Public Meetings - Huntington, New York

The Zoning Board of Appeals of the Town of Huntington convened on December 11, 2025, at 11:15 AM (evening session) to consider eight public hearings, approve minutes, and address other business. The board granted variances for six applications, reserved decision on one, and amended a prior decision. The meeting concluded with holiday wishes, noting the next meeting on January 8, 2026. Minutes Approval - Minutes for November 13, 2025 (corrected to note member Alvin White’s absence due to heart surgery), November 20, 2025, and December 4, 2025, were approved unanimously. Public Hearings & Testimony 1. Public Hearing 23565 – 49 Manchester Road, Greenlawn (Applicant: Scott Kahn for Hults family) - Request: front yard relief to expand a front porch from 4 feet to 6 feet deep on a 30-foot setback (required 50 feet, but lot is ¼ acre in an R40 zone). No public opposition. - Outcome: Granted unanimously. 2. Public Hearing 23276 – 44 Raybor Road, Commack (Applicant: Jesse Marroquin) - Request: accessory structure relief for an in-ground swimming pool in a technical front yard on a corner lot (already built). No public opposition. - Outcome: Granted unanimously. 3. Public Hearing 23564 – 3 Eunice Drive, East Northport (Applicant: Scott Kahn for Miceli/Ashkenazy) - Request: accessory structure relief to build a cabana 5 feet from rear and side property lines (required 10 feet). The cabana will be seasonal, no plumbing, one room with storage. No public opposition. - Outcome: Granted with standard conditions (no habitation, seasonal use, no plumbing). 4. Public Hearing 23593 – 7 Marcy Avenue, Huntington Station (Applicant: Ted Barber/Greenlawn Center LLC) - Request: lot width relief to subdivide a 0.4-acre lot into two lots (60-foot width required 75 feet). Each lot will be 8,731 sq. ft. (exceeds 7,500 sq. ft. requirement). Real estate expert Michael Lynch testified the new homes (estimated $900,000 each) would positively impact the neighborhood; no setback variances needed. No public opposition. - Outcome: Granted unanimously. Planning board to be lead agency for subdivision. 5. Public Hearing 23594 – 7 Marcy Avenue, Huntington Station (same applicant, adjacent lot) - Request: same lot width relief for the second lot. No public opposition. - Outcome: Granted unanimously. 6. Public Hearing 23557 – 1714 New York Avenue, Huntington Station (Applicant: Quick Lube of Carolina/Take 5 Oil Change) - Request: Special Use Permit, parking variance (9 required to 5), sign variance (two ground signs vs. one, sign height in triangular area, five facial signs vs. nine). Applicant proposed demolishing a former gas station/auto repair and building a 1,745 sq. ft. three-bay fluids-only facility. Features: 25% landscaping (currently 0%), closing three of four curb cuts, stacking capacity for 10 cars. No public opposition. Board noted adjacent public parking and recent improvements across the street. - Outcome: Granted unanimously, including a negative declaration under SEQRA. 7. Public Hearing 23554 – 83 Cedar Road, East Northport (Applicant: Zvi Fadlon) - Request: variance to legalize a 30-foot recreational vehicle (RV) parked in a technical front yard on a corner lot. Applicant’s representative (Kathy K.) argued for practical use and screening. Public opposition from Geraldine Andreachi (neighbor) who cited a 16-month-old violation notice, history of zoning violations, safety concerns, and the RV being used as a dwelling. Applicant Zvi Fadlon stated the RV is for personal use, not rented, and cannot be moved to the backyard due to trees and maneuvering constraints. Hearing closed; decision reserved. 8. Public Hearing 23581 – 39 Connelly Road, Huntington/Greenlawn (Applicant: William Hennessy for Moscola family) - Request: retaining wall relief (1,778 sq. ft. vs. permitted 857 sq. ft.) to create terraced pool/entertainment area. Chicken coop variance withdrawn after applicant moved coop to comply with code (25 feet from property line). Public opposition from Janine O’Brien (neighbor) and Paige Ripberger (neighbor) expressed concerns about noise from dogs and chickens, erosion, and water runoff. Applicant explained walls are designed to control stormwater and will be engineered. No roosters allowed. Board noted chicken coop no longer under board jurisdiction. - Outcome: Granted unanimously for retaining wall relief, with condition that all other work complies with building and engineering codes. Other Business - Amended Decision (ZBA 23231 – 512 Adams Street, Centerport): Board approved an amended decision changing an approved 5-foot front yard setback to 3.5 feet, as built due to inadvertent error. Impacted neighbor consented. - Orient Avenue Matter (ZBA 23529): Applicant McCarthy reported ongoing negotiations with adjacent landowners to acquire additional land, potentially allowing a new subdivision application with larger lot sizes. Board acknowledged the update and indicated a new public hearing would be required for any revised application. No decision on the original closed hearing. Key Outcomes - Six applications granted (five unanimously, one with conditions). - One application (RV variance) reserved for decision. - One amended decision approved. - Meeting adjourned at approximately 8:15 PM (estimated from transcript context). Next meeting scheduled for January 8, 2026.

