Babylon planning board closes hearing on Brookside Avenue subdivision, reserves decision

The Town of Babylon Planning Board on Dec. 1, 2025 held a public hearing on application Job 25-13b, in which applicant John Puccia proposes reconfiguring four tax lots on Brookside Avenue in North Babylon into three lots and building a new two‑story single‑family house on proposed Lot 2.

At the hearing, Nicole Blanda, attorney for the applicant, told the board the combined parcel totals 2.47 acres (about 159,537 square feet) and that each proposed lot complies with Residence B zoning, which requires 10,000 square feet per lot. "This application does not require any variances. Each lot will fully comply with all zoning code requirements," Blanda said.

Blanda said the proposal would reconfigure four tax lots into three: proposed Lot 1 would total 23,608.01 square feet and retain an existing dwelling and detached garage; proposed Lot 2 would total 13,196.77 square feet and is the site planned for a new two‑story, four‑bedroom home with two‑and‑a‑half baths and an internal garage; proposed Lot 3 would be roughly 2.82 acres and include the pond and wetlands shown on the survey. As part of the approval conditions, the existing cottage on one parcel would be removed.

Blanda confirmed environmental permitting has been addressed: when a board member asked whether the applicant had received a New York State Department of Environmental Conservation freshwater wetland permit, counsel responded that DEC permits were in place. She also said the applicant has addressed departmental comments and that surveyor corrections to metes and bounds descriptions remain to be finalized.

A central policy question at the hearing was a request from counsel that the board not impose an owner‑occupied covenant on the existing homes on Lots 1 and 3. "I would respectfully request that we not put an owner occupied covenant on it," Blanda said, noting the existing homes are not substandard and the applicant is not seeking variances. Blanda added the applicant would accept an owner‑occupied covenant on the new Lot 2 if the board prefers. Board members asked clarifying questions about current deed ownership and acknowledged the parcels predate surrounding development.

There were no members of the public who addressed the board during the hearing. The chair then asked for a motion to close the hearing and reserve decision; the motion was made by Anika and seconded by Ed Wynn. The chair announced, "All in favor, This hearing is closed." The board reserved its decision to allow review of outstanding issues and any open site‑plan items.

The board left the record open for written comments and directed members of the public to submit comments to the Planning Department in person at the West Wing, by phone at (631) 957‑3103, or by email to planningcomments@townofbabylonny.gov. Staff noted the live feed was closed after the final public hearing.

Next steps: the board will review the finalized survey corrections, departmental memos, and any written public comments before issuing a decision on Job 25‑13b.