BREANNA HANLEY/THE EXPRESS The former M&T Bank in Woodward Township is pictured. The site is the subject of debate at the moment as Terrapin is seeking to open a dispensary at the location.

PHOTO PROVIDED
This sensitive use study map shows, in the red circle, the 1,000-foot buffer zone around the potential new dispensary in Woodward Township at the former M&T Bank location.

LOCKPORT — The Woodward Township Planning Commission held a very informative meeting regarding Terrapin’s proposal to open a marijuana dispensary at a vacant bank at 209 Woodward Ave., Lock Haven.

Many of Terrapin’s representatives were in attendance as well as concerned members of the public on Wednesday night.

Terrapin is an Avis-based grower/processor of medical cannabis that was founded in Boulder, Colorado in 2009.

Terrapin’s founder and CEO, Chris Woods, who grew up in Bucks County, attended Penn State University and earned a bachelor of science degree in bioengineering. He earned a master of science in applied math from the University of Colorado. Woods’ dream, according to the Terrapin website, was to bring cannabis reform and operations to his home state.

In 2017, Terrapin was awarded one of the first 12 licenses provided to grower/processors in the Commonwealth’s medical cannabis program and quickly became a Pennsylvania-focused company. They have shed operations in other states, but focus primarily on embracing Pennsylvania as their home and center of operations.

At their Avis facility, they employ around 135 workers.

The plans for the facility are more rigid than your typical pharmacy thanks to state regulations regarding the use of medical cannabis.

Vice President of Communications for Terrapin, Peter Marcus, gave a broad overview of what to expect if they are able to move into the existing lot.

The bank is an ideal facility for Terrapin to set up shop in for numerous reasons, one of which was that the building meets existing state regulations regarding a 1,000-foot buffer between a distribution site and schools or daycares, Marcus said.

Terrapin’s Attorney, Paul G. Mullin said though the dispensary needs to respect the 1,000 feet buffer upon getting started, there is nothing preventing future schools or daycares from being made into the space.

“They would just do so with the knowledge (a dispensary is here),” said Mullin.

A concerned resident brought up multiple talking points regarding Terrapin’s place in the community, one of which was questioning the choice to have their facility at the former bank.

“This place is ideal to (Terrapin)… You found the lowest capital expenditure you could. That’s great for you. It’s a smart location. It’s bad for Woodward Township. They’re telling us right now they’re not going to invest in our community. They’re looking for the cheapest opportunity here. You could go elsewhere. You could buy a plot of land (and) build ground up,” she said.

Marcus responded to her concerns by noting Terrapin chose that location because they have many employees from the community.

“We did not say (the dispensary) has to be (in) Woodward Township. We spent 8 months looking for locations because we knew we had to do it in Clinton County because it’s our home. We need to meet the requirements of the program. We plan on investing, and continuing to invest with jobs, with support. Ask the people we work with. We plan on refurbishing the property without expanding the footprint. You have to get to know us,” said Marcus.

The existing lot will not have significant expansions to the outside, but the inside will receive an overhaul. There are no concrete numbers regarding the total investment to be made, but Terrapin’s East Coast Director of Operations Troy Conzelmann estimated around $1 million will be spent including the cost to purchase the lot.

Around $500,000 to $600,000 of that cost will be put towards interior renovations — adding secure checkpoints and entry, safe storage, intake software and more.

“There was a vacant building that was a bank that is perfect. Could we build a bank? Sure. But there’s a bank that’s been vacant. Of course we could build from the ground up, we’ve done it before. But we have an ideal site that’s sitting empty,” said Marcus.

Planning Commission member John Barth questioned the daily flow of customers that would go into the space.

Representatives from the Fullmer Personal Care Home, which is located beside the proposed dispensary, had a list of concerns to bring to the table. One of which was the parking situation, as they were worried about overflow parking from the dispensary taking spots from Fullmer’s.

The current estimate is the dispensary will expect traffic of around 75 customers a day — under 10 per hour — based on averages at similar facilities in the commonwealth. The entire facility will be heavily regulated, with state-regulated waiting rooms and security checks at the front door.

“It was a bank, so it’s built to take in flows of traffic. Between the parking lot and the building itself, under 10 an hour would be more than manageable without impact to pedestrians,” said Marcus.

The products offered at the distributor are intended as medical use only — no pre-rolled joints or edibles allowed. There will only be cannabis for medical use in the form of concentrates, lozenges, salves, creams, oil and flowers. There will also be a limited number of approved and state regulated accessories.

