Zoning board approves rebuilt garage at 144 Beekman with storage-only condition

The Summit Zoning Board of Adjustment on April 7 approved an application allowing Mario and Annie Ibrahim to reconstruct a detached 24-by-24-foot garage at 144 Beekman Road that collapsed during a 2023 windstorm.

The board granted the applicant multiple variances—including relief tied to lot size, side-yard accessory setback and lot coverage—subject to conditions that include compliance with the board engineer27s memorandum and a requirement the garage not be used as living space.

The Ibrahims told the board the existing garage was crushed by a tree during the 2023 storm and has been unusable since; they said the new gambrel-roofed structure will restore two-car parking on the ground floor and provide storage on a nonhabitable second level. Architect Arthur Henn told the board the proposed building would be entirely electric and would not include water, sewer or heating systems.

Henn said the project requires variances because the property is undersized (11,013 square feet vs. the 15,000-square-foot requirement), and because the new garage is being positioned to avoid cutting into a steep rear slope. He described requested relief as: a side-yard setback for an accessory structure, a small existing lot-coverage increase above the municipality27s limit, an allowance to match the house27s gambrel roof up to an 18-foot attic plane, and retention of an existing driveway that reaches the property line. He said downspouts will be directed toward the driveway and that no stormwater-management measures beyond those changes were required by ordinance for this size of work.

Board planner Joe Burgess said he had reviewed the updated drawings and that the applicant27s testimony addressed the physical-features positive criteria and that buffering and stormwater improvements could be considered when weighing public benefits. The board27s questions focused on the proposed second-floor use; the Ibrahims said it would be storage only ("Christmas trees, wreaths, Easter decorations, college kids stuff, lawn tools") and there would be no plumbing or HVAC.

Neighbor Annie Whittle, who said she lives next door at 140 Beekman Road, spoke in support of the application. Board attorney Andy Ball read the motion conditions into the record and confirmed the lawyer27s advice that only c-type variances were involved and that four affirmative votes were required. The board then voted by roll call to approve the application; the secretary recorded the members on the affirmative roll call.

The board imposed two explicit conditions in the approval: general compliance with the board engineer27s memorandum, and a restriction that the garage not be used as living space. The board also asked the applicant to submit revised drawings and the marked revision sheet to the board secretary as part of the record before permits are issued.

The applicants may now apply for building permits consistent with the board27s conditions; the board noted final building-code and electrical review will be handled by the municipal building department before construction begins.

Votes at a glance

- Approval: Reconstruct detached garage, 144 Beekman Road; variances granted for side-yard accessory setback, lot coverage and building height; conditions include compliance with the board engineer27s memorandum and storage-only restriction for the second floor.

Ending

The board directed staff to receive the revised plans and the applicants to coordinate permits with the building department. The secretary confirmed the applicant would provide the revised drawings and the board file would show the recorded conditions.