East Hampton

Hamlet Report

Springs
Prepared by:
Dodson & Flinker, Landscape Architects and Planners
Arts & Sciences
RKG Associates Inc.
L.K. McLean Associates

Prepared For:
The Town of East Hampton, New York

January 31, 2018

Table of Contents

p. 1 Introduction

p. 4 Existing Conditions

p. 15 Charrette Process

p. 21 Planning & Design Recommendations

p. 30 Implementation Tools & Techniques

Appendix A New York State Grants and Programs

Appendix B Draft Parking Lot Design Guidelines

Appendix C Examples of Shared Parking Agreements

Appendix D Water Quality Plans and Recommendations

Appendix E Public Comments for Springs

Introduction
E
ast Hampton is defined by the unique char-
acter of its hamlets, villages and countryside.
With large expanses of pristine ocean beach-
es, scenic vistas, preserved farmland, historic landscapes,
significant fish and wildlife habitats, and high quality
drinking water resources, the unique natural and cultural
features of the town are largely intact. This world-class
landscape has become the centerpiece of a vibrant sum-
mer community, attracting tens of thousands of second
homeowners and tourists, as well as the small army of
workers and professionals required to serve their needs.
As a result East Hampton faces ongoing challenges cre-
ated by seasonal swings in population and activity, with
related impacts on traffic, parking, housing, water supply,
wastewater treatment and a host of other factors.
Hamlet Study - Springs | Introduction & Existing Conditions
The commercial centers within each hamlet form the
stage on which this dynamic interaction of social, eco-
nomic and environmental elements plays out over the
course of the year. While future change in the town’s con-
servation areas and residential neighborhoods will be
relatively modest under current zoning, potential change
within the commercial and industrial zones could be
more significant – driven by the individual decisions of
hundreds of local businesses, each reacting in real time
to challenges as diverse as the explosion of on-line retail,
labor shortages and rising sea levels.
These trends have been evolving for decades, and were
reflected in The 2005 East Hampton Comprehensive
Plan. One recommendation of that plan was the creation
of detailed plans for the Town’s commercial areas and an
evaluation of the Town’s ability and desire to meet future
commercial needs. As a result, in 2016 the Town of East
Hampton commissioned the preparation of this Master
Plan for the Springs Hamlet Business Districts. At the
same time, the Town commissioned the preparation of
Master Plans for five additional hamlet centers, together
with a town-wide business district analysis and an eco-
nomic strategy to sustain the hamlet commercial districts
1