The Huntington Town Board met on December 9, 2025, at 2:00 PM at Town Hall. The meeting included a presentation honoring the Comac High School girls' and boys' varsity soccer teams for winning state championships, farewell remarks and tributes to outgoing Councilman Sal Farrow, and public comments on various topics including gas leaf blowers, sidewalk safety, traffic, and rezoning. The board adopted numerous resolutions, scheduled public hearings, and amended a water district resolution. Presentations - Councilwoman Maury and Councilman Bernardo presented proclamations to the Comac High School girls' and boys' varsity soccer teams for winning the 2025-26 Class AAA state championships. The teams achieved the first state title in the program's history and made Comac the first Suffolk County school (13th in NYS) to have both boys and girls win state titles in the same year. - Councilman Sal Farrow delivered farewell remarks, reflecting on his tenure and accomplishments including the opioid task force and implementation of open government software. Board members and members of the public offered tributes, highlighting his work on addiction issues and community projects. Public Comments & Testimony - Dr. Jeffrey Reynolds (co-chair of opioid task force) thanked Councilman Farrow for partnership on addiction initiatives. - Karen Steinhouse presented a change.org petition with 392 signatures requesting a traffic study on Larkfield Road in East Northport, citing safety concerns and lack of study since 2009. - Sharon Richmond praised Councilman Farrow's support for the Hope and Healing Project (statue honoring overdose victims). - Robert Schwartz thanked Councilman Farrow for support of environmental projects and Manor Farm Beekeeping. - Environmental health ambassadors (Melanie Gabrell, Senna Knopf, Emma Polinski, Ryan Yoon) and Frances Whittlesey (representing Unitarian Universalist Fellowship of Huntington) urged lifting the pause on the ban of gas leaf blowers, citing health risks from noise and emissions. - Multiple residents (John Gross, Daniel Carpen, Steve Weil, Matt Peluso, Karen Lovelace, Mary Ann Driscoll, Galena Simon, Ryan Widener) supported installing sidewalks on South Down Road, citing dangerous conditions for pedestrians. Karen Lovelace noted a petition with over 200 signatures. - Cynthia Clark criticized the village tree lighting event and SantaCon, citing safety issues and public disorder. She also made unsubstantiated accusations against Councilman Farrow, which the board condemned. - Daniel Carpen called for a $100 million 10-year open space acquisition program. - Pat Radlaber opposed a proposed multi-year lease with Centerport Yacht Club, but the board confirmed the item was pulled from the agenda and would require new public hearing if reconsidered. - Dorothy Fitzsimmons opposed scheduling a public hearing for the Starbucks/B2K zone change on Walt Whitman Road, asking for a delay. The board scheduled the hearing for February 10, 2026. - Joseph Levy and Susan Rubin addressed election integrity concerns, urging transparency. Discussion Items - Resolution 2025-632: To schedule a public hearing on February 10, 2026 at 6:00 PM to consider a zone change (from R-40/R-10 to C-6 General Business) for a Starbucks/retail at Melville on Walt Whitman Road. Councilwoman Maury stated the vote only schedules a hearing, not approval. Passed 4-1 (one opposed). - Resolution 2025-633: To schedule a public hearing on February 10, 2026 at 6:00 PM to consider a zone change (from R-5 to C-1 Office-Residence) for 50 Woodbury Road. Passed 4-0-1 (Councilwoman Lupinacci abstained). - Resolution 2025-634: Authorizing Dix Hills Water District to collect water usage charges, amended to include imposition of liens for unpaid charges and language regarding transfer of records and money to the receiver of taxes. Amendment passed 5-0, then resolution as amended adopted 5-0. - Consent Calendar: Resolutions 2025-612 through 2025-635 (excluding 632, 633, 634) were adopted unanimously on consent. These included various authorizations, budget amendments, donations, and scheduling of public hearings for building code amendment and Verizon license agreement. - Board of Trustees: Resolution 2025-BT-29 authorizing extension of a license agreement with H&M Powles Marine Agency, Inc. for marina services in Cold Spring Harbor was adopted 5-0. Key Outcomes - Public hearings scheduled for February 10, 2026: (1) Starbucks/B2K zone change (4-1 vote), (2) 50 Woodbury Road zone change (4-0-1). - Dix Hills Water District resolution amended and adopted. - All other resolutions on consent and board of trustees item passed unanimously. - The board noted that town will develop a systematic plan for sidewalk installation, starting with discussions on South Down Road, including engineering and funding. - Councilman Sal Farrow's final meeting; new board member will be seated in January 2026.

