Public Meetings - North Salem, New York

The North Salem Zoning Board of Appeals held a hybrid in-person/Zoom hearing on July 10, 2025, at 7:30 PM. The board approved the June 12, 2025 meeting minutes, continued two pending Wheelhouse Group matters to September, and unanimously granted a special permit to Stewart Watson for a mushroom farm stand and area variances to Dominic Simone for a carport building. Consent Calendar - Approved the June 12, 2025 meeting minutes by unanimous voice vote. - Continued to the September 2025 meeting: BA25-03 (Wheelhouse Group, LLC, 577 Grant Road) – special permit amendment to allow up to 12 horses (up from 5) and a commercial horse-boarding operation, including a barn addition, a 689 sq ft groom's quarters/employee dwelling unit exceeding the 500 sq ft allowance, an outdoor riding arena, relocated manure storage, and a barn addition located within 150 ft but not less than 75 ft of the property line; R-4 district, approx. 10.10 acres. Also continued BA25-17 – area variance to reduce the minimum lot area for a boarding stable from 10 acres to the existing 9.63 acres and to increase maximum development coverage from 6.31% existing to 16.08% proposed where 10% is allowed. Public Hearings BA25-18 – Stewart Watson, 227 Vail Lane – Special Permit for Roadside Farm Stand - Applicant Richard Stewart stated that he has been a resident for 14 years and operates a small indoor mushroom farm. He expressed support for his own application, noting that neighbors and a customer he referred to as '121' buy his mushrooms. He requested a special permit for an 8 ft x 4 ft roadside stand on his approx. 1.52-acre R-4 lot, with the stand more than 15 ft from the street/lot line and two on-site parking spaces. - Board members questioned hours of operation. Stewart preferred flexible weekday/weekend hours (roughly 10 AM–5 PM) and possibly year-round operation, but the board limited operations to 9 AM to dusk. Board member Jim raised safety concerns about the narrow road, requested that the shed be anchored to the ground and the door repaired, and suggested avoiding Sunday hours; the final resolution did not restrict specific days but included hours and structural conditions. - The board imposed conditions: no electricity, no fixed signage (a temporary open flag is permitted), a five-year permit running with the owner (new approval required upon change of ownership), and a short-form building permit with approval by the building inspector for the structure. The board also noted that neighboring properties appeared to be in favor. - Motion and second; the special permit was approved unanimously. BA25-19 – Dominic Simone, 1 Sugar Hill Road – Area Variances for Accessory Carport Building - Applicant Dominic Simone, a long-time resident, requested variances to build a 30 ft x 40 ft x 12 ft high aluminum carport with steel beams on his approx. 1-acre R-1 lot. He stated it would replace existing temporary coverings and be used only for personal storage and work on antique vehicles (including a 1971 pickup truck), with no electricity. - Variances sought: 5-ft front yard variance (35 ft required; 79.9 ft existing setback; 30 ft proposed) and 5-ft side yard variance (20 ft required; 94.3 ft existing setback; 15 ft proposed). - Board discussion noted that the building would be largely screened by fencing and vegetation, that a rear location could be closer to neighbors, and that the applicant would obtain a building permit. The applicant said he would remove a portion of an aging railroad-tie retaining wall and provide a concrete footing. - Motion and second; the variances were granted unanimously, subject to personal-use only, no electricity, and a building permit. Key Outcomes - Approved BA25-18 with conditions including 9 AM–dusk hours, a five-year owner-bound permit, no electricity, no fixed signage, and building inspector approval/building permit. - Approved BA25-19 with conditions including personal use only, no electricity, and a building permit. - Continued BA25-03 and BA25-17 to the September 2025 meeting. - Next regular meeting set for August 14, 2025.

The North Salem Planning Board met on July 9, 2025 at 7:30 PM in person and via Zoom. The agenda included public hearings for a fill permit renewal (Lorusso) and a three-lot subdivision (A.P.C. Group), as well as a carryover for Grant Road LLC. Regular items covered a 15th extension for Gilport Development, a restoration plan for the Bossi property, a lot line adjustment for Simon-Feola, and a stormwater mitigation plan for the McGing property. The board also approved the financial report for June and the minutes from June 4 and June 18, and set future meeting dates. Public Hearings Grant Road LLC (658 Grant Road) – Carryover - The public hearing was carried over to the August 6, 2025 regular meeting without discussion. Lorusso (26 Whittier Hills Drive) – Fill Permit Renewal - The board opened a public hearing for a Chapter 89 fill permit renewal. The previous permit had expired; the applicant proposes to keep fill on site rather than remove it. - Neighbor Anna DeMeo (representing her father, owner of 28 Whittier Hills Drive) submitted a USB drive with photos and videos as evidence. She raised several concerns: - Retaining walls not built to approved engineering plans (missing footings, walls on the west side shifting, gravel and dirt coming onto her property). - Soil testing was not representative: she claimed six truckloads of fill were removed and dumped at Westwood Organic Materials, but only one load was documented. She argued that 95% of the soil was untested, including area J where an estimated 100–200 cubic yards of fill was placed. - No volume survey has been produced to determine how much fill was actually placed. - The excavator is stored on high dirt piles near the property line, impacting her oak tree's root system. - Lack of a dust control plan, given known contaminants in the soil. - Applicant Julia Lorusso denied the allegations, stating they are part of ongoing litigation with the neighbor. She argued that the town engineer and building inspector oversaw the soil testing and should be trusted. - Board members noted they cannot verify violations without the building inspector. They agreed to continue the public hearing to July 23, 2025 and requested that either the applicant's soil scientist or engineer appear to answer questions about the testing, especially regarding area J. A.P.C. Group (4 Hardscrabble Road) – Three-Lot Subdivision - Tim Allen of Bibbo Associates presented the proposal to subdivide 2.6 acres into three lots, with two new lots accessed via a common driveway off Sun Valley Drive. The property is in PO and R1/2 zones. Wetland impacts require a mitigation plan. - Neighbor Mrs. Outhouse questioned why approval was being considered when a previous owner was denied access over the same wetlands for a single house. She also asked about septic and well locations and the condition of a barn on the property. Owner Robert Armentano responded that the barn is used for storage and that the property has been improved. - The public hearing was closed with one week allowed