse. I think also
improvement from the safety coming in and out of the driveway makes a lot of sense, especially with some new drivers. Um as well as addressing storm water. So yeah, I can support this.
Anyone else? I can support this application. It's seems like the best fit to get in, you know, to to expand the way you want to on this lot. Um it it I'm amazed at the number of properties we have before the board that have two front yards. It's
just like it blows my mind. I never thought all the years I've been here, never thought about it before. But you're doing the best you can at what you have. There's no detriments to the neighborhood. uh you're doing a great job trying to have make fit fit it into the h you know so it looks like it's been there forever so I commend you on
that and I can support this application >> I I too can support it I think you know exactly for because you have a the corner lot that's tough um pulling out onto SE Avenue is tough um and I think your plans are beautiful um and uh very
well thought out um and it's a very minor ask you know you see a lot of big asks in this at in this room. This is very minor for very uh for very good reasons. A good sport. >> You must have really fallen in love with
this house when you saw it. You're you've picked uh a lot with pretty much every hardship imaginable. It's [laughter] undersized, uh two front yards, steep slope in the back. I mean, the list goes on and on.
So, I appreciate your um sensitivity and care you've taken in designing your addition. Um it's you're making a beautiful house even better, which is not always an easy feat. So, I appreciate that. That's certainly in keeping with our TRRO. Um and I I think
the the the safety benefits that come out of this turnaround, we've all been up and down Pic Avenue. I I think we could see how difficult of a task it would be just to get out of your driveway and it shouldn't be that way. So, um this this makes all the sense in
the world to me and I can certainly support your application. >> With that, can I get a motion to approve? >> So moved. >> Second. >> Mr. Mullen? >> Yes. >> Mr. Nelson? >> Yes. >> Mr. Curran?
>> Yes. >> Miss Chief? >> Yes. >> Mr. Chantuli? >> Yes. >> Mr. Bell? Yes. >> Chairman Lit. >> Yes. Good luck. >> Thank you very much. >> Thank you. >> All right. >> Last hearing of the night. 21 Dunder
Drive. >> Dunder different. Oh, wow. >> Everyone's getting out while they're still here in the chances. And this is only,
>> right? All right. Swear you in to get started. If you could each raise your right hand. Do you swear affirm the testimony you're about to give in this matter? The truth, the whole truth, nothing but the truth. >> And one at a time, please state your name. Spell your last name. >> Sure. Jesse Strommyer. S T R O M E Y E R
>> and Evangelene Strowmeer S T R O M E Y E R. >> Thank you. >> Please, >> you want to take care of >> uh I assume we'll hear from the applicants first and then we'll get to Mr. Rose. >> Sure. So Jesse Stromire, 21 Dunder
Drive. Uh just like the prior applicants, we too chose a zo a property that had a lot of hardships, a corner lot. Uh we've been in town residents since 2013 and over 10 years in the current house
at Dunder Drive. We when I say we, Evangelene and I have raised our family in Summit. We have two young children, Jacob and Mia, seven and nine. And we love Summit. We love our house. We love our neighborhood. And um it's become
very clear as our family has grown in both size and age that one full bathroom is probably not sustainable, especially as my younger daughter is getting older. Um but we do we want to expand our home. We want to be able to stay in Summit.
We're going to modify our small bathroom, make it a little bit larger, add another full bath and bedroom, and then also expand our kitchen and um modify the mudroom as well. And yeah, we're just we've we're working with
David Rosen with the design and he'll go through the details this evening. So, just appreciate the board's time. >> Great. Thank you so much. Uh board experts, any questions for this witness? >> No, thank you. board. Any questions? No.
>> Save it for Mr. Rosen or >> I have a question. You said one bath or is it two baths? >> It's one and a half. >> One and a half. Okay. >> Wonderful. Thank you. >> Right. Uh any questions from the public? Seeing none. All right. Mr. Rosen,
>> if you could raise your right hand. Do you swear from the testimony you're about to give in this matters? The truth, the whole truth, nothing but the truth. >> Yes, I do. >> Please state your name. Spell your last name. >> Dave Rosen. R O S N. I'm a partner at Rosen Kelly Conway Architecture and Design in Summit. >> Thank you. And you've appeared before
before us a number of times, including recently. Any changes to your credentials since the last time you were here? >> Still good. >> I imagine we'll accept you back once again. >> Okay. Absolutely. Welcome back. >> Thank you. [clears throat] Okay. this property 21 Dunder Drive. Uh this is the
drawing that you have in front of you V1 which shows the shows the house the property and so on the existing condition and the proposed. It lists a number of variances over here on the on the far left. Those are indicated by uh
sort of blue or green highlighting. Uh what I wanted to do is go through a few critical things here. One is that the main thing on this is that this property is in the R15 zone and yet this property
is 7,64 square ft. So it's just about half the size that it would normally be in this zone. to further complicate it. It's a corner lot um as Don just mentioned um
which complicates a number of things uh and we we'll get into that including things like the setback for an accessory structure which is required to be double the normal distance which would put it into uh put the patio into our neighbor's yard. Uh just want to start
off with a few things. Um, if this corner lot was to be made today, it wouldn't even have to be just 15,000, but 18,000 because corner lots are supposed to be 20% larger than the regular size lot for the zone. So,
[clears throat] we are here um for a number of variances that mostly have to do with setbacks. Uh we do have a floor area ratio variance, but amazingly for a property that's about half the size that it's supposed to be, we were able to
keep that we couldn't keep it to the 25% limit, but we were able to keep it under 30%. And uh kind of more surprisingly, we were able to have building coverage conforming and lot coverage conforming.
