OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Huntington Planning Board Meeting - July 15, 2026

Meeting Portal — Wednesday, July 15, 2026
BodyHuntington, New York
SessionMeeting Portal
DateWednesday, July 15, 2026
StatusFILED
Video Record
0:00 / 46:39

Transcript — Verbatim
0:01

Good evening.

0:02

Please join me for the Pledge of Allegiance.

0:18

Thank you, everyone.

0:19

We have three public hearings tonight.

0:23

The first would be uh Holy Trinity Platte.

0:26

Is there a motion for accepting the public notices?

0:29

Motion by Mr.

0:30

Zamadola, second, Mr.

0:31

Bontempi.

0:32

All in favor.

0:32

Aye.

0:33

Any opposed?

0:34

Motion carries.

0:34

Is there a representative for Holy Trinity Platte that would like to address the planning board?

0:42

Good evening, Mr.

0:43

Chairman, members of the board.

0:44

Ryan Brown of Breslin and Brown PC, 44 Elm Street, Suite 500, New York, 1174.

0:50

What we're proposing is a three-lot subdivision.

0:53

This is St.

0:53

Matthew's Church, which is located on the North Service Road.

0:57

Property actually runs between the North Service Road, and you can see Buckingham Drive comes in and meets it at the back.

1:04

Now that chunk that uh Vince is indicated on the screen right there that sticks off on the back.

1:09

That's the area that we're talking about, subdividing off and creating two fully conforming residential lots.

1:15

One will be 1.2 acres and one will be 1.14 acres.

1:18

This is an R40 zone.

1:21

We're also going to be keeping the rear portions of the lot back to the residential properties that adjoin it at the back there, uh, completely wooded as they are naturally.

1:31

Uh the clearing limits will be set there.

1:32

You can see the tree removal plan doesn't contemplate removing any trees back in that edge of the property.

1:39

Uh there's also going to be a dedication to the town of Huntington up at the end of Buckingham Drive to create a larger turnaround area.

1:46

Um there was a question about the stations of the cross that exist on the property up to the right that encroaches on PSE and G's property.

1:54

Uh the attorney for the church has been in negotiations with PSE and G for either a boundary line agreement or an easement.

2:02

Uh if they're unable to obtain that, we are just going to remove the structures.

2:05

They really don't get a lot of use.

2:07

Uh so we'd respectfully request that the board entertain the uh application we have before you and see fit to grant the preliminary relief.

2:15

Be happy to answer any questions that the board may have.

2:18

Uh I have no questions.

2:19

I do note that I'm sure Mr.

2:21

Mandola will have a question.

2:22

I do note that not only the two lots that you're suggesting be uh conform, fully conforming, but the remaining lot will be uh substantially remain substantially beyond conformance.

2:32

Correct.

2:33

That's uh over nine acres, I believe, and it's gonna be uh just the church property is gonna remain as it is with all the improvements that it has on it.

2:40

Very good.

2:40

Mrs.

2:40

Zamedola.

2:41

Uh Mr.

2:42

Brown, can you just uh describe the buffer between the church property and the one of the new lots?

2:50

Right there.

2:51

Yes.

2:51

So they're going to they're proposing a fully planted buffer so as to screen the parking area that's back there behind the church and the residential lot.

3:01

But as I stated, you can see that the rear end of the property is gonna remain wooded.

3:06

So it's we're providing additional buffer to what's really a buffer.

3:11

Okay, so just that area that looks like it's just dirt.

3:15

Yeah, that cleared area right there.

3:16

Okay.

3:17

Perfect.

3:18

And uh what's the height of the buffer that you're planting?

3:23

Uh I don't think that's contemplated in the plans yet, but that'll be something that will be determined on the final.

3:28

Could you do at least eight feet?

3:30

I'm sure they would be happy to do that.

3:32

Okay, thank you.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████71%
Procedural██████10%
Historic Preservation████6%
Environmental Protection████6%
Engineering And Infrastructure███4%
Economic Development██3%
Summary of Proceedings

Huntington Planning Board Meeting - July 15, 2026

The Huntington Planning Board met on July 15, 2026, for a regular meeting that included three public hearings on subdivision applications, administrative approvals, and discussions on site plans, density flow rights, and a yield determination. The meeting began at approximately 11:00 AM local time (as noted on the agenda) and included votes on multiple resolutions.

