Huntington Zoning Board of Appeals Meeting - November 20, 2025

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.