The Airmont Planning Board on May 22 voted to grant final site‑plan approval and a special permit for Central UTA Muncie at 236 Cherry Lane, subject to completion of conditions and agency comments listed in the record.

Emmanuel Love, attorney for the applicant, told the board the project had received necessary variances from the Zoning Board of Appeals and that the board had previously issued a negative declaration under CEPA/SEQR. He asked the planning board to consider final approval contingent on agency letters and identified conditions.

Several variances obtained at the ZBA were listed during the discussion, including reduced side setbacks (16.8 feet where larger setbacks normally apply), increased building heights (Building 5 to 43 feet and Building 1 to 38 feet where 35 feet is the limit), maximum development coverage of 31% instead of 20%, and a reduced parking requirement — the applicant designed 310 parking spaces where the code-generated requirement based on floor area would have been 619 spaces. The applicant said it planned to construct 228 spaces initially and design 310 with 82 spaces held in reserve for future build‑out if needed.

Planner and staff reviewers flagged remaining technical items. Rob (planning staff) summarized a laundry list of agency letters to be incorporated as conditions; among them were Rockland County planning letters (Sept. 25, 2024), health department letters (Sept. 24, 2024; Nov. 18, 2024), Rockland County Highway Department (Oct. 29, 2024), sewer district correspondence, fire department reviews, New York State SHPO comments, New York State DEC, and a Veolia water willingness‑to‑serve letter dated Oct. 14, 2024.

Staff and board members recorded several items the applicant must correct or place as conditions: (1) correct inconsistent drawing scales and show the generator/standby power for elevator service on plan sheets; (2) revise fence and slat details so that slats are installed along the Cherry Lane frontage (ARC recommendation); (3) change specified landscape plantings (emerald arborvitae to green giant arborvitae on the rear elevation) and clarify where shrubs are feasible; (4) add a crosswalk to the plans and note that sidewalks proposed on the opposite side of Cherry Lane are within the county right of way and require county permitting; (5) show bus parking locations — the team reported eight bus parking spaces for daytime use with an overnight parking restriction; (6) clarify signage would require a separate sign application; and (7) add a note about compliance with the village noise ordinance.

Rob also confirmed earlier comments from the fire inspector were resolved or noted on revised drawings; two remaining issues — the sheet scale inconsistencies and the standby power note for the elevator — were to be corrected before filing the final plan.

Several residents spoke during public comment about noise, lighting, overnight vehicles, and sidewalk placement. Marty Miladontre said Ring camera video recorded amplified sound and asked the applicant to limit sound crossing property lines; a resident thanked the applicant for earlier adjustments to lights and for reducing overnight bus parking. Planning staff noted those enforcement issues are subject to local code enforcement and that noise and lighting must comply with applicable ordinances.

After staff read the conditions and agency letters into the record, Chair Friedman moved to approve final site plan approval and the special permit for Central UTA Muncie, dated May 7, 2025, subject to the conditions and agency letters previously cited. The motion passed on a voice vote. The approval incorporates the listed agency comments and the applicant’s commitments to revise the plans accordingly.

Emmanuel Love and Rhonda Smith, Civiltech Engineering’s project engineer, were present for the applicant. Planning staff that participated included Rob and Lou; several residents provided public comment and suggested additional conditions or noted neighborhood concerns.