Sag
Harbor
Springs
East Hampton
Wainscott
East Hampton Amagansett
Village
The Springs District Boundary is shown in orange.
in the future. The Town of East Hampton retained a con-
sulting team led by Dodson & Flinker, Inc., Community
Design and Rural Preservation Specialists, together with
subcontractors LK McLean Associates P.C., Consulting
Engineers, Fine Arts & Sciences LLC, Environmental and
Community Planning Consultants and RKG Associates,
Economic, Planning and Real Estate Consultants. The
town-wide Economic and Business analysis is provided
in a companion document, though elements pertaining
to the economy of Springs have been incorporated into
this report.
Springs retains the rural charm and character of its origi-
nal 19th century community, with historic buildings, com-
mercial fishing operations, scenic harbors and sweeping
open vistas. Its relatively remote location has helped insu-
late Springs from undesirable growth and change. Springs
has only small business nodes, and the charming historic
center surrounding Pussy’s Pond and Ashawagh Hall is
characterized by protected areas and community facili-
ties, not commerce.
But Springs is experiencing the burdens of residential
growth. Pollutants from road runoff, drainage and on-
site septic systems have degraded Accabonac Harbor
and Three Mile Harbor. Safe and attractive pathways for
walkers and bikers to get to the beautiful resources that
define Springs- the beaches, parks, historic areas, scenic
2 Town of East Hampton, New York
0 2.5 5
o
Miles
Montauk
NY 27
vistas, cultural centers and artists’ studios- are insuffi-
cient or non-existent. Home-based contractor businesses
and code violation conditions have disturbed the peace-
ful quality of life in residential neighborhoods. Thus, al-
though the Hamlet Plan was commissioned to focus on
the business areas, the Plan for Springs encompasses the
entire hamlet.
This master plan is designed to help the town understand
how Springs looks and functions today, and to explore
improvements to better serve the community in the fu-
ture. The methodology for the preparation of the Springs
Master Plan featured data gathering, detailed analysis and
extensive public participation. As described in the follow-
ing section, an inventory and analysis was conducted with
regard to historic and cultural resources, demographics,
natural resources and environment, environmental chal-
lenges, demographics, zoning, land use, business uses
and hamlet economy, residential and commercial build-
out, and transportation and infrastructure. Public partic-
ipation included an intensive two-day charrette process
consisting of workshops, focus groups and walking tours
which were open and advertised to the general public,
business owners, year round residents, second home-
owners and other stakeholders. The charrettes provided
detailed public input and the opportunity for citizens to
work together with town staff and the consulting team to
develop creative recommendations for the Hamlet.
Based on the results of the charrettes, the consulting team
prepared conceptual master plans for three areas: Pedes-
trian and Bicycle Connections Hamlet-wide; a Maritime
Walking District for Head of Three Mile Harbor; and the
Neighborhood Business zone at the East end of Fort Pond
Boulevard. Because of its potential impact on Spring res-
idents, plans for the sand pit on Springs Fireplace Road
have also been included in this document, even though
the property is across the hamlet boundary in the hamlet
of East Hampton.
The illustrative master plan for Fort Pond Boulevard East
shows a potential way that the commercial district could
be redeveloped over coming decades, but it is not the only
possible result of any potential changes the Town might
make in planning policy or regulations. The purpose of
this visioning exercise is not to require a particular use
or arrangement of uses on a particular lot. Rather, it is
meant to explore and illustrate the fundamental planning
and design principles that can protect the character of the
neighborhood while gradually shaping the business area
into a more attractive, cohesive, vibrant place, compli-
menting the Springs Historic Center.
These plans are intended to capture the community’s
shared vision of a high quality place to live, work, enjoy
life, raise a family and connect with nature. The ultimate
goal of this study is to provide the Town of East Hampton
with an inspirational, achievable plan which will enhance
Springs’ strengths while significantly improving the
Hamlet’s aesthetics, walkability, functionality and vitality.
The 2005 Town Comprehensive Plan Vision and Goals,
developed through a consensus building process, is the
touchstone for the Springs Master Plan. Specific objec-
tives and recommendations for Springs put forth in this
report build on that long-term vision of what it is essen-
tial to East Hampton now and in the future.
 Legend
Pedestrian and Bicycle Connections: Townwide Hamlet Boundaries

Water Bodies

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Wetlands

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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

4. North Main Street District, East Hampton 8. East Fort Pond Boulevard Neighborhood Business 12. Montauk Harbor Commercial Center
District, Springs

