Montauk Hamlet Report 2018

East Hampton
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
January 31, 2018

Table of Contents
p. 1 Introduction
p. 4 Existing Conditions
p. 23 Charrette Process
p. 31 Planning & Design Recommendations
p. 57 Implementation Tools and Techniques
Appendix A New York State Grants and Programs
Appendix B Water Quality Plans and Recommendations
Appendix C Public Comments for Montauk
Appendix D Model Shared Parking Agreements

Introduction
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.,
Hamlet Study - Montauk | Introduction & Existing Conditions 1

0 2.5 5
o
Miles
Sag
Harbor
Springs
East Hampton
Wainscott
East Hampton Amagansett

Village NY 27 Montauk
The Montauk District Boundary is shown in orange.
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.
2 Town of East Hampton, New York

Legend
Pedestrian and Bicycle Connections: Townwide Hamlet Boundaries
Water Bodies
Rivers and Streams
Wetlands
Permanent protection
Open Space
ath
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Paumanok Path Montauk
10 Lighthouse
Town
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o
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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
Hamlet Study - Montauk | Planning & Design Recommendations 3

Two major commercial centers exist in Montauk today.
Existing Conditions One is Montauk Downtown—an area of ocean-side hotels
and retail that is the descendant of Carl Fisher’s never-ful-
ly-realized 1920 resort plan for the area. The other com-
Geography mercial center is Montauk Dock, an area of restaurants,
retail, and a working waterfront at the inlet and harbor
In this report the boundaries of the Montauk Hamlet are that Fisher created at Lake Montauk. These commercial
defined by the 12,415.8 acre Montauk School District. centers are among the most heavily visited areas of East
Montauk is almost completely surrounded by water, with Hampton in the summer. Montauk’s commercial are-
a narrow strip of land to the west between Napeague Har- as will likely also experience the largest impact in Town
bor and the Atlantic Ocean providing the hamlet’s only from rising seas and climate change.
land connection to the other hamlets of East Hampton.
Montauk is bounded by Napeague Harbor and Napeague Historic and Cultural Resources
Bay to the west. To the north is Fort Pond Bay and Block
Island Sound. To the South is the Atlantic Ocean. Archaeological evidence suggests that Native Americans
occupied the South Fork of Long Island as far back as the
Montauk is a glacially-sculpted peninsula with a relative- Archaic Age (ca 4500-1300 BC)1. The visual and cultural
ly flat southwestern coastal plain flanked by dunes and character of Montauk today bears the mark of the Mon-
beaches that rises to dramatic coastal bluffs and high hills tauk Tribe that occupied the hamlet as well as the strong
in the eastern half of the hamlet. Lake Montauk and Fort influence of European settlers that supplanted them in Montauk’s sandy bluffs, dunes, water bodies and beaches are fundamental to the scenic beauty of area. Historic structures like the
Pond—a water body that extends from ocean to sound Montauk lighthouse (below) also are central to the iconic character of the landscape.
bordered by narrow, low-lying land—further subdivide
1
East Hampton Comprehensive Plan: Geography and
the land area of Montauk into three contiguous land areas. History the 17th century and 20th century resort development.
The earliest European land uses of the Montauk penin-

sula were agricultural. Early roads were connected from
meadows at the major ponds, harbors and landings.
Soon after the early settlement of East Hampton, differ-
ent groups of East Hampton men acquired land on the
Montauk peninsula from the Montaukett tribe. From the
mid-17th century to the late 19th century, Montauk was
used as common pasture for livestock.2
The Montauketts continued to live at Indian Field, east

of Lake Montauk; the hamlet was the last area in East
Hampton with reserve land for the Montauk tribe. Many
known Native American burial grounds exist in the ham-
let. European settlers in the region, like the native tribes
that occupied this land previously, recognized the impor-
tant opportunities for fishing and shell-fishing in the re-
gion. Among other pursuits the Montauketts, displaced
by livestock companies, joined the burgeoning whaling
industry out of Northwest Harbor and Sag Harbor in the
17th and 18th centuries.
Major buildings designed and constructed as part of Carl Fisher’s development plans in the 1920s have left a lasting mark on the
character of Montauk’s Downtown.
2

Population and
P oDemographics
pulation & Demographics | Montauk Montauk Following the extension of the Long Island Railroad
to Bridgehampton in 1870, the Town of East Hampton
began to develop its reputation as a summer resort and
tected, undeveloped land. Among other things, Montauk
contains the largest block of maritime forest left on Long
Island. The areas dunes and beaches are fundamental to
began to see an increase in population, especially in the the scenic beauty of the peninsula.
Population: 3,326 Age summer months. In 1920, developer Carl Fisher pur-
Demographics
47.8
Census 2010 chased 9,000 acres at Montauk and began the process of
creating what he hoped would become one of the most
2000-2010: -14% important resorts on the east coast. Fisher’s plans for the Montauk has the third highest total population of East
Census 2010 Median Age
area were never fully realized because of the 1929 stock Hampton’s hamlets, at 3,3263, but also experienced the
25000
market crash and subsequent depression. However, the largest drop in population, -14%, between 2000 and 2010.
Wainscott 60 Town road network, major buildings, and surrounding residen- The median age in Montauk is 47.8, which is the third
Median
20000 Springs tial subdivisions constructed by Fisher contribute to the highest median age in town and above the town-wide
50 Age
distinctive visual character of the hamlet today. median age. The median household income in Montauk
Northwest is $73,000.
15000 40
Historic Buildings and Structures:
Napeague
East Hampton Village

In terms of race, 90.3% of Montauk residents identify
East Hampton North

30
10000 Montauk • Montauk Point Lighthouse as White, 2.8% as Black or African American, 0.2% as
East Hampton 20 American Indian or Alaska Native, 0.9% as Asian, .1%
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

RTH
NO
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65
55 Store
De
75
I
Rauley Montauk National Bank 45
Mo Saint Therese
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iS
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uth
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Tw
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Fort Pond
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Concerned The Malibu Montauk 40
lac
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30
60
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id
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45
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10 Marshall & Chamber of e Av
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40
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Resort County
Dearbo
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45
Lumber South Ronnie's Bliss
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IGA -
South Eagle Street
Royal Strawberry
60
El Vaquero Closet - Red Hook
10 Meeting Fields

Montauk Deli
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
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Montauk Sands 10 Motel II Resort Beach Free Free I Restaurant Store
Montauk
ay
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Montauk Royal
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15
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55
Royal 60
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10
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55
Apartments
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25
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55
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15
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25 25 South Emerson Avenue 15 Sloppy Atlantic
25 10 Atlantic
15
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Montauk Royal
20 Ocean Blue 20
15
20 Atlantic
30
20 Ocean End
15
55
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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
RTH
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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
mpton Fine Arts and Sciences 0 195 390 780
0 0.0475 0.095 0.19

are an important
RKG Associates part of the summer economy. LK McLean Associates Miles 9/14/2016
Source: Town of East Hampton NY Department of Information Technology; NY State GIS NY.GIS.GOV
Feet
Fine Arts and Sciences 0 195 390 780
LK McLean Associates Hamlet Study

Source: Town - Montauk
of East Hampton | Introduction
NY Department of Information & Existing Conditions
Technology; NY State GIS NY.GIS.GOV 7
East Hampton Hamlets Study
Tu
th
M o n t a u k T r a iRKG
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Town of East Hampton
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Montauk Downtown
0
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

5
Tuthill
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135
5
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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
Hamlet Study - Montauk | Introduction & Existing Conditions

us
Ind
5
5
5
0
10
Sun N' Sound Motel

Montauk Soundview
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
Blue Haven Motel
10
20 25
10
25
15
5
15
Forsberg Motel
10
15
West Lake Inn
Uhlein's motel
5 5 Gosman's Clam Bar
Rod & Reel Motel
20
5
10
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ll sA
ve
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5
e Zorba's Inn
Dock Restaurant
Sail Inn
Un
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ake
Gaviola's Montauk Market
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We
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Ben & Jerry's Inc Cream
Uihlein's Marina & Boat Rentals
Swallow East
Ann Breyers Cottages
Clam & Chowder House @ Salivars Dock
Jet's Marine Service & Transporting

