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ZBA approves parking and loading variances for proposed Mount Vernon cannabis dispensary, 4-0
Summary
The Mount Vernon Zoning Board of Appeals voted 4-0 to grant parking and loading variances for a proposed cannabis retail dispensary at 127 South Terrace Avenue, subject to conditions including payment of fines, fire inspection proof, sign-permit submission and building-department review of an architect’s prior letter.
The Mount Vernon Zoning Board of Appeals voted 4-0 on Feb. 10, 2026, to approve requested parking and loading-area variances for a proposed cannabis retail dispensary at 127 South Terrace Avenue in the I (Industrial) zone. Commissioner Elvira Castillo made the motion to approve the variances; Commissioner Blondel Pinnock seconded, and the motion passed unanimously.
The application covers a 9,450-square-foot property the applicant wants to convert from commercial use to a State-licensed cannabis dispensary. The board recorded area-variance requests for proximity to a house of worship and a playground (both under the 500-foot spacing standard), signage within 500 feet of restricted uses, and a shortfall in parking and on-site loading compared with the zoning requirement of 10 spaces and one loading space.
Owner John Ruggiero told the board that he "paid a $5,000 fine," said the sheetrock work is being replaced and that a fire inspection of the sprinkler system had been completed. The board required conditions before final occupancy, including proof that all fines have been paid, an updated fire inspection, submission of a sign permit to the Building Department, and obtaining a Certificate of Tenancy prior to a Certificate of Occupancy.
The board also asked the Building Department to review an earlier May 7, 2024 letter from architect Shahin Badaly to the Planning Board; the Chair noted that the letter raised a credibility concern during the hearing record. The application had been circulated to the Fire Department, Police, Water Bureau, DPW, and the City Engineer for comment; the board noted the matter is not under County Planning Board jurisdiction.
The board discussed limits on its enforcement authority regarding state-mandated signage locations after applicant counsel said the state has not raised the sign-location issue in past inspections. The ZBA made the compliance conditions part of its approval and recorded that the sign was posted per notice requirements. The meeting adjourned at 7:39 p.m.