normally on a property that's half the size that it's supposed to be. Uh those those would be variances, but we work very hard to achieve this. Now, over here indicated as A1, and I'll I'll just hand them to you after. Uh this is
showing the neighborhood. This is the property that we're discussing. You can see that there are five properties here that are much smaller than they're supposed to be. [clears throat] A typical size uh of 15,000
would be something that would be well not many of these comply because almost none of these over here and even going through here are wide enough. It's supposed to be 90 ft wide. But this is just the nature of this particular um
this block and this community, this part of the community. This house, the Strommy's house was built in 1946, which is before a lot of these a lot of the current regulations existed. Uh there were some requirements then and
over the years some of those have changed to push greater distances and so on. Anyway, so we have [clears throat] this is just showing that these five are particularly small. They're all about
half the size that the the zone would normally call for. Um years ago, 16 years ago, we got a very similar variance for floor area ratio for the adjacent property and that neighbor we've we've discussed because there's
proximity between these two. So, we've had discussions and she's here tonight in support. Uh the the next drawing that I want to show you, I've labeled it A2. It is identical to this. I just blew it up a little bit.
And I'm just going to outline the buildable area of the lot, which is about 11 ft deep. So Whoops. In here, um,
that's the buildable area of the lot. So the existing house, as you can see, extends towards West End. It extends towards Dunder. It extends toward the side. The only thing it doesn't do is it doesn't go toward the adjacent neighbor
on Dunder Drive. And we've we added uh a small addition to that side, but it's it's completely okay in terms of the distance to the neighbor. But even that is not even that didn't work because this part is farther
forward and this piece is farther back. So um so what we have is a very unusual situation and what we're doing is a relatively modest addition. We are not
adding a family room. We're not adding an office. We're not adding a twocar garage. What we're doing is we're moving the existing front-facing garage. So, we get to add another variance for it. Um, there's a front-facing garage here.
We're shifting it over to add a mudroom on the first floor. We're adding the mudroom, and I'll go through the plans in a moment. And we're bumping out an area 4 1/2 ft by 8 1/2 ft in the kitchen in order to make the kitchen work
better. The 1946 kitchen is a little bit small and uh those cabinets are not still there. The kitchen looks very nice, but we're just expanding it a bit to make it a little bit more usable. And I'm just going to show you with some of
the photos uh as I describe what else we're doing. Mainly the addition is on the second floor. And as mentioned, it's a three-bedroom, one and a half bath house. We're keeping the the bathroom on
the first floor, the the the powder room. We're moving it, but it's we'll have the half bath on the first floor. On the second floor, there are three bedrooms, one of which is really pretty tight. It's about 9 by 10. Um, and so we
want to expand that. And in doing so, we would come toward West End, excuse me, [clears throat] West End Avenue to add a second floor directly above the little TV room that's currently there. So, we're not coming any closer, but we
are adding the second floor uh directly above here. Uh so, and that requires a front yard setback. Again, same statistic, 24.8 8 ft as the existing, but we're just going up.
Um, and then, uh, the next one is to show the front of the house. And so, you can come around if you want to see it. Um, you know what it looks like. Uh, at the front of the house, you can see that it's it's a nice looking house, but it's relatively I mean, it's a small
house. And so what we are doing is to shift, we're adding an addition of only 7 ft to this side, moving the garage over, widening the garage so that it's more usable and and getting a mud room in between the main body of the house
and and where we're repositioning the garage. And then we're adding a bedroom for Jesse and Evangelene on the second floor. So on the second floor there will be there'll be an addition up here that
is almost conforming on the front yard but not quite. It's 33.7 that little bit that I indicated there. And actually since it's it's extends to the second floor there's a little bit more there as well. So, we end up with a
series of um front yard setbacks as I mentioned to do the second story on the the the little the TV room that that comes towards West End that will have a second
second story and requires a front yard setback. Similarly, front yard setback over here. This piece also since it aligns with that there is a little bit in here as well that's front yard set back towards
Dunder Drive. Um so floor area ratio is the main one and I'll go into that when I show the plans in just a moment. And then we have these front yard setbacks. And then we have sideyard setback because
any part of the house, [clears throat] this piece is a one-story piece. And I'll show you on the plan. Again, 4 1/2 ft by 8 1/2 ft. So, well, kind of it's it's a it's a very small addition, but it makes the kitchen work. And then this
part, this the sideyard set back is supposed to be back to here. So, this piece has a sideyard set back to what you would perceive as the rear of the house. So, those are the main ones. And then we
get into a bunch of smaller uh items that will be visible on here. There are currently two doors out of the house toward what would normally be the back of the house, but is in the sideyard. Uh over here there's a there's a um a
doorway from that TV room with steps coming down. And then there are whole there are several things in here. The grills, there are paths. There's a little tiny patio. There's a second doorway that comes out that's that's not on this photo. It'll be just
to the left over there that with a landing and a step down. We're removing all of that. All of that comes out. All of this area, the property line is roughly sort of where this uh black mat
matting is. These trees, I believe, are on your property, on the Navy's property, and this area right now has a lot of paving stones and various other things. We're taking all of it out.
