Town of North Salem Board of Appeals Hearing - June 12, 2025

The Town of North Salem Zoning Board of Appeals met on June 12, 2025, at 7:30 PM. The meeting was called to order, and the board approved the minutes from the May 8, 2025 meeting, set the next meeting date for July 10, 2025, and held over hearing BA25-03 (Wheelhouse Group, 577 Grant Road) to July. The board then conducted public hearings for three variance applications, all of which were approved unanimously.

Consent Calendar

• Minutes Approval: The minutes from the May 8, 2025 meeting were approved by unanimous vote (motion, second, all ayes).
• Next Meeting Date: Set for July 10, 2025.
• Hearing Held Over: BA25-03 (Wheelhouse Group) for an amendment to a special permit to allow keeping up to 12 horses and a groom’s quarters/employee dwelling unit exceeding 500 square feet, along with other site improvements, was held over to the July meeting.

Public Comments & Testimony

No members of the public offered testimony during the meeting.

Discussion Items

BA25-13 – Thomas & Marisa Daros, 19 Sun Valley Drive

• Request: A 5-foot rear yard variance (35 ft required, 48.3 ft existing, 30 ft proposed) to construct a family room addition. The addition would encroach 28 square feet into the required rear yard.
• Presentation: Architect Mike Fanelli presented. The addition is canted at 45 degrees and located at the rear of the house. The property backs onto a large empty parcel with no neighboring houses behind. The roof is being repitched to address water issues and improve aesthetics.
• Board Discussion: Board members noted the design improvement and the minimal intrusion. They discussed the town’s dark sky policy and required that any exterior lighting be shielded so no light is visible from its source. No public comments.
• Outcome: Motion to grant the variance with the dark sky condition. Vote: unanimous (Emily, Cindy, Zinga, Chair all aye).

BA25-14 – Deno Ranalli, 64 Bonnieview Street (noted as BA25-44 in transcript)

• Request: A 17.5-foot front yard variance (30 ft required, 36.46 ft existing, 12.5 ft proposed) to permit installation of a 10 ft x 14 ft storage shed.
• Presentation: Architect Christopher Harrigan stated the lot is 0.11 acres in a half-acre zone (R-1/2). The shed is placed in an area screened by shrubs and woods to minimize visibility from the road and neighbors. No electricity will be installed. The property is part of the Hotel property neighborhood association (co-op approval not required).
• Board Discussion: Board members agreed that this placement is the best option on the property, the shed will be hidden, and other sheds exist in the neighborhood. No public comments.
• Outcome: Motion to grant the variance. Vote: unanimous (Cindy, Zinga aye; others present concurred).

BA25-15 – John & Patti Murphy, 6 Vails Lake Shore Drive

• Request: Multiple variances for construction of a one-story kitchen and primary bedroom suite addition and a generator on a non-conforming lot:
  • Rear yard variance: 25 ft (35 ft required; 24.96 ft existing; 10 ft proposed)
  • Combined side yard variance: 23 ft (15 ft/40 ft required; 5 ft/15 ft existing; 7 ft/17 ft proposed)
  • Side yard variance for generator: 10 ft (15 ft required; 5 ft proposed)
  • Building coverage variance: 17.2% (10% permitted; 17% existing; 27.2% proposed)
  • Development coverage variance: 16.4% (25% permitted; 22.9% existing; 41.4% proposed)
  • FAR variance: 0.07 (0.2 permitted; 0.17 existing; 0.27 proposed)
• Presentation: Architect Richard Vale explained that the owners are converting a summer residence to a primary home. The addition will be low-profile, sinking into the hill, and surrounded by common land (no neighbors behind). The co-op (Vails Grove Cooperative) approved the application. A gravel parking area will be created.
• Board Discussion: Board members noted the addition is consistent with the neighborhood’s character and the best placement. They discussed siding material (to match existing) and that lighting conditions would be included in the resolution. No public comments.
• Outcome: Motion to grant all variances. Vote: unanimous (Emily, Cindy, Chair aye; others not recorded but presumably unanimous).

Key Outcomes

• BA25‑13: Granted with dark sky lighting condition (unanimous).
• BA25‑14: Granted as requested (unanimous).
• BA25‑15: Granted as requested (unanimous).
• The board did not hear applications BA25‑16 and BA25‑17 (Wheelhouse Group) during this meeting.