Gansett: Large Leaps But Within Bounds
Gansett: Large Leaps But Within Bounds
A pedestrian-friendly village with lushly landscaped roadsides, small-scale businesses, quiet back streets, and a quaint, historic charm. Sounds a bit like Amagansett, doesn't it?
According to the long-awaited Amagansett Corridor Study, which was unveiled last week before the East Hampton Town Planning Board, those qualities are at serious risk without significant changes in zoning and strict new rules to guide commercial development.
The nearly 300-page report warns that market forces could readily support more than twice the commercial space Amagansett now contains, and developers are already knocking at the door.
In A Nutshell
To address that potential, the corridor study offers a detailed blueprint for accommodating the hamlet's inevitable commercial growth while protecting its small-town character.
That involves some potentially controversial recommendations, from new commercial zoning near Brent's General Store to an expanded Amagansett train station.
Under the plan, the Bistrian family would not be allowed to rezone their farmland north of Main Street for commercial use; the Amagansett Farmers Market would not be allowed to construct a larger new building, Lorne Michaels would not be allowed to build a country inn near Miss Amelia's Cottage, and, most important, the hamlet would see a new "high-intensity" commercial center spring up east of the village.
IGA To Moran's Deli
One of the corridor study's most substantial recommendations is for the creation of a new zoning district - a "planned commercial district" - east of the village core, to accommodate large-scale retail development such as a large new supermarket or multiple-business complex.
The new zoning district would encompass the entire north side of Montauk Highway from Abram's Landing Road east to Bunker Hill Road, which includes the IGA-Post Office complex and nearly 26 acres of vacant land to the east now zoned for central business and residential use.
Retail buildings up to the current maximum of 15,000 square feet for stores and 25,000 square feet for supermarkets would be allowed within the new district. However, campus-style, rather than "big-box" site layouts, with large amounts of open space and substantial setbacks from the highway, would be required.
Pedestrian Downtown
"There is an inherent tension between the desire to maintain a downtown business core in Amagansett Center [the village core], and the desire on the part of developers to expand commercial activity in this area, whether to the east, west, or even to the north of the village core," the study notes.
As for Main Street, the study recommends retaining the existing zoning throughout the village core to retain its current feel and to discourage major expansion. An Amagansett historic district also is encouraged to protect Main Street and nearby historic structures.
"The pressure to develop large-scale or high-intensity commercial uses in the center would aggravate traffic and detract from the center's relaxed, small-town ambiance," the study states. "Thus, the emphasis must be on retaining the center's low-key, pedestrian, historic, and scenic qualities."
Nor does the study recommend large-scale development west of the core. Instead, the "western corridor," running from the former Stern's site to Windmill Lane, would remain a mix of residential and neighborhood-business zones, with stricter rules governing what types of businesses are allowed in neighborhood-business zones.
The more "highway-oriented" character of the eastern end of Amagansett makes it the most desirable spot for future large-scale growth, the study concludes.
The corridor study was commissioned by the Town Board well over a year ago in response to a slew of rezoning and development requests that had the potential to change the commercial landscape of the hamlet. Two firms were hired to conduct the study: Land Ethics Inc. of Maryland and Abeles, Phillips, Preiss, and Shapiro Inc. of Manhattan.
Hungry Market
Beginning with a series of public meetings and surveys to get a feel for community sentiment, the consultants then embarked on an exhaustive analysis of the hamlet's demographic patterns, traffic circulation, history, and current land uses. The team also conducted extensive market research to determine what development potential the hamlet could expect.
The market analysis noted that demand for goods and services, fueled mainly by second-home owners, is far higher than what the hamlet now provides. In fact, it suggests the market would support double the commercial space currently available.
The consultants do not, however, recommend accommodating that much development. Nor do they recommend simply "freezing out" new development in general.
Which Way To Go?
To meet the growing demand for retail space, the corridor will be pressured to evolve into either a "tourism center," catering to visiting shoppers with stores like those at Amagansett Square, or a more townwide-oriented "convenience" center, providing goods and services to residents of Springs and Amagansett as stores selling practical items get squeezed out of East Hampton Village.
"Forestalling either of the two scenarios . . . would involve the continued suppression of the natural demand for retail goods and services in Amagansett," the study states.
"Unless other outlets for this demand could be provided . . . the results will be rising rents and values throughout the corridor" as well as a steady stream of large development proposals, such as the A&P's, it says.
"Growing Hodgepodge"
To manage new development and place it in scale with its surroundings, the study concludes, the corridor's current zoning must be revisited, especially the neighborhood-business zones.
The neighborhood business zoning west of the village has so far resulted in mostly small, low-intensity businesses. But, as the A&P proposal showed, the actual zoning and uses allowed in neighborhood-business zones don't necessarily distinguish them from regular commercial zones.
"These zoning categories do nothing to protect against sprawl development and may, in fact, reinforce it," the study concludes. Leaving the corridor's zoning as it is would result in "a growing hodgepodge of" out-of-scale uses that would detract from the hamlet's character and cause traffic problems.
Reuse And Development
Aside from tightening the zoning and uses in the remaining neighborhood business zone, the study recommends rezoning the three large nursery properties for residential use to prevent their redevelopment into more intense commercial uses.
The consultants also suggest en couraging home businesses, offices, and bed-and-breakfasts in existing residential zones west of the village. All in all, the goal west of the corridor is "to promote small-scale reuse, redevelopment, and development, that contributes to - rather than detracts from - the corridor's landscape and mixed-use qualities."
Lisa Liquori, the town's planning director, was impressed with the consultants' work, she said this week.
"I'm very pleased," she said. "I think the consultants kind of captured the essence of the community. I think the report will need some fine tuning and some changes, but they really understood and elaborated on the problems with zoning we have. They pointed out what could happen - which would be our worst nightmare - and that is Montauk Highway turning into a commercial strip."
Of the planned new commercial district east of the village, she said, "I think it's necessary to plan for additional growth, and that will accommodate a lot of additional growth, not out of line with what is needed."
Bistrians Disappointed
Not everyone was happy with the idea, however, especially Barry Bistrian and Bonnie Krupinksi, his sister. One of the major proposals that sparked the corridor study was the Bistrian family's request to turn a portion of their 42-acre farm tract north of the village into new commercial property.
Their plan would have allowed more retail use around the municipal parking lot and commercial-industrial uses along the railroad tracks to the north.
"I was very disappointed," said Mr. Bistrian of the study. "We waited two years for this unveiling, and, really, they went 180 degrees on what they were supposed to do. . . . The town wanted to do away with strip zoning. As far as I'm concerned they've done just the opposite."
"To me, the development east of the IGA is strip zoning in its truest form," he continued. "You're enlarging the village outside the core."
Informational Session
The Town Board, which will eventually make the decision on whether to adopt, amend, or shelve the corridor study, discussed the report briefly at its work session on Tuesday. Rather than holding a public hearing right away, members suggested a public information session to explain the report first.
The Planning Board and Town Board are likely to share in the review of the study, although the Town Board is legally in charge of any changes to the Town Comprehensive Plan.
Copies of the corridor study are available for public review at the Planning Department offices at Pantigo Place and the East Hampton and Amagansett Libraries. Copies can be purchased at East Hampton Business Service on Railroad Avenue in East Hampton for $98.83.