Planning commission approves special use permit for Zenergy cannabis distributor at 1257 Activity Drive

The Vista Planning Commission on April 15 adopted Resolution 2025-P24-0014 granting a special use permit for a cannabis distribution business at 1257 Activity Drive, authorizing Zenergy Brands Corporation to operate a Type 11 distributor at the site.

Staff told the commission the proposed distributorship would occupy an existing light-industrial building within the Vista Business Park, would not require interior or exterior construction, and would operate Monday through Friday from 10 a.m. to 6 p.m. Zenergy representatives said the facility would typically be staffed by three people, with no on-site retail and a single cargo van used for deliveries.

Planning staff presented the request and described operational and regulatory safeguards. The building is roughly 5,000 square feet and is currently co-occupied by RKI Packaging. Staff noted the property has existing interior and exterior security measures and that distribution businesses require a Type 11 license from the Department of Cannabis Control; a Type 11 distributor moves cannabis or cannabis products between licensed premises, stores finished goods at licensed facilities, arranges testing, and delivers to retail premises. Staff recommended approval with conditions and advised the project is exempt from CEQA as an establishment of a new use within an existing facility.

Applicant Armen Kolukian, identified as an operating partner for Zenergy Brands Corporation, told commissioners the business would not serve walk-in customers and that orders would be placed by email or phone. "We will not be entertaining any customers on-site," Kolukian said. He and partners Amy Meekit and Jackster Issip described existing filters and security plans they said would limit odors and loitering and said they planned to outsource on-site security when fully operational.

Staff and the applicant also noted city code limits the number of cannabis distribution enterprise licenses. Under Vista Municipal Code chapter 5.98, section 5.98.60, the city caps cannabis distribution licenses at a maximum of two; staff said there are currently no active distributors in the city, so this project would become the first active Type 11 distributor in Vista if implemented. If the special use permit is issued and the applicant implements the activity, the business must later obtain a cannabis enterprise license from the city and a Type 11 license from the Department of Cannabis Control.

Commissioners asked about several conditions. Commissioner Thompson raised concerns about a condition that requires the video surveillance system to stream a live feed accessible to the sheriff's department via a secure internet portal. "I was surprised by that — 24-hour access to just view in whenever they wanted," Thompson said, asking whether staff or the assistant city attorney could explain how that access would be used and whether employees would be notified when the feed was viewed. Assistant City Attorney Amanda Guy and staff said the condition is specific to cannabis uses, that camera placement would avoid private areas, and that employees and the business owner would be aware of cameras on-site; staff said they could not provide operational details about the sheriff's procedures for accessing footage beyond what is written in the condition.

A neighboring property owner submitted a letter of opposition citing concerns about parking, loitering and possible odors. Staff said the site provides nine front parking stalls, and that the applicant expects normal on-site staffing of about three people with a maximum of six persons at any time; staff concluded parking and the cargo van could be accommodated on-site. The applicant repeated commitments to self-monitor odor and to upgrade filtration if complaints occur.

Commissioner DeJesus moved to adopt the resolution approving the special use permit; Commissioner Hastings seconded. The motion carried unanimously.

The resolution requires the applicant to comply with conditions of approval, maintain security and video systems per the city condition (including live-feed access for the sheriff), and obtain the necessary municipal and Department of Cannabis Control licenses before operating.