Professional Documents
Culture Documents
Hamlet Report
Montauk
Prepared by:
Dodson & Flinker, Landscape Architects and Planners
Fine Arts & Sciences
RKG Associates Inc.
L.K. McLean Associates
Prepared For:
The Town of East Hampton, New York
p. 1 Introduction
p. 4 Existing Conditions
p. 23 Charrette Process
E
ast Hampton is defined by the unique char- The commercial centers within each hamlet form the
stage on which this dynamic interaction of social, eco-
acter of its hamlets, villages and countryside. nomic and environmental elements plays out over the
With large expanses of pristine ocean beach- course of the year. While future change in the town’s
conservation areas and residential neighborhoods will be
es, scenic vistas, preserved farmland, historic landscapes, relatively modest under current zoning, potential change
within the commercial and industrial zones could be
significant fish and wildlife habitats, and high quality
more significant – driven by the individual decisions of
drinking water resources, the unique natural and cultural hundreds of local businesses, each reacting in real time
to challenges as diverse as the explosion of on-line retail,
features of the town are largely intact. This world-class labor shortages and rising sea levels.
landscape has become the centerpiece of a vibrant sum-
These trends have been evolving for decades, and were
mer community, attracting tens of thousands of second reflected in The 2005 East Hampton Comprehensive
Plan. One recommendation of that plan was the creation
homeowners and tourists, as well as the small army of of detailed plans for the Town’s commercial areas and an
evaluation of the Town’s ability and desire to meet future
workers and professional needed to serve their needs. As
commercial needs. As a result, in 2016 the Town of East
a result East Hampton, and Montauk in particular, faces Hampton commissioned the preparation of this Master
Plan for Montauk’s main commercial business districts.
ongoing challenges created by seasonal swings in popula- At the same time, the Town commissioned the prepara-
tion and activity, with related impacts on traffic, parking, tion of Master Plans for five additional hamlet centers,
together with a Townwide business district analysis and
housing, water supply, wastewater treatment, and a host an economic strategy to sustain the hamlet commercial
districts in the future. The Town of East Hampton re-
of other factors. tained a consulting team led by Dodson & Flinker, Inc.,
o
Miles
Sag
Harbor
Springs
East Hampton
Wainscott
Community Design and Rural Preservation Specialists, But Montauk is at risk of becoming a victim of its own
together with subcontractors LK McLean Associates success and its recent popularity as a “Hamptons Hot-
P.C., Consulting Engineers, Fine Arts & Sciences LLC, spot” is putting tremendous pressures on the peace and
Environmental and Community Planning Consultants tranquility of the community. Travel + Leisure Magazine
and RKG Associates, Economic, Planning and Real Es- rated Montauk the most expensive beach town in the
tate Consultants. The Economic and Business analysis, US for August 2017 and soaring real estate values have
which informed this Plan for Montauk, is provided in a made it increasingly difficult for workers and families to
companion document. live in Montauk. The Town has stepped up enforcement
and enacted new legislation in response to local out-
Montauk’s extraordinary scenic and natural resourc- rage over the behavior and traffic jams resulting from Montauk’s history and culture are shaped by its coastal landscape.
es have made it a desirable destination for tourists and throngs of partiers. But improved infrastructure, pedes-
place to live for year round and second home owners. trian amenities, coordinated parking, coastal resiliency and walking tours which were open and advertised to The purpose of this exercise is not to require a particular
Touched by many of the most significant events in- and more are needed to protect and preserve Montauk. the general public, business owners, year round resi- use or arrangement of uses on a particular lot. Rather, it
cluding both world wars, and influential people of their dents, second homeowners and other stakeholders. The is meant to explore and illustrate the fundamental plan-
times, Montauk has a rich and colorful history. Mon- This master plan is designed to help the town under- charrettes provided detailed public input and the oppor- ning and design principles that can protect Montauk’s
tauk’s development as a beach resort dates to the 1881 stand how Montauk’s commercial districts look and tunity for citizens to work together with town staff and main commercial centers into more attractive, cohesive,
Frederick Law Olmsted subdivision improved with function today, and to explore ways that they could be the consulting team to develop creative recommenda- functional and economically-vibrant places.
Shingle Style summer cottages designed by McKim, improved to better serve the community in the future. tions for the Hamlet.
Meade and White- now recognized on the National Reg- The Methodology for the preparation of the Montauk The ultimate goal of this study is to provide the Town
ister of Historic Places. Another era which adds to the Master Plan Study featured data gathering, detailed Based on the results of the charrettes, the consulting of East Hampton with an inspirational, achievable plan
unique character of Montauk and not typically seen in analysis and extensive public participation. As described team prepared illustrative master plans for Montauk’s which will enhance Montauk’s strengths while signifi-
a beach-oriented community is the Tudor Revival Style in the following section, an inventory and analysis was Downtown, Harbor Area and Station Area. The Plans cantly improving the Hamlet’s aesthetics, walkability,
developed by Carl Fisher in the 1920s and 30s. Montauk conducted with regard to historic and cultural resourc- are intended to capture the community’s shared vision functionality and vitality. The 2005 Town Comprehen-
Harbor is the number one commercial fishing port in es, demographics, natural resources and environment, of more attractive, walkable, and economically vibrant sive Plan Vision and Goals, developed through a consen-
New York State and also supports a robust recreational environmental challenges, demographics, zoning, land commercial centers. The illustrative master plans show sus building process, is the touchstone for the Montauk
fishing industry. The rich cultural heritage, small town use, business uses and hamlet economy, residential and one potential way that the Montauk’s main commer- Master Plan. Specific objectives and recommendations
character, quaint fishing village setting, pristine beaches commercial buildout and transportation and infrastruc- cial areas could be redeveloped over coming decades, for Montauk put forth in this report build on that long-
and natural environment all contribute to what makes ture. Public participation included an intensive four-day but they are not the only possible result of changes the term vision of what it is essential to East Hampton now
the hamlet so special. charrette process consisting of workshops, focus groups Town might make in planning policy or regulations. and in the future.
Water Bodies
Wetlands
Permanent protection
Open Space
ath
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es
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or
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rb
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Paumanok Path Montauk
10 Lighthouse
Town
Beach
o
RTH
NO
0 0.5 1
0 2,000 4,000
1. Wainscott Commercial Center, Wainscott 5. Pantigo Road Neighborhood Business District, East Hamp- 9. West Fort Pond Boulevard Neighborhood Business
ton District, Springs
2. Three Mile Harbor, Springs
6. Amagansett Commercial Center, Amagansett 10. Downtown Montauk Commercial Center, Montauk
3. Future Sand Pit Mixed Use Center and Contractor Park and
Ride, East Hampton 7. Springs Historic District 11. Montauk Train Station, Montauk
4. North Main Street District, East Hampton 8. East Fort Pond Boulevard Neighborhood Business 12. Montauk Harbor Commercial Center
District, Springs
Amagansett
North • Historic Montauk Association: National Register as Native Hawaiian or Other Pacific Islander, and 4.4%
Northwest
Napeague
Wainscott
5000
Montauk
Amagansett as Some Other Race. In terms of ethnicity 16.1% of the
Springs
10
Montauk
Sag Harbor (part) ACS 2014 • Carl Fisher’s Downtown Plan (“Miami of the North”) population identify as Hispanic or Latino (of any race).
Ethnicity
0 East Hampton 0
1990 2000 2010 Village Census 2010 In addition to the rich history of human settlement of the Montauk contains 898 families, and 318 families with
Montauk Peninsula, the area also is unique for its pro- children. School Taxes, which make up a large portion
of property taxes within each school district, support the
Families and Children Household Income Ethnicity Not Hispanic/Latino
hamlet’s public schools. However, the amount paid in
Census 2010 Median H.I. school taxes by a family with children is often less than
898
East Hampton ACS 2014 the amount of money required to support the children
Hispanic/Latino
East Village in schools, meaning that families with children represent
Hampton $73,000 100%
Wainscott a tax burden for residents. School taxes in Montauk are
North
Napeague
Northwest
Wainscott
Amagansett
Montauk
East Hampton North
East Hampton Village
Springs
the second highest town-wide. For this reason, the Town
0 20k 40k 60k 80k 100k 80% has pursued a strategy of encouraging senior housing and
North-
west
single room apartments and concentrating new develop-
Springs ment in the East Hampton school district where the high
# of Families 60%
school is located.
318 Sag
Harbor
40% Natural Resources and Environment
Amagansett
Montauk Surface Water: The largest surface water body in Mon-
Napeague 20%
tauk is Lake Montauk, a 1,072.2 Acre bay off of Block Is-
# of Families # of Families with land Sound. Lake Montauk is a NYS Local Significant
with Children Children by Hamlet 0% Coastal Fish and Wildlife Habitat. Other surface water
bodies include Fort Pond and Oyster Pond. Fort Pond is
the second largest fresh water pond on Long Island and
Data from the US Census Bureau as collected in the 2010 US Census and
Community Housing Opportunity Fund Implementation Plan 2014
3
As of the 2010 U.S. Census
irmont S
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er Pla
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80
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60
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55
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60
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Duryea Junior Montauk
So
55
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20
75 ee
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Str
65
75
50
Cinnabar
u
Sec
sold East by
Ely
Community
85
45
Post Office
Pl
Martell's
15
75 Group Inc. Northeast uth 50
o
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ac
So 65
nd
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55
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25
50
speed Bowls 55
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80
40
55
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35
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65
25
85 70
Muse @
60
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20
10
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65
tthe End Sausages 50
y
u
60 60 Pink
15
h Calypso 70 75
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55
65
85
De
65
65
85
South
lre
White's Drug White's Naturally
Ro
50
itt Place
60
y 60 70
Gary-Lynn
20
Ro 50
70
40
0 95
&Department Liquor Good Foods
ad
75
ad 55 85
90 Apts. 25 50
40 No
Bridgehampton Store & Café 50
65
75 55 Store
I
rth 70 80
South Dew
National Bank 45 Su 70
rfside
55
Saint Therese
80 5
ue
rfs 85
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South id
Durham
7
eA
ue ace
n
Road Fort Pond
of Lisieux ven
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ut
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Ave
60
70
Montauk nu
aA South
50
Lodge
65
75
hD
Avenue
60Motel 55 e
40
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Etn
day
Church
55
The Gig
Unname
Chase outh
iew
85 80
ew
40
70 80
Shack S
Str
Montauk Montauk
40
Harvest on Nellie's Bank 40 Share Brewing Motel Pamela's 60 85 55 70
eet
itt P
v
et
Deli
60 New 35
Edison Street
Fort Pond St. Co.
