VIEWPOINTS ON THE CANOE PLACE MARITIME PLANNED DEVELOPMENT DISTRICT (PDD)

I am writing this viewpoint to clarify my support for the Canoe Place Maritime PDD since several community members have contacted me about the remarks that I made at the August 12 Town Board Meeting.  Although I applauded the developer for bringing much-needed investment to Hampton Bays as well as a major construction project that will surely bolster our local economy, I raised concerns about the “trade-off” proposed to achieve the historic preservation/rehabilitation of the Canoe Place Inn site. 

For the record:  I am favorable to the zone change to a PDD for this group of properties, but have many concerns about the scale, massing, height, aesthetics, landscaping, lot coverage, sewage treatment and other issues associated with the proposed high-density residential development of the east side of the Shinnecock Canal.  I also expressed concern about the loss of waterfront business zoning at this location, with the proposed 40-unit townhouse development on 4 acres where Tide Runners, another restaurant, and the former Altenkirk’s tackle shop are presently located.

The Maritime PDD proposes historic rehabilitation of the Canoe Place Inn with 20 rooms upstairs, a 350-seat catering hall, 120-seat outdoor seating area (tent), 70-seat restaurant with a 20-seat bar, and renovation of 5 existing single family residences to be used as lodging for extended-stay guests.  Along with the Canoe Place Inn project on the west side of the canal, a 3-story 40-unit townhouse development is proposed on east side of the canal.

Because there are so many units proposed, specialized wastewater treatment is necessary for the townhouse development which is proposed to be constructed on the east side of North Shore Road (on non-contiguous land owned by the developer).  This property is sloped, wooded and abuts a residential neighborhood along Old Canoe Place Road, which raises valid concerns by those property owners that must be more fully addressed.

My preliminary view of the proposal after having read the numerous documents on file in the Town Clerk’s Office is that further vetting of project design on the east side of the Shinnecock Canal is necessary.  I believe that 40 units on 4 acres and an 8 foot tall noise reduction retaining wall along Montauk Highway and North Shore Road will irreparably alter the community character at this scenic gateway to Hampton Bays.  The renderings and site layout plans on file show 60% lot coverage with buildings and paved surfaces for the east side of the canal. The building set back from Montauk Highway is proposed at 17 feet and from North Shore Road at 20 feet.  

Many community members have told me that they would prefer that an alternative proposal for redevelopment of the east side of the canal area be considered such as retaining the waterfront restaurant use while allowing for 20 townhouse units. 

In their Draft Environmental Impact Statement (DEIS), the developer asserts that less than 40 units would render the project economically unviable due to the substantial costs involved with the Canoe Place Inn rehabilitation. In my opinion, the economic analysis needs to be fully justified in the DEIS and that other project alternatives be explored, as per the State Environmental Quality Review Act (SEQRA) process and the memoranda on file from the Town’s own planning staff concerning potential redesign of project components.  For example, perhaps 30 townhouse units could be economically viable, but with smaller square footage per unit (currently, the proposed 40 units range in size from 1600-2600 square feet).

I believe that alternatives need to be explored and examined, which SEQRA requires.  Government needs to be responsive to concerns raised by community members and the SEQRA process requires open discussion, review of reasonable alternatives, and detailing mitigation measures.  All comments should be welcome and the Town Board, the developer, and the consultants involved should respond accordingly.  In turn, the Town Board’s Findings Statement and conditions spelled out in the Local Law to rezone the property will help us all to achieve the best possible redevelopment, environmental and economic benefits for the historic Shinnecock Canal area.

The hearing on the DEIS for the Canoe Place Maritime PDD Change-of-Zone Application continues on Tuesday, September 10, at 1 pm at Southampton Town Hall.

"The more open a government is with its citizenry, the greater the understanding and participation of the public in government."  New York State Public Officers Law § 84