Dave's Grill
5
mp
Ra
5
Sammy's Restaurant
5
e
5
venu
vacant retail buildings
in go A
Flam
5
East Hampton Hamlets Study Montauk Harbor

o
Kenny's Tipperary Inn
Four Oaks Bakery Montauk Marine Basin
Montauk Marine Basin Town of East Hampton

RKG Associates Feet
Fine Arts and Sciences 0 40 80 160
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

5
Saint Therese
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
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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
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60
10
55
45 50
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15
50
15
riv
15
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D
40
55
Legend
65
15
Royal
15 Sloppy Atlantic
Atlantic
15
Terrace
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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
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10 10
Motel 15
Wetlands D riv
e
ke
20
La
15
s t
We
15
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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
(above, bottom). Its tourism economy is currently poised for 10
significant redevelopment (facing page, middle and bottom) Linework Base Map with business names
5
with Gosman’s Dock up for sale. 10

20
25
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
From US EPA via Lombardo Associates 2014
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.

t
Stree
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Sout
ive
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oy
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uth
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South Em
Surfside Avenue

Driveway

Montauk Highway
Legend
Driveway
Montauk
South Elder Stree
South Eagle Street
Water Bodies
Driveway
Rivers and Streams
Downtown
t
South Emerson Avenue Wetlands
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
East Hampton Hamlets Study

RKG Associates
Fine Arts and Sciences
Montauk Downtown
0
0
Hamlet
0.0225 Study
0.045
100
- Montauk
0.09
200
Miles
| Introduction
9/14/2016
& Existing Conditions
Feet
400
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
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Beachplum Road
ven
rive
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rr
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M o n t a u k H a r b oReed
Water Bodiesr LittlePond
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Ro
nd
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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
1% Annual Chance Flood Hazard

Po
shown in orange.
ar
i
St
nt
Montauk
Unnamed
R
oa
Street
Regulatory Floodway
d
d
oa
dR
Special Floodway
o
wo
ern
Area of Undetermined Flood Hazard

hF
rt
No
0.2% Annual Chance Flood Hazard
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Fa
rr
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ut
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NO
Ro
a d
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North

Nort
Green
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14Town ofTown
East Hampton
of East Hampton, New York
Street
North Fer
Roa
0 0.05 0.1 0.2

RKG Associates 9/14/2016
d
rragut
Ro ad Miles
North Fa
ndale Pla
rt
g Cou Feet
Fine Arts and SciencesFl emin
North 0 250 500 1,000
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n
Farring
mo
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re
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From US EPA via Lombardo Associates 2014
Sea Level Rise

Montauk
Montauk
Sea Level Rise and Resilience
and
S e a Resilience
Level Rise + Storm Surge Impacts | Montauk Shoreline Change | Montauk
44’ (3+ ft/yr)

Fort
Pond
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
tion with a building permit to77be fully shielded. Current

Feet
that by 2050, for example, high tide will be between 8”
and 30” above the current high tide6.
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
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er S
th
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Pla
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B
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So
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B
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B A2
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Do
B B
South Forest Street
Sou
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Montauk Public School RS
ion
Pla
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Dr
A3
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B
e
B B e rt L tre
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B B Fo
th
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B
x Street
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Pla
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Sou
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Montauk
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B B
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lac
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Street
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Edgemere
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Sh
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A B n e
B B
Fa
CB
ra
South
Unnamed Street
Durh
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B
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RS
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B
et
Pla
B Ave
nu e
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B
So rie
RS CB
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th Sou
Aven
El Fisher Place
South Devon Place
ih
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CB RS
North Surfside
ac
B B e
CB CB PC
et
CB
tre
RS
iS
Perry B Duryea Junior Post Office

h
lp
CB Montauk Community Church

De
th
RS
u
So
CB CB
CB
Driv
CB RS A PC
e wa
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CB
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Essex Street
th
I
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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
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CB CB
Edison Street
e
th The
nu
Sou e
PC CB P laza nu
e
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Av
Av
CB
South Em
ew
in
B CB pk
vi
Ho
a
PC CB
Se
CB
Ramp
CB
PC
Surfside Place
Surfside Avenue

RS South Elmwood Avenue
Driveway
RS RS B
CB RS RS RS CB Legend Residential Districts:
CB A10, A5, A3, A2,

South Elder Stree
ay Ocean View Terrace

South Eagle Street
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
RS Industrial Land Use

RS RS RS Commercial Districts:
PC RS
Commercial Land Use CB: Central Business
PC PC PC NB: Neighborhood Business
RS Zoning CI: Commercial-Industrial
Commercial RS: Resort
Resort WF: Waterfront
CS: Commercial-Service
Residential
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

44’ inland from 2000 to 2012.7 This equals a rate of nearly
3’ per year, which if continued could create 300’ of shore-
line erosion by 2100. Storm surges from coastal storms
and hurricanes, on top of these higher tide elevations, will
PC
create flood impacts that extend further inland than the
same sized storms today.
ot
gL
r kin
Pa
RS WF Another issue for Downtown Montauk is the low narrow

Ch
ec
k
Ro
ad
strip of sand that separates Fort Pond from the Atlantic
WF
Ocean, an area sometimes referred to by Montauk resi-
l e
WF Ve
h ic
RS Be
ac
h
B
RS
PC dents as the “breach point.” With sea level rise, this area
s Path
B Un
and a narrow strip of land on the sound side are likely to

nam
ed
Captain Kidd
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
mix of public and private-not-for profit organizations.

way
Drive
e u
en
A3
Legend Residential Districts:
Av
go
Montauk is also notable for having the largest protected

in
A10, A5, A3, A2,

m
Fla
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
PC: Park and Conservation

Private recreation sites and park lands and beaches in
od
Fernwo
Montauk are home to a range of active and passive rec-

North
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-
Po
int
al boating and fishing opportunities. These water-based

Ro
ad
A3 0 0.0475 0.095 0.19
A3 RKG Associates No
rth
Miles 9/14/2016
A3 Feet
Base Fine
zoning shown in solid colors, with land use as a transparent hatch. A limited business overlay allows some commercial use in residential zones.
Fa
Arts and Sciences

rra
gu
tR
oa
d
A2 0 195 390 780
A A2
A3 LK McLean Associates
A3
B Source: Town of East Hampton NY Department of Information Technology; NY State GIS NY.GIS.GOV
7
USACOE Downtown Montauk Stabilization Project