Sea
South Dev with…
tre
d
on Place Mainstay Neptune Beginnings
ace 60
nue
Peter's er Pl
Street
iS
45 Montauk Ave Soul
Motel 40 ay Fish
lac
J&P
Kailani
The
Catch w
55
55
30
igh
lph
60
La Garden Erie Pool, Spa 65
Candy Sou
th kH
60
e
So
De
50 Cycle & Patio u
65
Brisa 70
Montauk John nta
10
u
Center 55 Ecker Perry B Mo 60
Plaz
The Lido
th
60
th
45
60
50just
55
10 Marshall &
El
Chamber of 5
Duryea Junior Montauk
60
So
55
15 Inc.
ih
Sons Service Yoga Lila Margret 75
50
65
Cinnabar
65
sold
Commerce Suffolk
a
Lido 45
Post Office Community
Pl
China Town Studio & Martell's
15
lace
70
Group Inc.
Hayes PT
65
60
ac
Fort Pond
orn P Resort75 Station County Stationery 65
10
Church
65
e
Dearb Restaurant Boutique
70
Native
Aimees Sweet Tauk 15 Store Montauk
55
60
South Ronnie's Bliss
65
15
Strawberry 45 National Bank Plant
enu
e 55 70 0
El Vaquero Closet - Red Hook Fuels, Etc.
Driv
Meeting Fields Deli Av 6
60
lid
Euc
60
Wave Gansett
ue
60
Lobster Pound speed Bowls 55
e wa
House Lane th
Sou
65
60
en
Muse @
Montauk Wok N Wear Lane Home Waves
10
John's Medical Vintage board shop 50
Av
65
the End Sausages 50
y
60 20
60 Calypso Pink
55
North Sur
Drive-in Corner Roll 65
s 65
60
Citgo Montauk White's Drug White's
in
Naturally
Ro
50
Left Hand
60
60
65
Gary-Lynn
20
6Restaurant
pk50
70
Store
40
65
70 &Department Liquor Good Foods
ad
5 Cynthia Beer & Soda Kelly B. Coffee Apts. 25
Ho
Bridgehampton Store & Café 40
Ramp
65
55 Store
De
75
I
Rauley Montauk National Bank 45
Mo Saint Therese
lph
fside Ave
ue
Memory
So
Seascape nta 5 Pizza Laundromat ue
iS
n
60
u of Lisieux ven
ce
South Emery Street
uth
kH Etna Pla
Ave
60
Puff N Motel/Bar aA
50
tre
Surfsidee Pla
5 e Church Etn
55
The Gig
Woodbine 7-Eleven Lan
De
wa Putt
e
Chase outh
iew
t
y nd Shack S
60
40
South Elmwood Avenue
nue
wit
Nellie's 55
Collection Po Harvest on Bank Share
v
in
Driveway Deli 35
Tw
Edison Street
Fort Pond
Sea
tP
65 Mainstay with…
lac
Kailani
Th
Busy Bodies
30
60
70 La Garden 65
Citizens Candy
e
5 5 Daunt's Exercise Motel Montauk Brisa Center Surfs 55
Plaza
A Wave The Lido
id
45
45
50
ghway 75 of Montauk Wave
10 Marshall & Chamber of e Av
15
hway
80 Studio/Yoga aceYoga enue
tauk Hi Albatross Lila Margret
Inn Sons Service
Montauk Hig
65
65
w Terr Boutique
Lido Commerce Suffolk
Zum
55
ce
M on The Antique Crest II ace China Town Studio &
40
Hayes PT 60
rn Pl Station
West 15 n Vie Restaurant
Resort County
Dearbo
Schneider
Ocea
Aimees Sweet Tauk
45
Lumber South Ronnie's Bliss
Drivewa
National Bank
IGA -
South Eagle Street
Royal Strawberry
60
El Vaquero Closet - Red Hook
10 Meeting Fields
10
Montauk Company Wave Gansett e
55
Lobster Pound u
Oceanside Atlantic House Lane
John's Medical Montauk Wok N Wear Lane Home Waves 50 en 60
Wavecrest Ocean Sole East Born Born North 20 Av 55
South
Drive-in Roll
45
Street
Corner s
60
Elder
Citgo
Beach
Montauk Sands 10 Motel II Resort Beach Free Free I Restaurant Store
Montauk
ay
Left Hand 50 pk
in
?
65
Cynthia Beer & Soda Kelly B.
10 Surf Coffee
Resort
ew Ho
y
15
Ramp
Inn Montauk 50
Village Dune Motel Mo Rauley
15
riv
Eton Ro
15
60 10 Seascape nta
u
5 Memory PizzaClub Laundromat
60
Apartment
40
Motel igh
Surfside Place
Beach 5 Woodbine 7-Eleven
55
wa Putt
Legend
10 65
15
10 Breakers Plum y Collection Royal South Elmwood Avenue
Motel South Emerson Avenue 15 Sloppy Atlantic Driveway
15
ad
45
50 Tuna 5 Daunt's A Wave Exercise
ide Av
45
hway of Montauk Wave
Montauk Royal
15
Studio/Yoga enue
ntauk Hig Montauk High
way Zum
Albatross Inn rrace
Old Mo The Antique 20 Crest II ew Te
40
20 Ocean Blue West 15 n Vi
15
20 Atlantic Schneider
Ocea
45
Lumber
20
Driveway
Ocean End IGA -
15
55
Royal 60
Surf Montauk 10
5 Foot Contours
25 Hotel
10
Montauk Company
55
Apartments
40 20 Oceanside 15 15 Born
Atlantic
15 Motel 20 Wavecrest Ocean Sole East Born North
South
20 45
Street
Elder
15
Beach
ay
20
25 25 20
Montauk Sands 10 Motel II Resort Beach Free Free I 50
15
?
15
40
25
10 Surf
Resort
ew
15
25 15 Village Dune Motel Inn 15
15
riv
Eton Ro
15
10 Club 60
20
Apartment D
25
40
25 20
55
Legend
20
10 65
15
10
Water Bodies
Royal
25 25 South Emerson Avenue 15 Sloppy Atlantic
25 10 Atlantic
15
ad
Terrace
45
20
Tuna
Montauk Royal
20 Ocean Blue 20
15
20 Atlantic
30
20 Ocean End
15
55
Surf 60
5 Foot Contours
25 Hotel 15 15
10 Apartments Motel 20
20 15 20
15
Rivers and Streams
20
25 20
15
15 25
25
25 15 15
20
25 25 20
20
5
25 25 25
Water Bodies
20
20
Wetlands
10
0 20
Rivers and Streams
5
0 Wetlands
Permanent protection
RTH
Permanent protectio
NO
Open Space Open Space
o
o
Montauk’s downtown is centered on a central open space (facing page, top), East
withHampton
many M o n t aStudy
Hamlets uk Downtown Montauk Downtown
pton Hamlets Study Town of East Hampton
one and two story mixed use buildings (above, bottom). Hotels (facing page, middle; RKG Associates Montauk Downtown 0 0.0475 0.095 0.19
Miles 9/14/2016
above, top), many of which are located directly behind the beaches (facing page, bottom), Line Basemap
Feet
Feet
Fine Arts and Sciences 0 195 390 780
Tu
th
M o n t a u k T r a iRKG
nAssociates
ill
R
Town of East Hampton
oa
d
ue
Aven
Fine Arts and Sciences
ont
Fairm
LK McLean Associates
Station Area
Montauk Downtown
0
Orthophotography
0
0.0225
100 200
0.045
Feet
400
0.09
Miles
Source: Town of East Hampton NY Department of Information Technology; NY State GIS NY.GIS.GOV
o
3/16/201
ue
en
Av
go
in
m
Fla
Flo
rid
a
Ro
ad
Ramp
Tu
th
ill
R oa
d
Drive
wa y
ad
Ro
or
Man
Montauk Station
Ramp
Fort Pon
Road d
g Road
Connectin
e
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Fernda
Fai rm
ont Av
Driveway
p
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enue
Ra
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Montauk Manor ic k
Pla
ce
reet
x St
Es se
Navy
Road
d
R oa
vy
Edgeme
Na
Fairv
iew
Aven
ue
re
Edgemere Street
Edge
wor
th Terr
ace
oad
lR
tria
us
Street
Ind
Fort Hill Cemetery
Es sex
Fairla
wn Drive
RTH
NO
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Tuthill
5
130
135
5
Tuthilll
Pond 13
5
Flo
5
rid
a
Ro
40
115
45
ad
50
Montauk
0
Ram
12
Montauk Tennis
p
Drive
5
Station Auditorium
Ramp
y
Nav
wa y
Fenwick Place
75
Pond
Road
Fort
d
Roa
5
5
Connecting
105
5
5 10
5 5 Road
ale
5
Drivew
Fernd
110
0
ay
10
10
110
ad 5
Fairmon
o
Montauk
Avenue
5 R 5
vy
5
5 a
N 5 Manor
10
5
10 5 10 5 5 5
t
5 5
25
5 5 5
re x
5
St sse
35
et
10
5
E
30
5 55
Edgemere
5
15
20
5 5
Unname
5
Street
5 5
5
5
Es
5
rac h
5 1 10
5
Ter wort
5 5 h
se
or t
90
d
e
Navy Road 5 55 w
e
xS
Edg rrace
5
5 5
ge
5
10
5
Te
tre
Ed
5
oad Fort Hill
10
et
a l R
stri
5
5 Montauk’s train station area lies alongside Fort Pond Bay (facing page, top), u
5
and is overlooked by the historic Montauk Manor hotel (above, bottom). The Ind Cemetery
5
5 5 5
train station (facing page, bottom; above, top) is the easternmost end of the
RTH
75
LIRR line. 5
5
NO
5
5 5 75 8
0
Ro trial
75 7
85
790
ad
5
5
5
0
10
15
10
15
15 10
15
10
20
15
15
10
10
10
15
g Lot
Parkin
10
10
Soundview Drive
10
20
10
10
20
15
Gosman's Restaurant
Culloden House West
Culloden House East
20
10
10
20 25
10
25
15
5
15
Forsberg Motel
10
15
Uhlein's motel
5 5 Gosman's Clam Bar
20
5
10
We
ll sA
ve
nu
5
e Zorba's Inn
Dock Restaurant
Sail Inn
Un
10 na
m
10 ed
St
re
e et
e
Driv
Kirk Avenu
ake
Gaviola's Montauk Market
st L
We
Finest Kind Wines & Liquores 10
Swallow East
5
mp
Ra
5
Sammy's Restaurant
5
e
5
venu
vacant retail buildings
in go A
Flam
5
LK McLean Associates Source: Town of East Hampton NY Department of Information Technology; NY State GIS NY.GIS.GOV 9/14/2016
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
Montauk Harbor
Linework Base Map with business names
side Aven
0
75
ue ace
n
of Lisieux ven Etna Pl
Ave
60
70
aA South
50
60
Church Etn
55
The Gig
outh
iew
Shack S
40
55
ue
v
Edison Street 35
Sea
30
60
65
55
45
50
5 5
Lila Margret
65
65
o& Hayes PT
65
60
que Aimees Sweet Tauk
60
65
Closet - Red Hook
5
Lobster Pound ue 60
Waves 50 en
20 Av 55
5
s
60
Left Hand in
pk
65
Coffee
Ho
5
Surfside Place
Driveway
The Malibu 40
Motel Surfs
id
45
e Av
15
ace enue
w Terr
55
40
15
an Vie
45
Oce
Drivewa
60
10
55
45 50
Surf ay
ew
y
15
50
15
riv
15
Club 60
D
40
55
Legend
65
15
Royal
15 Sloppy Atlantic
Atlantic
15
Terrace
45
Tuna
20
15
55
60
15 15
5 Foot Contours 10
40
15 0
10
10
Water Bodies 15
15 15 t
in g Lo
15 Park
Rivers and Streams Sun N'
Montauk
Soundview
Sound
10 10
Motel 15
Wetlands D riv
e
ke
20
La
15
s t
We
15
Permanent protection 20
Gosman's
10 Restaurant
Open Space
10
10 20
10
15
15
Drive
Soundview
o
25
10
15
20
Culloden
Montauk Downtown
Culloden House East 20
House West Blue
Haven 25
Motel
10
15
15
10
10
10
10 10 Gosman's
0 0.0475 0.095 0.19
10
Miles 9/14/2016 15
Clam Bar
10
Forsberg
Motel
5
Feet 5
10
West 20
5
5 Lake
0 195 390 780 Inn
Uhlein's
Rod &
10 motel
Reel Motel
10 Zorba's
Inn
Source: Town of East Hampton NY Department of Information Technology; NY State GIS NY.GIS.GOV Dock
Restaurant
We
lls Un
15
15 Ave 5 n
10 nue Str ame
ee d
t
10
10 Gaviola's
Montauk Ben & Jerry's
Sail Inn Market Inc Cream
5
10
Swallow
East
Finest
Kind Wines
& Liquores Uihlein's Clam & Chowder
Marina & House @
Boat Rentals Salivars Dock
Dave's
Grill
Ann Breyers
Cottages
Duryea Avenue
Jet's Marine
5
Service &
Lake
Transporting
10
5
5
5
5 Sammy's
Montauk
0
Restaurant
10
ive
e Dr vacant
ak retail
s tL
5 We buildings
Ra
m
p
5
5
Kirk
Mulfo
Ave
RTH
n
rd Av
ue
NO
enue
n ue
Ave Kenny's
ingo
Flam Four Oaks Tipperary
Bakery Inn Montauk
Montauk Harbor’s economy and character are shaped by
Montauk
Marine
Seaplane
Montauk Harbor
Basin Base
its fishing industry (facing page, top) and coastal landscape Drivew
ay
significant redevelopment (facing page, middle and bottom) Linework Base Map with business names
5
15
5
10
5 Hamlet Study - Montauk | Introduction & Existing Conditions 11
5
10
ad
5
d Ro
Seawind
Environmental
Challenges Montauk
Typical Nitrogen Loading to Septic Systems
Sea Level Rise
A n t i c i and
p a t eResilience Montauk
d Sea Level Rise | Montauk
11-13 lb
Nitrogen HIGH TIDE
per Person
Annually
9 lb
Nitrogen Load Mean Higher High Water
Septic Tank Drainfield
at Discharge (MHHW)
Water Table
TODAY
is a Coastal Fish and Wildlife Habitat. This pond is sep- Agriculture and Fisheries: Lake Montauk supports a + 15”
arated from Block Island Sound and from the Atlantic major fishing industry based in the Montauk Dock area.
