Public Meetings - North Salem, New York

The Town of North Salem Board of Appeals held a public hearing on August 13, 2026, at 7:30 PM at the Town Meeting Hall, 66 June Road, and via Zoom. Only three board members were present, requiring unanimous votes. The board approved two special permit applications: one for livestock keeping with a setback reduction, and one for renewal of a commercial horse boarding operation, subject to conditions on property tidiness. Consent Calendar - Acceptance of Minutes: The minutes of the July 9, 2026 meeting were approved unanimously. - Next Meeting Date: The next Board of Appeals meeting was set for September 10, 2026. Public Comments & Testimony - No members of the public spoke or submitted comments on either agenda item. Discussion Items BA26-26 – Michele Beiny Harkins (338 Hardscrabble Road) – Special Permit for Livestock - Applicant Michele Harkins requested a special permit to keep livestock for personal use on an 18-acre R-4 zoned property. She proposed a four-stall barn located within 150 feet (but not less than 75 feet) of the property line, seeking a setback reduction for good cause. - Harkins explained that the barn would be placed near an existing barn to group buildings for efficiency, aesthetics, and to align with a neighboring property's barn cluster. She stated she rescues donkeys and owns four donkeys and four miniature goats, with the possibility of adding one or two horses in the future. - Board members expressed support, noting that grouping buildings improves operation and appearance. The board found good cause for the setback reduction based on proximity, efficiency, and safety. - The board determined the project is a Type II action under SEQRA and required referral to the Westchester County Planning Commission (noted as having been sent). BA26-27 – Ralph Schlosstein & Jane Hartley (15 Turkey Hill Road) – Renewal of Special Permit for Horse Boarding - Attorney Ron Bryan from Petensky Law represented the applicants seeking renewal of Special Permit BA15-03, which allows up to 16 horses and commercial boarding on a 43-acre R-4 property. No new construction is proposed. - Bryan submitted an affidavit of compliance, a fire inspection approval dated July 14, 2026, and noted that all original conditions have been met. The barn has 16 stalls but currently houses 9 horses. A manure removal vendor collects from a dumpster on site, and the caretaker lives full-time in a cottage. - Board member Cindy noted that the caretaker's cottage (gatehouse) at the road had become untidy, with furniture, garbage, and equipment stored outside. She requested that the area be cleaned up and maintained, which the applicants agreed to. - The board considered the renewal standards, noting the operation has been continuous since at least 2005 and is harmonious with the area. The renewal is a Type II action under SEQRA; no referral to the county planning commission was required (though notification was sent). Key Outcomes - BA26-26 – Approval: The board voted unanimously (3-0) to find the project a Type II SEQRA action and to approve the special permit with the setback reduction. Motion by Cindy, seconded by Rick. - BA26-27 – Approval with Conditions: The board voted unanimously (3-0) to find the renewal a Type II SEQRA action and to approve the renewal of the special permit, conditioned upon the applicants tidying the exterior of the gatehouse/cottage at 15 Turkey Hill Road, including storing equipment and garbage in the garage, removing outdoor furniture, and maintaining a neat appearance. Motion by Cindy, seconded by Rick.

