Board approves replacement home for undersized lot at South Prospect with material stipulation

The Patchogue Village Planning Board on April 28 approved an application to demolish a 1937 one‑story dwelling at 49 South Prospect and construct a new one‑story single‑family home. Jake Fuller, the project architect, said the proposal keeps the building footprint within allowable lot coverage and "maintain[s] adequate yard areas" despite the property being undersized: the lot has a 50‑foot width where 100 feet is required and a total area of 8,750 square feet compared with the 10,000‑square‑foot standard.Fuller, who identified himself as representing homeowners Brian and Christina Kennedy, told the board the design is modest and consistent with neighboring homes and that roof runoff would be handled with gutters and new dry wells to prevent off‑site impacts. A neighbor, Bobby Chinchlos, spoke in favor of replacing the older structure, saying it would "include the property values in the neighborhood."Board members asked for clarifications about exterior materials, driveway layout and irrigation requirements. The applicant agreed to use low‑intensity exterior lighting and to refine driveway details so on‑site parking would not interfere with adjacent properties. Member discussion produced a stipulation that the front of the house be clad with the specified material. Following a motion to approve with that condition and a second, the chair called the question and the board recorded the motion as carried.The board directed the applicant to provide final construction documents and noted that any future change creating an exterior basement entry would not be permitted, to avoid creating a separate dwelling unit.