A popular beach access point to a surf spot known as the Ranch, used by generations of Montauk surfers and fishermen, could be jeopardized if a subdivision application introduced to the East Hampton Town Planning Board at its Jan. 14 meeting is approved.
“The owner should be commended for allowing, even passively, the public to access this portion of the shoreline, which is in and of itself a great scenic and recreational natural resource,” Eric Schantz, a principal town planner, told the board. “The board and the applicant should discuss the feasibility of providing public access either to or along the Atlantic Ocean.”
The 40.26-acre parcel (not including wetlands), located off Old Montauk Highway, was purchased by the Saltzman family 64 years ago, long before wetlands and subdivision regulations were developed. The vacant plot, the last of its size in the hamlet, abutting Montauk State Park and the ocean, is considered representative of the Montauk Moorlands, which Mr. Schantz defined as “a unique dwarf forest habitat that generally consists of a dense canopy of short trees and shrubs with an extensive complex of frequently interconnected wetlands, coastal bluffs, and rocky ocean beaches.”
“This is one of the largest lots left in the Town of East Hampton that has not been developed,” Britton Bistrian, a land use consultant speaking for the Saltzmans, told the board. Had the environmentally sensitive parcel been subdivided when it was first purchased, 233 lots could have been carved out of it. Now, its maximum yield would be two lots.
Louis Cortese, a board member, questioned whether even two houses were too many, given the lot’s environmental restrictions.
Luckily for local surfers, though, the Planning Department found the application not fully developed.
“The application is incomplete,” said Mr. Schantz. He provided an entire list of shortcomings that prevent a yes or no vote on the subdivision.
Most importantly, because the land is located in an A10 zoning district, any subdivision must comply with the town’s open-space subdivision regulations, which require that 50 percent of the lot be set aside as reserved area. Because the Saltzman parcel also abuts the Atlantic, the regulation is even stricter, requiring 70 percent reserved area.
Apart from the public’s potentially losing an informal beach-access point, Mr. Schantz highlighted the property’s environmental sensitivity.
“The freshwater wetlands consist of a mosaic of habitats including red maple, black tupelo swamps, shrub swamps, intermittent streams, herbaceous marshes, and freshwater ponds,” he told the board. “These wetlands rank as Class One wetlands by the D.E.C. and are extremely significant habitat for wetland dependent species of flora and fauna.”
He noted two significant species, the spotted turtle and the blue spotted salamander, as possible residents of the wetlands. He also said a large number of protected plants are likely present.
“The Planning Department recommends that field surveys to identify the presence of endangered or threatened species, or species of special concern, must be conducted. Should these species be located within the lot areas, mapping of building envelopes to avoid these areas would be recommended.”
Mr. Schantz added that the applicant should provide a visual analysis of the residences, and how they might impact the expansive network of freshwater wetlands.
Public water is nearly a mile away, he noted, and it’s possible a long extension of the water main would be needed if the lots are developed.
Not only did the entire board strongly recommend purchase by the Community Preservation Fund, but Ms. Bistrian indicated the Saltzmans, who have left the majority of the land undisturbed for decades while allowing informal access, would also support a sale to the fund.
“The owner has expressed interest in perpetual access via C.P.F. purchase, and hopefully this is still a possibility,” she told the board. “The parcel has long been on the Community Preservation Fund acquisition list, but the town has never made an offer for purchase, and the owners want to move forward with the next phase for the property, resulting in the proposal in front of you.”
“It’s a stunning 40-acre parcel,” said Reed Jones, a planning board member. “A lot of natural beauty. The views are amazing. Just a gem. In my estimation, this is an example of why the Community Preservation Fund exists.”
In an email to The Star, Brody Eggert, manager of the Surfrider Foundation’s Eastern Long Island chapter, strongly agreed.
“While I am glad that the Town Planning Department has recognized the fact that the beach access at this property has been used as an informal access for decades,” he wrote, “the fact remains that there exists no public access easement to the beach there. It is my understanding that the subdivision map shows a 4-foot pedestrian easement, but the applicant has not clarified whether it is private, public, or shared. The Planning Board appears to be asking if “public access either to, or along, the Atlantic Ocean” should be required as part of this project and it is my understanding that, because of the informal access enjoyed by people for decades, there should be a formal, codified, public access point to the ocean beach at this location.”
“I don’t know what the financial ability of the town is to purchase this and what the seller would potentially want for it,” said Jennifer Fowkes, the planning board’s vice chair, “but it seems to me that this is an opportunity for the town to expand an already wonderful park vista.”
The board agreed to send comments to both the town board and Scott Wilson, the town’s director of land acquisition, recommending using the C.P.F. to purchase the lot. Mr. Wilson declined to comment.
