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ZBA delays decision on conversion to cannabis dispensary at 127 South Terrace Avenue
Summary
The Zoning Board on Jan. 20 postponed action on a proposal to convert a commercial building at 127 South Terrace Avenue into a cannabis dispensary to allow the applicant to provide operating agreements, clarify second‑floor uses and respond to parking/signage questions; the board noted the matter’s prior SEQRA and City Council history.
The Zoning Board of Appeals on Jan. 20 adjourned a continued public hearing on a proposal to convert an existing commercial building at 127 South Terrace Avenue into a cannabis retail dispensary to its February meeting, while asking the applicant to provide operating agreements and language limiting second‑floor or ancillary uses.
The application, for a 9,450‑square‑foot property, has an extended procedural and environmental history: the ZBA declared Lead Agency in Sept. 2023; the matter was referred to the City Council for a zoning text amendment; and on Jan. 24, 2024 the Council enacted Local Law No. 1‑2024 to regulate cannabis retail dispensaries and consumption sites. The board’s packet notes that, in light of the City Council’s code revision, the ZBA views the conversion as a Type II action under SEQRA (6 NYCRR (c)(18)).
Counsel for the owner, Mark Blanchard, presented test criteria and a parking analysis. Kevin Munene, speaking for the project team, said a November 2025 parking study showed an average daily demand of three spaces and a peak of seven spaces on Saturday. "The parking study was conducted in November 2025 and the average daily demand for spaces was three, with seven spaces on Saturday," the transcript records.
Board members asked about the second‑floor use and the proximity of signage to a nearby playground. Land Use Counsel requested specific language to limit second‑floor or ancillary uses so the Findings of Fact can reflect any restrictions. The Chair also asked the applicant to provide operating agreements for both LLCs involved in the project. Assistant Commissioner Lukas Herbert read a letter from Vince Ferrandino into the record during the discussion.
Commissioner Elvira Castillo indicated she was ready to approve; Commissioner Wendy Ball‑Attipoe favored approval with conditions. Rather than vote, the board accepted a motion by Commissioner Ball‑Attipoe to adjourn the application to the February meeting to allow time for the requested documents; Commissioner Castillo seconded and the motion passed 4‑0.
