ZBA adopts negative declaration and approves two-lot subdivision in Wyandanch; covenants required

The Town of Babylon Zoning Board of Appeals on Sept. 18 adopted a negative declaration under SEQRA and approved a two-lot subdivision on Albany Avenue in Wyandanch, clearing the way for two new single-family houses subject to standard covenants.

Attorney Nicole Blanda presented the application for two lots (Lot 1: 5,954 square feet with 93.02 feet frontage; Lot 2: 6,716 square feet with 60 feet frontage) in a Residence C zone. She explained the unusual “pie-shaped” parcel geometry produces small pinch points requiring total side yard and rear yard variances for small portions of the proposed dwellings. “We are requesting to reduce the total side yards from 25 feet required to 22.2,” she said, noting the encroachment is limited to a small bump-out and that the remainder of the yards meet or exceed setback requirements.

Blanda said Lot 1 will host a four-bedroom, three-bath home and Lot 2 a four-bedroom, three-and-a-half-bath home; no basements are proposed. The board amended the record to use the certified survey figures (lot area 5,954 square feet for Lot 1) and the applicant agreed to the standard covenants on both lots including single-family owner occupancy and no accessory apartments.

Board members asked clarifying questions about lot coverage values and the applicant provided corrected numbers based on the surveyor’s certification. The board voted to adopt the negative declaration and then to approve application 25151A as amended and 25151B. The motions passed with all members present voting “aye.”

The approvals are subject to the standard planning memo conditions dated Sept. 8, 2025, and a deed restriction disallowing basements on both properties. The applicant will receive written confirmation and the decisions will be memorialized in the board’s minutes.