And um and we'll just plant in here. John Linson had said that there's a there's well I'll paraphrase but these trees go up 35 or 40 feet and they provide excellent screening up above but over the years the lower branches have
become uh just branches without without any real screening. So and you can see that the sun does get in here. You can see that it's getting onto the ground here. And so the idea is to plant at the first story level that whole area so
that we maintain the privacy between the two properties. We met out there with with um with David and um David Naidu and um Andrea Stein. And so we we met out there and we looked at
this area and we have a general agreement. We have not selected the plants, but we're glad to do whatever whatever is needed in there to satisfy uh the Strommyers, the next door neighbors, and John Lensson.
Um so there are a variety of things that are removed back there. However, we're putting two items in. One is an air conditioner, which had been in the generally in the same area, but we moved it over because the kitchen that's like
kitchen expansion. um meant that we needed to move it and a generator. The issue with those is that they are they're not um they're not within the area that's allowed. In the notes, I see you're going right to it. Burgess
Associates mentions that one of them, the air conditioner is acceptable, and we'll go we'll go with that interpretation. That's fine. Um there are there are restrictions about where uh where various things can be. A
generator has to be at least 5t from the house. We we have it as 5 ft from the house, but it's into the sideyard more than what's permitted. Um, and so on
uh on the the original V1 where it lists these things, all of these ones down at the bottom here are those those items, those setbacks for u for various things. And
so I'm [clears throat] glad to go into those in more detail, but there are a couple of other things I just wanted to mention. The patio. The patio has almost nowhere that it can go. It It is required. Well, actually,
there is no place for a patio on this property. This is all front yard. It can't be there. It has to be at least double the normal setback. So, it has to be 30, not just 35, but 70 ft back. The
property is 60 ft. So, that's why I was saying that there is no place for a patio. There's an existing patio on this side uh that's tucked behind the fence that's shown here on uh A4.
And so, there's a patio back behind here. That's essentially what we're doing. We're shifting it over. It requires setbacks from the front as notice noted as um mentioned in the Burgess report and to the side. The only
place that it's really conforming is [clears throat] that is toward the the next neighbor on Dunder where it's required to be 15 and we're uh just about 18 ft. So, this is um sort of like
a zoning final exam question um as a designer where there are so many things uh that are non-compliant. There's also a little play structure over here that we're removing that's non-compliant. So, there's five or six things in the back
that we're getting rid of. Now, let me just [clears throat] uh I just want to go through sort of quickly what the what the plans are in looking at the first floor. Come in, living room, dining room,
kitchen. Outer room is directly off the kitchen, which is just not usually quite as nice. And there's a TV room over here. The garage we we indicate is 13 by 19, but at some point somebody bumped the powder room in. So getting a garage
I mean getting a car in there may be possible, but you probably have to climb out a window uh to get out of the car. So what we are proposing, as I mentioned, shift the garage over. We're putting a mug room in here
and we're adding a little bit on the back in this corner just from here to here. And we're removing the wall between the dining room and the kitchen. So, the whole thing feels more open. It's a It's a much nicer experience. The garage is a
legit garage. It can fit a car. In the R15 zone, we're required to have a twocar garage. We're not we're not pushing it for that. I mean, if we were going to take more space, we'd probably put people in it, not a not a car and bicycles. But the addition here, as I
mentioned, uh 8 1/2 ft, 4 by 4 1/2 ft. That's it on the first floor. This piece and as I said, we we pushed out the addition goes a total of 7 ft to that side. And the
patio uh off to the side here. On the second floor, three bedrooms, one, two, and then a tiny one back here, which is 8 ft 8 in by 10 ft 4 in. And
there's one bathroom, which is quite uh snug. And the proposal is to add, as I mentioned, the piece over here so that that can be um that can be a bedroom and to add above the new garage, expand
garage to get bedroom, bathroom, closet. That's basically it. We've reconfigured some of the closets to get a little bit better storage. We we shrunk the current primary bath uh bedroom in order to make it a kids bedroom. The two children have
the bedrooms in the front my size. The other one can serve as a guest room and double as an office, whatever whatever is needed there. Um, so that's that's mainly what we're doing on the outside
on V8. You can see the uh the house as it is. And this is the same piece we added above here. We've we've extended the garage out and added the bedroom above. We changed the roof line because
the roof poses yet another problem. With that really low hip roof, it's difficult to have to to even get up there to store anything in there or to have an air conditioning duct work or anything. So, we made it just a gable roof so that
there was it was a little bit more usable. Um, and then from West End, we added the second floor above here. And then farther back is that portion of the primary suite that's at the other
end of the house that's back over here. Um, that's this the twotory. I'm going to pause here and just see if there are any questions. I'm glad to go through any of the variances, but I think that as we look at them, the
numbers themselves are not as critical to me, it it seems as just what the situation is and why uh why we've designed it this way. >> Okay. >> Board experts, what questions do you have for this witness?
