Southampton may ease rules to convert Boardy Barn into a boutique hotel site

The Town of Southampton is considering a measure that would advance plans to redevelop the former Boardy Barn property in Hampton Bays into a boutique hotel.

The town would allow "small scale" hotels, ranging from 16 to 65 rooms, in a new hotel development overlay zoning district along certain stretches of Montauk and Sunrise highways, where hotels are not currently permitted. Hotel projects would be approved by the town board on a case-by-case basis.

At least one developer is poised to take immediate advantage of the legislation.

Hotelier Robert Salvatico announced earlier this year that he and business partners were planning to redevelop the former Boardy Barn site on Montauk Highway into a 68-room hotel with a restaurant and bar. Vozi Realty LLC, of Garden City, purchased the Boardy Barn property in 2022 after its closure in 2021. 

Salvatico told Newsday in April  he would petition the town board for a zoning change to allow the project to advance.

Salvatico said in an interview with Newsday last week “Hampton Bays would make a great place for a modestly scaled, appropriately styled hotel,” like the Hotel Indigo his family operates in Riverhead.

“This is not geared to be only seasonal. This is geared to be a year-round contributor to the community,” he added.

Salvatico said he is open to working with town officials and residents to “get the look and feel” of the hotel “right for the community.” 

The hotel project is estimated to cost about $20 million, Salvatico said.

If adopted, the overlay zone would be an be an “important change” to the town’s commercial zoning code, Supervisor Maria Moore said in a text message.

“Our goal is to promote small-scale overnight accommodations,” Moore said. “We’ve included a restriction against extended stays and cooking facilities to ensure that the hotels won’t be used as residential dwellings.”

The Hamptons’ economy is anchored by tourism. The town's 1999 comprehensive plan called for new, high-quality and affordable accommodations for visiting families, according to the proposal’s legislative intent.

The proposal for the Boardy Barn property “did bring to light that we need to create a path forward” for that kind of development, Janice Scherer, the town's planning and development administrator, said in an email.

“Many people would like to enjoy all of the wonderful things Southampton has to offer but cannot afford to rent a summer house or pay $1,000/night or more,” Scherer added.

According to the legislation, a developer seeking to build a hotel in the overlay zone would have to file a concept plan with the town. The town board would review the plan and then determine whether to grant the property overlay zone status, allowing the project to advance to the planning board.

The overlay zone allows the construction of hotels, motels and motel resorts, as well as restaurants, spas, recreational areas and gift shops as accessory uses. Development sites must be at least 2 acres in size.

The legislation specifies that hotel designs must suit the surrounding area. The measure prohibits “corporate” or “franchise” architecture associated with national hotel chains. Scherer said it’s important to maintain the town's “character and protect our authenticity.”

The Boardy Barn opened in 1970 and became a popular Hamptons party spot in the summer, drawing a crowd of young adults. After closing in 2021, the venue reopened as The Barnyard Beer Garden.

The town board scheduled a public hearing on the overlay zone legislation for Dec. 9 at 1 p.m.