Hamlet Study - Springs | Introduction & Existing Conditions 3


Existing Conditions
Geography
Springs is bordered by Three Mile Harbor on the west,
Gardiner’s Bay on the north and east and Abraham’s Path,
Accabonac Road, Red Dirt Road and Barnes Hole road
on the south. It is geographically unique in the town of
East Hampton for its lack of frontage on the Atlantic
Ocean or Montauk Highway.
The terrain of Springs is shaped by the glacial moraine
that forms the rolling topography of the hamlet, particu-
larly in its southern portions. The Accabonac Cliffs, bluffs
along the northern shores and Barnes Hole and the hilly
terrain north of Red Dirt Road show the greatest effects of
the sand, gravel and glacial boulders deposited by the ice
sheets 15,000 years ago. Central and northern portions of
Springs consist of less dramatic glacial moraine forming
a flat to mildly hilly forested terrain, the site of the major-
ity of the hamlet’s residential and scattered commercial
development. Bluffs facing Gardiner’s Bay shape the dra-
matic northern edge of the hamlet.
Historic and Cultural Resources
Springs’ landscape of rural homesteads, waterfront land-
ings and historic homes give the area a unique visual
character with roots in the region’s 17th and 18th centu-
ry origins. The physical remnants of the hamlet’s history
provide a fabric of historic and cultural resources that
distinguish Springs from other areas of Long Island. Ma-
jor settlement in Springs did not occur until the 1730s,
but the major roads were laid out decades before by East
Hampton’s earliest European settlers seeking access the
areas’ natural resources. Accabonac Road led to the fer-
tile meadows at the southern end of Accabonac Harbor;
Fireplace Road led to the meadows on the west end of
Accabonac Harbor and to a boat landing to Gardiner’s
Island; and Three Mile Harbor-Hog Creek Road led to
fertile fishing grounds.
When agricultural settlement commenced, it was locat-
4 Town of East Hampton, New York
ed on the discrete pockets of fertile soil adjacent to Ac-
cabonac Meadows, Hog Creek and Three Mile Harbor.
Smaller subsistence farms were developed on small scat-
tered lots on less fertile soils. The scattered distribution of
good farmland led to a decentralized settlement pattern
and the division of all but a few farms into small parcels of
land. The relative lack of desirability for farming and dis-
tance from the main settlement provided cheap land for
the development of additional small lots providing hous-
ing for laborers and tradesmen serving the more pros-
perous East Hampton community and Gardiner’s Island.
To accommodate this growing need for laborer housing,
development began to accelerate in the 1800s and Springs
soon had a store, post office, school and some 60 houses.
Springs no longer has a post office, and there has not been
great expansion in the area of community and commer-
cial uses developed in this earlier era.
The discovery and development of East Hampton as a re-
sort community commencing in the late 1800s did not
proliferate in Springs due to the lack of easy access to the
rail road and lack of ocean amenities. But six large summer
homes with sweeping bay views were built on Louse Point
and in Barnes Landing during this time period. Small- The Springs Historic District serves as the social and cultural heart of the hamlet, including religious and community buildings,
er lots continued to be developed with smaller homes as Springs School and the general store. Commercial development is limited largely to local services in small nodes distributed around
year-round employment for shopkeepers, tradesmen and the hamlet.
laborers expanded to serve the resort economy.
Most of the land in Springs was divided into small subur- Demographics and Population Springs Census-designated Place (CDP) is one of the most
ban and urban lot sizes in the early 20th century. Despite racially and ethnically diverse areas of East Hampton. As
this early, somewhat haphazard development, Springs Springs is the most populous and densest hamlet in the of the 2010 Census, 83.3% of Springs CDP residents iden-
gained recognition as a scenic, rural and quiet commu- town of East Hampton. The total population of the ham- tify as White, 1.7% as Black or African American, 0.7% as
nity with a rich array of natural and cultural resources. let is 6,592, and the hamlet has experienced the largest American Indian or Alaska native, 1.5% as Asian, 0.0% as
In the 1940s, these qualities along with the availability increase in population in town in recent years, increasing Native Hawaiian or Other Pacific Islander, and 11.3% as
of inexpensive farmhouses and barns suitable for stu- by 1,642 or 33% between 2000 and 2010. The population Some Other Race. 1.5% identify as Two or More Races.
dio space, attracted artists to Springs. Some of America’s per square mile in Springs is approximately two to six In terms of ethnicity, 36.6% of the population in Springs
greatest artists settled in Springs, including Jackson Pol- times higher than any other hamlet in town. CDP identify as Hispanic or Latino (of any race). This is
lack, Willem deKooning, John Little, Constantino Nivola, the second highest percentage of ethnically Hispanic or
Arshile Gorky and others. An artists colony still thrives The hamlet is also among the youngest of the hamlets. Latino people in any census-designated place in town,
here today. Springs has the lowest median age (38.5) and the second second only to East Hampton North CDP.
highest total number of families with children (726).
The scenic beauty of the hamlet has also been recognized The school-age population includes 733 students pre-K
by the state of New York: Three Mile Harbor and Ac- through 8th grade and 291 high school students attend-
cabonac Harbor are designated Scenic Areas of Statewide ing East Hampton High School. Springs bears a heavy tax
Significance. Fireplace and Barnes Hole are designated burden in its school district, having the second highest
Scenic Areas of Local Significance. number of households (2,318) and families (1500).
Natural Resources and Environment
The natural resources and geography of Springs provided
the foundation for its early development and shape many
of the characteristics of the community today. Springs is
the only hamlet without ocean frontage and it lacks abun-
dant fertile soils to sustain large farms. However, Springs
contains meadows, harbors and bays valuable for salt hay,
fishing, boat landings and access to Gardiner’s Island. The
hamlet also contains environmentally sensitive areas such
as wetlands, critical marine organism and bird habitat ar-
eas. Today these resources provide a rich scenic character,
abundant recreational opportunities and a high quality of
life.
Surface Waters:
Two major water bodies, Three Mile Harbor and Ac-
cabonac Harbor, form the eastern and western boundaries
of the hamlet. Accabonac Harbor is an environmentally
rich and relatively unspoiled coastal estuary surrounded
by wetlands, farmland, the historic settlement of Springs
and scattered development. Three Mile Harbor is a more
intensively developed saltwater pond surrounded by roll-
ing hills of the moraine. A smaller salt pond, Hog Creek,
cuts into the northern bluffs.
aries, wetlands and ponds. Accobonac Harbor is one of
East Hampton’s most ecologically diverse and sensitive Population & Demographics | Springs
estuaries. A wide variety of marine organisms, shorebirds
and waterfowl are found here. Extensive coastal wetlands
characterize the edge of Accabonac Harbor, including a
large area of mapped wetlands south of Accobonac Har-
bor from Shipyard Lane to Louse Point Road. Merrill
Lake, Edwards Island, and Kaplan Meadows Sanctuaries
provide conservation protection for large areas of Acco-
bonac’s coastal marsh complex.
Other important wetland areas include the Three Mile
Harbor wetlands systems at Sammy’s Beach, Maidstone
Park, and at the south end of harbor. Smaller wetland ar-
eas also exist, such as those to the south of Pussy’s Pond
between the pond and Sand Lot Road. These wetlands
and sensitive estuarine ecosystems require ongoing con-
servation efforts and environmental controls.

