Public Meetings - North Salem, New York

On November 13, 2025, at 7:00 PM, the Town of North Salem Zoning Board of Appeals held a public hearing via Zoom and in-person. The board accepted previous meeting minutes, set the next meeting date, and took action on three applications: a special permit amendment to legalize a groom's quarters, area variances for a new residence on an undersized lot, and a ten-year renewal of a special permit for a horse farm. Two other applications were postponed to the December 11, 2025 meeting. Consent Calendar - Acceptance of Minutes: The board voted unanimously to accept the meeting minutes from September 11, 2025. (The agenda also listed October 9, 2025 minutes for acceptance, but the transcript only records a motion and vote for the September minutes; no mention of October minutes was made during the meeting.) - Next Meeting Date: The next regular meeting was set for December 11, 2025, with board consensus. Discussion Items - BA25-30 – Nicholas Sainz-Xatzis (8 Lost Pond Lane): The applicant, represented by Michael DeCorey, requested a special permit amendment to legalize a one-bedroom groom's quarters (apartment) on the second floor of an existing barn. The apartment exceeds the code's 500-square-foot limit by approximately 58 square feet. The board noted that the extra space cannot be feasibly removed, parking is adequate, and no public objections were raised. The board found the increase warranted under §250-72H and granted the amendment. - BA25-31 – Jeffrey & Diana Hewlett (77 Cove Road): The applicants sought five area variances to demolish an existing residence and build a new three-bedroom house on a 0.342-acre lot in an R-1 district. The requested variances (with existing and proposed measurements) were: - Front yard: 10 ft (35 ft required; 32.8 ft existing; 25 ft proposed) - Combined side yards: 18 ft (20 ft/15 ft required; 17.5 ft/35.1 ft existing; 5 ft/22 ft proposed) - Building coverage: 7.7% (10% permitted; 8% existing; 17.7% proposed) - Development coverage: 18% (20% permitted; 23.6% existing; 38% proposed) - Floor area ratio: 0.12 (0.2 permitted; 0.08 existing; 0.32 proposed) The board noted the lot predates current zoning (hardship not self-created), the proposed house is consistent with neighborhood character, the co-op had approved the project with conditions on stormwater, and no alternative placement was feasible. The variances were granted unanimously. - BA25-32 – Old Salem Farm & Acquisition Corporation (190 June Road): The applicant, Mr. Solaric, requested a ten-year renewal of Special Permit BA13-21 (as amended) for a commercial horse boarding operation/riding academy with up to 94 horses, three employee dwelling units (for up to 10 employees), up to 25 horse shows per year (17 indoor), and food/beverage service on the 69.7-acre property. No site improvements are proposed. The building inspector confirmed regular inspections have occurred without issues. The board found the operation consistent with neighborhood character and renewed the special permit for ten years with the same conditions as previous permits. Key Outcomes - BA25-30 Granted: Motion to grant the special permit amendment carried unanimously (voice vote). - BA25-31 Granted: Motion to grant all five area variances carried unanimously (voice vote). - BA25-32 Granted: Motion to renew the special permit for ten years (with same conditions) carried unanimously (voice vote). - BA25-28 and BA25-29 Postponed: Both applications (Vail Trail LLC area variance for a greenhouse and Avalon Gardens LLC special permit renewal) were held over to the December 11, 2025 meeting.

The North Salem Planning Board met in person and via Zoom on November 5, 2025, at 7:00 PM. The board carried over a public hearing, acted on two Cottage Lane applications, approved routine items, and held a work session on the draft Short-Term Rental (STR) local law. Public Hearings - Grant Road LLC preliminary subdivision (658 Grant Rd.): The public hearing was carried over to the December meeting. Regular Meeting – Applications - DiMaio (28 Whittier Hills Dr.): The board acknowledged a possible court-ordered stay and passed a unanimous motion that any court-ordered stay would not affect the board's approval timeframes. The board's clock will stop for the duration of any stay and resume when the stay is lifted. - Fischer (6 Cottage Ln.): The board reviewed memos from MDRA and Han Engineering; the applicant agreed to complete outstanding items as conditions. The architect said second-floor doors open to attic/eaves storage, not an exterior exit. NYC DEP will schedule a site visit and begin application review. The board unanimously approved the wetland permit for 6 Cottage Lane as drafted, with outstanding items as conditions. - Watson (10 Cottage Ln.): The applicant is updating the zoning bulk table; stormwater design follows 6 Cottage. Dock access would cross the 42-inch planted strip via a 3-foot-wide gravel pervious walkway. The board voted unanimously to refer the application to the Zoning Board of Appeals for requested variances as outlined in the MDRA memo, as a straight referral without taking a position. The referral must be ready before November 18 for the ZBA's December meeting. Administrative Approvals - Approved the October 2025 financial report. - Approved minutes of October 8, 2025, and October 15, 2025. Work Session: Short-Term Rentals The board discussed public-hearing comments and written comments from Mr. Nori, including strong resident opinions both for stricter limits and for allowing rentals for economic need. - The board chose not to ban non-owner-occupied STRs, preferring to regulate them through special permits, and noted the law can be amended later. - It retained the existing one-STR-per-property limit and the 90-day rental allotment, recommending 90 days rather than 60. - It rejected a one-week rest period between rentals, a rotating one-year permit system, a six-to-twelve-month waiting period after revocation, a one-space-per-guest parking rule, and an overall guest cap beyond the bedroom-count standard. - Ownership language: The board simplified the provision so a principal of an entity is deemed the owner, and will require identification of the specific owner/member who will occupy the property; changes to that designated occupant would require a special permit amendment. Will and Lisa will draft the language. - Data reporting: The board will not require STR platforms like Airbnb to list permit status, citing pending appeals and privacy issues. - County registry: Members discussed asking the Town Board to encourage the county to opt in to the state registry/enforcement role; the county has not yet decided whether to opt out. - Insurance: The board declined to require STR-specific insurance; the state amount is $300,000, the town does not require insurance for other permits, and the town's insurance agent advised against it. - Guest register: Lisa will revise the 'upon request' language for privacy and add quarterly log submittal within two weeks after each quarter, with the quarter established at permit issuance. - Refuse: Removed 'stored inside a building'; containers must remain secure/wildlife-resistant. - Penalties: The board noted state law limits penalties; the pending code update increases existing fine amounts. Key Outcomes - Grant Road public hearing continued to December. - DiMaio stay-resolution adopted unanimously. - Fischer wetland permit approved unanimously with conditions. - Watson referred to the Zoning Board of Appeals; deadline for the referral is November 18. - Financial report and October minutes approved. - STR local law to be revised and referred back to the Town Board, with drafting by Will and Lisa and final review by the town attorneys. - No November 19 work session is needed; the next regular meeting is December 3, 2025.

