Planning Board - Regular Meeting

the 8th of December, 2025. We do have three hearings tonight. So, we will begin our meeting with the Pledge of Allegiance. Is this on? Okay, there we go. The pledge of allegiance. Julia, could you lead us in the pledge, please?

Thank you very much. Could you please call the role? President Present present. Present. Present.

We have a quorum. Thank you very much. Okay, before we start our public hearing, I'm required to read the statement into the record. 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. What is our first public hearing?

Public hearing job number 25-19A Dominic Associates LLC. Purpose applicant proposes to construct two 7,043 foot singlestory industrial buildings along with associated site improvements. Okay. Could you please state you're here on behalf of the applicant? Yes, I am. Okay. Could you please state your name and address for the record? Good evening, Mr. Chairman, members of the board. For the record, Nicole Bland. I'm an attorney at Bazelle, Bllanda, and Biscanti with offices at 535 Broad Hollow Road in Melville. Okay. Council, have you had the opportunity to review the memo uh dated December 2nd, 2025 uh from the planning commissioner, Denise Graziano, regarding this application?

Yes, we have. Are there any issues, any concerns, anything that you would like to bring to the board's attention regarding any of the items on this memorandum? No, Mr. Mr. Chairman, we consent to all the conditions and covenants. Okay. Thank you. Please proceed.

I'm here tonight on behalf of the property owner uh seeking site plan approval for the construction of two one-story industrial buildings for warehouse use on this property. It's located at the southerntherly dead end of Lukan Drive, which is about 800 feet south of Grand Avenue in Deer Park. It's perpendicular to Lucan Drive. Uh, so it has a depth of 100 feet but a length of 460 feet. It has a lot area of just over an acre at 45,559 square ft. It is presently vacant and wooded and it's zoned industry G. We are proposing to construct two small warehouse industrial buildings. Each would have one story and have 7,43 square ft. The buildings were designed to fit this site and have the parking area be located centrally within the property between the two buildings. Uh each building will face the center of the property and they will have uh two overhead doors that also face the center of the property, not adjoining properties. Uh each building is proposed to have about 1,037 square ft of office space in the front and then the remaining square footage would be warehouse use. We are not proposing any outside storage on this site. Uh so we agree to that covenant. If we should need outside storage in the future, we know that we would have to come back to this board and seek approval. Um each building, as I said, will have the two overhead doors. We're not anticipating large trucks on this site. Uh rather, we're anticipating um small box trucks, maybe sprinter vans, things of that nature. Um in terms of parking, the office use requires 14 spaces. The warehouse use requires 18 spaces. Um, a lot of this we believe will be an overlap. In other words, people who work in these buildings, they might use the conference room or office space in the front and then they may be working in the back where the warehouse storage use

is um is taking place. So, it's not that you have separate employees in separate areas. Usually, we find that everyone is kind of using the space um conjointly. So, we do believe that we will be able to obtain our parking variance. Um again, we're providing 17 spaces plus four loading spaces. Uh 32 spaces are required. Um in terms of who we expect to rent to, the property owner um has not been able to completely market this site yet. Um when you don't have building buildings built, it is hard to attract tenants. Um however, they do believe that they would have a mom and pop type warehouse uses. Obviously, it's a smaller space, so you're not going to be attracting like larger corporate users. Um, and they do believe that the hours of operation would be your normal business hours, maybe 7 in the morning till about 5:00 p. p.m. 6 pm at night. Um, our refuge enclosure is located in the center of the site for easy access. Uh, we are providing a 10-ft rear yard setback to the residential as well as a full 10-ft uh buffer area to the residential area, the Quail Run condominiums that are to the south. Um, notably on the Quail Run side, they also have some buffer and then they have their own um, ring road or, you know, roadway parking area as well. And then you see on the aerial, they have their pool and wreck building as well as their tennis courts. So, just to, you know, make the point that we don't immediately abut actual condominiums, but rather we abut um, more buffer parking area and then what is really their uh, wreck space. In terms of the other surrounding um area, Lukan Drive is an industrial street. To the north are other industrial zoned and used properties including automotive uses. To the east are GA zone properties. Um you have the Deer Park park tennis court um tennis club immediately abuing us. To the east to the west are other industry G-zone

properties that are also used in that manner. And as I said to the south are the quailrun condos. Um, again, no outside storage is being proposed here. We do consent to all the covenants and conditions. And I do have here with me tonight our engineer from Nelson and Pope who'd like to just kind of give the board a little overview of the um site functioning.