Groundwater:

In addition to being bounded on two sides by surface

waters, Springs also contains important groundwater re-
sources. On the eastern end of long island, fresh ground-
water “floats” on top of saltwater groundwater, forming
a lens with a maximum thickness landward of about 600
feet which decreases in thickness toward the coastline1.
Mapped groundwater recharge areas exist at Barnes Hole
between Neck Path and Red Dirt Road north and west of
Abrahams Path and Accabonac Road.2

Environmentally Sensitive Areas:

Environmentally sensitive areas in Springs include estu-

1 East Hampton Town Water Resources Management Springs’ many estuarine environments are an important as-
Plan Final Draft pect of the hamlet’s rural identity.
2 Town of East Hampton Comprehensive Plan 2015

Hamlet Study - Springs | Introduction & Existing Conditions 5

 Springs
Orthophotography

6 Town of East Hampton, New York

Agriculture and Fisheries:
Springs lacks abundant fertile soils to sustain large farms.
Despite these limitations, small pastures and wet mead-
ows are located around Accabonac Harbor. The working
waterfront of Three Mile Harbor is the home of small
scale commercial fishing, guiding and recreational fish-
ing. Shell fishing and recreational fishing also take place
in Accabonac Harbor.
Environmental Challenges
Today, Springs faces a number of important environmen-
tal challenges, including habitat and open space loss, wa-
ter pollution, light pollution, and the impacts of climate
change.
Surface and Groundwater Pollution:
One of the most notable environmental challenges in the
hamlet is the impact of surface and groundwater pollu-
tion on aquifers and sensitive surface waters. Currently,
algae blooms affect the southern section of Three Mile
Harbor3. Periodic shellfish closures are common in Ac-
cabonac Harbor. Nitrogen from septic systems leaching
into groundwater and making its way to surrounding wa-
ter bodies is regarded as a major cause of these impacts.4
Habitat and Open Space Loss:
While many of the hamlet’s sensitive areas are currently
managed by the town or private not-for-profit conser-
vation organizations such as the Nature Conservancy,
further development along the shoreline of sensitive es-
tuaries and wetlands is an on-going challenge. Land uses
that increase impervious area inland also potentially de-
grade riparian and estuarine habitats downstream.
Deer Management:
Increasing populations of white-tailed deer in East
3 Lombardo Associates: East Hampton Town Wide
Wastewater Management Plan
4 NY DEC Sanitary Condition of Shellfish Lands
Hampton has reached an emergency level in East Hamp-
ton according to the East Hampton Deer Management
Working Group5. Over-browsing by deer has begun to
shift the species composition of existing forests, nearly
eliminating herbaceous plants and saplings and damag-
ing populations of other wildlife that rely on these plants.
Light Pollution:
Unshielded lights in Springs’ industrial areas and neigh-
borhoods create glare. Street lights, particularly older
ones, also contribute to this light pollution. This light
pollution contributes to a gradual decline in the darkness
of the night sky.
Coastal Flooding, Climate Change and
Resilience:
Low-lying areas of Springs are today at risk of inundation
by hurricanes and strong winter storms. According to
The Nature Conservancy and the National Oceanic and
Atmospheric Administration, coastal flooding as a result
of a Category 3 hurricane will include areas around Ac-
cabonac Harbor and the shores of Three Mile Harbor and
Hog Creek.
As climate changes, rising seas and more frequent and
intense storms will increase the area impacted by coastal
flooding. Although the timing and amount of sea level
rise is uncertain, scientific models today provide a range
of possible sea level rise scenarios.
According to the New York State ClimAID 2014 report,
Eastern Long Island can expect between 8” and 30” of sea
level rise by 2050 and between 15” and 72” of sea level rise
by 2100. This means that by 2050, for example, high tide
will be between 8” and 30” above the current high tide.6
Coastal erosion and storm surges will provide addition-
5 Deer Management Plan 2013
6 Sea Level Rise projections and information in this report
were obtained from the NYS DEC’s recommended 2011 ClimAID
Report and 2014 ClimAID Supplemental. Storm surge impacts were
