At a meeting of the Pine Plains Planning Board on Wednesday, Oct. 8, Town Attorney Warren Replansky shared that town regulations that might prohibit approval of a proposed cannabis dispensary on South Main Street no longer apply after a ruling two days earlier by the state’s Cannabis Control Board. As a result, the board voted 7–0 to approve a waiver for Upstate Pines.
Under town regulations, a dispensary cannot be within 300 feet of any “essential public service.” Upstate Pines, which would be located at 7723 South Main St., is within 300 feet of both the post office and the fire station.
But in a resolution addressing regulations in Southampton and Riverhead, Replansky explained, the Cannabis Control Board stipulated that towns can only regulate a dispensary’s hours of operation, visual/aesthetic integrity, parking, traffic control, odor, and noise. The sole regulation regarding proximity to public buildings is that a dispensary cannot be within 500 feet of a youth facility.
“This invalidates a large portion of our retail dispensary regulations,” Chair Michael Stabile said. “The planning board is constrained to offer the waiver.”
Upstate Pines must next undergo a State Environmental Quality Review (SEQR). While there will be a continuation of the public hearing on the dispensary at the Nov. 12 Planning Board meeting, the hearing on the waiver is closed, increasing the likelihood that the project will happen.
The board discussed the location of the dispensary’s proposed parking lot on the south side of the building. In a letter, the Dutchess County Planning Board suggested that the area should be left undeveloped and landscaped to better serve the town’s Comprehensive Plan. Architect Kristina Dousharm of KDA, working on behalf of the business, argued that since handicapped access will be on the south side, via Railroad Avenue, the parking lot needs to be there as well.
Previously submitted plans for the site include a grocery store in the old Deuel’s Home Center building and an ice cream shop in the third building — a “Weigh Station Market” proposed in May by property owner Christopher Gumprecht. Such a development would need direct entry from Route 82, which would require the involvement of the Department of Transportation. In the meantime, Dousharm said that planters will be placed along Route 82 to prevent access from the road.
“Temporary planters seem to get this plan working and preserve future expansion,” Stabile said.
There were nearly 30 attendees to the meeting. Robert Parr spoke in favor of the dispensary. Scott Chase, who is also in favor, said that the developers were “trying to make something happen and will come back with more.” Brock Sturdivant asked whether “the only way a marijuana store can come is if there’s a grocery store.” Stabile said that was not the case, since Pine Plains law allows for a dispensary.
In other business, a resolution passed 7–0 to allow a tiny house for farm workers at 441 Carpenter Hill Road. Chase made a proposal for a standing solar unit on his 2.5-acre property at 560 Carpenter Hill Road, which will have a public hearing at the Nov. 12 meeting.
The Hudson Company, which was scheduled to present, withdrew from the agenda.
The town lawyer really got on record saying this was new law from the office of cannabis management? Was that to cover themselves from being sued from these applicants that have been fighting for this waiver for 6 months? This was always the law CLEARLY pine plains did not read the MRTA. What they referred to here is the office of cannabis management BREAKING DOWN THE LAW to RIVERHEAD in there response. I think somebody should reach out to that crew doing the dispensary alot of time and money fighting for a law that was ILLEGAL from the second it was written!
Why would a resident propose a weigh station market right in the middle of town? Is this the kind of feel anyone would want in our small historic pedestrian oriented town? And why would a developer propose a cannabis shop next to an ice cream parlor and grocery market, where families and kids would be drawn to? These ideas challenge good urban planning and possibly troll for youth exposure to marijuana.
Hey Nicole, you should look up how to grow a small town that has nothing in it? Where do you go food shopping red hook or rhinebeck? Like giving them tax revenue huh? Cannabis draws 4% to this town. And by developer you mean the people who live in town and send there kids through the school system? Keep your kids outta Stewart’s then they sell alcohol cigs and lotto… three most addicting things in this country + two of the deadliest! Let’s get Stewart’s and the beer garden right inbetween the school outta town! Oh and the liquor store right outside the highschool! Get off your high horse and get on board cause it’s time for some change to the town!
Hi Janet, I agree 100% it’s time for change here and I’d love almost any business to open up in P.P. (bakery, coffee shop, grocery store?!)! I really oppose a weigh station market in town though. If I understand correctly, a weigh station market alludes to huge trucks pulling in to a huge parking lot to park their huge trucks at all times of day/night to get a bite and take a break?? am I right? I think this would not be in anyone’s best interest for promoting a small historic pedestrian oriented town feel. Didn’t this fail w/ Stewart’s proposal? I could live w/ the cute cannabis store. Strange place for it, across from PO and Fire dept. though. Very central, but whatever.
You’re very confused. They mean a market place like super markets. Not an actual weigh station. The building is the old produce weigh station for the railroad hence the name weigh station. Nothing to do with trucks.
“Growing a town” by supporting a business with no real societal benefits and potential health danger is ultimately not a winning strategy. As a side note, despite the over-the-top enthusiasm from NY politicians, convicted criminals and pot heads – marijuana is not “safe” or “healthy” (e.g. see https://www.samhsa.gov/substance-use/learn/marijuana/risks). This false advertising and messaging needs to stop.
Pine Plains has made a number of strategic mistakes over the last ~40 years – the first being relocating the town hall away from the town center to the outskirts of town. This approval unfortunately sounds like another item to add to the list.
The top town priority should be, at minimum, meeting the real and basic needs of the townspeople.
Suggestions for SMART growth in town:
• A functioning grocery store with decent inventory not priced for Manhattanites.
• A decent place to get a good cup of coffee and a bagel – good quality coffee /cafe shops become a communal anchor for a town, akin to Bill Boyle’s old Stissing Deli or Pete Robinson’s Pharmacy when it had the soda fountain.
• A solid source of jobs and quality customers like Hudson Flooring
In it’s heyday, Pine Plains was as vibrant as any classic small New England town with 2 grocers/general stores, a movie theater, 2 doctors, several gas stations, more restaurants, etc. It lost its way somewhere as many small towns did in the late 20th century.