[HISTORY: Added by the Town Board of the
Town of East Hampton 9-19-2002 by L.L. No. 29-2002]
A.
The fourteen summer cottages constructed between 1892
and 1915 strung out along the top of the bluff overlooking the dunes
and the Atlantic Ocean establish the essential character of the Bluff
Road Historic District.
B.
These fourteen historic houses of Amagansetts summer
colony share a similar modest size and an informal and unpretentious
design. They share many features of the Shingle style including an
overall picturesque composition, irregular roof lines, verandas and
upper-story porches often incorporated into the volume of the house
and wood shingle siding. These similarities gave the historic district
a consistent architectural character.
C.
The relationship of these summer cottages to each
other and to the Atlantic Ocean is a defining feature of the historic
district. All the summer cottages face south with windows and porches
opening to the ocean view and breezes. Houses at the east end of the
district are on a flat plateau on top of the bluff overlooking the
ocean. These houses share the same setbacks on lots of similar width,
establishing a regular rhythm and a village scale. The houses at the
west end of the district are set on the dune crest, evoking their
direct relationship to the Atlantic Ocean.
D.
The 100 acre double dune area south of Bluff Road
retains the open, natural appearance it had when the cottages were
built. Bluff Road retains its rural character with informal edges
and natural vegetation. This intact setting preserves the relationship
between the cottages and the ocean and is one of the strongest unifying
features of the Bluff Road Historic District.
E.
Within the historic district are four public buildings
which are associated with the Naval Direction-Finding Station which
operated here from 1921 until 1946. Because of the attempt to camouflage
these buildings by giving them a residential appearance they are compatible
with the character of the historic district.
F.
The Bluff Road Historic District Designation Proposal
further describes the individual properties and the character of the
historic district.
A.
Maintain the architectural integrity of the historic
houses, especially of the front facades and other components visible
from the road.
B.
Allow additions and other changes to rear facades
and in appropriate ways to side facades to allow the historic houses
to be adapted to changing needs and lifestyles.
C.
Maintain the features of each property that contribute
to the setting; the siting of the houses; open front yards; and low
fences.
D.
Retain other features of the setting that maintain
the relationship of the houses to the Atlantic Ocean including the
rural character of Bluff Road and the open dune area.
E.
Enhance the setting by encouraging restoration of
views from Bluff Road across the dunes to the ocean.
F.
Protect the character of Bluff Road by requiring that
new construction or redevelopment of "non-historic" properties be
compatible with the character of the district established by the historic
houses.
G.
Maintain the architectural integrity of public buildings
of historic significance, maintain the features of public property
that contribute to the setting of the historic district, and require
that any changes to public property be compatible with the character
of the historic district.
A.
Work that is exempt from review for a property with
a historic house:
(1)
Installing a new roof coverning of wood shingles,
asphalt shingles or fiber cement shingles that accurately replicate
the appearance wood shingles.
(2)
Any resurfacing of a flat roof (slope of less than
3 in 12).
(3)
Replacing wood shingles on side walls with new shingles
of the same material, texture and coursing.
(4)
Painting an existing painted surface.
(5)
Application of a clear wood preservative on wood shingle
siding.
(6)
Storm/screen windows and storm/screen doors.
(7)
Window shutters.
(8)
Gutters and leaders.
(9)
Repair or replacement-in-kind of porch steps, porch
flooring and railings to porch steps.
(10)
Any work to the rear wall that does not require a
building permit.
(11)
Any work in the backyard except an addition to the
residence.
(12)
Installing a post-and-rail fence with two rails.
(13)
Resurfacing existing driveways.
(14)
Walkways.
(15)
Doorway and porch lanterns and landscape lighting
with 100 watt or less incandescent bulbs located and shielded so that
no glare and no direct light extends beyond the property line.
(16)
Any minor repair where the purpose of the repair is
to correct deterioration of a feature and to restore that feature
to its original condition.
A. 
Work in the back yard of a residence is exempt from
review. All work in the back yard of a residence is exempt from review
except for an addition to the residence.
B.
Fences and walls.