>> Um well, I have I have some questions about some of the lot coverage and building coverage numbers. Yes. >> Is that something you're going to go into more or >> I was I wasn't planning to, but the both are conforming the building coverage. Uh we just snuck under. I mean, we we
looked at the target. What is the limit and we we just backed off by a couple of square feet from that. >> Okay. So, so you're aware that if you end up going over that during construction, something goes out a few inches over it, then that's another
variance, right? Uh yes, that would be that's not going to happen. >> Okay. So, the board may want to consider asking for an asbelt. You know, that's completely up to you. >> It's fine. >> Um the um um the lot coverage. Could you talk
about um how you're mitigating the additional impervious coverage on the site? >> Yes. So we have uh storm water management and I think that it's mentioned a little bit later on that the storm water management uh I think in your report or collers that it
accommodates 800 square ft of additional capture area even though we're adding 300 about 300 square ft of new coverage. Is that >> Yes. C could you talk about where that is being collected from and how? Well,
it's some of it is being collected from the house so that we meet the requirement, I think, just based on the house. Um, but we're also trying to take some of the water from the patio. If we do that, we obviously need a filter of some kind so it doesn't just fill up
with pollen and acorns and dirt. >> Okay. because in looking at it I you know it it the storm water system >> is um the calculations show that it's taking a portion of the house which is
basically the the northern edition >> plus the patio and putting it into the storm water collection. I don't I I can't tell how much is the roof and how much is the patio, but I can't tell how the patio is being collected. I don't know if there's if there's trench drains. Yeah, we haven't really I don't
think I have the drawing of that. Um I have the drawing from Cororsen Engineering. Um and I thought that it it indicates that the the storm water will
be under the lawn in this generally in this area. >> Okay. >> Because that's kind of the best place for it. Um, we do want to stay away. There's a nice tree, an oak tree over here. There's another couple trees there. There's one generally on on the
west end side that we're not going anywhere near. Again, this is right on top of an existing structure. So, that's not a problem. Um, and it shows the um it shows some well, I think it shows the
collection area. It does show the collection area, but it it's it's not it it's not really indicate. There's a there's a lawn drain that looks like the whole patio is going to the drain that's in the back. Um,
>> yeah, we can we we can modify this to whatever uh if there are any concerns about it because we could take the gutter line from other parts of the house and bring them over so that it's roof water which tends to be a lot cleaner than the ground. >> And I I think that would be better for
the homeowners to be able to maintain that. I think they would get um they would get more use and function out of it if >> they get a lot more life out of the storm water. >> Absolutely. And then and then they don't even have to do the the patio. Um >> you know, they could they could do a
tradeoff. Let's collect all the all the house and not have to do the patio. >> Uh that would be fine. It's not it's not an issue. I mean, it's just connecting the either the gutters or where the leaders come down to have the pipe underneath go into the same into the
same drain. So, the other thing I I noted was that um it it appears that the increase in building in in lot coverage is less than the required 300 square ft which would trigger the requirement for a storm water system. I just want to
make sure that you know I mean it's not required right now and they are providing it but if they were to go over an extra three feet over on their lot coverage then it would be required. Um yeah, in any event, they are still um proposing to collect more than um
they're actually increasing their lot coverage by. >> Right. The building coverage um that you brought up, that will be precise. Lot coverage tends to be a little bit less precise. If somebody makes a a pathway, >> instead of stepping stones, they make
it, you know, solid all the way. And we were all we were at 297 square ft. And so we did the storm water management just in case that happens. We don't want to have to get get into trouble with um
if our if we exceed some of those limits. So we assumed that we're so close on that one. Again, it's three square feet, but we put the storm water management in because it's a better it it's a better overall design for the
property. Okay. >> Thank you. Well, it sounds like the the intent is there. So, let's just make sure they Yes. >> You get the revised drawing. >> You're correct. You're good with the changes that they make, >> correct? >> Based on the drainage or whatever.
