Mamaroneck ZBA renews downtown bakery’s special permit for five years after late filing

The Village of Mamaroneck Zoning Board of Appeals on Feb. 6 voted to renew the special permit for the downtown bakery operated by Carolina Figueredo, granting a five‑year permit after the owner missed the renewal deadline.

Figueredo, who identified herself as the owner of Polaria, told the board she opened the shop in mid‑2020 and "I honestly forgot" to file the renewal on time, citing pandemic disruption and persistent staff shortages that forced her to work seven days a week. The board closed the public hearing and later approved a resolution to grant an extension of time to file and to renew the special permit for five years with the standard four‑month notice before expiration.

Why it matters: the vote highlights two issues the board flagged during the meeting—(1) gaps in enforcement and outreach during and after the pandemic that left several permits unrenewed, and (2) whether application forms should record complaint histories so the board can make clearer findings. Members said they want the planning and building departments to tighten notices and follow‑up so property owners do not inadvertently lapse into noncompliance.

During questioning, board members pointed to a list of prior complaints associated with the property—primarily sidewalk café and garbage calls—and asked whether complaints equate to violations. Scott Ransom, introduced to the board as the new Village building inspector, said a complaint is not automatically a violation: code enforcement investigates complaints, issues a violation only if an inspection finds a defect, and may escalate to court if an owner fails to correct the problem. Ransom told the board this was his first week on the job and that staffing and enforcement activity would be ramped up over the coming months.

The board debated whether late renewals should carry a penalty or a shorter probationary period. One member said a fee differential for untimely renewals could create an incentive to apply; others argued that many missed renewals resulted from pandemic‑era staffing breakdowns and that punitive measures could hurt small, marginal businesses. After discussion the board settled on a five‑year renewal for this applicant as a compromise between leniency and oversight.

Procedural details: a board member moved to approve the resolution and the chair seconded. The roll call vote recorded support from Richard, Greta, Dave and the chair; the resolution passed as modified. The applicant may follow up with staff for the final paperwork.

The board noted it will include complaint history in future application revisions and asked staff to return with proposed language and a plan for improved renewal notices and enforcement.