(1)
The intent is to retain the rural character of Bluff
Road and the relationship between the houses and the road by approving
appropriate low fences along the road boundary.
(2)
Four properties have post-and-rail fences with two
rails. This type of fence contributes to an open and rural setting
and is appropriate for this district.
(3)
The Board recognizes that fencing for deer is a concern
on Bluff Road. The wire fence on the inside of the privet hedge and
the simple picket driveway gate at 298 Bluff Road is an example of
appropriate deer fencing for this district.
C.
Grade changes, berms and retaining walls.
(1)
The natural topography of the bluff and dunes enhances
the setting of the summer cottages and is an important feature of
the Bluff Road Historic District. The houses at the east end of the
district are on a flat plateau on top of the bluff and those at the
west end are often sited at the crest of the dune. Each house is sited
to have a direct and open relationship to Bluff Road and to the Atlantic
Ocean.
(2)
Changing the grade and installing berms or retaining
walls can affect the setting of the houses, their relationship with
Bluff Road, their relationship to the ocean vista and the sense of
the natural topography.
D.
Driveways.
(1)
The intent is to encourage driveways which contribute
to the rural character of Bluff Road.
(2)
Driveways on Bluff Road are sited to have a minimal
impact on the setting of the historic houses. Most are narrow driveways
along the side property line with parking areas to the rear of the
house. Only one property has a small parking area in the front yard.
(a)
A plan to install a new driveway or alter the width
or location of an existing driveway will be reviewed for its impact
on the setting of the historic district.
(b)
Semi-circular driveways or parking areas that would
encroach on the front lawn are not appropriate in the historic district.
(c)
Any resurfacing of an existing driveway is exempt
from review.
E.
Tennis courts, swimming pools, decks and terraces.
A new tennis court, swimming pool, deck or terrace should not detract
from the setting of the historic buildings.
(1)
A tennis court, swimming pool, deck or terrace and
associated fencing located in the back yard is exempt from review.
The most appropriate fencing would not extend forward of the rear
wall of the house. To the extent that fencing extends forward of the
back yard, it is not exempt from review.
(2)
Swimming pools and tennis courts should be located
to the rear of the residence. If the configuration of a lot does not
allow a swimming pool in the back yard, the Board will consider the
impact of the pool or tennis court at the proposed location on the
setting of the properties in the district. A pool or tennis court
should not be located in the front yard of any property in the district.
(3)
Decks and terraces will be reviewed for their location
and impact on the setting and architectural integrity of an historic
house and the setting of other properties in the district.
F.
Exterior lighting.
(1)
Lighting should be consistent with the residential
character of Bluff Road. Lighting of one property should not impact
an adjacent property.
(2)
Exterior lighting can affect the setting of an historic
building, neighboring buildings, and the district in general. Existing
lighting is primarily confined to incandescent fixtures at entrances
and porches.
(a)
Light fixtures should be appropriate to the residential
character of the district. Light fixtures should be located and shielded
so that no glare and no direct light extends beyond the property line.
Fixtures should use incandescent bulbs (100 watts maximum).
(b)
Doorway and porch lanterns and landscape lighting,
which meet the above guideline, are exempt from review.
A.
Work to the rear wall that does not require a building
permit is exempt from review. Any work to the rear wall of a house
that does not require a building permit is exempt from review.
B.
Wall material. All fourteen historic houses in the
district have natural (not painted or stained) wood shingle siding.
This consistent wall material makes a major contribution to the cohesive
character of the Bluff Road Historic District.
C.
D.
Doorways.
(1)
The intent is to retain original doorways that contribute
to the historic character of a building.
(2)
Many of the front entrances have special treatment
with sidelights, transoms or pediments and many retain the original
front door.
(a)
Review is required for any proposal to replace a door
or components of a door enframement.
(b)
All significant elements of an original front doorway,
including the door, should be retained and repaired instead of replaced.
If replacement of any component is necessary, the new material should
match that being replaced.
(c)
When a door is deteriorated and needs to be replaced,
the Board will work with the home owner to find the best replacement
at a reasonable cost.
(d)
Installing a storm/screen door at any doorway is exempt
from review.