The Town of North Salem Town Board met in person and via Zoom on November 4, 2025. The meeting opened with the Pledge of Allegiance and an executive session at 6:30 p.m. to discuss a specific contract, followed by a public hearing and regular meeting at 7:00 p.m. at Town Meeting Hall, 66 June Road. The board closed the continued Sunset Ridge Water District public hearing, acted on resolutions, and heard 2026 tentative budget presentations from the Superintendent of Recreation, Chief of Police, and Deputy Superintendent of Highways, with a stated goal of adjourning by 8:00 p.m. Public Hearing: Sunset Ridge Water District Improvements - The board continued and then closed the public hearing on the proposed increase and improvement of Sunset Ridge Water District facilities. - The Supervisor stated the district needs approximately $210,000 for outstanding work, including PFOS tank installation, roof and eave repairs, and rehabilitation of Well No. 2. - The district owes the general fund $69,785, up from $30,372 at the end of 2024 per the audit; the district entered 2024 with only about $4,000 in fund balance. - Annual debt service is $32,940, with bonds extending to 2030, 2035, and 2040. - A $100,000 bond anticipation note (BAN) was executed at 3.55% interest, with proceeds expected this week. The board anticipates borrowing roughly $150,000 more next year; the Supervisor said a $100,000 BAN is not worth the legal costs. - The BAN is part of a consolidated $2.4 million borrowing (town hall $900,000, solar $400,000, and water district $100,000); the solar portion is expected to be repaid by grants. - Councilman John asked detailed questions about long-term debt, borrowing timing, and whether the $69,785 owed consists of capital or operating expenses. The Supervisor agreed to reclassify items (including $25,000–$35,000 in Han engineering fees and well work) in the Tyler accounting system. - Councilman Warren noted the district must repay a $10,000 prior-year advance from the general fund this year. The Supervisor said the district had roughly $90,000 remaining in its 2025 operating budget as of October 23, while Warren, citing bookkeeper Russ, suggested the available balance was closer to $9,000–$15,000. The district spent $180,000 in 2024 against a budget of about $144,000–$153,000. - On uranium filters, the Supervisor said the vendor's sales representative recommended replacement, but his calculations showed the filters contain only about half an ounce of uranium against an allowance of roughly 1.5 pounds. Contracted replacement/disposal costs about $50,000 (about $3,000 per tank to purchase). Well No. 2, a 600-foot deep well with higher uranium levels (40 pico curies per liter vs. 20s in other wells), was rehabilitated and will be used when needed. - The hearing was closed by unanimous motion. 2026 Tentative Budget Presentation - The Town Clerk (Maria) presented the Supervisor's 2026 tentative budget. - The projected tax levy increase is 3.984%, requiring a local law to override the tax cap. Four cost drivers alone total 3.85%: the mini-revaluation ($84,000, about 1%), town hall debt service ($90,000, about 1%), the retirement system increase (over 1%), and the projected medical insurance increase (just under 1%). - A public hearing on the tax levy override local law was scheduled for November 25, 2025. - The preliminary and final budgets are due by December 10, 2025; the board is meeting weekly during the budget process. Consent Calendar - Minutes of August 26, 2025 (Regular Meeting/Worksession) and September 9, 2025 (Croton Falls Plan Public Hearing) were approved as delivered. - October 2025 monthly reports were accepted from the Facilities Manager, Highway Department, Planning Board (financial), Police Department, Tax Receiver, and Town Clerk. An amended September Tax Receiver's report was deferred for review at the next meeting. - Town bills totaling $37,342.76 were approved, with one board member abstaining. - Highway bills totaling $15,054.50 were approved. Resolutions - Public hearings set for November 25, 2025: (1) a local law to override the tax levy limit; and (2) a local law amending Chapter 220 (Vehicles and Traffic) to add stop signs on Stephen Road (referred to as Stevens Road in the transcript) at Valeria Circle. Board members planned to inspect the location. - The Supervisor was authorized to sign the NYS Department of Transportation Municipal Snow and Ice Supplemental Agreement and adjustment calculation worksheet (contract D014824) for the 2025–26 season; estimated reimbursement is $221,000, up from $185,000 this year. - The Supervisor was authorized to sign a two-year agreement with Auctions International, Inc. (East Aurora, NY) for online auction of obsolete town vehicles, machinery, and equipment at no cost to the town. - The Supervisor was authorized to sign Westchester County Department of Health permit applications for five water districts (Candlewood Lake, Croton Falls, Paps, Salemers, and Sunset Ridge) and to pay annual fees of $330 each, totaling $1,650. - Compensatory time payout was authorized for Planning Board Secretary Donna Nofric: 51.5 hours of unused comp time accrued as of October 31, 2025, at an hourly rate of $44.53. - Victoria Renale was appointed as a part-time Intermediate Court Clerk for the Justice Court at $25 per hour, up to 16 hours per week, effective November 10, 2025, with a probationary period of 12–52 weeks. - A payment of $3,490 to Abrams Fensterman, LLP for May 2025 legal services (Justice Court matters) was approved; the bill had not been previously approved. - A $4,400 payment to the North Salem Lions Club for water remediation work (20 yards of gravel and sealing of the back wall) at the town-owned building was deferred to the next meeting pending legal advice on prevailing wage requirements. Worksession: Recreation Department (Lauren Rosasco, Superintendent of Recreation) - Community center usage: October 2025 had the largest weekly average attendance on record at 161. Year-to-date building use totals just under 10,000 people, with town usage just under 5,700 and facility users about 4,000. - A new budget line for facility-use fees was requested with $20,000 in projected revenue; $12,523 has been collected year-to-date, about $2,500 of which covered the sound/lighting technician, for a net of roughly $10,000. - The recreation assistance line increases from $23,000 to $55,000 to continue a new full-time position; hiring is expected in December, two months behind schedule. Staff overtime is unsustainable: one staff member (Colleen) has worked about 200 hours over required time and the Superintendent about 800 hours. - The van driver line increases from $8,000 to $16,272 to start a senior van program two days per week. - Free senior fitness programs: eight free classes per week are full with waitlists, serving 56 unique senior residents. The contractual line is proposed at $27,500 for 2026; the current year's $42,500 figure resulted from a transposition of the $24,500 requested, and year-to-date spending is $14,335. - The recreation master plan consultant line is $13,000 in the tentative budget, below the $20,000 requested; formal estimates from the consultant are pending. - The Superintendent noted that office space will be needed for the third staff member; an office-pod concept (credited to Rick O'Leary) was discussed. Worksession: Police Department (Chief Tom Howley) - Chief Howley identified the state's $35,000 earnings cap on retired officers (unchanged since 2019) as the department's biggest problem, forcing shift cuts. The chiefs of North Salem, Somers, Patterson, and Lewisboro were scheduled to meet with the governor's new liaison, Luke Powell, at 10:30 a.m. the next day and are seeking to make the cap a Westchester County priority in the county budget. - The department has 15 officers including the Chief; two officers are on medical leave (one expected back within weeks, one after the new year). - The police budget is about $14,000 higher than last year, with patrol salaries up $10,353. Two supply lines are misaligned: police accessory equipment ($27,000 budgeted, $11 spent) and department stock ($20,000 budgeted, $33,781 spent) together total $45,000 of $47,000; the board discussed rebalancing to a combined $50,000. - The vehicle maintenance line shows no spending; some maintenance bills may have been misclassified, and the department will verify coding. - A new police car (about $60,000 in lease payments) will arrive this year; if acceptance is deferred to January 1, storage in Rochester costs $450 per month. - A generator for Town Hall, including transfer switch, is on the draft 2026 capital plan at about $40,000; wiring is already installed, so no additional electrical work is needed. - The Chief requested a portable electronic message board (about $20,000) for road closures and town announcements. The board noted smaller speed-feedback signs ($3,000–$4,000) as a lower-cost alternative and did not approve the purchase. Worksession: Highway Department (Deputy Superintendent James 'Bo' DePaoli) - The military surplus truck program that saved the town money has dried up; parts are hard to find and cost double from collectors. Five military trucks (2009, 2016, and older models) on state and county routes sometimes sit for three weeks awaiting parts. - DePaoli proposed a five-year replacement program: one large truck per year (roughly $335,000–$360,000 each, with the current order about $335,000 including a belly blade) plus smaller trucks (F-600 type, about $91,000–$95,000) that offer more year-round functionality. A new truck arrives in January or February and requires an additional $1,500 tariff payment. Western Star trucks cost about $46,000 more than Internationals; the department prefers Internationals. Brewster has offered to let North Salem piggyback on its bid price. - The Highway Superintendent (Ward) requested a front-end loader priced at $211,000 (about $10,000 below the typical price), which the dealer is holding; DePaoli confirmed the loader is needed because the current one is worn out. The board agreed to proceed next week and hold delivery until January. - The department owns only two pickup trucks; additional pickups are needed for intersection cleanup. - Salt spreader floors on two units are rotted (stainless bodies but steel floors) and will be patched this year. - One water truck is beyond repair; the tank may be moved onto a retired freightliner. - CHIPS aid: line 351 is $131,000 (higher than usual), and line 345 is $185,000 this year with only $40,000 received to date; the state snow/ice reimbursement is estimated at $221,000 for next year. The Supervisor noted this reimbursement covers the cost of a new truck in about a year and a half. - DePaoli will bring the fleet inventory spreadsheet to a follow-up meeting to set a replacement schedule. Key Outcomes - The Sunset Ridge Water District public hearing was closed; the board will pursue further borrowing (approximately $150,000) in 2026 and will review expense classification in the Tyler system. - Public hearings were scheduled for November 25, 2025, on the tax levy override local law and the Stephen Road/Valeria Circle stop signs. - All resolutions passed except the Lions Club payment, which was deferred for legal advice; the amended September Tax Receiver's report was deferred to the next meeting. - The 2026 budget worksessions will continue weekly; the preliminary and final budgets are due December 10, 2025. Note: the agenda listed the worksession order as Rosasco, DePaoli, then Howley, but presentations were actually heard in the order Rosasco, Howley, DePaoli.

