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Board accepts conversion to two‑family at 154 Stevens Avenue; parking variance discussed and approved
Summary
The Zoning Board accepted an application to convert a mixed‑use building at 154 Stevens Avenue to a two‑family residence, approving an off‑street parking variance that allows two outdoor spaces rather than enclosed garage spaces after staff and members concluded the request was reasonable under site constraints.
Stevens Avenue — The Mount Vernon Zoning Board of Appeals on Sept. 16 accepted an application to convert a mixed‑use building at 154 Stevens Avenue to a two‑family residence and approved an area‑variance request for parking that allows two outdoor spaces rather than enclosed garage spaces.
Applicant presentation: The property owner is listed as H.W.B. Homes LLC; architect Joseph Fernandez presented the application. Fernandez told the board the building previously housed medical office uses and that the conversion would create one additional dwelling unit in the building. The applicant said there is existing paved parking in the rear that can accommodate two cars, though the driveway is narrow and maneuvering is tight between a rear stair and a Metro‑North fence.
Why it matters: The city’s R2‑4.5 standards call for one off‑street parking space per dwelling unit, normally located in a garage; the applicant requested two outdoor spaces not located in a garage. The site has no existing garage and limited maneuvering room, which the architect said makes construction of a conforming garage impractical.
Staff, public and board review: Board members visited the site or reviewed plans and discussion focused on maneuvering, street impact and precedent. Staff noted there were no public commenters at the hearing and that DPW and other agencies had returned standard referral comments (water/dept notes and backflow approval pending). The architect said the rear paved area had been used for parking historically and that the two spaces will be dedicated — not tandem — serving each unit. The board discussed turning movements and how drivers would back out onto a busy street but concluded the on‑site pavement reduced potential spillover onto the street compared with no on‑site spaces.
Decision: After deliberation, the board voted to accept the application and grant the parking variance, concluding the practical constraints of the lot and adjacent Metro‑North embankment made a conforming garage infeasible. The vote was unanimous.