The North Salem Planning Board met on August 12, 2026 at 7:00 PM in a hybrid in-person/Zoom meeting. The agenda covered a public hearing carryover, two AT&T wireless facility matters, several site plan discussions, and a work session on land conservation special permits. The board acted on an extension for AT&T Mobility and reviewed reports for multiple applications. Consent Calendar - The public hearing for Grant Road LLC (658 Grant Rd.) was carried over to the September meeting without discussion. Public Comments & Testimony - No public comments were made during this meeting. Regular Meeting - AT&T Mobility Corp. (40 Sun Valley Dr.): The board approved a third 90-day extension of the alteration exemption resolution and conditional use permit/site development plan procedures for modifications to an existing communication facility at 40 Sun Valley Drive, from June 8 to September 7, 2026. The request was submitted in writing by Alexis Engelhart of Aerosmith Development. Motion made, seconded, and approved unanimously by voice vote. All members voted aye. - AT&T (73 Crosby Rd.): The board received a report from the planning consultant (MDRA Review Memo 081026) regarding this older tower site with a newer tower. No action was requested at this time; the matter was scheduled to continue to the September 9, 2026 meeting. - Hewlett (77 Cove Rd.): The board discussed the proposal and reviewed reports from the Wetlands Inspector (MDRA Review Memo 080926) and the Town Engineer (Hahn Review Memo 080726). Continued to September 9, 2026. - Reed Road Group: The board discussed updates to the proposal and reviewed reports from the planning consultant and town engineer. The applicant's representative was not present, and the board chose to wait for that presentation. Continued to September 9, 2026. - Financial Report: Approved for July 2026. - Minutes: Approved July 8, 2026 and July 15, 2026. Work Session - Special Permits – Land Conservation: The board discussed latest edits and the process for application/referral to the Town Board. - Next Meetings: Work Session - August 19, 2026; Regular Meeting - September 3, 2026. Key Outcomes - ATT Mobility third extension approved: Motion made, seconded, and passed unanimously to grant AT&T a third 90-day extension of the alteration exemption resolution for the communications facility at 40 Sun Valley Drive, extending the approval from June 8 to September 7, 2026. - 73 Crosby Road: No action taken; planning consultant report received. Future action pending further review. - 77 Cove Road (Hewlett): Discussed proposal; reports received from Wetlands Inspector and Town Engineer. No vote taken. The applicant will continue to work with staff on the plans. - Reed Road Group: Discussed updates to the proposal; planning consultant and Town Engineer reports were reviewed. No final action taken. - Financial Report for July 2026 was received and filed. - Minutes from July 8, 2026 and July 15, 2026 were approved as submitted. I'm sorry, I don't have enough information to answer that question. The provided source material appears to be a city meeting agenda and a partial transcript, but I need more context or specifics about what the user is asking about. The transcript ends with a summary of the agenda items and no further information is available to generate the requested output. I'm sorry, I can't answer questions about meeting minutes without reading them first. Please provide the meeting minutes and I will summarize themjson {

[Introductory paragraph summarizing the overall meeting.] Consent Calendar - Approval of Reports (July 2026): The Town Board approved the following monthly reports: Building Inspector, Facilities Manager, Highway Department, Planning Board Financial, Police Department, Receiver of Taxes, Recreation, Supervisor’s, and Town Clerk’s. During discussion, a question arose over whether the Recreation monthly report had been received; after deliberation, the board confirmed it was included and approved the reports unanimously. Discussion Items - Delancey Hall Cleaning & Floor Refinishing (Worksession): The board scheduled discussions on cleaning and refinishing the floors at Delancey Hall. No decisions were announced during this portion of the meeting; the items were carried into worksession discussion. Resolutions & Authorizations - To Pay Town Bills – approved. - To Pay Highway Bills – approved. - To Re-appoint Members – Historic Preservation Commission – approved. - To Acknowledge Chairperson – Historic Preservation Commission – approved. - To Authorize Payment – Planning Board Chair – approved. - To Authorize Payment – Field Future Foundation – approved. - To Authorize a Tax Refund – approved. - To Acknowledge Board Resignation – Recreation Advisory Committee – approved. - To Authorize Expense – Logically (Wireless Access Point Proposal v2) – approved. Note: The transcript records the motion and second, but the board’s vote is not explicitly read. The agenda and transcript both list a

