North Salem Planning Board Meeting - March 5, 2025

The Town of North Salem Planning Board met on March 5, 2025 at 7:30 PM in a hybrid in-person and Zoom meeting. The board addressed several applications, including approvals for a solar array, a wireless facility renewal and bond increase, a two-lot subdivision, and carried over a public hearing. A significant portion of the meeting was devoted to a work session on proposed short-term rental regulations.

Consent Calendar

• Financial Report for February 2025: Approved unanimously.
• Minutes of February 5, 2025: Approved unanimously.
• Minutes of February 19, 2025 (if done): Approved unanimously.

Public Comments & Testimony

• No public comments were heard during this meeting.

Discussion Items

• Grant Road LLC (658 Grant Rd.) Public Hearing: The board voted to carry over the public hearing to the April 2025 meeting.
• Harkins Residence Ground Solar Array (338 Hardscrabble Rd.): The board approved an amended site development plan, noting that modifications to the plan (based on the November 14 plan) should be completed before mylars are prepared.
• Verizon Wireless (39 Delancey Rd.): The board approved a permit renewal, conditional use, and site plan approvals. Separately, the board resolved to recommend to the Town Board that the removal bond be increased from $45,000 to $60,000 based on the town engineer's review.
• Hawley Road LLC (234 Hawley Rd.): The board approved a preliminary subdivision plat for a two-lot residential subdivision.
• APC Group (4 Hardscrabble Rd.): The board reviewed memos from the planning consultant and town engineer. A key concern was that proposed parking for a new lot could encroach into required setbacks. The applicant was asked to explore shifting the house or driveway to provide adequate on-site parking outside of yard setbacks. Discussions also covered filing of NOIs and MS4 acceptance; the board deferred final action pending further design work.
• McGing (133 Mills Rd.): The applicant presented a stormwater management plan to contain all runoff on the McGing property, addressing previous disturbances on a neighboring property. The board discussed unresolved legal issues with the neighbor and the need to coordinate with the neighbor's attorney. No vote was taken; the applicant was asked to continue engineering and await resolution of the property access question.
• Site Visit Update - Fischer (6 Cottage Lane): Board members reported on a site visit. They raised concerns about the proposed widening of a building that would reduce the already narrow separation from an adjacent structure (potentially violating fire safety codes) and the need for a variance. The board will wait for a formal application to address these issues.
• Short-Term Rentals Work Session: The board held a lengthy discussion on draft short-term rental regulations, reviewing provisions including:
  • Zoning districts where short-term rentals would be allowed; the board leaned toward permitting them in all residential zones (R1/2, R1, R2, R4) and some commercial districts, but will seek Town Board direction.
  • A proposed limit of 90 days per calendar year and 13 weekends for short-term rentals.
  • A requirement that a new owner must hold the property for two years before applying for a short-term rental permit.
  • Parking standards: the planning board would determine minimum off-street parking on a case-by-case basis, with the condition that advertising must reflect available parking.
  • Prohibition of meals or food service beyond what a typical family would have.
  • Annual fire safety inspections and carbon monoxide/smoke detector requirements.
  • Rule that if a property has more than one dwelling unit (e.g., an accessory apartment), at most one unit may be used for short-term rental, and the owner must occupy one unit.
  • The board agreed to present a preliminary draft to the Town Board at its first meeting in April 2025 for general direction, avoiding detailed line-by-line review.

Key Outcomes

• Grant Road LLC public hearing carried over to April 2, 2025.
• Harkins solar array approved (motion carried unanimously).
• Verizon Wireless permit renewal and bond increase approved (motions carried unanimously).
• Hawley Road preliminary plat approved (motion carried unanimously).
• APC Group and McGing applications held for further review; no votes taken.
• Short-term rental draft to be refined and presented to the Town Board in April.
• Next meetings: Work session scheduled for March 19, 2025 (likely canceled); regular meeting on April 2, 2025.