176 Canoe Brook Parkway Summit NJ · three options for the architect · drawn on the 2005 survey

Three ways to grow the house, each complete on its own, drawn to scale on the 2005 plat of survey. Pick one option at a time, walk its four levels, then compare. Schematic, not design.

1 · THE LOTWhat the survey says the lot will take

Every number below is from the survey unless marked. It moved the house, grew the lot and shrank the wing compared with the earlier pages.

Plat of survey, 2005
Plat of survey, July 2005 (Teunisen). Click to enlarge. Neighbours' names masked.
Floor area (FAR)
18.1–20.6%
of the 25% cap · 513–803 sf left by right
Building coverage
12.9%
of the 18% cap · 587 sf of footprint left
Lot coverage
≈37.5%
over the 35% cap by ≈285 sf · new footprint must replace paving
Height · stories
2 + basement
caps 35 ft from the grade plane · 2½ stories
What the survey changed

    2 · THREE OPTIONSOne at a time

    Each option is the whole house — bedrooms, baths, the open back, the suite, the pad — not a room. Switch options with the buttons, levels with the tabs. Side by side shows the same level for all three.

    3 · SIDE BY SIDEThe three on one table

    4 · MONEYCost, value, return

    In your favor

      Planning-grade, not bids. None of the three pays for itself on resale at 2026 costs. A and B sit at 0.65–0.69; C is 0.51 because the market prices square feet, not gardens. Choose on the house and the permit path, and use the minimum build as the reference point.

      5 · BEFORE DESIGNSix things to verify first

        6 · THE WISH LISTFor AHM

        SOURCES & ASSUMPTIONS