Stewarts renovation making progress, further feedback from Dutchess County expected

PINE PLAINS — At a nearly four-hour meeting on Wednesday, July 26, the Pine Plains Planning Board held public hearings for a number of ongoing and upcoming projects in the town.

First was a discussion of the proposed renovation of the Stewarts at 7710 S. Main St., with Marcus Andrews, project manager for Stewarts, representing the applicants. Andrews gave an overview of the project and a number of small adjustments being made to accommodate suggestions from the Pine Plains Zoning Board of Appeals (ZBA) and planning board, including a larger planting area for greenery, a slightly smaller Stewarts sign, and 3,000-kelvin outdoor lighting.

In order to avoid further approval requirements from the ZBA, the planning board and Andrews resolved to add a “garbage enclosure” made of brick around the dumpster to the site plan instead of a chainlink fence. A fence would require further approvals, while an enclosure would not.

Stewarts has by and large continued with its original site plan layout, which will see the new 3,996-square-foot building set back from the sidewalk by approximately 163 feet. Two members of the public made comment, one in support of the project, the other asking clarifying questions.

ZBA Chairman Scott Chase electronically submitted an official letter to the record, read in full by planning board Chairman Michael Stabile, reiterating Chase’s opposition to the project, which revolves around the setback of the proposed building contradicting the town’s comprehensive plan. Discussion of Stewarts’ 2022 purchase of the land abutting its current store, on which it will be building its new store, once again surfaced.

During the planning board’s review of the purchase, which involved State Environmental Quality Review consideration, Stewarts had indicated it had no plans for development of the lot. If Stewarts had been forthcoming with its plans, Stabile stated, the planning board would have been able to suggest purchase of the adjacent lot, which would have avoided the question of a setback variance.

“I can apologize for being in the dark on this,” Andrews said in response. “I honestly was in the dark. What I was told is we purchased the property from [the owner] knowing that [the owner] had plans to develop. We did not want to get stuck boxed in with the property we had. So we bought it for future use. Unfortunately, future use turned out to be a few months.”

The board was unable to vote to approve the site plan and special use permit, as it is awaiting a 239-m review from Dutchess County. The review refers to New York state general municipal law 239-m, which requires municipalities to submit certain site plans for review to county authorities.

Stabile seemed to expect the county to deny approval, as it had before, which would require another supermajority vote from the planning board to overrule that determination. The matter will be taken up again at the Wednesday, Aug. 9, planning board meeting.

The Stissing Center underwent rigorous scrutiny from the planning board at the public hearing for its site plan amendments, during which no members of the public made comment. Changes to the site plan include an Americans with Disabilities Act-accessible elevator, complete replacement of the mansard roof, a renovated third floor, and an external mural that honors the history of Pine Plains.

The planning board closed the public hearing, but was again unable to take action, as it is awaiting a 239-m review on the amendments from the county. The board will take up the matter at the Aug. 9 meeting as well.