The Huntington Town Board held a workshop meeting on December 9, 2025, presided over by Councilwoman Maury. The meeting covered a series of resolutions, budget amendments, contract authorizations, and zoning changes. Several items were discussed in detail, and the board moved into executive session to discuss pending litigation and a water district billing matter. No public comments were heard. Agenda & Resolutions - Resolutions 2025-608 through 2025-627 were read and sponsored, covering agreements for senior services, youth bureau, fire department training, ice skating instruction, streetscaping contract, software contract, budget amendments, electric vehicle charging stations, interest distribution, bus purchases, donations, cash payments policy amendments, park steward appointments, EV charging rates, and public hearings for building permits and a Verizon license agreement. - Late starters 2025-634 (authorizing Dix Hills Water District to collect water usage charges) and 2025-635 (budget amendment for senior division nutrition program) were added to the agenda by motion and sponsored. Discussion Items - Resolution 2025-627 (Verizon license agreement): Councilman Farrow requested discussion in executive session to preserve negotiating leverage regarding a resident issue. The board agreed to discuss it further in executive session. - Resolution 2025-629 (Employment plan amendment): Councilman Farrow stated he had requested backup materials (sponsor's memo and proposed amendments) the prior week but they were not provided. He expressed reluctance to vote without review. The resolution was sponsored but no vote was taken, effectively deferring it pending provision of materials. - Resolution 2025-632 (Zone change for Starbucks at Melville): Councilman Farrell sponsored the public hearing scheduled for February 10, 2026. No opposition was voiced. - Resolution 2025-633 (Zone change for 50 Woodbury Road): Councilman Bernardo asked how the application arrived, noting it had been in planning for an extended period. The property is a motel converting to six apartments with no variances needed. Councilwoman Lupinacci raised concerns about precedent on Woodbury Road. The town attorney clarified that a public hearing on February 10, 2026 would address concerns; the application requires parking and setbacks. - Late starter 2025-634 (Dix Hills Water District billing): Councilman Bernardo explained that the water district upgraded meters and software, enabling residents to view usage via an app. The billing process would shift from the tax receiver's office to the water district. The resolution was intended to start in January 2026 but not immediately time-pressed; it was added to the executive session agenda for further discussion. Executive Session - The board closed the town board agenda and opened the board of trustees agenda (one item: license agreement extension for H&M Powell's Marine Agency in Cold Spring Harbor). - A motion was made to enter executive session to discuss: (1) new personal injury cases (Part v. Town, Waxover v. Panel, China v. Panel) and (2) Dix Hills Water District billing (added by motion). The executive session agenda was adopted. Key Outcomes - No votes were taken on the resolutions during the public portion; the board proceeded to executive session. - Resolution 2025-629 was effectively deferred pending provision of supporting materials. - The board will further discuss Resolution 2025-627 and the water district billing matter in executive session. - Public hearings are scheduled: Resolution 2025-626 (building permits) on January 6, 2026; Resolution 2025-627 (Verizon) on a date to be confirmed; and Resolutions 2025-632 and 2025-633 on February 10, 2026. - Resolution 2025-634 is expected to be addressed after executive session discussions.

