[HISTORY: Added by the Town Board of the
Town of East Hampton 10-19-2004 by L.L. No. 30-2004]
A.
The Montauk Association was established in 1881 by
Arthur Benson and a group of his friends as a private summer sporting
retreat. Frederick Law Olmsted drew a site plan for the Association
grounds of more than one hundred acres which were at that time open
pastureland. Olmsted laid out roadways following the natural topography
and precisely located house sites in the rolling terrain where each
house could take full advantage of ocean views and ocean breezes and
be surrounded by ample open space.
B.
Seven of the original owners built houses between
1882 and 1884, all of which were designed by the architectural firm
of McKim, Mead & White. These seven houses and a clubhouse, by
the same architects, were built on the sites specified by Olmsted
along the ridge just north of DeForest Road.
C.
The Montauk Association houses are notable works by
McKim, Mead & White during that important period in the early
1880s when their inventive and original work contributed to what we
now know as the Shingle Style, a distinctive American architecture.
These houses represent the application of McKim, Mead & White's
ideas in a simplified and restrained way to vacation houses of a modest
scale. McKim, Mead & White's greatest achievement at Montauk was
the design of a cohesive group of seven houses where each was distinct
but where none stood out as being more important than its neighbor.
D.
The modest scale and informal design of the houses
complement Olmsted's rambling layout, the remote pastureland setting
on the Atlantic bluff, and the owners' intent to enjoy a simple, sporting
life at Montauk.
E.
Shingle-style houses showed an appreciation of New
England colonial architecture and this is especially true in the gable-roof
forms and shingled walls of the Montauk Association houses. The houses
not only related to the landscape but also to Montauk's First House,
Second House and Third House.
F.
The Montauk Association is a model historic district
where the whole is greater than the sum of the parts. The houses and
landscape are bound together as one creative work. Only the whole
ensemble can convey the full meaning and significance of McKim, Mead
& White's architecture, Olmsted's landscape plan and the owners'
intentions. Today the houses retain a high level of architectural
integrity and the setting is largely intact. Maintaining the integrity
of the setting is equally as important as maintaining the integrity
of each of the seven original houses.
G.
The Orr House was destroyed by fire in 1997 and was
reconstructed in 2000. The reconstruction, substantiated by documentary
and physical evidence, successfully re-created the appearance of the
Orr House in materials, design, color and texture. Because it is an
accurate reconstruction of an important component of the whole ensemble,
the Orr House is considered an historic building within the context
of the Montauk Association Historic District.
H.
The Montauk Association Historic District Designation
Report further describes the individual properties and the character
of the historic district.
I.
These guidelines recognize the very high level of
historic and architectural significance of the Montauk Association
and accordingly set high standards for preserving the historic houses
and their setting.
A.
Maintain the architectural integrity of the seven
original houses; retain original features and materials.
B.
Encourage the accurate restoration of missing features.
C.
Allow modest additions and other changes to north
walls to allow the seven historic houses to be adapted to changing
needs and lifestyles, provided that important original features are
not affected.
D.
Protect the setting of the historic houses and their
relationships to one another and to the environment by controlling
new construction and alterations to nonhistoric houses.
E.
The siting of any new house should conform to the
character of open space, the relationship to the natural topography
and the rhythm of houses and open space evident in the 1881 Olmsted
plan and in the siting of the historic houses.
F.
The siting of any new house should not detract from
the spacious setting of an historic house or interrupt vistas from
the historic houses and the Clubhouse Site to the Atlantic Ocean or
vistas from one historic property to another.
G.
Any new house should have a restrained design and
should defer to the seven original houses as the focal buildings of
the district.
A.
Fences and walls. The open, flowing landscape retains
the historic relationships of the houses to one another and to the
environment. This open setting is maintained in part by the lack of
obtrusive fencing.
(1)
Fences around gardens and swimming pools are appropriate.
Generally, swimming pool fencing should enclose the area of the pool
itself rather than incorporate a large area of the property. Appropriate
fencing for gardens and swimming pools includes post-and-rail fences,
wood picket fences and wire fences with wood posts, all not greater
than four feet in height.