estimated from the Nature Conservancy Coastal Resiliency Network
Digital Modeling Tools.
Residents highly value Springs’ quiet residential neighborhoods in close proximity to its rich shoreline environments. However,
nitrogen from residential septic systems harms water quality in these sensitive environments.
al impacts. As sea level rises, coastal erosion will likely
change the shape of beaches and coastal wetlands. Storm
surges from coastal storms and hurricanes, on top of
these higher tide elevations, will create flood impacts that
extend further inland than the same sized storms today.
Zoning
Most of Springs is zoned residential, either A, A2, A3,
A5, A10, or B. A small area near southern Three Mile
Harbor is zoned Multifamily.
After residential, the next most common zone is Parks
and Conservation.
The Springs Historic District includes the area around
Ashawagh Hall, the Springs General Store, and the Pol-
lock-Krasner House.
Springs has no commercial center, but there are a few
small areas of commercial zoning. The east and west
ends of Fort Pond Blvd are zoned Neighborhood Busi-
ness, along with the parcel containing the Springs
General Store on Old Stone Highway and the parcel con-
Hamlet Study - Springs | Introduction & Existing Conditions
taining Damark’s Market Deli on Three Mile Harbor Rd.
Several parcels along the Three Mile Harbor waterfront
are zoned Waterfront. There is no Central Business zone
in Springs. Neighborhood Business allows most of the
same uses as Central Business, but with different dimen-
sional requirements promoting lower density.
The waterfronts of Three Mile Harbor, Hog Creek, and
Accabonac Harbor are within Harbor Protection Over-
lay District overlay zoning, which aims to protect East
Hampton’s coastal waterbodies by controlling stormwa-
ter runoff, requiring septic system upgrades, protecting
vegetation, and controlling the installation and size of
fuel storage tanks.
Water Recharge Overlay District covers a large area of
land between Accabonac Rd and Neck Path. Most of this
land is undeveloped and also protected under Parks and
Conservation zoning. Water Recharge Overlay District
is an overlay zone intended to protect East Hampton’s
drinking water aquifer.
In addition to regulations adopted as part of local zoning,
East Hampton participates in the states Coastal Manage-
ment Program (CMP), a voluntary program where towns
7
 Typical Nitrogen Loading to Septic Systems
11-13 lb
Nitrogen
per Person
Annually
Septic Tank Drainfield
Water Table
From US EPA via Lombardo Associates 2014
partner with state agencies to prepare a Local Waterfront
Revitalization Plan (LWRP). The recommendations of
the LWRP promote water-based businesses, commercial
and recreational fishing, wetland protection, water qual-
ity improvements and wildlife habitat protection. By law,
state and federal agencies are required to act only in ways
consistent with the approved LWRP.
Land Use
As the only hamlet with no frontage on Montauk High-
way or the Atlantic Ocean, Springs lacks two of the main
assets contributing to the prosperity of the Town’s other
commercial centers. The hamlet lacks a significant com-
mercial district or recognizable center and largely con-
sists of medium density residential land uses. As reported
by participants in the charrette, however, many residents
appreciate Springs quiet character and don’t want it to
change.
Open Space and Recreation:
Not including Gardiner’s Island, Springs has the sec-
ond lowest amount of open space (8.3%) in the town of
East Hampton. This includes extensive, largely privately
owned open space surrounding Accabonac Harbor con-
8 Town of East Hampton, New York
9 lb
Nitrogen Load
at Discharge
sisting of small meadows, salt marshes, woodlands and
dune fields. Sammy’s Beach and Maidstone Park straddle
the entrance to Three Mile Harbor. Extensive woodlands
on hilly terrain in Barnes Hole north of Red Dirt Road
and east of Accabonac Road cover an important ground-
water recharge area. Smaller open space areas are located
at the entrance to Hog Creek and scattered throughout
the hamlet.
Springs includes a mix of active recreation sites under
public, private and non-profit ownership. Public active
recreation sites include an actively used dog park, and
hiking trails at Maidstone Park and in the town-owned
land just south of Three Mile Harbor. The 170.8 acre
Nassau County Girl Scout Camp located along Gardin-