Ocean by narrow, low-lying sandy land that is susceptible Due to pollution, the southern portion of Lake Montauk
New MHHW
to overwash and even inlet formation in strong coastal and Coons Foot Cove have experienced shellfish closures
Sea Level Rise
Montauk
storms. in recent years. Oyster Pond has also experienced water
pollution issues and shellfish closures.
and Resilience
Groundwater: Montauk, like the western portion of
East Hampton, is underlain by a glacial freshwater aqui- Environmental Challenges 2100: LOW SLR SCENARIO
fer. However, the freshwater aquifer in Montauk is much
shallower and hydraulically separated from the larger Surface and Groundwater Pollution: One of the
aquifer to the west by saltwater. As such, fresh ground-
44’ (3+ ft/yr)
most notable environmental challenges in the hamlet is
water in Montauk is much more susceptible to saltwater
intrusion than the other hamlets. This groundwater is
the impact of surface and groundwater pollution on aq-
uifers and sensitive surface waters. Septic systems with- + 72”
also susceptible to human pollution. Pollution from sep- in the hamlet contribute nitrogen to groundwater that
New MHHW
tic systems, in particular, is an on-going challenge in the makes its way into surface waters, generating harmful
hamlet. algal blooms. Other potential contaminates include lea-
Downtown chate from landfills, pesticides, herbicides, fertilizers, and
Shoreline
Environmentally Erosion
Sensitive Areas: pollution from fuel underground storage tanks4.
2000-2012
Surrounded by water, Montauk is home to impor- Habitat and Open Space Loss: Loss of sensitive
tant beaches, dune habitat, bluffs, and wetlands. Hith- habitatProject
From USACOE 2014 Downtown Montauk Stabilization areas FONSI
and open agricultural land to development 2100: HIGH SLR SCENARIO
er Woods Preserve and Montauk Point State Park each is an on-going challenge in Montauk. About 3% (418
contain continuous blocks of protected forest land that AC) of vacant land in the hamlet is developable. From ClimAID 2014 Supplemental
are home to rare and endangered plant and animal spe-
cies. The ponds, bays and lakes and their surrounding 4
East Hampton Town Water Resources Management
sensitive wetlands are also home to a diverse collection of Plan Final Draft
wildlife and important shellfish habitats.
ive
Dr
oy
Elr
uth
So
Fa eet
Str
rad
ay
Street
Edgemere
Unna
med
Street
nu e
Ave
Sec
th Erie
Sou
ndo
Hou
s eR
oa d
Driv
ewa
y
ue
ven
Fort Sou
th E uc
lid A
Pond
Ro
ad
I
Essex Street
way
H ig h
tauk
Mo n
Edison Street
The Pl
ue
South Etna Aven
aza
South Embassy Street
ay
ig hw
ery Street
H
tauk
Mo n
South Em
Surfside Avenue
Legend
Driveway
Montauk
South Elder Stree
South Eagle Street
Water Bodies
Driveway
Rivers and Streams
Downtown
t
Cross-Sections
Linework
Flood HazardBase
ZonesMap with FEMA
Zone Type
floodplains. Velocity Zone and
1% Annual Chance Flood Hazard
100 Regulatory
year flood Floodway
zone shown in light
blue.Special500 year floodplain shown
Floodway
in orange.
Area of Undetermined Flood Hazard
0.2% Annual Chance Flood Hazard
RTH
Future Conditions 1% Annual Chance Flood Hazard
NO
Area with Reduced Risk Due to Levee
0
Hamlet
0.0225 Study
0.045
100
- Montauk
0.09
200
Miles
| Introduction
9/14/2016
& Existing Conditions
Feet
400
Source: Town of East Hampton NY Department of Information Technology; NY State GIS NY.GIS.GOV
o 13
Cap
tain
K idds
Path
t
in g Lo
Park
Road C
Beach Veh
icle Check
Road
Soundview Drive
Butt
ernu We Un
t Drive lls n
Ave
nu Str ame
e ee d
t
Cran
berry
R oad
Duryea Avenue
Gull Road
Shadbush Road
st
We ke
La e
iv
Ra
mp Dr
Tern Drive
Pinetree Drive
Gannet Drive
Mu lf
We
st
o
Kirk
Lak
rd A
y
Drivewa
eD
Ave
Beachplum Road
ven
rive
nu e
ue
Baybe
rr
Road y
Ea
Unnamed
st
Street
akL
e
Dr
iv
Dury
e
ea A
ven
u e
rt
Blac
k be
Cou
rry D
ri ve H
ad
ingo
Cu
l lo Ro
d
Flam
en
Pl
ac
e
East Fl
amingo
Avenue
eu
en
Av
go
y
in
Drivewa
am
Legend
Fl
M o n t a u k H a r b oReed
Water Bodiesr LittlePond
ad
Ro
nd
Isla
Rivers and Streams
ar
St
Linework
WetlandsBase Map overlaid with
FEMACross-Sections
floodplains. Velocity Zone
and 100
Flood year
Hazard flood zone shown in
Zones
Zone Type
light blue. 500 year floodplain
ad
Ro
d
W
Lake
n
ill
la
s
Is
shown in orange.
ar
i
St
nt
Montauk
Unnamed
R
oa
Street
Regulatory Floodway
d
d
oa
dR
Special Floodway
o
wo
ern
RTH
Fa
rr
ag
ut
Future Conditions 1% Annual Chance Flood Hazard
NO
Ro
a d
Area with Reduced Risk Due to Levee
y
wa
o
ive
Dr
North
Green
h Film
wich
ore
14Town ofTown
East Hampton
of East Hampton, New York
Street
North Fer
Roa
rragut
Ro ad Miles
North Fa
ndale Pla
rt
g Cou Feet
Fine Arts and SciencesFl emin
North 0 250 500 1,000
Gle
n
Farring
mo
ce
LK McLean Associates
re
Road
Av
Source: Town of East Hampton NY Department of Information Technology; NY State GIS NY.GIS.GOV
to
en
n
u e
From US EPA via Lombardo Associates 2014
49
Downtown
wy
Shoreline Erosion
auk H
27
Mont 2000-2012
From USACOE 2014 Downtown Montauk Stabilization Project FONSI
Montauk
Sea Level Rise
and
DeerResilience
Management: Increasing populations of white- Resilience, Climate Change and Sea Level Rise:
o
tailed deer in the Town have reached an emergency level Today, areas of Downtown Montauk and the Montauk
according to the East HamptonFort
Deer Management Work- Dock area are at risk from flooding in coastal storms.
ing Group . Over-browsing by deer has begun to shift the
5 Pond
49
0 300 600 1,200 species composition of existing forests, nearly eliminat- As climate changes, rising seas and more frequent and
Feet
ing herbaceous plants and saplings and damaging popu- intense storms will increase the area impacted by coastal
o
wy
uk H
Monta
lations of other wildlife that rely on these plants.
27
flooding. Although the timing and amount of sea level
rise is uncertain, scientific models today provide a range
0 500 1,000 2,000
Light Pollution: Unshielded lights in Montauk’s com- of possible sea level rise scenarios. According to the New
Feet mercial center and other areas create glare. Street lights, York State ClimAID 2014 report, Eastern Long Island can
77
o
particularly
0 300 600
older
1,200
This light contributes
Feet
ones, also contribute light pollution.
to a gradual decline in the dark-
expect between 8” and 30” of sea level rise by 2050 and
between 15” and 72” of sea level rise by 2100. This means
o
ness of the night sky. The town’s Dark Skies Initiative
has resulted in laws that require lights on new0 construc-
500 1,000 2,000
exempt lighting types include up-lighting for flags, tree Coastal erosion and storm surges will provide additional
up-lighting, and municipal street lighting. impacts in Montauk. As sea level rises, coastal erosion
will likely continue to change the shape of beaches and
coastal wetlands. An example of this on-going change is
Deer4 Management Plan 2013
9
5
the shoreline in Downtown Montauk, which has moved
77
49
Lake
77
Montauk
6
Sea Level Rise projections and information in this re-
Lake High Tide: 1’ Sea Level Rise port were obtained from the NYS DEC’s recommended 2011
Category 3
Montauk High Tide: 3’ Sea Level Rise Storm Surge ClimAID Report and 2014 ClimAID Supplemental. Storm surge
@ 2’ SLR impacts were estimated from the Nature Conservancy Coastal
High Tide: 6’ Sea Level Rise
Resiliency Network Digital Modelling Tools.