Please state your name and address for the record. Scott Risinger, Nelson and Pope, 70 Maxis Road, Milville, New York. You swear to tell the truth, the whole truth, nothing but the truth. I do. Please proceed.

Okay. Thank you for having us tonight. Um before the board, we have this site plan. As Nicole mentioned, um access to the site is in a unique manner fronting on the long side of the the center of this property. It made for a uh a challenging way to lay this property out. Um we ran through several different uh conceptual configurations trying to get uh different buildings and parking to work out uh landing on this as the optimal way to produce the desired um building space and and parking that we could uh we could get. Uh the particular layout um we chose this because of as you can see there's a T-shaped F AR at the end of the road. So that's a fire apparatus access. You can come the fire department can come down the road and be able to have a proper turnaround space without being uh you know hitting the dead end of the road as they currently do. Um, that also allows for truck turning and proper maneuvering of garbage trucks and and the like on the site to be able to get in, access the dumpster, back up, and get out without having to back up or back down a road. Um, so that's that's kind of gives you the overview of why we have these two buildings located on each end of the site. Um, it does make for a unique kind of layout and a unique site in that manner. Um and hence one of the uh requests for the two buildings on a single site.

Um if there's questions on

uh at this time do you have any idea what will be stored in the warehouse? I know you don't have a tenant but um I would yeah we we don't have a tenant. Um, but you know, your typical if it's some sort of uh HVAC company, you know, materials for their type of that type of business or an electrician, plumber, things of of that nature would be stored. Get a little closer to the microphone. Thank you. Uh, things of that nature would be stored. Um, you know, supplies for the the different tenants that would be moving into the and using the facility.

Are there any other questions? All right. Any other questions? So, given that the buffer is going to be taken down, these two buildings be put up. Uh, are the rooftop units going to be on the roof obviously and are they going to be enclosed on the side that abuts the residential so that the sound doesn't travel beyond the buffer? Yes, we we can make sure that the sound is meets the town code and doesn't travel beyond. Are they going to be curbed units or are they going to be on edge or is that TBD? That's to be determined. Yeah, we haven't gotten that far in the process yet.

I'm sorry, just so we're clear. Could you I didn't question. So, if they're going to be curbed, as in curbed on the roof, or if they're going to be put on dunage, and then if they're going to have at least one um barrier on the side that faces the resial. So, you don't know? We don't have those answers at the moment, but we can certainly provide those barriers and we can submit the manufacturers's um noise levels of those units to the building department. Any other questions?

Thank you, Mr. Chairman. Good evening. Um, are you aware if a SWIP has been um, submitted for this application? No, the SWIP has not been submitted. We are currently developing that. Um, but with the drainage provided, we anticipate that we should be able to meet the requirements. Thank you.

Excuse me, Matt. Can you pull up the uh aerial showing the trees? Yeah, that's one. Um there's um you said that there's a substantial buffer that will stay for the condominium project. I mean there's a lot of trees there. It looks pretty good. Um do you know how much of that is theirs? How much of that is yours? So the condominium has kind of there. It's a little bit better. They have a row of plantings on their side. Plus, we're providing an additional 10 ft of a staggered buffer in our landscaping plan.

Okay. Are they burned? I don't know what the elevation of your site is compared to theirs. Um, it it's not too different. There's there's not much of a burm. How high are the buildings? Give me one second. got dimensions on it. What does that show? 22 ft. Yes.

And what are the plantings that are proposed? How high are they? How high will they get? Okay. So most of the plantings across the back are scheduled to be installed at a 6 to 8 foot height. However, you know, with growth, they will exceed that height, growing as you know, as they mature.

That was my question about a burm to get them lifted right from the beginning. You have a 22 foot building and 6 to 8 foot plantings. There's not much of a shield for the condominiums. The the one issue with provide trying to provide a burm in the back is uh is spacing and drainage. So if we try to put a burm in the back, the drainage then gets forced up against the building and that could be an issue.

If you look at the aerial again, I mean I I understand your point, but if you look at the aerial again, um they do have their see those? There's parallel parking spaces as well as the roadway. Then you have the perpendicular parking spaces. And then that building right there is a wreck building,

your pool, your tennis courts. Um the condos that are either to the left or the right, you can see what kind of buffer they have between the other industrial areas as well. So we it's really similar to what the condo residents are currently experiencing in other areas of the actual condo complex. Yeah, they're about 200 feet from the property line on those two corners east and west of the community building. It appears to be a fence if I'm looking at this correct. Yes, like that. Okay, there it is. Okay, so those evergreens, those lines of evergreens are on the condo side already,

correct? Right. Those are those belong to the condo. And then we'll be providing 10 feet beyond that on our side of buffer. And then the buildings and they're only one story, you know, they're not these are not twotory or typical industrial buildings where you have really super high, you know. Okay. Thank you. You're welcome. Are there any other questions? Uh council or engineer, could could you talk to us again about the parking situation? You're looking for relief from the zoning board of I did the arithmetic here. Is it about what? 17 spaces. Is that right? Correct.