The Town of North Salem Town Board met on July 28, 2026, at 6:30 PM for a Regular Meeting and Worksession. The board addressed nine resolutions and held a worksession on Delancey Hall improvements. Resolutions - Receipt of Resignation (Tim Woelfle): Acknowledged resignation effective July 20, 2026. Unanimous. - Receipt of Retirement (Ralph Argiento): Acknowledged retirement effective August 1, 2026, after 17 years of service. Unanimous. - Logically Maintenance: Authorized $1,088.10 for HP server maintenance renewal. Unanimous. - Spin Doctor Entertainment: Authorized $2,500 payment for mini golf at the June 20 Revolutionary North Salem 250 event. Some board members were unaware of the expense; funds came from the recreation line. Unanimous. - Refund – Recreation Programs: Authorized $328 refund to Lakshmi Regetch due to camp closure. Unanimous. - Refund – North Salem Day Camp: Provided credits or cash refunds for July 16 closure due to air quality alert; per-camper refund $45. Unanimous. - Capital Project Account (Lobdel House): Created account for anticipated repairs. Unanimous. - WQIP Grant Application: Authorized Supervisor to apply for up to $5,186,440 for Croton Falls Sewer District, part of a $19,993,445 capital project. Discussion included scoring (needed 5 points to reach 88), MWBE requirements, and deadline of July 31, 2026 at 4 PM. The board requested to see the draft application. Motion carried. - Change Order No. 1 – Tundra Contracting: Authorized $456.67 for paint mockups at Delancey Hall. Unanimous. Worksession: Delancey Hall Improvements - Floor Refinishing: A contractor with HEPA-filtered sanders is preferred to minimize dust; quotes are pending. - Rear Railing: Quoted at $7,000 for repair; board will inspect for rot and may replace with stainless steel. - Carpet: A color has been selected. - Exterior: Scaffolding removed; building exterior looks finished. Key Outcomes - All nine resolutions were approved unanimously. - The Supervisor will share the draft WQIP application with board members. - Floor refinishing will proceed once quotes are received; railing decision postponed. - The income survey for Croton Falls received 36 responses out of approximately 100; additional door-to-door follow-up is needed to meet statistical requirements (80–87% return rate needed for small population). - The meeting adjourned after brief updates.

The North Salem Town Board held a special meeting on July 24, 2026 at 5:30 PM to address several resolutions related to the Croton Falls Water and Sewer Districts and change orders for the Delancey Hall renovation project. The meeting was held in-person and via Zoom. Councilwoman Catherine Daniels was absent due to a family obligation, and her written comments were read into the record. One member of the public, Gary Dearborn, spoke in support of the sewer project. Public Comments & Testimony - Councilwoman Catherine Daniels (read into record): Expressed objection to the last-minute scheduling of the meeting. Raised concerns about the proposed $19.9 million bond for the Croton Falls sewer project and $830,870 bond for the water district, arguing that the board should not represent that the entire cost will be covered by grants without seeing supporting paperwork. She noted that costs often exceed projections and that any shortfall would fall on the 109 properties in the proposed district. She also questioned whether residents could opt out, stating that opt-outs would shift costs to others. Regarding the water district, she noted the overlapping residents would take on additional debt for PFOS remediation. She also objected to change orders for Delancey Hall, stating they do not comply with the procurement policy and should be bid. Her bottom line: honesty and transparency, not opposition to the sewer. - Gary Dearborn (resident, Poor Harvey Road): Expressed strong support for the board's efforts, particularly the sewer project, and disagreed with the characterization in Councilwoman Daniels' letter that residents would be burdened. He highlighted that the bond resolution text states grants will repay bonds on a one-to-one basis. He thanked the board for prioritizing the village's revitalization and noted that 78% of surveyed residents support the project. He emphasized the difference between capital costs (covered by grants) and carrying costs for connection, which improve property values. He urged prioritizing businesses to create a viable business district, which would enable future state funding for a Route 22 traffic study. Discussion Items - Change Orders No. 7 & 8 – Tundra Contracting Group, Inc. (Delancey Hall): The board discussed additional work for the Delancey Hall renovation, including removal of roll carpeting, kitchenette, overhead soffit, and plaster repair in the Town Clerk's office. Total cost: $33,906.96. The supervisor explained that union wages drive up costs and that the painting contractor underbid the original