Editing Piermont, New York (section)

==Proposed CBM Zoning Controversy==
In 2024 the village government led by Bruce Tucker became embroiled in controversy around a proposed three-story residential building in downtown. Village residents vehemently objected to the modern boxy architecture as wholly inconsistent with the village's historic character and aesthetics. The legality of the village's Board of Trustees' amendment to its zoning code to facilitate the proposed development was openly challenged by the Rockland County Planning Department. Village residents also raised concerns about increased traffic, parking issues, and the site having previously served as a gas station with underground storage tanks.<ref>[https://rcbizjournal.com/2024/04/10/piermont-proposal-draws-ire-at-planning-board-meeting-residents-oppose-modern-design/ Piermont Proposal Draws Ire At Planning Board Meeting; Residents Oppose Modern Design.] Rockland County Business Journal, April 10, 2024. Retrieved October 26, 2024</ref>

Village residents and neighbors flocked to social media to express their concerns, including the establishment of Preserve Piermont on [[Facebook]] and a blog entitled [https://unhandpiermont.blogspot.com/ Unhand Piermont!] which together focus not only on the unsuitability of the proposed project but allege wrongdoing by village officials.<ref>[https://patch.com/new-york/nyack/discussion-continue-controversial-piermont-apartments-proposal Discussion To Continue On Controversial Piermont Apartments Proposal] Nyack-Piermont Patch, April 24, 2024. Retrieved October 26, 2024</ref>

Dennis Hardy, former Mayor of Piermont from 1997 to 2001, noted "There was little public input. The village stubbed its nose at the county by ignoring the county planning office."  Hardy also called the project was "totally out of character with downtown Main Street."<ref>[https://www.lohud.com/story/news/local/rockland/piermont/2024/10/11/piermont-ny-downtown-housing-approval-annulled-by-state-judge/75628965007/ State judge annuls Piermont village's approvals of controversial downtown housing project] Lohud, October 11, 2024. Retrieved October 27, 2024</ref>

Resignations related to this controversy included Piermont Planning Board Chair Daniel Spitzer (brother of former [[Governor of New York]] [[Eliot Spitzer]]) and Piermont Trustee Nathan Mitchell.<ref>[https://www.lohud.com/story/news/local/rockland/piermont/2024/05/08/piermont-ny-proposed-apartment-lawsuit-filed-by-resident-group/73511465007/ Resident group files suit against Piermont over proposed apartment, development] ''Lohud'', May 8, 2024. Retrieved October 27, 2024</ref><ref>[https://rcbizjournal.com/2024/09/11/piermont-trustee-nate-mitchell-resigns-amid-development-controversy/ Piermont Trustee Nate Mitchell Resigns Amid Development Controversy - Initiation Of An Investigation Over Ethics Breach Prompts Resignation] Rockland County Business Journal, September 11, 2024. Retrieved October 27, 2024</ref>

In response to a lawsuit filed by village residents, on October 11, 2024 Rockland County Supreme Court Justice Hal Greenwald declared the law which created the Piermont Central Business Multi-Use (CBM) Zoning District “null, void and jurisdictionally invalid.” The ruling was based on the failure, under Rockland County General Municipal Law, for the Village of Piermont to have referred the law creating the new zoning district to the County Planning Department for final approval.<ref>[https://rcbizjournal.com/2024/10/14/court-voids-piermonts-zoning-law-for-its-central-business-district-village-considers-appeal/ Court Finds Village of Piermont Local Law And Zoning District “Jurisdictionally Invalid” For Lack Of Compliance With Required County GML Review.] Rockland County Business Journal, October 14, 2024. Retrieved October 26, 2024</ref>