recreational activities are particularly important for the fishing industries and recreation, while Resort zoning
commercial center at Montauk Dock. (CB) Central Business: Core of downtown with along the northern end recognizes an area of existing and (NB) Neighborhood Business: Found infre-
shops, delis, cafes, tourist services. Dimensional re- potential hotels and motels. Waterfront zoning requires quently in Montauk. Dimensional requirements:
Residential Uses, housing types: Montauk residen- quirements: buildings to have a 40 foot setback from the street, and
tial uses range from low to medium density. The ham- as a result, development within this zone does not create • 10,000 sf min lot area
let contains the highest total number of housing units • 3,000 sf min lot area an architectural streetscape. Many of the waterfront facil-
at 4,666. This includes 1422 households (only 30.5% of ities within this zone have large open parking lots or boat • 40% max building coverage on lot
housing units are occupied). The average household size • 50% max building coverage on lot yards on the street, with buildings closer to the water’s
is 2.3. edge. Even Gosman’s dock, a retail and dining develop- • 2 stories max
• 2 stories max ment, has a wide green lawn within this 40 foot setback
East Hampton, like many ocean resort communities, has area. Gosman’s, a commercial anchor of Montauk Har- • 30 ft max height (35 ft for gabled roof height)
a large number of seasonally occupied homes. In Mon- • 30 ft max height (35 ft for gabled roof height) bor, is currently for sale along with fifteen other Montauk
tauk, 63.1% of households are seasonally occupied while Harbor parcels under the same ownership, mostly located • 25 ft front setback (corner lots have 2 fronts)
624 are occupied year-round. Montauk is also notable for • 10 ft front setback (corner lots have 2 fronts) in the north end of Montauk Harbor. Eleven of these par-
having the highest percentage of renter-occupied, year- cels fall within Resort zoning, three fall within Waterfront • 15 ft side setbacks
round homes in the town (26.7% renter occupied and • 10 ft side setbacks zoning, and two fall within Central Business zoning. The
73.3% owner occupied). asking price of $52 million for these properties indicates • 25 ft rear setback
• 25 ft rear setback that the real estate value of this area may risk outpacing
Commercial and Industrial uses: The major com- the economic viability of the fishing industry which has
mercial centers include the Montauk Downtown and traditionally inhabited Montauk Harbor and shaped this
the Montauk Dock Area. Montauk Downtown is one of part of the hamlet’s identity. While zoning limits the size Non-conforming uses: Land use conforms with zon-
the highest-density commercial areas in the town, with Potential impact on town character and rede- of new buildings on individual lots, the number of adja- ing throughout most of downtown Montauk. The parcels
high rise buildings and oceanfront motels alongside one velopment: Zoning throughout downtown Montauk cent lots being sold at once by the same owner all with- on Montauk Highway are zoned Central Business, and
story and two story beach-oriented retail stores and res- encourages development of low-rise (2 story) water- in the Resort zone enable a development of considerable they contain commercial and retail land uses. Toward
taurants. Montauk Dock includes restaurants and shops front-oriented retail, dining, recreation, tourism and hos- size. the waterfront, the south end of downtown Montauk
along with a working waterfront. pitality. Central Business and Resort zones do allow for along South Emerson Avenue is zoned resort and con-
residential apartments within commercial buildings (by sists largely of hotels. The only non-conforming uses in
Zoning special permit), which allows for the possibility of mixed downtown Montauk are on the east end of the waterfront,
use development. The waterfront south of South Emer- (RS) Resort Zone: Motels, Restaurants allowed as where a motel on Oceanview Terrance exists on a parcel
Density and Dimensional Requirements son Ave between South Emery Street and Essex Street is an auxiliary use. Dimensional requirements: zoned as residential.
zoned Resort and consists of beachfront hotels, while the
• Minimum ten foot front yard setback requirements adjacent land to the west is zoned Park and Conservation. • 3,630 sf min lot area (for transient hotel) Montauk Harbor consists of a mix of zones. The work-
in CB zone facilitates building placement close to This adjacent area consists of sand dunes and beach grass- ing waterfront on West Lake Drive is zoned Waterfront
street, rear parking, reduced vehicular traffic speed es, which serves as a natural buffer against storm surges • 15% max building coverage on lot (WF), and land uses there are consistent with zoning,
and good walkability for the development in downtown. The Army Corps of including marina, boatyards, fish processing, ferry ter-
Engineers’ recently installed a sandbag wall in an effort • 2 stories max minal, restaurants, and some retail. Inland, across West
• Same uses permitted in CB zone and NB zone; ma- to fortify the hotels on South Emerson Ave against storm Lake Drive from the working waterfront, the zoning is
jor difference are dimensional requirements with CB surges. However beach erosion has continued, and has • 30 ft max height (35 ft for gabled roof height) Waterfront, with conforming uses such as boat yards, as
zoning allowing for more intense development on brought public attention to the tenuous nature of older well as one parcel that is zoned Central Business, where
smaller lots than NB zone development that was allowed to occur so close to the • 30 ft front setback (corner lots have 2 fronts) there is a retail land use. North of Wells Ave, on both
dynamic and changing shoreline. Since this area is still sides of the West Lake Drive loop, the zoning is Resort,
• Apartments over stores are allowed by special permit zoned Resort, redevelopment along this shifting beach- • 15 ft side setbacks and the parcels which are developed have hotel and motel
in CB & NB zones, available for moderate income front could still potentially occur. land uses. South of Flamingo Ave, West Lake Drive has
families • 15 ft rear setback waterfront and resort zoning along the waterfront, with
In Montauk Harbor, Waterfront zoning is designed to conforming land uses. On the west side, at the intersec-
help maintain a working waterfront which includes both tion with Flamingo Ave is Central Business zoning with a

Montauk
10.0% of total). Most of these businesses are concentrated in
(WF) Waterfront Zone: Docks, Restaurants, Boat Downtown Montauk and Montauk Harbor. (See RKG’s Hamlet H o u s i nHousing
g | Montauk
Yards. Dimensional requirements: Business District Plan for more detail).
• 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
• 30 ft max height (35 ft for gabled roof height)

commercial fishing industry. Beyond the working wa-
terfront businesses, the Harbor also includes many
2000-2010: -3%
Census 2010
businesses associated with the Harbor as a tourist des-
• 40 ft front setback (corner lots have 2 fronts) tination. This includes restaurants, shops, motels, and
recreational fishing businesses. Many of the tourist-ori-
25000
26.7% 73.3%
• 10 ft side setbacks ented businesses are located within the 14-acre property Wainscott
currently owned by the Gosman family, which is likely to 20000
• 25 ft rear setback be sold in the near future. Because this area is low-lying Springs
and relatively exposed, flooding and storm impacts are Renter Owner
issues that also impact long-term viability of businesses Northwest Occupied Occupied
15000
hotel land use, which is a non-conforming use since nei-

in this area.
Napeague 379 1043
ther “transient motel” nor “resort” are permitted under Downtown Montauk contains a variety of businesses
Central Business zone. Continuing south along the west typical of a traditional downtown, including supermar- 10000
Montauk
side of West Lake Drive, the parcels are zoned Resort, kets, banks, delis, restaurants, pharmacies, bars, gas,
East Hampton
Montauk CDP
with conforming hotel land uses. stations and laundromats. Additionally, Downtown
Montauk includes many of the largest hotels and resorts
North Seasonal Housing
5000
Business Uses and Hamlet Economy in East Hampton. Downtown businesses alone account Amagansett
for 26% of businesses in East Hampton Town’s unincor- Sag Harbor (part)
A recent inventory by RKG Associates identified, in total porated areas. The accommodations category, includ- East Hampton
308 businesses in 31 industry categories, from resort ho- ing hotels/resorts, account for 42 businesses or 22.3% of 0
Village
1990 2000 2010
tels and services to retail and restaurants. The commer- the total businesses in the hamlet and cover the largest
cial activity in Montauk account for 43% of businesses
in East Hampton Town’s unincorporated areas and 48%
amount of acreage (37.94 acres in the hamlet. The larg-
est facilities include Surf Club, Royal Atlantic, Montauk
63.1% 36.9%
of the total commercial building square footage. These Blue Hotel, and Atlantic Terrace. All of these businesses
businesses are concentrated in Montauk Downtown and have ocean frontage are used by those visiting the beach Households
Montauk Harbor. Other smaller businesses areas are lo- and are therefore doubly susceptible to storms and beach Census 2010
cated in the Fort Pond area along Second House, Shore
and Industrial Roads.
erosion. Food Services & Drinking places are the sec-
ond largest business category (31 businesses), followed
1422 2.3
by Miscellaneous Store Retailers (27 businesses). The 2942 1724
Businesses that serve tourists and second home owners account fourth largest category is Food & Beverage Stores (24 Seasonal Year-Round
for 60% of the total number of businesses in the hamlet. This businesses). One of the most pressing issues for Down-
includes the accommodation industry category, which has the town Montauk is how to expand local affordable housing # Households Avg Household
highest number of businesses (74) and occupies the most land for workers in these service industries. Another key is- Total Size
area (56.1% of total building floor area), followed by Food Ser- sue is how to minimize damage to Downtown businesses
vices & Drinking Places (53 businesses, 12.9% of total build- from rising seas and more frequent and severe storms. Data from the US Census Bureau as collected in the Community Housing Opportunity
ing floor area), and Food & Beverage Stores (31 businesses or Fund Implementation Plan 2014