er’s Bay is a regional recreation destination for children.
Three Mile Harbor and Accobonac Harbor provide recre-
ational boating opportunities. Small bayside beaches like
Sammy’s Beach provide seasonal swimming, sunbathing
and fishing opportunities.
Residential Uses:
A total of 4,340 housing units, primarily single-family
detached, exist in Springs.7 Housing units increased by
7 2010 US Census
12% from 2000 to 2010. The number of housing units
per square mile in Springs is 1.6 to 2 times higher than
other hamlets. In addition to having the highest density
of residential development in East Hampton, residential
land use occupies almost three quarters of the land area,
the highest of all the hamlets. Lower density land uses are
concentrated in the vicinity of Accabonac Harbor.
The town of East Hampton, like many ocean resort com-
munities, has a large number of seasonally occupied
homes. However, Springs contains the second lowest
number of second homes in town. More than half of the
housing in Springs (53.4%) is occupied year round, with
45.6% seasonally occupied. 76.8% of homes in hamlet are
renter occupied while 23.2% of these homes are owner
-occupied.
Finding affordable housing is a significant challenge in
Springs as it is through the town of East Hampton. The
average home price in East Hampton Town has risen dra-
matically since 1999 (215%) relative to the increase in
median family income (43%).
Institutional:
Springs has the largest acreage in institutional land uses,
with 217.64 acres. Comprised of a school, Community
House, Fire House, church, museum and camp. The largest
block of institutional land is part of the 170.8 acre Nassau
County Girl Scout Camp located along Gardiner’s Bay.
Commercial and Industrial Land Uses:
Springs has the lowest acreage and percentage of land
area in commercial use. Small commercial nodes exist
at Three Mile Harbor, Springs Fireplace Road Sand Pit
(in the Hamlet of East Hampton) and the historic center.
Institutional land uses are concentrated in the historic
center and in the vicinity of Maidstone Park.
Seasonal marinas, restaurants and boat shops along the
east side of Three Mile Harbor occupy approximately 50
of the 66 acres of commercial land in Springs. The ma-
rina and dock areas are zoned “Waterfront.” Three Mile
Harbor and its marina uses, Hog Creek, and Accobanoc
harbor are within the East Hampton Local Waterfront
Revitalization Program (LWRP) coastal boundary. LWRP
projects and plan recommendations promote water based
businesses, commercial and recreational fishing, wetland
protection, water quality improvements and wildlife hab-
itat protection.
One unique characteristic of Springs is the large number
of unpermitted home occupancy businesses. This trend
has had a noticeable impact on traffic and noise in the
residential neighborhoods of Springs, as the area has
seen an increasing number of large commercial vehicles
parked in driveways, running loud engines all night or
early in the morning, and making daily trips to and from
Montauk Highway. Springs’ reputation as the “least un-
affordable” hamlet, may explain why many of the town’s
tradespeople and laborers operate out of this hamlet,
often in group housing arrangements that violate occu-
pancy regulations. Of East Hampton’s hamlets, Springs
has the distinctly highest rate of ordinance enforcement
cases of housing violations, including overcrowding of
dwelling units and excessive vehicles on properties.8 Al-
together, this trend highlights East Hampton’s acute need
for affordable housing; as well as space for contractors’
vehicles, equipment, and businesses.
Business Uses and Economic
Characteristics
A number of different types of businesses exist in Springs,
from private landscaping and construction contractors,
to auto mechanics, to restaurants and lodging. RKG As-
sociates has inventoried these businesses as well as ana-
lyzed current economic conditions and trends in the
hamlet and region. See RKG’s Hamlet Business Plan for
an in-depth look at their findings.
Springs is impacted b­y its limited local market for goods
and services and its distance from Montauk Highway,
Village and business centers. However, the Arts Economy
is a notable feature of the hamlet.9
8 2014 Community Housing Opportunity Fund Implementa-
tion Plan
9 East Hampton Arts Council correspondence to consultants
on April 11, 2016
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Boxwood Street

