GOP candidates ‘highly concerned about the future’ of Pelham, list facts they say not rebutted at candidate forum

To the editor:

In a letter to the editor of The Pelhams, Mayor Michael Volpe stated that “we have not seen a rigorous, honest debate about the pros and cons of real substantive issues—development, taxes, business failures, etc.” We guess this must have been written before the March 13 debate at Pelham Memorial High School. We are sorry the debate was not carried live, but we encourage all Pelham voters to watch it this weekend.

We are highly concerned about the future for all of us here in Pelham. These concerns are ours—we are not alter egos of the Pelham Preservation & Garden Society and unnamed former politicians. They are based on the following facts, which we believe went unrebutted last night:

  • Regardless of who wins the election, 79 units of housing will be built in Pelham (16 at Boulevard West, 63 at 101 Wolf’s Lane).
  • We are not opposed to “all” development in Pelham. We support townhouse and condominium development that will broaden the homestead tax base. This would include condominium development that will get us new municipal facilities.
  • We further believe in better marketing the strengths of Pelham—our schools and our housing stock—to the thousands of families in New York City seeking good schools, good homestead housing stock and a better quality of life. There are bidding wars on starter homes right now in the village.
  • We also believe that we should better market our village to commercial tenants who will come into our business district on the slow periods during the day.
  • Rental housing is the flavor of the day in Westchester County. In New Rochelle alone, over 4000 units are under construction or planned. These are mostly the same sort of luxury rentals that are being pushed here, with essentially the same proximity to New York City and similar price points, but with views of the Sound. We have grave concerns that the additional 200-odd rental units that have been proposed to the village will not be filled because of overcapacity.
  • Indeed, the only developer who is building anything in Pelham right now agrees. As reported in The Pelhams, the developer at 8 Boulevard West is planning to abandon his rental business plan before the building is even finished and convert to condominiums. And why—because, as he said, “we look at market forces.”
  • At the debate, Mullen celebrated this reversal, without acknowledging that it totally undercuts a development plan based solely on rental properties. A developer who believed strongly in the long-term viability of residential rental apartments would not switch horses midstream; rather, she would stay the course and focus on “luxury” rental prices for the long term. And the shift shows that condominium-based development is indeed viable in Pelham.
  • The estimates on car use are overly optimistic. This is Westchester County. An empty-nester couple in a two-bedroom apartment will not limit themselves to one car, and instead use ride-share apps, shared vehicles, or as was suggested last night by a Pelham Forward candidate, scooters or a future Pelham trolley, to get around. There is not enough parking planned for existing cars in Pelham. Where will the hundreds of additional cars go? Likely in front of homes on side streets around lots two and three.
  • And what about traffic safety concerns for our children—who are dodging cars as it is—from hundreds of additional cars in a village with only three police officers on duty at a time?
  • Similar optimism abounds on the number of new school-age children. The Pelham Forward approach relies on a New Jersey study for the unlikely conclusion that there will be just one school-age child in 16 units in Boulevard West, and two to four school-age children in the 63 units of Wolf’s Lane. The stubborn fact, however, is this: although there was some debate on the exact number, even Mullen conceded that there were two children in the new six units on Fifth Avenue. Our schools are the village’s main strength; we should not overwhelm them by trusting in hope over experience.

In addition to being a highly dedicated public servant, Mayor Volpe is an excellent lawyer. He knows that when you have the facts on your side, you argue the facts, and when you don’t, you pound the table.

We believe that if you watch the debate, consider all the facts dispassionately, and draw your own conclusions about what is best for all of Pelham, you will know who has the facts, and who is pounding the table, on the critical issues before us. We encourage you to tune in.

Arthur Long

165 Boulevard

on behalf of himself and

Candice Ripoll

Steve Doka

LeRoy Marriott