Town of North Salem Planning Board Meeting – January 7, 2026

The North Salem Planning Board held its regular meeting in person and via Zoom on Wednesday, January 7, 2026, at 7:00 PM. The board carried a public hearing to February, granted two extension requests, discussed two Silver Coup applications, advanced the Hawley Woods subdivision, and made annual appointments. The Bossi matter was deferred after the applicant's representative left the Zoom session.

Public Hearings

• Grant Road LLC – 658 Grant Rd.: The board announced that the public hearing on the preliminary subdivision would be carried over to the February 4, 2026 meeting.

Discussion Items

Silver Coup LLC – 175 Mills Rd. (Forest Management Plan)

• Silver Coup's representative, joined by Dave Baker on Zoom, explained that the property operates under a New York State DEC-approved forest management plan and that the applicant proposes to remove 20 trees in stand two on the 54-acre property.
• He said the submittal will be revised to align as closely as possible with the town's Chapter 189 tree-cutting permit requirements; waivers may be requested, including to avoid a new survey due to the estimated $80,000 cost.
• He stated the disturbance would likely be under a quarter acre, but MDRA consultant Will Agresta corrected that the stormwater review threshold is 5,000 square feet, not one acre, and that permits would be run together if combined.
• Board members noted the EAF mapper identifies a stream, hydric soils, long-eared bat, and bald eagles in the area, so a wetlands permit may be required. They also asked the applicant to clearly separate older information from planned 2026 activities. The applicant was given permission to consult with the board's consultants before resubmitting.

Silver Coup LLC – 175 Mills Rd. (Unpermitted Disturbance)

• Silver Coup sought to resolve an unpermitted disturbance caused by a neighbor who cut approximately 17 trees and created and partially backfilled a detention ponding area. The neighbor's property, not the Silver Coup property, received the violation notice.
• The applicant stated his client intends to do a true restoration, including addressing invasive stilt grass and replanting, and will revise the application to respond to the MDRA memo.
• Board members discussed liability and enforcement, noting the town cannot force the neighbor onto Silver Coup's property. The applicant said private legal action against the neighbor is being considered and that the restoration work may support a cost-recovery claim.
• The board accepted the applicant's plan to resubmit and allowed the applicant to contact consultants with questions.

Bossi – 2 Brookside Ln.

• Attorney Alan Singer appeared for the Bossis. Jerry Barrett, who had been on Zoom, was not present when the item was called, so the board could not complete its discussion.
• The board reviewed the prior rejected plan and stated concerns about a clear cut to the lake, conservation-easement violations, the proposed planted buffer, a proposed elevated walkway, whether turtles can pass underneath, and requested regrading of a hump.
• Board members expressed concern that approving anything other than restoration would set a poor precedent for conservation easement enforcement.
• The applicant's attorney said the client had already spent tens of thousands of dollars and hoped for approval, but board members said the plan was not finished and that Jerry Barrett needed to answer questions.
• It was noted that the escrow balance is zero and must be replenished before the applicant can be placed on a future agenda. The item was deferred, with the January 21 work session as a possible next discussion date.

Hawley Woods – 396-404 Hawley Rd.

• Alan Pilch of ALP Engineering summarized revisions responding to consultant memos: most changes were to the plat map; plan sheets were revised to show a 50-foot wooded buffer downgradient of a septic system; and the warranty deed description for road dedication parcel two was corrected.
• The board noted the new superintendent of highways had not yet been briefed on the road dedication; the applicant agreed to bring him up to speed.
• The board approved two measures: declaring intent to serve as lead agency under SEQRA for the three-lot residential subdivision, wetland permit, and stormwater permit; and setting a public hearing for March 4, 2026, on the preliminary subdivision, wetlands, and stormwater permits.

Extension Requests

• Gilport Development Corp. (Oak Ridge/Overlook Rd.): The board unanimously granted a 17th 90-day extension of final subdivision plat approval from January 26, 2026 to April 26, 2026, and reapproved the freshwater wetlands permit to expire on April 26, 2026. The board confirmed that the new state wetlands regulations do not affect the project yet.
• Little Mountain (1 Little Mountain Rd.): The board unanimously granted a 90-day extension of the amended freshwater wetlands permit and stormwater management permit recommendation for stone walls flanking the access driveway across wetlands, from January 19, 2026 to April 20, 2026.

Administrative Items and Appointments

• Reappointed Dawn Onufrik as Planning Board Secretary, Matthew D. Rudikoff Associates, Inc. as Planning Board/Wetland Consultants and Wetlands Inspector, Hahn Engineering as Planning Board Engineer, and Christopher Brockmeyer as Deputy Chair for 2026.
• Accepted the December 2025 financial report and the minutes of December 3 and December 17, 2025.
• Upcoming meetings: work session January 21, 2026; regular meeting February 4, 2026.
• The January 21 work session will also include a Conservation Advisory Council proposal to revise minor tree-cutting permit procedures; the board noted short-term rentals are on the town board's January 20 agenda.
• Board members discussed whether to continue verbatim minutes. No change was made; the board indicated verbatim minutes have litigation value, and the secretary will look into transcription and equipment options.

Key Outcomes

• Grant Road public hearing continued to February 4, 2026.
• Gilport and Little Mountain extensions approved by unanimous votes.
• Silver Coup will make revised submittals for both the forest management plan and the unpermitted disturbance matter.
• Bossi deferred until the applicant's representative is present and escrow is replenished; possible discussion on January 21, 2026.
• Hawley Woods: board declared SEQRA lead agency and set a public hearing for March 4, 2026.
• Annual planner, engineer, secretary, and deputy chair appointments approved.