Public Meetings - North Salem, New York

The Town of North Salem Zoning Board of Appeals met at 7:00 PM on Thursday, September 11, 2025, in person and via Zoom. The Board approved the August 14, 2025 meeting minutes, scheduled the next meeting for October 9, 2025, and acted on two held-over applications and five public hearing items. All applications received unanimous approval by the members present. Public Comments & Testimony - Clifford Davis, attorney for the neighboring Startan family at 579 Grant Road, opposed the Wheelhouse application. He argued that the project required additional noticed variances, including a substantial development-coverage increase of approximately 14,775 square feet over the 10 percent limit and a 200-foot combined side-yard setback issue for the barn and outdoor riding arena. He also said the applicant had not shown good cause for the manure-storage location and raised concerns about truck traffic between 577 Grant Road and 585 Grant Road. - The Startan neighbor described daily Kubota tractor noise along his property line, audible inside his house, and expressed concern about the intensity of a combined horse operation around his property, odors, and management and worker intrusions. He noted that his children's pool and basketball court are near the boundary. - Anne Marie Latuga, the applicant's wife, and trainer Helen Miller said the Kubota trips were limited, often for family use or cleanup, and would cease once the two properties operate as separate commercial and personal facilities. They also described frequent stall and paddock cleaning. - No public comments were offered on the Gerard, Mullane, Fischer, Dozza, or Marbury public hearings. BA25-03 / BA25-17 – Wheelhouse Group, LLC (577 Grant Road) - The applicant sought a special permit amendment to increase the commercial horse-boarding operation from five to twelve horses, build a barn addition, add a 689-square-foot groom's quarters/employee dwelling unit, exceeding the 500-square-foot code allowance, construct an outdoor riding arena, relocate manure storage, and install the barn addition closer than 150 feet but no less than 75 feet from the property line. - The Board noted that the minimum lot-area requirement under § 250-16 was no longer applicable, and that the corrected development-coverage figure was 13.24 percent proposed, requiring a 3.24 percentage-point variance over the 10 percent allowance, not the 16.08 percent figure listed in the agenda. - Applicant's counsel Jamie Spillane and engineer Todd Atkinson presented the revised plan, emphasizing the reduced arena size, use of existing barns, and willingness to add screening. The Board referenced its site visit. - Board discussions led to conditions limiting vendors to normal business hours without restricting horse deliveries, requiring DOT approval, requiring compliance with the dark-sky law, and requiring the applicant to submit a landscaping and screening sketch to the neighbor for review and comment. - The special permit and the development-coverage area variance were each approved unanimously. BA25-21 – Gerard (448 Grant Road) - The applicant requested an area variance to allow an existing shed to remain in its as-built location. The record corrected the shed size to 12 feet 3 inches by 16 feet 3 inches by 12 feet high, not 20 by 40 feet as stated in the agenda. - Applicant and engineer William Gerard explained that the shed had been placed using an incorrect survey; the deer fence had been removed from the neighbor's property. - The Board found no detriment and granted the variance unanimously. BA25-22 – Mullane (19 Vails Lake Shore Drive) - The applicants requested variances for a rear first-floor extension and second-floor addition on a 0.01-acre non-conforming R-1 lot: 19 feet of combined side yard, building coverage of 19.06 percent, and a F.A.R. of 0.26. - Architect Richard Bell presented the proposal. The Board found the addition similar in scale to the neighborhood, noted co-op approval and a proposed stormwater system, and granted the variances unanimously with a dark-sky condition. BA25-23 – Fischer (6 Cottage Lane) - The applicants requested six variances for a new one-and-a-half-story home on a 0.03-acre R-1 lot, replacing a dilapidated 602-square-foot house with a 620-square-foot footprint and a total of 849 square feet, plus a deck. The matter was referred from the Planning Board on August 18, 2025. - Architect Richard Bell explained that the house is 26 to 27 feet high, below the 35-foot code limit, and raised to meet the FEMA flood elevation of 534.87. - The Board found the variances substantial but appropriate for the unique canal lot and granted them unanimously. BA25-24 – Dozza (26 Bloomer Road) - The applicant sought two variances to legalize completed landscaping and hardscaping: an 8-foot side-yard setback to a covered wood barbecue structure where 20 feet is required, and development coverage of 45 percent proposed where 20 percent is permitted. - Architect Nate Delesio said the lot is non-conforming and odd-shaped, and that the improvements are largely screened from the road and adjacent properties. - The Board granted the variances unanimously with a dark-sky condition. BA25-25 – Marbury, LLC (324 & 328 Hardscrabble Road) - The applicant sought a special permit to allow up to 21 horses and a commercial horse-boarding operation on two lots to be merged by deed, totaling approximately 54.3 acres. Site improvements include renovation of the existing barn to add three employee dwelling units, one about 32 square feet over the 500-square-foot allowance, a 16-stall horse barn, a 20,000-square-foot exercise and training barn, an outdoor 275-by-175-foot riding ring with covered viewing area, auxiliary barns, a horse hot walker, and reconfigured paddocks. - Counsel Jerry Tortorella, engineer Adam Talbot, owner representative Isabel Cox, and equestrian manager Tiffany Foster presented the project. Foster described a private, high-level show-jumping operation, with no public exhibitions, no outdoor PA system, and no riding academy. - The Board discussed emergency access through the gate, common driveway maintenance, pending county planning board comments, and the applicant's request to fell some trees this winter in connection with northern long-eared bat habitat. The Board also discussed whether a SEQR negative declaration would be needed and agreed to consult the town attorney. - The special permit was approved unanimously. Key Outcomes - Approved the August 14, 2025 minutes and set the next meeting for October 9, 2025. - Granted BA25-03 special permit amendment and BA25-17 area variance for Wheelhouse Group, LLC, subject to conditions. - Granted BA25-21, BA25-22, BA25-23, BA25-24, and BA25-25 as described above. - Required post-approval items included DOT and county referrals, health department approvals, stormwater and wetland permits, lot-merger deed, screening and landscape plan, and dark-sky compliance.