for written comments. Board members indicated that preliminary approval could be granted at the next meeting if the applicant addresses minor staff comments. Discussion Items Gilport Development Corp. (Oak Ridge/Overlook Road) – 15th Extension - The board approved a 15th 90-day extension of the final subdivision plat approval and freshwater wetlands permit, moving the expiration from July 28 to October 27, 2025. No changes to applicable regulations were identified. Motion carried unanimously. Bossi (2 Brookside Lane) – Restoration Plan - Jerry Barrett presented a revised restoration plan for unauthorized clearing in a wetland buffer and conservation easement. The proposal included planting 49 trees, 176 shrubs, 380 perennials/ferns, a no-mow path, a floating boardwalk, and a floating dock for lake access. - Board members expressed strong opposition, noting that the conservation easement prohibits structures and requires the area to remain natural. They expected a restoration to the original red maple swamp, not a landscaped path. There was disagreement over whether the owner could create a dock; the board requested DEC guidance on floating docks. - Barrett acknowledged the board's position and will regroup with the clients. No vote was taken; the matter will be revisited. Simon-Feola (31 & 33 Whittier Hills Drive) – Lot Line Adjustment - Rob Wasp of Wasp Engineering presented a proposal to transfer 1.5 acres from 33 to 31 Whittier Hills Drive. No objections were raised. The board approved the final subdivision plat adjustment unanimously. McGing (113 Mills Road) – Stormwater Mitigation and Neighbor Restoration - Andy Chung of AC Engineering presented a stormwater mitigation plan to capture all runoff on the McGing property, addressing earlier violations. The plan incorporated comments from Han Engineering and MDRA; minor administrative revisions were required. - Board Chair stated that the McGings are responsible for addressing tree removal (17 trees) and soil disturbance on the neighboring property (owned by Silver Coop). The board requested a site inspection with the town engineer and a restoration plan at the McGings' cost. - McGing's attorney, Colleen (last name not fully captured), argued that the board lacks authority to require payment for off-site inspection and restoration. She noted the neighbor has only demanded money, not tree replanting. - Neighbor's attorney, Michael Lagore, offered a proposal: if the board approves a restoration plan, his client will do the restoration work at the McGings' cost and then install a fence. He stated that this offer was made previously but rejected. - The board directed its attorney to confer with the parties. The McGing stormwater plan will proceed pending resolution of the off-site issue. Key Outcomes - Consent Calendar: The financial report for June 2025 and the minutes from the June 4 and June 18 meetings were approved unanimously. - Votes & Decisions: - Grant Road public hearing carried to August 6. - Lorusso public hearing continued to July 23; applicant to arrange for soil scientist or engineer to attend. - A.P.C. Group public hearing closed; preliminary approval expected in August. - Gilport 15th extension approved unanimously. - Bossi restoration plan not approved; applicant to regroup. - Simon-Feola lot line adjustment approved unanimously. - McGing matter continued pending attorney discussions; site inspection and restoration plan required. - Next Meetings: Work session on July 23, 2025 (corrected from July 16); regular meeting on August 6, 2025. The town board will hold a public hearing on short-term rentals on August 12. The Quilt and Falls Plan was postponed to September 2025.

July 8, 2025 The North Salem Town Board held a regular meeting and worksession on July 8, 2025, at 7:00 PM at the Town Meeting Hall, 66 June Road, following a 6:45 PM executive session to interview a prospective board member and receive legal advice on contracts. The board approved multiple resolutions including awarding a solar installation contract to Opal Energy, authorizing the renovation of Delancey Hall, setting public hearings for short-term rentals and the Croton Falls Master Plan, and heard a presentation from the North Salem Farmers Market founders requesting transition to a weekly market. Consent Calendar - Minutes Approved: The minutes from the May 27, 2025 regular meeting and worksession were approved. Minutes from June 10 and June 24, 2025, were not yet available. - Reports Accepted: Monthly reports from the Building Inspector, Facilities Manager, Highway Department, Planning Board, Police Department, Receiver of Taxes, Supervisor, and Town Clerk for June 2025 were accepted as written. - Resolution 2 – Pay Town Bills: Town bills totaling $242,350.31 were audited, approved, and ordered paid. (Unanimous) - Resolution 3 – Pay Highway Bills: Highway bills totaling $16,906.31 were ordered paid. (Unanimous) - Resolution 11 – Appoint Seasonal Personnel: Kira O'Hanlon was appointed as a seasonal recreation assistant at $18/hour from July 21 through August 8, 2025. (Unanimous) Key Resolutions and Votes Resolution 4 – Short-Term Rentals Public Hearing: The board set a public hearing for Tuesday, August 12, 2025, at 7:00 PM to consider a local law amending Chapter 250 (Zoning) to permit and regulate short-term rentals in certain dwellings within zoning districts R4, R2, R1, R1½, R1¼, BG, B, and PO as an accessory use, subject to Planning Board conditional use permit and site plan approval. A board member noted there are currently eight short-term rentals in town. (Unanimous) Resolution 5 – Award Bid to Opal Energy (Solar Installation): The board awarded a $458,333 contract to Opal Energy for turnkey engineering, procurement, and construction of rooftop-mounted solar photovoltaic arrays on the North Salem Highway Garage and Salt Shed. The supervisor reported that after approved grants, federal investment tax credits, and other incentives—including a bonus for using American-made inverters—the net cost to the town is expected to be zero. The system is expected to generate approximately 160 megawatts (likely megawatt-hours) annually and cover all electricity costs for the Highway Garage plus offset other municipal accounts such as Town Hall and water districts. The Climate Smart Communities (CSC) task force, particularly Janine, and Sustainable Westchester's Leo Wegman were credited for their work. (Unanimous) Resolution 6 – Authorize Tundra Contracting Agreement (Delancey Hall Exterior Renovation): The board authorized the supervisor to sign a $588,000 contract with Tundra Contracting Group for the exterior renovation and window restoration of Delancey Hall, a historic building subject to historic preservation requirements. Tundra was selected after bid review as the most reasonable bidder. (Unanimous) Resolution 7 – Refund for Recreation Programs: A $50 refund was authorized for Michelle Verhe. (Unanimous) Resolution 8 – Recreation Programming Agreement: The board authorized a $500 recreational programming services agreement with musician George Guerrero for a musical performance on July 19, 2025, free for North