The New Rochelle Zoning Board of Appeals voted to approve area variances that will let the owner convert 14 Russell Avenue from a defunct commercial/social‑club use into a two‑family residence.

JB Hernandez, the project architect, told the board the property previously sat in an MB district and was rezoned to an R2‑7 residential district around 2000. A 2014 variance had allowed a two‑family use under earlier circumstances, but the applicant said the earlier approval did not remain in effect because work authorized then was never initiated. "We thought that the variance from 2014 was in place. It was not until we were in the process with the building department that we understood that the variance was not in place and we needed to resubmit," Hernandez said.

The application requests relief for lot area per dwelling unit (2,708 sq ft vs. the 3,500 sq ft minimum), two parking spaces where four are required, parking and driveway setback reductions, and impervious coverage above the 60% maximum. The applicant said existing topography and the building footprint limit the ability to add more on‑site parking without substantial excavation and retaining walls.

Board members noted the property has been underused for years and said conversion to residential would reduce traffic intensity compared with the prior commercial use. One member said the proposed reuse would renovate a building that has been vacant and improve the block. There were no speakers in opposition; staff confirmed the board had received a corrected denial and legal notices in advance.

A motion to approve the requested variances applied the statutory balancing factors and concluded the conversion is appropriate given the zoning history, lot constraints and neighborhood context. The motion carried on roll call: Fernando Arias, Carla Clapper, Charlotte Abadir, Robert Stanzial and Erica Azner voted yes.