High Tide: 1’ Sea Level Rise Hamlet Study - Montauk | Introduction & Existing Conditions 15
Category 3
A A-PC
PC
A3 B B
e
an
PC
tL
PC
r
Fo
B t re
e t
e ll S
et
Elm
Elw
re
PC
St
Str
y
Fa
Fairfie
eet
B
ld Dr
B
et
tre
ive
yS
B B
Fa
A3
et
th
tre
eet
u
So
S
A3
Str
lls
view Avenue
Fa
South Fair
er
Fort Pond
b
Fa
eet
ay
rmont Str
B
ew
B
Se
iv
Dr
c
oad
on
FR
d
p
South Fai
Loo B
Ho
Sou
The
A3
us
e
th
Ro
B
Ferri
ad
y Ro
ad
et
ss
D ebu
in Stre
s Str
B
eet
h Ed
et
B
y
l Stre
a
dera
vew
Sout
h Fe
Sout
Dri
B B
B B
e
ac
PC
Pl
ey
ad
sy Ro
w
Debu
B B
De
South
Sou
B B tree
t
B
Sou
er S
th
Fab
Edis
th
th
Sou
Em
B
on
den
Str
ve
eet
y Dri
B
Ro a
Sou
Elro
e
ce
th dicott Pla
c
Sou South En
Pla
th
d
B
H
d
Egm
So
oa
iot
B
R
u
Ell
th
B A2
ont
A2
Do
B B
South Forest Street
Sou
rs
ion
Pla
et
th
Dr
A3
ce
son Extens
iv
Eliz
ane t
B
e
B B e rt L tre
e
sS
B
abe
Eld
rbe
Sou
th
B B Fo
th
th
B
x Street
u
Pla
So
South Edi
Sou
B
ce
Montauk
th
B B
Ea s
South Fo
Sou
South Dewey
ton
th Ely
Stre
Pla
et
e
lac
B
ce
tP
B
wit
De
Place
uth
So
mp Monta
Street
uk High
Ra
B So
way
Edgemere
u th
De
B lre
y B
Sh
a d
La
Ro
ad
A B n e
B B
Fa
CB
ra
South
Unnamed Street
Durh
da
am Ro
B
yS
ad
Eli
RS
hu
tre
B
et
Pla
B Ave
nu e
c
B
So rie
RS CB
e
ue
u th E
th Sou
Aven
El Fisher Place
South Devon Place
ih
u
Pl
CB RS
North Surfside
ac
B B e
CB CB PC
et
CB
tre
RS
iS
RS
u
So
CB CB
CB
Driv
CB RS A PC
e wa
et
tre
Ro
iS
CB
y
lph So
ad
De u
Essex Street
th
I
De
wit nue
tP
lac CB Euc
lid A
ve
h Etna
Plac
e
A nd
Lan
e e
Sou
th CB CB CB CB Saint Therese of Lisieux Church Sout
Tw
in Po
ven
ue B B
B CB CB Etn
aA
CB Sou
th
B B RS
CB B
A B
ery Street
lace
rn P
De a
rbo
CB CB
Edison Street
e
th The
nu
Sou e
PC CB P laza nu
e
e
Av
Av
CB
South Em
ew
in
B CB pk
vi
Ho
a
PC CB
Se
CB
Ramp
CB
PC
Surfside Place
Surfside Avenue
uk Highw
Old Monta
PC RS RS Land Use Values A, B: Single-Family
Eton Road
RS A RS RS
CB RS Institutional Land Use MF: Multi-Family
PC
Driveway
South Emerson Avenue
B
t
RTH
Parks and Conservation Special Districts:
NO
PC: Park and Conservation
o
East
M o Hampton
n t a u k DHamlets Study
owntow n Zoning and Land Use Montauk Downtown: Zoning and Landuse
Town of East Hampton 0 0.05 0.1 0.2
RKG Associates Miles 9/14/2016
Base zoning shown in solidFine
colors, with land
Arts and Sciences use as a transparent hatch. A limited business overlay allows some commercial use in residential
0 zones.200 400 800
Feet
LK McLean Associates Source: Town of East Hampton NY Department of Information Technology; NY State GIS NY.GIS.GOV
RS Be
ac
h
B
RS
PC dents as the “breach point.” With sea level rise, this area
s Path
B Un
Str
eet
Wel
ls A
venu
WF
be inundated, potentially creating new inlets to Fort Pond
e
Soundv
iew Dri
ve A
Mulford Avenue
CB WF
and making the eastern end of Montauk functionally an
Ea
s
B B ive WF
tL
ak
e
Dr Dr
iv
ke
island.
e
Buttern CB t La
Kirk Avenue
ut Drive es
W
Gannet Drive
WF
B
B
Duryea Avenue
Cranbe
rry Road
B
B
Ram
p A
Land Use
B
Shadbush Road
Montauk Seaplane Base
Montauk land-use is notable for its large area of unde-
B
veloped land. More than 50% of the landscape is per-
Pinetree Drive
Tern Drive
eway
CB Driv
Gull Road
B B
Montauk Harbor
manently protected open space, beaches, and park land.
WF WF
WF A5
The area that is developed ranges in land use from low
B
A3
B
B
and medium density residential to relatively dense devel-
H
Beachplum Road
ad
Ro
B Unnamed
Street
B RS
opment in the two commercial centers, including sever-
RS
RS
al high rise buildings and Oceanside hotels in Montauk
Bayberry Roa
d
Dury
ea Aven
ue RS Downtown
B A
t
Cour
B
Open Space and Recreation: Protected open
ingo
Blackb
erry Dri
B
Flam
ve
B B
Cu
llo
d en
A5
space the hamlet makes up 62% of the land area—the
B RS RS
largest amount of protected open space of any hamlet in
Pla
ce
Star Island
Aven
ue Lake Montauk Montauk Yacht Club LightMontauk Yacht Club
the Town. These conservation lands are managed by a
Flam ingo
East
A3
Legend Residential Districts:
Av
go
PC
A3 WF RS Land Use Values A, B: Single-Family
Institutional Land Use MF: Multi-Family
block of maritime forest in all of Long Island. Important
Industrial Land Use
RS R oa
d Commercial Land Use
Commercial Districts:
CB: Central Business
parks and recreational sites include Montauk Point State
Park, Kirk Park, Camp Hero State Park, Shadmoor State
d
lan
Sta
r Is
A5 NB: Neighborhood Business
Zoning CI: Commercial-Industrial
Commercial RS: Resort Park, Montauk Downs State Park Golf Course, Hither
PC WF: Waterfront
PC
Resort
CS: Commercial-Service Hills State Park and Hither Woods Preserve.
RTH
Residential
Special Districts:
NO
Parks and Conservation
Road
A3
A3 A
reational opportunities and an extensive network of
East Hampton Hamlets M o n t aStudy
uk Zoning and Land Use Montauk Harbor: Zoning and Landuse
o
Wil
ls trails. Fort Pond and Lake Montauk provide recreation-
Town of East Hampton
Po
int
• 10,000 sf min lot area Economic Characteristics and Issues in the Fo-
cus Area: Montauk CDP Owner Occupied Housing:
• 40% max building coverage on lot
Montauk Harbor, also referred to as the Dock area, is Housing Units: 4,666 Census 2010
Census 2010
• 2 stories max home to the majority of support facilities for the Town’s
The beachy informality of waterfront streets is prized by both residents and visitors, but in busier times conflicts between pedestri-
ans and vehicles lead to dangerous conditions.
Overview
The Montauk Hamlet Study public participation process centered on an in-
tensive, four-day charrette. The purpose of the charrette was to facilitate a dis-
cussion of issues and concerns in each hamlet, to provide an opportunity for
shared fact-finding and analysis, and to generate and present physical plan-
ning ideas specific to the hamlet and the two commercial centers—Montauk
Downtown and Montauk Harbor. The four day charrette consisted of work-
shops, focus groups, and tours that were open and advertised to the general
public, including businesses, year round residents, second home owners and
other stakeholders. These events provided the opportunity for local citizens to
work together with town staff and the consulting team to develop creative and
detailed recommendations for each hamlet.
Charrette Process
The Montauk Charrette took place Wednesday, Thursday, Friday and Saturday Walking tours of Downtown Montauk and Montauk Dock allowed stakeholders to
September 14-17th, 2016. Public workshops were held in the Gymnasium point out key issues and opportunities to the consulting team.
of the Montauk Playhouse Community Center, 240 Edgemere Street. Public
events included a pubic walking tour, a public listening workshop, two public Next, the group walked to the north and east along S. Emerson Ave, discuss-
visioning workshops, and a public forum presenting the results of the public ing the motel area and, in particular, opinions about the importance of these
visioning workshops. motel businesses for the tourist economy and their vulnerability to rising seas
and a retreating coastline. The Downtown portion of the tour ended at the
Public Walking Tour: The first charrette event was a public walking tour of beach access off of S. Emerson and S. Edison, where the group discussed the
Montauk Downtown and Montauk Harbor, which provided an opportunity U.S. Army Corps of Engineers Dune stabilization and re-nourishment project.
for community members to introduce the consultant team to the important Sand-filled geotextile tubes installed as part of this effort had been damaged
locations and issues in the hamlet. The walking tour took place Wednesday, by a coastal storm just prior to the charrette. Finally, the group returned to the
September 14th at 10:30 a.m. beginning at the gazebo on the green in Montauk Montauk Green by way of S. Edison. On the return walk, the group stopped
Downtown. at crosswalks on Montauk Highway at South Edison and South Essex Street,
which several members of the groups wanted to point out as particularly un-
After an introductory discussion, the group began by walking northwest to safe and inefficient crosswalks. The South Edison Crosswalk , for example, is
South Eerie Street and the Lions Field Park. Here, the discussion focused on viewed as unsafe by pedestrians—the south ramp of the crosswalk is in a “blind
public infrastructure and the possibility of using this area for affordable hous- spot” for oncoming traffic on Montauk Highway, with views often blocked by
ing. Next, the group walked down South Euclid Ave past the Harvest Restau- vegetation and nearby on-street parked vehicles. Another member of the tour
rant and made its way south and west past the IGA to the Kirk Park Beach pointed out the problem of frequent potholes and puddling along the roads
parking lot. In route, the group stopped briefly at the newly built commercial north of the Montauk Green.
property for sale at 669 Montauk Highway. At the Kirk Park parking lot, con-
versation ranged from parking issues and public infrastructure and pedestrian After completing the Downtown Portion of the walk, the group relocated by
crosswalks. The crosswalk on Montauk Highway at the IGA was mentioned car to Montauk Harbor for the second half of the walking tour. The group
by several members as being misplaced, causing traffic congestion. Walk par- gathered at the parking lot off of West Lake Drive at the Gosman’s Property.
ticipants felt it would be better located further to the east. After reviewing maps of the area prepared by the consultants, the group began
Next, the group continued to walk south along west lake drive toward the
Westlake Marina. The group stopped to discuss the wide intersection at West
Lake Drive and Flamingo Ave. While most group participants indicated that
this intersection was not necessarily unsafe, there was a general feeling that the
wide expanse of pavement here was inefficient and disappointing aesthetically
as a gateway to Montauk Harbor. Finally, the group returned by way of the
sound side of West Lake Drive. Here, the group discussed development possi-
bilities for the large hill between Wells Ave and West Lake Drive. This area is
the highest ground in the Montauk Harbor and is also relatively undeveloped,
currently used as an informal scrapyard.