Market Orientation
• Primary destination for tourists looking for beach

experience
• Largest concentration of accommodations
• Restaurant and entertainment establishments
• Seasonal businesses are challenged to find affordable

housing for seasonal workforce
• Large and growing second home market
• Local businesses largely cater to seasonal population

but important to year-round population as well
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.
Buildout Analysis Montauk Highway through the Montauk downtown has

one lane of travel in each direction, with a center median
Residential: According to a 2011 residential buildout and left turn lanes at key intersections in certain areas.
performed by the Planning Department8, the town as a On-street parking occurs on the roadway shoulder in the
whole could see a 13% increase in the total number of business district, i.e. between South Elder and South Es-
housing units. This assumes future development con- sex Streets. The posted speed limit is 30 MPH.
sistent with current zoning. In Montauk, this residential
buildout is estimated to be 623 housing units. This is County Road 49 consists of one travel lane in each di-
down from an estimate of 1,020 in 2005. rection, with shoulders. Posted speed limits are 30 MPH
from Carl Fisher Plaza to just north of Lion’s Field and in
Transportation (hamlet overview the harbor area, and 40 MPH elsewhere.
with focus on commercial centers)
County Road 77 also consists of one travel lane in each
Roadways: Montauk is served from the east and west direction, with shoulders. Posted speed limits are 30
by Montauk Highway (NY Route 27). The primary route MPH in the harbor area, and 45 MPH elsewhere.
connecting the downtown area to the LIRR station and
the harbor area is County Road 49 (Flamingo Avenue). The estimated average daily traffic (ADT) volume on
East of the downtown area, County Road 77 (West Lake Montauk Highway west of downtown, in the segment
Drive) extends from Montauk Highway north to the har- paralleled by Old Montauk Highway was calculated to
bor area, crossing County Road 49 adjacent to the harbor. be 12,000 vehicles, based on the latest available NYSDOT
The Montauk Station, terminus of the Long Island Rail Road, count data taken in August of 2015. East of downtown,
played a key role in the history of the Hamlet, and provides Crosswalks and generous sidewalks help make the downtown while a count taken in August of 2011 equated to an es-
extraordinary opportunities for a summer community that is pedestrian-friendly, but lack of connectivity to the beach and
8
2014 Community Housing Opportunity Fund Imple- timated ADT of 7,900 vehicles, the actual daily count re-
more sustainable and less dependent on the automobile. other areas limits their usefulness. mentation Plan corded on a Saturday was 14,800 vehicles, or 87% higher

than on an “average” day. (The 2015 count west of down- • Encouraging the use of short cuts In season, three additional eastbound trains are provid- Wastewater: Wastewater in Montauk is managed
town did not include a weekend.) ed on Friday afternoon/evening, and one additional west- through individual septic systems. The vast majority of
• Widening and straightening roads bound train is provided on Monday mornings. these individual septic systems provide only secondary
Data from two count locations on County Road 49, ob- treatment of effluent: nitrogen and phosphorous are not
tained in July 2014, indicates an estimated ADT of 9,400 Pedestrians: Sidewalks exist in the downtown area The LIRR recently proposed to add three additional trains removed and therefore enter the groundwater. 10 Old and
at Edin Street, while the actual Saturday count was 15,800, along both sides of Montauk Highway. The 45-mile in each direction year round, but one of the eastbound ineffective septic systems combined with a less than 100’
more than double the estimated ADT. Similarly, north of long Paumanok Path, which runs from the Southampton trains would be eliminated on Fridays due to conflicts distance between wells and septic systems in many loca-
the LIRR station area, the estimated ADT was 6,900; the Town line to Montauk Point, follows the old Montauk with current enhanced Friday summer service. The LIRR tions, creating on-going groundwater and surface water
actual Saturday count was 13,100, nearly double the esti- Parkway Right of Way, except at Fort Pond, where it hugs continues to review the proposed schedule in an effort to pollution concerns. The Lombardo Wastewater Report
mated ADT. the Pond’s southern shore. better accommodate work hours, and will also investigate has recommended the following wastewater improve-
using the existing Bridgehampton siding to enhance ser- ments in Montauk:
On County Road 77, just north of Montauk Highway, Bicyclists: Montauk Highway is a designated bike route vice, by allowing trains to pass. Any enhanced services
the July 2015 estimated ADT and Saturday traffic vol- (NY Bike Route 27). West of the downtown area the would start in late 2018, after the LIRR meets the Federal • Upgrades recommended for existing septic systems
umes were 4,400, and 7,400 (a 70% increase over ADT), roadway’s shoulders are designated as bike lanes. mandate for installing Positive Train Control system-wide. to achieve advanced tertiary treatment in problem
respectively. PTC affects the schedule because equipment that would be areas
Transit: Montauk is served by Suffolk County Transit’s needed to provide the new commuter service is first need-
Because the rural and scenic character of the area is high- Route 10C, which connects the East Hampton LIRR Sta- ed to replace that removed from circulation during instal- • Neighborhood wastewater system recommended
ly valued, there is a reluctance in East Hampton for solv- tion with Montauk. Service consists of five eastbound and lation. When the LIRR’s current signal and interlocking for densely developed areas: Montauk Center, The
ing traffic problems by: four westbound bus routes per weekday. In the summer, project is complete in Spring 2018, it will expand the exist- Docks, Ditch Plains, Camp Hero
a connection is provided in Montauk to the S94 Shuttle to ing westbound “single seat” service from Speonk eastward,
• Adding lanes on existing roads the Montauk Point Lighthouse. The LIRR’s Montauk train to originate in Southampton. Schools and other public facilities:
station on the railroad’s Montauk Branch is located north
• Constructing bypass roads to congested routes of downtown, approximately a mile north of Montauk Taxis: Taxi activity is particularly prevalent in the down- East Hampton High School accepts students from Mon-
Highway. Weekday off-season (October through May) town area on summer weekends. Customers are dropped tauk on a tuition basis. School Taxes, which make up
• Installing traffic signals service is currently 6 eastbound and 5 westbound trains, off and picked up throughout downtown on demand. the majority of property taxes within each school dis-
with one additional eastbound train on Friday evenings. Late night activity at bars and clubs results in pedestri- trict, support the Montauk public schools. School taxes
ans randomly hailing cabs and jaywalking across streets in Montauk are the second highest in Town. Townwide,
to board them. A similar disorganized pattern of pas- school taxes as a percentage of median real estate value is
senger pick-ups occurs at the LIRR station, as numerous 1.1%, the lowest on Long Island except for Shelter Island.
cabs pick up customers at scattered locations within the However, because of the large difference in tax rates be-
station parking lot. tween the school districts, the Town has pursued a strate-
gy of encouraging senior housing and single room rental
Infrastructure and public facilities apartments as well as concentrating new development in
the East Hampton hamlet where the high school is locat-
Public water supply: 9 Fresh groundwater sepa- ed.11
rated from the mainland aquifer of East Hampton by
saltwater. Freshwater found in shallow upper glacial
aquifer. Groundwater limited—four foot high ground-
water contour rather than five to ten foot contour to the 10
East Hampton Town Wide Wastewater Management
west. Groundwater is vulnerable to contamination from Plan 2015 - Lombardo Associates, Inc.
human land uses as well as salt water intrusion. Suffolk 11
2014 Community Housing Opportunity Fund Imple-
county Water Authority installed a water main and boost- mentation Plan
er station to supply Montauk with water from mainland
East Hampton
The intersection of Flamingo Avenue and West Lake Drive is one of several in Montauk where a roundabout could help ease traffic
flow and create safer conditions for vehicles and pedestrians.
9
Comprehensive Plan – Montauk Report

Charrette Process
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
Hamlet Study - Montauk | Charrette Process & Results 23

by walking south through Gosman’s to the Town Road Pier. Here, the group
discussed the continuing value of Montauk Harbor as a working waterfront,
and the relationship between this role and the tourist economy of the area.
Next the group walked along the edge of the harbor, discussing potential pe-
destrian infrastructure improvements. Many walk participants felt that creat-
ing a continuous boardwalk along the harbor would add greatly to the sense of
place and ability to use the harbor for passive recreation.
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.
Public Listening Workshop: Wednesday, September 14th, 6:30 p.m.

