Zoning Board of Appeals Meeting – January 8, 2026

The Huntington Zoning Board of Appeals convened on January 8, 2026, at 11:15 AM (actual start time not specified) to conduct seven public hearings on variance and special use permit requests, along with several administrative matters. All hearings were granted, most by unanimous vote, with one conditional approval. No public comments were made from the audience.

Consent Calendar

• Minutes Approval: The board unanimously approved the minutes from the December 11, 2025 meeting after corrections were noted. (Motion by Mr. McGrath, second by Mr. Basso; all in favor.)
• Publications: The chair confirmed that all required postings and publications were completed to establish jurisdiction for the evening’s hearings.

Public Comments & Testimony

• No members of the public spoke during any of the hearings. The chair noted for each application that no one wished to be heard from the audience.

Discussion Items

Public Hearing #23600 – 491 Clay Pitts Road, East Northport (Carol Lopicich)

• Applicant: Carol Lopicich, owner.
• Request: Variance to legalize existing swimming pool equipment located 2.2 feet from the property line (required 5 feet) due to a fencing error that placed the equipment too close.
• Outcome: Board found this to be a minor application. Granted unanimously. (Motion by Ms. Whalen, second by Mr. Capitano.)

Public Hearing #23599 – 390 Broadway, Greenlawn (Kayne Labissiere)

• Representative: Ryan Brown (Breslin & Brown PC).
• Request: Side yard, combined side yard, and accessory structure relief to construct a second-story addition (within existing footprint) and legalize an existing shed. The lot is substandard due to a 1943 upzone from R5 to R40. Previous 1986 variance (ZBA 11980) granted more generous side yards than currently requested.
• Outcome: Granted unanimously. (Motion by Mr. Basso, second by Mr. McGrath.)

Public Hearing #23592 – 2 Cousins Street, Northport (Michael A. Daccordo & Mary Patricia G. Theofield)

• Representative: Mary Ellen Curtis.
• Request: Front, rear, and side yard relief to construct a first-floor addition (91 sq ft dining area expansion, 361 sq ft garage, 535 sq ft for two bedrooms and a bath). Lot is in an R40 zone (formerly R10). Three neighboring letters of support were submitted.
• Outcome: Granted unanimously. (Motion by Mr. Capitano, second by Mr. Basso.)

Public Hearing #23591 – 410 Harrison Drive, Centerport (Michelle Meehan Family Trust)

• Representative: Ryan Brown.
• Request: Long street side yard and rear yard relief to legalize an existing one-story addition (built between 1978-1984) and a front yard deck/porch constructed by a contractor mistakenly. The lot is in an R7 zone in the “President’s Streets” area. A petition of support from neighbors was submitted.
• Outcome: Granted unanimously. (Motion by Ms. Whalen, second by Mr. Basso.)

Public Hearing #23582 – 32 West 11th Street, Huntington Station (Roxanna Trela, Dynamic Expediting Services, for owner Mirian Alfaro)

• Representative: Roxanna Trela.
• Request: Front yard and long street side yard relief to legalize an existing enclosed porch converted to living space and an existing rear addition (both present since at least 1970). The front porch conversion had been previously approved in February 2023 (ZBA 22309) but not finalized due to financial hardship.
• Outcome: Granted unanimously. (Motion by Mr. Basso, second by Mr. Capitano.)

Public Hearing #23585 – 87 Old Country Road, Melville (Paul Curcio, Chris Garten Architects, for owner Fiona Fernandez)

• Representative: Paul Curcio.
• Request: Accessory structure relief to construct a detached one-story barn with greenhouse (1,546 sq ft) in an R80 zone. Relief needed for cumulative accessory floor area (2,071 sq ft allowed 900 sq ft) and building height (23.33 ft allowed 20 ft). Existing two-car garage (525 sq ft) remains. The barn would replace an existing shed; no cars intended to be stored. The property is uniquely isolated, bordered by West Hills County Park and without close neighbors.
• Board Consideration: Chair expressed concern about potential vehicle storage and proposed a condition limiting on-site vehicle storage to a maximum of four vehicles (total of all garage bays). The applicant’s representative agreed.
• Outcome: Granted with condition of no more than four vehicles stored on the property across all garage bays. (Motion by Mr. Basso, second by Ms. Whalen.)

