Summit Zoning Board approves three home-expansion projects, grants extensions and appoints new counsel

The Summit Zoning Board of Adjustment on June 15 approved a slate of residential variance requests and administrative measures, voting to grant applications for 21 West End Avenue, 152 Beakman Road and 21 Dunder Drive while also extending an earlier approval for 503 Springfield Avenue and appointing a new contract attorney.

James Weber, attorney for applicants Gloria and Andrew Stall, summarized the proposal for 21 West End Avenue as a rear addition, a converted side-entry garage and related zoning relief tied to the lot's slope. Architect Robert Coleman and the board's consultants agreed the principal technical issue was how the basement counts as a story above grade; that accounting produced a floor-area ratio (F) of about 26.9% and a request for a related D/F variance. Board planner Ed Snikis and engineer Marie Rafé flagged minor discrepancies between architectural and engineering lot-coverage figures but described the engineering stormwater design as conservative. The board approved the application after the applicant agreed to submit revised plans and comply with the board engineer's memorandum.

Owners Mike and Tara Deronimo presented a modest rear addition and a slight widening of a driveway at 152 Beakman Road. The parcel is a corner lot in the R15 zone with a steep rear slope; the applicants proposed a dry well and replacement plantings for a removed tree. Board members described the changes as modest, found the safety improvements to driveway access persuasive and approved the C-variance requests with conditions that include compliance with the board engineer's memo and consultation with the city forester on landscaping.

The most complex approval was for 21 Dunder Drive. Architect David Rosen said the undersized, corner lot required nine variances, driven largely by front- and side-yard setbacks and a modest increase in floor-area ratio (kept under 30%). The plan shifts and widens an existing front-facing garage, reconfigures the first floor to add a mudroom and expands a second-floor bedroom; applicants agreed to stormwater mitigation measures and screening for mechanical equipment. Neighbor Andrea Stein testified in favor. The board approved the application with conditions, including submission of revised stormwater-collection plans, an as-built survey after construction to confirm building coverage and consultation with the city forester and adjacent neighbor on plantings.

Separately, the board granted a one-year extension for the Bedroian Rug site at 503 Springfield Avenue after counsel described supply disruptions and price increases tied to the supplier's location; the extension runs to June 6, 2027. The board also voted to terminate its contract with Davidson Eastman Munoz for board-attorney services and to appoint King Monich Collins LLP as the zoning board's 2026 contract counsel.

Each approval was accompanied by standard conditions requiring compliance with board-engineer memoranda. Where stormwater or tree-replacement items were discussed, the board required revised plans for professional review before final permits. No zoning changes were announced, and a separate matter for 21 Kent Place was carried to the board's August 3 hearing without further notice.

Votes at a glance

- 21 West End Avenue (Gloria & Andrew Stall): Approved; conditions require revised plans and compliance with board engineer memorandum. Vote: unanimous among present voting members. - 152 Beakman Road (Mike & Tara Deronimo): Approved with conditions (engineer memo, consult city forester). Vote: unanimous among present voters (four votes required for C variances). - 21 Dunder Drive (Jesse & Evangelene Stromire): Approved with conditions (revised stormwater plans, as-built survey, forester/neighborhood coordination). Vote: unanimous among present voting members. - 503 Springfield Ave (Bedroian Rug) extension: Approved through June 6, 2027; Mr. Mullen abstained, others voted yes. - Administrative: Cancellation of prior contract attorney and appointment of King Monich Collins LLP: approved.

What happens next

Approved applicants must submit revised plans and respond to conditions spelled out in board engineers' memoranda before final building permits are processed. The board scheduled a carry for 21 Kent Place to Aug. 3, 2026. The board secretary will post the memorialized resolutions and any required revised exhibits.