Dear Members of the Zoning Board,

We are residents of Summit, NJ who share concerns regarding the proposed Beacon Unitarian Church development at 695 Springfield Avenue and have signed this letter below.

While we all recognize the importance of religious institutions in our community, we believe that it is essential to preserve the integrity of our zoning laws, which are in place to protect the safety, well-being, and quality of life for all residents. In this case, granting these variances would set a dangerous precedent that could negatively impact our community’s character, safety, and overall livability.

The proposed church is requesting significant deviations from our zoning requirements in multiple areas, including the minimum lot area, setbacks, building height, lot coverage, buffer zones, parking, and more. Here are a few of the most concerning issues:

1. Minimum Lot Area: The required minimum lot size for this type of use is 2 acres, yet the proposed lot is only 1.74 acres. This is a reduction of nearly 15% below the zoning requirement. Allowing this would undermine the purpose of the lot size requirement, which is to ensure there is adequate space for safe traffic flow, parking, and landscaping, as well as to protect surrounding properties from overcrowding.
2. Setbacks and Buffers: There are multiple violations of setback and buffer zone requirements. The front yard setback is proposed at 42.7 feet when 50 feet is required, and the side yard setback would be reduced from 50 feet to 28 feet. Equally troubling is the side yard buffer, which would be reduced from 47 feet to a mere 9.8 feet, and the rear yard buffer from 50 feet to just 15 feet. These variances are concerning because setbacks and buffers are designed to provide space between properties, protect residents' privacy, reduce noise, and mitigate traffic congestion. Reducing them to such a significant degree will result in a congested and uncomfortable environment for nearby residents.
3. Building Height and Coverage: The proposed building exceeds the allowable height limit by 2.9 feet, reaching a total height of 37.9 feet, and the building coverage is 0.6% over the limit, at 15.6%. While these may seem like minor deviations, cumulatively they represent a major deviation from the intended character of the area. The area is primarily residential, and the bulk of this new structure, combined with the reduced setbacks, could dramatically alter the aesthetic and scale of the neighborhood.
4. Parking and Landscaping: Perhaps the most concerning request is for a reduction in parking. The zoning code requires 100 parking spaces for a development of this scale, yet only 42 spaces are proposed. In addition, the proposal eliminates the required landscaping of shade trees in the parking area, replacing them with solar canopies—solar canopies that are expressly prohibited in residential zones. The lack of adequate parking and proper landscaping would cause congestion and traffic problems, creating a strain on our local infrastructure and negatively impacting the neighborhood. There are many families with young children that ride bikes and play in the street on Oakley Ave—the next closest street to Springfield Avenue. A significant increase in parking and traffic on Springfield Ave and Oakley Ave could become very hazardous, very quickly. In addition, there are a significant number of bike riders, joggers and walkers that use the bike lane on Springfield Ave. If cars overflow onto Springfield, that creates a serious public safety concern with cars parking in the bike lanes.  
5. Solar Canopies: The church is proposing solar canopies in the parking lot, which are prohibited in residential zones. This is a clear violation of our zoning laws, and granting such a variance would undermine the authority of this Board and potentially open the door for other residential areas to be transformed into commercial-like properties under the guise of “green” initiatives. While we all support renewable energy, the placement of these structures must be consistent with the zoning regulations and compatible with the surrounding area.
6. Signage: The proposal also includes a request for a larger sign area and taller lettering than what is permitted by our zoning laws. The code allows a maximum of 12 square feet for a sign, yet 18 square feet is proposed. Additionally, the letter height limit is 6 inches, but the applicant is requesting 7.5 inches. While a sign may seem like a minor concern, when combined with the other variances, it contributes to an overall sense of over-development that is not in keeping with the residential character of the neighborhood.
7. Outdoor Lighting: Equally important is the issue of outdoor lighting.  It is not clear that the proposed outdoor lighting will be in keeping with the residential nature of the area. Lighting that is too bright, has a cool color temperature, or is poorly designed, can create significant disruption for nearby residents, especially during the nighttime hours. We ask that all outdoor lighting be appropriately shielded, directed downward, and kept at a level that does not spill over into neighboring properties. Without proper controls, the church’s proposed lighting could result in excessive brightness, creating light pollution that would disturb the peaceful environment that residents have come to expect. We ask that the Zoning Board require that any proposed lighting be carefully evaluated, and that the applicant be held to the highest standards of residential lighting practices.
8. Community Safety Concerns with Events: There is a significant concern of the surrounding community with the ambiguity and lack of transparency with respect to the church’s programs and events.  The church advertises their ability to rent out their space for events, such as weddings, on their website to groups outside of their church. This is a safety concern for the entire community with respect to availability of parking. Due to the fact that there are only 42 proposed spaces, there is a high likelihood these events will need overflow parking which will bleed onto Springfield Avenue, a main road with cars that travel well above the posted 35mph speed limit. There is also a significant concern around child safety. The proposed development is adjacent to Wilson Primary School and Wilson Park. There are children and families in the Wilson Primary School and Wilson Park area throughout the daylight hours. There has been a lack of transparency around church programs that have the potential to impact the safety of the children.

In conclusion, this proposed church development, with its numerous requested variances, is incompatible with the character of the surrounding residential area. It represents an overdevelopment of the site that would diminish property values, create safety hazards and concerns, strain local infrastructure, and disrupt the peaceful enjoyment of the nearby homes.

We are not opposed to the establishment of a religious institution in our community, but we believe it must be done in a way that respects our existing zoning laws and the interests of the residents who have chosen to live here for the quiet, residential atmosphere it provides. Therefore, we ask the Zoning Board to carefully consider the cumulative impact of these variances and deny the application as it currently stands.

Thank you for your time and consideration. We trust you will make a decision that serves the best interests of our community.

Sincerely,

Residents of Springfield Avenue, Oakly Avenue, Beekman Road, Fairview Avenue and Summit At-Large