North Salem Board of Appeals Hearing - July 9, 2026

The Town of North Salem Board of Appeals met on July 9, 2026, at 7:00 PM, with three members present. The board heard and unanimously approved seven applications: one area variance for a sunroom conversion, two area variances for reconstruction after fire and demolition, one area variance for a shed, and three special permit renewals for equestrian use. One application (BA26-14) was withdrawn by the applicant prior to the meeting. Public comments were limited to one neighbor expressing support for the shed application. All votes were 3-0 in favor.

Consent Calendar

• Minutes Approval: The board unanimously approved the minutes from the June 11, 2026, meeting.
• Next Meeting Date: Set for August 13, 2026.

Public Comments & Testimony

• Jim O'Brien (neighbor): Expressed full support for the shed variance application (BA26-22) filed by Vincent Bellettieri and Rosetta Modugno, stating the applicants have been considerate neighbors and the shed will be fine.

Discussion Items

• BA26-17 – Jolley: Frank Jolley and Alice Jackson Jolley (5 Maple Avenue) requested an area variance to convert a sunroom into habitable space. The building coverage variance was 0.43% (10% permitted, 12.37% existing, 12.8% proposed) and FAR variance of 0.005 (0.2 permitted, 0.229 existing, 0.234 proposed). The building inspector confirmed the site inspection. The board found the variances non-substantial, with no impact on the neighborhood, and no feasible alternative other than using existing space. The applicant stated no plumbing or exterior lighting would be added.
• BA26-20 – Kramer: Michael and Bonnie Kramer (7 Old Schoolhouse Road) sought variances to reconstruct a single-family residence after a fire. Required variances included lot area (13,030 sq. ft. decrease), lot width (30 ft. decrease), front yard (21.5 ft. variance), and combined side yard (2.5 ft./8.5 ft. variances). The architect explained that old foundation conditions necessitated new foundations. The board noted the home would be rebuilt exactly as previously approved. No public comments. The board acknowledged the variances are substantial but necessary to rebuild on a non-conforming lot.
• BA26-21 – Morin: Maureen Morin (31 Lakeside Drive) requested variances for reconstruction after demolition, with changes from a prior approval (BA25-09). Variances included left side yard (8 ft. variance, 1 ft. proposed to retaining wall), right side yard (5 ft. variance, 5 ft. proposed to retaining wall), and development coverage (5.2% variance, 59.5% proposed). The architect noted the house size was reduced from 2,800 to about 1,800 sq. ft. The co-op approved the design. The board found the variances fit the neighborhood and no better location existed on the lot.
• BA26-22 – Bellettieri/Modugno: Vincent Bellettieri and Rosetta Modugno (56 Lake Street) sought a variance for a 10x14 ft. shed placed 4 ft. from the side yard (required 15 ft., variance of 11 ft.). The applicant said the shed would otherwise sit in the middle of the yard where they play volleyball. The neighbor (Jim O'Brien) spoke in support. The shed will not be electrified. The board found the variance not substantial and no feasible alternative location.
• BA26-23 – Moltrasio Capital (1 Lost Pond Lane): Renewal of special permit BA25-12 for up to eight horses for personal use, with a proposed 500 sq. ft. lounge addition to the existing barn. The property manager stated horses are currently five, manure removed weekly. The building inspector confirmed compliance. The board noted continuous operation since 1990, no objections, and compliance with dark sky and fly control. Health department approval for a powder room/laundry room rearrangement is pending but will be required before building permit.
• BA26-24 – Moltrasio Capital (8 Lost Pond Lane): Renewal of special permit BA25-30 for up to five horses for personal use with a one-bedroom accessory dwelling unit (EDU). The property manager explained the existing workshop/gym would be converted to a lounge for a groom staying every six weeks. The building inspector stipulated the bedroom count must remain one. The board required a condition that no additional bedrooms be added without health department approval and a permit amendment.
• BA26-25 – McQuade: Jacqueline and Kathleen McQuade (589 Grant Road) requested renewal of special permit BA12-21 for up to ten horses for personal use. The applicant stated no changes to the site, and the building inspector confirmed all inspections were up to date. The board noted continuous operation since 2001, no objections, and compliance with dark sky and manure removal.

Key Outcomes

• BA26-17 – Jolley: Unanimously approved (3-0) as a Type II action under SEQR. The area variance was granted as proposed.
• BA26-20 – Kramer: Unanimously approved (3-0) as a Type II action. The requested area variances were granted.
• BA26-21 – Morin: Unanimously approved (3-0) as a Type II action. The area variances were granted as proposed.
• BA26-22 – Bellettieri/Modugno: Unanimously approved (3-0) as a Type II action. The area variance was granted.
• BA26-23 – Moltrasio Capital (1 Lost Pond Lane): Unanimously approved (3-0) the renewal and amendment of special permit BA25-12. The renewal and the addition were determined Type II actions. Conditions include compliance with dark sky law, manure removal, fly control, and submission of health department approval for the powder room/laundry room prior to building permit issuance.
• BA26-24 – Moltrasio Capital (8 Lost Pond Lane): Unanimously approved (3-0) the renewal and amendment of special permit BA25-30. Conditions include no increase in bedroom count without health department approval and a subsequent permit amendment, and compliance with dark sky law, manure removal, and fly control.
• BA26-25 – McQuade: Unanimously approved (3-0) the renewal of special permit BA12-21. The renewal was determined a Type II action. Conditions include incorporation of prior permit conditions and compliance with dark sky law, manure removal, and fly control.
• BA26-14 – Titicus Farm, LLC: Withdrawn by the applicant. No action taken.