At this time, cannabis is not legalized for recreational use in the commonwealth. Even if it were to be legalized for personal use, Terrapin would have to return to the board for permission for recreational sales.

Marcus noted the bank’s existing drive through is ideal for patients who may have a disability that makes walking inside the building an issue.

“We feel that it’s important (to keep the drive through.) We’re going to have patients with disabilities that (are) going to make it difficult to get in and out of the car. The drive through operates the exact same way as if you went into the store. You would show your patient registration card, it would get scanned into an electronic system. The transaction would be like at your pharmacy drive up,” said Marcus.

One concern posed by both the Fullmer representatives and residents was increased traffic to the area, and the safety of residents who might be walking to the Second Cup across the street. This concern was seconded by a resident who feared for the safety of her daughter.

The fear is that someone who is under the influence would be driving recklessly to get their prescription and possibly strike pedestrians.

Marcus said Terrapin does everything in their power to prevent this at the facility, and that there are measures the state puts in place to minimize this risk.

“All consumption of medical cannabis has to be done within your home. The product is packaged with child resistant and tamper evident seals. That goes into a stapled bag that is shut and cannot be opened until you get home. There is zero consumption allowed in public,” said Conzelmann.

“I hear the concern that was raised that somebody could show up intoxicated. That’s why we have laws and rules. It’s prohibited. If we see anything suspicious, anything that looks like that, they’re to contact law enforcement,” said Marcus.

It was also noted by the Fullmer representatives the nearby trailer court often has “visits from the police” that are a cause for concern.

Planning Commission member Mike Stover offered his own perspective on this topic.

“I’m probably more affected by this because I’m in that (1,000 feet) circle of trust. I hear all this about crime (at the trailer court). I don’t think it’s all that bad. I’ve lived there for 10 years. I’m there all night,” said Stover.

He also spoke about the concern of inebriated drivers on the roadway, speaking to the increased security the facility would bring.

“I believe there’s more people driving down that road drunk and high right now than there’s going to be if this goes in,” he said.

The fear of diminished property values was also noted. Although the only statistics regarding this were from Colorado — where cannabis is legalized both medically and recreationally — Conzelmann described the plans for the building.

“The image in some people’s heads that aren’t familiar with it is your traditional (smoke shop) where you walk through Bob Marley beads and there’s incense going. Nothing is going to say marijuana. There’s no weed leaves. It will be a sleek, unassuming design,” he said, describing it as more of a pharmaceutical design.

The Planning Commission received four letters of recommendation regarding Terrapin’s relationship with organizations in the county.

The Outreach Coordinator with Horses of Hope, Amy Kowatch, wrote they are thrilled to begin their third year of partnership of volunteering and philanthropy with Terrapin. She wrote that Terrapin supports the organization through donations that they put towards equipment and horse care.

“The success of our organization and programs depends on the generosity of our community. Terrapin Care Station and Friends of Terrapin have been one of our biggest supporters and we are so grateful for them,” wrote Kowatch.

The Vice President and Director of Operations at The New Love Center, Alice Fox Cline, also wrote a letter praising Terrapin as a positive impact on their business.

“Terrapin has been a regular supporter of the New Love Center, helping to fight food insecurity within both Clinton and Lycoming counties. To date, Terrapin has donated more than $10,000 to our food bank to help aid in fighting hunger,” wrote Cline.

Cline emphasized in the letter how the New Love Center has a great relationship and partnership with Terrapin.

“Being neighbors with Terrapin has been a wonderful experience. They are responsible operators who are deeply committed to community impact… When we received a new refrigerator (that) required a forklift for moving, Terrapin graciously offered their assistance and equipment, demonstrating their kindness and community spirit. We truly believe that Terrapin will make an amazing addition to Woodward Township and the overall Lock Haven community. Not only are they wonderful neighbors and contributors to our non-profit organization, but they also truly care about their communities,” wrote Cline.

One of the major concerns discussed by the members of the public who attended the meeting was security. Many feared that with a facility like this nearby, there would be increased crime in the area which would stretch the already small police force in Woodward Township even thinner.

A resident asked whether Terrapin would be willing to fund another full time employee for the police force if they were to move into the space.

“It doesn’t work like that. We can’t give money for a full time employee. If the department asks for grants for assistance with things, then we’re happy to work with honoring those grants,” said Marcus.