• Montauk is the #1 fishing port in New York, landing $17 million worth of
fish, but two docks where they currently unload are for sale. If these are
lost the fishing boats will follow.
• The fishing industry supports year-round jobs and families that represent
the lifeblood of Montauk - but may not be able to survive without a con-
certed effort to keep fishing viable and maintain housing and services that
fishermen can afford.
The final charrette event, which took place Saturday, September 17th at 9:00
a.m., was an open gallery and listening workshop. In this event, the consult-
ing team presented an overview of the issues and opportunities and general
recommendations and planning concepts for the overall hamlet, revised plan-
ning and design alternatives for downtown Montauk, and common elements
among the model vision for Montauk Harbor.
Charrette Results
Key Problems and Opportunities
Discussion in the Public Listening Workshop, Site tour, and Visioning Work-
shops generally revolved around some key themes: traffic and parking; the
scope, scale and type of needed commercial development; architectural and
aesthetic preferences for new development; pedestrian and bicycle infrastruc-
ture; watershed and coastal ecological health; climate change and coastal resil-
ience. Input on transportation issues was received from a variety of sources,
including Town Police Chief Sarlo, attendees of the charrette, post-charrette
comments, and the Citizens Advisory Committee’s Transportation subcom-
mittee. Below is a summary of the key problems and opportunities raised dur-
ing listening and visioning workshops for Montauk Downtown and Montauk
Harbor. Problems and opportunities are also broken out for a third focus area
that emerged during the charrette: the land adjacent to the LIRR train station.
Montauk Downtown
Traffic and Parking: Issues include seasonal traffic problems in Montauk
Highway and lack of parking in the downtown core. Participants stressed op-
portunities for encouraging seasonal alternative transportation, while provid-
ing traffic infrastructure that works for the year-round residents. Alternative
transportation ideas included creating a central bus service in Montauk, as well
as supporting rail and marine transportation through the Hamptons. Efforts
to improve automobile and alternative transportation infrastructure should
maintain Montauk’s rural character. Below are some of key suggestions from
the public input process:
• Improve approaching motorists’ visibility of pedestrians at existing cross- Visioning workshop physical model, Proposal B.
walk locations on Montauk Highway. Investigate the use of in-pavement (White model buildings represent new structures.)
Climate Change and Coastal Resilience: Sea Level Rise and other
impacts of Climate Change were recognized as one of the most important is-
sues for the future of the hamlet. Participants expressed an interest in finding
consensus on sea-level rise assumptions, using good data and finding issues
where all could agree. Support existed for a multi-faceted approach to resil-
ience strategies, including managed retreat and relocation of commercial and
residential density as well as nourishment and strategies to protect critical in-
frastructure from rising seas.
Montauk Harbor
Visioning workshop physical model, Proposal C. Traffic and Parking: While traffic isn’t as major of an issue for the Montauk
(White model buildings represent new structures.) Harbor area, the workshop participants suggested that the wide intersection
at West Lake Drive and Flamingo Ave could be improved to provide a more
rational turning pattern and more welcoming gateway, aesthetically, to the
lights or other warning devices. Improve street lighting at those locations. Montauk Harbor area. Participants proposed constructing a roundabout at
Participants mentioned that existing street lighting has a tendency to this wide intersection of County Roads 49 and 77.
“blind” drivers approaching crosswalks and therefore ultimately making
it harder, rather than easier, to see pedestrians at night. New Development: A central theme of the workshop was a desire to keep/
enhance the area’s working waterfront and fishing village character. Rede-
• Move the crosswalk at the Carl Fisher Plaza east intersection to the east velopment should not drive out existing commercial fishing. This includes
side of the intersection, where more pedestrians are crossing. maintaining the pack out houses that are vital to commercial fishing. Beyond
maintaining the working waterfront, participants pointed out opportunities
• Where feasible, construct sidewalks south of Montauk Highway, in areas for a supermarket, expanded retail, and the potential for affordable housing.
of significant pedestrian activity.
Affordable Housing: Affordable housing, particularly through mixed use
Bicyclists: Below are key suggestions: approaches, was supported for the Montauk Harbor area.
• Add bike racks in convenient places. Pedestrian and Recreational Infrastructure: Many participants sug-
gested that the existing boardwalks through the waterfront areas could be
• Create a separate, shared-use pedestrian/bike path along the general align- better linked together to provide easier public access to the waterfront. This
ment of the existing Paumanok Trail, beginning at Second House Road could include creating multi-use spaces that fishermen could use for work and
and extending easterly through the downtown area, to the point where the tourists could also use. Other recreational opportunities mentioned include
trail meets Montauk Highway. From that point, bike lanes can be estab- an interpretive program for visitors including ecology, history, and informa-
lished on Montauk Highway. tion about the fishing industry. Others suggested the area could benefit from
a movie theater or pop-up drive in.
Transit:
5
Rail Road Permanent protection
venient places. Another suggestion was to create separate bike lanes on Coun-
25
5
20
30
5 5
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45 45
5
5 Foot Contours Potential Inundation After 1 Foot of Sea Level Rise
50
20
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15 15
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Water Bodies Potential Inundation After 3 Feet of Sea Level Rise
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10
15 10
5
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45
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25
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Ecological Health: One of the key issues expressed in the workshops was
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25 20
Wetlands Potential Inundation After 6 Feet of Sea Level Rise
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20 25
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20 5
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5 10
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7
20 25
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45
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40 5
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55 5
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65 5 35 5
10
25 5 30
5
30 50
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60
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45
5 30
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40
10 5
15
40 5
the ecological health of fishing areas in the hamlet and providing infrastruc-
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35 35 5 5
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30 5 25 25 20 20
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Montauk 25
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20
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5 15 10
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30 50 5 5
30
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Seaplane 5
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35
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Base
ture for the fishing fleet that can adapt to rising seas. Water quality in the har-
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65 5 15 5
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more of a transit hub.
20
10
5
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60 20
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75
5 5
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65
5
bor is threatened by polluted runoff, poorly-functioning septic systems, and
5
65
45
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25 15 10 5 20 Montauk
55
Airport
5
55 10 5 5
15
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20
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15 15
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60 65
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55 25 15 15
5
25
illegal dumping of sewage from boats moored in the harbor.
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5 5
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75 5
80
65
accommodate mixed-use
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80 85 5
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Big
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Montauk Harbor’s working
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buildings and transit-oriented
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5 5
Reed
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15 75
65 5
5
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5 5
85
5
Pond
5
90 90 5 5
85 95 Montauk
waterfront is critical to Climate Change and Coastal Resilience: The low-lying Montauk
5
80 Montauk
5
development.
60 60
40
25
Yacht
35
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5 5
Yacht Club
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55 5
85
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5 Club 5 5
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10
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55 Light 5
10
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90 5 5
5
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5
the area’s character and
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15
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65
90 10 5
75
70 5
5
5 5 15
Harbor area is one of the most susceptible areas in the hamlet to rising seas.
80 80
Little
85 15
65
20 15
5
40
Reed Pond
tourist appeal. This area
80 85
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80 90 5
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95
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100
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35
0
0
105
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105
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30
Opportunities exist for raising buildings and pier infrastructure as part of re-
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10 40
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is increasingly vulnerable
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As sea levels rise, low-lying
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120 75
the Atlantic is increasingly used higher ground between Wells Ave and West Lake Drive.
75
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65 85
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110
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120 Suffolk
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vulnerable to inundation in
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County
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0 125
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coastal storms.
Transit Center Area
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105 13
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Higher ground near downtown is lightly
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General:
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area.
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Lake
on Montauk Highway
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120 5
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0
Montauk
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Tuthilll
Rt. 27 creates mobility
13
60 Improving the train station and creating a well-designed multi-modal transit
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Pond 13
5 90
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issues Downtown
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hub at the terminus of the Long Island Railroad was another opportunity area
75 85 95
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140
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65 70
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Montauk
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Montauk Tennis
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highlighted in the charrette. Key suggestions included the following:
5
65
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Auditorium
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35 40
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50 35
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Montauk 35
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and provide areas for commercial uses
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Montauk
Transit:
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5 Manor
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street lighting.
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55 Montauk 60 25
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roadways.
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10 40
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8 5 65 45
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Stepping
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60 60
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85
• Create a multi-modal Transportation Hub to facilitate motorist, taxi, pe-
25
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95
Fort Stones 90
60
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85
20
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125
80
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120
Pond 65
Pond
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120 80
100
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80 0
95
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25
80
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65
9
20
120 125
20
destrian, bike and bus access to the train station. Create a designated taxi
75
20
60
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130 70 85
30
55
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80
55
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75
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85
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105 60
10
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5 90 30 50
45 85 80
8
90
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80
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115
120 30
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75
12
15
65
5
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120 75 70 90 20 90
80
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0
80
14 85
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145 10
Montauk 30 80
30
5
30
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30
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15
Public
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7 20
80 5
0
35
0
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School 70
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80
135 65
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130 85 10
10
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140
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20 40 15 10 35 60
35
135
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50 75 30
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125 25
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100 10 55
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75 90
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85 20 85
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15 60
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25
downtown area including parking lots, the harbor area, and beaches.