>> Okay. Great. >> Thank you. >> And we didn't make the lot coverage bigger. We didn't um we didn't do a variety of other things, widen the driveway or make the patio even bigger. We we aimed for what we thought was appropriate. So on the lot coverage,
although we're allowed 35%, we're we're about 30.3. So we're we're well under that. Um, and I just want to mention that if the lot was conforming, no variances. If it was if this lot was in the R six zone for
which it's more appropriately sized, also no variances. We would be compliant on the floor area ratio, on the on all all of these various other things. I'm I'm making assumptions because if it was if it was 15,000, you know, anybody
could add this the additional square footage wherever they want, but our overall numbers would be would be compliant. >> That's good context. Thank you, Mr. Rose. Ed. >> Yes. Just just some questions with with regard to the front-facing garage. I know you're relocating it.
>> Uh what would be another alternative and the impacts if you were to make it a sidefacing garage? um we would [clears throat] significantly increase the amount of lot coverage if we came this way and and
came in from from the side. It would adversely impact the neighbor on Dunder Drive because right now they have they're used to having this open space uh on between between the houses. So between their house and this we're
coming out to here and we felt that it would be much more desirable to leave that as lawn and maintain [clears throat] uh some of the other plant things there. So we probably could have done some of that. We would have lost the patio. We would have been
getting close to the limit on lot coverage. We probably could have done it, but it's a much better situation just to come straight in. and many of the other houses in this immediate neighborhood. There are a lot of front-facing garages. Uh, and we kept it
at one garage because, as I mentioned, we just didn't want to keep adding and making the house bigger, especially for storage for, you know, for a car. >> Okay. And that would be similar. You would have an impact on the usability of the property from the standpoint of
where in fact is the usable yard. >> Yes. >> Of the property. And that's why you're placing the patio where you're placing the patio. >> Absolutely. On on corner lots, usually more than well, it depends on the size of the lot and so on, but about half of the lot is given
over to the public side. >> There isn't a backyard. And so the the space that we have over here that's that's between the houses, we want to preserve that. That's part of the streetscape. It's part of the way that the neighborhood feels.
Can I ask about the location of the generator? Um why at that location being so close to the property? Is there a reason relative to the utility room and things of that natur? >> Uh we probably could move it a little bit closer. We could probably move it uh
down in here. It has to be 5 ft from the property line. So, the back of the air conditioner is um that's not that's um that's about it is 5T right now. >> No, that's from that's from where we're allowed to be. That's from this purple
line. >> Got it. >> It's 5t away right now >> and that's just a requirement for it. Um I'm not sure where else it could be. I mean, it can't be back here because it gets even closer. >> Even closer, right? And if it came over
here, I I I indicated it would come down, but it wouldn't. It would just it would just move closer to West End Avenue. >> Is that also bring it in proximity to the where the electrical services? >> Yes. >> For the building? >> Yes. >> And and it's on the neighboring property, their air conditioning and so
on is is essentially more or less aligned with that. >> And the exercising of that generator will be done during daylight hours in conformance with regulations. >> Yeah, of course. >> You know what I mean by that? the Yeah. the running of the generator, the practice, >> if it runs for 20 minutes a week, it
would be uh at a time when the sound would be drowned out by leaf blowers. >> Very good. Um >> tree removal. >> Well, there was something John Linson mentioned that a dogwood tree uh in the
front of the house, this one, he mentioned that that was going to be removed. Is it I'm thinking that other tree >> over here that's the dog wood that is not a dog wood and naturally would be removed. >> Okay, that was removed. It's just
because of the health of the tree which is failing. >> Okay, so trees I I didn't think that this one actually counted as an official tree in Summit because it's not big enough. >> It's a small tree. >> Yeah, >> it is biologically a tree but it's not
by zoning. >> Okay. And we are plan planning to plant a lot more not just in what you see here but extending farther uh between the two houses.
>> You're going to be the only witness right for the application. I just wanted to go through the variance proofs um relative to the benefits outweigh the detriment. We were also proposing hardship variances for the board. >> Well, I think that the benefits do outweigh uh any deficit. I don't think
that there's anything that um that that is significant enough to pose an impediment to the intent or purpose of the zoning ordinance. I don't think it really changes the streetscape. We're trying to maintain this house. We're
adding, as I've said, on top of an existing structure. If this was bigger, we would probably make the addition a little bigger, but it is what it is, and we're going that's what we're going for. And on this side, it's it's a mudroom. And we move the garage over. And the
garage is now capable of fitting a car because the a previous owner built into that garage so that a car can't get in there. Um, but we're not adding a family room and various other things that would normally be a part of a of a house in
the R15 zone because there there really isn't the room for it here. >> Okay. And then the air conditioner would not need a variance from the standpoint. So, it would be just just a total of nine according to our memo variances. Thank you. No further questions.
>> Thank you, Ed. >> All right, board. What questions do you have for this week? >> I have a question, >> Alison. Um the patio. Yes. How are you getting from the house to the patio? It looks like it's from the garage >> or is there going to be like a path from the back of the house? >> We have um we we discussed this quite a
bit. Basically, you're going to come outside from the mud room and come around to the patio. We have a door that's in the um on V3.
