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Zoning board approves rear addition and variances for 28 Londonderry Way
Summary
The Summit Zoning Board of Adjustment granted variances and approved a single-story rear addition, new deck and lower-level bedrooms for the house at 28 Londonderry Way, finding limited impact to neighbors and requiring engineering and grading plan updates.
The City of Summit Zoning Board of Adjustment approved variances and an addition for 28 Londonderry Way on March 12, 2025, allowing the homeowner to add a first-floor family room, finish lower-level bedrooms and replace a deck while extending a nonconforming side yard.
The homeowner, Dawn Janukowitz, told the board she and her husband bought the house in 2019 and want to “make this our forever home.” Architect Steven Hockstein, principal of Ahm Architects, described the proposal as a single-story addition on a sloped lot with a walkout basement; after a topographical survey and review by the town engineer and planner, the lower level was classified as a basement and not counted as an additional story.
The board accepted Hockstein as an expert witness. He said the project adds a modest 16-by-17.5-foot family room on the first floor, two bedrooms and a bathroom on the lower level, and a replacement deck. Hockstein said the application withdraws an earlier requested d variance after the survey showed the lower level is a basement and does not count toward floor-area calculations. He identified required c variances: extension of a nonconforming side yard (existing 7.5 feet extended by about 8 feet), an increase in building coverage from 20.6% to 21.8% (where 18% is required), a minor rear-yard setback due to a curved lot corner, and lot coverage relief tied to existing nonconformities. Hockstein said the deck is counted as building area when high enough above grade and that the plans reduce driveway area to avoid a net increase in impervious coverage.
Board professionals asked for clarifications on a proposed window well for egress and its effect on grading and drainage. Hockstein and the applicant agreed to amend the grading plan to show the window well and to work with the town engineer to address any drainage impacts. The board indicated those items could be conditions of approval.
During the board’s executive-session discussion, members praised the applicants’ effort to preserve the home’s street-facing character and noted limited impact to neighbors because the lot backs onto the arboretum. The board voted to approve the application; the board secretary called the roll and the members present voted in favor. The board required four affirmative votes for approval.
The board’s approval includes the condition that the applicant submit the amended topographical/grading details and any drainage fixes for review by the town engineer; the applicant agreed to amend the grading plan to show the window well and to add any necessary drainage measures.
The applicant may proceed to follow-up permits after submitting the revised grading and engineering details and satisfying any standard permit conditions.
Votes at a glance: the board approved the variances and plans for 28 Londonderry Way; four affirmative votes were required and obtained.