80
30
25
70
85
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25
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80 55
55
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55 5
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30 25
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75
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80 75 10 65
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30 55
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60 70
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30 5
25
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60 65 75
45
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70 25 10
55
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85
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75
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80
70 55
85
15
Perry B 15
70
45 40 80
55
75
50
40 25 10
60
Roadways:
45
Duryea Junior
65
5
Montauk
60
80 50 45
85 5 50
20
75 6 65 60 55 70
75
25
75
60
50
60
15
30
40
15
25
65 70
Church
75
15
70
60
60 60 90 5
65
30
25
80
70
Saint Therese
45
75
50
45
35
75
60 40
10
80
75 75 of Lisieux 40
25
65
65 10
5
40 Church 45 30
75
75 70
60
90
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10
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1
0 85
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55 6
35
85
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30 45 25
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40 65 20 30 45
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5
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20 20 5
15
10 65 65
10 50
10 55 10 40
65
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60
60
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15 60 60
10
10
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20 20 25
40
20 20 15 20
25 25 20 Ditch 60 45
55
50
20 25 15 55
45
15
15
15
15
50
20 20 40
55
45
15 20
experienced on-
20
60
45
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50
Plains
20
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60
5
15
65
40
65
15
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55 65
o
15 75 70
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5 45
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55 40 5
60
15 5
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45
0 70 15 10
55
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65
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60 60
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3530
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65 65 65 30
25
15
contributing to Shellfish
20
60 50
25
are increasingly vulnerable to
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65 30
0 0.125 0.25 0.5 15
15
20
30
Miles
10
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Closures.
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Feet 25
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0 500 1,000 2,000
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45
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30 40 35 0 50
35
Pedestrians:
Reaction and Take-Aways
• Provide sidewalks along County Road 49 from the station to downtown.
informing next steps
Bicyclists:
Issues and opportunities raised during the workshops were distilled by con-
• Add bike racks at the station. sultants into a list of guiding principles that were voted on as part of the open
gallery. Below are the guiding principles that received ten or more votes:
• Create bike lanes along County Road 49 from the station to downtown.
Montauk Downtown Guiding Principles:
Taxis:
• Move forward with wastewater plan. Include planning for overall water
• A taxi stand is needed near the Surf Lodge to improve safety, by keeping quality not just wastewater
Overall Goal of the ago, a condition which could have a profound effect on courage alternative transportation systems including the Objective 6: Provide opportunities to meet sea-
East Hampton Hamlet Plan the hamlet of Montauk where approximately 64% of East LIRR, the pilot summer bus shuttle bus service, shared sonal employee housing needs.
Hampton’s hotels are located1. Several older hotels have ride and taxi services, the Suffolk County Bus Service,
The Town of East Hampton Comprehensive Plan is the been converted to employee housing in the downtown the Hampton Jitney, walking, biking and other modes of The shortage of employee housing has acute impacts on
foundation and the basis for the Montauk Hamlet Plan. area and the need for continued investment and upgrades travel. Montauk business owners, homeowners, tourists and
Within the context of the Comprehensive Plan, the specif- to businesses and resort facilities must be anticipated. employees themselves. Lack of affordable employee hous-
ic goal of this Plan is to provide the Town of East Hampton Montauk’s recent popularity as a “Hampton’s Hotspot” Objective 4: Enhance and improve walkability ing makes it difficult for business owners to hire qualified
with inspired, achievable, cohesive plans which signifi- is also changing its character and real estate values have and pedestrian safety employees who are often forced to pay for expensive em-
cantly improve the aesthetics, functionality and vitality soared. These conditions provide both opportunities and ployee housing or hire fewer employees. Some seasonal
of the business areas which provide goods and services challenges to improve downtown Montauk and its unique The existing pattern of development, featuring a central employees live in unsafe conditions and work several jobs
for year round residents and support for a major town character. plaza, small lots, wide roadways and service alleys, pro- to pay for substandard housing. Private homes are used
industry. The three Montauk Hamlet master plans—for motes a desirable, walkable downtown environment. But for employee housing affecting the residential neighbor-
the Downtown, Montauk Station, and Montauk Areas ar- Objective 2: Enhance the business area’s unique the downtown needs improved sidewalks, lighting and hoods. Increasing numbers of employees are commuting
eas—depict an aspirational vision for the hamlet; they are aesthetic qualities harmonious with its beach crosswalks to enhance safety and pedestrian mobility. from up west, contributing to heavy traffic congestion.
not specific blueprints, but overall guides depicting how resort and “Fisher Tudor” character. Plans to coordinate pedestrian enhancements with vehic-
potential growth and change can be managed to compli- ular circulation improvements, including some one-way Objective 7: Implement community wastewater
ment rather than detract from the rural and small town The aesthetic qualities and architectural style of down- street designations have been developed for the Town, and stormwater runoff improvements.
character of the Town. town Montauk are unique and eclectic. The dense grid but reaching a consensus has been difficult to devel-
pattern of development was established in the 1920’s and op. Improvements should be integrated with an overall Wastewater management and stormwater runoff im-
General Objectives to Meet Issues of a few Tudor Revival Style buildings, pink sidewalks and streetscape plan. provements in downtown Montauk are essential not only
Concern additional Carl Fisher design features remain prominent. for the viability of the business district but for the fun-
But the overall character today represents a variety of Objective 5: Encourage mixed use development damental health of the economy based on the relatively
A series of general objectives have been de- styles, including beach chic, with no one dominant ar- accommodating year round affordable workforce pristine condition of the environment. Shallow depth to
veloped to address the specific issues raised during the chitectural style. Redevelopment and new development housing groundwater conditions, flooding, small lot size and an-
public workshops, charrettes and planning process. Each could threaten this delicate mix of styles and unique char- tiquated septic systems have caused wastewater contam-
objective is followed by a brief discussion of the specific acter. The need for affordable and workforce housing has reached ination pollution of ground and surface waters. Septic
issue of concern. critical levels in the Town, and in Montauk, the shortag- systems and cesspools are considered inadequate if they
Objective 3: Reduce traffic congestion and es have caused young families to relocate to Springs and need to be pumped more than a few times a year, and, it
Downtown Montauk improve vehicular circulation and parking other areas. The extreme disparity between median house has been reported that some business owners pump their
price and median income in East Hampton has caused septic systems almost daily during the summer season.
Objective 1: Maintain, improve and revitalize Seasonally heavy traffic on Montauk Highway Rte. 27 emergency services volunteers, senior citizens, public According to the Lombardo Associates Comprehensive
downtown Montauk’s remarkable and charming creates mobility problems in downtown Montauk. Man- employees and other year-round residents to be priced Wastewater Plan prepared for the Town, the septic sys-
business district, without harming its special aging seasonal traffic congestion and parking is especial- out of the market. There are a scattering of second story tems on up to 90 percent of the properties in the down-
character. ly challenging because downtown Montauk is an ocean apartments in the downtown area, which contributes to a town area need improvement, but 73 percent of those
beach destination as well as a business area. Devoting vibrant mixed use business area, but without some type of sites lack the space for the installation of an upgraded
Situated directly on the Atlantic Ocean, downtown Mon- too much land to parking lots and road infrastructure improved sanitary waste treatment, environmental con- system. Accordingly, the Lombardo Associates study rec-
tauk has a truly unique character. It is a seasonal resort and would negatively impact Montauk’s rural character and ditions and small lot sizes prevent most new second story ommended advanced, centralized wastewater treatment
year round community where restaurants, retail stores, of- walkability. Traffic flow and parking solutions should en- affordable housing developments. The critical demand for downtown Montauk. Abatement of non-point source
fices, community facilities, motels and ocean beaches are for seasonal employee housing should not overshadow pollution, which has contributed to impaired surface wa-
all contained within walking distance. A majority of East 1
RKG Associates, Inc. 2017 Hamlet Business District Plan Town the need to provide year round affordable housing in the ter conditions, harmful algal blooms and shellfish clo-
Hampton Town’s hotels were built more than 50 years of East Hampton downtown and other areas of Montauk. sures, is also essential.
Objective 1: Improve traffic circulation and park- Objective 6: Improve the function of the transit
ing area without competing with Montauk’s main
business areas
The Train Station area is traversed by a tangle of uncoor-
dinated streets and improvements. Cars, buses and taxis Downtown Montauk and Montauk Harbor are the two
crowd the train station lot at arrival and departure times main business areas and should continue to provide for
and lack of a designated turnaround causes circulation the needs of year round residents, second homeowners
problems. and tourists. But, improving the functioning of the Train
Station will help support the economy and desirability
Objective 2: Increase resiliency and reduce risks of the existing business areas. Creating a well-organized
from projected flooding storms, sea level rise- transportation hub will improve access to Montauk and
reduce undesirable traffic and congestion.
The Station area is highly susceptible to rising seas levels,
coastal flooding, and storms. Due to its importance, the
area has been identified as part of the Town’s Critical Fa-
cilities. A long term strategic approach is needed to pro-
tect the infrastructure and buildings.
5
25 Rail Road Permanent protection
5
20
30
5 5
40
25
45 45
5
5 Foot Contours
50
20
25 20
15
25 15
15 15
20 15 15
Water Bodies Potential Inundation After 3 Feet of Sea Level Rise
20
10
15 10
5
50
10 20
40
45
10
25
15
15
20
50
Respond & Adapt
45
20
15
30 25
20
10
25 20
Wetlands Potential Inundation After 6 Feet of Sea Level Rise
15
20 25
20
30
30
20
45 0
20
10
35
20
10
5
40
25 15 20
5
20
15
10
20
5
30
25 15
10
5
25
10
5
20 5
20
20 25 5
20
20
10
5 10
10
5
15
5
20 5
30
5
20 25
35
45
10
40 5
10
55 5
50
15
5
15
65 5 35 5
10
25 5 30
5
30 50
10
10
60
5
45
5 30
40
10
30
5
40
10 5
15
40 5
30
35 35 5 5
10 25
15
10 5 5
5
30 5 25 25 20 20
5
Montauk 25
35
30
5
20
Destination
5 25 20
5
5 15 10
15
5
30 50 5 5
30
25
Seaplane 5
5
30
5
5
35
20
10
Base
work for Montauk Downtown, Montauk Harbor, and the Transit Center.