The Town of North Salem Town Board held a public hearing and regular meeting on September 9, 2025, starting at 6:00 PM with an executive session and resuming at 7:00 PM. The main agenda included a public hearing on the proposed Croton Falls Master Plan, worksession discussions on no-parking designations and pickleball court locations, and consideration of numerous resolutions, including a major bond issuance for the Croton Falls Sewer District. The board also addressed retirement and resignation of personnel, approved various payments and agreements, and discussed the Delancey Hall renovation and water district matters. Public Hearing: Proposed Croton Falls Plan - The public hearing was opened for the proposed Croton Falls Master Plan, a supplement to the town's 2011 comprehensive plan. The board acknowledged receipt of a response from the Westchester County Planning Board, which encouraged more affordable housing but generally considered the plan reasonable. - One resident (Cynthia) expressed concern that the board's recent placement of a farmer's market trailer in the Croton Falls parking lot without screening contradicted the plan's aesthetic goals. She urged adherence to the plan and noted that a sign on the trailer violated the town's zoning code on signage. The board acknowledged the concern and discussed possible screening, but noted the trailer sits over a drainage system and may need to be relocated. - Cynthia also raised concerns that the sewer district and county letter signal development pressure, particularly for affordable housing around transit. Supervisor Warren countered that the grants carry no specific housing mandates and that the town already has a high percentage of affordable units (4% FAH and 13% ADUs). He detailed the sewer project costs: $16.282 million total, with $15.3 million secured from various grants and only $58,000 in annual operation and maintenance costs. He estimated annual costs per home at around $399–$400 per year. - A business owner (Tom) spoke in favor of the sewer system, noting that his restaurant (High Grade) must use disposable tableware due to failing septic systems. He stated no business owner he spoke with opposes the system. - The board closed the public hearing after no further public comments. They will later adopt the plan following an environmental termination. Worksession: No Parking Designations on Route 121 and Bloomer Road - The board discussed a proposed local law to establish no-parking zones on sections of Route 121 and Bloomer Road near a popular car meetup (first Sunday of each month). Residents and the Highway Superintendent described safety hazards: cars parked on both sides of the road, obstructing sight lines, and pedestrians lying in the road. Police have received complaints. - The board debated the length of the no-parking zone, with some favoring extending it to the guardrail on Bloomer Road to prevent overcrowding. They agreed to set a public hearing for October 14, 2025, and to measure exact distances. The highway superintendent will place markers. The board also discussed towing authority but decided to include it in the signage. Worksession: Pickleball Court Locations - The board considered a complaint from a resident living 187 feet from the tennis court at JB Park, who cited loud pickleball noise. Supervisor Warren noted a standard recommendation of no pickleball courts within 500 feet of homes. - The board discussed alternative locations, including Purdy's Field (near I-684, but DEP restrictions on impermeable surfaces and dog parks), Volunteers Park (wet area), and indoors at a commercial facility ($52/hour). The Recreation Committee is updating its master plan; the board decided to cease pickleball at JB Park immediately, post signs, and refer the issue to the Recreation Committee for future site assessment. Resolutions and Approvals - Consent Calendar (unanimous): Approved payment of town bills ($250,182.52) and highway bills ($46,443.00). Accepted monthly reports from all departments for August 2025. - Appointments and Personnel: Reappointed Elaine Sweeney to the Board of Assessment Review (term to Sept. 30, 2030). Acknowledged resignation of Recreation Assistant Sage Kilborn (effective Aug. 28, 2025) and retirement of Highway Department employee Anthony Lundy (effective Sept. 9, 2025). - Croton Falls Sewer District: Authorized a resolution to issue $16,282,000 in bonds (as required by EFC, though no actual borrowing is needed due to grants). Vote: 2 ayes (Warren, Brent), 1 nay (Peter) – Peter cited concerns about growth pressure. Also authorized applying for a $2 million Water Infrastructure Improvement (WIIA) grant. - Other Resolutions: Accepted hold harmless agreement from Verizon for communications facility renewal. Set public hearing for Oct. 14, 2025 on the no-parking local law. Approved 2025 omitted/revised water billings ($950 total). Authorized use of school facilities for men's basketball. Approved refunds for recreation programs ($275 and $208). Signed cleaning agreement with Crystal Blue Cleaning Service for biweekly cleaning at multiple town buildings. Signed revocable land use permit for Purdy's Field (annual fee $3,240.52). Released wetland escrow ($1,000) for 173 Baxter Road. Paid $6,250 to Robert Walsh Associates for engineering services on the Sunset Ridge Water District PFAS removal system. - Audit Findings: Postponed acceptance of the 2024 audit findings to the next meeting at the request of the auditor, Andrew Arias of Cooper Arias, LLP. - Payment to Cooper Arias, LLP: Approved $26,500 for preparation of 2024 financial statements; Supervisor Warren abstained due to family relationship. Delancey Hall Update - The board discussed renovation progress at Delancey Hall. A structural engineer found some beam and sill issues that require repairs. The building needs to be emptied of heavy fireproof cabinets to reduce weight. Supervisor Warren authorized renting two PODS (not to exceed $2,500 for six months) and will get quotes for moving services. Town Clerk Maria Halushko noted the move forces a records management discussion, including scanning options and future use of office space. Other Discussion: Pabst Water District - Supervisor Warren reported on the Pabst (PAPS) water system: a 20,000-gallon buried tank was inspected after 47 years, and the board authorized cleaning it for a cost not to exceed $2,100. He also noted a $131,000 testing requirement from the Department of Health for the Croton Falls Water District's PFAS equipment, which he is contesting. He submitted a $535,000 grant request for water system improvements. Key Outcomes - Public hearing on Croton Falls Plan closed; adoption pending environmental termination. - No parking on Route 121 and Bloomer Road: public hearing set for October 14, 2025, with final signage and distances to be determined. - Pickleball at JB Park terminated; future siting referred to Recreation Committee. - Bond resolution for Croton Falls Sewer District passed 2-1 (Peter opposed). - Cleaning agreement for Delancey Hall PODS authorized (not to exceed $2,500). - Pabst water tank cleaning authorized (not to exceed $2,100).

