Loading...
HomeMy WebLinkAbout1982_10_27 Zoning Board of Appeals Minutes MINUTES OF A REGULAR MEETING OF THE ZONING BOARD OF APPEALS OF THE TOWN OF MAMARONECK HELD OCTOBER 27, 1982 , IN THE COURT HOUSE, 1201 PALMER AVENUE , TOWN OF MAMARONECK, LARCHMONT, NEW YORK. CALL TO ORDER The meeting was called to order by the Chairman at 8:15 P.M. ROLL CALL Present: Mr. A. William Boraczek , Chairman Mr. Peter G. Moore Mr. Stephen K. Carr Mr. Peter D. Mosher Absent: Mr. Egbert R. Hardesty Also present: Mr. William Paonessa, Building Inspector APPROVAL OF MINUTES The minutes of the meeting of September 22 , 1982, were presented and on motion duly made and seconded, approved as submitted. PUBLIC HEARING The Chairman declared the hearing open and the Secretary presented for the record the affidavit of publication of the notice of hearing. Mr. Boraczek asked the Secretary to read the first appli- cation that had been held over from the last meeting. APPLICATION NO. 1 - CASE 604 Application of Mrs. Marlene Shyer for modification of Article VI Section 89-34 Subsection B (2) (a) "Construc- tion Requirements for an R-7.5 One Family Residence Dis- trict" which requires a minimum side yard setback of 10 ft. to permit an existing kitchen extension having a side yard setback of 4.0 ft. and a roofed porch and deck hav- ing a 0 ft. setback on the premises located at 4 Villa Lane and known on the Tax Assessment Map of the Town of Mamaroneck as Block 110 Parcel 557 on the grounds of prac- tical difficulty and/or unnecessary hardship. Mrs. Shyer was represented by her Attorney, Mr. George Forbes, who said that the case had been presented at last month' s hearing and they had said they would try to ex- change property with the adjoining neighbor so that the addition would be on the Shyer' s property. Mr. Forbes said they tried to see if the adjoining property owners would give anymore land but the answer was no. Mr. Forbes stated that he proceeded to prepare the contract which had been signed and the main problem is whether or not it will affect the neighbor since the encroachment is • N`3 9 l separated by rocks and heavy foliage. After further discussion the Board decided to vote on the application and the result was as follows: Commissioner Boraczek - Aye Commissioner Moore - Nay Commissioner Carr - Aye Commissioner Mosher - Aye The application was therefore approved and the following Resolution adopted: WHEREAS, Mrs. Marlene Shyer has submitted an application to the Building Inspector to per- mit the existing kitchen extension having a side yard of 4.0 ft. and a roofed porch and deck having a 0 ft. setback, together with plans; and WHEREAS, the Building Inspector has refused to issue such permit on the grounds that the plans submitted failed to comply with Article VI Section 89-34 Subsection B (2) (a) "Con- struction Requirements for an R-7.5 One Family Residence District" which requires a minimum side yard setback of 10 ft. on the premises located at 4 Villa Lane and known on the Tax Assessment Map of the Town of Mamaroneck as Block 110 Parcel 557; and WHEREAS , Mrs. Marlene Shyer has submitted an application to this Board for a variance on the ground of practical difficulty and/or un- necessary hardship for the following reasons: 1 . The builder did not advise that a building permit was needed for the addition and building was completed without a permit. Applicant did not know that a permit was needed. 2. Building now encroaches on neigh- bor' s property. The neighbor has agreed to convey the encroached area to applicant and applicant will in turn convey to neighbor parcel of equal area in order to maintain area of both properties. WHEREAS, this Board has examined the plans , reviewed the application and has heard all per- sons interested in this application after pub- lication of a notice thereof, NOW, THEREFORE , BE IT RESOLVED, that this Board granted the applica- tion on the following grounds : 1 . That the owner was unaware that a building permit was necessary for the construction of the addition and that her contractor did not obtain said permit. 2. That the building contractor had constructed a portion of the addition on the adjoining neighbor's property. 3. That the applicant tried and failed to obtain from his neighbor the neces- sary land in order to conform with the Zoning requirements. 4. That his neighbor would only agree to transfer enough land to cover the encroachment of the addition. 5. That the transfer of the land will not affect the conformity of the adjoining neighbor' s property. 6 . That said circusmtances and con- ditions are such that the particular application of the Ordinance with respect to Article VI Section 89-34 Subsection B (2) (a) "Construction Requirements for an R-7.5 One Family Residence District" would deprive the applicant of the reasonable use of the land and/or building and that the variance as granted by this Board is a minimal adjustment that will accomplish this purpose. 