55 5
15
40 5
5
5
15 5 15
35
5
60
Points
5
60 5 10
5
5
5 10
5
5
60
60 10 5 10
15
5
5
15
40 5
5
5
5
15
10
55
55
60
5
60
35
65 5 15 5
5
20
10
70
5
65
5
65
20
10
5
5
50
70
15
5
60 20
75
55
5
75
5 5
70
10
65
They show how many of the hamlet’s concerns can be addressed through
5
5
65
45
5
25 15 10 5 20 Montauk
55
Airport
5
55 10 5 5
15
10
5
20
5
15
Bike/Pedestrian Route
15
5
60 65
5
55 25 15 15
5
25
5
10
5 5
20
10
20
5
10
10
75 5
80
65
75
50
25
55
55
60
10
5
35
80 85 5
10
80
85
70
5
5
5
5
70
Big
pedestrian networks, building location, and open space acquisition. This
10
75
5
5
70
10
15
5 5
Reed
10
15 75
65 5
5
5
5 5
85
5
Pond
5
90 90 5 5
85 95 Montauk 5
80 Montauk
5
conceptual framework also includes a phased strategy to build community
60 60
40
25
Yacht
35
5
5 5
Yacht Club
5
55 5
85
5
85
5 Club 5 5
5
5
10
5
55 Light 5
10
75
70
55
70
5
90 5 5
5
5
5
5
5
5
5
15
60
65
90 10 5
75
70 5
5
5
20 15
5
40
80 85 Reed Pond
5
80 90 5
11
11
95
10
100
5
35
0
0
105
75
5
105
15
30
decades, this phased strategy would move existing residential and commer-
85
20
10
5
80 5
35
10 40
115
35
45
30
5
15
30
65
120
5
110
45 5
e
100
70
5
50 11 0 35
12 20
10
95
Av
45
110
5
100
12
cial uses and infrastructure out of low/shorefront areas and replaces these
125
0
10
10
5
0
10
65
95
45
13 5
115 10
14
5
40
12
30
go
13
5 150 125
115
0
55
5
140
70
85
65
0
120 75
12
uses with naturalized buffer areas to mitigate storm damage to property
70
75
60
min
90
70
11
70
35
0
130
55
65
60
65 85
135
5
110
125
120 Suffolk
100
75
95
0
40
90
45
60
25
50
35
12
County
0 125
110
45
Fla
12 20
125
80
110
80
5
5
10
5
5
10
115
13
75
5
115
85
95 12
70
125
0 0 45
120 10
70
105 13
65
120
5 85
13
5
100 12 70
10
105
90
95
105
12
105 90 80 5
40
14
95
13 70
95
80
0
0
115
10
110
5 70 75
75
95
105
125
80
13 135 70 60
90
The diagram to the left illustrates a framework of improved bicycle and pe-
120
55
90 0 45
120
95 55
0
95 95 00
12
45
35
95
90
5
10
95
85
12
100
70
95
40
110
70
30
95
85
11
95
90
100
80
10
95
5
5
10
0
5
35
60
65
80
12
125 90
5
destrian routes that link Montauk Downtown, Harbor, and Transit Center
12
55
0 60
40
12 5 115 40 85
80 13 35 105
55
120
135
130
135
0
45
0 120 110
13
11
100
130
20
0
35
11
95
90
and connect these destination points to other areas of East Hampton. The
95 12
105
20
13 0 50
Lake
35
70
5 10
13
120 5
35
11
0
Montauk
5
12
0
130
45
25
115
90
35
135 5
60
12
10
5
105
0
Tuthilll
13
framework also groups strategies for Montauk Downtown, Harbor, and
60
85
0
105
30
80
14
0
0
70
85
10
65
65
Pond 13
5 90
65
65
75 140 5
90
120
40 100 13
55
5
90 85
105
65
80
Transit center into four categories: relocate; evolve; respond & adapt; infill
75 85 95
85
140
25
65 70
40
135
50
60
115
25
70
45
80
50
Montauk
65
0
70
12
65
Montauk Tennis
65
100
140
40
90
85
45
& accommodate. Below is a description of these categories:
5
65
5
Station Auditorium 70
5
Drive
60
75
35 40
55
50 35
95
65
14
11
5
55
Montauk 35
5
5
5
5
5
0
5
115 10
15
60
5 65 10
10 65 6 0 Downs
110
100
5
50
10
5 5 55 5
5
Golf Club 10 13
50
50 5
12
60
15
65
65
35
10
35
10
65
110 40
85
5
5
75
15
35
35
40
Relocate: Teal areas in the diagram are those where this master plan rec-
Montauk
10
35 35 30
15
5
15
0
ke
5
5 115
5 Manor
55
10
5
30
10 75 5
5 5 5 100 12 120
40
10
50
5
5 5
45
80 110
West La
25
5 5 5 5 45
35
80
40
40
10
75
40
5 55
80
5 25 10
15
30
20
5 5
5
5
40
0
5
70
5 5
5
55
5
5
65 5
5
5 10 10
5
5 5 15
75
5
85
90
75
5 5 5 55 80
20
5
5
80
20 5 5 Fort Hill 75
5
50
10
10
5
45
45
10
5
20
50
15
Cemetery
10
10 70
5
55 Montauk 60 25
80
60
85
5
60
5
80
30
45
Downs 75
10
5
5 5 5
55
5
65
5
5
65
5 5 80
75 8
5
5
5
60
0 50
15
50
50
75
50
5
5
5 75 60
85
20
70 75 60
60
25
30
45
45
5 85 50
25
80 50
65
10 40
5
55 65
10
5
55
65
70
85 5 65 45
50
25
55
90
60
75
65
20
20
75
70 65 85
the low lying area between Fort Pond and the Ocean and using this area for
60
80
60
5
65
65 55
65
70
75
50
30 60 10
70
80
70
15
15
20
70
80
60
60
85 55 60
15
Stepping
75
55
20
h Edgemere St
45
60 60
85
25
55
20
95
Fort Stones 90
60
50
85
20
10
125
80
105
5
120
Pond 65
Pond
65
120 80
100
35
15
65
15
80 0
95
15
25
80
60
65
9
20
120 125
20
60
100
130 70 85
30
55
40
60
80
55
25
75
90
85
45
35
105 60
10
90
80
12
90
20
75
5 90 30 50
45 85 80
90
10
55
90
80
20
35
5
120 30
20
50
40
5 20
95
75
12
15
65
5
50
120 75 70 90 20 90
80
45
20
0
80
14 85
40
25
20
Essex St
145 10
Montauk 30 80
30
5
30
20
25
75
30
10
15
Public
10
7 20
80 5
0
35
0
14
60
10
30
70
School 70
10
60
65
80
135 65
55
85
10
130
10
55
30
10
80
140
45
25
75
80
75
20 40 15 10 35 60
So u t
35
135
55
60
85
Montauk 35 30
70
30 30 50
30
15
135
90
75
65
50 75 30
85
85
125 25
35
45
25
40
110
75
85 50
75
10
100 10 55
25
75 90
80
80
85 20 85
20
15 60
60
55
95
90
25
shorefront areas at risk for flooding and storm damage. In these areas, we
80
30
25
70
85
70
Monta
25
55
55
45
25
75
uk Highway
30
80 55
55
75
55 5
25
6
30 25
85
70
20
60
55
60
75
5
55
60
80 75 10 65
25
60
30 55
55
55
40
30
25
60
10
30 5
25
5
60 65 75
45
60
50
70 25 10
55
70
55
60
85
25
20
45
60
25
75
30
80
70 55
85
15
Perry B 15
70
45 40 80
55
75
50
40 25 10
60
45
Duryea Junior
65
5
Montauk
60
80
75 6 65 60 55 70
75
25
75
60
50
60
15
30
40
15
25
65 70
Church
75
15
70
60
60 60 90 5
65
30
25
80
70
Saint Therese
45
75
50
45
35
75
60 40
80
75 75 of Lisieux 40
25
65
65 10
5
40 Church 45 30
75
75 70
60
90
50
10
50
20
45
30
50
55
35
0 85
45
55 6
35
85
20
65
10
25
40
20
50
50
35
45
40
40
55
35
40
40
20
35
25
5
65
60
10
10
40
15
40
55
20
40 65 20 30 45
45
Infill
5
10
40 5
45
30
25
45
65
60 20
5
60
40
65
20
5 50 45
20
70
55
65
20 20 5
15
10 65 65
70
10 50
60
10 55 10 40
65
10
60
60
15
10
20
45
50
15 60
60
10
10
50
30
60
10
20 20 25
40
20 20 15 20
25 25 20 Ditch 60 45
55
50
20 25 15 45 55
15
15
15
15
50
20 20 40
55
45
20 15 20
60
45
50
70
50
Plains
20
50
60
5
15
65
40
Infill & Accommodate: Areas in pink are areas that could accommo-
65
15
20
55
65
o
15 75 70
60
10
15
15
5 45
55
55 40 5
60
15 5
10
45
0 70 15 10
55
10
65
40
15
10
40
40
60 40
10
10
35
15
10 15 50
5
55
20
70
10
45
25 20
60
60 60
date uses relocated from lower areas as these lands are acquired by the town
20
55
15 15
55
50
10
3530
45
65 65 65 30
25
15
20
60 50
25
15
15
30
40
65 30
0 0.125 0.25 0.5 15
15
20
30
Miles
30
20
15
60
55
40
35
Feet 25
10
15
15
40
35
50
0 500 1,000 2,000
20
30
25
10
15
40
40
0
of private property.
35
55
35 10
45
5
30
30 40 35 0 50
35
50
60
20 Apartments 55 65
East by Street
h Ely
25
55
55
50
60
Dr
oy
50
Elr
Montauk Highw
50
th
50 Oceanside
u
So
45
Beach
50
Resort
50
15
Relocated Resort Use
55
50 55
50
45
40
60
5
35
Fa eet
55
Str
rad
30
Affordable Housing
ay
Fort Pond 40
25
Lodge Montauk
50 Motel
Street
45
40
Edgemere
20
Unna
Montauk
Bike Route
Motel Pamela's
med
Montauk New
45
40
Brewing Beginnings
Street
St.
Co. Neptune
Peter's 40
Catch Motel
25
ue J&P 60
ven
Sec
Pool, Spa
E rie A
45 th & Patio 20
Sou
o
Soul
55
nd
Cycle
10
Ho u
15
Street Improvements
60
se R
John 55 10
40 Ecker
oad
5 Inc.
15
just
40
Perry B
55
P
Cinnabar sold
Duryea Junior 50 55
Group Inc.
20
Post Office Montauk
15
5
Green Space
Fort Pond
10
Native Montauk Community
15 Fuels,
Church
35
Plant
5 Martell's Etc.
Driv
Stationery
30 15 0
15 Montauk Store
e wa
BuddahBerry Market Deli 55
Happy
Frozen
y
Air & Bowls
Yogurt Café 15 speed
Parking
Muse ue
P
ven
Fort
board shop
@ the id A
P
End th Eucl
Sou Calypso Montauk Printing
Vintage
Good Foods
25
10
Ro
20
Gary-Lynn & Café
20
ad
Apts. Sausages
&Department Liquor
40
One-way Traffic
I
35
Store Store
Essex Street
Bridgehampton 50
15
50
Shagwong Shack
Chase Tavern Herb's Church
Bank Montauk
Phase 1
Harvest on Nellie's Market
Deli Share
Fort Pond with…
Edison Street
Kailani Montauk
Mainstay Garden
The Pl
Candy La Brisa Center
e
South Etna Avenu
aza
The Lido
P
Drive-in Wok N Wear
ay Montauk John Keeshan 20
Restaurant ighw Roll
ery Street
H Corner
tauk Real Estate
P
Pizza Montauk
e Infill
5 Motel
5 Busy Bodies
5 Daunt's A Wave Exercise
15
Zum
15
Montauk Highway Montauk Concerned
The Antique 15
Oceanside Citizens
Beach Lumber of Montauk 10
IGA -
Driveway
Montauk
Royal
South Elder Stree
P
Atlantic
d Resort Use
South Eagle Street
15
Ocean Sole East
Free Free I
Beach
10
10
Montauk Sands ? Motel II Inn
Driveway
10
15
Club
15
10
Apartment
10
10
10
10
15
Royal 25
15
Montauk Atlantic
20
15
20 Blue Hotel
20 Ocean 20
Ocean End Surf Motel
20 Apartments 20
Legend
25
15 25 15
15 20
15
15
15
20 25
e
25
20
25 15
20
25
25
15
25
25 5 Foot Contours
20
20 Water Bodies
provements
15
10
5 Rivers and Streams directed to areas around Carl Fisher
Wetlands
circle currently used for surface park-
Permanent protection
ing and other low-density nursery
5
ace
Open Space
uses. Parking would be expanded in
0
o
combined with improved crosswalks
RTH
and sidewalks would make the center
NO
of downtown into a more pedestri-
an-oriented, walkable area.
