Brookhaven Board of Zoning Appeals approves mixed slate of sign, animal and land‑use requests; holds several items for more information

The Town of Brookhaven Board of Zoning Appeals met March 26 and issued decisions on a range of land‑use requests, approving sign and land‑division matters, granting a one‑year special permit for a household of rescued goats and continuing several applications for further information or permits.

The board, chaired by Howard Robson, voted on about two dozen individual matters during the afternoon and evening session. Most approvals were routine requests for area variances or permits tied to preexisting lots; several items were continued so the board could review additional materials (for example, state Department of Environmental Conservation or Suffolk County Health approvals) or to allow staff to confirm record details.

Why it matters: The BZA handles exceptions to local zoning rules that often determine whether property owners can proceed with additions, new signs, or conversions of accessory buildings to living space. Several decisions this meeting affect business signage, small residential subdivisions and neighborhood quality of life (for example, a household seeking to keep rescued goats).

What the board decided (high‑level) - The board approved a sign setback variance for a Route 25A commercial project (Fog Hill Holdings LLC / case 1). The case was initially held for decision after hearing; the board recorded approval in its work session. - The board granted a one‑year special permit to allow Melissa Rolando and Paul Wojcick to keep seven rescued goats on their Patchogue property (case 6). The permit is limited to one year to allow the board and neighbors to monitor neighborhood impacts and compliance with required conditions. - The board accepted amended signage changes for a proposed 7‑Eleven redevelopment (Magnum Realty). The applicant reduced the wall sign and withdrew a canopy‑sign variance; the application was closed and placed for decision and, in the subsequent work session, the board recorded approval subject to the amended drawings and the planning/town board conditions. - Several land‑division and minor subdivision requests were approved, including the Joseph Rose parcel split (case 345) and other multi‑lot divisions where staff recommended mitigation measures; these were approved as unlisted actions under SEQRA with conditions included by staff. - The board repeatedly continued (held) a number of cases where additional materials or agency approvals were needed — for example applications that rely on DEC/Health approvals for shoreline or septic issues were held until the applicant supplied the required permits or further information.

Notable public comment and staff notes - The board’s planner, Joshua Reid (planning staff), flagged environmental sensitivity on several small lots near impaired waters and called attention to Suffolk County Health innovative on‑site wastewater requirements for newly developed small lots (IA systems that reduce nitrogen loading). Where the board approved small lots close to impaired waters, approval notes included the requirement to follow county health and DEC/agency procedures. - A neighbor and community members spoke in support of or with questions about specific applications (notably the goat special‑permit application in Patchogue, where a neighbor said the animals were well cared for and that the applicants had addressed waste removal and fencing concerns).

Votes at a glance (select docketed items recorded in the meeting and the work session) — outcome summary - Case 1 Fog Hill Holdings LLC (Route 25A ground sign setback): closed for decision at the hearing; recorded as approved in the board’s work session (motion carried). Planner: Joshua Reid. Applicant representative: Michael Rubinstein. - Case 2 North Country Road Realty LLC (appeal/letter of correction): held/adjourned to April 9 for further review and building‑department records (motion carried). - Case 6 (Melissa Rolando and Paul Wojcick): Special permit to house seven rescued goats — APPROVED for one year as a limited, renewable special permit (motion carried). - Case 7/8 Magnum Realty Inc. (redevelopment / 7‑Eleven signage and setback relief): Applicant amended application during the hearing (reduced wall sign, withdrew canopy variance); hearing closed and held for decision; work session recorded approval of the amended signage plan subject to conditions from planning/town board and drawings (motion carried). - Case 345 Joseph Rose (land division into three lots): Approved as an unlisted action with mitigation measures recommended by staff (motion carried at hearing; confirmed in work session). - Cases 9–12 (Eleanor Knopf, 4‑lot land division in Medford): Approved subject to staff mitigation and common‑driveway clarification (motion carried). - Multiple other single‑lot variances for porches, sheds, decks and accessory buildings were granted or continued after inspection as noted in the transcript; several items were continued to allow the applicant to secure DEC/Suffolk County Health approvals or to provide additional documentation where the board requested it.

What to watch next - Applicants continuing to develop small lots near the Forge River / Eastville Pond watershed will be required to secure appropriate Suffolk County Health IA on‑site wastewater approvals and DEC/agency permits; the board’s planner emphasized those requirements where lot area is substandard. - The one‑year special permit for the goats will return to the board’s calendar for renewal or review if neighbors raise substantive complaints or compliance issues.

Ending note: The board emphasized that many recent approvals for small lots now expect modern wastewater or mitigation measures to reduce nitrogen loading into groundwater and local waterways. Staff and the board repeatedly told applicants that where county or state agency approvals are required (septic, shoreline stabilization, DEC permits) the BZA expects those approvals or credible evidence they are in process before final or long‑term approvals are issued.