It shows that you can come from the kitchen. There's a pocket door into the mud room down a few a door into the garage. If there's a car there, it's it's difficult because you have to get around it. We did put a door on this side so that the
patio could go into the garage. You you can get there from the garage, but the assumption is if you if you're using the patio, it's a nice day. And so the our assumption is you'd come outside, come across and come to it this way.
>> Thank you. >> Um, so nine variances in total. If you were to do anything to this property, you'd need a minimum of how many variances? >> Well, if we did an internal renovation, >> we would need none. But to add on to
anywhere on this house, with um well essentially anywhere with the exception of a sliver on the side of the garage. Everything requires a variance. And some sometimes there are houses
where we we try to do the best we can. We got rid of a whole bunch of things. There are probably I don't know how they would be calculated exactly, but there's a little patio, another little patio, a stair, a landing, um various other things that we eliminated this little
playhouse on on the side toward the neighbor. So, we're trying to get rid of as many things that are non-conforming as we can, clean it up, plant the area that's where it's adjacent to the neighbor. Um, but it's a it's a tough
site. any property that is half the size that it's supposed to be by the zone, it's tough to do. But that's why I mentioned that if it was in the R six zone, all of these could be compliant. >> What um I thought the generator is 10
feet, not 5T is the >> um requirement. [clears throat] I I think that there are a couple of requirements and I I didn't look this up, but I think it may be minimum five feet from the house and minimum 10 feet from the property line. >> Okay. Yes. >> And from any openings, too, I think. Is
it like 5t from like windows or doors? >> Yes. And that's why we're 5t from the house just in general. Yes. [clears throat] >> What other questions? The new patio is dimensioned at 20 by 16
320 ft. The old patio scales off at about half that. >> Yes. >> Um and is labeled as pavers. Uh what is the material of the new patio and could it be more permeable than the say existing pavers might be?
>> It it could be. Uh what we've done is we've counted it as if it's um blue stone all on on a concrete slab all mortared in. But it can be whatever you buy. >> Yeah.
>> Yeah. >> Because it says twice the size it contributes. That's one of the items in the environmental commission. Just >> Yeah. I mean, it's it's an excellent point because but but the patio there, we wanted to be able to have
social space that's not just in the house because the the house has a lot of constraints as to how much space we can get. And so we wanted to have a a nice patio and make sure that we kept it far enough away from the adjacent neighbors.
It's in the back corner, >> that kind of thing. >> No, it's it's well done. I was just thinking about hydrarology and the comments made >> previously. Yeah. Thank you. >> Thank you, Mr. R. I just have um I'm struggling with two things. One is the generator.
>> Mhm. >> But we we've kind of beat that to death. But um so I originally thought you said you were going to do away with the generator or did I mishar you? >> Um I don't think I said that, but but I Jesse, why don't you address this? Yeah,
I mean it's we're in a neighborhood that has frequent power outages. If it's a deal breaker, I mean we will we've survived without it to this date, but I mean that general area has frequent blackouts. So this >> I don't want to say it's a deal breaker.
I'm just >> And it's it's going to be screened, correct? >> It would be green screen. Yeah. >> I'm more concerned about even though your neighbor's here that lives there, I'm more concerned about the noise. I mean, I hear [clears throat] generators in my neighborhood and they're pretty far from my house.
>> Um, >> I can't put a generator, and I'm This has nothing to do with your case. I can't put a generator on on my properties. I don't have the room >> without a variance, >> right? >> They're nice people here. >> Well, I can't go for it now. But, but I also can't paint my driveway, but that's
a different story. But I'm just concerned about the location of that. Um, I've I've noticed there's a couple of houses in town that have the generator farther away from the house, kind of in a remote area. I know it's more expensive to run the wire and the gas and all that kind of stuff. Um,
something to think about. >> Wouldn't that drive the generator closer to another neighbor? >> It would depend on where it is, >> you know, and >> well, it's not going in the front yard. >> That's Well, that's a problem. [laughter] >> Yeah, >> we do have we have this issue with the
generator. Uh, as you said, and we we discussed this >> um a number of times, >> the generator is a really nice to have. >> You know, so that the house can continue to function uh for an extended period of time when the power goes does go out.
>> Um, but >> if it came down to it, if it was a deal breaker, we give up the generator rather than everything else that's going on uh with that we want to achieve with the House. >> Yeah. I I I mean I'm I'm just I'm I
don't want to say it's a dealbreaker. I'm just struggling with the location. I don't know where to put it. That's the problem. And then uh let's jump to the next thing is is the the office and then bedroom. Yes. >> On the new addition. Um what's what was the thought process around that design?
>> So the thought process really is that they have two children. One is in a tiny bedroom. we get they're now much more equal at the front and then we have another area another room. It's a little bit irregular but it can be used for an
office. It can be used for homework. It could be used for a guest. So it it's sort of a multi-purpose room in that sense. And we showed it this way because there are sort of sort of two rectangles and and they're not quite aligned.
