Residents Push Back Against Controversial Development in Town of Mamaroneck with Concerns Over Environmental Impact, Gas Spills, Traffic, and Quality of Life Spark Community Opposition

Mamaroneck, NY – Concerned residents of the Town of Mamaroneck and neighboring Larchmont are pushing back against a proposed 36-unit apartment complex at 2399 Boston Post Road, citing environmental risks, traffic congestion, and threats to property values. The development, which requires a special use permit from the Town of Mamaroneck Planning Board, has drawn significant community opposition due to its failure to align with the neighborhood’s character and its potential to create long-term legal and financial instability.

Key Community Concerns - 

Gas Station Spills & Contamination Risks: The site sits near previously contaminated gas station properties, yet environmental testing appears incomplete or outdated. Despite past spills, the developer has only conducted Phase I and II environmental assessments, leaving unanswered questions about potential contamination. Residents are calling for a Phase III Environmental Site Assessment (ESA) to include soil sampling at the former gas station, the BLD Diner exit driveway, and adjacent properties (6 & 10 Deane Place) before approvals are granted. Without proper testing, toxic substances could be unearthed and spread, creating potential health hazards.

Parking Deficiencies & Overflow Risks: The proposed development includes only 61 parking spaces for 36 residential units, failing to account for additional needs such as visitor parking, service vehicles, and staff. Given the current parking constraints in the area, this shortfall will likely push overflow parking onto neighboring streets, exacerbating congestion and accessibility issues for existing residents. Additionally, without a designated loading zone, delivery and moving trucks may be forced to occupy street parking or block traffic, further compounding the issue.

Environmental Risks & Wetland Protection: The project is located near the Premium Salt Marsh Wetlands Complex, a Critical Environmental Area home to vulnerable wildlife, including the Common Loon. Residents argue that the project’s stormwater management plan is inadequate, and increased pavement, truck deliveries, and light pollution from the rooftop amenities will damage this sensitive ecosystem.

Traffic Congestion & Lack of Delivery Space: Unlike the existing diner, which has predictable peak hours, a residential building will generate continuous delivery truck traffic (Amazon, UPS, FedEx, food deliveries, moving trucks). The lack of a designated loading zone means these vehicles will likely block Boston Post Road and cut through side streets like Harrison and Sherwood, creating additional safety hazards.

Implications to your taxes and schools --> 

Explore the slide presentation "Bursting at the seams - Unsustainable growth: Enrollment, taxes and the future of our schools in L/M"

Pedestrian Safety Risks: Many children walk to school in this area, yet no clear pedestrian safety plan has been presented for the construction period or once the project is completed. Given the already dangerous conditions on this stretch of Boston Post Road, residents are demanding a comprehensive safety plan before any approval is granted.

Architectural & Neighborhood Character: The proposed modern design does not reflect the historic Colonial and Tudor-style architecture of the surrounding community. The addition of a rooftop amenity deck raises concerns about noise, privacy, and setting a precedent for future developments that could alter the residential character of the area.

Property Value Decline: A local property assessor has indicated that neighboring homes could see a 20-25% reduction in value if the project moves forward. The Planning Board is legally required to deny a special use permit if the project negatively impacts property values (§ 240-62 C), making this a key issue for homeowners.

The Special Use Permit Issue
Unlike an as-of-right development, this project requires a special use permit, which must be renewed every two years. This creates long-term uncertainty for both future residents and the surrounding community. If a future Planning Board denies renewal, the building could be left in legal limbo, potentially making it unmarketable.

Some board members have already questioned whether granting a special use permit under these conditions is a responsible decision. If the special use permit is denied, the developer would need to go before the Zoning Board for a variance, a process that would trigger additional community input and legal scrutiny.

Community Action & Next Steps
Residents are urging the Town of Mamaroneck Planning Board to deny the special use permit and require further studies on environmental impact, traffic congestion, and pedestrian safety before moving forward.

A Planning Board meeting is scheduled for March 12th, where residents will continue to voice their opposition.                                              

On March 12, 2025 the Planning Board will meet at Town Center at 740 W. Boston Post Road, Mamaroneck, NY 10543, starting at 7:30 PM

https://townofmamaroneckny.civicweb.net/Portal/MeetingInformation.aspx?Org=Cal&Id=13407

How You Can Help

Contact the Planning Board:
Email Jami Sheeky (JSheeky@townofmamaroneckny.gov) and                   Anant Nambiar (ANambiar@townofmamaroneckny.org) to express your concerns.

Sign the Petition: Sign here to show your support.

Attend the Meeting: Show up in person to demonstrate community opposition.

Contribute to legal efforts! 

We started a GoFundMe for legal contributions, learn more and contribute to the efforts here. 

Get Involved!

📢 For more information or if you want to get involved, contact: STOPTHEBLDPROJECT@AOL.COM.

Final Thoughts
This development does not serve the best interests of the Town of Mamaroneck or its residents. While responsible growth is welcomed, it must be done in a way that preserves the character of our neighborhoods, protects our environment, and ensures safety and quality of life for all residents.

Let's stand united against overdevelopment and preserve the community we love.