Architect JB Hernandez told the board the 14 Russell Avenue property had been a commercial social club when it was zoned NB and later rezoned to R2-70; a 2014 variance previously granted for a two-family conversion was determined by the building department to have lapsed because work was not initiated. The current owner seeks area variances for lot area (2,708 sq ft where 3,500 sq ft per unit is required), for providing two parking spaces where four are required, and for parking/driveway setbacks and increased impervious coverage (reported at 73%).

Hernandez said the project does not increase the building footprint or FAR; it repurposes a structure that had been vacant and in disrepair. He and the board discussed topography constraints: the rear yard rises several feet, and creating additional parking in the back would require substantial excavation, retaining walls and likely environmental impacts.

Board members asked whether tandem parking or reconfiguration could address the shortfall; staff explained tandem parking is permitted but operationally challenging. The board’s motion approving the variances emphasized that converting the building to two-family use aligns with the current R2-70 zoning and represents a rehabilitative reuse of a property that had been vacant.

The motion carried on a unanimous roll call vote by the five members present.