Salem residents. (Unanimous) Resolution 9 – Payment to Ferguson Waterworks: A $798 payment was authorized from the general fund for meter parts, to be reimbursed by individual water districts as items are distributed. (Unanimous) Resolution 10 – Change Order No. 1, Tundra Contracting: A $17,653.15 change order was authorized to cover the cost of performance and payment bonds for the Delancey Hall Renovation Project. (Unanimous) Resolution 12 – Hammond Museum Concert: The board authorized a $1,000 expense to underwrite the Norm Hathaway Moonlight Swing Band concert at the Hammond Museum on August 1, 2025, with free admission for North Salem residents. (Unanimous) Resolution 13 – Support Assembly Bill 8778 (Arc Westchester Property Transfer): The board resolved to support Assembly Bill 8778, introduced by Assemblyman Chris Burdick, which would authorize the New York State Office of General Services to transfer the property at 39 Sullivan Road from OPWDD to Arc Westchester so it can be repaired and reopened as a group home. The property has been abandoned since approximately October 2022 and requires significant exterior maintenance. The town clerk was directed to transmit the resolution to the governor's office and other appropriate state officials. (Unanimous, as amended) Resolution 14 – Supplement Bond Resolution for Delancey Hall ($500,000): A resolution to authorize an additional $500,000 in bonds for Delancey Hall reconstruction was postponed to the next meeting at the request of board members who wanted more time to consider financing options, including whether to bond or use fund balance. (Postponed) Resolution 15 – Solar Energy System Bonds ($450,000): The board authorized the issuance of $450,000 in bonds to pay for the purchase and installation of the solar energy system on the town Highway Garage. The supervisor explained this was a cash-flow measure to maintain fund balance through the tax cycle, with the expectation the bonds would be repaid early from grant proceeds. Roll call vote: Peter – Aye, Martin – Aye, Catherine – Aye, Supervisor – Aye. (4-0, Brent absent) Resolution 16 – Croton Falls Master Plan: The board amended Resolution 211-25 to accept the draft Croton Falls Master Plan as complete for public hearing purposes, set a public hearing for Tuesday, September 9, 2025, at 7:00 PM at Town Hall, and referred the plan to the Westchester County Planning Department as required by New York State Town Law § 272-8B, General Municipal Law § 239-M, and County Administrative Code § 27761. The town board is the sole involved agency and lead agency under SEQRA. (Unanimous) Public Comments & Testimony North Salem Farmers Market – Presentation and Requests: Natalie Marie Gerrels, founder and co-director of the North Salem Farmers Market, along with her husband and co-director Yonis Anderson, presented to the board regarding plans for 2026 and beyond. Key points included: - 2024 season: 7 market dates from May to November with an average of 1,100 visitors per market. - 2025 season (to date): 2 market dates (May and June) with over 30 vendors each; 2,100 visitors at the first market and over 1,500 at the second (a rainy day where vendors still reported strong sales). - Community survey: Over 100 responses; 75% of attendees live within 15 minutes of the market; over 90% reported easy parking and navigation; respondents expressed strong support for a weekly market. - Requests from the founders: (1) Approval to transition the market from monthly to weekly beginning in 2026, with a permit valid through 2030; (2) permission to place an enclosed 12'×6'×6' trailer on the northwestern concrete pad of the Croton Falls parking lot (not taking up parking spaces) to ease setup and breakdown logistics, and to park the trailer at the train depot during the off-season; (3) assistance installing electrical outlets on two light poles in the parking lot. - SNAP/benefits access: A weekly schedule would allow the market to participate in the Farmers Market Nutrition Program (SNAP), which is currently unavailable to monthly markets. Individual vendors are already independently accepting SNAP benefits, and one produce vendor reported higher SNAP usage at the North Salem market than at their Mount Kisco location. - Seniors and accessibility: The founders expressed interest in partnering with the North Salem Senior Club and Recreation Department to coordinate van transport for seniors, and noted the market is ADA-accessible, which was praised by senior attendees. - Timing: The founders requested clarity by September 2025 to lock in vendors for the 2026 season, as farmers typically book markets in January. The board recommended the founders submit a formal application to the town clerk in August and noted that DEP (property owner) approval would also be required. Board members expressed strong appreciation for the market's success and community impact. Worksession Discussions Staff Relocation During Delancey Hall Renovations: The board discussed temporary relocation plans for town staff while Delancey Hall is under construction. Plans include moving Town Clerk Maria and Andrea into a vacated office in Lobdell, with Russ or Janine in an adjoining room. The supervisor noted Tundra Contracting is expected to begin work shortly, with window removal as the first priority and the building needing to be secured by November 30, 2025. The project timeline for the replacement windows from Cronenberger is approximately 10–12 weeks. Options for remaining displaced personnel included space at the Community Center or renting office space in Croton Falls. The board discussed whether to restore all 17 windows now or defer the upper front windows, with the consensus that doing all windows now is more cost-effective than restoring them separately later. The supervisor noted that the Historic Preservation Commission (HPC) requires the windows to be restored to historic specifications. Key Outcomes - Solar contract awarded: Opal Energy selected for $458,333 solar installation on the Highway Garage and Salt Shed, with zero net cost to the town after grants and incentives. (Unanimous) - Delancey Hall renovation contract authorized: $588,000 to Tundra Contracting plus $17,653.15 for performance and payment bonds (total $605,653.15). (Unanimous) - Bond resolutions: $450,000 in bonds for the solar project approved via roll call (4-0); $500,000 supplemental bond for Delancey Hall postponed to the next meeting for further discussion. - Public hearings set: August 12, 2025, at 7:00 PM for short-term rental zoning amendments; September 9, 2025, at 7:00 PM for the Croton Falls Master Plan. - Farmers Market: Founders to submit a formal application to the town clerk for a weekly market permit; board expressed support for the transition. DEP approval will also be required. - State legislation supported: Resolution supporting Assembly Bill 8778 for property transfer to Arc Westchester approved and to be transmitted to state officials. - Annual concert funded: $1,000 authorized for the Norm Hathaway Moonlight Swing Band concert at the Hammond Museum on August 1, 2025, free for North Salem residents.