(2)
Boundary fences and yard fences would detract from
the setting of the historic district by interrupting the flow of the
land.
(3)
Low masonry walls may be appropriate for enclosing
small gardens or terraces.
(4)
The following fences and walls would detract from
the setting of the historic district and would be inappropriate: a
solid board fence; a chain link fence; or a masonry wall that exceeds
three feet in height.
(5)
Entrance gates can obstruct the open setting. Any
necessary entrance gate should intrude as little as possible on the
open, informal and natural setting. Appropriate gate posts include
plain, unpainted wood timbers or wood poles. Unpainted horizontal-board
gates are appropriate.
B.
Grade changes, berms and retaining walls. An appreciation
of the natural topography underlies Olmsted's plan for the house sites,
roads and paths of the Montauk Association. Changing the grade and
installing berms or retaining walls can affect the setting of the
houses, their relationship with one another, their relationship to
the environment and the sense of the natural topography.
C.
Roads, driveways and parking areas. DeForest Road,
the principal road laid out by Olmsted, follows the natural contours
under the ridge of the owners' houses. The unpaved DeForest Road and
other original roadways, including the loop drive to the Clubhouse
site, remain in their original condition and make an important contribution
to the natural and informal setting of the historic district. The
narrow, unpaved driveways also maintain this informal character.
(1)
A plan to install a new road or driveway or a plan
to widen or resurface an existing road or driveway will be reviewed
for its impact on the setting of the historic district.
(2)
Original roads and paths laid out by Olmsted should
be maintained in their existing or original state.
(3)
Any necessary new driveways should continue the precedent
of the existing narrow, unpaved driveways which follow the natural
contours of the land.
(4)
Asphalt and masonry-block surfaces for roads, driveways
and parking areas would detract from the setting of the historic district
and are inappropriate unless they are necessary for a stable surface
due to a sloping grade.
(5)
Parking areas should be sited at least a short distance
from the house, be located by a secondary facade and require little
or no adjustment of the natural topography.
(6)
Normal maintenance of an existing unpaved road or
driveway is exempt from review.
D.
Swimming pools .
(1)
The historic district contains swimming pools set
away from the houses and integrated into the landscape. New swimming
pools which follow this model can be compatible with the setting of
the historic district.
(2)
A swimming pool should be located where it will not
detract from the historic setting. The pool should be located away
from the house at a site where it can be set into the natural landscape.
The proposed location should require only minimal grading and screening.
E.
Tennis courts.
(1)
There are no tennis courts in the Montauk Association
Historic District. It would be difficult to integrate a tennis court
or other playing court that requires a large, hard, level surface
into the natural landscape of the historic district. A tennis court
would be a structure with a larger footprint than any of the historic
houses in the district. Such a large feature, with the grading and
fencing that would be associated with it, would detract from the open,
natural setting of the district.
(2)
Tennis courts and other similar playing courts are
not appropriate in the historic district.
F.
Decks and terraces. The seven historic cottages retain
their original setting with lawn flowing up to the house. The outdoor
living spaces are porches or lawn. Most of the nonhistoric houses
have a similar setting. The few decks and terraces that exist in the
historic district are minor features.
(1)
Decks and terraces will be reviewed for their impact
on the setting of the historic houses and on the natural setting of
the historic district.
(2)
A deck or terrace is not appropriate adjacent to a
principal facade of an historic house.
(3)
A minor deck or terrace may be appropriate adjacent
to a secondary facade of an historic house or adjacent to a nonhistoric
house.
(4)
A small terrace at a swimming pool may be appropriate
providing only minimal grading is necessary.
G.
Exterior lighting. The restrained use of outdoor lighting
helps to maintain the historic relationship between the houses and
the natural environment. Existing lighting is primarily confined to
incandescent fixtures within porches.
These guidelines apply to the seven original
Montauk Association houses: Agnew House, 101 DeForest Road; Benson
House, 115 DeForest Road; Sanger House, 123 DeForest Road; Hoyt House,
129 DeForest Road; Andrews House, 153 DeForest Road; de Forest House,
167 DeForest Road; and Orr House, 181 DeForest Road.
A.
