Early Development by Donna Kenny
At one time, the end of Shipyard Lane was a popular spot for locals to duck hunt. High sloping dunes and a broad sandy beach stretched alongside the bay. The dunes were about the height of the bulk head at the oyster factory.
– Sue Hallock, former Cleaves Point Condominium Manager
In December 1978 Emmanuel (Manny) Kontokosta of Brooklyn and Greenport purchased his first parcel of property fronting Gardiners Bay on the west side of Shipyard Lane, East Marion, New York. This initial 3.263 acres he soon combined with a second parcel of 5.936 acres that he would later develop into Cleaves Point Village Condominiums. By the end of 1980 Manny had purchased a third contiguous bay front parcel consisting of 3.983 acres which he later developed into Cleaves Point Commons Condominiums, resulting in a vacation home complex of more than thirteen total acres. In addition, Manny purchased two more parcels of over 5 acres on Shipyard Lane situated north of the complex. These acres remain undeveloped.
In January 1980 the Southold Zoning Board of Appeals approved a proposal by Manny Kontokosta for a new East Marion complex consisting of a 21 unit motel, 28 apartments in two buildings of 14 apartments each and a coffee shop, all to be located on his parcels #1 and #2. In response to local residents’ concerns about noise, the ZBA prohibited the use of outside loudspeakers. Additionally, Manny agreed to limit the coffee shop to use by motel patrons and apartment residents only.
Just over a year later, in February 1981, the Greenport Village Board opposed another plan by Manny to create a 58-slip marina at the East Marion site due to concerns about possible saltwater infiltration. The remainder of the proposal, which was ultimately approved, included a swimming pool and two more apartment buildings of 10 units each, replacing plans for a motel on the 9.19-acre Shipyard Lane site. In a telephone interview from his New York City office, Manny commented then that “the marina would have been a tremendous asset … but it isn’t an essential part of the project.”
Having gained these initial approvals, Manny continued to pursue his vision for developing the waterfront property despite setbacks. An early fire of unknown origin destroyed Building 1 soon after it was constructed. Undaunted, Manny hired a guard and installed a security trailer near the present tennis courts.
Prior to the development of Cleaves Point, Manny had been involved in other local projects, including a development of North Road condominiums directly facing Long Island Sound. Throughout the 1980’s numerous developers applied to area boards and proposed numerous condominium projects that generated continual controversy and debate on the North Fork. Despite the arduous application process, some of these proposed developments did eventually receive approval including those at Sterling Cove, Pipes Cove and Oyster Point in Greenport. However, development proposals for New Suffolk, Brecknock Hall and Orient Point Inn were unsuccessful during this decade due to various environmental, traffic and safety issues. Today Cleaves Point Condominiums enjoys its distinction as the North Fork’s easternmost waterfront condo community.
When he finally received all the required permits to develop Cleaves Point, Manny launched an energetic marketing campaign. In November 1981 a New York Times advertisement announced a “Preview Showing This Holiday Weekend for Cleaves Point Village Waterfront Condominiums on Gardiners Bay in the Historic North Fork of Long Island” priced from $125,000 with 12 ¾% financing available. Directions from New York City described Shipyard Lane as located “1,000 feet past (the) Golf Course”.
By August 1983 Sue Hallock came on board as the development’s sales representative. That year the first Cleaves Point owners took up residence in Buildings 1 & 2, while Building 3 was already under construction. By December 1983 all units in Buildings 1 & 2 had sold.
In the spring of 1984 another New York Times advertisement, well positioned at the top of the real estate page, heralded “A Cleaves Point Waterfront Villa…because you’ve got an instinct for the good life.”
The following year The Suffolk Times ran large ads proclaiming “Cleaves Point Village Waterfront Condominiums (featuring) a 900’ Gardiner’s Bay Beach, Marina, Pool/Clubhouse and Tennis Courts”. Sale prices at this time ranged from $148,000 to $180,000. Monthly, seasonal and yearly rentals were available from $2,800 to $10,000.
By 1986 all units in the Villages had been sold. The first Unit in the Commons sold in September 1987 and the last unit closed in 1997.
As of 2006, twenty-five out of a total of sixty-two Cleaves Point owners occupied their original condos. Over the years, sixteen owners had relocated to different units within the complex. Altogether, forty-one original owners, representing two-thirds of the community, continued to own a piece of paradise by the bay while extending a friendly welcome to newcomers.