The Town Board of North Salem held a combined public hearing, regular meeting, and worksession on October 28, 2025, starting at 6:30 PM with an executive session on personnel. The open session began at 7:00 PM. Key actions included continuing a public hearing on water district improvements, approving several personnel and administrative resolutions, and discussing water rates, building department fees, cemetery fees, and a tax levy override. Public Hearing - Sunset Ridge Water District Improvements (Bond $150,000): The public hearing was opened and immediately continued to November 4, 2025, due to insufficient publication notice. Councilman John Warren and the board discussed the need for additional PFOS/uranium filtration canisters (six more at $23,000) and related plumbing work, with total project costs estimated around $100,000. The hearing will resume on November 4. Consent Calendar (Resolutions Adopted Unanimously) - Resolution to Grant Permanent Status to Assistant Building Inspector: Jennifer Boniello was granted permanent status effective October 29, 2025, after serving a probationary period of at least 12 weeks. - Resolution to Authorize Salary Increase – Highway Personnel: Mark Nicholson’s hourly rate was increased to $45.60, effective November 2, 2025, per Highway Superintendent Ward Hannibal’s recommendation. - Resolution to Appoint Personnel – Recreation: Frank DeRasmo and Wayne Lafranco were appointed as part-time van drivers (up to 16 hours/week each, $25/hour) for the senior van, effective November 4, 2025, subject to a probationary period. - Resolution to Authorize Signing a Revocable Land Use Permit Offer with NYC DEP: Authorized the supervisor to sign an offer letter for use of New York City-owned water supply land at Purdy’s Field, with an initial fee of $726.16 and an estimated annual fee of $3,733.08. - Resolution to Authorize Signing Intermunicipal Agreement (IMA) with Westchester County: Approved an IMA with the Westchester County Department of Public Safety Services for use of the police academy in Valhalla for firearms training, through July 31, 2030. - Resolution to Authorize Release of Building Department Engineering Escrow: Released $668.75 to F Halt Farm LLC for 13 Starr Ridge Road, as approved by Building Inspector James Duhig. - Resolution to Authorize Signing Stormwater Control Facility Maintenance and Access Agreement: Signed the agreement with 234 Hawley Road LLC, as required by New York State law for a stormwater pollution prevention plan. - Resolution to Accept Offer in Dedication of Road Widening Easement – 234 Hawley Road LLC: Accepted the road widening easement from the same property. - Resolution to Authorize Signing Application for Certificate to Operate a Source of Air Contamination – Peach Commons Pump Station: Approved the application for a three-year certificate from Westchester County Department of Health and authorized payment of $990. - Resolution to Authorize Signing Recreation Programming Agreement: Approved an agreement with Andrew Frishman for a musical performance in November 2025, costing $500, paid by participants. Discussion Items - Set Public Hearing Date – Stop Sign on Stephen Road: The board considered a public hearing for November 18, 2025, to amend Chapter 220 (Vehicles and Traffic) to add a stop sign at Stephen Road and Valeria Circle. A resident had also requested an additional stop sign on Valeria Circle at the same intersection. The board deferred the item to clarify the exact locations and will combine both requests in one hearing. - Set Public Hearing Date – Croton Falls Water District Improvements: A public hearing was set for November 25, 2025, at 7:00 PM to consider bonding for improvements to the Croton Falls Water District, including PFOS treatment and well upgrades. Councilman noted the district may need $536,000 in additional funds; a grant application is pending. - Set Public Hearing Date – Water Rates: A public hearing was scheduled for December 9, 2025, at 7:00 PM to consider amending Chapter 230 (Water Rates). The board anticipates adjusting rates to better cover operation and maintenance costs. - Discussion – Water Usage Rate Charges: Board member Warren reported that water usage rates are reviewed periodically to align revenues with operational and maintenance costs, including leak repairs. The discussion touched on the difficulty of covering capital costs through rates. - Discussion – Building Department and Cemetery Fees: Councilman Warren noted that current building department fees are low compared to neighboring towns; Building Inspector Jim Duhig was asked to propose new rates. Cemetery fees were also reviewed: a plot for two graves is currently $2,000, which is in line with Pound Ridge and Lewisboro but low compared to private cemeteries. The fund covers about two years of maintenance. The board discussed the possibility of allowing more cremated remains per plot and adjusting fees to cover costs. - Discussion – Tax Levy Override: Supervisor indicated that the proposed 2026 budget exceeds the state tax cap of 2.35% (currently estimated at 5.47%). Major drivers include a property revaluation ($85,000), town hall capital payments, increased state retirement ($89,000), and health costs (4% increase). The board will need to adopt a local law to override the cap before the budget is finalized. A discussion of department heads’ presentations was deferred. Key Outcomes - The public hearing for Sunset Ridge Water District was continued to November 4, 2025, at 7:00 PM. - All consent calendar resolutions were adopted unanimously (no roll call votes required except where noted; one roll call occurred for the Croton Falls water district hearing date – all voted aye). - The board agreed to combine both stop sign requests and will obtain clarification before setting a new hearing date. - Public hearings were set for November 25 (Croton Falls Water District) and December 9 (Water Rates). - The board will proceed with a tax levy override; a formal public hearing on the budget will be scheduled separately. - Department heads will be invited to present budget details in upcoming worksessions.