The Planning Board met on September 3, 2025, at 7:00 PM to carry over a public hearing, discuss proposed short-term rental regulations, review a petition from Purdy’s Hamlet residents, and handle routine business. The chair also reported on a presentation made that morning to the Westchester County Planning Board regarding the Croton Falls Master Plan. The board worked through a revised draft of the short-term rental ordinance, making key decisions on owner limits, zoning bulk requirements, and permit enforcement. Public Comments & Testimony - A petition signed by approximately 40 Purdy’s Hamlet residents was submitted, arguing that short-term rentals would harm property values, increase traffic and congestion, strain police and garbage services, and create fire/safety burdens on taxpayers. The chair reviewed the petition point by point, calling many claims unfounded and noting that the draft code already addresses these concerns through conditioning uses, annual fire inspections (with fees), and noise/occupancy limits. Board members noted that similar concerns have been raised in other North Salem hamlets (e.g., Peach Lake) and that enforcement of the code will be critical. Discussion Items - Carryover of Public Hearing (Grant Road LLC, 658 Grant Road): The public hearing was carried over to the October 1, 2025 regular meeting without discussion. - Croton Falls Master Plan Update: The chair summarized her 10-minute presentation to the Westchester County Planning Board that morning. She emphasized the limitations imposed by Route 22 (narrowness, difficulty for crosswalks), the lack of recommendation to expand zoning, infrastructure constraints (water supply and proposed sewer district), and the need to preserve “missing middle” housing (homes in the $300,000–$500,000 range) to avoid creating more demand for affordable housing. She noted that the county asked for a build-out projection, which the board may consider as part of a broader comprehensive plan. - Short-Term Rental Ordinance (Work Session): - The board reviewed a new draft prepared by Will and Lisa. Key decisions included: - Deleted the NB district from eligibility because it contains no homes; kept GB district with a bulk requirement of 20,000 square feet (bulk table “K”), mirroring the adjacent R‑1 ½ zone. - Clarified that short-term rentals are a permitted accessory use subject to a conditional use permit (not by right). - Owner occupancy: An owner may hold only one short-term rental permit in the town, regardless of the number of properties owned. Long-term rentals are unaffected. - Permit duration and renewal: Permits are for two years; new owners must obtain their own permit. - Eligibility period: New owners must own the property for two years before applying for a short-term rental permit. - Violations: Operating without a permit will be handled by the building inspector through existing code (fines, court), not through an ineligibility provision. However, the board voted to add a minimum 12‑month ineligibility for permit revocations based on false information. - The board removed the “ineligibility” language from the general violation section (F2) and kept the revocation/suspension powers for permit holders. - Accessory apartments: Pre‑existing non‑conforming accessory apartments were discussed; the board will seek legal advice from Lisa on whether a change of ownership can trigger a requirement to obtain a new special permit. - Quarterly log reports: The board agreed that logs need only record dates and number of occupants, not names, to verify compliance with occupancy limits. - The board expects to finalize the draft at its September 17 work session and then refer it to the Town Board. - Signs: The board discussed whether to allow temporary directional signs for community events in public rights‑of‑way. No action was taken due to liability concerns (sight‑distance, accidents) and existing code prohibition. The zoning enforcement officer will continue to pull signs from rights‑of‑way. Key Outcomes - Public hearing (Grant Road LLC) carried over to October 1, 2025. - Short‑term rental draft: Substantial revisions agreed upon; final review set for September 17 work session. - Financial report for August 2025 approved unanimously. - Minutes of August 6 and August 20, 2025 approved unanimously. - Next meetings: Work session – September 17, 2025; Regular meeting – October 1, 2025. - Executive session: The board entered executive session with counsel to discuss a legal matter, then adjourned.