(e)
For any residence, installing an access to a door
for the physically handicapped is exempt from review.
E.
Windows.
(1)
The intent is to retain original windows that contribute
to the historic character of a house, especially on the front facade.
(2)
Many of the historic houses retain the original window
sash which include the multi-pane and diamond-pane sash typical of
the Shingle style. While most houses have plain window trim, special
treatments such as pedimented windows, Palladian windows, large stair
hall windows and eyebrow dormers give modest decorative emphasis to
some houses. The original windows make a significant contribution
to the architectural character and to the sense of authenticity of
the historic district.
(a)
Windows and their trim that contribute to the historic
character of a house should be retained where reasonably feasible,
as set forth below.
(b)
For any request to replace window components the Architectural
Review Board will consider the contribution the existing windows make
to the historic character of the house. Replacement components for
important windows, especially those on the front facade, should match
the material, configuration and dimensions of the original.
(c)
When a window is deteriorated and needs to be replaced,
the Board will work with the home owner to find the best replacement
at a reasonable cost.
(d)
Storm windows, window screens and window shutters
are exempt from review.
(e)
Installing a skylight requires review.
F.
Porches.
(1)
The intent is to retain original porches that contribute
to the historic character of a house.
(2)
Thirteen of the fourteen historic cottages retain
wide porches and many also have upper-story porches. Many of the porches
have shingled posts and shingled balustrades or white classical columns,
both typical of the Shingle style. These porches are another common
element which gives the district such a cohesive quality. The porches
also convey the relationship of the houses to their setting on the
bluff overlooking the Atlantic.
(3)
Retaining these porches is one of the most important
factors in maintaining the character of the Bluff Road Historic District.
(a)
Removing, replacing or installing a porch or porch
posts, columns, balustrades, brackets, and other important components
requires review. Deteriorated components should be replaced in kind.
(b)
Enclosing part of a porch with traditional divided-light
storm panels can be an appropriate alteration.
(c)
Repair or replacement-in-kind of porch steps, porch
flooring and railings to porch steps are exempt from review.
G.
Paint and stain.
(1)
The natural shingle siding of the fourteen historic
houses is an important unifying feature of the historic district.
(2)
All fourteen historic houses have white trim. Historically
a greater variety of trim colors were found on these houses. Trim
color is not as important as the natural shingle siding in establishing
the character of the district.
(3)
Because the most important historic "finish" to maintain
is the unpainted shingle siding, only proposals to paint or stain
natural wood shingle siding will be subject to review.
H.
Additions and alterations.
(1)
Over the past century the cottages on Bluff Road have
been enlarged with additions to rear or side walls that were designed
to have a minimal effect on the form and integrity of the main house.
The goal of the historic district is to continue this tradition of
building additions that respect the character of the historic house.
(2)
Additions and alterations are appropriate when they
do not diminish the architectural integrity or the setting of a house
in the district.
(3)
It is not the intent of these guidelines to lessen
the floor area that could be built under the zoning code, but to accommodate
all reasonable plans to enlarge houses as allowed by zoning. Proposals
to substantially enlarge some houses in the district are anticipated.
Some proposals may include plans to relocate the house on the lot.
The Architectural Review Board will work with the home owner to find
the most reasonable balance between additions and relocation in order
to achieve the expansion in a way that alters the architectural integrity
of the house or the setting of the historic district as little as
possible.
(a)
Additions should not detract from the form and integrity
of the historic house, especially as viewed from Bluff Road.
(b)
Additions and alterations should not alter an important
historic feature of a house and should be compatible with the historic
house and with the character of the district in scale, massing, proportion
and arrangement of windows and other openings, roof form, texture,
materials and architectural details.
(c)
No additions should be placed on the facade facing
Bluff Road.
(d)
Additions set back on the rear wall are encouraged.
For some properties the configuration of the lot and the location
of the historic house make a sizeable rear addition impractical. For
these properties, flexibility is required in considering a side addition
that is reasonably larger than would be the case where a rear addition
is possible.
