Planning Board debates variance request

PINE PLAINS — It might not appear to be a difficult proposal, but the implications of granting a sign variance to Pine Plains Tractor gave the Planning Board much to ponder during its Aug. 19 meeting.

Walter Wesarg, the store’s owner, has attended several board meetings. Pine Plains Tractor is a New Holland franchise, and the company is requiring that Wesarg change the freestanding sign in front of his store. The problem is the sign violates several of the town’s current zoning laws, and would be even more in violation if the new zoning ordinances are passed.

The sign is currently too high, too big and illegally illuminated (lit from the inside). Since the sign was installed before zoning laws changed, the town never required that Wesarg change it, but now with a new sign proposal, the board found itself in a tricky situation. Zoning regulations would dictate that the new sign be smaller, lower to the ground and have exterior lighting. However, New Holland is dictating that the new sign be larger in area, higher off the ground and visible through interior lighting.

The board quickly found two ways to approach the dilemma. On one side, members felt the new sign should have to adhere to the town’s zoning.

“Other corporations change their signs according to the area,� argued board member Bruce Pecorella.

“I think it should meet what we already have,� member Vikki Soracco said.

While Wesarg repeatedly stated that the sign change was mandated from New Holland and he had no control over the issue, he pointed out that his store was unique to the area and needed a large sign to attract business.

“You only find a dealership like this every three counties or so,� he explained. “We employ 12 or 13 people from the town, and I’d hate to see them lose their jobs if I had to move their business.�

“I don’t think we should be forced into something because of some kind of financial situation,� board member Ken Meccariello replied.

On the other side, board member Sarah Jones pointed out that there was no public outcry against the sign, as was evident during the public hearing at the start of the meeting, and several people spoke favorably of the sign.

Chairman Don Bartles reported that Attorney to the Town Warren Replansky advised the board that the zoning guidelines are only recommendations, and that it was ultimately up to the board’s discretion.

When Soracco mentioned that the board had made Stewart’s comply with its sign regulations, Jones replied that the board eventually allowed a variance on the LED gas price lighting within the sign.

“This is a community that needs active business,� Jones said. “I think that’s what variances are for. But I’m very torn on this.�

The board eventually came to a compromise, and approved the applicant’s request, on the condition that the sign be no higher than it currently is and only lit until 11 p.m. Wesarg can now take the board’s decision to New Holland to see if it meets the company’s approval.

Stewart’s nearing approval

As Stewart’s Shops representative Brandon Meyers mentioned, this was his 19th appearance before the Planning Board. Easement issues have been resolved, and he will be distributing a final set of plans before the next meeting.

Board considering additional fire safety analysis for Paraco

Project engineer Kathy Dewkett presented a site plan for Paraco Gas, which is trying to install an additional propane gas storage tank on its property. Since the last meeting, she acknowledged that “the plan has not substantially changed.�

The fire safety analysis the board requested was submitted, although it became an issue of debate when Jones said that she couldn’t find a date of publication on it. Pecorella then stated that he would like to see a private business do an additional analysis.

The board went back and forth for some time. Bartles stated that he felt hiring Morris Associates to review the applicant’s analysis was sufficient. The applicant also stated that the company Paraco had hired to conduct the analysis was in fact a private business that had no affiliation with Paraco other than conducting the fire safety analysis.

“Every time we come back here we learn there’s something new we have to do,� Mike Digiorgio, director of transportation and safety operations, said in response. “We would have [let you pick the business to conduct the fire safety analysis] if we had known earlier that that’s what you wanted.�

Several board members said they wanted to look through the site plan revisions, which they had received hours before the meeting, before they were comfortable making a decision as to whether an additional analysis was necessary.