They're a little bit off. So, if it's used as a bedroom, we um then there's enough room for the bed area. We could have a dresser, but it also allows for just another space where the kids can do
homework, where they can work uh during the day or in the evening. So, that we're we're trying to instead of having a room designated for each thing, we're trying to double up on that one. >> Thank you. >> Anyone else? Thanks.
>> No. Seeing none, any questions from the audience? Seeing none. All right. Um, yeah, we can open up to public comment. >> Yes, please. And I will swear in if you could raise your right hand. Do you swear affirm the testimony you're about to give in this
matters? The truth, the whole truth, nothing but the truth. >> I do. >> And please state your name. Spell your last name. >> Andrea Stein. S T E I N. >> Thank you. Go ahead. >> So, I'm just here in support of our next door neighbors. Um, we are the house
immediately adjacent on 100 West End and um they and uh David Rosen invited us over as as David said to walk through and understand exactly how things were set up. and it seems like an extremely
sensible way for them to get a little more living space given the restrictions of the property. And if anything, it seems that there would be less um sort of impeding from theirs to ours because the grill I mean I have no problem with
the fact that the grill is there and we I see Jesse grilling, but that won't even be there anymore. I mean, it basically actually in a certain way moves them farther away. Um and as um David mentioned, we had done a similar
we we were in the same situation with a 7,000 something square foot lot in an R15. So completely understand what they're dealing with and I think this makes a lot of sense. Um the only thing I I did want to mention was the green
screening. I we like the idea of the green screening. It seemed like there was a discrepancy in the documents that Burgess was talking about fencing. Um I think versus green screening. We prefer green screening um around the generator.
And it does it would be this over here. This is our generator and our um condenser. So they just sort of would be opposite each other. Um which is fine with us. So I think that's that's all I have to say. >> Thank you.
>> You're welcome. appreciate your comments. >> One followup generator question. Do do you know what brand of generator you're buying? >> I haven't looked into it yet to be honest with you. Um whatever would be
>> I don't know. I don't know. Yeah. The I haven't gotten [laughter] >> I I asked Mr. Mullen, do you have a recommendation? >> I might. Uh colar generators are much quieter than the Generracks, so you may want to consider that. >> Great. Thank you. They they also have the uh
I guess they're called inverter or battery generators. They actually don't have a motor. They're just a big battery if you charge solarly solar with solar panels. So it's there's no no noise at all. >> You can buy pretty big ones. And the advantage to those is you can store them inside.
>> No no no emissions. But that's >> your choice. >> Great. Thank you. >> All right. Um, let's open our executive session. Who'd like to begin? >> I will. >> Thank you, Don. >> Based on the comments of the neighbor.
>> Well, we uh we should address conditions. >> Oh, sorry. >> Jump the gun. >> Sorry. >> Um, so once again, we do have a devariance. Five votes are required to approve. I do have a number of conditions noted. First is our usual compliance with the conditions noted in
the board engineers memorandum. Uh second, that the applicant shall confer with the city forester and their immediate neighbor at 100 West End Avenue regarding the plantings near the property boundary. Uh third, the applicants shall submit an asbuilt survey after completion of construction
to confirm that the building coverage is within limit. That was pursuant to Marie's recommendation. And the fourth and final condition I've noted is that the applicant shall submit revised plans reflect reflecting the updated storm water management collection areas to the board engineer forward review and
approval. >> Thank you Mr. Ball. >> Now let's go back. >> I changed my mind. [laughter] >> Mr. Chairman, just just one item with regard to the green screen around the uh AC units if that would be a condition or not.
I think they made the representation, but I think we can make it clear and just note a condition. Yeah, thank you. That's it's a good suggestion. [clears throat] >> Don, >> based on the comments of the neighbor, uh I'll uh rethink my my uh stance on on
troubling of the generator. Um think it's another corner lot. It's one of those things that we seem to be [clears throat] encountering a lot nowadays. Um, I think the neighborhood at one point might have been an R5 or an R six. And then when the resoning happened, all this went kind of crazy,
but uh, it's a good plan. It does definitely improve the house for the neighborhood. Makes, you know, it makes it more desirable. Uh, no detriment to the neighbors. She's here. So, uh, I can support this application. >> Thank you, Don. >> Mr. Bull,
>> so it was noted before there are a lot of variances here. I think the corner lot is the main driver. It seems like you get a certain configuration, you do you add one square foot onto your house, you cascade like 50 variances. And this
feels like one of those situations. Uh with respect to the F like the other case earlier tonight, it seems like the intensity of use will not be really increased through the excess F. And given the also the undersized
lot, I think uh it can be handled without any detriment to the neighborhood, the public or the zone plan. Uh the others are just a function of an undersized corner a lot. And as far as the generators concerned, I note
the neighbors uh comfort with that and their own generator. So it'll be dueling generators next to each other. May the best generator win. Anyone else? >> I I also support the application. I you know, yes, there are a lot of variances.