The North Salem Town Board met in person and via Zoom at Town Meeting Hall, 66 June Road, at 7:00 PM on June 24, 2025. The board acted on personnel, seasonal camp staff, a recreation refund, a budget transfer, water-district tank contracts, a wireless facility bond, a town hall exterior contract, and a SEQRA negative declaration for the Croton Falls Sewer District, then held a worksession on draft short-term rental legislation. All acted-upon resolutions were approved unanimously; the negative declaration was approved by roll-call vote. Consent Calendar - Minutes of the May 27, 2025 regular meeting/worksession were not approved; the supervisor indicated the minutes had not been finished. - Appointed Jennifer Bonniello as full-time Assistant Building Inspector at an annual salary of $84,000, effective June 29, 2025, with a probationary period of not less than 12 and no more than 52 weeks. - Appointed approximately 35 seasonal employees to the 2025 Day Camp staff for June 27 through August 8, 2025. Most salaries are $13–$15 per hour; lifeguards are the highest at $20.90 per hour, and counselors start at $13.30 per hour. - Authorized a $1,500 recreation program refund to Jennifer Badula, 35 Musket River Road, Yorktown Heights. - Authorized a budget transfer reducing line 010-3620-120 by $13,750 and increasing line 010-3620-141 by the same amount to cover payroll expenses for part-time services paid from the code enforcement officer line. The board noted the written resolution described the services as building inspection rather than code enforcement. - Authorized the Supervisor to sign agreements with Aqueous Infrastructure Management for water storage inspection and cleaning services: $4,145 for the Pabst (PAPS) Water District and $3,775 for the Candlewood Park Water District, with amounts corrected during the meeting. The work was required by the Department of Health by June 30; Candlewood had not been done in roughly 18 years. - The sixth agenda item was a duplicate refund item and was skipped. - Appointed CJ O'Brien as a volunteer to support an individual staff member at Day Camp. - Authorized the Supervisor to sign an agreement and pay $1,200 for Day Camp medical services, covering the camp physician on an emergency on-call basis from June 30 through August 8, 2025. - Accepted a $70,000 renewal removal bond for the AT&T Mobility/New Cingular wireless communications facility at 101 Bloomer Road, as recommended by the Planning Board on June 18, 2025. - Authorized the Supervisor to sign an agreement with Air Professional Associates, LLC and pay $350 for maintenance of the gas furnace at 250 June Road for March 1, 2025 through February 28, 2026. - Awarded the Town Hall exterior contract to Tundra Contracting Group, Inc. in the amount of $588,438.48 as the lowest responsible bidder, based on a June 20, 2025 bid opening and HAN Engineering's June 23, 2025 recommendation. Four bids were received, ranging from $298,000 to $947,000; the two lower bids were non-compliant. Discussion noted that a specialized window restoration vendor would handle the window work, and that excluding some windows could reduce the price. - Issued a Notice of Negative Declaration for the Croton Falls Sewer District after amending language to say septic systems "may compromise, may require frequent pump out." The roll-call vote was approved with all board members voting aye. Discussion Items - Draft Legislation for Short-Term Rentals (Local Law 250-7719): The board reviewed a draft prepared by the Planning Board and staff, with research by Lisa and interns. An Airbnb government liaison had sent notes, but the board said it did not need Airbnb's help at this point. - Rentals of fewer than 30 days would require a special permit from the Planning Board; the permit would run with the property and require renewal. Existing accessory-dwelling rules and Board of Appeals permits would continue to apply to second units, including the owner-occupancy requirement. - The draft includes a two-year ownership requirement before applying, intended to prevent people from buying homes solely for short-term rental use. Board members asked whether that requirement or other restrictions, including quiet hours from 10 p.m. to 7 a.m. daily, were standard; staff said they had not seen legal challenges to the ownership requirement. - Trailers and RVs could not be rented as living spaces, and recreational vehicles parked on a property would remain subject to existing code restrictions. - Board members questioned whether the proposed penalties, including possible imprisonment, exceeded the town's zoning/code authority and asked staff and counsel to review that section before the public hearing. - Minor edits were noted, including a misspelling of "North Salem" on page four and a stylistic emphasis that could be removed. - Staff agreed to prepare a formal resolution for the next meeting so the board could schedule a public hearing on the local law for July 22, 2025, with adequate newspaper notice. - Recreation Plan Update: The recreation committee is seeking firms for a recreation plan update. A prior planner, Vince Farandino, is available only for a tweak, not a full update. The committee is gathering proposals, and funding is available in the current budget. Key Outcomes - All acted-upon resolutions on the agenda were approved unanimously; the minutes were not approved. - The negative declaration for the Croton Falls Sewer District was adopted by roll-call vote. - Staff will prepare the short-term rental resolution to set a public hearing for July 22, 2025, and will research the penalty provisions. - The recreation committee will continue soliciting proposals for a recreation plan update.