That's correct. Okay. So, how do you justify that?

So, per the town code, the parking required calculates to 32 stalls. We are providing 17, which is a 15 stall deficiency. Okay. I'm sorry. Am I You're right. I did I did do the arithmetic. It was 15, but I lost that piece of paper. Go ahead. Sorry. So, you have 17 spaces and you're looking for relief from the zoning board. 15 nearly you have just a little over half of what's required. Correct. Okay. So, how is this going to work?

Sure. taking a look at the use of these buildings. Uh for a typical warehouse, the uh it um rates for a warehouse are between.3 and.5 stalls per 1,000 square ft. So both buildings being 7,000 just over 7,000 I'm sorry just over 7,000 7,043 square ft. Adding those together, you get 14,086. Dividing through the.3 or the 0.5 rate, a warehouse use would typically per the IT regulations uh require between five and eight stalls. So, we're trying to find a middle ground between what the town code requires and then what the IT

So, what you're saying here is that the code requires more parking uh than the code you just referenced the you call the IC code it international traffic engineering and and and what is the basis for the IC code how do they arrive at that conclusion

so they they've gone out and they've done studies all across the United States for typical uses and they produce these rates at actual sites across different areas in suburban urban, rural, and you can look up in their manu their um produced rates of what your use is in what type of zone. So, we looked up the warehouse use in a suburban type of setting that we have and they provided those rates of the.3 to.5 per 1,000 square foot of typical building area. to ask council. Council, are they permitted to use this warehouse space for some type of manufacturing future? Thank you. Is there anyone from the public that would like to address the board regarding this application? No. Okay. All right. Thank you. Since there is no one else that would like to address the board regarding this application at this public hearing, I'm going to ask the board for a motion to close the hearing and to reserve decision. Let's see. A motion by Juan.

Motion to close the hearing and reserve decision. Second by Ed. All in favor?

Approved. So, this hearing is closed and we've reserved our decision. Uh, the decision, as I mentioned, is reserved in order for us to review any feedback that we've received this evening or any open site plans. The record will remain open for written comments. To follow up on the status of the application or submit comments, you can contact the planning board uh a number of different ways. Those comments would have to be in writing. Uh first 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 p.m. or by phone uh 631-9573103 or by email planning comments at townof babliny.gov. Okay. Thank you very much. Public hearing site plan review lift town board covenants and restrictions job number 23-44 AI intercount realy LLC purposes applicant proposes to construct a 40,041 square foot addition with the four new loading docks to an existing 111,477 foot warehouse building along with associated site improvements and to lift town board covenant and restrictions.

Okay, let's let everybody get settled in it. Anybody else want to come forward? Get closer to the action. Of course, those tickets cost more, but we took the glass down. I think I'm a hockey go. I'm sorry. All right. Um, who's here on behalf of the applicant? Uh my name is Wayne Alden from Alden Group. Uh we are construction managers and consultants um owners representatives. Um Okay. In the absence of our attorney, I'm going to introduce the project and I have to swear you in. Do you swear to tell the truth, the whole truth and nothing but the truth? I do.

Okay. Please proceed. But before you start, I got a little ahead of myself. Uh the planning commissioner did uh release a memo regarding this application on the 3rd of December 2025. Uh there are a series of conditions and covenants of restrictions. Uh have you had the opportunity to review these with your client? Yes, we have. Are there any issues? Anything that you would like to bring to our attention regarding any of the covenants or restrictions or conditions or anything else in this memo? No. that you want to bring to the board's attention?

No, the we've reviewed all the covenants and restrictions with the client um with our architect and engineer and we accept uh all the CNRs listed in that. So, you accept all the CNRs. All right. Very good. Please proceed. Thank you.

Okay. My name is Wayne Alden from Alden Group. We're at 60 Carlton Avenue Terrace. Uh we're the construction manager and owner's representative um working with uh H2M on behalf of Inner County Baker Supply. Uh Inner County Bakers has uh been in business in the town of Avalon for just a little over 40 years beginning in 1985 in Lindenhurst, uh Route 109. Oh, I know exactly where that was. Okay. Look, I'm a local. I spent my whole life in town. recently or in 2000 smell when things were being baked. Okay.

