Nolles Ridge Project Worries VOM Residents About Privacy, Flooding

The Village of Mamaroneck Planning Board held another public hearing on the debated Nolles Ridge development at its regular meeting last Thursday, and several irked residents turned out to contest the project.

If approved, the project will develop 3.3 acres of property at 800 Fenimore Road into six eventual homes, two pocket ponds and a new public road. The property passes through a wetland and borders several current residents' homes. Consequently, these residents are concerned about possible privacy, lengthy construction, flooding and traffic problems in the future.

Once the public hearing began, several residents took the podium to voice their dissatisfaction. The first resident expressed qualms about whether the construction would be hidden by a fence.

"I don't want to be looking at a pond I fear will not be maintained," she said. "I just want privacy."

The Planning Board noted that a black, vinyl chain-link fence will be erected around the construction site, that the type of barrier is not final, and that it will be put up prior to the project's start so nearby residents do not have to watch construction.

Another concerned resident who lives near the proposed construction site addressed the implications of the pocket ponds—particularly their upkeep costs and potential flooding.

"Look at the duck pond upkeep," she said. "It's costing about $1.5 million to be dredged. These new ponds will have hazardous waste and will need to be cleaned, too. We're very concerned about all these issues, and also the flooding."

"The homeowners association [made up of the six new residents] will pay upkeep costs," said Planning Board Chairman Robert Galvin.

Stuart Tiekert is another resident opposed to the development. In a June 23 letter to the Planning Board, he expressed his concern.

"I am writing to urge you not to approve the plan, as presently drawn, for the Nolles Ridge subdivision which includes the construction of a new public street," he wrote.

Tiekert noted his main concerns are flooding of the pocket ponds and too steep a grade on the new roadway.

"The plans show the roadway with a 10 percent grade, which is 3 percent more than allowed by the code," he wrote.

Tiekert also compared Nolles Ridge to a past project on Pine Street, where he lives.

"Nine years after Pine Street's approval, it still has not been deemed 'suitably improved' by your board or accepted by the village," he wrote. "Over those nine years the village taxpayers are out over $100,000 because of the failure of the plan."

In a response to Tiekert's letter, the village's engineering consultant, Keith Furey, noted Tiekert's claims were "factually flawed," like his assessment of the road grade.

"The characterization of the road grade being 10 percent is inaccurate," Furey wrote. "The actual road grade varies between 1 percent and 10 percent at various sections, and for better than half the length of the road is less than 7 percent."

Readers can see both letters, in full, in our photo section.

In addition to the public hearing, the planning board discussed the progress of the project's other elements. The village is currently working with professionals to resolve issues like rock removal, wildlife and tree preservation and water runoff.

The Nolles Ridge project will be discussed again on Thursday, July 8.

Other business from the 6/24 Planning Board meeting

-The board discussed a two-lot subdivision at 1421 Mamaroneck Ave. that will result in the construction of a single-family home.

"At this juncture the project is compatible with our stormwater guidelines," Galvin said. "But there are still more determinations to be made, and we need to set a public hearing.

The issue will be discussed next at the July 8 meeting.

-The Planning Board granted Wetland Permits to residents on Cove and Greacen Point roads. The residents are carrying out construction the board deemed suitable and would not interfere with the nearby wetlands.

-The board granted Endurance Fitness, located at 707 Fenimore Rd., its request for a special permit.