Pine Plains Planning Board Keeps Hearing Open on Cannabis Dispensary Proposal

A standing-room-only crowd filled Town Hall on Wednesday, Sept. 10, as the Planning Board weighed a proposal to open a cannabis dispensary at the former weigh station on South Main Street. The plan drew sharp debate over history, revenue, and location.

Upstate Pines a cannabis retailer owned by Brian Seiler and Ben Abrahams and operating in Red Hook, is seeking to open its second shop at 7723 South Main St. inside the recently renovated building, which once housed Deuel’s Home Center.

Architect Kristina Dousharm of KDA, working on behalf of the business, outlined plans that call for six gravel parking spaces, an entrance on Railroad Avenue, and a handicapped-accessible entrance on the south side. The design has been approved by the town’s highway superintendent and water engineer.

Some residents raised concerns about preservation. Former Town Board member Sarah Jones, who supports dispensaries in principle, opposed using the weigh station because of its historic character. Pine Plains resident Stan Hirson called the building “historically significant,” a symbol of “agriculture, cooperation, collaboration.”

Others pointed to potential benefits. Town Board member Kevin Walsh, who backs the project, said, “They’ve done a good job preserving it.” He noted dispensaries return 3% of sales tax revenue to the town. Seiler said other communities have seen dispensaries enliven business districts: “The town could do whatever with the tax money — sidewalks, water, sewer.”

The location triggered the sharpest debate. Town code requires cannabis retailers to be at least 300 feet from any “essential public service,” a designation that can include firehouses and post offices. The Pine Plains Fire District and Pine Plains Hose Company submitted letters opposing the project, citing children’s events at the firehouse. No representatives spoke at the meeting, but Planning Board Chair Michael Stabile asked the fire district to suggest measures that might address its concerns.

The building sits 215 feet from the firehouse and 97 feet from the post office, both within the buffer zone. Stabile said a waiver from the Planning Board would be required if the project is to proceed.

The board also discussed environmental review. Town Engineer George Schmidt said a full State Environmental Quality Review (SEQR) is required. “The question of a waiver is primary,” Dousharm said, referring to the distance requirement. Zak Hall of KDA added, “The project came online as a cannabis dispensary. We have restored and preserved the building.”

Stabile said the board has received a “flurry of letters” both for and against the proposal. He plans to seek input from the post office and Dutchess County before the board considers a waiver on Oct. 8.

In previous meetings, Seiler stated that Upstate Pines already delivers cannabis products to Pine Plains 15 to 20 times a day. “Pine Plains is already losing out on that tax revenue,” he said. He added that the shop would be retail only — no cultivation or on-site consumption — with operating hours from 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. Three staff members would be employed, with two present at all times, and state-mandated security protocols would be followed, including surveillance systems and panic buttons linked to the sheriff’s office.

Before obtaining a state license, Upstate Pines must secure a special use permit after submitting 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.

In other business, no one spoke at a hearing on a proposed seasonal accessory dwelling unit on Carpenter Hill Road. A vote is scheduled for Oct. 8.