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Zoning board grants Rippee family variance to convert Columbus Ave. basement into office
Summary
The Tuckahoe Zoning Board granted area variances to Bryan and Alyxandra Rippee to convert existing basement storage at 334 Columbus Ave. into an office, finding no significant environmental impacts and placing conditions tied to amended Jan. 15, 2026 plans.
The Tuckahoe Zoning Board and Board of Appeals on Feb. 11 granted area variances to homeowners Bryan and Alyxandra Rippee to convert interior basement storage at 334 Columbus Avenue into office space.
Board members reviewed amended plans dated Jan. 15, 2026, and noted the applicants removed a previously proposed sink from the garage layout. "The proposed sink was removed from the plans," the minutes state. The board concluded the change avoided impacts to required parking and determined the conversion would not create significant adverse effects related to traffic, drainage, neighborhood character or infrastructure.
The board classified the action as an Unlisted Action under SEQRA and adopted a Negative Declaration, finding it had "all information reasonably necessary to make a determination of environmental significance." Applying the balancing test under Village Law § 7-712-b, members found no feasible alternatives that would meet the applicants' objectives without the requested variances and determined the variances were not substantial in practical effect because changes are limited to interior space.
Member Christina Browne offered the area variance resolution; Member Anthony Fiore Jr. seconded. The resolution grants relief from §4-3.6 (Floor Area Ratio) and §5-1.6.3 (Enlargement of a Nonconformity) subject to conditions that construction substantially conform to the amended Jan. 15, 2026 plans and that work commence and be diligently pursued within one year of the resolution date or the variance will lapse. The motion carried on roll call, 5–0.
The board’s decision emphasizes that the work must match the submitted amended plans and be started within the one-year window outlined in the resolution.