7. That the granting of the variance is in harmony with the general pur- poses and intent of the Ordinance and will not be injurious to the neigh- borhood or otherwise detrimental to the public welfare; and it is FURTHER RESOLVED, that a variance is hereby granted and that Article VI Section 89-34 Sub- section B (2) (a) "Construction Requirements for an R-7.5 One Family Residence District" be varied and modified so as to permit an exist- ing kitchen extension having a side yard of 4.0 ft. and a roofed porch and deck having a 0 ft. setback on the premises located at 4 Villa Lane and known on the Tax Assessment Map of the Town of Mamaroneck as Block 110 Parcel 557 in strict conformance with plans filed with this application provided that the applicant complies in all other respects with the Zoning Ordinance and Building Code of the Town of Mamaroneck. FURTHER RESOLVED, that this decision be filed with the Town Clerk as provided in Section 267 of the Town Law. The Chairman asked the Secretary to read the next appli- cation. APPLICATION NO. 2 - CASE 605 Application of Mr. Ronald DeCosimo for modification of Article VI Section 89-35 Subsection B (2) "Construction Requirements for an R-6 One Family Residence District" which requires a minimum side yard of 8 ft. to allow the construction of an accessory structure in the side yard having a side yard setback of 2' 0" on the premises located at 134 Laurel Avenue and known on the Tax Assess- ment Map of the Town of Mamaroneck as Block 124 Parcel 297 on the grounds of practical difficulty and/or unnec- essary hardship. Mr. DeCosimo was unable to attend the meeting and was represented by his wife. Mrs. DeCosimo said if the shed was placed in the rear yard they would have to climb over the rock. The Board questioned as to what the shed was to be used for and the applicant said for garden tools, snow blower, etc. Mr. Boraczek said he was concerned about safety and felt the space between the proposed shed and house would not be sufficient for emergency equipment to go through. The Board, also , questioned about the size of the shed and asked if it could not be cut back to a smaller size. Mrs. DeCosimo felt her husband would be better able to answer questions and the Board asked if she wanted to adjourn the application to the next meeting. Mrs. DeCos- imo decided she would postpone the application to the meeting of December 1st when her husband could attend. The Chairman asked the Secretary to read the next appli- cation. APPLICATION NO. 3 - CASE 606 Application of Mr. Heinz Ohlenforst for modification of Article VI Section 89-35 Subsection B (1 ) "Construc- tion Requirements for an R-6 One Family Residence Dis- trict" which requires a minimum front yard setback of 30 ft. to allow the construction of a two story addition at the northeast side of the dwelling having a front yard setback of 29. 4 ft. more or less on the premises located at 52 Cooper Lane and known on the Tax Assess- ment Map of the Town of Mamaroneck as Block 217 Parcel 482 On the grounds of practical difficulty and/or unnec- essary hardship. Mr. Ohlenforst, the applicant said that at present he has two small rooms and wants to extend the porch. Mr. Ohlenforst stated he wants to keep the line of the house as it would look better than if he had to recess. Mr. Moore questioned as to whether it would encroach on the driveway and it was pointed out that the proposed addition will only extend a '2 ft. in front. Mr. Ohlenforst said he thought the addition would improve the neighborhgod and after further discussion the Board decided to vote on the application. The result was as follows : Commissioner Boraczek - Aye Commissioner Moore - Aye Commissioner Carr - Aye Commissioner Mosher - Aye The application was therefore approved and the follow- ing Resolution adopted: WHEREAS, Mr. Heinz Ohlenforst has submitted an application to the Building Inspector to allow the construction of a two story addition at the northeast side of the dwelling having a front yard setback of 29.4 ft. more or less together with plans ; and WHEREAS, the Building Inspector has refused to issue such permit on the grounds that the plans submitted failed to comply with the Zoning Ordi- nance of the Town of Mamaroneck with particular reference to Article VI Section 89-35 Subsection B (1 ) "Construction Requirements for an R-6 One Family Residence District" which requires a mini- mum front yard setback of 30 ft. on the premises located at 52 Cooper Lane and known on the Tax Assessment Map of the Town of Mamaroneck as Block 217 Parcel 482; and WHEREAS, Mr. Heinz Ohlenforst has submitted an application for a variance on the ground of prac- tical difficulty and/or unnecessary hardship for the following reasons : 1 . Applicant finds that the size of his home is not large enough to accommo- date any additional growth in his family and since he is planning to have a larger family more room is necessary. 