ALCORN, J.
Under the zoning regulations of the town of Greenwich, the principal uses permitted in an R-12 zone are restricted to one single-family dwelling per lot and designated public uses engaged in by the state or federal government. Greenwich Bldg. Zone Regs. § 6 (a) (1964). Certain other uses are permitted when authorized by the board of appeals as special exceptions, and these include "[c]lubs ... not open to the general public and not operated for commercial...
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