contract. The work is necessary to finish the interior and allow occupancy by October. The change orders include a profit of $5,800. The board also noted that flooring work is being bid separately. - Negative Declaration (SEQRA) for Croton Falls Water District: The board declared the water district upgrade a Type II action under SEQRA, requiring no further environmental review. The project includes enlarging the water plant building by approximately 100 square feet, hooking up an additional well, and installing filtration for radiologicals and PFOS. The supervisor noted the well is not yet connected but PFOS levels are approaching the future lower MCL of 4 parts per billion (currently 4.5-6.5 ppb, state standard is 10 ppb, dropping to 4 by 2029). A letter from the County Department of Health confirms an impending violation, which helps secure grant points. - Bond Resolution for Croton Falls Water District ($830,870): The resolution authorizes the issuance of bonds to pay for improvements to the water district, including PFOS treatment and expansion. The supervisor emphasized this is not an actual borrowing but a procedural step required to apply for the Water Infrastructure Improvement Act (WIA) grant (75% funding for PFOS issues) and other grants. The grant deadline is Monday, July 27, 2026. The board clarified that if grants are not secured, the project will proceed on a shoestring budget without borrowing. - Bond Resolution for Croton Falls Sewer District ($19,993,445): This resolution covers the cost of establishing a sewer district for 109 properties (businesses and residences). The supervisor explained that the total estimated project cost is about $15 million without contingency; the higher bond amount includes a 30% contingency as requested by the Environmental Facilities Corporation (EFC). He detailed secured grants: approximately $8 million from the DEC, up to $6.8 million from the county, $1 million from Congressman Lawler, and prior ARPA funds, totaling about $16.5 million. The bond resolution is an "ersatz" bond resolution that does not authorize actual borrowing; full bond proceedings would require later board ratification. The goal is to achieve near-zero capital cost for residents. Operation and maintenance costs are estimated at about $400/year per average household, based on a contract with Veolia. Key Outcomes - Resolution 1 – Change Orders No. 7 & 8: Approved unanimously by voice vote (Councilwoman Daniels absent). Authorizes Tundra Contracting Group to perform additional work at Delancey Hall for $33,906.96. - Resolution 2 – Negative Declaration (SEQRA) for Croton Falls Water District: Approved by roll call vote: Peter (aye), Martin (aye), Brent (aye), Supervisor (aye). Declares the project a Type II action with no further environmental review. - Resolution 3 – Bond Resolution for Croton Falls Water District ($830,870): Approved by roll call vote: Peter (aye), Martin (aye), Brent (aye), Supervisor (aye). Authorizes bond issuance to facilitate grant applications; actual borrowing not authorized without further board action. - Resolution 4 – Bond Resolution for Croton Falls Sewer District ($19,993,445): Approved by roll call vote: Peter (aye), Martin (aye), Brent (aye), Supervisor (aye). Authorizes bond issuance to facilitate grant applications; actual borrowing not authorized without further board action. The board clarified that residents will not bear capital costs if grants are secured.

The North Salem Town Board held a special meeting on July 20, 2026, at 8:00 AM to authorize a payment of $117,616.01 to Tundra Contracting Group, Inc. for work on the Delancy Hall project. The meeting was conducted in person and via Zoom. Discussion Items - Payment Authorization for Tundra Contracting: The board considered Resolution to Authorize Payment – Tundra Contracting Group, Inc. for Payment 6. The payment amount is $117,616.01. The original contract sum was $588,000, with change orders totaling $73,000, bringing the contract sum to date to $661,000. This payment covers work up to $661,648, leaving a small remaining balance. The payment application had been reviewed by Han Engineering and includes prevailing wage documentation. The board discussed that this payment brings the project close to completion. - Future Meeting Schedule: The board informally discussed the August meeting schedule. The regular meetings are set for August 11 and August 25. Board member Peter will be unavailable on August 11 but can join via Zoom; other members expressed availability. It was decided to proceed with the August 11 meeting to ensure timely bill payments, and the August 25 meeting will be evaluated later if needed. Key Outcomes - Motion and Vote: A motion was made and seconded to approve the payment of $117,616.01 to Tundra Contracting Group, Inc. The motion passed unanimously (all in favor). - Meeting Adjournment: The meeting was adjourned after the discussion. No other business was conducted.