Public Hearing #23566 – 145-149 West Jericho Turnpike, Huntington Station (Harry Zolotas, owner/applicant)

• Representative: Attorney Tom Abati.
• Request: Special Use Permit to establish an automotive engine repair shop (not body shop) in a formerly vacant building (last use: Hertz rental). Relief needed: business depth extension (C6/residential split zone – previously granted in 1956 under ZBA 1681), off-street parking variance (10 spaces provided vs. 14 required), overnight outdoor vehicle storage (53 spaces in two rear lots), and setback/landscaping buffer waiver for the east side (adjacent to fully developed shopping center). Traffic expert Wayne Muller and real estate expert Paul Dykes submitted reports and testified that the use would have no significant impact.
• Board Discussion: The applicant noted no expansion of building footprint, removal of existing pylon sign, and hours aligned with neighboring Cavalier Autobody (Mon-Fri 7am-5pm, Sat 9am-1pm).
• Outcome: Granted with a negative declaration under the State Environmental Quality Review Act (SEQRA). The omnibus motion included all relief requested. (Motion by Ms. Whalen, second by Mr. Basso.)

Other Business – ZBA 14249 (Restaurant Kitchen Expansion)

• Ryan Brown requested on behalf of a prior client (restaurant relief) to expand kitchen and add accessible bathroom without changing seating or parking. Board determined no additional hearing necessary because the expansion does not alter the previously granted relief.

Other Business – ZBA 22778 (Retaining Wall Encroachment)

• A condition from a prior decision required a boundary line agreement for retaining walls. The applicant’s architect discovered de minimis encroachments: 2.2 sq ft of wall (2.6 ft over line) and 0.5 sq ft (0.4 ft over line). One encroachment is on school property. Board agreed to rescind the condition given the negligible impact and the fact that the school is not subject to the board’s jurisdiction.

Other Business – Change of Zone at 3124-3126 East Jericho Turnpike

• Notification received under SEQRA coordination. Board voted to defer to the Planning Board and Town Board, taking no action at this time.

Other Business – ZBA 23533 (Retaining Wall Square Footage Error)

• An apparent miscalculation: originally allowed 36 sq ft of retaining walls, but actual construction is 1,568 sq ft. Engineering confirmed error. Board declined to amend the decision on the spot due to the significant discrepancy, and adjourned the item to the next meeting (January 15, 2026) for further review.

Accessory Dwelling Unit (ADU) Approvals

• Three ADU applications were reviewed (176 Kate Drive ADU 1667, 120 Greenlawn Road ADU 1803, 7 Walwin Place ADU 233-377). Board found no need for relief regarding lot size, parking, or apartment size. The 7 Walwin Place property is under code enforcement monitoring for a prior home office, but that does not affect the ADU. Board authorized sending standard preliminary approval letters with a referral to the Suffolk County Department of Health Services for septic system review.

Key Outcomes

• All seven public hearing applications were granted, as follows:
  • #23600 (pool equipment) – Unanimous.
  • #23599 (second story & shed) – Unanimous.
  • #23592 (first-floor addition & garage) – Unanimous.
  • #23591 (existing addition & deck) – Unanimous.
  • #23582 (porch conversion & addition) – Unanimous.
  • #23585 (detached barn) – Unanimous with condition of max four vehicles on property.
  • #23566 (auto repair shop) – Unanimous with SEQRA negative declaration.
• No second hearing needed for restaurant kitchen expansion (ZBA 14249).
• Condition rescinded for retaining wall encroachment (ZBA 22778).
• Deferred change of zone notification to Planning Board and Town Board.
• Adjourned retaining wall square footage error (ZBA 23533) to January 15, 2026.
• Preliminary approval letters authorized for three ADU applications.
• The next meeting was announced for January 15, 2026.