Consent Calendar

  • Pledge of Allegiance: Led by the Chair.
  • Public Hearing Notices: Motions to accept public notices for Holy Trinity Plat, Willow Gardens (Lots 32-38), and Wychwood (Lots 6-7) were all moved and carried.
  • Minutes: The planning board approved the minutes from the July 1, 2026 meeting, with one abstention (member not present).
  • Extensions: Approved a 90-day extension for the Hart Place Plat (to 10/26/2026) and a 3-month extension for the lot line change at 10 Melville Road (to 10/15/2026).
  • Performance Bond Extensions: Granted one-year extensions for Islamic Center of Melville (Bonds A&B to 02/20/2027), 1700 Walt Whitman Rd (Bonds A&B to 06/14/2027), Aspen Dental Landscape Bond (to 11/23/2026), and Map of Eastern Hills Landscape Bond (to 7/21/2027), all nunc pro tunc.
  • Landscape Bond: Established a $1,000 landscape bond for Suffolk Y Jewish Community Center 2025.

Public Comments & Testimony

Public Hearing #1 – Holy Trinity Plat (St. Matthew's Church):

  • Applicant Ryan Brown (Breslin & Brown) proposed a three-lot subdivision on the church property (Ran R40 zone). The plan includes two fully conforming residential lots (1.2 and 1.14 acres) and a dedication to the town at Buckingham Drive. A buffer and tree removal plan were noted.
  • Raymond Smolensky, attorney for St. Matthew's, confirmed ongoing negotiations with PSE&G regarding Stations of the Cross encroachment; if no agreement, the structures will be removed.
  • No members of the public signed up to speak; the hearing was closed.

Public Hearing #2 – Map of Willow Gardens, Lots 32-38:

  • Attorney Michael McCarthy (Forcelli Deegan Tirana) represented WDP Construction Corp. The property (R5 zone, 14,329 sq ft) is being subdivided into two parcels (Parcel A: 8,193 sq ft; Parcel B: 6,136 sq ft). A negative declaration and transfer of density flow rights (TDFRs) were previously approved on May 20, 2026. A driveway easement exists for the neighbor.
  • Public speakers:
    • Jackie Gardner (24 Derby Ave, since 1980) opposed two houses, stating that earlier attempts by two brothers were denied. She expressed confusion about the rule change and preferred one house.
    • Maria Keun (23 Derby Ave) asked about house sizes and impact on neighborhood character. She expressed opposition.
    • Janet Austrian (11 Birch Ave) questioned lot frontage (parcels have 60 and 80 ft frontages, exceeding the 50 ft minimum) and environmental review.
  • Mr. McCarthy responded: The TDFR program (enacted by Suffolk County) allowed the subdivision; prior owners could not develop due to health department requirements, not zoning. Proposed houses: on the smaller lot ~2,300 sq ft (two-story, one-car garage), on the larger lot ~2,800 sq ft. The builder, Mr. Morris, has built 450+ homes in the town. The board noted the lots conform to neighborhood pattern.
  • Hearing closed.

Public Hearing #3 – Map of Wychwood, Lots 6-7 (Congregational Church of Huntington):

  • Applicant Ryan Brown proposed a cluster subdivision from three tax lots to two lots (one residential lot plus church property) with a ~1/3-acre conservation area on a steep slope.
  • Stephen Tremoroli (church member, former trustee) spoke in support: The church needs funds for $70-year-old structure renovations; sale will benefit the community.
  • Board members expressed support, noting the conservation easement protects the steep slope.
  • Hearing closed.

