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Mamaroneck Zoning Board adopts 4-month renewal window for expired special permits
Summary
The Village of Mamaroneck Zoning Board of Appeals voted Jan. 2 to require planning staff to notify holders of expired special permits and give them four months from the date of that notice to file renewal requests and a time-extension; after that window, applicants must apply for a new permit.
The Village of Mamaroneck Zoning Board of Appeals adopted a policy on Jan. 2 requiring planning staff to notify owners of expired special permits and give them four months from the date of the notice to file a renewal application and a request to extend the time to file. After that four-month window, the board will treat any filing as a new special-permit application.
The policy responds to a long-running backlog of expired permits and inconsistent enforcement, the board said. "Renewal application must be filed within 4 months of the date of the letter," Chair Robin Kramer said as she restated the rule the board approved. Kramer said planning and building staff historically had not enforced renewal requirements and that the board needed a clear, administrable policy.
Planning staff told the board it had compiled a database of expired permits and begun sending notices. "So right now, what does happen is a letter is sent out. It does state that they are currently expired, and they are to come in," a planning staff member said, describing the department's outreach. Staff and members discussed the drafting of a revised notice that will instruct recipients to both file the renewal and request an extension of time to file when appropriate, because prior resolutions included specific filing dates.
Members also discussed enforcement and consequences if property owners fail to respond. Board members said the building department is responsible for issuing violations and pursuing fines or other compliance actions; the board does not itself enforce daily violations. "The building department has not been enforcing any of the conditions on the special permit," Kramer said, describing the reason many businesses remain out of compliance.
On administrative costs, one participant said the cost to renew a special permit is "$1.75, I believe," and staff added a new special permit fee is typically about $6.50 depending on square footage; speakers also noted escrow and other application costs for new permits.
Richard Clifford, a board member, said late renewals should be allowed only for "good cause shown," a flexible standard that would require applicants to explain why they failed to renew. "Good cause. Just show it," Clifford said.
The board agreed to have planning staff circulate the current template notice to members for revision; staff said they will send the updated letter and give applicants four months from the date on each letter to file a renewal and the required extension paperwork. The board voted unanimously to adopt the policy; all three members present—Chair Robin Kramer, Richard Clifford and Angelique Schindler—voted in favor.
Separately, the board approved an extension of time to file for the Union Avenue matter and continued action on that application until the Feb. 6 meeting because the applicant had not submitted an updated survey or certification letter.
Board members also reminded staff to ensure calendar notices and emails reach members and asked that a representative from the building department attend an upcoming appeal so the board could review building records used in prior decisions. The board adjourned with no further business scheduled.