The North Salem Planning Board met in person and via Zoom on Wednesday, June 18, 2025, at 7:30 PM. The board set a public hearing for a fill permit renewal, granted AT&T Mobility a second extension, and recommended an increased removal bond to the Town Board. Discussion Items - Lorusso fill permit renewal (28 Whittier Hills Dr., owner Julia Lorusso): The board reviewed a Chapter 89 fill permit renewal. The original permit received final approval in 2022 but expired, and Lorusso reapplied. Instead of removing the previously imported soil as originally required, Lorusso requested to keep the stockpiled soil on site. Soil testing, witnessed by the town engineer and building inspector, was performed after the soil had already been stockpiled; board members discussed whether the blended soil was representative of all soil on the property. Geotechnical consultants reported one slight exceedance of trivalent chromium above residential criteria, but not above restricted residential criteria, and recommended the soil could be used as regrading material. Lorusso said the testing focused only on her property and that the exceedance was minimal. Board members indicated comfort with leaving the soil on site if a demarcation layer was installed, and discussed ensuring adequate topsoil depth (4–6 inches) for vegetation. The board also noted the restricted residential category prohibits vegetable gardens. Pending items included responses to the town engineer's Hahn memo, particularly whether the infiltration system will discharge above or below contaminated soils, and updated plans showing the soil will remain on site, the demarcation layer, and revised cut/fill numbers. Lorusso asked whether the public hearing could be waived; the board said Chapter 89 Section 6.4 requires a public hearing and it could not be waived. The board voted to set a public hearing for July 9, 2025, at 7:30 PM. The applicant was directed to send the public hearing notice to owners within 500 feet, after confirming she had obtained an updated assessor's list, and to have her engineer update the plans and respond in writing to the Hahn memo before the hearing. - AT&T Mobility (101 Bloomer Road, owner Bloomerside Coop.): The board considered a draft resolution granting AT&T Mobility a second 90-day extension of its exemption and approval, from July 7, 2025 to October 6, 2025. AT&T representative Cecilia Todd explained the delay was due to difficulties obtaining signed mylars from the property owner and tower owner, including lost initial mylars, and said she was completing the other requirements of the February 5, 2025 resolution. The board approved the extension. The board also approved a resolution recommending the Town Board increase the existing $25,000 removal bond by $45,000 for a total of $70,000 for the AT&T Mobility facility, based on the Town Engineer's review. Board staff said they would coordinate with the town clerk and town attorney on whether to execute this as a second bond or a redone single bond. - Next meetings and administrative updates: The board scheduled its next regular meeting for July 9, 2025, instead of July 2, and a work session for July 16, 2025. The chair reminded members of the annual four-hour planning board training requirement and encouraged online courses, including NYPF offerings. The chair also reported Town Board updates: a short-term rental discussion may be scheduled for a Town Board work session; a Croton Falls Sewer District item is on the next Town Board agenda; and a Croton Falls Master Plan public hearing is set for July 8, 2025, and may remain open through the summer. Key Outcomes - Set a public hearing for Lorusso's fill permit renewal for July 9, 2025, at 7:30 PM. - Approved AT&T Mobility's second 90-day extension, effective July 7 through October 6, 2025. - Recommended the Town Board increase AT&T Mobility's removal bond from $25,000 to $70,000. - Directed Lorusso's engineer to update plans and respond to the Hahn memo before the public hearing.

