Huntington Planning Board Meeting - November 19, 2025

The Huntington Planning Board convened on November 19, 2025, to address administrative items, site plan modifications, subdivision approvals, zoning board referrals, and a major zone change proposal for a Starbucks/retail development. The meeting included public testimony, board discussions, and several votes, with a focus on the proposed rezoning of two parcels at 937 and 945 Walt Whitman Road in Melville.

Consent Calendar

• Minutes Approval: The November 5, 2025, Planning Board minutes were not yet completed and were held over to the December meeting.
• Project Extensions: Unanimously approved (motion by Mrs. Amendola, second by Mr. Tantillo) extensions of filing time for:
  • 770 Park Avenue Plat – extended to March 2, 2026
  • The Residences at Oheka Castle – extended to February 23, 2026

Public Comments & Testimony

• Dorothy Fitzsimmons (Fort Wynn Road, Melville) opposed the Starbucks/retail zone change (B2K application). She argued that the project would clear-cut mature woodlands, destroy wildlife habitat, and negatively impact her residential property. She noted that the property is still zoned R-40 and that nearby residential homes have sold for over $1 million. She cited opposition from the Sweet Hollow Civic Association (representing ~1,800 residences), a digital petition with several hundred signatures, and the Suffolk County Planning Commission’s previous disapproval. She also highlighted that the area has five Starbucks, three Dunkin’ Donuts, and nearly 40 vacant retail spaces on Walt Whitman Road.

Discussion Items

• Site Plan #1 – 280 New York Ave (Balconies): The applicant proposed adding a formal roof over second- and third-floor balconies, with brick columns and molding to match the building. The balconies remain the same size. The board expressed no objections and considered the design improved over previous versions. No formal vote was taken; consensus was reached.

• Subdivision #1 – Wheatley Heights Estates (Lots 15-23 & 32-34): The applicant requested a waiver of sidewalks on Addison Avenue, where no existing sidewalks exist. The board approved the waiver (motion by Mrs. M.D., second by Mr. Bontempe) with the condition that the waiver applies only to that road. A resolution of conditional approval was granted.

• Subdivision #2 – Soundridge (Lots 14-16): Introduction of an expedited subdivision on an old 1938 filed map. The lots (14-16) were merged into one tax lot but can be re-established at R-10 zoning (original zoning) as permitted by the rezoning condition. The board noted that slope analysis will be needed to determine buildable footprints. The project will proceed to CICRA review and a public hearing.

• Subdivision #3 – Was Four Estates: The applicant requested a waiver of concrete curb and drainage installation on Middleville Road due to a National Grid gas main conflict. The Highway Department agreed to the waiver. The board approved the waiver with a fee-in-lieu of $7,020 to be paid into the town’s curb and sidewalk fund.

• Lot Line Change #1 – Ryder-Reece: Introduction of a lot line change to regularize two lots from a 1990s subdivision. The new owner plans to demolish the existing house and create two regularly shaped lots. The applicant will need a new lot width variance from the Zoning Board of Appeals (ZBA) and may also seek a setback variance. The map is being revised.

• ZBA Referral #1 – Leemilt’s Petroleum, Inc. (ZBA #23557): Proposed conversion of a gas station/auto repair site to a quick-change oil facility with a new building. The applicant requires a special use permit for auto repair and a small parking variance (5 spaces vs. 9 required). The board recommended well-landscaped site design, noting that the parking variance is not significant due to the nature of the business. No objections.

• ZBA Referral #2 – Harry Zolatus, 145 W. Jericho Turnpike (ZBA #23566): Existing auto repair shop wants to expand into an adjacent former Hertz rental site. Requires special use permits for auto repair and overnight outdoor storage. The plan includes a substantial rear buffer and minimal new construction. The board had no objections.

• ZBA Referral #3 – Basser-Kaufman 224, LLC (ZBA #23603): Dix Sporting Goods at a shopping center wants to retain two trailers for storage at loading docks. The use requires a special use permit. The board recommended waiving site plan review due to the de minimis nature, but requested that dead or poor landscaping be replaced. The board emphasized maintaining aesthetics.

• ZBA Referral #4 – Marcy Avenue Plat (ZBA #23593 & 23594): Applicant seeks to subdivide a 120’x145’ lot into two lots, but each lot would be only 60’ wide (75’ required in R-7 zoning). Requires lot width variances. The board agreed to amend the technical memo to recommend that the Planning Board be the lead agency for CECRA and that the lot variances be treated as Type II actions. Consensus as amended.

• Zone Change #1 – B2K Starbucks/Retail (Melville): Extensive discussion on a second application for a Starbucks and retail building (approx. 7,800 sq ft) at 937-945 Walt Whitman Road. The applicant (B2K, represented by attorney Nicholas Capadora and William Benesso) highlighted improvements from the previous plan: building moved 120 feet further from the western neighbor, rear buffer increased from 10-15 ft to 30-35 ft, 14-16 ft mature trees to be planted, solid PVC privacy fence, security cameras, and drive-through operations relocated between the building and Route 110. Access is via a signalized intersection at Route 110 and the Northern State Parkway exit ramp (existing curb cut). The applicant stated DOT has no objections. Public speaker Dorothy Fitzsimmons opposed, citing traffic, environmental, and neighborhood impacts. Board members expressed mixed views: some supported a public hearing, others had concerns about traffic and the intensity of the drive-through use. The board agreed to prepare a resolution in two weeks recommending that the Town Board hold a public hearing and that the proposal is consistent with the Horizons 2020 comprehensive plan, with conditions to be imposed if rezoned. No vote was taken on the zone change itself.

Key Outcomes

• Minutes: Held over to December 2025 meeting.
• Project Extensions: Approved unanimously.
• 280 New York Ave Balconies: Consensus to proceed without formal vote.
• Wheatley Heights Sidewalk Waiver: Approved unanimously (motion carried).
• Was Four Estates Curb Waiver: Approved with $7,020 fee-in-lieu.
• ZBA Referrals: All four received board consensus with recommendations (no formal votes).
• B2K Starbucks Zone Change: Board agreed to craft a resolution supporting a public hearing, with findings of consistency with the comprehensive plan, to be voted on at the next meeting (two weeks).
• Next Steps: The board will prepare a resolution for the B2K application; the Soundridge subdivision will undergo CICRA review and public hearing; the Ryder-Reece lot line change will return with a revised map.