Decision reserved on proposed Zen Leaf adult-use cannabis dispensary at New Highway and Gaza Boulevard

The Town of Babylon Zoning Board of Appeals reserved decision on a proposal for a Zen Leaf adult-use cannabis dispensary after a public hearing during which neighbors raised traffic and safety concerns and the operator described planned security measures.

Attorney Nicole Bland, representing Zen Leaf LLC, told the board the site—on the southwest corner of New Highway and Gaza Boulevard—is an industrially zoned lot of about 13,763 square feet and requires a lot-area variance because 15,000 square feet is the zone standard. Bland said the existing ~1,100-square-foot deli would be demolished and replaced with a roughly 3,000-square-foot retail adult-use dispensary, with new curbing, sidewalk, landscaping and 15 parking spaces (13 are required). She said deliveries would use Sprinter vans, lighting would be dark-sky compliant, and the operator would enforce a 21-and-older entry rule with ID checks; there would be no on-site consumption and no special events.

"We are seeking to construct a 3,000 square foot retail adult use cannabis dispensary," Bland said, describing the site layout and operations.

Neighbor Gary Templeton, who said he owns the building across the street and operates a defense-related business there, expressed worries about traffic and safety on New Highway and Gaza Boulevard, potential loitering, and notice to nearby property owners. "I'm very concerned about this kind of business coming into the neighborhood," Templeton said, adding that New Highway has frequent accidents and high-speed traffic.

The applicant and operator pointed to a planning-board review and a traffic and parking study submitted as part of the planning application. The operator, identified in the record as Renash Bio, described site security: "We covered not just the inside but also the outside of the building. So there is literally you could see every single corner of the property" and said the operator would remove anyone consuming product outside the site. Bland also said the Office of Cannabis Management certified the location as meeting state proximity rules.

Board members asked about parking, traffic mitigation and security protocols. The planning staff and applicant agreed to provide copies of the traffic and parking study to the zoning board record. After public comment, the board closed the hearing and reserved decision; officials said the record would remain open to accept study copies and that a written decision would be mailed to interested parties.

The hearing record included planning-division and environmental-control memos, a Suffolk County planning memo, survey and site plans referenced during the hearing. The board did not vote on the variances at this meeting.

If approved, the board emphasized, the dispensary would still need any required building permits and to comply with conditions the board may impose.

The board said it would notify the applicant and correspondents with a written decision once it completes its review.