The joint meeting featured a presentation by Deputy Craig Turner on various environmental review topics commonly raised during board meetings. The presentation aimed to clarify misconceptions about ecological communities, protected species, and planning procedures. Discussion Items - Ecological Community Classification: Turner explained that "coastal oak hickory forest" is the most common ecological community in Huntington, covering 75-80% of the town, and does not preclude development. It is a general description of dominant vegetation. Other communities include coastal oak heath, coastal oak laurel, coastal oak beach, and pitch pine scrub oak. - Native vs. Invasive Species: The presentation highlighted the importance of native species for providing habitat and food. The invasive Tree of Heaven (Ailanthus) supports the also-invasive spotted lanternfly. Native species require less irrigation and are easier to maintain. - Northern Long-Eared Bat: Due to white-nose syndrome (an invasive fungus from Asia), the northern long-eared bat is listed as endangered. Tree clearing is restricted to winter months when bats are hibernating upstate, to protect breeding populations on Long Island. This does not prohibit development, only times it. - Bald Eagles: The Centerport bald eagle nest is a state-threatened species. DEC requires coordination for projects within 1,000 feet of the nest, but the eagles have adapted to human presence, and outright prohibition is rare. - Ospreys: Formerly endangered, now a species of special concern. No state restrictions on development, but nests with hatchlings cannot be disturbed. Ospreys often nest on utility poles near humans. - Archaeological Testing: Required when a project falls within state-designated "circles and squares" map areas (one-mile diameter/area). The state (OPRHP) determines if study is needed. Studies involve systematic digging every 100 feet. Finding artifacts does not stop development but leads to recovery and documentation. - Cluster Subdivisions: Authorized under NYS Town Law §278 and Huntington Code §198-114. The planning board may modify lot dimensions (e.g., reduce lot size) without zoning board action, but cannot increase the number of lots. The purpose is to preserve open space through conservation easements. Clustering is voluntary in Huntington but mandatory in some other towns. Key Outcomes - The presentation clarified that common public objections based on ecological community names, bat presence, or archaeological potential are typically not grounds to deny development but may require timing adjustments or mitigation. - No votes were taken or decisions made. The meeting concluded with thanks to Mr. Turner.

The Zoning Board of Appeals of the Town of Huntington held its regular meeting on December 4, 2025, at approximately 11:15 AM (as per the meeting start time). The board considered seven public hearings, several matters for discussion, and one accessory dwelling unit application. All items were resolved, with most granted, one adjourned, and one given preliminary approval. Consent Calendar - Minutes: The minutes from the November 6, 2025 meeting were approved without additions, corrections, or deletions. - Best Wishes: The board extended best wishes to member Al White, who is recovering from cardiac surgery and is expected to return in early 2026. Public Comments & Testimony - Public Hearing 23506 (48 Midland Street): An adjoining neighbor opposed the legalization of a detached garage, expressing concern that the structure could be rented as an apartment. The applicant later agreed to remove a three-piece bathroom to address the concern. - Public Hearing 23570 (89 Goose Hill Road): A neighbor commented that similar home-office uses exist in the area without permission and praised the applicants for seeking board approval. Discussion Items - Public Hearing 23584 – 2 Eckert Street, Huntington Station: Applicant Scott Young requested front yard setback variances of 3.6 feet and 3.0 feet (16.4 ft and 17 ft where 20 ft required) to construct an attached garage and legalize conversion of an existing garage to living space for a family member with a traumatic brain injury. No public opposition. Granted unanimously. - Public Hearing 23563 – 283 Pine Acres Boulevard, Dix Hills: Owner Mohammad Ullah requested area relief for an oversized accessory dwelling unit (918 sq ft vs. allowable 650 sq ft) that existed when he purchased the property. He cited