The Town of North Salem Town Board held a Regular Meeting/Worksession on Tuesday, August 26, 2025, at 7:00 PM in the Town Meeting Hall (66 June Road) and via Zoom. The meeting covered routine approvals, several resolutions, and worksession discussions on parking restrictions and the use of millings on unimproved town roads. Public comment was heard on the millings issue and on proposed no‑parking designations. Resolutions - Authorize Inclusion of Insert with 2025 School Tax Bills: Approved unanimously. The insert is the same as in prior years. - Authorize Supervisor to Sign Agreement and Make Payment – Catalis Tax & Cama, Inc.: Approved unanimously ($9,241.56 for software maintenance with a 6% annual increase through 2028). The supervisor will discuss reducing the increase with the vendor. - Authorize Payment – Cooper Arias, LLP ($26,500 for 2024 audit): Tabled after Councilmember Marty abstained because his brother‑in‑law is a partner in the firm. The board will revisit at a future meeting. - Authorize Expense – Site Specific Design ($15,840 for six E1 sewer grinder pumps for Peach Lake Sewer District): Approved unanimously. A board member requested an inventory of all purchased equipment. - Authorize Release of Building Department Engineering Escrow – 369 Mills Road ($556.30): Approved unanimously. - Approve Request and Permit for Special Events Application – North Salem Artisanal Farmers Market (Croton Falls commuter parking lot): Approved unanimously, subject to conditions (alcohol vendors must provide state liquor licenses; storage trailer removed at end of season). The board concluded that screening for the trailer was unnecessary. Public Comments & Testimony - Millings on Unimproved Town Roads: Several residents spoke against the use of millings (crushed asphalt) on dirt roads. Charlotte Harris (co‑president, North Salem Bridal Trails) stated that millings become slick when compacted, creating a hazard for horses, and that runoff may carry petroleum into the Titicus River. Robin Kozak (trail warden) reported environmental harm from millings on her own property. Roger Nitkin (Vale Lane resident) expressed concern about the gradual conversion of dirt roads to paved surfaces. Chris Brockmeyer urged the town to conduct an environmental study before continuing the practice. Richard Nolden advised that drainage improvements must accompany any road surface treatment. - No‑Parking Designations on Route 121 and Bloomer Road: Maria (resident) and others highlighted safety risks from parked cars blocking sight lines. Kurt Goulden noted that overflow parking from businesses creates hazards on Route 22. Some speakers stressed the importance of balancing safety with support for local businesses. Worksession Discussions - Parking Time Limits at Croton Falls Community Greenspace: The board agreed to propose a 3‑hour time limit to discourage all‑day commuter parking. A public hearing will be required to enact a town law. - Establishing No‑Parking Designations on Sections of Route 121 and Bloomer Road: The board discussed marking no‑parking zones near the intersection to improve sight lines. Members debated the extent of the zones (e.g., to the guardrail) and the potential for displacing parked cars to less safe walking areas. The board decided to schedule a public hearing and finalize specific distances. - Purdys Field Land Use Permit: The town has applied to the New York City Department of Environmental Protection for a permit to use a 2‑acre former school property (adjacent to 684). Possible uses under review include a dog park and pervious pickleball courts. The Recreation Advisory Board will provide recommendations. - Millings on Unimproved Town Roads: The board acknowledged the conflicting needs of road stabilization, horse safety, and environmental protection. A special meeting will be convened with the highway superintendent, engineers, and the public to explore alternative solutions (e.g., geosynthetic materials, improved drainage, targeted paving). Key Outcomes - Six resolutions were adopted; the Cooper Arias payment was tabled. - A public hearing will be scheduled for the 3‑hour parking limit at Croton Falls Greenspace. - A public hearing will be scheduled for no‑parking zones on Route 121 and Bloomer Road. - A special meeting will be held to discuss long‑term solutions for erosion‑prone dirt roads. - The Purdys Field permit application has been submitted; the Recreation Advisory Board will study potential uses.

The North Salem Planning Board held a work session on Wednesday, August 20, 2025, at 7:30 PM, in person and via Zoom. The board discussed two agenda items: proposed same-day directional signs for community events, and the pending short-term rental (STR) draft law, including public comments from the Town Board hearing. No minutes were available for this meeting; this summary is based on the agenda and transcript. The board made no final votes, but directed staff to draft several revisions and agreed to continue the discussion at the September 3, 2025 regular meeting. Public Comments & Testimony - The Town Board's public hearing on the STR draft drew roughly eight or nine in-person attendees and a similar number on Zoom, with nine speakers. - Several speakers who operate STRs spoke in favor of them; several others expressed strong concerns and spoke against them; others raised specific technical questions. - One speaker asked whether unhosted STRs could be precluded, arguing there would be insufficient oversight; the Planning Board generally disagreed with prohibiting unhosted rentals. - A speaker asked how police could identify a renter if a crime occurred; this prompted discussion of requiring owners to maintain guest contact information. - A speaker questioned the "jeopardize" language in the violations section, calling it too ambiguous and toothless. - A speaker (Peter) argued that an 8:30 PM quiet time and exterior lighting restrictions would be overly restrictive and unenforceable. Discussion Items Signs for Community Events - The Chair explained the item arose because directional signs for community events, including the farmers market, have been placed in town, county, and state rights-of-way, and remain up without enforcement. - The Historical Society asked whether directional signs could be allowed on the day of their event. - The board noted it cannot regulate state or county rights-of-way; only town roads could potentially be addressed. - Members discussed allowing signs only on the day of an event (or a narrow three-day window), but worried that political signs would also qualify as "events." - The board leaned against creating a new allowance, noting organizations can