Town of Huntington Zoning Board of Appeals Meeting Summary - April 16, 2026

The Town of Huntington Zoning Board of Appeals met on April 16, 2026, to conduct nine public hearings and two other-business matters. After confirming that required postings and publications were completed by affidavit, the board accepted its March 26, 2026 minutes and went on to grant every application on the agenda unanimously.

Minutes

• The board accepted the minutes of the March 26, 2026 meeting without additions, deletions, or changes. The motion was made by Mr. McGrath and seconded by Mr. Basso; all members voted in favor.

Public Hearings: Signage Variances

• ZBA 23637 - 175 Pinelawn Road, Melville: Keith Archer of Harris Bloom & Archer represented Fairfield 175 Pinelawn LLC. The application sought variances to legalize an existing monument/directory sign serving a 103,000-square-foot, four-story office building. The larger sign needed height and setback relief; the smaller sign needed only setback relief. No public comment was offered. The board granted the variances with a SEQRA negative declaration.
• ZBA 23636 - 150 Broad Hollow Road, Melville: Keith Archer represented Fairfield Melville Colonial LLC. The application requested relief to legalize an existing monument sign and five ground signs where two ground signs are allowed. The building has frontage on Broad Hollow Road, Walt Whitman Road, and Sweet Hollow Road; the signs include two driveway signs on Walt Whitman Road, one west-side sign, and a pylon sign, each needing modest setback or sign-count relief. No public comment was offered. The board granted the variances with a SEQRA negative declaration.

Public Hearings: Residential Area Variances

• ZBA 23658 - 98 West 19th Street, Huntington: Keith Archer represented 98 West 19 LLC. The board granted front-yard relief to legalize the existing use of the property as a two-family dwelling, repeating a 2014 variance because the certificate of permitted use was never filed. The building predates 1934, and no public comment was offered.
• ZBA 23657 - 57 Wells Road, Greenlawn: Applicant Jacob Armonas sought side-yard and combined side-yard relief to build a second-floor addition and convert a screened porch into a dining room. He stated the home's footprint would not be extended and that both neighbors signed letters of support. No public comment was offered. The board granted the request.
• ZBA 23656 - 40 Chateau Drive, Melville: Edward Molter of EGM Architect represented owners Peter Patten and Hong Liu for a one-story rear addition of approximately 484 square feet. The existing setback at the corner of the house is 19.83 feet and the proposed setback would be 13 feet 3 inches. Mr. Molter reviewed the five statutory variance factors, noting no windows face the most affected neighbor, the addition is set into a sloping rear yard, and the home is already nonconforming. No public comment was offered. The board granted side-yard and rear-yard relief.
• ZBA 23655 - 2 Princess Court, Greenlawn: Thomas Saliani of Permit Pros LI represented owners Justin Brown and Maryn Koppelman for a proposed 35-foot by 16-foot in-ground pool with spa on a corner lot. Because of the corner configuration, the pool would be in a technical front yard; the applicant proposed a 5-foot side setback while maintaining a 13-foot rear setback and a 10-foot front-yard fence setback. The applicant cited multiple prior pool variances on corner properties and argued that no other feasible location exists. Robert Vega of 41 Alton Avenue spoke in favor, and roughly six neighbors submitted support letters. The board granted the application.
• ZBA 23624 - 33 Wilton Road, Cold Spring Harbor: Stephen Affelt represented Richard and Elizabeth Dyckman for an in-ground pool and outdoor cabana with BBQ located in a technical front yard on a two-frontage lot. He stated the pool had already been approved by the building department and construction had commenced, while the cabana application was flagged; the applicant agreed to seek variance relief for both. The proposed location is about 12 feet lower than the abutting street and is screened by foliage. No public comment was offered. The board granted the application with conditions, including no overnight habitation in the cabana.
• ZBA 23650 - 191 Candlewood Path, Dix Hills: Michael Morbillo of Enspire Design represented Yves Sanon / Splendid Properties NY LLC. The application requested lot-width, side-yard, and combined side-yard relief to demolish an existing home and construct a new two-story dwelling with an attached three-car garage and front and rear porticos. The front-yard setback request was withdrawn after the house was moved farther back. The lot has a pre-existing nonconforming width; the applicant cited three neighboring variance cases from 1969, 1976, and 1981. Relief was requested for a 12-foot side yard and total side yards of 45 feet where 50 feet is required. No public opposition was voiced, and the board granted the application.

Public Hearing: Special Use Permit - Nana's Wonderland

• ZBA 23670 - 577 Larkfield Road, East Northport: Samuel L. Bifulco appeared with Tara Jang of Nana's Wonderland for a special use permit to convert a vacant retail pharmacy into a children's party and recreational center. The property is approximately 1.2 acres (55,756 square feet) with a 133-foot by 73-foot one-story masonry building; the western portion is zoned C6 General Business and the eastern portion is zoned R20 Residence. Proposed hours are 9:30 a.m. to 6 p.m. Monday through Thursday and 9:30 a.m. to 8 p.m. Friday through Sunday, serving children from infancy through age 12. The applicant stated that no variances are required: 59 parking spaces are provided where 31 are required, and anticipated traffic is at least 50 percent lower than the former pharmacy use. There will be no on-site food preparation, no tractor-trailer deliveries, and landscaping improvements are planned along the road frontages. The applicant confirmed there is no daycare component. The board granted the special use permit with a SEQRA negative declaration.

Public Comments & Testimony

• Robert Vega of 41 Alton Avenue, Greenlawn, spoke in favor of the proposed pool at 2 Princess Court and said he had no issues with it.
• Valeria Sotomayor of 112 Cedar Road, East Northport, asked about the definition of larger events, delivery and waste-pickup times, noise from the former Rite Aid operations, loitering after parties, and whether the parking lot would be monitored for overnight cars.
• Sandra Schwartz of 579 Larkfield Road, East Northport, asked about the building's maximum occupancy and how many people would be permitted at a single party; she also raised concerns about traffic and the intersection's accident history.
• In response, the applicant stated that parties typically involve a couple of dozen people, the building code occupancy is 153, waste pickup will occur at least twice weekly, activities will be indoors, and traffic will be substantially below the previous pharmacy use.

Other Business

• ZBA 23533 - 1222 McFadden Place, Northport: The board considered a further amendment to a prior decision to add retaining-wall square-footage relief. The original August 2025 grant covered setback relief only; an October 2025 amendment covered a fence atop the wall. The applicant's architect later miscalculated the wall square footage: the walls total approximately 1,568 square feet while 738 square feet is the maximum allowed. No neighbor opposition was noted, and the walls are already built. The board agreed to amend the decision and grant the square-footage relief so the building department can issue a certificate of occupancy.
• Accessory Dwelling Unit - 83 Cedar Drive, East Northport: Based on the hearing officer's report, the board agreed to issue a preliminary letter of approval for a 420-square-foot accessory apartment. The property is the applicant's principal residence, and no parking or dimensional relief is required. The approval is conditioned on the applicant first complying with the board's prior order regarding storage of a recreational trailer, including landscaping/trees to screen it, before a certificate of occupancy is issued for the ADU.

Key Outcomes

• All nine public hearing applications were granted unanimously.
• SEQRA negative declarations were approved for ZBA 23637, ZBA 23636, and ZBA 23670.
• Retaining-wall square-footage relief was added by amendment for 1222 McFadden Place.
• A preliminary ADU approval was issued for 83 Cedar Drive, subject to the prior compliance condition.
• The board scheduled its next meeting for April 23, 2026.