NEW CITY — The owners of the Paramount Country Club have downsized a proposed market-rate housing development for 36 acres of vacant land adjacent to the private golf course and club. The revised plan reduces the number of housing units from 247 to 230. It includes potential benefits for the community, such as housing for first responders, financial contributions to Zukor Park, and limited public access to the golf course.
Dells Inc., the developer representing the Mandelbaum family, is requesting a zoning change from R-160 to R-22 to allow higher residential density and clustered housing. The current R-160 zoning permits one single-family home per four acres and is intended to conserve open space. On Tuesday, the Clarkstown Town Board unanimously voted to refer the rezoning request to the Planning Board for review. The board is not obligated to approve the change.
If granted, the change could set a precedent for future development on similarly zoned land in Clarkstown.
Housing Details
The proposed development includes:
- 128 townhomes
- 70 condominiums
- 30 golf villas
- 2 single-family homes
Home sizes range from one-bedroom condos at 750–850 square feet to four-bedroom golf villas up to 2,800 square feet. Townhomes would range from 1,800 to 3,000 square feet.
Though the development does not include a formal affordable housing component, the developer says it is open to reserving an unspecified number of rental units for first responders.
Community Incentives
The developer has proposed a deed restriction to preserve the existing golf course and country club, which occupies about 65% of the 217-acre property. Originally the estate of Paramount Pictures founder Adolph Zukor, the club now features a par-70 championship course, along with tennis, swimming, dining, and fitness amenities.
Paramount envisions the new housing as a “Florida-style,” amenity-rich community appealing to older residents and empty nesters. While not age-restricted, many units are designed with that demographic in mind.
“There’s a significant demand for aging-in-place residential development,” said Steven Lapper, president of Paramount. “Residents who want to sell larger homes and stay in the community can’t. The county’s at or near capacity.”
The developer is also considering limited public access to the golf course for Clarkstown residents — details have not been finalized, but access would likely require payment. Currently, club members pay a $3,500 initiation fee and $6,000 in annual dues.
In addition, the project could include a financial contribution to upgrade nearby Zukor Park, though no amount has been proposed.
Review Process Underway
Any zoning changes must align with Clarkstown’s Comprehensive Plan or require an amendment. The proposal will also undergo environmental review under the State Environmental Quality Review Act (SEQRA).
Because the property is within 500 feet of a county park and stream, it will require a GML 239 referral — a review by the Rockland County Planning Department — when formally submitted.
The Mandelbaum family, based in Livingston, New Jersey, bought the land in 2007 and the golf course operation in 2009. They are also minority owners of the NFL’s Minnesota Vikings and typically partner with developers on large-scale projects, though they have no previous developments in Rockland County.
More: Rockland County News
Mathew Alvarez joined Rockland Daily News as a reporter in March 2020, but he’s no stranger to Rockland County. He grew up in New City and graduated from Ball State’s College of Communication, Information, and Media.