instead place signs on private property with supporters' permission. - The Chair said she would ask Town Attorney Roland about the legal aspects, and the board agreed not to close the topic yet. Short-Term Rentals: County Registration and Guest Records - The board discussed adding proof of Westchester County registration as a condition of STR approval, to be provided before signing the mylar/site plan. - It was noted that Westchester County has until December 31, 2025 (or nine months after the effective date, cited as November 28, 2025) to implement a registry or formally opt out; the county has not yet decided. - If the county opts out, the county-registry requirement would be removed, and the board questioned whether other information would be needed. - The board agreed to require STR owners to maintain minimum guest information (name, phone number, email address) and to ask Police Chief Tom Holly whether that information is sufficient for law enforcement. Short-Term Rentals: Zoning Text Fix (Section 250-45) - The board identified an error in draft language that inadvertently incorporated all Zoning Board of Appeals special use permits into the STR special permit provision. - Will added exclusionary language; the board agreed to drop "certain accessory solar energy systems" (a code-company error) but retain the exception for accessory seasonal outdoor restaurant seating over 25 seats, which requires site plan approval. Hosted vs. Unhosted Rentals - The board discussed whether to allow unhosted STRs, including situations where an owner leaves for the winter or travels. - Members noted the current definition of unhosted (no primary owner resident present) would cover an owner who is simply on vacation, which they considered impractical to enforce or prohibit. - The board generally agreed to allow both hosted and unhosted rentals, and questioned whether the hosted/unhosted distinction was even useful in the code. Use Groups and District Application - The board reviewed use group/bulk table assignments for STRs, focusing on bed-and-breakfast equivalents. - They found one district (NB1 in Purdy's) has no permitted single-family use but contains two existing homes; they will keep the district and assign the correct use group rather than eliminating it. - Members noted similar density concerns in Peach Lake and other districts and declined to carve out Purdy's, preferring uniform standards with special permit conditions (e.g., limiting advertised parking spaces). Limits on Corporations and Number of Properties - Members strongly supported restricting corporate/private-equity ownership of STR properties. - The board discussed modeling language after Putnam County's approach: a limit of three properties total per owner/entity, with one owner-occupied and two non-owner-occupied. - Will was asked to draft language identifying LLC principals and preventing an individual from using multiple LLCs to exceed the limit. - The board noted the 90-day cap already reduces the financial incentive for large-scale investors. Two-Year Ownership Requirement and Waivers - The draft requires an owner to have owned the property for at least two years before applying for an STR permit. - A commenter asked whether the Planning Board could waive this requirement (e.g., for a long-time resident who recently bought a new home). - The board discussed the risk of arbitrary waivers and decided to pause; no final decision was made. Some members noted a hosted rental could be treated differently from an unhosted one. 90-Day Rental Limit - The board considered whether to keep the 90-day annual limit. - Members generally supported keeping 90 days for the first iteration, with a two-year permit term allowing the board to revisit and adjust later. - The board noted a weekend limitation already exists in the draft. - A quick VRBO search by a member found no current North Salem listings, though nearby listings (South Salem, Brewster, Danbury) ranged from about $177 to $450 per night. One member reported seeing an STR offered via Facebook for someone relocating to North Salem. Violations, Enforcement, and Penalties - The board agreed the sentence "operating a short-term rental without a permit will jeopardize the property owner's ability to obtain a short-term rental permit in the future" was too vague; Lisa will redraft the second sentence, possibly adding a delay or clearer consequence. - Members discussed whether existing unpermitted STR operators should receive an amnesty or compliance period; they were unsure whether the draft includes one and asked Will to check. - Regarding fines, the board noted state statute caps the maximum fine; the draft already increases fines town-wide, and the town cannot exceed the statutory maximum. Lighting, Noise, and Site Plan Conditions - The board discussed quiet hours and exterior lighting. Members agreed that an 8:30 PM quiet time was overly restrictive and unenforceable, and preferred keeping a 10:00 PM standard. - The board confirmed the Planning Board can impose more restrictive lighting conditions on an STR site plan (e.g., dark-sky compliance) but should not make them less restrictive. - The board also confirmed that a 24-hour contact person responsible for the property must be available within one hour, which is already in the draft. Other Items - The board discussed whether to cap the total number of STRs town-wide; members agreed to let the permit process run and revisit later if needed. - Members discussed adding language to prohibit hourly rentals (to prevent pool-party or event-style bookings); Will will look for example code language. Key Outcomes - No formal votes were taken. - The board will not send an immediate response to the Town Board; it will continue STR discussions at the September 3, 2025 regular meeting and the September 17, 2025 work session. - Will will draft: (1) corporate/LLC ownership limits modeled on Putnam County, (2) exclusionary language for Section 250-45 (minus solar, plus seasonal outdoor seating), and (3) possible language prohibiting hourly rentals. - Lisa will redraft the second sentence of the violations provision (Section E9) and will ask Town Attorney Roland about the legality of event signs in town rights-of-way. - The Chair will ask Police Chief Tom Holly what guest identification information would be sufficient for law enforcement. - Staff will monitor Westchester County's decision on the county STR registry (opt-out deadline December 31, 2025). - The board agreed to keep the 90-day rental limit, allow both hosted and unhosted rentals, and not add a general waiver of the two-year ownership requirement at this time, though that last point remains open.

