The Town of Brookhaven Planning Board voted to approve a site plan to redevelop the existing fueling station at 3423 New York State Route 112 into a new gasoline station with a 2,958‑square‑foot 7‑Eleven convenience store.

The approval follows prior Town Board special permits for fuel and accessory retail that had expired and been reapplied for. Planning staff and the applicant told the board the project replaces an existing fueling station and auto‑repair facility with a new canopy, 10 fueling positions and a convenience store; the repair use would be removed.

Planning director Don Hone described the application as “a site plan with variances for proposed motor vehicle fueling station and accessory convenience store,” and said the current submission “complies with those covenants and restrictions” attached to the earlier approvals. The applicant said the new design will provide landscaping and other site improvements that are missing from the current property.

Attorney Matthew Ingber, representing the applicant, told the board the project will close one of two curb cuts on Route 112 and convert the remaining access to a right‑in/right‑out; on Granny Road the driveway closest to the signal would be closed and the easterly driveway would provide full ingress and egress. Ingber said the plan increases canopy fueling positions from eight to ten and eliminates the three‑bay repair use. “As part of the proposed redevelopment, the applicant will be developing a new 7‑Eleven convenience store with a gasoline station,” Ingber said.

The proposal required, and received, several variances and waivers. The Board of Zoning Appeals had already granted dimensional relief for lot area and setbacks and sign variances. The planning board granted waivers for the number of off‑street parking stalls (20 proposed where 30 are required) and for reduced landscape buffer widths in some front yards. Planning staff noted a Town Division of Traffic Safety letter that found 20 parking stalls “should be sufficient to accommodate the peak parking demand” for a 2,950‑square‑foot convenience store.

Councilwoman Bonner and other elected officials and neighbors pressed the applicant on maintenance and litter control after construction. Bonner said she has repeatedly fielded complaints about other 7‑Eleven sites and asked what assurances the Board could expect for ongoing upkeep. Ingber said the franchise will have to comply with the approved site plan and town zoning code maintenance provisions but acknowledged the applicant could not promise a corporate maintenance program beyond those requirements.

Board members and the applicant emphasized proposed landscaping during construction: under the prior Town Board approval the applicant will provide a 13.6‑foot landscape buffer along Route 112 with five street trees and a 4.6‑foot buffer along Granny Road with four street trees, plus additional on‑site landscaping. Ingber noted similar relief has been granted for other nearby service stations in past town proceedings.

After public comment and board discussion the planning board closed the hearing and approved the site plan and associated waivers. The motion carried without a roll‑call vote recorded in the minutes.

The approved plan removes the auto‑repair use, adds the convenience store and canopy, revises site access to reduce curb cuts, and relies on the granted variances and waivers for parking and buffer widths. The project will be subject to the recorded covenants, the conditions of the planning approval and any required building permits and inspections.

The applicant and staff said they will follow up with the Town on final engineering details and any conditions required by the planning staff or the Division of Traffic Safety.