Simple three-dimensional models allowed participants to explore options for the fu-
The next charrette event, a public listening workshop, took place later that ture of the Gosman’s properties and neighboring areas of Montauk Dock.
day, Wednesday September 14th, at 6:30 p.m. In this event, the consultant
team presented an overview of existing conditions. Then, the assembled par- coastal resilience, hamlet economy, and transportation.
ticipants broke into small groups to run through a list of questions, facilitated
by members of the consulting team. The facilitated discussion was intended to For each focus area, facilitators presented key concepts and maps and intro-
identify top issues and opportunities within the hamlet as a whole and within duced exercises developed to gather public feedback. Facilitators presented
the two commercial centers. Questions were provided to facilitators to fo- this feedback and additional ideas generated in small groups. The workshop
cus the group discussion on hamlet strengths and weaknesses more broadly concluded with general discussion and conclusions.
and also within three specific topic areas: economy, recreation, connectivity.
Strengths were circled on the maps with green markers. Weaknesses were not- Public Visioning Workshop-Montauk Dock: Friday, September 16th ,
ed on maps with red markers. Additional comments on economy, recreation, 6:30 p.m.
connectivity were noted on maps with markers and sticky notes.
Another public visioning workshop took place the following day, Friday, Sep-
At the end of the charrette, groups presented a summary of key issues and tember 16th at 6:30 p.m.—this time focusing on the Montauk Dock area. For
opportunities, followed by a larger group discussion. this workshop the consulting team first presented an overview of existing con-
ditions, issues and opportunities. Next, participants broke into small groups
Public Visioning Workshop-Montauk Downtown: Thursday, Septem- for a physical modeling exercise exploring planning and design alternatives for
ber 15th, 6:30 p.m. Montauk Harbor. Each group was provided with a large map of the Montauk
Harbor area with foam models of existing buildings affixed to the map. The
The next charrette event, a public vision workshop for the Montauk Down- groups were also provided with foam building blocks for new buildings.
town area, took place the following day, Thursday, September 15th, 6:30 p.m.
This workshop began with the consulting team presenting a brief overview Groups were encouraged to develop a vision for the Montauk Harbor area that
Participants circulated through stations to hear about and comment on issues such of the issues and opportunities identified at the Wednesday workshop. Next, included areas for new development, pedestrian and automobile infrastruc-
as sea level rise and coastal resilience (top), and voted on their priorities for future participants circulated through stations to review draft plans and work with ture, new open space and conservation areas, and coastal resilience measures.
action (bottom). consultants to explore additional alternatives within five focus areas: housing, At the end of the workshop, groups presented the results of their work. The

workshop concluded with a facilitated discussion to identify shared elements
and common master-planning concepts to be explored in more detail.
Based on a suggestion from participants, a separate breakout group assembled

at the same time to discuss issues related to the working waterfront and the
harbor. This group identified several important concerns, among them:
• Water quality in the harbor is threatened by polluted runoff, septic sys-

tems and illegal dumping from some of the boats that visit the harbor each
summer. Eel grass beds, shellfish and finfish are all affected.
• 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 harbor can continue to serve multiple economic roles - commercial

fishing, charters, marinas and tourism - but needs a master plan to explore Interactive mapping exercises allowed participants to show where they thought different responses to sea-level-rise would be most appropriate.
opportunities such as a continuous waterfront walk, shared parking and
beautification.
Open Gallery and Listening Workshop: Saturday, September 17th ,

9:00 am
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.
Participants circulated among stations with various design alternatives, filled

out comment sheets and “voted” for their favorite ideas. Facilitators present-
ed the reactions to and preferences for various alternatives. The open gallery

concluded with a general discussion and conclusions.
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:
• The 5-legged intersection of Montauk Highway and South Elmwood Av-

enue/South Emery Street experiences traffic congestion and allows too
many motorist turning movements, causing safety concerns. Consider
making both streets one-way for one block each, in directions away from
Montauk Highway.
• Remove parking spaces near those intersections where motorists’ sight

distance is obstructed by parked cars.
• The Montauk Highway/Old Montauk Highway/Second House Road in-

tersection consists of multiple two-lane connecting roadways. Consider a
Visioning workshop physical model, Proposal A. roundabout to improve safety, and to “calm traffic” for eastbound motor-
(White model buildings represent new structures.) ists on Montauk Highway who are entering the developed downtown area.

• Improve street lighting in areas of high pedestrian activity south of Mon-
tauk Highway.
• Improve one-way signing to prevent wrong-way movements on South El-

der Street (adjacent to the IGA store).
• Institute one-way counter-clockwise traffic flow at the Carl Fisher Plaza

traffic circle.
• Improve signage directing motorists to Town parking lots.
• Consider making South Elmwood Avenue one-way eastbound and South

Emerson Avenue one-way westbound in the area between South Emery
Street and South Essex Street.
New Development: Many workshops participants supported the evolution

of Montauk into a “green/eco resort” economy, building on tourism associat-
ed with conservation areas and resort infrastructure incorporating innovative
resilience strategies. Toward this end, new development should generally be
centered on higher ground. There was an interest in infill and second story
mixed use in the downtown core—particularly second story worker housing
and more affordable units. Concern was raised by participants about any new
development in the first two ocean-side blocks because of sea level rise and
flooding. Participants suggested that development greater than two stories
should be located at higher elevations near the train station.
Affordable Housing: In addition to second story residential in the down-

town core, there was an interest expressed in affordable housing at Camp Hero
and near the Transfer Station. An interest exists for both affordable temporary,
seasonal housing and permanent housing. Temporary housing could include
ideas such as Tiny House development in low-lying future flood plain areas,
which could easily be relocated as sea-level rise makes such areas untenable.
These options should generally work toward improving the ability for “ordi-
nary” families and businesses to exist in the hamlet. This includes acknowl-
edging families that are not part of the resort economy.
Pedestrian and Recreational Infrastructure: In walking tours as well

as visioning and listening workshops, the need for improved sidewalks, light-
ing and crosswalks downtown were raised. This includes improving and re-
locating crosswalks and street parking to prevent blind spots that endanger
pedestrians. A broader opportunity exists to link together existing sidewalks
and multiuse paths into a comprehensive greenway that links all of Montauk.
Below are 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.)

• Implement designated taxi-stands in the downtown area, to improve safe-
ty for motorists and pedestrians.
Ecological Health: Participants recognized the impacts of septic systems

on groundwater and surface waters as an on-going issue for the hamlet. This
includes improving the conditions contributing to shellfish closures in Lake
Montauk and Oyster Pond. Opportunities described in the recent Lombardo
wastewater plan were seen as beneficial to the town.
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:

Legend Bicyclists: Participants emphasized the need to add more bike racks in con-
Issues and Opportunities: Montauk
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Rail Road Permanent protection
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the ecological health of fishing areas in the hamlet and providing infrastruc-
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development Downtown could provide

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highlighted in the charrette. Key suggestions included the following:
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destrian, bike and bus access to the train station. Create a designated taxi
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• Consider a new right turn lane for southbound County Road 49 motorists taxi unloading and loading activities separate from through traffic flow on
turning onto Industrial Road County Road 49.
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
• Evolve toward a “green” resort economy
• Address Seasonal/affordable housing – provide opportunity for “ordinary”

families and businesses
• Acknowledge families that are not part of the resort economy
• Find consensus on sea-level rise assumptions
• Use good data & listen to the science
• Plan for coming generations
• Apply a multi-faceted approach to resilience (managed retreat, relocation,

nourishment, etc.)
Montauk Harbor Guiding Principles

• Keep/enhance fishing village character, creating an integrated community
supporting everyone
• Don’t let redevelopment drive out fishing
• Maintain pack houses (no commercial fishing without it)
• Support hamlet vision including: maintaining a vital fishing fleet; pro-

Participants helped to list guiding principles and then voted for their priorities (top viding affordable housing and retail services to support the year-round
and right). A sketch developed by the consulting team illustrated a framework plan population; maintaining and enhancing open space; and adopting new
for future action: including accommodation, adaptation and evolution. technologies in support of these goals.