2. The applicant loves the neighbor- hood and feels it is a good environ- ment. 3. For the reasons above the appli - cant does not want to move and is requesting the zoning variance. WHEREAS, this Board has examined the plans , reviewed the application and has heard all per- sons interested in this application after pub- lication of a notice thereof, NOW, THEREFORE, BE IT RESOLVED, that this Board granted the applica- tion on the following grounds : (a) That there are special circum- stances and conditions applying to the land for which the variance is sought, which circumstances and/or conditions have not resulted from any acts of the applicant subsequent to the date of the Zoning Regulations appealed from. (b) That the said circumstances and/ or conditions are as follows : 1 . That the proposed ad- dition will not project into the front yard any further than the existing dwelling. 2. The proposed addition will provide extra room for the applicant' s family. 3. That said circumstances or conditions are such that the particular application of the Ordinance with res- pect to Article VI Section 89-35 Subsection B (2) "Con- struction Requirements for an R-6 One Family Residence District" would deprive the applicant of the reason- able use of the land and/or building and that the vari- ance as granted by this Board is a minimal adjust- ment that will accomplish this purpose. 4. That the granting of the variance is in harmony with the general purposes and intent of this Ordinance and will not be injurious �� yk� to the neighborhood or other- wise detrimental to the public welfare ; and it is 'FURTHER RESOLVED, that a variance is hereby granted and that Article VI Section 89-35 Sub- section B (1 ) "Construction Requirements for an R-6 One Family Residence District" be varied and modified so as to allow the construction of an addition at the northeast side of the dwelling having a front yard setback of 29. 4 ft. in strict conformance with plans filed with this application provided that the appli- cant complies in all other respects with the Zoning Ordinance and Building Code of the Town of Mamaroneck. FURTHER RESOLVED, that in accordance with the Rules and Regulations of the Zoning Ordinance where a variance is granted the applicant shall obtain a building permit within three months of the filing of the Resolution with the Town Clerk. The building permit shall be void if construction is not started within six months and completed within two years of the date of said permit. FURTHER RESOLVED, that this decision be filed with the Town Clerk as provided in Section 267 of the Town Law. The Chairman asked the Secretary to read the next appli- cation. APPLICATION NO. 4 - CASE 607 Application of Mrs. Beatrice Howe for modification of Article VI Section 89-36 Subsection B (2) (b) and B (3) "Construction Requirements for an R2F District" which requires a total of both side yards of 18 ft. and a mini- mum rear yard of 25 ft. to allow the construction of an addition at the rear of the dwelling for a bedroom and deck having a total of both side yards of 16.4 ft. and a rear yard of 17 ft. on the premises located at 11A Garit Lane and known on the Tax Assessment Map of the Town of Mamaroneck as Block 402 Parcel 160 on the grounds of practical difficulty and/or unnecessary hard- ship. Mrs. Howe spoke for her mother-in-law and said that their main reason for wanting the bedroom and bath on the main level is because she and her husband and baby plan to move there. Mrs. Howe said they did not want the ap- plicant to have to climb stairs since she had fallen last year coming down the stairs and broke her hip. Mrs. Howe pointed out that there was already a half bath- room and room which they want to enlarge to make a bed- room and full bath for the applicant. Mr. Boraczek questioned as to whether the addition could be cut back 42 ft. but it was pointed out that it would make one less window and the plan does not show any win- dows in the rear since they are concerned about the noise from the reailroad. Mr. Paonessa said that the property slopes up in the rear and there is very little usable yard space between the proposed addition and the bottom of the slope . Mr. D' Ambrosio of 11 Garit Lane who is the adjoining neighbor said he was concerned about how it would affect his view. The Chairman explained the plan and asked if Mr. D'Ambrosio was satisfied. Mr. D'Ambrosio said he approved the application. After further discussion the Board decided to vote on the application and the result was as follows : Commissioner Boraczek - Aye Commissioner Moore - Aye Commissioner Carr - Aye Commissioner Mosher - Aye The application was therefore approved and the follow- ing Resolution was adopted: WHEREAS, Mrs. Beatrice Howe has submitted an application to the Building Inspector to allow the construction of an addition at the rear of the dwelling having a total of both side yards of 16.4 ft. and a rear yard of 17 ft. together with plans ; and WHEREAS, the Building Inspector has refused to issue such permit on the grounds that the plans submitted failed to comply with the Zcn- ing Ordinance of the Town of Mamaroneck with particular reference to Article VI Section 89-36 Subsection B (2) (b) and