50
60
20 Apartments 55 65
East by Street
h Ely
25
55
55
50
50
60
Dr
oy
50
Elr
Montauk Highway
50
th
50
Oceanside
u
So
45
Beach
50
Resort
50
15
Relocated Resort Use
55
50 55
50
45
40
60
5
35
Fa eet
55
Str
rad
30
Affordable Housing
ay
Fort Pond 40
25
Lodge Montauk
50 Motel
Street
45
40
Edgemere
20
Unna
Montauk
Bike Route
Motel Pamela's
med
Montauk New
45
40
Brewing Beginnings
Street
St. 25
Co. Neptune
Peter's 40 2
Catch Motel
25
ue J&P 60
ven
Sec
Pool, Spa
E rie A
45 th & Patio
Sou 20
o
Soul
55
nd
Cycle
10
Ho u
15
Street Improvements
60
se R
John 55 10
40 Ecker
oad
5 Inc.
15
just
40
Perry B
55
P
Cinnabar sold
Duryea Junior 50 55
Group Inc.
20
Post Office Montauk
15
5
Green Space
Fort Pond
10
Native Montauk Community
15 Fuels,
Church
35
Plant
5 Martell's Etc.
Driv
Stationery
30 15 0
15 Montauk Store
e wa
BuddahBerry Market Deli 55
Happy
Frozen
y
Air & Bowls
Yogurt Café 15 speed
Parking
Muse ue
P
ven
Fort
board shop
@ the id A
P
End th Eucl
Sou Calypso Montauk Printing
Vintage
Good Foods
25
10
Ro
20
Gary-Lynn & Café
20
ad
Apts. Sausages
&Department Liquor
40
I
35
One-way Traffic
Store Store
Essex Street
Bridgehampton 50
15
Saint Therese
50
Shagwong Shack
Church
Edison Street
Kailani
Phase 2
Montauk
Mainstay Garden
The Pl
Candy La Brisa Center
e
South Etna Avenu
aza
The Lido Suffolk
10
Marshall & Montauk County
Sons Service Chamber of National Bank
Lido Station Commerce
Resort Yoga Lila
P
Drive-in Wok N Wear
Montauk
Restaurant Hig hway Roll John Keeshan 20
ery Street
Corner
Citgo tauk Real Estate
P
Pizza Montauk
l
5 Motel
5 Busy Bodies
5 Daunt's A Wave Exercise
15
Zum
15
Montauk Highway Montauk Concerned
The Antique 15
Oceanside Citizens
Beach Lumber of Montauk 10
IGA -
Driveway
Montauk
Royal
South Elder Stree
P
Atlantic
ort Use
South Eagle Street
15
Ocean Sole East
Free Free I
Beach
Driveway
10
15
Club
15
10
Apartment
10
10
10
10
15
Royal 25
15
Montauk Atlantic
20
Legend
25
15 25 15
15 20
15
15
15
20 25
20
25 15
20
25
25
15
25
25 5 Foot Contours
20
20 Water Bodies
ments
15
10
5 Rivers and Streams the diagram to the left. This Transfer
Wetlands
of Development Rights would be con-
Permanent protection
tingent upon incorporating resilience
5
Open Space
strategies into new hotel designs, such
0
o
and the adjacent right of way, in turn,
RTH
would be protected from development
NO
and renaturalized through dune grass
planting and sand fencing.
50
60
20 Apartments 55 65
East by Street
h Ely
25
55
55
50
60
Dr
oy
50
Elr
Montauk Highw
50
th
50 Oceanside
u
So
45
Beach
50
Resort
50
15
Relocated Resort Use
55
50 55
50
45
40
60
5
35
Fa eet
55
Str
rad
30
Affordable Housing
ay
Fort Pond 40
25
Lodge Montauk
50 Motel
Street
45
40
Edgemere
20
Unna
Montauk
Bike Route
Motel Pamela's
med
Montauk New
45
40
Brewing Beginnings
Street
St.
Co. Neptune
Peter's 40
Catch Motel
25
ue J&P 60
ven
Sec
Pool, Spa
E rie A
45 th & Patio 20
Sou
o
Soul
55
nd
Cycle
10
Ho u
15
Street Improvements
60
se R
John 55 10
40 Ecker
oad
5 Inc.
15
just
40
Perry B
55
P
Cinnabar sold
Duryea Junior 50 55
Group Inc.
20
Post Office Montauk
15
5
Green Space
Fort Pond
10
Native Montauk Community
15 Fuels,
Church
35
Plant
5 Martell's Etc.
Driv
Stationery
30 15 0
15 Montauk Store
e wa
BuddahBerry Market Deli 55
Happy
Frozen
y
Air & Bowls
Yogurt Café 15 speed
Parking
Muse ue
P
ven
Fort
board shop
@ the id A
P
End th Eucl
Sou Calypso Montauk Printing
Vintage
Good Foods
25
10
Ro
20
Gary-Lynn & Café
20
ad
Apts. Sausages
&Department Liquor
40
I
One-way Traffic
35
Store Store
Essex Street
Bridgehampton 50
15
Saint Therese
50
Shagwong Shack
Chase Tavern Herb's Church
Bank Montauk
Harvest on Nellie's Market
Deli Share
Fort Pond with…
Edison Street
Kailani Montauk
Mainstay Garden
The Pl
Candy La Brisa Center
aza
The Lido Suffolk
10
Marshall & Montauk County
Sons Service Chamber of National Bank
Lido Station Commerce
Resort Yoga Lila
Phase 3
Martha Studio & Sweet Tauk -
P
Drive-in Wok N Wear
ay Montauk John Keeshan 20
Restaurant ighw Roll
ery Street
H Corner
tauk Real Estate
P
Pizza Montauk
e Infill
5 Motel
5 Busy Bodies
5 Daunt's A Wave Exercise
15
Zum
15
Montauk Highway Montauk Concerned
The Antique 15
Oceanside Citizens
Beach Lumber of Montauk 10
IGA -
Driveway
Montauk
Royal
South Elder Stree
P
Atlantic
d Resort Use
South Eagle Street
15
Ocean Sole East
Free Free I
Beach
10
10
Montauk Sands ? Motel II Inn
Driveway
10
15
Club
15
10
Apartment
10
10
10
10
15
Royal 25
15
Montauk Atlantic
20
15
20 Blue Hotel
“Feeder Beach”
20 Ocean 20
Ocean End Surf Motel
20 Apartments 20
Legend
25
15 25 15
15 20
15
15
15
20 25
e
25
20
25 15
20
25
25
15
25
25 5 Foot Contours
20
20 Water Bodies
provements
15
10
5 Rivers and Streams a "Feeder Beach," where nourishment sand
Wetlands
could be deposited on the "updrift" side of
Permanent protection
the main beaches for downtown and al-
5
ace
Open Space
lowed to distribute using natural currents.
0
o
disturbance to the naturalized dune area
RTH
as the town faces more frequent and costly
NO
beach nourishment.
Essex St
New Traffic Circle
St
rie
S. E Downtown Master Plan:
Phase 1 (Illustrative)
Service Station reoriented for
parking and vehicle-oriented uses
This illustrative master plan provides
behind, storefront facing street. one vision of how Phase 1 improve-
ments could shape the landscape of
ve
clid A Downtown Montauk. The configu-
S. Eu
ration of buildings and infrastruc-
Existing uses in “breach zone” ture would emerge, over time, as the
relocated to infill sites uphill.
combined result of individual devel-
opment projects guided by the Town.
If desirable, design guidelines or a
form-based-code could provide ad-
.
S. Emery St
S. Essex St
uk H and landscapes.
nta
Mo
S. Edgemere St.
S. Elmwood Ave
S. Edison St
S. Embassy St.
RTH
area located behind existing cations for affordable housing devel-
Infill creates a pedestrian-oriented
NO
businesses
node out of existing parking areas. opment: for example, the corner of
South Etna and South Edison.
New affordable
housing units
A
This diagram depicts an imaginary hotel block that is
based on the typical lot dimensions and typical building
sizes found along the Montauk oceanfront. In this im-
aginary block, as in reality, few if any existing developed
properties meet the 15% building coverage maximum,
C the 84,000 square foot minimum lot size or the 6 or 12
units per acre maximum depending on unit type. This is
because the hotels along the ocean were built at a time
when different zoning requirements were in force. For
example, building coverage in this imaginary block is as
follows:
A+B
C+R.O.W.
A+B
In exchange for this Transfer of Development Rights, the developer could be re-
quired to incorporate aesthetic and resilience strategies into their new hotel, such as
tastefully designed, floodable first floor parking. Parking under new buildings could
be tastefully masked from the street and garden spaces using a combination of existing
site topography, porches, and architectural/vegetative screenings.
In this illustration, the new seaside motel could accommodate 75 motel rooms and complies
with the maximum building lot coverage, unit size, parking, height and layout design zoning re-
quirements through a TDR exchange. However, without advanced sewage treatment, Suffolk Coun-
ty Health Department standards would restrict new development on the combined acreage to 8 motel
or 5 resort type units. Provided advanced sewage treatment were provided, current zoning would limit
the hotel to 54 motel units. This is based on a lot area of 195,000 sf, including the abandoned right-of-way
(lot area/3630).
0
10
15
10
15
15 10
15
10
20
15
10
10
15
gL ot
Parkin
undeveloped lots, and is built 10
Soundview Drive
encourages beach erosion.
10
20
10
10
20
Small undeveloped parcels
15
zoned Resort are unlikely to be Culloden House West
Gosman's Restaurant
coverage requirements.
20
10
10
Numerous hotels form a
significant part of Montauk
20 25
10
25
15
5
15
15
e Zorba's Inn
5
retail, and dining, with its parking
Sail Inn
5
Dock Restaurant
consolidated across the street.
Un
Oversized intersection 10
10
na
m
ed
St
is difficult and e
re
et
ue
Driv
ake
Gaviola's Montauk Market
Kirk Aven
Swallow East
Sammy's Restaurant
5
ue
40’ setbacks for WF zoning Montauk Harbor’s working
5
Aven
vacant retail buildings
Flam
ingo
Lake Montauk experiences encourage parking lots by the street waterfront is an important part of
5
on-going pollution issues instead of buildings, which causes the hamlet’s culture and economy,
contributing to shellfish open paved areas to dominate this but needs certain infrastructure and
closures. area’s character. services like a fish processing facility.