The Town of North Salem Zoning Board of Appeals met on June 12, 2025, at 7:30 PM. The meeting was called to order, and the board approved the minutes from the May 8, 2025 meeting, set the next meeting date for July 10, 2025, and held over hearing BA25-03 (Wheelhouse Group, 577 Grant Road) to July. The board then conducted public hearings for three variance applications, all of which were approved unanimously. Consent Calendar - Minutes Approval: The minutes from the May 8, 2025 meeting were approved by unanimous vote (motion, second, all ayes). - Next Meeting Date: Set for July 10, 2025. - Hearing Held Over: BA25-03 (Wheelhouse Group) for an amendment to a special permit to allow keeping up to 12 horses and a groom’s quarters/employee dwelling unit exceeding 500 square feet, along with other site improvements, was held over to the July meeting. Public Comments & Testimony No members of the public offered testimony during the meeting. Discussion Items BA25-13 – Thomas & Marisa Daros, 19 Sun Valley Drive - Request: A 5-foot rear yard variance (35 ft required, 48.3 ft existing, 30 ft proposed) to construct a family room addition. The addition would encroach 28 square feet into the required rear yard. - Presentation: Architect Mike Fanelli presented. The addition is canted at 45 degrees and located at the rear of the house. The property backs onto a large empty parcel with no neighboring houses behind. The roof is being repitched to address water issues and improve aesthetics. - Board Discussion: Board members noted the design improvement and the minimal intrusion. They discussed the town’s dark sky policy and required that any exterior lighting be shielded so no light is visible from its source. No public comments. - Outcome: Motion to grant the variance with the dark sky condition. Vote: unanimous (Emily, Cindy, Zinga, Chair all aye). BA25-14 – Deno Ranalli, 64 Bonnieview Street (noted as BA25-44 in transcript) - Request: A 17.5-foot front yard variance (30 ft required, 36.46 ft existing, 12.5 ft proposed) to permit installation of a 10 ft x 14 ft storage shed. - Presentation: Architect Christopher Harrigan stated the lot is 0.11 acres in a half-acre zone (R-1/2). The shed is placed in an area screened by shrubs and woods to minimize visibility from the road and neighbors. No electricity will be installed. The property is part of the Hotel property neighborhood association (co-op approval not required). - Board Discussion: Board members agreed that this placement is the best option on the property, the shed will be hidden, and other sheds exist in the neighborhood. No public comments. - Outcome: Motion to grant the variance. Vote: unanimous (Cindy, Zinga aye; others present concurred). BA25-15 – John & Patti Murphy, 6 Vails Lake Shore Drive - Request: Multiple variances for construction of a one-story kitchen and primary bedroom suite addition and a generator on a non-conforming lot: - Rear yard variance: 25 ft (35 ft required; 24.96 ft existing; 10 ft proposed) - Combined side yard variance: 23 ft (15 ft/40 ft required; 5 ft/15 ft existing; 7 ft/17 ft proposed) - Side yard variance for generator: 10 ft (15 ft required; 5 ft proposed) - Building coverage variance: 17.2% (10% permitted; 17% existing; 27.2% proposed) - Development coverage variance: 16.4% (25% permitted; 22.9% existing; 41.4% proposed) - FAR variance: 0.07 (0.2 permitted; 0.17 existing; 0.27 proposed) - Presentation: Architect Richard Vale explained that the owners are converting a summer residence to a primary home. The addition will be low-profile, sinking into the hill, and surrounded by common land (no neighbors behind). The co-op (Vails Grove Cooperative) approved the application. A gravel parking area will be created. - Board Discussion: Board members noted the addition is consistent with the neighborhood’s character and the best placement. They discussed siding material (to match existing) and that lighting conditions would be included in the resolution. No public comments. - Outcome: Motion to grant all variances. Vote: unanimous (Emily, Cindy, Chair aye; others not recorded but presumably unanimous). Key Outcomes - BA25‑13: Granted with dark sky lighting condition (unanimous). - BA25‑14: Granted as requested (unanimous). - BA25‑15: Granted as requested (unanimous). - The board did not hear applications BA25‑16 and BA25‑17 (Wheelhouse Group) during this meeting.

The Town of North Salem Town Board met at 7:00 p.m. on June 10, 2025, at Town Meeting Hall, 66 June Road, in person and via Zoom, for its regular meeting and worksession. All motions before the board passed unanimously unless otherwise noted. The worksession included discussion of short-term rental legislation and water system testing, with no formal votes on those items. Consent Calendar - Approved the May 13, 2025 regular meeting/worksession minutes as delivered. - Accepted May 2025 monthly reports from the Building Inspector, Facilities Manager, Highway Department, Planning Board, Police Department, Receiver of Taxes, Supervisor, Town Clerk, and Recreation Department as delivered. A question was raised about a negative actual-expenditure figure in budget line 1620.416 (security systems); the Supervisor said it appeared to be an error and would be corrected. - Authorized town bills of $290,221.72 and highway bills of $17,596.22. - Appointed Alexia Vassilio as provisional assessment assistant, effective June 15, 2025, at an annual salary of $74,223; the Supervisor praised her work. - Appointed Claire Champone to the Historic Preservation Commission for a term expiring September 1, 2025. - Authorized a $6,509 budget transfer from account 0101220.140 (Supervisor/Office Assistant) to account 0101680.438 (Central Data Processing) to purchase 10 desktop computers before Windows 10 support ends after August 2025. - Authorized the Supervisor to sign a time-extension letter with Tundra Contracting Group for exterior painting and board replacement at Lancey Hall. During discussion, the board agreed that change order 4 should be amended to reflect the actual scope (siding removed on all sides) and to address referenced items (16 through 22) before the Supervisor signs; the resolution passed with those corrections. - Authorized tax refunds of $277.01 and $5.00 to Adam Siegel and Helyna Lee (567 Grant Road) for May 2025 tax collection. - Amended Resolution 182-25 to authorize the Supervisor to sign the updated June 6, 2025 facilities-use application for the PQ parking lot and gym for a one-week August sports camp. - Amended Resolution 34-25 to authorize payment of $531.54 to Northeast Westchester Special Recreation, Inc. as North Salem's per-participant match for the 2025 interagency agreement through June 30, 2025, reflecting the corrected three-year average per the May 21, 2025 letter. - Authorized a recreation-program refund of $740.00 to Jared Smith (Ridgefield, CT). - Authorized the Supervisor to sign an agreement with CRP Sanitation, Inc. for 2025 summer camp refuse service, including container delivery and removal, at a cost not to exceed $2,080. Major Resolution: Croton Falls Master Plan - The board accepted the draft Croton Falls Master Plan as complete, set a public hearing for July 8, 2025 (the transcript says "2024" in one instance; context indicates 2025) at 7:00 p.m. at Town Meeting Hall, and referred the plan to the Westchester County Planning Department under Town Law §272-a, General Municipal Law §239, and County Legislative Administrative Code §277.61. The board considered the draft FEAF and acted as lead agency under SEQR. Worksession: Short-Term Rental Draft Legislation - Planning Board representatives presented draft short-term rental legislation. The draft would regulate rentals of fewer than 30 consecutive days as a special permit use, require county registration and sales-tax collection, and allow either the principal