Revised plans for a proposed grocery store and restaurant on South Main Street were presented to the Pine Plains Planning Board on Wednesday, Oct. 14, after months of delays caused by groundwater and drainage issues.
The proposal calls for a 14,067-square-foot building at 7723 South Main St., the former hardware store property adjacent to the historic Weigh Station. The building would contain an 11,819-square-foot grocery store and a 2,248-square-foot restaurant, each with a separate entrance and operating as an independent business.
The project would require at least two zoning variances, along with further review of traffic, stormwater management, and wastewater treatment. A grocery operator has not yet been identified.
The revised plans, the first presented to the board since April, eliminate a previously proposed ice cream shop and move the restaurant into the new grocery building. Four existing structures would be demolished as part of the redevelopment, while the restored Weigh Station would remain.
The property is owned by CG 79 Realestate LLC, whose application lists Christopher Gumprecht as its contact. The 2.48-acre site is in the town’s Hamlet Main Street zoning district.
Zach Hall, representing Kristina Dousharm Architecture, told the board that work on the plans had been delayed by groundwater conditions, requiring changes to the proposed stormwater and wastewater systems.
Soil tests conducted in April found standing water approximately 4½ to 5½ feet below ground in several locations. The revised design includes an infiltration basin to manage stormwater runoff and a subsurface wastewater treatment system.
The site plan also calls for 65 parking spaces, including three accessible spaces, with vehicle access from Railroad Avenue. Existing asphalt along South Main Street would be removed and replaced with landscaping. The plans also include outdoor restaurant seating and additional plantings around the property.
In a letter dated Oct. 14, town engineer George Schmitt identified several issues that must be addressed as the application moves forward.
Schmitt requested a full traffic study, a stormwater pollution prevention plan, and correspondence from the Dutchess County Department of Health regarding the proposed septic system. He also called for changes to the infiltration basin because its proposed grading extends into the Railroad Avenue right-of-way.
The letter recommended improvements to Railroad Avenue to accommodate traffic and deliveries, including two 10-foot travel lanes and two-foot shoulders. The intersection with Route 82 would also need to meet state Department of Transportation standards.
Schmitt recommended a crosswalk connecting the development to the sidewalk on the east side of Route 82, along with an accessible ramp. He also requested information about garbage collection access and possible improvements to the water system.
Planning Board member Ethan DiMaria suggested making the parking lot entrances and exits one-way because of the limited turning space shown in the plans.
The project also requires approval from the Zoning Board of Appeals because the proposed building exceeds two limits under the town’s zoning code.
The Hamlet Main Street district permits a maximum building footprint of 6,000 square feet, compared with the proposed 14,067 square feet. The plans also show 14,720 square feet of total gross floor area on the property, exceeding the district’s 12,000-square-foot limit.
Schmitt identified two additional potential zoning issues: several proposed parking spaces appear to be shorter than the 19 feet required by town code, and the property’s corner-lot configuration raises questions about whether the proposed building meets the required rear-yard setback.
Planning Board Chairman Michael Stabile said the board needed more time to review the application.
“We have to digest this plan. It has to go to the ZBA.”
Board members also questioned the project’s commercial plans, asking whether the proposed grocery store would be independently operated or part of a chain.
Hall indicated that the identity of a future operator remained uncertain.
Dick Hermans raised the possibility that, without a grocery tenant, the space could ultimately be occupied by another type of retailer, such as a hardware store — the property’s former use.
The proposed grocery store comes as Pine Plains continues to face questions about its local food-shopping options following the closure of Peck’s Market in 2023.
No action was taken on the grocery application Wednesday, and no construction timeline was announced.
In other business, the Planning Board voted 7-0 to approve a timber harvest resolution for the Blackburn Trust.
The board also took favorable informal votes on an accessory dwelling unit application from Dillinger and a proposal involving Malarchuk Lands. Formal resolutions are expected to be considered next month.
An amended application for CEEN Properties at 2775 Church St. is also expected to return to the board in November after completion of a drainage plan intended to address outstanding issues.
The board is seeking a new alternate member following the resignation of Ari Kardasis.
The next Planning Board meeting is scheduled for Wednesday, Nov. 18, at 7:30 p.m.