Hamlet Master Plan
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 8: Increase resiliency and reduce risks Objective 3: Improve traffic circulation and park-
from projected flooding, storms, sea level rise. ing Resilience Strategy Alternatives | Montauk
The risks from coastal flooding, erosion, and sea level
rise are among the most important issues for downtown
Montauk. As climate changes, rising seas and more fre-
Traffic is not as major an issue as it is for downtown Mon-
tauk, but enhancements could help improve functionality
and aesthetics while also reducing driver confusion and
Sea Level Rise
and Resilience Montauk
quent and intense storms will increase the area impacted pavement. Existing parking lots also detract from visual
by coastal flooding. The erosional forces are occurring in quality of the area and ingress and egress causes vehicular
real time and will continue to change the shape of beach- backups at times. Reorganized and shared parking con-
es and landforms. A multi-faceted approach for resil- figurations are needed to improve efficiencies, aesthetics
ience strategies, based on sound science is essential for and functionality.
planning for the future.
Objective 4: Improve pedestrian and bicycle PROPERTY EVENTUALLY LOST
connectivity DUE TO STORM DAMAGE,
RISING HIGH TIDE, OR SHORELINE EROSION
Montauk Harbor Inadequate bike and pedestrian paths discourage walking
and bicycling to the area and through the area. Part of the
BEACH NOURISHMENT ONLY
Objective 1-Support the needs of the commer- attraction and “feel” of the area is derived from the ability
cial and recreational fishing industries to walk around within the working waterfront. For this
reason, completing the missing segments of the existing
With $17 million of annual fish landings, Montauk Har- shore side boardwalk has been a priority for several dec-
bor is the number one fishing port in New York State. De- ades.
clining fish stocks and increased regulations threaten the
viability of the industry nationwide. While the Town has Objective 5: Develop seasonal worker and year
limited or no influence over these major issues, concerted round affordable housing in a fashion which
efforts to support the industry at the local level are need- enhances the maritime character
ed. Affordable housing for fishermen, packing and load- PROPERTY AND BUILDINGS RAISED
ing facilities, docks and other infrastructure are critical. The shortage of affordable year round housing is a seri- TO SAFER ELEVATION WITH ON-GOING
ous problem for fishermen and all the employees in the BEACH NOURISHMENT
Objective 2: Reinforce and enhance the pictur-
esque historic and maritime character of the
Harbor area. With housing prices outstripping incomes
of employees, many workers are being forced to live else-
PROPERTY RAISING + BEACH NOURISHMENT
area as a fishing village and tourist destination, where, reducing the connection these individuals to the
without displacing the fishing industry. community. Seasonal employee housing is also lacking,
and seasonal workers often live in illegal and unhealthy
More than any other location in East Hampton, the Har- conditions. A few motels in the area have been informally
bor area is characterized as a working fishing village. The converted to housing, but the living conditions are gen-
nautical character has also made the dock area an attrac- erally overcrowded and unsafe. Permanent solutions are
tive tourist destination. Improvements are needed, but needed and affordable housing developments should rein-
preserving the area as working waterfront, is essential. force and support the fishing village character of the area.
Preventing displacement of the water dependent uses is PROPERTY PROTECTED AS
critical for the continuation of the fishing industry. The Objective 6: Implement community wastewa- OPEN SPACE BEFORE SHORELINE
harbor can continue to serve multiple economic roles – ter and stormwater runoff solutions to improve RETREAT AND BUSINESSES/RESIDENCES
commercial fishing, charters, marinas and tourism - but water quality and habitat RELOCATED INLAND
needs a master plan to maintain the emphasis on fishing RELOCATING TO HIGHER GROUND
and explore beautification opportunities appropriate to Wastewater management and stormwater runoff im-
the Harbor, rather than a Disneyland idealized version. provements are essential for the health of Montauk Har-

bor, the fishing industry and the business district as a Objective 3: Improve bicycle and pedestrian
whole. Boat waste, stormwater runoff, onsite cesspools connectivity
and septic systems have been identified as significant
pollution sources to Lake Montauk, which has experi- The Station is a car-dominated area, physically isolated
enced shellfish closures, bathing beach closures, and oth- from both the Downtown and Harbor areas. The Station
er water quality impairments. A wastewater collection could benefit from pedestrian and bicycle infrastructure
system for the dock properties with transmission to the connecting to the key business area destinations.
proposed Montauk Fire Department wastewater treat-
ment site, as recommended in the Lombardo Associates Objective 4: Improve area to serve as a mul-
Comprehensive Wastewater Plan and the Water Quality ti-modal transportation hub
Improvement Plan is needed. Similarly, implementation
of multiple stormwater abatement projects identified in As the last stop on the Long Island Rail Road, across the
several Town studies is essential. street from the Montauk Fire Station and the Montauk
Playhouse Community Center, the area has unique op-
Objective 7: Increase resiliency and reduce risks portunities for improved organization as a Multimodal
from projected flooding, storms, sea level rise. Transit Center for rail, bus, car, taxi, bike, pedestrian and
community services. Opportunities may also be availa-
The Montauk dock area is highly susceptible to rising ble to provide workforce housing and a small commercial
seas levels, coastal flooding, and storms. Due to its im- area to support train visitors and the local neighborhood.
portance, the dock area has been identified as part of the
Town’s Critical Facilities. A long term strategic approach Objective 5: Improve the visual quality to reflect
is needed to protect the infrastructure and buildings. the historic character of the area
The historic Montauk Manor and Playhouse are visible

from the Station, but otherwise the area lacks cohesive,
Montauk Station welcoming, attractive features and improvements.
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.

Legend
Relocate
Conceptual Framework: Montauk
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10 70
5
55 Montauk 60 25
80
60
85
5
60
5
80
30
45
Downs 75
10
5
5 5 5
55
substation off of Industrial Road to higher ground at the Montauk Transfer

State Park
75
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
Station. It also includes relocating existing businesses and services from

25 65
65
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
additional surface parking and recreational open space. Such relocations

70
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
would likely need to be implemented through acquisition of property by

20
75
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
the Town as open space.

115
60
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
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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
Respond & Adapt: Areas in yellow represent additional low-lying and

25
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
propose techniques that build resilience through changes to infrastructure

60 70
25
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
like raising buildings and infrastructure, shoreline armoring, and mar-

85 50 45 5 50
20
75 6 65 60 55 70
75
25
60 5 Post Office Community 80 85 55

25
75
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
ket-based relocation strategies that incentivize existing property owners

10
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
and developers to gradually shift vulnerable uses to higher ground.

30 25
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
or as open space is created through the sale and sustainable redevelopment

10
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

My-Mo 50
50
60
20 Apartments 55 65
East by Street
h Ely
Concept Diagram, Phase 1: Montauk Downtown

Northeast
Sout
25
55
55
50
Mixed Use Infill

ive
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
Pond & Office Pink

Supplies Naturally 35
25
Good Foods
25
10
Ro
20
Gary-Lynn & Café
20
White's Drug White's
ad
Apts. Sausages
&Department Liquor
40
One-way Traffic
I
35
Store Store
Essex Street
Bridgehampton 50
15
National Bank Montauk

Dazies wa y
igh
kH
tau
15 Mo n
Downtown Master Plan:

Saint Therese
P The Gig of Lisieux
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
The first proposed improvements to

10 Suffolk
Marshall & Montauk County
Sons Service Chamber of National Bank
Lido Station Commerce
Resort Yoga Lila
downtown would relocate existing

Martha Studio & Sweet Tauk -

Green Real Boutique Aimees Red Hook Margret
Bliss Estate Closet Lobster Pound Hayes PT
Strawberry El Vaquero
Fields
Meeting Montauk Gansett
uses in the low, flood-prone area be-

Ronnie's Liquors
House Lane Deli Lane China Town
John's Medical & Wines Wave Home Restaurant Waves
P
Drive-in Wok N Wear
ay Montauk John Keeshan 20
Restaurant ighw Roll
ery Street
H Corner
tauk Real Estate
tween Fort Pond and the Ocean. This

Citgo
10 Mon Store Kelly B.
Left Hand
Coffee
South Em
P
Pizza Montauk
land would be acquired by the town

Cynthia Village Beer & Bird on
5 5 Rauley Soda
Memory the Roof
Motel/Bar Montauk
5 Puff N Laundromat Surfside Avenue
Putt
and protected as open space, or re-

7-Eleven
Woodbine
Collection Driveway
configured for additional surface

The Malibu
e Infill
5 Motel
5 Busy Bodies
5 Daunt's A Wave Exercise
15
Zum

Inn Studio/Yoga
parking for visitors to downtown.