B (3) "Construction Requi rements for an R-2F District" which requires a total of both side yards of 18 ft. and a mini- mum rear yard of 25 ft. on the premises located at 11A Garit Lane and known on the Tax Assess- ment Map of the Town of Mamaroneck as Block 402 Parcel 160; and WHEREAS , Mrs. Beatrice Howe has submitted an application for a variance on the ground of practical difficulty and/or unnecessary hard- ship for the following reasons : 1 . The applicant has been living alone in the house and is elderly. Last year she fell coming down the stairs from her bedroom in the night and broke her hip. 2. The bedroom is needed on the main floor so she won ' t have to climb stairs anymore and the existing half bath is to be made into a full bath. 3. The applicant' s son and his wife and baby will be moving in with her as she can no longer maintain the care of the house on her own. 4. Since there is no real yard to speak of, on the properly, the deck will be utilized for family recrea- tion and enjoyment of the outdoors. WHEREAS , this Board has examined the plans, reviewed the application and has heard all persons interested in this application after publication of a notice thereof, NOW, THEREFORE, BE IT RESOLVED, that this Board granted the appli- cation on the following grounds : (a) That there are special circum- stances and conditions applying to the land for which a variance is sought, which circumstances and/or conditions have not resulted from any acts of the applicant subsequent to the date of the Zoning Regulations appealed from. (b) That the said circumstances and/ or conditions are as follows : 1 . The proposed addition will provide a bedroom and bath so the applicant will not have to climb stairs . 2. The proposed deck will provide an outdoor area which will be more usable since because of the topo- graphy of the lot there is no real backyard. 3. That said circumstances or conditions are such that the particular application of the Ordinance with res- pect to Article VI Section 89-36 Subsection B (2) (b) and B •(3) "Construction Requirements for an R2F District" would deprive the applicant of the reason- able use of the land and/or building and that the vari- ance as granted by this Board is a minimal adjust- ment that will accomplish this purpose. 4. That the granting of the variance is in harmony with the general purposes and intent of the Ordinance and will not be injurious to the neighborhood or other- wise detrimental to the public welfare; and it is FURTHER RESOLVED, that a variance is hereby granted and that Article VI Section 89-36 Sub- section B (2) (b) and B (3) "Construction Require- ments for an R-2F District" be varied and modified so as to allow the construction of an addition at the rear of the dwelling for a bedroom and deck having a total of both side yards of 16.4 ft. and a rear yard of 17 ft. in strict conformance with plans filed with this application provided that the applicant complies in all other res- pects with the Zoning Ordinance and Building Code of the Town of Mamaroneck. FURTHER RESOLVED, that in accordance with the Rules and Regulations of the Zoning Ordinance where a variance is granted the applicant shall obtain a building permit within three months of the filing of this Resolution with the Town Clerk. The building permit shall be void if construction is not started within six months and completed within two years of the date of said permit. FURTHER RESOLVED, that this decision be filed with the Town Clerk as provided in Section 267 of the Town Law. The Chairman asked the Secretary to read the next appli- cation. APPLICATION NO. 5 - CASE 608 Application of Mr. and Mrs. S. Hoffman for modification of Article VI Section 89-34 Subsection B (3) "Construc- tion Requirements for an R-7. 5 One Family Residence Dis- trict" which requires a minimum rear yard of 25 ft. to allow the construction of a screen porch at the rear of the dwelling having a rear yard of 16 ft. on the pre- mises located at 65 Edgewood Avenue and known on the Tax Assessment Map of the Town of Mamaroneck as Block 126 Parcel 108 on the grounds of practical difficulty and/or unnecessary hardship. Mr. Hoffman said they would like to enclose an area that already exists at the rear of the house. The applicant said that by putting on a roof it will not change the profile of the house or the dimensions. Mr. Hoffman said they want to keep away from the bugs and mosquitoes and there is already a patio there about 3 ft. above the ground which was built at the same time as the origi- nal house. Mr. Paonessa said the original house was built with a terrace and at that time there were no requirements for decks , patios or terraces. Mr. Paonessa, also, pointed out that since the house was built the zoning had been upgraded. Mr. Moore questioned about the height of the ceiling on the porch and said that it was much higher than what they really needed. After further discussion a vote was taken on the appli- cation and the result was as follows: Commissioner Boraczek - Aye Commissioner Moore - Aye Commissioner Carr - Aye Commissioner Mosher - Aye The application was therefore approved and the following Resolution adopted: WHEREAS, Mr. and Mrs. S. Hoffman have submitted an application to the Building Inspector to allow the construction of a screen porch at the rear of the dwelling having a rear yard of 16 ft. together with plans ; and WHEREAS , the Building Inspector has refused to issue such permit on the grounds that the plans submitted failed to comply with the Zon- ing Ordinance of the Town of Mamaroneck with particular reference to Article VI Section 89-34 Subsection B (3) "Construction Requirements for an R-7. 