Major Redevelopment Proposal Could Bring 342 Housing Units to Former IBM Campus in Rockland County
A major redevelopment proposal for the former IBM and HNA conference center property in Palisades could add 342 residential units to the Rockland County housing market while transforming one of the region's most recognizable corporate campuses.
Developers recently unveiled plans for the 106-acre site along Route 9W in the Town of Orangetown. The proposal calls for the construction of 288 luxury townhomes and 54 condominium units, along with a new event and catering venue. The project would replace earlier redevelopment concepts that focused on restoring the existing hotel and conference center while adding a much smaller residential component.
The property has been the subject of redevelopment discussions for several years following the closure of the former HNA conference center, which had previously operated as IBM's executive training and conference facility. The campus was acquired in 2024 by a development group led by Atlantic Realty after years of uncertainty surrounding the site's future.
The latest proposal represents one of the largest residential developments currently under consideration in Rockland County. According to plans presented to the Town of Orangetown, the project would increase the number of housing units in the Palisades hamlet by approximately 66 percent if approved.
The proposal has generated significant discussion among residents and local officials. Supporters point to the opportunity to redevelop a largely vacant property, expand the local housing supply, and restore tax revenue generated by the site. Town officials noted that tax revenue from the property has declined substantially since the conference center ceased operations.
Others have raised concerns regarding density, traffic impacts, environmental considerations, and the compatibility of the development with the character of the historic Palisades community.
Before construction can proceed, the project must navigate a lengthy approval process. The property's current Office Park zoning permits hotel and conference center uses but does not allow residential development. Developers are seeking zoning amendments that would permit the proposed housing component.
The project will also undergo a comprehensive environmental review under New York State’s Environmental Quality Review Act (SEQRA). Because the proposal exceeds thresholds established under recent state housing-related SEQRA reforms, it will require a full Environmental Impact Statement evaluating potential impacts on traffic, infrastructure, the environment, and community services.
For REALTORS® and housing advocates, the proposal highlights the ongoing challenge of balancing the need for additional housing with local land use considerations. As communities throughout the Hudson Valley grapple with housing shortages and affordability concerns, large redevelopment opportunities such as the former IBM campus continue to draw attention from residents, developers, and policymakers alike.
The proposal remains in the early stages of review, and developers have indicated they are continuing to gather community feedback as the planning process moves forward.
