Jamesport country inn, wellness retreat proposal hits zoning hurdles

A new owner of a historic 24-acre Jamesport property wants to bring a 20-room country inn and wellness retreat to Main Road — but Riverhead planners say parts of the proposal don’t fit the town’s current zoning code.

The plan is intended to preserve the former Kubby Farm at 1117 Main Road while turning it into a year-round retreat where guests could stay, dine and enjoy amenities including a gym, sauna, outdoor showers, spa, indoor pool and running trail. During an Aug. 4 pre-submission conference, however, the Riverhead Planning Department identified several zoning hurdles that would have to be resolved before the concept could move forward.

Jessica Juliano, who was not present at the meeting but was represented by attorney Stephen Kiely, wants to transform the property into the wellness retreat while preserving much of the existing land and historic structures.

The property sold at the start of this year for $2.3 million, according to a real estate listing. The Real Deal reported in 2022 former Houston Rockets owner Leslie Alexander was selling the property. 

There are currently multiple existing, rundown structures on the front portion of the old homestead along Main Road, including a historic house and barns associated with generations of the Young family and the property’s farming history. The site is also historically significant because of its connection to Brister Youngs, an enslaved man who may have lived there.

Although in a rudimentary state, Mr. Kiely described the concept as a quiet, peaceful retreat for guests to reconnect with themselves, all while preserving the historic “soul” of the land. The wellness model does not include weddings or corporate events, but rather event space for those staying on the site, such as yoga classes. Mr. Kiely also said dining would be limited to guests staying at the inn rather than being open to the general public.

“The intent is to maintain about 98% of the property as is,” Mr. Kiely said at the Aug. 4 pre-submission conference. “We want to maintain the historical structures and repurpose them, and we also want to let the property lead the project.” 

The discussion with the Riverhead Planning Department centered not only on where a country inn could be built, but whether the broader wellness concept fits the town code’s relatively narrow definition of a country inn. Planners questioned whether amenities including the spa, pool, dining and other wellness uses could be permitted as accessory uses under the existing code.

The property is split-zoned, with one portion falling within the town’s Rural Corridor zoning use district. Under limited circumstances, this allows for a country inn if it’s within a quarter mile of a hamlet or village center.

Senior planner Greg Bergman said the Jamesport property exceeds that distance. The back half of the land is zoned as Residence B-80 (RB-80), where the country inn would be, Mr. Kiely said. 

This zone does not allow for country inns, and would require either a use variance or rezoning. 

“I like the concept, you keep a lot of open space, you don’t change the frontage or the curb appeal of the property,” said senior planner Greg Bergman. “I don’t see how the zoning really works right now.” 

Mr. Kiely expressed a preference for rezoning, further explaining that the alternative under the existing zoning could include construction of up to 10 homes and the possible demolition of the historic structures.

Senior planner Matt Charters shut down the idea of creating a new zoning district for the project. 

Dawn Thomas, the town’s community development administrator, said the potential positive and negative impacts of rezoning would also have to be considered. 

“The property’s been fallow for many many years, and the zoning has obviously not been really generating a lot of interest,” Ms. Thomas said. “We want properties to be well used.”

The property’s history dates to the 18th century, when the Rev. Daniel Young owned the farmstead and enslaved Brister Youngs, who may have lived in a house on the property, according to Landmarks Preservation Commission chairman Richard Wines.

In an interview following the meeting, Mr. Wines said the newer front portion of the historic house was likely built by the Rev. Young’s grandson, Squire Halsey Young. The site has long been on the Landmarks Commission’s watch list for preservation, particularly because of its connection to the North Fork’s history of enslaved people. A historic marker has also been approved for the site to recognize Brister Youngs, he said.

“The Landmarks Commission is looking for a way that we can preserve those buildings in that farmstead, and whether this particular proposal is going to fly or not, I can’t say,” Mr. Wines said. “I can’t speak to the zoning issues and all of that, which are all very real community concerns, but we do want to find a way that the house and hopefully both barns could be preserved.”

In terms of the scale of the property, Mr. Bergman acknowledged the low intensity of the project and the potential benefits of the open space and walking trails. However, he said compliance with existing zoning needs to be addressed before any further movement with the application. 

For now, Mr. Kiely said he is open to hearing feedback from the community and the Riverhead Town Board. 

“We’re willing to be flexible, again, this is just our first iteration of it,” Mr. Kiely said. “We’re trying to be mindful of historic viewsheds, which right now you’re looking at a dilapidated property — we’re going to clean it up, we’re going to refurbish the buildings, we’re going to bring them back to their glory.”