(e)
Additions to a side wall are appropriate when they
are secondary to the historic house. A side addition should be set
back from the front wall of the historic house and be subordinate
in size and scale to the historic house. Open and enclosed porches
are traditional and appropriate additions to side walls.
(f)
Flexibility is required in reviewing additions and
alterations to rear walls and to secondary side walls of houses where
installation of doors, windows, and additions with larger areas of
glass than found in the historic house can be expected.
(g)
The maximum width in feet times the maximum height
in feet of the front elevation of a proposed side addition should
be less than half the maximum width in feet times the maximum height
in feet of the front elevation of the historic house. This guideline
does not apply to properties, such as 266 Bluff Road, where the configuration
of the lot and the location of the historic house make a sizeable
rear addition impractical.
[Added 3-17-2006 by L.L. No. 5-2006]
A.
In the Bluff Road Historic District there are six
non-historic houses. This classification is made on the individual
property sheets in the historic district designation report. These
six properties are:
|
294 Bluff Road
| |
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326 Bluff Road
| |
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346 Bluff Road
| |
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123 Hedges Lane
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325 Bluff Road
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375 Bluff Road
|
B.
The intent of review of these non-historic houses
is to see that any changes do not detract from the setting of an historic
house and do not diminish the character of the historic district.
Therefore any proposed changes to a nonhistoric-house should be judged
for their compatibility with neighboring historic houses and with
the character of the Bluff Road Historic District.
C.
Because most work on a non-historic house would have
little or no effect on the historic district, these guidelines attempt
to make the process as streamlined as possible.
(1)
Any work to a non-historic house which does not require
a building permit is exempt from review.
(2)
Any work requiring a building permit is subject to review and shall be judged by the Architectural Review Board using the principles of compatibility in § 255-7-60 of the East Hampton Town Code.
(3)
325 Bluff Road has a unique circumstance being set
back approximately 900 south of Bluff Road. The Board will take into
account the degree to which the proposed work will be visible from
Bluff Road. Priority would be given to the compatibility of the most
visible features of the proposed work.
(4)
Any addition or alteration of a non-historic house
may be in the style of that house.
A.
Accessory buildings.
(1)
Existing garages and other outbuildings are in hack
yards and most are set well back from the road and have very little
impact on the setting of the Bluff Road Historic District.
(2)
Any accessory building, such as a garage, shed or
pool house, located in the "back yard" of a residence is exempt from
review.
(3)
Placement and plans for accessory buildings at any
other location will be reviewed.
(a)
Accessory buildings should be sited to the rear of
the main building. If the configuration of a lot does not allow the
structure to be placed in the back yard, the Board will consider the
impact of the structure at the proposed location on the setting of
the properties in the district. An accessory building should not be
located in the front yard of any property in the district.
(b)
Accessory buildings such as garages, sheds and pool
houses should be compatible with the main building, its setting and
with neighboring buildings.
B.
Residences.
(1)
There is one vacant parcel at the midpoint of the
string of historic houses on Bluff Road. A new residence here will
affect the setting of the historic district. The six non-historic
houses have the potential to be redeveloped.
(2)
The design of new construction should respond to the
architectural traditions and character of the Bluff Road Historic
District as established by the historic houses. A new building should
fit into the existing context while preserving the sense of evolution
and the authenticity of the historic district. Particularly important
is compatibility of siting, size, scale, height, massing and materials.
(3)
Section 255-7-60B of the East Hampton Town Code provides criteria for judging the compatibility of new construction. These criteria, which are amplified below, define the basic design elements which establish the character of the historic district. The design elements of a new building should be in harmony with the same elements of the surrounding historic buildings.
(a)
Setbacks and orientation.
(b)
Rhythm of spacing of buildings. The rhythm of buildings
and the spaces between which characterize the district should be maintained
by the siting of a new house on its lot.
(c)
Scale. The scale of a new house and its features should
be in harmony with the scale of the historic houses in the district.
(d)
Height. The height of a new house should be within
the range of heights of the historic houses in the district.
(e)
Massing. The historic houses are predominantly simple
forms with some complexity given by a cross gable, a recessed porch
or dormer windows. The composition of a new house should correspond
to the restrained complex massing of the historic houses.
