Ready?

Okay.

All right.

So we'll call this meeting of the town of North Salem Zoning Boards.

Zoning Board of Appeals to order green cards have been turned in.

And we'll set the next meeting date for September 11th, 2025.

And can we have a motion on the minutes from the July 10th meeting?

Aye.

Oh second, sorry.

Rick?

Second.

And an I.

And then I.

Aye.

And chair votes aye.

Okay.

So the first uh item we have.

Well, so BA 2503 and BA 2517 hearings held over.

We'll be heard in September.

And so we start with BA25-20.

Uh Derek Taken and Carrie Glass 79 Lake Street, an area variance for construction of a two and a half story addition above the existing foundation and over a new side yard foundation in an R1 half zoning district consisting of approximately 0.231 acres per Article 5, Section 250-15 of the zoning ordinance.

The following variances are requested.

Building coverage variance of 4.5%, 10% is permitted, 12.28% is existing, and 14.55% is proposed.

Development coverage variance of 10.73%, 25% is permitted, 20% 29% is existing and 35.73% is proposed.

And a floor area ratio variance of 0.23.2 is permitted, point three two is existing, and point four three is proposed.

All right, good evening, ladies and gentlemen.

So here we have an existing one and a half story uh cottage, lakefront cottage on Peach Lake.

Uh and the purpose of the project is to uh renovate it, uh which has been uh somewhat original since the original construction.

So it's in desperate need of some uh updates.

There's currently one and a half stories, the half story is uh not very usable, it's very low ceilings.

Uh the first story also has low ceilings.

So we're looking at raising the roof.

Um, and while we're at it, we wanted to raise up the first floor uh ceilings as well.

So instead of just scabbing on and adding an additional foot on the first floor, we thought it would be a better um route to remove the first floor walls and install new two by six walls, which gives us a better uh insulation, a better R value, as well as the ceiling height that's uh in more modern homes.

We're also proposing to add about a hundred and twenty-three square feet of additional footprint, um as well as construct a full two and a half stories uh on the existing footprint as well.

So in doing so, it triggers a few uh variance requests uh that are mostly driven by the small uh lot area that currently exists in this district.

The minimum required lot area is 0.5 acres, and we have just under a quarter of an acre.

Uh so as you can see with the variance requests, all three of the existing parameters are already exceeding uh the requirement for the existing, so any sort of increase in coverage or floor area ratio would trigger a variance for this project.

Um we thought it was important to note that we are conforming with all of the setbacks uh in regards to the front side and rear.

So we made an effort not to ask for anything in in those regards.

Um so that that's basically where we're at.

The proposed house is a four-bedroom, uh four bath, as well as an office den in the front uh and a large kitchen uh family room uh dining area that's gonna be uh well suited for big family gatherings, which is you know the purpose of this house is to have a place where large family can get together and congregate on the lake.

So we we prepared some 3D renderings, which uh we think are pretty sharp.

So the house would look something like this.

So the house would look something like this, sort of a traditional exterior, uh, but the interior is a little more modern and open concept, a little more appropriate for today's living standards.

Very nice.

And you're able to do that without any any uh side yard variances,

yeah.

We're not um extending the side yards towards the side property lines.

We're staying within the confines.

Right.

That's great.

And are you able to use the original foundation, the existing foundation?

Correct, that's the

intent.

Right, yeah.

So um the elevations don't yet have any exterior lighting on them, so the the uh uh resolution will have our policy of dark sky, which is no uh bare ball, you know, no lights visible from their source.

Yep.

Nice.

Um I'll open it up to board members for questions.