I don't know if all the neighbors did, but I like

so pardon. I'm reading from a site script. So, um 2013, Ener County Bakers purchased a building at 1095 Long Island Avenue. Um approximately 108,000 square feet. Um, as you may know, they distribute uh their wholesale uh distributors of bakery materials and goods for uh vendors throughout Long Island and the five burrows. Um, inner county's increasing need for uh cold storage, specifically frozen goods, uh has increased over the years to the extent that would require them to purchase expansion property to the north uh of the property and also uh of the existing property at 1095 and to the east of Comarmac Road at the end of Nichols Road. Um, previously owned by RGM Environmental. Uh, So this is a a different use uh planning to construct a plus or minus 40,000 square foot freezer uh with a height of uh 50 ft which this is a a peak height not the flat roof height. So um the uh more specific parts of the application um parking accompanied by H2M uh our site engineer and our architect to answer most of those questions. The um one of the aspects of the building is that it's an addition to an existing building. Um, and it does it does allow direct access from Comarmac Road down Nicholls Road into the site. So, uh, I believe our traffic study showed that it would

improve uh, truck traffic inbound and outbound, relieving from Long Island Avenue and sharing with Comarmac Road, Nichols Road. So, The height was 50 ft. Did you mention uh to the peak? Yes. It's a pre-engineered structure. So, we'll have a pitched roof at the highest point is 50 feet.

Yes. Okay. Yes.

Sorry.

Thank you. Hello. My name is State your name and address for the record. Yes. Lelle Mnack, H2M, Architects and Engineers at 538 Port How Road in Milville. And you swear to tell the truth, the whole truth. Nothing but the truth. I do. Okay, please proceed.

Okay. I am the project architect for this project and um this project is going to be around a 40,000 square foot edition. Um it will be as we've discussed 50 ft high. Um it is going to be a pre-fabricated building uh with insulated mill siding surrounding the three sides. We added an accented um green color at the corner of Nicholls which will have the signage of Ender County. Um the interior is going to be divided into a freezer space and a refrigeration space as well as a small office.

Anything else? Nope, that's about it. You sure? Take your time. No rush. All right. Anybody have any questions regarding the renderings or any of the things that were just on the screen? Thank you, Mr. Chairman. with regarding the height of the 50 feet which you are asking for a variance is are are there any other structures that are similar or close by that are um also uh 50 ft at the peak.

So I don't think we have any in the immediate vicinity. There is a fire tower that the fire department used right across the street that is a a couple stories. I don't think it's not 50 feet, but um in one of the render rings, you could see it in the for uh in the background. Um that's the closest that we have next to it. Thank you. Yeah, I think if you could see look in the west elevation, you can see that there. Yeah, correct. So when you say that this facility is going to be used as a freezer, the entire space going to have smaller freezer units in them built around.

We're actually going to be making a freezer. So the whole interior will be um freezer capabilities. We're going to divide most of it will be freezer, but there will be a small section that will be refrigerated. It's not a box in a box. around the building. Is it one way?

I'm going to give that question to the civil engineer. No, that's a good question. We'll just have the expert come up here. All right. All right. traffic. Okay. Uh sir, please state your name and address for the record. Uh my name is Brian Morurell. I am a senior site civil engineer with H2M Architects and Engineers at 538 Broad Hollow Road in Melville, New York. Do you swear to tell the truth, the whole truth, nothing but the truth? I do. Please proceed.

Okay. So, um, traffic circulation currently for the site, all the truck traffic comes in off of Long Island Avenue to the easternmost driveway entrance. Hold on. Take your time while they while this catches up. Yep. Okay.

They enter and that that uh driveway entrance. It's a one-way driveway around towards the back coming around the corner and then they currently wrap all the way back around and come out a different exit driveway exit on Long Island Avenue with the proposed expansion and loading docks in the back. Um cars, trucks will continue to come in from that eastern most driveway entrance. They'll come around and um swing in. Well, they'll come around that side for the existing loading docks that are on the eastern side of the existing building. They'll come around and they will exit out on Nichols Road to the signalized intersection at Nichols Road and Comarmac Road. The trucks for the new expansion will be coming in from Nicholls Road and will come in, pull forward, and then back into the loading spaces and then exit out on Nichols Road towards Comarmac Road with the signalized intersection.

