Stewart’s has proposed constructing a new, larger store behind its existing building and then razing the original store and rearranging the layout of the existing gas station.
The proposed changes, which Stewart’s says will create space to better accommodate larger delivery trucks and trailers, would move the building 163 feet from South Main Street, which is part of highway Route 82. That distance is currently further from the highway than town zoning regulations allow. In the event that variance is approved, the Stewart’s application would then move to the town Planning Board for permitting.
Stewart’s is also seeking a second variance that would allow the store size to increase from 3,242 square feet to 4,020 square feet. The issue appeared to be resolved when ZBA members agreed that the zoning law would allow for a 4,000 square foot convenience store selling gasoline. Marcus Andrews, who attended the meeting on behalf of Stewart’s, said the building design would be reduced by 20 square feet to meet the limitation.
In response to a request from the ZBA in December, Andrews also presented four possible alternative layouts for the store on its 1.5-acre site.
Three of the alternatives would place the new building closer to the road. One would be situated over part of the existing gas pumps, something that might require more time for gas station operations to be closed – a crucial consideration, as Stewart’s is the only gas station in Pine Plains. Andrews said ideally the pumps are expected to be offline for about three months.
Two others would place the new building at one of the existing entryways, which some board members worried would create difficulties for delivery trucks. The fourth alternative shifted the new building slightly to the south of its location on the original plan and would not reduce the 163-foot setback Stewart’s hopes to have approved.
ZBA chairman Scott Chase expressed the view that placing the new building closer to the highway would be more in keeping with the town’s Comprehensive Plan and would help slow traffic coming into town from the south along Route 82, which has a 55 mph speed limit. Andrews said Stewart’s preferred plan would move the store further back from the highway but would include a low wall and green space between the highway and the gas pumps.
Several members of the ZBA, including Michael O’Neill, expressed support for the Stewart’s plan and approving the variance.
The ZBA meeting also heard a request by Carson Power for a variance related to the proposed construction of a solar field, as well as an individual request for a variance in the height of a private building. The Carson Power request was returned to the Planning Board; the private variance request and the Stewart’s issue will both be discussed at a public hearing scheduled for 7:30 p.m. on March 28 at the Town Hall.
Residents living close to the Stewart’s property will receive a notice about the hearing in the mail, but all town residents are able to attend and offer comments at the March 28 meeting.