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Applicant says McCabe cottage addition will require zoning board relief; planning staff urges vegetation protection
Summary
At a July 16 Riverhead Planning Board meeting, the applicant for Cottage No. 5 at the Sound Shore Club said the proposed enclosed porch and front stoop lie within SEHA/CHA jurisdiction and will need a ZBA denial to proceed; staff recommended retaining or replacing vegetation to stabilize the bluff.
The Riverhead Planning Board discussed a permit application for Cottage No. 5 at 2730 North Whiting River Road, part of the seasonal Sound Shore Club. Applicant representative Jackie Hubbard told the board the application is intentionally incomplete because the project will require a denial so the owner can apply to the Zoning Board of Appeals. "We submitted this permit application, knowing that we will need a denial to go to ZBA," Hubbard said.
Staff described the cottage as a preexisting nonconforming structure with existing decks seaward of the CHA/SEHA jurisdiction line and said the proposed work — an enclosed porch and a covered front stoop landward of the main structure — will need zoning relief. Planning staff recommended protecting existing vegetation or replacing removed plants with native species to help stabilize the bluff and noted a retaining wall replacement and prior ZBA relief for the property in 2014.
The applicant acknowledged that the initial submission lacked full floor plans and erosion/sediment controls and agreed to provide fuller documentation for ZBA review and subsequent planning board review. Staff said it can furnish a denial letter to the applicant to enable the ZBA filing. No formal board action was taken; the applicant will pursue the ZBA route and return with completed plans if relief is granted.