The North Salem Planning Board held a work session on July 15, 2026, beginning at 7:00 PM. The agenda was reordered to first discuss the proposed Special Permits for Land Conservation, as no one was present for the AT&T Mobility Corp. item. The second major item was Chapter 189 (Tree Ordinance) amendments, clearance form, and FAQ. Discussion Items Special Permits – Land Conservation - The board continued drafting a new zoning provision allowing land conservation organizations (e.g., Open Land Foundation) to use pre-existing structures on parcels of 50 acres or more for administrative offices, caretaker apartments, and meeting spaces. - Key points of discussion included: - Pre-existing structures only: New fully enclosed buildings would not be permitted; only existing structures on parcels 50+ acres could be adapted for non-residential uses. - Minor new structures: Small accessory structures such as gazebos, pavilions, animal turnout shelters, pedestrian bridges, walkways, and kiosks could be allowed on parcels of any size, subject to underlying bulk requirements. - 50-acre threshold debated: Parcels under 50 acres with existing houses could only continue residential use; no new non-residential uses except the minor structures listed above. - Agricultural uses and animal keeping were discussed; the board noted that existing town codes on animal limits and special permits still apply. - Events and parking: The board considered limiting the frequency and size of public events, requiring on-site parking (with special event parking on fields permissible a few times per year), and neighbor notification. - Joyce Light (Executive Director, Open Land Foundation) and John Baker (former Executive Director, North Salem Open Land) participated in the discussion, providing context on existing properties and operations. - The board directed Will (code consultant) and Dawn to prepare a revised draft incorporating the board’s guidance, including specific allowances for minor structures and controls on events and parking. Chapter 189 – Tree Ordinance - The board reviewed the draft Tree Removal Clearance Form and FAQ document. - Suggested edits included adding "sheet, lot, and block" space, clarifying that removal of more than 10 trees (dead or live) requires a Planning Board permit, and improving language clarity (e.g., defining DBH, making full sentences in FAQ answers). - The board discussed whether the clearance form should require a fee; the consensus was that no fee should be charged to encourage voluntary compliance. - The board agreed to refer the three documents (proposed amendments, FAQ, clearance form) to the Town Board for consideration. Key Outcomes - Motion passed unanimously: To refer the Tree Ordinance amendments, FAQ, and clearance form (as amended per board comments) to the Town Board. No opposition. - Next steps for Land Conservation: Will and Dawn will produce a revised draft based on the board’s discussion, to be reviewed at a future work session. - Next meetings: The board discussed scheduling a regular meeting on August 5 or 12, and a work session on August 19, with final dates to be confirmed based on availability.