recent unemployment and financial hardship. No public opposition. Granted unanimously. - Public Hearing 23503 – 20 Woodedge Drive, Dix Hills: Applicant Ryan Brown requested an administrative adjournment to allow the architect and engineer to redesign the proposed garage to reduce variance requests. The board adjourned the matter to January 22, 2026. - Public Hearing 23587 – 427 Pulaski Road, Greenlawn: Paul Curcio sought side yard relief of 3.53 ft and 3.21 ft (combined relief of 6.74 ft) to construct an attached garage and covered cellar entrance. Neighboring property had a similar approved variance. No public opposition. Granted unanimously. - Public Hearing 23586 – 617 3rd Avenue, East Northport: Architect Ken Schulman requested lot width relief (50 ft vs. required 75 ft) and side yard relief (5.9 ft vs. required 7 ft) to add a two-story addition for a multi-generational family. The property’s pre-existing non-conforming conditions dated from a 1948 zoning change. Six surrounding neighbors provided consent letters. Granted unanimously. - Public Hearing 23575 – 47 Old East Neck Road, Melville: Representative James Zapka requested multiple variances (front yard setback, side yard setback, retaining wall setback, accessory structure cumulative area, etc.) to demolish and rebuild a new dwelling and legalize existing detached garage/cabana and retaining walls. The cabana had a bathroom and heat but no kitchen or rental capability. The board granted the application with standard conditions, including no habitation or rental of the cabana. - Public Hearing 23589 – Arosa Court, Greenlawn: Attorney Ryan Brown requested building footprint relief (2,259 sq ft vs. allowed 1,762.5 sq ft) to construct a new two-story dwelling on a vacant 1.05-acre lot in a hillside area. The applicant noted the house was designed smaller than many neighboring homes and placed close to the street to minimize hillside impact. No public opposition. Granted unanimously. - Public Hearing 23556 – 1839-1841 New York Avenue, Huntington Station: Attorney Ryan Brown requested parking relief (21 spaces provided vs. 46 required) and parking setback relief (2.6 ft vs. 5 ft required) to convert a 4,596 sq ft basement (former funeral home) into office space. A traffic study by RM Engineering concluded no significant impact. The board issued a negative declaration under SEQRA and granted the application unanimously. - Matter for Discussion – ZBA 23088 (Second Extension): The board granted a second extension of time for a prior approval, pending Suffolk County Department of Health approval for a new septic system. - Matter for Discussion – ZBA 23374 (4 New Harbor, Cherry Lawn Lane): Applicant requested accessory structure relief (2,064 sq ft vs. allowed 1,200 sq ft) to construct a large garage for boat restoration as a hobbyist, not for vehicles. Neighbors provided letters of support. Granted unanimously with conditions. - Matter for Discussion – ZBA 23506 (48 Midland Street): Applicant sought to legalize a detached garage that was partially built (stop-work order issued). The garage included a second story with heat, A/C, and a three-piece bathroom. The applicant agreed to remove the bathroom. The board granted the application with standard conditions for accessory structures, including no habitation or rental. - Matter for Discussion – ZBA 23570 (89 Goose Hill Road, Cold Spring Harbor): Owners Mitchell and Ava Sariaki (both physicians) requested permission to use an existing accessory building as a personal office to review X-rays and MRIs remotely (no patients on site). The board granted the application with a sunset provision: the approval terminates if the property is sold or the owners cease to reside there. Conditions included no patient visits and no rental. - Accessory Dwelling Unit Application A23350 (89 Columbia Street, Huntington Station): The board issued preliminary approval for a second-floor ADU, subject to Suffolk County Department of Health Services review of the septic system. Key Outcomes - Votes: All six public hearings that were heard were granted unanimously (23584, 23563, 23587, 23586, 23575, 23589, 23556 with negative declaration). One hearing (23503) was adjourned to January 22, 2026. - Matters for Discussion: Extensions and grants for ZBA 23088, 23374, 23506, and 23570 were approved unanimously. ADU application A23350 received preliminary approval. - Next Meeting: The board will meet again on December 11, 2025.