5 One Family Residence District" which requires a minimum rear yard of 25 ft. on the premises located at 65 Edgewood Avenue and known on the Tax Assessment Map of the Town of Mamaroneck as Block 126 Parcel 108; and WHEREAS, Mr. and Mrs. S. Hoffman have submitted an application for a variance on the ground of practical difficulty and/or unnecessary hard- ship for the following reasons : 1 . Construction of a screened porch would afford the applicant's family a bug-free out-of-doors environment during warm weather periods . 2 . The property is such that there is no other place except the rear where the porch could be built. 3. The rear of the house is only 28 ft. from the property line. 4. There already exists a concrete terrace which extends 12 ft. from the rear of the house. 5. There is an existing terrace that the applicant wishes to screen in . WHEREAS, this Board has examined the plans, reviewed the application and has heard all persons interested in this application after publication of a notice thereof, NOW, THEREFORE, BE IT RESOLVED, that this Board granted the appli- cation on the following grounds : (a) That there are special circum- stances and conditions applying to the land for which a variance is sought, which circumstances and/or conditions have not resulted from any acts of the applicant subsequent to the date of the Zoning Regulations appealed from. (b) That the said circumstances and/ or conditions are as follows : 1 . The proposed screened porch will enclose an exist- ing terrace and provide a bug-free out-of-doors area for the applicant' s enjoy- ment during warm weather periods. 2. That said circumstances or conditions are such that the particular application of the Ordinance with res- pect to Article VI Section 89-34 Subsection B (3) "Con- struction Requirements for an R-7.5 One Family Residence District" would deprive the applicant of the reasonable use of the land and/or build- ing and that the variance as granted by this Board is a minimal adjustment that will accomplish this purpose. 3. That the granting of the variance is in harmony with the general purposes and intent of the Ordinance and will not be injurious to the neighborhood or other- wise detrimental to the pub- lic welfare ; and it is FURTHER RESOLVED, that a variance is hereby granted and that Article VI Section 89-34 Sub- section B (3) "Construction Requirements for an R-7.5 One Family Residence District" be varied and modified so as to allow the construction of a screen porch having a rear yard of 16 ft. in strict conformance with plans filed with this application provided that the applicant complies in all other respects with the Zoning Ordinance and Building Code of the Town of Mama- roneck . FURTHER RESOLVED, that in accordance with the Rules and Regulations of the Zoning Ordinance where a variance is granted the applicant shall obtain a building permit within three months of the filing of this Resolution with the Town Clerk. The building permit shall be void if construction is not started within six months and completed within two years of the date of said permit. FURTHER RESOLVED, that this decision be filed with the Town Clerk as provided in Section 267 of the Town Law. The Chairman asked the Secretary to read the last appli- cation. APPLICATION NO. 6 - CASE 609 Application of Mr. and Mrs. Paul Danola for modification of Article VI Section 89-34 Subsection B (2) (a) & (b) "Construction Requirements for an R-7.5 One Family Resi- dence District" which requires a minimum side yard of 10 ft. and a total of both side yards of 20 ft. to allow the construction of a 2nd story addition which will main- tain an existing nonconforming side yard of 4.3 ft. and a total of both side yards of 13.5 ft. on the premises located at 26 Mountain Avenue and known on the Tax Assess- ment Map of the Town of Mamaroneck as Block 116 Parcel 324 on the grounds of practical difficulty and/or unnec- essary hardship. Mr. Danola, the applicant said that they presently have a very small two bedroom house and the rooms are extremely small . The applicant said they would like to raise a family and have three nice size bedrooms and two baths. Mr. Danola further said that they want -bp keep the appear- ance of the house (Victorian) and the addition is conform- to the existing structure. The applicant, also, said that they owned the house for three years and the house was