Riverhead officials are considering zoning changes that would allow the development of “golf cottages” with the purchase of farmland preservation credits. The code changes drew both public criticism and support during a pair of public hearings Wednesday night.
One proposed code amendment would add new definitions to the town code for “standard golf course” and “golf cottage.” The second would amend the town’s transfer of development rights program to allow one preservation credit to be redeemed for one golf cottage in the Residence RA-80 zoning use district, located north of Sound Avenue, which is a designated receiving area for the transfer of development rights.
Under the draft definitions, a “golf cottage” would be an accessory use intended to provide transient lodging for golfers or visitors, limited to 1,200 square feet per unit and capped at one cottage per hole, up to 18 cottages. The definition would allow cottages to be freestanding or attached “with common walls.” The draft language also states the cottages are not to be used to establish residency. Each “golf cottage” would require the redemption of one preservation credit.
Several speakers urged the town to scale the proposal back, arguing the comprehensive plan complemented significantly smaller cottages and stated further study under the State Environmental Quality Review Act would be required before the adoption of a code to allow the use.
The draft code amendment initially prepared by town planning staff limited the size of golf cottages to 600 square feet, as recommended by the 2024 Comprehensive Plan Update. During a Town Board work session discussion in September, board members Ken Rothwell and Bob Kern advocated for increasing the maximum square footage of each cottage to 1,200 square feet. Other board members agreed.
Senior Planner Greg Bergman returned to a Town Board in December with a revised draft code, which was then scheduled for a public hearing.
“The updated comprehensive plan recommends permitting golf units on all golf courses in all zoning use districts, and limiting the unit size to 600 square feet. The proposed amendments, therefore, are totally inconsistent with the Comprehensive Plan’s SEQR,” Barbara Blass of Jamesport said.
“Did the prior SEQR reviews for these golf courses anticipate such additional buildout? Will a supplemental SEQR review be required to evaluate where and how many units can be constructed based on the site limitations, such as the course layout, slopes, wetlands, water, wastewater quantities, parking demands, unit access, etc.?”
Blass said that as a zoning code amendment affecting more than 25 acres, the proposed code amendment is a Type I action under SEQR, triggering the requirement for additional analysis.
Riverhead Town Code section 301-207 describes allocation of preservation credits in the TDR program and paragraph B of that section “states that no additional allocation of credits can be made for real property, improved with a golf course, implying that a lot improved with a golf course is considered completely developed,” Blass said. “With that in mind, how can a golf course accommodate additional development?”
Wading River Civic Association President Sid Bail, who was a member of the comprehensive plan update steering committee, told the board he was surprised the proposal would allow units up to 1,200 square feet, since the comprehensive plan proposed cottages of 600 square feet. He said the idea needs more refinement before the town moves forward.
Other speakers focused on the draft’s allowance for attached cottages, saying that language could be interpreted to allow a single, multi-unit structure.
Residents asked the board to require cottages to be freestanding and to add more explicit limits on internal layouts and occupancy to prevent a larger lodging operation from emerging under the “cottage” label. Some asked the town to align the proposal with its transient rental framework, including an explicit cap on the length of stay.
Former town supervisor Laura Jens-Smith said she “supports the town board’s goal of encouraging golf course viability, expanding the use of transfer of development rights, and increasing long term tax revenue for the town.” In concept, she said, allowing golf cottages as an accessory use is “a smart pro-development policy” that “creates an economic incentive to preserve open space, keep golf courses viable, and strengthens Riverhead’s tourism base.” She asked the town to make sure the code delivers exactly what the board intends, as expressed in the comprehensive plan.
“As written, the proposed code allows cottages of up to 1,200 square feet and permits attached multi-unit buildings,” Jens-Smith said. “While that may seem flexible in practice, it shifts the use closer to residential or lodge-style development that creates ambiguity around enforcement, assessment and occupancy — none of which benefits the town or responsible developers in the long run,” she said. She urged the board to tighten the code’s language, which, she said, will better serve “the board’s objectives of economic development, preservation and revenue generation.”
Amanda Gramms of Riverhead said the draft definition includes lodging for golfers “or visitors,” and questioned how broadly “visitors” could be interpreted. She suggested the wording could encompass uses unrelated to golf, such as party weekends. Gramms also asked whether the cottages would be heated, raising concerns they could become a year-round lodging option rather than seasonal, golf-related accommodations.
Kathy McGraw of Northville urged the town not to alter the draft definition of a “standard golf course” — which includes parameters such as par, length and minimum acreage — and suggested the town revisit wording in the golf cottage definition to avoid ambiguity about what accessory uses are included.
Baiting Hollow resident Gary Scirica said he is opposed to the golf cottages proposal because they are short-term rentals occupied by transient guests who do not have a lasting stake in the community, which, due to their transient nature, are more likely to create quality-of-life issues.
Astrid Lehman of Baiting Hollow questioned allowing short-term rentals on golf courses when they are not allowed in general. “My issue is it’s almost like you have a schizophrenic approach here,” she said. “So we have to understand as a public why some people can have short-term rental … and why some people can’t. And I think this is a very unfair approach,” Lehman said. “There are a lot of mom and pop people who kind of do this short-term rental stuff, and they are being excluded while other people are being allowed.”
Craig Vasey of Wading River said Riverhead has “some of the best golf courses around.” He said he supports the code change proposal to allow cottages because they will help golf courses remain viable. That’s good for the town, he said, because it generates revenues for the town.
Council Member Ken Rothwell said the proposal was meant to provide flexibility for struggling courses. He emphasized no golf course would be required to build cottages, describing the proposal as one possible path to keep golf courses operating rather than seeing properties transition to other uses.
Council Member Bob Kern referenced prior discussions involving transfer of development rights and code changes the board has made in recent years, saying the topic has been under consideration for a significant period of time.
The second public hearing focused on the transfer of development rights amendment, which would allow preservation credits to be redeemed for golf cottages at a rate of one cottage per credit in the RA-80 zoning use district.
Bergman told the board the change would add golf cottages to the list of development options that can be built in exchange for preservation credits. One credit requires the sterilization of one acre in a sending district, such as the Agricultural Protection Zone or large-lot residential districts, Bergman said, meaning the development right is permanently removed from that acre. The process involves identifying sending and receiving parcels and recording the required documents, he said. In practical terms, Bergman said, using a credit for a cottage would preserve one acre of farmland.
The hearings come as Riverhead continues to weigh how to balance development pressure, farmland protection and the future of large properties, including golf courses.
Supervisor Jerry Halpin said written comments will be accepted through Feb. 2.
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