Carmel gas-station addition flagged for missing details, several variances; board asks applicant to complete plans

S and S Holdings LLC presented a proposal to add a small (about 15-foot) addition to an existing service station at Dyckman Road and Route 52 in Carmel. Planning staff (Ed) said the property is in the Town Commercial (TC) zoning district and that auto service stations are permitted subject to multiple conditions; staff identified 13 code conditions that must be satisfied and asked for additional plan details such as elevations, sign dimensions, dumpster-enclosure drawings and parking-calculation documentation.

Staff said lot-coverage and lot-area variances would be needed: lot coverage was reported at 54.3% (50% allowed), and lot area calculations were short of the required minimum by the figure stated in the file. Engineering staff (Rich) requested erosion and sediment control measures and noted that while the existing stormwater facilities are maintained, the applicant must show details on the drawing and consider a stormwater maintenance agreement.

The applicant said the addition is minor and that many site elements predate the current ordinance; the applicant and the board discussed canopy/building signage (the applicant stated the building sign is 8 square feet) and parking calculations. Board members emphasized that the file is incomplete and encouraged the applicant to meet with staff to resolve details rather than return with another incomplete submission.

Next steps: applicant and staff agreed to a sit-down review to close outstanding items (lighting spill plan, erosion and sediment control details, dumpster detail, sign dimensions and parking calculations) before returning to the planning board or being referred to the zoning board.