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Town of Babylon planning board hears neighbor concerns over six‑lot Great Neck Road subdivision
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Summary
At a March 23 public hearing, the Town of Babylon Planning Board heard a proposal to subdivide a 1.5‑acre parcel into six single‑family lots with a new cul‑de‑sac; neighbors and a local firefighter raised parking, traffic and fire‑access concerns. The board closed the hearing and reserved decision.
The Town of Babylon Planning Board on March 23 heard a proposal from Great Neck Road Holdings LLC to subdivide about 1.5 acres on Great Neck Road into six single‑family lots and build a town‑spec cul‑de‑sac that would be dedicated to the town.
Counsel Nicole Blanda told the board the project would create six lots that exceed the minimum Residence C lot area and include a 5‑foot ADA sidewalk, underground utilities and a perimeter buffer of arborvitae and Leland cypress. "Each lot will exceed the lot area requirement," Blanda said, reading parcel sizes for Lots 1–6 and noting the basements are shown as unfinished.
The architect, Charles Lembo, walked the board through three floor plans and façade variations. "They're all 4 bedrooms, 2 and a half baths," Lembo said, adding that the houses range roughly from 2,780 to 2,850 square feet and have attached one‑car garages.
Neighbors questioned whether the houses would remain single‑family and how the development would affect parking and traffic. Mary McGrath of Ferndale Court asked, "Are these all gonna be one‑family homes?" and said nearby streets already see overflow parking that complicates access. The board pointed to proposed covenants read on the record that require owner‑occupancy and forbid accessory apartments; counsel said the plans show basements as unfinished and that converting them into apartments would be an illegal conversion under the town code unless covenants were altered.
Vincent Urisso, who identified himself as with the Copiag Fire Department, said he was concerned about fire‑engine access to a proposed hydrant inside the cul‑de‑sac and warned that the turning radius and parked cars on nearby streets could impede emergency response. "How am I gonna get an engine?" Urisso asked, urging the board to confirm hydrant placement and access. The architect said the cul‑de‑sac and hydrant locations meet New York State fire‑code dimensions and that the project team engaged the fire marshal's office on truck turnaround and hydrant siting.
Counsel also explained the developers expect to request only minimal variances at the zoning board for street frontage and setbacks and that required parking for the individual lots is being provided. The record includes public comments about a separate, partially built subdivision north of the site; counsel said builders sometimes hold model homes for sale before completing remaining lots.
The board voted by voice to close the public hearing and reserve decision so staff and members can review tonight's feedback and outstanding site‑plan issues. The record will remain open for written comments; the planning department provided an email contact for submissions.