The North Salem Zoning Board of Appeals met on August 14, 2025, at 7:00 PM in person and via Zoom. The board approved the minutes from the July 10, 2025 meeting, deferred two hearings to September, and conducted a public hearing on an area variance application for a lakefront property at 79 Lake Street. The board unanimously approved the requested variances after hearing from the applicants and board members. Consent Calendar - Minutes Approval: The board approved the minutes from the July 10, 2025 meeting by a unanimous vote (Chairman, Rick, Emily, and Chair votes aye). - Next Meeting Date: The next meeting was set for September 11, 2025. - Hearings Held Over: Items BA25-03 and BA25-17 (Wheelhouse Group, LLC, 577 Grant Road) were postponed to the September meeting. Discussion Items - BA25-20 – Derek Tacon & Kerri Glass, 79 Lake Street – Area Variance: The applicants proposed constructing a 2.5-story addition above the existing foundation and over a new side yard foundation on a 0.231-acre lot in an R-1/2 zoning district. Three variances were requested: building coverage variance of 4.55% (10% permitted; 12.28% existing; 14.55% proposed), development coverage variance of 10.73% (25% permitted; 29.07% existing; 35.73% proposed), and floor area ratio (F.A.R.) variance of 0.23 (0.2 permitted; 0.32 existing; 0.43 proposed). The applicants explained that the existing 1.5-story cottage, a pre-existing non-conforming use due to the small lot size predating the code, is in need of renovation. They plan to raise the roof, install new 2x6 walls for better insulation, add approximately 123 square feet of footprint, and construct a full 2.5 stories, resulting in a four-bedroom, four-bath home with an office, family room, and kitchen. The project conforms to all setback requirements. Board members asked about parking (driveway expansion to accommodate at least four cars), stormwater management (no design yet but opportunities for trench drains and chambers under the driveway), and exterior materials (proposed fiber cement siding and possible stone veneer). The board noted no variances for side yards or setbacks. Key Outcomes - BA25-20 Approved Unanimously: The board voted to approve the three area variances. The motion noted that the variances are substantial, but mitigation factors include the smaller lot size predating the zoning code (pre-existing non-conforming use), and the applicant's plan to address stormwater with trench drains along the driveway. The vote was unanimous (Chairman, Rick, Emily, and Chair votes aye). - No Public Comments: There were no comments from the public via Zoom or in person during the public hearing for BA25-20. - Next Meeting: The next regular meeting is scheduled for September 11, 2025.

On August 12, 2025, at 7:00 p.m., the Town of North Salem Town Board held a combined public hearing, regular meeting, and worksession at 66 June Road and via Zoom. The main focus was a proposed local law amending Chapter 250 of the Zoning Code to permit and regulate short-term rentals of dwellings as an accessory use. The board also approved routine reports and a series of resolutions, and held worksession discussions on parking restrictions on Route 121/Bloomer Road and at the Croton Falls Community Greenspace. Consent Calendar - Approved the minutes of the July 8, 2025 Regular Meeting/Worksession. - Approved monthly reports for July 2025 from the Building Inspector, Facilities Manager, Highway Department, Planning Board, Police Department, Receiver of Taxes, Supervisor, and Town Clerk. Public Hearing on Short-Term Rental Local Law - Planning Board Chair Cynthia Curtis presented the proposal, explaining that short-term rentals are rentals of fewer than 30 days and have been occurring without adequate enforcement. She described the approach as regulation through a special permit rather than prohibition, with conditions on parking, use, and county registration. - The public hearing remained open; the board did not close it or vote on adoption. Public Comments & Testimony - John Nuri (405 Route 22) raised detailed technical comments on the draft law, including asking the board to consider prohibiting unhosted short-term rentals, restricting investors who own multiple properties, reducing the proposed 90-day cap to 60 days, strengthening penalty and quiet-hours language, and conducting a traffic study. He expressed support for preserving the town's character. - Matt Winshov, who identified himself as president of Purdy's, suggested requiring hosts to keep copies of guest identification for a period of time. - Barbara Gerlock (33 Cottage Lane) opposed short-term rentals, saying she saw no advantage for the town and citing infrastructure, crime, traffic, noise, and transient use concerns. She said she would rather see large homes converted to co-ops with permanent residents. - Jessica Broomhead (Bloomer Road) supported well-run short-term rentals and described her accessory-apartment Airbnb; she said about 95% of her guests were visiting family, and she asked the board to reconsider the 90-day cap and the two-year ownership requirement for resident hosts. - Nazinga Milan (Croton Falls), who said she serves on the zoning board, opposed carve-outs and supported uniform rules and the 90-day cap, warning that under New York law stays longer than 30 days can create tenant/eviction protections. - Kathy Collins (Purdy's) asked whether short-term rentals could legally be prohibited, asked about excluding dense areas like Purdy's, and shared negative experiences from a community in Florida while praising Ms. Broomhead's operation. - A resident identified as Sweeney, a neighbor of a current Airbnb, supported the law's stated purposes but said the draft lacked limits on the number of rentals, on-site management requirements, a compliance mechanism for the 90-day cap, and adequate penalties. He described a nearby property managed from Florida and asked whether it would qualify. - An online participant, Lydia V., said regulation is crucial but raised concerns about implementation and whether enforcement would fall on neighbors. - Ashley Asso (Bloomer Road) supported short-term rentals, saying her Airbnb neighbors caused no problems and that Airbnb/VRBO vetting was sufficient. - Sue Lacalla (Lakeview Road) said she relied on Airbnb