dwelling or an accessory apartment to be rented, but not both. It would not restrict longer-term leases of six months or more. - The draft reflects North Salem's large number of accessory apartments; existing accessory-dwelling special permits already require the owner to occupy one unit. The Planning Board reviewed at least six other municipalities' laws, took a planning federation course on short-term rentals, and researched case law. Council members asked about the difference from bed-and-breakfasts (food service requires Department of Health approval) and confirmed that only rentals under 30 days are covered. The board praised the work but decided to hold the item over for further review before scheduling a public hearing; it will be placed on a future agenda. Worksession: SRWD Water Testing Update - The Supervisor provided a detailed update on Sunset Ridge Water District testing. PFOS/PFOA standards discussed: the federal number was 72 parts per trillion, New York set 10 ppt, the federal standard is now 10 ppt, and New York's current standard is 4 ppt. Candlewood has PFOS below the current maximum contaminant level but could fail if the state lowers the standard further. - At Sunset Ridge, uranium-removal ion-exchange canisters have also removed PFOS since 2018; proof-of-concept testing for PFOS-specific canisters was done in 2022 and again in 2023/24. The state has not yet approved the PFOS canister configuration, and the review has been slow. The Supervisor said the canisters work and cost about $3,500 each; the state is requiring 12 canisters, arranged as six duty canisters in parallel each paired with a backup canister in series, although he believes only six duty canisters would be needed for the roughly 48 gallon-per-minute flow. The uranium/PFOS canisters are expected to last six or seven years. - For PAPS, PFOA/PFOS levels are above the new 4 ppt standard, and the town has a grant of about $845,000 for a new building; the county has asked about completing a BIBO-designed project, but the town rejects that design because it will not fit/work. The town may need to borrow additional capital for water system work, including Croton Falls, which has about $250,000 available but may need about $320,000. No formal action was taken on water testing. Key Outcomes - All resolutions were approved unanimously, including the Croton Falls Master Plan public-hearing resolution and the amended Tundra time-extension authorization. - The short-term rental legislation was held over for additional board review; no public hearing date was set. - The board received the water-system testing update; next steps include obtaining state approval of the PFOS canister system, considering capital borrowing for water projects, and continuing PAPS work. The meeting then adjourned without further public comment.

The Town of North Salem Planning Board held its regular meeting on June 4, 2025, at 7:30 PM in person and via Zoom. The meeting was led by Chair Cynthia. Board members present included three in person and one (Chris Brock Meyer) on Zoom, declared to be able to vote due to an emergency under Public Officers Law 103A. The board addressed multiple agenda items including public hearing carryovers, extension requests, lot line adjustments, subdivision approvals, and updates on town planning initiatives. Consent Calendar - Financial Report for May 2025: Approved unanimously. - Minutes of May 7, 2025: Approved unanimously. Discussion Items Public Hearing Carryover – Grant Road LLC (658 Grant Road) The public hearing previously scheduled was carried over to the July 2025 meeting. DiMaio (26 Whittier Hills Drive) – 90-Day Extension Request The board considered and approved a resolution granting Thomas DiMaio a 90-day extension of his SEQRA negative declaration, Chapter 89 field permit approval, and stormwater management permit, extending expiration from July 12, 2025, to October 10, 2025. The motion was made and seconded, passed unanimously with all board members (including Chris via Zoom) voting aye. Reed Road Group – Lot Line Adjustment Proposal Richard Williams of Insight Engineering presented a proposal for four lot line adjustments involving two parcels (159.5 acres and 46.5 acres) owned by Reed Road Group and Group 2, LLC. The adjustments adjust existing lot boundaries without creating new lots. The chair reported on a site visit and expressed satisfaction with the proposed access off Reed Road. Board members had no questions for the planning consultant or town engineer. The applicant clarified that they will not construct the driveway until a building permit for a lot is obtained, keeping the action as a Type II action under SEQRA. The board agreed to proceed with the application process. Hawley Road LLC (234 Hawley Road) – Final Subdivision Plat Approval Tim Allen represented the applicant. The board discussed a question about the revision date on plans and whether the health department signature on the plat needed revision. It was clarified that the health department signed the plat during the preliminary phase, which was waived for final approval. The board voted unanimously to approve the final subdivision plat and stormwater management permit for a two-lot subdivision. APC Group (4 Hardscrabble Road) – Public Hearing Set Discussion of a proposed three-lot subdivision. The board noted that trailers on lot one remain, but the applicant is working to remove them. The chair emphasized that the trailers must be removed. Given minor comments, the applicant requested a public hearing. The board set a public hearing for July 9, 2025, contingent on receipt of revised plans in time for public notice. The motion was amended to include that condition and passed unanimously. Little Mountain (1 Little Mountain Road) – Continued Application The applicant's engineer arrived late. The board discussed fire commissioner concerns regarding a driveway width of 11 feet 9 inches on a curve. The applicant will contact fire officials for a sign-off and copy the board. The board allowed the wetland consultant (Steve Marino) to communicate directly with the board's consultant (Joe Bridges) regarding native plantings in disturbed areas, with all correspondence going through the board's office. The applicant must address all consultant comments and return for approval. Simon-Feola (31 & 33 Whittier Hills Drive) – Lot Line Change Rob Wasp of Wasp Engineering Group presented a lot line change transferring 1.5 acres from 33 Whittier Hills Drive to 31 Whittier Hills Drive. The action is a Type II action under SEQRA; no public hearing is required. The board agreed to place the item on the July 9 agenda for potential approval once revised plans are submitted. Key Outcomes - DiMaio extension: Approved (unanimous) – extended approvals to October 10, 2025. - Hawley Road final plat: Approved (unanimous) – resolution to approve final subdivision plat and stormwater permit. - APC Group public hearing: Set for July 9, 2025, contingent on receipt of revised plans. - Financial report and minutes: Approved (unanimous). - Meeting schedule: Work session on June 18, 2025; next regular meeting moved to July 9, 2025 (instead of July 2) due to quorum issues. Updates - Croton Falls Master Plan and Sewer District: Chair reported that the master plan has been sent to the town board for final review and public hearing, likely left open until fall. Needs assessment and survey for sewer district ongoing. - Short-term rental regulations: Draft is nearly complete and will be sent to the town board for discussion. - Small cell regulations: Will’s draft aligned with town code to be circulated for board review over the summer. Recognition - Chair Cynthia received the Distinguished Citizen Planner Award from the Chester Municipal Planning Federation. The board congratulated her and directed the minutes to reflect the honor.

