A cannabis dispensary could soon open its doors in Pine Plains, pending approval from the town Planning Board, which heard an initial proposal on Wednesday, April 8, for a retail location in the center of town.
Upstate Pines, currently operating in Red Hook, is led by Brian Seiler and his business partner, Ben Abrahams. The duo hope to open a second location at 7723 South Main St., in a newly renovated building near the firehouse that once housed Deuel’s Home Center.
“We think we could bring nice tax revenue to the town of Pine Plains,” Seiler told the board. “We’re already delivering to Pine Plains 15-20 times a day, so Pine Plains is already losing out on that tax revenue.”
Seiler, an Elizaville resident and parent of children in the Pine Plains Central School District, added that a local storefront could benefit more than just the town’s coffers.
“I think if we do come to town we could really bring more people to Pine Plains,” he said, noting that the business would be retail-only, with no cultivation or on-site consumption. “We could really revitalize this town.”
The proposed operating hours are 10 a.m. to 6 p.m. Monday through Thursday, extended to 8 p.m. on Friday and Saturday, and noon to 5 p.m. on Sunday.
The business would employ three staff members, with two present at any given time. Deliveries would also be made from the location. Seiler said it would follow all state security protocols, including surveillance systems and emergency buttons linked to the sheriff’s office.
Under current town code, cannabis retailers must be located at least 300 feet from any “essential public service,” a designation that could include the firehouse. Planning Board Chairperson Michael Stabile said the measurement must be taken “from the middle of the front door of both buildings,” and noted that a waiver may be required if the distance falls short.
Town Attorney Warren Replansky pointed to ambiguity in the definition of “essential public service” and advised the applicant to contact both the firehouse and the post office to seek input.
Before obtaining a retail cannabis license from the state, the applicants must secure a special use permit after presenting a formal site plan to the town. The Planning Board also requested a full survey, proof of parking compliance — including one handicapped space — a lighting plan, and state Department of Transportation approval for the existing curb cut, which has not been used in more than five years.
“I can get that all in hopefully next week,” Seiler said, adding that the building could be made wheelchair accessible with a new ramp.
In other matters, the board advanced its review of projects by Stissing House and The Hudson Company.
Stissing House’s general manager Nathan Rawlinson shared updated lighting plans for the popular restaurant that include 12-foot poles with 3,000 Kelvin bulbs, which are consistent with DarkSky guidelines. The board approved the fixtures and placements for the Stissing House parking lot.
The Hudson Company returned to the Planning Board on with updates on its proposed lumber mill and showroom at Routes 82 and 83. Applicant Jamie Hambel and Caren LoBrutto of LaBella Associates outlined ongoing coordination with the Department of Public Works and new Department of Health soil testing for septic feasibility that proved positive.
The plan includes three site access points — two existing and one new, intended to meet the needs of both customer and operational traffic. The Dutchess County Highway Department has raised initial concerns but has not yet received technical plans from the applicant. Concerns about visibility at the Route 82 and Route 83 intersections would also be considered during county’s review of driveway applications.
Stormwater reports indicated that infiltration basins would reduce runoff to the stream abutting Route 82. “We really would not want to do a hydraulic analysis and instead would want to add design points to further prove out that we’re not increasing the flow,” LoBrutto said. Although it is the lead agency on the project, the Planning Board suggested that input be gathered from the county.
LoBrutto said traffic projections based on ITE generation data estimate up to 26 trips in the morning and 26 in the evening, primarily from employee traffic. The site would also see a 50-foot tractor-trailer arrive four times per week and a box truck make daily deliveries, leaving in the morning and returning in the afternoon. During peak weeks, up to six tractor-trailer visits may occur. Operations are planned six days a week, with weekday activity beginning around 6 or 7 a.m. and Saturday activity starting at the same time and concluding by 12:30 p.m.
A noise impact report is also in development following consultation with an acoustical engineer. “Doors will be closed,” Hambel said in response to concerns about sound. The applicant is expected to update the board on this and other findings at the next Planning Board meeting. The project still requires a lot line change, site plan approval, and a variance from the Zoning Board of Appeals.
The Planning Board will revisit the proposal at its next meeting at 7:30 p.m. on May 14.