July 14, 2026 - PUBLIC HEARING
PUBLIC HEARING
WAS HELD IN THE BOARD ROOM,
153 WEST MAIN STREET, BABYLON, NEW YORK,
ON TUESDAY,
JULY 14, 2026
PRESENT:
Mayor Mary Adams
Trustee Frank Seibert
Trustee Dominic Bencivenga
Trustee Anthony Cardali
Trustee Jeffrey Szabo
Attorney Charles J. Casolaro
The meeting opened at 7:01 pm.
The Pledge of Allegiance was led by Trustee Seibert.
The Village Clerk read the following Legal Notice:
NOTICE IS HEREBY GIVEN that the Board of Trustees of the Inc. Village of Babylon will hold a public hearing on Tuesday, July 14, 2026, at 7:00pm at Village Hall, 153 West Main Street, Babylon, New York 11702, to consider the following:
An application for a Special Use Permit to open and operate a restaurant, with off-street parking, and outside dining (if requested) to be located at 375 Deer Park Avenue, Village of Babylon, New York 11702.
PLEASE TAKE FURTHER NOTICE that at said hearing all interested parties will be given an opportunity to be heard on said proposed application at the place and time aforesaid. Copies of the proposed application will be available at Village Hall at least five (5) days before the public hearing and may be seen during the regular business hours.
BY ORDER OF THE BOARD OF TRUSTEES
VILLAGE OF BABYLON
Jean Marie Parker
Village Clerk
Dated: Babylon, New York
June 29, 2026
Applicant:
Babylon Plaza Realty, LLC
375 Deer Park Avenue
Babylon, NY 11702
Anthony Guardino, Hauppauge, NY - Attorney *representing the applicant
Ken Rogers, Babylon, NY – Partner
Mark Sagloca, Brightwaters, NY - Partner
Business: Proposed Restaurant, 375 Deer Park Avenue, Babylon, SCTM: 007-02-068
Mr. Guardino explained that the applicant is proposing to construct several additions to the existing 2-story office building creating a 3-story mixed-use building that would have a 4500 square-foot restaurant and 2 small (less than 1000 square feet) retail stores on the first floor, and 22 apartments on the second and third floors. This application is seeking approval from the Board of Trustees to issue a Special Use permit for the restaurant in respect to outdoor dining and off-site parking for the proposed restaurant. The proposed restaurant would be open 7 days, Monday through Saturday, 8;00 am to 10:00 pm, Sunday, 8:00 am – 8:00 pm. Outdoor dining would be 10 seats of outdoor seating, seasonally. Mr. Guardino explained the site had ample parking for the 22 apartments, in accordance with Village Code, however there was not enough on-site parking for the restaurant.
Mr. Rogers stated that he is a resident and a builder in Babylon Village having done 82 projects in Village. His proposed building needs a total of 84 parking spots as per Village code; 44 for the apartments and 35 for the restaurant. He explained his property offers 42 on-site parking spaces which are just 2 short for the apartments, which he is going to the Zoning Board of Appeals for approval. However, he is seeking approval for the restaurant to utilize on-street parking. Mr. Rogers went on to explain that there were 18 spots on the street in front of building, a total of 55 spots on Deer Park Ave, with an additional 98 parking spots in the nearest municipal lot on George Street, which is mainly commuter parking, all within reasonable walking distance. Mr. Rogers says that two recently opened restaurants, Courtside and Millie’s, have no onsite parking, but were granted with the premise to utilize street parking or the municipal lots. The James did not have enough spots, and yet they are allowed to utilize municipal lots and street parking as well.
Trustee Seibert asked for a clarification of total restaurant seats including outdoor seating and employees to determine required 40 parking spaces for the restaurant. Mr. Rogers explained there are 60 seats at tables, with 10 at the bar, and 10 employees. Any outdoor seating would come from a few of the 60 inside tables being brought outside; he is not adding any additional seats. Mr. Rogers and Attorney Guardino explained the proposed plans will have 44 parking spaces on site, which by code he needs to allot 2 per apartment; they believe that most apartments would only use 1 parking spot, freeing up more onsite parking.
Trustee Bencivenga noted that the building is beautiful and large, and expressed concerns about the height of the structure and is it code compliant. Mr. Rogers noted that the building is under the Village Code requirement of 35 feet. Trustee Bencivenga stated his concern for traffic congestion on Simon Street caused by the residents of the apartments and restaurants; however, he is concerned about people parking on residential streets.
Trustee Cardali asked Mr. Rogers is this a sprinkler building and asked if there was a basement. Trustee Cardali also stated with a 35-foot building, to follow through with Fire Department, because aerial apparatus is needed. He did inform Mr. Rogers that all businesses use the street parking, so you can’t always count on availability. Trustee Cardali also mentioned concerns with coming out of the parking lot on to Simon Street. The Village is already getting lots of complaints about traffic on Cooper Street and he asked Mr. Rogers if there are any alternatives. Finally, Trustee Cardali asked about the 2 retail stores; if he had an idea what was going there. Mr. Rogers noted that when the time comes, they will seek approval from the appropriate Boards. It was also noted that the application needs to go to ZBA for approval for the apartments.
Trustee Szabo thanked Mr. Rogers for coming to the Board and presenting it to the Board, however he also expressed concern about traffic and congestion. He asked Mr. Rogers if he talked to the neighbors about how they feel about the project. Mr. Rogers stated he had a few years back. Trustee Szabo would consider doing a traffic study and Mr. Rogers stated absolutely, whatever is needed. Trustee Szabo asked if there is going to be assigned parking for the residents, Mr. Rogers stated that they will be clearly marked and monitored. Trust Szabo asked about type of restaurant, Mr. Rogers stated has a few in mind, he wants it to be clever and new, not quite sure yet. Trustee Szabo asked about utilities and is everything compliant. Mr. Sagloca stated there are ample utilities, there is public with a separate main for the fire sprinklers issues. They are undecided if they will bring gas into the building, as previous projects, electric was used in the units.
Trustee Seibert asked about handicapped spots. Mr. Rogers stated it is up to code.
Mayor Adams asked about his application - it was checked off with “dancing, music and entertainment will be provided” - is that the case? Mr. Rogers stated only acoustic music as was attached to the application. This will not be a nightclub.
The meeting was opened to the public; the following persons addressed the Board.
- Kevin Timson, 20 Simon Street.
- Keith Curtin, 24 Simon Street
- Frank Curtin., 420 Fire Island Avenue
- Joann Curtin, 420 Fire Island Ave
- Lisa Terry, 18 Park Avenue
- Maria Fisher, 20 Simon Street
- Lisa Taormina 16 Simon Street
On the motion of Trustee Seibert, seconded by Trustee Szabo and unanimously carried, it was
RESOLVED to reserve decision.
On the motion of Trustee Seibert, seconded by Trustee Szabo and unanimously carried, the meeting adjourned at 8:51 PM.
_____________________
Village Clerk
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’s Office