(f)
Proportion and arrangement of windows and other openings.
[1]
The windows of a new house should generally
be rectangular with a vertical proportion.
[2]
The arrangement of windows and doorways should
produce a balanced facade.
[3]
The front facade and prominent side facades
of new houses should have a ratio of door and window area to wall
area similar to that of the historic residences.
[4]
A porch would enhance the overall compatibility
with the historic district.
(g)
Roof form. New houses should have a roof form typical
of that of surrounding historic houses. The historic houses have gable,
gambrel or hip roofs with intersecting cross gables, eaves at different
levels and dormer windows that give them a somewhat complex roofline.
(h)
Materials. The materials of a new building should
be in harmony with the materials of the historic residences, all of
which have wood shingle siding and painted wood trim.
(i)
Architectural details. The conservative use of decorative
detail on new residences would enhance their compatibility with the
historic houses in the district where the use of decorative elements
is restrained. New work should also reflect the tradition of quality
in materials and construction found in the details of the historic
houses.
A.
No building or structure or portion thereof that makes
an important contribution to the district should be demolished. Exceptions
to this rule may be granted by the Architectural Review Board only
as follows.
B.
In considering a proposal to demolish a building or
structure or portion of a building or structure the following guidelines
apply:
(1)
The Architectural Review Board shall consider the
historic and architectural significance of the building, the contribution
the building makes to the historic district, and the impact of its
removal on the character of the district.
(2)
If an application for demolition of an entire historic
building is based on structural instability or deterioration, a technical
report prepared by an architect or engineer is required. The report
will detail the problems and provide cost estimates for their correction.
(3)
The Architectural Review Board may require adequate
documentation of an historic building through photographs and measured
drawings as a condition of approval when there is no alternative but
demolition.
(4)
Before approval can be granted to demolish a building,
the Architectural Review Board shall require that plans for proposed
new construction or other use of the site be submitted and approved.
A.
The intent is to retain the historic buildings on
their original sites.
B.
The houses on the level plateau at the east end of
Bluff Road are each sited on their lot in a similar fashion. The regular
rhythm of the houses and the spaces between them, along with the band
of front lawns, are major features of the historic district. At the
west end of Bluff Road the houses are perched at the top of the dune,
a placement which contributes to the rural character of the road and
to the relationship between these houses and the view to the Atlantic
Ocean.
C.
With the careful siting on their lots, each historic
house contributes to the setting of the neighboring houses and together
they establish the larger setting of the historic district.
(1)
In considering a proposal to relocate a building,
the Architectural Review Board will consider the historic and architectural
significance of the building, the contribution the building makes
to the historic district on its existing site, and the impact of its
relocation on the character of the district.
(2)
Before approval can be granted to relocate a building,
the Architectural Review Board shall require that plans for proposed
new construction or other use of the site be submitted and approved.
A.
The Bluff Road Historic District includes the access
strips to three flag lots. These are:
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350 Bluff Road
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360 Bluff Road
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362 Bluff Road
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B.
The main portion of these lots and the buildings on
them are not in the district. The owners of these access strips are
required to submit an application only for any fence, wall, gate or
new driveway proposed within the designated access strip.
A.
The nature of review for public property. Proposals
for work to property owned by the Town of East Hampton will he submitted
to the Architectural Review Board for their review. The Architectural
Review Board will issue their findings in a report to the Town Board
and to the official making the application. The report will explain
how the proposal meets or does not meet the standards, criteria and
guidelines that apply to the Bluff Road Historic District and will
consider any alternatives to the proposal that would better meet those
standards, criteria and guidelines.
B.
Bluff Road and public land.
(1)
Bluff Road and adjoining public land should be managed
in a way that maintains or enhances the setting of the historic district.
(2)
Bluff Road and the double dune area owned by the Town
of East Hampton are important components of the setting of the historic
houses of the Bluff Road Historic District.
(3)
The rural character of Bluff Road, the natural vegetation
(especially the Eastern red cedar, bayberry and wild cherry) and the
vista across the dunes to the Atlantic are all important features
of the historic district.