income after losing her job and wants to retire in North Salem; she said she vets guests and would not be able to keep the house if the use were overly restricted. She asked about implementation timing. - Written comments, including one from Lorraine, were received; the board said they would be attached to the minutes/record. Resolutions and Board Actions - Approved payment of town bills totaling $207,574.50 and highway bills totaling $387,497.07. - Approved a $1,000 salary step increase for Assessment Assistant Alexia Vasilou, effective September 1, 2025. - Approved a salary increase for Highway Department employee Peter J. Esposito to $45.60 per hour, effective August 10, 2025. - Reappointed Claire Champion to the Historic Preservation Commission with a term to expire September 1, 2030. - Appointed seasonal Day Camp staff Leander Esner at $13.20/hour, Amanda Naylor at $18/hour, and Chloe Stalker at $18/hour for August 11-29, 2025. - Authorized the Supervisor to sign an agreement with Air Professional Associates, LLC for $1,983.60 to repair an air conditioning unit at the North Salem Community Center. - Authorized an expense to Logically for HP server renewal per quote 054811 dated August 6, 2025. - Authorized the Supervisor to sign an agreement with Elevator Service Co. Connecticut LLC for $2,340 to evaluate the elevator at 270 Titicus Road. - Approved a budget modification for cemetery headstone repairs, increasing cemetery contractual funding from $5,500 to $13,950 and the interfund revenue line from $28,500 to $36,950 by $8,450. - Authorized inclusion of an insert with 2025 water bills. - Postponed the North Salem Artisanal Farmers Market facilities-use request until the August 26, 2025 meeting, pending information on the proposed trailer/storage placement and the conditions from the Police Chief, Building Inspector, and Highway Superintendent. - Authorized the Supervisor to sign the five-year Mutual Aid and Rapid Response Inter-Municipal Agreement with Westchester County Department of Public Safety (July 31, 2025-July 30, 2030). - Accepted a $30,000 removal bond for New Cingular Wireless/AT&T at the Delancey Road Tower. - Accepted a $72,000 removal bond for AT&T Mobility Corp. at the Sun Valley Drive Tower. - Authorized acceptance of the 2025 annual water collection billings and estimated bills. - Authorized a solicitor's license for Renewal by Andersen (George Cuggy) until January 1, 2026. - Authorized a refund of $800 to William Kelly for Croton Falls parking, receipt 2423. - Resolutions 21 and 22 (SEQR Negative Declaration and adoption of Local Law 01-2025) were not voted on because the short-term rental public hearing remained open. Discussion Items - No parking designations on portions of Route 121 and Bloomer Road: The board discussed a draft local law amending Chapter 220 (Vehicles and Traffic), but decided not to set a public hearing date yet. Members agreed to first place stakes at the proposed no-parking limits and have board members inspect the locations. - Croton Falls Community Greenspace parking: The board discussed imposing a three-hour parking limit, painting/defining spaces, the existing sundown sign, and whether electric-vehicle charging would be affected after dark. No formal decision was made; the Highway Superintendent was asked to evaluate the parking layout. Key Outcomes - The short-term rental public hearing remained open, and the board did not adopt Local Law 01-2025 or the associated SEQR negative declaration; Planning Board review of the public comments was expected before a future vote. - The board directed that legal counsel be asked about possible limits on investor-owned properties or excluding high-density hamlet areas such as Purdy's. - The Planning Board indicated it would revisit the 90-day cap and consider a waiver or special-criteria route for accessory-unit hosts/resident owners. - The board postponed setting a public hearing for the Route 121/Bloomer Road no-parking law until field staking and inspection are completed. - The Farmers Market resolution was postponed to the August 26, 2025 meeting pending additional details.

The North Salem Planning Board met on August 6, 2025, at 7:30 PM in a hybrid in‑person and Zoom session. The meeting covered public hearings, several site‑plan and subdivision applications, removal bonds for two wireless facilities, a wetlands permit, and routine administrative items. Public Hearings - Grant Road LLC (658 Grant Rd.): The public hearing was carried over to the September 3, 2025 meeting without discussion. Consent Calendar - Financial Report (July 2025): Approved by unanimous vote. - Minutes – July 9, 2025 and July 23, 2025: Approved with a minor spelling correction noted for “DeRos” (Angie) in the July 9 minutes. Discussion Items - A.P.C. Group (4 Hardscrabble Rd. – 3‑lot subdivision, preliminary plat approval): The board reviewed a draft resolution of approval. A correction was made: on page 2 the “Park Scrabble Road” reference was corrected to “Sun Valley Road.” The applicant was asked to add a note that no parking is allowed in yards (already placed under a chart) and to also include it as a numbered note. The resolution was adopted with these changes. - New Cingular Wireless/AT&T (39 Delancey Rd. – equipment swap on flagpole): Applicant Marty McGee (Arismith Development) described a nationwide antenna‑swap program (27,000 sites). The work is minor; no new equipment. The board discussed comments from the town engineer (Hahn) and agreed to defer a decision on the exemption resolution until the revised materials and an increased removal bond ($30,000) are submitted. The removal bond reduction referral to the town board was approved (motion, seconded, all aye). - AT&T Mobility (40 Sun Valley Dr. – equipment swap on monopole): Similar antenna swap; the applicant noted a reduction in antennas (from 12 to 9) and smaller units. The board received reports and again deferred action on the exemption resolution pending revised plans and an increased removal bond ($72,000). The removal bond referral was approved (motion, seconded, all aye). - Lorusso (26 Whittier Hills Dr. – fill permit/stormwater management): The board considered a draft resolution that included conditions for a demarcation barrier (HDPE or approved equal) in all green areas. Applicant