Preserving original materials. Because these houses
possess an extremely high level of historic and architectural significance,
a principal goal of the historic district is to retain original materials.
B.
Restoring original features.
C.
Wall material. The wall material is an important character-defining
feature of these Shingle Style houses. The Benson House is entirely
shingled while the other six houses have a clapboard first story with
shingled walls above. The shingle cover has great variety and includes
diamond, fish scale, chisel, saw tooth and staggered shingle patterns.
Today only the Agnew House retains original shingles. These are eighteen-inch
Atlantic white cedar shingles which have a smooth surface. Other houses
have replacement shingles which for the most part match the original
shingle coursing and patterns. Historic photographs along with salvaged
original shingles provide a good record of the original shingle treatments.
Some of the houses retain original clapboards. Others have replacement
clapboards which match the exposure and dimensions of the originals.
(1)
Original shingles should be retained. If replacement
is necessary, new shingles should match the existing in material,
surface texture, dimensions and pattern.
(2)
If nonhistoric shingles need to be replaced, new shingles
should match the original shingles as closely as possible in material,
surface texture, dimensions and pattern as substantiated by documentary
and physical evidence.
(3)
Original clapboards should be retained. A clapboard
wall should be repaired by piecing in Dutchmen or new clapboards rather
than wholesale replacement.
(4)
If clapboards are deteriorated and need to be replaced,
new clapboards should match the existing in material, surface texture,
dimensions and exposure.
D.
Roof material. The roofs are an important design element
of the Montauk Association houses with their defining gables and secondary
dormers, towers, cross gables and eaves at varying levels. Although
none of the houses retains the original roof shingles, six of the
seven houses have cedar shingle roofs which match the coursing of
the original roofs.
(1)
Roofs should be clad with eighteen-inch cedar shingles.
(2)
In reviewing a proposal for a composition shingle
roof the Board will consider the importance of the roof to the design
of the house and the relationship of the roofing to other proposed
work. Composition shingle roofs should have shingles of a rectangular
design, a small scale, and a uniform gray tone no lighter than the
color of weathered wood shingles.
E.
Chimneys. Chimneys are an important design element
of the cottages, each of which has its own distinctive chimney. The
different treatments include pilastered stacks, different corbelled
caps, dovecote hoods and the shingles wrapping around the exterior
stack of the Hoyt House. This variety contributes to the informal
character of this group of houses.
F.
Gutters and leaders .
(1)
The Montauk Association houses originally had wood
gutters or half-round metal gutters and round metal leaders that directed
rainwater from the roofs into cisterns where it could be used as part
of the domestic water supply. Most of the houses today have half-round
copper gutters and round copper leaders.
(2)
Wood gutters or half-round metal gutters and round
metal leaders are appropriate. Copper, lead-coated copper or galvanized
steel are appropriate for metal gutters and leaders.
G.
Doorways. The wide Dutch entry doors of most of the
houses are a hallmark of McKim, Mead & White's Shingle Style houses
and convey the open relationship between the interior, the porch and
the environment.
(1)
Review is required for any proposal to replace a door
or components of a door enframement.
(2)
All significant elements of an original doorway, including
the door, should be retained and repaired instead of replaced.
(3)
If replacement of any component is necessary, the
new material should match that being replaced.
(4)
Installing a storm/screen door at any doorway is exempt
from review.
H.
Windows The variety of window sashes which include
different configurations of multipane sash and "Queen Anne sash" (a
large single pane surrounded by a border of small panes) contributes
to the informal nature of the houses. The house designs are also enlivened
with distinctive window types such as the large stair hall windows,
the triple-hung windows opening to porches, wheel windows, eyebrow
windows and stained glass windows.
(1)
Original window casings and any decorative trim should
be retained. If replacement is necessary, the new material should
be an exact match of the existing material.
(2)
Original window sash should be retained. For any request
to replace original window sash with new sash the Board will consider
the following:
(3)
Storm windows and window screens are exempt from review.
I.
Window shutters. All the houses originally had louvered
window shutters which were an essential functioning component of the
summer cottage. During the day the shutters blocked rays from the
sun while allowing the ocean breezes to cool the rooms. Today only
the Benson House has shutters.