originally a summer residence. Mr. Moore asked if the applicant planned to do any exca- vating in the cellar and Mr. Danola said no. It was pointed out that because of the topography of the lot and the amount of rock in front they could not build there. After further discussion a vote was taken and the result was as follows : Commissioner Boraczek - Aye Commissioner Moore - Aye Commissioner Carr - Aye Commissioner Mosher - Aye The application was therefore approved and the following Resolution was adopted: WHEREAS , Mr. and Mrs . Danola have submitted an application to the Building Inspector to allow the construction of a 2nd story addition which will maintain an existing nonconforming side yard of 4.3 ft. and a total of both side yards of 13.5 ft. together with plans ; and WHEREAS, the Building Inspector has refused to issue such permit on the grounds that the plans submitted failed to comply with the Zon- ing Ordinance of the Town of Mamaroneck with particular reference to Article VI Section 89-34 Subsection B (2) (a) & (b) "Construction Require- ments for an R-7.5 One Family Residence District" which requires a minimum side yard of 10 ft. and a total of both side yards of 20 ft. on the premises located at 26 Mountain Avenue and known on the Tax Assessment Map of the Town of Mamaroneck as Block 116 Parcel 324; and WHEREAS, Mr. and Mrs. Paul Danola have submitted an application for a variance on the ground of practical difficulty and/or unnecessary hard- ship for the following reasons : 1 . If the applicant complied with the Ordinance they would only be able to provide narrow 5-6 ft. wide rooms on the second floor (east). 2. Any building at the rear of the structure would be costly and diffi- cult because of the rocks and boulders that would have to be removed with little access to the elevated rear of the property. 3. The proposed structure will ad- here mostly to the first floor dimen- sions. WHEREAS, this Board has examined the plans , reviewed the application and has heard all persons interested in this application after publication of a notice thereof, NOW, THEREFORE , BE IT RESOLVED, that this Board granted the appli- cation on the following grounds : (a) That there are special circum- stances and conditions applying to the land for which a variance is sought, which circumstances and/or conditions have not resulted from any acts of the applicant subsequent to the date of the Zoning Regulations appealed from. (b) That the said circumstances and/ or conditions are as follows : 1 . That the topography of the lot which is rock ledge and slopes up to the rear would not provide suitable room for the addition. 2. The addition will pro- vide the applicant with extra room in order to make the house more in conformance with other homes in the neigh- borhood. 3. The proposed second story addition will not be any closer in the side yards than is now existing. 4. That said circumstances and/or conditions are such that the particular appli- cation of the Ordinance with respect to Article VI Sec- tion 89-34 Subsection B (2) (a) & (b) "Construction Require- ments for an R-7. 5 One Family Residence District" would deprive the applicant of -ZL{ 0\' the reasonable use of the land and/or building and Q that the variance as granted by this Board is a minimal adjustment that will accom- plish this purpose. 5. That the granting of the variance is in harmony with the general purposes and intent of the Ordinance and will not be injurious to the neighborhood or other- wise detrimental to the pub- lic welfare; and it is FURTHER RESOLVED, that a variance is hereby granted and that Article VI Section 89-34 Sub- ; section B (2) (a) & (b) "Construction Require- ments for an R-7.5 One Family Residence Dis- trict" be varied and modified so as to allow the construction of a 2nd story addition main- taining an existing nonconforming side yard of 4.3 ft. and a total of both side yards of 13. 5 ft. on the premises located at 26 Moun- tain Avenue and known on the Tax Assessment Map of the Town of Mamaroneck as Block 116 Parcel 324 in strict conformance with plans filed with this application provided that the applicant complies in all other respects with the Zoning Ordinance and Building Code of the Town of Mamaroneck. FURTHER RESOLVED, that in accordance with the Rules and Regulations of the Zoning Ordinance where a variance is granted the applicant shall obtain a building permit within three months of the filing of this Resolution with the Town Clerk. The building permit shall be void if construction is not started within six months and completed within two years of the date of said permit. FURTHER RESOLVED, that this decision be filed with the Town Clerk as provided in Section 267 of the Town Law. The Board decided that since the date for the next regular meeting would be Thanksgiving Eve they would schedule the next meeting for the first Wednesday in December. ADJOURNMENT There being no further business to come before this meet- ing it was adjourned at 9:45 P.M. Rita A. Johns , Secretary .R`r-d