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ZBA hears bluff‑front addition in Montauk; applicant offers revegetation and buffer to reduce runoff
Summary
Navy House LLC proposed a multi‑part addition and related site work at 132 Navy Road in Montauk that requires variances from bluff and wetland setbacks. The applicant emphasized unique topography and prior approvals; planning staff recommended substantial revegetation and removing a concrete patio to reduce runoff. The board closed the hearing and will decide from the record.
The Zoning Board of Appeals on Feb. 3 reviewed a bluff‑front application for 132 Navy Road in Montauk that would demolish portions of decks and pads and construct roughly 1,588 square feet of first‑ and second‑story additions, a covered porch and associated walkways.
Joel Halsy, representing Lighthouse Land Planning for Navy House LLC, said the proposal is similar to earlier approvals in the neighborhood but that lot size and topography create unique constraints. Halsy described the bluff crest as relatively stable and said the design maximizes setbacks where possible. He also proposed revegetation in cleared areas and removal of a concrete patio near the crest to limit runoff.
Planning staff (Tyler Borsak) described the bluff system as steep but largely stable, cautioned that construction upland of the crest can still increase erosion risk, and recommended mitigation measures including a 990‑square‑foot revegetation area and a 10‑foot vegetated buffer at the crest. The planning memo notes the project is similar in scope and impact to a 2018 approval for a nearby parcel but that careful review is required for grading close to the bluff.
Board members asked about construction protections, access down the bluff and the proposed removal of a small play area; the applicant confirmed existing stairs remain and said the play area will be removed and revegetated as proposed.
The board closed the public hearing and record. Next steps: the board will review the record and may impose conditions such as specific revegetation and construction‑period erosion controls before issuing a determination.
