Myth vs Reality – Be Informed!




Myth: The Village will not derive any benefit from this project.

Reality: The Residences at Hampshire project would generate a tax gain of $5.5 million per year. The project would also allow a longstanding recreational resource in the Village to continue operating.

Myth: The developer has no "as of right" entitlement to build, meaning the law as it stands does not allow for this kind of development.

Reality: The Residences at Hampshire plan is already in full compliance with the Village of Mamaroneck’s R-20 zoning and does not require any zoning amendments or other changes in the Village’s laws.

Myth: The development is illegal under regulations governing residential density.

Reality: The proposal falls well within residential density requirements. The Residences at Hampshire plan proposes only 105 units, far fewer than the 205 units permitted by relevant regulations.

Myth: After homes are built and the developer has cashed out, the failing club will be abandoned and become a burden to the Village.

Reality: The club has continued to operate throughout the development process, and development proceeds will enable Hampshire to improve its facilities and enhance its services for the benefit of its members and residents. In the highly unlikely event that the club is abandoned, the clubhouse, tennis courts and swimming pool would automatically revert to the Village and remain public amenities.

Myth: The Residences at Hampshire will overwhelm the already bulging school population.

Reality: Carriage homes appeal to empty-nesters and statistically generate fewer school-age children, and the projected $1.55 million in net tax revenue for our schools alone from The Residences at Hampshire would offset any costs associated with any new children joining to the public school system.

Myth: There is neither demand nor need for empty-nester housing in the community; adding more will only depress the value of existing properties.

Reality: Mamaroneck real estate professionals point to a significant demand for empty-nester housing, not only due to people generally living longer, but also because many residents wish to downsize to a low-maintenance, high-service luxury apartment or townhouse. Moreover, the supply of comparable, existing condos or co-ops is either poorly located or outdated; most don’t allow washer/dryers in the apartments, for example, and many don’t have assigned parking.

Myth: The project will burden public resources.

Reality: Increased tax revenues generated by The Residences at Hampshire will more than offset the incremental cost to the Village associated with increased demand on services.

Myth: Additional houses will put our first responders at risk due to limited emergency access.

Reality: The project already includes plans for internal roads above the highest anticipated flood levels, contributing to improved ingress and egress to ensure the safety of both residents and first responders.

Myth: Traffic around Hommocks School, Weaver Street and Boston Post Road will be significantly increased.

Reality: Traffic studies conducted at the busiest times of day indicate that there will be no decline in the level of service at the various intersections studied at the request of the Village.

Myth: Construction will destroy scarce open space.

Reality: More than 50% of open space will remain if The Residences at Hampshire project is built.  Development rights for the undeveloped land will be placed under the permanent control of a not-for-profit organization of the community’s choosing, blocking any further development on the site.

Myth: Hampshire is prone to chronic flooding. A man died during a nor’easter in 1992. The planned homes can’t be safe under such conditions.

Reality: The Residences at Hampshire has been designed not only to address current flooding conditions, but also to address the most conservative estimates of sea level rise in the future.  All of the homes would be elevated to at least 16 feet above sea level. This means that even if the 100-year flood level were to rise 4 feet above the current 12-foot elevation, the homes would remain out of harm’s way during the worst flooding. In addition, for the first time ever, there would be a safe exit route out of the neighborhood for homeowners (not just residents of the Hampshire property). This route will provide safe passage even above the current FEMA 100-year flood level.

Myth: Massive amounts of fill will be trucked in to construct the development platform, exposing residents and students to soil-borne and airborne toxins.

Reality: The New York State Department of Environmental Conservation (NYSDEC) has approved Hampshire’s proposal to reuse a significant amount of fill on-site, which will significantly reduce the volume of imported fill.

Myth: Construction trucks will be delivering fill and other building materials non-stop, to the tune of over 250 trips per day.

Reality: Given NYSDEC’s permission to reuse on-site fill, the number of transports needed to import fill will average 28 truck trips per day, which is far less than the 250 trucks claimed by the neighbors. Construction vehicles will also adhere to strict rules regarding hours of operation and delivery times.

Myth: Toxic chemicals used on the golf course will put Hommocks students at risk.

Reality: Arsenic levels found at the site were well within routine limits found on golf courses throughout the country. NYSDEC has already indicated that excavating and reusing the soil from the golf course would not require the contractor to implement any elevated safety or monitoring protocols to protect adjacent properties.

Myth: These "studies" cited by Hampshire are bought and paid for by Hampshire, and aren’t to be trusted.

Reality: Every single study and assessment in the over 3,000-page Environmental Impact Statement was vetted and evaluated by independent experts hired by the Village before the studies were accepted as accurate and complete.

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1025 Cove Road • Mamaroneck, NY 10543