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Planning commission grants special permit, waivers and final site plan for cannabis dispensary at 500 Highland Avenue
Summary
The Peekskill Planning Commission approved a special permit, parking/loading waivers for three spaces, and final site plan for a cannabis dispensary at 500 Highland Ave operated by applicant Piffords Incorporated after the applicant added security measures, appointment-only pickup and planters to limit sidewalk parking.
The Planning Commission on July 8 voted to grant a special permit and final site plan for a proposed cannabis dispensary at 500 Highland Avenue and approved a waiver from three required parking spaces.
Michael Bertel, the architect for the applicant, told the commission the team revised the plans to add full‑time security staff who will be on site before opening and after closing, replace glass garage panels with solid panels, add six 2x4 concrete planters in front of the building, shorten the curb cut and post three 30‑minute parking spaces on Highland Avenue tied to an appointment‑only model and mobile ordering. "On our website and any print directions we are going to point out that parking is on Highland Avenue only," Bertel said, describing the plan to discourage parking on the neighboring Constant Street.
Commissioners and staff reviewed traffic and parking guidance during the hearing. Staff cited an industry/traffic standard of about one parking space per 180 square feet for dispensaries and said using Peekskill retail standards plus the three interior spaces would reduce the number of required waivers. Commissioners also sought clarity on signage and façade color; the applicant said signage would return as a separate submittal and agreed to provide color swatches for staff review. A fire memo requested clearer placement of carbon monoxide detectors; applicant said detectors are shown on the plan set and will be clarified before building permitting.
With no public speakers present, the commission closed the public hearing and carried multiple motions. The commission declared the action a SEQRA Type II, voted to grant the special permit for the dispensary, approved the waiver from parking/loading requirements for three spaces, and granted final site plan approval for Piffords Incorporated at 500 Highland Avenue. Commissioners noted remaining staff report items (building license documentation from the New York State Cannabis Control Board and final signage plans) must be submitted before permitting.
The applicant team thanked the commission after the vote. The planning staff will follow up on the remaining plan and documentation items before building permits are issued.