On October 15, 2025 at 7:00 PM, the Town of North Salem Planning Board held a work session in person and via Zoom. William J. Angiolillo, P.E., of Hahn Engineering, presented a training overview on stormwater pollution prevention plans (SWPPPs), tailored to the board's review of development applications. The board then discussed short-term rental regulations and the recreation committee's role in the pickleball court matter. No formal votes were taken. Stormwater/SWPPP Training - Angiolillo traced stormwater regulation to the 1972 Clean Water Act and the NPDES program; in New York, DEC administers SPDES. He described the MS4 general permit for municipalities, noting North Salem is one of more than 500 MS4s in New York State, and the construction general permit. Projects that cannot meet eligibility requirements need an individual SPDES permit reviewed by DEC with public comment; the Reed Road group was cited as an example. - North Salem lies largely within the 375-square-mile East of Hudson watershed that supplies New York City; only about 70 acres of the town are outside it. Because of that location, disturbance over 5,000 square feet requires a small SWPPP (erosion and sediment control only), and disturbance over one acre requires a full SWPPP with post-construction practices. The town code also requires mitigation of new impervious area for projects over 5,000 square feet, tied to the 90 percent storm event or first flush. - The presentation covered the one-, 10-, and 100-year storm events (roughly 2.5, 5, and 9 inches of rainfall), curve numbers for land cover, and the difference between green infrastructure practices and standard stormwater management practices. The presenter noted the newer stormwater design manual uses updated rainfall data from the Northeast Regional Climate Center. - Board members asked about solar-paneled roofs, microplastics from plastic underground systems, herbicide use on permeable pavers, and how to read large SWPPP documents. Angiolillo advised focusing on the site plan, proposed practice locations, project overview, and summary tables rather than the full HydroCAD model. He also stressed that all practices require maintenance and that maintenance access should be considered in design. - Examples included common erosion controls, permeable pavement, rain gardens, cisterns, bioretention and infiltration systems, and the former Vox restaurant site, a 2.9-acre site with about 0.7 acres of disturbance that used a hydrodynamic separator and pipe detention system. One board member estimated the town has roughly 15-20 stormwater maintenance agreements; Angiolillo noted the annual MS4 reporting and inspection requirements. Short-Term Rental Discussion - Board members discussed comments made at the previous town board meeting. One board member stated that requiring a property owner to carry liability insurance as a condition of a short-term rental permit appeared to be overreach and possibly illegal, and said it would be researched. - Another board member reported checking town law on fines and finding that the current fine appears to be at the maximum allowed by town law, while some other code sections are below the maximum; a future code-wide review was mentioned. - One board member noted that a resident's question about why short-term rentals are not prohibited entirely was never fully answered, and another member said that is a policy question for the town board. Board members noted a seasonal need for short-term rentals, limited local hotel options, and the benefit of homes being occupied while owners are away. One member said if the town allows short-term rentals, they should be allowed across town, and host-on-site requirements would disadvantage owners who leave for months. - A board member said he would incorporate tweaks suggested by a commenter named John and asked staff to obtain John's written comments that week, with the goal of working with the town planner and attorney to finalize the matter for the November 5 Planning Board meeting and then return it to the town board. Pickleball and Recreation Committee - A board member asked whether the Planning Board should have a role in the pickleball court discussion. Board members responded that the issue was primarily a recreation committee matter because the court change did not affect traffic or parking. They noted the recreation committee had proposed a more restrictive interim plan that was rejected by people in the audience. - The recreation committee is updating its recreation master plan, engaging the public, planning surveys, and expects to hire a professional planner. A planning board liaison has been attending the committee meetings. Key Outcomes - No formal votes were taken; the training was received positively by board members. - The board will research the insurance question, obtain the short-term rental commenter's submission, and work with the town planner and attorney to prepare short-term rental revisions for the November 5, 2025 Planning Board meeting. - The next Planning Board meetings are the Regular Meeting on November 5, 2025, with at least two applicants expected and a likely short-term rental item, and the Work Session on November 19, 2025.

North Salem Town Board Meeting: Public Hearings on STR and Parking, Worksession on Pickleball (October 14, 2025)\n\nThe Town of North Salem Town Board convened on October 14, 2025, for a Regular Meeting and Worksession. The major topics included two public hearings: a continued hearing on a proposed local law to permit and regulate short-term rentals (STRs), and a hearing on new parking restrictions aimed at improving safety at the Bloomer Road and Route 121 intersection. A worksession discussion addressed noise complaints related to pickleball courts at JB Park. The board also completed several routine approvals, including financial resolutions and contract authorizations.\n\n Public Hearings & Testimony\n\n 1. Short-Term Rental (STR) Local Law\nThe board continued a public hearing on Local Law 01-2025, which would amend Chapter 250 (Zoning) to permit and regulate STRs (rentals under 30 days) via a special permit from the Planning Board. Planning Board Chair Cynthia Curtis noted that the revised draft introduced the ability to revoke permits for violations.\n- Resident Maureen Eckman expressed support for the regulations but argued that the proposed $350 penalty for a first offense was too low to deter bad actors, calling it "not an avoidance behavior" for a $3,000 weekend rental.\n- Resident Patrick Sweeney, speaking from experience as a neighbor to an Airbnb, urged a more restrictive approach, such as requiring the owner to be present during rentals (as in New Rochelle) or capping annual rental days at 30 (as in Rye). He also questioned how existing rentals would transition and whether rental logs could be made public.\n- Resident John Nouri proposed several specific amendments, including limiting STR density to one permit per five homes, requiring a one-week rest period between rentals, reducing the annual rental cap from 90 to 60 days, mandating comprehensive liability insurance ($1M minimum), and requiring neighbor notification for ADUs used for STRs.\n- Residents Kathy Mills Hastings and Kathy Collins of Purdy's questioned the one-size-fits-all zoning approach across different districts and requested stronger enforcement and penalties.\n- Resident Fran raised concerns about child safety in neighborhoods due to transient renters.\n- Resident Courtney Covers Azie questioned the 30-day definition of short-term versus longer term rentals.\n- Resident Susie Thompson urged the board to pass the law to establish any control, stating regulations could be fine-tuned later.\n- Town Attorney Lisa confirmed that the $350 maximum penalty is set by state town law and cannot be increased locally.\n\nBoard Discussion: The board declined to adopt the law immediately. Supervisor Warren Lucas stated he wanted to thoroughly consider the public input before voting. The public hearing was closed, and the board will revisit the proposal in a subsequent meeting after further review.\n\n 2. Parking Restrictions (Bloomer Road and Route 121)\nThe board held a public hearing on Local Law 02-25 to amend Chapter 220 (Vehicles and Traffic) by creating no-parking and tow-away zones on Bloomer Road, Route 121 (Peach Lake Road), and Dingle Ridge Road to address dangerous crowding from car meetups.