Julia Lorusso requested: (1) change the term “contaminated fill” to be more specific, (2) remove references to neighboring properties (28 Whittier Hills), (3) allow weekly reporting only when work occurs (otherwise no email needed). The board agreed and approved the resolution with those modifications, plus a condition that the as‑built plan include the expanded demarcation layer for area J. Vote: 4 ayes (unanimous). - Reed Road Group (Reed Rd. – lot line adjustment): Applicant’s engineer (Rich Williams, Insight Engineering) sought a procedural discussion: whether the board would approve a lot line adjustment for four lots without requiring full DEP/stormwater permitting at this stage. The board discussed that the site’s access (common driveway over DOT land and DEP jurisdiction) would trigger additional reviews. The board agreed that a lot line adjustment could be considered separately, with a condition that the applicant would later return for a planned common driveway (tree removal and other permits would require board review in any case). A resolution for the lot line change will be prepared for the September 3, 2025 meeting. The board directed staff to schedule a work session to discuss technical comments. - Fischer (6 Cottage Ln. – wetlands permit for house reconstruction on Peach Lake): The board heard from project engineer Robert Watts (WASP Engineering) and architect Richard Vail. The main issue is phosphorus removal. The proposed underground infiltration chamber (Cultec) may not meet stormwater manual requirements due to high groundwater and a 1.5‑foot site slope. An alternative filtration strip (rain‑garden concept) was suggested. The board asked the applicant to explore reducing the deck size to allow more planting area for phosphorus uptake. The board voted to refer the variances (front, rear, side yard setbacks) to the Zoning Board of Appeals (ZBA), with the condition that the applicant report back within one week on any deck reduction that would improve phosphorus mitigation; that information would be included as a positive note in the referral letter. Vote: all aye. Key Outcomes - APC Group subdivision: Approved (with one correction) — preliminary plat and negative declaration adopted. - AT&T removal bonds: Referred to town board for $30,000 (39 Delancey) and $72,000 (40 Sun Valley). - Lorusso fill permit: Approved with conditions, including modified weekly reporting, expanded demarcation, and wording changes. - Reed Road Group: Lot line adjustment will proceed as a separate application; resolution to be prepared for September 3, 2025. - Fischer wetlands permit: Variance referral to ZBA approved; applicant to explore deck reduction and report within one week. - Work Session: Possibly August 20, 2025, if needed for short‑term rental code changes; otherwise, the next regular meeting is September 3, 2025.

The North Salem Planning Board met on July 23, 2025, at 7:30 PM in person and via Zoom. The meeting included a continuation of a public hearing for a Chapter 89 fill permit at 26 Whittier Hills Drive (Lorusso), followed by discussion and a vote on the Little Mountain project, and initial discussion on the Taverner proposal. The board also reported on a site visit and plans for an educational session on stormwater management. Public Hearing – Lorusso (26 Whittier Hills Dr.) The board continued the public hearing for Julia Lorusso’s fill permit. The board had received multiple emails from Tom DeMeo and one from Patty Horvitz. The town engineer, William, indicated satisfaction with soil testing responses from the applicant’s engineer, deeming the testing representative of the site. Public Comment: Tom DeMeo raised several concerns, including that the soil lost chain of custody (removed from site, taken to Westwood Organic Recycling, and brought back), that soil testing was less restrictive than previously approved, and that Area J was not tested. He presented a letter from Westwood indicating the removed soil was kept separate and returned. He argued the board should not close the hearing without addressing these issues. The board explained that compliance issues such as stone walls and tree roots are handled by the building inspector, not the planning board. The board closed the public hearing, stating they have sufficient information to proceed to a draft resolution. The resolution will be considered at the August 6 meeting. Regular Meeting – Little Mountain (1 Little Mountain Rd.) The board received an email from the Croton Falls Fire Commissioners, confirming the plans are acceptable. The board unanimously adopted a resolution of approval (motion by a member, second by Nick, all in favor). The resolution will reflect the July 21 email. Regular Meeting – Taverner (2 Whittier Hills Dr.) Brian Hildebrand, representing the applicant, discussed the memos from the planning consultant (MDRA Review Memo 071925) and town engineer (Hahn Review Memo 071825). The board instructed him to address all comments in both memos, including slopes greater than 15%, proximity to a stream requiring a wetlands permit, and soil testing protocol. The board required a revised plan and a presentation from a qualified soil testing firm on the proposed protocol before any testing proceeds. Site Visit & Educational Training A board member reported on a July 22 site visit to a property (McGings?) with engineer William and others. The area is now full sun with invasive Japanese stiltgrass. A planting restoration plan will be requested. The board also requested William to provide an educational session (about one hour) on stormwater management, SWPPP reviews, and terminology, to be scheduled for a work session in September or October and open to the public. Key Outcomes - Lorusso: Public hearing closed. Draft resolution to be considered at the August 6 meeting (regular meeting on August 6, 2025). - Little Mountain: Resolution of approval adopted unanimously. - Taverner: Applicant to respond to consultant memos, propose revised plan, and submit soil testing protocol for board approval before any testing. - Next Meetings: Regular meeting August 6, 2025; work session August 20, 2025 (if needed); September 3 meeting scheduled. A quorum is confirmed for August 6. - Educational Session: Stormwater training by William (date TBD in fall).