Southampton paves way for turning Boardy Barn site into a boutique hotel

A divided Southampton Town Board adopted a measure that allows new hotels along key commercial corridors, including at the former Boardy Barn property in Hampton Bays.

The new law creates a hotel development overlay district that can be applied on properties along certain stretches of Montauk Highway and Sunrise Highway, where hotels were not allowed.

The change helps advance a formal proposal to redevelop the former Boardy Barn property in Hampton Bays into a boutique hotel, a plan previously floated by hotelier Robert Salvatico.

The overlay zone allows construction of hotels, motels and motel resorts between 16 and 65 rooms, as well as accessory uses like restaurants, spas and recreational areas. Development sites must be at least two acres.

The town board has wrestled with the legislation for months, holding multiple work sessions and hearings after the town’s planning board raised objections.

Councilwoman Cyndi McNamara, the legislation’s sponsor and the board’s only Republican, forced a vote Tuesday over the objections of Councilmen Michael Iasilli and Tom Neely. McNamara was joined by Supervisor Maria Moore and Councilman Bill Pell in approving the measure. Neely voted no, while Iasilli abstained, citing the need for more discussion.

McNamara said there is community support for “small-scale” hotels. She said the town board holds the “absolute most control” over where hotels can be built.

“I know that this is the most responsible way to do this with the most possible oversight — and I wouldn't sponsor it if I didn't feel that way,” McNamara said.

The proposal had brought objections from civic leaders who cited concern about an influx of traffic coming from new hotels.

The overlay district is “dangerous and vulnerable to manipulation by wealthy developers,” said Meredith Berkowitz, secretary of the Bridgehampton Civic Association.

“We can't handle more tourism — affordable, small scale or otherwise — especially east of the [Shinnecock] Canal, where we have only a one-lane artery,” Berkowitz said.

Under the new rules, developers must submit to the town board a concept plan for a hotel. The board will decide whether to grant overlay status to a property before the town planning board is asked to review. Town officials said the process gives them control over the size, design and location of each project.

“We will closely monitor this and change as needed,” Moore said of the overlay district.

The town’s tourism-driven economy has long depended on seasonal visitors, but there are few moderately priced options for families. Town officials say they hope the overlay district will result in more hotel rooms at better prices.

Salvatico, whose family operates the Hotel Indigo in Riverhead, announced last year that he and business partners were planning to redevelop the former Boardy Barn site into a hotel.

The Boardy Barn, which opened in 1970, was a popular Hamptons party spot in the summer, drawing a crowd of young adults under a striped party tent for beer and music. It closed in 2021.

Vozi Realty LLC, of Garden City, purchased the Boardy Barn property in 2022. The venue later reopened as The Barnyard Beer Garden.

Town officials said the newly adopted zone is intended not just for the Boardy Barn property but for other eligible lots. The Hampton Bays site could become one of the first tests of the new district.