The Town of North Salem Town Board held a regular meeting and worksession on May 27, 2025, beginning with an executive session at 6:30 PM followed by the public portion at 7:00 PM. The board passed a consent calendar of routine resolutions, engaged in extensive discussion regarding the restoration and siding of Delancey Hall, and reviewed the Croton Falls Draft Master Plan. All resolutions were approved unanimously. Consent Calendar - Appointment to Planning Board: Appointed Emily Simonis to the Planning Board with a term expiring December 31,2025. - Budget Modification: Authorized a budget modification of $102,008.71 to account for CDBG grant funds received for a senior van, increasing expense code 010672 (Programs for the Aging – Vehicles) and revenue code 01027060 (Grants from Local Governments). - Refund of Building Permit Fee: Authorized a $1,100 refund of building permit fees for property at 12 Nash Road, as recommended by the Building Inspector. - Waiver of APRL: Issued a six-month waiver of the Application Processing Restrictive Law to Serena Taverner at 2 Whittier Hills Drive (violation 24-0526), expiring November 27, 2025. - Stormwater Control Facility Agreement: Authorized the Supervisor to sign a maintenance and access agreement with Turn & Bolt, LLC for property at 100-126 and 128 Wallace Road, per SWPPP permit NYR 11J295. - Police Vehicle Lease-Purchase: Authorized a GM Financial lease-purchase agreement for a 2025 Chevy Tahoe PPV, with three equal installments of $21,381.43. - Website Migration Agreement: Authorized a five-year agreement with CivicPlus to migrate the town website from Drupal 7 to the Central Starter platform; years one and two at $5,500, with a five percent increase in year three. - Computer Purchases: Authorized an expense of $26,940 to Logically for ten HP Elite Mini 800 G9 desktops and Windows 11 upgrades. - Summer Camp Bus Agreements: - Approved an agreement with First Student Inc. for one bus at $562.40/day, for 29 days (June 30–August 8, 2025, excluding July 4), total $16,309.60. - Approved an intermunicipal agreement with North Salem Central School District for three buses at a total of $20,000 for the same period. - Seasonal Personnel: Appointed 11 seasonal recreation assistants and a nurse, with wages ranging from $51/hour (nurse) to lower rates. - Senior Van Policy: Established a formal policy for use of the senior van to assist residents aging in place, with the waiver form to be reviewed by the town attorney for insurance compliance. - SEQRA Lead Agency: Declared the Town Board as lead agency for the Croton Falls Sewer District environmental review; responses received from NYSDOT, NYSDOH, and others. Discussion Items - Delancey Hall Siding and Window Restoration/Replacement: The board held an extensive discussion involving the Historic Preservation Commission (HPC), the Capital Planning Committee, and town employees. Key points: - The HPC firmly recommended restoring the original windows rather than replacing them, stating they would not issue a certificate of appropriateness for replacements. HPC members were unanimous in favoring restoration, with one dissenting member (Steve La Rocke). - The board weighed historical preservation against employee comfort and safety, noting that current windows are inoperable. Employee Maria reported issues such as dead animal smells, lack of ventilation, and safety hazards. - A visit to Cronenberger & Sons (window restoration firm) revealed that restored windows could be made fully operable with modern weatherization while maintaining authenticity. - The board debated whether to tackle all 24 windows or leave front and back windows untouched to reduce cost and timeline. Cost estimates ranged upward of $800,000 for full siding and window work. - Ultimately, the board passed a revised resolution authorizing the Supervisor to prepare a bid package (with Han Engineering) for the restoration, repair, and siding of Delancey Hall, including options for window restoration/replacement. The timeline is tight; windows might not be reinstalled until December. - Croton Falls Draft Master Plan – Session IX: The board reviewed the latest draft, focusing on Section 1 (Purpose, Vision, History) and revisions to date. - Edits were proposed by board members and the consultant (Cynthia), including language on Peach Lake growth and the wording that 98% of the hamlet lies within the watershed (versus 100%). - The need for a sewer needs assessment was discussed; it appears five times in the document and the board agreed it should be updated to reflect ongoing work. - Survey response is low (33 out of 100), and the board stressed the importance of door-to-door outreach to improve participation. - The board plans to set a public hearing at the next meeting (June 10, 2025), likely for July 8, 2025, and keep it open to accommodate summer schedules. Key Outcomes - All 15 resolutions were approved unanimously. - The Supervisor is authorized to retain Han Engineering to prepare a comprehensive bid package for Delancey Hall repairs. - The Croton Falls Draft Master Plan will be further revised and presented for a public hearing on July 8, 2025 (tentative), with the hearing opening on June 10. - The sewer district formation process continues: a needs assessment survey is underway, and the board will conduct door-to-door canvassing to increase response rates. Financing options include a congressional grant (reapplied at $3.2 million), a WIA grant, and other sources. - The town clerk will forward the senior van policy waiver to the town attorney for review. - The town thanked the school district for providing three buses at $20,000, saving the town approximately $30,000.