Dans Papers - May 11, 2007 - Big House, Little Plot, Little Lawn, Big Problems

These days, size matters -- particularly when it comes to constructing your Hamptons dream house. The American argument for "bigger is better" is taking some heat across the East End, with citizens clamoring for smaller houses. Sagaponack's future home buyers conspicuous consumption is finally being reined-in by its citizens.

Hefty restrictions are old news to those in East Hampton. When it comes to controlling what you are permitted to build on your land, East Hampton is heading the pack. Building coverage for the Town of East Hampton tops out at 20% of the lot space or 5,999 sq.ft., whichever is less. While dependant on the district, the percentage can go as low as 6% of a larger parcel or 35,599 sq. ft., whichever is less.

Seemingly taking it's cue from the beauty and balance of both the Town and Village of East Hampton, the recently incorporated hamlet of Sagaponack is formulating a similar vision for their community, based on sound values that will keep potential make-a-killing-and-get-out-of-town-developers on a very short and answerable leash. Gone are the days of the Ira Rennert compound. With the earth's population nearly 7 billion person mark, and increasing by 203,800 births per day, if the beauty and character of the Hamptons is to be preserved, and if we intend to have enough space and water to go around, then strict zoning with more than a cursory nod towards the environment is where we are headed, like it or not

Zoning laws everywhere on the East End are intricate at best and vary from town to town, as well as village to village. If one may generalize regarding the three areas -- Southampton, Sagaponack and East Hampton -- one need only look at the towns and villages patterns to get a sense of what is going on. "Take a look at Southampton," said one real estate agent, who did not want to be mentioned by name, "you've got houses on top of one another, where you can reach out the window and touch your neighbor." He continued, "That could never happen in East Hampton. No matter where you go, there is space and green. It's all been thought out."

If a trend is in the making, which it is, then East Hampton is clearly the leader. During a recent telephone interview with East Hampton Town Supervisor Bill McGintee, he said, "We are trying to balance growth in the community with open spaces. The dynamics of the East End are changing. Parcels are smaller. Sometimes the home is too big for the parcel. There needs to be enough woodland kept on the parcels, and for the wildlife we need contiguous woodland."

According to Mr. McGintee, 'The community is pleased with the consensus building and partnership. I have worked with the Board and we are going in the direction that will be the most productive going into the future over the next twenty years. The codes are fair." He continued, "Zoning is a way to protect aesthetic considerations. There will always be those who claim that we are trying to take away people's property rights. But I know that preservationists and construction company owners are geared towards constructive problem solving."

Based on the most recent copy of The 2007 Village of Sagaponack Comprehensive Plan, "the plan will provide a guide for land use development in the Village of Sagaponack for future years... Today, more than 575 acres in Sagaponack, comprising about twenty percent of the Village, have been permanently removed from possible residential development.

"Many Sagaponack residents express concern about the impact of 'build out' in the Village, seeing it as an irreversible suburbanization that will destroy the remaining charm and character that has made Sagaponack so special to it's long-time residents and has attracted most of its newer ones."

Sagaponack residents are disturbed by the number of houses being built and the trend towards larger residences, particularly because the community is recognized in the National Register of Historic Places. Another concern is traffic -- back roads are being used by commercial vehicles from outside the area and are utilized by speeding cars taking short cuts along back roads during the summer

The owners of the 53 privately owned oceanfront properties have special concerns. They believe that long-standing groins or jetties east of the village have contributed to the persistent erosion of the beach and dunes in front of their houses, and are suing Suffolk County to remove the groins. Meanwhile, they favor taking protective measures through beach replenishment and implementing setback requirements by the moving of structures away from the ocean.

Much of what Sagaponack Village is attempting to do is based on the Southampton Town Master Plan of 1970 and the zoning ordinances that followed in 1974, which seem somehow to have eluded Southampton. Based on hydrological studies done at the time, it was concluded that "the fragile fresh groundwater supply beneath Southampton Town could only support a population of 91,500." The 1974 upzoning reduced the potential density, but did little to curb development. In an attempt to establish an optimum balance between population and water supply, planning consultants were brought in and the following conclusion was reached. "To realize the future of the Town, and the whole East End for that matter, depends on its ability to maintain a rural, open and low density character." Duh.

The Vision Statement for Sagaponack should be a prayer for the entire East End, "The Village of Sagaponack is and shall remain a unique community cherished for its extraordinary natural beauty, rich historic and architectural resources and rural sense of place. Sagaponack was one of the earliest colonial settlements in America and has a 350-year history as a quiet rural community. The farmland is rated the best in New York State. The ocean beaches are among the finest in the world. Future development should be harmonious with the existing character of the community and should not detract from these rural and natural characteristics. Consistent with the underlying rationale for incorporating, Sagaponack Village will continue to protect its character, heritage and quality of life."