North Salem Board of Appeals Hearing - February 12, 2026

The Town of North Salem Board of Appeals met on February 12, 2026, at 7:00 PM in person and via Zoom. The board set the next meeting for March 12, 2026; it heard four area variance applications and held one application to the March meeting. The transcript opens mid-meeting. No meeting minutes were available, and the agenda listed acceptance of the October 9, 2025, November 13, 2025, and December 11, 2025 minutes.

Consent Calendar

• According to the agenda, minutes from October 9, 2025, November 13, 2025, and December 11, 2025 were listed for acceptance; the transcript does not capture that item.

Public Comments & Testimony

• No members of the public offered comments during the public hearings; each hearing was closed after the board confirmed no public comments.
• For BA26-04, applicant representative Kellyn Cantrell reported that neighbor Mr. Schwartz had raised objections but, after discussing the proposal, was satisfied that the retaining wall would be at grade on his side. Mr. Schwartz's letter was placed in the record.

Discussion Items

BA26-01 - Cynthia Vance-Abrams, 235 Mills Road (listed on the agenda as a held-over hearing)

• Request: Area variance for a gate with 6 ft.-3 in. stone pillars within the required front yard, a pillar-height variance of 2 ft.-3 in. where 4 ft. is allowed and 6 ft.-3 in. is proposed.
• The applicant's representative said the gate is set back 72 ft. from the road, fits the property and neighborhood aesthetics, and would not hinder the public. The board confirmed no pillar lights are proposed; solar lights will be placed up the driveway. A board member noted uneven deer-fence posts; the representative said that section was not constructed by them and had been brought to the owner's attention. The speaker box is about 54-55 ft. from the road, so vehicles can pull off the road to use it.
• Board action: Approved unanimously.

BA26-02 - Peter Vincent, 11 Locust Road

• Request: Area variance to expand the first floor off the southeast corner of the house on approximately 0.16 acres in an R-1 district. Variances sought: front yard setback of 8 ft. where 30 ft. is required (28 ft. existing; 22 ft. proposed); building coverage of 13.4% where 10% is permitted (21.4% existing; 23.4% proposed); and development coverage of 3.3% where 25% is permitted (26% existing; 28.3% proposed).
• Representative Richard Vale described a small porch addition and a mud-room extension pulled forward about 8-9 ft., with a new central foyer. The board reviewed a letter from the Vale's Grove cooperative and observed that the work does not go closer to neighbors, does not reduce off-street parking, and blends architecturally. The applicant agreed to full-cutoff outdoor lighting.
• Board action: Approved unanimously.

BA26-03 - William Dall, 25 Bonnieview Street

• Note: The agenda lists the applicant as William Dall; the transcript refers to William Dahl.
• Request: Area variance to construct new decks within required side yards on approximately 0.26 acres in an R-1/2 district. Variances sought: combined side yard of 11 ft./30 ft. where 15 ft./40 ft. is required (4 ft./16.5 ft. existing; 4 ft./10 ft. proposed); building coverage of 7.7% where 10% is permitted (12.3% existing; 17.7% proposed); and development coverage of 4.3% where 25% is permitted (24.3% existing; 29.3% proposed).
• Representative Richard Vale said the house has existing decks on the west and south sides but no lake-facing deck; the proposal connects decks around the house, replaces railings with cable rail, and follows dark-sky lighting. The new lake-facing deck is about 10 ft. deep with connector/catwalk sections.
• Board action: Approved unanimously.

BA26-04 - Jerry Simon, 31 Whittier Hills Drive

• Request: Area variance to decrease the rear yard setback on approximately 3.5 acres in an R-1 district to construct a wall on the rear yard side of a proposed Gunite in-ground pool. Variance sought: 33 ft. where 50 ft. is required; 89.7 ft. existing; 17 ft. proposed.
• Representative Kellyn Cantrell said the home, completed in 2003, sits far to the rear; the front yard contains septic and tank, and a well and steep slopes restrict placement. The retaining wall will be at grade on the rear neighbor's side and about 4.5 ft. high on the applicant's side at its peak. The proposal includes a code-compliant pool barrier/fence, a small patio, three drywells for excess impervious surface, and a trench drain. No lighting is proposed except the pool light. The closest neighboring house is about 175 ft. away; the rear neighbor (Mr. Schwartz) is roughly 2,000 ft. away on a hillside. No trees will be removed.
• Board action: Approved unanimously.

BA26-05 - Barbara Gatfield, 685 Titicus Road

• Request: Area variance to install a gate in the required front yard in an R-4 district, a gate and pillar height variance of 2 ft. where 4 ft. is allowed and 6 ft. is proposed.
• Held over: Board staff reported the public hearing notice was not published in the newspaper due to a publication error. The applicant was notified and agreed to wait for the March meeting; the notice will be republished. No decision was made.

Key Outcomes

• The board unanimously approved BA26-01, BA26-02, BA26-03, and BA26-04.
• BA26-05 was held over to March 12, 2026 because the public hearing notice was not published.
• The board set its next meeting for March 12, 2026 and adjourned.