J.
Porches. The many porches are one of the principal
character-defining features of these Shingle Style houses. The porches
convey the relationship of the houses to the environment and to the
Atlantic Ocean. All the houses have broad porches across the front
facade, many of which wrap around the side walls or have projecting
bays. The Andrews House and the Benson House have second-story sleeping
porches. The porches feature a variety of turned posts and boxed posts,
spindle screens, brackets, open balustrades and shingled balustrades.
K.
Paint and stain. Queen Anne and early Shingle Style
houses were painted or stained, often with complex schemes involving
several colors. Evidence of the original paint schemes of the Montauk
Association houses is provided by: traces of paint and stain on original
shingles, clapboards and woodwork; historic photographs; and by early
watercolors of the houses by W.L. Andrews and Eloise Payne Luquer
(see Designation Report). Colors used to paint wood trim and clapboards
included dark green, dark red and reddish-brown. Some of the houses
also had stained shingles giving them a completely colored exterior.
On the Agnew House, for example, the clapboards and window sash were
red and the shingles and window trim were green. The Andrews House
had clapboards stained a reddish-brown and green painted trim. Today
all shingles are natural. On some houses the woodwork is painted white
and on others it is painted a color. Because of the variety of colors
employed in early Shingle Style houses and the variety of colors on
the Montauk Association houses today, there is a considerable range
of appropriate colors.
(1)
Painting wood trim and clapboards a color associated
with the early Shingle Style is appropriate. Because of its prevalence
today, white is also an appropriate color for wood trim.
(2)
Staining wood shingles a color associated with the
early Shingle Style is appropriate. Leaving shingles natural is also
appropriate.
(3)
Any proposal to remove exterior paint requires review.
The method causing the least harm to the wood should be used.
L.
Additions and alterations. A principal goal of the
historic district is to preserve the integrity of the original design
of these highly significant houses. Because of their orientation to
the Atlantic Ocean, to the Clubhouse and to each other, these houses
do not have primary "front" and secondary "side" facades. The south,
east and west walls of these houses are all important character-defining
facades that were carefully designed by McKim, Mead & White. Additions
to and alterations of these walls would diminish the architectural
integrity of these houses. The Agnew House, the Sanger House, the
Hoyt House and the Orr House had original small service wings extending
from the north wall. These service wings are clearly secondary to
the main house in their size and scale and in their plain design.
(1)
There should be no additions to the south, east or
west walls of these houses. There should be no alterations to these
walls except for the restoration of missing features.
(2)
The original service wings designed by McKim, Mead
& White serve as precedents for proposed additions to the north
wall. An addition to the north wall should be: stepped back from the
side walls; modest in size and scale; secondary in character; and
compatible in massing, proportion, arrangement of windows and other
openings, roof form, texture and materials. It is appropriate for
an addition to be subtly differentiated from the original house. An
addition should not alter an important historic feature of the north
wall, such as a stair hall window.
(3)
Any proposed alteration should not destroy a historic
feature that characterizes the house, diminish the architectural integrity
of the house or diminish the setting of the historic district.
(4)
If a building program requires floor area greater
than what can be accommodated by the historic house and a modest north
addition, the option of placing some requirements in a separate building
must be considered.
A.
These guidelines apply to the site of the original
Montauk Association Clubhouse, 139 DeForest Road. The 1882 Clubhouse
was the center of activity and was where the Association residents
most often dined. The Clubhouse occupied a central position along
the ridge, with four houses to the west and three to the east. The
entrance of each house was oriented toward the Clubhouse, and a path
led from each house directly to the Clubhouse.
(1)
The Clubhouse was positioned at the north edge of
a hillock. An expansive lawn flowed out from the porch toward the
Atlantic and a large rear wing extended down the back slope.
(2)
The Clubhouse burned in 1933. The present house at
139 DeForest Road was built in 1962 about 10 feet south of the Clubhouse
foundation. The 1962 house retains the exact orientation of the Clubhouse.
(3)
The most significant historic feature of this site
today is the large lawn terrace where Association members gathered.
