The Zoning Board of Appeals shall keep minutes of the proceeding, showing the vote of each member on every question. If a member is absent or fails to vote, the minutes shall indicate such fact. The Board shall also keep a record of its examination and other official actions. Every rule, regulation, amendment or repeal thereof, and every order, requirement, decision or determination of the Board, shall immediately be filed in the office of the Town Clerk and shall be a public record.

The concurrent vote of a majority of the total Board shall be necessary to decide in favor of the applicant any matter upon which the Board is required to pass under provisions of the article.

Grant a permit wherever it is provided in this article that the approval of the Zoning Board of Appeals is required.

Grant a permit in an appropriate case, where the property of the applicant lies on both sides of a common boundary of, and in, two or more districts, the extension of an existing lawful conforming use in the less-restricted district into the more-restricted district or districts.

Grant a permit in an appropriate case subject to such conditions as it may prescribe, where the natural grade or topographic condition of a lot or plot of land renders it difficult, or an unnecessary hardship, to comply with the front, side or rear yard requirements of this chapter, a variance permitting such lesser yard or yards, as may be reasonably possible and proper in the existing conditions and circumstances.

The Zoning Board of Appeals shall have all the powers and authority which may be vested in it under and pursuant to the Town Law of the State of New York and be delegated under and pursuant to this chapter.

A variance granted hereunder by the Zoning Board of Appeals, or by the Board of Standards and Appeals, pursuant to this article, or pursuant to any other section of this chapter, or pursuant to any other controlling ordinance, rule, regulation, statute or law, shall become and be effective only upon, and as of the date of, the filing and recording of the order granting the same, together with a declaration of agreement by the owner or owners of an irrevocable restrictive covenant running with the land and containing the provisions and conditions of the order granting the variance, in the offices of the Town Clerk of the Town of Putnam Valley and the County Clerk of the County of Putnam. Such declaration or agreement shall be prepared by the Town Attorney at the request of the interested Board. The fee for filing and recording such order and agreement shall be paid by the applicant for the variance, in advance, at the time of making the application therefor. Proof of such filing and recording shall be furnished, in writing, to the Secretary or Clerk of the interested Board within five calendar days thereafter. The order granting the variance and the restrictive covenant agreement shall be endorsed for return to the Town Attorney and shall be filed by the Town Attorney with the Town Clerk of the Town of Putnam Valley, after recording thereof in the County Clerk's office together with the County Clerk's endorsements showing the liber and page of such recordings. The Clerk or Secretary for the interested Board and the Town Clerk shall make and keep a record of the dates of filing and recording of such order granting variances, and of such restrictive covenant agreements, showing the properties affected thereby and the nature and provisions thereof.

The Zoning Board of Appeals shall have the right to put a limit on the amount of time between the date a decision and order is filed with the Town Clerk and the date when the application for a permit is applied for.

In all cases wherein relief is sought from the Zoning Board of Appeals in respect to an existing building or structure which was erected, added to, or structurally altered without the obtainment of a building permit therefor pursuant to Article XVII of this chapter, such relief, if granted, shall expressly be made subject to the assessment of a civil penalty by the Town Board pursuant to § 165-101D of this chapter, or to the Town Board’s waiver of such penalty.