Wave 10 Albatross
Schneider 10 West
Crest II
15
Montauk Highway Montauk Concerned
The Antique 15
Oceanside Citizens
Beach Lumber of Montauk 10
IGA -
Displaced uses would be absorbed

Resort Company
Driveway
Montauk
Royal
South Elder Stree
P
Atlantic
d Resort Use
South Eagle Street
Born Born North
15
Ocean Sole East
Free Free I
Beach
as infill within the downtown core.

Wavecrest Resort
10
10
Montauk Sands ? Motel II Inn
Driveway
10
Village Dune Motel Surf
15
Club
15
10
Apartment
10
10
Wastewater improvements would also

10
t
10
10
e Housing South Emerson Avenue

Sloppy
Royal
Atlantic
allow for existing one-story build-

10 Tuna
15
15
15
Royal 25
15
Montauk Atlantic
20
ings downtown to be reconfigured as
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
two story buildings with second sto-

15
e
25
20
25 15
20
25
25
15
25
25 5 Foot Contours
20
ry apartments. This infill would be

25 20
20 Water Bodies
provements
15
10
5 Rivers and Streams directed to areas around Carl Fisher
Wetlands
circle currently used for surface park-
ing and other low-density nursery
5
ace
Open Space
uses. Parking would be expanded in
0
lower-lying areas outside of this core

within easy walking distance. This
o
combined with improved crosswalks
RTH
and sidewalks would make the center
NO
of downtown into a more pedestri-
an-oriented, walkable area.

My-Mo 50
50
60
20 Apartments 55 65
East by Street
h Ely

Northeast
Sout
25
55
55
50
Mixed Use Infill

ive
50
60
Dr
oy
50
Elr
Montauk Highway
50
th
50
Oceanside
u
So
45
Beach
50
Resort
50
15
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
15 Fuels,
Church
35
Plant
5 Martell's Etc.
Driv
Stationery
30 15 0
15 Montauk Store
e wa
Happy
Frozen
y
Air & Bowls
Parking
Muse ue
P
ven
Fort
board shop
@ the id A
P
End th Eucl
Vintage
Pond & Office Pink

25
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

Dazies wa y
igh
kH
tau
15 Mo n
Saint Therese
50
Shagwong Shack
Church

Chase Tavern Herb's
Bank Montauk
Deli Share
Fort Pond with…
Edison Street
Kailani
Phase 2
Montauk
Mainstay Garden
The Pl
e
South Etna Avenu
aza
The Lido Suffolk
10
Resort Yoga Lila
The second phase of Downtown im-


Fields
provements would incentivize the re-

Ronnie's Liquors
P
Drive-in Wok N Wear
Montauk
Restaurant Hig hway Roll John Keeshan 20
ery Street
Corner
Citgo tauk Real Estate
location of hotel and resort uses from

Left Hand
Coffee
South Em
P
Pizza Montauk
the ocean-side inland and improve the

5 5 Rauley Soda
Memory the Roof
Motel/Bar Montauk
Putt
resilience of these businesses to storms.

7-Eleven
Woodbine
Collection Driveway
Existing resort zoning is restrictive

The Malibu
l
5 Motel
5 Busy Bodies
15
Zum

10 Albatross Inn Studio/Yoga
enough that little or no development

Wave
Schneider 10 West
Crest II
15
The Antique 15
Oceanside Citizens
IGA -
has occurred on the ocean-front in

Resort Company
Driveway
Montauk
Royal
South Elder Stree
P
Atlantic
ort Use
South Eagle Street
Born Born North
15
Ocean Sole East
Free Free I
Beach
recent decades. We propose allowing

Wavecrest Resort
10
10
Driveway
10
15
Club
15
10
Apartment
10
10
potential resort/hotel developers to

10
t
10
10
using South Emerson Avenue

Sloppy
Royal
Atlantic
purchase and transfer development

10 Tuna
15
15
15
Royal 25
15
Montauk Atlantic
20
rights (hotel or condo units) from

15
20 Blue Hotel
20 Ocean 20
20 Apartments 20
Legend
25
15 25 15
15 20
15
15
15
20 25
ocean-side property owners to the sec-

15
25
20
25 15
20
25
25
15
25
25 5 Foot Contours
20
ond row of resort uses, shown in red on

25 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-
tingent upon incorporating resilience
5
Open Space
strategies into new hotel designs, such
0
as floodable first floor parking with

breakaway walls. Ocean-front parcels
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.

My-Mo 50
50
60
20 Apartments 55 65
East by Street
h Ely

Northeast
Sout
25
55
55
50
Mixed Use Infill

ive
50
60
Dr
oy
50
Elr
Montauk Highw
50
th
50 Oceanside
u
So
45
Beach
50
Resort
50
15
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
15 Fuels,
Church
35
Plant
5 Martell's Etc.
Driv
Stationery
30 15 0
15 Montauk Store
e wa
Happy
Frozen
y
Air & Bowls
Parking
Muse ue
P
ven
Fort
board shop
@ the id A
P
End th Eucl
Vintage
Pond & Office Pink

25
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

Dazies wa y
igh
kH
tau
15 Mo n
Saint Therese
50
Shagwong Shack
Chase Tavern Herb's Church
Bank Montauk
Deli Share
Fort Pond with…
Edison Street
Kailani Montauk
Mainstay Garden
The Pl

e
South Etna Avenu
aza
The Lido Suffolk
10
Resort Yoga Lila
Phase 3

Fields
Ronnie's Liquors
P
Drive-in Wok N Wear
ay Montauk John Keeshan 20
Restaurant ighw Roll
ery Street
H Corner
tauk Real Estate
As sea level continues to rise, additional

Citgo
Left Hand
Coffee
South Em
P
Pizza Montauk
resort and mixed uses would be relocated

5 5 Rauley Soda
Memory the Roof
Motel/Bar Montauk
Putt
upland to form a new resort/mixed use

7-Eleven
Woodbine
Collection Driveway
corridor along Essex Street. The develop-

The Malibu
e Infill
5 Motel
5 Busy Bodies
15
Zum

Inn Studio/Yoga
ment of this new corridor would gradually

Wave 10 Albatross
Schneider 10 West
Crest II
15
The Antique 15
Oceanside Citizens
IGA -
shift the center of downtown toward the

Resort Company
Driveway
Montauk
Royal
South Elder Stree
P
Atlantic
d Resort Use
South Eagle Street
Born Born North
15
Ocean Sole East
Free Free I
Beach
intersection of Essex and Montauk High-

Wavecrest Resort
10
10
Driveway
10
15
Club
15
10
Apartment
10
10
way--higher ground. This phase also in-

10
t
10
10
e Housing South Emerson Avenue

Sloppy
Royal
Atlantic
cludes elevating Montauk Highway in the

10 Tuna
15
15
15
Royal 25
15
Montauk Atlantic
20
low area between Fort Pond and the ocean.
15
20 Blue Hotel
“Feeder Beach”
20 Ocean 20
20 Apartments 20
Legend
25
15 25 15
15 20
15
15
15
20 25
Nourishment Area We also propose incorporating alternative

15
e
25
20
25 15
20
25
25
15
25
25 5 Foot Contours
20
beach nourishment practices. For example,

25 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
the main beaches for downtown and al-
5
ace
Open Space
lowed to distribute using natural currents.
0
This has the potential to allow for cost sav-

ings in construction hours and to minimize
o
disturbance to the naturalized dune area
RTH
as the town faces more frequent and costly
NO
beach nourishment.

Recommended Master Plan, Phase 1: Montauk Downtown
Existing One Story Building Converted to

Two Story Building with Residential Above Improved parking Improved crosswalks Grocery uses relocated
on interior alleys
Proposed Infill Buildings with push-button from breach zone to
lighting and bumpouts higher ground
One-way Traffic Flow
Shared parking lot in flood prone area

adjacent to existing tennis courts.
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
Mixed uses relocated ditional control over the architectur-

a y from breach zone al character of individual buildings
ighw
S. Essex St
uk H and landscapes.
nta
Mo
S. Edgemere St.
S. Elmwood Ave
S. Edison St
S. Embassy St.
This is not intended to be a growth

plan, but rather a strategy for relo-
New affordable housing cating existing density from more
units vulnerable areas of Downtown Mon-
S. Emerson Ave tauk and allowing property owners
to build to density already allowed
under zoning in areas less-suscep-
tible to storm damage. Infill and
Improved/expanded sidewalks
second-story additions do have the
and drainage within common. potential to increase the amount of
Expanded parking area off of Montauk Highway more affordable housing downtown.
reduces traffic entering the downtown. Expanded shared-parking This phase also proposes specific lo-
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.