The Town of Huntington Planning Board held its regular meeting on December 3, 2025, at 11:15 AM (evening session). The meeting covered two public hearings, a pre-application presentation, routine approvals, site plan discussions, zone change recommendations, and a waiver request. No speakers were signed up for the public hearings, but one member of the public spoke during the first hearing. Public Hearings - 8 Ruth Plat: The applicant, represented by attorney Abbate, proposed a four-lot subdivision (retaining existing house plus three new lots) on a 1.8-acre R10-zoned property. The subdivision requires a cul-de-sac, and the applicant sought waivers for street lights and sidewalks on the cul-de-sac. The board asked about TDFR (transfer of development rights) and septic systems (innovative/alternative required). One resident, Robert Lamont, asked about home sizes (approx. 1,300 sq ft footprint, two-story) and waste disposal (on-site I&A systems). A neighbor’s letter raising vegetation concerns was noted. The hearing was closed without a vote. - Map of Huntington Manor, Section A, Lots 40-43: Applicant Michael Rant (North Coast Civil) proposed a three-lot as-of-right subdivision on a 0.91-acre R5 parcel at Columbia Avenue and Terrace Place. Plans include widening Terrace Place to 30 feet, conservation easement for steep slopes, and I&A septic systems. No public speakers. The hearing was closed. Pre-Application Presentation: Estates at Elwood - Attorney Michael McCarthy presented a preliminary plan for a 55-acre property at Manor Road and Jericho Turnpike, proposing a 44-lot cluster subdivision (R40 zoning) with 21 acres preserved as open space. No variances or zone changes are sought. The board discussed yield determination, traffic (all internal, access via Jericho Turnpike), individual septic systems, and a potential future C6 zone change on a 2.6-acre parcel. Board members asked about buffers, traffic lights (not warranted), and landscape plans for the disturbed C6 area. The applicant agreed to include a planting plan. No decision was made; formal application is pending. Consent Calendar - Minutes: Approved minutes of November 5, 2025 (Planning Board) and October 22, 2025 (Public Hearing). November 19, 2025 minutes were deferred. - Extensions: Approved extension of review time for 126 Cuba Hill Road Plat (to 2/9/2026), extension of filing time for Kreling Plat (to 3/16/2026), lot line change extension for 55 & 65 West Hills Road (to 3/3/2026), and performance bond extension for Kuhn Plat (to 1/4/2027). All carried unanimously. Site Plans - Extenet January 2024 II Item 1 (Amended Determination): Approved to relocate a previously approved pole across Huntington Bay Road due to underground obstacles. Motion carried. - 165 Depot Road Outdoor Storage: The board reached a consensus to allow a modified driveway size (reduced) for a proposed automotive repair use, enabling the applicant to proceed to the Zoning Board of Appeals for a special use permit and variances. Final site plan approval will follow ZBA action. Zone Change Recommendations to Town Board - B2K Starbucks – Retail at Melville 2025: The board passed a resolution recommending that the Town Board schedule a public hearing, stating the proposal is consistent with the comprehensive plan but recommending conditions (improved architecture, setbacks, landscape buffers). The drive-through requires a separate special use permit from the ZBA. Motion carried. - Nova Park: The board recommended approval of a zone change from R5 to R3M (Garden Apartment Special District) for a 36-unit age-restricted (senior) development on West 23rd Street. The proposal includes 24 townhouses and 12 apartment flats, an on-site sewage treatment plant, and approximately 4 affordable units. The board noted the dead-end street and potential traffic, and recommended a negative declaration and maximum of 36 units. Motion carried. Subdivision: Vineyard Bay Estates - The board reached a consensus to waive the final public hearing, noting that two prior hearings had already been held. No objections were raised. Key Outcomes - Public hearings closed on 8 Ruth Plat and Map of Huntington Manor; no decisions rendered. - Minutes approved (Nov 5 and Oct 22); extensions and bond extension approved. - Site Plan amended determination approved; consensus granted for 165 Depot Road driveway modification. - Zone change recommendations passed (Starbucks: public hearing recommended; Nova Park: approval recommended). - Waiver of final hearing for Vineyard Bay Estates granted. - Estates at Elwood pre-application discussed; formal application anticipated.

