Development applications pending in Clarkstown.
Every application now before the Town, what each one actually proposes, and where it stands. Taken from the Town's own records and its published meeting agendas and minutes.
What this page counts
Overdevelopment is the word most people in Clarkstown reach for, and it is usually said without numbers attached, because the Town does not publish them in one place. This page is the numbers. It covers applications where a Town of Clarkstown record states what is being proposed.
There is no single Town source that will tell you how many applications are open. The Planning Department publishes project records through the Town's mapping service, and the Town publishes agendas, packets and minutes for the Technical Advisory Committee, the Planning Board, the Architectural Historic Review Board and the Zoning Board of Appeals. Reading the agendas for 2024 to date turns up eighty-nine distinct project names. Several of them are plainly active and appear nowhere in the Planning Department's records, among them the Clarkstown Plaza Redevelopment, Homesteads at Demarest and Crystal Lake Condominiums, and at least one is filed there under a different spelling from the one the agendas use.
So this page does not offer a headline count of open projects, because no reliable one exists. It counts units instead, and it names every application it counts.
How Clarkstown got here
None of this happened by accident, and it did not start with any of the applications below. It started with the zoning.
The hamlet center rezonings of 2023 and 2025
In 2021 Clarkstown adopted a Comprehensive Plan Update, which also served as the town's Final Generic Environmental Impact Statement. That document is the official long-range vision for how Clarkstown grows, and it identifies traffic congestion as one of the town's major problems.
In 2023 and again in 2025, the current administration created and then amended the Hamlet Center Zoning Districts covering New City, Congers, Valley Cottage and West Nyack. Those changes raised the residential density allowed in the heart of each hamlet and modified the parking required to go with it. The environmental review behind them produced a Negative Declaration: a finding that the rezonings would have no significant adverse environmental impact.
The 2021 plan had expressly called for later implementing actions to get their own site-specific and action-specific review. That review was not done. Neither was a fresh study of what the cumulative traffic from the new density would do to roads the town had already identified as a problem.
Nearly every large application on this page sits in one of those districts, or in a corridor feeding them. The applications are not the cause. They are the consequence.
The applications
Largest first. Together they come to 601 units. The Paramount Country Club petition would add 230 more and is handled separately below, because it asks the Town Board to change the zoning first.
New City Living
A 176,360 square foot five-story residential building with 152 multi-family units and two levels of parking, together with site plan amendments, a four-lot subdivision and a special permit. An earlier description of the same application had the building at six stories.
- Land
- 11.972 acres, H4 zoning
- Tax parcels
- 51.07-1-10 and 51.07-1-11
- Latest step in the record
- Planning Board environmental review and public hearing at preliminary, July 15, 2026
One75 Senior Housing, 175 West Clarkstown Road
A 146,880 square foot three-story senior housing complex with 96 one-bedroom and 25 two-bedroom dwelling units.
- Land
- 9.18 acres, R-22 zoning
- Tax parcels
- 50.12-2-41
- Latest step in the record
- Technical Advisory Committee chairman's endorsement, May 27, 2026
New City Center Redevelopment
A lot merger and redevelopment of the existing shopping center, replacing it with a 137,686 square foot five-story mixed-use building holding 103 residential units and 8,733 square feet of retail over enclosed ground-floor parking, plus a new 4,000 square foot retail building and a 2,258 square foot quick-service restaurant. The residential floor area in the plan grew from 94,916 to 112,709 square feet between July 2025 and May 2026 without the unit count changing.
- Land
- 13.94 acres, H4 zoning
- Tax parcels
- 43.15-1-21, 22, 27, 30, 32, 34, 35 and 37
- Latest step in the record
- Planning Board environmental review and public hearing at preliminary, May 20, 2026
Squadron Senior Housing
An age-restricted housing project of 85 dwelling units, 10 one-bedroom and 75 two-bedroom. The 85-unit ceiling is a condition the Town Board attached when it amended the terms of a 2009 zone change from PO to AAR in the spring of 2023.
- Land
- AAR zoning
- Latest step in the record
- Preliminary, application logged January 13, 2026
Nannawitt Commons
A 65,241 square foot three-story affordable senior housing complex with 27 one-bedroom and 25 two-bedroom units and 100 parking spaces.