Any questions? Looking at that site plan, looks like you are using the east end of Nichols Road as part of your property. Is that the case? Um, the east end of Nichols Road ends at the current property line. So, basically the end of the road is where there was an existing driveway for the former use. No,

that's where the entrance was to the the former occupant of the property. I thought when I saw the site plan that showed the the dimensions of the parcels, I thought Nicholls Road extended all the way back. Nichols Road had been dedicated or or to the previous property owner. Um that's what I'm looking at. Yeah, there right there. So like kind of the paper street on you guys have it now. That was dedicated to the property owner. Okay. Okay. Thank you. Right. Thank you. Thanks.

Is there anyone else that would like to address the board regarding this application? Okay. Well, I'm going to request a motion from the board to close the hearing and to reserve decision. Let's see. Motion by Frank, second by Jerry.

All in favor? public hearing has now been closed. The decision though has been reserved uh and will in order for us to review any of the comments that have been made and it will also u I'm sorry and any any received or any open sight plans are there any sightans? That's fine. So, the record will remain open though for written comments. To follow up on the status of the application or to submit written comments, you can contact the planning department a 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 and 4 pm or by phone 631-9573103 or by email planning comments the town of Babylon.gov. Thank you very much.

Let's go back to our agenda. formational hearing. Barbed wire job number 2025-00002BW New York State Solar Purposes to erect fencing around the parking lot of an existing industrial building and legally maintain outdoor storage of vehicles. All right, come on up. Good evening, Mr. Could you please state your name and address for the record? Raymond Caliendo, Art of Form Architectural Services, PLLC 159 Broadway, Amityville. Okay. Do you swear to tell the truth, the whole truth? Nothing but the truth. I do. And with me is our project manager, James Gentilelesco.

Okay. Come on up so I can swear you in. Please state your name and address. My name is James Gentilelesco from Artformm Architects. Address is 159 Broadway in Amityville. Okay. Do you swear to tell the truth, the whole truth? Nothing but the truth? I do.

Okay. Both of you. Okay. Please proceed. Okay. Our primary interest here is to receive permission to uh construct barb wire fencing uh on the property for security reasons. The um this particular occupant has had many many vandalism problems throughout the years. Uh we've actually ordered the police reports that we don't have them handy yet, but we've actually ordered the police reports for the u for the breakins uh that document uh their their problems. And um yeah, that's basically at the uh barbwire fence, outdoor storage of vehicles and maintaining of um temporary structures on site.

Could you trace Tracing it. Can you trace the bob wire where the bob wire will be placed? Okay. Yeah, that's it. That's it. Yeah. A little bit there. Yeah. And there we go. Close it off there. That's it. So, that's the existing warehouse. And what's in front here? That's u uh Okay. Because that's parking. Let's see what we're looking at here. Okay.

Yes. Did everybody do it? What about these gentlemen? You don't have to do it right now, but before you leave, just fill out the hearing and then just fill out so we have your written name, address. Sure. Sure. Sure.

Okay. Do any of the board members have any questions? Can you give us We by the way you can submit the police reports whatever you get them as part of the record part of the record but just give us a sense of of the kinds of vandalism and things that they've had to contend with. Uh yeah they have been submitted um I believe it was in our application uh it's just a written thing on on their accounts of what happened. They said it's going to take about six months to get the police reports. So, all right. Fair enough.

But this this has been it's been an ongoing problem with them that uh they're they're pretty much situation. How tall is the It is a five foot fence and then one foot of barb wire. So, six foot total. Um, are you aware of any of the other neighboring properties having an issue with vandalism? No, not not that we know of. Do any of the neighboring properties have barbwire to protect their property that you you're aware of? No. Let's go back to the

just so I can get an understanding. Is it the nature of the business or what what makes your property more of a target, not your not other neighboring properties? Is it the solar panels? Um, so they store their company vehicles in the back in the parking lot. So we figure they are targeting the expensive materials that are inside the car. Um, they also store they have those temporary storage that is outside so it's visible to the people. So it's, you know, easy target. Thank you. You're welcome. Any other questions? Thank you very much.

Thank you. All right. I'm going to request a motion to close the hearing and to reserve decision. Let's see. Motion by Dan, second by Juan.

Second. All in favor? The hearing is closed and reserving decision. reserved. Um, and uh, do we have any open sight plans on this? Okay. All right. So, um, uh, this will come back to the board when everything is closed. All right. So, if anyone has any questions or wants to submit any information, they can do it by via written comments. To follow up on the status of the application or to submit written comments, contact the planning department a number of different ways in person. Planning is located on the west of town hall. documents. The plans are available for inspection between 9:00 a.m. and 4 p.m. or by phone 631-9573103 or by email planning comments town of Babliny.gov.

Thank you very much. Thank you very much. Have a nice evening. Thank you. You too. Stay warm. Thank you. You too. All right. That concludes That concludes our the public portion.