Huntington Zoning Board of Appeals Meeting - December 4, 2025

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.