- Land
- 2.52 acres, PO zoning
- Tax parcels
- 64.13-1-1
- Latest step in the record
- Planning Board final review, May 20, 2026
Clarkstown Plaza Redevelopment
Removal of about 17,000 square feet of existing commercial space and the addition of a four-story, 50-unit residential building.
This application does not appear in the Town Planning Department project records.
- Land
- H4 zoning
- Tax parcels
- 51.07-1-9 and 51.07-1-34
- Latest step in the record
- Technical Advisory Committee review, February 11 and September 2, 2026
Homesteads at Demarest
A 17-lot cluster subdivision on an undeveloped parcel.
This application does not appear in the Town Planning Department project records.
- Tax parcels
- 51.06-3-1, formerly 38-A-11
- Latest step in the record
- Technical Advisory Committee review, April 30, 2025
Rockland Country Day School Residential Subdivision
The Town is subdividing its own land here: the 19.4-acre former Rockland Country Day School property at 34 and 32 Kings Highway, which the Town owns. Its cluster plan puts fifteen house lots on 11.36 acres and keeps two lots of 1.24 and 6.8 acres, 8 acres in all, as open space and parkland. A standard layout would have spread 18 lots across the full 19.4 acres. On January 13, 2026 the Town Board, 4-0 with Councilman Michael Graziano absent, adopted a SEQR negative declaration and authorized the Planning Board to apply Town Law § 278, the cluster provision that lets a planning board modify the lot dimensions the zoning district would otherwise require. At a Congers Civic Association meeting on September 10, 2026, Councilman Michael Graziano described the lots as intended for houses at roughly $1.5 million each.
- Land
- 19.4 acres, Town-owned: 15.4 acres R-40 and 4 acres R-22; 11.36 acres to house lots, 8 acres kept as open space and parkland
- Tax parcels
- 44.14-1-31.2 and 44.14-1-31.1
- Latest step in the record
- SEQR negative declaration and Town Law § 278 authorization, Town Board, January 13, 2026 (Res. 82-2026 and 83-2026); authorization for the Supervisor to sign the subdivision map on the Town Board agenda, March 24, 2026; first extension request and site plan modification, Planning Board, July 29, 2026
749-755 Route 9W Multi-Family Development
A merger of two lots totaling 1.09 acres, then six two-bedroom multi-family dwelling units in two buildings, with a 400 square foot community hall. The existing single-family house stays. The County records that variances for lot coverage and maximum allowable density will be needed. The applicant is Richard Piccininni, doing business as 749-755 Route 9W LLC.
The Rockland County Planning Board voted unanimously to disapprove this application on August 8, 2024. See below.
- Land
- 1.09 acres, MF-1 zoning
- Tax parcels
- 53.13-2-28 and 53.13-2-29
- Latest step in the record
- Zoning Board of Appeals hearing on Appeal 4408, June 23, 2025; Planning Board resolution, April 22, 2026
Zone changes since 2023
Site plan applications work within the zoning a parcel already has. A zone change asks the Town Board to alter the map itself, which is a decision elected officials make rather than an appointed board. Four petitions by applicants have come before the Town Board since the start of 2023, on top of the hamlet center rezonings the Town initiated on its own.
The Dells, Inc. (Paramount Country Club)
R-160 to R-22 on parcels 34.11-1-1 and 34.10-1-50, to allow 230 units.
Referred to the Planning Board September 9, 2025 by Resolution 433-2025. Planning Board review continued to a date uncertain on June 10, 2026.
Squadron Land LLC
Amending the conditions of the 2009 PO-to-AAR zone change adopted by Resolution 40-2009, with the number of units capped at 85.
Public hearing set April 25, 2023, acted on May 23, 2023.
Hansen Brothers
R-22 to Local Shopping at 241 South Little Tor Road, New City, parcel 51.09-1-49.7. Residential land converted to a commercial district.
Referred to the Planning Board March 26, 2024, Town Board action July 23, 2024.
Rockland Hospitality Associates LLC
Parcels 64.10-2-1 and 64.10-2-2 at 425 and 431 East Route 59, Nanuet. A daycare center and 8,438 square feet of retail and commercial space, not housing.
Referred October 14, 2025, local law amending the Zoning Map adopted March 10, 2026.