The Huntington Zoning Board of Appeals met on the evening of November 20, 2025, to hear eight public hearings. The board approved six applications, including two accessory dwelling unit (ADU) permit revocations, and left one hearing open for further review. The final item, a special use permit for a car wash, drew extensive testimony and public comment, with the board reserving decision. Public Hearings & Decisions 1. Revocation of ADU Permit – 50 East 23rd Street, Huntington Station The assistant town attorney requested revocation due to non-compliance, including an unpermitted finished basement and failure to maintain owner-occupancy. Note: The agenda lists the owner as Magnolia Building Corp., but the transcript identifies the owner as Howard Zellan. The board voted unanimously to revoke the ADU permit. 2. Revocation of ADU Permit – 80 West 4th Street, Huntington Station The assistant town attorney requested revocation because the owner never perfected the ADU permit. The board voted unanimously to revoke. 3. Side Yard Variance – 14 Ridge Drive, Melville Dena Daglian requested a variance to construct a second-floor addition. The existing setback was 16.5 feet where 25 feet is required. A variance had been granted in 2003. The board granted the variance for 9 feet of relief (permitting a 16-foot setback) after receiving a neighbor's support email. 4. Retaining Wall Variance – 7 Carriage Court, Dix Hills Glenn Stanis requested to legalize retaining walls totaling 1,038 square feet (allowed 853 square feet). The board granted the variance, noting the topography warrants the walls. 5. Accessory Structure Variance – 5 Greendale Lane, East Northport Lorraine Greco Pacifico, represented by Marion Melito, sought to legalize an existing cabana with a 5.4-foot side yard setback (required 10 feet). The cabana is used seasonally with a pool; no habitation. The board granted the variance with conditions of no overnight habitation and seasonal use only. 6. Addition and Cellar Entrance Variance – 59 Delamere Street, Huntington Station Gladis Isaula, represented by her son, requested variances to legalize an existing one-story addition and cellar entrance. The requested variances were modest (front yard 40.7 ft vs 50 ft required, etc.). The board granted the variances. 7. Three-Car Garage and Retaining Walls – 20 Woodedge Drive, Dix Hills Attorney Ryan Brown presented for the Boggio family, seeking multiple variances to construct a detached three-car garage and maintain retaining walls due to runoff from neighboring properties. The board expressed concerns about the size (936 sq ft vs 400 sq ft allowed) and location in a steep slope. The hearing was left open to allow the applicant to revise the design; continued to December 4, 2025. 8. Special Use Permit for Car Wash – 385 Larkfield Road, East Northport Applicant Tom Abbate, representing Kevin Clement, requested a special use permit to construct a car wash in the C6 zone. The board heard testimony from the applicant's landscape architect, traffic engineer, and real estate appraiser, who argued the car wash would generate less traffic than as-of-right uses and would include extensive buffering and noise mitigation. Opposition witnesses, including a car wash expert, a traffic engineer, and a real estate expert, contended the site was too small, the design unsafe, and the use would negatively impact property values and neighborhood character. Public comments from residents highlighted traffic safety, noise, environmental concerns, and a petition with over 3,600 signatures in opposition. The board closed the hearing and reserved decision, retaining the right to consult outside consultants under Section 198-109-J. Public Comments & Testimony - On the car wash item, several residents spoke in opposition, including Susan Pospisil (12 Carrington Drive) who presented a petition with 3,600 signatures against the project. Other residents from Fairley Drive, Allerton Avenue, and nearby areas expressed concerns about traffic, noise, child safety, property values, and the character of the neighborhood. One resident, Ara Sellis Vanek (3 Fairley Drive), noted her autistic son's window is near the proposed site. A resident from Grand Place described existing traffic congestion on Larkfield Road. Another resident from Comac asked about pollution studies and traffic studies. Key Outcomes - Approved: - Revocation of ADU permits at 50 East 23rd Street and 80 West 4th Street (unanimous). - Side yard variance for 14 Ridge Drive, Melville (unanimous). - Retaining wall variance for 7 Carriage Court, Dix Hills (unanimous). - Accessory structure variance for 5 Greendale Lane, East Northport (unanimous, with conditions). - Addition and cellar entrance variance for 59 Delamere Street, Huntington Station (unanimous). - Continued: Hearing for 20 Woodedge Drive, Dix Hills, to December 4, 2025, for plan revisions. - Reserved Decision: Special use permit for car wash at 385 Larkfield Road. Board may retain outside consultants.