Yonkers Zoning Board approves multiple area variances, denies use variance for 494 Palmer and seeks lead‑agency status on two projects
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Summary
At its June 18 meeting the Yonkers Zoning Board of Appeals approved several area variances with conditions, denied a use variance for 494 Palmer Road, and voted to seek lead‑agency status under SEQRA for projects at 155 Elliott Avenue and 1282 Midland Avenue. Several one‑year extensions of approvals were also granted.
The Yonkers Zoning Board of Appeals on June 18 approved a slate of area variances and procedural motions, denied one use‑variance request and voted to pursue lead‑agency status for two environmental reviews under the New York State Environmental Quality Review Act (SEQRA).
Major outcomes
- 494 Palmer Road (Case 5885 / 5417): The board issued an interpretation confirming that the applicant had abandoned its nonconforming use and denied the requested use variance. Motion carried, 5 in favor, 0 opposed, 1 absent, 1 vacant.
- Area variances approved with conditions (typical conditions included adherence to health/safety/building codes; payment of back taxes/fines within 60 days; repair/replacement of curbs and sidewalks prior to certificate of occupancy; consent to annual inspections by the Department of Housing and Buildings; rescission of approval if conditions are violated; and owner responsibility for associated expenses): cases included 5897 (352/358 Neppahann Avenue), 78 Sweetfield Circle (case referenced by board), 70 Sweetfield Circle (case 5887), 61 Morningside Avenue (case 5888), and 75 Borcher Ave (case 5894). Each motion carried with the tally shown on the record: 5 in favor, 0 opposed, 1 absent, 1 vacant.
- SEQRA / lead‑agency declarations: For 155 Elliott Avenue (Case 5898) the board voted to declare its intention to seek lead‑agency status and directed the planning director to begin coordinated review; the motion carried, 5 in favor, 0 opposed, 1 absent, 1 vacant. For 1282 Midland Avenue (Case 5899/ 1282 Midland Ave) the board likewise moved to seek lead agency for the unlisted action and to initiate coordinated review; motion carried, 5 in favor, 0 opposed, 1 absent, 1 vacant.
- One‑year extensions granted: The board granted one‑year extensions for approvals or variances set to expire imminently, including 1219 Yonkers Avenue / 453 Bronx River Road (Case 5668) and 26 Cornell Avenue (Case 5849); both extensions carried 5 in favor, 0 opposed, 1 absent, 1 vacant.
What the approvals included
Most approved area variances included the same set of conditions recorded on the docket: compliance with all health, safety, fire, building, environmental and zoning codes; payment of any outstanding taxes or fines within 60 days with proof submitted to the board; completion of curb/sidewalk repairs before certificate of occupancy; annual inspections at the discretion of the Department of Housing and Buildings; rescission of approvals on violation; and owner responsibility for associated expenses.
What the board did not decide
Several hearings were continued or adjourned for later meetings, and multiple items were put over so applicants can supply additional documentation or for site visits. The board did not complete final decisions on every case on the evening’s agenda.
Why this matters
The board’s votes finalize or continue land‑use permissions across Yonkers neighborhoods, affecting housing conversions, parking, and neighborhood character. The SEQRA lead‑agency notices begin formal environmental review processes that may shape final project approvals.
Next steps
For cases where the ZBA declared its intention to be lead agency, the planning director will notify involved agencies; if another agency seeks lead agency within the statutory window the ZBA will cede responsibility. Where conditions require payments, applicants must submit proof within the 60‑day time frame recorded on the minutes.