This central clearing is now the best reminder of the once-open pastureland
setting of the Montauk Association. Because of this lawn terrace,
and despite the loss of the Clubhouse, this is considered an historic
property. These historic district guidelines take into account protecting
the setting of the lawn terrace and vistas from the terrace to the
Atlantic and to the historic houses as well as vistas from the historic
houses to the lawn terrace.
(4)
Also remaining on the property is the brick wall of
a Clubhouse service yard. A 1962 survey shows the outline of the Clubhouse
foundation which was apparently extant at that time; it is not known
how much of this foundation remains below grade.
(5)
This is a key property and its redevelopment could
have a major impact on the setting of the historic district.
B.
The following guidelines supplement the other pertinent
guidelines in this manual:
(1)
In order to preserve the lawn terrace, one of the
most important landscape features in the district, a new house or
an expansion of the existing house should not be sited much further
south on the lawn terrace than the location of the existing house.
(2)
This site has a special circumstance for new construction
because of the large size of the original Clubhouse. A proposal to
reconstruct the Clubhouse or to construct a new house that fits into
the district in the same way the Clubhouse did may be entertained
by the Architectural Review Board. Consideration of such a proposal
must begin with an understanding of how the Clubhouse contributed
to the ensemble of the Montauk Association. The Clubhouse consisted
of a prominent, modest-sized front block which stood at the very north
edge of the expansive lawn terrace and contributed to the setting
of the Association in the same manner as the smaller of the Association
houses. A large rear wing with a much lower roof and a plain exterior
extended from the rear wall of the front block down a slope. The rear
wing was clearly secondary in character and designed to be unobtrusive.
It is not possible to know the exact size of the original Clubhouse
without further research and analysis. It appears the front block
had a footprint of approximately 2,000 square feet and a floor area
on two floors of approximately 3,000 square feet The original rear
wing may have had a footprint of approximately 3,000 square feet and
a floor area on two floors of approximately 6,000 square feet.
(a)
The "Guidelines for New Construction" in this manual
indicate that a new residence or an expanded nonhistoric residence
should have a maximum size of 5,000 square feet. For a proposal for
new construction or for expansion of the existing residence that does
not exceed this guideline for maximum size the "Guidelines for New
Construction" in this manual apply.
(b)
For a proposal to construct a new residence on this
site that exceeds the guideline for maximum size (5,000 square feet)
the following special guidelines take precedence:
[1]
A thorough consideration of the available documentary
and physical evidence of the original Clubhouse must be undertaken
with the assistance of the Architectural Review Board before any building
is designed.
[2]
The new building must occur entirely within
the exact footprint of the original Clubhouse.
[3]
The new building must have a front block that
occupies the exact site of the front block of the Clubhouse and that
is not larger than or higher than the front block of the Clubhouse
and matches the massing, roof form, materials and the proportion and
arrangement of windows and other openings of the front block of the
Clubhouse.
[4]
Any additional area must occur in a rear wing
that descends the north slope of the terrace that is not larger than
or higher than the rear wing of the Clubhouse and matches the massing,
roof form, materials, plain character and the proportion and arrangement
of windows of the rear wing of the Clubhouse.
(3)
These guidelines are not intended to require that
a new house or an expansion of the existing house be an historic restoration
of the original Clubhouse.
(4)
A proposal for new construction within the footprint
of the Clubhouse should include a provision to allow the Town of East
Hampton to investigate and record the original Clubhouse foundation
at the Town's own expense. This investigation is to be completed within
a reasonable period of time, not to exceed nine months, so as not
to cause unreasonable delay or to otherwise hinder the development
and approval of a proposal for new construction within the footprint
of the Clubhouse.
(5)
A pool may be sited on the lawn terrace.
A.
These guidelines apply to the c. 1930 Ditch Plain
Coast Guard Station which now stands at 136 Benson Drive. The Ditch
Plain Station was decommissioned in 1954 and the Colonial Revival
style barracks and administration building was moved to this location
in 1956. The building has significance for its associations with the
Ditch Plain Coast Guard Station while its scale, gable-roofed form,
shingled exterior and siting make it compatible with the setting of
the Montauk Association Historic District.
