Planning Board - Regular Meeting

Today is the 5th of January, 2026. We do have a public hearing, so we will start our meeting with the pledge of allegiance. Ed, could you lead us in the pledge, please? I pledge algiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Patrick Calvin present. Julian Nolan Gerald O'Neal present. Juan Leon present. Dan Tushian present. Frank Santos. Greg Giola. Matt Espazito.

Emily Mole. Rich Casey.

Okay, we do have a quorum. Uh before we start the public hearing, I'm required to read the statement into the record. Wrong wrong statement. Okay. The planning board shall have the right to rely on any information that is presented by the applicant. If any such information is later found to be inaccurate or incorrect, the planning board may determine that any approvals, building permits, or other actions previously granted in connection with the application are null and void. Okay. Who is here on behalf? Public hearing site plan review job 2539 AFGC-2L LLC proposes to demolish existing structures to construct a 1,800 ft one-story restaurant with a drive-thru and 30 indoor and six outdoor seats along with associated site plans.

Okay. Who's here on behalf of the applicant? Good evening. Allison La Point, Sir Tilman Bell, and Adler Heyman with offices at 100 Motor Parkway, Hopog, New York. 11788 for the applicant. Okay. Council, have you uh had a chance to review the memo dated the 29th of December, 2025 regarding this application? Yes, I have. And have you reviewed the conditions and any of the any of the Where am I here? Sorry, it's the wrong page. Any any of the conditions and covenants or restrictions with your client? Yes, I have.

Are there any issues? anything that you would like to bring uh to the attention of the board regarding this memorandum especially any of the u any of the matters that I just referenced? No, my client is comfortable with the conditions and CNRs presented. So, so they've agreed to all of the conditions of the CNRs. Okay, please proceed.

Okay, good evening everyone. Uh for the record, we delivered the affidavit of posting to the planning department on December 23rd, 2025. Um I should note that there is a traffic and parking anal impact analysis that is part of the record by TBD Inc. dated August 13, 2025. Uh it is our understanding we have responded to all agency and department comment to date and again we have reviewed the draft conditions and CNRs and have no objection to the language found therein. Um, as mentioned, we are seeking approvals for demolishing two existing structures on the west side of Broad Hollow Road. Um, and then constructing an 18,800 square foot onestory restaurant with drive-thru. Uh, bringing this a little bit of light to the blight that is in that location. This will house the very first Caribou Coffee in the Northeast. We're very excited about bringing this new business to this region. Um, you can check them out online. Full menu of signature coffees and beverages as well as all day breakfast, bagels, sandwich offerings u are things you can get there as well as a b they have some bakery items as well. So the location of subject site is ex currently two lots on the west side of route 110 between great neck road and southern state parkway. These are lots number 13.1 and 14.2. To the north of the site, there is a BP.

Slow down while Sorry. Certainly with you. Okay. Please proceed.

Sorry, Matt. Uh to the north you can see there is a BP gas station and auto repair location. To the south there is also a auto repair repair location. Uh to the east is 110 and then across the street there's another BP uh gas station as well as a car wash and a multi-tenant commercial building. To the west there is a residential development. The subject site will but three prop I'm sorry two prop three properties that are residentially um occupied. Again, the plan, the subject site and con configuration was laid out with greatest concern to functionality as well as with sensitivity to the residential neighborhood to the west. Um, after numerous revisions and coordination with the uh departments of the town, the subject configuration uh you have before you today we believe will be the best functioning again both for the the utilization of the site but as well as protecting the neighboring property owners. So today we are seeking site plan and special exception from the planning board for the bar restaurant. Even though it's not a bar, that's how it's written under your code for the special exception. From here, we will have to proceed to get a change of zone as one of the two lots is not zoned e business. Uh and we will seek that from the town board. And then after that, we will require some uh variance relief from the BZA. As mentioned, the site will house a structure measuring 1,800 square feet, 30 indoor seats, six outdoor seats, and a 7Q drive-thru with a separate bypass lane. Um, it's a bit of a shallow site, but we were able to find a way to configure that. Most importantly, making sure we had that bypass lane included for uh site functionality. We're also proposing new everything, new lighting, new drainage, new plantings. the the plantings on this site, both the streetscape plant plantings as well as the screening

plantings to the rear of the property. Um we feel it's going to be make the site quite beautiful. Uh in terms of screening the properties to the rear, it's a buffer between 5t and 10 feet. Many of the plantings in there include arborites and other screening. There's also a um fence that is uh a privacy fence, a six-foot privacy fence which will separate the residential structures from from this use. Um in terms of the elevations which we circulated, um we believe this building is going to be quite beautiful. The applicant has taken the time and detail to make sure that all four faces of the building are beautifully designed. Um

slow down. Slow down. Catching up with you. that's not scrolling as fast as I talk. I'm sorry. Okay. Um I would like to note, however, as well from the the um the there's one elevation there that has uh just the white on it. That is the portion that will be facing the residential. Again, taking into consideration the residential neighborhoods and sens sensitively designing the site so as to make sure that it's not as impactful to the residents behind. In terms of height, it's 20. Go back to that. Is that a wall? Sure. So, that's the rear that's the rear. Yeah, that'll be the rear wall of the building. What do you think, Jerry? That faces the houses. Yes. Okay. Thank you.