(4)
Early news show a much more open hedgerow on the south
side of Bluff Road. This hedgerow has since become overgrown and now
obscures much of the view from Bluff Road across the dunes to the
ocean.
(5)
Alterations to public property subject to review by
the Architectural Review Board include any plans to widen the road,
install curbs, install a sidewalk, build a parking area, change the
street lights, install any exterior lighting, install a fence or construct
any building or structure within the district.
(a)
Any proposal should maintain or enhance the
setting of the residences in the district.
(b)
The rural character of Bluff Road should be
retained. The roadway should be maintained at its present width with
no curbing.
(c)
The setting of the historic district should
be enhanced by restoring views from Bluff Road across the dunes to
the ocean by selectively clearing and pruning vegetation within the
road right-of-way.
C.
Public buildings.
(1)
The district contains four public buildings associated
with the Naval Direction-Finding Station which operated here from
1921 through World War II. This Station provided bearings for Naval
and merchant vessels and was especially important during World War
II when it intercepted transmissions from German ships and U-boats
in the North Atlantic for the purpose of targeting their position
for attacks by U.S. ships and planes. The Town Marine Museum was the
barracks, built about 1942. The brick Donald W. Lamb Memorial Building
was the transmitter building for the low-frequency direction-finding
station, built about 1939. The concession stand at Atlantic Avenue
Beach is on the foundation of the 1921 low-frequency direction-finding
station and was rebuilt in 1984 to have the exterior form of the original.
Behind the Marine Museum is the Station's guard house.
(2)
These buildings are significant for their associations
with maritime and military history and are important as components
of the setting of the summer cottages on Bluff Road. Because of the
attempt to camouflage these buildings by giving them a residential
appearance they are compatible with the character of the historic
district.
(3)
The Marine Museum is especially compatible with the
character of the district. Its simple gable-roofed form, entrance
porch, windows with blinds, natural shingle siding and white trim
give it a residential appearance in keeping with the character of
the summer cottages.
(4)
Because of its small size and residential character,
the Donald W. Lamb Memorial Building has a minimal impact on the setting
of the historic houses. The addition to the south is not visible from
Bluff Road.
(5)
The front lawns of these two buildings also contribute
to the overall setting of the district.
(6)
The contribution these buildings make to the historic
district and their compatibility with the setting of the historic
houses should be maintained.
(a)
These properties should be maintained in a way
that enhances their compatibility with the setting of the fourteen
historic summer cottages.
(b)
The original features of these buildings should
be maintained.
(c)
Any necessary addition to the Marine Museum
or to the Donald W. Lamb Memorial Building should be located on the
south side and should not be visible from Bluff Road. A second story
should not be added to the Donald W. Lamb Memorial Building.
(d)
Features of the property that contribute to
the setting of the historic district should be maintained.
A.
The historic district contains approximately 100 aces
of dune land which contribute to the setting of the summer cottages
on Bluff Road. This intact natural setting maintains the relationship
of the cottages to the Atlantic Ocean and recalls the wild and picturesque
landscape that attracted the founders of Amagansett's summer colony.
B.
All of this land, with the exception of two parcels
which contain residences, is owned by either the Town of East Hampton,
the U.S. Fish and Wildlife Service, or The Nature Conservancy. The
U.S. Fish and Wildlife Service parcel is designated the Amagansett
National Wildlife Refuge and is included in a Parks and Conservation
zoning district. Two parcels owned by the Town of East Hampton (172-11-18.1
and 172-11-20) are also in a Parks and Conservation zoning district.
The two other parcels owned by the Town of East Hampton (190-2-16.1
and 190-2-17.2) and the eight parcels owned by The Nature Conservancy
are included in an A2 Residence zoning district and are within The
Atlantic Double Dunes Preserve.
C.
The goal of designating these parcels as the Amagansett
National Wildlife Refuge, as a Parks and Conservation zoning district
or as The Atlantic Double Dunes Preserve is to maintain the land in
its natural state. The goal of the Bluff Road Historic District is
to protect this natural landscape as the setting of the summer cottages.
D.
Any structure proposed to be placed on these properties
is subject to review by the Architectural Review Board.