B.
The architectural integrity of the Ditch Plain Coast
Guard Station should be maintained. Important original features include
the gable-roofed form and massing, the dormers on the front roof slope
and the front porch which retains the original posts, lintel, cornice
and roof.
In the Montauk Association Historic District
there are five nonhistoric houses. This classification is made on
the individual property sheets in the historic district designation
report. These properties are: 109 DeForest Road; 139 DeForest Road;
152 DeForest Road; 156 DeForest Road; and 1692 Montauk Highway. The
intent of review of these nonhistoric houses is to see that any changes
do not detract from the setting of an historic house and the natural
setting of the historic district as a whole. Therefore, any proposed
changes to a nonhistoric house should be judged for their compatibility
with the historic houses and with their setting.
A.
A proposed change to a nonhistoric house will be judged
by the principles of compatibility found in the following "Guidelines
for New Construction."
B.
The degree to which a proposed change will be visible
from an historic house, the Clubhouse Site, DeForest Road, the bluff
at the Atlantic Ocean, Montauk Point State Boulevard, and other roads
will be taken into account.
Most existing garages and outbuildings are located
away from the houses and are at a lower elevation where they can be
set into the landscape.
A.
Accessory buildings should be located where they will
not detract from the historic setting.
B.
Accessory buildings should not be placed within the
immediate lawn setting of the historic houses.
C.
Accessory buildings such as garages, sheds and pool
houses should be small in scale and compatible with the house, its
setting and with the setting of the historic district.
There are five vacant lots within the Montauk
Association Historic District and there is the potential for additional
lots with the subdivision of two large parcels. In addition, there
is the potential for the five properties with nonhistoric houses to
be redeveloped. As these guidelines and the Montauk Association Historic
District Designation Report make clear, the relationship of the historic
houses to the environment and to each other is the critical value
of the district, Even with preservation of the seven Montauk Association
houses, the character of the historic district can be lost if new
construction intrudes on that setting and breaks up those relationships.
A.
The site for a new house.
(1)
The siting of a proposed new residence is the most
important ingredient in achieving a compatible fit into the historic
district.
(a)
The 1881 Montauk Association site plan drawn by Frederick
Law Olmsted specifies the exact location of about two dozen houses.
(b)
A group of 10 house sites and the Clubhouse site are
arranged along a ridge north of DeForest Road. These are the sites
with the highest elevations and were chosen for the seven original
houses. Today these houses retain the relationships to one another
and to the environment that Olmsted intended.
(c)
On the plain south of DeForest Road, within the present
historic district, Olmsted drew only two house sites set far apart
so as not to interfere with the direct relationship between the houses
on Deforest Road and the ocean. On this plain there is one hillock,
but instead of placing a house on top of this rise, Olmsted placed
it on the forward slope, so that only the roof of the house would
be within the vista from the houses on DeForest Road. This is an example
of the attention Olmsted gave to the impact of each house on the setting
of the others. The second house site is also at a relatively low elevation.
Today there are two houses on this plain. In their relationship to
the topography and in their alignment these two houses fit into the
setting of the historic district in a different way from that envisioned
by Olmsted. There remain three vacant lots on this plain and the potential
for three new houses to intrude upon the setting of the historic district
and to diminish the vivid connection between the historic houses and
the Atlantic Ocean.
(d)
Another group of 10 house sites is spread out along
an arc a considerable distance to the north of the original DeForest
Road houses. Olmsted envisioned this as a second informal range of
houses similar to those on DeForest Road. Today there are three houses
positioned more or less along this arc of Olmsted house sites. Because
these houses are set a good distance to the north and the historic
houses are oriented toward the west, east and south, they do not interfere
with any of the primary vistas from the historic houses.
(2)
In evaluating a potential site for a new residence
the following guidelines apply:
(a)
The potential for siting a new house according to
the 1881 Olmsted plan should be evaluated first.
(b)
The site of a new house should conform to the rhythm
of houses and open space established by the seven original houses.
(c)
The site of a new house should not intrude upon the
vistas from the historic houses and the Clubhouse site to the Atlantic
Ocean or vistas from one historic property to another.
