PINE PLAINS — The developers behind the recently-approved cannabis dispensary on South Main Street plan to further develop the property with a grocery store and an ice cream shop.
Architect Kristina Dousharm appeared before the Planning Board on Wednesday, April 8, with plans to demolish three buildings at 7723 South Main St. and construct an 8,989-square-foot grocery store. An existing structure will be renovated for the planned ice cream shop.
Christopher Gumprecht — who owns the property under the name C.G. 79 Realestate LLC — and business partners Bryan Seiler and Benjamin Abrahams received approval for the cannabis dispensary in December 2025. That business will occupy a historic weigh station building on the property, which is separate from the proposed grocery store and ice cream shop.
Dousharm first introduced the additional concepts during the dispensary approval process, noting at the time that details were still preliminary but sufficient to meet environmental review requirements.
At Wednesday’s meeting, Dousharm argued that the prior environmental approval should still apply, saying the current proposal largely aligns with earlier plans.
Planning Board attorney Warren Replansky, however, pushed back, saying the board had clearly anticipated further environmental review once detailed plans were submitted.
Replansky cited the board’s Dec. 17, 2025, resolution, which stated that plans for the additional uses were not developed enough at the time to allow for “meaningful environmental review.”
The resolution also referenced guidance from Dutchess County Planning & Development that review could be deferred until the plans are "fully developed," and acknowledged that the Planning Board has jurisdiction to "conduct an additional" review.
"I don't know how it can be any more clear than that," Replansky said.
Planning Board members view plans for the proposed new grocery store and ice cream shop to be located at 7723 South Main St. on Wednesday, April 8. Photo by Nathan Miller
The exchange became tense, with back-and-forth between Replansky and Dousharm with occasional interjections from Planning Board Chair Michael Stabile, zoning enforcement officer Ed Casazza and town engineer George Schmidt.
Dousharm asserted that additional review under the New York State Environmental Quality Review Act was unnecessary — a claim that Schmidt and Stabile appeared to support — because the described plans largely align with the preliminary details provided last year.
Replansky responded by pointing out that the preliminary details described renovating an existing building for the grocery store. He said the demolition and subsequent construction of a brand new building constituted a significant change.
"The Planning Board has a duty to conduct a SEQR review," Replansky said. "The fact that you don't agree that it's necessary is irrelevant."
Stabile recalled the board telling the applicants to return for "technical review" once plans for the grocery store and ice cream shop were developed. Schmidt said the board can use technical review to determine whether differences from early plan details require further environmental review.
Dousharm said she would compile a list of differences between the current proposal and earlier plans to assist the board in making that determination.
The applicants must now seek a variance from the Zoning Board of Appeals to exceed lot area coverage limits before returning to the Planning Board for further review.
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Growing up in the Bronx, Hearn was captivated whenever she saw horses. Her grandfather, a Korean War veteran, had cared for military horses during the war. After returning home, he struggled with addiction, and the invisible wounds of military service. Through every difficult chapter of his life, however, one thing consistently brought him peace.
“Horses bring peace,” he told his granddaughter.
When Hearn was 11, after years apart, Hearn and her grandfather began spending weekends riding together. Less than a year later, he was diagnosed with pancreatic cancer. Before he died, he asked family members to help buy Hearn’s first horse — a stubborn paint horse that bit, kicked and frequently threw her off. She wanted to sell him. Her father refused.
“Every life has value,” he told her.
Looking back, Hearn says that lesson became the foundation of everything she would later build.
What began as a boarding stable in 2003 took a different direction after the Dutchess County SPCA asked Hearn to care for horses seized in cruelty cases. She soon realized that although Dutchess County had one of New York’s largest horse populations, there was no dedicated nonprofit equipped to care for neglected and abused horses. Lucky Orphans officially became a nonprofit in 2008.
Some of the more than 40 horses at Lucky OrphansProvided
Today, Hearn is quick to point out that Lucky Orphans is not simply a rescue.
“We’re a sanctuary,” she said.
Many of the more than 40 horses living there arrive with broken bones, chronic illnesses, heart conditions, missing eyes or other injuries that make them unsuitable for riding or adoption. Rather than rehabilitating and rehoming them, Lucky Orphans makes a lifetime commitment to every horse.
In 2013, Hearn became certified in equine-assisted psychotherapy, combining her lifelong relationship with horses and the lessons she learned from her grandfather to create programs for veterans, trauma survivors, children and families facing emotional challenges. The transformations she witnesses continue to surprise her. She recalls one woman who arrived convinced she would not fit in with a group of strangers. During the session, a horse quietly chose to follow her without a rope or commands. For the first time in years, the woman said she felt truly seen.
Another memory has stayed with Hearn ever since. A teenager in a juvenile probation program, wearing an ankle monitor and struggling with anger, entered a round pen with a horse. As his frustration grew, the horse moved farther away. When he finally calmed himself, the horse walked directly toward him and rested its head against his chest.
“I told him, ‘If you can control your energy, you can control the world around you,’” Hearn said.
Stories like these sustain her through the difficult realities of running a nonprofit. Operating the sanctuary costs roughly $52,000 each month, and Hearn lives on the property, where the work never truly ends. Veterinary bills, staffing, fundraising and the daily care of dozens of horses are constant concerns. Then someone returns years later and tells her that the horses changed their child’s life.
“That’s why I keep going,” she said.
Looking ahead, Hearn hopes more people discover what makes Lucky Orphans unique. The organization is expanding its community programming with educational visits, yoga sessions, horse encounters, volunteer opportunities and family events designed to reconnect people with horses and with one another.
Her vision is simple: to create a place where people slow down, reconnect and remember something modern life often makes us forget. If horses could speak, Hearn believes they would offer just one piece of advice.
“They’d tell us to slow down,” she said.
After spending an afternoon at Lucky Orphans, it’s hard to disagree.
For more information or to plan a visit, go to luckyorphans.org
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