\n- Police Chief Tom Halley described the evolution of the problem, citing escalating costs for police details ($1,554 in 2021, over $22,000 in 2023), and stressed that the proposed distances were insufficient to prevent hazards. He recommended eliminating the problem rather than applying a "band-aid."\n- Lieutenant Andrew Brown argued that the initially proposed 300-foot zone on Bloomer would create a "killing field" over the crest of the hill. He advocated for extending the zones to 900 feet on Bloomer, 2,400 feet on the north side of Route 121, and 1,500 feet on the south side, as well as including Dingle Ridge Road.\n- Kurt Golden, President of the North Salem Ambulance Corps, supported the expanded zones, presenting video evidence of congestion and stating emergency vehicles cannot safely navigate the area.\n- Resident Courtney Covers Azie, who lives at the intersection, acknowledged the no-parking zones were needed but argued that general speeding is the root safety issue. She also raised concerns about property damage from parked cars.\n- Planning Board Chair Cynthia Curtis raised a separate issue regarding the striping of parking spaces in the Croton Falls green space lot, which she stated conflicts with the approved site map and easements.\n\nBoard Discussion: Supervisor Lucas accepted the Police Department's expanded distance recommendations. The proposal for the Croton Falls green space was withdrawn from the law for further study. The amended law includes tow-away zone designations.\n\n Discussion Items\n\n Pickleball Court Usage at JB Park\nThe board held a worksession to address a noise complaint regarding pickleball courts at JB Park, which are converted tennis courts. Supervisor Lucas outlined the issues and potential solutions, including sound mitigation blankets ($15,000), specialized paddles, and exploring alternative locations.\n- Residents Craig and Susan Moyer, representing a group of players, presented a petition of 30 signatures in support of continued play. They argued the town sanctioned play by striping the courts, that games are typically a few times per week from 9 to 11 AM, and that restrictions should not eliminate weekend play. They demonstrated quieter paddle options.\n- Resident Frank Bastone, a neighbor for 41 years, stated the pickleball noise is minimal compared to other park activities and criticized the board for reacting to a single complaint.\n- The Recreation Advisory Committee submitted a recommendation via email to limit pickleball to 9 AM to 12 PM, Monday through Saturday, as a short-term compromise. Board member Peter C. criticized this window as too restrictive.\n- The board tabled the decision, agreeing to explore sound mitigation further. Supervisor Lucas expressed interest in visiting the courts in person to assess the noise levels.\n\n Key Outcomes\n- STR Adoption Deferred: The public hearing on the Short-Term Rental law was closed, but the board deferred the vote to consider public comments on penalty amounts, insurance, and density limits. The proposal will be revised and brought back for adoption. A Negative Declaration under SEQR was adopted.\n- Parking Regulations Adopted: The board adopted Local Law 02-25, implementing expanded no-parking and tow-away zones at the Bloomer Road and Route 121 intersection, incorporating the longer distances recommended by the Police Department.\n- Sunset Ridge Water District: A public hearing was set for a proposed bonding resolution to authorize an additional $150,000 for water system improvements.\n- Routine Approvals: The board approved payment of Town bills ($371,841.74) and Highway bills ($30,294.04). Other approvals included a contract with Tyler Technologies for property reappraisal ($85,000), a contract with Cartographic Associates for tax map maintenance ($4,800), a change order for the solar service upgrade at the Highway Garage ($39,120), a $6,000 contribution to the New Dawn Family Resource Center, various tax refunds and fee reversals, recreation program agreements, and the purchase of a spectrometer for the Peach Lake wastewater treatment plant ($17,128.73).\n- Records Management Day: The board declared October 17, 2025, as Records Management Day.

The Zoning Board of Appeals met in person and via Zoom at 7:00 PM on October 9, 2025. The board set its next meeting date for November 13, 2025, and held two public hearings, granting both the special permit for an accessory apartment at 25 Whittier Hills Drive and the area variances for a standby generator at 11 Lagoon Plaza. Public Comments & Testimony - Brian Chipman (20 Whittier Hills Road) wrote and spoke about what he described as a past failing septic system and odors, and asked how septic capacity would be ensured. The board responded that septic regulation is under the Westchester County Board of Health's jurisdiction, that the building inspector confirmed Board of Health approval for the property, and that future complaints should be directed to the North Salem Building Department. - Alan Ryder (29 Whittier Hills) asked whether the previous commercial use of the garage and commercial vehicle parking would continue; the applicant answered no. - Jerry Simon, a neighbor, said he intended to believe the owner and hoped they would be good neighbors, but was concerned about a possible Airbnb-type or high-turnover rental situation and asked what safeguards the town would provide. The board stated that this is a legislative question for the Town Board and that enforcement issues should go to the Building Department. - Craig Muncho, another neighbor, asked about LLC ownership. The board said LLC ownership is not a loophole and that accessory apartments may be rented to tenants as long as an owner resides in the primary residence. - A letter from Courtney Smith expressed concern about fumes, noise, and health effects, including family members with asthma and PTSD, and stated a notice error involving 8 Cottage Lane. The board said the notice was confirmed sent and gave assurances about modern generator emissions and noise. Discussion Items - BA25-26 – 25 Whittier Hills Drive (Special Permit): Applicant 25 Whittier Hills LLC, represented by Ami Taladi, requested a special permit for a one-bedroom accessory apartment above an existing detached garage in an R-1 district on an approximately one-acre lot. The applicant stated the main house would be occupied as a single-family residence and that no exterior changes to the garage are proposed. Building Inspector Jim provided history: the previous owners had maintained an illegal two-family use and studio over the garage; the new owners propose to return the property to a single-family residence with a one-bedroom accessory apartment. Westchester County Board of Health plans were submitted and approved for a total of three bedrooms, two in the house and one in the garage. The board also noted the accessory apartment met the code's floor-area range and parking requirements. - BA25-27 – 11 Lagoon Plaza (Area Variance): Applicant Lori Voss requested area variances to install an 18 kW standby generator with a 200-amp SER ATS on a nonconforming 0.066-acre R-1 lot. The requested variances were: rear yard of 29 ft (35 ft required; 13.3 ft existing; 6 ft proposed); building coverage of 17.5% (10% permitted; 27.2% existing; 27.5% proposed); and development coverage of 32% (25% permitted; 56.7% existing; 57% proposed). Voss stated the new generator would replace an older portable gas Briggs & Stratton unit with a quieter, lower-emission propane Generac unit, that no additional propane tanks would be needed, and that she would plant hedges on three sides for screening. The board found the applicant's need for the generator weighty, including refrigerating medications during power outages, the coverage increases minor, the lot's nonconformity pre-dated the zoning code, and the co-op had approved the generator. Key Outcomes - Granted BA25-26, a special permit for the accessory apartment at 25 Whittier Hills Drive; the motion carried by voice vote with no audible opposition. - Granted BA25-27, the area variances for the generator at 11 Lagoon Plaza; the motion carried by voice vote with no audible opposition. - Set the next Zoning Board of Appeals meeting for November 13, 2025.

