The Ancram Planning Board moved a proposed 100-foot cell tower closer to approval June 4, determining that Homeland Towers’ application meets the standards for a special use permit and site plan approval under town zoning law.
The decision does not grant final approval. It directs Town Attorney John Lyons to draft a resolution for the board to review at its next meeting, scheduled for 7 p.m. Wednesday, July 9.
The public hearing for the proposed tower at 6534 Route 22 has been open since July 2025, making the board’s determination a significant step after nearly a year of review over the tower’s visual impact, proposed camouflage, and location within the town’s Scenic Corridor Overlay Zone.
Lyons presented a memorandum addressing issues raised during the public hearing, including concerns from the Conservation Advisory Council about whether the tower would be adequately camouflaged and whether Homeland Towers had fully explored alternative sites.
The memorandum said painting the tower brown could qualify as camouflage if the Planning Board determines that the color helps the structure blend into its natural surroundings. It also said Homeland Towers reviewed another possible location at the Overmountain Conservation Area but found it would not provide sufficient coverage.
“There is no question in this case that the applicant has proposed a camouflage design which is a combination of the siting of the tower off the ridgeline and against a wooded ridge as background,” Lyons wrote of Homeland Tower’s additional measures to reduce visual intrusion on the Scenic Corridor Overlay Zone.
David Kenny, attorney for Homeland Towers, said the applicant plans to paint the tower brown but would use any color preferred by the board. Planning Board Chair Joe Crocco asked Kenny to bring paint swatches showing three shades of brown to the July meeting.
Telecommunications towers are permitted in Ancram, including in the Scenic Corridor Overlay Zone, but require a special use permit and site plan approval from the Planning Board under the town’s Telecommunications Law, according to Lyons.
“The purpose of the town’s Telecommunications Law is to find a balance between encouraging and allowing cell service in the Town of Ancram and minimizing the visual impact of the telecommunications tower,” Lyons stated in the memorandum.
The board used review charts prepared by planning consultant Nan Stolzenburg to determine that the application met the criteria for a special use permit and site plan review. The charts considered factors including consistency with the town’s comprehensive plan, environmental conditions, emergency access, noise levels and compliance with the Telecommunications Law.
If the application is approved, Stolzenburg said, the permit would be issued for an initial five-year term. If Homeland Towers remains in compliance, the board could renew the permit.
“At the expiration, we would have to write a letter to this board to basically say — tower still in operation, we’re still continuing the use — and then you would renew that five-year term,” Kenny said. He said the renewal process would also allow the board to inspect the facility, address maintenance issues and review any additional service providers.
“The other aspect is, when this tower is built, we’ll have Verizon on it,” Kenny said. “Another applicant, T Mobile, may come to co-locate below.”
Lyons reminded the board that the town would retain enforcement authority after approval.
“If they’re in violation of the site plan, the town can issue a violation, compelling the applicant to comply with the site plan,” Lyons said. “If there are fights over violations, there’s an opening there, a five year mark, to take away the permit.”
The board did not settle on a renewal process at the meeting.
In other business, the board removed a public hearing on the proposed 9.45-acre solar array at 3333 Route 82 from the agenda until further notice.
Kimberly Garrison, an associate working with Lyons, said the delay was due to ongoing issues with the application’s escrow account, which the town uses to cover engineering, planning, consulting, and other review costs.
The board also approved a motion allowing Ancram Associates to convert the primary building on Lakeshore Drive from agricultural to residential use.