Babylon Zoning Board approves series of variances and special permits; reserves decision on one pool/fence application

The Town of Babylon Zoning Board of Appeals on April 24 approved a series of residential variances and special-use permits across Lindenhurst, West Babylon, Farmingdale and Deer Park, and reserved a decision on an Amityville pool and fence application.

The approvals included routine home‑improvement variances, conditions on accessory structures, and several conditional special permits for business uses. The board adopted negative environmental declarations where required, recorded conditions set by planning and fire departments, and in at least one case required follow‑up with the fire marshal before final operating approval.

Why it matters: The board’s votes clear the way for homeowners to complete renovations and for businesses to operate or modernize uses that affect neighborhood parking, drainage and public‑safety reviews. Several approvals were conditioned on specific restrictions — for example, that detached garages not be converted to living space, that porticos remain open, or that fire‑safety changes be completed before occupancy — which limit the long‑term scope of what was granted.

Most important actions and conditions

- Application 25051 (Kevin O’Neil, Lindenhurst): Approved. The board heard a brief presentation from the applicant explaining a vertical home addition and approved the application by voice vote.

- Application 25052 (Taiwo Miller and Vonda Miller, Amityville): Hearing closed; decision reserved. The board took testimony about an in‑ground pool, a 6‑foot PVC fence on a corner lot, and a shed. Planning and environmental memos were on the record; the board asked for additional time and will mail a written decision.

- Application 25043 (Frederick and Marilyn Milano, West Babylon): Approved with condition that the existing nonconforming shed be removed and, if replaced, rebuilt in a conforming location; the board also required that the basement have no sleeping or cooking quarters.

- Application 25045 (North Monroe Ave., Lindenhurst): Approved with the condition that if the owner ever converts the converted garage into an accessory apartment, he must file for the proper accessory‑apartment permit.

- Application 25047 (Monique Ford, Lindenhurst): Approved with conditions. The board eliminated one variance related to rear‑yard pavers, required that the proposed portico remain unenclosed, and required internal access through the dwelling.

- Application 25044 (Carrera Properties, West Babylon): Approved as amended; the board eliminated one front‑yard variance and approved the new construction subject to the town’s covenants and restrictions for new construction.

- Application 25048 (109 Auto Repair Inc., West Babylon): The board member who recused left the dais; the board adopted a negative declaration and approved a one‑year special permit with the planning memo’s conditions. The landlord committed to paving and striping the lot and to comply with required container/parking conditions.

- Application 25046 (Q Basketball Inc., Farmingdale): Approved for the applicant’s proposed place of amusement for a small basketball program serving adults on the autism spectrum, conditioned on fire marshal approval. Program director Severia Ford told the board that "Small groups are pretty much limited to, like, 5," and the board capped on‑site staffing at a few coaches; operations will be by drop‑off and run in non‑primetime hours (approximately 3:30 p.m. to 7–8 p.m.). The applicant said the lease term is five years; the board approved the permit conditioned on the fire marshal clearing outstanding items.

- Application 25049 (KLG North Babylon LLC, Deer Park): Approved as amended to allow modernization and continued operation of a car wash with exterior vacuum stations. The applicant told the board the updated design will add two queuing lanes, each able to hold about 10–12 vehicles, and reduce onsite staffing; engineer Kevin Fedorco said, "All waste from the car wash tunnel will be filtered twice to industrial standards to then be reused through the car wash." The board adopted a negative declaration and approved the project as presented, subject to the planning memo conditions.

- Application 25050 (Caroline Boulevard LLC): Approved with the planning memo conditions. The applicant described an equipment‑storage canopy and accessory structure to shelter large compressors and agreed the canopy would "not be further enclosed" and that no outdoor storage would be permitted beyond what the board allowed.

Discussion vs. formal decisions

- Several residential items involved limited discussion from board members and staff review memos; these were approved by voice votes with conditions tied to building permits. - Business items produced more substantive review: the car‑wash modernization included a technical explanation of water reclamation and drainage upgrades; the Route 109 auto‑repair permit required the landlord to make paving, striping and container permits current; and the Q Basketball special‑use hearing included letters of support from parents, which the applicant’s representative read into the record. Where fire‑safety issues remained (Q Basketball, some business applications), the board required final clearance from the fire marshal before full occupancy or operation.

Votes at a glance (selected items)

- 25051 (Kevin O’Neil) — approved (voice vote). - 25052 (Taiwo and Vonda Miller) — hearing closed; decision reserved (board to issue written decision by mail). - 25043 (Frederick & Marilyn Milano) — approved; condition: shed to be removed/rebuilt in a conforming location; basement: no sleeping or cooking. - 25045 (North Monroe Ave.) — approved; condition: accessory‑apartment permit required if use changes to a rental apartment. - 25047 (Monique Ford) — approved; conditions: portico not enclosed, internal access maintained, and certain patio/paver corrections. - 25044 (Carrera Properties) — approved as amended; subject to covenants/restrictions for new construction. - 25048 (109 Auto Repair Inc.) — negative declaration adopted; approved for one year with planning memo conditions; landlord agreed to paving/striping and container permit maintenance. - 25046 (Q Basketball Inc.) — negative declaration adopted; approved subject to fire marshal clearance; applicant stated groups of about five participants and roughly three coaches. - 25049 (KLG North Babylon LLC) — negative declaration adopted; approved as amended for a modernized self‑service car wash and vacuums; drainage and filtration upgrades required. - 25050 (Caroline Boulevard LLC) — approved with planning memo conditions; canopy limited to condensers/compressors and not to be enclosed; no outdoor storage beyond submitted plan.

What the board required next

Several approvals were conditional on: final building permits; compliance with Planning Division and Environmental Control memos dated April 2025; fire marshal clearance where noted; and covenants for new construction. The board reserved the right to require applicants to return if submitted site plans or work deviate from what was presented.

Background and context

Most items were single‑property variances for house additions, sheds, fences and driveway/lot coverage issues; those are common before the board and were handled with short presentations from homeowners or their agents and brief questions from board members. Business‑use items prompted more technical review (stormwater, wastewater/water reclamation, parking and public‑safety conditions) and required the board to weigh neighborhood impacts against economic reuse of existing commercial/industrial buildings.

Looking ahead

The board will mail written decisions where it reserved action. Several applicants were instructed to obtain updated surveys or final as‑built plans before permits are issued. For permits conditioned on fire marshal approval, applicants must return evidence of that clearance before final occupancy or operation.