From Fairways to Front Doors: Delivering New Residential Value at Philmont Country Club 

Ridgewood Real Estate’s vision for The Villas at the Philmont Country Club presented a unique opportunity to transform a portion of a historic golf property into an active adult residential community, while preserving the ongoing operations and integrity of one of the region’s most respected clubs. The plan delivers 176 residential units alongside strategic reinvestment in golf, recreation, and critical site infrastructure.

From the outset, Bohler provided integrated planning and site civil engineering design across both the residential redevelopment and the club’s existing facilities. The team tackled a variety of environmental site challenges and complex permitting processes, including thoughtfully reconfiguring portions of the remaining North Course to accommodate new infrastructure and enhance the overall property.

Unlocking Density Through Entitlements

Although the property was historically zoned for residential use, achieving the project vision required a successful rezoning to support increased density. Bohler helped guide a balanced entitlement approach that aligned municipal goals, environmental constraints, and community priorities, while maintaining project feasibility. As part of the rezoning, the approved plan also incorporated off-site roadway improvements to enhance regional access, improve circulation, and support long-term safety for both residents and the surrounding roadway network.

Wetlands & Watercourses

The site presented complex environmental challenges due to the presence of two separate wetland and watercourse systems running through the property. The project required careful coordination of wetland disturbance permitting, stream crossings, stream realignment, and wetland mitigation efforts to balance development goals with environmental protection requirements. The team worked to minimize impacts wherever possible while still maintaining the functionality and connectivity of the overall community layout.

Stormwater Management

Managing stormwater on the site required a creative solution due to the combination of a high groundwater table and clay-heavy soils. To address these conditions, the team designed above-ground stormwater basins that utilized on-site soils as a natural clay liner, helping maintain the required separation from groundwater. This approach allowed the project to meet stormwater management requirements while efficiently leveraging existing site conditions.

Entrance & Stream Constraints

One of the project’s key design challenges involved coordinating the primary site entrance with an existing roadway and traffic signal location while also navigating a nearby watercourse. Because the entrance alignment was constrained by off-site roadway infrastructure, the team had to carefully design around the stream corridor and minimize the extent of stream relocation required for the project. This coordination required a thoughtful balance between transportation access, environmental considerations, and overall site functionality.

Permitting and Entitlements

Large portions of the site required environmental remediation, demanding early coordination with the Pennsylvania Department of Environmental Protection (PADEP).  Bohler led environmental permitting efforts spanning Act 2, Chapter 105, and NPDES, aligning remediation requirements with grading, stormwater, and site infrastructure design.

Maintaining Club Operations Through Phased Construction

One of the project’s core challenges was keeping the country club fully operational while construction proceeded. Bohler supported phased construction planning that accounted for the relocation of parking facilities, construction of new tennis courts, redevelopment of the driving range, utility upgrades, and circulation adjustments. By strategically coordinating access, grading limits, and infrastructure installation, the team helped to ensure that the project moved forward without interrupting member access and programming.

From Legacy Land to Long-Term Value

The Villas at the Philmont Country Club represents a strategic evolution of legacy land — delivering new active adult housing, significant environmental remediation, and critical infrastructure investment while preserving the identity and functionality of a historic golf facility.

Nearing construction in Summer 2026, the project reflects a careful balance of preservation, performance, and long‑term value for both residents and the club.