Planning Board closes hearing on proposed flag‑lot split for commercial parking at 275 Dixon Avenue

The Town of Babylon Planning Board closed a public hearing April 7 and reserved decision on an application by Gustavino International, LLC to subdivide a narrow “flag” strip of land adjacent to 275 Dixon Avenue and create a separate tax lot to formalize existing parking use.

The application was presented by Ira Levine, attorney for the applicant, who described the parcel as a flag lot with a narrow access “pole” that Gustavino seeks to split off and purchase so the company can stop repeatedly crossing the neighboring property while using the area for parking and vehicle work. Levine said, “No other changes are contemplated.” Christopher Phil DeBate of Lab Crew Engineering answered board questions about the existing site layout and where the division would occur, saying, “The shed itself is where we’re dividing it right there.”

The planning memorandum from Denise Graziano, planning commissioner, dated April 1, 2025, was available to the applicant and the board. Levine told the board the applicant had reviewed that memorandum and had no objections to the listed conditions. Board members asked about access from Prince Chico Street and the location of an existing metal shed; the applicant and engineer said the portion being acquired is the rear parking area behind the shed, that the shed will be removed, and that no access from Prince Chico Street is required.

The applicant described current onsite activity as vehicle work — installing lights and sirens and similar outfitting — and said the proposed subdivision is intended to legalize the longstanding parking and staging area. Levine said after the lot split the applicant plans to seek use variances before the Zoning Board of Appeals to continue the existing operations.

Board members asked for details on screening and site improvements; the applicant said the existing fence will be fitted with green slats, additional landscaping will be planted, and minor curb and drainage work is planned. No members of the public spoke during the hearing.

At the close of the hearing, Planning Board member Gerald O’Neill moved to close the hearing and reserve decision; Edward Winn seconded the motion. The board voted in favor and the hearing was closed with the decision reserved to allow staff review of any follow‑up information and to accept written comments to the planning department. The record will remain open for written comments; planning documents are available for inspection at the Town Hall planning office from 9 a.m. to 4 p.m., or by contacting the planning department by phone at (631) 957‑3103 or by email at planningcomments@townofbabylonny.gov.

The next procedural steps described in the meeting are completion of the subdivision paperwork and then an application to the Zoning Board of Appeals for use variances to legalize the parking/industrial staging use on the newly created lot.