Ramapo poised to approve Miller's Pond development on former Minisceongo Golf Course site
RAMAPO − The Town Board will likely vote Wednesday on approving the development of a self-contained community of 637 homes with retail space and parks at the former Minisceongo Golf Course.
The Miller's Pond developers requested a higher-density zone to allow the project on 143.6 acres outside Pomona. The zone change permits a maximum of five residential units per acre with a maximum allowable density in any multifamily zone of 12 units per acre.
Plans for the development include 535 townhouses and 102 apartments, with 103,000 square feet of retail space. The community would include parks, 5.7 miles of trails, and 56 acres of open space, according to the developer.
Ramapo's current zoning for the property allows for 122 houses.
The Town Board meeting is scheduled for 7 p.m. Wednesday in Town Hall, 237 Route in Airmont.
Housing plan: Miller's Pond presents plans for 637 homes at the former Minisceongo Golf Course
Projected tax benefits from the housing
Ramapo estimates the property tax payment per unit is $11,084 annually, according to Supervisor Michael Specht.
When completed, Miller's Pond would generate $7,060,508 in property taxes for the county, town, special districts, and the East Ramapo School District. Additional taxes would be generated by commercial, retail, and rental uses. Specht said the total real estate taxes for the unimproved site was $197,214.
The developer's attorney, Daniel Ruzow, in unveiling the project in 2023 told the Town Board it would be built in six phases over three to four years. The first phase under consideration would be 142 multiple-family units and 102 apartments.
Mount Ivy, LLC and Lindifrim Pomona LP bought the 18-hole golf course for $32 million after its closure in 2016. Joseph Kazarnovsky of Monsey and Mark Mandelbaum of Toronto, Canada, are the principals of Mount Ivy, LLC.
Mount Ivy, along with the Lindifrim Limited Partnership of Lakewood, New Jersey, bought the property from developer Eric Bergstol. The Bergstol family opened the 60-acre golf course in 1994.
Miller's Pond: Ramapo documents on the development
Local group opposes the development
The development is opposed by the environmental group Ramapo Organized for Sustainability and a Safe Aquifer, known as ROSA 4 Rockland.
ROSA opposes the rezoning of wetlands, and streams, and allowing for major impacts to groundwater resources," said Deborah Munitz, an organization leader. She said the Miller's Pond developer and town have made no effort to cluster the zoning and limit rezoning to areas not constrained by wetlands, streams, and deed restrictions.
ROSA board members believe the "town is advancing the desire of the developer over the rights of the public by not correcting its environmental review process and by not considering alternatives to protect the neighbors from a limited number of identified impacts," Munitz said.
"The impact of this rezoning will have far-reaching consequences throughout the town of Ramapo since it sets a terrible precedent for the protection of existing residents in the face of future rezoning," she said.
ROSA also opposed the town's Northeast Corridor planned unit development zoning.
Under the zoning adopted in 2023,. a developer needs Town Board approval for construction on 20 acres or more.
Specht has said that given the size of the former golf course property, the number of townhouses and commercial businesses seems reasonable. He said Ramapo needs housing, especially for its growing Orthodox Jewish community.
"We have a demand for housing in the town of Ramapo," Specht said when the development came before the board in 2023. "I wouldn't conclude at this stage it's too much."
Kazarnovsky, one of the property owners, said after the 2023 introductory meeting that the apartments would be one- and two-bedroom units.
"We've spent a lot of time and money on the first phase," Kazarnovsky said in 2023. "We expect to have a tremendous benefit to the town."
Ramapo Town Board members have a history of changing zoning to allow higher-density housing projects. The board in 2010 rezoned the proposed 474 Patrick Farm development along routes 202 and 306. Ten years later, it rezoned the 224-unit Pascack Ridge development, bordering Clarkstown and Spring Valley.
Lawsuits, including plaintiffs like ROSA, have stalled both housing developments. New owners have reintroduced the development plan for Patrick Farm, though opposition remains.
Steve Lieberman covers government, breaking news, courts, police, and investigations. Reach him at slieberm@lohud.com Twitter: @lohudlegal
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This article originally appeared on Rockland/Westchester Journal News: Miller's Pond development poised to be approved by Ramapo board
