Neighbors object to two‑lot split in Rocky Point; Zoning Board holds hearing to July 9

The Zoning Board of Appeals on June 11 held over a contested application to split a 14,000‑square‑foot lot on Hawthorne Road in Rocky Point into two lots, after neighbors urged the board to deny the division.

The application by Let's Improve This Inc. proposes two lots of about 8,000 square feet and 6,000 square feet and would require multiple variances from the B‑one Residence District. Town planning staff told the board the property lies in a B‑one district that requires a 22,500‑square‑foot minimum lot size and that the subdivision as proposed would trigger nine separate variances; five of those, staff said, would require relaxations of 50 percent or more.

The application was presented by attorney Larry Davis for the applicant and reported to the board by town planner Mr. Reed. Davis described the proposal as a two‑lot plan intended to permit a new single‑family dwelling on the smaller lot, and he said the split is consistent with the neighborhood pattern in places. He added the applicant will meet planning and health‑department requirements if the division is approved.

Neighbors who opposed the split said the neighborhood streets are too narrow for construction traffic and voiced safety and quality‑of‑life concerns. "Our road, Violet Road, is extremely narrow, far too narrow for heavy trucks and construction crews to move in and out for months on end," said Anna Alisi, identified in public comment as a Violet Road resident. Alisi and other residents described repeated vehicle blockage during daily activities, the presence of children and school transportation that must access narrow streets, and worries about emergency vehicle access if construction vehicles blocked the roadway.

Other speakers submitted a neighborhood petition and photographs of parked vehicles on narrow blocks. A neighbor who submitted a written statement to the board said the proposed split would be "inconsistent with the neighborhood character" and expressed concerns about increased runoff, noise, traffic and impacts on nearby wildlife habitat.

Davis replied that the project was intended to provide a home for sale rather than a commercial rental and said the applicant would be available to work with agencies and obtain required approvals. The board heard that the Suffolk County tax map currently shows two tax lots associated with the parcel and that a certificate of occupancy on file historically covered both lots.

After hearing testimony, the board voted to hold the public hearing open to a future date so the applicant can supply additional documentation and the board can review precedent and prior approvals the applicant cited. "We'll hold it over to July 9," the chair announced after a motion by Mr. Lindsey and a second by Ms. Sedaris; the motion carried.

Why it matters: The proposal would create two nonconforming lots in an area that was upzoned to larger lot sizes decades ago; neighbors say the change would increase construction activity on streets that were not built for heavy trucks and raise public‑safety and quality‑of‑life risks. Planning staff flagged several substantial variances that would be needed for the split.

What’s next: The applicant will provide additional paperwork and precedent documents requested by the board; the Zoning Board of Appeals placed the item on the July 9 holdover calendar for further review and possible decision.