Topping Rose Wants to Double in Size!
They are proposing to double the number of hotel rooms, increase the restaurant seating from 75 to 144 seats, and build out even more event space. They are also proposing to use two adjacent residential properties to the north to build an underground parking garage and a sewage treatment plant, justifying it all by saying they are adding green space. This is already a high traffic intersection.
Attend the ZBA public hearing on 7/2 @ 6pm at Town Hall.
Speak Out. Be Heard. Stand Together.
Konner Gateway
Developer Greg Konner Proposes Cannabis Dispensary at Carvel Site on Montauk Highway opposite the Commons
In what the Southampton Press describes as “the Carvel pot plan,” Greg Konner has announced a proposal to replace the Carvel with a cannabis store as part of a larger plan to potentially place six 15,000-square-foot commercial buildings on the lots he owns in the Highway Business zone opposite the existing Commons shopping center across the street. Only 4 years ago, members of the then Bridgehampton CAC and Bridgehampton Action Now (BAN) worked to stop a Konner plan to build a 27,000-square-foot Equinox facility on part of the site. Now he’s back with a plan that requires a Special Exemption from the site’s zoning, despite our previous requests that he and the Town work together to keep this property as open space using CPF (Community Preservation Fund) money.
The incredible number in recent years of Bridgehampton new-build and existing residential home sales have sent plenty of money to this fund, with few purchases by the CPF to preserve open space and scenic vistas in our hamlet in return. The CPF needs a willing seller and the Town needs to put open space goals ahead of their seemingly endless desire to facilitate commercial and residential development. Do we need another shopping center or otherwise large commercial development across from an existing shopping and commercial center, adding to the already overloaded traffic on Montauk Highway? Thank you to those members who have written letters to the editor and to the Town opposing this plan. As with previous proposals for this site, traffic and environmental studies will be needed to assess the impact of so much additional development close to Kellis Creek and Kellis Pond.
There are safety concerns as well: when a cannabis store is located on the Highway, rather than in a walkable village (all of whom voted not to allow them), it is likely that customers will smoke cannabis before and while driving and, unlike breathalyzer tests for alcohol, opponents have said there may be no existing test for police to prove impairment due to cannabis if drivers are pulled over.
625 Butter Lane Ag Reserve Covenants In Jeopardy!
The owner of this Reserve purchased the property in 2015 fully aware that activities and structures on the property are strictly limited by a 1996 Covenant with the Town of Southampton and by Town Code. The easement states that “the property constitutes an area of natural scenic beauty, openness…and if retained, would maintain and enhance the present and potential value of abutting and surrounding properties and would enhance the preservation, conservation, and retention of farmland, open spaces, and/or areas of scenic and natural resources of the Town…”
It goes on to say that “the use and development of the Agricultural Reserve Easement will forever (our emphasis) be restricted to farming…for commercial purposes.” Housing is not allowed nor is the keeping of animals as pets.
Beginning during COVID restrictions, and without permits, the owner allegedly built several structures for animals, has built a dollhouse, and has kept alpacas, despite the fact that Town zoning now only allows animal husbandry on a parcel of at least 10 acres, which this parcel is not. He is also proposing a 3,000—square-foot greenhouse with two wood-burning chimneys. Cornell Cooperative Extension issued a letter questioning if this was really for the purpose of a greenhouse, as it did not have typical greenhouse features.
After previously bypassing the Planning Board by first applying to the Zoning Board of Appeals, he has now applied to the Planning Board for an amendment to the Covenant. This story was covered in the Southampton Press last week, but the article was written prior to the hearing. You may access the article using this link:
On September 28, 2023, BridgeCivic President Pamela Harwood attended and spoke at the 1 hour and 45 minute public hearing at the Planning Board, as did Civic Secretary Meredith Berkowitz, who is also a neighbor of this reserve. A representative for the Group for the East End also spoke to oppose changes to the Covenant. Our position is that if changes to this Ag Reserve covenant are granted, then all the many other existing covenants are in jeopardy of being diminished.
If you wish to watch a recording of the hearing, please use the link below and fast forward 6 minutes from the beginning.
http://southamptonny.iqm2.com/Citizens/SplitView.aspx?Mode=Video&MeetingID=9018&Format=Agenda
In January 2024, the Agricultural Advisory Committee issued a scathing letter objecting to the relocation of the building envelope as lacking any real farming purpose.
The owner then revived a lawsuit pressing his claim he can build housing on this reserve and in a victory aided by neighbors and BridgeCivic, the Hon. Judge Nolan. ruled in favor of the Town and held that housing was prohibited by the clear language of the easement! This followed a similar victory in Peconic Land Trust v First Blue East LLC examining similar language in an easement. Both cases are pending on appeal and we continue to monitor them.