Um but again, you do anything to add, you're going to trigger a few of these. I think the only the only trade-off I could see potentially making is the size of the patio. And for a family, I think it's an appropriate size patio. So, I
can support this. >> Mr. Bell, >> I could also support it. uh enthusiastically. Uh I'll just note for the record that this is as fourth alternate the first time I get to vote this evening and it's a real pleasure to do so on this project for um not only
the quality of the proposal but the impetus. Uh I have two grandkids about the same age and they have unequalized bedrooms and recently moved to a house where they have more space. I I think being able to stay in the house with
kids got used to where you as applicants got used to uh is wonderful and it's also a real pleasure to hear a neighbor come and not complain, you know, just the opposite. So, absolutely. Thank you. Thank you so much, Mr. Bell. Uh I certainly concur with all my colleagues.
Um I I think this is probably the most number of variances we've had for a single family dwelling in quite a long time. Um, but it's not because of uh your proposed plan, right? You're you've shown a lot of restraint and you've
certainly hired the right architect to uh problem solve for you in terms of space planning and get uh the most bang for your buck. Uh I think uh aesthetically you have a very lovely home as it is but uh it's you know in
terms of the DRRO the the design is beautiful and it's certainly contributes to the neighborhood. Um and then for usability safety everything else uh it's positive about this uh and considering
that purple rectangle that Mr. Rosen Drew. Uh I think that's probably the most telling of all the exhibits um in in terms of why we should grant your variances tonight. Uh so I can
certainly support your application. With that hands Oh, wait. Can I get a uh motion to approve? >> So moved and second. >> Second. >> Thank you, Mr. Bell. >> Mr. Mullen. >> Uh yes,
>> Mr. Nelson. Yes, >> Mr. Curran. >> Yes, >> Miss Chief. >> Yes, >> Mr. Chantuli. >> Yes, >> Mr. Bell. >> Yes, >> Chairman Lett. >> Yes. >> Thank you very much. >> Thank you board members. >> Thank you. Good luck.
>> All right. >> Yes, please. Thank you so much. >> Thank you. >> We store everything physically and digitally. You can have the drawings just not the foam board. >> I'm happy to hear that because I don't
want to carry it all. >> Do we need to say anything about this resolution? >> Yeah, we need to address the other resolution. So, the two resolutions of approval and then the other extension resolution.
All right. So, we need a motion to what? >> Memorialize this approval or >> we did 503 other resolutions. >> All right. >> My bad. >> All right. So, more housekeeping board.
We have uh three other um requests to >> to extend to extend the time or >> two approvals. Uh, two approvals, >> 19 Ridge and 116 Rotary approvals and then the 28.
>> Okay. >> Why don't we do 19 Ridge Road? >> Can I get a motion to [clears throat] approve? >> Let me just read the eligible voting members real quick. This is for 19 Ridge Road, zoning board application number ZB-25-2286.
The eligible voting members are Chairman Lyets, Mr. Nelson, Miss Chief, and Mr. Chantuli. Could we get a motion to approve, please? >> So moved >> in a second. >> I'll second. >> Chairman Lakets, >> yes. >> Mr. Nelson, >> yes. >> Miss Chief, >> yes.
>> And Mr. Chu, >> yes. >> Thank you. >> Next up, we have the resolution for 116 Rotary Drive, zoning board application number ZB-26-2327. The eligible voting members are Chairman Lickicket, Mr. Mullen, Mr. Nelson, Mr.
Curran, and Miss Chief. Could we get a motion, please? So moved >> in a second. >> Second. >> Chairman Licketts. >> Yes. >> Mr. Mullen? >> Yes. >> Mr. Nelson? >> Yes. >> Mr. Curran? >> Yes. >> Miss Chief? >> Yes.
>> And then this is for the resolution extending approval for 28 Druid Hill Road, zoning board application number 222175. And I'll just note briefly um similar to the other requests we had this evening. This is a another third extension on an
approval. Uh the applicants it is for a residential home. Uh applicants sought additional time because the construction would be disruptive for their three young children at this point. Uh they are committing to construct it by next year. Same thing. They would need to
pull a building permit prior to July 2027 in order to comply. Could we get a motion to approve, please? >> So moved >> and second. >> Second.
>> Mr. Mullen? >> Yes. >> Mr. Nelson? >> Yes. >> Mr. Curran? >> Yes. >> Miss Chief? >> Yes. >> Mr. Chanculi? >> Yes. >> Mr. Bell? >> Yes. >> Chairman Ly? >> Yes. >> And then next we have minutes for for
memorialization from April 20th, 2026. The eligible voting members are Mr. Mullen, Mr. Nelson, Mr. Curran, Miss Chief, Mr. Chantuli, and Mr. Bell. Do we have a motion to approve? >> So move. >> Second. >> Second. >> All in favor? >> I.
>> Any opposed? >> Thank you. >> All right. Can I get a motion to adjurnn? >> So moved. >> Second. >> Second. >> All those in favor? I.
>> Thank you guys.