What the County said
Some Clarkstown applications also go to the Rockland County Planning Board. State law requires it whenever a project sits on or near a county or state road, a county or state park, or a municipal boundary, and for larger subdivisions and residential projects. The County reviews the file and issues a recommendation. That recommendation is not a veto, but it is not decorative either: when the County recommends disapproval, the local board needs a supermajority to approve the project anyway.
Nine Clarkstown matters went to the County between 2024 and today. One of them was disapproved outright. On August 8, 2024 the County Planning Board took up the 749-755 Route 9W multi-family application and voted unanimously to disapprove it, listing among its reasons a very steep downhill slope where the driveway meets Route 9W, inadequate turnaround for emergency vehicles at the end of the driveway, parking the Board thought insufficient for residents and guests together even though it met Town requirements, no area shown for garbage and a parking layout a refuse truck would struggle to use, no indication of where snow would be stored, and a community hall the Board called extremely small and could not identify a use for. The application is still live.
Cedar Corners, in Congers, is on the County Planning Board's agenda for September 10, 2026 as a State Environmental Quality Review Act update. It is not counted above because it is warehouse rather than housing, and it is the largest thing pending in the Town. It has its own page.
Where Eugene stands
Eugene Bondar's objection is not that Clarkstown should never build. It is that the Town rewrote the zoning without studying what the new density would do, and is now deciding the applications that zoning produced one at a time, without ever adding them up.
Eugene Bondar
He has published a proposed twelve-month zoning moratorium that would pause approvals under the Hamlet Center districts until the Town completes the project-specific environmental review New York law requires, and he has asked the Town Board to reject the Paramount Country Club rezoning outright. He has spent his career on the other side of this table, as counsel to a county planning department and planning board, and his argument is that the cumulative load is exactly the question a town is supposed to answer before it approves, not after.
Common questions
How many housing units are pending in Clarkstown?
The applications on this page, each backed by a Town of Clarkstown record, total 601 units. The Paramount Country Club petition would add 230 more, but it asks the Town Board to change the zoning first and is counted separately. Figures as of September 11, 2026.
How many development applications are open in Clarkstown?
No reliable count exists, because no single Town source lists them. The agendas of the Technical Advisory Committee, Planning Board, Architectural Historic Review Board and Zoning Board of Appeals from 2024 to date name eighty-nine distinct projects, several of which do not appear in the Planning Department records at all. This page counts units instead, and names every application it counts.
Where do these figures come from?
From the Town of Clarkstown: the Planning Department project records published through the Town mapping service, and the agendas, packets and minutes of the Technical Advisory Committee, Planning Board, Architectural Historic Review Board and Zoning Board of Appeals. Figures attributed to an applicant are the applicant's own.
What are the Hamlet Center rezonings?
In 2023 and again in 2025 the Town created and then amended the Hamlet Center Zoning Districts covering New City, Congers, Valley Cottage and West Nyack, raising the residential density allowed in each hamlet center. The environmental review produced a Negative Declaration, without the site-specific review the 2021 Comprehensive Plan Update had called for. Most large applications on this page sit in those districts or in a corridor feeding them.
What happens when the Rockland County Planning Board disapproves a project?
The County review is required for projects on or near county or state roads and parks or a municipal boundary, and for larger subdivisions and residential projects. A County disapproval is not a veto, but the local board then needs a supermajority to approve the project anyway. Nine Clarkstown matters went to the County between 2024 and today, and one, the 749-755 Route 9W application, was disapproved unanimously on August 8, 2024.
- Town of Clarkstown public meeting portal
Technical Advisory Committee, Planning Board, Architectural Historic Review Board, Zoning Board of Appeals and Town Board agendas, packets and minutes, 2023 to date - Town of Clarkstown Planning Department
Planning Department project records, queried September 10, 2026 - Rockland County Planning Board agendas and minutes
County of Rockland, 2024 to date - The proposed Clarkstown zoning moratorium
Bondar for Clarkstown, background on the 2021 Comprehensive Plan Update and the hamlet center rezonings
Descriptions and unit counts are the Town's own, taken from published agendas and minutes on the dates given. Applications change between filings, and several of these already have. The lot count and acreage for the Rockland Country Day School subdivision come from Town Board Resolutions 82-2026 and 83-2026, adopted January 13, 2026; the price per house is Councilman Michael Graziano’s, from his remarks at the Congers Civic Association meeting of September 10, 2026. This page reflects the record as of September 11, 2026.