Letter to the Editor: Will Hampshire Country Club's Proposed Development Hurt Mamaroneck?

The below letter does not necessarily represent the views of Patch media.

Mamaroneck residents and neighboring communities may recall in 2010, after nearly a century of operations, Hampshire Country Club was forced to close due to financial troubles exacerbated by declining memberships.  The club’s struggles were reflective of the challenges faced by a growing number of private country clubs nationwide and particularly in Westchester. As a result, these clubs have been forced to evaluate alternatives to operating as purely golf and recreational facilities.  In Hampshire’s case, that alternative is to transform a small portion of the property to residential use. These beautifully-designed, eco-friendly residences will subsidize the Club’s operations—a model that has been proven to work around the country–and provide a wide range of benefits to the community.

Of Hampshire Country Club’s nearly 117 acres, 112 are currently zoned for residential development, allowing for the construction of over 100 single-family residences, on half-acre lots, spread across the existing golf course.  However, in order to preserve as much open space as possible, we have developed a plan that clusters development in a luxury condominium building on fewer than two acres.   This proposal has a very limited impact on the land and village resources, and a significant, positive impact on our school budget. This development ensures the long-term viability of the club and preserves over 90 percent of the property’s open space (more than 100 contiguous acres) forever.

Under this plan, new residences will be attached to, and behind, the existing clubhouse and only visible to a small number of homes during certain parts of the year.  To further reduce the visual impact of the project, plans call for underground resident parking.

A typical development of this size would be expected to introduce approximately 20 school-age children to the community. However, the Hampshire development, envisioned as an age-targeted golf course community appealing to empty-nesters, retirees and part-time residents, is expected to introduce far fewer with a negligible impact on the school system. Our plan is projected to generate approximately $2.1 million in annual taxes, including an estimated $1.2 million to the Mamaroneck school district. Studies estimate that the redevelopment will not create significant additional traffic, with residents generating fewer than 60 vehicular trips daily during peak times. In comparison, 100 single family homes would generate twice as much traffic at peak hours, as parents commute to work and drive children to school. 

We understand community concerns regarding the flooding that has affected Hampshire in the past. Our proposed plan includes robust mitigation methods including property grading, tidal gate updates, and engineering techniques to ensure residents and neighbors are safeguarded. As a result, flood mitigation will be significantly improved over current conditions, and all new construction will meet or exceeds post-Sandy FEMA standards.

The Village’s 2012 Comprehensive Plan advocates changing Hampshire’s zoning to allow development on the property, keeping the golf course and preserving 30 to 50 percent of the open space. Our vision realizes this express intent, and proposes far more open space. The plan would rezone only four percent of the property that lies in a Marine Recreation Zone, and prevents future development on the rest.  No other land parcels in the village would qualify for such a new zoning.

Despite these benefits, some village residents are determined to perpetuate baseless information and myths in order to pursue their own personal agendas. Interestingly, this newly formed group, operating under the name Mamaroneck Coastal Environment Coalition (MCEC), has not embraced our project, despite it being the only option that preserves 90 percent of the property’s open space and includes significant environmental conservation. They oppose a possible zoning change and have encouraged us to create an as-of right development plan.  They claim that we cannot build many single family residences on the property due to flooding issues. 

This is simply not true.  We have engaged highly accomplished engineering and construction firms which have designed an alternate development proposal permissible under current zoning which allows for the construction of approximately 106 single-family homes.  

Unfortunately, the alternative plan, espoused by MCEC, would eliminate the majority of the club’s existing open space and inundate the village with new single family homes. 

Simply put, the status quo of continuing to operate the club as a standalone facility is simply not an option. We believe our vision offers the most benefits to the largest number of Mamaroneck constituents. We encourage you to consider the facts for yourselves to determine what is best for Mamaroneck’s future and we look forward to continued community discussions.

Thomas Nappi, senior project manager, Hampshire Country Club