175 West Clarkstown Road, New City.

What is being proposed

An application known in the Town's records as One75 Senior Housing proposes a 146,880 square foot, three-story senior housing complex at 175 West Clarkstown Road in New City. The Town's Technical Advisory Committee agenda describes it as 96 one-bedroom and 25 two-bedroom dwelling units, which is 121 homes, on 9.18 acres.

The site sits on West Clarkstown Road roughly 320 feet south of the intersection with West Burda Lane. The applicant appears in Town records as One75 LLC, with Alexander Properties, and the project has been through the Architectural Historic Review Board on building lighting and landscape, first informally in June 2025 and again in October and November of that year.

What the zoning allows

The parcel is zoned R-22. The Clarkstown Town Code lists R-22 as "Medium Density Residence (22,500 square feet)," a single-family district sitting in the middle of the range. The controlling dimensions sit in Table 12, General Bulk Regulations, which the Code publishes as a separate attachment.

The arithmetic is worth doing. Nine and a fifth acres is about 399,900 square feet. Divided by the 22,500 square foot figure the Code gives for the district, that is fewer than eighteen single-family lots on paper, and fewer still once land comes out for roads and drainage. The application proposes 121 homes on the same ground. That comparison is arithmetic from the figure in the Code, not a finding by the Town, and senior housing is a different building type from detached houses. It is here to show the scale of the gap between what the district is built around and what has been applied for.

The application seeks a special permit alongside site plan approval. A special permit is a discretionary approval rather than an entitlement, which makes it the decision point, and the point at which the public gets its say.

Where it stands

The Town's Planning Department records logged the application in April 2024 and give its stage as a referral to the Architectural Historic Review Board. The Technical Advisory Committee, the staff-level body that reviews applications before they reach the Planning Board, gave it a chairman's endorsement on May 27, 2026.

A site plan and special permit application of this size still requires Planning Board review, environmental review under the State Environmental Quality Review Act, and a public hearing before it can be approved. Anyone who wants to be heard on it should watch the Planning Board agenda.

This page reflects the public record as of September 10, 2026. Applications change between filings, and this one already has.

Where Eugene stands

Eugene Bondar has not asked the Town to reject senior housing, and says the need for it in Clarkstown is real. His objection is to how the decision gets made.

His broader argument is about accumulation. This application sits within a few miles of several others now in the pipeline, and each is being reviewed as though the rest were not there. He has proposed a twelve-month zoning moratorium that would pause approvals under the new Hamlet Center districts until the Town completes the project-specific environmental review New York law requires, and he has argued that traffic, sewer capacity, storm water and school load have to be assessed across all pending applications together rather than one file at a time.