Huntington Zoning Board of Appeals Meeting

Date: February 12, 2026 | Location: Town Board Room, Huntington, NY

The Zoning Board of Appeals met to consider four applications for variances and special use permits, as well as miscellaneous business including an amendment to a prior decision and accessory apartment recommendations. The meeting opened with the swearing-in of new member Clem Cote, a real estate professional and former alternate on the Planning Board. The minutes from February 5, 2026, were approved with one abstention (Mr. Cote).

Consent Calendar

• Minutes Approval: Minutes of February 5, 2026, accepted with one correction and a vote of all in favor, one abstention (Clem Cote).

Public Comments & Testimony

• Item 23616 (50 Lawrence Hill Road): Two residents from Garden Court (Scott Krosky and Lucas Tapour) spoke, confirming that the application only seeks to legalize existing parking and structures, with no vehicle access from Garden Court and no expansion. They expressed support for the status quo.
• A letter from a Garden Court resident regarding trash was read; the applicant’s attorney stated the owner already pays for cleanup services.

Discussion Items

Item 23631 – 1 Earl Road, Melville (Legalize existing deck)

• Applicant/Representative: Ryan Brown (Breslin & Brown PC) for Charles Bonfante III.
• Request: Side yard setback relief (0 ft where 2 ft required) for a deck built over 15 years ago around a pool. The deck height is 2 ft 10 in. The neighbor to the north submitted a letter of support. A pergola within the setback was already removed.
• Board Discussion: No public opposition. The Board applied the five factors.
• Outcome: Motion to grant by Mr. Castagna, seconded by Mr. Basso. Unanimously approved.

Item 23620 – 6 Argyle Drive, Northport (Construct deck and pergola)

• Applicant/Representative: Mary Ellen Curtis for Gerald and Denise Hovderstad.
• Request: Front yard setback relief (17 ft requested, 20 ft required) for a second-story deck with pergola, both accessory structures. The property is in an R-5 zone, and the deck provides water views. The improvement is 21 ft 1 in wide and 12 ft 10 in deep, extending 3 ft into the setback.
• Board Discussion: No public comments. The Board applied the five factors.
• Outcome: Motion to grant by Mr. White, seconded by Mr. Capadano. Unanimously approved.

Item 23621 – 31 Salem Ridge Drive, Huntington (Pool house and roofed patio)

• Applicant/Representative: Joseph Walker (Double Check Builders) with owner Amy Sheehan.
• Request: Accessory structure relief for a pool house with attached roofed-over patio: too close to property line and total square footage over limit. The existing foundation is being reused. The neighbor to the north provided a letter of support. The pool house complies with 82% of the side yard requirement; the seven-foot setback from the roofed patio was noted.
• Board Discussion: No public opposition. The Board applied the five factors.
• Outcome: Motion to grant by Mr. Capadano, seconded by Mr. Castagna. Unanimously approved.

Item 23616 – 50 Lawrence Hill Road, Huntington (Legalize nursery school and parking)

• Applicant/Representative: Ryan Brown for 50 Lawrence Hill Road LLC and 23 Garden Court LLC (owners of two tax parcels). Operator: Lisa Marie George (Ann Brower School).
• Request: Multiple relief items:
  • Parking area setbacks (2.9 ft, 2.2 ft, 2.6 ft vs. 5 ft required) – under §198-48D.
  • Front yard setback (39.9 ft vs. 50 ft required) – under §198-15C.
  • Removal of condition requiring owner-occupancy – under §198-11 (modification of prior special use permit ZBA 14603).
  • More than one main building on a lot – under §198-10G.
• Background: The school has operated since 1993 under a special use permit. The current owner purchased in 2015. All structures and parking areas existed as built; the parking area was expanded prior to 2001. The applicant seeks to legalize existing conditions, not expand.
• Expert Testimony:
  • Wayne Muller (RM Engineering): Traffic assessment (letter dated Jan 29, 2026) found parking spaces are adequate and driveways operate acceptably; no traffic hazard expected.
• Board Discussion: The Planning Board recommended a cross-access easement between the two parcels, which the applicant accepted. The Board confirmed no access from Garden Court. The applicant agreed to monitor trash along the fence line.
• Outcome: Motion to grant all relief, including a negative declaration under SEQRA, by Mr. Castagna, seconded by Mr. McGrath. Unanimously approved. The special use permit was also granted.

Other Business Before the Board

Amendment of Prior Decision – ZBA 23445 (Abraham property)

• Background: The Board had previously granted relief for accessory structures (shed, chicken coop, carport, cabana, and pergola) but the written decision inadvertently omitted the pergola. The applicant sought an amendment to include the pergola.
• Board Discussion: The parcel is 2.47 acres (R-40 zone, one-acre minimum). The Board agreed the omission was inadvertent and saw no issue.
• Outcome: The Board voted to amend the decision to include the pergola.

Accessory Apartment Recommendations

• Three ADU applications were reviewed by the Accessory Apartment Officer:
  • ADU 1931 – 9 Alma Lane, East Northport
  • ADU 1809 – 509 Eighth Avenue, East Northport
  • ADU 1959 – 883 Park Avenue, Huntington
• Board Action: The Board determined that no variance relief is needed (no square footage or dimensional issues, not in saturated areas). They authorized sending the standard letter to the Building Department for normal processing, including referral to Suffolk County Department of Health Services.

Key Outcomes

• All four hearing applications were granted unanimously.
• The prior decision (ZBA 23445) was amended to include the pergola.
• Three accessory apartment recommendations were approved for referral to Building.
• The meeting adjourned at approximately [time not specified]; next meeting scheduled for February 26, 2026, with eight or nine cases.

Note: Two items on the agenda (23615 and 23608) were adjourned to March 26, 2026, and April 23, 2026, respectively, and were not heard.