Existing Conditions: Montauk Downtown

Safer crosswalks utilizing bumpouts and
Phase 1 - Uses Relocated: Montauk Downtown push-button lights to increase visibility. Second story residential provides
more affordable housing options.
Shared parking lot in flood prone area

adjacent to existing tennis courts. New traffic circle with
pedestrian crosswalks.
Mixed uses relocated

from breach zone.
Service Station reoriented for

parking and vehicle-oriented uses
behind, storefront facing street.
Existing uses in “breach zone”

relocated to infill sites uphill.
New affordable
housing units
Expanded parking within easy

walking distance of downtown.
Existing One Story Building Converted to

Two Story Building with Residential Above
Expanded parking area off of
Montauk Highway reduces traffic
entering the downtown. Proposed Infill Buildings

Phase 2 - Hotels Raised & Relocated: Montauk Downtown
Additional mixed uses relocated
from low-lying areas shift the center
of downtown uphill to Essex Street
and Montauk Highway.
Additional low-lying areas

protected as Open Space and
existing uses relocated uphill.
Prospective hotel developers purchase

ocean-side block and concentrate allowed
density on second block from ocean. See
Transfer of Development Rights diagrams.
Existing first ocean-side block

renaturalized with dune fencing and
plantings. Dunes provide a buffer
between ocean and downtown for
storm surges.

Phase 3 - Resort Uses Shift to Essex: Montauk Downtown
Hotel uses relocated from ocean-front
uphill to Essex Street and Montauk
Highway.

Transfer of Development Rights - Typical Block - Existing Conditions
A B
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:
Owner A: These parcels under common ownership have

a total area of 65,000 square feet. 28% of this total area is
occupied by the building footprint.
Owner B: 28% of this 20,000 square foot lot is occupied

by the building footprint.
Owner C: 28% of this 75,000 square foot lot is occupied

by the building footprint.
Based on building coverage alone, none of these motels

can expand. In this imaginary existing block, the hotels
contain 40 units per acre, meaning a combined 165 units
within parcels A, B, and C.

Transfer of Development Rights - Typical Block - Future, No Action
A+B
A+B
C If Owners A and B were to combine their properties for

redevelopment, the 15% maximum lot coverage would
restrict the new seaside hotel to a footprint approximate-
ly 50% smaller than existing buildings. Given that there
is a two floor maximum hotel height, this footprint could
accommodate approximately 56 hotel rooms each having
450 square feet. Applying the current zoning maximum
density requirements would further reduce the potential
number of motel units to 23 units.
All these requirements have tended to prevent property

from being redeveloped in the two blocks near the ocean
and have protected this area from higher density develop-
ment. However, the existing hotels in the most seaward
row are currently susceptible to damage from coastal
storms. They also take up the space that might otherwise
be occupied by natural dunes, which would provide shel-
ter for downtown. As sea levels continue to rise, the risk
of damage to these buildings will likely increase. Beach
nourishment costs by the town will also likely increase as
the rate of coastal erosion increases.

Transfer of Development Rights -Typical Block - Future, Transfer of Development Rights
A+B
C+R.O.W.
A+B
A Transfer of Development Rights approach could al-

low existing hotel owners to profitably redevelop their
property, while also allowing the first row of hotels in
Montauk to be returned to an area of natural dune-build-
ing. In this approach, a developer interested in building in
C+R.O.W. the second row of hotels could increase the allowable density by
purchasing property on the first row (for example, from Owner C).
The developer could then count the area from parcel C as well as the
abandoned right of way toward the lot size used to calculate the build-
ing potential and gain unimpeded seaside views and direct beach access
over newly built dunes.
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).

5
I s s u e s a n d O p p o r t u n i t i e s : fM
o ro M
n toanutka uHka rHbaorrb o r
5
0
10
Sun N' Sound Motel
Jetty causes severe beach erosion.

Montauk Soundview
15
10
15
15 10
15
10
20
15
West Lake Dr loop segment passes

10 15
10
10
15
gL ot
Parkin
undeveloped lots, and is built 10
upon a rock revetment which 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
developed individually due to lot

Culloden House East
coverage requirements.
20
10
Blue Haven Motel
10
Numerous hotels form a
significant part of Montauk
20 25
10
25
15
5
15
Harbor’s landscape and economy. Forsberg Motel

10
15
Undeveloped parcel lies partly West Lake Inn
within the 500 year flood zone.

Uhlein's motel
5 5 Gosman's Clam Bar
Rod & Reel Motel
Much of Montauk Harbor is low- 20
The diverse cluster of buildings at

5
10
lying and vulnerable to rising seas. We

ll sA
ve Gosman’s dock caters to tourism,
nu
5
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
dangerous for both We

st L
cars and pedestrians.

Finest Kind Wines & Liquores 10
Ben & Jerry's Inc Cream
Uihlein's Marina & Boat Rentals
Swallow East
Ann Breyers Cottages
Clam & Chowder House @ Salivars Dock
Jet's Marine Service & Transporting

Dave's Grill
A boardwalk offers a pleasant walk

5
along much of the waterfront, but
segments of it are incomplete.
mp
Ra
5
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.

o
Kenny's Tipperary Inn
Four Oaks Bakery

Montauk Hamlet Report 2018

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East Hampton

January 31, 2018

p. 31 Planning & Design Recommendations

p. 57 Implementation Tools and Techniques

Appendix A New York State Grants and Programs

Appendix B Water Quality Plans and Recommendations

Appendix C Public Comments for Montauk

Appendix D Model Shared Parking Agreements

Hamlet Study - Montauk | Introduction & Existing Conditions 1

East Hampton Amagansett

The Montauk District Boundary is shown in orange.

2 Town of East Hampton, New York

Rivers and Streams

Hamlet Study - Montauk | Planning & Design Recommendations 3

The earliest European land uses of the Montauk penin-

The Montauketts continued to live at Indian Field, east

4 Town of East Hampton, New York

East Hampton Village

East Hampton North

Hamlet Study - Montauk | Introduction & Existing Conditions 5

6 Town of East Hampton, New York

South Fran Street

Sout South Fisk Street

ane Neptune Beginnings 50 55

135 15 Native Apartments 75

South Embassy Street

Motel igh Village South 60

South Edgemere Street

South Embassy Street

South Emery Street

South Edgemere Street

5 Citizens Terrace Motel Surfs

South Eagle Street

mpton Fine Arts and Sciences 0 195 390 780

0 0.0475 0.095 0.19

LK McLean Associates Hamlet Study

Montauk Tennis Auditorium

8 Town of East Hampton, New York

Hamlet Study - Montauk | Introduction & Existing Conditions

Sun N' Sound Motel

Blue Haven Motel

West Lake Inn

Rod & Reel Motel

Ben & Jerry's Inc Cream

Uihlein's Marina & Boat Rentals

Ann Breyers Cottages

Clam & Chowder House @ Salivars Dock

Jet's Marine Service & Transporting

East Hampton Hamlets Study Montauk Harbor

Four Oaks Bakery Montauk Marine Basin

Montauk Marine Basin Town of East Hampton

10 Town of East Hampton, New York

(above, bottom). Its tourism economy is currently poised for 10

with Gosman’s Dock up for sale. 10

From US EPA via Lombardo Associates 2014

12 Town of East Hampton, New York

South Elmwood Avenue

South Edgemere Street

South Emerson Avenue Wetlands

East Hampton Hamlets Study

1% Annual Chance Flood Hazard

Area of Undetermined Flood Hazard

0.2% Annual Chance Flood Hazard

East Hampton Hamlets Study Montauk Harbor