• Harbor Protection Overlay District

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A5
Ro
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Merrill Lake Sanctuary

Briarsweet Lane

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hw
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A3
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a

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A5 RS ay
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A10
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Amagansett National
A2

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Amagansett

ad

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PC
First Presbyterian Church

Sunb
ss
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A A10, A5, A3, A2,
I

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Ba

et Lane Me
PC
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A5

Kaplan Meadows Sanctuary

rsd
CB

CB

NB-A A Land Use Values

A2

Acabonack Harbor PC
A10

A, B: Single-Family
is

• Parks and Conservation Zone

Unname
B
ad

A10
Parking Lot

d Street
A2

A
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ill Ro

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A10

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A10

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A5

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A5

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NB
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Lane

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on
way Lane
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Pantigo Place

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A

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A2

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A5

in
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A2
A5

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NB: Neighborhood Business

in
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A

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R-20

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R-20North End CemeteryR-20 R-20
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Hook WindmillFirst United Methodist Church

m
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R-80
A

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A5
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Zoning

Land Use Values

Legend

Str
t

Residential
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ou

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Am
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Driv

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o

North Main Street Historic District

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East End Cemetery

Atlantic Double Dunes Preserve

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nb

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ss

Special Districts:
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Parks and Conservation

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Resort
Commercial

Commercial Land Use

Industrial Land Use
Institutional Land Use

C CEast Hampton Middle School

ne
ay

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oa
lly

East Hampton Post Office

A

A2
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W
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W

in
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med
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ay

A5
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A5

Ph

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Harbor
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B
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Street

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A

hw
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nb
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Drive

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A3

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