Planning board closes hearing on two‑lot subdivision at 10–12 Jefferson Ave.; decision reserved

The Town of Babylon Planning Board closed the public hearing on a proposal by Albany Avenue Suites LLC to subdivide two tax parcels at 10 and 12 Jefferson Avenue in Wyandanch into two lots, reserving a decision while applicants pursue zoning variances and finalize engineering details. Nicole Blanda, attorney for the applicant, said the owner “consent[s] to all of them,” referring to conditions in a July 16, 2025, planning memorandum from the commissioner of planning, Denise Graziano.

Why it matters: The subdivision would create two new two‑story single‑family homes on a 12,670‑square‑foot site in a neighborhood made up of mixed lot sizes. The application will next proceed to the Zoning Board of Appeals for variances the applicant says are required, and the record remains open for written comments.

Applicant presentation and variances: Nicole Blanda identified the proposal as a two‑lot subdivision to permit construction of two new single‑family homes on what she described as an irregular, pie‑shaped parcel. She said Lot 1 would have 93.02 feet of frontage and a lot area of about 5,951.6 square feet; Lot 2 would have 60 feet of frontage and a lot area of about 6,716 square feet. Blanda told the board the project will require lot‑area and street‑frontage variances from local zoning rules, specifically a street‑frontage requirement of 75 feet. She said the applicant intends to seek those variances from the Zoning Board of Appeals after departmental review.

House plans and site features: Blanda described Lot 1 as a proposed four‑bedroom, three‑bath, two‑story home with no basement and a double driveway; Lot 2 would be a four‑bedroom, three‑and‑a‑half‑bath, two‑story home, also with no basement and a double driveway. She said landscaping and screening are proposed along the western lot line of Lot 1.

Engineering and retaining wall: An on‑record witness, Arang San Concepcion, described a front retaining wall and additional front steps to address driveway pitch and grade. In sworn remarks he said the retaining wall was requested so “the driveway won't be high pitch,” explaining an engineering concern that the driveway slope not exceed 5 percent. He added engineering had signed off on the revised plan on May 7.

Process and next steps: Blanda said the applicant submitted revised plans (submitted in June) and is awaiting a building department denial letter in order to proceed to the Zoning Board of Appeals. The planning board chair closed the public hearing “and reserve[d] decision” after a motion by Jerry and a second by Ed; the board recorded that the record will remain open for written comments and provided planning department contact information for follow‑up.

The planning department memo: The board noted a memorandum from Commissioner Denise Graziano dated July 16, 2025, that included conditions and restrictive covenants; Blanda confirmed the applicant consents to those conditions.

Public comment and outcome: No members of the public spoke at the hearing. The board closed the hearing and reserved decision to allow staff review of outstanding site‑plan issues and for the applicant to pursue required variances.

For more information: Application documents are available for inspection at the Town Hall West Wing planning office between 9 a.m. and 4 p.m., by phone at (631) 957‑3103 or by email at planningcomments@townofbabylonny.com.