The Town Board of North Salem held a regular meeting and worksession on July 14, 2026, at 7:00 PM in Town Meeting Hall and via Zoom. The meeting included approval of minutes and reports, consideration of 19 resolutions, and worksession discussions on the use of the North Salem Community Center by elected officials and an update on the Delancey Hall renovation. Consent Calendar - Approved minutes from June 9, June 15 (special), and June 23, 2026 regular meetings/worksessions. - Accepted all monthly reports for June 2026 from Building Inspector, Facilities Manager, Highway Department, Planning Board, Police Department, Receiver of Taxes, Recreation (May & June), Supervisor, and Town Clerk. Public Comments & Testimony - No public comments were recorded or identified in the transcript. Discussion Items - Budget Coding and Bill Payments: Councilmember Warren raised concerns about numerous instances where individual budget lines had insufficient funds to cover charged bills, totaling approximately $2,000 in shortfalls across many line items. He questioned the board's fiduciary duty in approving such bills. Budget Director Roland explained that the overall fund balances are sufficient, that transfers would correct most issues, and that lines are often miscoded due to training gaps. The board extensively debated the need for accurate coding and budget transfers. A motion to pay the town bills (abstract No. 6, later amended to No. 7) totaling $276,100.66 and highway bills totaling $162,680.22 was passed unanimously after amending the abstract number. - Water Meter Replacement: The board discussed the need to replace water meters across districts (Croton Falls, Sunset Ridge, Candlewood). A spreadsheet indicated approximately $160,000 to replace all meters with newer cellular-capable models (Allegro) that can detect leaks remotely. Supervisor noted existing installed meters from 2012 could be upgraded, and the board agreed to discuss further during next year's budget process. - Grant Applications: Supervisor outlined two Water Infrastructure Improvement (WIIA) grant applications for Croton Falls Water District (due July 27, 2026) and Croton Falls Sewer District. He requested authorization to apply and to sign the required short-form Environmental Assessment Form (EAF). The board authorized both after discussion. - Delancey Hall Renovation Update: The board noted progress: scaffolding to be removed soon, exterior work complete, interior painting contract awarded to Tundra Contracting Group ($38,735.33), and temporary storage pod in place. Issues with a $33,000 quote for floor refinishing were raised; the board will seek additional estimates. Also discussed kitchenette upgrade, fuel tank placement, and cleaning ducts. - Use of North Salem Community Center by Elected Officials: The board discussed a draft policy restricting use by currently serving elected officials for non-campaign purposes (legislative updates, community forums). Concerns were raised about viewpoint neutrality and the potential for political activity. It was agreed to have legal counsel (Matt from Roland's firm) review the policy to ensure compliance with First Amendment considerations. Key Outcomes - Resolutions Adopted (all unanimous): 1. Pay Town Bills ($276,100.66) - Abstract 7 2. Pay Highway Bills ($162,680.22) - Abstract 7 3. Appoint Emma Newbauer as volunteer in Tax Receiver's Office (June 23 - Sept 7, 2026) 4. Authorize expense to Amazon for six light posts and adapters ($930.96) 5. Authorize final payment to Alinga Construction for Delancey Hall gypsum work ($5,990.00) subject to payroll certification 6. Amend Resolution 219-26 to reflect correct legal name (Deal and Sons Inc. DBA New York Freightliner) and approve revised quote ($147,610.64) 7. Release building escrow for 100-126 Wallace Road ($175.41) 8. Authorize agreement with Clancy Relocation and Logistics for moving town property ($2,110.00) 9. Authorize agreement with Go Mini's Portable Storage for a 20-foot pod ($1,337.45 for 3 months) 10. Award bid for Delancey Hall interior painting to Tundra Contracting Group ($38,735.33) 11. Authorize Supervisor to sign contract with Tundra Contracting Group 12. Authorize refunds for Recreation programs ($1,210 to Rob Eggington; $550 to Maya Gat) 13. Authorize application for WIIA grant for Croton Falls Water District 14. Authorize application for WIIA grant for Croton Falls Sewer District 15. Authorize application for Congressional FEMA grant and Westchester County Stormwater grant for Valeria Circle, Nash Road & Candlewood Lake 16. Appoint Rosemary James as part-time intermediate account clerk (max 16 hrs/week, $45/hr, July 20 - Aug 20, 2026) 17. Appoint Jennifer Santis as full-time intermediate accountant clerk/Building Department secretary ($76,748/year, probationary 12-52 weeks) 18. Appoint Mary Leone Ferrara as full-time ZBA secretary ($71,409.05 base salary, probationary 12-52 weeks) 19. Approve budget transfers totaling $51,000 across several lines to align coding and cover overages. - Next Steps: Legal counsel to review community center policy; board will discuss a possible reduction of August meetings to one.

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.