The North Salem Planning Board met on October 8, 2025, at 7:30 PM in a hybrid in-person/Zoom meeting. The board handled several land-use applications, including a public hearing carryover, multiple extension requests, a final subdivision approval, a soil-testing plan, a proposed residence, and AT&T facility modifications. It also approved the September 2025 financial report and two sets of minutes, and discussed a potential zoning change related to the Croton Falls Master Plan. Public Hearings - Grant Road LLC (658 Grant Rd.): The public hearing was carried over to the November 2025 meeting. Discussion Items - DiMaio (28 Whittier Hills Dr.): Applicant Thomas DiMaio requested a second 90-day extension for his approved project. He stated that funding was secured and work was about to begin, but no remediation, soil capping, or tree-wall construction had started. A court stay affecting a neighboring property (26 Whittier Hills Dr.) caused uncertainty; the board advised DiMaio to obtain official court clarification before starting work. The board approved the extension from October 10, 2025 to January 8, 2026. - Gilport Development Corp. (Oak Ridge/Overlook Rd.): The board approved a sixteenth 90-day extension of the final subdivision plat approval from October 27, 2025 to January 26, 2026. Because the wetland permit had expired, the board also re-approved the freshwater wetland permit to run concurrently with the extension. The chair stated that periodic regulatory checks showed no relevant changes. - LoRusso (26 Whittier Hills Dr.): The board adopted a resolution acknowledging the court-ordered stay and directing that the board's approval clock be paused from the start of the stay until it is lifted. The applicant asked to confirm that the full stay period would be added back; the chair confirmed that was the intent. The vote was unanimous. - Reed Road Group (Reed Road): Town engineer Rich Williams (Hahn Engineering) attended. The planning consultant noted that Hahn's memo required changes: the project needs an individual DEC permit rather than a general permit, the draft's general permit number was incorrect, and a Notice of Intent (NOI) is still required. The board approved the final subdivision plat, lot line adjustment, and stormwater management permit, with amendments and outstanding Hahn memo items made conditions of approval. The chair expressed frustration with repeated requests for missing information across multiple applications. - Taverner (2 Whittier Hills Dr.): Brian Hildebrand, representing the applicant, said a professional geologist would lead soil sampling and testing for fill already placed on the site. He confirmed all fill came from one location. The testing plan includes four samples (two regular and two composite). The board discussed the wetland intrusion and steep slopes exceeding 15%; Hildebrand said regrading would be done to the greatest extent practical. The board directed that existing trees be shown on plans and that sampling be coordinated through the town engineer's office. A wetland permit will be required because the wetland area was disturbed. - Peirce (3 Cottage Ln.): Applicant Michael Peirce proposed a one-and-a-half story residence, but board members stated the plans appeared to show a two-story house with full second-floor bedrooms. Previous discussions with the co-op board and neighbors led to a smaller footprint with dormers. The board identified likely needs for variances (setbacks, parking in a yard/setback area) and requested clearer, more consistent plans. Peirce said he needed time to respond to the consultants' memos. - AT&T Mobility (40 Sun Valley Dr.): The board approved the alteration exemption, conditional use permit, and site plan approval for modifications to AT&T equipment at the existing facility. Note: the motion as read in the transcript cited 440 Sun Valley Drive, while the agenda listed 40 Sun Valley Drive. - Croton Falls Master Plan / Old Firehouse (One Front Street): The chair reported that the Town Board adopted the Croton Falls Master Plan but subsequently discussed a zoning change at the old firehouse. The chair said the plan explicitly states there will be no zoning changes and that the owner has confirmed he never requested a change. The chair has spoken to town board members and is waiting to see whether the zoning-change discussion is dropped. Key Outcomes - Carried the Grant Road LLC public hearing to the November 5, 2025 regular meeting. - Unanimously approved DiMaio's second 90-day extension (October 10, 2025 - January 8, 2026). - Unanimously approved Gilport's sixteenth 90-day extension (October 27, 2025 - January 26, 2026) and wetland permit re-approval. - Unanimously approved the LoRusso resolution pausing approval timeframes during the court stay. - Unanimously approved the Reed Road Group final subdivision plat, lot line adjustment, and stormwater management permit with conditions. - Directed that Taverner's soil testing proceed through the town engineer's office; a wetland permit application is expected. - Unanimously approved AT&T Mobility's alteration exemption, conditional use permit, and site plan. - Approved the September 2025 financial report and the September 3 and September 17, 2025 meeting minutes. - Scheduled a work session for October 15, 2025 (stormwater training) and the next regular meeting for November 5, 2025.

