Zoning Board of Appeals Meeting - March 26, 2026

The Huntington Zoning Board of Appeals met on the evening of March 26, 2026, to consider nine public hearing items, approve minutes, and address other business. The board granted variances for eight applications, left one hearing open for continued discussion, and handled two administrative matters. The meeting adjourned at approximately 9:30 PM.

Consent Calendar

• Minutes of March 12, 2026: Approved unanimously after a motion by Mr. McGrath and second by Mr. Castagna, with one minor addition noted by the chair.

Public Comments & Testimony

• Fritzi Honore (owner of 14 Gleason Drive, directly behind 7 Perri Place) expressed concerns about the proposed pool cabana at 7 Perri Place, stating that the removal of natural screening (trees and bushes) had changed the character of the neighborhood. She requested that screening be restored. The board addressed her concerns by conditioning the grant on the installation of new plantings.
• No other public comments were offered on any other application.

Discussion Items

• Public Hearing #23615 – 217 Bellerose Ave, East Northport (Subtain Sajid/Lijuan Cao): Request for retaining wall relief to legalize existing tiered walls. The walls exceed the maximum allowable face area (521 sq ft vs. 473 sq ft) and are within 10 ft of the rear property line. The applicant proposed reducing the wall height to 4 ft to comply with area limits, but this would create grading issues (slope exceeding 1:3). The board noted the walls are pre-existing and in sound condition, and granted the variance.
• Public Hearing #23665 – 18 Cherry Lane, Huntington (Abigail McCoy Mastanduono): Request for rear yard setback relief (29.63 ft vs. required 50 ft) to attach an existing garage to the house via a mudroom. The garage footprint and function remain unchanged. Neighbors, including the adjacent flag lot at 18A Cherry Lane, submitted letters of support. The board granted the variance.
• Public Hearing #23649 – 15 Stratford Ave, Greenlawn (Janine and James Vassallo): Request for front yard setback relief (23.1 ft vs. required 50 ft) for a front porch, and side yard setback relief (14.7 ft vs. 25 ft) for a second-story addition. The property was subdivided in the 1970s and had prior variances. Neighbors submitted letters of support. The board granted the variances.
• Public Hearing #23648 – 35 Hunting Hill Dr, Dix Hills (Todd O’Connell/TOC Architects for Christopher and Jill Wit): Request for side yard setback relief (15.83 ft vs. 25 ft) to construct a two-story addition (approx. 300 sq ft) with a mudroom and powder room. The property meets all other setbacks. No public opposition. The board granted the variance.
• Public Hearing #23644 – 185 New York Ave, Huntington (Marc Cipriano/Marciano’s Taste of Italy): Request for a Special Use Permit for outdoor dining and parking relief (5 spaces) to convert a 450 sq ft concrete block building into a food shop with a detached walk-in cooler and restroom building. A traffic and parking analysis by RM Engineering (Wayne Muller) showed ample on-street parking based on observations in October 2025. The applicant plans to use an easement for employee parking. The board granted the special use permit and parking variance, with a negative declaration under SEQRA.
• Public Hearing #23626 – 124 Pembroke Ave, Melville (Diana LaSpisa Morano for Collin and Rachel Clifford): Request for rear yard setback relief (23 ft vs. 25 ft) for a screened porch, and front yard setback relief (maintain existing 21 ft vs. 30 ft) for reconstruction of a front porch. The property is in an R-10 zone with many substandard lots. The rear porch is two feet into the setback. Neighbors expressed no objections. The board granted the variances.
• Public Hearing #23651 – 7 Perri Pl, Dix Hills (Paul Curcio for Serafina Viglione): Request for accessory structure relief to construct a pool house (cabana) with interior finishes, plumbing, and sanitary system (Suffolk County Health Department approved). The property has an active in-ground pool permit. Neighbor Fritzi Honore expressed concerns about loss of screening. The board conditioned the grant on: (1) installation of screening plantings (species to be determined by the board’s agronomist), (2) non-habitable use (no bedroom, kitchen, etc.), (3) in-ground pool must be built and receive a certificate of occupancy, and (4) compliance with standard cabana conditions. The board granted the variance with these conditions.
• Public Hearing #23617 – 139 11th Ave, Huntington Station (Elias Haniotis): Request for variances to construct a detached garage: (a) five-car capacity vs. allowed two, (b) height of 20 ft 3 in vs. 15 ft, (c) cumulative accessory floor area of 1,620 sq ft vs. 750 sq ft. The applicant’s attorney (Robert Litt) and appraiser (Barry Nelson) argued that the garage would store classic cars and a boat, and that similar variances were granted at 69 7th Ave. The board expressed concerns about the substantial size and height, and noted that the 7th Ave property was significantly larger. The applicant indicated willingness to reduce height. The board decided to leave the hearing open and continue to April 23, 2026, for further discussion and possible plan modifications.

Other Business

• North Shore Holiday House (ZBA 17101): The board considered an inquiry regarding staff housing relocation within the existing camp. They determined that the proposal does not require a new appearance before the board, as camper capacity is not increased, and the operation remains under the board’s jurisdiction.
• Mr. Brown (ZBA 23503): The board clarified that a previously granted variance for retaining walls can proceed, as a boundary line agreement has been submitted. The board will issue a letter to the building department authorizing permit issuance.
• ZBA 23545 & 23546 – 251 Main St, Cold Spring Harbor: The board approved variances for a two-lot subdivision. On Lot 1 (existing nonconforming house), relief was granted for front yard setback (19.7 ft vs. 30 ft), side yard setback (6.5 ft vs. 12 ft), and shed setback (0.3 ft vs. 2 ft). On Lot 2, variances were granted for lot width (94.96 ft vs. 100 ft) and maximum floor area (1,953 sq ft vs. 1,896 sq ft, including a wraparound porch). The board noted that the home is set back on the R-10 portion of the split-zoned lot, with the R-80 portion to be placed in conservation easement. The motion passed 6-0 (Mr. Cote abstained), with a negative declaration under SEQRA. Board member McGrath expressed concern about the historic district character but noted that the Planning Board and Preservation Committee will review the design.

Key Outcomes

• Variances granted (8 applications): 23615, 23665, 23649, 23648, 23644, 23626, 23651 (with conditions), and 23545/23546 (combined subdivision). All votes were unanimous except for the abstention on 23545/23546.
• Hearing continued (1 application): 23617 – continued to April 23, 2026, for further discussion on garage size, height, and design.
• Administrative decisions: North Shore Holiday House inquiry resolved without need for new hearing; boundary line clarification issued for Mr. Brown.
• Next meeting: Scheduled for April 16, 2026.