Town of North Salem Planning Board Meeting - March 4, 2026

The Town of North Salem Planning Board held a regular meeting on March 4, 2026, at 7:00 PM. The board opened a public hearing for a three-lot subdivision (Hawley Woods), considered two AT&T wireless facility applications, approved the February financial report and prior meeting minutes, and received an overview of administrative permits from the planning consultant. A work session scheduled for March 18 was cancelled; the next regular meeting is April 1, 2026.

Consent Calendar

• Financial Report – February 2026: Motion to approve carried unanimously.
• Minutes – February 4, 2026: Motion to approve carried unanimously.

Public Comments & Testimony

• Hawley Woods (396-404 Hawley Rd): Four residents offered comments or questions during the public hearing:
  • Christina Trees (406 Hawley Rd) expressed concerns about stormwater runoff, the proximity of a proposed septic field to her well, and potential blasting on steep, rocky terrain.
  • Kurt Jennon (408 Hawley Rd) questioned wildlife surveys, the extent of tree removal, blasting, sewage expansion areas, and existing drainage issues on Hawley Rd.
  • Mark Sallas (299 Post Rd, via Zoom) asked how close the nearest lot would be to his property.
  • Mike Cuyos (303 Post Rd) raised concerns about runoff from ledge, interference with existing wells, and septic failure risks. Residents requested more detailed information on topography, tree removal, and blasting. The board kept the public hearing open for future input.

Discussion Items

• Hawley Woods Subdivision (Public Hearing): Alan Pills (ALP Engineering) presented the applicant's proposal for a 48.44-acre vacant parcel off Hawley Road. Plans call for a three-lot single-family subdivision with a 16-foot wide private driveway (with 2-ft pervious shoulders) from Hawley Road only; no access from Post Road. Lot sizes are approximately 9, 14.5, and 24.75 acres. Each lot will have a well, on-site septic absorption system, and a 10,000-gallon fire suppression tank. Preliminary subdivision approval was granted in 2016. A stormwater pollution prevention plan (SWPPP) has been approved by the New York City DEP (valid through December 23, 2030). The driveway design (replacing an earlier road proposal) reduces cut/fill and disturbance. Required permits include final subdivision approval, wetlands permit, stormwater/erosion control, street opening, building permits, DEC approval, and Westchester County Health Department septic permits. Board members discussed building envelopes (disturbance limited to light areas on plan), setbacks, and the need for a homeowners' association for shared driveway maintenance. No decisions were made; the hearing remains open.
• AT&T Wireless – 73 Crosby Rd: Marty McGee (Hour Smith Development) represented New Cingular Wireless/AT&T. The proposal involves swapping existing antennas and some ground equipment; no digging or ground disturbance is planned. The board reviewed memos from MDRA (planning consultant) and Hahn (town engineer). Key issues included:
  • An updated removal bond of $30,000 has been ordered.
  • The board requested a defined lease area on site plans. The applicant noted he cannot obtain lease information from other carriers on the tower and will ask the tower owner (American Tower) for a comprehensive ground lease plan.
  • A locked gate on the access road: the North Salem Ambulance Corps does not have a key, creating an emergency access concern. The applicant will investigate whether AT&T's lock is involved and work toward a common lock/key arrangement.
  • Labeling corrections needed (e.g., road name, RF report reference). The application was deferred pending submission of additional information.
• AT&T Mobility – 101 Bloomer Rd: The same representative addressed a renewal of a conditional use/site plan approval. No changes are proposed. The board noted that as-built plans are needed to verify antenna heights; current plans have discrepancies. Mylars must be updated. The board also noted that Verizon Wireless (co-located on the same tower) needs to renew its approval concurrently. The applicant agreed to correct heights and provide updated mylars. The matter was continued.
• Administrative Permits Overview: Planning Consultant Will Agresta (MDRA) explained the difference between ministerial (non-discretionary) permits handled by the building inspector vs. discretionary permits requiring board review. Examples from the town's wetlands ordinance were used, which categorizes permits into very minor (administrative), minor (wetland inspector), and major (planning board) based on specific criteria. The discussion aimed to guide the Conservation Advisory Council (CAC) as it develops a tree ordinance, considering factors like number of trees, ground disturbance, and impact severity. The board emphasized that administrative permits allow limited mitigation and do not involve SEQRA or public hearings.

Key Outcomes

• The public hearing for Hawley Woods was opened and continued to the April 1, 2026 meeting for additional applicant responses and public input.
• AT&T applications at 73 Crosby Rd and 101 Bloomer Rd were deferred; applicants must provide updated removal bond, improvements to site plans (lease area, as-built data), resolutions regarding the gate lock, and corrected heights/mylars.
• The February 2026 financial report and minutes of February 4, 2026 were approved unanimously.
• The March 18 work session was cancelled; the CAC will present at the April 1 regular meeting.
• The board reminded members of the annual training requirement (4 hours) and available courses.