The owner has also twice tried in 2024 and 2025 to be admitted to the NYS ag markets district and we along with neighbors and Group for the East End have opposed the inclusion noting that we believed the owner was seeking inclusion solely to weaponize the Ag+Markets law to his benefit and not for genuine agricultural markets purposes. Both times the Suffolk County agricultural committee heeded our concerns and tabled the matter. The owner did not apply again this year but we will continue to monitor it as well. Our view is that inclusion is premature until this owner can demonstrate a committment to compliance with the clear terms of the conservation easement. In May 2025, the owner finally agreed to a plea bargain in the proceedings in Justice Court stemming from having erected the illegal animal structures and removed them. However, the animals remain and we continue to press the Town to adhere to the strict terms of the conservation easement and Town Code and make a determination as to whether they are allowed or not.
Just recently, on April 15, 2026, in another victory, the owner was forced to withdraw the variance request for animal husbandry and for significant setback relief (over 50%) to legalize shelters after 4 years of inaction and 17 adjournments, something we view as a clear abuse of the ZBA and planning process.
2227 Montauk Highway - Farrell Office Building
Several years ago, (after totally clear-cutting the property and causing immense land disturbance) Farrell proposed building a 5,000+ sq ft office building at 2227 Montauk Highway, which is a Special Exception Use (SE) in the Hamlet Office zoning district (HO). In HO zoning, for any building over 3,000 sq ft, and for every 1,000 additional sq ft, one apartment is required. In this case, 3 apartments (one for moderate income housing) are required, but Farrell is requested variance relief to only have 2 apartments. Farrell also proposed to include them not on the 2nd story of the office building (which is required) but in a separate structure behind the office building facing Church Lane. Ingress/Egress for both the commercial building and the residences would be both from Montauk Highway and Church Lane. Church Lane neighbors requested that ingress/egress for the commercial building be limited to just Montauk Highway.
The Bridgehampton Civic has advocated to hold Farrell to the Hamlet Office Zoning Code, which stipulates the housing must be on the second floor of the main building with no outbuildings. This property falls within the newly-established Bridgehampton Main Street Historic District and as such it was the first application to go before Landmarks for a certificate of appropriateness to which the new guidelines and review would apply. When Farrell submitted a rendering of a modern design out of keeping with the District, the Planning Board rejected the design.
Since then, Farrell purchased the Dime Bank building and since then, 2297 Montauk Highway has remained vacant and is being used for storage and as a dumping ground. Town Code does not allow owners to neglect their properties, yet the Town has allowed the property to remain derelict.
Please write to the Code Enforcement Department (rmurphy@southamptontownny.gov) to protest these conditions. Meanwhile, the Bridgehampton Civic Association will remain vigilant for any new submissions to the Planning Board.
Loaves & Fishes
Many members and other readers have asked what is happening with the land on the northeast corner of Montauk Highway and Butter Lane next to Loaves and Fishes that was completely clear cut and now lies vacant. The applicants, the owners of Loaves and Fishes and the Bridgehampton Inn, had originally proposed one building with a café on the main floor and 4 apartments on the second floor in the Hamlet Office (HO) zoning district, and what is now in the Bridgehampton Main Street Historic District. The applicant subsequently changed the application to two separate buildings connected by a pergola, which would have required 3 apartments. In Konner Gateway 1, the Planning Board had previously taken the position that the HO requirements could not be circumvented by splitting a building into two connected by a breezeway or other method. Yet, by detaching the pergola separating the two 3,000 sq ft buildings, the applicant was able to circumvent the apartment requirement. The result is still 6,000 sq ft of office space on the property. Neighbors who had previously objected withdrew their objections with the removal of the 7 most northern parking spots based on a cross-access waiver with the parking for the inn next door, a reasonable buffer (a fence and two rows of trees) and relocation of ingress/egress off Butter Lane to the middle of property, reducing the impact on neighbors across Butter Lane.
In addition to the office space, the proposal includes a single family residence in the rear. Some concern still surrounds this “residence’ as it lacks certain hallmarks of a single family residence as, for example, its only parking is not a driveway, but the shared parking lot with the office space.
Atlantic Golf Club Housing
Atlantic Golf Club at 1040 Scuttlehole Road had applied to the Planning Board and ZBA for significant relief for a building ofover 6,000 sq ft for employee housing situated directly on Scuttlehole Road. The ZBA issued an opinion that it could notgrant the requested relief as a code amendment would have been required. Atlantic Golf Club subsequently proposed an amendment to the Town Code, which was adopted. The neighbors had challenged the new legislation on the basis of inadequate SEQRA (environmental) review. The BridgeCivic had questioned whether the Atlantic Golf Club could find another location on its approximately 200-acre property that would not impede the Scuttlehole viewshed, the preservation of which is a goal of the Town’s Comprehensive Plan.