Marcus said though they would not be able to pay for a full time employee, they have worked closely with the Pine Creek Township Police Department. With their facility located within the residential area of Avis the Chief of Police, Dave Winkleman, is their neighbor.

“We have a great relationship. We’ve invested a lot of money into the police force. (If they’re) struggling to get funding for the police force, we’re here for (them.) We would do that same thing in Woodward,” said Conzelmann.

Conzelmann noted in eight years in Avis they’ve never had any significant incidents and do not expect to have any issues at this facility either.

“If there are neighborly issues like with parking, anything, we’re an open book. We are estimating, but it’s not just a guess. We’ve run nine dispensaries over the course of our operations… We have data. There’s fair comparisons,” said Marcus.

Planning Commission member Adam Shepherd specifically questioned the use of video surveillance and what the cameras would capture.

Marcus said video surveillance would be plentiful, but would not be pointed at nearby houses or businesses.

As for day-to-day security at the dispensary, Terrapin utilizes VetForce Security, Inc., a Lock Haven-founded company that employs mostly veterans.

“Cameras have to cover every single inch of the dispensary. You’ll see comings and goings, but it’s not going to go into the residential community. It is very focal on our facility. VetForce will handle 24/7 monitoring for us,” said Marcus.

An armed security guard will be on site daily, and there will be an extensive security system in place including alarms, cameras and more to deter crime.

A resident also raised concerns about those who have a medical card going into the facility, purchasing cannabis and then selling it on the street. Though Terrapin cannot control what is being done with the product after it goes to a consumer’s home, they can put measures in place at the facility to dissuade resellers.

“Because of the level of security that goes into a dispensary, and the fact that we’re reactivating an abandoned bank with that same level of security, word gets out fast. Nobody is going to mess around there because you’re caught — you’re going to be on camera and you’re going to be prosecuted,” said Marcus.

The resident was particularly concerned about Terrapin removing the bright lights from around the lot that let her see all around her home, Marcus assured her this would not be the case.

Another letter of recommendation came from the AJ Foundation For Children With Autism.

Joanne Corless, president of the non-profit, said the company would be a “welcome addition to the Woodward Township/Lock Haven community.”

Not only has Terrapin contributed monetarily to the non-profit, but has dedicated time to the AJ Foundation through education.

Corless’ letter included testimony from a mother in their program who had previously reached out about Terrapin products.

“Having a child with severe needs is very challenging, but having an adult with special needs is even more of a challenge. Adults with special needs have very little options… I could not be more grateful for what Terrapin contributes,” wrote the mother.

Conzelmann spoke about how their products can help people of all backgrounds — whether they have autism, are suffering from PTSD or arthritis, have chronic pain and many more conditions.

The final letter the commission received was from Woodward resident and CEO of the Clinton County Economic Partnership Mike Flanagan.

“Over the eight years of relationship building with Terrapin, I have come to know the company as eager business development ambassadors, committed to supporting economic and workforce development in our community,” wrote Flanagan.

Flanagan’s support, according to Marcus, had not been immediate — something Flanagan touches on in his letter.

“When they first first approached us eight years ago about bringing medical cannabis operations to Clinton County, I will admit that we were reticent. But over the years we have come to know Terrapin as an industry leader and responsible corporate partner,” wrote Flanagan.

He noted Terrapin’s support through both donations and volunteer efforts, noting that they helped to keep the Economic Partnership afloat during COVID.

Flannagan wrote, “Terrapin has brought 135 jobs to our area; a significant number given how the region has suffered from a decline in traditional manufacturing jobs. Over this time, I have heard from parents whose children saw benefits from medical cannabis in treating seizures; seniors who use cannabis to treat arthritis and glaucoma; and veterans who use medical cannabis to treat PTSD and as an alternative to opiods.”

“This is our home. We’ve been here for seven years running a facility. Over time, we will earn the trust of the community just as we did in Avis. We are going to end up being a beneficial thing for the residents of the community. It’s important to us that we do this right and leave a positive impact,” said Marcus.

The Planning Commission will write a letter to the Woodward Township Board of Supervisors with their recommendation.

Planning Commission member John Barth said, “Our job is to research (the topic) and make a recommendation to the supervisors. Anything good, bad or a mix. The conditional use hearing will be before our township meeting.”

There will be a public hearing on Aug. 20, 2024, beginning at 6 p.m., at the Woodward Township Municipal Building, 86 Riverside Terrace, Lock Haven, Pa., regarding the dispensary. Interested parties are invited to attend in person.