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Neighbors and appellants press ZBA to reopen Grecian Point house variance over FAR, height and setback disputes
Summary
Appellants at a continued Nov. 6 ZBA hearing argued that a previously approved floor‑area variance and permit for a large Grecian Point Road house understated building area and mismeasured grade and setbacks; the board set deadlines for document exchange and continued the matter to Dec. 4.
At a Nov. 6 continuation of an appeal over the Grecian Point Road project, appellants told the Mamaroneck Zoning Board of Appeals they believe the property owner materially understated gross floor area and altered plans and grades since the April 2024 variance was issued.
Appellants' counsel Robert Gordioso and appellant representative raised several concrete claims: interior stairwells and two roofed porches or "grottoes" should have been included in gross floor area; a large storage room the owner treated as non‑counting should be counted; and multiple attic and ceiling height changes (and how those are measured) alter the FAR calculation. They argued those omissions would have increased the square footage significantly and could have changed the board's April decision.
Applicant representatives and the village building official disagreed on interpretations. The building inspector said porches without exterior walls are typically excluded from floor‑area calculations and reiterated the local application of the 7‑foot height cutoff (areas under 7 ft are excluded in attic calculations). Applicant architects acknowledged a few corrected items (added stairs; one vaulted ceiling lowered) and said they would revise plans where required to comply with the board's determination.
Appellants also alleged the project was raised and regraded (planters, retaining walls, imported or relocated fill) to change finished‑grade calculations and potentially gain an additional story. Applicant said the house elevation was increased at Harbor Coastal's request to address flood‑risk review and that compensatory storage and on‑site grading addressed flood requirements. The parties disagreed about whether those post‑approval changes require reopening the April variance.
The board ordered record exchanges and set deadlines: the building official will release limited email correspondence to the parties; appellants and owners were given short windows to submit rebuttal materials. The board continued the hearing to Dec. 4 and authorized additional document requests and a site visit.
