Zoning Board of Appeals Meeting – December 11, 2025

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.