The Town of North Salem Town Board held a regular meeting and worksession on September 30, 2025, at 7:00 PM in the Town Meeting Hall and via Zoom. The meeting included the presentation of the 2024 audit findings, discussions on a revaluation proposal, historical markers, and a 250th anniversary fireworks display, along with the adoption of multiple resolutions. The board also addressed routine consent items and financial authorizations. Consent Calendar - Authorized Compensatory Time Pay Rate – Approved a pay rate of $49.50 per hour for the Assistant to the Highway Superintendent and Chief of Police for work performed outside usual business hours in the Justice Court. (Resolution 1) - Reappointed Members to Conservation Advisory Council – Reappointed Holly Thompson and Virginia Tate to terms expiring October 31, 2027. (Resolutions 2 and 3) - Appointed New Members to Conservation Advisory Council – Appointed Jennifer Landers (term to October 31, 2027) and Mary Christine Basil (term to October 31, 2026). (Resolutions 4 and 5) - Acknowledged Resignation from Recreation Advisory Committee – Accepted the resignation of Jamie Roche, effective September 12, 2025, and appointed her as an ad hoc member. (Resolution 6) - Accepted 2024 Audit Findings – Approved the audit report as presented by Cooper Arias, LLP, including the Justice Court records. (Resolution 7) - Released Bond for 235 Mills Road – Released a $1,000 bond for a driveway opening permit. (Resolution 8) - Released Building Department Engineering Escrows – Released escrows for 39 Delancey Road ($750), 321 Hardscrabble Road ($1,000), and 441 Hardscrabble Road ($812.50). (Resolutions 9, 10, 11) - Granted Waivers of Application Processing Restrictive Law – Extended waivers for 2 Brookside Lane (to January 24, 2026) and 113 Mills Road (to January 24, 2026, contingent on receipt of $2,500 escrow). (Resolutions 12 and 13) - Authorized CREST Grant Applications for Delancey Hall Renovations – Approved applications for $100,000 from the NYS Assembly (Resolution 14) and $100,000 from the NYS Senate (Resolution 15). - Set Public Hearing for Stop Sign on Stephen Road – Scheduled a public hearing for October 28, 2025, at 7:00 PM to amend Chapter 220 (Vehicles and Traffic) to add a stop sign at the intersection of Stephen Road and Valeria Circle. (Resolution 18) - Authorized Refund for Recreation Programs – Approved a $178 refund to Gillian Kirby. (Resolution 19) - Authorized Supervisor to Sign Recreation Programming Service Agreements – Approved multiple agreements for recreation courses. (Resolution 20) - Authorized Payment to Warren Lucas – Approved reimbursement of $4,095.31 for moving costs associated with the Delancey Hall project; Supervisor Lucas abstained. (Resolution 17) - Authorized Payment to Tundra Contracting Group, Inc. – Approved payment of $44,461.91 for contract work on Delancey Hall. (Resolution 22) Discussion Items - 2024 Audit Findings Presentation – Andrew J. Arias, CPA of Cooper Arias, LLP, presented the audit. The General Fund fund balance decreased by $96,000 (outperforming budget by $213,000), with an unassigned fund balance of $3.03 million (37% of the subsequent year's budget). The Highway Fund increased by $50,000. The Peach Lake Sewer District fund balance reached $1.01 million (169% of budget). Arias recommended establishing a capital reserve for the sewer district to manage potential large expenses. The board discussed the need to clean up old stale data checks and escrow funds totaling $118,000 from 2014. No formal action was taken on these recommendations. - Tyler Revaluation Proposal – Assessor Karen explained the need for a reappraisal to maintain assessments at 100% of market value, citing a current equalization rate of 92.5%. The proposed contract with Tyler Technologies for $85,000 would update the assessment roll for 2026 (effective for the 2027 tax year). The board expressed support, noting the investment from the 2017 reassessment would be lost if not maintained. A motion to adopt the contract (Resolution 21) passed after amending the valuation date to July 1, 2026. - Washington-Rochambeau Revolutionary Route Markers – Gail Pantezzi, Chair of the Historic Preservation Commission, proposed installing National Park Service markers along the route of the French expeditionary forces through North Salem in 1781 and 1782. The markers cost approximately $54 each. Board members debated the number of markers (10 vs. 6) and potential confusion. Councilmember Susie expressed opposition to more signs, suggesting people do not pay attention. The board agreed in principle to proceed with about six markers, with placement to be coordinated with the Highway Department. - Revolutionary North Salem 250 Fireworks Display – Susie, chair of the celebratory committee, reported on proposals for a fireworks display on June 20, 2026, to mark the 250th anniversary of the Declaration of Independence. Three proposals ranged from $12,000 to $20,000; adding music or drones increased costs. The proposed site is the middle/high school fields, with concerns about fire risk during dry conditions and noise affecting nearby horse farms. The board expressed general support and authorized continued pursuit of the event, with a budget of up to $20,000. A final contract will be brought back for approval. - Delancey Hall Windows – Supervisor Lucas updated the board on window repair work. The contractor recommended repairing windows on site (at $100/hour per window) rather than removing and sending them out, to avoid damaging interior walls. The board informally agreed to this approach. - Parking and Traffic Concerns on Route 121 – Councilmember Roland raised issues about parking in front of 121 Restaurant and near the auto shop, which obstructs visibility at a curve. The board discussed installing no-parking signs; the restaurant owner had indicated acceptance. The matter was referred to the Highway Department for implementation. Key Outcomes - Croton Falls Plan Adoption Rescinded – The board initially voted on Resolution 16 to adopt the Croton Falls Plan supplement and make a SEQR negative declaration. However, upon realizing the plan did not include a proposed zoning map change (rezoning a residential parcel in the GB district), and that the action would constitute spot zoning, the board voted to rescind the resolution. The plan will be revisited after the zoning issue is reconciled. - Approved Tyler Technologies Contract – Resolution 21 was adopted (all in favor) to authorize the Supervisor to sign the $85,000 reappraisal agreement, with the valuation date corrected to July 1, 2026. - Authorized CREST Grant Applications – Two resolutions (14 and 15) were adopted to apply for $100,000 grants from the NYS Assembly and Senate for Delancey Hall renovations. - Set Public Hearing for Stop Sign – October 28, 2025, at 7:00 PM was set for a public hearing on adding a stop sign at Stephen Road and Valeria Circle. - All other consent resolutions adopted unanimously – including appointments, waivers, escrow releases, and payments.