(d)
The site of a new house should conform to the character
of open space, the relationship to the natural topography and the
rhythm evident on the 1881 Olmsted plan for the Montauk Association.
B.
The design of a new house. If a proposed new residence
is properly sited, a design that is compatible with the setting of
the historic district can be achieved. The seven historic houses are
quite consistent in size, massing and materials. These consistent
features mean that no one house stands out from the group. A new house
should also adhere to these consistent characteristics as detailed
in the following guidelines. Some of the nonhistoric houses in the
district were designed with these principles in mind and fit well
into the setting, such as the 1985 house at 152 DeForest Road.
(1)
General.
(a)
The Architectural Review Board shall take into account
the visibility of the proposed new residence from: the site, porches
and interiors of the historic houses; the Clubhouse site; DeForest
Road; the bluff at the Atlantic Ocean; Montauk Point State Boulevard;
and other roads. Priority will be given to the compatibility of the
most visible features of the proposed new house.
(b)
In order for the Board to judge the visible features
and the impact of a proposed house on the setting of the historic
district, a mock-up of the proposed house on the site shall be required.
At a minimum, the mock-up shall consist of poles indicating the height
at each end of the main roof ridge and poles indicating the height
of the walls at the four principal corners.
(2)
Restrained design.
(a)
All elements of a new house should contribute to an
harmonious relationship with the historic houses and their setting.
(b)
Creating a new design that embodies the best principles
of form, scale, proportions, materials, massing and rhythm of the
historic houses is encouraged.
(c)
The conservative use of decorative detail would enhance
compatibility with the setting of the historic district.
(3)
Size and massing.
(a)
A new house that has the size and important dimensions
of the seven historic houses would fit best into the setting of the
historic district. The dimensions of a new house should be within
the range of the following corresponding dimensions of the historic
houses and should not exceed these dimensions:
(b)
The massing of the Agnew House and Hoyt House with
a main block and secondary wing to the north provides a model for
an appropriate way to break up the mass of a house.
(4)
Roof form.
(a)
The historic houses have a predominant gable-roof
form. Cross gables, dormers, porches and eaves at different levels
are used in a restrained manner to give a somewhat complex roofline.
(b)
The roof of a new house nay be the most prominent
feature within the vistas from the historic houses. A wood-shingled
gable roof is a form compatible with the setting of the historic district.
First-floor eaves may increase the harmonious fit of a new house into
the setting of the district.
(c)
Dormer windows, cross gables and other features should
be used with great restraint, especially on the roof slope facing
the historic houses.
(5)
Height. Height is an important element of the design.
A lower building will be a less prominent feature of the landscape
and will interrupt vistas and relationships to a lesser degree than
a taller building. The height of a new house should contribute to
a harmonious fit into the setting of the district.
(6)
Materials. The materials of a new house should be
in harmony with the materials of the historic houses, which have cedar
shingle roofs, a combination of shingle and clapboard siding, and
painted wood doors, windows and trim.
(7)
Proportion and arrangement of windows and other openings.
In considering a proposal to demolish a building
or structure or component of a building or structure the following
guidelines apply:
A.
No historic building or structure or significant component
thereof should be demolished.
B.
The Architectural Review Board shall consider the
historic and architectural significance of the building or component,
the contribution the building or component makes to the historic district,
and the impact of its removal on the character of the district.
C.
If an application for demolition 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.
D.
Before approval can be granted to demolish a building,
the Architectural Review Board shall determine that all alternatives
to demolition have been considered.
E.
The Architectural Review Board may require adequate
documentation of a building or component through photographs and measured
drawings as a condition of approval when there is no alternative but
demolition.
F.
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.
The siting of the seven original houses according
to the Olmsted plan is a critical component of their historic and
architectural significance. The seven historic Montauk Association
houses should remain on their original sites. In considering a proposal
to relocate a building or structure the following guidelines apply:
A.
The Architectural Review Board shall 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.
B.
Before approval can be granted to relocate an historic
building, the Architectural Review Board shall determine that all
alternatives to relocation have been considered.