Discussion Items

  • 505 Walt Whitman Road (S-23-081-X): The building, formerly a Steinway pianos store, now a furniture store, seeks architectural facade changes. The prior plan for three retail stores and expanded parking was abandoned. Board members endorsed the new design with awnings, noting no site plan review is needed at this time.
  • Transfer of Density Flow Rights (TDFR #1) – 665 West Jericho Tpke: The site (former Sitar restaurant) will purchase 150 gallons of sanitary flow credits for future development. A lot line change was previously approved. The board approved the TDFR resolution.
  • Subdivision #1 – Map of Soundridge, Lots 14-16: An expedited subdivision of three old filed map lots in Fort Salonga. The board approved a SEQRA negative declaration. TDFRs may be needed due to lot sizes under 20,000 sq ft; no impact on review.
  • Lot Line Change #1 – Linakis (27 Tanyard Lane Estates): This is a new introduction. The applicant (Robinson) seeks a yield determination for an oversized lot (R10 zone) with steep slopes. A three-lot oversized yield (meeting R20) allows four regular R10 lots, for a total of seven lots plus a passive park (eighth lot) to include an unmapped DEC wetland. The board discussed the wetland status and DEC's recent court case that may roll back regulations. After debate, the board approved the yield determination (7 lots + park), noting it could be revisited if DEC jurisdiction changes. A future public hearing will be scheduled as it is a major subdivision.
  • Current Communications: An anonymous letter regarding rezoning south of LIE and west of Route 110 was noted but no action taken.

Key Outcomes

  • Three public hearings closed after presentations and public comments.
  • Minutes approved with one abstention.
  • Extensions and bonds approved as presented.
  • 505 Walt Whitman Road architectural design received board consensus.
  • TDFR for 665 West Jericho Tpke approved.
  • Negative declaration for Soundridge lots approved.
  • Yield determination for 27 Tanyard Lane Estates approved (7 lots + park), with the understanding that DEC permits may affect the plan and a public hearing will follow.
  • Conditional approval for Linakis lot line change – three lots to be redrawn into three rectangular buildable lots, with covenants preventing future subdivision without board review.

Meeting adjourned.

Meeting Transcript

Good evening. Please join me for the Pledge of Allegiance. Thank you, everyone. We have three public hearings tonight. The first would be uh Holy Trinity Platte. Is there a motion for accepting the public notices? Motion by Mr. Zamadola, second, Mr. Bontempi. All in favor. Aye. Any opposed? Motion carries. Is there a representative for Holy Trinity Platte that would like to address the planning board? Good evening, Mr. Chairman, members of the board. Ryan Brown of Breslin and Brown PC, 44 Elm Street, Suite 500, New York, 1174. What we're proposing is a three-lot subdivision. This is St. Matthew's Church, which is located on the North Service Road. Property actually runs between the North Service Road, and you can see Buckingham Drive comes in and meets it at the back. Now that chunk that uh Vince is indicated on the screen right there that sticks off on the back. That's the area that we're talking about, subdividing off and creating two fully conforming residential lots. One will be 1.2 acres and one will be 1.14 acres. This is an R40 zone. We're also going to be keeping the rear portions of the lot back to the residential properties that adjoin it at the back there, uh, completely wooded as they are naturally. Uh the clearing limits will be set there. You can see the tree removal plan doesn't contemplate removing any trees back in that edge of the property. Uh there's also going to be a dedication to the town of Huntington up at the end of Buckingham Drive to create a larger turnaround area. Um there was a question about the stations of the cross that exist on the property up to the right that encroaches on PSE and G's property. Uh the attorney for the church has been in negotiations with PSE and G for either a boundary line agreement or an easement. Uh if they're unable to obtain that, we are just going to remove the structures. They really don't get a lot of use. Uh so we'd respectfully request that the board entertain the uh application we have before you and see fit to grant the preliminary relief. Be happy to answer any questions that the board may have. Uh I have no questions. I do note that I'm sure Mr. Mandola will have a question. I do note that not only the two lots that you're suggesting be uh conform, fully conforming, but the remaining lot will be uh substantially remain substantially beyond conformance. Correct. That's uh over nine acres, I believe, and it's gonna be uh just the church property is gonna remain as it is with all the improvements that it has on it. Very good. Mrs. Zamedola. Uh Mr. Brown, can you just uh describe the buffer between the church property and the one of the new lots? Right there. Yes. So they're going to they're proposing a fully planted buffer so as to screen the parking area that's back there behind the church and the residential lot. But as I stated, you can see that the rear end of the property is gonna remain wooded.

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