All right. Go ahead, please.

Certainly. Um, in terms of height, it's a one-story structure 20 feet up to the parapit. Um, and again, in coordination with the various agencies and departments, we believe this this site will function beautifully with minimal impact to the surrounding community and again bring vibrancy and light and a new a new business to the town of Babylon. Um further as it was laid out in the parking and traffic uh the parking and traffic analysis there are no anticipated negative impacts from the proposed it is expect we are expecting this to be a fully functioning site with again it's one right in one right out onto 110 um there are no negative impacts in terms of parking and none anticipated in terms of traffic and with that we respectfully request that the application is approved and I'm available for any questions.

Okay. Thank you. What are the variances you're seeking from the ZBA?

Sure. Um, in terms of the variance relief that is going to be sought. Um, so there's a front yard setback of 3.5 ft and that's to the uh to the canopy for the front yard setback. While that does feel like a substantial number, if you look at the overall corridor of this uh the business community, pretty much mo all of the buildings um are right up there against the front property line. Um and again we pushed the building further as far far away from the residential properties as we could get. There's a rear yard variance of 43 feet and seven in where uh 50 ft are required and parking variance relief of uh 15 stalls where 21 are propos required.

All right. Uh do any of the board members have any questions regarding one? Thank you Mr. Chairman. I I did have a question about parking which was just answered. To hear you correctly, the the site plan has 15 but requires 21 currently. That is correct. Okay. And can you just tell us your um hours of operation, please? We don't have hours of operation set at this time. Um again, as it is a new business coming into a a new market, um we aren't at a place where that has been determined. Do you have a range?

I I mean it I'm assuming that it's somewhere in in normal business hours, but again, I don't know what the anticipation is as we break into a new market. Again, I I would hesitate to put something strictly on record. We appreciate that. Yeah. Given that this is the record. So, go ahead, Juliet. How many other locations across the country? Oh, that's a fun question. So there are 600 locations across the country. I believe the vast majority of those are in the Midwest and this is the first on the east coast in the northeast. Northeast. Yes. And what are those hours and the other businesses?

I I don't know. I don't know what the the others and I would assume that they would also vary depending on the markets. Well, welcome to the town of Avalon. Um, can you tell me the cars that are in queue? How long that they are sitting there? I again approximate I don't have an approximate timeline for how long the cars are are waiting in the queue. Um I'm sorry I don't have that answer but again uh both based upon the traffic study and from the internal market analysis the seven Q cars uh queue is anticipated to be more than sufficient to operate at this site. Okay. Thank you.

Question. How many employees do you plan on having on site in one shift not knowing what the chef will be? I don't know. I can say that it doesn't have a full It's a full kitchen. It operates a bit and not to bring in another entity into the conversation. More like a Dunkin Donuts. It's a microwave. Those those have those very quick hot microwaves to heat up the food. So, it I would expect it to be steed a little bit closer to that type of use than something that would have a full kitchen.

Okay. And then I know my other question is so from what I can see you already have uh you're seeking variance for parking. One, two, three, four, five spots are on the uh southern side of this and the only way for those people should anyone park there besides employees would be to walk along the sidewalk when we are the northeast and there's a ton of snow at times. So, my concern is, are you really going to be managing that sidewalk so that it's not a hazard for anyone walking from their parking lates since there's no other way to get into the building?

I would say certainly, yes. I mean, from the very basis of the business model, if you need people to be able to access your site and if you want to have a strong business model, you better make sure you're maintaining your sidewalks and that you're maintaining your space so people can traverse it safely. Yes, absolutely. Okay. question. I have a question, Mr. Chairman. Go ahead. Um, council, in reviewing the site um boring logs um of August 24th, 2025, the town DEEC has identified uh the finding of a petroleum odor at a depth of 22 to 24 feet. For the record, can you amplify on this finding, please?

Yes. So our engineering team had reached out to I believe it was Whit Stone um to get some clarification on that. Um they indicated that there was no visible um evidence of spillage in the boring itself and therefore we put forth that no further exploration is necessary at this time. Certainly. Any other questions? Um thank you. Is there anyone from the public that's here that would like to address the board regarding this application? Okay.

All right. I'm going to request a motion from the board to close the hearing and to reserve decision. Uh let's see. A motion by Julianne. Second by Juan. Second. All in favor? I.

Uh the record is closed and we're going to reserve decision. Uh the public hearing has now been closed. I'm sorry. The record is not closed. Public hearing has now been closed. Decision will be reserved in order for us to review any feedback or any followup that's necessary regarding uh uh plan any the plan issues. And it will it will also remain open for written comments for anyone to follow up on the status of the application or to submit additional written comments and contact the planning department number of different ways in person. Planning is located on the west wing of town hall. Application documents, plans are available for inspection between the hours of 9:00 am and 4 pm or by phone 631-9573103 or by email uh planning comments at townofbny.gov. Okay. Thank you.

Thank you very much. Happy New Year. You're welcome. Thank you. You too. Okay.